HomeMy WebLinkAbout16-29 PC Resolution PC RESOLUTION NO. 16-29
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA RECOMMENDING THAT THE
CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING TITLE 17 OF THE TEMECULA
ZONING CODE TO ADD A NEW ARTICLE XV (GATEWAY
TO TEMECULA PLANNED DEVELOPMENT OVERLAY
DISTRICT-14) CHAPTER 17.22 (PLANNED
DEVELOPMENT OVERLAY ZONING DISTRICT) TO
REVISE THE ZONING DESIGNATION FROM
PROFESSIONAL OFFICE (PO) TO PLANNED
DEVELOPMENT OVERLAY 14 (PDO-14) ON AN 8.79
ACRE SITE GENERALLY LOCATED ON THE
NORTHWEST CORNER OF TEMECULA PARKWAY AND
LA PAZ ROAD (APN 922-170-014, 922-170-015, 922-170-
013, AND 922-170-012) (PA14-0167), AND AMENDING
THE TEMECULA ZONING MAP"
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On July 24, 2014, Tony and Amir Dehbozorgi filed Planning Application
No. PA14-0167, a Zone Change/Planned Development Overlay. On November 3, 2014,
Tony and Amir Dehbozorgi filed Planning Application Nos. PA14-2708, a Tentative
Parcel Map; PA14-2707, a Development Plan; and PA14-2709, a Conditional Use
Permit for a gas station. On November 4, 2014, Tony and Amir Dehbozorgi filed
Planning Application No. PA14-2710, a Conditional Use Permit for a drive-thru facility.
On December 8, 2014, Tony and Amir Dehbozorgi filed Planning Application PA14-
2858, a General Plan Amendment. On July 2, 2015, Tony and Amir Dehbozorgi filed
Planning Application PA15-0985, a Sign Program. On January 21, 2016, Sherrie
Munroe, on behalf of B&P Oil Services, filed Planning Application PA16-0090, a
Development Plan. These applications (collectively "Project') were filed in a manner in
accord with the City of Temecula General Plan and Development Code.
B. The Project was processed including, but not limited to a public notice, in
the time and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the Project
and environmental review on October 5, 2016, at a duly noticed public hearing as
prescribed by law, at which time the City staff and interested persons had an
opportunity to and did testify either in support or in opposition to this matter.
D. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in recommending
approval the Zone Change Application No. PA14-0167, hereby finds, determines and
declares that: Zone Change/Planned Development Overlay Planning Application No.
PA14-0167 is consistent with the General Plan for The City of Temecula and with all
applicable requirements of State law and other Ordinances of the City:
A. The proposed Ordinance is in conformance with the General Plan for
Temecula and with all applicable requirements of State law and other Ordinances of the
City;
The proposed Zone Change/Planned Development Overlay Ordinance conforms
to the City of Temecula General Plan Land Use Element. Furthermore, the
proposed Zone Change/Planned Development Overlay Ordinance directly
responds to Goal 1 Policies LU-1.1, LU-1.3, and LU-1.6 of the General Plan Land
Use Element.
In addition to employing the City's planned development overlay zoning district
tool, the proposed project is also consistent with the above General Plan Land
Use Element goals and policies in that it: provides a mix of community-serving
commercial uses; has been planned and evaluated for consistency with the
General Plan and its implementing programs (e.g., the planned development
overlay zoning district); prescribes a unified commercial center rather than a strip
mall; and has been designed to minimize impacts on surrounding land uses and
infrastructure through required design guidelines, building orientation, circulation
and access improvements, and other features and requirements of proposed
Planned Development Overlay 14. Additionally, mitigation measures are
identified in the Environmental Impact Report (EIR) prepared for the project to
further reduce the potential for impacts to surrounding uses and infrastructure.
B. The proposed Ordinance is consistent with the Municipal Code and
Development Code for the City of Temecula;
The proposed Zone Change/Planned Development Overlay Ordinance is
consistent with the existing General Plan land use designation for the project site.
Planned Development Overlay 14 will establish the design and development
framework for the project. As proposed and conditioned, the project design will
be consistent with the General Plan and all applicable requirements of State Law
and other Ordinances of the City.
Section 3. Environmental Compliance Findings. The Planning Commission
hereby makes the following environmental findings and determinations in connection
with the approval of the Zone Change/Planned Development Overlay Application,
PA14-0167:
A. Pursuant to California Environmental Quality Act (CEQA), City staff
determined an EIR of the potential environmental effects of the approval of
the Project, including the Zone Change Application, would be necessary.
B. On June 25, 2015, a Notice of Preparation was released to all agencies
and persons that might be affected by the project.
C. On July 22, 2015, a scoping session was held at which time City staff and
interested persons had an opportunity to determine the extent of issues to
be addressed in the Environmental Impact Report (EIR) for the Project.
D. Thereafter, the City contracted for the independent preparation of a Draft
EIR for the Project, including all necessary technical studies and reports in
support of the Draft EIR. The Draft EIR fully analyzed and disclosed the
Project's potential impacts on the environment, proposed mitigation
measures where appropriate to reduce potentially significant impacts to
the extent possible, and evaluated potential alternatives to the Project.
E. Thereafter, City staff circulated a Notice of Completion indicating the
public comment period and intent to adopt the EIR as required by law. The
public comment period commenced via the State Clearing House from
May 31 , 2016 through July 14, 2016. A Notice of Availability was also sent
to adjacent property owners indicating a review period of May 31, 2016
through July 14, 2016. Copies of the documents have been available for
public review and inspection at the offices of the Department of
Community Development, located at City Hall, 41000 Main Street,
Temecula, California 92590; Ronald H. Roberts Temecula Public Library
located at 30600 Pauba Road; Temecula Grace Mellman Community
Library located 41000 County Center Drive; and the City of Temecula
website.
F. Nine written comments were received prior to the public hearing and a
response to all the comments made therein was prepared, submitted to
the Planning Commission and incorporated into the administrative record
of the proceedings.
G. On October 5, 2016, at a duly noticed public hearing as prescribed by law,
the Planning Commission considered the proposed Project and any
comments received prior to or at the public hearing, at which time the City
staff presented its report, and interested persons had an opportunity to
and did testify either in support or in opposition to the proposed Project
and the EIR. The Project has been environmentally reviewed pursuant to
the provisions of CEQA and the State CEQA Guidelines. The Planning
Commission has reviewed and considered the Draft EIR and the Final EIR
and, in the exercise of its independent judgment, recommends that the
City Council certify the Final EIR, make appropriate environmental
findings, adopt a Statement of Overriding Considerations, and adopt a
Mitigation Monitoring and Reporting Program for the Project. The
Planning Commission further recommends that the mitigation measures
set forth therein be made applicable to the Project.
Section 4. Recommendation. The Planning Commission of the City of
Temecula hereby recommends that the City Council adopt an Ordinance entitled ""AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING
TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XV
(GATEWAY TO TEMECULA PLANNED DEVELOPMENT OVERLAY DISTRICT-14) TO
CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) TO
REVISE THE ZONING DESIGNATION FROM PROFESSIONAL OFFICE (PO) TO
PLANNED DEVELOPMENT OVERLAY 14 (PDO-14) ON AN 8.79 ACRE SITE
GENERALLY LOCATED ON THE NORTHWEST CORNER OF TEMECULA
PARKWAY AND LA PAZ ROAD (APN 922-170-014, 922-170-015, 922-170-013, AND
922-170-012) (PA14-0167), AND AMENDING THE TEMECULA ZONING MAP" in the
form attached to this Resolution as Exhibit "A", attached hereto and incorporated herein
by this reference.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 5th day of October, 2016.
John Telesio, Vice Chairperson
ATTEST:
L ats
Secretary
[SEAL)
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss
CITY OF TEMECULA )
I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby
certify that the forgoing PC Resolution No. 16-29 was duly and regularly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof held on
the 5th day of October, 2016, by the following vote:
AYES: 4 PLANNING COMMISSIONERS: TELESIO, TURLEY-TREJO, WATTS,
YOUMANS
NOES: 0 PLANNING COMMISSIONERS: NONE
ABSENT: 1 PLANNING COMMISSIONERS: GUERRIERO
ABSTAIN: 0 PLANNING COMMISSIONERS: NONE
Lu a Watson
Secretary
EXHIBIT A
CITY COUNCIL ORDINANCE
ORDINANCE NO. 16-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA AMENDING TITLE 17 (ZONING) OF THE
TEMECULA MUNICIPAL CODE TO ADD A NEW ARTICLE
XV (GATEWAY TO TEMECULA PLANNED
DEVELOPMENT OVERLAY DISTRICT-14) TO CHAPTER
17.22 (PLANNED DEVELOPMENT OVERLAY ZONING
DISTRICT) TO REVISE THE ZONING DESIGNATION
FROM PROFESSIONAL OFFICE (PO) TO PLANNED
DEVELOPMENT OVERLAY 14 (PDO-14) ON AN 8.79
ACRE SITE GENERALLY LOCATED ON THE
NORTHWEST CORNER OF TEMECULA PARKWAY AND
LA PAZ ROAD (APN 922-170-014, 922-170-015, 922-170-
013, AND 922-170-012) (PA14-0167), AND AMENDING
THE TEMECULA ZONING MAP
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN
AS FOLLOWS:
Section 1. Procedural Findings. The City Council of the City of Temecula
does hereby find, determine and declare that:
A. On July 24, 2014, Tony and Amir Dehbozorgi filed Planning Application
No. PA14-0167, a Zone Change/Planned Development Overlay. On November 3, 2014,
Tony and Amir Dehbozorgi filed Planning Application Nos. PA14-2708, a Tentative
Parcel Map; PA14-2707, a Development Plan; and PA14-2709, a Conditional Use
Permit for a gas station. On November 4, 2014, Tony and Amir Dehbozorgi filed
Planning Application No. PA14-2710, a Conditional Use Permit for a drive-thru facility.
On December 8, 2014, Tony and Amir Dehbozorgi filed Planning Application PA14-
2858, a General Plan Amendment. On July 2, 2015, Tony and Amir Dehbozorgi filed
Planning Application PA15-0985, a Sign Program. On January 21, 2016, Sherrie
Munroe, on behalf of B&P Oil Services, filed Planning Application PA16-0090, a
Development Plan. These applications (collectively "Project') were filed in a manner in
accord with the City of Temecula General Plan and Development Code.
B. The Project was processed including, but not limited to a public notice, in
the time and manner prescribed by State and local law, including the California
Environmental Quality Act.
C. An Environmental Impact Report (EIR), Mitigation Monitoring and
Reporting Program, and Statement of Overriding Considerations were prepared for the
Project in accordance with the California Environmental Quality Act and the California
Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a
Notice of Completion indicating the public comment period and intent to adopt the EIR
as required by law. The public comment period commenced via the State Clearing
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House from May 31, 2016 through July 14, 2016. A Notice of Completion was also sent
to adjacent property owners indicating a review period of May 31, 2016 through July 14,
2016. Copies of the documents have been available to public review and inspection at
the offices of the Department of Planning, located at City Hall, 41000 Main Street,
Temecula, California 92590; the Temecula Public Library located at 30600 Pauba Road;
Temecula Grace Mellman Community Library located 41000 County Center Drive; and
the City of Temecula website.
D. On October 5, 2016, the Planning Commission considered a Final
Environmental Impact Report; PA14-2858, a General Plan Amendment; Planning
Application No. PA14-0167, a Zone Change and Planned Development Overlay; PA14-
2708, a Tentative Parcel Map; PA14-2709, a Conditional Use Permit for a gas station;
PA14-2710, a Conditional Use Permit for a drive-thru facility; PA14-2707, a
Development Plan; PA16-0090, a Development Plan; and PA15-0985, a Sign Program
at a duly noticed public hearing as prescribed by law, at which time the City staff and
interested persons had an opportunity to, and did testify either in support of or
opposition to this matter.
E. Following consideration of the entire record of information received at the
public hearing, the Planning Commission adopted Resolution No. 16-
recommending that the City Council certify the Final Supplemental Environmental
Impact Report for the Project, adopt a Statement of Overriding Considerations, and
approve a Mitigation Monitoring Program for the Project.
F. Following consideration of the entire record of information received at the
public hearings and due consideration of the proposed Project, the Planning
Commission adopted Resolution No. 16- , an Ordinance of the City Council of the
City of Temecula Amending Title 17 of the Temecula Zoning Code to revise the zoning
designation from professional office (PO) to Planned Development Overlay 14 (PDO-
14) on a 8.79 acre site generally located on the northwest corner of Temecula Parkway
and La Paz Road (APN 922-170-014, 922-170-015, 922-170-013, and 922-170-012)
(PA14-0167), and Amending the Temecula Zoning Map.
G. On , the City Council of the City of Temecula considered the Project
and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding
Considerations, at a duly noticed public hearing at which time all interested persons had
an opportunity to and did testify either in support or in opposition to this matter. The
Council considered all the testimony and any comments received regarding the Project
and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding
Considerations prior to and at the public hearing.
H. Following the public hearing, the Council adopted Resolution No. 16-
adopting the EIR, Mitigation Monitoring and Reporting Program, and Statement of
Overriding Considerations.
I. All legal preconditions to the adoption of this Resolution have occurred.
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Section 2. Legislative Findings. The City Council in approving the Zone
Change hereby makes the following findings regarding the zone change:
A. The proposed Ordinance is in conformance with the General Plan for
Temecula and with all applicable requirements of State law and other Ordinances of the
City;
The proposed Zone Change/Planned Development Overlay Ordinance conforms
to the City of Temecula General Plan Land Use Element. Furthermore, the
proposed Zone Change/Planned Development Overlay Ordinance directly
responds to Goal 1 Policies LU-1.1, LU-1.3, and LU-1.6 of the General Plan Land
Use Element.
In addition to employing the City's planned development overlay zoning district
tool, the proposed project is also consistent with the above General Plan Land
Use Element goals and policies in that it: provides a mix of community-serving
commercial uses; has been planned and evaluated for consistency with the
General Plan and its implementing programs (e.g., the planned development
overlay zoning district); prescribes a unified commercial center rather than a strip
mall; and has been designed to minimize impacts on surrounding land uses and
infrastructure through required design guidelines, building orientation, circulation
and access improvements, and other features and requirements of proposed
Planned Development Overlay 14. Additionally, mitigation measures are
identified in the EIR to further reduce the potential for impacts to surrounding
uses and infrastructure.
B. The proposed Ordinance is consistent with the Municipal Code and
Development Code for the City of Temecula;
The proposed Zone Change/Planned Development Overlay Ordinance is
consistent with the existing General Plan land use designation for the project site.
Planned Development Overlay 14 will establish the design and development framework
for the project. As proposed and conditioned, the project design will be consistent with
the General Plan and all applicable requirements of State Law and other Ordinances of
the City.
Section 3. Zoning Code Amendment. The City Council hereby amends
Chapter 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT (PDO-)) of
Title 17 (Zoning) of the Temecula Municipal Code by adding a new Article XV, entitled
"Gateway to Temecula Planned Development Overlay District 14" to read as provided in
Exhibit A, attached to this Ordinance and incorporated herein as thought set forth in full.
Section 4. Zoning Map Amendment. Based upon the findings contained in
Section 2 of this Ordinance, the City Council hereby amends the Official Zoning Map of
the City of Temecula to change the zoning classification for the property located on 8.79
acres generally located at the northwest corner of Temecula Parkway and La Paz Road
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Ordinance Zone Change and Planned Development Overlay(PA14-0167).docx
(APNs 922-170-012, 013, 014, 015) from Professional Office to Planned Development
Overlay (Temecula Gateway Planned Development Overlay-14). The amended Zoning
Map is attached as Exhibit "B" to this Ordinance and is incorporated herein by this
reference as though set forth in full.
Section 5. Consistency with General Plan. On the City
Council adopted Resolution No. , which Resolution amended the Land Use
Element Map of the Temecula General Plan to change the zoning designations of ABC
to XYZ. Pursuant to Resolution No. _, the City Council also amended the Land Use
Element text of the Temecula General Plan by changing the description of the
Therefore, the foregoing amendments outlined in this Ordinance are
consistent with the goals and policies of the General Plan for the City of Temecula.
Section 6. Severability. If any portion, provision, section, paragraph,
sentence, or word of this Ordinance is rendered or declared to be invalid by any final
court action in a court of competent jurisdiction, or by reason of any preemptive
legislation, the remaining portions, provisions, sections, paragraphs, sentences, and
words of this Ordinance shall remain in full force and effect and shall be interpreted by
the court so as to give effect to such remaining portions of the Ordinance.
Section 7. Effective Date. This Ordinance shall take effect thirty (30) days
after its adoption.
Section 8. Notice of Adoption. The City Clerk shall certify to the adoption of
this Ordinance and cause it to be published in the manner required by law.
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PASSED, APPROVED, AND ADOPTED by the City Council of the City of
Temecula this day of
Mike S. Naggar, Mayor
ATTEST:
Randi Johl, City Clerk
[SEAL)
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the
foregoing Ordinance No. - was duly introduced and placed upon its first reading at a
meeting of the City Council of the City of Temecula on the day of I , and
that thereafter, said Ordinance was duly adopted by the City Council of the City of
Temecula at a meeting thereof held on the day of by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
Randi Johl, City Clerk
Z:\1AGENDA MANAGER\Planning Commission Items\2016\100516\Gateway\6a-City Council
Ordinance Zone Change and Planned Development Overlay(PA14-0167).docx
EXHIBIT A
PLANNED DEVELOPMENT OVERLAY
Gateway to Temecula P®®®14
Prepared For:
City of Temecula
41000 Main Street
Temecula, California 92590
951.694.6444
Property Owner:
Pacific Real Estate
&
B & P Oil Services
886 Oak Valley Parkway
Beaumont, CA 92223
951.849.5055
Prepared By:
Matthew Fagan Consulting Services, Inc.
42011 Avenida Vista Ladera
Temecula, CA 92591
951.265.5428
Matthew Fagan
Angie Douvres
In conjunction with:
Walt Allen Architect
MDMG, Inc.
The Alhambra Group
August 2016
Gateway to Temecula
Table of Contents
17.22.270 TITLE 5
17.22.272 PURPOSE 5
17.22.274 RELATIONSHIP WITH THE DEVELOPMENT CODE
AND CITYWIDE DESIGN STANDARDS 5
17.22.276 USE REGULATIONS 5
17.22.278 PDO-14 DESIGN STANDARDS 9
17.22.280 PROJECT SETTING 14
A. Setting and Location 14
B. Existing Site Conditions 14
C. Surrounding Land Uses and Development 14
17.22.282 ARCHITECTURAL AND SITE DESIGN GUIDELINES 15
A. Architectural Design Guidelines 15
1. Overall Project Theme 15
2. Massing and Scale 15
3. Articulation of Design 16
4. Materials and Placement 17
5. Materials and Colors 24
6. Roof Forms and Materials 24
7. Storefronts,Windows and Doors 25
8. Balconies and Handrails 25
9. Exterior Stairs 25
10. Columns 26
B. General Site Design Guidelines 27
1. Building Plotting Concepts 27
2. Streetscapes 28
3. Vehicular Circulation 28
4. Pedestrian Circulation 29
5. Lighting 30
6. Water Quality Management Plan(WQMP) 35
7. Additional Site Design Parameters 35
a. Acoustic Buffers 35
b. Drive-thrus/Screening 35
c. Trash Enclosures 39
d. Service, Loading, and Equipment Areas 39
e. Mechanical Equipment&Vents 40
Planned Development Overlay(PDO-14) 1
Gateway to Temecula
Table of Contents, continued
17.22.284 LANDSCAPE DESIGN STANDARDS 42
A. Landscape Elements 42
B. Streetscapes 44
1. Temecula Parkway 44
2. Gateway Drive 44
3. La Paz Road 44
4. Vallejo Avenue 45
C. Walls, Fences and Emergency Gate 56
D. Common Space Elements 62
Planned Development Overlay(PDO-14) 2
Gateway to Temecula
List of Figures
Figure 1 Overall Site Plan/PDO Planning Areas 12
Figure 2 Conceptual Grading 13
Figure 3 Building Form Guidelines 19
Figure 4a Materials, Finishes, and Details 20
Figure 4b Materials 21
Figure 4c Material Placement 22
Figure 5 Contemporary Details 23
Figure 6a Master Walkways and Pedestrian Linkages Plan 32
Figure 6b Decorative Paver Example 33
Figure 7 LED Canopy Light, LED Angled Reflector, LED Area Lights,
and LED Wall Sconce 34
Figure 8 Drive-thrus 37
Figure 9 Drive-thru Screening 38
Figure 10 Trash Enclosures 41
Figure 11 Overall Landscape Plan 46
Figure 12 Plant Palette 47
Figure 13a Temecula Parkway Streetscape(West of Gateway Dive) 48
Figure 13b Temecula Parkway Streetscape(East of Gateway Drive) 49
Figure 14 Gateway Drive Streetscape/Project Entry 50
Figure 15a La Paz Road Streetscape and Corner Treatments
at Temecula Parkway 51
Figure 15b La Paz Road Streetscape and Corner Treatments
at Vallejo Avenue 52
Figure 16a Vallejo Avenue Streetscape Plan 53
Figure 16b Vallejo Avenue Streetscape Section 54
Figure 16c Vallejo Avenue Street View 55
Planned Development Overlay(PDO-14) 3
Gateway to Temecula
List of Figures, continued
Figure 17a Master Wall and Fence Plan 59
Figure 17b Wall and Fence Elevations 60
Figure 17c Vallejo Avenue Emergency Access Gate 61
Figure 18a Outdoor Gathering Area Plans 63
Figure 18b Outdoor Gathering Area Examples 64
Figure 18c Outdoor Furniture Examples 65
List of Tables
Table 1 Schedule of Permitted Uses 7
Table 2 Development Standards Gateway to Temecula PDO-14 10
Planned Development Overlay(PDO-14) 4
Gateway to Temecula
17.22.270 TITLE
Section 17.22.270 through 17.22.284 shall be known as "PDO-14" (Gateway to
Temecula Planned Development Overlay District). (Ord )
17.22.272 PURPOSE
The purpose of the Gateway to Temecula Planned Development Overlay District ("PDO-
14") is to permit creative mixtures of uses in smaller areas where a specific plan or the
village center overlay is not appropriate. The planned development overlay zoning
district is intended to provide a mechanism to allow for flexibility in the development
regulations and design standards and to allow mixtures of uses and clustering of land
uses that are traditionally prohibited by conventional zoning. Through this flexibility in
standards, many of the objectives of the general plan can best be achieved.
These requirements are intended to provide regulations for the development of a variety
of local and tourist-serving commercial uses, as well as potential assisted living, in a
comprehensive and cohesive manner. The Project will contain well developed
development standards and design guidelines that will create an aesthetic entry
statement on Temecula Parkway, and provide more than adequate buffers and
screening to the existing, large-lot, single-family residential units on Vallejo Avenue,
adjacent to the Project site.
17.22.274 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE
DESIGN STANDARDS
A. The permitted uses for the Gateway to Temecula Planned Development Overlay
District are described in Section 17.22.276.
B. Except as modified by the provisions of Sections 17.22.278, 17.22.282, or 17.22.284,
the following rules and regulations shall apply to all planning applications in this area:
1. The Citywide Design Guidelines that are in effect at the time an application is
deemed complete.
2. The approval requirements contained in the Development Code that are in effect
at the time 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. 07-03§ 3)
17.22.276 USE REGULATIONS
The Gateway to Temecula Planned Development Overlay District (PDO-14) located
north of Temecula Parkway at Bedford Court, northwesterly of La Paz Road, and
southwesterly of Vallejo Avenue, is intended to provide for the development a variety of
local and tourist-serving commercial development on approximately 8.82 acres.
PDO-14 is designed with a common architectural, landscaping, monumentation and
signage theme. PDO-14 will provide for a visually pleasing environment through
adoption of supplemental performance standards that have been provided to ensure
compatibility with the adjacent neighborhoods in terms of scale and will be integrated
into the existing development fabric by means of architectural theming, as well as
Planned Development Overlay(PDO-14) 5
Gateway to Temecula
buffering and setback requirements that go beyond those permitted by the underlying
zoning designation.
Table 1, Scheduie of Permitted Uses, depicts the permitted and conditionally permitted
uses that are allowed in PDO-14. Permitted uses are shown as a "P," conditionally
permitted uses are shown as a "C." This list shall apply to both PA1 and PA2 within
PDO-14.
Planned Development Overlay(PDO-14) 6
Gateway to Temecula
Table 1
Schedule of Permitted Uses
Description of Use PA1 &PA2
A
Aerobics/dance/gymnastics/martial arts <5,000sf P
Antique sales P
Apparel and accessory shops P
Automobile service stations/car wash/convenience
store' not including oil and tube or other repair shops) C
B
Bakery retail P
Banks/financial' P
Barber/beauty shops P
Bicycle sates. rental, services P
Bookstores P
C
Candy/confection P
Clothing sales P
Computer sales/service P
Congregate care housing for the elderl 2 P
Convenience market(with the sale of alcoholic
beverages)' C
D
Daycare centers P
Delicatessen P
Drug store/pharmacy storelpharmacy P
Dry cleaners P
F
Financial/insurance/real estate offices P
Floor covering sales P
Florist P
G
General merchandise/retail store >10,000sf C
Grocery store, retail C
H
Health and exercise clubs P
Health food store P
Health care facilitv P
Hotel P
I
Ice cream parlor P
Interior decorating service P
L
Locksmith P
M
Medical equipment sales/rental P
O
Office equipment/supplies/services P
Offices,administrative,corporate headquarters and
professional services including, but not limited to,
business law, medical,dental, veterinarian, chiropractic,
architectural, engineering, real estate and insurance
Planned Development Overlay(1300-14) 7
Gateway to Temecula
Table 1
Schedule of Permitted Uses
Description of Use PA'I & PA2
P
Parcel delivery services p
Personal service shops P
Pet grooming/pet shop P
Photography studio P
Postal services p
R
Restaurant with drive-thru/fast food C
Restaurants and other eating establishments(with or
without the sale of beer and wine)'
p
S
Specialty market p
Sports and recreation facility p
Swimming pool supplies/equipment sales P
T
Tailor p
W
Wine tasting shop with or without product sale for off-site
consumption(Department of Alcoholic Beverage Control
Type 02 only) C
Wine tasting shop with or without product sale for off-site
consumption(Department of Alcoholic Beverage Control
License Types other than Type 02
Notes:
' Subject to the supplemental development standards contained in Chapter 17.10 of the City's
Development Code.
2 Congregate care housing for the elderly shall use the residential performance and development
standards for the high-density residential zone.
Planned Development Overlay(PDO-14) 8
Gateway to Temecula
17.22.278 PDO-14 DESIGN STANDARDS
PDO-14 has been divided into two (2) Planning Areas (PAs), as depicted on Figure 1,
Overall Site Plan/PDO Planning Areas. These PAs have been established as a result of
the existing and proposed topography on the site. Planning Area 1 (PA1) is
approximately 4.5 acres in area, and will be located northwesterly of Gateway Drive.
PA1 will be above the grade of SR79/Temecula Parkway, yet will continue to get lower
than the Vallejo Avenue grade as the parcel moves northwesterly. Planning Area 2
(PA2) is approximately 4.32 acres in area, and will be located southeasterly of the "4tb
leg" extension of Bedford Court. The northerly extension of Bedford Court will be a
Project entry, rather than a public street, and will be referred to as "Gateway Drive" in
PDO-14. PA2 will be relatively close in grade to the existing roadways; however, the
northwesterly portion of PA2 will be below the grade of Vallejo Avenue. Reference
Figure 2, Conceptual Grading.
PA1 and PA2 of PDO-14 shall comply with the development standards set forth in Table
2, Development Standards Gateway to Temecula PDO-14.
Planned Development Overlay(PDO-14) 9
Gateway to Temecula
Table 2
Development Standards Gateway to Temecula PDO-14
Development Standards PDO-14
PAt PA2
LOT AREA West of Gateway East of Gateway
Drive Drive
Minimum gross area of site' 0.50 acres 0.50 acres
Target floor area ratio' 0.60 0.50
Maximum floor area ratio with intensity bonus as per 1 0 1.0
Section 17.08.050 of the City's Development Code
Front yard adjacent to a street:
Arterial street 25' 25'
Collector 20' 20'
Loral 10' 10'
Yard adjacent to residentially zoned property 40' 40'
Interior Side Yard 0' 0'
Rear yard 10' 10'
Accessory structure—Side/rear setback 5' 5'
Full service car wash to closest residential structure N/A 200' minimum
Minimum building separation:
One story 15' 15'
Two story 20' 20'
Three stories or more 25' 25'
Maximum hei ht3 75' 35'
Maximum percent of lot coverage 50% 50%
Minimum required landscaped open s ace° 25% 25%
Notes:
' Does not include condominium parcels.
s All projects proposing an increase in FAR beyond the target FAR are required to comply with the criteria
described in Section 17.08.050(A)of the City's Development Code.
3 The height shall not exceed the maximum height as measured from finished pad grade,or no greater than
two(2)stories,as visible from Vallejo Avenue,whichever is greater.
4 Minimum required landscaped open area does not include necessary planting within the right-of-way.
Planned Development Overlay(PDO-14) 10
Gateway to Temecula
PDO-14 Parking Requirements
The following parking requirements shall apply to PDO-14:
• 1 parking space/300 gross s.f.: All retail/commercial uses. Plus:
0 1 parking space/75 s.f. (gross)for drive thru restaurant; and
0 1 parking space/100 s.f. (gross)for full/quick service restaurants.
Note:patios are not counted in the parking calculation.
• Reciprocal access and parking shall be provided throughout PDO-14. A reciprocal
access and parking agreement shall be approved by the City prior to the recordation
of a final map.
• Car wash: Tunnel parking required for maximum number of cars that can be in the
tunnel at a time 5 spaces per car in tunnel. % of the spaces provided on drying side,
and %spaces provided on entry side.
In the event the use listed does not have a specific parking requirement, the Community
Development Director shall have the authority to provide a consistency determination.
Planned Development Overlay(PDO-14) 11
PDO-14 Gateway to Temecula
I
_ -- - — —
VALLEJO AVE
■ � �N•
,• aningArea Two � •4
(4.32 AC)---_� �___, t a
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Planing Area One
(4.68 AC) « `�
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./ aoW
��•�•••* �+�•� jEMECUtp,PP�KWPY
wee
OVERALL SITE PLANIPDO PLANNNG
AREAS - FIGURE 1
Page 12
PDO-14 Gateway to Temecula
,,,.. VALLEJO AVENUE
?9T� .. PARCEL 6
r
PARCEL { D
d a N
PAR(U l!!f1
O
k ! _ ➢o
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F; tt
PARCEL z
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F
CONCEPTUAL GRADING FIGURE 2
Page 13
Gateway to Temecula
17.22.280 PROJECT SETTING
A. Setting and Location
PDO-14 Is comprised of approximately 8.82 acres located north of Temecula Parkway at
Bedford Court, northwesterly of La Paz Road, and southwesterly of Vallejo Avenue.
B. Existing Site Conditions
The site is currently vacant and undeveloped. The westerly portion of the PDO-14 site
has been graded, and soil was removed from the site as part of a "borrow" operation to
provide soil for the AD159 SR79 roadway improvement. The remainder of the site has
been additionally disturbed by the development of adjacent roadways (La Paz Road and
Vallejo Avenue)
C. Surrounding Land Uses and Development
PDO-14 is bordered by Very Low Density housing to the north and west. (with Hope
Lutheran Church currently occupying the parcel to the immediate west of the Project
Site), vacant Professional Office designation to the east (which is slated to be a park-
and-ride facility— source City of Temecula pp. 120-121 of CIP, FY 2014-2018), and both
Highway Tourist Commercial and High Density Residential uses to the south. The PDO-
14 Project site is shown as the black bordered area in the aerial photo below.
PDO
Site and Surrounding Land Uses
%Ai .
of
Awrracwwnt�t�cis �4 +-'- j°r''i :'b�1:
Planned Development Overlay(PDO-14) 14
Gateway to Temecula
17.22.282 ARCHITECTURAL AND SITE DESIGN GUIDELINES
PDO-14 is located at one of the primary focal entry points to the City of Temecula,
adjacent to the Interstate 15 (1-15) and Temecula Parkway intersection. Because PDO-
14 is located in such an important focal point to the City, careful consideration has been
given to the architectural design guidelines.
A. Architectural Design Guidelines
1. Overall Project Theme
PDO-14 has a been designed with a Project theme of"Western Regional Ranch" with
Eclectic Contemporary detailing and materials, as conceptualized in Figure 3, Building
Form Guidelines, Figure 4a, Materials, Finishes, and Details, Figure 4b, Materials,
Figure 4c, Material Placement, and Figure 5, Contemporary Details.
Western Ranch architecture consisted of simple form buildings combined with lively
storefronts, arcade, or gallery frontages. Common fagade materials include vertical &
horizontal siding, board and bat siding, heavy timber trellis, stucco, rusted steel, and
metal roofing.
The following are details that apply to the Project theme of "Western Regional Ranch"
with Eclectic Contemporary detailing and materials. Additional details are also included
in Section A.1 through A.8. When all of these architectural guidelines are utilized
together,the "Gateway" essence of PDO-14 will be attained.
Western Regional Ranch
2. Massing and Scale(Refer to Figure 3, Building Form Guidelines for Building Form
and Articulation Guidelines).
Building massing and scale should be sensitive to the existing built environment and
shall be designed in a manner that compliments the existing development and the
development within PDO-14. Structures within PA1 may be larger in scale and mass
than those in PA2. Buildings within PA1 may be up to 75' in height (as measured from
finished pad elevation, or no greater than two-stories, as viewed from Vallejo Avenue,
whichever is greater) and their mass should not impede views from the existing homes
located on Vallejo Avenue. Internal to the Project, buildings shall be sited in such a
manner as to not impede, or seem to dominate, the adjacent buildings.
Building forms shall be consistent with the guidelines established in Figure 3, Building
Form Guide lines.
Building designs shall utilize a basic building form. The basic building form shall be
articulated by adding an additional form and a contemporary canopy. Buildings over
4,001 square feet shall assemble multiple basic building forms along with the required
articulation and canopy structures.
Planned Development Overlay(PDO-14) 15
Gateway to Temecula
For buildings over 2 stories in height, the design shall employ the following additional
measures, with the goal of reducing the overall massing, and perceived building size:
• Varied massing above the 2nd floor(building offset from the primary vertical plane no
less than F for a majority of the frontage).
• Varied gabled roof forms & parapets to create articulated overall massing.
• Additional architectural treatments shall include:
• Additional material treatments.
• Color variation.
• Decorative gable vents.
• Spandrel windows.
• Specially shaped barge board and/or outriggers.
• Additional architectural canopy treatments at parapets(see figure 5).
• Enhanced decorative wall treatments (varied materials/colors for each basic
building form).
• Deep eaves & rakes(3' minimum overhang).
• Window openings shall be varied and spaced such that an overall repetitive
appearance is avoided.
3. Articulation of Design (Refer to Figure 3, Building Form Guidelines for Building
Form and Articulation Guidelines).
• The building design shall incorporate 3600 architecture.
• Architectural elements that add interest and character to the prescribed architectural
styles, such as recessed windows and shade canopies, shall be provided.
• High quality materials shall be used to create a look of permanence and a rustic
nature within PDO-14. Variations in color and material consistent with the standards
established in Figures 4a, Materials, Finishes, and Details, Figure 4b, Materials, and
Figure 4c, Material Placement shall be utilized in order to create interest and reduce
a monotonous appearance.
• Fixtures and finishes will be selected for their contribution to the overall theme of the
development.
The building design shall incorporate 3600 architecture, as depicted on Figure 3, Building
Form Guidelines through Figure 5, Contemporary Details. 360° architecture means the
appropriate articulation of all building facades, including variation in massing, roof forms,
and wall planes, as well as surface articulation to create shadow patterns and massing
shapes that contribute to a building's character. It is expected that the highest level of
articulation will occur on the front facade and facades visible from streets; however,
similar and complementary massing, materials, and details are encouraged to be
incorporated into the other building elevations. The use of elements such as overhangs,
trellises, and awnings will be used to lend character to the building.
High quality materials shall be used to create a look of permanence within PDO-14.
Variations in color and material will be used in order to create interest and reduce a
monotonous appearance.
Planned Development Overlay(PDO-14) 16
Gateway to Temecula
4. Materials & Placement (Refer to Figures 4a, Materials, Finishes, and Details,
Figure 4b, Materials, and Figure 4c, Material Placement for Material Guidelines
for Quality of Finish and Placement).
The materials cited throughout this PDO are intended to function as guidelines. At
the time of construction, a product of equal or superior quality may also be permitted
based on materials available to the developer, provided they meet the original intent
and as approved by the Planning Department.
Exterior Wall Materials
Exterior Wall materials shall have a rustic appearance.
• Smooth finished stucco. Heavily textured stucco walls are not recommended unless
it is used to recreate a cast in place concrete appearance (material samples shall be
provided to the planning department prior to approval).
• Board and batten wood siding.
• Vertical wood siding.
• Horizontal wood siding.
• Native grey granite stone veneer, rock face finish.
• Board formed cast in place concrete (heavily rusticated).
Cementitious materials are permitted. Material finishes shall have a rustic appearance.
Roofs
Roofs shall have a rustic appearance.
• Flashing, vents, pipes, and sheet metal are recommended to be located out of view
of the public street, and colored to match the adjoining roof or wall material.
• Roofs may be flat or sloped. Western false front parapet walls are permitted but
require special materials & glazing placement. The visible portion of sloped roofs
should be sheathed with a roofing material having texture meaningful at the
pedestrian scale, such as standing seam metal roofing.
• Roof form should be consistent and integrated into the building composition.
• The roof should be designed to screen rooftop equipment from public view.
• Roofs or parapet walls should wrap around the entire building.
Parapet Walls
• Parapet walls are an integral component of ranch architecture. In addition to
providing visual screening of roof top equipment, they provide opportunity to
establish an architectural character and display of signs. The integration of parapet
walls into building design is permitted when employing the flat roof basic building
form. Parapets shall conform to the following guidelines:
• Parapet walls shall completely screen the roof behind and all roof-mounted
equipment.
• They shall be finished on any side visible from the street with materials
compatible with those predominantly used on the building.
Planned Development Overlay(PDO-14) 17
Gateway to Temecula
o Parapet walls visible from rear or side yards shall be finished as above.
However,they may utilize exterior plaster in lieu of wood siding.
Design Elements
• Gabled roof with either low or steep pitch.
• Tall first floor ceiling.
• Symmetrical placement of windows and doors, entrances with side and transom,
lights, and porches.
• Large eave and gable overhangs.
• Simple building massing with required articulation as required in Figure 3, Building
Form Guidelines.
Eclectic Contemoorary
Elements
• Shade structures.
• Patio covers.
• Decorative paving.
• Glazing and door systems.
• Roof screens.
• Sign stanchions.
• Stair screens.
• Projecting window assemblies.
Materials
• Corten Steel(or equivalent)fascia.
• Corten Steel (or equivalent)columns(pipe &square profile).
Planned Development Overlay(PDO.14) 18
PDO-14 Gateway to Temecula
1 . basic forms 2a. form articulation �r l;.tr
4,000 sf or less gabled forms
4,000 sf or less
t. Choose a basic form.
A �I 2. Articulate the basic form.
!!PsinPgteIOW gable LOSy'gable gable will, *airh: gable w.ilia toot
Flat roof forms
4,001 sf ur greater
t Choose multiple basic fomis.
�✓ , y '� r 2 Articulate the basic forms.
I ^+
single steep gable flat roof i ieantc tlal wof wr gable Oat om W c xvetl(at.,.
2b. large articulated All Forms
4,001 sf or greater 3 Allocate approved matenals on
i building forms (refer to Fig. 4a
and 4b)
4. Choose contemporary canopy
structure (refer to Fig. 5 for
flat roof wi parapet canopy choices)
gable wigs moat gab* Valid W elde gatnr
BUILDING FORM GUIDELINES -FIGURE 3
Page 19
PDO-14 Gateway to Temecula
Building Form Concepts
- --mmin- WM
Building Form Details k-
4:J-j '
Varfled Mafarlala and Contemporary Canopy Articulaled Openings Start Screen
MYwAaNan Structure
Building MatNiah
a fd
Elmo
t
SLURRY COAT Glass Blunt
SLUMPSTONE
I _
Wood Cesunerd Heavy Trnlbar Trallia, Green Wall Scam Conan Steal Standing Seern Metal Dal and Bond Siding Honzontal Sun,
CAST IN PLACE CONCRETE Windows Exposed Gussal and pEb Roof
STUCCO FINISH Ba415,OY.Mueid Free
SUmdng Planters
MATERIALS, FINISHES, and DETAILS - FIGURE 4a
Page 20
PDO-14 Gateway to Temecula
permitted overall finish
,all materials snai appear rustic in nature i
vertical board Dowd d Wtl eAltodUl Worn heavily nasecalad 1ot7c face grants
sluam
•umxnieo�maw+v • DvrienAlme maYnY, • kmmm haan • roavA texwn,ro�mpy •n»ve granim
mn EOOarc exDOwre Doe eoapom,o mW 3.5' Mold lamed oal in exevead W.okedpm
+ max 2'Doad exposure mp 5.5' Dim falaakA ruranng mne.commm
�1 •erpoAed loo",0 Dove eapoeurc min e' Bard.a sVelcner DonE
urn.recmimae road. rrwitr
meevn b 4�tone
single steep gaole
rods face
nonzonto SrdeAg ver"board bdwd&Wtl 5RCM 5hx't0 granow
i
•aManWaa mtbrall, •aunerikmva nriwl emmM lalbeh •oats 9rvW
Min 6'Doa W axpm. mm.6 Davd eapostee Dart Dxp ran 3 5" ex4rdee m raked pird
msi.12'a M eapnrra Max.12'Dove oxpasae ma 5 5' rurmnp D .aYallon
e aipol6d bee roup a ovpoW a lam rough M.12'posr2.MOT Dots Or atrelcna DOM
M.1r
modoomWmrk . sawn 10dalo wood.
meeum m EvY Woe mvk�m to darA Acne
MATERIALS - FIGURE 4b
Page 21
PDO-14 Gateway to Temecula
Guidelines:
MaMrlal t:vrvcal crowd Example 1
1.A single material Shan cover the majority of
the proposed basic building form.
2.Arlloulated form(cross gable,gable with
lean-lo,gable with flat two shall be of
rnnbasting material to bask building form
Maknall NdimnMl Siting material.
3.Additional materials and finishes shall be
1_] limited to stone wainscoting(2'max),steel
canopy or screen structures,and window.door
—'° ` and save trim or sign envelopes.These
,III- additional materials must be from the approved
Mammal 3'.Boas 6 Bad pallefle.
primary material secondary material
l h I I I 4.When combining basic Wilding forms each
` individual form shell have a district overall
i material.Repeating adjacent materials should
Example 2 be discouraged(see example 2).
Malenal<.Smooth$tUCCOA
/ I
� f I
Wlwwl 5:Rack Face Grande
1
Macenal2 M.veca,.t rr
Malenall MaWialtor5 McWM12or41
wl wainscoat(Mau ntl 5)
MATERIAL PLACEMENT- FIGURE 4c
Page 22
PDO-14 Gateway to Temecula
1
solid root structure, open timber roof structure, open torten steel structure,
torten steel fascia torten steel fascia, with square columns and
torten pipe columns fabric shade inserts
Guidelines:
1.Select canopy sWcture
n=.av,; amber !rellls omen ;reel
2.Apply to building form
"cosec gusset anc bolts cenoey &
ov�.rs7ee. free standing screec
Planters material
CONTEMPORARY DETAILS -FIGURE 5
Page 23
Gateway to Temecula
5. Materials and Colors
A palette of materials and colors will provide character and identity for PDO-14. The
following Guidelines shall be implemented:
• Primary building colors shall use a combination of earth tones and light colors; bright
colors shall be used sparingly.
• Varied shades of colors shall be utilized to break up facades and should ideally
feature darker-toned colors and materials at the base.
• Accent colors and materials are acceptable if they are a complementary contrast with
the surroundings and are used for creating interest.
• Traditional materials, including stone, brick, concrete, precast concrete, metal,
colored or split face block, and stucco, shall be used creatively to provide a sense of
permanence.
• The use of natural materials and textures as architectural accents is strongly
encouraged.
• High-quality and visually complementary manufactured materials also can be used
for practical purposes (aesthetics, durability) and shall be of integral color of that
specific material.
• The following materials are strongly encouraged:
• Vertical board and batten wood siding.
• Vertical board wood siding.
• Horizontal wood siding with horizontal "V" joint, horizontal channel joint
shiplap.
• Standing Seam Metal Roofing.
• Stone.
• Stucco.
6. Roof Forms and Materials
The following Guidelines shall be implemented within PDO-14, as they pertain to roof
forms and materials, and as depicted on Figure 3, Building Form Guidelines through
Figure 5, Contemporary Details:
• Rooflines shall be articulated with shorter elements to reduce building mass.
• Occasional sloped roof forms shall be introduced over special areas and special
functions to create visual interest.
• Designs should create interesting building masses by varying rooflines and by
maximizing offsets to roof planes where possible.
• Combining single-story elements with two-story elements is encouraged.
• Flat roofs with parapet walls are acceptable but should also be used in combination
with simple pitched gable, hip or shed roof forms.
• Roofs or parapet walls should wrap around the portions of buildings that are visible
from the public view. All roofing materials must meet appropriate standards.
• Parapet walls shall utilize ornamental trim at the top, or utilize a heavily ornamented
cornice.
• Mechanical equipment on roofs shall be screened from view of highway, roadways
with materials consistent with those of the building. The use of parapet walls is
strongly encouraged.
Planned Development Overlay(PDO-14) 24
Gateway to Temecula
7. Storefronts,Windows and Doors
The storefront on the ground floor is a key element in creating a successful pedestrian
environment. The following Guidelines shall be implemented within PDO-14 as they
pertain to storefronts, windows and doors, and are depicted on Figure 3, Building Form
Guidelines through Figure 5, Contemporary Details:
• Wooden sash windows with decorative transom are recommended.
• Storefront windows typically project out from wall surface and are multi-lite.
• Window shutters are optional.
• The glazed area of the storefront should be between 70% and 80% of the ground
Floor fagade.
• The patterns of openings should correspond with the overall rhythm of the building
and be in line with arcade and trellis openings.
• Consideration should be taken to relate interior building design to pedestrian spaces
through generous use of glazing in doors and windows.
• Front doors and entrances to buildings shall be clearly defined and articulated by
awnings, overhangs, and canopies and shall be easily recognizable from pedestrian
and vehicular vantage points.
• Other enhancements that are encouraged include: articulated windows and
doorways, decorative treatments, accent trim or tile at doorways, banded windows to
emphasize the horizontal, glazing which follows roof pitch, canvas awnings with
complementary accent colors, and wrought iron accents.
• Silver or dark bronze window or door frames, reflective glass, and metal awnings are
all discouraged.
8. Balconies and Handrails
The incorporation of balconies and porches as,part of the architectural style shall be
provided for both practical and aesthetic value. The following Guidelines shall be
implemented within the PDO-14, as they pertain to balconies and handrails:
• They shall be used to integrate indoor and outdoor spaces, as well as break up large
wall masses, and offset floor setbacks.
• Elements which will be allowed include, but not be limited to: covered porches and
balconies, smooth stucco or wood, simple, clean, bold projections, wood trimmed
details, veranda style balconies with open railings, and wrought iron railings.
• Pipe railing is allowed, as long as it is demonstrated that it is consistent with the
architectural style.
9. Exterior Stairs
Simple, clean, bold projections of stairways are encouraged to complement the
architectural massing and form of the buildings. The following Guidelines shall be
implemented within PDO-14, as they pertain to exterior stairs:
• Handrails shall be constructed of solid stucco walls, wrought iron, or decorative wood
railing.
Planned Development Overlay(PDO-14) 25
Gateway to Temecula
• The use of clay tile or brick as tread, use of accent tile on riser, balustrades, and
pilasters is encouraged.
• Exposed, untreated metal railings and stairs are not permitted, unless it is
demonstrated that it is consistent with the architectural style.
• Visual screening of stairs when exterior to the building is encouraged.
10. Columns
The following Guidelines shall be implemented within PDO-14, as they pertain to
columns:
• Columns incorporated as a structural or aesthetic design element shall convey a
solid, durable image as expressed through bold forms.
• Columns may be used as a freestanding form or as a support for pedestrian links.
• Columns should be made of materials such as simple square posts. Columns are
typically 6" x 6" lumber, tube steel, or stucco, which are decoratively shaped to depict
a base, shaft and capital.
• Decorative braced columns are recommended.
• Exposed pipe columns and thin posts, such as metal pipe columns may be used if it
is demonstrated that it is consistent with the architectural style.
J
Planned Development Overlay(PDO-14) 26
Gateway to Temecula
B. General Site Design Guidelines
These general site design guidelines are not intended to restrict taste or preference, but
are designed to foster harmony of development. Various site design elements
elements/concepts shall be considered to create a high quality commercial development.
In order to encourage a higher level of design direction and quality, the site design
elements have been included in PDO-14 and are discussed in greater detail below:
• Building Plotting Concepts.
• Streetscapes.
• Vehicular Circulation.
• Pedestrian Circulation.
• Lighting.
• WQMP.
Reference Figure 1, Overall Site Plan/PDO Planning Areas, as well as the Figures in the
Section 17.22.284 (Landscape Design Standards) of PDO-14.
1. Building Plotting Concepts
Commercial buildings should generally be oriented to take best advantage of visibility
along Temecula Parkway and to provide additional separation and buffering
opportunities to the adjacent, existing large-lot residential development on Vallejo
Avenue. At a minimum, commercial buildings located within PDO-14 shall address a
street or main drive lane, a required pedestrian path, a vertical landmark element, a
small plaza or other focal point. Commercial buildings will be designed to locate high
activity uses, such as restaurants and entertainment facilities, adjacent to pedestrian
ways. Commercial buildings shall be oriented toward activity centers, shopping and
entertainment areas, and gathering spaces. Noncommercial, or semi-residential uses
shall be oriented in a "campus" type setting, yet should also relate to the overall project
in terms of design theme, massing, scale, vehicular circulation and pedestrian
circulation. Reference Figure 1, Overall Site P1aNPDO Planning Areas.
Building masses should be articulated to avoid long straight building facades and create
enclosed patios and pedestrian spaces where possible. Examples of ways to articulate
commercial retail stores are:
• Buildings should be designed to create smooth transitions in scale through the use of
low and mid-rise building fortes or through the use of terraced elevations.
• Arcades and trellises can be used to connect buildings and enclose patios.
• Vertical mass at residential edges should be minimized.
The plotting of buildings shall take into account shade elements and maximize shade
created by surrounding buildings.
Planned Development Overlay(PDO-14) 27
Gateway to Temecula
2. Streetscapes
PDO-14 shall be designed to allow adequate separation between parking and
storefronts to allow for comfortable pedestrian spaces. The following concepts shall be
incorporated for commercial buildings:
• The front facade, along the face of the building, should be varied to provide visual
interest.
• Awnings shall be encouraged to promote interest and a human scale.
• Loading zones shall be site planned to avoid exposure to adjacent streets, highways
and residential uses.
• Incorporating walls and fences can also be used to help screen areas.
• Trash enclosures shall be planned in such a manner to minimize the exposure of
such elements to sensitive adjacent uses.
• Parking areas shall be planned in such a manner to allow for landscaping or low,
decorative walls or a combination thereof. Where possible, buildings should be
designed to separate service and delivery circulation from parking areas.
3. Vehicular Circulation
Gateway Drive is the Project vehicular entry to PDO-14. Focal elements, which provide
a sense of arrival, are incorporated into the design of the Project entry. These elements
include, but are not limited to: enhanced landscaping, monumentation, and textured
paving. Incorporation of these elements will ensure a sense of vehicular arrival to
PDO-14. These elements are discussed in greater detail in Section 17.22.284 of this
PDO. A gated access for emergency access only will be located on Vallejo Avenue.
This access will be a minimum of 30' in width.
Public image features, i.e. water fountains (only allowed with reclaimed or recycled
water), or sculptural art, or dramatic landscape elements, i.e. tree masses, will be
located at key focal points and will serve to enrich the gateway nature of PDO-14.
• When planning the interior vehicular circulation and parking, a hierarchy should be
developed to help with traffic flow; however, the top priority must be given to the
pedestrian in the ultimate design. The needs of the pedestrian are further elaborated
upon below.
• Adequate areas for maneuvering, loading, and emergency vehicle access shall be
accommodated on site.
• Screening shall be provided for both aesthetic and functional (i.e., noise, odors)
purposes.
Landscaping shall be incorporated to soften the impact of paved areas. This will be
accomplished through the use of elements such as, but not limited to: shading, accents
and other green elements. This will be further detailed in the Landscape Design
Standards Section of PDO-14.
• Parking aisles shall be oriented perpendicular to complexes to allow for easy
pedestrian walkways to access shopping.
• Large parking lot areas should be divided into a series of smaller connected lots
separated by additional landscaping.
Planned Development Overlay(PDO-14) 28
Gateway to Temecula
• Low freestanding walls incorporating simple, tasteful signage with pilasters,
balustrades, finials and other embellishments are desirable around and within the
parking areas to provide an aesthetic and screening purpose.
• All driveway dimensions, with the exception of those adjacent to any mid-rise
structures, shall be a minimum of 24' wide. Dimensions for driveways adjacent to
mid-rise structures shall comply with Building Code requirements.
Bike lanes, if required, are to be installed with any necessary street improvements at the
time of construction. They shall conform to the City's Multi-Use Trails and Bikeways
Master Plan. Hoop style bicycle racks will be provided on-site. Colors shall be brown or
dark bronze to compliment the architectural style and racks are to be connected, as
shown below.
ilk
i
w
4. Pedestrian Circulation
A strong pedestrian circulation system, interconnected by walkways and sidewalks,
hardscape, and landscape shall be provided in PDO-14. Parking shall not dominate the
experience along any designated pedestrian path and off-street parking should be
traversed by landscaped areas. Reference Figure 6a, Master Walkways and Pedestrian
Linkages Plan.
• Pedestrian access to and from PDO-14 is provided by sidewalks located along
Temecula Parkway and La Paz Road. The sidewalk along Temecula Parkway,
between the Project Entry and La Paz Road shall be curb adjacent and installed by
the developer.
• The sidewalk along Temecula Parkway between Gateway Drive and 1-15 is an
existing, curb adjacent sidewalk.
• An eight-foot (8') wide decomposed granite (D.G.) trail is proposed along Vallejo
Avenue and will connect to a sidewalk on La Paz Road. The sidewalk along La Paz
Road, as well as a crosswalk at the La Paz Road and Temecula Parkway
intersection, will connect off-site sidewalks to an enhanced Project pedestrian entry
at the corner of La Paz Road and Temecula Parkway.
Planned Development Overlay(PDO-14) 29
Gateway to Temecula
• Pedestrian access shall be provided from potential transit stops.
• Pedestrian crossing distances at driveways shall be minimized.
• Additionally, walkways shall meet the following minimum standards:
• Whenever possible, walkways should follow an alignment that connects building
entries and should be at least 6'wide.
• Whenever connecting walkways pass through parking lots, these walkways
should be at least 5' wide (excluding car overhangs) with trees planted at least
every 36'.
• Walkways/pedestrian crossings should consist of special pavers or scored
concrete with modules that generally should not exceed 3' in width, but may be
allowed if included in final landscape design plans. Reference Figure 6b,
Decorative Paver Example.
5. Lighting
Exterior lighting can provide safe and effective evening character illumination for the
pedestrian and vehicular areas of roads, sidewalks, and walkways through PDO-14.
Design should reflect the concept and character of the community through illumination
level, light fixture type, finish color and location. There can be streetfights for roads and
sidewalks, pedestrian lighting for walkways, building illumination and accent lighting on
special architectural and landscape features.
Vallejo Avenue Interface
Special attention shall be paid to the interface of PDO-14 and the existing, large-lot
residences on Vallejo Avenue. A variety of lighting methods shall be employed in order
to retain the existing nighttime views of these residents. This can be accomplished
through the following methods:
• Prohibit streetlights on Vallejo Avenue.
• At a maximum, use low-level bollards to illuminate the D.G. trail on Vallejo Avenue.
• Use low level bollards on-site for portions of the Project site that are adjacent to
Vallejo Avenue.
• Fully shield all lights that are taller than bollards.
Gas Station Fueling Canopy
Another area that will need special attention would be the canopy that covers the
gasoline fueling stations. In addition to the on-site lighting requirements listed below, all
lighting shall comply with the following:
• All lighting shall be fully recessed.
• All lighting shall be contained within the footprint of the canopy.
On-site lighting shall comply with the following:
• The level of on-site lighting shall comply with any and all applicable requirements of
the City of Temecula and the Mount Palomar Lighting Ordinance.
• All exterior lighting fixtures shall be consistent with the architectural style for the
building that it serves.
Planned Development Overlay(POO-14) 30
Gateway to Temecula
• Lighting shall be low-voltage/high-efficiency whenever possible.
• Streetlights shall be focused downward to ensure pedestrian safety and way finding.
• Footpath lights are acceptable as a means to illuminate a secondary path.
• Inset stairway and stair step lights are encouraged to ensure pedestrian safety and
way-finding.
• Building mounted lighting fixtures are encouraged to be selected and located to cast
downward and be shielded to minimize glare.
• Accent lighting shall emphasize special features such as fountains (only allowed with
reclaimed or recycled water), sculptures, wall niches, signs, planters or accent trees
for decorative effects.
• Accent lighting shall be inconspicuous and durable.
• Small scale accent lights such as LED based fixtures can serve for way-finding or be
used themselves as special design elements.
• Flashing, neon, moving, high-intensity or exposed light source type luminaries are
not permitted.
Refer to Figure 7, LED Canopy Light, LED Angled Reflector, LED Area lights, and LED
Wall Sconce.
Planned Development Overlay(PDO.14) 31
PDO-14 Gateway to Temecula
1p
B•xaa..a
__ -- — --
ng a
Bu lot
mn
- G {a - Candju _
q 'f \
o
o .=
`� —4.0__9-- :- -�!'"-�r'�• :,;':
Walkway Legend
AccesalNe Concrete Walks
D G.Trail - -.--... ... r
E.sW,g City SlGewalk s V
MASTER WALKWAYS and PEDESTRIAN
LINKAGES PLAN - FIGURE 6a
Page 32
PDO-14 Gateway to Temecula
■ Al --L
Belgard - ECO DUBLIN, smooth, mechanical pattern, color: foundry
(or equivalent)
DECORATIVE PAVER EXAMPLE - FIGURE 66
Page 33
PDO-14 Gateway to Temecula
CANOPY LIGHT ANGLED REFLECTOR
a„
AREA LIGHT WALL eCORCE
LED CANOPY LIGHT, LED ANGLED REFLECTOR,
LED AREA LIGHTS, and LED WALL SCONCE - FIGURE 7
Page 34
Gateway to Temecula
6. Water Quality Management Plan (WQMP)
Ultimate design of PDO-14 will require compliance with City and State water quality
requirements. Each implementing Project (i.e., Development Plan, Subdivision Map, or
Conditional Use Permit) will require the preparation of a Water Quality Management
Plan (WQMP). While it is known that a WQMP will be required, the exact nature and
location of the WQMP components are not identified at this time. The following is a list
of Best Management Practices (BMPs) that may be required for the subsequent
development within PDO-14:
• Filtration BMP.
• Harvest& Use.
• Self-Treated Areas.
• Bio Retention Planters.
• Porous Pavers.
7. Additional Site Design Parameters
The following are additional site design considerations that will be required within PDO-
14:
a. Acoustical Buffers
Acoustical buffers will be required for any gas station use and any associated car
wash facility. In order to reduce any noise impacts from these uses, to the
adjacent residences on Vallejo Avenue, the following design features shall be
required:
• The gas pump canopy shall be located as far away from the Vallejo Avenue
frontage as possible.
• The convenience store of the gas station shall be located between the
canopy and the Vallejo Avenue frontage.
• All blowers associated with drying vehicles and vacuums used for cleaning
interiors of vehicles shall be oriented away from Vallejo Avenue.
• All blowers shall be internalized to the greatest extent possible.
• Up to a 6' high block wall may be installed in the areas where the blowers
and vacuums emit noise.
• All noise emanating from the blowers and vacuums shall be lower than the
City's threshold for noise.
b. Drive-thru(s)IScreening
Noise and light impacts from drive-thru operations within PDO-14 will be
addressed through design and strategic siting of the noise and light generating
activities. The following design features, as depicted on Figure 8, Drive-thrus,
and Figure 9, Drive-thru Screening, shall be required:
• All drive-thru lanes shall be oriented away from the Vallejo Avenue frontage.
• All ordering boxes, speakers and drive lane lighting shall be away from the
Vallejo Avenue frontage.
Planned Development Overlay(PDO-14) 35
Gateway to Temecula
• A maximum 4' high screen wall shall be required to prevent vehicle lights
from impacting on-coming traffic on Temecula Parkway as well as to provide
a screen wall are the pick-up window. Wall heights, lower than 4', may be
permitted, provided they screen headlights, and final wall heights are
supported by the Project's noise analysis.
• Landscape screening shall be provided, in addition to the screen wall, in
order to soften the effects of the wall and provide additional mitigation for
noise and lighting impacts.
• A pick up window canopy structure shall be provided. Canopies must be
architecturally integrated and shall utilize similar materials as the other shade
structures on site.
Planned Development Overlay(PDO-14) 36
PDO-14 Gateway to Temecula
-Aec.wRAL naN -
MMi YMU 1
. PcK-uP wiRDDw
1 / 'scREn:wArl
L
PICKUP MNMW PLAN
PICK UP WINDOW CANOPY PCK uP AINUO'.N
S.RUOFURE SeREEN WALL
—PICKUPCANP -
_ N'iCIRENeWi /� / 6t11UClUNE
Me
i
S'SCR EEN iMU
9CIEEN WALL
M1rFMJ IO..Pp P°"rr
DRIVE-THRUS - FIGURE 8
Page 37
PDO-14 Gateway to Temecula
TMN
—
Sn,cm ime—
Imrr,pgl
co.a
R.n
__„ �i 1Ydl 1/OII
Ernui,i tl P.��
Bala n9 r
nu,p ra u..p
C..
Cab Fbrm,Ope
0,Eap
—ROW —Basin Gonave Walk
______.._. . . ..------ .__
TEMECULA PARKWAY
PICK UP WINDOW CANOPY
STRUCTURE BEYOND
--- d'TALL SCREEN WALL,MENU -- - SCREEN TREES W PICK UP-
BOARD BEYOND WINDOW
j SCREEN
WALL
DRIVE-THRU SCREENING - FIGURE 9
Page 38
Gateway to Temecula
c. Trash Enclosures
The following design features, as depicted on Figure 10, Trash Enclosures, shall be
required:
• Trash enclosures should be separated from adjacent parking stalls with a
minimum of 5' wide (interior Gear dimension) planter and a 12" wide paved
surface behind the curb to ensure adequate space is available for individuals to
access a vehicle.
• Trash/recycling containers should be large enough, placed frequently throughout
the site, and collected frequently enough to handle the refuse generated by the
Project.
• Trash enclosures should be designed with similar finishes, materials, and details
as listed in Section 17.22.282.A.2 and 17.22.282.A.4 (stone, brick, concrete,
precast concrete, metal, colored or split face block, and stucco), and shall be
screened with landscaping.
• Chain link fencing and gates with wood slats are not allowed.
• Enclosures should be unobtrusive and conveniently located for trash disposal by
tenants and for collection service vehicles.
• Where feasible, a pedestrian entrance to the trash enclosure should be provided
so that large access doors do not have to be opened.
• Enclosures should not be visible from primary entry drives.
• Enclosures shall have a concrete apron onto which trash/recycling containers will
be rolled for collection.
• Enclosures shall be surrounded by planting areas on three sides with a vine
along each wall, and shall have solid roof covers.
• All trash enclosures shall comply with the City of Temecula requirements.
d. Service, Loading, and Equipment Areas
The following Guidelines shall be implemented within PDO-14 as they pertain to
service, loading and equipment areas in order to ensure that these functional site
items are integrated with a sense and respect of the surrounding aesthetic:
1. Storage for supplies, merchandise, and similar materials shall be prohibited on
the roofs of any buildings.
2. Merchandise, material, and equipment are not permitted to be stored to a height
greater than any adjacent wall, fence, or building.
3. Service, loading, and storage areas shall be separated from pedestrian and
private automobile circulation.
4. Service areas, loading docks, and equipment areas shall be screened from views
either by locating these uses within a building or by screening them with
landscaping, walls,fences, or other architectural treatments.
5. Any outdoor display ancillary to the business being conducted within the building,
may be permitted without a temporary use permit, provided that the display
complies with the regulations contained within Section 17.10.020 K. of the
Supplemental Development Standards of the City's Development Code.
Planned Development Overlay(PDO-14) 39
Gateway to Temecula
e. Mechanical Equipment&Vents
• On-site mechanical equipment visible from buildings or public streets shall be
screened.
• Wall mounted mechanical equipment that protrudes more than six inches from
the outer building wall shall be screened from view by structural features that are
compatible with the architecture or the subject buildings. Wall mounted
mechanical equipment that protrudes six inches or less from the outer building
wall shall be designed to blend with the color and architectural design of the
subject building.
• Ground mounted mechanical equipment shall be screened from view by 'a
decorative architectural structure or landscape screening that is compatible with
the architecture and landscaping of the development site. Such screening
devices shall be of a height equal to or greater than the height of the mechanical
equipment being screened.
• Roof flashing vents exposed to public view shall be painted or otherwise given a
finish to match adjacent surfaces or concealed in a manner consistent with the
building's appearance.
Planned Development Overlay(PDO-14) 40
PDO-14 Gateway to Temecula
Plan
1p
�..-_T I- 7 'Min a'ArrisfaltfN Path
oi�t.nfionf Pft
or Appropdale Level 1 Service
�onuala 9.r rI?eq AEron Per BWid
afle tlle iremenb
ppt1y�rti.�r� i '
ItNWAir�A0lesattt to PadYloa
Solid Root Shall Lover the
Wooden Olab at liable Ends of . Entire Rash Enclosure
Enclosure Roof Shall Slope to Allow Ram
Wamr to Drain Into an Nea
Thee Can IIIRnrete me Runoff �- •._-r--_r Y r ♦
Jil C
bMOOth Stucco,Flimride. 1
f e
Metal Odor With Decorative 5
Wood Rare i
Bollard
l/ I o
i z
SIDE ELEVATION TYP. FRONT ELEVATION
Dimension to Allow Dumpsler Lid
tO Open Without Obstruction
TRASH ENCLOSURES - FIGURE 10
Page 41
Gateway to Temecula
17.22.284 LANDSCAPE DESIGN STANDARDS
A. Landscape Elements
Landscape of PDO-14 shall conform to Section 17.08.060 (Commercial/Office/Industrial
Districts, Landscape Standards) of the City's Municipal Code. Figure 11, Overall
Landscape Plan, and Figure 12, Plant Palette, have been developed to provide the
guidance for the landscape theme for PDO-14. Landscaped areas proposed by the
owner, including those in the City's right of way, shall be maintained by a Master
Property Owner's Association, or designee.
Landscape plans, consistent with Figures 11 and 12, shall be required as a part of any
Development Plan or Conditional Use Permit for PDO-14 and shall include the following:
• A combination of ornamental plants and the use of drought-tolerant plant materials.
• Streetscape planted with a minimum 24" box specimen size street tree spaced at 30'
on center spacing (maximum) with a combination of 5-gallon and 1-gallon shrubs
and ground cover.
• A Project entry designed to create an architectural statement as well as a landscape
statement that reflects the landscape architectural character of PDO-14.
• Common landscaped areas with appropriate shrubs, trees and ground cover and
maintained by a Master Property Owner's Association for PDO-14.
• An effort to preserve all existing Pine Trees located on the northeast boundary of the
Project site.
The following shall also be required as a part of any Development Plan or Conditional
Use Permit for PDO-14:
Sidewalks at building entries shall be a minimum of 6' wide where adjacent to head in
parking to allow for car bumper overhang. Additionally a minimum landscape strip of 5'
is required and shall be provided between a building and parking where there is no
pedestrian space.
Landscape finger islands shall be included to meet the criteria of(1) island for every(10)
spaces. Landscape fingers in parking areas shall have a minimum 5' planting area with
a monolithic poured 12" wide curb on both sides of the planter. Dual loaded parking
stalls shall require tree diamond planters w/ 5'x5' clear planting area every 3 parking
spaces in lieu of planting islands when the total run of spaces is less than 20. A
minimum 5' wide landscape planting area shall be provided at the end of each parking
isle with a monolithic poured 12" wide curb on the parking side of the planter only. See
example below.
Planned Development Overlay(PDO-14) 42
Gateway to Temecula
1 —
LANDSC.APIN,:•
(TYP)
PLAN COMM
TO BE POURED
M0" MMY
if MIN. 5' it
s• I e—I
� 6.
LANDSCAPING (TYP) ~ I L CONCRETE
TO BE POURED
MCNOUTWCALLY
PROFILE F
12 INCH STEP OUT CURB DETAIL
NO SCALE
Trees and shrubs shall be placed a minimum of F away from water meter, gas meter, or
sewer laterals, a minimum of 10' away from utility poles, and a minimum of 8' away from
fire hydrants and fire department sprinkler and standpipe connections.
• Drip irrigation is required wherever possible. Overhead spray irrigation is not allowed
within 24" of any non-permeable surface.
Planned Development Overlay(PDO-14) 43
Gateway to Temecula
B. Streetscapes
The following text and figures describes the streetscapes contained in PDO-14. The
streetscapes have been designed in a comprehensive manner to provide continuity
within PDO-14 as well as compatibility with the existing, surrounding development.
1. Temecula Parkway
The Temecula Parkway streetscape west of Gateway Drive is depicted on Figure 13a,
Temecula Parkway Streetscape (West of Gateway Drive), and east of Gateway Drive on
Figure 13b, Temecula Parkway Streetscape (East of Gateway Drive). Utilizing the Plant
Palette(Figure 12), these streetscapes will be planted with an array of trees, shrubs and
groundcovers. The portion west of Gateway Drive is above grade. The portion east of
Gateway Drive is at grade; however, berming will be incorporated into this streetscape to
complement the screen walls and landscaping. The existing landscaping and sidewalk,
west of Gateway Drive will remain.
• The sidewalk along Temecula Parkway between La Paz Road and 1-15 is existing
with curb adjacent sidewalk.
2. Gateway Drive
The Project entry is located on Gateway Drive, which takes access off of Temecula
Parkway, immediately across from Bedford Court. The design of this entry is depicted
on Figure 14, Gateway Drive Streetscape/Project Entry. This entry proposes multiple
ingress and egress lanes, as well as a landscaped median. Focal elements, which
provide a sense of arrival, are incorporated into the design of the Project entry. These
elements include, but are not limited to: enhanced landscaping, monumentation, and
textured paving. Incorporation of these elements will ensure a sense of vehicular arrival
to PDO-14. Both sides of the Gateway Drive entry will include enhanced landscaping,
which includes multiple layers of plantings of trees, shrubs and groundcover. Accent
paving will be provided.
3. La Paz Road
The La Paz Road streetscape is depicted on Figures 15a, Le Paz Road Streetscape and
Corner Treatments at Temecula Parkway and 15b, La Paz Road Streetscape and
Corner Treatments at Vallejo Avenue. La Paz Road is at grade; however, berming will
be incorporated into this streetscape to complement any screen walls and landscaping.
Multiple layers of landscaping, including trees, shrubs and groundcovers will be installed
on the La Paz Road streetscape. The sidewalk along La Paz Road, as well as a
crosswalk at the La Paz Road and Temecula Parkway intersection, will connect off-site
sidewalks to an enhanced Project pedestrian entry at the corner of La Paz Road and
Temecula Parkway.
The corner of Temecula Parkway and La Paz Road represents the primary pedestrian
entry to PDO-14. Landscaping, monument signage, a sidewalk, and shade structures
will be adjacent to this pedestrian entry. Three (3) separate shade structures will be
located between the corner and along the walkway to the commercial retail in PA2.
Each of these shade structures will tie into the overall gateway theme and will consist of
Planned Development Overlay(PDO-14) 44
Gateway to Temecula
the following:
• 24"cube concrete seats.
• 2' x 8' wood trellis framing, beyond fascia at 16"on center.
• Large Spanish Style Pot, planted with vines that will grow into and over the trellis.
10"Corten Steel (or equivalent)fascia.
•
2' x 8' wood crossbrace at each end,with non-galvenized malleable washers.
• Trellis wire at each end of the vine.
4. Vallejo Avenue
The Vallejo Avenue Streetscape is depicted on Figure 16a, Vallejo Avenue Streetscape
Plan, Figure 16b, Vallejo Avenue Street Section, and Figure 16c, Vallejo Avenue Street
View. Vallejo Avenue is considered the Project's most sensitive edge, as this is the rear
of PDO-14 and it abuts the existing, large-lot, single-family development. Special
attention has been paid to this edge and its interface with the neighbors. PDO-14 does
not show any additional roadway improvements, but rather, utilizes the right-of-way
(ROW) as an expanded landscape area that will serve to soften and obscure views to
the site. An eight-foot (8') wide decomposed granite (D.G.) trail is proposed along
Vallejo Avenue and will connect to a sidewalk on La Paz Road. A gated access for
emergency access only will be located on Vallejo Avenue. This access will be a
minimum of 30' in width.
Within this enhanced landscape area is:
• Multiple layers of landscaping, both on site and within the ROW.
• A berm (varied heights)that will provide a visual barrier to the site.
• A wall (varied heights) that will be atop the berm and will provide additional
aesthetic relief, as well as mitigation from any noise and light.
• An eight-foot(8')wide D.G.trail.
• A three-foot(3')high 2 rail fence.
• Landscaping materials that will discourage potential gathering or loitering, such
as sharkskin agave, or other approved species, as listed on Figure 12, Plant
Palette.
Planned Development Overlay(PDO-14) 45
PDO-14 Gateway to Temecula
Existing Pine Trees
to remain and
_ 8'Wide 0 G Protect in place ryp
Rettft—rep Fire ExR9ale-_ '
—_________ — _ — — '
6'Tubular Steil 6'Wall onJ , _ ,�JJl
on 2'mound 2'mound
I 0� mnm
Bull 110 I
I ,
I I 6'Wide Easement \ �tl
at Property Line �. --- • • �B m ,
0 In
LNI
See Figure 12 for all
tree and shrub botanical
and common names OVERALL LANDSCAPE PLAN - FIGURE 11
All trees shall be planted to avoid the overhead power lines per the SCE clearance requirements. Page 46
PDO-14 Gateway to Temecula
SYMBOL ABBREVIATION BOTANICAL NAME COMMON NAME SIZE NUMBER REMARKS WATER USE
TREES: _._..
ACA STE_ ACACIA STENOPHYLIA SHOESTRING ACACIA 15 G DOUBLE STAKE /HEIGHT 8-10' , SPREAD J'—/' MIN. L
—_
I ARB. MAR ARBUTUS MARINA ARBUTUS 24' BOX L DOUBLE STAKE /HEIGHT 8-10' SPREAD T-4' MIN L
CHI. LAS CHITALPA TASHKENTENSIS FLOWERING CHITALPA 15G./ 24.8 — 15 GALLON ON SLOPES k 24" BOX STREET 7REES L
E. E SH. 1AGERSTROEM F FAUERI TUSGROAA RED CRAPE MYRTLE 24" 80X — DOUBLE STAKE !HEIGHT 8-10' SPREAD ]—4' MIN L
PLA A ' . ' OLEA EUROPEA._'SWAN HILL FRUITLESS OLIVE 24" BOX — DOUBLE STAKE /HEIGHT B-10' SPREAD 3'-4' MIN L
_.._
�` B. WERCVS SUBER CORK OAK 36" BOX — . DOUBLE STAKE /HEIGHT 10'-12 SPREAD 5'-6 MIN L
B.G.' PLATANUS ACERIFOLIA 'BLOODG000 LONDON PLANE TREE 24" BOX — DOUBLE STAKE /HEIGHT B-10' SPREAD 3'-4' MIN M
SHRUBS
q GL V 'L.d.' GLLISTEMON VIMINALIS 'LITTLE XHI DWARF BOTTLE BRUSH 5 GAL _ FLOWERING SHRUB O 3' O.0 L
i • HES. PAR HESPERALOE PARNFLORA RED YUCCA 5 GL ACCENT SHRUB O 3' O.0 (ALSO USE IN POTS) L
HET. ARB. HETEROMELES ARBUTIFOLA TOYON 5 CAL _ LARGE SCREEN SHRUB O 5' O.C.
L
ANA FLA. ANAG02ANTHUS FLAVIDUS VELVET' KANGAROO PAWS GAL _ ACCENT SHRUB O 3' O.0 (ALSO USE IN POTS)
PER ATR. PEROVSKIA ATRIPUCIFOLA RUSSIAN SAGE 5 CAL _ SCREEN SHRUB O 5' OC _ L
ACA. 'S.' AGAVE 'SHARKSKIN' - SHARKSKIN AGAVE 5 GAL _ LARGE ACCENT SHRUB O 5 O.C. ALSO USE 44 POTS) L
O
LEU F 'G.C.' LEUCOPMYLLUM TRUTICOS . ... _
UM 'CAR CLOUD' TEXAS RANGER 5 GAL _ ', LARGE SCREEN SHRUB O 5' O.0 L
I ROS 'G.C.R: ROSA 'GREEN CARPET_I RED GROUND COVER ROSE 1 CAL _ i ACCENT GROUNDCOVCR O 3' 0 C. (ALSO USE IN POTS) M
LB SAL GRE SALVIA GREGGI AUTUMN SAGE 5 CAL _ ACCENT SHRUB O 3' O.C. -�
�^ DI°. BUG. DI,aTICTU` BUCCINITORIUS CREEPING FIG WNC 5 GAL — ATTACH TO WA_L M
VIN 5
r CLY. CAL. CLYTOSTOMA GLLESTEGIOIDES LAVENDER TRUM E- VINE 5 GAL
` .. M
--y" HC. REP RCUS REPENS L M
MUCH h GROUNDCONFA,
NOT SHOWN W000 MULCH FOREST BLEND WOOD MULCH MEDIUM GRIND WOOD MULCH 3' MAX. AS REO'D. 3" DEEP — INS7A_LED IN ALL SHRUB PLANTING AREAS TVP
I�- 'Z' ' ACCHARIS PI'_ULARIS PIDGEON POINT' PROSTRATE COYOTE BUSH 1 GAL GROUNDCOVER TRIANGULAR SPACING O 5 O.C. L
`- MIL PAR. MYOPORUM PARVIFOIJUM I PROSTRATE MYOPORUM I GAL GROUNDCOVER TRIANGULAR SPACING O 5 0 C - L
Illl NOL SHOWN JUN PAT JUNCUS PATENS CALWORNIA RUSH I G4. GRASS — TRIANGULAR SPACING O ]' O.0 IN BASINS M
PLANT PALETTE- FIGURE 12
Page 47
PDO-14 Gateway to Temecula
R.O.W.
Temecula Parkway Y`
—
Existing Planting to Raman
See Figure 12 for all
tree and shrub botanical
and common names
TEMECULA PARKWAY STREETSCAPE (WEST of
GATEWAY DRIVE) - FIGURE 13a
Page 48
PDO-14 Gateway to Temecula
Nz-
Building j--scnan Wall Serb^Well Screen Wall Trellis r
� �
e�ng —U
rmj� > ` 0
4L \.. Monurlent sign _-_ —– -- --— — — .--
Bash —Concrete Walk
1— — — — R.O.W t�
1
Temecula Parkway f
See Figure 12 for all
tree and shrub botanical
and common names
TEMECULA PARKWAY STREETSCAPE (EAST of
GATEWAY DRIVE) - FIGURE 13b
Page 49
PDO-14 Gateway to Temecula
See Fgure 12 far all
tree and shrub botanical
and common names
x
—garrsi lfw�ai
L �
` L\
1�a
Acca�Pe.+nu
GATEWAY DRIVE STREETSCAPEI
PROJECT ENTRY- FIGURE 14
Page 50
PDO-14 Gateway to Temecula
R
Existang Pin*
--�LIY.ial6 eRA eRlll lNln a'ri 114M..
UnOn�. e,ell aE�a,ID 1
-1 �I I araUCiera `i 1
� –Trna to RarNa,n .a \
`l
, 1}
7AR$'ANG , 11 I '7a"' - – - •"'
fY,alaw nau .'AsL VSwa rasn
J t
1I
we.w
BUILDING i �C—Well f
� t ♦ Lt �.
t �^
,1 ConwN Walk _ r
Ye�l�
Row, —
Monument sign _
SNADED SEATING AREAS
I]OD f Shaded Sealing Areas \ ,
Concrete Walk --
i�ir' �emecU�sPar N� LI �` .._.....
See Figure 12 to all
tree and shrub botanical LA PAZ ROAD STREETSCAPE and CORNER
and common names TREATMENTS at TEMECULA PARKWAY-FIGURE 15a
Page 51
PDO-14 Gateway to Temecula
Vallejo Avenue
- 'n B'Wide D.G.Trail
a
- o
2 Red Fence both
4, I sides of Trail
Existing Trees to Remain
T
1
Screen Wall
Existing Tree to Remain
PARKING _
` - -- Existing Tree to Remain
` tO
o
l <
Concrete Walk
See Figure 12 for all LA PAZ ROAD STREETSCAPE and CORNER
tree and shrub botanical TREATMENTS at VALLEJO AVENUE - FIGURE 15b
and connmon names
Page 52
PDO-14 Gateway to Temecula
Vallejo Avenue End of Wall and
Start of T.S. Fence
_ 2 Rail Fence Bike Path
8' Wide D.G. Trail
'Ask.--
OPF*- 6' Wall on
2' mound
6' HighTubular \ Living Wall
Steel Fence on Height Varies
2' mound
See Figure 12 for all
tree and shrub botanical
and canmon names
VALLEJO AVENUE STREETSCAPE PLAN -FIGURE 16a
Page 53
PDO-14 Gateway to Temecula
A
,
s.Y 1'fi i° c
r•
. * t
i.
n,
VALLEJO AVENUE
PARKING AREA BIKE PATH
PARKWAY PLAITING
8' MADE D.G. TRAIL
2 RAIL FENCE BOTH SIDES OF TRAIL
MOUNDED PUNTING
6' HIGH WALL ON 2' MOUND.
CHANGES TO 6' HIGH TUBULAR
STEEL FENCE ON A 2' MOUND
AT LOCATION SHOWN ON PLANS.
VALLEJO AVENUE STREETSCAPE SECTION-FIGURE 16b
Page 54
PDO-14 Gateway to Temecula
LARGE EVERGREEN SHRUBS BUILDING IN THE
OLIVE TREE BACKGROUND VINES ATTACHED
- 6'HIGH TO THE TUBULAR
SCREEN WALL - OAK TREE STEEL FENCE
ON 7 MOUND ARBUTUS TREE 6'HIGH TUBULAR STEEL
FENCE ON 7 HIGH MOUND
I
Lj!"
2-2 RAIL FENCE ON EACH
- _ EDGE OF D G TRAIL
2 1 RAIL FENCE ON EACH P_UKDING ON
EDGE OF D TRAIL STREET EDGE
THE PAD BELOW -
VALLEJO AVENUE STREET VIEW- FIGURE 16C
Page 55
Gateway to Temecula
C. Walls, Fences and Emergency Gate
Walls provide edges, grade retention, spatial definition and privacy, but will also enhance
the design character of PDO-14. Their design is encouraged to reflect the community
environment through recalling historic wall design with materials. stone or masonry unit
size and joinery. Materials. texture and color should be used to make walls visually
interesting and compatible with the architectural and landscape architecture design.
Walls and fences are particularly critical along the Project's most sensitive edge -
Vallejo Avenue. Figure 17a, Master Wall and Fence Plan depicts the overall wall and
fence concept for PDO-14. Figure 17a, Master Wall and Fence Plan shows the location
for a variety of walls:
• A 6' high wall along Vallejo Avenue. This wall rises from 6' on the mound to 8'
at each side of the exit gate and shall connect to Building "D".
• A 6' high tubular steel fence along Vallejo Avenue beginning at the termination
of the 6' wall and continue to the west property line. Vines will be planted on the
fence for additional screening.
• A 4' high wall adjacent to drive-thrus (for screening).
• A Thigh 2 rail fence along Vallejo Avenue on either side of the D.G. trail.
• A planted "Tensar Sierra Slope Living Wall" shall be incorporated along the
northwestern portion of the site. Typical design and aesthetic should be as
depicted below.
• A "Tensar Rock Wall" shall be incorporated adjacent to and southerly of Vallejo
Ave. Typical design and aesthetic should be as depicted below.
1
R
a - d
Tensar Sierra Slope Living Will after installation.
Planned Development Overlay(PDO-14) 56
Gateway to Temecula
k, VW
Ilk
•a
E•
Tensar Sierra Slope Living Wall after one year of growth.
f�
Tensar Rock Wall.
Figure 17b, Wall and Fence Elevations depicts the elevations of walls and fencing not
depicted above. Figure 17c, Vallejo Avenue Emergency Access Gate depicts the locked
Planned Development Overlay(PDO-14) 57
Gateway to Temecula
emergency access gate for PDO-14. This access will be a minimum of 30' in width and
shall be equipped with a knox rapid entry system.
• Fences and walls should be minimized along public and private street right-of-way.
• Walls should be stepped to follow the terrain.
• Landscaping should be used to soften walls.
• Landscape materials will complement the architectural theme.
• Stone veneer, masonry, block and wrought iron combinations are acceptable.
• Wood fence material should be of the quality to stain so as to prevent rotting and
weathering.
• Walls may be covered with stucco in colors suitable to the architectural theme.
• Stone surfaces may remain natural and unpainted.
• Materials, colors and textures shall be varied to create interest and relieve visual
monotony.
• Barbed wire, wire, electrically charged fences, corrugated metal, chain link, and
grape-stake fencing is prohibited.
Planned Development Overlay(PDO-14) 58
PDO-14 Gateway to Temecula
Vallejo Avenue -WaN extends to at the exit gate on
boat& t
OCK War
{" - -- Living Wall I
I
a Bulldin
Nd g ON
B i
~ 1
I •4 C Ce y Con taKr
j e RA
i
I
� r
Wall Legend
B'Mgh a exit gates -
W High Wall
on a 7 Mound
4'High Wall
W High Tubular Steel -
Fence on a 2'mound
W/vines
2 Rail Fence .�� .,.,>. ..
Uving Wall
MASTER WALL and FENCE PLAN - FIGURE 17a
Page 59
R�%T vAIL SLOT% :,N POSTS, AS iEQ,'.
TO ALL�)ft Fmi EI-Ek,�MOM CHA��;ES PDO-14 Gateway to Temecula
OLMVEEII BUST-TYPICAL.
POLY POST b-r. ;:.C.
S( COVE Pp AT I---2.0 VX.
2".5" POLY RAL rP k4"4C-%R14 RRCKETS TIP
I-j/d* Ak T-3,Llv
FIN. C q
STEEL �PM -W�
RML-T014 WITH 1VO4
ON.CRETE FCOTIKG
ELi.,X% .1' 'LEAN F�CIV
Tit L� SIM
FEN' OF POST TO z,=, ,,V
"F �-?ETE 9q:E,AT I z ,,r yq
•ARO 61 EXA P PZL"n"
9()X CUM'ACTED NATIVE MATERIAL q
,:TT 3'-!1' 0C
SECTION
R\
Turn Rail Foom(While) 2*'xb' RAIL Ty� PSH C4,E
F4IP�l
M%Tr,.CLq C.TOFF WALL
Fl CRC
Tubular Steel Fence with Virmp,
ELEVATION
Note The two rail fence along Vallejo Avenue shall be 3' high BUILDING
'114,
AAAL BEYOND
Yp to aw
PYE�
4'TALL DRIVE THRU Refer to Figure 9
SCREEN WALL
Rear Wall Elevation ......
WALL and FENCE ELEVATIONS-FIGURE 17b
Page 60
PDO-14 Gateway to Temecula
STEEL
CONCRETE
STEEL r
._:_:o';a,:_'_•_:<:_:i:;•;:_:i:"'ao:=:_:-:;i:.'R_;I �:T:4A:::_._:::-i::e.:_::.:.TS .-.:cam
'.'•'.'•'•6'•'.00•O.o•.•✓.•0. .•.•✓.•.•.'.!I J.iO:.•.•:b•/•:rl.•O.!1•.r.�.•..!Pi.�'.� y�r
'.'••'i'i'.•i0's•.•.'s•.'.•s i'e•Jii!i�ii!i ii!i ii!i0•i iii rii�iii!ii'ii�ii�iiii� T
'1�.•.•i••1.1'1•.•••.�•1•.•.fib•.•.❖.•.1•-!r•.•1!1 Ir.•.•1....•11.!�.�r•!�.�.•!�.ir�i�.i1•.,..��.��� '... .. .:i'uAl..�
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�•j fed�.�1���1�es.�.�%��.�.�.�%.�:�.�/�.�.�/�:�1�1 I�.�r�.�.�1�1�.�.�1�.�1��1•�r•!1•i�!.•:���.4�•i� -�f
- eii'ii•i'ii•i'ii•i'iS'i•ii'i'iili iiriliil liiiii'iiii!iii!iii!iii0%.� %�%y .i - _- -
• OHO'.00'Oi'0.0•i'O••i'IQ•irii•.•ii•Oil IOiri•0!•i�.ir.<100�0•r•�0:••��i••S��`'.•�'
"� _.. f°�4'.•i4•ri•i•0�•OOii°.•ii•0iliriri•.•il IOi/i!Oii!rilil.Q•i!rili!ri,�!.�:pS�.�y.� � ..
f �P;ii�i�i�iiii iii•1•i i!i 'iii•�•iilii i/i iJ'�•iii!i!i���i�i��� ��i��Q���.
.. I . —
SPEED ,
TYP
so. GATE RAIL TYP.
WOUND . .
TYPICAL :�TRANSITIONS GRADE CENTERED'ON STL TUBES.
WELD ALL AROUND TYP.
Note: The gate shall be equipped with a knox rapid entry system VALLEJO AVENUE EMERGENCY
ACCESS GATE-FIGURE 17c
Page 61
Gateway to Temecula
D. Common Space Elements
Figure 18a, Outdoor Gathering Area Plans, Figure 18b, Outdoor Gathering Area
Examples, and Figure 18c, Outdoor Furniture Examples, depict the potential
development of common space elements in PDO-14. The name and manufacturer of
the element has been provided as a guideline. A product of equal, or superior quality
may also be permitted. These areas will be located at several locations in PDO-14 for
outside enjoyment of commercial spaces. These spaces may contain, at a minimum:
• Enhanced colored concrete paving:
• Pedestrian Path: Top cast# 3, saw cut joints @ 72" on center each way,
45 degree orientation
• Seating Areas: Top cast # 3, saw cut @ 36" on center each way, 45
degree orientation
• Tables.
• Chairs.
• Benches.
• Umbrellas or permanent shade structures.
• Misters.
• Covered walkways.
• Trellis covered walkways.
• Wine barrel or terra cotta planters.
The retailer is free to add additional items as desired in order to enhance the outdoor
space.
Planned Development Overlay(PDO-14) 62
PDO-14 Gateway to Temecula
SRE PFOESTRAN PATH-COEORID OECORATh!
CpN'RETE TO•CAST•SJOMTS• OVBWSO SPA)ASR
2E OLCOACHWAV STYVTIMAc OTTA
VLANTFR
SEAI,R4 ARW,LM OCORCRE 1E
/Md%I VY C1131•1 OECORAIrVE J"
PATTTRM C O C EACH WAY I .
t
COVIYD PATIO
L
4 _`` ♦ SN.a.e S�wq AM.
♦L` ♦``_� � -�` Cq WAR
. .�; ,,t♦� �emeGUlti�Ps�k�eY
OUTDOOR GATHERING AREA PLANS - FIGURE 18a
Page 63
PDO-14 Gateway to Temecula
r ;
TYPICAL TRELLIS
STYLE COVERED COVERED WALKWAYS
WALKWAYS AND OUTDOOR SEATING
� r
1 /.1
ENHANCED CONCRETE \�
WINE BARREL PLANTERS
TYPICAL TRELLIS STYLE COVERINGS
OUTDOOR GATHERING AREA EXAMPLES - FIGURE 18h
Page 64
Bondi UIi t1\ N PDO-14 Gateway to Temecula
km�.de On
..
I Longport
• - tops
Aruba Abri
C�
. �•
OUTDOOR FURNITURE EXAMPLES -FIGURE 18c
Page 65
EXHIBIT B
AMENDED ZONING MAP/GENERAL PLAN LAND USE MAP
Proposed General Plan Land Use
VL d
VL
Arx'.M-17 12 VL
J.1°
0VN�9II�tI0dt]
MN:9II.117
HT MN:9II.1,D01.
�c
VL
HT
1 - V
Proposed Zoning
•�d
VL
VL
..x 922170411'
PDO-14
a
a,. VL
9
vw PO