City of Temecula, CA Rancho Pueblo Planned Development Overlay District (PDO-6)

§ 17.22.160 Title.

Within the City of Temecula's Zoning Code (Title 17), Sections 17.22.160 through 17.22.178 shall be known as "PDO-6" (Rancho Pueblo Planned Development Overlay District).

(Ord. 09-01 § 4)

§ 17.22.162 Project description.

General Plan Consistency. The Rancho Pueblo planned development overlay (PDO-6) helps define a vision for the future development of Rancho Pueblo and serves as a guide to the implementation of that vision over time. This document directs future development to adhere, appropriately, to the overall PDO area vision, thereby ensuring that Rancho Pueblo fulfills its primary goal of positively adding to the collective image of the city of Temecula.

Design excellence, coupled with efficient and safe, vehicular and pedestrian circulation, provides an environment with pedestrian-friendly streetscapes and landscaped areas. Special attention will be given to providing architectural and landscape designs that are complementary to the adjacent residential areas. The Rancho Pueblo PDO project area is situated to the southeast of central Temecula, on the north side of Highway 79 South, midway between the intersection with Margarita Road and Jedediah Smith Road, approximately one and one-half miles east of the intersection with 1-15 (Figure 1).

The PDO area is currently zoned professional office by the city of Temecula and falls within the Z1 special plan overlay, as set forth in the city of Temecula general plan. In accordance with the requirements for a special plan overlay, Rancho Pueblo will be a comprehensively planned development with a complementary mix of uses. The underlying zoning for the PDO area will remain as professional office, except as specifically modified herein. In situations where the development guidelines herein do not specifically or completely address an issue, the Temecula citywide design guidelines will apply, so the development guidelines herein are seen as an adjunct to, rather than a displacement of, the citywide design guidelines.

Vision. The name for "Rancho Pueblo" evolved from its origins in the Rancho Community Church and its desire to evoke the look and feel of a village through provision of a more traditionally based pedestrian oriented environment, blended with the regional Spanish-American heritage. Just as churches provide valuable community models for balancing stability and growth to form the lasting cornerstones of our communities, Rancho Pueblo is to be a model for a well-planned, well-executed and cohesive plan. The presence of Rancho Community Church on the project site will provide a guiding and stabilizing force to the entire development and will provide a new landmark, both literally and figuratively, for the city of Temecula and the entire Temecula Valley.

Fig. 1 Planned Development Overlay PA01-0522

Vicinity Map

The project forms an attractive and complimentary addition to both the adjacent neighborhoods and the city of Temecula as a whole, by knitting together a tapestry of architectural, landscape, and urban design elements, complementary to the city of Temecula's, citywide design guidelines. The Rancho Pueblo PDO envisages a symbiotic assemblage of possible uses, including a church and its associated administrative and ministerial structures, church-based schools, community-accessible recreational facilities, professional offices, medical support services, and support retail; other uses may include, assisted-living and congregate care facilities, and self-storage facilities.

There is a strong emphasis placed on ease of access and pedestrian-friendly circulation within the entire site. In general, parking lots are placed along the central backbone roadway system, with a network of sidewalks, walking paths, and pedestrian corridors designed to facilitate and encourage pedestrian movement, throughout the entire Rancho Pueblo PDO area. The network of pedestrian pathways also connects handicapped-accessible parking areas to the site buildings with additional external site linkages at appropriate points along Highway 79 South.

Project Area. The project area, shown in Figure 2, is defined as Tract Number 30798, Lots l through 16, and Tract Number 30797, Lots 1 through 8, totals approximately 53.62 acres and runs along the Highway 79 frontage for approximately three thousand seven hundred feet. Site depth varies between approximately four hundred thirty and seven hundred thirty feet from the right-of-way line.

The project area, collectively known as rancho pueblo, will be governed by this planned development overlay, subject to review and approval of the city of Temecula. It is to be a high-quality, regional development, positively enhancing the overall image of the city of Temecula. It consists of three significant and interrelated development areas, delineated as planning areas A, B, and C in Figure 3. Planning area A is the new home for the Rancho Community Church and School, anchoring the site in the midwestern portion of the PDO area. Planning area B, the Rancho Pueblo Professional Center, consists of professional offices, support retail, retail, and other appropriate land uses, and occupies the eastern portion of the PDO. Planning area C, also known as the Halcon Rojo professional center, will also consist of professional offices, support retail, retail, and other appropriate land uses.

A statistical summary of acreage for each of the proposed major development areas within the PDO is presented in Table 17.22.162.

Fig. 2 Planned Development Overlay PA01-0522 Study Area

Fig. 3 Planned Development Overlay PA01-0522 PDO Area Map

Table 17.22.162 Rancho Pueblo Statistical Areas Summary*
Planning Area	Acreage	Square Footage	Percentage
A. Rancho Community Church and Schools
Development Pad "*	4.61 ac	200,908	13.63
Landscaped Area, Hardscape and Walkways	12.08 ac	526,337	35.70
Public Streets & Driveway (R.O.W. Only)	0.69 ac	30,152	2.04
Private Street/Driveway Easement	2.07 ac	90,260	6.12
Open Space (sports fields)	6.23 ac	271,534	18.41
Projected Parking Area (footprint only)	8.16 ac	355,353	24.10
Gross Acreage:	33.85 ac	1,474,544	1,00.00
Allowable Building square footage	852,457 sf
Total Projected Parking Spaces	1,451
B. Rancho Pueblo Professional Center
Development Pad **	3.85 ac	167,812	26.60
Landscaped Area	4.72 ac	205,326	32.55
Public Streets & Driveways (R.O.W. Only)	2.00 ac	87,347	13.85
Projected Parking Area (footprint only)	3.91 ac	170,264	27.00
Gross Acreage:	14.48 ac	630,815	100.00
Allowable Building square footage	315,374 sf
Total Projected Parking Spaces	392
C. Halcon Rojo Professional Center
Development Pad **	0.78 ac	34,159	14.83
Landscaped Area	1.92 ac	83,547	36.27
Hardscape, Sidewalk and Walkways	0.54 ac	23,628	10.26
Projected Parking Area (footprint only)	2.04 ac	89,036	38.65
Gross Acreage:	5.29 ac	230,370	100.00
Allowable Building square footage	65,640 sf
Total Projected Parking Spaces	245
Rancho Pueblo PDO - total gross acreage:	53.62 ac	2,335,729

Notes:
*	Statistics shown, except those for gross acreage by site, are illustrative and subject to revision during subsequent site development plan approvals.
**	Additional 0.25 floor area ratio maybe allowed based on enhanced landscape and/or architecture in the PO zone. FARs are slightly higher for retail and retail-support areas.

(Ord. 09-01 § 4)

§ 17.22.164 Planning areas.

Rancho Pueblo has three major components: the Rancho Community Church and Schools, the Rancho Pueblo Professional Center, and the Halcon Rojo Professional Center. The Church and Schools project contains worship, ministerial, meeting and educational facilities and associated recreational amenities. The professional centers may consist of a combination of professional services, support retail, a sports club and possibly congregate care or self-storage facilities. While the following descriptions of the church and school, and the professional centers are illustrative of a potential mix of uses, the final complexion of the PDO area will be governed by the Matrix of Permitted Uses (see Table 17.22.166A) and subject to the city of Temecula site development plan review process.

PLANNING AREA A - RANCHO COMMUNITY CHURCH AND SCHOOLS

Expected uses for the Rancho Community Church and Schools site include:
1.	Religious worship spaces;
2.	Church administration offices;
3.	Church ministries and program areas;
4.	Preschool;
5.	Elementary school;
6.	Junior high and high schools;
7.	Indoor recreation;
8.	Recreational playing fields;
9.	Outdoor hard-surface recreation areas;
10.	Associated parking areas - structured and at-grade;
11.	Caretaker residences.

The Church and its associated phased structures are organized, village-style, around a central gathering place, functioning both as a forecourt for the worship center and as a place of respite and contemplation for its multiple associated users. The worship center, the major, central building of the Church complex, is situated directly on the main gathering place, towards the front of the site to help decrease potential visual impacts, of this large footprint structure, on the residential areas to the rear of the site, and to increase the building's presence on Highway 79 South. The gathering place is further bounded by the adult education building, the chapel and the family life center; the family life center also functions in the early years as the interim worship center. These buildings, in turn, are bracketed by the preschool, elementary, junior high and high school buildings, with the western and eastern ends of the site containing recreational playing fields. Figure 4 illustrates a representative development plan for the site.

Fig. 4 Planned Development Overlay PA01-0522

Conceptual Illustrative Land Use Plan-Church and Schools

The only buildings not directly associated with the central gathering place are the Administration building, located close to Highway 79 South, and the two Field Houses adjacent to the east and west sports fields. The Administration Building development pad extends from Chapel Lane to Highway 79 South, adjacent to the Rancho Pueblo Road main site entry, but it is accessed from within the Church and Schools site, via Chapel Lane. Depending on Church, office space requirements, this building may accommodate multi-tenant, non-Church related uses.

Efficient use of land is maintained throughout the site by use of sharing of reciprocal parking between the Church and non-Church uses, with the overriding and dominant peak demand being weekend worship services. Temporary modular units are allowed for interim school uses. Such units must have landscaping to soften views of the modulars from off site areas, and must be phased out over time. Construction trailers are allowed, without landscaping.

PLANNING AREA B - RANCHO PUEBLO PROFESSIONAL CENTER

The site may contain a well-coordinated mix of professional office and other use types, including:

1.	Medical and professional office;
2.	Self-storage facilities;
3.	Assisted living facilities;
4.	Senior living facilities.
5.	Supportive housing shall comply with Section 17.06.110 and shall be permitted by right in a multifamily residential use.
6.	Transitional housing shall be permitted by right in a multifamily residential use.
7.	Low barrier navigation centers shall be permitted by right in a multifamily residential use.

The site is organized around the central main street, Ranch Pueblo Road, which traverses the middle of the site, from its western terminus at Highway 79, shared with the Rancho Community Church and Schools site to the west, to its interim eastern terminus at the PDO eastern boundary; secondary access is also provided via the right-in right-out road connecting to Highway 79 at the eastern boundary of the site. In addition, a connection for Rancho Pueblo Road to the east is provided in planning area B.

Development parcels are located along and accessed from Rancho Pueblo Road, which bisects the site in an east-west direction. Some access may also be provided, at a suitable distance from Highway 79, from the right-in, right-out access road connecting to Highway 79, at the eastern end of the site. Parcels along Highway 79 have their front yards, with appropriate setbacks, designated along Highway 79, while the parcels to the rear of the site front onto Rancho Pueblo Road.

Main entries of buildings, especially those along the Highway 79 frontage, will be oriented towards the interior of the site to keep the amount of parking on the exterior boundaries of the site to a minimum. Buildings fronting onto Highway 79 will be variably setback and spaced along the right-of-way line to provide a combination of visually interesting relationships with respect to access and movement of vehicles and pedestrians within the site. Whenever possible, cluster groups or pairs of buildings around shared, central courtyards to promote a more village-like atmosphere. Figure 5A illustrates a representative development pattern, while Figure 11 (see Section 17.22.172(A)(3)), illustrates how the shared landscaped areas can as pedestrian gathering places, serving adjacent buildings.

Fig. 5A Planned Development Overlay PA01-0522

Conceptual Illustrative Land Use Plan—Rancho Pueblo Professional Center

PLANNING AREA C - HALCON ROJO PROFESSIONAL CENTER

The site may contain a well-coordinated mix of professional office and other use types, including:

1.	Medical and professional office;
2.	Healthcare facilities;
3.	Pharmacy.

The site is organized around the project entrance from Highway 79 at the southeast corner of the site; secondary access is provided from the adjacent sports field driveway also in the southeast corner of the site. The project entry is right-in, right-out from Highway 79.

The professional office buildings will be clustered in the center of the site, with parking areas located around the perimeter of the site as illustrated in Figure 5A. The main entries of the buildings will be oriented towards a central entrance courtyard and vehicular roundabout area. The circular driveway, or roundabout, will also be used as a drop-off or loading area for patients. Commercial loading areas shall be provided for each building and shall be located in proximity to the building it serves. Buildings fronting onto Highway 79 will be variably setback and spaced along the right-of-way line to provide a combination of visually interesting relationships with respect to access and movement of vehicles and pedestrians within the site. Whenever possible, cluster groups or pairs of buildings around shared, central courtyards to promote a more village-like atmosphere. Figure 11 (see Section 17.22.172(A)(3)), illustrates how the shared landscaped areas can act as pedestrian gathering places, serving adjacent buildings.

Fig. 5B Planned Development Overlay PA01-0522

Conceptual Illustrative Land Use Plan—Halcon Rojo Professional Center

(Ord. 09-01 § 4; Ord. 23-11, 11/28/2023)

§ 17.22.166 Land uses.

Use Matrix. The land uses listed in the following table will be permitted in the Rancho Pueblo planned development overlay (RPPDO), only as indicated. Where indicated with a letter "P" the use will be a permitted use. A letter "C" indicates the use will be conditionally permitted subject to the approval of a conditional use permit. Where indicated with the symbol "-" the use is prohibited within the Rancho Pueblo PDO area.

Table 17.22.166A Rancho Pueblo Matrix of Permitted Uses
A
Adult business - subject to Chapter 5.08 of Temecula Municipal Code	-
Aerobics/dance/gymnastics/jazzercise/martial arts studios (less than 5,000 sq. ft.)	C
Aerobics/dance/gymnastics/jazzercise/martial arts studios (greater than 5,000 sq. ft.)	C
Airports	-
Alcoholism or drug treatment facilities	C
Alcohol and drug treatment (outpatient)	P
Alcoholic beverage sales	-
Ambulance services	-
Animal hospital/shelter	-
Antique restoration	-
Antique sales	-
Apparel and accessory shops	-
Appliance sales and repairs (household and small appliances)	-
Arcades (pinball and video games)	-
Art supply stores	-
Auction houses	-
Auditoriums and conference facilities	C
Automobile dealers (new and used)	-
Automobile sales (brokerage)—showroom only (new and used)-no outdoor display	-
Automobile repair services	-
Automobile rental	-
Automobile painting and body shop	-
Automobile salvage yards/impound yards	-
Automobile service stations with or without an automated car wash	-
Automotive oil change/lube services with no major repairs	-
Automotive parts-sales	-
Automotive service stations selling beer and/or wine—with or without an automated car wash	-
B
Bakery, goods distribution	-
Bakery, retail	P
Bakery, wholesale	-
Banks and financial institutions (without drive-thru lanes)	P
Banks (with drive-thru lanes)	C
Barber and beauty shops	P
Bed and breakfast	-
Bicycle (sales, rentals, services)	-
Billiard parlor/pool hall	-
Binding of books and similar publications	P
Blood bank	P
Blueprint and duplicating and copy services	P
Bookstores	P
Bowling alley	-
Building material sales (with exterior storage/sales areas greater than 50 percent of total sales area)	-
Building material sales (with exterior storage/sales areas less than 50 percent of total sales area)	-
Butcher shop	-
C
Cabinet shop	-
Cabinet shops under 20,000 sq. ft.—no outdoor storage	-
Camera shop (sales/minor repairs)	-
Candy/confectionery sales	P
Car wash, full service	-
Carpet and rug cleaning	-
Caretaker residences	C
Catering services	-
Clothing sales	P
Coins, purchase and sales	-
Cold storage facilities	-
Communications and microwave installation¹	C
Communications equipment sales	P
Community care facilities	P
Computer sales and servicing	P
Congregate care housing for the elderly²	P
Construction equipment sales, service or rental	-
Contractor's equipment, sales, service or rental	-
Convenience market	-
Costume rentals	-
Crematoriums	-
Cutlery	-
D
Data processing equipment and systems	P
Day care centers	P
Delicatessen	P
Discount/department store	-
Distribution facility	-
Drug store/pharmacy	P
Dry cleaners	P
Dry cleaning plant	-
E
Emergency shelters	C
Equipment sales and rentals (no outdoor storage)	-
Equipment sales and rentals (outdoor storage)	-
F
Feed and grain sales	-
Financial, insurance, real estate offices	P
Fire and police stations	P
Floor covering sales	-
Florist shop	-
Food processing	-
Fortune telling, spiritualism, or similar activity	-
Freight terminals	-
Fuel storage and distribution	-
Funeral parlors, mortuary	-
Furniture sales	-
Furniture transfer and storage	-
G
Garden supplies and equipment sales and service	-
Gas distribution, meter and control station	-
General merchandise/retail store less than 10,000 sq. ft.	-
Glass and mirrors, retail sales	-
Governmental offices	P
Grocery store, retail	-
Grocery store, wholesale	-
Guns and firearm sales	-
H
Hardware stores	-
Health and exercise clubs	C
Health food store	C
Healthcare facility	P
Heliports	-
Home and business maintenance service	-
Hospitals	C
I
Ice cream parlor	P
Impound yard	-
Interior decorating service	P
J
Junk or salvage yard	-
K
Kennel	-
L
Laboratories (film, medical, research or testing centers)	C
Laundromat	-
Laundry service (commercial)	-
Libraries, museums and galleries	C
Liquefied petroleum, sales and distribution	-
Liquor stores	-
Lithographic service	-
Locksmith	P
M
Machine shop	-
Machinery storage yard	-
Mail order businesses	P
Manufacturing of products similar to, but not limited to, the following:
Custom-made product, processing, assembling, packaging, and fabrication of goods within enclosed building (no outside storage), such as jewelry, furniture, art objects, clothing, labor intensive manufacturing, assembling, and repair processes that do not involve frequent truck traffic.	-
Compounding of materials, processing, assembling, packaging, treatment or fabrication of materials and products that require frequent truck activity or the transfer of heavy or bulky items. wholesaling, storage, and warehousing within enclosed building, freight handling, shipping, truck services and terminals, storage and wholesaling from the premises of unrefined, raw or semi-refined products requiring further processing or manufacturing, and outside storage.	-
Uses under 20,000 sq. ft. with no outside storage	-
Massage	-
Medical equipment sales/rental	P
Membership clubs, organizations, lodges	C
Mini-storage or mini-warehouse facilities³	C
Mobile home sales and service	-
Modular classrooms/buildings	C
Motion picture studio	-
Motorcycle sales and service	-
Movie theaters	-
Musical and recording studio	-
N
Nightclubs/taverns/bars/dance club/teen club	-
Nurseries (retail)	-
Nursing homes/convalescent homes	C
O
Office equipment/supplies, sales/services	P
Offices, professional services with less than 50,000 sq. ft., including, but not limited to, business law, medical, dental, veterinarian, chiropractic, architectural, engineering, real estate, insurance	P
P
Paint and wallpaper stores	-
Parcel delivery services	-
Parking lots and parking structures	C
Pawnshop	-
Personal service shops	P
Pest control services	-
Pet grooming/pet shop	-
Photographic studio	P
Plumbing supply yard (enclosed or unenclosed)	-
Postal distribution	-
Postal services	P
Printing and publishing (newspapers, periodicals, books, etc.)	C
Private utility facilities (Regulated by the Public Utilities Commission)	P
Q
Reserved
R
Radio and broadcasting studios, offices	P
Radio/television transmitter	-
Recreational vehicle parks	-
Recreational vehicle sales	-
Recreational vehicle, trailer, and boat storage within an enclosed building	C
Recreational vehicle, trailer and boat storage—exterior yard	-
Recycling collection facilities	-
Recycling processing facilities	-
Religious institution, without day care or private school	C
Religious institution, with a private school	C
Religious institution, with day care	C
Residential (one dwelling unit on the same parcel as a commercial or industrial use for use of the proprietor of the business)	C
Residential, multiple-family housing	-
Restaurant, drive-in/fast food	-
Restaurants and other eating establishments	P
Restaurants with lounge or live entertainment	-
Retail support uses	P
Rooming and boarding houses	-
S
Scale, public	-
Schools, business and professional	C
Schools, private (kindergarten through Grade 12)	C
Schools, religious (kindergarten through Grade 12; and, seminary)	C
Scientific research and development offices and laboratories	C
Senior citizen housing (see also congregate care)'	P
Solid waste disposal facility	-
Sports fields (with or without related school use)	C
Swap Meet, entirely inside a-permanent building	-
Swap Meet, outdoor	-
Swimming pool supplies/equipment sales	-
T
Tailor shop	P
Taxi or limousine service	-
Tile sales	-
Tobacco shop	-
Tool and die-casting	-
Transfer, moving and storage	-
Transportation terminals and stations	-
Truck sales/rentals/service	-
TV/VCR repair	-
U
Upholstery shop	-
V
Vending machine sales and service	-
W
Warehousing/distribution	-
Watch repair	P
Wedding chapels	C
Welding shop	-
Welding supply and service (enclosed)	-
Y
Reserved
Z
Reserved

Notes:
1.	All antennas will be masked or incorporated into approved structures or other surfaces, subject to city design review and city antenna ordinance.
2.	All congregate care and senior housing residential projects will use the development and performance standards for the High Density Residential zone and the provisions contained in City of Temecula Zoning Code Section 17.06.050(H).
3.	See City of Temecula Zoning Code Section 17.080.050(R), special use regulations and standards for self-storage or mini-warehouse facilities.

Development Standards.

Table 17.22.166B Rancho Pueblo PDO Development Standards
Development Standard	PDO-6
Minimum gross acreage per planning area	5 acres
Target floor area ratio	0.25
Maximum floor area ratio (including bonuses)	0.50
Front yard adjacent to street:
Highway 79 South	20 feet
Rancho Pueblo Road	20 feet
Chapel Lane	20 feet
Other service and access roads	10 feet
Front yard adjacent to residentially zoned property	25 feet
Interior side yard	10 feet
Rear yard	10 feet
Accessory structure side/rear yard setback	5 feet
Minimum building-separation:
One story	15 feet
Two stories	20 feet
Maximum building height:
Two stories	40 feet¹
Large meeting hall/auditorium structures (with high-ceiling single story portions to their structures)	45 feet²
Parking structures	45 feet³
Temporary modular buildings	15 feet
Maximum percent of lot coverage	50 percent
Minimum required landscape open space including hardscape and walkways)	25 percent

Development Standard	Development on single lot
Minimum net lot area	40,000 square feet
Target floor area ratio	0.50
Maximum floor area ratio (including bonuses)	1.00
Minimum width at required front setback area	80 feet
Minimum depth	120 feet
Minimum frontage on street	60 feet
Front yard adjacent to street:
Highway 79 South	20 feet
Rancho Pueblo Road	20 feet
Chapel Lane	20 feet
Other service and access roads	10 feet
Front yard adjacent to residentially zoned property	25 feet
Interior side yard	10 feet
Rear yard	10 feet
Accessory structure side/rear and setback	5 feet
Minimum building separation:
One story	15 feet
Two stories	20 feet
Minimum building height
Two stories	40 feet¹
Large meeting hall/auditorium structures (with high-ceiling single story portions to their structures)	45 feet²
Temporary modular buildings	15 feet
Parking structures	45 feet³
Maximum percent of lot coverage	50 percent
Minimum required landscape open space (including hardscape and walkways)	25 percent
Fence, hedge or wall—maximum height	6 feet
Accessory building—maximum height	15 feet

Notes:
1.	All structures except worship center, chapel, family life center (containing high-ceiling, single story spaces) and parking structure.
2.	For purposes of this PDO document, worship center, chapel, family life center (containing high-ceiling, single story spaces) and parking structure fall into this category.
3.	Parking structures of two stories.

(Ord. 09-01 § 4; Ord. 18-09 § 11)

§ 17.22.168 Circulation Plan.

Access Points and Connections. In total, there are four vehicular access points into the PDO along Highway 79, with a fifth (future) access point planned to the east, directly onto Margarita Road, through the easterly adjacent parcel, which is outside of this PDO (Figure 6). The major, centrally located, PDO entry point is at Rancho Pueblo Road, opposite Avenida De Missiones (presently known as Constance B), with a second access point, directly into the Church and Schools site at Chapel Lane, presently Constance A; both these intersections are planned to be full-movement and signalized. There are two additional secondary access points, limited to right-in/right-out movements only, at the eastern and western ends of the PDO, providing access directly to the Rancho Pueblo Professional Center and the Halcon Rojo Professional Center/Rancho Pueblo Sports Center respectively; these intersections will not require traffic signals.

Circulation for the PDO area centers along Rancho Pueblo Road, which acts as the symbolic thoroughfare for the development, foaming a central element about which various building clusters are organized and from which they are accessed. Access to all the development parcels is gained from this street, which runs from the main PDO entry at the intersection with Highway 79 South, opposite Avenida De Missiones, via an internal site traffic circle, to the easternmost boundary of the PDO area.

Within the PDO Area, Rancho Pueblo Road terminates at this eastern boundary, but allows for its future extension through the property immediately to the east, and thence, via connection to Dartolo Road, through to Margarita Road north of its intersection with Highway 79 South. The property immediately to the east of the PDO eastern boundary also falls under the Z2 overlay designation and will be required, by the city of Temecula, to have similar development patterns as those established herein and to continue Rancho Pueblo Road to connect across to Dartolo Road. Rancho Pueblo Road then provides, in its fully completed form, a parallel reliever road to Highway 79, for site traffic wishing to enter and leave the site headed to and from Margarita Road and Redhawk Parkway.

By far the most dominant element of the PDO is the Rancho Community Church and Schools site, which occupies the majority of acreage within the PDO. It is accessed via, and located along, Chapel Lane, which itself runs from Highway 79 South at what is presently Constance A, to its intersection with Rancho Pueblo Road at the traffic circle within the PDO area. Chapel Lane then serves as a meandering backbone for the Church and Schools campus, connecting the main buildings and pedestrian spaces with their associated parking areas and site entries. The street will be curvilinear, generally reducing vehicular speeds across the site, particularly adjacent to the school buildings and drop-off zones which are, in turn, appropriately separated and placed close to their respective schools.

Fig. 6 Planned Development Overlay PA01-0522

Circulation Plan

A secondary internal site road extends northerly from Chapel Lane west of its intersection with Rancho Pueblo Road, along the northern site boundary, and terminates again on Chapel Lane to the west of the Campus buildings, providing access and service to the rear portion of the site.

New internal site roads named within the Rancho Pueblo PDO are subject to City site plan reviews and approvals.

Roadway Design and Cross-sections. Design of site roadways adequately accommodates anticipated associated traffic volumes in accordance with the recommendations of the Traffic Impact Analysis. Figure 7 shows the individual roadway sections, while Section 17.22.172.E describes street landscaping details.

Truck Access. Trucks requiring access to the PDO predominantly consists of trash pick-up, service and delivery vehicles, with special event and moving vehicles entering on a less frequent basis. Truck access is via the main site entries along Highway 79, at both Rancho Pueblo Road and Chapel Lane, and then, in the case of the Church and Schools campus, from these roads onto a rear service road that loops around the buildings along the northern property line (Figure 6). In the case of the non-church development, individual development parcels and buildings are accessed and serviced from Rancho Pueblo Road through individual site driveways and parking aisles.

Pedestrian Circulation. Clearly defined pedestrian pathways will facilitate pedestrian movement across and throughout the PDO area. Situated along streets and connecting with building areas, these pathways will be a combination of naturally and architecturally shaded walkways, small intimate seating areas, building arcades and connections to building entries, all designed to promote and encourage pedestrian use. Small "gathering" and seating areas will be placed in conjunction with pedestrian pathways either at the intersection of pedestrian pathways with other pathways and roadways, or adjacent to buildings. Locate and design these "gathering" areas in a contemplative, "oasis" style, promoting a restive quality to their use (see Figure 11 in Section 17.22.172(A)(3)).

Main pedestrian access pathways traverse the PDO area, parallel to, and adjoining, Rancho Pueblo Road, and connecting through the Church and School site along Chapel Lane, to the recreation area and the Halcon Rojo Professional Center to the west (see Pedestrian Path on Figure 6). A system of landscaped, pedestrian-friendly, feeder paths will connect the major east-west pathways with the Church and School's central gathering place and with all of the associated buildings, parking and recreation areas. They will also connect, through the parking areas, to the individual buildings or groups of buildings along Highway 79 and will be developed as part of individual building sites, also allowing for connection between buildings via the shared landscape areas (see Figure 11 in Section 17.22.172(A)(3)).

Fig. 7 Planned Development Overlay PA01-0522

Roadway Sections

Pedestrian entry to the PDO Area from the sidewalk along Highway 79 may be provided at each vehicular traffic entry point and at suitable points in between. Additional pedestrian connections will be developed within and between adjacent land uses, and allow for future extension into the development immediately east of the PDO.

Internal, site pedestrian pathways may only cross the main entry roadways at the interior intersection of Rancho Pueblo Road and Chapel Lane, and at the intersection of Rancho Pueblo Road and the secondary right-in/right-out access road at the eastern site boundary. Additional crossings at the intersection of these roads with Highway 79 and within the landscape buffer zone alongside Highway 79 are permissible, but no crossings are permitted in between the Highway 79 landscape buffer zone and the major internal road intersections. Textural and/or colored surface changes will identify all pedestrian roadway crossing points.

The main pedestrian area in the PDO, the Church and School's central, gathering place, is designed with both hard-surface and soft-surface landscaping and furniture elements, affording a variety of open and shaded pedestrian environments. Both larger informal outdoor gatherings, such as after church services, and small, intimate settings for conversation and relaxation will be accommodate in the design; the anticipated future Sanctuary capacity of some three thousand five hundred people must also be accommodated in this gathering place.

Access to parking is from Rancho Pueblo Road and secondary site internal roadways using a minimal number of entry points, promoting pedestrian movements along the street-side pedestrian pathways throughout the PDO.

Parking. Parking areas will be provided throughout the PDO reasonably close to the use that they serve, with opportunities for shared and reciprocal parking arrangements encouraged to lessen the total amount of land devoted to parking. Along the Highway 79 South frontage and at the rear of the site, where the site abuts existing residential areas, parking will be kept to a minimum. Standard and van-accessible handicapped-accessible parking and bicycle stands will be provided at convenient locations throughout the site, especially adjacent to the school buildings and worship center.

Access to parking areas is directly from Rancho Pueblo Road, Chapel Lane or the secondary service driveways at points that minimize potential interference with cars traveling on Rancho Pueblo Road and Chapel Lane (see Figures 4 and 5). Entry roads from Highway 79 South will be designed with circulation and stacking distances in mind, avoiding any potential back-ups and other adverse impacts on the public highway. Internal parking area driveways will provide direct vehicular access in close and obvious proximity to the main building entries that they are serving. Sharing of parking driveways between adjacent land use is encouraged.

Soften the impacts of parking areas through use of shade trees and appropriate ground plantings that are integrated with clearly delineated, landscaped, pedestrian pathways, providing people with direct links to the buildings (See Landscape Section 17.22.172(A)(4)).

Parking structures up to two stories above-grade are permitted, provided they are architecturally integrated with the other site buildings, designed to minimize their visual impact, and meet the landscape requirements of the PDO design guidelines. There is no limitation on the number of parking levels allowable below-grade. Parking structure faces will be articulated to help reduce the visual impression of the structure. Landscape planter elements will be integrated directly into the architectural design.

Service Facilities.

Service, Loading and Delivery Areas. Location and orientation of service areas and other loading and delivery facilities will keep visual and noise impact to a minimum. They will be walled and screened from view from outside the site and from major internal pedestrian routes and gathering places within the site. Plantings adjacent to the walls to deter defacement of the walls are encouraged.

Trash. Location and orientation of trash collection facilities will keep visual and noise impact to a minimum. They will be walled and screened from view from outside the site and from major internal pedestrian routes and gathering places within the site. Walls will be masonry with additional structural elements, such as wooden trellises, used to block view over the walls. Place plantings adjacent to the walls to deter defacement of the walls. Use concrete stress pads in front of enclosures to decrease wear on pavement surfaces.

Storage. Outdoor storage is permitted only in areas specifically designed for that use. Fully screen such areas in a manner consistent with service areas. No service, loading or delivery areas may be used for storage.

Utility Equipment. Utility equipment will be placed in portions of buildings specifically designed for that purpose or placed underground. Where aboveground placement is unavoidable, place equipment in groupings and screen with walls and landscaping consistent with service areas (Landscape Section 17.22.172(A)(8), of this article).

Mechanical Equipment. Place mechanical equipment only in areas within buildings specifically designed for that use. When unavoidably necessary to place equipment on roofs ensure screening of equipment from off site views by structures integrally designed to blend into the building design.

(Ord. 09-01 § 4)

§ 17.22.170 Recreation facilities.

Playing Fields. Layout and design of playing fields will conform to city of Temecula, parks and recreation department standards. Field orientation will account for sun-angles, lighting patterns and keeping adjacent residential area impacts to a minimum (see Figure 4).

Hard-Surface Play Areas. In recognition of the Schools' needs for both soft- and hard-surfaced play areas, a portion of various parking lots within the Church and Schools site may be utilized as hard-surface play areas. These areas will be coned-off or gated to exclude vehicles when in recreational use. Accordingly, parking areas designated to double as hard-surface play areas will meet special in-lot landscaping requirements allowing for larger, unbroken open areas to accommodate court markings. Additional plantings within island planters and peripheral landscape areas will instead be used to soften views of these hard-surface play areas. Conversely, some areas designated as hard-surface play areas will be alternately used for parking during peak parking periods when not required for recreational use (see Figure 4),

(Ord. 09-01 § 4)

§ 17.22.172 Landscaping.

Landscaping will be a coordinated design element integrated with, and complementary to, building design. Functioning on both experiential and esthetical levels, landscaping will experientially enhance pedestrian pathway usage by providing shade and a range of textures, patterns, and colors, and aesthetically enhance visual experiences from the interior and exterior of both individual buildings and the entire PDO area.

Major landscaping elements, such as trees and monuments, will highlight specific areas within the PDO, with accent trees similarly encouraged as visual clues to peoples' location within the PDO area. A mix of deciduous and evergreen plantings is encouraged to highlight seasonal changes while still maintaining year-round beauty and accent, with attention paid to color, form and scent.

All exterior boundaries of the PDO area will be landscaped with multi-storied plantings. Special attention will be given to the interface with the surrounding residential areas where plantings and landscape design will emphasize softening the visual impact of the PDO area from off site.

General Site Standards.

Highway 79. Buffers along Highway 79 within the PDO area will continue the precedent patterns established by existing and proposed adjacent developments to the east of the PDO area along Highway 79 South, namely a thirty-six-foot minimum landscape buffer, measuring twenty feet from the property line and sixteen feet from the curb to the right-of-way line. Exceptions to this buffer will be for entry signage and monuments at points of access for vehicles and pedestrians, where the buffer incorporates a greater area and depth.

Typically, the buffer includes a six-foot wide meandering sidewalk, not less than five feet from the face of the curb along Highway 79 except at and approaching corners (Figures 8 and 9). To address measurable highway and vehicular noise and to promote a quiet, restive ambiance within the Church and School's main areas, a variable two- to four-foot high, shallow-sloped berm (four-foot maximum height for berm) will be topped with an articulated four- to six-foot high wall (six-foot maximum height for walls/fences along Highway 79 South), to deflect highway noise and screen parking lot views from Highway 79.

The berm and wall relative heights are varied for visual interest when experienced from Highway 79 and the wall will have columns at sixty-foot intervals (see Figure 30). However, the combination of berm plus wall or fence height at any point along Highway 79 South shall not exceed eight feet above adjacent street curb grade. Due to the variety and density of landscaping placed on the highway side of the wall, most of the wall is eventually expected to be obscured from highway views.

Fig. 8 Planned Development Overlay PA01-0522

Landscape Illustrations—Key Map

Fig. 9 Planned Development Overlay PA01-0522

Highway 79 Buffer

Elsewhere, the buffer will also contain any necessary acceleration and deceleration lanes, bus stops and their associated seating and shelters, as well as corridors for utility structures including, but not limited to, transformers, back-flow devices, and detector checks. Utility equipment placed in the buffer area will, whenever possible, be placed below grade in accordance with Section 17.22.168(F)(5).

Rear (North) Property Line. A nominal twenty-foot buffer along the rear PDO area property line, adjacent to the residential area, will contain plantings and trees to help mitigate off-site visual impacts from parking and buildings in the PDO area (Figure 10). A proposed white, three-rail fence, with integrated chain-link, is placed along this property line for esthetic and safety reasons, due to the proximity of the proposed drainage channel. Plantings, in and around parking areas and adjacent to buildings, will further mitigate off-site views of parking and buildings. Additionally, a twelve-foot wide equestrian trail will be graded to the north of the property line with cooperation of the Los Ranchitos homeowners association and the consent of the respective property owners.

In areas where the cross-site drainage channel is located the buffer will be reduce in width to five feet, measured from the property line to the top of the channel slope. Plantings may be reduced in areas adjacent to playing fields where visual impacts are at a minimum.

Shared Mini-Plazas. Where possible adjacent development parcels are encouraged to use coordinated designs to provide shared mini-plazas for common use between the sites. Buildings may be grouped closer together and open space combined to achieve these elements. Such mini-plazas will be in reasonable proximity to building entries and will be connected to the system of landscaped pedestrian pathways that traverse the PDO area. Plazas will have shade trees and seating for informal meetings (Figure 11).

Parking Areas. Parking lots will include plantings and trees to provide shade and to soften their visual impact, with trees grouped at the end of parking rows, wherever feasible. Large-canopy shade trees will also be placed in planter islands at regular intervals within permanent parking lots in accordance with the city standards. Pedestrian pathways should be clearly identified with a variety of plantings, open and trellis-covered walkways (Figure 12), textures and enhanced surfaces.

Plantings and features used to screen and soften permanent parking areas will be balanced with maintaining carefully framed building views into and out from the site. Temporary parking lots, to the extent that overall project landscaping requirements have already been met, may not be required to have landscaping within the lot proper. However, effort should be made to soften views of expansive, temporary parking areas by landscaping the perimeter of such lot(s).

Fig. 10 Planned Development Overlay PA01-0522

Rear Property Line/Drainage Channel

Fig. 11 Planned Development Overlay PA01-0522

Pedestrian Gathering Area

Fig. 12 Planned Development Overlay PA01-0522

Pedestrian Corridor Parking Area

Storm Drain Channel. A drainage channel, carrying cross-site drainage from areas north of the PDO area to the southwest corner of the PDO area, is located in some areas along the rear and west property lines. Sides and bottom of the channel are covered with a grass mix, except at various important points (channel bends and culvert entries and exits) where rip-rap is used for erosion protection. The channel bottom also contains a concrete channel to control minor irrigation and nuisance (low-flow) run-off. In sensitive locations, such as adjacent to the Church and Schools, an underground concrete culvert pipe replaces the channel. In areas where the channel exists, the rear buffer landscaping is modified to a five-foot strip measured from the property line to the top of the channel slope (Figure 10).

Water District Easement on West Property Line. Surface of easement will be hydro-seeded with a non-irrigated grass mix to mitigate weed growth and potential dust impact.

Temporary Ground Cover. Undeveloped site areas graded under previous phases and planned for future development will be hydro-seeded with a non-irrigated grass mix to mitigate weed growth and potential dust impact. Such hydro-seeded areas should be provided with temporary irrigation until such time that the seed mix has germinated and established itself.

Equipment and Service Areas Screening. Aboveground placements of utility and mechanical equipment, and service areas, will be screened with walls, covers (where appropriate to avoid views down into enclosures), and landscaped in accordance with city standards.

Streetscapes. The design of streetscapes provides for clear patterns of ingress and egress, efficient vehicular travel and encourages the safe movement of pedestrian throughout the PDO area. Roadway design will allow for, and integrate, a pleasing pedestrian experience, incorporating both low-level plantings and trees alongside pathways. Landscaping will be used in a hierarchy of plantings to emphasize different locations and uses within the PDO, for instance, one type of street tree for the main thoroughfare, Rancho Pueblo Road, and another for Chapel Lane. Medians greater than a minimum five feet clear dimension will be planted with low-level plantings (see Figures 13 through 16 and 18 for street landscape details).

Fig. 13 Planned Development Overlay PA01-0522

Rancho Pueblo Road Entry

Fig.14 Planned Development Overlay PA01-0522

Rancho Pueblo Road Interior Section

Fig. 15 Planned Development Overlay PA01-0522

Rancho Community Way Entry

Fig. 16 Planned Development Overlay PA01-0522

Rancho Community Way Interior Section

Fig. 17 Planned Development Overlay PA01-0522

Rancho Community Church Sign

Fig. 18 Planned Development Overlay PA01-0522

Halcon Rojo Professional Center Entry

Entry Features. Coordinate landscape design for site entries with architectural features such as lighting, signage, monuments and berm. Use easily identifiable sub-palettes to indicate the differing, hierarchical importance of the various entries, but include some elements that are commonly identifiable to the entire PDO area. Plant appropriate accent ground cover at the bases of all monuments and signage. (See Figures 13, 15, 17, and 18 for landscape entry details).

Plazas Designs and Elements. A hierarchy of pedestrian-oriented plazas will be used throughout the PDO area. Plaza areas will be designed at a scale proportionate to their potential capacity to avoid the appearance of barren, uninhibited spaces, using various elements such as trees, fountains and landscaped planters to creatively dissipate the large groups into smaller components. Use structural landscape elements such as seating, low walls, arbors and trellises, throughout the site at appropriate locations to encourage rest and contemplation. A valuable element will be the inclusion of shaded, seating areas to provide for outdoor, informal meetings and lunch venues, and, in the Church and School site, to encourage fellowship before and after both worship services and during the school day.

Large plazas, such as the Church's central gathering place, will receive particular care and will be designed with both hard-surface and soft-surface areas accommodating activities such as resting, gathering, traversing and building ingress and egress. Additionally, such large plazas need to account for the gathering and movement of large groups of people, such as the projected three thousand five hundred churchgoers attending services at the proposed worship center, which will implicitly necessitate the use of fairly substantial paved areas. Larger specimen trees will be the focus of the gathering place planted in conjunction with smaller scale plantings to highlight various users of the gathering place (Figure 19).

Pavement Finishes. Pavement finishes for similar uses will, whenever possible, be consistent and uniform throughout the PDO area. Employ site- and project-specific treatments only at site-specific locations such as mini-plazas, crosswalks and roadway entries as a means of highlighting the different site elements within the PDO.

City Standards. Design and construction of all facilities within the PDO area will conform to the design guidelines contained in this PDO. However, where not particularly specified herein, city standards will be used.

Fig. 19 Planned Development Overlay PA01-0522

Main Church Gathering Plaza Plan

Plant Palette. A hierarchy of plants selected from the Rancho Pueblo Plant Palette (Table 17.22.172), as derived from the citywide design guidelines, will be used to provide variety in conjunction with the varying usage of the different landscaped elements. Project-specific plant palettes must be integrated throughout the Rancho Pueblo PDO, but with allowances made to subtly distinguish one project from the next through changed emphases on grouped plantings.

Table 17.22.172 Rancho Pueblo Plant Palette
Street Tree - Highway 79
Botanical Name	Common Name
Platanus acerifolia	Plane Tree
Schinus molle	California Pepper
Street Tree - Rancho Pueblo Drive, Chapel Lane
Botanical Name	Common Name
Platanus acerifolia	Plane Tree
Major Entry Tree and Accent Tree
Botanical Name	Common Name
Arbutus unedo	Dwarf Strawberry Tree
Arecastrum romanzoffianum	Queen Palm
Jacaranda mimosifolia	Jacaranda
Phoenix dactylifera	Date Palm
Parking Lot Canopy Tree
Botanical Name	Common Name
Chitalpa "Pink Dawn"	Chitalpa
Tipuana tipu	Tipu Tree
Koelrueteria bipinnata	Chinese Flame Tree
Podocarpus gracilior	Fern Pine
Ulmus parvifolia	Evergreen Elm
Parking Lot Accent Tree
Botanical Name	Common Name
Koelrueteria bipinnata	Chinese Flame Tree
Jacaranda mimosifolia	Jacaranda
Magnolia grandiflora	Bull Bay
Prunus "Krauter Vesuvius"	Purple Leaf Plum
Pyrus Kawakamii	Evergreen Pear
Plaza Tree
Botanical Name	Common Name
Arecastrum romanzoffianum	Queen Palm
Cassia leptophylla	Gold Medallion Tree
Eriobotrya deflexa	Bronze Loquat
Jacaranda mimosifolia	Jacaranda
Phoenix dactylifera	Date Palm
Prunus "Krauter Vesuvius"	Purple Leaf Plum
Pyrus Kawakamii	Evergreen Pear
Washingtonia Robusta	Mexican Fan Palm
Background/Screen Tree
Botanical Name	Common Name
Podocarpus gracilior	Fern Pine
Laurus nobilis	Sweet Bay
Screen Shrubs
Botanical Name	Common Name
Grevillia noellii	Grevillia
Ligustrum j. "Texanum"	Texas Privet
Phorium tenax	Flax
Photinia fraseri	Photinia
Rhaphiolepis indica	Indian Hawthorne
Virburnum suspensum	Sandankwa Viburnum
Ornamental Shrubs
Botanical Name	Common Name
Abelia "Edward Goucher"	Abelia
Arbutus "compacta"	Dwarf Strawberry Tree
Asplendium bulbiferum	Mother Fern
Carissa species	Natal Plum
Clivia miniata	Kafir Lily
Cotoneaster species	Cotoneaster
Dietes bicolor	Fortnight lily
Grevillia Noellii	Grevillia
Heteromeles arbutifolia	Toyon
Ligustrum j. "Texanum"	Texas Privet
Phorium tenax	Flax
Photinia fraseri	Photinia
Pittosporum species	Tobira
Rhaphiolepis indica	Indian Hawthorne
Virburnum suspensum	Sandankwa Viburnum
Groundcovers Vines
Botanical Name	Common Name
Agapanthus africanus	Lily of the Nile
Delosprema "Alba"	White Ice Plant
Hemerocallis hybrids	Day Lilies
Myoporum species	Prostrate Myoporum
Pelargonium pelatum	Ivy Geranium
Rosmarinus "Prostratus"	Prostrate Rosemary
Trachelospremum jasiniodes	Star Jasmine
Verbena peruviana	Verbena
Vines
Botanical Name	Common Name
Disdictis buccinatoria	Blood Red Trumpet Vine
Parthenocissis tricuspidata	Boston Ivy
Hardenbergia violacea	Happy Wanderer
Turf Grass
Common Name
Dwarf Medalion Tall Fescue Blend	Located at all non-sports field areas
Hybrid Bermuda Grass	Located at all sports field areas
(GN-I by Pacific Sod Company, or equal)

(Ord. 09-01 § 4)

§ 17.22.174 Infrastructure and Development Phasing.

Development of Rancho Pueblo is expected to take place over a number of years, reflecting the congregational growth in the Church and market demand for professional and commercial facilities in the area. While each component of the Rancho Pueblo project may be developed separately, they will do so under the guidelines developed herein and, when needed, the citywide design guidelines. Development may proceed sequentially or concurrently, with each portion contributing piece-by-piece to the overall vision, acting as a microcosm of the way in which a well-planned city develops. Construction of the planned first phase of buildings will begin immediately following initial site grading.

The development schedule for the Church and School site is currently planned in five phases. The initial phase is the most extensive, including construction of the family life center/interim sanctuary, chapel, preschool/elementary school complex, the first phase of the administration building, east and west sports fields with the associated western storage building, and construction of two groupings of temporary, modular buildings (A and B) at the rear and front of the site, respectively. Phase two, includes construction of the adult education building, the first phase of the elementary school, the second phase of the administration building, and the eastern field house and an additional storage building.

The third phase of the Church and School site commences with the removal of the rear (A), temporary, modular buildings and progresses to the addition of the high school building, first phase of the gymnasium, completion of the elementary school and the final storage building. Phase four, begins with removal of the remaining, front-most (B) temporary modular buildings and continues with the construction of the middle school and completion of phase two of the gymnasium. The fifth, and final, phase involves construction of the worship center and the necessary, associated, parking structure. A high degree of flexibility is designed into the Church project to allow for possible alternative building phasing if the need arises. Should funds be available or needs arise earlier than initially planned, later phases of the Church's development may be accelerated.

It is expected that, in contrast to the Church and Schools site, the professional center areas to the east and west of the site will develop reasonably quickly in accordance with market dictates. The expected first phase will be construction of the self-storage facility at the rear of the eastern site followed by the professional office on the eastern site, with the final phase being the medical office buildings on the western site. Similar to the Church portion of Rancho Pueblo, these areas have a great deal of flexibility allowed in their design to incorporate the diversity of uses permitted.

Initial development within the PDO Area shall include the installation of all improvements on both sides of Rancho Pueblo Road from its intersection with SR-79 South to its intersection with Chapel Lane. This includes curbs, sidewalks, and landscape planting design and installation on both sides of the street (for a minimum of sixteen feet from the face of curb) and both corner entry statements of Rancho Pueblo at SR-79 South.

Utilities. Major infrastructure needs within the PDO area will be planned at one time and designed for construction in a manner that will serve both initial and long-term build-out needs. Backbone corridors will be planned and set forth, within dedicated public streets or easements where appropriate, and delineated in concert with the appropriate utility district or other utility purveyor.

Grading and Drainage. It is anticipated that, at the time of adoption of this PDO, site grading and associated drainage will occur in a single phase (Figures 20 and 21). Site grading is expected to be one percent minimum fall, with on-site and through-site drainage accommodated in a combination of street storm drains, culverts and overland channels.

Fig. 20 Planned Development Overlay PA01-0522

Grading Exhibit

Fig. 21 Planned Development Overlay PA01-0522

Drainage Exhibit

(Ord. 09-01 § 4)

§ 17.22.176 Design Guidelines.

Architectural Statement. he Rancho Pueblo PDO architecture, reflecting its Spanish-American heritage, is characterized by understated elegance and simplicity incorporating the careful use of details to enhance its attractiveness and function. The challenge confronting designers is to develop an architectural design that captures the charm and quality of that heritage, while meeting the needs of enclosing a variety of uses.

Design buildings as part of an overall site architectural esthetic, established throughout the PDO, wherein the central Church and Schools site and the professional centers to the east and west, are complimentary in design. The buildings will be primarily one-story and two-story structures to complement the residential scale of the surrounding areas.

The worship center will be the primary feature of the site as well as for the surrounding area, becoming a feature symbol for the entire site and the neighborhood. Its derivative, Spanish-American heritage design will provide identity, a sense of character and also provide a positive visual enhancement to the image of the city of Temecula. It is a large-footprint building that employs architectural elements derived from a Spanish-American aesthetic, in conjunction with stepped sides, to minimize its volumetric impact.

The city, as part of their review of development proposals, will consider these Rancho Pueblo PDO guidelines as examples in determining the acceptability of architectural plans and site plan review applications. The city will encourage innovation and imagination in architectural and site design while retaining a clear and defined connection to the fundamental elements of the overall Rancho Pueblo architectural style.

All building structures within the PDO area will have, to varying degree, some or much of the architectural treatments and features illustrated on the pages that follow. In particular, the basic building design elements are illustrated in Figures 22 and 22a—c; the use of such architectural elements will be consistent with the architectural style of the building. Architectural designs will incorporate an appropriate variety of qualities including compatibility with adjoining buildings, intimacy of space, layering of views, accent landscaping, richness of materials, play of lights, and appropriateness of rooflines. Where feasible, entries will be oriented toward plazas, courtyards and not directly off parking lots.

Form and Scale. To blend more closely with the adjacent residential neighborhood, design building masses with sufficient articulation to break up larger building volumes to promote a smaller, more human scale. Façades will be broken up with offsets, fenestration and other articulations to avoid long unbroken walls. No massive, box-type structures with unbroken façades and long continuous forms are permitted, excepting parking structures, which, by their nature are rigid in their design footprints and mass. In the case of parking structures significant efforts will be made to mitigate its form and size (see subsection (A)(5) and Figures 22d—g).

Fig. 22 Planned Development Overlay PA01-0522

Exterior Architectural Aesthetics

Fig. 22a Planned Development Overlay PA01-0522

Exterior Architectural Aesthetic

Figure 22b

Planned Development Overlay PA01-0522 Exterior Architectural Aesthetics

Fig. 22c Planned Development Overlay PA01-0522

Exterior Architectural Aesthetics

Fig. 22d Planned Development Overlay PA01-0522

Exterior Architectural Aesthetics

Fig. 22e Planned Development Overlay PA01-0522

Parking Structure Perspective View Key

Fig. 22f Planned Development Overlay PA01-0522

Parking Structure Perspective

Fig. 22g Planned Development Overlay PA01-0522

Parking Structure Perspective

While all buildings in the Church and Schools project area are limited to two stories, it is recognized that religious worship spaces, similar to concert performance halls, tend to be loftier structures with enhanced interior volume. Nevertheless, the family life center, serving as the initial worship space, and the proposed future, new Worship Center, will not exceed forty-five feet, which is well below the current professional office zoning height limit at this site of seventy-five feet.

To the degree that is practically possible, and especially within the Church and School's site, buildings will be designed with a general scale and texture that compliments existing development both within the city in general, and, more specifically, within the surrounding residential areas.

To further mitigate potential impacts of the larger footprint buildings, the other, mostly one- and two-story site buildings will be aesthetically designed to coordinate with the design of the worship center, with a hierarchy of building scales, stepping down from the worship center to the perimeter of the site.

Complexity and Unity. Within the context of an overall PDO area architectural theme, varying building forms and rooflines are encouraged, with façades variegated with returns, fenestration and other building elements, such as towers and building entries. Include, similar architectural elements, as outlined below, to unify further the building design across the PDO area. Tower structures and specific entry designs will be used to accent important features of the site.

Architectural Elements.

Building Entries. Entries to buildings and lower floors will be of a scale that matches and encourages pedestrian movement and use. Differentiate primary and secondary entrances clearly as indicated in Figures 23, 24, 25 and 25a. Along lower portions of building facades, use of arcades designed integral to pedestrian pathways is encouraged (see also, landscape design illustrations in Section 17.22.172).

Building Elements (Parapets, Cornices, Stairs). Parapets and cornices will be designed in accordance with Figures 22 and 22a—c. Staircases will be integrated into the overall pedestrian traffic pattern and will be consistent in their mass and design with the buildings style.

Fig. 23 Planned Development Overlay PA01-0522

Typical Entrance Detail

Fig. 24 Planned Development Overlay PA01-0522

Secondary Entry/Exit cover A

Fig. 24a Planned Development Overlay PA01-0522

Secondary Entry/Exit Cover B

Fig. 25 Planned Development Overlay PA01-0522

Exterior Secondary Entry/Exit Covers

Fig. 25a Planned Development Overlay PA01-0522

Exterior Secondary Entry/Exit

Roofs. Varying rooflines and complete full roof structures are encouraged, although, where views do not extend onto roof surfaces, a mansard-type treatment may be used.

Rooflines and roof materials will be appropriate to the architectural style, including the use wherever feasible of two-piece terra cotta tile, as indicated in Figures 22 and 22a—c.

Arcades, Colonnades, Balconies. Arcades are encouraged, in particular, due to their pedestrian function and association with the proposed predominant architectural style of the PDO. Figure 26, shows characteristic colonnade details.

Balconies will be designed so that they are functional and located so that they do not infringe on the privacy of neighboring properties.

Window, Doors, Wall Openings. Window shape and detailing will be consistent with traditional Spanish-American heritage design. They will be proportionate to the wall mass, in which they are situated, and include appropriate material treatment that is consistent with the building style. Figure 27 illustrates window and entry covers, including sloped and flat exterior shade coverings; the latter are more characteristic of garden and plaza areas, and are well-scaled for secondary entrances (see also Figure 27a).

Design doors to complement the architectural style, using wood, molding, hinges, doorknobs, and doorknockers appropriate to the Spanish-American heritage (see Figure 22c).

Materials and Finishes. Appropriate materials to the architecture can include wrought iron, stucco or board-on-board. Material sample boards will be attached to individual site-specific plan applications.

Parking Structures. Design parking structures to allow incorporation of building facades, tower elements, and other features that will promote a tie-in with the overall Spanish-American design theme; upper level decks to setback twenty feet along the Highway 79 frontage (see Figure 22d). Exterior building finishes, false window and wall treatments will also reflect the architectural design treatments on adjacent structures. Place structures to minimize their intrusion in public views, especially from the Los Ranchitos residential areas north of the PDO area. Graduated landscape screening materials will be used to soften the structure's overall appearance, with taller trees and planted materials serving to break up building lines.

Consider trailing vines, climbing vines, and other exterior wall surface plantings, where practicable.

Fig. 26 Planned Development Overlay PA01-0522

Exterior Colonnade

Fig. 27 Planned Development Overlay PA01-0522

Exterior Sloped Window Shade Covers

Fig. 27a Planned Development Overlay PA01-0522

Window Detail

Drive-Thru. Drive-thru establishments, as permitted in the Land Use Matrix for the PDO, will be designed in accordance with city standards.

Accent Elements.

Paving, Plazas and Walkways. Plazas and connecting pedestrian walkways shall be designed as part of an overall PDO area network, Structural landscape elements such as seating, low walls, arbors and trellises will be incorporated throughout, at appropriate locations, to encourage rest and contemplation, as illustrated in Figure 11.

Site Furniture. Design and place outdoor furniture, integrated with, and complimentary to, the architectural style, throughout the site, to encourage informal seating and gathering; be especially cognizant of the need for informal lunchtime eating areas. Coordinate placement with provision of landscaped and architecturally shaded areas. Examples of appropriate seating are illustrated in Figure 28.

Fountains. Fountains of various sizes, and designed complimentary to the architectural style, are encouraged at various locations throughout the PDO area. Fountains will be used to highlight entries, help mask exterior site noise intrusion close to Highway 79, and to break-up larger paved and plaza areas. An example of an appropriate fountain is illustrated in Figure 29.

Raised Planters. Use raised and curbed planters to protect plantings from foot traffic, where appropriate and where site grades lend themselves to such elements. In some cases elaborate and expand planters into seating areas as appropriate, and as illustrated in Figure 28.

Fig. 28 Planned Development Overlay PA01-0522

Typical Planter/Integrated Seat

Fig. 28a Planned Development Overlay PA01-0522

Typical Planter/Integrated Seating Detail Photographic Example

Fig. 29 Planned Development Overlay PA01-0522

Typical Fountain Detail

Walls and Fences. Integrate fences and walls into the overall PDO area thematic design, so that they provide a sense of definition and are consistent with the architectural style.

Masonry Stucco. Use stucco-covered masonry walls atop the berm running within the Highway 79 buffer as detailed in Figure 30.

Three-Rail. Along the rear and west property lines, use white, three-rail fencing with incorporated chain-link, as indicated and detailed in Figure 31.

Chain-Link. Freestanding chain-link fencing is not permitted, except along the water district and Southern California Edison easements on the west property line, if existing or as required by the respective agencies for safety purposes. All such fencing will have screening landscaping planted immediately adjacent along its entire length, except at necessary gate locations.

Lighting. Rancho Pueblo contains a wide range of land uses, necessitating use of varied lighting types across the PDO area. These include streetlights, parking lot standards, walkway and low-level security lighting, wall wash and accent fixtures, and other specialty lighting. While recognizing the differing lighting requirements for the various uses, a common design theme, in keeping with the overall Spanish-American derivative style of the PDO, will provide for as much uniformity of lighting design as possible.

Keep adverse impacts of lighting to a minimum, with especial care to the prevention of light spillage over adjacent properties and screening of visible bright light sources from view from adjacent residential areas and from Highway 79. Additionally, use selective sub-area switching to keep night lighting to the minimum required for any given set of uses.

Specify lighting placements as part of site development plan submittals. Where appropriate, manufacturer's samples, cut-sheets, or brochures will be included to illustrate equivalent style and forms. Provide photometrics for any lighting planned for light-sensitive areas, e.g., sports fields near residential use and highway-adjacent lighting next to state roadways. Typical lighting information and fixtures are shown in Figures 32a through 32d.

Fig. 30 Planned Development Overlay PA01-0522

Stucco Wall Detail

Fig. 31 Planned Development Overlay PA01-0522

Three Rail Fence Detail

Fig. 32a Planned Development Overlay PA01-0522

Parking Lot and Driveway Lighting

Fig. 32b Planned Development Overlay PA01-0522

Walkway, Plaza and Parking Deck Lighting

Fig. 32c Planned Development Overlay PA01-0522

Wall Mounted Lighting

Fig. 32d Planned Development Overlay PA01-0522

Sports Field Lighting

Streets and Parking Areas. Street and parking lot lighting will be the minimum feasible height, and in no case greater that twenty feet high. Provide fixtures with cut-off hoods to direct light only horizontally and downward, using fixtures as shown in Figure 32a.

For parking structures, limit exterior wall-wash lighting, while providing outside lighting primarily for vehicular and pedestrian entrances (no wall packs), and low-level interior security lighting. Also, limit the height of lights on top level by using bollard-style fixtures, as shown in Figure 32b, and require glare shielding to confine light to top level and avoid light spillage of site.

Pedestrian and Wall-Mounted. A combination of bollard-style lighting (as shown in Figure 32b) and wall-mounted fixtures (as shown in Figure 32c) will be used throughout the site, for pedestrian areas. Higher, standard-type lighting may be used in lieu, in certain cases where low-level night, security and wall-wash lighting is not feasible.

Accent. Use accent lighting and specialized techniques to enhance the after-dark image of the PDO area, particularly entry monuments, signage and signature structures, such as the proposed worship center. All fixtures, except fixtures directed downwards unless under a canopy, will be low-pressure sodium type meeting the requirements of the Mount Palomar Light Pollution Ordinance.

Sports Fields. Recreational after-dark lighting is required for the playing fields to meet the needs of sports teams, casual play, and outdoor ministry activities, while recognizing standards set by the city of Temecula. Consider location, size, type, number of fixtures, and orientation to keep spillage and impacts to neighboring residential areas to a minimum. Pole-mounted fixtures, as shown in Figure 32d will be used. Data on photometrics, shielding and compliance with the Palomar Light Pollution Ordinance will be required for all proposed developments. Field users will be time-restricted in cooperation and in coordination with the Church and its neighbors, and possibly with the city of Temecula.

Signage. Provide signage throughout the PDO area as part of a well-coordinated, area-wide scheme, designed to match and blend with landscaping and building architecture (Figures 33, 34, 34a—b, 36). Integrate directional and identification signage for both vehicular and pedestrian purposes by incorporating unifying elements such as type, color, lettering, style and logo. Each tenant will submit a sign plan in accordance with these provisions, under individual site-specific plan submissions.

Fig. 33 Planned Development Overlay PA01-0522

Signage Plan

Fig. 34 Planned Development Overlay PA01-0522

Signage

Fig. 34a Planned Development Overlay PA01-0522

Signage

Fig. 34b Planned Development Overlay PA01-0522

Under Canopy Signage

Fig. 35 Planned Development Overlay PA01-0522

Church Signage Tower With Electronic Signage

Monument. Site identification signs will comply with the requirements set forth herein and to the city design standards, and will be mounted on monument walls no greater than four feet in height on either one or both sides of entrance roadways (see Figures 33 and 34).

All freestanding signs must be the monument-type no taller than eight feet with no more than six equal sized tenant spaces with architectural elements at the top, base and sides, similar to Figure 34. Freestanding pole signs are not permitted.

Place entry monument features, with integral signage identifying the site, at all appropriate vehicle and pedestrian entries. Employ a hierarchy of entry signage designs (Figure 34) to differentiate, clearly, the major entries, at Chapel Lane and Rancho Pueblo Road, from the secondary entries. The secondary entry at the east boundary of the PDO will receive proportionately less expansive design elements. Incorporate landscape and architectural features, blended with overall site landscape and architectural themes, into the design of the entry monuments. Light entry monuments externally, with low-level, low-pressure sodium, wall-wash lighting in accordance with the Mount Palomar Light Pollution Ordinance.

Another variation on the overall PDO signage program relates to the Rancho Pueblo Sports Center. The signage, shown in Figure 34 Sign E, is designed to complement the park environment it features stacked ledgestone and stucco sign faces.

Building and Tenant Identification. Owner and tenant identification signage, throughout the PDO area, will adhere to a common design theme and requirements, as delineated herein. Signage design will integrate with the architectural style of the buildings, through use of such elements as finishes, fasciae and moldings (Figures 34, 34a, and 36).

Tenants using an entire building will be allowed one freestanding monument sign similar to the designs shown in Figure 34 but not to exceed a height of four feet nor a copy area greater than thirty square feet.

Canopy signs will not be permitted due to the "pueblo" design theme. Under-canopy signs are permitted. All under-canopy signs for individual tenants will follow the shape in Figure 34b; this shape is also used for delivery signs.

Address numbers must meet the Fire Department requirement of six inches. All address numbers are to be located at the same height above curb as directed by the fire marshal.

Restaurant menu signs are permitted only where needed at a drive-through restaurant.

Changeable plaques, on Figure 34 Signs A, B and C, where used as a part of a sign, must be bronze and bolted in place with spacers to maintain a plumb line; sign shape will be the same as Figure 34a—Plaques.

Fig. 36 Planned Development Overlay PA01-0522 Commercial Wall Mounted Signage

Pedestrian-Oriented. Pay particular attention to provision of pedestrian-orientated, directional signage that acknowledges and encourages pedestrian movement and use throughout the PDO area. Pedestrian-oriented signage will be used within clusters of buildings and, when appropriate, is also encouraged within parking areas, directing pedestrians to the various site entities (see Figure 34a).

Pedestrian directional signs will be integrated into raised planters (see Figure 28—Planters). Post and blade pedestrian signs are not allowed, except when required to meet ADA and fire lane signs requirements.

Vehicular Directional Signage. Vehicular directional signs will follow the same shape and design as the freestanding monument signs—same texture and colors, maximum height 3′ 0″ (see Figure 34a).

Specialty. Due to the changing and evolving nature of its school programs, the Rancho Community Church and Schools project may employ an electronic signage feature at the intersection of Highway 79 South and Chapel Lane (Figure 35). The overall design of such sign will be integrated with the architectural style of the buildings, through use of such elements as finishes, fasciae, moldings and lighting. Specific illumination will be determined and addressed as part of the requisite sign permit; flashing or animated text is not permitted and any associated, fixed signage text will be integrally incorporated into the structure of this entry monument. Up to two reader boards on a single sign element are permitted, one each on adjacent or opposing faces, to facilitate bi-directional observation,

Sign Illumination. Internal illumination of signs is prohibited. Conventional channel lettering and coated Styrofoam letters are not allowed.

External lighting of signs must comply with the lighting requirements in Section 17.22.176(D) and with the requirements of the Mount Palomar Light Pollution Ordinance.

Commercial Wall Mounted Tenant Signs. The following requirements for commercial wall mounted signage are intended to create harmonious, controlled appearance to the Rancho Pueblo Development. These requirements are intended to allow commercial entities to use existing, recognizable identity systems and to provide a common visual format for commercial entities without existing, recognizable identity systems. The requirements are also intended to compliment the development's esthetic features while minimizing competition through visual gimmickry and garish color selection.

Guidelines for Units With Less Than Twenty Thousand Square Feet (Without a Regionally Recognized Identity System).

All sign locations to be wall mounted, centered over unit's storefront and/or entry system below any fascia. Background wall surface must be one and one-half times the sign height.

ii.

All signs are to be externally illuminated from above, with no more than six wall-mounted, hooded fixtures, directed against the wall, using white lamps (no color). Fixtures to be black and in kind with structure's design and details.

iii.

Sign materials are three-quarter-inch to one-inch thick cast aluminum anodized black with matte finish, no substitutions. No plastic letters/graphics.

iv.

Each sign to have a primary and secondary line. Primary line is tenant's name. Secondary line is description of services.

Primary line is fourteen inch, Times New Roman, all uppercase, as shown in Figure 36, maintain matched typefaces and surface finishes; no substitutions permitted.

vi.

Secondary line is seven inch, Times New Roman, upper and lowercase, as shown in Figure 36, maintain matched typefaces and surface finishes; no substitutions permitted.

vii.

Rule is one-inch tall, three-quarter-inch thick, cast aluminum, as shown in Figure 36, maintain matched surface finishes; no substitutions permitted.

viii.

Twenty-eight inch square logo, block, as shown in Figure 36, is optional for tenants who wish to display a graphics mark. The logo is to be cut (subtracted) from the square. No applied graphics (cut vinyl, acrylic, paint, etc.) Material is three-quarter-inch aluminum cut and finished, maintain matched surface finishes; no substitutions permitted.

ix.

All letters and graphic to be mounted with a standoff of three-quarters to one-inch from wall, with combination stud with pad mounting hardware per sign manufacturer's specifications. No flush mounting. All type and graphic. Face to be on the same plumb vertical plane. Standoff distance may vary from three-quarters to one inch.

Guidelines for Units With Less Than Twenty Thousand Square Feet (With a Regionally Recognized Identity System):

All sign locations to be wall-mounted, centered over unit's storefront and/or entry system below any fascia.

ii.

All signs are to be externally illuminated from above, with no more than five wall-mounted, hooded fixtures, directed below the horizontal plane, using white lamps (no color). Fixtures to be black and in kind with structure's design and details.

iii.

Sign materials are three-quarters to one-inch thick cast aluminum anodized black with matte finish, no substitutions. No applied graphics (cut vinyl, acrylic, paint). Material to be cut and finished, maintain matched surface finishes; no substitutions permitted.

iv.

Sign area must not exceed 38.8 square feet (calculate area using eight sided polygon).

Sign width must not exceed sixteen feet, seven and one-half inches. Sign height must not exceed six feet.

vi.

All letters and graphics to be mounted with a standoff of three-quarters to one inch from wall, with combination stud with pad mounting hardware per sign manufacturer's specification. No flush mounting. All type and graphic face to be on the same plumb vertical plane. Standoff distance may vary from three-quarters to one inch.

Guidelines for Commercial Wall Mounted Tenant/Anchor Signage for Units With More Than Twenty Thousand Square Feet.

All sign locations to be wall mounted below any fascia.

ii.

All signs are to be externally illuminated from above, with wall mounted, hooded fixtures, directed below the horizontal plane, using white lamps (no color). Fixtures to be black and in kind with structure's design and details.

iii.

Sign materials are three-quarters to one inch thick cast aluminum anodized black with matte finish, no substitutions. No applied graphics (cut vinyl, acrylic, paint, etc.) maintain matched surface finishes; no substitutions permitted.

iv.

Sign area must not exceed sixty square feet (calculate area using eight sided polygon).

Sign width must not exceed eighteen feet. Sign height must not exceed six feet.

vi.

All letters and graphics to be mounted with a stand off of three-quarters to one inch from wall, with combination stud with pad mounting hardware per sign manufacturer's specifications. No flush mounting. All type and graphic face to be on the same plumb vertical plane. Standoff distance may vary from three-quarters to one inch.

(Ord. 09-01 § 4)

§ 17.22.178 Implementation Guidelines.

Procedures set forth below, are guides to the implementation of the Rancho Pueblo Planned Development.

Adoption of the PDO. The Rancho Pueblo planned development overlay, once reviewed and approved by the city of Temecula planning commission and adopted by ordinance by the city council, will satisfy the general plan requirement for the Z1 overlay. The present zoning designation on the approximately fifty-three acres of the PDO area, professional office, remains unchanged, and development of the area is governed by the requirements set forth in the city of Temecula zoning code for professional office, except as modified herein.

Site Development Plan Review Process. A separate site development plan review process (whether conditional use permit or site plan) will be required for each development site within the Rancho Pueblo PDO area. Under individual site plan review, precise site plan details including, for example, the number and mix of specific building usage, shall be required. In general, site development plans shall be processed in accordance with Temecula Municipal Code 17.05.010 - Development Plans. However, to the extent that a proposed use is permitted by the Rancho Pueblo Matrix of Uses, the director of planning may approve such plans, without limitation to the ten thousand square foot criterion of Code Section 17.05.010(D)(2). Uses requiring a CUP shall be processed through the planning commission.

Alternative Development Standards. Through its adoption by the city of Temecula, the PDO will allow for minor variations from the design and development standards depicted herein without necessitating further PDO submissions or amendments. Any proposed alternatives to the development standards contained herein will be subject to approval by the director, department of community development. However, the director may determine that proposed alternative standards are beyond the scope intended under this subsection, and may require further review and approval by the planning commission and possibly the city council.

Amending the PDO. To the extent that project proposals fall outside the standards set forth in the PDO, a PDO Amendment will be required. Processing of such an amendment will require approval by the planning commission and the city council. Examples of proposed changes that require a PDO Amendment include, but are not limited to, development exceeding two stories, land uses not permitted within the Matrix of Permitted Uses (Table 17.22.166A, herein), alternative setbacks and alternative height limits.

Expansion of the PDO Area. The Rancho Pueblo planned development overlay encompassed approximately fifty-three acres. Should the property owner(s) of the adjacent twenty-eight acres to the east, which comprises Z2, elect to be added to this PDO, application of these development standards will apply. It is recognized that some additional details, e.g., on-site circulation and community-edge treatments, will have to be incorporated into development standards for a new planning area of this PDO. Expansion of the Rancho Pueblo PDO is subject to planning commission and city council review and approval.

(Ord. 09-01 § 4)