City of Temecula, CA Arbor Vista Planned Development Overlay District-13

Sections 17.22.254 through 17.22.268 shall be known as "PDO-13" (Arbor Vista planned development overlay district).

(Ord. 14-06 § 3)

The Arbor Vista planned development overlay district (PDO-13) provides regulations that guide the development of a rural, residential community, which is clustered to maximize open space and preserve drainage ways. It is the intent of the city to use these special regulations to supplement the development standards of the adopted development code.

(Ord. 14-06 § 3)

A.

Except as modified by the provisions of PDO-13, 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 an application is deemed complete.

3.

Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete.

B.

Development within PDO-13 shall comply with and complement the rural character of the Nicolas Valley Design Guidelines, as is demonstrated through the architectural styles, theme walls, materials of fencing, entry monuments, and landscaping shown in Section 17.22.268, Exhibits A through L.

(Ord. 14-06 § 3)

The Arbor Vista planned development overlay district (PDO-13) is intended to provide for the development of a master-planned residential community. The permitted, conditionally permitted, and prohibited uses within Arbor Vista are residential in nature and shall be governed by Section 17.06.030 of the municipal code.

(Ord. 14-06 § 3)

All development within PDO-13 shall also comply with the following development standards:

Residential Development Standards	PDO-13
Lot
Minimum buildable lot area	5,500 square feet
Maximum units per gross acre	1.13 DU/Ac
Maximum units per net acre	1.27 DU/Ac
Minimum width at required front setback area	55′
Minimum lot frontage at front property line	55′
Minimum lot frontage for a flag lot at the front property line	25′
Minimum lot depth	80′
Setbacks—Habitable area
Minimum front setback (habitable area)	10′
Minimum corner exterior side yard	10′
Minimum interior side yard	5′
Minimum rear yard	20′
Minimum front yard (unenclosed porch/stoop)	10′
Residential Development Standards	PDO-13
Garages
Minimum front setback (front entry garage)	20′
Minimum front setback (side entry garage)	10′
Driveway
Minimum width (residential, 2 units or less)	12′
Height
Maximum height (to ridge)	35′
Maximum projection above height limits (e.g., for flues, chimneys, elevators, or other mechanical equipment, television antennas, spires or bell towers, or similar architectural, utility, or mechanical features)	15′
Other
Detached accessory structures	Per Section 17.06.050D
Encroachments into setbacks	Per Table 17.06.050B
Walls/fences	Per Section 17.06.050J
Swimming pools	Per Section 17.06.050E
Site visibility	Per Section 17.06.050K
Secondary dwelling units	Per Section 17.06.050L
Property maintenance	Per Section 17.06.050M

(Ord. 14-06 § 3)

A.

Setting and Location. Arbor Vista is comprised of 73.3 acres located on the southeast corner of Nicolas Road and Via Lobo Road in Nicolas Valley. Nicolas Valley is located in the northeast corner of the City and is of a rural residential character with large lots and open space surrounding Santa Gertrudis Creek. The natural topography of the area consists of gently rolling hills.

B.

Surrounding Uses and Development. The northern edge of Arbor Vista is directly adjacent to Nicolas Road. The northern side of Nicolas Road is adjacent to Nakayama Park which includes an off-street regional bike trail, a full court basketball facility, picnic and turf areas and a concrete-sided drainage channel. A residential subdivision designated as low medium density residential is located beyond. The western boundary of Arbor Vista is adjacent to Via Lobo Road. A residential subdivision designated as low medium density residential is adjacent to the western side of Via Lobo Road. The eastern edge abuts property designated and developed as very low density residential and the southern edge abuts open space and the Santa Gertrudis Creek.

(Ord. 14-06 § 3)

This section describes the conceptual development components of Arbor Vista. Except for the street sections (Section 17.22.268, Exhibits B, C, and D), the images are an artist's interpretation of the application of the Arbor Vista development standards and design parameters and are not to be taken as the final design or compulsory. The final design shall be reviewed using these conceptual images as guidance; however, variations in the placement and location of buildings, street alignments, amenities, style, materials, colors, and landscaping placement/type is expected as allowed in PDO-13.

A.

Land Plan. The Arbor Vista planned development overlay district (PDO-13) provides for the development of eighty-three single family detached homes on fee-owned lots on 73.3 acres. As shown on the Site Plan (Section 17.22.268, Exhibit A), development is clustered to maximize open space and preserve the Santa Gertrudis Creek. The site grading has been designed to preserve the crest of the on-site ridge (elevation 1,235), and lots adjacent to the ridge are nestled along the downward slope. All cul-de-sac streets terminate in open space, creating an open, rural character within the site. Approximately 43.3 acres are devoted to private open spaces, and additionally 6.4 acres are devoted to a public park, and 1.4 acres are devoted to water quality/detention basins. The residential lots, which comprise 16.0 acres, and streets, which comprise 6.2 acres (4.2 acres private and 2.0 acres public), account for thirty percent of the total site. These acres may change slightly during final tract map review if found to be in substantial conformance with these concepts. Section 17.22.268, Exhibit B, Conceptual Imagery includes photos of communities having elements similar to Arbor Vista but do not represent literal imagery of the proposed community.

B.

Access and Circulation. The circulation plan for Arbor Vista reflects and enhances the rural character of the existing community. Along the northern boundary of the site, the Nicolas Road right-of-way will be extended to one hundred ten feet, including a seven-foot landscaped parkway and five-foot sidewalk which will encourage pedestrian circulation and allow space for thematic fencing.

Two entries to Arbor Vista will be provided through a connection to and an extension of Via Lobo Road, which will be improved to include a seventy-seven-foot right-of-way (forty-two feet curb to curb). Both locations will potentially include private gated entries. The public portion of the Via Lobo Road terminates in a bulb which includes a circular planting area, then transitions into "A" Street, a private neighborhood street. The other entry to Arbor Vista is "C" Street, a private road having a sixty-five-foot maximum right-of-way and forty-one-foot maximum width curb to curb at the connection with Via Lobo Road.

Interior circulation to homes shall be provided on private streets having a thirty-seven to forty-one-foot right-of-way and thirty-two-foot curb to curb width with parking on one side as shown on Section 17.22.268, Exhibit E, Interior Street Sections. Final road alignments may vary slightly from those depicted on Section 17.22.268, Exhibit A, as determined in the final tract map if found to be in substantial conformance with these concepts.

C.

Parks. Open space is incorporated throughout Arbor Vista and active and passive recreation will be offered to both residents and the public. Nicolas Road Park, a 6.4 acre active recreation will feature an interactive water play facility and shade structures, complementing the city of Temecula's existing public parks by offering a fun, safe, cooling summer play area not currently available in the vicinity. Turf and picnic areas are also included and the park will be accessed by the public via Nicolas Road, where ten public parking spaces will be included. Residents of Arbor Vista will access the park by a private trail connecting from C Street along the eastern boundary. Section 17.22.268, Exhibits F, G, and H are an artist's interpretation of the park amenities and are not to be interpreted as final. The final design will be approved during final tract map stage and the amenities shall be approved by the parks director.

In addition to the public park, open space totaling 43.3 acres is planned within Arbor Vista, comprising fifty-nine percent of the total site area including the Santa Gertrudis Creek jurisdictional area. A regional trail extending from east to west through the site north of the creek provides public access to the open space. The high percentage of open space within the community will provide an ample buffer from adjacent neighborhoods and a feeling of spaciousness.

D.

Monuments and Fences. Serving as a major unifying element, the theme walls, fencing, and monuments of Arbor Vista will reflect the rural, agricultural design theme of the surrounding area and will be in accordance with the Nicolas Valley Design Guidelines. A positive first impression of the community will be generated by the inclusion of a white rail fence with river rock stone pilasters along the northern boundary parallel to Nicolas Road. The design of this fence will harmonize with the existing fence on the north side of Nicolas Road, extending the previously established Nicolas Valley design theme.

Design of the entry monuments will be understated in nature and reflect the high degree of design integrity found throughout the community. As shown on Section 17.22.268, Exhibit J, a Nicolas Valley entry monument will be included at the corner of Nicolas Road and Via Lobo Parkway. In addition, entry monuments announcing arrival into Arbor Vista will be located at both entries from Via Lobo Road, and a three-foot-high river rock theme wall will extend along the eastern side of Via Lobo Road north of the "C" Street entry.

Section 17.22.268, Exhibits I and K depict the locations and styles of the other walls and fences in Arbor Vista. View fencing consisting of a two-foot block wall and four-foot black wrought iron will be located at the rear of lots having views. Exposed side yards will incorporate six-foot-high sandstone colored split face block walls, and interior separations between lots will consist of five-foot, six-inch white vinyl fencing. These features, while conceptual in nature, comply with the theme established by the Nicolas Valley Design Guidelines.

E.

Trails and Sidewalks. An extensive pedestrian circulation system provides convenient access to all community elements, potentially helping to promote health and wellness of residents. Along the northern boundary of the site, the Nicolas Road right-of-way includes a five-foot-wide sidewalk. An adjacent five-foot-wide decomposed granite trail outside the right-of-way provides a total trail width of ten feet as shown on Section 17.22.268, Exhibit C, Nicolas Road Street Section. This trail provides the public convenient pedestrian and bicycle access to Nicolas Road Park.

Via Lobo Road includes a six-foot sidewalk along the west side and a six-foot-wide paved regional trail along the east side as shown on Section 17.22.268, Exhibit D, Via Lobo Road Section. Near the end of the public portion of the street, the regional trail crosses Via Lobo Road as shown on Section 17.22.268, Exhibit A. The trail then transitions to an eight-foot decomposed granite walkway which parallels Santa Gertrudis Creek south of "A" Street, and connects to an existing trail at the eastern boundary of the site.

An additional six-foot decomposed granite trail connects the terminus of "C" Street to Nicolas Road Park, providing private access to residents. Every home within Arbor Vista will enjoy pedestrian connection to the regional trail network from four-foot curb adjacent sidewalks included on both sides of all private neighborhood streets as shown on Section 17.22.268, Exhibit E, Interior Street Section.

F.

Landscaping. The landscape design of Arbor Vista will reflect the rural, agricultural theme of the community and the plant palette will consist of native plants and other climate appropriate materials. Water conservation, disease resistant, low maintenance materials will be given priority as will plants that offer seasonal variation. The landscape plan will comply with Chapter 17.32 of the municipal code and the Nicolas Valley Design Guidelines.

The Plant Material List, shown in Section 17.22.268, Exhibit M, describes the menu of acceptable plant types, sizes, spacing, and water use in Arbor Vista. Section 17.22.268, Exhibits O, P, and Q depict the typical landscape treatment for front and exterior side yard, cul-de-sac, and private slope conditions. These landscape treatments are based on the minimum setbacks provided herein. The types of plants shown in each Exhibit are conceptual and the locations and types of plants will be determined during the final landscape plan. The final planting plan may vary within the Arbor Vista Landscape Plant Palette.

Section 17.22.268, Exhibit L includes preliminary locations and images of typical rural street lighting treatments (variations are permitted). Low pressure sodium or LED, downward directed lights will be located on one side of the street, spaced one hundred twenty to one hundred seventy feet apart, and will meet all applicable illumination standards. Solar powered lighting is encouraged.

G.

Architecture. High quality neighborhood design is a priority at Arbor Vista, and creating interesting and aesthetically pleasing streetscapes is a central goal of the community design. The level of detail and quality of architectural treatments for the homes will be significantly higher than that of the surrounding community.

A high degree of variation in building massing at Arbor Vista has been provided to avoid the monotonous "canyon effect" of flat, two-story homes along residential streets. One-story home plans comprise twenty-five percent of the floor plans and fifty percent are two-story homes with one-story elements along the street. To minimize the impact of garages, twenty-five percent of plans feature a "living" portion of the home forward, with the garage a minimum of six feet behind the front plane of the living space. The inclusion of front porches and second story balconies also add interest to the streetscapes of Arbor Vista. Section 17.22.268, Exhibit T includes minimum lot setback standards and includes foot-prints of the four Arbor Vista floor plans. Variation in massing is also achieved through inclusion of variations in roof pitch from 4:12 to 6:12.

Each of the four floor plans at Arbor Vista has been executed in three architectural styles, creating twelve distinctly different home designs, bringing a high degree of interest to every street. Colors and materials, including brick, stucco, horizontal lap siding, stacked stone, and carriage type garage doors have been carefully chosen to authentically express the essential elements of each style. All architectural features thoughtfully reflect a high level of quality and attention to detail, including arched entryways with ceramic tile accents, entry towers, sculpted pot shelves, and three types of entry carriage lights, ensuring that each home is distinctly different from others surrounding it.

Another important design consideration well executed at Arbor Vista is attention to all four elevations of a home rather than only the front. Enhanced rear and side elevations bring the same degree of quality shown in the front to the entire home, as shown in Section 17.22.268, Exhibit S, Architectural Elevations. Examples include second floor projections with siding on rear elevations, wrought iron detailing on rear covered patios matching front detailing, and shutters on rear windows.

The three architectural styles chosen for Arbor Vista include Spanish, Traditional, and Craftsman (see Section 17.22.268, Exhibit R, Architectural Styles) and are intended to complement the rural character of the area. This list of styles has been formed to provide architectural character fitting for the context of the site, and variety to the street scene but is not to be considered exclusive. Variations can be approved through the development review process. Four diverse plan types are proposed, creating a rich architectural palette which will result in neighborhoods with articulation, variation and visual interest.

H.

Drainage, Grading, and Utilities. The proposed grading and drainage plan for Arbor Vista reflects a great sensitivity to the natural characteristics and features of the site. On-site drainage and off-site drainage from Via Lobo will be diverted into two desiltation basins on the western side of the property. The conceptual grading and drainage plan as well as proposed utility locations are depicted on the accompanying Tentative Tract Map #36479. The final grading plan and locations and sizes of the infrastructure shall be determined during the final grading plan and tract map.

(Ord. 14-06 § 3)