City of Temecula, CA Gateway to Temecula Planned Development Overlay District-14

Color variation.

Decorative gable vents.

Spandrel windows.

Specially shaped barge board and/or outriggers.

Additional architectural canopy treatments at parapets (see Figure 5).

Enhanced decorative wall treatments (varied materials/colors for each basic building form).

Deep eaves and rakes (three-foot minimum overhang).

Window openings shall be varied and spaced such that an overall repetitive appearance is avoided.

Articulation of Design (Refer to Figure 3, Building Form Guidelines for Building Form and Articulation Guidelines).

The building design shall incorporate three hundred sixty-degree architecture.

Architectural elements that add interest and character to the prescribed architectural styles, such as recessed windows and shade canopies, shall be provided.

High quality materials shall be used to create a look of permanence and a rustic nature within PDO-14. Variations in color and material consistent with the standards established in Figures 4a, Materials, Finishes, and Details, Figure 4b, Materials, and Figure 4c, Material Placement shall be utilized in order to create interest and reduce a monotonous appearance.

Fixtures and finishes will be selected for their contribution to the overall theme of the development.

The building design shall incorporate three hundred sixty-degree architecture, as depicted on Figure 3, Building Form Guidelines through Figure 5, Contemporary Details. Three hundred sixty-degree architecture means the appropriate articulation of all building facades, including variation in massing, roof forms, and wall planes, as well as surface articulation to create shadow patterns and massing shapes that contribute to a building's character. It is expected that the highest level of articulation will occur on the front façade and facades visible from streets; however, similar and complementary massing, materials, and details are encouraged to be incorporated into the other building elevations. The use of elements such as overhangs, trellises, and awnings will be used to lend character to the building.

High quality materials shall be used to create a look of permanence within PDO-14. Variations in color and material will be used in order to create interest and reduce a monotonous appearance.

Materials and Placement (Refer to Figures 4a, Materials, Finishes, and Details, Figure 4b, Materials, and Figure 4c, Material Placement for Material Guidelines for Quality of Finish and Placement). The materials cited throughout this PDO are intended to function as guidelines. At the time of construction, a product of equal or superior quality may also be permitted based on materials available to the developer, provided they meet the original intent and as approved by the planning department.

Exterior Wall Materials. Exterior Wall materials shall have a rustic appearance.

Smooth finished stucco. Heavily textured stucco walls are not recommended unless it is used to recreate a cast in place concrete appearance (material samples shall be provided to the planning department prior to approval).

Board and batten wood siding.

Vertical wood siding.

Horizontal wood siding.

Native grey granite stone veneer, rock face finish.

Board formed cast in place concrete (heavily rusticated).

Cementitious materials are permitted. Material finishes shall have a rustic appearance.

Roofs. Roofs shall have a rustic appearance.

Flashing, vents, pipes, and sheet metal are recommended to be located out of view of the public street, and colored to match the adjoining roof or wall material.

Roofs may be flat or sloped. Western false front parapet walls are permitted but require special materials and glazing placement. The visible portion of sloped roofs should be sheathed with a roofing material having texture meaningful at the pedestrian scale, such as standing seam metal roofing.

Roof form should be consistent and integrated into the building composition.

The roof should be designed to screen rooftop equipment from public view.

Roofs or parapet walls should wrap around the entire building.

Parapet Walls. Parapet walls are an integral component of ranch architecture. In addition to providing visual screening of roof top equipment, they provide opportunity to establish an architectural character and display of signs. The integration of parapet walls into building design is permitted when employing the flat roof basic building form. Parapets shall conform to the following guidelines:

Parapet walls shall completely screen the roof behind and all roof-mounted equipment.

They shall be finished on any side visible from the street with materials compatible with those predominantly used on the building.

Parapet walls visible from rear or side yards shall be finished as above. However, they may utilize exterior plaster in lieu of wood siding.

Design Elements.

Gabled roof with either low or steep pitch.

Tall first floor ceiling.

Symmetrical placement of windows and doors, entrances with side and transom, lights, and porches.

Large eave and gable overhangs.

Simple building massing with required articulation as required in Figure 3, Building Form Guidelines.

Eclectic Contemporary. Elements:

Shade structures.

Patio covers.

Decorative paving.

Glazing and door systems.

Roof screens.

Sign stanchions.

Stair screens.

viii.

Projecting window assemblies.

Materials.

Corten steel (or equivalent) fascia.

Corten steel (or equivalent) columns (pipe and square profile).

BUILDING FORM GUIDELINES - FIGURE 3

MATERIALS, FINISHES, and DETAILS - FIGURE 4a

MATERIALS - FIGURE 4b

MATERIAL PLACEMENT - FIGURE 4c

CONTEMPORARY DETAILS - FIGURE 5

Materials and Colors. A palette of materials and colors will provide character and identity for PDO-14. The following Guidelines shall be implemented:

Primary building colors shall use a combination of earth tones and light colors; bright colors shall be used sparingly.

Varied shades of colors shall be utilized to break up façades and should ideally feature darkertoned colors and materials at the base.

Accent colors and materials are acceptable if they are a complementary contrast with the surroundings and are used for creating interest.

Traditional materials, including stone, brick, concrete, precast concrete, metal, colored or split face block, and stucco, shall be used creatively to provide a sense of permanence.

The use of natural materials and textures as architectural accents is strongly encouraged.

High-quality and visually complementary manufactured materials also can be used for practical purposes (aesthetics, durability) and shall be of integral color of that specific material.

The following materials are strongly encouraged:

Vertical board and batten wood siding.

Vertical board wood siding.

Horizontal wood siding with horizontal "V" joint, horizontal channel joint shiplap.

Standing seam metal roofing.

Stone.

Stucco.

Roof Forms and Materials. The following Guidelines shall be implemented within PDO-14, as they pertain to roof forms and materials, and as depicted on Figure 3, Building Form Guidelines through Figure 5, Contemporary Details:

Rooflines shall be articulated with shorter elements to reduce building mass.

Occasional sloped roof forms shall be introduced over special areas and special functions to create visual interest.

Designs should create interesting building masses by varying rooflines and by maximizing offsets to roof planes where possible.

Combining single-story elements with two-story elements is encouraged.

Flat roofs with parapet walls are acceptable but should also be used in combination with simple pitched gable, hip or shed roof forms.

Roofs or parapet walls should wrap around the portions of buildings that are visible from the public view. All roofing materials must meet appropriate standards.

Parapet walls shall utilize ornamental trim at the top, or utilize a heavily ornamented cornice.

Mechanical equipment on roofs shall be screened from view of highway, roadways with materials consistent with those of the building. The use of parapet walls is strongly encouraged.

Storefronts, Windows and Doors. The storefront on the ground floor is a key element in creating a successful pedestrian environment. The following Guidelines shall be implemented within PDO-14 as they pertain to storefronts, windows and doors, and are depicted on Figure 3, Building Form Guidelines through Figure 5, Contemporary Details:

Wooden sash windows with decorative transom are recommended.

Storefront windows typically project out from wall surface and are multi-lite.

Window shutters are optional.

The glazed area of the storefront should be between seventy percent and eighty percent of the ground floor façade.

The patterns of openings should correspond with the overall rhythm of the building and be in line with arcade and trellis openings.

Consideration should be taken to relate interior building design to pedestrian spaces through generous use of glazing in doors and windows.

Front doors and entrances to buildings shall be clearly defined and articulated by awnings, overhangs, and canopies and shall be easily recognizable from pedestrian and vehicular vantage points.

Other enhancements that are encouraged include: articulated windows and doorways, decorative treatments, accent trim or tile at doorways, banded windows to emphasize the horizontal, glazing which follows roof pitch, canvas awnings with complementary accent colors, and wrought iron accents.

Silver or dark bronze window or door frames, reflective glass, and metal awnings are all discouraged.

Balconies and Handrails. The incorporation of balconies and porches as part of the architectural style shall be provided for both practical and aesthetic value. The following Guidelines shall be implemented within the PDO-14, as they pertain to balconies and handrails:

They shall be used to integrate indoor and outdoor spaces, as well as break up large wall masses, and offset floor setbacks.

Elements which will be allowed include, but not be limited to: covered porches and balconies, smooth stucco or wood, simple, clean, bold projections, wood trimmed details, veranda style balconies with open railings, and wrought iron railings.

Pipe railing is allowed, as long as it is demonstrated that it is consistent with the architectural style.

Exterior Stairs. Simple, clean, bold projections of stairways are encouraged to complement the architectural massing and form of the buildings. The following Guidelines shall be implemented within PDO-14, as they pertain to exterior stairs:

Handrails shall be constructed of solid stucco walls, wrought iron, or decorative wood railing.

The use of clay tile or brick as tread, use of accent tile on riser, balustrades, and pilasters is encouraged.

Exposed, untreated metal railings and stairs are not permitted, unless it is demonstrated that it is consistent with the architectural style.

Visual screening of stairs when exterior to the building is encouraged.

10.

Columns. The following Guidelines shall be implemented within PDO-14, as they pertain to columns:

Columns incorporated as a structural or aesthetic design element shall convey a solid, durable image as expressed through bold forms.

Columns may be used as a freestanding form or as a support for pedestrian links.

Columns should be made of materials such as simple square posts. Columns are typically six-inch by six-inch lumber, tube steel, or stucco, which are decoratively shaped to depict a base, shaft and capital.

Decorative braced columns are recommended.

Exposed pipe columns and thin posts, such as metal pipe columns may be used if it is demonstrated that it is consistent with the architectural style.

General Site Design Guidelines. These general site design guidelines are not intended to restrict taste or preference, but are designed to foster harmony of development. Various site design elements elements/concepts shall be considered to create a high quality commercial development.

In order to encourage a higher level of design direction and quality, the site design elements have been included in PDO-14 and are discussed in greater detail below:

1.	Building Plotting Concepts.
2.	Streetscapes.
3.	Vehicular Circulation.
4.	Pedestrian Circulation.
5.	Lighting.
6	WQMP.

Reference Figure 1, Overall Site Plan/PDO Planning Areas, as well as the Figures in the Section 17.22.284 (Landscape Design Standards) of PDO-14.

Building Plotting Concepts. Commercial buildings should generally be oriented to take best advantage of visibility along Temecula Parkway and to provide additional separation and buffering opportunities to the adjacent, existing large-lot residential development on Vallejo Avenue. At a minimum, commercial buildings located within PDO-14 shall address a street or main drive lane, a required pedestrian path, a vertical landmark element, a small plaza or other focal point. Commercial buildings will be designed to locate high activity uses, such as restaurants and entertainment facilities, adjacent to pedestrian ways. Commercial buildings shall be oriented toward activity centers, shopping and entertainment areas, and gathering spaces. Non-commercial, or semi-residential uses shall be oriented in a "campus" type setting, yet should also relate to the overall project in terms of design theme, massing, scale, vehicular circulation and pedestrian circulation. Reference Figure 1, Overall Site Plan/PDO Planning Areas.

Building masses should be articulated to avoid long straight building facades and create enclosed patios and pedestrian spaces where possible. Examples of ways to articulate commercial retail stores are:

Buildings should be designed to create smooth transitions in scale through the use of low and mid-rise building forms or through the use of terraced elevations.

Arcades and trellises can be used to connect buildings and enclose patios.

Vertical mass at residential edges should be minimized.

The plotting of buildings shall take into account shade elements and maximize shade created by surrounding buildings.

Streetscapes. PDO-14 shall be designed to allow adequate separation between parking and store-fronts to allow for comfortable pedestrian spaces. The following concepts shall be incorporated for commercial buildings:

The front façade, along the face of the building, should be varied to provide visual interest.

Awnings shall be encouraged to promote interest and a human scale.

Loading zones shall be site planned to avoid exposure to adjacent streets, highways and residential uses.

Incorporating walls and fences can also be used to help screen areas.

Trash enclosures shall be planned in such a manner to minimize the exposure of such elements to sensitive adjacent uses.

Parking areas shall be planned in such a manner to allow for landscaping or low, decorative walls or a combination thereof. Where possible, buildings should be designed to separate service and delivery circulation from parking areas.

Vehicular Circulation. Gateway Drive is the project vehicular entry to PDO-14. Focal elements, which provide a sense of arrival, are incorporated into the design of the project entry. These elements include, but are not limited to: enhanced landscaping, monumentation, and textured paving. Incorporation of these elements will ensure a sense of vehicular arrival to PDO-14. These elements are discussed in greater detail in Section 17.22.284 of this PDO. A gated access for emergency access only will be located on Vallejo Avenue. This access will be a minimum of thirty feet in width.

Public image features, i.e., water fountains (only allowed with reclaimed or recycled water), or sculptural art, or dramatic landscape elements, i.e., tree masses, will be located at key focal points and will serve to enrich the gateway nature of PDO-14.

When planning the interior vehicular circulation and parking, a hierarchy should be developed to help with traffic flow; however, the top priority must be given to the pedestrian in the ultimate design. The needs of the pedestrian are further elaborated upon below.

Adequate areas for maneuvering, loading, and emergency vehicle access shall be accommodated on site.

Screening shall be provided for both aesthetic and functional (i.e., noise, odors) purposes.

Landscaping shall be incorporated to soften the impact of paved areas. This will be accomplished through the use of elements such as, but not limited to: shading, accents and other green elements. This will be further detailed in the landscape design standards section of PDO-14.
a.	Parking aisles shall be oriented perpendicular to complexes to allow for easy pedestrian walkways to access shopping.
b.	Large parking lot areas should be divided into a series of smaller connected lots separated by additional landscaping.
c.	Low freestanding walls incorporating simple, tasteful signage with pilasters, balustrades, finials and other embellishments are desirable around and within the parking areas to provide an aesthetic and screening purpose.
d.	All driveway dimensions, with the exception of those adjacent to any mid-rise structures, shall be a minimum of twenty-four feet wide. Dimensions for driveways adjacent to mid-rise structures shall comply with Building Code requirements.
Bike lanes, if required, are to be installed with any necessary street improvements at the time of construction. They shall conform to the city's Multi-Use Trails and Bikeways Master Plan. Hoop style bicycle racks will be provided on-site. Colors shall be brown or dark bronze to compliment the architectural style and racks are to be connected, as shown below.

Pedestrian Circulation. A strong pedestrian circulation system, interconnected by walkways and sidewalks, hardscape, and landscape shall be provided in PDO-14. Parking shall not dominate the experience along any designated pedestrian path and off-street parking should be traversed by landscaped areas. Reference Figure 6a, Master Walkways and Pedestrian Linkages Plan.

Pedestrian access to and from PDO-14 is provided by sidewalks located along Temecula Parkway and La Paz Road. The sidewalk along Temecula Parkway, between the project entry and La Paz Road shall be curb adjacent and installed by the developer.

The sidewalk along Temecula Parkway between Gateway Drive and I-15 is an existing, curb adjacent sidewalk.

An eight-foot-wide decomposed granite (D.G.) trail is proposed along Vallejo Avenue and will connect to a sidewalk on La Paz Road. The sidewalk along La Paz Road, as well as a crosswalk at the La Paz Road and Temecula Parkway intersection, will connect off-site sidewalks to an enhanced project pedestrian entry at the corner of La Paz Road and Temecula Parkway.

Pedestrian access shall be provided from potential transit stops.

Pedestrian crossing distances at driveways shall be minimized.

Additionally, walkways shall meet the following minimum standards:

Whenever possible, walkways should follow an alignment that connects building entries and should be at least six feet wide.

Whenever connecting walkways pass through parking lots, these walkways should be at least five feet wide (excluding car overhangs) with trees planted at least every thirty-six feet.

Walkways/pedestrian crossings should consist of special pavers or scored concrete with modules that generally should not exceed three feet in width, but may be allowed if included in final landscape design plans. Reference Figure 6b, Decorative Paver Example.

Lighting. Exterior lighting can provide safe and effective evening character illumination for the pedestrian and vehicular areas of roads, sidewalks, and walkways through PDO-14. Design should reflect the concept and character of the community through illumination level, light fixture type, finish color and location. There can be streetlights for roads and sidewalks, pedestrian lighting for walkways, building illumination and accent lighting on special architectural and landscape features.

Vallejo Avenue Interface. Special attention shall be paid to the interface of PDO-14 and the existing, large-lot residences on Vallejo Avenue. A variety of lighting methods shall be employed in order to retain the existing nighttime views of these residents. This can be accomplished through the following methods:

Prohibit streetlights on Vallejo Avenue.

At a maximum, use low-level bollards to illuminate the D.G. trail on Vallejo Avenue.

Use low level bollards on-site for portions of the project site that are adjacent to Vallejo Avenue.

Fully shield all lights that are taller than bollards.

Gas Station Fueling Canopy. Another area that will need special attention would be the canopy that covers the gasoline fueling stations. In addition to the on-site lighting requirements listed below, all lighting shall comply with the following:

All lighting shall be fully recessed.

All lighting shall be contained within the footprint of the canopy.

On-site lighting shall comply with the following:

The level of on-site lighting shall comply with any and all applicable requirements of the city of Temecula and the Mount Palomar Lighting Ordinance.

All exterior lighting fixtures shall be consistent with the architectural style for the building that it serves.

Lighting shall be low-voltage/high-efficiency whenever possible.

Streetlights shall be focused downward to ensure pedestrian safety and way finding.

Footpath lights are acceptable as a means to illuminate a secondary path.

Inset stairway and stair step lights are encouraged to ensure pedestrian safety and way-finding.

Building mounted lighting fixtures are encouraged to be selected and located to cast downward and be shielded to minimize glare.

viii.

Accent lighting shall emphasize special features such as fountains (only allowed with reclaimed or recycled water), sculptures, wall niches, signs, planters or accent trees for decorative effects.

ix.

Accent lighting shall be inconspicuous and durable.

Small scale accent lights such as LED based fixtures can serve for way-finding or be used themselves as special design elements.

xi.

Flashing, neon, moving, high-intensity or exposed light source type luminaries are not permitted.

Refer to Figure 7, LED Canopy Light, LED Angled Reflector, LED Area Lights, and LED Wall Sconce.

MASTER WALKWAYS and PEDESTRIAN LINKAGES PLAN - FIGURE 6a
Belgard - ECO DUBLIN, smooth, mechanical pattern, color: foundry (or equivalent)

DECORATIVE PAVER EXAMPLE - FIGURE 6b
LED CANOPY LIGHT, LED ANGLED REFLECTOR, LED AREA LIGHTS, and LED WALL SCONCE - FIGURE 7

Water Quality Management Plan (WQMP). Ultimate design of PDO-14 will require compliance with city and state water quality requirements. Each implementing project (i.e., development plan, subdivision map, or conditional use permit) will require the preparation of a water quality management plan (WQMP). While it is known that a WQMP will be required, the exact nature and location of the WQMP components are not identified at this time. The following is a list of best management practices (BMPs) that may be required for the subsequent development within PDO-14:

Filtration BMP.

Harvest and use.

Self-treated areas.

Bio retention planters.

Porous pavers.

Additional Site Design Parameters. The following are additional site design considerations that will be required within PDO-14:

Acoustical Buffers. Acoustical buffers will be required for any gas station use and any associated car wash facility. In order to reduce any noise impacts from these uses, to the adjacent residences on Vallejo Avenue, the following design features shall be required:

The gas pump canopy shall be located as far away from the Vallejo Avenue frontage as possible.

The convenience store of the gas station shall be located between the canopy and the Vallejo Avenue frontage.

All blowers associated with drying vehicles and vacuums used for cleaning interiors of vehicles shall be oriented away from Vallejo Avenue.

All blowers shall be internalized to the greatest extent possible.

Up to a six-foot-high block wall may be installed in the areas where the blowers and vacuums emit noise.

All noise emanating from the blowers and vacuums shall be lower than the city's threshold for noise.

Drive-through(s)/Screening. Noise and light impacts from drive-through operations within PDO-14 will be addressed through design and strategic siting of the noise and light generating activities. The following design features, as depicted on Figure 8, Drive-Throughs, and Figure 9, Drive-Through Screening, shall be required:

All drive-through lanes shall be oriented away from the Vallejo Avenue frontage.

All ordering boxes, speakers and drive lane lighting shall be away from the Vallejo Avenue frontage.

A maximum four-foot-high screen wall shall be required to prevent vehicle lights from impacting on-coming traffic on Temecula Parkway as well as to provide a screen wall for the pick-up window. Wall heights, lower than four feet, may be permitted, provided they screen headlights, and final wall heights are supported by the project's noise analysis.

Landscape screening shall be provided, in addition to the screen wall, in order to soften the effects of the wall and provide additional mitigation for noise and lighting impacts.

A pick up window canopy structure shall be provided. Canopies must be architecturally integrated and shall utilize similar materials as the other shade structures on site.

DRIVE-THROUGHS - FIGURE 8

DRIVE-THROUGH SCREENING - FIGURE 9

Trash Enclosures. The following design features, as depicted on Figure 10, Trash Enclosures, shall be required:

Trash enclosures should be separated from adjacent parking stalls with a minimum of five-foot-wide (interior clear dimension) planter and a twelve-inch-wide paved surface behind the curb to ensure adequate space is available for individuals to access a vehicle.

Trash/recycling containers should be large enough, placed frequently throughout the site, and collected frequently enough to handle the refuse generated by the project.

Trash enclosures should be designed with similar finishes, materials, and details as listed in Section 17.22.282(A)(2) and (A)(4) (stone, brick, concrete, precast concrete, metal, colored or split face block, and stucco), and shall be screened with landscaping.

Chain link fencing and gates with wood slats are not allowed.

Enclosures should be unobtrusive and conveniently located for trash disposal by tenants and for collection service vehicles.

Where feasible, a pedestrian entrance to the trash enclosure should be provided so that large access doors do not have to be opened.

Enclosures should not be visible from primary entry drives.

viii.

Enclosures shall have a concrete apron onto which trash/recycling containers will be rolled for collection.

ix.

Enclosures shall be surrounded by planting areas on three sides with a vine along each wall, and shall have solid roof covers.

All trash enclosures shall comply with the city of Temecula requirements.

Service, Loading, and Equipment Areas. The following Guidelines shall be implemented within PDO-14 as they pertain to service, loading and equipment areas in order to ensure that these functional site items are integrated with a sense and respect of the surrounding aesthetic:

Storage for supplies, merchandise, and similar materials shall be prohibited on the roofs of any buildings.

Merchandise, material, and equipment are not permitted to be stored to a height greater than any adjacent wall, fence, or building.

Service, loading, and storage areas shall be separated from pedestrian and private automobile circulation.

Service areas, loading docks, and equipment areas shall be screened from views either by locating these uses within a building or by screening them with landscaping, walls, fences, or other architectural treatments.

Any outdoor display ancillary to the business being conducted within the building, may be permitted without a temporary use permit, provided that the display complies with the regulations contained within Section 17.10.020(K) of the supplemental development standards of the city's Development Code.

Mechanical Equipment and Vents.

On-site mechanical equipment visible from buildings or public streets shall be screened.

Wall mounted mechanical equipment that protrudes more than six inches from the outer building wall shall be screened from view by structural features that are compatible with the architecture or the subject buildings. Wall mounted mechanical equipment that protrudes six inches or less from the outer building wall shall be designed to blend with the color and architectural design of the subject building.

Ground mounted mechanical equipment shall be screened from view by a decorative architectural structure or landscape screening that is compatible with the architecture and landscaping of the development site. Such screening devices shall be of a height equal to or greater than the height of the mechanical equipment being screened.