Sections
17.22.270 through
17.22.284 shall be known as "PDO-14" (Gateway to Temecula Planned Development Overlay District).
(Ord. 16-11 § 3)
The purpose of the Gateway to Temecula Planned Development Overlay
District ("PDO-14") is to permit creative mixtures of uses in smaller
areas where a specific plan or the village center overlay is not appropriate.
The planned development overlay zoning district is intended to provide
a mechanism to allow for flexibility in the development regulations
and design standards and to allow mixtures of uses and clustering
of land uses that are traditionally prohibited by conventional zoning.
Through this flexibility in standards, many of the objectives of the
general plan can best be achieved.
These requirements are intended to provide regulations for the
development of a variety of local and tourist-serving commercial uses,
as well as potential assisted living, in a comprehensive and cohesive
manner. The project will contain well developed development standards
and design guidelines that will create an aesthetic entry statement
on Temecula Parkway, and provide more than adequate buffers and screening
to the existing, large-lot, single-family residential units on Vallejo
Avenue, adjacent to the project site.
(Ord. 16-11 § 3)
The Gateway to Temecula Planned Development Overlay District
(PDO-14) located north of Temecula Parkway at Bedford Court, northwesterly
of La Paz Road, and southwesterly of Vallejo Avenue, is intended to
provide for the development a variety of local and tourist-serving
commercial development on approximately 8.82 acres.
PDO-14 is designed with a common architectural, landscaping,
monumentation and signage theme. PDO-14 will provide for a visually
pleasing environment through adoption of supplemental performance
standards that have been provided to ensure compatibility with the
adjacent neighborhoods in terms of scale and will be integrated into
the existing development fabric by means of architectural theming,
as well as buffering and setback requirements that go beyond those
permitted by the underlying zoning designation.
Table 1, Schedule of Permitted Uses, depicts the permitted and
conditionally permitted uses that are allowed in PDO-14. Permitted
uses are shown as a "P," conditionally permitted uses are shown as
a "C." This list shall apply to both PA1 and PA2 within PDO-14.
Table 1
Schedule of Permitted Uses
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Description of Use
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PA1 and PA2
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A
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Aerobics/dance/gymnastics/martial arts (<5,000sf)
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P
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Antique sales
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P
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Apparel and accessory shops
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P
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Automobile service stations/car wash/convenience store1 (not including oil and lube or other repair shops)
|
C
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B
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Bakery retail
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P
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Banks/financial1
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P
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Barber/beauty shops
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P
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Bicycle (sales, rental, services)
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P
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Bookstores
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P
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C
|
|
Candy/confection
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P
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Clothing sales
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P
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Computer sales/service
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P
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Congregate care housing for the elderly2
|
P
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Convenience market (with the sale of alcoholic beverages)1
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C
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D
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|
Daycare centers
|
P
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Delicatessen
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P
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Drug store/pharmacy
|
P
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Dry cleaners
|
P
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F
|
|
Financial/insurance/real estate offices
|
P
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Floor covering sales
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P
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Florist
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P
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G
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General merchandise/retail store (>10,000sf)
|
C
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Grocery store, retail
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C
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H
|
|
Health and exercise clubs
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P
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Health food store
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P
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Health care facility
|
P
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Hotel
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P
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I
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|
Ice cream parlor
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P
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Interior decorating service
|
P
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L
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Locksmith
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P
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Low barrier navigation center3
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P
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M
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Medical equipment sales/rental
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P
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O
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Office equipment/supplies/services
Offices, administrative, corporate headquarters and professional
services including, but not limited to, business law, medical, dental,
veterinarian, chiropractic, architectural, engineering, real estate
and insurance
|
P
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Parcel delivery services
|
P
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Personal service shops
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P
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Pet grooming/pet shop
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P
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Photography studio
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P
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Postal services
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P
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R
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Restaurant with drive-through/fast food
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C
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Restaurants and other eating establishments (with or without
the sale of beer and wine)1
|
P
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S
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Specialty market
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P
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Sports and recreation facility
|
P
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Supportive housing4
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P
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Swimming pool supplies/equipment sales
|
P
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T
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Tailor
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P
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Transitional housing5
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P
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W
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Wine tasting shop with or without product sale for off-site
consumption (Department of Alcoholic Beverage Control Type 02 only)
Wine tasting shop with or without product sale for off-site
consumption (Department of Alcoholic Beverage Control License Types
other than Type 02)
|
C
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Notes:
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1.
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Subject to the supplemental development standards contained in Chapter 17.10 of the city's Development Code.
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2.
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Congregate care housing for the elderly shall use the residential
performance and development standards for the high-density residential
zone.
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3.
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Permitted by right if the project meets the criteria set forth
in Government Code Section 65662.
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4.
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Supportive housing shall comply with Section 17.06.110.
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5.
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Multifamily transitional housing is permitted by right.
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(Ord. 16-11 § 3; Ord. 23-11, 11/28/2023)
PDO-14 has been divided into two planning areas (PAs), as depicted
on Figure 1, Overall Site Plan/PDO Planning Areas. These PAs have
been established as a result of the existing and proposed topography
on the site. Planning Area 1 (PA1) is approximately 4.5 acres in area,
and will be located northwesterly of Gateway Drive. PA1 will be above
the grade of SR79/Temecula Parkway, yet will continue to get lower
than the Vallejo Avenue grade as the parcel moves northwesterly. Planning
Area 2 (PA2) is approximately 4.32 acres in area, and will be located
southeasterly of the "4th leg" extension of Bedford Court. The northerly
extension of Bedford Court will be a project entry, rather than a
public street, and will be referred to as "Gateway Drive" in PDO-14.
PA2 will be relatively close in grade to the existing roadways; however,
the northwesterly portion of PA2 will be below the grade of Vallejo
Avenue. Reference Figure 2, Conceptual Grading.
PA1 and PA2 of PDO-14 shall comply with the development standards
set forth in Table 2, Development Standards Gateway to Temecula PDO-14.
Table 2 Development Standards Gateway to Temecula PDO-14
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Development Standards
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PDO-14
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LOT AREA
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PA1 West of Gateway Drive
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PA2 East of Gateway Drive
|
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Minimum gross area of site1
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0.50 acres
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0.50 acres
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Target floor area ratio2
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0.60
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0.50
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Maximum floor area ratio with intensity bonus as per Section17.08.050
of the city's Development Code
|
1.0
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1.0
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Front yard adjacent to a street:
|
|
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Arterial street
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25′
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25′
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Collector
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20′
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20′
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Local
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10′
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10′
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Yard adjacent to residentially zoned property
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40′
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40′
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Interior side yard
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0′
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0′
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Rear yard
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10′
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10′
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Accessory structure—Side/rear setback
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5′
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5′
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Full service car wash to closest residential structure
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N/A
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200′ (minimum)
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Minimum building separation:
|
|
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One story
|
15′
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15′
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Two story
|
20′
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20′
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Three stories or more
|
25′
|
25′
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Maximum height3
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75′
|
35′
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Maximum percent of lot coverage
|
50%
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50%
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Minimum required landscaped open space4
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25%
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25%
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Notes:
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1.
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Does not include condominium parcels.
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2.
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All projects proposing an increase in FAR beyond the target FAR are required to comply with the criteria described in Section 17.08.050(A) of the city's Development Code.
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3.
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The height shall not exceed the maximum height as measured from
finished pad grade, or no greater than two stories, as visible from
Vallejo Avenue, whichever is greater.
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4.
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Minimum required landscaped open area does not include necessary
planting within the right-of-way.
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PDO-14 Parking Requirements. The following parking requirements
shall apply to PDO-14:
A. One
parking space/three hundred gross square feet: All retail/commercial
uses. Plus:
1. One
parking space/seventy-five square feet (gross) for drive through restaurant;
and
2. One
parking space/one hundred square feet (gross) for full/quick service
restaurants. Note: patios are not counted in the parking calculation.
B. Reciprocal
access and parking shall be provided throughout PDO-14. A reciprocal
access and parking agreement shall be approved by the city prior to
the recordation of a final map.
C. Car
Wash. Tunnel parking required for maximum number of cars that can
be in the tunnel at a time five spaces per car in tunnel. One-half
of the spaces provided on drying side, and one-half spaces provided
on entry side.
In the event the use listed does not have a specific parking
requirement, the community development director shall have the authority
to provide a consistency determination.
OVERALL SITE PLAN/PDO PLANNING AREAS - FIGURE 1
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CONCEPTUAL GRADING - FIGURE 2
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(Ord. 16-11 § 3)
PDO-14 is located at one of the primary focal entry points to
the city of Temecula, adjacent to the Interstate 15 (I-15) and Temecula
Parkway intersection. Because PDO-14 is located in such an important
focal point to the city, careful consideration has been given to the
architectural design guidelines.
A. Architectural
Design Guidelines.
1. Overall
Project Theme. PDO-14 has a been designed with a project theme of
"Western Regional Ranch" with Eclectic Contemporary detailing and
materials, as conceptualized in Figure 3, Building Form Guidelines,
Figure 4a, Materials, Finishes, and Details, Figure 4b, Materials,
Figure 4c, Material Placement, and Figure 5, Contemporary Details.
Western Ranch architecture consisted of simple form buildings
combined with lively storefronts, arcade, or gallery frontages. Common
façade materials include vertical and horizontal siding, board
and bat siding, heavy timber trellis, stucco, rusted steel, and metal
roofing.
The following are details that apply to the project theme of
"Western Regional Ranch" with Eclectic Contemporary detailing and
materials. Additional details are also included in subsections A.1
through A.8. When all of these architectural guidelines are utilized
together, the "Gateway" essence of PDO-14 will be attained.
Western Regional Ranch
2. Massing
and Scale (Refer to Figure 3, Building Form Guidelines for Building
Form and Articulation Guidelines).
Building massing and scale should be sensitive to the existing
built environment and shall be designed in a manner that compliments
the existing development and the development within PDO-14. Structures
within PA1 may be larger in scale and mass than those in PA2. Buildings
within PA1 may be up to seventy-five feet in height (as measured from
finished pad elevation, or no greater than two stories, as viewed
from Vallejo Avenue, whichever is greater) and their mass should not
impede views from the existing homes located on Vallejo Avenue. Internal
to the project, buildings shall be sited in such a manner as to not
impede, or seem to dominate, the adjacent buildings.
Building forms shall be consistent with the guidelines established
in Figure 3, Building Form Guidelines.
Building designs shall utilize a basic building form. The basic
building form shall be articulated by adding an additional form and
a contemporary canopy. Buildings over four thousand one square feet
shall assemble multiple basic building forms along with the required
articulation and canopy structures.
For buildings over two stories in height, the design shall employ
the following additional measures, with the goal of reducing the overall
massing, and perceived building size:
a. Varied massing above the second floor (building offset from the primary
vertical plane no less than five feet for a majority of the frontage).
b. Varied gabled roof forms and parapets to create articulated overall
massing.
c. Additional architectural treatments shall include:
i. Additional material treatments.
v. Specially shaped barge board and/or outriggers.
vi. Additional architectural canopy treatments at parapets (see Figure
5).
vii.
Enhanced decorative wall treatments (varied materials/colors
for each basic building form).
d. Deep eaves and rakes (three-foot minimum overhang).
e. Window openings shall be varied and spaced such that an overall repetitive
appearance is avoided.
3. Articulation
of Design (Refer to Figure 3, Building Form Guidelines for Building
Form and Articulation Guidelines).
a. The building design shall incorporate three hundred sixty-degree
architecture.
b. Architectural elements that add interest and character to the prescribed
architectural styles, such as recessed windows and shade canopies,
shall be provided.
c. 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.
d. 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.
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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.
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4. 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.
a. Exterior Wall Materials. Exterior Wall materials shall have a rustic
appearance.
i. 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).
ii. Board and batten wood siding.
v. Native grey granite stone veneer, rock face finish.
vi. Board formed cast in place concrete (heavily rusticated).
b. Cementitious materials are permitted. Material finishes shall have
a rustic appearance.
c. Roofs. Roofs shall have a rustic appearance.
i. 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.
ii. 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.
iii.
Roof form should be consistent and integrated into the building
composition.
iv. The roof should be designed to screen rooftop equipment from public
view.
v. Roofs or parapet walls should wrap around the entire building.
d. 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:
i. Parapet walls shall completely screen the roof behind and all roof-mounted
equipment.
ii. They shall be finished on any side visible from the street with materials
compatible with those predominantly used on the building.
iii.
Parapet walls visible from rear or side yards shall be finished
as above. However, they may utilize exterior plaster in lieu of wood
siding.
e. Design Elements.
i. Gabled roof with either low or steep pitch.
ii. Tall first floor ceiling.
iii.
Symmetrical placement of windows and doors, entrances with side
and transom, lights, and porches.
iv. Large eave and gable overhangs.
v. Simple building massing with required articulation as required in
Figure 3, Building Form Guidelines.
f. Eclectic Contemporary. Elements:
iv. Glazing and door systems.
viii.
Projecting window assemblies.
g. Materials.
i. Corten steel (or equivalent) fascia.
ii. Corten steel (or equivalent) columns (pipe and square profile).
BUILDING FORM GUIDELINES - FIGURE 3
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MATERIALS, FINISHES, and DETAILS - FIGURE 4a
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MATERIALS - FIGURE 4b
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MATERIAL PLACEMENT - FIGURE 4c
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CONTEMPORARY DETAILS - FIGURE 5
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5. Materials
and Colors. A palette of materials and colors will provide character
and identity for PDO-14. The following Guidelines shall be implemented:
a. Primary building colors shall use a combination of earth tones and
light colors; bright colors shall be used sparingly.
b. Varied shades of colors shall be utilized to break up façades
and should ideally feature darkertoned colors and materials at the
base.
c. Accent colors and materials are acceptable if they are a complementary
contrast with the surroundings and are used for creating interest.
d. 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.
e. The use of natural materials and textures as architectural accents
is strongly encouraged.
f. 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.
g. The following materials are strongly encouraged:
i. Vertical board and batten wood siding.
ii. Vertical board wood siding.
iii.
Horizontal wood siding with horizontal "V" joint, horizontal
channel joint shiplap.
iv. Standing seam metal roofing.
6. Roof
Forms and Materials. The following Guidelines shall be implemented
within PDO-14, as they pertain to roof forms and materials, and as
depicted on Figure 3, Building Form Guidelines through Figure 5, Contemporary
Details:
a. Rooflines shall be articulated with shorter elements to reduce building
mass.
b. Occasional sloped roof forms shall be introduced over special areas
and special functions to create visual interest.
c. Designs should create interesting building masses by varying rooflines
and by maximizing offsets to roof planes where possible.
d. Combining single-story elements with two-story elements is encouraged.
e. Flat roofs with parapet walls are acceptable but should also be used
in combination with simple pitched gable, hip or shed roof forms.
f. 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.
g. Parapet walls shall utilize ornamental trim at the top, or utilize
a heavily ornamented cornice.
h. 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.
7. Storefronts,
Windows and Doors. The storefront on the ground floor is a key element
in creating a successful pedestrian environment. The following Guidelines
shall be implemented within PDO-14 as they pertain to storefronts,
windows and doors, and are depicted on Figure 3, Building Form Guidelines
through Figure 5, Contemporary Details:
a. Wooden sash windows with decorative transom are recommended.
b. Storefront windows typically project out from wall surface and are
multi-lite.
c. Window shutters are optional.
d. The glazed area of the storefront should be between seventy percent
and eighty percent of the ground floor façade.
e. The patterns of openings should correspond with the overall rhythm
of the building and be in line with arcade and trellis openings.
f. Consideration should be taken to relate interior building design
to pedestrian spaces through generous use of glazing in doors and
windows.
g. 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.
h. 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.
i. Silver or dark bronze window or door frames, reflective glass, and
metal awnings are all discouraged.
8. Balconies
and Handrails. The incorporation of balconies and porches as part
of the architectural style shall be provided for both practical and
aesthetic value. The following Guidelines shall be implemented within
the PDO-14, as they pertain to balconies and handrails:
a. They shall be used to integrate indoor and outdoor spaces, as well
as break up large wall masses, and offset floor setbacks.
b. 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.
c. Pipe railing is allowed, as long as it is demonstrated that it is
consistent with the architectural style.
9. Exterior
Stairs. Simple, clean, bold projections of stairways are encouraged
to complement the architectural massing and form of the buildings.
The following Guidelines shall be implemented within PDO-14, as they
pertain to exterior stairs:
a. Handrails shall be constructed of solid stucco walls, wrought iron,
or decorative wood railing.
b. The use of clay tile or brick as tread, use of accent tile on riser,
balustrades, and pilasters is encouraged.
c. Exposed, untreated metal railings and stairs are not permitted, unless
it is demonstrated that it is consistent with the architectural style.
d. 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:
a. Columns incorporated as a structural or aesthetic design element
shall convey a solid, durable image as expressed through bold forms.
b. Columns may be used as a freestanding form or as a support for pedestrian
links.
c. 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.
d. Decorative braced columns are recommended.
e. 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.
B. General
Site Design Guidelines. These general site design guidelines are not
intended to restrict taste or preference, but are designed to foster
harmony of development. Various site design elements elements/concepts
shall be considered to create a high quality commercial development.
In order to encourage a higher level of design direction and
quality, the site design elements have been included in PDO-14 and
are discussed in greater detail below:
1.
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Building Plotting Concepts.
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2.
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Streetscapes.
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3.
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Vehicular Circulation.
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4.
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Pedestrian Circulation.
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5.
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Lighting.
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6
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WQMP.
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Reference Figure 1, Overall Site Plan/PDO Planning Areas, as well as the Figures in the Section
17.22.284 (Landscape Design Standards) of PDO-14.
1. Building
Plotting Concepts. Commercial buildings should generally be oriented
to take best advantage of visibility along Temecula Parkway and to
provide additional separation and buffering opportunities to the adjacent,
existing large-lot residential development on Vallejo Avenue. At a
minimum, commercial buildings located within PDO-14 shall address
a street or main drive lane, a required pedestrian path, a vertical
landmark element, a small plaza or other focal point. Commercial buildings
will be designed to locate high activity uses, such as restaurants
and entertainment facilities, adjacent to pedestrian ways. Commercial
buildings shall be oriented toward activity centers, shopping and
entertainment areas, and gathering spaces. 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:
a. 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.
b. Arcades and trellises can be used to connect buildings and enclose
patios.
c. 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.
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2. 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:
a. The front façade, along the face of the building, should be
varied to provide visual interest.
b. Awnings shall be encouraged to promote interest and a human scale.
c. Loading zones shall be site planned to avoid exposure to adjacent
streets, highways and residential uses.
d. Incorporating walls and fences can also be used to help screen areas.
e. Trash enclosures shall be planned in such a manner to minimize the
exposure of such elements to sensitive adjacent uses.
f. Parking areas shall be planned in such a manner to allow for landscaping
or low, decorative walls or a combination thereof. Where possible,
buildings should be designed to separate service and delivery circulation
from parking areas.
3. Vehicular Circulation. Gateway Drive is the project vehicular entry to PDO-14. Focal elements, which provide a sense of arrival, are incorporated into the design of the project entry. These elements include, but are not limited to: enhanced landscaping, monumentation, and textured paving. Incorporation of these elements will ensure a sense of vehicular arrival to PDO-14. These elements are discussed in greater detail in Section
17.22.284 of this PDO. A gated access for emergency access only will be located on Vallejo Avenue. This access will be a minimum of 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.
a. 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.
b. Adequate areas for maneuvering, loading, and emergency vehicle access
shall be accommodated on site.
c. 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.
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a.
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Parking aisles shall be oriented perpendicular to complexes
to allow for easy pedestrian walkways to access shopping.
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b.
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Large parking lot areas should be divided into a series of smaller
connected lots separated by additional landscaping.
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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.
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d.
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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.
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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.
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4. Pedestrian
Circulation. A strong pedestrian circulation system, interconnected
by walkways and sidewalks, hardscape, and landscape shall be provided
in PDO-14. Parking shall not dominate the experience along any designated
pedestrian path and off-street parking should be traversed by landscaped
areas. Reference Figure 6a, Master Walkways and Pedestrian Linkages
Plan.
a. 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.
b. The sidewalk along Temecula Parkway between Gateway Drive and I-15
is an existing, curb adjacent sidewalk.
c. 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.
d. Pedestrian access shall be provided from potential transit stops.
e. Pedestrian crossing distances at driveways shall be minimized.
f. Additionally, walkways shall meet the following minimum standards:
i. Whenever possible, walkways should follow an alignment that connects
building entries and should be at least six feet wide.
ii. 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.
iii.
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.
5. Lighting.
Exterior lighting can provide safe and effective evening character
illumination for the pedestrian and vehicular areas of roads, sidewalks,
and walkways through PDO-14. Design should reflect the concept and
character of the community through illumination level, light fixture
type, finish color and location. There can be streetlights for roads
and sidewalks, pedestrian lighting for walkways, building illumination
and accent lighting on special architectural and landscape features.
a. 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:
i. Prohibit streetlights on Vallejo Avenue.
ii. At a maximum, use low-level bollards to illuminate the D.G. trail
on Vallejo Avenue.
iii.
Use low level bollards on-site for portions of the project site
that are adjacent to Vallejo Avenue.
iv. Fully shield all lights that are taller than bollards.
b. 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:
i. All lighting shall be fully recessed.
ii. All lighting shall be contained within the footprint of the canopy.
c. On-site lighting shall comply with the following:
i. 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.
ii. All exterior lighting fixtures shall be consistent with the architectural
style for the building that it serves.
iii.
Lighting shall be low-voltage/high-efficiency whenever possible.
iv. Streetlights shall be focused downward to ensure pedestrian safety
and way finding.
v. Footpath lights are acceptable as a means to illuminate a secondary
path.
vi. Inset stairway and stair step lights are encouraged to ensure pedestrian
safety and way-finding.
vii.
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.
x. 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.
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MASTER WALKWAYS and PEDESTRIAN LINKAGES PLAN - FIGURE
6a
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Belgard - ECO DUBLIN, smooth, mechanical pattern, color: foundry
(or equivalent)
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DECORATIVE PAVER EXAMPLE - FIGURE 6b
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LED CANOPY LIGHT, LED ANGLED REFLECTOR, LED AREA LIGHTS,
and LED WALL SCONCE - FIGURE 7
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6. Water
Quality Management Plan (WQMP). Ultimate design of PDO-14 will require
compliance with city and state water quality requirements. Each implementing
project (i.e., development plan, subdivision map, or conditional use
permit) will require the preparation of a water quality management
plan (WQMP). While it is known that a WQMP will be required, the exact
nature and location of the WQMP components are not identified at this
time. The following is a list of best management practices (BMPs)
that may be required for the subsequent development within PDO-14:
7. Additional
Site Design Parameters. The following are additional site design considerations
that will be required within PDO-14:
a. Acoustical Buffers. Acoustical buffers will be required for any gas
station use and any associated car wash facility. In order to reduce
any noise impacts from these uses, to the adjacent residences on Vallejo
Avenue, the following design features shall be required:
i. The gas pump canopy shall be located as far away from the Vallejo
Avenue frontage as possible.
ii. The convenience store of the gas station shall be located between
the canopy and the Vallejo Avenue frontage.
iii.
All blowers associated with drying vehicles and vacuums used
for cleaning interiors of vehicles shall be oriented away from Vallejo
Avenue.
iv. All blowers shall be internalized to the greatest extent possible.
v. Up to a six-foot-high block wall may be installed in the areas where
the blowers and vacuums emit noise.
vi. All noise emanating from the blowers and vacuums shall be lower than
the city's threshold for noise.
b. 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:
i. All drive-through lanes shall be oriented away from the Vallejo Avenue
frontage.
ii. All ordering boxes, speakers and drive lane lighting shall be away
from the Vallejo Avenue frontage.
iii.
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.
iv. 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.
v. 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
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DRIVE-THROUGH SCREENING - FIGURE 9
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c. Trash Enclosures. The following design features, as depicted on Figure
10, Trash Enclosures, shall be required:
i. 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.
ii. Trash/recycling containers should be large enough, placed frequently
throughout the site, and collected frequently enough to handle the
refuse generated by the project.
iii.
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.
iv. Chain link fencing and gates with wood slats are not allowed.
v. Enclosures should be unobtrusive and conveniently located for trash
disposal by tenants and for collection service vehicles.
vi. Where feasible, a pedestrian entrance to the trash enclosure should
be provided so that large access doors do not have to be opened.
vii.
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.
x. All trash enclosures shall comply with the city of Temecula requirements.
d. Service, Loading, and Equipment Areas. The following Guidelines shall
be implemented within PDO-14 as they pertain to service, loading and
equipment areas in order to ensure that these functional site items
are integrated with a sense and respect of the surrounding aesthetic:
i. Storage for supplies, merchandise, and similar materials shall be
prohibited on the roofs of any buildings.
ii. Merchandise, material, and equipment are not permitted to be stored
to a height greater than any adjacent wall, fence, or building.
iii.
Service, loading, and storage areas shall be separated from
pedestrian and private automobile circulation.
iv. 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.
v. 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.
e. Mechanical Equipment and Vents.
i. On-site mechanical equipment visible from buildings or public streets
shall be screened.
ii. 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.
iii.
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.
iv. Roof flashing vents exposed to public view shall be painted or otherwise
given a finish to match adjacent surfaces or concealed in a manner
consistent with the building's appearance.
TRASH ENCLOSURES - FIGURE 10
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(Ord. 16-11 § 3)