HomeMy WebLinkAbout2025-07 CC Ordinance ORDINANCE NO. 2025-07
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA AMENDING TITLE 17 OF THE
TEMECULA ZONING CODE TO ADD A NEW ARTICLE
XVII (BEDFORD COURT PLANNED DEVELOPMENT
OVERLAY DISTRICT 16) (PA23-0280) TO CHAPTER 17.22
(PLANNED DEVELOPMENT OVERLAY ZONING
DISTRICT) TO REVISE THE ZONING DESIGNATION
FROM HIGHWAY TOURIST (HT) TO PLANNED
DEVELOPMENT OVERLAY 16 (PDO-16) ON A 1.88 ACRE
SITE GENERALLY LOCATED ON THE SOUTHWEST
CORNER OF BEDFORD COURT APPROXIMATELY 160
FEET SOUTHWEST OF THE TEMECULA PARKWAY AND
BEDFORD COURT INTERSECTION (APN 922-210-042)
AND AMENDING THE TEMECULA ZONING MAP
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS
FOLLOWS:
Section 1. Procedural Findings. The City Council of the City of Temecula does hereby
find, determine and declare that:
A. On May 4, 2023, the applicant submitted Planning Application PA23-0197, a
Development Plan, PA23-0198, a Conditional Use Permit to allow a car wash, PA23-0204, a
Tentative Parcel Map to create two parcels from one existing parcel, and PA23-0280, a Zone
Change/Planned Development Overlay. On September 17, 2024 the applicant submitted PA24-
0348, a Conditional Use Permit to allow for a drive-thru. Taken together, the applications will
permit for the development and operation of a commercial center consisting of two structures that
will house a carwash and coffee shop. These applications (collectively "Project") were filed in a
manner in accord with the City of Temecula General Plan and Development Code.
B. The Project was processed including, but not limited to a public notice, in the time
and manner prescribed by State and local law,including the California Environmental Quality Act.
C. The Project was processed, including but not limited to all public notices, in the
time and manner prescribed by State and local law,including the California Environmental Quality
Act, Public Resources Code 21000, et seq. and the California Environmental Quality Act
Guidelines, 14 Cal. Code Regs 15000 et seq. (collectively referred to as"CEQA").
D. The City contracted with De Novo Planning Group (De Novo) for the independent
preparation of an Initial Study to analyze the potential environmental effects of the Project. Based
on the information contained in the Initial Study, De Novo concluded, and City staff concurred,
that the Project could have a significant effect on the environment, but that mitigation measures
could be implemented to reduce such impacts to a less than significant level. Based upon this
determination, De Novo prepared, and City staff concurred in, a Draft Mitigated Negative
Declaration("Draft MND") in accordance with CEQA Section 21080(c)and Section 15070 of the
State CEQA Guidelines. The Draft MND was subsequently circulated, comments were received,
and responses to comments were prepared resulting in the preparation of the Final Mitigated
Negative Declaration("Final MND").
E. On April 16,2025,the Planning Commission held a duly noticed public hearing on
the Project and considered the Final MND and Mitigation Monitoring and Reporting Program, at
which time the City staff and interested persons had an opportunity to, and did testify either in
support of or opposition to this matter.
F. Following consideration of the entire record of information received at the public
hearings and due consideration of the proposed Project, the Planning Commission adopted
Resolution Nos. 2025-10,2025-11, 2025-12, 2025-13, 2025-14, and 2025-15, recommending that
the City Council approve the Project and the Final MND and Mitigation Monitoring and Reporting
Program.
G. On May 13, 2025,the City Council of the City of Temecula considered the Project,
the Final MND,and Mitigation Monitoring and Reporting Program at a duly noticed public hearing
at which time all interested persons had an opportunity to and did testify either in support or in
opposition to this matter. The Council considered all the testimony and any comments received
regarding the Project, Final MND, and Mitigation Monitoring and Reporting Program prior to and
at the public hearing.
H. Following consideration of the entire record before it at the public hearing and due
consideration of the Project the City Council adopted Resolution No.2025-28 "A RESOLUTION
OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING THE FINAL
MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM FOR THE BEDFORD COURT PROJECT CONSISTING OF
APPROXIMATELY 1.88 ACRES GENERALLY LOCATED ON THE SOUTHWEST SIDE OF
BEDFORD COURT APPROXIMATELY 160 FEET SOUTHWEST OF THE TEMECULA
PARKWAY AND BEDFORD COURT INTERSECTION (APN 922-210-042)".
I. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Legislative Findings. The City Council in approving the hereby makes the
following findings regarding the zone change:
A. The proposed Ordinance is in conformance with the General Plan for Temecula and
with all applicable requirements of State law and other Ordinances of the City;
The proposed Zone Change/Planned Development Overlay Ordinance conforms to the City
of Temecula General Plan Land Use Element. The proposed Zone Change/Planned
Development Overlay Ordinance directly responds to Goal 1 Policies LU-1.1, and LU-1.6
of the General Plan Land Use Element.
In addition to employing the City's planned development overlay zoning district tool, the
proposed project is also consistent with the above General Plan Land Use Element goals
and policies in that it:provides a mix of community-serving commercial uses; has been
2
planned and evaluated for consistency with the General Plan and its implementing
programs (e.g., the planned development overlay zoning district); and has been designed
to minimize impacts on surrounding land uses and infrastructure through required design
guidelines, building orientation, circulation and access improvements, and other features
and requirements of proposed Planned Development Overlay 16. Additionally, mitigation
measures are identified in the Mitigation Monitoring and Reporting Program to further
reduce the potential for impacts to surrounding uses and infrastructure.
B. The proposed Ordinance is consistent with the Municipal Code and Development
Code for the City of Temecula;
The proposed Zone Change/Planned Development Overlay Ordinance is internally
consistent with the Municipal Code and the Development Code in terms of referencing key
components of these documents.
Section 3. Zoning Code Amendment. The City Council hereby amends Chapter 17.22
(PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT(PDO-16))of Title 17(Zoning)
of the Temecula Municipal Code by adding a new Article XVII, entitled"Bedford Court Planned
Development Overlay District 16"to read as provided in Exhibit"A", attached to this Ordinance
and incorporated herein as thought set forth in full.
Section 4. Zoning Map Amendment. Based upon the findings contained in Section 2
of this Ordinance, the City Council hereby amends the Official Zoning Map of the City of
Temecula to change the zoning classification for the property located on 1.88 acres generally
located at the southern end of Bedford Court approximately 160 feet southwest of the Temecula
Parkway and Bedford Court intersection (APN 922-210-042) from Highway Tourist (HT) to
Planned Development Overlay (Bedford Court Planned Development Overlay-16). The amended
Zoning Map is attached as Exhibit `B" to this Ordinance and is incorporated herein by this
reference as though set forth in full.
Section 6. Severability. If any portion, provision, section, paragraph, sentence, or
word of this Ordinance is rendered or declared to be invalid by any final court action in a court of
competent jurisdiction, or by reason of any preemptive legislation, the remaining portions,
provisions, sections,paragraphs, sentences, and words of this Ordinance shall remain in full force
and effect and shall be interpreted by the court so as to give effect to such remaining portions of
the Ordinance.
Section 7. Effective Date. This Ordinance shall take effect thirty (30) days after its
adoption.
Section 8. Notice of Adoption. The City Clerk shall certify to the adoption of this
Ordinance and cause it to be published in the manner required by law.
3
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula
this 27th day of May, 2025.
Brenden Kalfus, Mayor
ATT
Ran! I A "'City Clerk
[SEAL]
4
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing
Ordinance No. 2025-07 was duly introduced and placed upon its first reading at a meeting of the
City Council of the City of Temecula on the 13th day of May, 2025, and that thereafter, said
Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held
on the 27th day of May, 2025,by the following vote:
AYES: 5 COUNCIL MEMBERS: Alexander, Kalfus, Rahn, Schwank,
Stewart
NOES: 0 COUNCIL MEMBERS: None
ABSTAIN: 0 COUNCIL MEMBERS: None
ABSENT: 0 COUNCIL MEMBERS: None
Randi Johl, City Clerk
5
Bedford Court
PDO-16
Prepared For:
City of Temecula
41000 Main Street
Temecula, California 92590
951.694.6444
Property Owner:
Catalyst Commercial Group
38605 Calistoga Drive, Suite 150
Murrieta, California 92563
951.395.0000
Mark Cooper
Prepared By:
Matthew Fagan Consulting Services, Inc.
42011 Avenida Vista Ladera
Temecula, CA 92591
951.265.5428
Matthew Fagan
Angie Douvres
In conjunction with:
MMA Architecture
Conceptual Design and Planning Company
Kimley-Horn and Associates, Inc.
April 2025
Bedford Court
Table of Contents
17.22.002 TITLE 1
17.22.004 PURPOSE 1
17.22.006 RELATIONSHIP WITH THE MUNICIPAL CODE
AND CITYWIDE DESIGN STANDARDS 1
17.22.008 USE REGULATIONS 1
17.22.010 PDO-16 DESIGN STANDARDS 5
17.22.012 PROJECT SETTING 9
A. Setting and Location 9
B. Existing Site Conditions 9
C. Surrounding Land Uses and Development 9
17.22.014 ARCHITECTURAL AND SITE DESIGN GUIDELINES 10
A. Architectural Design Guidelines 10
1. Overall Project Theme 10
2. Massing and Scale 10
3. Articulation of Design 10
B. General Site Design Guidelines 13
1. Building Plotting Concepts 13
2. Vehicular Circulation 13
3. Pedestrian Circulation 13
4. Lighting 14
5. Water Quality Management Plan (WQMP) 17
6. Additional Site Design Parameters 17
a. Acoustical Buffers 17
b. Drive-Thrus/Screening 17
c. Trash Enclosures 18
d. Service, Loading, and Equipment Areas 18
e. Mechanical Equipment and Vents 23
17.22.016 LANDSCAPE DESIGN STANDARDS 23
A. Landscape Elements 23
B. Project Entry and Edge Conditions 27
1. Bedford Court Project Entry 27
2. South Edge/Existing Residential 27
C. Walls and Fences 27
Planned Development Overlay(PD0-16)
Bedford Court
List of Figures
Figure 1 Overall Site Plan 7
Figure 2 Conceptual Grading 8
Figure 3 Car Wash Elevation Examples 11
Figure 4 Coffee Shop Elevation Examples 12
Figure 5 Walkways and Pedestrian Linkages Plan 15
Figure 6 Lighting Examples 16
Figure 7 Trash Enclosures 21
Figure 8 Overall Landscape Plan 25
Figure 9 Plant Palette 26
Figure 10 Bedford Court/Project Entry 29
Figure 11 a South Edge/Existing Residential Edge Condition (Car Wash) 30
Figure 11 b South Edge/Existing Residential Edge Condition (Coffee Shop) 31
Figure 12 Wall and Fence Plan 32
List of Tables
Table 1 Schedule of Permitted Uses 2
Table 2 Development Standards Bedford Court PDO-16 5
Planned Development Overlay(PDO-16) ii
Bedford Court
17.22.002 TITLE
Section 17.22.002 through 17.22.016 shall be known as"PDO-16"(Bedford Court Planned
Development Overlay District). (Ord )
17.22.004 PURPOSE
The purpose of the Bedford Court Planned Development Overlay District ("PDO-16") 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 primarily
local-serving commercial uses, in a manner that is respectful to adjacent development.
The Project will contain site-specific development standards and design guidelines which
will include buffers and screening to the existing single-family residential units located to
the south of the Project site.
17.22.006 RELATIONSHIP WITH THE MUNICIPAL CODE AND CITYWIDE DESIGN
STANDARDS
A. The permitted uses for the Bedford Court Planned Development Overlay District are
described in Section 17.22.008.
B. Except as modified by the provisions of Sections 17.22.008, 17.22.010, 17.22.012, or
17.22.016, 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 Municipal Code that are in effect at
the time the application is deemed complete.
3. Temecula Objective Design Standards for Multifamily and Mixed-Use
Developments.
4. Any other relevant rule, regulation, or standard that is in effect at the time an
application is deemed complete. (Ord. 07-03 § 3)
17.22.008 USE REGULATIONS
PDO-16 is located at the terminus of Bedford Court, easterly of the 1-15 freeway, and
westerly of Temecula Parkway, and is intended to provide for the development of primarily
local-serving commercial uses on approximately 1.88 gross acres.
PDO-16 is designed with common architectural massing and materials, a complementary
color palette, and with consistent landscaping throughout the site, which will result in a
comprehensive and cohesive development. PDO-16 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
Planned Development Overlay(PDO-16) 1
Bedford Court
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, especially those pertaining to a car wash.
Table 1, Schedule of Permitted Uses, depicts the permitted and conditionally permitted
uses that are allowed in PDO-16. Permitted uses are shown as a "P," conditionally
permitted uses are shown as a "C."
Table 1
Schedule of Permitted Uses
Description of Use
A
Aerobics/dance/gymnastics/martial arts studios (less than P
5,000 sq. ft.)
Aerobics/dance/gymnastics/martial arts studios (greater P
than 5,000 sq. ft.)
Antique restoration _ C
Antique sales P
Apparel and accessory shops P
Arcades(pinball and video games)' C
Art supply stores P
Automobile oil change/lube services with no major repairs P
Automotive parts-sales P
Automobile rental C
Automobile repair services C
Automobile sales (wholesale or auto broker only) with C
no outdoor/storage of vehicles
Automobile sales with only indoor display/storage of C
vehicles
Automobile service stations with or without an automated P
car wash'
Automotive service stations selling beer and/or wine-with C
or without an automated car wash'
B
Bakery retail P
Bank and financial institutions' P
Barber and beauty shops P
Beer and wine market' C
Bicycle (sales, rental, services) P
Billiard parlor/pool hall1.2 C
Blueprint and duplicating and copy services P
Bookstores P
Bowling alley' P
Butcher shop P
C
Candy/confectionery sales P
Car wash, full service' •
C
Car wash, automated' •
C
Community care facilities •
P
Congregate care housing for the elderly1.3 P
Convenience market' C
Cutlery
Planned Development Overlay(PDO-16) 2
Bedford Court
Table 1
Schedule of Permitted Uses
Description of Use
D
Daycare centers P
Delicatessen P
Drug store/pharmacy P
Dry cleaners P
E
Emergency shelters C
Equipment sales and rentals (no outdoor storage) P
F
Fire and police stations P
Floor covering sales P
Florist P
Fortunetelling, or similar activity P
G
Garden supplies and equipment sales and service P
General merchandise/retail store (less than 10,000 sq. ft.) P
Glass and mirrors, retail sales P
Grocery store, retail' P
H
Health and exercise clubs (less than 5,000 sq. ft.) P
Health care facility P
Health food store P
Hobby supply shop P
Ice cream parlor P
Interior decorating service
L
Laundromat P
Libraries, museums, and galleries (private) C
Locksmith P
M
Massage P
Membership clubs, organizations, lodges C
Medical equipment sales/rental P
Musical and recording studio C
N
Nursing homes/convalescent homes C
0
Office equipment/supplies, sales/services P
Offices, administrative, corporate headquarters and
professional services including, but not limited to, business
law, medical, dental, veterinarian, chiropractic,
architectural, engineering, real estate and insurance
P
Paint and wallpaper stores P
Parcel delivery services P
Parking lots and parking structures C
Pawnshop P
Personal service shops P
Pet grooming/pet shop P
Planned Development Overlay(PD0-16) 3
Bedford Court
Table 1
Schedule of Permitted Uses
Description of Use
Photographic studio P
Postal services P
Private utility facilities (regulated by Public Utilities P
Commission
R
Radio and broadcasting studios, offices P
Recreational vehicle parks C
Recreational vehicle sales and rentals C
Religious institution, without a daycare or educational P
institution
Religious institution, with an educational institution C
Religious institution, with a daycare center C
Residential (one dwelling unit on the same parcel as a C
commercial or industrial use for use of the proprietor of
the business)
Restaurant with drive-thru/fast food C
Restaurant(bona fide public eating establishment) either P
without alcohol or with beer/wine only
Restaurant(bona fide public eating establishment)with C
distilled spirits'
Restaurant(bona fide public eating establishment)with P
entertainment(not including dancing)1'2
Restaurant(bona fide public eating establishment)with P
entertainment and/or dancing12
S
Schools, trade or vocational P
Senior citizen housing (see also congregate care)3 P
Specialty market P
Sports and recreation facility C
T
Taxi or limousine service P
Tobacco shop P
TV-VCR repair P
W
Watch repair P
Wedding chapels P
Wine tasting, with or without product sale for off-site P
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 C
License Types other than Type 02)
'Subject to the supplemental development standards contained in Chapter 17.09 of the City's
Municipal Code.
2Subject to Chapter 9.10(Entertainment License)and Chapter 9.11 (Regulation of Private Security
Operators).
3Senior housing residential projects shall use the residential performance and development
standards for the high-density residential zone. Congregate care facilities shall use the residential
performance standards.
Planned Development Overlay(PDO-16) 4
Bedford Court
17.22.010 PDO-16 DESIGN STANDARDS
PDO-16 proposes one Planning Area, as depicted on Figure 1, Overall Site Plan. PDO-
16 will be relatively close in grade to the existing Bedford Court roadway. Reference Figure
2, Conceptual Grading.
PDO-16 shall comply with the development standards set forth in Table 2, Development
Standards Bedford Court PDO-16.
Table 2
Development Standards Bedford Court PDO-16
LOT AREA
Minimum gross area of site 0.50 acres
Target floor area ratio .06
Floor area ratio range .03- .06
Maximum floor area ratio with intensity bonus as per Section 1.0
17.08.050 of the City's Municipal Code
Minimum front yard adjacent to a street 20'
Minimum yard adjacent to residentially zoned property 30'
Minimum interior side yard 0'
Minimum rear yard 10'
Minimum accessory structure- side/rear setback 5'
Minimum car wash to closest residential property line 75'*
Minimum building separation:
One story 15'
Two story 20
Three stories or more 25
Maximum building height' 30'2
Maximum wall height 6'3
Maximum percent of lot coverage 10%
Minimum required landscaped open space4 25%
'Height limits do not apply to masts, belfries, clock towers, chimney flues, elevator bulkheads, etc., provided
they are located further than 50'from adjacent residences.
2 Accessory structure height shall not exceed 20'.
3Unless otherwise specified in any applicable noise study.
4 Minimum required landscaped open space area does not include any necessary planting within the right-
of-way.
Project will incorporate design features that will ensure compliance with City's Noise Ordinance
requirements for external and internal noise standards.
PDO-16 Parking Requirements
The following parking requirements shall apply to PDO-16:
Parking requirements for PDO-16 shall be determined based on the specific use listed in
Table 1, above, in accordance with City of Temecula Municipal Code Section 17.24.040,
unless otherwise specified below.
Planned Development Overlay(PDO-16) 5
Bedford Court
The following requirements shall apply for drive-thru restaurants:
One (1) parking space/75 s.f. (gross) is required for drive-thru restaurants.
(Note:patios are not counted in the parking calculation.)
Required Americans with Disabilities Act (ADA) spaces, electric vehicle
(EV) charging station spaces, and motorcycle stalls shall be provided.
The following requirements shall apply for car washes:
The maximum number of vehicles allowed in the wash tunnel x 2.5 is the
requirement for a car wash.
Parking spaces shall include spaces for short-term parking associated with
drying and vacuuming vehicles, required ADA drying and vacuuming
spaces, and required EV charging station spaces.
Reciprocal access and parking shall be provided throughout PDO-16. A reciprocal
access and parking agreement shall be approved by the City, and recorded against
the property, prior to the recordation of a final map.
111
Planned Development Overlay(PDO-16) 6
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FIGURE 1 -OVERALL SITE PLAN
Planned Development Overlay(PDO-16) 7
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LOT 1 �% LOT 2 LOT 3
TRACT NO.13805 TRACT NO.13805 i TRACT NO.13805
M.B.107/3-4 M.B.107/3.4 M.B.107/3-4
N.A.P. N.A.P. N.A.P.
FIGURE 2-CONCEPTUAL GRADING
Planned Development Overlay(PDO-16) 8
Bedford Court
17.22.012 PROJECT SETTING
A. Setting and Location
PDO-16 is comprised of approximately 1.88 gross acres located at the terminus of Bedford
Court, easterly of the 1-15 freeway, and westerly of Temecula Parkway.
B. Existing Site Conditions
The site is currently vacant and undeveloped. The project site is relatively flat with no
areas of topographic relief. On-site elevation ranges from 1,014 to 1,025 feet above mean
sea level. Soils on-site have been mechanically disturbed and heavily compacted from
historic land uses (i.e., grading, routine weed abatement, illegal dumping, staging and
stockpiling activities, and surrounding development). Drainage within the subject property
generally flows to the west.
C. Surrounding Land Uses and Development
PDO-16 is bordered by High Density housing to the south, Highway Tourist Commercial
to the immediate east and PDO-14 to the east across Temecula Parkway, Highway Tourist
Commercial to the north, and 1-15 to the west. The PDO-16 Project site is shown as the
black bordered area in the aerial photo below.
PDO-16
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Planned Development Overlay(PDO-16) 9
Bedford Court
17.22.014 ARCHITECTURAL AND SITE DESIGN GUIDELINES
A. Architectural Design Guidelines
1. Overall Project Theme
PDO-16 has been designed by taking inspiration from a Contemporary Agrarian
architectural style. This building style tends to focus on incorporating local materials into
structures with farmhouse elements that are often rustic, organic, and comfortable, as
conceptualized in Figure 3, Car Wash Elevation Examples and Figure 4, Coffee Shop
Elevation Examples. The buildings are designed with common architectural massing and
materials and a complementary color palette. The elements used reflect the City of
Temecula Design Guideline requirements, while at the same time allowing for the ease of
brand identification.
Additional details are included below. When all of these architectural guidelines are
utilized together, the comprehensive essence of PDO-16 will be attained.
2. Massing and Scale
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-16. Buildings within PDO-16 may be up to 30' in height (as measured from
finished pad elevation. Internal to the Project, buildings shall be sited in such a manner
as to not impede, or seem to dominate, the adjacent buildings.
3. Articulation of Design
• The building design shall incorporate 360° 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
contemporary nature within PDO-16. Variations in color and material consistent with
the standards established in Figure 3, Car Wash Elevation Examples and Figure 4,
Coffee Shop Elevation Examples shall be utilized 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 360° architecture. 360° architecture means the
appropriate articulation of all building facades, including variation in massing, roof forms,
and wall planes, as well as surface articulation to create shadow patterns and massing
shapes that contribute to a building's character. It is expected that the highest level of
articulation will occur on the front 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.
Planned Development Overlay(PDO-16) 10
I
EAST ELEVATION BEDFORD COURT
.. 0 SO 0
MATERIALS
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NORTH ELEVATION SOUTH ELEVATION FIGURE 3-CAR WASH
ELEVATION EXAMPLES
Planned Development Overlay(PDO-16) 11
I
BEDFORD COURT
WALK UP WINDOW ELEVATION WEST FRONT ELEVATION NORTH
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DRIVE THROUGH WINDOW ELEVATION EAST EXT6tl0R FINISH SCHEDULE REAR ELEVATION SOUTH
CMS IlMili. MU AMEN 1.1.16
FIGURE 4-COFFEE SHOP
L -- ELEVATION EXAMPLES
Planned Development Overlay(PDO-16) ^"'^'�" ' 12
Bedford Court
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 PD0-16 and are discussed in greater detail below:
• Building Plotting Concepts
• Streetscapes
• Vehicular Circulation
• Pedestrian Circulation
• Lighting
• Water Quality Management Plan (WQMP)
Reference Figure 1, Overall Site Plan, as well as the Figures in Section 17.22.016
(Landscape Design Standards) of PDO-16.
1. Building Plotting Concepts
Building masses should be articulated to avoid long straight building facades and create
enclosed patios and pedestrian spaces where possible. The plotting of buildings shall
take into account shade elements and maximize shade created by surrounding buildings.
2. Vehicular Circulation
Vehicles enter the Project site via Bedford Court and may travel throughout the site in
two directions via a loop system. Directional signage for drive-thrus shall be provided.
Uses within the site shall take access off of the Project circulation loop/roadway.
Circulation throughout the site shall comply with applicable Building and Fire codes and
stacking shall comply with any queueing analyses prepared for the uses.
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 and
monumentation. Incorporation of these elements will ensure a sense of vehicular
arrival to PDO-16. 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.
• Low freestanding walls incorporating simple, tasteful signage with pilasters,
balustrades, finials and other embellishments may be proposed.
• All driveway dimensions, with the exception of those adjacent to any mid-rise
structures, shall be a minimum of 24'wide. Dimensions for driveways adjacent to mid-
rise structures shall comply with Building Code requirements.
3. Pedestrian Circulation
A pedestrian circulation system, interconnected by ADA compliant walkways and
sidewalks, shall be provided consistent with Figure 5, Walkways and Pedestrian
Linkages Plan. Decorative hardscapes shall be provided at the Project entry and at
pedestrian crossings consistent with Figure 8, Overall Landscape Plan.
Planned Development Overlay(PDO-16) 13
Bedford Court
4. Lighting
Exterior lighting can provide safe and effective evening character illumination for the
pedestrian and vehicular areas of drive aisles, sidewalks, and walkways through PDO-16.
Design should reflect the concept and character of PDO-16 through illumination level, light
fixture type, finish color and location.
Residential Interface
Special attention shall be paid to the interface of PDO-16 and the existing residences to
the south. 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:
• Use low level bollards on-site for portions of the Project site that are adjacent to the
residences.
• Fully shield all lights that are taller than bollards.
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.
• Lights 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 shall be selected and located to cast downward and
be shielded to minimize glare.
• Accent lighting shall emphasize special features such as fountains (only allowed with
reclaimed or recycled water), sculptures, wall niches, signs, planters or accent trees
for decorative effects.
• Accent lighting shall be inconspicuous and durable.
• Small scale accent lights such as LED based fixtures can serve for way-finding or be
used themselves as special design elements.
• Flashing, neon, moving, high-intensity or exposed light source type luminaries are not
permitted.
Refer to Figure 6, Lighting Examples
Planned Development Overlay(PDO-16) 14
I
BEDFORD COURT
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Accessible Concrete Walks . • FIGURE 5-WALKWAYS AND PEDESTRIAN
Existing City Sidewalk LINKAGES PLAN
Planned Development Overlay(PDO-16) 15
BEDFORD COURT
gel
11.1111111111111111161
CANOPY LIGHTING:
LINEAR LIGHTING:
MODEL:SLED LINEAR LED
FACADE FIXTURE
TYPE:SLED2/F1(2-FOOT) WALL MOUNT FIXTURE
COLOR:PLATINUM SILVER AREA LIGHT:
DISTRIBUTION:DOWNLIGHT SERIES SIZE.WS1611GV MODEL: GLEON GALLEON
ONLY WALL MOUNTING:PA24
BY:SECURITY LIGHTING SHADE D MENSION: 16"DIA. COLOR: BRONZE
FINISH COLOR:BRUSHED ALUMINUM BY:MCGRAW-EDISON
MANUFACTURER:RLM CLASSICS
•
26 WATT LED WALLPACK SECURITY LIGHT MATRIX 4 SURFACE
WITH EMERGENCY BACKUP BATTERY WALL MOUNTED COMPACT CUBIC
MODEL:WPLED26Y/E MODEL: UMT-31426-DBNA/E
COLOR:BRONZE COLOR: MATTE SILVER RAL 9006
BY:IMPERIAL LIGHTING BY:LIGMAN LIGHTING
NOTE:SIMILAR BRANDS/MODELS MAY BE USED PROVIDED THEY HAVE SIMILAR QUALITY AND MEET THE DESIGN INTENT
FIGURE 6-LIGHTING EXAMPLES
Planned Development Overlay(PDO-16) 16
Bedford Court
5. Water Quality Management Plan (WQMP)
Ultimate design of PDO-16 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-16:
• Filtration BMP.
• Harvest& Use.
• Self-Treated Areas.
• Bio Retention Planters.
6. Additional Site Design Parameters
The following are additional site design considerations that will be required within PDO-
16:
a. Acoustical Buffers
Acoustical buffers will be required for any car wash use. In order to reduce any
noise impacts from these uses to the adjacent residences to the south, the
111 following design features shall be required:
• All blowers associated with drying vehicles and vacuums used for cleaning
interiors of vehicles shall be oriented away from residences to the south.
• All blowers shall be internalized.
• Blowers shall utilize a muffler/silencer, shall meet or exceed current industry
standards for noise reduction, and shall be implemented as required by any
applicable noise study.
• Absorptive material shall line the last 15' of the tunnel exit on the walls and
ceiling and shall be implemented as required by any applicable noise study.
• All noise emanating from the blowers and vacuums shall be lower than the
City's threshold for noise at the property line for any residential sensitive
receptor.
b. Drive-Thrus
Noise and light impacts from drive-thru operations within PDO-16 will be
addressed through design and strategic siting of the noise and light generating
activities. The existing screen wall, as currently constructed, is sufficient to
prevent vehicle lights from impacting residences to the south. If any new walls
are proposed in the future, they must also sufficiently screen vehicle lights. The
following design features shall be required:
• Drive-thrus shall be screened from the public right-of-way and from the
residences to the south. If utilizing a speaker box, it shall be oriented away from
the existing residences.
• Landscape screening shall be provided along the property edges in order to
provide additional means of reducing any potential noise and lighting impacts.
Planned Development Overlay(PDO-16) 17
Bedford Court
• A pickup window canopy structure shall be provided. Canopies must be
architecturally integrated and shall utilize similar materials as the other shade
structures on site.
Reference Figure 11 a, South Edge/Existing Residential Edge Condition (Car Wash) and
Figure 11 b, South Edge/Existing Residential Edge Condition (Coffee Shop) provided in
Section 17.22.016 (Landscape Design Standards) of PDO-16.
c. Trash Enclosures
The following design features, as depicted on Figure 7, Trash Enclosure, shall be
required:
• Trash enclosures should be separated from adjacent parking stalls with a minimum
of 5' wide (interior clear dimension) planter and a 12" wide paved surface behind
the curb to ensure adequate space is available for individuals to access a vehicle.
• Trash/recycling containers should be large enough, placed frequently throughout
the site, and collected frequently enough to handle the refuse generated by the
Project.
• Trash enclosures shall be designed with similar finishes, materials, and details as
depicted on Figure 3, Car Wash Elevation Examples, and shall be screened with
vines and 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.
• A pedestrian entrance to the trash enclosure shall be provided so that large access
doors do not have to be opened.
• Enclosures shall not be visible from primary entry drives.
• Enclosures shall have a concrete apron onto which trash/recycling containers will
be rolled for collection.
• 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-16 as they pertain to
service, loading and equipment areas in order to ensure that these functional site items
are integrated with a sense and respect of the surrounding aesthetic:
1. Storage for supplies, merchandise, and similar materials shall be prohibited on the
roofs of any buildings.
2. Merchandise, material, and equipment are not permitted to be stored to a height
greater than any adjacent wall, fence, or building.
3. Service, loading, and storage areas shall be separated from pedestrian and private
automobile circulation.
4. Service areas, loading docks, and equipment areas shall be screened from views
either by locating these uses within a building or by screening them with
landscaping, walls, fences, or other architectural treatments.
5. Any outdoor display ancillary to the business being conducted within the building
may be permitted without a temporary use permit, provided that the display
Planned Development Overlay(PDO-16) 18
Bedford Court
complies with the regulations contained within Section 17.10.020 K. of the
Supplemental Development Standards of the City's Municipal Code.
Planned Development Overlay(PDO-16) 19
Bedford Court
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I
Planned Development Overlay(PDO-16) 20
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BEDFORD COURT
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FIGURE 7-TRASH ENCLOSURES
Planned Development Overlay(PDO-16) 41
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BEDFORD COURT
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FIGURE 7-TRASH ENCLOSURES,CONT.
Planned Development Overlay(PDO-16) 22
Bedford Court
e. Mechanical Equipment&Vents
• On-site mechanical equipment visible from buildings or public streets shall be
screened.
• Wall mounted mechanical equipment that protrudes more than six inches from the
outer building wall shall be screened from view by structural features that are
compatible with the architecture or the subject buildings. Wall mounted
mechanical equipment that protrudes six inches or less from the outer building wall
shall be designed to blend with the color and architectural design of the subject
building.
• Ground mounted mechanical equipment shall be screened from view by a
decorative architectural structure or landscape screening that is compatible with
the architecture and landscaping of the development site. Such screening devices
shall be of a height equal to or greater than the height of the mechanical equipment
being screened.
• Roof flashing vents exposed to public view shall be painted or otherwise given a
finish to match adjacent surfaces or concealed in a manner consistent with the
building's appearance.
17.22.016 LANDSCAPE DESIGN STANDARDS
A. Landscape Elements
The landscape design of PDO-16 shall conform to Section 17.08.060
(Commercial/Office/Industrial Districts, Landscape Standards) of the City's Municipal
Code, unless otherwise specified below. Figure 8, Overall Landscape Plan, and Figure 9,
Plant Palette, have been developed to provide the guidance for the landscape theme for
PDO-16.
Landscape plans shall be required as a part of any Development Plan or Conditional Use
Permit for PDO-16 and shall include the following:
• A combination of ornamental plants and the use of drought-tolerant plant materials.
• Streetscape planted with a minimum 24" box specimen size street tree spaced at 30'
on center spacing (maximum) with a combination of 5-gallon and 1-gallon shrubs and
ground cover.
• Common landscaped with appropriate shrubs, trees and ground cover and maintained
by a Master Property Owners Association for PDO-16.
The following shall also be required as a part of any Development Plan or Conditional Use
Permit for PDO-16:
• Sidewalks at building entries only shall be a minimum of 11' wide where adjacent to
head in parking to allow for car bumper overhang. Additionally, a minimum landscape
strip of 6' is required and shall be provided between a building and parking where there
is no pedestrian space.
• One landscaped finger island shall be provided per every 10 spaces. Landscape
islands shall be a minimum of 5 feet(inside dimension) in width to allow for tree growth
and to avoid tree trunks from being hit. These shall also include a 1'-6" combination
curb/step out.
Planned Development Overlay(PD0-16) 23
Bedford Court
• Exceptions to this requirement shall be allowed underneath car wash
vacuum canopies and adjacent to required ADA paths of travel.
• Trees and shrubs shall be placed a minimum of 5' away from water meter, gas meter,
or sewer laterals; a minimum of 10' away from utility poles; and a minimum of 8' away
from fire hydrants and fire department sprinkler and standpipe connections.
• Drip irrigation is required wherever possible. Overhead spray irrigation is not allowed
within 24" of any non-permeable surface.
Planned Development Overlay(PDO-16) 24
I
i . . . BEDFORD COURT
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Planned Development Overlay(PDO-16) FIGURE 8-OVERALL LANDSCAPE PLAN25
I
I
BEDFORD COURT
Symbol Botanicd Name Common Name WUCOLS Symbol Botanical Name Common Name WUCOLS
TREES REGION 4
SHRUSS/GROUNDCOVERS
,n Arbutus manna Strawberry Tres Mod Achellia millefollum Common Yarrow Low
Bouteloua g.'Blonde Ambition' Blue Grams Grass Low
°L'' Callistemon v.'Little John' Little John Bottlebrush Low
Ce cs occFien ass Western Redbud Low Cistus purpuretus Orchid Rock Rose Low
Euphobla rigkda Gohper Plant Low
4k"' ChilopdsI.9ubba Desert Willow Low Fesluca rnairei Atlas Fescue Mod
'' Helictotdton sempeMrens Blue Oat Gross Mod
t Gelera pavtfloro Australian wnow Low Hesperak�e pary fkxa Red Yucca Low
Lantana New Gold' New Gold Lantana Low
gi-:.--' Lavart dula'Meerlo' Meerlo English Lavender Low
,�,/���-�� Ginkgo bilobo•Aunxm Gold Maidenhair Tree Low Leucophylltan I.'Compacta' Texas Ranger Low
tt .1 ` Ligustrum japonica'Texanum' Texas Privet Mod
1 -. Lonicera j.'Halliona' Halls Honey Suckle Low
-, Plxs conorlensls Camay Island Pine Low
Wi
t' Macfadyeno unc�Jis-catl Cars Cksw Low
Muhlenbergia capilaris Pink Muhly Low
P(stacio chhernsis Chinese Pismahe Mod
Myoporum paMfolkrrt Myoporum Low
Myrtus communa'Compacta' Dwarf Myrtle Mod
1ifPraeopsls ctndervis Chilean Mesquite Low Phormium ten Hybrid New Zealand Has Mod
• PennisetLun a.Bunny Tails' Little Bunny Fountain Grass Low
.- Podocarpus groclso Fein Pine Low Penstemon h.'Margarita BOP' Foothill Pensetmon Low
A Rosemarinus o.'Huntington Carpet Prostrate Rosemary Low
Salvia greggii Autumn Sage Low
r,, Washingtuna Swam camom an ia F Palm Low Senecio mandraliscoe Blue Chalksticks Low
VYS LANDSCAPE NOTES
• Rankers japonica'Holland Hali's Honeysuckle Low PLANT MATERIAL NOT LISTED MAY BE USED.SUBJECT TO APPROVAL BY THE CITY.
SCREEN SHRUBS ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL ADHERE TO CITY DESIGN
GUIDELINES, CODES AND REGULATIONS.
E aeagnus pungens` Sllverberty Low ALL LANDSCAPE AREAS SHALL RECEIVE AUTOMATIC IRRIGATION SYSTEM.
LeucoptW um frutescens` Texas Ranger Low
Rhamrws cdifom ca'Eve Case` Dwarf COffeberry Low COMMON LANDSCAPE INSTALLATION SHALL BE PERMANENTLY
NANTAINED BY PROPERTY OWNERS ASSOCIATION.
Weshhgia Blue Gem'• Blue Gem Coast Rosemary Low
*Identifies as selected from the Uptown Jefferson S1 re,ific Plan-Approved Plant List AANDLL TREES20' TOCLR.BEOF I a CLR.LIGHT OFSTANDARDS FIRE HYDRANTS,8'CLR.OF WATER METERS
Planned Development Overlay(PDO-16) ALL SHRUBS TO HAVE A MIMMUM CONTAINER SIZE OF 8 GALLONS. FIGURE 9-PLANT PALETTE
26
Bedford Court
B. Project Entry and Edge Conditions
The following text and figures describe the streetscapes contained in PDO-16. The
streetscapes have been designed in a comprehensive manner to provide continuity within
PDO-16 as well as compatibility with the existing, surrounding development.
1. Bedford Court Project Entry
The Project entry is located on Bedford Court. The design of this entry is depicted on
Figure 10, Bedford Court Project Entry. Utilizing the Plant Palette (Figure 9), both sides
of the entry will include enhanced landscaping, which includes trees and shrubs.
2. Southern Edge/Existing Residential
The southern edge of the Project site is depicted in Figure 11 a, South Edge/Existing
Residential Edge Condition (Car Wash) and Figure 11 b, South Edge/Existing Residential
Edge Condition (Coffee Shop). Utilizing the Plant Palette (Figure 9), this edge of the site
will be planted with an array of trees, shrubs, dense and groundcovers, along with earth
berms adjacent to the car wash for additional noise mitigation.
C. Walls and Fences
Walls provide edges, grade retention, spatial definition, and privacy. Walls and fences are
particularly critical along the Project's southern edge, as it is the most sensitive edge. The
following guidelines shall apply to PDO-16:
• Landscaping should be used to soften walls.
• Landscape materials will complement the architectural theme.
• Stone veneer, masonry, block and wrought iron combinations are acceptable.
• Wood fence material should be of the quality to stain so as to prevent rotting and
weathering.
• Walls may be covered with stucco in colors suitable to the architectural theme.
• Stone surfaces may remain natural and unpainted.
• Materials, colors and textures shall be varied to create interest and relieve visual
monotony.
• Barbed wire,wire, electrically charged fences, corrugated metal, chain link, and grape-
stake fencing is prohibited.
Reference Figure 12, Wall and Fence Plan.
Planned Development Overlay(PDO-16) 27
Bedford Court
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Planned Development Overlay(PDO-16) 28
I
BEDFORD COURT
�.,�/ ARBUTUS Mom'
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LOW FLOWERM
PEDESTRIAN ACCE 4'-5'EVERGREEN SCREEN SHRUB
FROM PUBLIC ENTRANCE OFF BEDFORD CT. • UGUSTRUM JAPOMCUM
SIDEWALK • LEUCOPHYLLUM F.COMPACTA'
30'
SECTION A,ENTRY-REFER TO FIGURE 8,LANDSCAPE PLAN
MINIMUM RIGHT-OF-WAY SETBACK @ 5 YEARS
FIGURE 10-BEDFORD COURT/
PROJECT ENTRY
Planned Development Overlay(PDO-16) 29
I
BEDFORD COURT
WASHINGTOWA FLFERA EUCALYPTUS SIDEROXVION GINKGOWIORA
CALFORMA FAN PALM R•IRON BARK MADENHAR TREE
CERCIS OCCDENFAUS
WESTERN REDBI O \ --_6'-B'SCREEN SHRUB
/ PTTTOSPORlRv1
DODONEA VSCOSA
0
El(ISINJG 6 CMU RETANNG
\ 4
'ko,
/ WALL W/4'WOOD FENCE OF!
1 TOP
I l
PROPOSED CAR I I I ! [� EXISTING MULTI-FAMRV
WASH ENTRANCE o T, ‘,.. ` / HOUSING
,` • ROSRH:RINUS
7 . ! illfrilj ' , ,E R,..P,E-1 xl 17E 1,SHRUB
\ -
"� � • LC,USTRUM IAfU'K.UM
. — - 1 U< �.y:�, _ .. EIAEAOMIS PIMc",ENS
DRANAGE SWALE
ACCESS DRIVE BUFFER ZONE BUILT-UP EARTH BERMS IN SERIES
I SETBACK
�17-0 • 36' + ld
SECTION B,CAR WASH ACCESS-REFER TO FIGURE 8,LANDSCAPE PLAN
VEGETATION BUFFER @ 5 YEARS
FIGURE 11A-SOUTH EDGE/EXISTING RESIDENTIAL
EDGE CONDITION(CAR WASH)
Planned Development Overlay(PDO-16) 30
I
BEDFORD COURT
EUCALYPTUS SDEROXYLON-- GINKGO BB.OBA
RED IRON BARK / MAIDENHAIR IREE
WASTINGTONIA FIUFERA
�._. CALIFORNIA FAN PALM
6'-8'SCREEN SHRUB
PIff06PORlM
-'''\)\) ' , /--
GEUERA PARMFLORA , I�/ � • DODo,�avISCOSA
•
EX
AusTruwwwluaW I, �I
i- CERCIS OCCIDEMALIS i'i�j SING H CMU RETAINING
WESTERN REDBUD WALL W/4'WOOD FENCE ON
� / TOP
1 BOARD° LMENI - I
� / / EBSIING OUSING -FAMILY
�' ! s°�,
L
'. .-_ ; •' _. _-_— 4-EVERGREEN SCREEN
• LKGISStM JAPOMCUM
• EAEAGWS PUNGEFS
A E_c_:-? 'AA TRA%...f 52VEi
• RHMANt1S C/WFORNICA ACCESS DRIVE BUFFER ZONE BLDG. DRAINAGE SWALE
• WESTRNGIA ME GEM 541BPL.,K
0 20' 10'-0-
28'-0' i 30'
SECTION C,DRIVE-THRU COFFEE ACCESS-REFER TO FIGURE 8,LANDSCAPE PLAN
VEGETATION BUFFER @ 5 YEARS
FIGURE 11 B-SOUTH EDGE/EXISTING RESIDENTIAL
EDGE CONDITION(COFFEE SHOP)
Planned Development Overlay(PDO-16) 31
I
BEDFORD COURT
'/. -
_ - m Proposed Entry Walls
..t. 0::: „.. ..,
. ti /,. to iiii/ 3- �/' 9'CHISELED STONE CPP1. l
s e, 'LGNT GREY 3-0' rae nr v�acn:a.:nyryy,
�� �.•. STONE AMER T OF wMT+Ia' T
,� ;: �� ,h •
CORONADO STONE TTTT
f4.p *
": 'M\SO COLOR:VEJO RANC
rT, .s` BEDFORDj
® .. <'r°, - Existing 6'CMU Wall with 4'Wood Fence(to remain)
or ii .e
0
:.. -��:�—^err--•� w', 'iti •Id
4.71
_ ,
lic
Tom.- �� . 0 �!
FIGURE 12-WALL AND FENCE PLAN
Planned Development Overlay(PDO-16) 32
City of Temecula - PDO-16
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VL
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e VL
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Zoning PDO-16
VERY LOW DENSITY RES(VL) APN:922-210-042
MEDIUM DENSITY RES(M) PO
i HIGH DENSITY RES(H)
ME HIGHWAY/TOURIST COMM(HT)
i PROFESSIONAL OFFICE(PO)
add CONSERVATION(OS-C) H _
PUINNED DEV OVERLAY(PD -14) •
SPECIFIC RAN(ST-15) - ,•a• 4V .
▪TRIBAL TRUST
OM P00-16
11011.51.
Roads
a 0 100 200 Feet
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