Loading...
HomeMy WebLinkAbout08_046 PC Resolution PC RESOLUTION NO. 08-46 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AMENDING THE TEMECULA VILLAGE PLANNED DEVELOPMENT OVERLAY (SECTIONS 17.22.140 THROUGH 17.22.156 OF THE TEMECULA MUNICIPAL CODE) TO INCREASE THE ALLOWABLE SIZE FOR RETAIL AND SPECIALTY GROCERY STORES IN SUB- AREA B FROM 10,000 SQUARE FEET TO 15,000 SQUARE FEET, PLUS MINOR MISCELLANEOUS CLEAN- UP REVISIONS (PLANNING APPLICATION NO. PA08- 0125)" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On October 8, 2002 the City Council approved the Temecula Village Planned Development Overlay (PDO), Planning Application No. PA00-0139. B. The Ordinance was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. On May 30, 2008, The Bergman Company, submitted Planning Application No. PA08-0125, a Zoning Code Amendment to modify the Temecula Village PDO to allow for specialty and retail grocery stores up to 15,000 square feet with approval of a Conditional Use Permit, and other minor clean up revisions. The applicant also filed Planning Application Nos. PA08-0123, Major Modification, and PA08-0122, Conditional Use Permit (Fresh & Easy/Pad C at Temecula Village). D. The Planning Commission, at a regular meeting, considered the application and environmental review on October 15, 2008, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Commission recommended that the City Council approve Planning Application No. PA08-0125 subject to and based upon the findings set forth hereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the application hereby finds, determines and declares that: 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 and is consistent with the Municipal Code and Development Code for the City of Temecula; The Zoning Code (Planned Development Overlay-5) amendment has been reviewed and determined to be in conformance with the policies and standards of the City's General Plan, which protect the health, safety and welfare of the community. The proposed 13,969 square foot specialty and retail grocery market is compatible with surrounding land uses and will not have an adverse effect on the community because it remains consistent with the goals and policies of the adopted General Plan. Section 3. Environmental Compliance. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the PDO Amendment Application, PA08-0125: A. Pursuant to the California Environmental Quality Act ("CEQA), the Planning Commission has considered the proposed PDO Amendment application. The Planning Commission has also reviewed and considered Mitigated Negative Declaration ("MND") for the Project, approved by the Planning Commission as Planning Application No. PA00-0140 on October 8, 2002, including the impacts and mitigation measures identified therein. Based on that review, the Planning Commission finds that the proposed PDO Amendment Application does not require the preparation of a subsequent Environmental Impact Report or (Mitigated) Negative Declaration as none of the conditions described in Section 15162 of the CEQA Guidelines (14 Cal. Code Regs. 15162) exist. Specifically, the Planning Commission also finds that the proposed PDO Amendment application does not involve significant new effects, does not change the baseline environmental conditions, and does not represent new information of substantial importance which shows that the PDO Amendment application will have one or more significant effects not previously discussed in the MND. All potential environmental impacts associated with the proposed PDO Amendment application are adequately addressed by the prior MND, and the mitigation measures contained in the MND will reduce those impacts to a level that is less than significant. A Notice of Determination pursuant to Section15163 of the CEQA Guidelines is therefore the appropriate type of CEQA documentation for the PDO Amendment Application, and no additional environmental documentation is required. Section 4. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council approve Planning Application No. PA08- 0125, an amendment to the Temecula Village PDO-5, as set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th' day of October 2008. John Telesio, Chairman ATTEST: Deb ie,Ubnoske, Secretary EALl' STAT[E-OF GA0IFORNIA ) COUNTY-OF RIVERSIDE )SS CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 08-46 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of October 2008, by the following vote: AYES: 5 PLANNING COMMISSIONERS: Carey, Chiniaeff, Guerriero, Harter, Telesio NOES: 0 PLANNING COMMISSIONERS: None ABSENT: 0 PLANNING COMMISSIONERS: None ABSTAIN: 0 PLANNING COMMISSIONERS: None Debbie Ubnoske, Secretary ORDINANCE NO. - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING THE TEMECULA VILLAGE PLANNED DEVELOPMENT OVERLAY (SECTIONS 17.22.140 THROUGH 17.22.156 OF THE TEMECULA MUNICIPAL CODE) TO INCREASE THE ALLOWABLE SIZE FOR RETAIL AND SPECIALTY GROCERY STORES IN SUB-AREA B FROM 10,000 SQUARE FEET TO 15,000 SQUARE FEET, PLUS MINOR MISCELLANEOUS CLEAN- UP REVISIONS (PLANNING APPLICATION NO. PA08- 0125) 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. The proposed amendments to the Temecula Village Planned Development Overlay District-5 (Sections 17.22.140 through 17.22.156 of the Temecula Municipal Code) were processed and an environmental review was conducted as required by the California Environmental Quality Act. B. The Planning Commission of the City of Temecula held a duly noticed public hearing on October 15, 2008, to consider the proposed amendments at which time the City staff and interested persons had an opportunity to, and did testify either in support or opposition to the matter. C. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed amendments, the Planning Commission adopted Resolution No. 08--recommending that the City Council approve the proposed amendments to the Temecula Village Planned Development Overlay District-5 (Sections 17.22.140 through 17.22.156 of the Temecula Municipal Code). D. On November 18, 2008, the City Council of the City of Temecula held a duly noticed public hearing on the proposed amendments at which time all persons interested in the proposed amendments had the opportunity and did address the City Council on these matters, and following receipt of all public testimony closed the hearing. Section 2. Further Findings. The City Council, in approving the proposed amendments to the Temecula Village Planned Development Overlay District-5 (Sections 17.22.140 through 17.22.156 of the Temecula Municipal Code) hereby makes the following findings: 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 and is consistent with the Municipal Code and Development Code for the City of Temecula; The Zoning Code (Planned Development Overlay-5) amendment has been reviewed and determined to be in conformance with the policies and standards of the City's General Plan, which protect the health, safety and welfare of the community. The proposed 13,969 square foot specialty and retail grocery market is compatible with surrounding land uses and will not have an adverse effect on the community because it remains consistent with the goals and policies of the adopted General Plan. Section-3. Environmental Findings. Pursuant to the California Environmental Quality Act ("CEQA), the City Council has considered the proposed PDO Amendment Application. The City Council has also reviewed and considered the Mitigated Negative Declaration ("MND") for the Project, approved by the Planning Commission as Planning Application No. PA00-0140 on October 8, 2002, including the impacts and mitigation measures identified therein. Based on that review, the City Council finds that the proposed PDO Amendment Application does not require the preparation of a subsequent Environmental Impact Report or (Mitigated) Negative Declaration as none of the conditions described in Section 15162 of the CEQA Guidelines (14 Cal. Code Regs. 15162) exist. Specifically, the City Council also finds that the proposed PDO Amendment application does not involve significant new effects, does not change the baseline environmental conditions, and does not represent new information of substantial importance which shows that the PDO Amendment application will have one or more significant effects not previously discussed in the MND. All potential environmental impacts associated with the proposed PDO Amendment application are adequately addressed by the prior MND, and the mitigation measures contained in the MND will reduce those impacts to a level that is less than significant. A Notice of Determination pursuant to Section 15163 of the CEQA Guidelines is therefore the appropriate type of CEQA documentation for the PDO Amendment application, and no additional environmental documentation is required. Section 4. The City Council of the City of Temecula hereby amends the Temecula Village Planned Development Overlay District-5 (Sections 17.22.140 through 17.22.156 of the Temecula Municipal Code) by replacing it in its entirety with the revised text as shown in Exhibit A. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of, Michael S. Naggar, Mayor ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 08- was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of , , and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk EXHIBIT A TEMECULA VILLAGE PLANNED DEVELOPMENT OVERLAY REVISED 2008 Temecula Village Planned Development Overlay District Chapter 17.22, Sections 17.22.140 through 17.22.156 Table of Contents 17.22.140 Title 17.22.142 Purpose and Intent 17.22.143 Project Vision 17.22.144 Relationship With Development Code and Citywide Design Guidelines 1. Development Standards 2. Design Guidelines 3. Approval Authority 17.22.146 Use Regulations 17.22.148 Schedule of Permitted Uses 17.22.150 Design Standards and Setback Standards 17.22.152 Vehicular Circulation System Standards 17.22.154 Architectural and Landscape Design Standards 17.22.156 Incorporation of Exhibits Exhibit 17.22.156 A. Conceptual Site Plan and Sub Area Map Exhibit 17.22.156 B. Sidewalk Plan Exhibit 17.22.156 C. Landscape Plan and Section Legend, Plans and Sections Exhibit 17.22.156 D. Conceptual Building Elevations Exhibit 17.22.156 E. Color and Material Board Text of new section 17.22.156: 17.22.156 Incorporation of Exhibits. All development within the Temecula VillaC Planned Development Overlay District shall conform and comply with tt requirements set forth in the following Exhibits, which exhibits are on file in tl- Official Records of the City Clerk and incorporated herein by this reference s though set forth in full and which are also reduced in size to be included in th Zoning Code Text: Exhibit 17.22.156 A. Conceptual Site Plan and Sub Area Map Exhibit 17.22.156 B. Sidewalk Plan Exhibit 17.22.156 C. Landscape Plan and Section Legend, Plans and Sections Exhibit 17.22.156 D. Conceptual Building Elevations Exhibit 17.22.156 E. Color and Material Board z TEMECULA VILLAGE PLANNED DEVELOPMENT OVERLAY DISTRICT 17.22.140 TITLE Sections 17.22.140 through 17.22.156 shall be known as "PDO-5" (Temecula Village Planned Development Overlay District). 17.22.142 PURPOSE AND INTENT The Temecula Village Planned Development Overlay District (PDO-5) is intended to provide regulations for the safe and efficient operation, and creative design of a unique office/retail and residential area within the City. PDO-5 encompasses 22.97 acres and is located on the south side of Rancho California Road, approximately 200 feet west of the intersection of Rancho California Road and Cosmic Way. PDO-5 has been divided into three distinctive sub areas, as depicted on Exhibit A (Conceptual Site Plan & Sub Area Map). Sub Area A consists of office/retail property which immediately abuts existing single-family residential to the east. Sub Area B consists of the remainder of the office/retail area. Sub Area C consists of M (Medium Density Residential, 7-12 dwelling units/acre) which encompasses the rear portion of the site and abuts existing single- family residential to the south. The PDO area is surrounded by existing single-family development to the northeast, east and south and multi-family development to the northwest. The property to the west is currently vacant, but zoned M (Medium Density Residential, 7-12 dwelling units/acre). This special overlay zoning district regulation is intended to permit a range of neighborhood convenience uses, which are compatible and complimentary to the existing residential development and M (Medium Density Residential, 7-12 dwelling units/acre) proposed as part of the PDO. Performance standards, in addition to those referenced from the City's Development Code and City-wide Design Guidelines, have been provided to ensure internal project compatibility as well as compatibility with the adjacent single-family residential development and to protect these adjoining uses from excessive noise, odor, smoke, toxic materials, and other potentially objectionable impacts. It is the intent of the City to use these special regulations to supplement the regulations of land uses and development already existing within the adopted Development Code. (Ord. 99-03 § 2) 17.22.143 PROJECT VISION The Temecula Village Planned Development Overlay District (PDO) is intended to provide a comprehensive planning approach to the development of 22.97 acres. As discussed above, the project has been divided into three distinctive sub-areas, which have been created to foster an overall development to serve the needs of existing and future residents. While it is not feasible to create a pure "Village Center" at this location because the project is considered "in-fill," the project will include many design features, which are found in a Village Center. These features include: pedestrian scale of development, unique signage, gathering places, transit provisions and neighborhood serving uses. This is accomplished through its design, development standards, permitted and conditionally permitted uses and guidelines that will be implemented at the Development Plan stage. 3 Sub Areas A & B comprises the office/retail component of the project. Uses in Sub Area A have been selected which provide support services to existing and future residents. These uses are limited in size and scope and are intended to be compatible with the existing single-family residential to the east. Single story elevations have been included to help to create a pedestrian scale. Drive-through facilities have been prohibited in Sub Area A. This area will also provide a place for existing and future residents to work. Uses in Sub Area B have been chosen that cater to both the pedestrian and the automobile. Existing and future residents, as well as passing motorists will be able to utilize potential services provided in this area. Some auto-oriented uses are permitted in Sub Area B. This is a necessary component to the project, as it will serve to internalize vehicle trips and reduce vehicle trips to auto-oriented services along Rancho California Road. Sub Area C is the residential component of the PDO. A total of one hundred sixty (160) units may be developed in this area. As depicted on Exhibit A, multi-family residential development is envisioned in this Sub Area, although other residential and limited non- residential uses are also envisioned in this Sub Area (reference Section 17.22.146, Use Regulations). Large landscaped buffer areas have been provided between this Sub Area and the existing single-family development to the east and south. Several obstacles to pedestrian access exist within the Sub Areas, as well as to the existing single-family residential to the east and south, the existing multi-family residential to the north (across Rancho California Road) and to planned multi-family residential development to the west. A comprehensive sidewalk plan, which has been coordinated with the landscape plan, is included as Exhibit B (Sidewalk Plan). The Sidewalk Plan has been modified though Planning Application No. 08-0122 (Conditional Use Permit) and Planning Application No. PA08-0123 (Major Modification); however, the original intent pedestrian access within PDO-5 has not been modified with this Amendment to PDO-5 (PA08-0125). This plan will foster pedestrian access within the site. When coupled with the existing/proposed pedestrian network, obstacles to pedestrian movement will be greatly reduced. 17.22.144 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN GUIDELINES A. The list of permitted, conditionally permitted, and prohibited uses for the Temecula Village Planned Development Overlay District is contained in Table 17.22.148. B. Except as modified by the provisions of Section 17.03.050, the following rules and regulations shall apply to all planning applications in this area. 1. Development Standards. T a. The development standards in the Development Code (Chapter 17.08) that would apply to any development within a Neighborhood Commercial zoning district that are in effect at the time an application is deemed complete for Sub Area A. 4 b. The development standards in the Development Code (Chapter 17.08) that would apply to any development within a Community Commercial zoning district that are in effect at the time an application is deemed complete for Sub Area B. c. The development standards in the Development Code (Chapter 17.06) that would apply to any development within a Medium Density Residential zoning district that are in effect at the time an application is deemed complete for Sub Area C. This includes site open space and private open space requirements, as well as overall project density. d. Off-Street Parking and Loading Requirements per Chapter 17.24 of the Development Code will apply to Sub Areas A, B & C. e. Water Efficient Landscape Design Requirements per Chapter 17.32 of the Development Code will apply to Sub Areas A, B, and C. 2. Design Guidelines. The City-Wide Design Guidelines that are in effect at the time an application is deemed complete. a. Chapter 3 (General Commercial Design Guidelines) and Chapter 4 (Specific Commercial Development Type Design Guidelines) for Sub Area A and Sub Area B. b. Chapter 5 (Multi-Family Residential Design Guidelines) for Sub Area C. 3. Approval Authority. The Conceptual Site Plan is depicted in Exhibit A. Approximate building square footage and location, as well as approximate location of parking, drive lanes, access points and landscaping, are shown on this Exhibit. It should be noted.that this Site Plan has been modified through Planning Application No. PA06-0019 (Major Modification), Planning Application No. PA06-0292 (Minor Modification), Planning Application No. 08-0122 (Conditional Use Permit) and Planning Application No. PA08-0123 (Major Modification); however, the original intent of PDO-5 has not been modified. Conformance with Exhibit A as revised, as well as the provisions contained below, will allow the Approval Authority for projects approved under PDO-5 as follows: a. Permitted uses, which are within Sub Area A and Sub Area B of PDO-5, and are consistent with the provisions contained within PDO-5, shall be a staff level approval and shall not require a noticed public hearing. Those permitted uses found to not be consistent with the above shall be heard by the Planning Director at a noticed public hearing. b. Conditionally Permitted uses, which are within Sub Area A and Sub Area B of PDO-5, and are consistent with the provisions contained within PDO- 5, shall be approved by the Planning Director and will require a noticed public hearing. ,x 5 c. The approval requirements contained in the Development Code that are in effect at the time an application is deemed complete for Permitted and Conditionally Permitted Uses within Sub Area C. 4. Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete. (Ord. 99-03 § 2) 6 17.22.146 USE REGULATIONS The list of permitted land uses for the Temecula Village Planned Development Overlay district is contained in Table 17.22.148. Where indicated with a letter "P" the use shall be a permitted use. A letter "C" indicates the use shall be conditionally permitted subject to the approval of a conditional use permit. Where indicated with a the use is prohibited within the zone. 7 Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C A Adult business - Aerobics/dance/gymnastics/jazzercise/martial arts studios (less - C than 5,000 sq. ft.)* Aerobics/dance/gymnastics/jazzercise/martial arts studios (greater - P than 5,000 sq. ft.)* Airports - Alcoholism or drug treatment facilities - Alcohol and drug treatment (outpatient) - Alcoholic beverage sales - C Ambulance services - Animal hospital (indoor only) - Antique restoration - C Antique sales P P Apparel and accessory shops P P Appliance sales and repairs (household and small appliances) Arcades (pinball and video games) - Art supply stores P P Auction houses - - Auditoriums and conference facilities - C Automobile dealers (new and used) - Automobile sales (brokerage)-showroom only (new and used)-no - - outdoor display Automobile Oil Change/Lube Services with no major repairs - - Automobile painting and body shop - Automobile repair services - - Automobile rental - C - Automobile salvage yards/impound yards - - Automobile service stations - P Automotive parts -sales - Automotive service stations selling beer and/or wine - with or - - without an automated car wash' B Bakery goods distribution s Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C Bakery retail - P Bakery wholesale Banks and financial institutions, without drive-through p P Banks and financial institutions, with drive-through - P Barber and beauty shops p P Bed and breakfast C Bicycle (sales, rentals, services) P P Billiard parlor/pool hall - Binding of books and similar publications Blood bank p P Blueprint and duplicating and copy services - P Bookstores p P - Bowling alley Building material sales Butcher shop - P - C Cabinet shop Camera shop (sales/minor repairs) P P Candy/confectionery sales p P Car wash, full service Carpet and rug cleaning Catering services - P Clothing sales P P Coins, purchase and sales p P Cold storage facilities - Communications and microwave installations C Communications equipment sales C Community care facilities, less than 5,000 square feet* Computer sales and service p P Congregate care housing for the elderly, less than 5,000 square feet; Construction equipment sales, service or rental - Contractor's equipment, sales, service or rental Construction trailer p P P 9 Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C Convalescent facilities, less than 5,000 square feet* C P Convenience market Costume rentals P P Crematoriums Cutlery sales P - D Data processing equipment and systems C C Day care centers C C Delicatessen C P Discount/department store - Distribution facility Drug store/pharmacy P P Dry cleaners, no drive through P P Dry cleaning plant - E Emergency shelters Equipment sales and rentals (no outdoor storage) - P Equipment sales and rentals (outdoor storage) - F Family day care homes (small and large) - P Feed and grain sales - Financial, insurance, real estate offices P P Fire and police stations Floor covering sales P Florist shop P P Food processing Fortune telling, spiritualism, or similar activity - Freight terminals - Fuel storage and distribution - Funeral parlors, mortuary - - Furniture sales Furniture transfer and storage io Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C G Garden supplies and equipment sales and service Gas distribution, meter and control station General merchandise/retail store less than 10,000 sq. V C P Glass and mirrors, retail sales p Governmental offices, less than 5,000 sq. V C P Granny Flat P Grocery store, retail & specialty less than 10,000 16,000 sq. ft. - C Grocery store, wholesale Guest House P Guns and firearm sales - - H Hardware stores, less than 2,000 square feet* P P Health and exercise clubs (less than 5,000 sq. ft.)* C Health and exercise clubs (greater than 5,000 sq. ft.)* P Health food store C P Health care facility, less than 5,000 square feet* P P C Heliports Hobby supply shop p P Home and business maintenance service Hospitals - - Hotels/motels - I Ice cream parlor P P Impound yard Interior decorating service p P - J Junk or salvage yard K Kennel - - - t~ Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C L Laboratories, film, medical P Laundromat P P Laundry service (commercial) Libraries, museums and galleries (private) C P Liquefied petroleum, sales and distribution Liquor stores and wine shops C Lithographic service Locksmith P P M Machine shop Machinery storage yard Mail order businesses P P Manufactured homes P Manufacturing of products similar to, but not limited to, the Following: Custom-made product, processing, assembling, packaging, and fabrication of goods within enclosed building (no outside storage), such as jewelry, furniture, art objects, clothing, labor intensive manufacturing, assembling, and repair processes which do not involve frequent truck traffic. Compounding of materials, processing, assembling, packaging, treatment or fabrication of materials and products which require frequent truck activity or the transfer of heavy or bulky items. Wholesaling, storage, and warehousing within enclosed building, freight handling, shipping, truck services and terminals, storage and wholesaling from the premises of unrefined, raw or semirefined products requiring further processing or manufacturing, and outside storage. Uses under 20,000 sq. ft. with no outside storage Massage Medical equipment sales/rental P P Membership clubs, organizations, lodges 12 Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C Mini-storage or mini-warehouse - Mobile home sales and service - Motion picture studio - Motorcycle sales and service - Movie theaters - C Musical and recording studio C N Nightclubs/taverns/bars/dance club/teen club C Nurseries (retail) C Nursing homes/convalescent homes, less than 5,000 square feet* - O Office equipment/supplies, sales/services C P Offices, administrative or corporate headquarters with greater than - C 50,000 sq. V Offices, professional services with less than 50,000 sq. ft., including, but not limited to, business law, medical, dental, P P veterinarian, chiropractic, architectural, engineering, real estate, insurance* P Paint and wallpaper stores P Parcel delivery services Parking lots and parking structures, appurtenant to the primary C C use Pawnshop P - Personal service shops P P - Pest control services - - Pet grooming/pet shop P P Photographic studio P P Plumbing supply yard (enclosed or unenclosed) Postal distribution Postal services P P Printing and publishing (newspapers, periodicals, books, etc.) C - Private utility facilities (Regulated by the Public Utilities C C Commission) 13 Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C Q Reserved - R Radio and broadcasting studios, offices P P Radio/television transmitter - Recreational vehicle parks - Recreational vehicle sales - Recreational vehicle, trailer, and boat storage within an enclosed - building Recreational vehicle, trailer and boat storage-exterior yard - - Recycling collection facilities - P Recycling processing facilities - Religious institution, without a day care or private school C C C Religious institution, with a private school C C Religious institution, with a day care C C Residential (one dwelling unit on the same parcel as a commercial C C or industrial use for use of the proprietor of the business) Residential, multiple-family housing - P Residential, single-family detached - P Residential, duplex - P Residential, single-family attached (greater than two units) - P Residential care facilities for the elderly C C P Restaurant, drive-in/fast food C Restaurants and other eating establishments C P Restaurants with lounge or live entertainment C Retail support use (15 percent of total development square footage in BP and LI) Rooming and boarding houses C P S Scale, public Schools, business and professional C C Schools, private (kindergarten through Grade 12) C C Scientific research and development offices and laboratories Senior citizen housing (see also congregate care) 14 Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C Solid waste disposal facility - Sports and recreational facilities - - Swap Meet, entirely inside a permanent building - - Swap Meet, outdoor - Swimming pool supplies/equipment sales no outdoor storage - P T Tailor shop P P - Taxi or limousine service - - Temporary real estate tract offices - Tile sales - P Tobacco shop - C Tool and die casting Transfer, moving and storage Transportation terminals and stations Truck rentals (no sales or /service) E TVNCR repair P U Upholstery shop V " Vending machine sales and service - Veterinarian clinic w/overnight facilities (indoor kennels) P w Warehousing/distribution Watch repair P P Wedding chapels Welding shop Welding supply and service (enclosed) - Y Reserved - 15 Table 17.22.148 Schedule of Permitted Uses Temecula Village Planned Development Overlay District Description of Use A B C Z Reserved 1. The CUP will be subject to Section 17.08.050(G) of the Development Code, special standards for the sale of alcoholic beverages. 2. All Senior Project housing residential projects shall use the development and performance standards for the M (Medium Density Residential) zone and the provisions contained in Section 17.06.050.1-1 of the Temecula Development Code. * The Director of Planning may approve an increase in floor area up to 15% for those uses that have a maximum square footage specified. (Ord. 99-03 § 2) 17.22.150 DESIGN AND SETBACK STANDARDS The following standards are designed to increase the compatibility between uses within and adjacent to the project. The standards are to be implemented based upon the appropriate Sub Area. A. Sub Area A 1. Landscape Setback/Buffer. • A landscaped buffer area, not less than twenty-five feet (25') in width shall be provided between Sub Area A, and the existing residential development to the east. Reference Exhibits C-3a (Plan) and C-3b (Section). • The landscaping shall include (at a minimum) specimen trees, shrubs, and appropriate ground cover. No parking areas are allowed in this visual buffer area. A wall shall be provided on the eastern property line between Sub Area A, and the existing residential development to the east. The height of the wall shall be six feet and may be increased to eight feet if deemed necessary and appropriate by the Community Development Director. • A minimum twenty-five foot (25') landscape setback from the property line shall be provided along the Rancho California Road frontage. No parking or drive lanes may be allowed to encroach into this area. Reference Exhibits C-2a (Plan) and C-2b (Section). 16 2. Pedestrian Linkages. • Pedestrian linkages shall be provided in accordance with Exhibit B (Sidewalk Plan). • Pedestrian linkages shall be provided between Sub Area B, Sub Area A and Rancho California Road. Pedestrian access between Sub Area C and Sub Area A will be via Sub Area B. A pedestrian linkage shall be provided to the east of the drive lane that connects Sub Area B to Sub Area C. 3. Buildinn Height. All buildings in Sub Area A shall be one-story. Varied roof heights shall not exceed twenty-eight feet (28') in height. Towers and other architectural features shall not exceed thirty-nine feet (39') in height. 4. Gathering Spaces. A minimum of one (1) pedestrian gathering space shall be provided in Sub Area A. Gathering spaces shall contain the following items: • Shading. (i.e., umbrellas, shade structures). • Plantings (i.e., a mixture of trees, shrubs, vines). These may be within planter areas or potted. • Seating. (i.e., chairs, benches, seat walls). • Eating area. 5. Transit Provisions. Provisions for a transit stop shall be provided in either Sub Area A or B. Final location shall be determined at the Development Plan stage, through consultation with the developer, Riverside Transit Agency (RTA) and the City Traffic Engineer. 6. Loading Areas. All required loading spaces shall be located in the front of the buildings. No loading shall be allowed on the side or the rear of the buildings. 7. Trash enclosures. No trash enclosures shall be permitted on the rear sides of the buildings or along Rancho California Road. All enclosures shall be architecturally compatible with the main building and screened with landscaping. Exact locations shall be determined at the Development Plan stage. B. Sub Area B. 1. Landscape Setback. A minimum twenty-five foot (225') (20') landscape setback from the property line shall be provided along the Rancho California Road frontage. No parking or drive lanes may be allowed to encroach into this area. Reference Exhibits C-1a (Plan) and C-1b (Section) as modified by Planning Application No. 08-0122 (Conditional Use Permit) and Planning Application No. PA08-0123 (Major Modification) and Amendment No. 1 to PDO-5 (PA08-0125). 17 2. Pedestrian Linkages. Pedestrian linkages shall be provided in accordance with Exhibit B (Sidewalk Plan). • Two (2) One (1) pedestrian linkages shall be provided between Sub Area B and Sub Area C per Planning Application No. 08-0122 (Conditional Use Permit) and Planning Application No. PA08-0123 (Major Modification) and Amendment No. 1 to PDO-5 (PA08-0125). In addition to the pedestrian linkage depicted on Exhibit B (Sidewalk Plan), a pedestrian linkage shall be provided to the east of the drive lane that connects Sub Area B to Sub Area C. • Pedestrian linkages shall be provided between Sub Area B, Sub Area A and Rancho California Road. 3. Transit Provisions. Provisions for a transit stop shall be provided in either Sub Area A or B. Final location shall be determined at the Development Plan stage, through consultation with the developer, Riverside Transit Agency (RTA) and the City Traffic Engineer. 4. Gathering Spaces. A minimum of one (1) pedestrian gathering space shall be provided in Sub Area B. Gathering spaces shall contain the following items: • Shading. (i.e., umbrellas, shade structures). • Plantings (i.e., a mixture of trees, shrubs, vines). These may be within planter areas or potted. • Seating. (i.e., chairs, benches, seat walls). • Eating area. 5. Loading Areas. All required loading spaces shall be located on the side of the buildings and are to be adequately screened. No loading shall be allowed at the rear of the buildings. 6. Trash enclosures. No trash enclosures shall be permitted on the rear sides of the buildings or along Rancho California Road. All enclosures shall be architecturally compatible with the main building and screened with landscaping. Exact locations shall be determined at the Development Plan stage. C. Sub Area C. 1. Buildinq Setbacks. All structures shall be setback a minimum of forty-five (45) feet along the eastern and southerly property line, which abuts existing single-family residential development. Reference Exhibits C-6a (Plan) and C-6b (Section). 2. Pedestrian Linkages. Pedestrian linkages shall be provided in accordance with Exhibit B (Sidewalk Plan). 18 A minimum of one (1) pedestrian linkage shall be provided between Sub Area C and Sub Area B and between Sub Area B or Sub Area C and Sub Area A. A pedestrian pathway system shall be provided within Sub Area C. 3. Building Height. The height of structures shall not exceed three (3) stories or forty (40) feet in height. 4. Building Plotting. Buildings on the eastern property line shall be plotted so that they will not view into the existing residences to the east of the project. The ends of units or garages shall be located on the perimeter. 17.22.152 VEHICULAR CIRCULATION SYSTEM STANDARDS Vehicular Circulation System Standards have been developed to assure that adequate vehicular access ingress and egress exist for the project, that internal project circulation and vehicle stacking are sufficient and that necessary emergency vehicle access requirements are met. A Conceptual Site Plan (Exhibit A) has been prepared with input from the Planning, Public Works and Fire Departments. Locations and approximate square footage for building envelopes, access points from Rancho California Road and the western road, drive lanes, parking lots and parking lot landscaping have been provided on the conceptual plan in an effort to depict typical overall development of the site. Minor changes or modifications to the conceptual plan may occur provided they are reviewed and approved by the City of Temecula at the development plan stage. Access Points: Three (3) access points to the project have been provided to the site from Rancho California Road. 1. Access to Sub Area A shall be provided from the easterly access point on Rancho California Road and by a drive lane, which is perpendicular to Rancho California Road (through Sub Area B). 2. Access to Sub Area B shall be provided from all three (3) access points on Rancho California Road. 3. Access to Sub Area C shall be provided from the two westerly access points on Rancho California Road and from the property to the west via the westerly Rancho California Road project access point. 17.22.154 ARCHITECTURAL AND LANDSCAPE DESIGN GUIDELINES Architectural and Landscape Design Guidelines have been included for the commercial component of PDO-5 (Sub Area A and Sub Area B). These guidelines, when used in conjunction with the Citywide Design Guidelines, will provide the necessary assurances that a comprehensive and high quality project is developed on the site. Unless expressly stated below, Residential Architectural Guidelines for Sub Area C are contained within Chapter 5 of the City-Wide Design Guidelines. 19 A. ARCHITECTURAL DESIGN GUIDELINES 1. Form, Height And Massing A variety of building form, height and massing techniques shall be utilized to achieve a pedestrian scale of development. The Guidelines contained below correspond to the Conceptual Building Elevations (Elevations), contained in Exhibit D. The Elevations are representative of the design concept that is strongly encouraged in the commercial component of Temecula Village. Final design of the individual buildings will utilize the design concepts depicted on the Elevations and may vary from the Elevations depicted in Exhibit D. • The architectural design of the office and retail area in Sub Area A shall be single-story structures with covered walkways, colonnades, arcades and openings that create interest. Structures in Sub Area B may be increased to two- stories; however, they must meet the criteria mentioned above. • Two-story buildings shall not exceed thirty-four feet (34') in height. Exceptions to this height limitation, up to forty feet (40') in height, shall be allowed for towers and other architectural features. • Offsets in planes shall be used to reduce the mass of building walls, accent entry areas, and create architectural interest. • Building forms shall be of simple geometry with sculptural or traditional forms acceptable. • Second floor balconies/dormers is a method that can be used to reduce the mass of large buildings. • Pediment entries, colorful window and door trim shall be used for accent purposes. • Building entries shall be defined and articulated through the use of items such as columns and stone veneers. • Recessed windows and entryways shall be used, especially at the ground level as they add interest to the product. • Windows or window-type elements are encouraged on second story elements. • Windows on the second floor should line up with windows on the first floor, making the column/structure apparent. • All sides of the buildings shall receive adequate detail treatment; however, reduced articulation shall be permitted for those sides of the buildings that are not clearly visible from public view. • The use of arcades is encouraged on front elevations of larger buildings (Shops "B" and Building "F") and on the western elevations of the buildings in Sub Area A (Buildings "G", "H" and "I"). 2. Colors & Materials The colors and materials for all Sub Areas shall be consistent with the color and material board (Exhibit E). The purpose of the color and material board is to provide continuity between the components of the Temecula Village PDO. 20 A. Colors • The predominant building color includes a mixture of earth tones (grays, whites, yellows, tans and browns, similar to colors already used throughout the City of Temecula and other Southern California cities. Warm or. light colors are the most appropriate for trim. • Brighter colors shall be limited to signs, doors, window trim and other detailing related to pedestrian areas. B. Materials • Cement Plaster, or similar materials will be used predominantly throughout as will natural color ledger stone, wood trellis and copper patina metal roofing. • The use of canvas awnings is strongly encouraged over windows and entries. • Textured concrete (poured in place or tilt up) and concrete block may be used on building elevations. • High quality, dark colored roofing, such as sealed non-reflective metal, wood or concrete shingles or shakes, and asphalt/concrete composites are recommended. • Beams, posts and wooden or stone columns should be simple with camps and toes. Care should be taken so that the width of the column is in proportion to the scale of the building. 3. Roof Forms • Flat roofs with simple horizontal or gabled parapets are encouraged. Roofs shall be high enough to hide rooftop equipment. • Rooftops shall be designed to be visually attractive when viewed from adjacent buildings or roadways. • Varied roof heights shall be incorporated to reduce building massing. • The use of cornices is strongly encouraged. B. LANDSCAPE DESIGN GUIDELINES 1. Project-Wide Landscaping Plant communities currently represented on the site are annual grasslands and woodland tree plantings. Existing development in the area also establishes a plant palette for the project to draw from. The landscape theme for the site development is intended to compliment the existing development, while at the same time establishing it own identity. The landscape theme is also intended to support the architectural guidelines by creating screens and buffers where needed and views where opportunities exist. Guidelines: • Plant material selection for street.trees shall be determined by the Chapter 8 (Public Design Guidelines) of the City-Wide Design Guidelines and complement the existing street trees on Rancho California Road. 21 • Introduced plant materials will be installed so that they reflect the surrounding plant species. • Irrigation systems shall include low flow drip systems, consistent with the Section 17.32, of the City's Development Code (Water-Efficient Landscape Design). • Landform grading and the use of berming shall be used in coordination with development pad landscaping to screen parking and loading areas. 2. Project Edges Project edges will be the most visible components of the project. These edges include: Rancho California Road edge, residential (internal)/office/retail (internal) edge, residential (intemal)/residential (external) edge and residential (internal)/residential (external) edge. The intent is to provide a comprehensive landscape approach to the project, while paying attention to the particular needs of each edge condition. Plans and Sections are provided to guide future Development Plans in these areas. The Landscape Plan and Section Legend, Plans and Sections are included as Exhibit C and Exhibits C-1a through C-7b. a. Rancho California Road Edge Landscaping along Rancho California Road will be complimentary to existing landscaping along Rancho California Road, as well as serve to identify the project. Streetscape plantings will be coordinated with interior streetscape and parking treatments as well as with adjacent parcel landscaping. Enhanced project entries at two locations will provide a gateway into the project. Reference Exhibits C-la (Plan) and C-1b (Section): Rancho California Road/Sub Area B Interface and Exhibits C-2a (Plan) and C-2b (Section): Rancho California Road/Sub Area A Interface. Implementation of the requirements contained on Exhibits C-1a (Plan) and C-1b (Section) have been altered per Planning Application No. 08-0122 (Conditional Use Permit) and Planning Application No. PA08-0123 (Major Modification); however, the original intent of PDO-5 has not been modified with Amendment No. 1 to PDO-5 (PA-08-0125). b. Residential (External)/Office/Retail Edge This edge will serve to buffer the proposed development in Sub Area A from the existing single-family residential to the east. A minimum twenty (20) foot landscape buffer shall be required from the eastern property line to any structure. An architecturally treated wall shall be constructed on the eastern property line to further serve as a buffer. Evergreen trees with broad canopies may be utilized to allow for maximum privacy for the existing single-family residents. Reference Exhibits C-3a (Plan) and C-3b (Section): Sub Area A Interface at East. c. Residential (Internal)/Office/Retail (Internal) Edge This edge will be viewed by residents living adjacent to the project and will act as a buffer between the development and residential use. Native vegetation in good condition will be retained where possible and layered densely planted evergreen landscape materials will be provided for further screening. Reference Exhibits C- 4a (Plan) and C-4b (Section): Sub Area C/Sub Area B Interface and Exhibits C- 22 5a (Plan) and C-5b (Section): Sub Area C/Sub Area A Interface. Implementation of the requirements contained on Exhibits C-4a (Plan) and C-4b (Section) have been altered per Planning Application No. 08-0122 (Conditional Use Permit) and Planning Application No. PA08-0123 (Major Modification); however, the original intent of PDO-5 has not been modified with Amendment No. 1 to PDO-5 (PA-08-0125). d. Residential (Internal)/Residential (External) Edge Slopes created on the eastern and southern slopes will be extensively landscaped to meet current City Development Code standards. Since these are down slopes of various lengths, trees and shrubs are provided near the top of the slope to allow for maximum privacy for the existing single-family residents. The southwestern portion of the site will be graded and planted with turf, trees and shrubs in order to provide an active recreational open space for local residents. Reference Exhibits C-6a (Plan) and C-6b (Section): Sub Area C Interface at East and Exhibits C-7a (Plan) and C-7b (Section): Sub Area C Interface at South. 3. Major Entries Special landscaping will occur at the major entries that will identify the points of entry and set the tone for the center: Plantings will be coordinated with the Rancho California Road edge. Clear views for traffic safety and project signage must be maintained. Enhanced vehicular and pedestrian access will identify major entries, as follows. Guidelines: • Accent trees with fall or flowering color should be used as identify plantings. • Low-scale walls, shrubs and groundcovers with annual or perennial color should be used to highlight key areas, such as the base of project entry monuments. • Trees should be massed to create an effect similar to native plantings in undisturbed areas. 23 • -rc n NN vN • m;o °;o> c • • X Amm cr (n St- O~ rr'm ~ D C z tng ~ Q , • X 0Z m2 Z m R'OO Na r • • I Z zo • • M< . X X X • • • X xXx X X X X o C-) -00e m o z m 3 m M Z MC) r^m 2 n 0 ~0 O X X x X X N 'oa 0 x x x x ; D m 1 ® m T^r_1 N V _ Z D v 00 ? N O~ M r x X X X X X x x SAO Nn C07 Z -1 O m • • • • • • • • • X0 mZ X m 0 z ~m z • v ~ N v~~ M = o • • mn NCO Wm m; • • ~C C7 O D m • • X 'D O r M NZ C U)7c cn°a ' bN V Z tn0 N m • i- --r 0 2M 2 47) • X rrn < D 00 c' 0 x m z v ~z • xXx x x pm F) --4 ~D~ ®Z 6 vtn <D >0 nFn din nD ao m0 >~0 c°r o{° m % pm Nmm~z DN DZ o c - A.). r m om, r= 'D= M A~ mZ M D 0 A z r; D :3 --q z Z ,f' a 4 d a 4 - C r D a - 3 a c~ , zmWo z 0 4 Q~° A>WO ;o r- ? 4 dv C a Dr ON c Z~- I-- a m= c~ v DD . v0 ND Cp MA W n Z r r A ~r ~m 00 Q ~~V ~Z-0 mm 00 J~. 0 >.°0 m ;a Z? > z;o m zcmi t Q~ ° Q a 0~~ Nx ~n ZZ 0m a V =mm Z~ c 0 D d m 0 00 r-> vo 4 v NN 4z rrl Z O m t D ~ m 0 0 A Z a to r nC OZ t ° _ m N z0 t t'~ mbv v m 5't Secondary Entries Secondary entries delineate the entry to the project interior. They are located at the westerly and easterly edges of the project along Rancho California Road. Design elements may include accent plantings, low scale walls, and monumentation. Guidelines: • Shrubs and groundcovers with annual or perennial color should be used at the base of project entry monumentation. • Accent trees, such as palm trees or crape myrtle varieties should be used to identify entries. 24 n N~ ON CNN 2m m; pS~ f''O Zi CC Op Ocr Ca C r ~ ou O-n O ?A. O mr 90 CA A mm x Nm -4m Nm O • o;o m2 2 G7 D~ G7 Z Z O 4c: N~ r N VO ~ 2n O D CZ - Z m < x C x x - x x x x x L~ C x x x eszoz D rr,~ DG7~ Z m D n - r O C 'UZ - N ® m x x x z x c_no Cno D x 0 0 m Z T - ~V x wz v mrn • • ~m rrn o n • rD- C_-0O y = x x O - • ~N r -mmm • • r m p mD • - n -Nx Z;D • Y GEC • F :~Z I _ -DO N 0 A (A cn 4* tn 5. O(n D pr- MO C) r\0 m nZ DZ Ns (n m -Am 0 J R° o m `Z,~ `J m F ~ - C') O r 7 t a~aQ y ° C ( cD 4 vzc~~ 3 sm _ t I Wo D40 ;U~Wo v <02 >~xEn r;R°_o 9Q yAs - 0 ocm 0 4 =A 4 ?50D a ° >z-0 Og - N a 9! Lo~ l = mm m rm t a ZWr O N OT K (n cn 00 (A> 1 4 -nmp - {m fns O to W0 0~ ov R' f t - Z A zD~ =m t a: m_ ZZ ~O ? ;0;0 We w n --40 D Z Om EnnO ;u VDi0 pZ Nm m ~C - MV1 C)A 00 5W -uz 2'-6" ~v - r D 5't r 1% r% Project-Wide Hardscape Concept Hardscape elements should be used in coordination with the architecture and landscaping to provide a link between the street edge and individual developments. Attention to hardscape details can create a strong sense of community by relating different developments to an overriding theme. In addition, property hardscaping can improve pedestrian safety, movement and visual enjoyment of public areas. a. Paving Materials The use of enriched paving treatment has been recommended for the major entry into the site and intersections to highlight key areas of the streetscape. Guidelines: • Paving materials that incorporate natural rock or stone are highly recommended. • Major intersection and project entry crosswalks shall be highlighted by enriched paving treatments such as stamped, colored concrete, interlocking pavers or cobblestones to visually denote crosswalks. • Near buildings, paving materials should be consistent with major intersection treatments, using interlocking pavers, cobblestone, natural stone, or textured concrete. 25 SMOOTH CONCRETE BANDS TYPICAL EXPOSED AGGREGATE CONCRETE ACCENT TYPICAL INTERLOCKING PAVERS TYPICAL I FREE STANDING PILASTER W/ DIRECTIONAL SIGNAGE do BUILT-IN LAMP TYPICAL PLAN VIEW Enhanced Paving at Intersection Alternate 1 NTS INTERLOCKING PAVERS TYPICAL SMOOTH CONCRETE BANDS TYPICAL EXPOSED AGGREGATE CONCRETE ACCENT TYPICAL COBBLE STAMPED COLORED CONCRETE TYPICAL ❑ ❑ El Ej I FREE STANDING PILASTER W/ DIRECTIONAL SIGNAGE do BUILT-IN LAMP TYPICAL PLAN VIEW Enhanced Paving at Intersection Alternate 2 NTS b. Street Furniture Hardscape elements such as benches, bollards, paving and light standards should reflect the theme of the overall commercial center, complimenting the architecture and landscape. Materials used in construction of street furniture should compliment architectural materials used on adjacent buildings. Safety and durability need special consideration. Guidelines: • Natural stone, rock, textured concrete, wood, or metal are all acceptable building materials for street furniture. • Street furniture should be located within gathering and/or shaded seating areas within the center. • All benches should be of simple design of wrought-iron metal, or concrete with supports and scroll detailing and finished natural wood slats for the sitting area. Trash receptacles and other minor details particular to individual parcels must relate to the architectural style of buildings. 6 2 hry . 1+1i C~ BENCH c. Walls and Fences When necessary for security or to mitigate grading, walls or retaining walls and fences can reinforce the project's identity and image. The material, style, and height of walls and fences shall in order to ensure visual consistency, provide an element of continuity throughout the center. Guidelines: • Construction materials and colors shall be consistent with the project architecture with dark-toned hues and earthtone colors preferred. The use of a hedge/bollard treatment is acceptable and encouraged. • For walls built to screen ancillary structures adjacent to buildings such as trash enclosures, construction materials should compliment the architecture. • The horizontal mass of continuous walls should be softened by landscape planting and vines. • Tubular steel or an equivalent may be used for fencing. 4. Lighting Concept In the design of lighting, careful consideration must be given the overall architectural theme as well as to the safety of the site users. An emphasis should be made to emphasize human scale in public areas adjacent to buildings and along walks. Guidelines: • Warm white lighting is encouraged, bright colored or blinking lights shall not be allowed. • Light standards will blend architecturally with buildings, pedestrian areas, and other hardscape elements. • Design and placement of site lighting must minimize glare affecting adjacent properties, buildings and roadways. • Natural stone and concrete may be used for light standard bases. • All lighting shall be consistent with the Mt. Palomar Lighting Ordinance. • "Old town Style" lighting fixtures, either attached to building or pedestal mounted along pedestrian walkways and gathering areas shall be utilized. 27 ' i. q .t r ' . f it- LIGHTING STANDARD 5. Signage Program A comprehensive sign program is provided for Temecula Village in order to meet the different type of signage needs. Building-mounted signage will need to be oriented to both to the pedestrian (internal to the project) and motorist (along Rancho California Road). In addition, it will be necessary to be sensitive to the existing single-family development to the south and east of the project site. Monument signs will be permitted along the Rancho California Road frontage, at project entries, which identify the commercial center, as well as the major tenants. Lastly, directional signage will be necessary to safely guide throughout all Sub Areas. A. Guidelines 1. Appropriate. • Generally, small, low key signage for tenant spaces. • Building mounted signs for project identity. • A limit of four colors on a sign. Additional colors are acceptable only when incorporating a company logo. • Eye level signs; window and door signs. • Signs consistent with building texture, color and architectural style. • Uniquely shaped signs that are related to the product or service provided (i.e., barber poll). • Signs that have illumination sources consistent with Mount Palomar lighting standards and restrictions. 2. Inappropriate • Typical "ban" or "box" signs with entire face areas made of plastic. • Signs mounted above building rooflines (parapet), or roof-mounted signs. • Signs that incorporate any manner of mechanical movement, audible elements, flashing or intermittent lighting, and/or moving or otherwise animated forms. • Signs that interfere with or conflict with any traffic control device, create a safety hazard by obstructing the clear view of pedestrian or vehicular traffic or interfere with efficient operations of emergency vehicles. • Signs, which prevent free access to or from any fire escape, door, window or exit, or access to any standpipe. • Landscaping or the use of annual or ornamental flowers that form a sign or message. • Signs not in scale with the pedestrian orientation. • Vehicle signs. • Signs extending above the eave or parapet, roof-mounted signs, non- projecting signs which project more than twelve inches (12") from a given building face. • Signs painted onto building surfaces or trash bins and their enclosures. • Signs with disproportionate, visually distracting, or reflective surfaced background or graphics. 28 • Signs with non-contrasting background, graphics or font, which render the sign illegible. • Inflatable signs. • Off-site signage. B. General Sign Standards and Specifications • The area of a sign or logo with individual letters shall be measured by a rectangle around the outside of the lettering and/or the pictorial symbol. • Planning and Building and Safety Departments' review and approval is required prior to the placing, erecting, moving, or reconstructing of any sign within the Specific Plan area. • All permanent signs shall require a permit prior to erecting or attaching the sign. • Signage that is not approved as part of the Development Plan process, shall be approved administratively by the Planning Director. • If a situation arises that is not covered by these sign regulations or the type of permit required, the Planning Director shall provide written interpretation after consulting the City's Sign Ordinance. • All building-mounted signs shall meet or exceed all applicable city, state and federal codes. • All signs containing electrical components shall conform to the Uniform Lighting Code. C. Building-Mounted Signs 1. General. • Signs shall be placed to be compatible with the building and accent the architectural design of the structure. • Sign colors should be compatible with the building's color. • Signs and letter sizes shall be used which are complementary to the building scale. • Signs should have individually spaced letters. • Signs shall have concealed illumination source, either internal or external. 2. Wall signs. • Signs attached to front walls and/or side walls of buildings shall have a surface area not to exceed one (1) square foot per linear foot of the respective face of the building. Sign attached to rear walls of buildings shall have a surface area not exceeding one-half square foot per linear foot of the surface area of the rear face of the building. No wall-mounted signs shall be permitted on the rear of the buildings in Sub Area A, which face the existing single-family residential development. • For storefronts thirty feet (30) wide or less, a maximum letter height of 8" is required. • For storefronts 30'-60' wide, a maximum letter height of 12" is required. 29 • For storefronts 60' wide or greater, a maximum letter height of 16" is required. • The maximum letter height allowed is 24". 3. Permanent Window Signs. • Store identity, graphics, typography and/or company logo may be silkscreened or etched on the tenant's window. • The maximum square foot graphic area allowed per window shall not exceed four (4) square feet or fifteen percent (15%) of the total window area from the exterior of the building, whichever is greater. • Signs will not be permitted on doors. 4. Awning Signs • Twenty percent (20%) maximum coverage allowed of the total exterior surface of each awning. • Internal illumination is prohibited. 5. Projecting Signs • No more than one (1) projecting sign will be allowed per tenant. • The maximum size may not exceed six (6) square feet and shall not extend more than three feet (3') from the wall surface. • Projecting signs shall only be attached to buildings and shall not be illuminated. 6. Hanging Signs and Under Canopy Signs • No more than one (1) hanging sign shall be allowed per tenant. • Signs are permitted under a canopy and parallel to the parking lot; maximum size of six (6) square feet; minimum of seven feet (T) vertical clearance shall be required from walking grade to the bottom of the sign. D. Monument Signs 1. General Requirements • All portions of signs, including the base, shall be constructed with materials and colors that are compatible with, and serve to complement the building. • All monument signs shall include the address of the site. Numerals shall be no larger than ten inches (10") in height and no smaller than six inches (6") in height. • Low growing shrubs, groundcover and/or annual color shall surround the base of the sign. The landscaping shall be a minimum of one (1) foot distance from the sign. 30 2. Specific Requirements • Maior Monument Sign • One major monument sign, not to exceed nine feet (9') in height above grade with up to fifty (50) square feet of signage area shall be permitted at the project major entry. • Colors and materials for the sign shall reflect the center. • Up to five (5) tenants may be advertised on the sign. • Each tenant placard shall not exceed one foot (12") high. 31 Minor Monument Signs • A minor entry monument sign, not to exceed five feet (5') in height above grade with up to thirty-six (36) square feet of signage area shall be permitted at each minor entry monument sign. • Colors and materials for the sign shall reflect the center. • Up to three (3) tenants may be advertised on the sign. • Each tenant placard shall not exceed ten inches (10") high. 32 E. Directional Signs • Shall consist of small-scale versions of monument sign design and contain graphics conforming to the design for monument signs and building mounted signs. • Shall have contrasting background/graphic colors. • Shall have direct or indirect concealed illumination. • Individual directional signs shall not exceed three (3) square feet in area, or have an overall height exceeding three feet (3') above finished grade. • Multiple-tenant directional signs shall not exceed twelve (12) square feet in area, or have an overall height exceeding six feet (6') above finished grade. • Shall not contain logos. 33 STUCCO FINISH PILASTER CAP RECESSED GLASS BLOCK I f--9 W/ WROUGHT IRON GRILLE I INTERNALLY ILLUMINATED. M TYPICAL 4 SIDES STUCCO FINISH MASONARY PILASTER o co DIRECTIONAL SIGNAGE Boa st~ N Gft MOUNTED TO PILASTER LEDGERSTONE VENEER io PILASTER BASE ALTERNATE: - co COBBLE STONE VENEER PILASTER BASE FINISH GRADE 6" 2'-6" S0. TYP. - 3'-6" SO. ELEVATION Pilaster Lamp / Directional Sign NTS Reference Exhibits C-6a (Plan) and C-6b (Section): Sub Area C Interface at East and Exhibits C-7a (Plan) and C-7b (Section): Sub Area C Interface at South. 3. Major Entries Special landscaping will occur at the major entries that will identify the points of entry and set the tone for the center. Plantings will be coordinated with the Rancho California Road edge. Clear views for traffic safety and project signage must be maintained. Enhanced vehicular and pedestrian access will identify major entries, as follows. 17.22.156 Incorporation of Exhibits. All development within the Temecula Villas Planned Development Overlay District shall conform and comply with tf requirements set forth in the following Exhibits, which exhibits are on file in tf Official Records of the City Clerk and incorporated herein by this reference though set forth in full and which are also reduced in size to be included in V Zoning Code Text: Exhibit 17.22.156 A. Conceptual Site Plan and Sub Area Map Exhibit 17.22.156 B. Sidewalk Plan Exhibit 17.22.156 C. Landscape Plan and Section Legend, Plans and Sections Exhibit 17.22.156 D. Conceptual Building Elevations Exhibit 17.22.156 E. Color and Material Board 34 Exhibit A Conceptual Site Plan and Sub Area Map !1a ! !aa !'!9 !!1 p!!§ Z a4'....a' .s rs' z E @p .@@ . i C a.a.a a ? ! ! ! LL $ $ $ a @ $ a~$:~ Z w o a qcx 'I .I 1~ii93$f'?ea!$$$!$ I. iI lit it ~i~~Patt $i~I§S!! E @p$ _ ap$° i ' i 4 EL 03 Q ~ 4 ~I :a111ai$$dtd~a9 ~a$u~~ 11111 Haim 11111111 i i a @ aL 1 ~g~r . ~,ytt/seL AIY ` \y ~fe i3aiez,9e . _s j~/' ~1ee-i', 11 ~~a aP = Z`984~4 df.. - ii4. ati, 1M _.FE310~~VTII~L /f TR.134/B7B1 ! f ! a I I.~ I ll.l T , $n:a k y N m i I f ~L~ - 6r - •ia~ rha 4a I I i 11 .I l "£il`°, a v zX' I(N FI 1 I\ $BS I I _ J @Z /4 K~ p C i ~ t f I IT 1 It W Z j 4 d I ! 111 i I ~a ,t' I 11 L ~ _ s6 )Y 9 \ 1 l\ VI I f I r - ) / e 3C rI k;r =.M 1 'Ir t ! 1 ~1 _FCA jNbpyb "-f !'I m .a@1` I. j_ I'll " ~1 -e..I~ Ia f^^F1 emry [ ✓L" ~d sZ.~o dw 7~ ' °g I I - . I ~ III ~ I p<A(.ly J ,1 i~ ~ Y"4•- 6. ~ I ;j 1 a r S -1~ 1 ~ H:~ f ' . I v 1~r_ Exhibit B Sidewalk Plan , lip a_ oil It _j ID ddsFl ~t !#(1'•~ ! !l E~ ~!~=;~el °~~ia'!d F , , ! a r 1 Im ~~~€I!!9[dl~ l8~~l~a+Il lint lllli~d~ hllttgf tg 'Lu~ a 14 a I t~ + t I v In ° y fCt 1 4m, wq- ' S`\\ ssc.HL II R Q ..c 91.0( 1 ee!! r ° • 4' ' ~ I l I i IN , ' n UITTTI7TU Ulll~ I I _ A~ I I ~ ~ 5`'t I i it i $fl' I rti '.'ll T I I I 4 © I I / ~ r Fr I ~l~\\.~~\~ ~ \ ~taa r I 'j l i i ~ ,5. II ~ ~ ~ 1'. 5, t'G "Gi`T ~ I ~ ~~r•{T49{ys a ~ ai ~ ~ \ ,"I / ' p(} f If t 4~v, 3rd z pl k ~ ~r~ +c tr„ ~ p~ w EXHIBIT SECTION 17.22.156 C LANDSCAPE PLAN AND SECTION LEGEND, PLANS AND SECTIONS Exhibit C: Landscape Section and Plan Legend Exhibits C-1a (Plan) and C-1b (Section): Rancho California Road/Sub Area B Interface Exhibits C-2a (Plan) and C-2b (Section): Rancho California Road/Sub Area A Interface Exhibits C-3a (Plan) and C-3b (Section): Sub Area A Interface at East Exhibits C-4a (Plan) and C-4b (Section): Sub Area C/Sub Area B Interface Exhibits C-5a (Plan) and C-5b (Section): Sub Area C/Sub Area A Interface Exhibits C-6a (Plan) and C-6b (Section): Sub Area C Interface at East Exhibits C-7a (Plan) and C-7b (Section): Sub Area C Interface at South It should be noted that Implementation of the requirements contained on Exhibits C-1a (Plan), C-1b (Section), C-4a (Plan) and C- ob (Section) have been altered per Planning Application No. 08-0122 (Conditional Use Permit) and Planning Application No. PA08-0123 (Major Modification); however, the original intent of PDO-5 has not been modified with Amendment No. 1 to PDO-5 (PA08-0125). 35 Exhibit C Landscape Plan and Section Legend, Plans and Sections i 0#x+0 ~ ~ , R a - f pr ~ I I D I D I f I' ~ I c p ~N Z Exhibits C-1 a (Plan) and C-1 b (Section): Rancho California Road/Sub Area B Interface RANCHO CALIFORNIA RD. CONICAL DECIDUOUS BROAD CANOPY STREET TREE TYPICAL DECIDUOUS TREE TYPICAL MEDIUM FOREGROUND 6' CONCRETE SHRUB MASSING TYP. SIDEWALK TYPICAL LARGE BACKGROUND SMALL FLOWERING ACCENT SHRUB MASSING TYPICAL SHRUB MASSING TYPICAL 1 x • x - ` x x 1 L/ xxx ' x I RESTAURANT UPRIGHT EVERGREEN TREE TYPICAL PYRAMIDAL EVERGREEN J TREE TYPICAL PLAN VIEW Rancho California Road / Sub Area B Interface NITS Z Z ~a - zz vn o -I - WW ICI-II~- o°~ J 1=I I I=I I I W 9aeS IfI-1II-1 C3 ~ o~ jM 1 11 111) 1~ m UW JQQm 03 Loj: w 2 !1 2 - 2 1-III-I C 0t OW m° NN to V) IIEd II-I M -1 1 1=1 I I- v m 1=1 I 1-1 Cd - -I I I-I 1-- 9 y IIITIIIIIII ~ L. e;o IIIIIIIIaIIil ° ~ ~=1 I i=1 I = N ~ 1=VII-i I -to Z ai H-11 iI -I I-III I 1 I as I=1= 'c I I I-I 11=i I r 1-1 11-{ I I T III!I II'ili a Z U III-I I i- °w O O OIL 1=III ;ill ~a V w III-111_ N> U c Cos ° III-1 { f- ~ ~ Z mg 1=111=1I Q:D I i 1=III- I=1 1=I m o gcn III=1 1 1 Exhibits C-2a (Plan) and C-2b (Section): Rancho California Road/Sub Area A Interface RANCHO CALIFORNIA RD. LARGE BACKGROUND SHRUB MASSING TYPICAL BROAD CANOPY DECIDUOUS TREE TYPICAL PYRAMIDAL EVERGREEN TREE TYPICAL _ SMALL FLOWERING ACCENT 6' CONCRETE SHRUB MASSING TYPICAL SIDEWALK TYPICAL n CONICAL DECIDUOUS G STREET TREE TYPICAL _ \ x x I x• x x x• • t 2 Y • x OFFICE x MEDIUM FOREGROUND SHRUB MASSING TYP. MINOR ENTRY MONUMENT PLAN VIEW Rancho California Road / Sub Area A Interface NTS ~ z I--I- z~ Ili-II~- wga IIIi1 lIi=_ oCL C) i=1 I =1I I wN ow w0 wa. III-III; ww 3 - ° oa of o w~ g m za ?a 111-111-1 mm a~ 1=I I I=1 I F o o~ zcr <W °o I 1=1 I i-1 0 _ 3N UN N ~ w= N 1=III=III= 111-III-I ~ Q I l i_I 14- CIO I I c=1 I - IIIIEll 1!, ~ I- - tO I . L=III- to a - - ' I Ise 1 I f=1 11= 0 I El I 1=1_I m CIS LLI -III-III= III-III-I N V) W _ ~e~ -III=11I= _j -to I- N of j I I_ -1 O U o Imo` t 1-1 1=1,1I I- _ J III-III- ~ U c g ;III-III w a W ao V) Z 111 IIIIEl IIi o oN co Cc ~ ~ r 111-1 ~ Z Q ar W H I iI 0N- N> Z z ~ III- x~ c~W ~a m~ ~0 wm 0~> W Q¢Q mw m~ ¢S Exhibits C-3a (Plan) and C-3b (Section): Sub Area A Interface at East RANCHO CALIFORNIA RD. BROAD CANOPY EVERGREEN TREE TYPICAL _ LARGE BACKGROUND SHRUB MASSING TYPICAL MEDIUM FOREGROUND ' Y' Y • Y SHRUB MASSING TYP. F PYRAMIDAL DECIDUOUS ACCENT TREE TYPICAL . a, 0~ OFFICE SINGLE FAMILY N Ln RESIDENTIAL ~M ' Y W YF 0000 CONCRETE BLOCK PERIMETER WALL TYPICAL x VINES ATTACHED TO WALL TYPICAL Y Y I • Y PLAN VIEW Rancho California Road / Sub Area A Interface NTS I I 1=! I 11=11 I-! ! . _ I I i-I I f- 1 !=111=1 I Ili-III= 0 11-111-11 izz- El _ pa~~ e Illllllllillll.l J 11=1 11=1 I ~ a - 11llllflllllli~ o~ I I-I I!-I I M3, a FE I I_I ! I-I IzW z E, 80 aaof w w? LL ! 1 I-! 11 I-t °Z Yw gm o i w I I I-! I I-I C30 wm ~Z LL 1=1 1=1 1- III=1 {I vi a II ( 5 Ca 2 o - ! Oft CIS 111-I _ r LL I ! 1=1 4 o L -II 1=1 11= cd La I ~I I II I II I I~ i ~ v LII ~I III l' N M c 1 11111111= ('r Q CIO Z 111=11 I I I i o Q U ,a Ilillllllll o rlD NwdD f1) Z ~0 > Exhibits C-4a (Plan) and C4b (Section): Sub Area C/Sub Area B Interface Y i R RETAIL PYRAMIDAL DECIDUOUS 4 ACCENT TREE TYPICAL PYRAMIDAL EVERGREEN TREE TYPICAL 471 BROW DITCH k x ,k • kYY Y • i BROAD CANOPY EVERGREEN TREE TYPICAL 'k~ , LARGE BACKGROUND SHRUB MASSING TYPICAL .l MEDIUM FOREGROUND SHRUB MASSING TYP. k ' k Y SMALL FLOWERING ACCENT 1 SHRUB MASSING TYPICAL S' CONCRETE SIDEWALK TYPICAL VINES ATTACHED /I TO FENCE TYPICAL MULTI-FAMILY ' 8' TUBULAR STEEL RESIDENTIAL FENCE TYPICAL PLAN VIEW Sub Area C / Sub Area B Interface NTS OIL W Z W ITI=III= O 0° W=1 I I-I I I- ~ z 02 o X ~ III=1 I 1-1, a w ~mz - ~ W= IIIII~IIIIIII~ ooc ZZ min a.a I-ICI I~I" ofz Y~ III=1 I-1 Uim -11 - a vb.~ ICI-I~1=1~~-i I I I-I I I-I 11= W i I I-I 11-11 I-I -I I II-I i R-I-. F I ~ I=1 i I-111= a z I-I i 1=1 i 1=1 _j UJ WJ Zo -III~IIII~ 11 I-1-1 I; v > 111-111-I I I cd i=III=III=1I: w m u I-1 11=1 11= o W III=1 c w 1-1I I= -III 7 > -11I-1I I`I I _ N m III IIMiII=' i I 1=1 11=111=1 1 CIS 1=1 I R i 1=1 I I L -III=III-III- o~ Q I I I- I IM I I1-1 _I mo ~=1 I I-I 11=1 f I- -0 ca _ I I' I i li l it l 11 I I I I i=1 11=1 11- z I i-III-I 11= r !ij qIT V ,a I!I I-1I I_I O cd d III-1 1-1 I I Q ~Z IIIIIIIITII-II!1 a V -o 3 Z'i W I El i 1=1 I I- W W O I- LL III-III-I' CO z J III=III UW 1`1111 nv~ (A (A Exhibits C-5a (Plan) and C-5b (Section): Sub Area C/Sub Area A Interface I i 1 BROAD CANOPY PARKING TWO STORY DECIDUOUS TREE TYPICAL OFFICE LARGE BACKGROUND I SHRUB MASSING TYPICAL I I RETAINING BROAD CANOPY WALL EVERGREEN TREE TYPICAL I Y Y PYRAMIDAL EVERGREEN TREE TYPICAL PYRAMIDAL DECIDUOUS • BROW DITCH ACCENT TREE TYPICAL O I O .l MEDIUM FOREGROUND _ SHRUB MASSING TYP. Y k x Y • • Y • 8' TUBULAR STEEL ' FENCE TYPICAL VINES ATTACHED \ TO FENCE TYPICAL LI~ 5' CONCRETE MULTI -FAMILY SIDEWALK TYPICAL 5 RESIDENTIAL - PLAN VIEW Sub Area C / Sub Area A Interface NTS III-~ . LU C I-1 I i=G III=(I!= W N 1=1 1=1 pp~, U.1 tn o IIIlilllli~ O~ g0 III-11 OLD 1 ucao:rt (_1 - YN mo ~N II!-III: Z On m 'r I = oc P. a az w N 'de III-! I !=1 1 F ? O IEl i I-ill-I 5i < -III-III-I I ga ICI-ICI-III U I I ! !-II!-i I I-I I !-III: a w I-1 I I-I I I- ° w C ~ !-III = III N > IIiIIIIIIIIIIiI-~ ~ !II-I 1=F Q III-I I I=1 I I=1 i O U I!=1 1=1 1=1 I i= co I-I I 1=1 I 11- I! - - I I=t i - o LID V ¢ N Lo _ - Ill=11-i . oa, III=1 I! I I p m 0 o~ III=111=Tj_ ~ F Q Z I I I-1 11=i I I U 3N Ow !!!-III-III. ~a Z oa _IQ: I11=11~=!!I ~z C0 W _JM °z II! lISII Z¢ cr I~ F 1 I!-111- °w 01= a¢ III,,,III- LoFn Exhibits C-6a (Plan) and C-6b (Section): Sub Area C Interface at East LARGE BACKGROUND SHRUB MASSING TYPICAL MEDIUM FOREGROUND ( I SHRUB MASSING TYP. UPRIGHT EVERGREEN t / TREE TYPICAL / t t SINGLE F/AMILY RES16~' TIAL X~x 5' CONCRETE / SIDEWALK TYPICAL MULTI-FAMILY \ 6 6 - RESIDENTIAL BROAD CANOPY DECIDUOUS TREE TYPICAL BROAD CANOPY 7 EVERGREEN TREE TYPICAL LAWN TYPICAL % 8' TUBULAR STEEL FENCE TYPICAL PLAN VIEW Sub Area C Interface at East NTS - I II - III- III _ o ®II-III II. I I I-I 11=1 9 I I=1 ~ I-I ~ I- ~a 11111111111 p e ®111 _ d ~ IF-IIIIIIIII. 0 I I i-III-I 09 J z z a I I-III-I 1I_- a 0 u w it Ili=1 11=1 1I _ a Q or w l i=1 I!=1 11= ~ju OOu ~u m~ WW I`lllll'lll Y~ !I!-ili=ill y~ I IEE 1=1 I i-1 H-M I- ~N I I 1=1 I I I_I I I 11=i 11- ° III=111-111-II Y W I I-I 11=1 I i-1 I I- I I I-i 11=1 I=1I 11=I I I=111-III- a0°a IEEIII '(I W III-I i a s I 11=1 11=1 I i w oo, III=111~ 111 0 Ln III-I I I_I I (-nj W A•aap III-ill-1ll- -6-0 I f=1 I1 III C'4> ~ ' I I I i=1V I I I co U a I IlIII ,III ,w IIII111111111111_1I U a~ c~z ~z _ _ Z o N N I I I-I I I-I I I W w U. I I I-I 1177111 W Y co co Z m m F III=1I1=1 I- Z rp ED w=_ III=1l- °M m o m (n En cn ! I =I I I-' ;nom 111= Exhibits C-7a (Plan) and C-7b (Section): Sub Area C Interface at South LARGE BACKGROUND PYRAMIDAL DECIDUOUS SHRUB MASSING TYPICAL ACCENT TREE TYPICAL BROAD CANOPY - 5' CONCRETE EVERGREEN TREE TYPICAL SIDEWALK TYPICAL MEDIUM FOREGROUND SHRUB MASSING TYP. MULTI-FAMILY RESIDENTIAL X X• • •X • i % • X XyY X X X • 1 • • '1l` SINGLET FAMILY PYRAMIDAL EVERGREEN RESIDENTIAL TREE TYPICAL 8' TUBULAR STEEL FENCE TYPICAL SMALL EVERGREEN 26 I 23 SCREEN TREE TYPICAL PLAN VIEW Sub Area C Interface at South NTS U~~ I I-I l i oa I~I-IIi- ~ W~ ~ I I-I 11=1 i, III-III-_~ j ~ P5 F I I-III-I I I- go 3N °r- J II~ L=1~i W~ lr!e m I i-1 11=1 11= z o za En "e I~-III-I~I~ In FA N fl, o I-III III-~ Z~ ~ K r p v p~ ~ I~ 1=1 I =III- 00 & - r_ 0N~ II=1II=1II ~I N" III-III III Wm I-I I-III-_I i Q i -I I-I I-I cn 4%. I-I 11=1 I I va LII-III-III- P' 11=1 11=1 11=1 I is W =1I1-1I -III- a W 11=1 11=1 I!=1 ~ 5 a s _~=1 I I-I I e --III -I ~ I N D4°'.~. II~III~III C2 _I I IM I I-1 111 Ded t, -I i I-III-III= ~ a, L- III=111=1 I I=1I ~ _ 00 ce 11=1 11=1 I I-I 11- cd 1=III-III-III- 'C III-I-III ~ III-1 11=1 I ~ ~ n V III-III-III Li I I I=1I I-I I I I; Z CO 11=1 I I-I 1 0 Q III-III-III- F J I I I-I I I-I I I U ,p Z ~ ~ III-III-III co co a Z a III-i l 1=1 i III-III-I Lul VL'~ FlIL114i lip ~ ; ,,f11- Exhibit D Conceptual Building Elevations [tft s_ ELI n , O x r I II # p p G7 t l m iF T; It n q A d 7 -R- r A 0 6 5` b -r m z. ;m r7 - _ Li ~ 3F s ].JJ r w d pp _c s ya IR a O 3 y L g h n 2 t z ~a v}y ~M1 ? t `~5 IY q t~ fh ~ b 2 ~ t j~ XANN T t x ~(cs r Exhibit E Color and Material Board _T4e4E A4 M N ECUL f rn nM C M r D nZyJ D y' N W` - - m N RSBmO W Lgn W R m x~ zooA RAN HPARN 9 pOmm gSm OZ I I' s >W~a c cy~M z ~ a 3 vp ¢ 5 3 q t 1 non CU ~DII ~ A;. ~ o F o°N~3am~ _ ..g, in~ oi.pgg~ g v ; oN~