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HomeMy WebLinkAboutOld Town Specfic Plan Combined PDF City of Temecula – Old Town Specific Plan OLD TOWN SPECIFIC PLAN City of Temecula–May 25, 2010 City of Temecula – Old Town Specific Plan Comprehensively revised by the City Of Temecula Adopted by City Council on May 25, 2010 Ordinance No. 10-09: Specific Plan Amendment Ordinance No. 10-10: Zone Change Clerical revisions made: August 11, 2010; April 26, 2011 & August 3, 2011 Originally Adopted on February 22, 1994 Ordinance No. 94-05 Previous Revisions Adopted: January 23, 1996 Ordinance No. 96-01 May 13, 1997 Ordinance No. 97-06 July 13, 1999 Ordinance No. 99-12 October 10, 2000 Ordinance No. 00-11 August 24, 2004 Ordinance No. 04-08 June 13, 2006 Ordinance No. 06-07 OLD TOWN SPECIFIC PLAN City of Temecula – Old Town Specific Plan Acknowlledgementts City Council: • Jeff Comerchero, Mayor • Ron Roberts, Mayor Pro Tem • Chuck Washington, Councilmember • Maryann Edwards, Councilmember • Mike Naggar, Councilmember Planning Commission: • Carl Carey, Chairman • Pat Kight, Vice Chairman • John Telesio, Planning Commissioner • Ron Guerriero, Planning Commissioner • Stan Harter, Planning Commissioner • Dennis Chiniaeff, Planning Commissioner (retired) Old Town Local Review Board: • John (Jack) Eden, Chairman • Gary Watts, Vice Chairman • Albert Blair, Board Member • Craig Puma, Board Member • Peg Moore, Board Member • William Harker, Board Member (retired) Old Town Specific Plan Steering Committee: • Albert Blair, Committee Member • Pat Kight, Committee Member • Peg Moore, Committee Member • Ron Guerriero, Committee Member • Dennis Chiniaeff, Committee Member (retired) • William Harker, Committee Member (retired) City of Temecula Executive Staff: • Shawn Nelson, City Manager • Aaron Adams, Assistant City Manager • Bob Johnson, Assistant City Manager • Grant Yates, Deputy City Manager • Peter Thorson , City Attorney City of Temecula-Lead Planning, Redevelopment and Public Works Staff: • Patrick Richardson, Director of Planning and Redevelopment • Stuart Fisk, Senior Planner – Project Manager • Katie Innes, Assistant Planner • Betsy Lowrey, Assistant Planner • Luke Watson, Redevelopment Management Analyst • Greg Butler, Director of Public Works • Dan York, City Engineer • Jerry Gonzales, Associate Engineer Technical Consultants to the City • Blanca Price -Landscape Consultant • Environmental Science Associates • Fehr and Peers -Parking Management, Traffic Calming and Street Cross Sections • Frank Miller -Architectural Consultant • Keyser Marston Associates -Economic and Market Analysis Many individuals assisted in the comprehensive amendment to the Old Town Specific Plan. In particular the contribution and involvement of the following individuals for assisting with the preparation of this Specific Plan is acknowledged: Aldo Licitra, Associate Engineer Amer Attar, Principal Engineer Cathy McCarthy, Development Svc. Administrator Christine Damko, Econ. Development Analyst I Eric Jones, Assistant Planner Frank Carranza, Central Services Supervisor Georgann Rauch, Office Specialist-Records Mgmt. Gwynn Flores, Records Manager Herman Parker, Director of Community Services John Degange, GIS Administrator John Pourkazemi, Associate Engineer Kelli Beal, GIS Analyst Kevin Harrington, Maintenance Supt.-TCSD Norma Childs, Central Services Coordinator Sean Dakin, Cal Fire Battalion Chief Steve Charette, Associate Engineer City of Temecula – Old Town Specific Plan i I. INTRODUCTION TO THE SPECIFIC PLAN A. Specific Plan Organization ……………………………………………………………………………………………………………............................... I-2 B. Background and History ………………………………………………………………………………………………………………............................... I-4 C. Development of the Vision ………………………………………………………………………………………………………………………………... I-7 1. Old Town Visioning Process ………………………………………………………………………………………………….............................. I-7 2. Visioning Process Recommendations …………………………………………………………………………………………………................. I-7 a. Historic Core …………………………………………………………………………………………………………………................. I-8 b. Streets ………………………………………………………………………………………………………………............................... I-8 c. Building Heights ……………………………………………………………………………………………………............................... I-8 d. Architecture ………………………………………………………………………………………………………….............................. I-8 e. Murrieta Creek Walk…………………………………………………………………………………………….……………………….I-9 f. Infrastructure ……………………………………………………………………………………………………….…………………… I-9 g. Residential Neighborhoods …………………………………………………………………………………………..... .......................... I-9 h. Parking …………………………………………………………………………………………………………………………………. I-9 i. Economic Development …………………………………………………………………………………………………………………. I-10 j. North area of Old Town …………………………………………………………………………………………………………………. I-10 D. Old Town Vision …………………………………………………………………………………………………………………………………………. I-11 II. GOALS, POLICIES AND OBJECTIVES A. Introduction …………………………………………………………………………………………………………………………………….................. II-3 B. Old Town Vision Statement …………………………………………………………………………………………………………………….................. II-4 C. Development of the Goals, Objectives, and Policies ……………………………………………………………………………………………………… II-4 1. Community Design ……………………………………………………………………………………………………......................................... II-5 2. Sustainable Development ………………………………………………………………………………………..….............................................. II-8 3. Animating the Public Realm ……………………………………………………………………………………………………………………... II-11 4. Public Art …………………………………………………………………………………………………………...……..................................... II-14 5. Land Use/Economics ……………………………………………………………………………………………................................. ................. II-17 6. Housing Renaissance ……………………………………………………………………………………………..………………………………. II-22 7. Mobility and Transportation ………………………………………………………………………………………..………………….................. II-25 8. Parking Management ……………………………………………………………………………………………….…………………................. II-29 9. Murrieta Creek ………………………………………………………………………………………………………............................................ II-33 D. Infrastructure Plan……………………………………………………………………………………………………………..…………………………… II-37 1. Parks and Recreation Facilities …………………………………………………………………………………………….…………………….. II-37 a. Parks and Recreation Facilities Objective …………………………………………………………………………................................ II-37 b. Park and Recreation Facilities Implementation ……………………………………………………………………..................... ........... II-38 2. Water System………………………………………………………………………………………………………………................................... II-39 a. Water Service Objectives ………………………………………………………………………………………..................... ................. II-40 b. Water Service Implementation …………………………………………………………………………….…..……………………….. II-40 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan ii 3. Wastewater/Sewer System………………………………………………………………………………………………………………………... II-42 a. Wastewater/Sewer Service Objectives ………………………………………………………………………………………. ................. II-42 b. Wastewater/Sewer Service Implementation …………………………………………………………………………............................. II-43 4. Drainage and Water Quality……………………………………………………………………………………………………… ….…………… II-45 a. Drainage and Water Quality Objective ………………………………………………………………………………………................. II-45 b. Drainage and Water Quality Implementation ………………………………………………………………………................ ............... II-45 5. Electricity……………………………………………………………………………………………………………………..……….………….. II-47 a. Electricity Service Objectives ………………………………………………………………………………………............................... II-47 b. Electricity Service Implementation ………………………………………………………………………………………….................. II-47 6. Natural Gas…………………………………………………………………………………………………………………….............................. II-47 a. Natural Gas Service Objectives ……………………………………………………………………………………………..………….. II-48 b. Natural Gas Service Implementation ……………………………………………………………………………………..…………….. II-48 7. Communication Network………………………………………………………………………………………………………………................. II-48 a. Telephone Service ………………………………………………………………………………………………………………………. II-48 b. Internet Service …………………………………………………………………………………… ……………………….…………… II-48 8. Solid Waste Disposal……………………………………………………………………………………………………………………………... II-48 a. Solid Waste Disposal Service Objective ……………………………………………………………………………………................... II-49 b. Solid Waste Disposal Service Implementation …………………………………………………………………………………………. II-49 9. Circulation Network………………………………………………………………………………………………………………………………. II-50 a. Circulation Network Objectives ………………………………………………………………………………………………………… II-50 b. Circulation Network Implementation …………………………………………………………………………………………………... II-50 c. Current Roadway Network ……………………………………………………… ……………………………………………………... II-50 d. Future Roadway Network ……………………………………………………………………………………..…................................... II-52 i. Roadway Improvements …………………………………………………………………………………….......... .................... II-52 ii. Traffic Control Features ………………………………………………………………………………………………………. II-52 iii. Pedestrian Oriented Circulation Improvements ………………………………………………………......................... ........... II-52 iv. Level of Service………..………………………………………………………………………………………........................ II-53 v. Timing and Implementation..…………………………………………………………..……………………............................ II-53 vi. Funding ……………………………………………………………………………………………..………………………… II-53 vii. Cost Estimates ………………………………………………………………...……..…………….….................................... II-53 e. Future Sidewalk Improvements…………………………………………………………………………………………………………. II-53 i. Timing and Implementation……………………………………………………………………………………………………. II-53 ii. Funding……………………………………………………………………………..…………………………………… …….. II-53 iii. Cost Estimates………………………………………………………………………………………………………………… II-53 10. Public Parking Facilities……………………………………………………………………….………………………………………………… II-55 a. Cost Estimates………………………………………………… ………………....…................................................................................ II-55 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan iii III. ADMINISTRATION AND HISTORIC PRESERVATION A. Introduction ………………………………………………………………………..……………………………………………………….…..…………. III-2 B. Authority for the Plan ……………………………………………………………………………………..……………………………….……...………. III-2 C. Relationship to the General Plan …………………………………………………………………………...………………………………..………..…… III-2 D. Relationship to Other Codes …………………………………………………………………………………………………….…………..….................. III-2 E. Relationship to the California Environmental Quality Act ………………………………………………………………………...………..…………...... III-3 1. Cultural and Historic Resources …………………………………………………………………………………………….….………………… III-3 F. Relationship to Other Regulations ……………………………………………………………………………………………………………………........ III-5 G. Non-Conforming Uses and Structures ……………………………………………………………………………………………..………..…………...... III-5 H. Temecula Historic Preservation District ………………………………………………………………………………………….…................. ................. III-6 1. Purpose and Intent ……………………………………………………………………………………………………………..…......................... III-6 2. Historical Background ………………………………………………………………………………………………………….….......... .............. III-6 3. Establishment of the Temecula Local Historic Preservation District …………………………………………………………..…....................... III-6 4. Temecula Local Historic Register ………………………………………………………………………………………………..………………. III-6 I. Old Town Local Review Board ………………………………………………………………………………………………….………………………….III-11 1. Powers and Duties of the Old Town Local Review Board ………………………………………………………………………......................... III-11 2. Project Types and Old Town Local Review Board Review Requirements ………………………………………………….…………………... III-12 a. Level One Projects ………………………………………………………………………………………………………….…………... III-12 b. Level Two Projects ……………………………………………………………………………………………………….…………….. III-12 3. Finding of Historic Appropriateness …………………………………………………………………………………………….……………...... III-13 a. Findings to Approve or Deny a Finding of Historic Appropriateness Application …………………………………………………….. III-14 J. Building Permits and Prohibitions ………………………………………………………………………………………………….…………………….... III-15 K. Maintenance and Care …………………………………………………………………………………………………………….…………..…………... III-15 L. Additional Provisions for Historic Structures …………………………………………….………………………………………..................................… III-15 M. Approval Authority …………………………………………….…………………………………………………………………………….………….... III-15 N. Temporary Use Permits…………………………………………………………………………………………………………………………................. III-17 1. Purpose and Intent……………………………………………………………………………………………………………………………...…. III-17 2. Permitted Uses……………………………………………………………………………………………………………………………………. III-17 a. Major Temporary Use Permit…………………………………………………………………………………………………………… III-17 b. Minor Temporary Use Permit…………………………………………………………………………… ……………………………… III-17 3. Authority………………………………………………………………………………………………………………………………………….. III-18 4. Findings………………………………………………………………………………………………………………………………………….... III-18 5. Conditions of Approval………………………………………………………………………………………………………………………...…. III-18 6. Revocation………………………………………………………………………………………………………………………………………… III-18 O. General Provisions and Regulations ………………………………………………… …………………………………………….……………………… III-19 1. Effect of the Specific Plan ………………………………………………………………………………………………….……......................... III-19 2. Minimum Requirements of the Specific Plan ……………………………………………………………………………….……………...……. III-19 3. Severability ……………………………………………………………………………………………………………………………………….. III-19 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan iv IV. LAND USE AND URBAN DEVELOPMENT STANDARDS A.Introduction.…………………………………………….…………………………………………………………………………………………………... IV-8 1. What is a Form-Based Code?………………….………………………………………………………………………………….......................... IV-8 2. How to Use This Code…………………………………………………………...……………………………………………............................. IV-8 B. Establishment of the Zoning Districts………………….…………………………………..………………………………………………………............. IV-9 1. Zoning District Boundaries…………………….………………………………………………………………………………….……………… IV-9 2. Old Town Zoning Districts…………………….…………………………………………………………………………………………………. IV-10 a. Downtown Core District (DTC)………………………………………………………………………………………............................ IV-10 b. Downtown Core/Hotel Overlay District (DTC/HO)…….……………………………………………………………………………….IV-10 c. Residential/Limited Mixed-Use (R/LMU)….…………………………………………………………………………………………… IV-10 d. Neighborhood Residential (NR)..……………………………………………………………………………………………………….. IV-10 e. Civic District (CV)………………………………………………………………………………………………………………………. IV-10 f. Open Space District (OS)…...……………………………………………………………………… …………………………………… IV-10 C. Land Use Regulations….………………………………………………………………………………………………………………............................... IV-10 D. Urban Standards..…………………………………………………………………………………………………………………………………………. .. IV-13 1. Purpose and Intent.….…………………………………………………………………………………………………………………………….. IV-13 2. Applicability …………………………………….………………………………………………………………………………………………... IV-13 3. Regulating Plan Criteria ………………………………….……………………………………………………………………………...……….. IV-13 a. Lot Design Criteria …………………………………………………………………………………………………………….……… IV-13 b. Building Placement …………………………………………………………………………………………… ………………………... IV-13 c. Allowable Parking Placement ………………………………………………………………………………………………………….. IV-13 d. Parking Required…………...…………………………………………………………………………………………………………… IV-13 e. Allowable Building Types …………………………………………………………………………………………................................ IV-13 f. Allowable Building Frontages …………………………………………………………………………………………........................... IV-13 g. Allowable Building Height …………………………………………………………………………………………………………..... IV-13 h. Allowable Encroachments…………………………………………………………………………………………………………….... IV-13 i. Parking Facility Landscape Requirements …………………………………………………………………………………………….... IV-13 j. Private Open Space Requirements………………………………………………………………………………………………………. IV-13 4. Development Requirements by Zone …………………………………………………………………………………………………………….. IV-14 a. Downtown Core and Downtown Core/Hotel Overlay District (DTC and DTC/HO) ……………………………………………..…... IV-14 i. Lot Design Criteria ……………………………………………………… ……………………………………………..……… IV-14 ii. Building Placement Criteria ………………………………………………………………………………………..…………. IV-15 iii. Allowable Parking Placement ………………………………………………………………………………………………... IV-17 iv. Parking Required ……………………………………………………………………………………………………..………. IV-19 v. Adaptive Re-use Parking Waiver.............................................................................................. ............................................... IV-19 vi. Allowable Building Types and Building Height ……………………………………………………………………………... IV-20 vii. Allowable Frontage Types ……………………………………………………………………… …………….…………….. IV-23 viii. Building Frontage Required on the Build-to Line ………………………………………………………………………...... IV-27 ix. Allowable Encroachments …………………………………………………………………………………………………..... IV-28 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan v x. Parking Facility Landscape Requirements …………………………………………………………………………………..... IV-29 xi. Minimum Private Open Space Requirements ………………………………………………………………… ………...…... IV-30 b. Residential/Limited Mixed-Use District (R/LMU) ………………………...………………………………………………………… IV-31 i. Lot Design Criteria ………………………………………………………………………………………………………...…... IV-31 ii. Building Placement Criteria ……………………………………………………………………………………………...…… IV-32 iii. Allowable Parking Placement ………………………………………………………………………………………………... IV-33 iv. Parking Required ..……………………………………………… ……………………………………………………………. IV-34 v. Adaptive Re-use Parking Waiver …………………………………………………………………………….......................... IV-34 vi. Allowable Building Types and Building Height …………………………………………………………… .......................... IV-35 vii. Allowable Frontage Types …………………………………………………………………………………………………... IV-38 viii. Building Frontage Required on the Build-to Line …………………………………………………………............. ............ IV-43 ix. Allowable Encroachments ……………………………………………………………………………………………………. IV-44 x. Parking Facility Landscape Requirements ……………………………………………………………….…………………… IV-45 xi. Minimum Private Open Space Requirements ……………………………………………………………….......................... IV-46 c. Neighborhood Residential District (NR) ……………………………………………………………………………………………….. IV-47 i. Lot Design Criteria ……………………………………………………………………………………………......................... IV-47 ii. Building Placement Criteria …………………………………………………………………………………………………... IV-48 iii. Allowable Parking Placement ………………………………………………………………………………………………... IV-50 iv. Parking Required ……………………………………………………………………………………………………………... IV-52 v. Adaptive Re-use Parking Waiver …………………………………………………………………………………………….. . IV-52 vi. Allowable Building Types and Building Height …………………………………………………………….......................... IV-53 vii. Allowable Frontage Types …………………………………………………………………………………………………... IV-55 viii. Building Frontage Required on the Build-to Line ………………………………………………………..………………… IV-60 ix. Allowable Encroachments ……………………………………………………………………………………………………. IV-61 x. Parking Facility Landscape Requirements ……………………………………………………………………………………. IV-62 xi. Minimum Private Open Space Requirements ……………………………………………………………………………....... IV-63 d. Civic District (CV) ………………………………………………………………………………………………….............................. IV-64 i. Exemption from Standards ……………………………………………………………………………………......................... IV-64 e. Open Space (OS) …………………………………………………………………………………………………………………….….. IV-65 E. Building Type Standards …………………………………………………………………………………………………………………………………... IV-67 1. Commercial Block ……………………………………………………………………………………………….… …....................................... IV-68 a. Commercial Block-Pedestrian and Vehicular Access Standards……………………………………………………………………….. IV-69 b. Commercial Block-Parking Facilities Standards……………………………………………………………………………………….. IV-69 c. Commercial Block-Utilitarian Standards………………………………………………………………………………………………... IV-70 d. Commercial Block-Private Open Space Standards………………………………… ………………………………………………….. IV-70 e. Commercial Block-Landscape Standards……………………………………………………………………………………………….. IV-71 f. Commercial Block-Floor Plan Standards………………………………………………………………………………………………... IV-71 g. Commercial Block-Building Size and Massing Standards……………………………………………………………………………... IV-71 2. Courtyard Building ……………………………………………………………………………………………………..……………………….... IV-72 a. Courtyard Building-Pedestrian and Vehicular Access Standards………………………………………………………………………. IV-73 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan vi b. Courtyard Building-Parking Facilities Standards……………………………………………………………………………………… IV-73 c. Courtyard Building-Utilitarian Standards……………………………………………………… ……………………………………….. IV-74 d. Courtyard Building-Private Open Space Standards…………………………………………………………………………………….. IV-74 e. Courtyard Building-Landscaping Standards…………………………………………………………………………………………….. IV-74 f. Courtyard Building -Floor Plan Standards………………………………………………………………………………………………. IV-75 g. Courtyard Building-Building Size and Massing Standards…………………………………………………………………………….. IV-75 3. Bungalow Courtyard ……………………………………………………………………………………………………………………………... IV-76 a. Bungalow Courtyard-Pedestrian and Vehicular Access Standards……………………………………………………………………. IV-77 b. Bungalow Courtyard-Parking Facilities Standards…………………………………………………………………………………….. IV-77 c. Bungalow Courtyard-Utilitarian Standards……………………………………………………………………………………………. IV-78 d. Bungalow Courtyard-Private Open Space Standards…………………………………………………………………………………… IV-78 e. Bungalow Courtyard-Landscaping Standards…………………………………………………………………………………………… IV-78 f. Bungalow Courtyard-Floor Plan Standards……………………………………………………………………………………………… IV-78 g. Bungalow Courtyard-Building Size and Massing Standards…………………………………………………………………………….IV-79 4. Rowhouse ………………………………………………………………………………………………… ……………………………………… IV-80 a. Rowhouse-Pedestrian and Vehicular Access Standards………………………………………………………………………………… IV-81 b. Rowhouse-Parking Facilities Standards………………………………………………………………………………………………… IV-81 c. Rowhouse-Utilitarian Standards………………………………………………………………………………………………………… IV-81 d. Rowhouse-Private Open Space Standards………………………………………………………………………………………………. IV-82 e. Rowhouse-Landscaping Standards……………………………………………………………………………………………………… IV-82 f. Rowhouse-Floor Plan Standards………………………………………………………………………………………………………… IV-82 g. Rowhouse-Building Size and Massing Standards……………………………………………… ………………………………………. IV-82 5. Duplex, Triplex or Quadplex ……..……………………………………………………………………………………....................................... IV-83 a. Duplex, Triplex or Quadplex -Pedestrian and Vehicular Access Standards…………………………………………………………….. IV-84 b. Duplex, Triplex or Quadplex -Parking Facilities Standards…………………………………………………………………………….. IV-84 c. Duplex, Triplex or Quadplex -Utilitarian Standards…………………………………………………………………………………….. IV-84 d. Duplex, Triplex or Quadplex-Private Open Space Standards………………………………………………………………………….. IV-85 e. Duplex, Triplex or Quadplex -Landscaping Standards………………………………………………………………………………… IV-85 f. -Duplex, Triplex or Quadplex-Floor Plan Standards………………………………………………………………………………….. IV-85 g. Duplex, Triplex or Quadplex -Building Size and Massing Standards…………………………………………………………………. IV-85 6. Detached House …………………………………………………………………………………………………………...................................... IV-86 a. Detached House -Pedestrian and Vehicular Access Standards…………………………………………………………………………. IV-87 b. Detached House-Parking Facilities Standards………………………………………………………………………………………… IV-87 c. Detached House-Utilitarian Standards………………………………………………………………………………………………….. IV-87 d. Detached House-Private Open Space Standards……………………………………………………………………………………… IV-87 e. Detached House-Landscaping Standards……………………………………………………………………………………………… IV-88 f. Detached House-Floor Plan Standards………………………………………………………………………………………………. IV-88 g. Detached House-Building Size and Massing Standards……………………………… ………………………………………………… IV-88 F. Building Frontage Standards ………………………………………………………………………………………………………………………………. IV-89 1. Frontage Types……………………………………………………………………………………………………………............................ ......... IV-90 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan vii a. Shopfront Frontage …………………………………………………………………………………………........................................... IV-90 b. Arcade Frontage ………………………………………………………………………… ……………………………………………… IV-91 c. Gallery Frontage ………………………………………………………………………………………………………………………... IV-92 d. Two-story Gallery Frontage…………………………………………………………………………………….................................... IV-93 e. Forecourt Frontage………………………………………………………………………………………………………………………. IV-94 f. Residential Stoop Frontage……………………………………………………………………………………………........................... IV-95 g. Residential Porch Frontage……………………………………………………………………………………………………………… IV-96 2. General Requirements for Commercial Ground Floor Façades ………………………………………………………………………………….. IV-97 G. Supplemental and Special Use Standards …………………………………………………………………………………………………………………. IV-99 1. Sidewalk Cafes/Outdoor Dining Areas …………………………………………………………………………………………………………... IV-99 a. Intent………………………………………………………………………… ………………………………………………………….. IV-99 b. Sidewalk Café/Outdoor Dining Areas Permitted………………………………………………………………………………………... IV-99 c. Requirements……………………………………………………………………………………………………………………………..IV-99 d. Conduct of Hours and Operation………………………………………………………………………………………………………... IV-99 e. Suspension or Revocation………………………………………………………………………………………………………………. IV-99 2. Vending Carts …………………………………………………………… ……………………………………………….…................................. IV-100 a. Intent…………………………………………………………………………………………………………………………………….. IV-100 b. Vendor Permit Required………………………………………………………………………………………………………………… IV-100 c. Vending Cart Requirements……………………………………………………………………………………………………………... IV-100 d. Conduct of Business and Hours of Operation……………………………………………………………………………………………IV-100 e. Denial, Suspension or Revocation of a Vending Permit………………………………………………………………………………… IV-101 3. Mixed-Use Standards……………………………………………………………………………………………………………………………... IV-101 a. Intent……………………………………………………………………… …………………………………………………………… IV-101 b. Limitation and Requirements……………………………………………………………………………………………………………. IV-101 i. Noise/Aesthetics……………………………………………………………………………………………………………… IV-101 ii. Odor…………………………………………………………………………………………………………………………… IV-101 iii. Lighting/Glare………………………………………………………………………………………………………………… IV-102 4. Balconies, Patios and Porches ………………………………………………………………………………………………. ................................ IV-102 a. Intent…………………………………………………………………………………………………………………………………… IV-102 b. Requirements……………………………………………………………………………………………………………………………. IV-102 5. Bed and Breakfast Establishments ……………………………………………………………………………………………………………...... IV-102 a. Intent……………………………………………………………………………..……………………………………………………… IV-102 b. Requirements………………………………………………………………………………… …………………………………...…….. IV-102 c. Supplemental Requirements……………………………………………………………………………………………………………...IV-102 6. Full Service Hotels ……………………………………………………………………………………………………………………………….. IV-102 a. Intent…………………………………………………………………………………………………………………………………….. IV-102 b. Requirements……………………………………………………………………………………………………………………………. IV-103 7. Loading Facilities ………………………………………………………………………………………………… ……………………………… IV-103 8. Parking …………………………………………………………………………………………………………………………………………… IV-103 9. Railroad Turntable Preservation Incentives ……………………………………………………………………………………………………… IV-103 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan viii 10. Civic District Land Use and Development Standards …………………………………………………………………………………………... IV-105 H. Circulation and Streetscape Standards ……………………………………………………………………………………………..................................... VI-107 1. Old Town Sidewalk Standards …………………………………………………………………………………………………………………… IV-107 a. Current Sidewalk Conditions……………………………………………………………………………………………………………. IV-107 b. Sidewalk Design Standards………………………………………………………………………………………….…………………...IV-107 c. Required Sidewalk Configuration Between the Property Line and Build-to Line……………………………………………………… IV-108 d. Sidewalk Cross Sections………………………………………………………………………………………………………………… IV-109 e. Removal of Wooden Boardwalk………………………………………………………………………… …………………………….... IV-110 f. Establishment of the Sidewalk Zones …………………………………………………………………………………………………… IV-111 i. Curb Zone………………………………………………………………………………………………………………………. IV-111 ii. Street Furnishing Zone………………………………………………………………………………………………………… IV-112 iii. Pedestrian Zone……………………………………………………………………………………………………………….. IV-113 iv. Frontage Zone………………………………………………………………………………………………………………….IV- 113 g. Typical Sidewalk Zone Widths………………………………………………………………………………………………………….. IV-114 2. Old Town Street Standards ………………………………………………………………………………………………………………………. IV-115 a. Typical Street Cross Sections…………………………………………………………………………………………………………… IV-115 b. Moreno Road (north and south loop) Cross Sections…………………………………………………………………………………… IV-115 c. Termination of Third Street and Fifth Street Adjacent to Murrieta Creek……………………………………………………………… IV-127 3. Traffic Calming Measures………………………………………………………………………………………………………………………… IV-130 a. Curb-Bulb-outs………………………………………………………………………………………………………………………….. IV-131 b. Speed Tables and Raised Crosswalk……………………… ……………………………………………………………………………..IV-132 c. Designated/Marked Crosswalks…………………………………………………………………………………………………………. IV-132 d. Roundabouts…………………………………………………………………………………………………………………………….. IV-133 4. Old Town Street Tree Standards …………………………………………………………………………………………………………………. IV-134 a. Existing Conditions……………………………………………………………………………………………………………………… IV-134 b. Required Street Tree Design Standards…………………………………………………………………………………………………. IV-135 c. Street Tree Placement…………………….……………………………………………………………………………………………... IV-136 d. Example-Conceptual Street Tree Plan……………………………………… ………………………………………………………….. IV-137 e. Tree Grate Specifications………………………………………………………………………………………………………………... IV-137 f. Street Tree Landscape Palette…………………………………………………………………………………………………………….IV-138 5. Old Town Mobility Concept ……………………………………………………………………………………………………………………... IV-141 a. Street Improvements…………………………………………………………………………………………………………………….. IV-141 i. Roundabout Improvements………………………………… ………………………………………………………………….. IV-141 b. Pedestrian Connections/Pedestrian Bridges……………………………………………………………………………………………... IV-141 c. Transit Stops…………………………………………………………………………………………………………………………….. IV-142 d. Multi-Use Trails…………………………………………………………………………………………………………………………. IV-142 I. Alley Standards …………………………………………………………………………………………………………………………………………….. IV-145 1. Public Alley Cross Section and Construction Requirements ……………………………………………………………….................................. IV-146 a. Utilities…………………………………………………………………………………………………………………………………... IV-148 2. Private Residential and Commercial Alleyways ……………………………………………………………………………................................. IV-149 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan ix 3. Preservation of Existing Alleys in Old Town ……………………………………………………………………………………………………. IV-149 J. Signs ………………………………………………………………………………………………………………………………….. ................................ IV-151 1. Objective………………………………………………………………………………………………………………………………………….. IV-151 2. Architectural Compatibility……………………………………………………………………………………………………………………….. IV-151 3. Colors……………………………………………………………………………………………………………………………………………... IV-151 4. Materials and Construction……………………………………………………………………………………………………………………….. IV-152 5. Lighting Considerations ………………………………………………………………………………………………………………………….. IV-152 6. Applicability………………………………………………………………………………………………………………………………………. IV-153 7. Permit Required………………………………………………………………………………………………………………………………… … IV-153 8. Sign Program……………………………………………………………………………………………………………………………………… IV-153 9. Prohibitions……………………………………………………………………………………………………………………………………….. IV-153 10. Prohibited Signs in Old Town…………………………………………………………………………………………………………………… IV-153 11. Temporary Banners……………………………………………………………………………………………………………………………… IV-153 12. Temporary Portable Signs………………………………………………………………………………………… ……………………………. IV-154 13. Sign Placement………………………………………………………………………………………………………………………………….. IV-154 14. Sign Lighting……………………………………………………………………………………………………………………………………. IV-155 15. Allowable Sign Area…………………………………………………………………………………………………………………………….. IV-156 a. Single Frontage………………………………………………………………………………………………………………………….. IV-156 b. Double Frontage…………………………………………………………………………………………………………… …………… IV-156 c. Interior Frontage/Courtyard…………………………………………………………………………………………………………….. IV-156 d. Rear/Secondary Entry…………………………………………………………………………………………………………………… IV-156 16. Allowable Sign Types…………………………………………………………………………………………………………………………… IV-159 a. Wall Mounted/Painted Signs……………………………………………………………………………………………………………..IV-159 i. Maximum Sign Area…………………………………………………………………………………………… ……………… IV-159 ii. Illumination…………………………………………………………………………………………………………….……… IV-159 iii. Sign Placement……………………………………………………………………………………………………………….. IV-159 iv. Ornamental Elements/Design……………………………………… …………………………………………………………. IV-159 b. Plaque Signs……………………………………………………………………………………………………………………………... IV-160 c. Sidewalk Terrazzo/Mosaic Signs………………………………………………………………………………………………………... IV-161 d. Blade Signs……………………………………………………………………………………………………………………………… IV-162 i. Maximum Sign Area…………………………………………………………………………………………………………… IV-162 ii. Illumination…………………………………………………………………………………………………………………… . IV-162 iii. Sign Placement/Design……………………………………………………………………………………………………….. IV-162 e. Awning Signs……………………………………………………………………………………………………………………………. IV-163 i. Illumination…………………………………………………………………………… ……………………………………….. IV-163 ii. Maximum Sign Area…………………………………………………………………………………………………………... IV-163 iii. Sign Placement/Design……………………………………………………………………………………………………….. IV-163 f. Hanging Signs…………………………………………………………………………………………………………………………… IV-164 i. Maximum Sign Area…………………………………………………………………………………………………………… IV-164 ii. Illumination……………………………………………………………………………………………………………………. IV-164 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan x iii. Sign Placement…………………………………………………………………………………………………………...…… IV-164 g. Under Canopy Signs…………………………………………………………………………………………………………………….. IV-164 i. Maximum Sign Area…………………………………………………………………………………………………………… IV-164 ii. Illumination……………………………………………………………………………………………………………………. IV-164 iii. Sign Placement…………………………………………………………………………………………… …………………... IV-164 h. Window Signs…………………………………………………………………………………………………………………………… IV-165 i. Illumination ……………………………………………………………………………………………………………………. IV-165 ii. Sign Placement……………………………………………………………… ………………………………………………… IV-165 iii. Maximum Sign Area………………………………………………………………………………………………………….. IV-165 i. Accessory Signs………………………………………………………………………………………………………………………… IV-165 i. Directory Signs…………………………………………………………………………………………………………………. IV-165 ii. Menu Board……………………………………………………………………………………………………………………. IV-166 iii. Directional Signs……………………………………………………………………………………………………………… IV-166 iv. Building Name Signs………………………………………………………………………………………………………….. IV-166 v. Hours of Operations…………………………………………………………………………………………………………… IV-167 17. Sign Maintenance………………………………………………………………………… …………………………………………………...… IV-167 K. Public Signage Concept …………………………………………………………………………………………………………..……………………….. IV-169 1. Old Town Gateway Signs ……………………………………………………………………………………………………................. .............. IV-169 2. Directory Signs ………………………………………………………………………………………………………………............................... IV-169 a. Directory Sign Content………………………………………………………………………………………………………………….. IV-170 3. Directional Way Finding Signage ………………………………………………………………………………………………………………... IV-170 a. Directional Way Finding Sign Content………………………………………………………………………………………………….. IV-171 4. Special Event/Light Pole Banners ………………………………………………………………………………………………………………... IV-172 5. Street Name Signs ………………………………………………………………………………………………………………………………... IV-173 6. Old Town/Downtown Logo Signage …………………………………………………………………………………………………………….. IV-173 V. DESIGN GUIDELINES A.Introduction……………………………………………………………..……….…………………………………………………..……………………… V-4 1. Relationship to the Urban Standards……………………………………………………………………………………………………………… V-4 2. Purpose of the Design Guidelines……………………………………………………………………………………............................................ V-5 B. Old Town Architectural Heritage……………………………………………………………………………………….…………………………………. V-6 1. Historical Building Forms………………………………………………………………………………………………………………………… V-6 2. Historical Frontage Types………………………………………………………………………………………………………………………… V-7 3. Historical Architectural Styles………………………………………………………………………………...…….............................................. V-8 a. Temecula Mercantile Building……………………………………………………...………………………............................................ V-8 b. Welty Building…………………………………………………………………………………………………………………………... V-9 c. Peter Mouren General Merchandise……………………………………………………………………………………….......................V-10 d. Welty Hotel……………………………………………………………………………………………………………………………… V-11 e. First National Bank…………………………………………………………………………… …………………………….................... V-12 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xi f. Santa Fe Railroad…………………………………………………………………………………………………………………………V-13 g. Palomar Hotel…………………………………………………………………………………………………………………………… V-14 h. Champion Building………………………………………………………………………………………………………….................... V-15 i. Craftsman Style………………………………………………………………………………………………………………………….. V-15 j. Victorian Style…………………………………………………………… ……………………………………………………………… V-15 k. Summary of Buildings, Circa 1930…………………………………………………………………………………………................... V-16 4. Historical Materials……………………………………………………………………………………………………………………………….. V-17 5. Western Materials……………………………………………………………………………………………….................................................... V-18 C. Architectural Guidelines…………………………………………………………………………………………………………………………………… V-19 1. Building Form………………………………………………………………………….…………………………………………………………. V-19 2. Building Frontages……………………………………………………………………………………………………………………................... V-20 a.Shopfront………………………………………………… ………………………………………………………………………………. V-21 b. Gallery……………………………………………………………………………………………………………………………………V-22 c. Arcade…………………………………………………………………………………………………………………………………… V-23 d. Two-Story Gallery……………………………… ….……………………………………..………………………………..…………… V-24 e. Forecourt……….……………………………………………………………………………………………………….……………….. V-25 f. Stoop……………………………………………………….……………………………………………....................................... ........... V-26 g. Porch ……………………………………………………………………………………………………................................................. V-27 h. Exterior Stairs…………………………………………….…………………………………………………………………................... V-28 i. Combining Frontage Types……………………………….…………………………………………………………………................... V-29 3. Architectural Style Guidelines………………………………………………….……………………………………………………………….... V-30 a. American Mercantile…………………………………………………………………………………………………………………….. V-31 b. Spanish Influence: Mission Revival, Spanish Renaissance, Andalusian………………………………………………………………... V-32 i. Mission Revival………….…………………………………………………………………………………………………….. V-32 ii. Spanish Renaissance…………………………………………………………………………………………………………... V-33 iii. Andalusian……………………………………………………………………………………………………………………. V-33 iv. Spanish Influenced Façade Characteristics…………………………………………………………………………………… V-35 c. Monterey…………………………………………………………………………………….………………………………................... V-40 d. Early Modernism……………………………… ……………………………………………………………………………................... V-43 e. Neo-Classical Revival………………………………………………………………………………….................................................... V-45 f. Craftsman Bungalow…………………………… ……………………………………………………………………………………….. V-47 g. Queen Anne………………………………………………………………………………………..……………………………………. V-48 h. Western Frontier………………………………………………………………………………………………………………………… V-49 D. Parking Lot Guidelines…………………………………………………………………………………………………………………………………….. V-55 1. Parking Lot Orientation ………………………………………………………………………………………………………………………….. V-55 2. Joint Parking Facilities Encouraged ……………………………………………………………………………………………………………… V-56 3. Parking Lot Design ………………………………………………………………………………………………………………………………. V-56 4. Site Access/Driveways Driveways ………………………………………………………………………… ………………………………………………… V-57 5. Parking Facility Design for Residential Projects ………………………………………………………………………………………………… V-58 6. Water Quality Management Plan (WQMP) Considerations/Guidelines …………………………………………………………………………. V-59 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xii E. Urban Landscape Guidelines…………………………………………………………………………………………........................................................ V-61 1. General Landscape Guidelines …………………………………………………………………………………………………………………… V-61 2. General Landscape Materials Guidelines ………………………………………………………………………………………………………... V-64 3. Old Town Plant Palette …………………………………………………………………………………………………………………………... V-64 4. Tree Preservation in Old Town …………………………………………………………………………………………………………………... V-64 5. Water Quality Management Plan Considerations/Guidelines ……………………………………………………………………........................ V-65 6. Green Roof Technology Design Considerations …………………………………………………………………………………………………. V-66 F. Public Art Guidelines………………………………………………………………………… ………………………………………………..................... V-67 1. Location of Public Art ……………………………………………………………………………………………………………………………. V-68 2. Symbolic and Thematic Content …………………………………………………………………………………………………………… ……. V-71 3. Mosaics and Murals ……………………………………………………………………………………………………………………………… V-72 4. Sculptures and Monuments……………………………………………………………………………………………………………………….. V-73 5. Lighting Displays ……………………………………………………………………………………………………………………………….... V-73 6. Streetscape and Paving Treatments ………………………………………………………………………………………………………………. V-73 7. Benches and Street Furniture …………………………………………………………… …………………………………….............................. V-74 8. Gateways …………………………………………………………………………………………………………………………………………. V-74 9. Way-Finder …………………………………………………………………………………………………………………….................... ......... V-74 10. Landscape Treatments and Raised Seating Walls ………………………………………………………………………………………………. V-75 11. Other Types of Public Art ………………………………………………………………………………………………………………………. V-75 G. Outdoor Dining/Sidewalk Furniture Guidelines………………………………………………………………………………………………………….. V-77 1. Furniture Guidelines ……………………………………………………………………………………………………………………............... V-77 2. Umbrella Guidelines ……………………………………………………………………………………………………………………………... V-78 3. Fencing Guidelines ………………………………………………………………………………………………………………………………. V-79 4. Landscape Treatment Guidelines ………………………………………………………………………………………………………………… V-80 H. Paving Material Guidelines……………………………………………………………………………………………………………………………...… V-81 1. Recommended Paving Treatment Types ………………………………………………………………………………………………………… V-81 2. Recommended Placement of Paving Materials ………………………………………………………………………………………………….. V-82 3. Water Quality Management Plan (WQMP) Considerations/Guidelin es ………………………………………………………………………… V-83 I. Streetscape Guidelines………………………………………………………………………………………………………………….…………………... V-85 1. Sidewalk Concept ………………………………………………………………………………………………………………………………… V-85 2. Street Trees ………………………………………………………………………………………………………………………………………. V-86 3. Street Furnishings ………………………………………………………………………………………………………………………………… V-86 a. Benches …………………………………………………………………………………… ……………………………………………. V-86 b. Street Lighting ………………………………………………………………………………………………………………………….. V-87 c. Trash Receptacles ………………………………………………………………………………………………………………………. V-88 d. Newspaper Racks ………………………………………………………………………………………………………………………. V-88 e. Mailboxes ………………………………………………………………………………………………………………………………. V-89 f. Bus Shelters ……………………………………………………………………………………………………………………………... V-89 g. Parking Meters …………………………………………………………………………………………………………………………. V-90 4. Other Street Furnishings ……………………………………………………………………………………………………………………......... V-90 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xiii J. Alley Guidelines………………………………………………………………………………………………………………………………………….… V-91 1. Public Alleyways …………………………………………………………………………………..…………………………………………….. V-91 2. Private Alleyways ………………………………………………………………………………………………………………………………... V-92 K. Utility and Infrastructure Guidelines ……………………………………………………………………………………………………………………… V-93 1. Water Service Design Guidelines ………………………………………………………………………………………………………………... V-93 2. Electrical Service Design Guidelines ……………………………………………………………………………………………………….......... V-95 3. Natural Gas Service Design Guidelines ………………………………………………………………………………………………………….. V-96 VI. APPENDICES A. Glossary…………………………………………………………………………………………………………………………………………………… VI-2 B. Old Town Plant List……………………………………………………………………………………………………………………………………….. VI-11 C. Design Guidelines Case Studies…………………………………………………………………………………………………………………………… VI-45 1. Forecourt Frontage Type………………………………………………………… ……………………………………………………………….. VI-46 2. Restoring Street Frontages: Adding to to Existing Buildings……………………………………………………………………………………….. VI-47 3. In-fill Building Example…………………………………………………………………………………………… …………………………….. VI-48 4. Murrieta Creek Walk……………………………………………………………………………………………………………………………… VI-49 5. Paseos…………………………………………………………………………………………………………………………………………….. VI-50 6. Examples of Attached Residential and Mixed-Use Buildings……………………………………………………………………………………. VI-52 7. Existing Example of Successful Mid-Block Parking Behind the Building………………………………………………………………………. VI-55 8. Moreno Road Neighborhood Market……………………………………………………………………………………………………………... VI-56 D. Old Town Parking Management Plan……………………………………………………………………………………………………………………… VI-58 E. Examples of Compact Double Detector Check……………………………………………………………………………………………………………. VI-59 F. Sherwin Williams Preservation Palette…………………………………………………………………………………………………………………….. VI-63 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xiv (This page is left blank intentionally). TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xv LIST OF EXHIBITS: Exhibit I-1: Old Town Temecula Specific Plan Area Map……………………………………………………………………………………………...……. I-6 Exhibit II-1: Old Town Temecula Specific Plan-Rancho California Water District Pipeline System..……………………………………………………… II-41 Exhibit II-2: Old Town Temecula Specific Plan-Eastern Municipal Water District Pipeline System……………………………………………………...… II-44 Exhibit II-3: Old Town Temecula Specific Plan-Storm Drain Lines……………………………………………………………………………………….… II-46 Exhibit II-4: Old Town Temecula Specific Plan-Existing Roadway Network………………………………………………………………………………. II-51 Exhibit II-5: Old Town Temecula Specific Plan-Future Roadway Network…………………………………………………………………………………. II-54 Exhibit III-1: Old Town Temecula Specific Plan-Historic Structures Map………………………………………………………………………………….. III-9 Exhibit III-2: Historic Structures Outside of Old Town………………………………………………………………………………………………………. III-10 Exhibit IV-1: Old Town Regulating Plan…………………………………………………………………………………………………………………….. IV-9 Exhibit IV-2: Old Town Temecula Specific Plan-Historic Turntable Map…………...……………………………………………………………………… IV-104 Exhibit IV-3: Old Town Temecula Specific Plan-Street Tree Map………………………………...………………………………………………………… IV-140 Exhibit IV-4: Old Town Temecula Specific Plan-Old Town Mobility…………………………………………………………… ………………………… IV-143 Exhibit IV-5: Old Town Temecula Specific Plan-Alleys……………………………………………………………………………………………………. IV-150 LIST OF TABLES: Table III-1: Historic Buildings and Structures in Old Town………………………………………………………………………………………………….. III-7 Table III-2: Historic Buildings and Structures Outside of Old Town……………………………………………………………………………………….... III-7 Table III-3: Historic Buildings and Structures Demolished Since the Adoption of the Old Town Specific Plan……………………………………………. III-8 Table III-4: Approval Authority………………………………………………………………………………………………………………………………. III-16 Table IV-1: Land Use Matrix…………………………………………………………………………………………………………………………………. IV-11 Table IV-2: Downtown Core and Downtown Core/Hotel Overlay District Lot Design Criteria………………………………………………………… …... IV-14 Table IV-3: Building Placement in the Downtown Core and Downtown Core/Hotel Overlay District for Lots without Murrieta Creek Frontage………… IV-15 Table IV-4: Building Placement in the Downtown Core and Downtown Core/Hotel Overlay District for Lots with Murrieta Creek…………………...….. IV-16 Table IV-5: Parking Placement in the Downtown Core and Downtown Core/Hotel Overlay District for Lots without Murrieta Creek……………………. IV-17 Table IV-6: Parking Placement in the Downtown Core and Downtown Core/Hotel Overlay District for Lots with Murrieta Creek Frontage……………... IV-18 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xvi Table IV-7: Parking Requirements in the Downtown Core and Downtown Core/Hotel Overland District………………………………………………….. IV-19 Table IV-8: Allowable Building Types and Building Height in the Downtown Core and Downtown Core/Hotel Overlay District…………………..…….. IV-20 Table IV-9: Allowable Frontage Types in the Downtown Core and Downtown Core/Hotel Overlay District………………………………………………. IV-23 Table IV-10: Required Percentage of Frontage on the Build-to Line in the Downtown Core and Downtown Core/Hotel Overlay District………………... IV-27 Table IV-11: Allowable Encroachments in the Downtown Core and Downtown Core/Hotel Overlay District……………………………………………... IV-28 Table IV-12: Minimum Vertical Clearance in the Downtown Core and Downtown Core/Hotel Overlay District…………………………………………... IV-28 Table IV-13: Residential/Limited Mixed-Use District Lot Design Criteria………………………………………………………………………….……….. IV-31 Table IV-14: Building Placement in the Residential/Limited Mixed-Use District…………………………………………………………………………… IV-32 Table IV-15: Allowable Parking Placement in the Residential/Limited Mixed-Use District………………………………………………………………… IV-33 Table IV-16: Parking Requirements in the Residential/Limited Mixed-Use District………………………………………………………………………… IV-34 Table IV-17: Allowable Building Types and Building Height in the Residential/Limited Mixed-Use District………………………………….………….. IV-35 Table IV-18: Allowable Frontage Types in the Residential/Limited Mixed-Use District……………………………………………… ………………….… IV-38 Table IV-19: Required Percentage of Building Frontage on the Build-to Line in the Residential/Limited Mixed-Use District……….……………………. IV-43 Table IV-20: Allowable Encroachments in the Residential/Limited Mixed-Use District……………………………………………………………...…….. IV-44 Table IV-21: Minimum Vertical Clearance in the Residential/Limited Mixed-Use District………………………………………………………………..... IV-44 Table IV-22: Neighborhood Residential District Lot Design Criteria………………………………………………………………………………………... IV-47 Table IV-23: Building Placement in the Neighborhood Residential District for Lots without Murrieta Creek Frontage……………………………………. IV-48 Table IV-24: Building Placement in the Neighborhood Residential District for Lots with Murrieta Creek Frontage……………………………………….. IV-49 Table IV-25: Parking Placement in the Neighborhood Residential District for Lots without Murrieta Creek Frontage…………………………………….. IV-50 Table IV-26: Parking Placement in the Neighborhood Residential District for Lots with Murrieta Creek Frontage……………………………..………….. IV-51 Table IV-27: Parking Requirements in the Neighborhood Residential District………………………………………………………………………………. IV-52 Table IV-28: Allowable Building Types and Building Height in the Neighborhood Residential District…………………………………………………… IV-53 Table IV-29: Allowable Frontage Types in the Neighborhood Residential District………………………………………………………………………….. IV-55 Table IV-30: Required Percentage of Building Frontage on the Build-to Line in the Neighborhood Residential District……………………………….…. IV-60 Table IV-31: Allowable Encroachments in the Neighborhood Residential District………………………………………………………………………….. IV-61 Table IV-32: Minimum Vertical Clearance in the Neighborhood Residential District……………………………………………………………………….. IV-61 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xvii Table IV-33: Typical Sidewalk Zone Widths………………………………………………………………………………………………………………… IV-114 Table IV-34: Sign Area Calculations………………………………………………………………… ………………………………………………………. IV-157 Table IV-35: Allowable Sign Area Matrix…………………………………………………………………………………………………………..……….. IV-158 TABLE OF CONTENTS City of Temecula – Old Town Specific Plan xviii (This page is left blank intentionally). TABLE OF CONTENTS City of Temecula -Old Town Specific Plan I-1 CONTENTS: A. Specific Plan Organization ……………………………………………………………………………………………..…………………......................... I-2 B. Background and History ………………………………………………………………………………………………………………..…......................... I-4 C. Development of the Vision ……………………………………………………………………………………………………………..…......................... I-7 1. Old Town Visioning Process …………………………………………………………………………………………………..………………… I-7 2. Visioning Process Recommendations …………………………………………………………………………………………………………..... I-7 a. Historic Core ……………………………………………………… ………………………………………………………………..…... I-8 b. Streets …………………………………………………………………………………………………………....................................... I-8 c. Building Heights ………………………………………………………………………………………………............. .......................... I-8 d. Architecture …………………………………………………………………………………………………………………………..… I-8 e. Murrieta Creek ………………………………………………………………………………………………………………………….. I-9 f. Infrastructure …………………………………………………………………………………………………………………………..... I-9 g. Residential Neighborhoods ……………………………………………………………………………………....................................... I-9 h. Parking ……………………………………………………………………… ……………………………………………………..…… I-9 i. Economic Development …………………………………………………………………………………………………………...…...... I-10 j. North Area of Old Town……………………………………………………………………………………………………………….. I-10 D. Old Town Vision ………………………………………………………………………………………………………………………………………….. I-11 I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-2 A. SPECIFIC PLAN ORGANIZATION The Old Town Specific Plan is organized into six core chapters: I. Introduction The Introduction chapter provides a brief discussion of the following: • Old Town’s background and history • The development of the Old Town vision and the visioning process for the comprehensive update to the Specific Plan • The incorporation of form-based code principles into the Old Town Specific Plan document • Ten specific overarching goals and recommendations that emerged from the visioning process • The groundwork for Old Town’s future evolution and development II. Goals, Objectives and Policies The Goals, Objectives and Policies chapter articulate the community’s vision for Old Town based upon the updated vision statement that was developed to reflect the ten goals and recommendations that emerged from the visioning process. Detailed goals, objectives and policies are provided for the following focus areas: • Community Design • Sustainable Development • Animating the Public Realm • Public Art • Land Use/Economics • Housing Renaissance • Mobility and Transportation • Parking Management • Murrieta Creek • Infrastructure III. Administration and Historic Preservation The Administration and Historic Preservation chapter is provided to outline the procedures for processing land use permits, development permits and other discretionary permits within the Old Town Specific Plan area. This chapter also includes a discussion of the historical buildings in Old Town and the importance of their preservation in the future. A discussion of the following is included in this chapter: • Authority for the Old Town Specific Plan • The Specific Plan’s relationship to the General Plan, Development Code, Municipal Code and other codes, laws, ordinances, regulations • The establishment and purpose of the Temecula Local Historic Preservation District • Historic buildings listed on the Temecula Local Historic Register • The Old Town Local Review Board and its authority, duties, power and meeting procedures • The purpose and intent of a Finding of Historical Appropriateness application and the findings to deny or approve such an application • The approval authority and processing procedures for all projects proposed in Old Town I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-3 IV. Urban Development Standards-Form-Based Code The Urban Development Standards chapter is a formbased code which is visual in nature and intended to clearly illustrate the development regulations and standards in the Old Town area. The form-based code emphasizes building form and a building’s relationship to the public realm over land use. A discussion of the following is included in this chapter: • Establishment of the zoning districts and regulating plan • Land use matrix • The form-based code which includes development standards for building placement, parking placement and parking ratio requirements, building height, frontage type requirements, building type requirements and landscaping requirements for each zone • Supplemental and Special Use Standards • Circulation, streetscape, and sidewalk standards • Sidewalk zones, traffic calming measures, street tree requirements and alley standards • Sign guidelines, sign standards and the public signage concept V. Design Guidelines The Design Guidelines chapter provides a discussion of the historical architectural styles that were present in Old Town in the 1880s through 1940s, and how the historical character should be present in all development projects in Old Town. This chapter also discusses other recommended design criteria that should be applied to all projects in Old Town. A discussion of the following is included in this chapter: • Historical building forms, historical building types, historical architectural styles and historical building materials • Architectural Design Guidelines, including recommendations for building form, building frontages and architectural styles • Parking lot, landscape, and public art design guidelines • Outdoor dining/sidewalk café design guidelines • Paving materials design guidelines • Street, alleys and infrastructure/utility design guidelines VI. Appendices The appendices provide a number of reference documents. The following documents are included in this chapter: • Glossary of of Terms • Plant List • Design Guidelines – Conceptual Case Studies • Old Town Parking Management Plan • Compact Double Detector Check Specifications I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-4 B. BACKGROUND AND HISTORY The site of Old Town Temecula, as we know it today, came into being generally in the 1880s with the arrival of the railroad and the moving of the post office to the town's present location. The area did have a much earlier beginning, however, dating back to the original village settled by the Shoshonean Indians around 900 A.D. along the banks of the Temecula River. The arrival of the first white visitors, Father Juan Narberto de Santiago and seven soldiers who traveled to the area from the Mission San Juan Capistrano, did not occur until the early 1800s. In order to establish the Mission's agricultural area, a granary and chapel were established in 1818 which marked the first settlement in the area by the white man. Not long after, in 1830, John McGee built a general store near the Pauba Ranch Headquarters, further increasing the presence of the white man in the area. The Indians lived a quiet existence until 1847 when they clashed with the Californios, Mexican and Spanish settlers who lived in California before it was annexed by the United States, in one of the bloodiest battles of the Mexican War. The "Temecula Massacre," as it is referred to by local historians, changed the Indian's relationship with the area and generally paved the way for increased settlement. During the next 25 years, white settlers began to move into the area in increasing numbers, pushing the Indians off the more desirable land and further into the foothills. In 1885, John Butterfield founded a mail and passenger stage coach route which had a regular stop in Temecula, prompting Temecula’s first development boom. A post office was built in 1859 on a site near John McGee's general store, but due to the Civil War the stage line was halted in 1861. With the continuing arrival of settlers also came an increasing concern about the Indians and a desire for their precious river oriented land. In 1876 a San Diego County Sheriff's posse came without warning and physically moved the Indians to a site not far from the present location of the Pechanga Indian Reservation. The coming of the railroad to Temecula in 1882 marked another boom period in the City's history. Granite quarries became productive in the late 1880s and lasted until 1915. Thousands of tons of cut granite were shipped from Temecula to form the front steps of the Riverside County courthouse, curbstones on Market Street in San Francisco, cemetery monuments, and hitching posts. Some of these curbs are still present in Temecula in front of the old Machado Store/Long Branch Saloon building, around the corner from the Bank, as well as in front of the Temecula Hotel. The largest piece, totaling 15 tons, is in Sam Hicks Monument Park, on which are inscribed the names of the notable visitors to the Temecula Valley. These times brought prosperity to Temecula and the town grew steadily. Notable buildings that were constructed during this time include: the Temecula Mercantile (Burnham Store) in 1891; First National Bank in 1914; and the Palomar Hotel in 1927, to mention a few. St. Catherine’s Catholic Church was built in 1917 and was the first building in Temecula actually built as a church. It continued to function as a church until 1980, when a new church was built to accommodate the growing congregation. The old church has since become the Chapel of Memories and has been relocated to Sam Hicks Monument Park. Some of the most important historic buildings in Old Town come from this time period. The Welty Building, built in 1891, served as a general store with rooms to rent. In 1908, this building was transformed into the Ramona Inn, housing the Blind Pig Saloon on the ground floor and a boxing ring upstairs where the likes of Jack Dempsey and Jack Sharkey would train. Other key buildings from the late 1800s include the Hotel Temecula, Machado Store, the Old Town Jail, and the Temecula Mercantile building. The Mercantile and Peter Mouren Buildings, Circa 1890 Temecula Train Depot, Circa 1882 I. INTRODUCTION TO THE SPECIFIC PLAN The Bank, Circa 1914 City of Temecula -Old Town Specific Plan I-5 The Welty Store The Welty Building, pictured above, was built by R.J. Welty in the 1890s and was used as a general store. There were rooms upstairs for rent and Joe Winkels operated his famous “Ramona Inn” here; and from 1908 until 1933 while most of Riverside County was dry, Winkels offered “refreshments,” pool tables, card games and even slot machines. It has been known as “The Stallion,” “The Stable,” and later as “The Corner,” which was a popular sandwich shop. Today, Old Town is but a part, albeit an important part, of this larger community. New development surrounds the historic town site and while many of its historic structures have been torn down or moved, others still remain as a reminder of what Temecula was, and more importantly, as an inspiration for what it can be in the future. The approval of the Old Town Temecula Historic Preservation District by the Riverside Board of Supervisors in October 1979 marked the first recognition that Old Town Temecula truly is a unique place with a historic character worth preserving and enhancing. Since that initial recognition, other steps have also been taken to help plan Old Town's future and preserve its historic buildings and character. With the preparation of Temecula's General Plan, which began in early 1992, a focus on the issues facing Old Town was established. Throughout the various elements of the General Plan (including Land Use, Circulation, Open Space, and Community Design), policies were identified to preserve and revitalize Old Town. The primary policy recommendation that emerged from the General Plan was the need to prepare a specific plan for the Old Town area. Acting on this recommendation, the Temecula City Council authorized the preparation of the Old Town Specific Plan (OTSP) to provide a master plan for the future development of the Old Town area. The boundaries of the Old Town Specific Plan are depicted in Exhibit I-1. The Old Town Specific Plan was prepared in 1992 and 1993 with the assistance of Urban Design Studio and the Council-appointed Old Town Steering Committee. The Steering Committee members represented a widerange of local business and resident interests. The community is indebted to the following individuals for their participation in this process: Helga Berger, Susan Bridges, Carlene Danielsen, Linda Fahey, Christina Grina, Bill Harker, Larry Markham, Peg Moore, La Verne Parker, Bonnie Reed, and Steve Sanders. The Old Town Specific Plan was adopted by the City Council on February 22, 1994. Since its adoption, the Specific Plan has been revised six times. The first revision occurred in the year 1996, the second revision occurred in 1997, and another revision was completed in 1999. In 2000, when after more than six years of using the plan it became apparent that it was in need of revision with regard to sign regulations. Further revisions were made to the plan in 2004 to adopt zoning standards and historic preservation requirements, and again in 2006 to amend portions of the zoning standards and sign regulations, establish alley guidelines, and expand the historic preservation provisions to selected properties outside of Old Town. The fourth revision, initiated in mid-2007 and completed in May of 2010, was comprehensive in scope and resulted in completely new street standards, development standards and design guidelines for Old Town that focus on the form of the buildings and streetscape with the intent being to guide development in Old Town toward a more pedestrian friendly traditional downtown design. Revisions were also made to encourage mixed-use development (combined commercial/residential uses) within Old Town’s Downtown Core and within the Residential/Limited Mixed-Use Districts. I. INTRODUCTION TO THE SPECIFIC PLAN St. Catherine’s Church Pictured above, was built in 1917 and was the first church building in Temecula. The church was moved from its original location to its present location in Sam Hicks Monument Park; and now serves as a wedding chapel, known as the Chapel of Memories, Memories, to benefit the Temecula Valley Museum. City of Temecula -Old Town Specific Plan I-6 Note: True north is shown on this map for reference. However, whenever a directional reference is made throughout the Old Town Specific Plan document the directional reference shall follow the direction of the streets. I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-7 C. DEVELOPMENT OF THE VISION Temecula’s rich history and cultural heritage has set the foundation for the development of Old Town as the heart of the historic district of the Temecula Valley. In recent years, the Old Town area has experienced increased growth and development largely occurring since the year 2003. This increase in activity and interest has since set the stage for the future development and vision of the Old Town area. 1. Old Town Visioning Process Six “Old Town Visioning Workshops” were held with the community from June to December 2007. These community workshops were held prior to the update of the Old Town Specific Plan to acquire invaluable input, perspective and ideas from business owners, property owners, and other key stake-holders in the Old Town area. These workshops covered the topics of historic and existing conditions, urban design elements, alternative design concepts, market feasibility, and parking management/demand. The six workshops were well attended by a mix of business owners, property owners, residents, interested citizens, and other Old Town stakeholders. The community’s feedback included the importance of respecting and maintaining the historic character of Old Town, preserving the current mix of buildings to ensure that small businesses are not forced out as new development occurs, and providing a connection between Old Town and Murrieta Creek. The public was also interested in the intensity of building height, building mass, and the adequacy of parking facilities in Old Town. Some individuals also expressed concerns that newer developments do not maintain and respect the historic character of Old Town. The Planning Commission and Old Town Local Review Board expressed similar concerns related to preserving the historical character of Old Town in the future. In response to the community’s concerns, the City Council directed Planning and Redevelopment staff to examine these issues and return with policy recommendations for their consideration. In response to this direction, staff worked in conjunction with consulting firms Inland Planning + Design and Gibbs Planning Group (planning, urban design, and retail marketing), Keyser-Marston (economic feasibility), and Fehr and Peers (parking and circulation) and developed a three-pronged approach to analyzing the issues. This approach recognized that the community’s concerns transcend building design, height and mass, and include the economic feasibility of different development scenarios for the area, as well as the need to identify and ensure adequate circulation and parking to serve the Old Town area. As a result of the community workshops a series of ten goals and recommendations emerged which were overwhelmingly supported by the workshop attendees. 2. Visioning Process Recommendations The recommendations established through the “Old Town Visioning” process set the foundation for Old Town’s future evolution, and the City Council authorized staff to proceed with a comprehensive revision revision to the Old Town Specific Plan that focuses on the following ten items: • Historic Core • Streets • Building Heights • Architecture • Murrieta Creek • Infrastructure • Residential Neighborhoods • Parking • Economic Development • North Area of Old Town (near Moreno Road) The Palomar Hotel, pictured above, was constructed around 1915, and is a designated historic structure located in the heart of the historic district in Old Town. Old Town’s future development is intended to preserve and uphold the historic legacy of buildings such as the Palomar Hotel and other historic buildings in the area. The Dalton I building pictured above was constructed in 2006 and is located on the corner of Fifth Street and Mercedes Street in Old Town. I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-8 a. Historic Core The importance of preserving Old Town’s historic core at the confluence of Old Town Front Street and Main Street is emphasized to ensure that new development respects the existing historical context of the area, as well as the building form, massing and height of existing historical structures. b. Streets The future development of Old Town will protect and preserve the historic grid pattern of existing streets and alley-ways. The maintenance of the grid-pattern and purposeful placement of buildings to create activity on the streets will enhance the historic character of the area. The relationship between the streets, alleys and buildings will promote walkability and pedestrian activity in the Old Town area. c. Building Heights Development parameters on building height and building placement on the lots in Old Town will be achieved through “form-based” codes and detailed performance standards that respect the relationship between new development and existing adjacent historic structures. d. Architecture New development will respect the historical heritage of Old Town and promote a lively pedestrian oriented streetscape by following architectural guidelines related to building form, architectural style, street frontage design, materials, color, and detailing resulting in highquality, well designed buildings. I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-9 e. Murrieta Creek Walk The visual and functional connection between Murrieta Creek and Old Town will be achieved by orienting buildings, courtyards and balconies to face the creek and constructing trails and bike paths to promote activity along the creek. In addition, new buildings will be constructed in accordance with form-based guidelines for massing and building placement in relation to the creek. f. Infrastructure Improved infrastructure for water, sewer, power, communications, road and alleyways, trash and deliveries will be achieved in Old Town as a result of a comprehensive understanding of existing and future infrastructure needs. Additionally, the careful design and encouraged placement of utilities adjacent to the alleys will ensure a consistent streetscape and pedestrian oriented design adjacent to building frontages, sidewalks and alleyways. g. Residential Neighborhoods The development of high quality residential neighborhoods are encouraged to support the mixeduse, commercial and office core of Old Town. High quality neighborhoods will develop in accordance with “form-based” development and design standards which allow for both residential-only developments as well as mixed-use projects. h. Parking As new development occurs, adequate parking facilities will be provided in Old Town by developing and facilitating a number of strategies in accordance with the Old Town Parking Management Plan to address special event parking needs, and continuing to develop a comprehensive parking strategy to ensure an adequate parking supply in the future. I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-10 i. Economic Development Sustainable economic development in Old Town will occur by anticipating the future needs of businesses and residents by preparing an economic development plan and marketing strategy for the area to attract growth and desirable new business and development. j. North area of Old Town The visual and functional connection between Old Town’s Downtown Core and the area north of Old Town will be achieved by exploring opportunities to extend the historical street and alley grid pattern into the northern part of Old Town and utilizing form-based code standards for new development that occurs in this area. With the goals and recommendations for the future development of Old Town identified, staff proceeded with a comprehensive update to the Old Town Specific Plan that utilizes principles of form-based codes. The updated Specific Plan is intended to protect and preserve the historic core of Old Town near the intersection of Old Town Front Street and and Main Street, and to identify streetscape designs that will improve pedestrian accessibility and the walkable character of Old Town. I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-11 D. OLD TOWN VISION Based upon the visioning process recommendations, Old Town is envisioned to develop as a vibrant pedestrian-friendly, walkable downtown destination in the heart of Temecula’s historic district. The ambiance of Old Town will be created by a vibrant streetscape which includes buildings reminiscent of architecture from the 1880s thru 1940s. The historical context of the building designs and architectural styles are modernized with a mix of up-to-date land uses and businesses. The lively character of the Old Town area will be achieved through a careful balance of residential uses constructed amongst specialty retail shops, restaurants and dining opportunities, small-scale boutiques and up-scale entertainment oriented uses. Old Town Temecula is attractive to both visitors and residents because of its unique small-town character, distinctive retail shops, exceptional restaurants, boutique hotels, nearby wine country, and wide range of special events. The evolution of the Old Town area into a charming mixed-use district, complete with the liveliness expected from an active small-scale urban downtown, attracts visitors, residents and business owners alike creating a viable economic district. The distinctive charm of the Old Town area will attract a wide-range of interest throughout the community, the region, and beyond. Old Town is envisioned to develop as a vibrant, pedestrian-friendly, walkable downtown destination in the heart of Temecula’s historic district. I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan I-12 (This page is left blank intentionally). I. INTRODUCTION TO THE SPECIFIC PLAN City of Temecula -Old Town Specific Plan II-1 CONTENTS: A. Introduction ……………………………………………………….………………………………………………………………..……………..……… II-3 B. Old Town Vision Statement ………………………………………………………………………………………… ……………………………….......... II-4 C. Development of the Goals, Objectives, and Policies …………………………………………………………..…………………………………………. II-4 1. Community Design ………………………………………………………………………………………………………………..…..... .............. II-5 2. Sustainable Development……………………………………………………………………………………………………………….………... II-8 3. Animating the Public Realm ……………………………………………………………………………………………………………..……… II-11 4. Public Art ………………………………………………………………………………………………………………….................................... II-14 5. Land Use/Economics …………………………………………………………………………………………………………………………..… II-17 6. Housing Renaissance …………………………………………………………………………………………………………….......................... II-22 7. Mobility and Transportation …………………………………………………………………………………………………………………..…. II-25 8. Parking Management ………………………………………………………………………………………………….......................................... II-29 9. Murrieta Creek …………………………………………………………………………………………………………….................................... II-33 D. Infrastructure …..…………………………………………………………………………………………………………………………………………... II-37 1. Parks and Recreation Facilities …………………………………………………………………………………………….…………………..… II-37 a. Parks and Recreation Facilities Objective …………………………………………………………………………………………..….. II-37 b. Park and Recreation Facilities Implementation …………………………………………………………….…….................................. II-38 2. Water System………………………………………………………………………………………………………….…...................................... II-39 a. Water Service Objectives …………………………………………………………………………………….……………………..….. II-40 b. Water Service Implementation…………………………………………………………………………………...................................... II-40 3. Wastewater/Sewer System…………………………………………………………………………………………………....................... ............ II-42 a. Wastewater/Sewer Service Objectives ………………………………………………………………………..………………………… II-42 b. Wastewater/Sewer Service Implementation ………………………………………………………………………......................... ........ II-43 4. Drainage and Water Quality………………………………………………………………………………………………..................................... II-45 a. Drainage and Water Quality Objective ……………………………………………………………………….………………… ……... II-45 b. Drainage and Water Quality Implementation …………………………………………………………………..………………………. II-45 5. Electricity……………………………………………………………………………………………………………………................................. II-47 a. Electricity Service Objectives …………………………………………………………………………………....……………………... II-47 b. Electricity Service Implementation ………………………………………………………………………….……................................. II-47 6. Natural Gas……………………………………………………………………………………………………………….……………................. II-47 a. Natural Gas Service Objectives ………………………………………………………………………………….…............................... II-48 b. Natural Gas Service Implementation ………………………………………………………………………………............................... II-48 7. Communication Network………………………………………………………………………………………………….…………………….... II-48 a. Telephone Service ………………………………………………………………………………………………..…………………..… II-48 b. Internet Service ……………………………………………………………………………………………………................................. II-48 8. Solid Waste Disposal…………………………………………………………………………………………………………………………..…. II-48 II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-2 a. Solid Waste Disposal Service Objective ………………………………………………………………………….…………………..... II-49 b. Solid Waste Disposal Service Implementation ……………………………………………………………………................................ II-49 9. Circulation Network……………………………………………………………………………………………………………............................. II-50 a. Circulation Network Objectives ………………………………………………………………………………….….............................. II-50 b. Circulation Network Implementation ……………………………………………………………………..……..….............................. II-50 c. Current Roadway Network ………………………………………………………………………………….…..…………………..….. II-50 d. Future Roadway Network ……………………………………………………………………………………..…................................... II-52 i. Roadway Improvements ……………………………………………………………………………………............................. II-52 ii. Traffic Control Features …………………………………………………………………………………………………….... II-52 iii. Pedestrian Oriented Circulation Improvements ……………………………………………………….................................... II-52 iv. Level of Service………..………………………………………………………………………………………....................... II-53 v. Timing and Implementation..…………………………………………………………..……………………............................ II-53 vi. Funding ……………………………………………………………………………………………..………………………... II-53 vii. Cost Estimates ………………………………………………………………...……..…………….….................................... II-53 e. Future Sidewalk Improvements…………………………………………………………………………………………………………. II-53 i. Timing and Implementation…………………………… ……………………………………………………………………… II-53 ii. Funding……………………………………………………………………………..…………………………………………. II-53 iii. Cost Estimates………………………………………………………………………………………………………………… II-53 10. Public Parking Facilities………………………………………………………………………………….……………………………………… II-55 a. Cost Estimates……………………………………………………....…............................................................................................. ..... II-55 II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-3 A. INTRODUCTION The purpose of this section is to articulate the goals, objectives and policies for the Old Town area based upon the goals and recommendations that emerged as part of the Old Town Visioning Process. The goals, objectives and policies provide the framework for future development in the area and provide a basis for implementation of the vision for Old Town. Goals Goals are broad statements of purpose that define the community and local government's hope for the future. Goals are general in nature and do not indicate when or how they are to be accomplished. Objectives Objectives are statements of intent that generally guide future decisions in specific topic areas. Policies Policies are more specific statements of intent to deal with particular topics in a certain fashion. They begin to define the approach to achieve the Specific Plan’s goals and objectives. Policies are the first step in the development of a solution. Policies form the basis of development standards and zoning regulations. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-4 B. OLD TOWN VISION STATEMENT The vision statement for the Old Town Specific Plan was initially developed by the Old Town Steering Committee in 1992. Since this time, certain sections of the Old Town Specific Plan have been amended as needed. However the overall vision for Old Town was not updated until work began on a comprehensive amendment to the plan in 2008. Prior to the commencement of the comprehensive update to the Old Town Specific Plan, the Old Town Visioning Process occurred from mid 2007 to the end of 2008. During this process, the future vision for the Old Town area was supported by community members and stakeholders, as well as by the Planning Commission, and was ultimately supported by the City Council. This support allowed for staff to proceed with a comprehensive update to the Specific Plan. This comprehensive update to the Old Town Specific Plan resulted in a revision to the overall vision statement for the area. The vision statement defines the the future development concept for Old Town and encompasses the comprehensive changes made to the document. The updated vision statement is the basis for Old Town’s prospective evolution and provides policy direction and guidance for the future development and economic vitality of the area. C. DEVELOPMENT OF THE GOALS, OBJECTIVES, AND POLICIES In an effort to further define and prioritize the overall vision statement for Old Town, detailed goals, objectives and policies are provided for the following thematic areas of focus: • Community Design • Sustainable Development • Animating the Public Realm • Public Art • Land Use/Economics • Housing Renaissance • Mobility and Transportation • Parking Management • Murrieta Creek • Infrastructure Old Town Vision Statement To create a dynamic, walkable and pedestrian friendly mixed-use core in Old Town that consists of attractive, high quality development, respectful of its existing historic buildings, while maintaining a unified design theme and unique architectural characteristics through form-based code principles, and by providing an economically viable and sustainable community to attract a mixture of local and tourist commercial, administrative/professional , and residential uses, while maintaining a safe, efficient multi-modal circulation network that supports future development and complements Murrieta Creek, maintains an adequate infrastructure system to serve the businesses and residences, and ensures sufficient parking facilities. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-5 1. Community Design Temecula’s rich history and vibrant past as a bustling boomtown has set the stage for future development in Old Town. Buildings will reflect the architectural styles of the 1880s to 1940s, which represents a significant time period in the City’s past history and tradition. Future development in the Old Town area will reflect the architectural melting pot of American traditions and European architecture that was adapted to the conditions of the area. Community Design-Objective 1: Provide easy to follow form-based codes and design guidelines for new development to complement and promote the future vision and goals for the Old Town area. Community Design-Objective 2: Maintain aesthetic interest by requiring that all sides of a building visible from the right-of-way receive 360-degree stylistic architectural treatments, except where prohibited by Fire and Building codes, or inappropriate due to zero-lot lines. Community Design Goal To create a vibrant, pedestrian-friendly, walkable downtown destination in Old Town by developing high quality commercial buildings and residential neighborhoods through historically relevant and architecturally authentic building design consistent with the architectural styles of the 1880s to 1940s. Community Design Objectives II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-6 Community Design-Objective 3: Preserve Old Town’s architectural legacy by encouraging authentic and historical building forms, historical building frontage types, historically relevant architectural styles, and historically appropriate building materials and color schemes. Community Design-Objective 4: Define the space between the building façade, the property line, and the street. Community Design-Objective 5: Reinforce historic building forms and development patterns in Old Town by positioning buildings at “build-to” lines in order to clearly define street edges, enhance architectural character, and enliven the pedestrian experience. Community Design-Objective 6: Revitalize existing building facades which do not comply with form-based code principles, pedestrian friendly streetscape design standards, historical building forms, or architectural styles. Community Design-Objective 7: Promote a clearly pedestrian atmosphere within the Downtown Core, which is the area bounded by First Street to the south, Sixth Street to the north, Murrieta Creek to the west, and Mercedes Avenue to the north and east. Community Design-Objective 8: Design vehicular entry points which provide a sense of arrival to Old Town and initiate the Old Town streetscape theme. Community Design-Objective 9: Protect the historic grid pattern in Old Town, specifically between First and Sixth Streets to maintain the historic character and pedestrian oriented nature of the streets. Explore opportunities to extend the grid pattern within the Moreno Road triangle. Community Design-Objective 10: Provide for a comfortable pedestrian environment by screening visually objectionable views such as outdoor storage areas, utility equipment, trash bins, roof-mounted equipment and loading areas. Community Design-Objective 11: Promote California Friendly Landscaping throughout the Old Town area to conserve water and to enhance building facades, storefronts and neighborhoods. Community Design-Objective 12: Enhance and promote the creation of enjoyable public spaces throughout Old Town through the placement of street furniture, landscaping, public art, and pedestrian oriented building design. Community Design-Objective 13: Provide signs consistent with the Public Signage Concept to guide tourists to important destinations and other points of interest in Old Town. Community Design-Objective 14: Remove existing wooden plank sidewalks and replace with stamped concrete to simulate wooden boardwalk and maintain the historical aesthetic along Old Town Front Street. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-7 Community Design-Policy 1: Develop mutually dependent streetscape standards, design guidelines, and urban standards to expedite design review through greater design detail and to ensure that future development acknowledges and appreciates the variety of Old Town’s existing historical buildings, provides a rich and varied character to the streetscape and enables a variety of individual expression in the design of future buildings. Community Design-Policy 2: Require compliance with the land use standards and consistency with the Design Guidelines section of the Old Town Specific Plan for all development projects in Old Town. Community Design-Policy 3: Establish and require compliance with signage design guidelines and standards that promote the pedestrianscale of the area and complement the varying architectural styles and building forms in Old Town. Community Design-Policy 4: Consider economic incentives for owners who wish to architecturally rehabilitate or refurbish Old Town storefronts in accordance with the design and streetscape guidelines of this Specific Plan. Community Design-Policy 5: Establish Front Street and Main Street as the “heart” of Old Town by creating a pedestrian oriented mixed-use core in this area through appropriate zoning and land use standards. Community Design-Policy 6: Encourage neighborhood commercial-type uses within the Residential/Limited Mixed-Use zoning district, such as a small grocery store or corner market, to support the residential uses in Old Town. Community Design-Policy 7: Encourage a mixture of 50 percent residential development and 50 percent commercial development within Old Town. Community Design-Policy 8: Encourage graffiti resistant materials whenever feasible. Community Design-Policy 9: Eliminate overhead utility lines throughout Old Town in accordance with Ordinance 04-02. Community Design-Policy 10: Require compliance with the Water Efficient Landscape Ordinance and encourage the use of native landscape materials that are clean, safe, drought tolerant and wind resistant. Community Design Policies II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-8 2. Sustainable Development Sustainability is related to the overall quality of life in a community. Sustainability does not have one definition; however the general concept of sustainability involves the ability to meet the needs of the present without compromising the ability of future generations to also meet their own needs. Sustainability focuses on three components: the natural environment, the social connectedness among people, and the economic and financial prosperity of a community. The benefits of sustainability are threefold and positively impact the environment, the economy and society. Sustainable Development-Objective 1: Ensure that all policy decisions have positive implications for the long-term sustainability of the Old Town area. Sustainable Development-Objective 2: Ensure that the protection, preservation and restoration of the natural environment are mutually dependent on economic health and social equity. Sustainable Development-Objective 3: Recognize the connection between the residents of Old Town and the local, regional, national and global communities. Sustainable Development-Objective 4: Promote community awareness, responsibility, participation and education as essential elements for establishing a sustainable community in Old Town. Sustainable Development-Objective 5: Prioritize key issues related to sustainability in Old Town and balance the costs and benefits associated with sustainable measures and practices. Sustainable Development-Objective 6: Strive to reduce energy use and support the use of clean, renewable energy sources in Old Town. Sustainable Development-Objective 7: Encourage the construction of green buildings in Old Town. Sustainable Development-Objective 8: Protect water resources and use water wisely. Sustainable Development-Objective 9: Protect indoor and outdoor air from contamination sources and reduce greenhouse gas emissions. Sustainable Development-Objective 10: Reduce waste by using natural resources wisely. Sustainable Development-Objective 11: Improve mobility for all modes of transportation in Old Town. Sustainable Development-Objective 12: Encourage passive and active public open spaces and protect existing passive and active open spaces within the Old Town area. Sustainable Development Goal Promote sustainability and sustainable development by using local resources effectively and efficiently, safeguarding human health and the environment, maintaining a healthy and diverse economy, and improving the livability and quality of life in Old Town. Sustainable Development Objectives What is Sustainability? Sustainability is the ability to meet the needs of the present without compromising the ability of future generations to meet their own needs. Sustainability benefits the community, the economy and the environment. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-9 Sustainable Development-Policy 1: Promote the long-term sustainability of the Old Town area by encouraging energy and water conservation measures and practices that result in healthy indoor air quality. Sustainable Development – Policy 2: Encourage the use of renewable energy such as, but not limited to solar panels and photovoltaic systems, compact florescent light bulbs, HVAC duct sealing, efficient shower heads and low flow toilets, water efficient landscaping and irrigation, and other green technologies/measures for all new development projects in Old Town. Sustainable Development-Policy 3: Support the use of the latest technologies and advancements in sustainable development and sustainable practices. Sustainable Development-Policy 4: Ensure that all development and future construction in the Old Town area comply with the Sustainability Plan and Climate Action Plan adopted by the City. Sustainable Development-Policy 5 Construct and certify the Civic Center building in Old Town to a “LEED Silver” certified level and ensure that all new municipal buildings in Old Town comply with the City’s adopted Municipal Green Building Policy which requires all new municipally owned buildings to be built to the LEED Certified level (Resolution No. 08-74). Sustainable Development-Policy 6: Encourage the incorporation of various green building measures and technology into construction projects when economically feasible. What is “green building?” Green building is an integrated “whole-systems” approach to the design, construction and operation of buildings. Green building incorporates a number of sustainable principles such as water and energy conservation, waste reduction, the use of renewable energy, indoor air quality measures that result in health benefits, and the overall reduction of greenhouse gas emissions. Sustainable Development Policies II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-10 Sustainable Development-Policy 7: Promote resource efficient and healthy buildings by encouraging the use of no/low VOC (volatile organic compounds) building materials, the use of recycled building materials or recycled content, pre-wiring for PV systems, HVAC tight duct protocols, and other green building measures, including the proper site design and layout to promote energy efficiency and the use of natural light/shade opportunities to reduce operating costs. Sustainable Development-Policy 8: Require that all development in Old Town demonstrate compliance with the City’s Water Efficient Landscape Ordinance. Protect water quality by encouraging the use of various Best Management Practices (BMPs), encourage opportunities for indoor and outdoor water conservation measures by supporting the use of drought tolerant plants, the installation of efficient fixtures such as low-flow faucets, showerheads and toilets, and other water saving devices or methods. Sustainable Development-Policy 9: Reduce greenhouse gas emissions by encouraging the expansion of an efficient multi-modal alternative transportation and trail network to support mobility in the Old Town area. Sustainable Development-Policy 10: Promote and expand recycling opportunities by continuing to implement the residential recycling program in Old Town neighborhoods, encourage commercial recycling, maintain the Temecula Community Services District (TCSD) Construction and Demolition Debris (C & D) waste recycling program in Old Town for all construction projects, and expand opportunities for additional recycling programs. Sustainable Development-Policy 11: Encourage public open spaces throughout Old Town and require multi-use trail connections, pedestrian pathways and paseos from future development projects to Murrieta Creek. Sustainable Development-Policy 12: Support the concept of “Smart Growth” and encourage mixed-use and Transit Oriented Development (TOD) where feasible and appropriate. Sustainable Development-Policy 13: Encourage safe and effective bike and pedestrian circulation and access, and promote walkability and connectivity within Old Town through appropriate development standards, incentives and requirements. Sustainable Development-Policy 14: Encourage opportunities for Community Gardens in the residential areas of Old Town that reflect the unique character of the community. Development in Old Town is encouraged to implement the principles of “smart growth.” This concept supports alternative transportation opportunities, walkability and community health. Connecting future development with bike lanes, multi-use trails and transportation opportunities results in the reduction of greenhouse gas. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-11 3. Animating the Public Realm Streets, sidewalks, parks and other public places unite our community; they are places where people meet and mingle, where community members bond and connect, and where children play. The quality and character of the public realm in Old Town will play a vital role in bringing people together. The ease, safety and vitality of public places will impact how pedestrians experience Old Town. Animating the Public Realm-Objective 1: Provide for comfortable pedestrian corridors, alleyways, and walking zones by providing wide sidewalks, integrated street trees planted next to the curb and incorporate appropriately placed street furniture and public art displays in Old Town. Animating the Public Realm-Objective 2: Improve existing public open spaces and create new public open spaces and gathering areas in Old Town. Animating the Public Realm-Objective 3: Enhance the public realm by encouraging entertainment oriented uses within the downtown core and encouraging sidewalk cafes or open-air dining areas, and outdoor terraces or balconies above the first story. Animating the Public Realm-Objective 4: Promote the safety and walkability of the Old Town area by encouraging the installation of wide sidewalks along an urban street layout, providing well lit pedestrian pathways that are separated from vehicular traffic. Animating the Public Realm-Objective 5: Encourage large at-grade windows and front door entrances to help enliven the streets, provide visual interest for pedestrians, and create synergy within the Downtown Core District. Animating the Public Realm-Objective 6: Provide appropriately integrated pedestrian amenities such as street lighting, pedestrian seating, recycling and trash receptacles, bike racks, newsstands, landscaping and street trees into all public spaces in Old Town. Animating the Public Realm Goal To create vibrant public spaces within Old Town by designing the public realm to establish the pedestrian as the priority through an imaginative and walkable streetscape, connectivity and linkages to features such as public parks, plazas, public gathering areas, and Murrieta Creek, pedestrian scale signage and way-finders, the use of public art, and the continued availability of community events within Old Town to ultimately activate the public realm. Animating the Public Realm Objectives II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-12 Animating the Public Realm-Objective 7: Encourage connectivity and walkability throughout Old Town by linking sidewalks, alleyways, trails and paseos to public areas and open spaces including public parks, civic areas, public plazas and Murrieta Creek. Animating the Public Realm-Objective 8: Provide pedestrian scaled public signage including way-finders, public directory signs, and gateway signage in Old Town. Animating the Public Realm-Objective 9: Explore alternative transportation opportunities in Old Town to support the feasibility of transit oriented development. Animating the Public Realm-Objective 10: Utilize public art enhancements and displays to beautify the public realm. Animating the Public Ream-Objective 11: Promote the use of the civic plaza for public gatherings, outdoor concerts or festivals and other community events in Old Town. Continue holding city signature events such as the Rod Run, Bluegrass Festival, Street Painting Festival and other activities in Old Town. Animating the Public Realm-Objective 12: Preserve Old Town’s Gateway entry signs to mark the arrival into the district. Animating the Public Realm-Policy 1: Require compliance with the Old Town Circulation and Streetscape Standards and with the established Sidewalk Zones concept to ensure the design of wide sidewalks with minimum obstructions and maximum pedestrian comfort and walkability. Animating the Public Realm-Policy 2: Require that the placement of street trees and tree grates, street furniture, pedestrian seating areas, bus shelters, recycling and trash receptacles, newsstands and news racks, street lighting, mailboxes, utilities and public art comply with the Old Town Circulation and Streetscape Standards and established Sidewalk Zones concept to enhance the public realm in Old Town. Animating the Public Realm-Policy 3: Ensure that proposals for sidewalk cafes, outdoor eating areas and terraces comply with the requirements of Outdoor Dining/Sidewalk Furniture Guidelines and Supplemental/Special Use Standards. Animating the Public Realm-Policy 4: Develop appropriate zoning and land use standards that encourage entertainment oriented uses and development within the Downtown Core. Animating the Public Realm-Policy 5: Consider developing incentives that encourage the development of additional public gathering spaces and public plazas within the Old Town area. Animating the Public Realm Policies II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-13 Animating the Public Realm-Policy 6: As appropriate, require that new development projects provide pedestrian paseos, open spaces and other opportunities for connectivity and gathering spaces that connect and relate to the public realm. Animating the Public Realm-Policy 7: Continue to improve streets, parks, alleyways, trails, and other public spaces in accordance with the objectives and standards of this Specific Plan. Animating the Public Realm-Policy 8: Encourage public open spaces throughout Old Town and require multi-use trail connections, pedestrian pathways and paseos from future development projects to Murrieta Creek. Animating the Public Realm-Policy 9: Identify the appropriate areas for public signage locations, locations for public art, and directory and directional signage in relation to the pedestrian scale and public spaces in Old Town. Animating the Public Realm-Policy 10: Continue to hold and promote city signature events in Old Town to maintain maintain the vibrant atmosphere and enjoyment of the area by residents and visitors alike. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-14 4. Public Art Public Art-Objective 1: Enhance the public realm and pedestrian vitality of Old Town by encouraging art in public places and by creating an atmosphere that enriches the aesthetic character of the area. Public Art-Objective 2: Expand, cultivate and preserve a collection of diverse public art in Old Town that is reflective of Temecula’s historical heritage and diverse identity. Public Art-Objective 3: Encourage public art that can be experienced and enjoyed by people of all ages and backgrounds. Public Art-Objective 4: Encourage public art that responds to the challenge of climate change and promotes sustainability through the use of sustainable or recycled building materials and sustainable fabrication methods. Public Art-Objective 5: Cultivate a community identity in Old Town through the display of public art and promote economic vitality in the area by using public art displays to “brand” Old Town as a destination for cultural tourism. Public Art-Art-Objective 6: Utilize public plazas, gateways, trails, parks, alleyways, civic areas, streets and other public spaces to exhibit high quality works of art and ensure public access and enjoyment of such displays. Public Art-Objective 7: Develop or encourage the development of first-class venues for artistic production, performances, exhibits, displays and cultural education, and the cultivation of art in Old Town. Public Art-Objective 8: Encourage the development of artist live/work residential units and arts-related commercial including but not limited to art education facilities and studio space available for rent to cultivate a vibrant arts district in the heart of Old Town. Public Art-Objective 9: Facilitate the siting of, and programming for, a municipal art gallery, and promote the establishment of commercial art galleries in the Old Town area. Public Art-Objective 10: Seek funding opportunities that support Old Town’s art and cultural assets. Public Art Goal Create a dynamic sense-of-place and unique identity for Old Town by weaving art into the Old Town area, cultivating imaginative artistic expression, and promoting the display and placement of art in the public realm. Public Art Objectives This beautiful, brightly colored tile mural pictured above is called “A Children’s Wonderland.” It adds a colorful backsplash to a large wall surface at the Temecula Library. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-15 Public Art-Policy 1: Ensure the establishment, preservation and maintenance of a public art collection in the Old Town area by requiring compliance with the City’s Art Ordinance and the Art in Public Places Developer Guidelines. Public Art-Policy 2: Require that all public art displays in Old Town are granted approval by the Community Services Commission. Public Art-Policy 3: Identify appropriate public art sites throughout the Old Town area, including but not limited to parks, trails, civic plazas, and public buildings as a part of Public Works CIP projects, etc. Public Art-Policy 4: Establish and maintain zoning and land use standards and design guidelines that encourage cultural arts related uses/development in Old Town to promote Old Town as Temecula’s cultural arts district. Public Art-Policy 5: Establish city-owned and privately-owned art galleries to promote networking opportunities for artists and cultural heritage organizations and agencies. Public Art-Art-Policy 6: Explore opportunities and establish zoning and land use standards to allow for artist live-work space and artist housing in Old Town. Public Art-Policy 7: Promote the adaptive re-use of buildings in Old Town to encourage the development or redevelopment of arts related venues. Public Art-Policy 8: Analyze the possibility of incorporating cultural arts facilities or displays into appropriate municipal development projects in Old Town. Public Art Policies II. GOALS, OBJECTIVES AND POLICIES This historically relevant painted mural called “The History of Temecula” depicts an image of a train and is reminiscent of Temecula’s past as a productive boomtown. The arrival of the railroad into the area in 1882 marked an important time period for Temecula. This mural is located on the façade of a building located on Sixth Street in Old Town at the Old Town Temecula Bus Depot. City of Temecula -Old Town Specific Plan II-16 Public Art-Policy 9: Establish partnerships with public and private entities, such as the Temecula Valley Unified School District (TVUSD), Arts Council of Temecula Valley, Pennypickles-Temecula Children’s Museum, the Temecula History Museum, and the Old Town Temecula Theatre to facilitate arts education opportunities in Old Town. Public Art-Policy 10: Raise awareness and understanding of art in public places through education and community involvement in Old Town. Public Art-Policy 11: Develop a Cultural Heritage and The Arts Marketing Plan for the Old Town area. Public Art-Policy 12: Where feasible, incorporate community-based uses into the Old Town History Museum to support the arts, which may include use for visual arts exhibitions and classrooms and/or meeting and office space for nonprofit arts and cultural groups. II. GOALS, OBJECTIVES AND POLICIES This intricately crafted tile mosaic piece is appropriately named “Imagination” and is located in the Temecula Public Library. It evokes thought and promotes creativity for all visitors and those who observe its brilliance and beauty. City of Temecula -Old Town Specific Plan II-17 5. Land Use/Economics The health of the local economy in Old Town is directly related to the efficient use of land and resources within the Specific Plan area. Efficient and well thought-out land use patterns support economic health and impact the quality of life within a community. Old Town is envisioned to function as Temecula’s urban town center. It is a place known for its vitality, and is seen as a desirable place for people to live, work and play. Old Town’s economic strength is based upon its ability to attract and maintain a combination of specialty retail, restaurant and entertainment oriented uses, multi-and single-family residential housing opportunities, civic and cultural facilities, and adequate parking. Together they will preserve the area as Temecula’s vibrant downtown. Land Use/Economics-Objective 1: Maximize the economic development potential of Old Town through well defined land use districts, and encourage a balanced mix of land uses that provide a sound economic base. Land Use/Economics-Objective 2: Encourage a broad range of land uses in Old Town that provide a diverse mix of commercial, office, and mixed-use development and a suitable and diverse inventory of residential housing opportunities to support the varied needs of the community, attract employment, and promote business opportunities to ultimately improve the jobs/housing balance. Land Use/Economics-Objective 3: Upgrade underutilized parcels that are currently functioning at less than their market potential and encourage their highest and best use. Land Use/Economics-Objective 4: Through economic development activities and incentives, focus on attracting new commercial, retail and office uses to Old Town which will add to the unique character and economic vitality of the area, while retaining existing development and businesses. Land Use/Economics-Objective 5: Promote and recognize Old Town’s potential as a “24-hour” destination by attracting a mix of daytime and nighttime uses into the area, including restaurants, commercial retail uses, hotels and residential development. Land Use/Economics Goal Establish Old Town as the focal point for social, cultural, and civic activities, continue to promote local tourism opportunities and attractions that will continue to transform Old Town into a premier southern California destination, and strengthen the existing economic base by implementing strategic and broad-range land use and economic development planning programs that result in an efficient, well-balanced community, a strong market potential in Old Town, and a sound fiscal foundation for the future. Land Use/Economics Objectives II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-18 Land Use/Economics-Objective 6: Recognize the significant economic benefits of dispersing public open spaces such as parks, plazas, trails, paseos, linear parks and landscaped areas throughout Old Town, and acknowledge the importance of connecting these public open spaces to surrounding commercial, residential, civic, and mixeduse developments. Land Use/Economics-Objective 7: Recognize the importance of supporting land uses, businesses, and local commerce with a well-connected multi-modal transportation network which includes: alternative transportation infrastructure, multi-use trails, bikeways, streets, alleys, and sidewalks. Land Use/Economics-Objective 8: Encourage projects located within the Residential/Limited Mixed-Use District in Old Town to include both residential and neighborhood commercial oriented uses when appropriate and compatible with surrounding uses and development in the area. Land Use/Economics-Objective 9: Encourage projects within the Downtown Core to include residential units constructed above the specialty retail/commercial oriented uses on the ground floor. Land Use/Economics-Objective 10: Encourage a mix of densities, housing types, and the concentration of a residential population in Old Town to support the surrounding commercial uses and businesses. Land Use/Economics-Objective 11: Encourage shared parking facilities in Old Town and promote the construction of parking structures, podium parking, subterranean parking, or other appropriate parking facilities as necessary to support local businesses and development. Land Use/Economics-Objective 12: Recognize the importance of logical planning policy, well thought out urban design, and the community’s quality of life, and how they relate to, and are mutually dependent upon, private economics including market demand and market feasibility. Land Use/Economics-Objective 13: Recognize and take advantage of market strengths including the rapid growth and significant investment in Old Town. Remain cognizant of the changing demographics of the population and how this impacts the needs of the community and the economic market. Remain aware of the rising land values and shrinking inventory of vacant land in Old Town, and pursue opportunities that have the potential to strengthen the local economy. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-19 Land Use/Economics-Policy 1: Pursue an “Old Town Branding and Marketing Plan” to support and maintain a healthy local economy in Old Town and encourage future economic development. Land Use/Economics-Policy 2: Implement regulations that promote pedestrian oriented plazas, courtyards and other open space. Land Use/Economics-Policy 3: Encourage active retail commercial uses and highquality residential uses in the Downtown Core District of Old Town. Land Use/Economics-Policy 4: Implement urban development standards and design guidelines that clearly define the design expectations for new development in the Old Town area. Land Use Economics-Policy 5: Ensure compatibility between both existing and new commercial uses, and existing and new residential uses. Land Use Economics-Policy 6: Require well-designed and well-integrated land uses by emphasizing the importance of land use compatibility and sensitivity to nearby businesses and to residential uses within, and adjacent to, commercial districts in Old Town. Land Use/Economics-Policy 7: Discourage land uses such as automotive sales, service and repair, fast food drive-thrus, and mini marts in Old Town. Land Use/Economics-Policy 8: Establish assistance programs to aid property and businesses owners with property improvements that further the implementation of the goals, objectives and policies of the Old Town Specific Plan. Land Use/Economics-Policy 9: Recognize and market Old Town as an ideal location for boutique hotels, bed and breakfast establishments, conference hotels and hotel/tourist oriented support uses, by implementing the Hotel Overlay in the Downtown Core. Land Use/Economics-Policy 10: Promote and pursue opportunities to co-market Old Town and wine country. Land Use /Economics-Policy 11: Use redevelopment powers and opportunities as a tool to enhance and encourage development and promote the revitalization of older commercial areas in Old Town. Land Use/Economics-Policy 12: Establish land use and development guidelines that encourage land uses that will support and promote both daytime and nighttime activity in Old Town. Land Use/Economics-Policy 13: Encourage nighttime oriented uses of projects while also being sensitive to nearby businesses and to residents living in the Old Town area. Land Use/Economics-Policy 14: Recognize that new residential housing opportunities and the presence of a concentrated residential population in Old Town is essential to expanding the retail and economic base. Land Use/Economics Policies II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-20 Land Use/Economics-Policy 15: Develop land use standards that require ground floor retail and restaurants along Main Street, Old Town Front Street, and near the civic center. Land Use/Economics-Policy 16: Recognize the importance of adequate parking facilities in Old Town to support the mix of residential and commercial land uses and varying intensities of development. Land Use/Economics-Policy 17: Take advantage of shared parking opportunities, resources, and the civic center parking garage. Land Use/Economics-Poli cy 18: Develop land use and development standards and guidelines that encourage tuck under parking, as opposed to at-grade building adjacent parking lots, for multi-family residential, commercial and mixed-use development projects. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-21 Land Use/Economics-Policy 19: Establish land use districts, land use designations and zoning in Old Town that will attract development opportunities and uses that will result in the establishment of a self contained downtown community and local economy, complete with uses that provide and attract well-paying jobs, diverse and reasonably priced housing opportunities, and community amenities such as nearby open spaces and outdoor recreational facilities, restaurants, shopping opportunities and entertainment venues that are supported by a multi-modal transportation network. Land Use/Economics-Policy 20: Identify multi-modal alternative transportation opportunities in Old Town and encourage the development of high quality mixed-use and transit oriented development that will make the expansion of the alternative transportation network feasible, and make business enterprises in Old Town more viable and accessible to consumers in the immediate and surrounding communities. Land Use/Economics-Policy 21: Provide and maintain a high-quality of life in Old Town to attract a highly-prized, talented, and productive workforce and improve the job/housing balance. Promote the concept of a self-contained downtown community and local economy in Old Town, where high-paying jobs and affordable housing are available in close proximity to one another, allowing for residents to live, work and play locally, resulting in the support of the local economy and tax base of the city. Land Use/Economics-Policy 22: Pursue funding opportunities to construct and maintain new directory signage, new directional way finding signage, and City Sponsored Special Event/light pole banner signage in Old Town. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-22 6. Housing Renaissance The revitalization efforts and recent development boom in Old Town has resulted in a re-awakening of the area that is desirable to sustain in the future. This growth has brought new life into this historic downtown area, as well as within the surrounding neighborhoods, and has sparked an interest for the development of more residential and mixed-use development in Old Town. Accommodating neighborhoods and residents in Old Town, and providing the quality of life that is expected by residents, means ensuring the construction of public spaces such as parks and trails in Old Town, maintaining pedestrian-friendly streets, and providing a range of housing opportunities that meet the diverse needs of the community. It also means demanding the high quality development of neighborhoods and convenient neighborhood commercial oriented uses that support the needs of the nearby residents. Housing Renaissance-Objective 1: Encourage an even mix (50/50) of commercial and residential development in the Old Town area. Housing Renaissance-Objective 2: Promote the construction of mixed-use development that includes a residential component in the Downtown Core and Residential/Limited Mixed-Use Districts. Housing Renaissance-Objective 3: Encourage the development of community facilities such as public and private parks, trails, recreational amenities and civic plazas to support the surrounding neighborhoods. Housing Renaissance-Objective 4: Require the establishment and preservation of pedestrian-friendly streets, sidewalks and trails that provide a comfortable and convenient pedestrian experience for residents in the area. Housing Renaissance-Objective 5: Encourage pedestrian and bicycle connectivity and access from the Neighborhood Residential and Residential Limited Mixed-Use areas into the Downtown Core and Civic Districts. Housing Renaissance-Objective 6: Encourage and promote the development of a wide array of housing types and housing opportunities to accommodate the diverse needs of the community. Housing Renaissance Goal Encourage historically relevant and high-quality housing opportunities for a diverse range of needs and encourage commercial land uses that support the surrounding neighborhoods while improving the overall residential livability of Old Town. II. GOALS, OBJECTIVES AND POLICIES Housing Renaissance Objectives City of Temecula -Old Town Specific Plan II-23 Housing Renaissance-Objective 7: Consider offering incentives to developers that designate a portion of their project as low or moderate income housing and recommend the dispersion of low and moderate income housing throughout various projects in the Old Town area. Housing Renaissance-Objective 8: Maximize housing opportunities by promoting efficient use of land and resources. Housing Renaissance-Objective 9: Preserve the historic and unique character of Old Town by ensuring that new residential development, remodels and additions exhibit the highest standards of authentic architecture and urban design in context with development in Temecula from the 1880s-1940s time period. Housing Renaissance-Objective 10: Encourage gated openings at the end of trails and culde-sacs to connect neighborhoods to the public realm, thereby avoiding dead-end walkways and providing pedestrian connectivity throughout Old Town. Housing Renaissance-Policy 1: Establish zoning and development standards that promote the 50/50 mix of commercial and residential development in the Old Town Area. Housing Renaissance-Policy 2: Establish zoning and land use standards that encourage neighborhood commercial and residential-serving land uses to support the presence of residents in the Old Town area. Housing Renaissance-Policy 3: Establish zoning and development standards that produce high-quality residential development projects that are sensitive to the historical character of Old Town. Require that all residential development projects, including remodels, adhere to the Old Town Design Guidelines and urban standards to sustain an eclectic mix of historically relevant architectural styles. Housing Renaissance-Policy 4: Promote the walkability and connectivity of neighborhoods and residences by requiring that all residential development projects provide walkways/bikeways and pedestrian/bicycle access to Murrieta Creek and to public areas such as parks, trails, sidewalks, streets and paseos. Encourage Encourage the provision of openings or gated openings at the end of trails and cul-de-sacs to connect neighborhoods and residences to the public realm and to avoid dead-end walkways and trails. II. GOALS, OBJECTIVES AND POLICIES Housing Renaissance Policies City of Temecula -Old Town Specific Plan II-24 Housing Renaissance-Policy 5: Continue to partner with non-profits, such as Habitat for Humanity, private housing developers, and public agencies to facilitate the production of a range of affordable housing, live-work spaces, and low and moderate income housing. Housing Renaissance-Policy 6: Partner with the Temecula Redevelopment Agency to target expenditures of set-aside funds for housing production and economic re-investment, including land assembly, new programs and other housing strategies to increase housing opportunities to serve the diverse needs of the community. Housing Renaissance-Policy 7: Maintain the first-time home buyer program through the Redevelopment Agency and promote this program to help support home ownership in Old Town. Housing Renaissance-Policy 8: Require adequate lighting to improve pedestrian safety and require the placement of buildings on a lot in such a manner that keeps the “eyes on the street” to promote the security and well-being of residents in the Old Town area. Housing Renaissance-Policy 9: Discourage the accumulation of low and moderate income housing projects in one geographic area of Old Town by encouraging developers to designate a portion of their units as low or moderate income housing units throughout the Old Town area. Housing Renaissance-Policy 10: Maintain an inventory of vacant or under-utilized parcels in Old Town and provide the inventory to interested developers in conjunction with information on available development incentive programs. Housing Renaissance-Policy 11: Consider various incentives such as reducing parking requirements, reducing the landscaping requirements, increasing building heights, and modifying the setback requirements for low and moderate income housing units to reduce developer burdens. Housing Renaissance-Policy 12: Develop a strategy to market residential reuse opportunities on deteriorating commercial properties. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-25 7. Mobility and Transportation Old Town is envisioned to develop as a pedestrianfriendly, vibrant downtown. The activity that is expected to occur by those biking, walking and getting around the area requires that the entire right-of-way in Old Town be oriented toward the safety and comfort of the pedestrian, while concurrently encouraging the use of transit. These principles, as well as the anticipated increase in activity in the Old Town area, require that the streets become less auto-oriented and more pedestrian and people oriented. Through this concept, the “streets” have taken on a whole new meaning. Streets are no longer places designated primarily for the fast-paced, high volume movement of cars, trucks and other motorized vehicles; the concept of a “street” has now been expanded to include the safe, efficient movement of all pedestrians -including young school age children, elderly citizens, and those with disabilities. The new concept of a “street” not not only includes facilities that support the pedestrian experience and encourage walkability and mobility for all, but also include facilities that support the transit user and promote the use of alternative modes of transportation. This new concept of a “street” creates more livable neighborhoods and promotes community health by accommodating all users. “Streets” now include bike ways for bicyclists, wide sidewalks for pedestrians, as well as trolley and bus routes for transit users. These complete “streets” and related multi-modal transportation networks link the people and places in Old Town to surrounding communities, and connect surrounding communities to Old Town. The transportation and circulation network in Old Town is made up of a clear grid pattern of streets, alleyways and sidewalks. It is also supported by a secondary, but equally important, network of multi-use trails, bikeways, paseos, and other pedestrian oriented pathways. This intricate transportation network is intended to support not only the circulation and access of motorized vehicles, but is also expected to provide safe, comfortable and logically planned pedestrian facilities that enable mobility for those exploring Old Town by bike, on foot, or by other means, such as a wheelchair. The “streets” in Old Town are intended to provide safe pathways to and from alternative modes of transportation, such as a bus or trolley stops, and to provide safe routes to school for all children living in and around the Old Town area. The “streets” in Old Town are also intended to offer secure, convenient and walkable routes to neighborhood conveniences, parks and open spaces, and support those that live, work and play in the Old Town area. II. GOALS, OBJECTIVES AND POLICIES What is walkability? Walkability in a community is achieved through an equal balance between the needs of cars and the needs of all pedestrians. Walkable communities acknowledge the importance between land use patterns and the associated multi-modal transportation network – there is an understanding that land use and transportation are mutually dependant, and their relationship must be carefully balanced to attain a walkable community. Walkable communities are often compactly designed and include an efficient network of traffic calmed streets supported by, and connected to, an alternative transportation network of bus routes, alleyways, trails, bike routes and sidewalks, which in turn are supported by appropriate land use patterns. Walkable communities are livable and healthy communities. They reduce greenhouse gas emissions by reducing vehicle trips, promote a more active lifestyle, encourage social interaction and community cohesiveness, and facilitate convenience because most daily needs can be satisfied within a short walk or bike ride. Mobility and Transportation Goal Achieve an equal balance between the needs of cars and people in Old Town and ensure that the “streets” accommodate all users including pedestrians of all ages, cyclists, alternative transportation modes and cars, recognize that the circulation network includes the streets, alleyways, sidewalks, multi-use trails, paseos, and other pathways that support the transit network and the movement of people in Old Town and acknowledge that land use, housing and the transportation network are mutually dependent and their careful balance supports efficient mobility. City of Temecula -Old Town Specific Plan II-26 Mobility and Transportation-Objective 1: Ensure that Old Town is pedestrian friendly and easily walkable for all users by requiring that the sidewalks and streets accommodate those traveling by foot, bike or other means. Mobility and Transportation-Objective 2: Ensure that the pedestrian network of sidewalks, paseos, and trails support and connect to the transit network in Old Town. Mobility and Transportation-Objective 3: Support the concept of “Smart Growth,” mixed-use, and Transit Oriented Development (TOD) in Old Town to expand the availability and feasibility of alternative transportation opportunities in the area. Mobility and Transportation-Objective 4: Ensure connectivity and access throughout Old Town to promote walkability. Mobility and Transportation-Objective 5: Recognize the relationship between land use, housing, and the circulation network in Old Town. Mobility and Transportation-Objective 6: Recognize that the streets, sidewalks, trails and bikeways are all part of the transportation network in Old Town. Mobility and Transportation-Objective 7: Work closely with RTA to provide safe, comfortable and attractive transit stops to reduce auto dependency and increase transit ridership. Mobility and Transportation-Objective 8: Promote the concept of “complete streets” in Old Town to make mobility and pedestrian access for all users a priority for the area. Mobility and Transportation-Objective 9: Seek additional funding opportunities to support the Trolley, and/or other transit opportunities in Old Town. Mobility and Transportation-Objective 10: Strive to make Old Town more walkable so that walking or biking is the mode of choice for short trips. Mobility and Transportation-Objective 11: Recognize that providing a safe walking and biking environment is an essential part of improving public mobility and alternative transportation in Old Town. Mobility and Transportation-Objective 12: Consider a provision for a vehicular/pedestrian creek crossing at Sixth Street, a “pedestrian only” bridge crossing at Third Street, and consider a provision for a pedestrian bridge from Moreno Road over Interstate-15 to Rancho Highlands located to the east. II. GOALS, OBJECTIVES AND POLICIES What is Transit Oriented Development (TOD)? Transit Oriented Development, or “smart growth,” is a planning principle that recognizes the mutual dependence between land use planning and mobility planning which results in development that is efficient and convenient by supporting the movement of people by transit, foot, bicycle or other means. Transit oriented development normally includes a mix of land uses including residential development, neighborhood commercial-type uses and employment in close proximity to multi-use trails and transit stops. Mobility and Transportation Objectives City of Temecula -Old Town Specific Plan II-27 Mobility and Transportation-Policy 1: Maintain the existing historic streets and alleys grid pattern in Old Town and seek opportunities to enhance the existing circulation network with pedestrian friendly and bicycle oriented connections. Mobility and Transportation-Policy 2: Expand the existing road network at Sixth Street, Main Street and First Street southwest of Old Town Front Street to reach Pujol Street and the future western bypass. Mobility and Transportation-Policy 3: Ensure that the streets in Old Town enable safe and efficient mobility and access for all users including pedestrians, bicyclists, motorists, transit riders, and those of all ages including children and elderly citizens, and those with disabilities or impairments. Mobility and Transportation-Policy 4: Adopt a “Complete Streets” policy (AB 1358) for Old Town. Mobility and Transportation-Policy 5: Require coordination between Planning, Public Works and local transportation agencies to promote the expansion of transit opportunities in Old Town. Mobility and Transportation-Policy 6: Require coordination between Planning, Public Works and local transportation agencies to determine the appropriate location of additional transit stops in Old Town. Transit stops should be located near major activity nodes, employment and population centers. Mobility and Transportation-Policy 7: Require facilities that provide pedestrian safety and comfort including bus shelters, and shade trees at all transit stops. Mobility and Transportation-Policy 8: Require that all projects in Old Town comply with the Circulation and Streetscape Standards contained in Chapter IV.H of this Specific Plan. Mobility and Transportation-Policy 9: Require that all projects in Old Town reflect the desired pedestrian scale of the area through appropriate building design, layout and connectivity to adjacent trails, paseos, sidewalks and other pedestrian oriented travel-ways including Murrieta Creek. Mobility and Transportation-Policy 10: 10: Develop land use standards and design guidelines that ensure walkability and require pedestrian connectivity to transit stops, multi-use trails, open space, parks, and other nearby pedestrian oriented facilities. Mobility and Transportation-Policy 11: Continue to pursue funding to ensure the completion of the multi-use trail network and improvements associated with the Murrieta Creek Improvement Project. Mobility and Transportation-Policy 12: Pursue opportunities to connect trails, bikeways and sidewalks where missing connections exist in Old Town. II. GOALS, OBJECTIVES AND POLICIES Mobility and Transportation Policy City of Temecula -Old Town Specific Plan II-28 Mobility and Transportation-Policy 13: Require the placement of pedestrian amenities that ensure the safety and comfort of the pedestrian such as street trees, bus shelters and bus signage, adequate lighting, clearly marked crosswalks, bikeways and trails, bike racks and other amenities as appropriate. Mobility and Transportation-Polic y 14: Encourage pedestrian activity by constructing pedestrian crossings at Sixth Street (pedestrians and vehicles) and Third Street (pedestrians only) as consistent with the mitigation contained in the Traffic Impact Analysis dated December 16, 2009. Mobility and Transportation-Policy 15: Require the installation of traffic roundabouts at Old Town Front Street and Moreno Road (south) and at Old Town Front Street and Mercedes/First Street/Santiago Road. Additionally, install various traffic calming measures in Old Town, as warranted, depending on the future growth and activity in the area. Consider the following traffic calming methods including speed tables/raised intersections and designated/marked crosswalks. Mobility and Transportation-Policy 16: Provide additional crosswalks, or enhanced crosswalk treatments at key intersections such as near transit stops, major shopping and entertainment areas, and adjacent to the civic center and civic center parking structure. Mobility and Transportation-Policy 17: Avoid dead-end walkways by encouraging gated openings at the end of trails, cul-de-sacs, paseos and courtyards to connect adjacent residential neighborhoods to the Downtown Core and Residential/Limited Mixed-Use District. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-29 8. Parking Management Efficient parking management in Old Town will ensure the most resourceful use of existing parking facilities and improve the quality of the experience for those who may visit the Old Town area. Ensuring that safe and adequate parking is provided in Old Town will support accessibility to local businesses, sustain local commerce, create a more pedestrian oriented environment, and prove to have environmental benefits if drivers do not have to circle the block to find an open parking space. The “park once” parking management strategy will also promote more pedestrian movement in the area by encouraging people visiting Old Town to park only one time and explore multiple businesses by foot. The Old Town Temecula Parking Management Strategy will provide the policy guidelines to incrementally phase in a myriad of parking management strategies over time to ensure that adequate parking is provided as Old Town grows and develops to build-out. Parking Parking Management-Objective 1: Pursue a “Park Once” strategy in Old Town and implement strategies that encourage people who visit Old Town to park one time and visit multiple businesses. Parking Management-Objective 2: Encourage shared parking and consider developing incentives to promote shared parking when a use or development project is required to provide private parking facilities in Old Town. Parking Management-Objective 3: Encourage, but not require, private parking where the need is determined to be significant due to a unique land use or the unique characteristics of a given development project. Parking Management-Objective 4: Make better use of existing parking in Old Town and incrementally add parking facilities as necessary. Approach parking in Old Town holistically and exhaust all parking demand management options before investing in additional parking facilities, including additional parking garages. Parking Management-Objective 5: Utilize the recommended implementation programs and timeframes outlined in the Old Town Parking Management Plan. II. GOALS, OBJECTIVES AND POLICIES Parking Management Goal Incrementally facilitate parking strategies in Old Town in accordance with the Old Town Parking Management Plan by providing safe, adequate, and accessible parking throughout the area, and by ensuring that all parking facilities in Old Town support the safe movement of pedestrians and vehicles to adequately support the expansion of local commerce. Parking Management Objectives City of Temecula -Old Town Specific Plan II-30 Parking Management-Objective 6: Provide clearly marked, easily identifiable, adequate and accessible parking facilities within an organized and consistent circulation system throughout the Old Town area. Parking Management-Objective 7: Redirect local through traffic vehicular trips away from Old Town Front Street onto the future western bypass road. Parking Management-Objective 8: Recognize the importance of developing and maintaining parking information programs related to parking facilities and parking availability in Old Town. Parking Management-Objective 9: Ensure that the merchants and business owners have a vested interest in the establishment of a Commercial Parking Benefit District and in ensuring that there is sufficient parking in Old Town. Update the parking management plan regularly to ensure that the parking strategies are being implemented in a timely manner and as consistent with the overall occupancy, growth and demand in Old Town. Parking Management-Policy 1: Ensure that the future growth of Old Town coincides with the strategies, implementations and recommendations contained in the Old Town Parking Management Plan (Section VI. D) Parking Management-Policy 2: Prepare parking utilization studies annually and incrementally and incrementally institute parking time limits in high parking demand areas when parking space occupancy reaches 85 percent. Parking Management-Policy 3: Pursue the implementation of near-term (1-2 years) parking management strategies, as outlined in the Old Town Parking Management (Section VI .D) including setting parking time limits on Old Town Front Street, developing informational programs, and establishing a Commercial Parking Benefit District in Old Town. Parking Management-Policy 4: Once parking time limits are implemented, review these parking limits every 2 years to determine if a modification in the hourly limits should be implemented. Parking Management-Policy 5: Once occupancy thresholds are reached, as outlined in the Old Town Parking Management Plan (Section VI.D), pursue implementation of mid-term (3-10 years) parking management strategies including expanding parking time limits beyond Old Town Front Street, beginning the first phase of parking charges for spaces along Old Town Front Street, and beginning the design and construction of additional parking garages once all other strategies have been implemented. Parking Management Policies II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-31 Parking Management-Policy 6: Analyze and establish parking performance benchmarks to guide the incremental implementation of parking charges in Old Town. Parking Management-Policy 7: Once occupancy thresholds are reached, as outlined in the Old Town Parking Management Plan (Section VI.D), pursue implementation of long-term (10+ years) parking management strategies which include expanding public parking facilities through the design and construction of a second parking garage, and expanding the phased implementation of parking charges beyond Old Town Front Street. Parking Management-Policy 8: Develop an Old Town Parking Webpage that includes information on parking facility locations, the cost of parking, hours of operation and nearby transit facilities in Old Town as a part of a public outreach program. Parking Management-Policy 9: Develop and maintain an informational map to be included on the Old Town Parking Webpage, on marketing brochures, and Old Town Directory Signs, showing the location of parking within Old Town and update the map as additional parking information and facilities come on-line. Parking Management-Policy 10: Maintain informational signs at each entrance into Old Town that list the location of major public parking facilities including the civic center parking garage. Parking Management-Policy 11: Draft and adopt a Commercial Parking Benefit District Ordinance to establish the boundaries, duties and organization of the parking district in Old Town. Require that all decisions of the district are subject to final approval by the City Council. Parking Management-Policy 12: Require that revenues from parking charges are used to fund parking facilities and also ensure that the revenues are reinvested into Old Town to pay for parking facility maintenance and streetscape improvements and maintenance. Parking Management-Policy 13: Consider charging for parking in public garages only after charges have been established for on-street parking spaces in Old Old Town. Parking Management-Policy 14: Consider variation in parking charges through discounted employee parking passes and validation coupons to allow for local businesses to reduce the costs of parking to customers and employees. Parking Management-Policy 15: Consider purchasing private parking spaces or leasing existing private parking spaces from willing property owners to add to the shared public parking supply. Parking Management-Policy 16: Encourage that private parking lots be made available for public use outside the dedicated time period needed by the owner or specific use. Shared parking shall be allowed through the recordation of a shared parking agreement which clearly shows there is no conflict in the hours of operation between the parties involved in the agreement. Parking Management-Policy 17: Provide adequate parking identification signs for all public parking areas not directly visible from the street. Parking Management-Policy 18: Require that parking is provided as consistent with the Old Town Specific Plan Land Use and Urban Development Standards. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-32 Parking Management-Policy 19: Utilize landscape and hardscape design features to soften parking and pedestrian areas for new and existing development and public parking lots. Parking Management-Policy 20: Encourage the efficient use of alleyways and rear building entrances to minimize the necessity for access to parking facilities off primary and secondary streets. Parking Management-Policy 21: Provide adequate parking and parking facilities at the north and south end of Old Town. Parking Management-Policy 22: Prohibit unscreened parking lots and public parking facilities directly adjacent to the street and along Murrieta Creek. Architectural integration of parking facilities combined with appropriate screening methods such as the use of landscape buffering techniques shall be utilized to screen and soften parking facilities in Old Town. Parking Management-Policy 23: Require that all parking garages in Old Town be architecturally compatible with the surrounding surrounding development and require the screening and softening of these structures through architectural features and/or heavy landscaping where appropriate. Parking Management-Policy 24: Consider designating truck routes and weight limits for streets in Old Town. II. GOALS, OBJECTIVES AND POLICIES As required by the Old Town Temecula Parking Management Strategy, parking facilities should be used in the most efficient manner possible and should serve various businesses from one lot. City of Temecula -Old Town Specific Plan II-33 9. Murrieta Creek Murrieta Creek and the neighboring hillsides provide a beautiful backdrop and serene setting for Old Town. The connection between the natural and the built environment heavily influences the character and ambiance of a community and Old Town’s future development will be shaped by its proximity and connection to Murrieta Creek. Murrieta Creek runs through the heart of Old Town, providing an active wildlife corridor at Old Town’s core and presenting the opportunity for a wildlife corridor to co-exist within an urbanized area. Murrieta Creek enhances the built environment in Old Town, provides a vital connection to nature and open spaces, and provides a natural recreational amenity to be enjoyed by all. In addition to the picturesque quality that Murrieta Creek brings to Old Town, it also supports a unique ecosystem which includes a variety of wetland species, plant life, sensitive habitat, and biological resources. Murrieta Creek provides a vital natural connection for wildlife movement and is an ideal place for residents and visitors to observe a variety of native plant and animal species and enjoy the natural environment. Murrieta Creek and its associated ecosystems have been identified as an area of “extremely high concern” by several resource agencies, including the U.S. Department of Fish and Wildlife Service and the U.S. Environmental Protection Agency. These agencies have indicated that Murrieta Creek is the last high quality, minimally disturbed Riverine environment in Southern California. Consequently, the preservation of Murrieta Creek and its compatibility with Old Town’s future development is essential to its maintenance as a vital ecological resource. It is also important to note that Murrieta Creek leads into the beginning of the Santa Margarita River system that is located just one mile downstream from Santiago Road. The Santa Margarita River is one of the last free flowing rivers in Southern California and it is home to 500 plant species, 236 bird species, 52 mammal species, 42 reptile species, 26 fish species, and 24 aquatic invertebrates. Murrieta Creek Goal Preserve Murrieta Creek’s existing ecosystems, restore degraded habitat and biological resources, promote Murrieta Creek as a natural recreational amenity and wildlife observation corridor, create a sense-of-connection between the natural and built environment in Old Town, and ensure adequate flood protection for all future development. As a part of Flood Control’s Murrieta Creek Improvement Project, over 160 acres will be planted with native riparian vegetation. This will provide habitat value to a number of critical species and preserve the ecosystem and biological resources of Murrieta Creek. II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-34 Murrieta Creek connects to Temecula Creek just short of the Santa Margarita River. The Santa Margarita River continues to flow west to the Pacific Ocean. Murrieta Creek and its associated ecosystems have been identified as an area of “extremely high concern” by several resource agencies. Murrieta Creek is the last high-quality, minimally disturbed riverine environment in southern California. The Santa Margarita River is pictured above. Murrieta Creek-Objective 1: Preserve Murrieta Creek’s existing ecosystem, including critical/sensitive habitat, biological resources, hydrological resources, and wildlife/plant species that are of “extremely high concern” to resource agencies and to the City. Murrieta Creek-Objective 2: Encourage the restoration of degraded habitat and ecological resources associated with Murrieta Creek and the surrounding open space areas. Murrieta Creek-Objective 3: Re-connect Murrieta Creek with Old Town’s urban downtown and residential core by establishing appropriate zoning and development standards that require connectivity from development projects in Old Town to the Murrieta Creek. Murrieta Creek-Objective 4: Utilize the creek as a natural amenity for all future development in Old Town. Murrieta Creek-Objective 5: Ensure that the future Murrieta Creek Environmental Restoration and Recreation Project improvements will be aesthetically compatible with the future vision for Old Town. Murrieta Creek-Objective 6: Coordinate improvement efforts with Riverside County Flood Control to secure funding sources for the project to ensure the completion of the Murrieta Creek Environmental Restoration and Recreation Project. Murrieta Creek-Objective 7: Reduce the threat of flood to the area and ensure adequate flood protection in Old Town to maintain the health, safety and welfare of the public. Murrieta Creek Objectives II. GOALS, OBJECTIVES AND POLICIES City of Temecula -Old Town Specific Plan II-35 Murrieta Creek-Policy 1: Work with state, regional and local non-profit agencies and organizations to preserve, protect and maintain the biological and ecological resources associated with Murrieta Creek. Murrieta Creek-Policy 2: Require that all new development projects exhibit consistency with the Riverside County Multi-Species Habitat Conservation Plan (MSHCP) and require biological assessments for new development projects, when necessary, to preserve Murrieta Creek’s ecological and biological resources. Murrieta Creek-Policy 3: Regulate or manage lands adjacent to or affecting Murrieta Creek as stipulated by the Regional Water Quality Control Board. Murrieta Creek-Policy 4: Increase pedestrian accessibility to Murrieta Creek by requiring an interconnected network of sidewalks, bike paths, pedestrian walkways, paseos, and multi-use trails between Murrieta Creek and development projects located in the Downtown Core and surrounding residential district. Murrieta Creek-Policy 5: Require that all projects adjacent to Murrieta Creek “front” the creek to encourage connectivity in Old Town and maintain walkability along the creek. Murrieta Creek-Policy 6: Maintain the channel walls of the creek in their natural state whenever possible by coordinating with Riverside County Flood Control, the Army Corp of Engineers, California Department of Fish and Game, and the San Diego Regional Water Quality Control Board, to accomplish the desired natural character of the Murrieta Creek improvements. Murrieta Creek-Policy 7: Ensure that the creek improvements incorporate living native plant materials which are indigenous to a watershed area and reduce the extent of undesired exotic species that would negatively impact Murrieta Creek’s ecosystem, Riverine environment and biological resources. Murrieta Creek-Policy 8: Encourage the placement of public art displays along the creek trails that promote the creek as an outdoor amenity and wildlife viewing area. Way-finders that are related to the wildlife or plant species associated with Murrieta Creek may be appropriate to “tell a story” along the adjacent trails or pathways. Murrieta Creek-Policy 9: Implement the City’s water quality program and require all new development projects in Old Town to implement water quality measures to eliminate pollutants and decrease the runoff from these projects in order to protect and enhance the water quality in Murrieta Creek and connected watersheds. Murrieta Creek-Policy 10: Require pedestrian oriented connections such as trails and plazas, and required pedestrian oriented amenities including seating and public wildlife viewing areas along Murrieta Creek as part of the normal development review process. Murrieta Creek Policies II. GOALS, OBJECTIVES AND POLICIES In January and February of 1993, Riverside County experienced severe storms which resulted in flooding in the Old Town area. The storm caused more than $10 million dollars in damages along Murrieta Creek. Flood Control’s Murrieta Creek Restoration and Recreation Project is intended to restore lost habitat, better protect Old Town from flooding, and provide a connection between nature and the built environment. The future Murrieta Creek Restoration project includes a trail network along the creek channel which will include recreational opportunities, wildlife viewing areas, and will provide Old Town residents and visitors a natural environment within the urban core. City of Temecula -Old Town Specific Plan II-36 (This page is left blank intentionally). II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-37 D. INFRASTRUCTURE This section of the Specific Plan contains information required by State Law on the infrastructure and utilities necessary to support development in this area. This information is intended to supplement the other standards and requirements identified in the Old Town Specific Plan. This section discusses public services including public park and recreation facilities, utility service for water, sewer/wastewater, drainage, electricity, natural gas, telephone and communication systems, solid waste disposal and the road network in Old Town. It identifies the existing capacity for all infrastructure systems and identifies the adequacy of infrastructure capacity at project build out. It also outlines the required implementation measures and objectives to ensure the infrastructure systems and utilities will be provided to support the future development in the Old Town Specific Plan area. Overall Infrastructure Goal: To maintain a comprehensive infrastructure system, including the roadway, alleyway and sidewalk network, various parks and recreational facilities, water, sewer and drainage systems, solid waste disposal services, electrical service and distribution network, natural gas service and distribution network, and communication network with adequate capacity to support the future development and redevelopment of the Old Town area. 1. Parks and Recreation Facilities The City of Temecula General Plan has a parkland standard of five acres of City-owned parkland per every 1,000 residents. The City has implemented a number of requirements to ensure the implementation of the acquisition of parkland as development occurs over time. The City acquires parkland through the implementation of the Quimby Act which requires the dedication of land or the payment of in-lieu fees by developers for residential development (or a combination of both) for parkland as a condition of approval for final tract or parcel maps. This ensures that developers will set aside property for the purposes of City-owned parks and recreational facilities. The Quimby Act will continue to be implemented as development occurs in the Old Town area. Additionally, the City has adopted a Development Impact Fee requirement to mitigate the cost of providing and expanding public facilities including public parks and recreation facilities. The City has also prepared a Master Plan of Parks and Recreation to comprehensively address the long-term recreation needs of residents. This plan will also support the development of park land in Old Town. There are currently two park facilities in Old Town: Sam Hicks Monument Park and the Civic Center Plaza. Sam Hicks Monument Park is located at the corner of and Moreno and Mercedes Street and is adjacent to the Temecula Museum. The park is situated on approximately two acres and includes a tot lot and children’s play area, picnic tables, and a gazebo. The Civic Center Plaza is located within the Main Street “U” west of Mercedes Street and immediately adjacent to the Civic Center. Additional open space will be provided by the Murrieta Creek Improvement Project. As discussed previously, the City’s General Plan has a parkland standard of 5.0 acres of usable City-owned parkland per 1,000 residents. However, this standard does not include special use facilities, natural open space, or trails. As such, the Murrieta Creek Improvement Project and Trail would not contribute towards the parkland requirement. In addition to Sam Hicks Monument Park and the Civic Center Plaza, a Boys and Girls Club facility is located just outside of the Old Town Specific Plan area at the corner of First and Pujol Streets. The design of an ancillary recreation facility adjacent to the existing Boys and Girls Club facility was underway when the Specific Plan was being prepared in 2010. It is anticipated that this new facility will include a gymnasium to support the existing Boys and Girls Club Facility. Due to it close proximity to the Old Town area this facility will likely support the residents in Old Town even though it is located outside the Old Town Specific Plan area boundaries. a. Park and Recreation Facilities Objective: Park and Recreation Facilities-Objective 1: To continue to implement the requirements of the General Plan and Quimby Act (in-lieu fee) to acquire and obtain parkland at a ratio of 5 acres of parkland for every 1,000 residents and provide the residents of Old Town high quality and adequate park and recreation facilities throughout the City. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-38 b. Park and Recreation Implementation: • The City shall continue to implement its standards for parkland dedication and development. The City requires the dedication of parkland and/or the payment of in-lieu fees for residential development projects and the payment of Development Impact Fees (DIF) for all new development. • The City will identify potential sites for additional park land and monitor demand for park land and facilities concurrent with development approvals, and prioritize potential parkland acquisitions, expansions, and improvements within the five year Capital Improvement Program, consistent with the adopted Parks and Recreation Master Plan. • The City shall 1) implement policies and standards of the Parks and Recreation and Multi-Use Trails and Bikeways Master Plans, including trail classifications, design standards, implementation mechanisms, and capital improvement programming; and 2) ensure that bike routes are provided or reserved concurrent with new development. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-39 2. Water System Rancho California Water District (RCWD) supplies most of the domestic and commercial water supply in Temecula. RCWD is a local, independent “special district,” which is defined by state law as “any agency of the state for the local performance of governmental or proprietary functions within limited boundaries.” To provide supplemental imported water RCWD was annexed in 1966 to the Eastern Municipal Water District (EMWD) and Metropolitan Water District (MWD). RCWD has approximately 940 miles of water mains, 36 storage reservoirs, one surface reservoir (Vail Lake), 47 groundwater wells and 40,000 service connections with service provided to approximately 120,000 people. RCWD’s natural sources of water include precipitation, surface flows and regional groundwater (aquifers). RCWD estimates that their groundwater basins hold over two million acre feet of water with the safe yield of these basins around 30,000 acre feet per year. This is estimated to meet approximately half of the District’s needs. Additionally, RCWD also purchases water from MWD of Southern California. It is estimated that approximately 65 percent of the water supplied by RCWD is imported water that is purchased from MWD of Southern California. Water distribution services in the Old Town area are provided by Rancho California Water District (RCWD). Section 10610 of the California Water Code establishes the Urban Water Management Planning Act. This act states that every water service provider that serves 3,000 or more customers or supplies over 3,000 acre feet of water annually must prepare an Urban Water Management Plan (UWMP) to ensure the appropriate reliability in water service to meet the needs of its various customers during normal, dry, and multiple dry years. The RCWD has prepared an UWMP which calculated water use for the existing Old Town Specific Plan area at build-out in accordance with the land use designations and zoning. Currently, the Old Town Specific Plan area contains a mix of development that includes commercial, residential, office, civic and recreational uses. The Specific Plan Amendment would result in mixed-use development that is urban in character. As a result, the Old Town Specific Plan Amendment project build-out over a 20-30 year timeframe will yield an overall building floor space reduction of approximately 1.4 million square feet for commercial uses (compared to the existing Specific Plan). However, due to the decrease in commercial uses and the increase in mixeduse development which will include residential development, the Specific Plan will result in a net increase of 749 new residential dwelling units. (Compared to the number of residential dwelling units that would have been allowed under the existing Specific Plan at build-out).The reduction of commercial building floor area can be anticipated given that the increase in residential uses will also require more space for parking, courtyards, balconies and other shared and private open space, which will reduce the amount of buildable area compared to commercial space which does not require parking or private open space in the Downtown Core. Water is presently available in the Old Town Specific Plan area to service the existing development. The Old Town Specific Plan Amendment will result in more intense development compared to what currently exists within the project boundaries. However, since the development of Old Town was anticipated in RCWD’s water projections in their Urban Water Management Plan, the additional residential units that could potentially develop in Old Town as a result of the Old Town Specific Plan Amendment would not cause the RCWD to significantly increase their water entitlements to supply the project area. The additional demand for water in Old Town would result from the proposed changes in land use designation related uses such as kitchens, sinks, bathrooms, open space areas, public facilities and landscaping. This type of water demand would not cause RCWD to exceed their projected capacity for water usage. However, the development that is anticipated as a result of the Old Town Specific Plan amendment may require upgrades to the existing water lines that currently serve the project area. This will be determined on a projectby-project basis and all improvements and upgrades will be funded by the project developers/applicants. Furthermore, provisions have been made by RCWD and MWD in the case of a water shortage. RCWD has developed a Water Shortage Contingency Plan in accordance with the Urban Water Management Planning Act. If severe or extreme water shortages occur RCWD would implement conservation measures in the Water Shortage Contingency Plan. Utility Coordination Meeting Prior to the commencement of the Old Town Specific Plan amendment City staff met with RCWD to explain the Specific Plan Amendment and to ensure adequate water capacity in the future. City staff provided an overview of the anticipated build-out scenario for Old Town based upon the most recent amendment to the Specific Specific Plan. As a result of this meeting, RCWD indicated that the existing 24” water line that runs along Old Town Front Street will be sufficient to provide water service to future developments and businesses within the Old Town area. They also indicated that the anticipated increases in the number of residential units in the Specific Plan area are insignificant from a water infrastructure standpoint. However, RCWD did indicate that fire flow requirements for individual buildings may result in the need to replace and/or upgrade the size of certain water lines in Old Town in the future, based upon the specific type of unspecified development projects and land uses that could occur in the future. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-40 Based upon RCWD’s analysis of the build-out scenario for the Old Town area and the projected development in Old Town, the current water service system should be adequate to meet future water needs. However, as development incrementally occurs in the future it is anticipated that secondary water lines may need to be run from the main 24” line off of Old Town Front Street to serve new development projects. In addition, existing secondary lines that have been run from Old Town Front Street to development projects that have occurred on the side streets in Old Town may need to be upgraded to facilitate future growth and development projects in the area. The water infrastructure upgrades that are required to be constructed in order to ensure water service to specific development projects in Old Town shall be funded primarily by private developers/individual projects when it is determined that new water lines or water line upgrades are needed. The backbone water system is shown in Exhibit II-1. a. Water Service Objectives: Water Service-Objective 1: Continue coordination with responsible water service providers and other applicable agencies to ensure continued maintenance, development and expansion of the water service and distribution network to adequately serve residents and businesses in Old Town. Water Service-Objective 2: Encourage the installation of water conservation technologies such as low-flow toilets/urinals, showerheads, faucets, and drought tolerant landscaping in the Old Town area and encourage the use of future emerging technologies to decrease water demand and consumption. Water Service-Objective 3: Purposeful and aesthetically integrated placement of water meters, double-detector checks and other water utility equipment shall be achieved by placing equipment in a manner that does not impact or block the pedestrian path of travel. Water Service-Objective 4: Ensure that the phasing of public facilities and services occur in such a way that new development is adequately served as it develops. Water Service-Objective 5: Encourage mixed-use development in Old Town to reduce public service costs and environmental impacts of expanding utility systems that serve businesses and residents in Old Town. Water Service-Objective 6: A RCWD “will-serve” letter shall be provided to the Planning Department prior to any new development project being approved by the Planning Commission. b. Water Service Implementation: Consequently, as development occurs in Old Town, projects will be required to comply with RCWD’s Water Shortage Contingency Plan to ensure that water shortage action programs are implemented depending upon the level or tier of water shortage that may occur in the future. Additionally, all proposed development projects are required to obtain a “will-serve” letter from RCWD prior to the City’s approval of a development project or Conditional Use Permit. As such, early coordination between RCWD and the City will continue to occur as Old Town develops over the next 20-30 years. It is important to note that future development is expected to occur west of the Old Town Specific Plan boundaries. This future development may require changes to the existing water pipeline network to meet this currently unspecified need. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-41 II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-42 3. Wastewater/Sewer System The Eastern Municipal Water District (EMWD) is the wastewater service provider for wastewater collection and treatment in the Old Town Specific Plan area. EMWD has five Regional Water Reclamation Facilities (RWRF); Hemet-San Jacinto, Moreno Valley, Sun City, Temecula Valley, and Perris Valley. EMWD treats approximately 46 million gallons per day (mgd) of wastewater and is capable of treating 56 million mgd. EMWD regional treatment plant serves approximately 180,000 connections and the network of pipelines that extend for 1,600 miles, supported by 45 lift stations (pump stations). EMWD’s regional water reclamation facilities have a capacity of 56 million mgd, however this demand is anticipated to grow to 64 million by 2013. The Temecula Valley RWRF would provide wastewater services to the project area. The Temecula Valley plant is a 95-acre facility and maintains only 25 million gallons of temporary storage on-site. When additional storage is needed the Temecula plant pumps reclaimed water north 10 miles to the 450 mgd Winchester storage ponds. The Temecula Valley plant has the capacity to treat 13.2 million gallons of wastewater per day. However, EWMD plans to expand the facility from 13.2 mgd to 19.8 mgd. The next expansion of this facility is anticipated to occur around 2014 and will provide approximately 24 mgd of capacity. Over the last ten years, EMWD has made a number of improvements to the wastewater collection system in Old Town, including upgrading and relocating of the First Street Lift Station to meet the needs of development occurring in the Old Town area. Utility Coordination Meeting During the comprehensive update to the Old Town Specific Plan the City began coordinating with EMWD to determine if existing sewer capacity would be able to support the anticipated future build-out of the Old Town area, or if additional infrastructure and capacity would be needed in order to support the future development in Old Town. At the infrastructure coordination meeting with EMWD, they indicated that according to their current information, the sewer line at Pujol Street already exceeds capacity and it is likely that an another upgrade to the First Street Lift Station will be needed as more development occurs. The First Street sewer line is a 10-inch pipe and the Pujol Street sewer line is an 8-inch pipe. Both of these sewer lines may require upgrades to accommodate full project build-out. Additionally, the 8” sewer line in Old Town Front Street is at capacity. As such it may be necessary to upsize the existing 8” line to a 12” line and/or add a line and lift station to allow wastewater to move from Old Town Front Street to the line west of Pujol Street. All sewer system infrastructure improvements will be determined by EMWD. The infrastructure upgrades that are required to be constructed in order to ensure adequate sewer capacity in Old Town shall be funded primarily by private developers/individual projects when it is determined that infrastructure upgrades are needed. In some cases sewer infrastructure improvements may be funded by the City of Temecula CIP Division, or by EMWD, when replacement or maintenance is needed. The existing sewer lines are shown in Exhibit II-2. a. Wastewater/Sewer Service Objectives: Wastewater Service-Objective 1: Continue to coordinate with responsible wastewater/sewer service providers and other applicable agencies to ensure continued maintenance, development and expansion of the wastewater and sewer service system to adequately serve residents and businesses in Old Town. Wastewater Service-Objective 2: Ensure that the phasing of public facilities and services occur in such a way that new development is adequately served as it develops. Wastewater Service-Objective 3: Encourage mixed-use development in Old Town to reduce public service costs and environmental impacts of expanding utility systems that serve businesses and residents in Old Town. Wastewater Service-Objective 4: Coordinate with EMWD to involve them early in the development process so that they can condition a project appropriately and determine what types of specific sewer infrastructure is necessary, based upon the type of land use or development that is proposed. Wastewater Service-Objective 5: Encourage that sewer capacity for all new development projects is considered for the life of a building because land uses within the building can change over time. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-43 b. Wastewater/Sewer Implementation: The Temecula Valley plant’s ability to accommodate additional wastewater effluent is anticipated due to the fact that a majority of land uses in Old Town are anticipated to replace the existing uses proposed by the Specific Plan amendment over a 20-30 year timeframe (build-out). Based upon the incremental development and timeframe of 20-30 years to build-out of the Old Town area, there would be no foreseen impacts to wastewater treatment services, however to ensure that capacity is adequate the following will be required: • Prior to the construction of any new development project EMWD shall review the plans for consistency with their design criteria. Once approved by the EMWD engineer the applicant shall pay the required connection fee to EMWD prior to the construction of the sewer line. EMWD will determine wastewater treatment capacity to serve a project’s projected demand in addition to the provider’s existing commitments. commitments. • Prior to the construction the project applicant and/or each subsequent project applicant shall pay its fair share of mitigation fees to EMWD to upgrade the First Street, Old Town Front Street, and Pujol Street sewer lines. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-44 II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-45 4. Drainage and Water Quality The developed properties within the Old Town Specific Plan boundaries are currently served by the existing stormwater collection and conveyance systems which empty into Murrieta Creek. The major regional drainage system component in the Old Town area is the channel of Murrieta Creek, which is a primary tributary to the Santa Margarita River. The historic drainage pattern in Old Town has always been into Murrieta Creek. Drainage Murrieta Creek is the most flood-prone creek within the City of Temecula boundaries. However, specific building standards are implemented (as described in the flood damage prevention and floodplain management regulations of the City’s Development Code) to elevate structures above the base flood elevation. The City will review development plans for projects within the floodplain to ensure compliance with City and FEMA floodplain development requirements. No development of any kind will be permitted to be built in the 100 year floodplain portion of the floodway. Water Quality All current and future drainage from the Old Town area is expected to continue to flow into Murrieta Creek. The existing on-street drain inlets collect storm water flows and transport it directly to the Creek. All development projects in Old Town will be required to treat their runoff prior to discharging into Murrieta Creek. Construction and operational phase water treatment measures shall be in compliance with the discussion below: The construction of activities associated with individual projects within the Old Town Specific Plan amendment boundaries would include grading and other earth moving activities. These activities could impact surface water quality within Murrieta Creek. However, to minimize the erosion and run-off any proposed development project within the Old Town Specific Plan boundaries that are larger than one acre would have to satisfy all applicable requirements of the City’s NPDES program and Chapter 8.24 (Stormwater/Urban Runoff Management and Discharge Controls) of the City’s municipal code to the satisfaction of the Director of Public Works. Chapter 8.24 requires the preparation of a Standard Urban Stormwater Mitigation Plan containing structural treatment and project specific source control measures. Additionally, the incremental increase in development over a 20-30 year timeframe as a result of the Old Town Specific Plan amendment could contribute to nonpoint pollution sources which are typical of developed areas. These pollutants have the potential to degrade water quality, however all development projects are required to ensure pollutant loads do not exceed the Total Maximum Daily Load (TMDL) for downstream receiving waters. All projects would be required to implement a SWPPP and Best Management Practices (BMPs) that would effectively reduce or prevent the discharge of pollutants into receiving waters. All development projects within the Old Town area will also be required to prepare a Water Quality Management Plan ((WQMP) pursuant to the Municipal Separate Storm-Sewer Permit (MS-4) issued by the San Diego Regional Water Control Board. The water quality control measures identified in the WQMP will be incorporated into project designs to eliminate potential adverse impacts to receiving waters. a. Drainage and Water Quality Objective: Drainage and Water Quality -Objective 1: Ensure adequate drainage in Old Town and ensure the effective treatment of all run-off, prior to discharging into Murrieta Creek. b. Drainage and Water Quality Implementation: The following will be required in Old Town: • Drainage and flood control facilities and any required improvements shall be provided in accordance with the City of Temecula and the Riverside County Flood Control requirements. • Prior to the issuance of grading permits or building permits for individual projects within the Old Town Specific Plan area, the project developer shall file a Notice of Intent (NOI) with the State of California to comply with the requirements of the NPDES General Construction Permit (Temecula Municipal Code Chapter 8.24). This would include the preparation of a SWPPP incorporating construction BMPs for control of erosion and sediment contained in stowmwater run-off. Additionally, specific water quality design considerations are addressed in detail in the following sections: the Landscape Design Guidelines (Section V.E), Parking Lot Design Guidelines (Section V.D) and Paving Materials Guidelines (Section V.H), to ensure the proper treatment of all run-off prior to discharging into Murrieta Creek. The existing storm drain lines in the Old Town area are shown in Exhibit II-3. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-46 II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-47 5. Electricity Southern California Edison (SCE) supplies power and electricity from both underground and overhead lines in Old Town. SCE’s main substation is located on Mira Loma Road in Temecula. SCE is a public utility and therefore functions on demand. SCE’s Auld-Moraga No.2 Subtransmission Line Project was approved in October of 2006 and is currently in operation. This project installed double circuit lines that connect to the existing Moraga Substation. The completed project serves both the current and projected electricity demand in Temecula, Murrieta and nearby areas of unincorporated Riverside County. However, based upon growth projections and the rapid increase in development in Western Riverside County, SCE’s current forecast shows that the increased demand for electrical service could exceed the operating limits of the existing distribution facilities serving this area as early as the summer of 2010. As such, SCE is proposing to build a new substation that would maintain electrical system reliability and serve the projected increase in demand. This substation is expected to be fully operational in summer 2010. Two existing electrical transmission circuits currently serve the Old Town area, and the current electricity loads on these circuits are not near maximum capacity. However, some extension of service may be necessary into undeveloped areas of Old Town which would require project specific assessment at the time of development review. Based on the current availability of service in portions of the Specific Plan area, extensive new infrastructure is not necessary. Utility Coordination Meeting As a part of the comprehensive update to the Old Town Specific Plan, the City provided an overview of the proposed build-out scenario to SCE to determine whether the existing electrical service infrastructure and load capacity would be able to support the development and eventual build-out of Old Town. Based upon these coordination efforts, Southern California Edison has determined that adequate regional electrical power supply can be provided to the Old Town area redevelops and approaches build-out. It should be noted that Assembly Bill 1890, commonly referred to as the “Public Utility Act” has allowed for the deregulation of public utilities in California. Based upon this act, a number of other service providers are able to enter the marketplace. Consequently, there may be additional utility service providers in the near future providing the same services that SCE currently provides to the project area. a. Electricity Service Objectives: Electricity Service-Objective 1: Maintain electrical service and distribution network to meet the future development demands in Old Town by coordinating with responsible utility providers and other applicable agencies to ensure continued maintenance, development and expansion of an electrical service and distribution network that adequately serves residents and businesses. Electricity Service-Objective 2: Encourage the installation of new technological infrastructure in the Old Town area and encourage emerging technologies to decrease energy demand and consumption. Electricity Service-Objective 3: Ensure that the phasing of public facilities and services occur in such a way that new development is adequately served as it develops. Electricity Service-Objective 4: Encourage mixed-use development in Old Town to reduce public service costs and environmental impacts of expanding utility systems that serve businesses and residents in Old Town. b. Electricity Service System Implementation: • SCE will continue to coordinate with new developments that are proposed to be constructed in Old Town to ensure electrical infrastructure demand is met. 6. Natural Gas Natural gas service is currently provided in Old Town by the Southern California Gas Company (SCG). Plastic and steel underground lines are located throughout the City and natural gas is currently provided to the Old Town Specific Plan area through these existing facilities. Natural gas gas availability is based upon present conditions of gas supplies and regulatory policies. As new development occurs in Old Town the project would be required to comply with the current energy performance standards in the California Energy Code (Title 24). The demand for natural gas is anticipated to increase by approximately 104.49 million cubic feet (mcf) per month City-wide at build-out. Southern California Gas Company coordinates anticipated demand based upon new development projects and works with project developers/applicants to construct additional infrastructure as necessary to meet demand. It should be noted that Assembly Bill 1890, commonly referred to as the “Public Utility Act” has allowed for the deregulation of public utilities in California. Based upon this act, a number of other service providers are able to enter the marketplace. Consequently, there may be additional utility service providers in the near future providing the same services that SCG currently provides to the project area. II. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-48 Utility Coordination Meeting As a part of the comprehensive update to the Old Town Specific Plan, the City provided an overview of the proposed build-out scenario to SCG to determine whether or not the existing natural gas infrastructure network and load capacity would be able to support the development and eventual build-out of Old Town. Based upon these coordination efforts, Southern California Gas Company has determined that adequate capacity exists in the infrastructure serving the Old Town area. a. Natural Gas Service Objectives: Natural Gas Service-Objective 1: Maintain the natural gas service and distribution network to meet the future development demands in Old Town by coordinating with responsible utility providers and other applicable agencies to ensure continued maintenance, development and expansion of the natural gas service and distribution network that adequately serves residents and businesses. Natural Gas Service-Objective 2: Encourage the installation of new technological infrastructure in the Old Town area and encourage emerging technologies to decrease energy demand and consumption. Natural Gas Service-Objective 3: Encourage mixed-use development in Old Town to reduce public service costs and environmental impacts of expanding utility systems that serve businesses and residents in Old Town. Natural Gas Service-Objective 4: Ensure that the phasing of public facilities and services occur in such as way that new development is adequately served as it develops. b. Natural Gas Service Implementation: • The Gas Company will continue to coordinate with new developments that are proposed to be constructed in Old Town to ensure gas infrastructure demand is met. 7. Communication Network a. Telephone Service Local telephone service is currently provided by Verizon. There is presently a telephone network in place in the Old Town area. This existing network will continue to provide all necessary wire-based telephone services. In addition, there is an existing network of cellular telephone facilities in and around Temecula that also provide service to Old Town. b. Internet Service Internet access service is available through Verizon or Time Warner Telecom. Additionally, free Wi-Fi has been available in the Old Town area since 2006 and is currently available to businesses and visitors in the area. This new wireless network covers a 1/2 square mile area (320 acres) and by using a combination of City/retail owned facilities, the City is providing this hotspot capability in a limited area for public and governmental use within the boundaries of the Old Town Specific Plan. 8. Solid Waste Disposal The City of Temecula currently contracts for refuse collection and recycling services with CR&R Incorporated. Through this contract, the Old Town area currently receives solid waste collection and disposal services. CR&R has the option of hauling residential waste to any permitted facility in Riverside County (i.e. other transfer station or landfill). Transfer stations process waste prior to disposal at landfills. Curbside recycling refuse is transported to a center in Stanton. General refuse collected locally is currently taken to the El Sobrante and Badlands Landfills in Riverside County for disposal. The El Sobrante landfill is located east of I-15 and Temescal Canyon Road. It began operating in 1986 and has a 90 acre disposal area. The landfill is authorized to accept as much as 10,000 tons of waste per day and has a maximum capacity of 184,930,000 tons. The remaining capacity in 2007 was 118,573,540 tons with an estimated ceased operation date of 2030. The Badlands Sanitary Landfill is located northeast of the City of Moreno Valley and has a 141 acre disposal area. The landfill is currently permitted to receive 4,000 tons of solid waste per day and has a permitted capacity of 30,386,322 cubic yards. The remaining capacity as of 2005 was 21,866,092 cubic yards and the estimated cease operations date is January 2016. The California Integrated Waste Management Act of 1998 (AB 939) redefined solid waste management in terms of both objectives and planning responsibilities for jurisdictions and the state. The act was adopted in an effort to reduce the volume and toxicity of solid waste that is disposed of in landfills by requiring local governments to prepare and implement plans to improve the management of waste resources. Jurisdictions were required to divert a minimum of 25 percent of solid waste sent to landfills by 1995 and 50 percent by the year 2000. To attain these reduction and diversion goals a hierarchy of solid waste management practices has been implemented. These practices include source reduction, recycling and composting efforts, and environmentally safe landfill disposal and transformation. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-49 The incremental build-out of the Old Town Specific Plan area will result in a minimal increase in solid waste generation given that solid waste services are already provided to the area by CR&R and many of the future projects will be considered in-fill. However, during construction solid waste will be generated and will likely include building materials that can be recycled. Construction activities would require the removal of asphalt and concrete, stucco, wood and other building materials from projects sites. Additional waste may also include cardboard and other paper products, metals, plastics and other building materials that could potentially be recycled. Solid waste will be incrementally generated as a result of construction activity based upon a 20-30 year build out scenario. Given this extended timeframe, limited amounts of solid waste would be anticipated to be generated from the project area over time. The increased area of the Specific Plan boundaries and the increased intensity of development would result in an increase in the generation of solid waste over time. Yet the overall increase would be minimal considering that the overall building floor space will be reduced in Old Town due to the mixed-use objectives for of the area, significantly reducing the commercial square footage even while increasing the number of residential units. However, the City will still need to maintain its 50 percent diversion rate that is required by AB 939. As such, the following mitigation is required to ensure that the Old Town area would comply with the State’s required diversion rate: a. Solid Waste Disposal Service Objective: Solid Waste Disposal-Objective 1: To provide adequate and efficient solid waste disposal in Old Town and continue to reach the required 50 percent diversion rate required by AB 939. b. Solid Waste Disposal Service Implementation: • All proposed development projects in Old Town shall designate adequate and convenient spaces on their property to be be used for collecting all recyclable materials generated on the premises. • Additionally, in order to minimize the amount of solid waste that is disposed of, the City of Temecula Community Services Department will require that all new development projects provide trash enclosures that are large enough to accommodate a recycling bin, in addition to a traditional trash bin. This requirement will divert recyclable materials from taking up unnecessary space in the landfills. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-50 9. Circulation Network The ability of residents and visitors to effectively access Old Town is vital to the area’s future success. While easy access to businesses, homes and parking facilities is imperative, it is also a goal of this plan to create a highly pedestrian friendly environment within Old Town. As such, the circulation network addresses both vehicular and pedestrian traffic. a. Circulation Network Objectives: Circulation Network-Objective 1: Maintain a safe, efficient multi-modal circulation network that supports future development and complements Murrieta Creek. Circulation Network-Objective 2: Achieve an equal balance between the needs of cars and people. Circulation Network-Objective 3: Incrementally implement circulation network improvements, traffic control features and sidewalk improvements to adequately serve all development projects in Old Town. b. Circulation Network Implementation: The area wide road network is established by the City General Plan through the implementation of the Old Town Specific Plan. Within the context of the General Plan, the following section further describes the existing and proposed circulation network within the Old Town district: c. Current Roadway Network: Old Town is currently served by a network of regional and local roadways. Interstate-15, Rancho California, and Highway 79 South/Temecula Parkway are all major roadways within the project vicinity that provide vehicular connections to Old Town. The existing circulation network within the boundaries of the Old Town Specific Plan area includes three primary north/south bound streets: Old Town Front Street, Mercedes Street, and Felix Valdez/Pujol Street. The east/west bound streets within the Specific Plan boundaries include: First Street/Santiago Road, Second Street, Third Street, Main Street, Fourth Street, Fifth Street and Sixth Street. Additionally, the Moreno Road loop located north of the Old Town gateway arch provides two connections to Old Town Front Street Street and provides a connection to Mercedes Street from Old Town Front Street at the north end of the Specific Plan area. Main Street and First Street currently provide vehicular connections across Murrieta Creek to Pujol Street linking the Old Town’s urban core to the Neighborhood Residential District on the west side of Murrieta Creek. The existing roadway network is shown in Exhibit II-4. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-51 II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-52 d. Future Roadway Network: A Traffic Impact Analysis (TIA) was completed to identify traffic volumes and the necessary roadway improvements resulting from the Old Town Specific Plan Amendment. In addition to the existing roadway network within and immediately outside the Old Town Specific Plan boundary, new roadway infrastructure will be required to be constructed to disperse traffic and support the build-out of the area. Roadway improvements will be needed within the boundaries of the Specific Plan area and immediately outside the boundaries to maintain traffic flow, connectivity, and access. The roadway improvements will also effectively decrease cut through traffic on Old Town Front Street and allow for more even traffic distribution. A number of traffic control features will also be required. i. Roadway Improvements Based upon need as determined by future Traffic Impact Analysis the following future roadway improvements may be installed to maintain traffic traffic flow, connectivity and access to Old Town: • An extension of Pujol Street to the south of the Old Town area to provide a vehicular connection to Highway 79/Temecula Parkway Old Town Front Street and Interstate-15. • Interchange improvements along Interstate-15 (south bound ramps) at Highway 79/Temecula Parkway. • Construction of the Western Bypass along the westerly boundary of the project site. • Sixth Street extension to the west of Old Town Front Street, across Murrieta Creek and to the Western Bypass. • Main Street extension to connect to the Western Bypass. • First Street extension to connect to the Western Bypass. • Vincent Moraga extension to connect to the Western Bypass. • Enhancement of Mercedes Street/Moreno Road connection to the north at Old Town Front Street, north of the Gateway Arch. • Intersection enhancements at Old Town Front Street and Second Street. The proposed road network is shown in Exhibit II-5. ii. Traffic Control Features Based upon need, as determined by future Traffic Impact Analyses, the following future traffic control features may be installed: • Installation of stop signs at various intersections. • Installation of traffic signals at various intersections. • Installation of roundabouts at the north and south entrances to Old Town. • At the intersection of Old Town Front Street and Rancho California Road, add a northbound through/right-turn lane combination with a right-turn overlap lane. • At the intersection of Old Town Front Street and Rancho California Road a westbound right-turn only lane shall be added. • At the intersection of the Interstate-15 southbound exit ramp and Rancho California Road an additional left turn only lane shall be added. iii. Pedestrian Oriented Circulation Improvements: The Old Town Specific Plan Amendment will encourage pedestrian activity in Old Town as a means to reduce vehicular trips and establish a traditional urban downtown. The following future pedestrian oriented improvements will be installed to encourage pedestrian movement in Old Town: • Construct an additional pedestrian-only bridge crossing over Murrieta Creek at the termination of Third Street to provide an additional connection from the Downtown Core to the Neighborhood Residential District. • Construct a pedestrian-only bridge from Old Town at Sixth Street across Interstate-15 freeway to connect Old Town’s Downtown Core to the residential neighborhood located east of Interstate-15. • Improve the sidewalks in Old Town as required by the sidewalk standards in Section IV.H of this Specific Plan. II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-53 • Ensure pedestrian access along the westerly expansions of Sixth Street, Main Street, and First Street, to the Western Bypass. iv. Level of Service In order to maintain the unique urban character of Old Town an intersection specific Level of Service (LOS) E and F will be deemed acceptable along Old Town Front Street from Second Street to Moreno Road Road (north loop). v. Timing and Implementation Subsequent Traffic Impact Analysis (TIA) studies will be prepared as development projects occur in Old Town to determine thresholds for implementing all roadway and pedestrian improvements and traffic control measures including stop signs, turn lanes and roundabouts. The determination of implementation thresholds for all subsequent TIAs prepared for a specific development project are subject to the review and approval of the City’s Traffic Engineer. An EIR addendum shall be prepared to analyze traffic impact (other impacts may be analyzed as needed as determined by the Director of Planning) resulting from subsequent activity that was not examined in the previously adopted Old Town Specific Plan EIR. EIR addendums are anticipated to be prepared every 3-5 years as determined by the Director of Planning to ensure that the Old Town Specific Plan EIR is current and valid. vi. Funding All circulation improvements and traffic control features will be completed and funded by private development projects as part of project specific requirements and Conditions of Approval. Additionally, all development projects shall be required to pay their fair-share of Development Impact Fees and Transportation Uniform Mitigation Fees at building permit issuance as a mechanism to fund necessary improvements. vii. Cost estimates Good faith estimates have been calculated based upon present market conditions (February 2010) and the conceptual design of the potential future roadway improvement and roundabouts. The following outlines the estimated costs for the roadway improvements/pedestrian facilities in Old Town: • North Entrance Roundabout: $2.5 million • South Entrance Roundabout: $5 million • Interstate-15 Pedestrian Bridge: $8 million • Sixth Street Bridge Extension: $10 million • Third Street Pedestrian Bridge: $3 million e. Future Sidewalk Improvements In addition to the improvements anticipated for the roadway network in Old Town, sidewalk improvements will be installed as development continues in the future. In order to make Old Town more walkable and to enhance the pedestrian experience within the area, the existing wooden boardwalks in Old Town will be replaced with new stamped concrete sidewalk. In addition to the concrete, tree grates will be installed along the street to accommodate the installation of 36” box size City street trees. Additionally, irrigation mainlines, irrigation control wire, irrigation lateral lines, irrigation line sleeving, and custom grates will be installed to house the irrigation controllers. i. Timing and Implementation The sidewalk improvements in Old Town will be phased in incrementally as development occurs. ii. Funding Sidewalk improvements will be completed and funded by both private development projects as part of project specific requirements and Conditions of Approval and as a part of a 10 year Temecula Redevelopment Agency project. Additionally, all development projects shall be required to pay their fair-share of Development Impact Fees and Transportation Uniform Mitigation Fees at building permit issuance as a mechanism to fund necessary improvements. iii. Cost Estimates Good faith estimates have been calculated based upon present market conditions (February 2010) and the conceptual design of the sidewalks in Old Town. The following outlines the estimated costs for the sidewalk improvements in Old Town: • Sidewalk Improvements: $338 per linear foot. (The estimate includes costs for the following: removal of existing wooden boardwalk, new stamped concrete, 36” box size street trees, tree grates, irrigation mainlines, irrigation control wire, irrigation lateral lines, irrigation line sleeving, and custom grates to house the irrigation controllers). II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-54 II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-55 10. Public Parking Facilities According to the Old Town Parking Management Plan that was completed in February 2010, there is sufficient capacity to serve the current parking needs within the Old Town Specific Plan area. The Old Town Parking Structure, located at the corner of Mercedes Street and Third Street, opened in March 2010 to address current parking needs in Old Town. This multiple-level parking structure will accommodate 488 vehicles. However, as Old Town continues to build-out over the next 20-30 years additional parking facilities will need to be constructed to accommodate the future parking needs of the area. The Old Town Parking Management Plan outlines a number of parking strategies that can be implemented in Old Town over time. These parking management strategies include time limits, informational programs, establishing a parking district, and executing parking charges. Typically, these strategies will be implemented based upon an 85 percent parking occupancy threshold within the Old Town area. Once these strategies have been exhausted, additional parking facilities may be constructed based upon the parking demand. Additionally, supplementary parking analysis updates will be completed annually to re-evaluate the parking inventory and occupancy threshold in Old Town. Two additional parking structure facilities are anticipated to be constructed as part of the long term parking management strategy. These structures will be located at the City-owned surface parking lot at Second Street and at the City-owned surface parking lot located on Sixth Street. a. Cost Estimates Good faith estimates have been calculated for both of the future parking structures based upon present market conditions: • Sixth Street Parking Structure (300 spaces): $9 million • Second Street Parking Structure (500 spaces): $15 million II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan II-56 (This page is left blank intentionally). II. GOALS, OBJECTIVES AND POLICIES City of Temecula – Old Town Specific Plan III-1 III. ADMINISTRATION AND HISTORIC PRESERVATION CONTENTS: A. Introduction ………………………………………………………………………..……………………………………………………….…..…………. III-2 B. Authority for the Plan ……………………………………………………………………………………..……………………………….……...………. III-2 C. Relationship to the General Plan …………………………………………………………………………...………………………………..………..…… III-2 D. Relationship to Other Codes …………………………………………………………………………………………………….…………..….................. III-2 E. Relationship to the California Environmental Quality Act ………………………………………………………………………...………..…… ……...... III-3 1. Cultural and Historic Resources …………………………………………………………………………………………….….………………… III-3 F. Relationship to Other Regulations ……………………………………………………………………………………………………………………........ III-5 G. Non-Conforming Uses and Structures ……………………………………………………………………………………………..………..…………...... III-5 H. Temecula Historic Preservation District ………………………………………………………………………………………….…................. ................. III-6 1. Purpose and Intent ……………………………………………………………………………………………………………..…......................... III-6 2. Historical Background ………………………………………………………………………………………………………….….......... .............. III-6 3. Establishment of the Temecula Local Historic Preservation District …………………………………………………………..…....................... III-6 4. Temecula Local Historic Register ………………………………………………………………………………………………..………………. III-6 I. Old Town Local Review Board ………………………………………………………………………………………………….………………………….III-11 1. Powers and Duties of the Old Town Local Review Board ………………………………………………………………………......................... III-11 2. Project Types and Old Town Local Review Board Review Requirements ………………………………………………….…………………... III-12 a. Level One Projects ………………………………………………………………………………………………………….…………... III-12 b. Level Two Projects ……………………………………………………………………………………………………….…………….. III-12 3. Finding of Historic Appropriateness …………………………………………………………………………………………….……………...... III-13 a. Findings to Approve or Deny a Finding of Historic Appropriateness Application …………………………………………………….. III-14 J. Building Permits and Prohibitions ………………………………………………………………………………………………….…………………….... III-15 K. Maintenance and Care …………………………………………………………………………………………………………….…………..…………... III-15 L. Additional Provisions for Historic Structures …………………………………………….………………………………………..................................… III-15 M. Approval Authority …………………………………………….…………………………………………………………………………….………….... III-15 N. Temporary Use Permits…………………………………………………………………………………………………………………………................. III-17 1. Purpose and Intent……………………………………………………………………………………………………………………………...…. III-17 2. Permitted Uses……………………………………………………………………………………………………………………………………. III-17 a. Major Temporary Use Permit…………………………………………………………………………………………………………… III-17 b. Minor Temporary Use Permit…………………………………………………………………………… ……………………………… III-17 3. Authority………………………………………………………………………………………………………………………………………….. III-18 4. Findings………………………………………………………………………………………………………………………………………….... III-18 5. Conditions of Approval………………………………………………………………………………………………………………………...…. III-18 6. Revocation………………………………………………………………………………………………………………………………………… III-18 O. General Provisions and Regulations ………………………………………………… …………………………………………….……………………… III-19 1. Effect of the Specific Plan ………………………………………………………………………………………………….……......................... III-19 2. Minimum Requirements of the Specific Plan ……………………………………………………………………………….……………...……. III-19 3. Severability ……………………………………………………………………………………………………………………………………….. III-19 City of Temecula – Old Town Specific Plan III-2 III. ADMINISTRATION AND HISTORIC PRESERVATION A. INTRODUCTION The purpose of this chapter is to outline the procedures for processing land use permits, development permits and other discretionary land use approvals in the Old Town Specific Plan Area. This chapter identifies the regulatory framework for the administration of the Specific Plan and describes the relationship between the Old Town Specific Plan and the City of Temecula General Plan, Municipal Code, Development Code, and planning laws including the California Environmental Quality Act and Subdivision Map Act, as well as other applicable codes and regulations. Additionally, this chapter introduces and defines the established Temecula Historic Preservation District and identifies the location of the historic structures within the Old Town Specific Plan boundaries. This chapter also identifies the specific administrative procedures for the processing, review, and approval of discretionary land use permits for historic sites, structures and buildings, including the Finding of Historic Appropriateness. A discussion of the establishment and authority of the Old Town Local Review Board is also included in this chapter, which defines the review process for the OTLRB and discusses the project types that require the review and recommendation of the Old Town Local Review Board prior to project approval at the staff level (administrative), at Director’s Hearing, Planning Commission and/or City Council. B. AUTHORITY FOR THE PLAN California Government Code Sections 65450 through 65457 provides the necessary authorization for the City of Temecula to prepare and adopt this Specific Plan. The Old Town Specific Plan is a regulatory plan which will serve as zoning law for properties within the boundaries of the Specific Plan as depicted in Exhibit I-1 in Chapter I. All proposed development plans or agreements, tract or parcel maps, and any other development approvals or Conditional Use Permits must be consistent with this Specific Plan and with the General Plan, (including the identification of the Old Town area as a Village Center by the General Plan), Development Code, Municipal Code and planning law, including the California Environmental Quality Act. The Specific Plan may be amended to further the systematic implementation of the General Plan. C. RELATIONSHIP TO THE GENERAL PLAN The Old Town Specific Plan is intended to implement the goals and policies of the General Plan, promote the health, safety and welfare of the public, attain the physical, social and economic advantages of orderly land use and resource planning, provide development standards and design guidelines resulting in the most compatible land uses and well-designed buildings, structures and land development, and facilitate adequate provisions for infrastructure and public facilities. A proposed use is considered to be consistent with the General Plan when the following conditions exist: 1. The proposed use is allowed in the General Plan Land Use Designation in which the use is located, as shown on the Land Use Map, or is described in the text of the General Plan. 2. The proposed use is in conformance with the goals, policies, programs and guidelines of the elements of the General Plan. 3. The proposed use is established and maintained in a manner which is consistent with the General Plan and all applicable provisions contained therein. D. RELATIONSHIP TO OTHER CODES The Old Town Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the Development Code (Chapter 17 of the Temecula Municipal Code) as they currently exist or may be amended in the future. The provisions of the Development Code shall apply when they do not conflict, undermine, or counteract the provisions of the Old Town Specific Plan. Where there is a conflict between the regulations of the Old Town Specific Plan and the regulations of the Development Code, the regulations provided herein shall prevail. Where regulation is not not provided in this Specific Plan, the provisions of the Development Code shall prevail. This provision shall not be used to permit uses, architectural styles, site design, procedures or design guidelines not specifically authorized or encouraged by this Specific Plan or the Development Code. Additionally, the City of Temecula shall administer the Old Town Specific Plan in accordance with the State of California Government Code, Subdivision Map Act and Local Subdivision Ordinance. Nothing in this Specific Plan shall be interpreted to authorize the use of a lot, parcel or building in any way that is in violation of any other applicable statute, ordinance, or regulation. Examples of other regulations or ordinances include, but are not limited to: City of Temecula – Old Town Specific Plan III-3 III. ADMINISTRATION AND HISTORIC PRESERVATION • Adult Business Ordinance • Mount Palomar Lighting Ordinance • Smoking Ordinance • Massage Ordinance • Noise Ordinance When provisions of various adopted regulations are different than that of this Specific Plan, the regulations of this Specific Plan shall apply. To the extent required by law, the rights given by any permit, license or any other approval under any ordinance repealed by this Specific Plan may be continued; however, in the event of changes or modifications of an approved project, development plan or permit, the modified project must be consistent with this Specific Plan. E. RELATIONSHIP TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) All projects are subject to the provisions of the California Environmental Quality Act (CEQA) and shall be reviewed in accordance with the provisions of this Specific Plan, the California Environmental Quality Act and guidelines, and the City’s guidelines for CEQA. 1. Cultural and Historical Resources Numerous laws and regulations, including CEQA, require federal, state, and local agencies to consider the effects a project may have on cultural and historic resources. New development in Old Town has the potential to disrupt undiscovered archeological and/or paleontological resources during project construction and may directly or indirectly impact sites of cultural or historical importance. Previously unknown or unrecorded archeological resources may exist anywhere within the Old Town Specific Plan area, and may be unearthed during excavation and grading activities for individual projects. As such the following shall be required in order to avoid destroying any cultural or historical resources: a. Consistent with the City of Temecula’s General Plan Goal 6 and Implementation Procedure OS-26 and OS-39, the Specific Plan Amendment shall include a new policy which requires that all areas slated for development or other ground-disturbing activities shall be subject to a Phase Phase I survey (including a 1-mile radius records search and intensive archaeological survey) for archaeological resources on a project-specific basis prior to the City’s approval of project plans. The survey shall be carried out by a qualified archaeologist in consultation with the Pechanga Band of Luiseño Mission Indians (Pechanga Tribe). The Pechanga Tribe shall be allowed to accompany the project archaeologist on the Phase I walkover survey, and shall be given the opportunity to comment on the archaeological report which results from the evaluation. If archaeological resources are encountered during the survey, the City shall require that the resources are evaluated for their eligibility for listing on the National Register or California Register by a Riverside County qualified archaeologist and the Pechanga Tribe, and that recommendations are made for treatment of these resources, in consultation with the Pechanga Tribe. If Phase II archeological evaluations are recommended, the Pechanga Tribe shall consult on all proposed test plans and participate with the project archeologist during testing and evaluation. All such surveys with recommendations shall be completed prior to project approval. Any identified resources shall be avoided if feasible. Ground-disturbing activity in areas which were previously undisturbed, or have been determined by a qualified archaeologist in consultation with the Pechanga Tribe, to be sensitive for cultural resources shall be monitored by a Riverside County qualified archaeologist and Pechanga tribal representative(s). b. Consistent with the City of Temecula’s General Plan Goal 6 and Implementation Procedure OS-26 and OS-39, the Specific Plan Amendment shall include a new policy which states that during construction, should prehistoric or historic subsurface cultural resources be discovered, all activity in the vicinity of the find shall stop and a Riverside County qualified archaeologist, in consultation with the Pechanga Tribe will be contacted to assess the significance of the find according to CEQA Guidelines Section 15064.5. If any find is determined to be significant, the City and the archaeologist will determine, in consultation with the Pechanga Tribe, appropriate avoidance measures or other appropriate mitigation. All cultural materials recovered will be, as necessary and in consultation with the Pechanga Tribe, subject to scientific analysis, and documentation according to current professional standards. Sacred and ceremonial items shall not be subject to any scientific analysis. Upon completion of earthmoving activities, the landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are found on the project area to the Pechanga Tribe for proper treatment and disposition. c. Consistent with the City of Temecula’s General Plan Goal 6 and Implementation Procedure OS-26 and OS-39, the Specific Plan Amendment shall include a new policy which states that for projects in areas which were previously undisturbed, or have been determined by a qualified archaeologist in consultation with the Pechanga Tribe (pursuant to Section III.E.1.a) to be sensitive for cultural resources, at least 30 days prior to seeking a grading permit, the Project Applicant shall contact the Pechanga Tribe to notify the Tribe of grading, excavation and the monitoring program, and to coordinate with the City of Temecula and the Tribe to develop and enter into a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources; appropriate treatment and procedure for inadvertent discoveries; the designation, responsibilities, and participation of Native American Tribal monitors during grading, excavation and ground disturbing City of Temecula – Old Town Specific Plan III-4 III. ADMINISTRATION AND HISTORIC PRESERVATION activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on the site. d. Consistent with the City of Temecula’s General Plan Goal 6 and Implementation Procedure OS-26 and OS-39, the Specific Plan Amendment shall include a new policy which states that if inadvertent discoveries of subsurface cultural resources are discovered during grading, the Project Applicant, the Project Archaeologist, and the Pechanga Tribe shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. If the project applicant and the Pechanga Tribe cannot agree on the significance or the mitigation for such resources, these issues will be presented to the Planning Director for decision. The Planning Director shall make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Pechanga Tribe. Notwithstanding any other rights available under the law, the decision of the Planning Director shall be appealable to the City of Temecula City Council. e. Consistent with the City of Temecula’s General Plan Goal 6 and Implementation Procedure OS-26 and OS-39, the Specific Plan Amendment shall include a new policy which states all sacred sites, should they be encountered within the project area, shall be avoided and preserved as preferred mitigation, if feasible. f. Consistent with the City of Temecula’s General Plan Goal 6 and Implementation Procedure OS-2, the Specific Plan Amendment shall include a new policy which states that all areas slated for development or other ground-disturbing activities in the Specific Plan Area which contain structures 50 years old or older be surveyed and evaluated for their potential historic significance prior to the City’s approval of project plans. The survey shall be carried out by a qualified historian or architectural historian meeting the Secretary of the Interior’s Standards for Architectural History. If potentially significant resources are encountered during the survey, demolition or substantial alteration of such resources identified shall be avoided. If avoidance of identified historic resources is deemed infeasible, the City shall prepare a treatment plan to include, but not limited to, photo-documentation and public interpretation of the resource. g. Consistent with State law, CEQA Guidelines, and the City of Temecula’s General Plan Goal 6 and Implementation Procedure OS-26 and OS-39, the Specific Plan Amendment shall include a new policy which states that if human skeletal remains are uncovered during project construction, work in the vicinity of the find shall cease and the Riverside County coroner will be contacted to evaluate the remains If the County coroner determines that the remains are Native American, he or she will contact the Native American Heritage Commission (NAHC), in accordance with Health and Safety Code Section 7050.5, subdivision (c), and Public Resources Code 5097.98 (as amended by AB 2641). The NAHC will then identify the person(s) thought to be the Most Likely Descendent of the deceased Native American, who will then help determine what course of action should be taken in dealing with the remains. Per Public Resources Code 5097.98, the landowner shall ensure that the immediate vicinity, according to generally accepted cultural or archaeological standards or practices, where the Native American human remains are located, is not damaged or disturbed by further development activity until the landowner has discussed and conferred, as prescribed in this section (PRC 5097.98), with the most likely descendents regarding their recommendations, if applicable, taking into account the possibility of multiple human remains. Per Public Resources Code 5097.98, the landowner shall ensure that the immediate vicinity, according to generally accepted cultural or archaeological standards or practices, where the Native American human remains are located, is not damaged or disturbed by further development activity until the landowner has discussed and conferred, as prescribed in this section (PRC 5097.98), with the most likely descendents regarding their recommendations, if applicable, taking into account the possibility of multiple human remains. h. The Specific Plan Amendment shall include a new policy which states that in the event that paleontological resources are discovered, the project proponent will notify a qualified paleontologist. The paleontologist will document the discovery as needed, evaluate the potential resource, and assess the significance of the find under the criteria set forth in CEQA Guidelines Section 15064.5. If fossil or fossil bearing deposits are discovered during construction, excavations within 50 feet of the find will be temporarily halted or diverted until the discovery is examined by a qualified paleontologist (in accordance with Society of Vertebrate Paleontology standards (Society of Vertebrate Paleontology, 1995)). The paleontologist will notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist will prepare an excavation plan for mitigating the effect of the project on the qualities that make the resource important. The plan will be submitted to the City for review and approval prior to implementation. City of Temecula – Old Town Specific Plan III-5 III. ADMINISTRATION AND HISTORIC PRESERVATION F. RELATIONSHIP TO OTHER REGULATIONS All construction and development within the Old Town Specific Plan area shall comply with the applicable provisions of the California Building Code and with the various related mechanical, electrical, and plumbing codes, and with the Fire Code. In case a conflict arises between the provisions of the building and fire codes and this Specific Plan, the building and fire codes shall prevail. G. NON-CONFORMING USES AND STRUCTURES Where, at the time of passage of this Specific Plan, a lawful use of land or structure exists which would not be permitted by the regulations imposed by this Specific Plan, such use or structure may be continued indefinitely unless one of the following occurs: • If the non-conforming use vacates the property and the non-conforming use is not reestablished within one year, the use shall not be re-established. • If the non-conforming use voluntarily vacates the property for any reason after the year 2013, then the non-conforming use shall not be reestablished. • If more than 50% of the non-conforming structure is damaged or destroyed, the structure shall not be re-established. • If more than 25%, but less than 50% of the non-conforming structure is damaged or destroyed, the structure may be replaced if the exterior of the repaired structure substantially conforms to the approved urban architectural standards and design guidelines contained Chapter IV and Chapter V of this Specific Plan. • Existing detached single family residences in the Neighborhood Residential (NR) District are not subject to the requirements above and may be expanded subject to the approval of the Director of Planning. City of Temecula – Old Town Specific Plan III-6 III. ADMINISTRATION AND HISTORIC PRESERVATION H. TEMECULA HISTORIC PRESERVATION DISTRICT 1. Purpose and Intent This section is intended to provide information regarding the establishment of the Temecula Local Historic Preservation District and the administrative process for the review and approval of discretionary land use permits for historic structures, historic buildings and/or historic sites. This section also includes a discussion of the two project levels and outlines the corresponding review and approval process. Additionally, this section discusses the authority and purview of the Old Town Local Review Board (OTLRB), which is the advisory review board that provides input to all major development projects and projects involving a historic structure in Old Town. The administrative framework for the review and approval of projects in Old Town, as well as the input from the Old Town Local Review Board, ensure that all development projects in Old Town are consistent with the historical context of the area. 2. Historical Background Old Town’s rich historical heritage and colorful past is still apparent in the area today. Several of the buildings in the Old Town area are designated historic structures and are reminiscent of the time period and traditions of the 1800s to 1940s. Protecting the historical and architectural resources found in Old Town and elsewhere in the City will ensure that Temecula’s legacy and historic past will be preserved for the enjoyment of future generations. Old Town as we know it today has been cultivated from a rich local history. This acknowledgement is essential to the appreciation of the City’s origin and expectations for the future. The preservation of Temecula’s historical resources is part of the overall goal for the revitalization of Old Town. In order to accomplish this goal, the Old Town Specific Plan provides relief from modern codes and requirements for designated historic buildings and structures within Old Town. The Specific Plan also provides relief for historic structures located outside of Old Town. These eligible historic buildings and structures are given relief from the contemporary municipal codes, ordinances, taxes, and laws that are normally applied to newer structures. 3. Establishment of the Temecula Local Historic Preservation District The boundary of the Temecula Local Historic Preservation District shall be coterminous with the boundary of the Old Town Specific Plan. In addition, the Temecula Local Historic Preservation District shall also include the following historic structures located outside of the Old Town Specific Plan area: Vail Ranch Headquarters, Vail Ranch House, Wolf Tomb, Gonzalez Adobe, Alec Escallier House and Barn, and Mercedes/Pujol Schoolhouse. 4. Temecula Local Historic Register The City Council has identified a number of historic buildings and structures in Temecula. These buildings and structures are officially designated on the Local Historic Register for the City of Temecula and are shown on the Historic Structures Map Exhibit III-1. All buildings on this list are eligible to receive any and all benefits authorized by the State of California for designated historic structures. The use of the Historic Building Code is also specifically authorized for all historic structures officially designated on the Local Historic Register. The list of Designated Historic Buildings and Structures in Old Town is provided in Table H-1. The list of Designated Historic Buildings and Structures outside of Old Town is provided in Table H-2. The Historic Structures located outside of Old Town are shown on the Historic Buildings and Structures Located Outside of Old Town Map Exhibit III-2. All dates for the historic structures are approximate and are based upon the best available information. City of Temecula – Old Town Specific Plan III-7 III. ADMINISTRATION AND HISTORIC PRESERVATION Table III-1: Historic Buildings and Structures in Old Town Historic Structure Name Approximate Date Location Saint Catherine's Church 1920 28314 Mercedes Street Welty Building 1897 28657 Old Town Front Street Machado Store 1910 28656 Old Town Front Street Clogstone 1932 28676 Old Town Front Street First National Bank 1914 28645 Old Town Front Street Palomar Hotel 1915 28522 Old Town Front Street Burnham Store 1902 42051 Main Street Friedeman Meat Market 1901 42050 Main Street Welty Hotel 1891 42100 Main Street Unnamed residence 1928 42251 6th Street Bill Friedeman House 1922 42291 6th Street Nienke House 1936 28575 Pujol Street McConville House Early 1890s 28585 Pujol Street Albert Nienke House Early 1920s 28649 Pujol Street G.A. Burnham House Early 1880s 28653 Pujol Street Al Otto House 1882 28717 Pujol Street Table III-2: Historic Buildings and Structures Outside of Old Town Historic Structure Name Approximate Date Location Alec Escallier House and Barn 1927-1928 28870 Pujol Street Vail Ranch Headquarters Complex 1906 32115, 32117, 32119, 32121, 32123, 32125, 32127 Temecula Parkway Vail Ranch House 1921 31658 Via San Carlos Wolf Tomb 1887 45334 Maguey Court Gonzoles Adobe 1879 27645 Jefferson Avenue Mercedes/Pujol Schoolhouse 1889 28871 Santiago Road City of Temecula – Old Town Specific Plan III-8 III. ADMINISTRATION AND HISTORIC PRESERVATION The following historic structures in Old Town Temecula have been moved from their original location: • Saint Catherine’s Church building (Historic Building “A” shown on Exhibit III-1) was relocated to Sam Hicks Monument Park in 1992. • The Bill Freideman House (Historic Building “L” shown on Exhibit III-1) was relocated on the same site in 2003 as part of housing project sponsored by the City Redevelopment Agency. • The Alec Escallier House and Barn (Historic Building shown on Exhibit III-2) was relocated from Main Street to Pujol Street in 2008 as part of the development of the Civic Center site. Additions and removals of structures on the Historic Structures Map shall be at the direction of the Planning Commission upon meeting all requirements for said removal or addition, pursuant to the requirements of this chapter. Since the initial adoption of the Old Town Specific Plan, a number of previously designated historic structures in Old Town Temecula were determined to be substantially dilapidated and/or unsafe. It was determined that these historic structures could not be rehabilitated. Table H-3 lists the designated historic structures that were demolished since the Specific Plan’s initial adoption in 1994. This listing has been provided for historical documentation purposes only. Table III-3: Historic Buildings and Structures Demolished Since the Adoption of the Old Town Specific Plan Historic Structure Name Approximate Date Location Date Removed Harry Walters House 1930s 28535 Pujol Street 1996 Unnamed Residence 1920 28735 Pujol Street 1999 Knott’s Garage 1910 28545 Old Town Front Street 2000 Angel Ramirez House 1926 28731 Pujol Street 2002 Fred Ramirez House 1920 28725 Pujol Street 2002 J.D. Welty House 1926 42081 3rd Street 2008 Arviso House 1920 28673 Pujol Street 2011 Mercedes/Pujol Schoolhouse City of Temecula – Old Town Specific Plan III-9 III. ADMINISTRATION AND HISTORIC PRESERVATION City of Temecula – Old Town Specific Plan III-10 III. ADMINISTRATION AND HISTORIC PRESERVATION City of Temecula – Old Town Specific Plan III-11 III. ADMINISTRATION AND HISTORIC PRESERVATION I. OLD TOWN LOCAL REVIEW BOARD The Old Town Local Review Board is the advisory board for the Temecula Local Historic Preservation District. The Old Town Local Review Board provides input into all major development projects proposed in Old Town, or projects involving a historic site, building or structure within (and outside) the Old Town Specific Plan area. The Old Town Local Review Board shall be composed of five members. Board members shall be appointed by the City Council for terms of three years. The member terms shall be staggered so that all the members of the Old Town Local Review Board are not appointed at the same time. All members shall exhibit an interest in, and knowledge of, the history and architecture of Temecula. It is preferred that at least one member shall be knowledgeable in architectural and construction techniques. Members shall serve without pay. The Old Town Local Review Board shall hold regular public meetings and establish such rules as may be appropriate or necessary for the orderly conduct of its business. Three members shall constitute a quorum. At its first meeting of the year, the Board members shall elect a Chairperson and Vice Chairperson who will facilitate the meetings when the Chairperson is absent. At his or her sole discretion the Director of Planning may provide the Old Town Local Review Board with information on major projects that are adjacent to Old Town that have the potential to affect the Old Town area. The Director of Planning may also provide the Old Town Local Review Board with information on major projects that have the potential to affect any historic structure or site within the Temecula Local Historical Preservation District. 1. Powers and Duties of the Old Town Local Review Board The Old Town Local Review Board shall have the following powers and duties in addition to those otherwise provided in this ordinance: a. The Old Town Local Review Board shall review and comment on all Level II Projects. (See Section III.I.2 for more discussion on project levels in Old Town). b. The Old Town Local Review Board shall review and approve, or recommend the approval to the appropriate approving body, for a Finding of Historic Appropriateness. c. The Old Town Local Review Board shall review and provide comments on all requests to alter any historic structure or building. d. For the review of all development projects in Old Town, the Old Town Local Review Board shall utilize the adopted Old Town Specific Plan Design Guidelines to make determinations of consistency, authenticity and appropriateness with the historical and architectural framework that is unique to the Old Town area. e. For modifications or alterations to historic buildings or structures, the Old Town Local Review Board shall use the Old Town Specific Plan Design Guidelines as a basis for recommending the approval or denial of an application for a Finding of Historic Appropriateness to the appropriate approving body. f. f. A Finding of Historic Appropriateness is required to be made by the Old Town Local Review Board before a historic building or structure is relocated. The project shall meet all criteria and requirements outlined in this chapter before the building can be relocated. g. For historic structures outside of Old Town Temecula, the Old Town Local Review Board shall utilize the best available information related to the architectural style of the historic structure to maintain the integrity of existing historic architecture, as well as preserve its local historic context. h. The Old Town Local Review Board shall explore means for the protection, retention, and use of any historic structures, natural features, sites, and areas in the district, including but not limited to appropriate legislation and financing by independent funding organizations, or other private, local, state, or federal assistance. i. The Old Town Local Review Board shall serve as an advisory resource to all agencies of the City in matters pertaining to the Temecula Local Historic District, and to encourage efforts by, and cooperation with individuals, private organizations, and other governmental agencies concerned with preservation of the district's architectural, environmental, and cultural heritage. j. The Old Town Local Review Board shall render advice and guidance, upon request of the property owner or occupant regarding construction, restoration, alteration, decoration, or maintenance of any structure, natural feature, site or area within the district. k. The Old Town Local Review Board shall encourage public understanding and appreciation of the unique architectural, environmental, and cultural heritage of the district. City of Temecula – Old Town Specific Plan III-12 III. ADMINISTRATION AND HISTORIC PRESERVATION 2. Project Types and Old Town Local Review Board Review Requirements: For the purposes of implementing the provisions of the Old Town Specific Plan and the requirements of the Temecula Local Historic Preservation District, there are two specific levels of development projects, based upon project complexity and potential for aesthetic impacts. The first level encompasses ministerial or minor projects, referred to as Level One Projects. The second category is for non-ministerial and major projects, called Level Two Projects. The Director of Planning, at his/her sole discretion, may forward Level One projects to the Old Town Local Review Board when unique circumstances exist, or the sensitivity of adjacent historic structures or land uses indicate the potential for a significant aesthetic impact. a. Level One Projects Level One Projects do not require the review and recommendation of the Old Town Local Review Board. Level One projects may be approved by administrative (staff level) review. Typical examples of Level One Projects include, but are not limited to, the following: i. Interior alterations to historic structures. (Also requires a Finding of Historic Appropriateness. See Section III.I.3). ii. Re-landscaping around an existing historic building or structure. iii. Re-roofing of an existing building or structure. iv. Additions and remodels to non-historic single family residences. v. Exterior architectural modifications to an existing non-historic commercial, office, residential, or mixeduse building effecting less than 25% of the front or street side exterior façade. vi. The demolition of non-historic buildings and structures. vii. New individual signs that conform to the sign standards contained within Section IV.J of this Specific Plan. viii. Any project that is minor in scope as determined by the Director of Planning. b. Level Two Projects Level two projects have the potential for significant aesthetic impacts. impacts. Level Two Projects shall always require review by the Old Town Local Review Board prior to action by the approving authority. Additionally, no development application for Level Two projects in Old Town, as described below, may be approved without a recommendation from the Old Town Local Review Board. Typical examples of Level Two projects include, but are not limited to, the following: i. New multi-family residential projects. ii. New commercial and office projects. iii. New mixed-use projects. iv. Exterior architectural modifications to an existing non-historic commercial, office, residential, or mixeduse building when 25% or more of an exterior facade is affected. v. Any substantial exterior alteration or modification to a designated historic structure that may impact the historical building form, detailing, materials and architectural features (including paint colors) that are important in defining the historic character of the building or structure. (Also requires a Finding of Historic Appropriateness. See Section III.I.3). vi. The demolition of a designated historic structure. (Also requires Planning Commission approval and the approval of a Finding of Historic Appropriateness. See Section III.I.3). vii. Sign programs. viii. Removal or addition of a property on the Temecula Local Historic Register. City of Temecula – Old Town Specific Plan III-13 III. ADMINISTRATION AND HISTORIC PRESERVATION 3. Finding of Historic Appropriateness The purpose of a Finding of Historic Appropriateness is for the maintenance, retention, and preservation of the historical building form, detailing, materials and architectural features that are important in defining the historic character of the building or structure. The following guidelines for a finding of Historic Appropriateness are intended to provide clear and consistent guidance for any modification or alteration proposed to be made to a designated historic structure or building. The following shall be abided by: a. The Old Town Local Review Board shall review and provide comments, feedback, direction, and, when applicable, make a recommendation to the appropriate hearing body, for all applications for a Finding of Historic Appropriateness. b. No existing designated historic building or structure may be demolished, modified, relocated or altered in any way, including including alternations or modification to the exterior or interior of the building or structure, without a Finding of Historic Appropriateness pursuant to the provisions of this chapter. c. A Finding of Historic Appropriateness shall be made prior to the issuance of a permit for the alteration, modification, relocated or demolition of the building or structure. The Finding of Historic Appropriateness shall be incorporated into the review and approval process for the requested change. d. A Finding of Historic Appropriateness within Old Town Temecula may be issued administratively (at the staff level), by the Director of Planning, the Planning Commission, or City Council as part of the approval process for any development within the Old Town Specific Plan. The approval authority for a Finding of Historic Appropriateness shall be based upon the approval authority established by the Specific Plan for the accompanying application as outlined in Table III-4 (Approval Authority) of this Specific Plan. e. A Finding Finding of Historic Appropriateness for structures located outside of the Old Town Specific Plan may be approved administratively at the staff level, by the Director of Planning, by the Planning Commission, or by the City Council as part of the approval process and approval authority as established by the Development Code. f. All applications shall be filed in a manner determined appropriate by the Director of Planning. Requests for a Finding of Historic Appropriateness shall not be accepted unless they are accompanied by the appropriate filing fee and such information and drawings as may be required by the Director of Planning. All applications for a Finding of Historic Appropriateness shall be signed by either the owner of the property or a person authorized by the owner. g. All drawings shall be signed by the architect responsible for the design and must be in sufficient detail to show the proposed design for the site. This includes the architectural design and elevations, including signs, proposed materials, textures and colors (including material samples), the site layout (including all improvements affecting appearances), and walls, walkways, terraces, plantings, accessory buildings, lights, and other similar elements. h. Following the receipt of a complete application, the Director of Planning shall schedule a meeting of the Old Town Local Review Board within 60 days and provide the Board with a staff report, including a copy of the site plan and elevations. The Board shall review the application materials and make a recommendation to approve or deny the project, and if required a Finding of Historic Appropriateness, with or without conditions, to the approval authority designated by this Specific Plan. i. The expiration date for a Finding of Historic Appropriateness shall be the same as the expiration date for the accompanying planning application. j. Extensions of Time for a Finding of Historic Appropriateness shall be allowed pursuant to the approval of a time extension for the accompanying development application and/or Conditional Use Permit. City of Temecula – Old Town Specific Plan III-14 III. ADMINISTRATION AND HISTORIC PRESERVATION a. Findings to Approve or Deny a Finding of Historic Appropriateness Application i. In considering requests for Findings of Historic Appropriateness, the Old Town Local Review Board shall make the following findings: • That the proposed project is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the City. • The project is designed for the protection of the public health, safety, and general welfare. • That the proposed project is in conformance with the requirements of the Old Town Specific Plan, including the goals, objectives and policies, and architectural guidelines and standards. ii. In considering requests for the demolition or relocation of a historic building or structure, the Old Town Local Review Board shall make the following findings: • In the event of the proposed demolition of a designated historic building or structure, the Board shall also be required to find that the applicant has submitted substantial evidence that the structure is imminently dangerous or unsafe and that the structure cannot be effectively repaired or retrofitted. • In the event of a proposed relocation of a designated historic structure, the Board shall be required to find that the relocation of the building is compatible with the surrounding land uses, properties and businesses, and that the site in which the building is proposed to be relocated can adequately meet all required development standards of this Specific Plan. iii. In considering the request for the removal or addition of structures to the Temecula Local Historic Register, the Old Town Local Review Board shall make the following findings: • That the proposed structure is associated with events that have made a significant contribution to the broad patterns of Temecula’s historic and cultural heritage. • That the structure is associated with the lives of persons important in Temecula’s past. • That the structure embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important individual, or possesses high artistic value. • That the structure yielded, or may be likely to yield information in prehistory or history of Temecula. City of Temecula – Old Town Specific Plan III-15 III. ADMINISTRATION AND HISTORIC PRESERVATION J. BUILDING PERMITS AND PROHIBITIONS In order to ensure the preservation of designated historic structures listed on the Temecula Local Historic Register (located in Old Town and elsewhere in the City), the Old Town Specific Plan outlines a number of requirements applicable only to designated historic structures as follows: 1. Within the boundaries of the Temecula Local Historic Preservation District no person shall demolish, remove, relocate, or cause to be relocated, alter, or cause to be altered, construct, or cause to be constructed, or modify any designated historic building or structure, except in strict compliance with the plans approved in conjunction with a Finding of Historic Appropriateness. (See Section III.I.3). 2. Within the boundaries of the Temecula Local Historic Preservation District, no building permit shall be issued for the modification, alteration or relocation of a designated historic structure unless a Finding of Historic Appropriateness is made. 3. A Finding of Historic Appropriateness must be made in compliance with the provisions of this chapter prior to the issuance of a building permit for the designated historic structure. 4. Interior changes to historic buildings and structures that do not affect the exterior of the building require a building permit. Prior to the issuance of a building permit for interior changes to a historic structure, a Finding of Historic Appropriateness is required. 5. Nothing in this section shall be construed so as to exempt any person from complying with any other provision of law. K. MAINTENANCE AND CARE 1. The owner, occupant, or other person responsible for the maintenance and/or care of a designated historic building or structure on the Temecula Local Historic Register shall keep the building in good repair. All necessary maintenance to prevent deterioration and decay of any interior portion of the building and exterior architectural feature shall be completed. 2. Nothing in the requirements of this section shall be construed to prevent the ordinary maintenance, care or repair of any exterior architectural feature in or on any designated historic building or structure that does not involve a change in design, material, or external appearance thereof. L. ADDITIONAL PROVISIONS FOR HISTORIC STRUCTURES In addition to the general violation provisions in this chapter, any person or owner who demolishes, alters or removes a building or structure on the Temecula Local Historic Register, shall be required to restore the building, site, or structure to its original condition and setting within ninety days of the violation. For the purpose of this section, the demolition shall be presumed to have occurred on the date the City has actual knowledge of the demolition. The owner shall have the burden of providing an earlier date, if entitlement to an earlier date is claimed. 1. If any person demolishes or removes a building or structure on the Temecula Local Historic Register in violation of this section, no land entitlement, building or construction related permits, including grading permits, land use permits or entitlements to utilize the property as a parking area, or develop any other commercial, residential or mixed-use project on the site, shall be issued for a period of up to seven years, at the City Council's discretion, based on the significance of the resource from the date of demolition. Exceptions may be made to these restrictions in order to replicate the lost resource. 2. The failure to adequately maintain a designated historic building or structure can also be considered to constitute the unauthorized demolition of a building or structure on the Temecula Local Historic Register. 3. Any action to enforce this provision may be brought by the City or any other interested party. This civil remedy shall be in addition to any criminal prosecution and penalty, and any other remedy provided by law. M. APPROVAL AUTHORITY The purpose of this section is to outline procedures for the processing of all land use permits and other discretionary approvals in the Old Town Specific Plan area. Table III-4 (Approval Authority) identifies the approval authority for various planning, zoning and land use permits issued by the City as well as the requirements for projects to be considered at the Old Town Local Review Board. For a project that requires more than one permit or approval, the approving body for the entire project shall be the highest level of approval required for any portion of the application. City of Temecula – Old Town Specific Plan III-16 III. ADMINISTRATION AND HISTORIC PRESERVATION TABLE III-4: APPROVAL AUTHORITY Application Type OTLRB Review Administrative Approval Director of Planning Approval Planning Commission Approval City Council Approval Development Plan – 10,000 s.f. and under X2 X6 Development Plan – over 10,000 s.f. X2 X Major Modification X2 X3,6 X3 X3 Minor Modification8 X1 X6 Minor Conditional Use Permit – existing building X4,6 Conditional Use Permit X5,6 X5 Finding of Historic Appropriateness X2, 7 X6,7 X6,7 X7 X7 Temporary Use Permit9 X6 Footnotes: 1.) Considered a Level One Project which does not require the review and approval of the OTLRB. However, the Planning Director may forward a Level One Project to the OTLRB if the project has the potential to have significant aesthetic impacts or special significance. 2.) Considered a Level Two Project which requires review and recommendation by the OTLRB before the project can be approved by the appropriate approving authority. 3.) Major Modifications may be approved administratively if the project was originally approved by the Director of Planning. Projects which were approved by the Planning Commission or City Council must be considered by the original approving body. Increases in building square footage that results in a building larger than 10,000 square feet shall be heard by the Planning Commission. 4.) Minor Conditional Use Permits, which are for conditionally permit uses to be conducted within an existing building, may be approved by the Director of Planning at a noticed public hearing. 5.) A Conditional Use Permit with a Development Plan shall be approved by the hearing body required for the Development Plan. 6.) For matters that are considered to have unique circumstances, special significance or aesthetic impacts, the Director of Planning may refer such matters to the Planning Commission. 7.) All applications for a Finding of Historic Appropriateness shall be reviewed by the OTLRB. A Finding of Historic Appropriateness may be issued either administratively, by the Director of Planning, by the Planning Commission, or by the City Council as part of the approval process for any Minor Modification, Major Modification, or Development Plan. The appropriate approval authority shall be based upon the approval authority for the application type. 8.) Outdoor Dining or Sidewalk Cafes require the approval of a Minor Modification if not approved as a part of the original Development Plan. 9.) Temporary Use Permits are limited to one permit per business per quarter for each calendar year. City of Temecula – Old Town Specific Plan III-17 III. ADMINISTRATION AND HISTORIC PRESERVATION N. TEMPORARY USE PERMIT 1. Purpose and Intent The provisions of this chapter shall govern special events and temporary uses on private commercial property in Old Town. Special events on public property in Old Town shall be governed by Chapter 12.12 of the Temecula Municipal Code, Parades and Special Events on Public Property. The temporary use permit allows for short-term activities or events that may be appropriate within the Old Town Specific Plan area when regulated. Temporary uses shall not exceed ninety days when not occupying a structure, (including promotional activities), or one year for all other uses occupying a structure, or for a shorter period of time as determined by the Director of Planning. Residential model home complexes are exempt from the time limitations. 2. Permitted Uses Temporary uses in Old Town are divided into two general categories: major and minor. Major temporary uses have a potential potential to create health and safety problems, can occur on undeveloped property and/or outdoors, may create traffic and noise problems, and/or could potentially disrupt community life or surrounding businesses and residents. Minor temporary uses occur on developed commercial private property and/or indoors, and for very short time periods. Minor temporary uses produce little noise and/or traffic, and have no significant impacts on adjacent properties. Temporary Use Permits are limited to one permit per business per quarter for each calendar year. a. Major Temporary Uses The following major temporary uses may be permitted, subject to the review and approval a Major Temporary Use Permit: i. Fairs, festivals, concerts, outdoor live entertainment, and similar activities when not held within a facility designed to accommodate such an event or use such as auditoriums, stadiums, or other public assembly facilities. Major Temporary Use Permits issued for the uses described above are subject to the following requirements: • The number of Major Temporary Use Permits issued for fairs, festivals, concerts, outdoor live entertainment, and similar activities in Old Town may not exceed one per business for every quarter for each calendar year. Fairs, festivals, concerts, outdoor live entertainment, and similar activities shall not exceed two consecutive days in length. • Major Temporary Use Permits issued for City Sponsored Signature Events and/or special events where the City is the applicant are not subject to the quarterly limit. • Major Temporary Uses for fairs, festivals, concerts, outdoor live entertainment, and similar activities shall not be permitted in the Neighborhood Residential (NR) zoning district. ii. Real estate offices and model homes within approved development projects. iii. On and off-site contractors’ construction yards in conjunction with an approved active development project. iv. Christmas tree sales lots. Such activity shall be only held from November 1st through December 31st. v. Pumpkin sales lots. b. Minor Temporary Uses The following minor temporary uses may be permitted, subject to the review and approval of a Minor Temporary Use Permit. i. Outdoor display and sales of merchandise within the Downtown Core and Residential/Limited Mixed-Use districts that exceed the regulations set forth in Section 17.10.020(K) of the Development Code. Outdoor display and sales of merchandise permitted with a Minor Temporary Use Permit shall not exceed sixteen days per calendar year per business or organization and are subject to the following requirements: • Merchandise displayed or sold must be customarily sold on the premises by a permanently established business. • The maximum number of consecutive days for any one event shall not exceed nine calendar days. • Events exceeding five consecutive calendar days shall be fully enclosed in a tent so as to minimize any aesthetic impacts. • Set-up and take-down of tents, lighting, fencing, merchandise and/or items for the event shall not be counted towards the allowable allowable event days per calendar year, except that set-up shall not exceed one and one-half days and take-down shall not exceed one and one-half days unless otherwise authorized by the planning director. City of Temecula – Old Town Specific Plan III-18 III. ADMINISTRATION AND HISTORIC PRESERVATION • Any event comprising of a partial day shall count as one calendar day. ii. Public health and safety activities, including emergency clinics and temporary inoculation centers. iii. Vendor stands (non-mobile). iv. Veterinary clinics on developed sites that are not in conjunction with a veterinary facility (i.e., pet store, groomer). v. For temporary uses that are not listed in subsections (B) (1) and (B) (2) of this section, the Director of Planning may, at his/her sole discretion, determine whether an unlisted temporary use should be classified as major, minor or not permitted. This determination shall be based upon the similarities and differences with the above listed uses and an assessment of the proposed temporary use’s compatibility with the zoning district and surrounding land uses. 3. Authority A temporary use permit may be approved, conditionally approved, or denied administratively by the Director of Planning. The Director of Planning may refer such initial application to the Planning Commission. Decisions of the Director of Planning may be appealed to the Planning Commission, pursuant to the Development Code. 4. Findings The Director of Planning may approve, or conditionally approve a temporary use permit application, only when the following findings can be made: a. The proposed temporary use is compatible with the nature, character and use of the surrounding area. b. The temporary use will not adversely affect the adjacent uses, buildings or structures. c. The nature of the proposed use not detrimental to the health, safety, or welfare of the community. 5. Conditions of Approval In approving an application for a temporary use permit, conditions may be imposed when deemed necessary to ensure that the permit will be in accordance with the intent of the Old Town Specific Plan. These conditions may involve any pertinent factors affecting the operation of such temporary event, or use, and may include, but are not limited to: a. Provision for temporary parking facilities, including vehicular ingress and egress. b. Regulation of nuisance factors such as, but not limited to, prevention of glare or direct illumination on adjacent properties, noise, vibration, smoke, dust, odors, gases and heat. c. Regulation of temporary structures and facilities, including placement, height and size, location of equipment and open spaces, including buffer areas and other yards. d. Provision for sanitary and medical facilities. e. Provision for solid, hazardous and toxic waste collection and disposal. f. Provision for security and safety measures. g. Regulation of signage. h. Regulation of operating hours and days, including limitation of the duration of the temporary use. i. Submission of a performance bond or other surety devices, to ensure that any temporary facilities or structures used will be removed from the site within a reasonable time following the event and that the property will be restored to its former condition. j. A requirement that the approval of the requested temporary use permit is contingent upon compliance with applicable provisions of the municipal code. k. Any other conditions which will ensure the operation of the proposed temporary use in an orderly and efficient manner and in accordance with the intent and purpose of this section. 6. Revocation A temporary use permit may be revoked or modified by the Director of Planning in accordance with the Development Code. City of Temecula – Old Town Specific Plan III-19 III. ADMINISTRATION AND HISTORIC PRESERVATION O. GENERAL PROVISIONS AND REGULATIONS 1. Effect of the Specific Plan No person shall use any premises except as specifically permitted by and subject to the regulations of this Specific Plan. Except as otherwise permitted herein, whenever this Specific Plan prohibits the use of property for a particular purpose, those premises and any improvements on the premises shall not be used for that purpose, and no structure or improvement shall be constructed, altered or moved onto the premises which is designed, arranged, or intended to be occupied or used for that purpose. 2. Minimum Requirements of the Specific Plan The provisions of this Specific Plan shall be interpreted and applied as the minimum requirements for the promotion of the public health, safety and general welfare. The Director of Planning shall interpret the Specific Plan based upon the policy directives of the City Council. 3. Severability If any section, subsection, sentence, clause, phrase or portion of this Specific Plan, or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of a court of competent jurisdiction, such decisions shall not affect the validity of the remaining portions of this Specific Plan, or future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase, portions or any future amendments or additions hereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions hereto may be declared invalid or unconstitutional. City of Temecula – Old Town Specific Plan III-20 III. ADMINISTRATION AND HISTORIC PRESERVATION (This page is left blank intentionally). City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS CONTENTS: A.Introduction.…………………………………………….…………………………………………………………………………………………………... IV-8 1. What is a Form-Based Code?………………….………………………………………………………………………………….......................... IV-8 2. How to Use This Code…………………………………………………………...……………………………………………............................. IV-8 B. Establishment of the Zoning Districts………………….…………………………………..………………………………………………………............. IV-9 1. Zoning District Boundaries…………………….………………………………………………………………………………….………………IV-9 2. Old Town Zoning Districts…………………….…………………………………………………………………………………………………. IV-10 a. Downtown Core District (DTC)………………………………………………………………………………………............................ IV-10 b. Downtown Core/Hotel Overlay District (DTC/HO)…….………………………………………………………………………………. IV-10 c. Residential/Limited Mixed-Use (R/LMU)….…………………………………………………………………………………………… IV-10 d. Neighborhood Residential (NR)..……………………………………………………………………………………………………….. IV-10 e. Civic District (CV)………………………………………………………………………………………………………………………. IV-10 f. Open Space District (OS)…...……………………………………………………………………… …………………………………… IV-10 C. Land Use Regulations….………………………………………………………………………………………………………………............................... IV-10 D. Urban Standards..…………………………………………………………………………………………………………………………………………. .. IV-13 1. Purpose and Intent.….…………………………………………………………………………………………………………………………….. IV-13 2. Applicability …………………………………….………………………………………………………………………………………………... IV-13 3. Regulating Plan Criteria ………………………………….……………………………………………………………………………...……….. IV-13 a. Lot Design Criteria …………………………………………………………………………………………………………….……… IV-13 b. Building Placement …………………………………………………………………………………………… ………………………... IV-13 c. Allowable Parking Placement ………………………………………………………………………………………………………….. IV-13 d. Parking Required…………...…………………………………………………………………………………………………………… IV-13 e. Allowable Building Types …………………………………………………………………………………………................................ IV-13 f. Allowable Building Frontages …………………………………………………………………………………………........................... IV-13 g. Allowable Building Height …………………………………………………………………………………………………………..... IV-13 h. Allowable Encroachments…………………………………………………………………………………………………………….... IV-13 i. Parking Facility Landscape Requirements …………………………………………………………………………………………….... IV-13 j. Private Open Space Requirements………………………………………………………………………………………………………. IV-13 4. Development Requirements by Zone …………………………………………………………………………………………………………….. IV-14 a. Downtown Core and Downtown Core/Hotel Overlay District (DTC and DTC/HO) ……………………………………………..…... IV-14 i. Lot Design Criteria ……………………………………………………… ……………………………………………..……… IV-14 ii. Building Placement Criteria ………………………………………………………………………………………..…………. IV-15 iii. Allowable Parking Placement ………………………………………………………………………………………………... IV-17 iv. Parking Required ……………………………………………………………………………………………………..………. IV-19 v. Adaptive Re-use Parking Waiver.............................................................................................. ............................................... IV-19 vi. Allowable Building Types and Building Height ……………………………………………………………………………... IV-20 vii. Allowable Frontage Types ……………………………………………………………………… …………….…………….. IV-23 viii. Building Frontage Required on the Build-to Line ………………………………………………………………………...... IV-27 ix. Allowable Encroachments …………………………………………………………………………………………………..... IV-28 x. Parking Facility Landscape Requirements …………………………………………………………………………………..... IV-29 IV-1 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS xi. Minimum Private Open Space Requirements …………………………………………………………………………...…... IV-30 b. Residential/Limited Mixed-Use District (R/LMU) ………………………...………………………………………………………… IV-31 i. Lot Design Criteria ………………………………………………………………………………………………………...…... IV-31 ii. Building Placement Criteria …………………………………………………………… ………………………………...…… IV-32 iii. Allowable Parking Placement ………………………………………………………………………………………………... IV-33 iv. Parking Required ..……………………………………………………………………………………………………………. IV-34 v. Adaptive Re-use Parking Waiver …………………………………………………………………………….......................... IV-34 vi. Allowable Building Types and Building Height …………………………………………………………….......................... IV-35 vii. Allowable Frontage Types …………………………………………………………………………………………………... IV-38 viii. Building Frontage Required on the Build-to Line …………………………………………………………......................... IV-43 ix. Allowable Encroachments ……………………………………………………………………………………………………. IV-44 x. Parking Facility Landscape Requirements ……………………………………………………………….…………………… IV-45 xi. Minimum Private Open Space Requirements ……………………………………………………………….......................... IV-46 c. Neighborhood Residential District (NR) ……………………………………………………………………………………………….. IV-47 i. Lot Design Criteria ……………………………………………………………………………………………......................... IV-47 ii. Building Placement Criteria …………………………………………………………………………………………………... IV-48 iii. Allowable Parking Placement ………………………………………………………………………………………………... IV-50 iv. Parking Required ……………………………………………………………………………………………………………... IV-52 v. Adaptive Re-use Parking Waiver ……………………………………………………………………………………………... IV-52 vi. Allowable Building Types and Building Height …………………………………………………………….......................... IV-53 vii. Allowable Frontage Types …………………………………………………………………………………………………... IV-55 viii. Building Frontage Required on the Build-to Line ………………………………………………………..………………… IV-60 ix. Allowable Encroachments ……………………………………………………………………………………………………. IV-61 x. Parking Facility Landscape Requirements ……………………………………………………………………………………. IV-62 xi. Minimum Private Open Space Requirements ……………………………………………………………………………....... IV-63 d. Civic District (CV) ………………………………………………………………………………………………….............................. IV-64 i. Exemption from Standards ……………………………………………………………………………………......................... IV-64 e. Open Space (OS) …………………………………………………………………………………………………………………….….. IV-65 E. Building Type Standards …………………………………………………………………………………………………………………………………... IV-67 1. Commercial Block ……………………………………………………………………………………………….… …....................................... IV-68 a. Commercial Block-Pedestrian and Vehicular Access Standards……………………………………………………………………….. IV-69 b. Commercial Block-Parking Facilities Standards……………………………………………………………………………………….. IV-69 c. Commercial Block-Utilitarian Standards………………………………………………………………………………………………... IV-70 d. Commercial Block-Private Open Space Standards………………………………… ………………………………………………….. IV-70 e. Commercial Block-Landscape Standards……………………………………………………………………………………………….. IV-71 f. Commercial Block-Floor Plan Standards………………………………………………………………………………………………... IV-71 g. Commercial Block-Building Size and Massing Standards……………………………………………………………………………... IV-71 2. Courtyard Building ……………………………………………………………………………………………………..……………………….... IV-72 a. Courtyard Building-Pedestrian and Vehicular Access Standards………………………………………………………………………. IV-73 b. Courtyard Building-Parking Facilities Standards……………………………………………………………………………………… IV-73 IV-2 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS c. Courtyard Building-Utilitarian Standards……………………………………………………………………………………………….. IV-74 d. Courtyard Building-Private Open Space Standards…………………………………………………………………………………….. IV-74 e. Courtyard Building-Landscaping Standards…………………………………………………………………………………………….. IV-74 f. Courtyard Building -Floor Plan Standards………………………………………………………………………………………………. IV-75 g. Courtyard Building-Building Size and Massing Standards…………………………………………………………………………….. IV-75 3. Bungalow Courtyard ……………………………………………………………………………………………………………………………... IV-76 a. Bungalow Courtyard-Pedestrian and Vehicular Access Standards……………………………………………………………………. IV-77 b. Bungalow Courtyard-Parking Facilities Standards…………………………………………………………………………………….. IV-77 c. Bungalow Courtyard-Utilitarian Standards……………………………………………………………………………………………. IV-78 d. Bungalow Courtyard-Private Open Space Standards…………………………………………………………………………………… IV-78 e. Bungalow Courtyard-Landscaping Standards…………………………………………………………………………………………… IV-78 f. Bungalow Courtyard-Floor Plan Standards……………………………………………… ……………………………………………… IV-78 g. Bungalow Courtyard-Building Size and Massing Standards…………………………………………………………………………….IV-79 4. Rowhouse ………………………………………………………………………………………………………………………………………… IV-80 a. Rowhouse-Pedestrian and Vehicular Access Standards………………………………………………………………………………… IV-81 b. Rowhouse-Parking Facilities Standards………………………………………………………………………………………………… IV-81 c. Rowhouse-Utilitarian Standards………………………………………………………………………………………………………… IV-81 d. Rowhouse-Private Open Space Standards………………………………………………………………………………………………. IV-82 e. Rowhouse-Landscaping Standards……………………………………………………………………………………………………… IV-82 f. Rowhouse-Floor Plan Standards………………………………………………………………………………………………………… IV-82 g. Rowhouse-Building Size and Massing Standards……………………………………………… ………………………………………. IV-82 5. Duplex, Triplex or Quadplex ……..……………………………………………………………………………………....................................... IV-83 a. Duplex, Triplex or Quadplex -Pedestrian and Vehicular Access Standards…………………………………………………………….. IV-84 b. Duplex, Triplex or Quadplex -Parking Facilities Standards…………………………………………………………………………….. IV-84 c. Duplex, Triplex or Quadplex -Utilitarian Standards…………………………………………………………………………………….. IV-84 d. Duplex, Triplex or Quadplex-Private Open Space Standards………………………………………………………………………….. IV-85 e. Duplex, Triplex or Quadplex -Landscaping Standards………………………………………………………………………………… IV-85 f. -Duplex, Triplex or Quadplex-Floor Plan Standards………………………………………………………………………………….. IV-85 g. Duplex, Triplex or Quadplex -Building Size and Massing Standards…………………………………………………………………. IV-85 6. Detached House …………………………………………………………………………………………………………...................................... IV-86 a. Detached House -Pedestrian and Vehicular Access Standards…………………………………………………………………………. IV-87 b. Detached House-Parking Facilities Standards………………………………………………………………………………………… IV-87 c. Detached House-Utilitarian Standards………………………………………………………………………………………………….. IV-87 d. Detached House-Private Open Space Standards……………………………………………………………………………………… IV-87 e. Detached House-Landscaping Standards……………………………………………………………………………………………… IV-88 f. Detached House-Floor Plan Standards………………………………………………………………………………………………. IV-88 g. Detached House-Building Size and Massing Standards……………………………… ………………………………………………… IV-88 F. Building Frontage Standards ………………………………………………………………………………………………………………………………. IV-89 1. Frontage Types……………………………………………………………………………………………………………............................ ......... IV-90 a. Shopfront Frontage …………………………………………………………………………………………........................................... IV-90 IV-3 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS b. Arcade Frontage ………………………………………………………………………………………………………………………… IV-91 c. Gallery Frontage …………………………………………………… …………………………………………………………………... IV-92 d. Two-story Gallery Frontage…………………………………………………………………………………….................................... IV-93 e. Forecourt Frontage……………………………………………………………………………………………………… ………………. IV-94 f. Residential Stoop Frontage……………………………………………………………………………………………........................... IV-95 g. Residential Porch Frontage……………………………………………………………………………………………………………… IV-96 2. General Requirements for Commercial Ground Floor Façades ………………………………………………………………………………….. IV-97 G. Supplemental and Special Use Standards …………………………………………………………………………………………………………………. IV-99 1. Sidewalk Cafes/Outdoor Dining Areas …………………………………………………………………………………………………………... IV-99 a. Intent…………………………………………………………………………………………………………………………………….. IV-99 b. Sidewalk Café/Outdoor Dining Areas Permitted………………………………………………………………………………………... IV-99 c. Requirements…………………………………………………………………………………………………………………………….. IV-99 d. Conduct of Hours and Operation……………………………………………………………………………… ………………………... IV-99 e. Suspension or Revocation………………………………………………………………………………………………………………. IV-99 2. Vending Carts …………………………………………………………………………………………………………….…................................. IV-100 a. Intent…………………………………………………………………………………………………………………………………….. IV-100 b. Vendor Permit Required………………………………………………………………………………………………………………… IV-100 c. Vending Cart Requirements………………………………………………… …………………………………………………………... IV-100 d. Conduct of Business and Hours of Operation……………………………………………………………………………………………IV-100 e. Denial, Suspension or Revocation of a Vending Permit……………………………………………………………… ………………… IV-101 3. Mixed-Use Standards……………………………………………………………………………………………………………………………... IV-101 a. Intent…………………………………………………………………………………………………………………………………… IV-101 b. Limitation and Requirements………………… …………………………………………………………………………………………. IV-101 i. Noise/Aesthetics………………………………………………………………………………………………………………... IV-101 ii. Odor……………………………………………………………………………………………………………………………. IV-101 iii. Lighting/Glare………………………………………………………………………………………………………………… IV-102 4. Balconies, Patios and Porches ………………………………………………………………………………………………................................. IV-102 a. Intent……………………………………… …………………………………………………………………………………………….. IV-102 b. Requirements……………………………………………………………………………………………………………………………. IV-102 5. Bed and Breakfast Establishments ……………………………………………………………………………………………………………...... IV-102 a. Intent……………………………………………………………………………..……………………………………………………… IV-102 b. Requirements……………………………………………………………………………………………………………………...…….. IV-102 c. Supplemental Requirements……………………………………………………… ……………………………………………………... IV-102 6. Full Service Hotels ……………………………………………………………………………………………………………………………….. IV-102 a. Intent…………………………………………………………………………………………………………………………………….. IV-102 b. Requirements……………………………………………………………………………………………………………………………. IV-103 7. Loading Facilities ………………………………………………………………………………………………………………………………… IV-103 8. Parking …………………………………………………………………………………………………………… ……………………………… IV-103 9. Railroad Turntable Preservation Incentives ……………………………………………………………………………………………………… IV-103 10. Civic District Land Use and Development Standards …………………………………………………………………………………… ……... IV-105 IV-4 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS H. Circulation and Streetscape Standards …………………………………………………………………………………………….................................... . VI-107 1. Old Town Sidewalk Standards …………………………………………………………………………………………………………………… IV-107 a. Current Sidewalk Conditions……………………………………………………………………………………………………………. IV-107 b. Sidewalk Design Standards………………………………………………………………………………………….…………………...IV-107 c. Required Sidewalk Configuration Between the Property Line and Build-to Line……………………………………………………… IV-108 d. Sidewalk Cross Sections………………………………………………………………………………………………………………… IV-109 e. Removal of Wooden Boardwalk……………………………………………………………………………………………………….... IV-110 f. Establishment of the Sidewalk Zones …………………………………………………………………………………………………… IV-111 i. Curb Zone………………………………………………………………………………………………………………………. IV-111 ii. Street Furnishing Zone………………………………………………………………………………………………………… IV-112 iii. Pedestrian Zone……………………………………………………………………………………………………………….. IV-113 iv. Frontage Zone…………………………………………………………………………………………………………………. IV-113 g. Typical Sidewalk Zone Widths……………………………………………………………………… ………………………………….. IV-114 2. Old Town Street Standards ………………………………………………………………………………………………………………………. IV-115 a. Typical Street Cross Sections…………………………………………………………………………………………………………… IV-115 b. Moreno Road (north and south loop) Cross Sections…………………………………………………………………………………… IV-115 c. Termination of Third Street and Fifth Street Adjacent to Murrieta Creek……………………………………………………………… IV-127 3. Traffic Calming Measures………………………………………………………………………………………………………………………… IV-130 a. Curb-Bulb-outs………………………………………………………………………………………………………………………….. IV-131 b. Speed Tables and Raised Crosswalk…………………………………………………………………………………………………….. IV-132 c. Designated/Marked Crosswalks…………………………………………………………………………………………………………. IV-132 d. Roundabouts……………………………………………………………………………………………………………………………. . IV-133 4. Old Town Street Tree Standards …………………………………………………………………………………………………………………. IV-134 a. Existing Conditions……………………………………………………………………………………………………………………… IV-134 b. Required Street Tree Design Standards…………………………………………………………………………………………………. IV-135 c. Street Tree Placement….………………………………………………………………………………………………………………... IV-136 d. Example-Conceptual Street Tree Plan………………………………………………………………………………………………….. IV-137 e. Tree Grate Specifications………………………………………………………………………………………………………………... IV-137 f. Street Tree Landscape Palette……………………………………………………………………………… …………………………….IV-138 5. Old Town Mobility Concept ……………………………………………………………………………………………………………………... IV-141 a. Street Improvements…………………………………………………………………………………………………………………….. IV-141 i. Roundabout Improvements…………………………………………………………………………………………………….. IV-141 b. Pedestrian Connections/Pedestrian Bridges……………………………………………………………………………………………... IV-141 c. Transit Stops………………………………………………………… ………………………………………………………………….. IV-142 d. Multi-Use Trails…………………………………………………………………………………………………………………………. IV-142 I. Alley Standards …………………………………………………………………………………………………………………………………………….. IV-145 1. Public Alley Cross Section and Construction Requirements ……………………………………………………………….................................. IV-146 a. Utilities…………………………………………………………………………………………………………………………………... IV-148 2. Private Residential and Commercial Alleyways ……………………………………………………………………………................................. IV-149 3. Preservation of Existing Alleys in Old Town ……………………………………………………………………… ……………………………. IV-149 IV-5 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS J. Signs ………………………………………………………………………………………………………………………………….................................. IV-151 1. Objective………………………………………………………………………………………………………………………………………….. IV-151 2. Architectural Compatibility……………………………………………………………………………………………………………………….. IV-151 3. Colors……………………………………………………………………………………………………………………………………………... IV-151 4. Materials and Construction…………………………………………………………………………… ………………………………………….. IV-152 5. Lighting Considerations ………………………………………………………………………………………………………………………….. IV-152 6. Applicability………………………………………………………………………………………………………………………………………. IV-153 7. Permit Required…………………………………………………………………………………………………………………………………… IV-153 8. Sign Program……………………………………………………………………………………………………………………………………… IV-153 9. Prohibitions………………………………………………………………………………………… …………………………………………….. IV-153 10. Prohibited Signs in Old Town…………………………………………………………………………………………………………………… IV-153 11. Temporary Banners……………………………………………………………………………………………………………………………… IV-153 12. Temporary Portable Signs………………………………………………………………………………………………………………………. IV-154 13. Sign Placement………………………………………………………………………………………………………………………………….. IV-154 14. Sign Lighting…………………………………………………………… ………………………………………………………………………. IV-155 15. Allowable Sign Area…………………………………………………………………………………………………………………………….. IV-156 a. Single Frontage………………………………………………………………………………………………………………………….. IV-156 b. Double Frontage………………………………………………………………………………………………………………………… IV-156 c. Interior Frontage/Courtyard…………………………………………………………………………………………………………….. IV-156 d. Rear/Secondary Entry………………………………………… ………………………………………………………………………… IV-156 16. Allowable Sign Types…………………………………………………………………………………………………………………………… IV-159 a. Wall Mounted/Painted Signs…………………………………………………………………………………………………………….. IV-159 i. Maximum Sign Area…………………………………………………………………………………………………………… IV-159 ii. Illumination…………………………………………………………………………………………………………….……… IV-159 iii. Sign Placement…………………………………………………………………………………………… ………………….. IV-159 iv. Ornamental Elements/Design…………………………………………………………………………………………………. IV-159 b. Plaque Signs……………………………………………………………………………………………………………………………... IV-160 c. Sidewalk Terrazzo/Mosaic Signs………………………………………………………………………………………………………... IV-161 d. Blade Signs……………………………………………………………………………………………………………………………… IV-162 i. Maximum Sign Area…………………………………………………………………………………………………………… IV-162 ii. Illumination……………………………………………………………………………………………………………………. IV-162 iii. Sign Placement/Design……………………………………………………………………………………………………….. IV-162 e. Awning Signs……………………………………………………………………………………… ……………………………………. IV-163 i. Illumination…………………………………………………………………………………………………………………….. IV-163 ii. Maximum Sign Area…………………………………………………………………………………………………………... IV-163 iii. Sign Placement/Design……………………… ……………………………………………………………………………….. IV-163 f. Hanging Signs…………………………………………………………………………………………………………………………… IV-164 i. Maximum Sign Area…………………………………………………………………………………………………………… IV-164 ii. Illumination……………………………………………………………………………………………………………………. IV-164 iii. Sign Placement…………………………………………………………………………………………………………...…… IV-164 IV-6 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS g. Under Canopy Signs…………………………………………………………………………………………………………………….. IV-164 i. Maximum Sign Area…………………………………………… ……………………………………………………………… IV-164 ii. Illumination……………………………………………………………………………………………………………………. IV-164 iii. Sign Placement………………………………………………………………………………………………………………... IV-164 h. Window Signs…………………………………………………………………………………………………………………………… IV-165 i. Illumination ……………………………………………………………………………………………………………………. IV-165 ii. Sign Placement………………………………………………………………………………………………………………… IV-165 iii. Maximum Sign Area………………………………………………………………………………………………………….. IV-165 i. Accessory Signs………………………………………………………………………………………………………………………… IV-165 i. Directory Signs……………………………………………………………………………… …………………………………. IV-165 ii. Menu Board……………………………………………………………………………………………………………………. IV-166 iii. Directional Signs……………………………………………………………………………………………………………… IV-166 iv. Building Name Signs……………………………………… ………………………………………………………………….. IV-166 v. Hours of Operations…………………………………………………………………………………………………………… IV-167 17. Sign Maintenance……………………………………………………………………………………………………………………………...… IV-167 K. Public Signage Concept …………………………………………………………………………………………………………..……………………….. IV-169 1. Old Town Gateway Signs ……………………………………………………………………………………………………............................... IV-169 2. Directory Signs ………………………………………………………………………………………………………………............................... IV-169 a. Directory Sign Content………………………………………………………………………………………………………………….. IV-170 3. Directional Way Finding Signage ………………………………………………………………………………………………………………... IV-170 a. Directional Way Finding Sign Content………………………………………………………………………………………………….. IV-171 4. Special Event/Light Pole Banners ………………………………………………………………………………………………………………... IV-172 5. Street Name Signs ………………………………………………………………………………………………………………………………... IV-173 6. Old Town/Downtown Logo Signage …………………………………………………………………………………………………………….. IV-173 IV-7 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS A. INTRODUCTION 1. What is a Form-Based Code? A form-based code regulates development projects by providing specific regulations for the physical form of a building (as opposed to the separation of uses) to foster predictable built results and an active public realm. Form-based codes emphasize building form over land use and encourage mixed-use development in an urban environment. Form-based codes also address the relationship between the building façade and the public realm to achieve a pedestrian friendly environment along the streets, sidewalks and alleys. Form-based code regulations are provided through what is known as a Regulating Plan. The regulating plan provides specific development regulations and standards presented in both words and diagrams to designate the appropriate building form, scale, massing and character of a building relative to the district or geographic location of a lot or property within the Specific Plan area. More specifically, the regulating plan regulates the site planning for buildings. This in turn defines the streetscape to achieve the human scale and walkability desired for the Old Town area. As part of the regulating plan, six zones have been established with their own distinct development regulations. 2. How to use this Code A basic explanation of how to use this code is provided below: a. Identify the zone for your parcel (See Old Town Regulating Plan Map Exhibit V-1). For this example, your property is in the Downtown Core district. b. Is the proposed use/project allowed by right in the zone, or is a Conditional Use Permit required? (See Land Use Regulations Section IV.C and Table IV-1 Land Use Matrix of this chapter). Check the Land Use Matrix Table IV-1. This table will identify if the land use is allowed by right, requires a Conditional Use Permit, or is not permitted in the zone. If you would like to construct a new building or modify an existing building please proceed with the next next steps outlined below: (Please note that the application processing procedures and approval process for projects in Old Town are discussed in Chapter IIIAdministration). c. Apply the Urban Standards to your site. (See Section IV.D of this chapter). For this example you would check the Downtown Core district Development Requirements to identify:  Allowable building placement  Allowable building type, frontage type and building height  Allowable encroachments  Allowable parking placement requirements and number of spaces required  Landscaping required d. Apply the architectural standards to your site.  Select from the allowable building types defined by zone, (in this case determine what type of buildings are allowed to be constructed in the Downtown Core district).  Select from the allowable frontage types defined by zone, (in this case determine what frontage types are allowed to be constructed in the Downtown Core district). Based upon this information the basic volume and geometric building form will be established. e. Apply Building Type and Frontage Type Standards and Architectural Style and Design Guidelines (See Chapter IV.E and IV.F and Chapter V.C.3). IV-8 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS B. ESTABLISHMENT OF THE ZONING DISTRICTS The following zones have been established within the Old Town Specific Plan area:  Downtown Core District (DTC)  Downtown Core/Hotel Overlay District (DTC/HO)  Residential/Limited Mixed-Use District (R/LMU)  Neighborhood Residential District (NR)  Civic District (CV)  Open Space (OS) Each zone is identified as a spatial district as shown in Exhibit IV-1 Old Town Regulating Plan. Each zone shown in the Old Town Regulating Plan has different development regulations and standards for the physical building form and building placement that shall apply in the Old Town Specific Plan area. 1. Zoning District Boundaries Where boundaries of the Zoning Districts appear to follow streets, the boundary shall follow the centerlines of said streets. Where boundaries appear to follow existing property lines, they shall follow said property lines and shall not bisect portions of existing lots lots of record which are in effect at the time of adoption of this Specific Plan. The boundaries of the Open Space Zoning District along the channel of Murrieta Creek, however, may bisect adjacent parcels. IV-9 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 2. Old Town Zoning Districts a. Downtown Core (DTC) The Downtown Core district is intended to provide for uses that support pedestrian oriented and mixed-use development. The Downtown Core Zoning district is defined by multi-story urban buildings of up to four stories (when at least one floor of residential is provided, or when at least one floor of office (with parking) is provided). The Downtown Core is intended to accommodate a variety of land uses that will create a vibrant public realm. Uses include, but are not limited to art galleries, museums, restaurants, entertainment oriented uses, small scale boutique retailers such as gift, specialty food, and antique shops and similar retail uses, offices and service oriented uses. Residential development at 40 to 70 dwelling units per acre and mixed-use developments are also anticipated within this district. Service and office uses are restricted to the second floor and higher for parcels along Old Town Front Street and Main Street. Residential uses are permitted in the Downtown Core Zoning district, but are also restricted to the second floor and higher for parcels along Old Town Front Street and Main Street. All four story buildings in the Downtown Core district must contain at least one floor restricted to residential use or one floor of office with on-site parking. b. Downtown Core/Hotel Overlay (DTC/HO) The Downtown Core/Hotel Overlay district is intended to encourage the development of a hotel with conference facilities, restaurant and other guest services. The Downtown Core/Hotel Overlay district permits a full service hotel with conference facilities, restaurant and other guest services, to be constructed at a greater building height than other buildings (up to eight stories) in the underlying Downtown Core district. This will provide adequate visitor accommodations for Old Town and the surrounding area. c. Residential/Limited Mixed-Use (R/LMU) The Residential/Limited Mixed-Use district is intended to provide for attached residential at 20 to 70 dwelling units per acre, or mixed-use development to accommodate a variety of attached housing types with some opportunities for ground floor retail and restaurant uses. Office uses are also permitted and may be located on the first or second floor. When a building in this zone is proposed to be a fully residential use the residential units may be located on the first floor. The construction of a neighborhood market is also anticipated in this district to support the surrounding residential uses in this area. d. Neighborhood Residential (NR) The Neighborhood Residential district is intended to provide for attached and detached three-story residential development at a density of 20 to 35 dwelling units per acre. Typical housing types include detached single family, multi-family, duplexes, triplexes, condominiums, and apartments. Commercial uses proposed as a part of a live/work project are limited to the first floor only. e. Civic District (CV) The Civic district is intended to provide for public and quasi-public uses such as parks, City offices, and government buildings, police/fire stations, senior citizen centers, community centers and other community assembly uses, public museums, libraries, public art displays and similar facilities. Due to the unique nature of buildings and uses located within the Civic district strict application of the development standards do not apply. f. Open Space District (OS) The Open Space district includes both public and private areas of permanent open space along the floodways of Murrieta Creek. The Open Space district is intended to provide for the preservation of biological and cultural resources, and to protect the public from flood hazards. The future Murrieta Creek Restoration Project and Trail is anticipated to be located within the Open Space district. No other development will occur in this zone. C. LAND USE REGULATIONS The land uses in the Old Town Specific Plan area are regulated by district in order to achieve the mixed-use character envisioned for the area. Each zone establishes the land uses that are permitted, conditionally permitted or not permitted in the zone. Table IV-1, Land Use Matrix, outlines the allowable land uses by zone. The land use regulations, combined with the regulating plan for each zone, are intended to implement the goals, policies and objectives of this Specific Plan and accomplish the vision for Old Town. If a land use is not listed in the land use matrix a land use determination shall be made by the Planning Commission. The Civic district (CV) is exempt from the development standards and not included in the land use matrix. The Open Space (OS) zone is not included in the land use matrix because there will be no development within this district expect for what is constructed as part of the Murrieta Creek Trail project. IV-10 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS TABLE IV-1: LAND USE MATRIX LIST OF USES Residential-Limited Mixed-Use (R/LMU) Downtown Core (DTC)/Downtown Core-Hotel Overlay (DTC/HO) Neighborhood Residential (NR) Adult Entertainment Businesses ---Alcoholic Beverage Sales11 C C -Art Studio with or without a gallery P1 P1 Bar, Cocktail Lounge, Night Club C1 C -Bed and Breakfast C -C Community Care Facility (6 or Fewer) --P Community Care Facility (7 to 14) --C Day Care/Preschool C1 C2 -Day Spa -(Full Service) P1 P -Drive-thru Businesses (includes eating establishments and banks) ---Farmers Market C C -Health and fitness, dance, martial arts studio P1 P2 -Home Occupation P P P Cigar/Hookah Club (private membership only) C C -Hotel P3 P4 -Live Entertainment (indoor venue only) C5 C5 -Massage Facilities ---Museum -P -Neighborhood market, grocery store P1 P -Office-Administrative/Professional/Medical P12 P2 -Performing Arts -P -Personal Services P1 P2 -Residential -Attached Attached P P6 P Residential -Detached --P Residential – Live/Work C C C Restaurant (with or without the sale of beer and wine) P9 P9 -Retail P1 P -Tattoo Studio ---Trade/Educational Institution P1 P2 -Wine Producing/Micro Brewery – (Type 02 ABC License only) P7 P7 -Wine Tasting Facility –(Type 02 ABC License only) P8 P8 -Wine Tasting Facility C10 C10 -IV-11 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS Except hotel operations, business activities within the Residential/Limited Mixed-Use and Neighborhood Residential during the hours of 12:00 a.m. and 5:00 a.m. shall require a Conditional Use Permit. Any use not explicitly stated above shall require a use determination by the Planning Commission. P Use is permitted by right C Use is permitted with a Conditional Use Permit -Use is not permitted 1. Use is limited to ground floor only. 2. These uses are limited to either the second floor (or higher) or to locations that do not front upon or open directly onto either Old Town Front Street or Main Street. 3. This use is limited to locations that front Moreno Road. Full service hotel uses with food service and conference facilities at heights greater than three stories but limited to eight stories may be considered under a Conditional Use Permit. Subject to the Supplemental Standards for hotels over 3 stories. 4. Full service hotel uses with food service and conference facilities in the Downtown Core -Hotel Overlay (DTC/HO) are allowed eight stories. Subject to the Supplemental Standard and Special Use Standards in Section IV.G of this chapter, for hotels over three stories. 5. Outdoor entertainment is not permitted in Old Town. City sponsored signature events and/or events when the City is the applicant are exempt. Outdoor live entertainment may be considered for private businesses in Old Town with a Temporary Use Permit as appropriately conditioned, limited to one event per quarter. 6. Ground floor residential not permitted in the Downtown Core area along Old Town Front Street and Main Street. 7. Shall include a store front tasting room. Premises with or without the product sale for off-site consumption is limited to a Department of Alcoholic Beverage Control License Type 02 (Winery/Winegrower). 8. Premises with or without the product sale for off-site consumption is limited to the Department of Alcoholic Beverage Control License Type 02 (Winery/Winegrower). 9. Outdoor Dining or Sidewalk Cafes are permitted in conjunction with a restaurant subject to the review and approval of a Minor Modification or as approved with a Development Plan application. 10. Premises with or without the product sale for off-site consumption applying for any Department of Alcoholic Beverage Control License type other than a Type 02 (Winery/Winegrower). 11. Subject to Chapter 17.10 Supplemental Development Standards of the Development Code. 12. This use is permitted on either the ground floor or second floor. IV-12 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS D. URBAN STANDARDS 1. Purpose and Intent This section identifies the development standards and requirements for all projects within the Old Town Specific Plan area. The Urban Standards are intended to ensure that proposed development within the Old Town area occurs in a manner that is consistent with the community’s vision for building form, massing, architectural character, and the building’s relationship to the street and public realm. 2. Applicability All proposed improvements, development projects, or physical modification to any building in Old Town shall be designed in compliance with the standards of this chapter for the applicable zoning district, with the exception of the Civic district (CV). Due to the unique nature of buildings and uses located within the Civic district, strict application of the development standards do not apply. However, these projects will be reviewed through the Capital Improvement Project Project process to ensure compatibility with the surrounding buildings and structures. 3. Regulating Plan Criteria Each zone that is identified in the Old Town Regulating Plan (Exhibit IV-1) has corresponding development standards to achieve the vision for the Old Town area. The following Regulating Plan criteria are outlined by zone in Section IV.4 (Development Requirements by Zone) of this chapter: a. Lot Design Criteria–Addresses the minimum lot size and required lot dimensions by zoning district. b. Building Placement-Addresses where and to what extent buildings can be placed on a site. c. Allowable Parking Placement-Addresses where and to what extent parking can be placed on a site. d. Parking Required-Addresses what amount of parking is required by use and by zone. e. Allowable Building Types-Addresses which building types are allowed in which zone in Old Town. f. Allowable Building Frontages – Addresses which building frontage types are allowed in which zones and how much of the building façade is required to be placed on the build-to line. g. Allowable Building Height-Addresses how many stories and the maximum number of feet in height a building may be, and under what specific conditions a building’s number of stories may vary. h. Allowable Encroachments-Addresses where and to what extent certain components and architectural elements can extend over the build-to line or into required setback areas. i. Parking Facility Landscape Requirements-Addresses how much landscaping, what type of landscape treatments, and where landscaping is required within parking areas by zone. j. Private Open Space Requirements-Addresses how much private open space is required for each residential unit by zone. IV-13 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT 4. Development Requirements by Zone a. Downtown Core District (DTC) and Downtown Core/Hotel Overlay District (DTC/HO) The following requirements shall apply to all property that is located within the Downtown Core district and the Downtown Core/Hotel Overlay district. i. Lot Design Criteria The table below identifies the minimum lot size and dimension criteria for all lots in Old Town that are located within the Downtown Core district and Downtown Core/Hotel Overlay district. Table IV-2: Downtown Core and Downtown Core/Hotel Overlay District Lot Design Criteria 1 Minimum Net Lot Area (square feet) 3,500 square feet Minimum lot width at front property line 25 linear feet Minimum lot depth 140 linear feet 1 Criteria does not apply to existing legal lots. Figure IV-1: Examples of typical buildings anticipated in the Downtown Core and Downtown Core/Hotel Overlay District. IV-14 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT ii. Building Placement Criteria Building Placement-Lots without Creek frontage: The table below identifies the typical building placement/setbacks on lots within the Downtown Core and Downtown Core/Hotel Overlay district. For the purposes of determining the front of a property or the primary frontage for building placement in this zone, properties that have frontage on more than one street shall consider Old Town Front Street or Mercedes Street as the front of the lot and meet the criteria outlined below accordingly. Table IV-3: Building Placement in the Downtown Core and Downtown Core/Hotel Overlay District for Lots without Murrieta Creek Frontage Build-to Line/Setbacks: In-feet: A. Front Build-to Line (primary frontage) Building façade to be placed 10 feet behind the property line on the build-to line B. Side Street (secondary frontage side on corner lot) Building Building façade to be placed 10 feet behind the property line on the build-to line C. Side Yard Setback 0 feet D. Rear Yard Setback (no alley) 5 feet E. Alley Rear Yard Setback 0 feet Figure IV-2: Typical building placement in the DTC and DTC/HO district for lots without Murrieta Creek frontage. IV-15 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT Building Placement-Lots with Creek frontage: The table below identifies the typical building placement/setbacks for lots adjacent to Murrieta Creek within the Downtown Core and Downtown Core/Hotel Overlay district. Buildings along Murrieta Creek should be designed to front both the primary street frontage and front Murrieta Creek. Building facades facing Murrieta Creek are required to be placed on the secondary build-to line to achieve uniformity in building placement along the Murrieta Creek trail. Projects facing Murrieta Creek shall be designed with active frontage (useable, leasable area) that faces the creek channel. Table IV-4: Building Placement in the Downtown Core and Downtown Core/Hotel Overlay District for Lots with Murrieta Creek frontage Build-to Line/Setbacks: In-feet: A. Building facade facing Murrieta Creek Building façade to be placed 20 feet behind behind the property line on the buildto line B. Building façade facing secondary side street Building façade to be placed 10 feet behind the property line on the buildto line C. Side Yard Setback 0 feet D. Rear Yard Setback (no alley) 5 feet E. Alley Rear Yard Setback 0 feet IV-16 Figure IV-3: Typical building placement in the DTC and DRC/HO district for lots with Murrieta Creek frontage. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT iii. Allowable Parking Placement Parking and loading facilities within the Downtown Core and Downtown Core/Hotel Overlay district shall be placed on the site in accordance with the following requirements: Table IV-5: Parking Placement in the Downtown Core and Downtown Core/Hotel Overlay District (typical lot) Parking Facility Setback (behind buildto line):1 Surface parking, tuck under parking, alley loaded parking, structured garage parking, podium parking:2 Subterranean: A. Front Yard Setback (primary street frontage and/or Murrieta Creek) 20 feet from the build-to line along the primary street frontage; 50 feet is recommended1 0 feet from property line B. Side Street Setback (secondary street frontage on corner lot) 20 feet minimum from the build-to line along the secondary street frontage; 50 feet is recommended1 0 feet from property line C. Side Yard Setback 0 feet from property line 0 feet from property line D. Rear Yard Setback (no alley) 5 feet from property line 0 feet from property line E. Alley Rear Yard Setback 0 feet from property line 0 feet from property line 1Parking setbacks apply to all stories of the building. 2When individual detached garages are provided for any building type they shall be located at the rear 25 percent of the site and screened from the street. Figure IV-4: Allowable parking placement in the DTC and DTC/HO district for lots without Murrieta Creek frontage. IV-17 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT Table IV-6: Parking Placement in the Downtown Core and Downtown Core/Hotel Overlay District (lots with Murrieta Creek frontage) Parking Facility Setback (behind build-to line):1 Surface, tuck under, alley loaded, structured garage and podium parking:2 Subterranean: A. Front Yard Setback (primary street frontage and/or Murrieta Creek) 20 feet from the build-to line along the primary street frontage; 50 feet is recommended1 0 feet from the build-to line B. Side Street Setback (secondary street frontage on corner lot) 20 feet minimum from the build-to line along the secondary street frontage; 50 feet is recommended1 0 feet from the build-to line C. Side Yard Setback 0 feet from property line 0 feet from property line D. Rear Yard Setback (no alley) 5 feet from property line 0 feet from property line E. Alley Rear Yard Setback 0 feet from property line 0 feet from property line 1Parking setbacks apply to all stories of the building. 2When individual detached garages are provided for any building type they shall be located at the rear 25 percent of the site and screened from the street. IV-18 Figure IV-5: Allowable parking placement in the DTC and DTC/HO district for lots with Murrieta Creek frontage. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT Parking Area Performance Standards:  Parking shall not be visible from the street or from Murrieta Creek.  Parking setbacks shall be applied to all stories with the exception of the top deck of parking structures.  When parking is provided adjacent to an alley, access to these parking spaces shall be provided directly from the alley.  Where site conditions allow parking shall be accessed from an alley or from a secondary street. Direct access from Old Town Front Street or Main Street is not permitted when access is available from an alley or from a secondary street.  Additional parking design and parking layout criteria is addressed by Building Type in Section E of this chapter. Section V.D (Parking Lot Design Guidelines) shall also be applicable to all projects constructed in the Downtown Core and Downtown Core/Hotel Overlay district. Driveway and Access Standards:  Driveways on adjacent properties shall be placed as far from one another as possible.  Driveways shared by two or more projects are encouraged whenever possible.  Driveways on the same property shall be located at least 250 feet apart. iv. Parking Required The table below indicates which land uses require parking and the corresponding parking ratio that is required in the Downtown Core and Downtown Core/Hotel Overlay district: Table IV-7: Parking Requirements in Downtown Core and Downtown Core/Hotel Overlay District Land Use Parking Required: Hotel 1 parking space/guest room or suite (ancillary conference rooms, meeting rooms and ballrooms within the hotel shall be parked separately at 1 space/300 SF GFA) Office2 When required, parking shall be provided as required by the parking requirements contained in Chapter 17.24 of the Temecula Municipal Code Residential 1 parking space per residential dwelling unit1 v. Adaptive Re-Use Parking Waiver In order to preserve existing historic buildings located within the Old Town Specific Plan area, additional offstreet parking shall not be required for the use or intensification of the use for designated historic structures. These designated historic buildings and structures are identified in the Old Town Historic Preservation District Ordinance contained in Section III.H of this Specific Plan. IV-19 1 All required residential parking spaces that are provided for a project shall be dedicated specifically for use by the associated residential unit/tenant. 2Office uses in three story buildings are not required to provide parking. When a building is four stories and includes a fourth floor as office in-lieu of residential, the additional floor of office shall require parking. However, if any floor in a four story building is provided as residential, none of the office floors in the building are required to provide parking. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT vi. Allowable Building Types and Building Height The table below outlines the allowable building types and building heights in the Downtown Core and Downtown Core/Hotel Overlay district. Additional standards related to Building Types are addressed in Section E of this chapter and shall be applied to all projects in the Downtown Core and Downtown Core/Hotel Overlay district. Sections V.B and V.C of the Design Guidelines Chapter, also discuss basic building forms and the architectural character that is required to reflect the historical context of Old Town Temecula and shall be applied to all building constructed in the Downtown Core and Downtown Core/Hotel Overlay district. The Design Guidelines contained in Chapter V shall be used in concert with the urban standards contained in this chapter. Table IV-8: Allowable Building Types and Building Height in the Downtown Core and Downtown Core/Hotel Overlay District Building Type1 Permitted Not Permitted Allowable Building Height (max. feet/stories)2,3 Rowhouse X 50 feet maximum height in 4 stories Courtyard Building X 50 feet maximum height in 3 stories; but up to 50 feet in four stories allowed when at least one level is residential, or when one level is office and parking is provided. Commercial Block X 50 feet maximum height in 3 stories; but up to 50 feet in four stories when at least one level is residential, or when one level is office and parking is provided. Detached House X N/A Duplex, Tri-plex, Quadplex X N/A Bungalow Courtyard X N/A 1 Building Type and Building Frontage Standards shall be applied as required in Section E and F of this chapter. 2 Allowable Building Height in the Hotel Overlay is eight stories equivalent to no more than 100 feet to allow by right a full service boutique hotel with food service and conference facilities. 3 Buildings adjacent to a designated historic structure that share a street frontage shall not be constructed more than one story or 25 feet higher than the historic structure, in the adjacent 25 feet of frontage. IV-20 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT a. Typical Three-Story Scenario b. Typical Four-Story Scenario c. Typical Eight-Story Scenario (Hotel) IV-21 Figures IV-6a, b, c: Conceptual sketches of typical allowable building height scenarios in the Downtown Core and Downtown Core Hotel Overlay District: City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT IV-6 d: Conceptual sketch of allowable building height (typical) in relationship to the finished grade of the sidewalk when the building facades are located on a slope. IV-22 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT vii. Allowable Frontage Types The table at right outlines the allowable building frontages in the Downtown Core and Downtown Core/Hotel Overlay district. Buildings facing Murrieta Creek should be designed to front both the primary street frontage and front Murrieta Creek. Building Frontages along the Murrieta Creek shall incorporate recessed courtyard areas and small semi-public plazas into the building design to complement the Murrieta Creek walk, to enhance the street terminations at Third Street and Fifth Street, and to enhance adjacent open space areas. Additional standards for the frontage types are discussed in Section IV.F Building Frontage Standards, and shall be applied for all projects in the Downtown Core and Downtown Core/Hotel Overlay district. Additionally, Section V.B.2 of the Design Guidelines contains criteria for each frontage type. The Design Guidelines for building frontages shall be used in concert with the standards in this chapter and shall be applicable to all projects constructed in the Downtown Core and the Downtown Core/Hotel Overlay district. The exhibits below show the various frontage types allowed in the Downtown Core and Downtown Core Hotel/Overlay district and the allowable frontage types in relationship to the property line, build-to line and public realm. Table IV-9: Allowable Frontage Types in the Downtown Core and Downtown Core/Hotel Overlay District Frontage Type1 Permitted Not Permitted Shop Front X Arcade X Gallery X Two-Story Gallery X Forecourt X Porch X Stoop X IV-23 1 Buildings that have frontage on more than one street or frontage along Murrieta Creek should be designed with the allowable building frontage type fronting both the primary street frontage, the secondary street frontage (where applicable), and Murrieta Creek (where applicable). City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT a. Typical Shopfront: b. Typical Arcade: IV-24 Figures IV-7 a-e: Conceptual sketches and photos showing building frontage types allowed in the Downtown Core and Downtown Core/Hotel Overlay District: City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT c. Typical Gallery: d. Typical Two-Story Gallery: IV-25 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT e. Typical Forecourt: IV-26 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT viii. Building Frontage Required on the Build-to Line: Recessed entrances and building articulation can be incorporated into a building’s design in accordance with the percentages outlined in the table below. The ground floor of a building fronting a street within the Downtown Core district and Downtown Core/Hotel Overlay district shall comply with the following for the building frontage percentage required to be placed on the build-to line: Table IV-10: Required Percentage of Frontage on Build-to Line in the Downtown Core and Downtown Core/Hotel Overlay District Building Type: Percentage of building frontage required to be placed on build-to line: Rowhouse 70%-100% minimum Courtyard Building 70%-100% minimum Commercial Block 70%-100% minimum Figure IV-8: Building façade to lot width ratio in the Downtown Core and Downtown Core/Hotel Overlay District IV-27 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT ix. Allowable Encroachments The table below outlines the allowable encroachments between the build-to line and the property line and into the side and rear yard setbacks for buildings located in the Downtown Core and Downtown Core/Hotel Overlay district. Table IV-11: Allowable Encroachments in Downtown Core/Downtown Core Hotel Overlay District Building Element: Over the buildto line (typical lot or lot with creek frontage): Over the build-to line side street (corner lot): Into Side/Rear Yard setback (with or without alley): A. Architectural features such as cornices, eaves, overhangs, and other decorative building elements 5 feet maximum 5 feet maximum 0 feet B. Balconies, patios or terraces (above first floor) 10 feet maximum 10 feet maximum 0 feet C. Awning or Canopy 8 feet maximum 8 feet maximum 0 feet D. Bay Window 2 feet maximum 2 feet maximum 0 feet E. Urban accent landscaping –potted, or hanging plants, etc. 3 feet maximum 3 feet maximum N/A Table IV-12: Minimum Vertical Clearance in the Downtown Core and Downtown Core/Hotel Overlay District F. Awnings, canopies, and other architectural features such as building projections, eaves, overhangs, and other decorative building elements 8 feet minimum Figure IV-9: Allowable encroachments in the DTC and DTC/HO G. Balconies or terraces (above first floor) 12 feet minimum IV-28 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT x. Parking Facility Landscaping Requirements  Minimum three foot landscape planters shall be maintained along the perimeter of at-grade parking areas. When a parking lot is fully screened, architecturally integrated into a building, within a parking structure, or underground, three foot wide perimeter landscaping shall not be required.  For parking areas that are visible from an alley, landscape planters shall be placed at the end of each row of parking. The landscape planter adjacent to the parking rows shall be at least three feet in width and the same length as the adjacent parking stall.  All development projects in the Downtown Core and Downtown Core/Hotel Overlay district shall comply with the approved plant list in the Appendices of this Specific Plan.  Additional criteria for landscaping are discussed according to Building Type in Section E of this chapter and Section V.E of the Design Guidelines. Landscape Design Guidelines shall be applied to all projects constructed in the Downtown Core and Downtown Core Hotel Overlay district. 3 feet minimum Alley IV-29 Figure IV-10a (above): Photo of landscape buffer adjacent to parking area 10b (below): Site plan view of parking lot landscape buffers. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – DOWNTOWN CORE AND DOWNTOWN CORE/HOTEL OVERLAY DISTRICT xi. Minimum Private Open Space Requirements  Private open space areas that do not face or front upon Murrieta Creek shall be a minimum of 100 square feet per residential unit.  A minimum of 75 square feet of private open space shall be provided for residential units that face or front upon Murrieta Creek.  The amount of private open space per unit may be reduced by no more than 50 percent of the required area when combined with common private open space as long as the combined total of private open space and common private open space required for the project is met.  Outdoor balconies, patios and terraces are subject to the requirements in the Supplemental Standards Section IV.G.4 of this chapter. IV-30 Figure IV-11: Photo examples of private open space. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS –RESIDENTIAL/LIMITED MIXED-USE DISTRICT b. Residential/Limited Mixed-Use District (R/LMU) The following requirements shall apply to all property that is located within the Residential/Limited Mixed-Use district. i. Lot Design Criteria The table below identifies the minimum dimension criteria for all lots in Old Town that are located within the Residential/Limited Mixed-Use district: Table IV-13: Residential/Limited Mixed-Use District Lot Design Criteria 1 Minimum net lot area (square feet) 3,125 square feet Minimum lot width at front property line 25 linear feet Minimum lot depth 125 linear feet 1 Criteria does not apply to existing legal lots IV-31 Figure IV-12: Photo examples of typical buildings in the Residential/Limited Mixed-Use District. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT ii. Building Placement Criteria Typical Building Placement: The table below identifies the typical building placement/setbacks on a lot within the Residential/Limited Mixed-Use district. For the purpose of determining the front of the property or the primary frontage for building placement in this zone, properties that have frontage on more than one street shall consider Mercedes Street and Old Town Front Street as the front of the lot and meet the criteria outlined below accordingly. Buildings constructed within the Moreno Road Loop and fronting both Old Town Front Street and Moreno Road should be designed to front both street frontages. Building façades facing the front property line or secondary side street frontage are required to be placed uniformly on the build-to line. Table IV-14: Typical Building Placement in the Residential/Limited Mixed-Use District Build-to Line/Setbacks: In-feet: A. Front Build-to Line (primary frontage) Building façade to be placed 10 feet behind the property line on the build-to line B. Side Street (secondary frontage side on corner lot) Building façade to be placed 10 feet behind the property line on the build-to line C. Side Yard Setback 0 feet D. Rear Yard Setback (no alley) 5 feet E. Alley Rear Yard Setback 0 feet Figure IV-13: Typical building placement in the R/LMU district. IV-32 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT iii. Allowable Parking Placement Parking and loading facilities within the Residential/Limited Mixed-Use district shall be placed on the site in accordance with the following requirements: Table IV-15: Allowable Parking Placement in the Residential/Limited Mixed-Use District Parking Facility Setback (behind buildto line):1 Surface, tuck under, alley loaded, structured garage, and podium parking:2 Subterranean: A. Front Yard Setback (primary street frontage and/or Murrieta Creek) 20 feet from the build-to line along the primary street frontage; 50 feet is recommended1 0 feet from build-to line B. Side Street Setback (secondary street frontage on corner lot) 20 feet minimum from the build-to line along the secondary street frontage; 50 feet is recommended1 0 feet from build-to line C. Side Yard Setback 0 feet from property line 0 feet from property line D. Rear Yard Setback (no alley) 5 feet from property line 0 feet from property line E. Alley Rear Yard Setback 0 feet from property line 0 feet from property line Figure IV-14: Allowable parking placement in the R/LMU district. IV-33 1Parking setbacks apply to all stories of the building. 2When individual detached garages are provided for any building type they shall be located at the rear 25 percent of the site and screened from the street. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT Parking Area Performance Standards: • Parking shall not be visible from the street. • Parking setbacks shall be applied to all stories with the exception of the top deck of a parking structure. • Parking and loading is required to be located at the rear of the lot away from the street. • On a corner lot, parking and loading facilities shall be located on the interior rear of the lot away from both street frontages in order to screen the parking area from the street. • Additional criteria for the design and layout of parking facilities in Old Town are addressed by Building Type in Section E of this chapter. Additional criteria are also Section V.D (Parking Lot Design Guidelines) which shall be applicable to all projects constructed in the Residential/Limited Mixed-Use district. • Parking shall be accessed from the secondary streets and shall not be accessed from Mercedes Street or Old Town Front Street (within the Moreno Road Loop) to the greatest extent possible. Driveway and Access Standards: • Driveways shared by two or more projects is encouraged whenever possible. • Driveways on adjacent properties shall be placed as far from one another as possible. • Driveways on the same property shall be shared or be located at least 250 feet apart. iv. Parking Required The table below indicates which land uses shall require parking in the Residential/Limited Mixed-Use district and the corresponding parking ratio that is required. v. Adaptive Re-Use Parking Waiver In order to preserve existing historic buildings located within the Old Town Specific Plan area, additional offstreet parking shall not be required for the use or intensification of the use for designated historic structures. These designated historic buildings and structures are identified in the Old Town Historic Preservation District Ordinance contained in Section III.H of this Specific Plan. Table IV-16: Parking Requirements in the Residential/Limited Mixed-Use District Land Use Required Parking Space Ratio: Hotel 1 parking space/guest room or suite (ancillary conference rooms, meeting rooms and ballrooms within the hotel shall be parked separately at 1 space/300 SF GFA) Bed and Breakfast 1 parking space/guest room Residential All residential uses shall provide on-site parking as required by the parking requirements contained in Chapter 17.24 of the Temecula Municipal Code.1 Commercial/Retail/Office Uses All commercial uses shall provide on-site parking as required by the parking requirements in Chapter 17.24 of the Temecula Municipal Code. IV-34 1 When more than one parking space per residential unit is required, tandem parking may be provided to meet the parking requirements. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT vi. Allowable Building Types and Building Heights The table at right outlines the allowable building types and building heights in the Residential/Limited Mixed-Use district. Additional standards related to building types are addressed in Section IV.E of this chapter and shall be applied to all projects in the Residential/Limited Mixed-Use district. Section V.B and V.C of the Design Guidelines, also discuss basic building forms and the character required to reflect the historical context of Old Town Temecula and shall be applied to all buildings constructed in the Residential/Limited Mixed-Use district. The Design Guidelines contained in Chapter V shall be used in concert with the urban standards contained in this chapter. Table IV-17: Allowable Building Types and Building Height in the Residential/Limited Mixed-Use District Building Type1 Permitted Not Permitted Allowable Building Building Height (max. feet/stories) 2,3 Rowhouse X 40 feet maximum height in three stories. Courtyard Building X 40 feet maximum height in three stories, or up to three stories in 50 feet when a mixed-use building includes at least one floor of residential or when one level is office and parking is provided. Commercial Block X 40 feet maximum height in three stories, or up to three stories in 50 feet when a mixed-use building includes at least one floor of residential or when one level is office and parking is provided. Bungalow Courtyard X 40 feet maximum height in three stories. Duplex, Triplex, Quadplex X 40 feet maximum height in three stories. Detached House X N/A 1 Building Type Standards shall be applied as required in Section E of this Chapter. 2 Buildings adjacent to a designated historic structure that share a street frontage shall not be constructed more than one story or 25 feet higher than the historic structure in the adjacent 25 feet of frontage. 3 Roof pitches shall not be counted toward the the maximum height limit for the zone. IV-35 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT a. Typical Three-Story Scenario b. Typical Mixed-Use Three-Story Scenario (When at least one floor is residential or office). Figure IV-15 a,b: Conceptual sketches of typical allowable building height scenarios in the Residential/Limited Mixed-Use district. IV-36 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT IV-37 Figure IV-15 c: Conceptual sketch of allowable building height (typical mixed-use building with at least one floor residential) in relationship to the finished grade of the sidewalk when the building facades are located on a slope. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT vii. Allowable Frontage Types The table at right outlines the allowable building types in the Residential/Limited Mixed-Use district. Buildings that have frontage on more than one street should be designed with the allowable building frontage type fronting both the primary street frontage and secondary street frontage. Additional standards for the frontage types are discussed in Section IV.F Building Frontage Standards in this chapter, and shall be applied for all projects in the Residential/Limited Mixed-Use district. Additionally, Section V.B and V.C of the Design Guidelines contain criteria for each frontage type. The Design Guideline for building frontages shall be applicable to all projects constructed in the Residential/Limited Mixed-Use district. Table IV-18: Allowable Frontage Types in the Residential/Limited Mixed-Use District Frontage Type1 Permitted Not Permitted Shop Front X Arcade X Gallery X Two-Story Gallery X Forecourt X Stoop X Porch X 1 Buildings that have frontage on more than one street or frontage along Murrieta Creek should be designed with the allowable building frontage type fronting both the primary street frontage and the secondary street frontage (where applicable). IV-38 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT Figures IV-16 a-g: Conceptual sketches and photos showing building frontage types allowed in the Residential/Limited Mixed-Use district. a. Typical Shopfront: b. Typical Arcade: IV-39 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT c. Typical Gallery: d. Typical Two-Story Gallery: IV-40 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT e. Typical Forecourt: f. Typical Stoop: IV-41 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT g. Typical Porch: IV-42 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT viii. Building Frontage Required on the Build-to Line Recessed entrances and building articulation can be incorporated into a building’s design in accordance with the percentages outlined in the table below. The ground floor of a building fronting a street within the Residential/Limited Mixed-Use district shall comply with the following for the building frontage percentage required to be placed on the build-to line: Table IV-19: Required Percentage of Building Frontage on the Build-to Line in the Residential/Limited Mixed-Use District Building Type: Percentage of Frontage required to be on build-to line: Rowhouse 70%-100% minimum Courtyard Building 70%-100% minimum Commercial Block 70%-100% minimum Bungalow Courtyard 70%-100% minimum Duplex, Triplex, Quadplex 70%-100% minimum Figure IV-17: Building façade to lot width ratio in the R/LMU district. IV-43 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT ix. Allowable Encroachments Table IV-20 outlines the allowable architectural encroachments over the build-to line and into the side and rear yard setbacks for buildings located in the Residential/Limited Mixed-Use district. Table IV-21 outlines the minimum vertical clearance. Table IV-20: Allowable Encroachments in the Residential/Limited Mixed-Use District Building Element: Over the build-to line (typical lot): Over the buildto line side street (corner lot): Into Side/Rear Yard setback (with or without alley): A. Architectural features such as building projections, eaves, overhangs, and other decorative building elements 5 feet maximum 5 feet maximum 0 feet B. Balconies, patios or terraces (above first floor) 10 feet maximum 10 feet maximum 0 feet C. Awning or Canopy 8 feet maximum 8 feet maximum 0 feet D. Bay Window 2 feet maximum 2 feet maximum 0 feet E. Urban accent landscaping landscaping –potted, or hanging plants, etc. 3 feet maximum 3 feet maximum N/A F. Stoop and/or Porch (stairs only) 10 feet 10 feet N/A Table IV-21: Minimum Vertical Clearance in the Residential/Limited Mixed-Use District G. Awnings, canopies, and other architectural features such as building projections, eaves, overhangs, and other decorative building elements 8 feet minimum H. Balconies or terraces (above first floor) 12 feet minimum Figure IV-18: Allowable encroachments in the R/LMU district. IV-44 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT x. Parking Facility Landscape Requirements • Minimum three foot landscape planters shall be maintained along the perimeter of at-grade parking areas. When a parking lot is fully screened, architecturally integrated into a building, within a parking structure, or underground, three foot wide perimeter landscaping shall not be required. • For parking areas that are visible from an alley, landscape planters shall be placed at the end of each row of parking. The landscape planter adjacent to the parking rows shall be at least three-feet in width and the same length as the adjacent parking stall. • All development projects in the Residential/Limited Mixed-Use district shall comply with the approved plant list in the appendices of this Specific Plan. • Additional criteria for landscaping are discussed according to Building Type in Section E of this chapter and in Section V. E of the Design Guidelines. The Design Guidelines shall be applied to all projects constructed in the Residential/Limited Mixed-Use district. 3-feet minimum IV-45 Figure IV-19a (above): Photo of landscape buffer adjacent to parking stall. 19b (below): Site plan view of parking lot landscape buffers. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – RESIDENTIAL/LIMITED MIXED-USE DISTRICT xi. Minimum Private Open Space Requirements • All projects constructed in the Residential/Limited Mixed-Use District that include residential units shall provide a minimum 75 square feet of private open space per residential unit. • The amount of private open space per unit may be reduced by up to 50 percent of the required area when combined with common private open space as long as the combined total of private open space and common open space required for the project is met. • Outdoor balconies, patios and terraces are subject to the requirements in the Supplemental Standards Section IV.G.4 of this chapter. IV-46 Figure IV-20: Photo examples of private open space City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS –NEIGHBORHOOD RESIDENTIAL DISTRICT c. Neighborhood Residential District (NR) The following requirements shall apply to all property located within the Neighborhood Residential District. i. Lot Design Criteria The table below identifies the minimum lot dimension criteria for all lots in Old Town that are located within the Neighborhood Residential District. Table IV-22: Neighborhood Residential District Lot Design Criteria 1 Minimum Lot Area 3,750 square feet Minimum lot width at front property line 50 feet Minimum lot depth 75 feet 1 Criteria does not apply to existing legal lots. IV-47 Figures IV-21: Photo examples of typical buildings anticipated in the Neighborhood Residential District City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT ii. Building Placement Criteria Building Placement -(lots without creek frontage): The table below identifies the typical building placement on lots without Murrieta Creek frontage within the Neighborhood Residential District. For the purpose of determining the front of the property or the primary frontage for building placement in this zone, properties that have frontage on more than one street shall consider Pujol Street as the primary frontage. Building façades facing the primary street and/or secondary side street are required to be placed uniformly on the build-to line. Table IV-23: Building Placement in the Neighborhood Residential District for Lots without Murrieta Creek Frontage Build-to Line/Setbacks: In-feet: A. Front Build-to Line (primary street) Building façade placed 10 feet behind the property line on the build-to line B. Side Street Build-to Line (secondary frontage side side on corner lot) Building façade placed 10 feet behind the property line on the build-to line C. Side Yard Setback 5 feet from property line D. Rear (no alley) 10 feet from property line IV-48 Figure IV-22: Typical building placement in the NR district for lots without Murrieta Creek frontage. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT Building Placement -(lots with creek frontage): The table below identifies the typical building placement for lots with frontage along Murrieta Creek within the Neighborhood Residential District. Buildings in the Neighborhood Residential District that have creek frontage shall be designed to front the primary street frontage, secondary street frontage (where applicable) and front Murrieta Creek. Building facades facing Murrieta Creek are required to be placed on the build-to line in order to achieve uniformity in building placement along the creek trail edge and street edge. All projects with Murrieta Creek frontage shall be designed with active frontage (leasable, useable area) facing the creek channel. Table IV-24: Building Placement in the Neighborhood Residential District for Lots with Murrieta Creek frontage Build-to Line/Setbacks: In-feet: A. Building facade along primary street frontage Building façade to be placed 10 feet behind the property line on the buildto line B. Building façade on secondary street frontage Building façade to be placed 10 feet behind the property line on the buildto line C. Building façade facing Murrieta Creek Building façade to be placed 15-20 feet behind the property line on the build-to line D. Side Yard Setback 5 feet from property line Figure IV-23: Typical building placement in the NR district for lots with Murrieta Creek frontage. IV-49 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT iii. Allowable Parking Placement Parking and loading facilities within the Neighborhood Residential District shall be placed on the site in accordance with the following requirements: Table IV-25: Parking Placement in the Neighborhood Residential District for Lots without Murrieta Creek Frontage Parking Facility Setback (behind the build-to line):1 Surface, tuck under, alley loaded, garage, and podium parking:2,3 Subterranean: A. Front Yard Setback (primary street frontage and/or Murrieta Creek) 20 feet from the build-to line along the primary street frontage; 50 feet is recommended1 0 feet from property line B. Side Street Setback (secondary street frontage on corner lot) 20 feet minimum from the build-to line along the secondary street frontage; 50 feet is recommended1 0 feet from property line C. Side Yard Setback 5 feet 0 feet from property line D. Rear Yard Setback (no alley) 3 feet (to accommodate required perimeter landscape buffer) 0 feet from property line IV-50 Figure IV-24: Allowable parking placement in the NR district for lots without Murrieta Creek frontage. 1 Parking setbacks applies to all stories of the building 2 When individual detached garages are provided for any building type they shall be located at the rear 25 percent of the site and screened from the street. 3 Podium level parking must meet the required parking setback and may not front the street, however podium level parking does not count as a story for the purposes of determining the maximum number of stories for a building. Buildings with podium parking shall still comply with the maximum height limit for the zone. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT iii. Allowable Parking Placement (cont). Parking and loading facilities within the Neighborhood Residential District shall be placed on the site in accordance with the following requirements: Table IV-26: Parking Placement in the Neighborhood Residential District for Lots with Murrieta Creek Frontage Parking Facility Setback (behind the build-to line):1 Surface, tuck under, alley loaded, garage, and podium parking:2,3 Subterranean: A. Front Yard Setback (primary street frontage and/or Murrieta Creek) 20 feet from the build-to line along the primary street frontage; 50 feet is recommended1 0 feet from property line B. Side Street Setback (secondary street frontage on corner lot) 20 feet minimum from the build-to line along the secondary street frontage; 50 feet is recommended1 0 feet from property line C. Side Yard Setback 5 feet 0 feet from property line Figure IV-25: Allowable parking placement in the NR district for lots with Murrieta Creek frontage. 1 Parking setbacks applies to all stories of the building. 2When individual detached garages are provided for any building type they shall be located at the rear 25 percent of the site and screened from the street. 3 Podium level parking must meet the required parking setback and may not front the street, however podium level parking does not count as a story for the purposes of determining the maximum number of stories for a building. Buildings with podium parking shall still comply with the maximum height limit for the zone. IV-51 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT Parking Area Performance Standards -• Parking shall not be visible from the street or Murrieta Creek. • Parking and loading is required to be located at the rear of the lot, away from the street. • On a corner lot, parking and loading facilities shall be located on the interior rear of the lot away from both street frontages in order to screen the parking area from the street. • Access to parking shall be taken from secondary streets, not off of Pujol Street, when possible. • Additional criteria for the design and layout of parking facilities in Old Town are contained in Section IV.E of this chapter and in Section V.D of the Design Guidelines Chapter, which shall be applicable to all projects constructed in the Neighborhood Residential District. Pujol Driveway Access Standards -Due to the character of development anticipated along Pujol Street the following driveway access standards shall be required: • Driveways on adjacent properties shall be placed as far apart from one another as possible. • Only one driveway per Pujol Street frontage shall be allowed (except emergency access) on lots with under 200 feet of street frontage along Pujol. • Driveways on the same property shall be located at least 250 feet apart. • Curb cuts for vehicular access taken from Pujol Street should be minimized to the greatest extent possible by utilizing shared driveways or through the creation of private alleys. iv. Parking Required The table below indicates which land uses shall require parking in the Residential/Limited Mixed-Use District and the corresponding parking ratio that is required. v. Adaptive Re-Use Parking Waiver In order to preserve existing historic buildings located within the Old Town Specific Plan area, additional offstreet parking shall not be required for the use or intensification of the use for designated historic structures. These designated historic buildings and structures are identified in the Old Town Historic Preservation District Ordinance contained in Section III.H of this Specific Plan. Table IV-27: Parking Requirements in the Neighborhood Residential District Land Use Required parking space ratio: Bed and Breakfast 1 parking space/guest room Residential All residential uses shall provide on-site parking as required by the parking requirements contained in Chapter 17.24 of the Temecula Municipal Code.1 IV-52 1 When more than one parking space per residential unit is required, tandem parking may be provided to meet the parking requirements. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT vi. Allowable Building Types and Building Heights Table IV-28 below outlines the allowable frontage types and building heights in the Neighborhood Residential District. Additional standards related to building types are addressed in Section IV-E of this chapter and shall be applied to all projects in the Neighborhood Residential District. The Design Guidelines contained in Chapter V Sections B and C also discuss basic building forms and the character required to reflect the historical context of Old Town Temecula and shall be applied to all buildings constructed in the Neighborhood Residential District. The Design Guidelines contained in Chapter V shall be used in concert with the urban standards contained in this. Table IV-28: Allowable Building Types and Building Heights in the Neighborhood Residential District Building Type1 Permitted Not Permitted Allowable Building Height (max. feet/stories) 2,3 Rowhouse X 50 feet maximum height in three stories. Courtyard Building X 50 feet maximum height in three stories. Bungalow Courtyard X 50 feet maximum height in three stories. Duplex, Triplex, Quadplex X 50 feet maximum height in three stories. Detached House X 50 feet maximum height in three stories. Commercial Block X N/A 1 Building Type Standards shall be applied as required in Section E of this chapter. 2 Buildings adjacent to a designated historic structure that share a street frontage shall not be constructed more than one story or 25 feet higher than the historic structure in the adjacent 25 feet of frontage. 3 Roof pitches shall not be counted toward the maximum height limit for the zone. IV-53 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT Typical Three-Story Building IV-54 Figure IV-26: Conceptual sketch of allowable building height scenario in the Neighborhood Residential district. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT vii. Allowable Frontage Types Table IV-29 outlines the allowable frontage types in the Neighborhood Residential District. Additional standards for the frontage types are discussed in Section IV.F Building Frontage Standards in this chapter, and shall be applied for all projects in the Neighborhood Residential District. Additionally, Section V.B and V.C of the Design Guidelines Chapter contain additional design considerations for each frontage type. The Design Guideline for building frontages and architectural design shall be applicable to all projects constructed in the Neighborhood Residential District. Table IV-29: Allowable Frontages Types in the Neighborhood Residential District Frontage Type 1 Permitted Not Permitted Porch X Arcade X Gallery X Two-Story Gallery X Forecourt X Stoop X Shopfront X 1 Buildings that have frontage on more than one street or frontage along Murrieta Creek shall be designed with the allowable building frontage type fronting both the primary street frontage and secondary street frontage (where applicable), and Murrieta Creek (where applicable). IV-55 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT a. Typical Porch: b. Typical Arcade: IV-56 Figures IV-27 a-f: Conceptual sketches and photos showing building frontage types allowed in the Neighborhood Residential District. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT c. Typical Gallery: d. Typical Two-Story Gallery: IV-57 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT e. Typical Forecourt: f. Typical Stoop: IV-58 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT IV-59 IV-27 g: Conceptual sketch of allowable building height (typical) in relationship to the finished grade of the sidewalk when the building facades are located on a slope. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT viii. Building Frontage Required on the Build-to Line Recessed entries and building articulation can be incorporated into a building’s design in accordance with the percentages outlined in the table below. The ground floor of a building fronting a primary street, secondary street, or Murrieta Creek within the Neighborhood Residential District shall comply with the following for frontage types and building frontage percentage required to be placed on the build-to line. Table IV-30: Required Percentage of Building Frontage on the Build-to Line in the Neighborhood Residential District Frontage Types Allowed: Percentage of Frontage required to be placed on build-to line: Rowhouse 80%-100% minimum Courtyard Building 80%-100% minimum Bungalow Courtyard 75%-100% minimum Duplex, Triplex, Quadplex 75%-100% minimum Detached House 30%-100% minimum Figures IV-28: Building façade to lot width ratios ratios in the NR District IV-60 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT ix. Allowable Encroachments Table IV-31 below outlines the allowable architectural encroachments that are allowed between the build-to line and the property line and into the side and rear yard setbacks for buildings located in the Neighborhood Residential District. Table IV-31: Allowable Encroachments in Neighborhood Residential District Building Element: Over the build-to line (typical lot or lot with creek frontage): Over the build-to line side street (corner lot) Side/Rear Yard (with or without alley) A. Architectural features such as cornices, eaves, overhangs, other decorative building elements above the first floor 10 feet 10 feet 3 feet B. Balconies, patios and terraces (above first floor) 10 feet 10 feet 5 feet C. Bay Window 2 feet 2 feet 2 feet D. Accent Landscape Treatments on the first floor 3 feet 3 feet 5 feet E. At grade or raised landscape planters 3 feet 3 feet 5 feet F. Porch (stairs only) 10 feet 10 feet N/A G. Stoop (stairs only) 10 feet 10 feet N/A IV-61 Table IV-32: Minimum Vertical Clearance in the Neighborhood Residential District H. Awnings, canopies, and other architectural features such as building projections, eaves, overhangs, and other decorative building elements 8 feet minimum I. Balconies or terraces (above first floor) 12 feet minimum Figure IV-29a: Allowable encroachments over the build-to line or side/rear setback in the NR District City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT x. Parking Facility Landscape Requirements • For multi-family development a minimum three foot landscape planter shall be maintained along the perimeter of at-grade parking areas. When a parking area is fully architecturally integrated and if the parking area cannot be seen from the public right of way or public open space area perimeter landscaping shall not be required. • For multi-family development three foot landscape planters shall be placed at the end of each row of parking. The landscape planter shall be at least three feet in width and the same length as the parking stall. • When a detached garage is used in conjunction with any building type there shall be a minimum three foot wide perimeter landscape planter on all sides of the garage (except where the access driveway is placed). • All development projects in the Neighborhood Residential District shall comply with the approved plant list in the appendices of this Specific Plan. • An additional criterion for landscaping is discussed in Section V.F of the Design Guidelines. Landscape Design Guidelines shall be applied to all projects constructed in the Neighborhood Residential District. Figures IV-30: Site plan view of required landscape buffers within parking areas IV-62 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – NEIGHBORHOOD RESIDENTIAL DISTRICT xi. Minimum Private Open Space Requirements • All residential development projects constructed in the Neighborhood Residential District shall provide a minimum 100 square feet of private open space per residential unit. • Private open space areas such as (but not limited to) patios and balconies that front upon Murrieta Creek may be reduced to 75 square feet minimum per unit. • The amount of private open space per unit may be reduced up to 50 percent when combined with common private open space as long as the combined total of private open space and common open space required for the project is met. Figures IV-31: Photo example of private open space area IV-63 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS – CIVIC DISTRICT d. Civic District (CV) i. Exemption from Standards This district is intended to accommodate a wide variety of civic uses. Due to the unique nature of buildings and uses anticipated within this district, development characteristics may vary according to their public purpose as programmed by the City of Temecula and as dictated by Capital Improvement Project (CIP) requirements and funding. Therefore, development standards are not codified by this Specific Plan for projects within the Civic District (CV). However, projects in the Civic District should still comply with the Circulation and Streetscape Standards contained in Chapter IV. H. IV-64 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS –OPEN SPACE DISTRICT e. Open Space (OS) The Open Space District includes both public and private areas of permanent open space along the Murrieta Creek channel. This district will allow for passive recreational activities and will include the construction of the Murrieta Creek Restoration Project and Trail. No commercial buildings or structures shall be constructed in this district. Therefore, no development standards are codified by this Specific Plan for the Open Space District (OS). IV-65 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS (This page is left blank intentionally). IV-66 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS E. BUILDING TYPE STANDARDS This section identifies the six building types allowed within the Old Town Specific Plan area. Each building type is subject to the Urban Standards and requirements for each zoning district as outlined in Section IV.D, “Urban Standards.” The building types allowed in the Old Town area as follows, and are organized and discussed in more detail in the following section: • Commercial Block • Courtyard Building • Bungalow Courtyard • Rowhouse • Duplex, Triplex, or Quadplex • Detached House Design standards are provided herein for each building type. The design standards address the following for each building type allowed in the Old Town Specific Plan area: • Pedestrian and Vehicular Access Standards • Parking Facilities Standards • Utilitarian Standards • Private Open Space Standards • Landscape Standards • Floor Plan Standards • Building Size and Massing Standards IV-67 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 1. Commercial Block The Commercial Block building type is intended to accommodate mixed-use and/or commercial development. Commercial Block buildings may also be designed as a “liner to conceal a parking garage. Building Type: Allowable building type by zoning district: DTC & DTC/HO R/LMU NR Commercial Block Building Y Y N Figures IV-32b, c, & d: Illustrative sketches of typical Commercial Block building type. IV-68 Figures IV-32 a: Photo example of a Commercial Block building type. City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS a. Commercial Block-Pedestrian and Vehicular Access Standards: i. Pedestrian access to the main entrance to each storefront shall be from the street. ii. The pedestrian entrance to residential portions of the building or additional commercial suites (upper floors) shall be accessed through a street level lobby, architecturally integrated entry corridor, from an adjacent alley, or from an internal parking area. iii. Vehicular access shall be provided through the alley when present. iv. For lots without an alley, vehicular access shall be provided from the secondary street (if a secondary street exists). v. For lots without a secondary street frontage and without alley access, vehicular access may be permitted from the primary street frontage if no other option is feasible. In this case, reciprocal or shared access is encouraged to decrease the number of driveways taking access from the primary street frontage. b. Commercial Commercial Block-Parking Facilities Standards: i. Parking shall be accommodated in an internal or underground garage, in an architecturally integrated parking lot, a surface parking lot that is screened by the building, tuck under parking configuration, podium parking configuration, or any combination of the above mentioned. All parking facilities shall meet the required setbacks by zone as outlined in the Urban Standards, Section IV.D. ii. Parking shall not be visible from the street. iii. Parking entrances that impact the aesthetics of any building façade facing the street shall be architecturally integrated into the building façade. Figures IV-33a,b, &c: Illustrative sketched examples of acceptable pedestrian and vehicular access for a typical Commercial Block building type. IV-69 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS c. Commercial Block-Utilitarian Standards: i. When an alley exists, utilitarian items (including, but not limited to utilities, trash pick-up areas, and above ground equipment) shall be located adjacent to the alley behind the property line. For lots without an alley, utilitarian items shall be located in a side or rear yard. ii. Utilitarian items may also be located within parking areas, inside the building within a mechanical/utility room, or within a building “notch out” when appropriate. iii. Service and utilities shall be designed in accordance with the Utility and Infrastructure Design Guidelines in Section V.K and with the Alley Design Guidelines in Section V.J. d. Commercial Block-Private Open Space Standards: i. Private outdoor patios, balconies or terraces shall face the primary street frontage, secondary street frontage and/or Murrieta Creek. They may also be located internal to the building, face rear property lines or face the side yard when allowed by building and fire codes. ii. Balconies, patios or terraces above the first floor shall meet the encroachment requirements for the zone. iii. The minimum private open space requirement for each residential unit shall be according to the Urban Standards required for each zone. iv. Residential dwelling units shall have at least two sides of the façade exposed to outside light and air. v. Each residential unit shall have at least one door leading to an outdoor yard, patio, terrace or balcony. Figures IV-34 a,b,c & d: The photos above show examples of services, utilities, trash and equipment appropriately integrated into the building and/or parking lot design. IV-70 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS e. Commercial Block-Landscape Standards: i. City street trees are the dominant landscape feature along the primary and secondary street frontage. Limited urban accent landscaping such as, but not limited to, potted or hanging plants may be used to accent the building façade, however trees shall not be permitted to be planted along the primary or secondary street frontage on private property to avoid a conflict with City street trees. ii. All portions of private property not covered by building area and/or hardscape shall be landscaped. iii. All yard areas that are required to be landscaped shall include a variety of trees, shrubs, groundcover and flowering perennials. Trees may be planted as space permits, dependent upon the setbacks for the zone. iv. Built-in at-grade or raised landscape planters are not permitted between the property line and build-to line (along the primary and secondary street). v. Limited accent landscaping (as defined in the glossary) is permitted between the property line and the build-to line but shall not encroach more than three feet over the build-to line. vi. Landscaping shall comply with the Landscape Design Guidelines contained in Section V.E of the Design Guidelines. vii. The plant palette shall be consistent with the approved Old Town Specific Plan Plant List contained in the appendices of this Specific Plan. f. Commercial Block-Floor Plan Standards: i. Leasable commercial space within the building on the first floor shall be oriented toward the street and/or Murrieta Creek. ii. Service and utility rooms within the building shall be oriented toward the side or rear of a site. iii. Building Frontages used in combination with the Commercial Block building type shall be in compliance with the zone. g. Commercial Block-Building Size and Massing Standards: i. Commercial Block buildings located on corner lots shall be designed with two facades of equal architectural expression. ii. Commercial block buildings may be permitted to be composed of one dominant volume but should meet the design guideline criteria for architectural expression and variation in the building facade. iii. Dwelling units located on the top floor are encouraged to be stepped back on all facades facing the street to achieve variation in the wall plane and to accommodate open air patios, balconies or terraces. IV-71 IV-68 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 2. Courtyard Building The Courtyard Building type is characterized by the configuration of a group of business suites and/or residential dwelling units that are arranged to share one or more common courtyards. The shared courtyard space or spaces are intended to be semi-public space that is an extension of the public realm. Figure IV-35: Illustrative sketch of Courtyard Building type. Figure IV-36: Photo examples of Courtyard Building type. Building Type: Allowable building type by zoning district: DTC & DTC/HO R/LMU NR Courtyard Building Y Y Y IV-72 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS a. Courtyard Building-Pedestrian and Vehicular Access Standards: i. The main entrance to each ground floor storefont or residential unit shall be directly from the street. The street frontage of this building type is intended to serve as the primary entrance to the interior courtyard. ii. Entrances for units without street frontage (e.g. units facing the internal courtyard) or units that opt for a secondary entrance may be from the courtyard or from the alley (where they occur). iii. If multiple courtyards exist they shall be connected to one another and connected to the public right-of-way by a paseo or zaguan. iv. Entrances to the residential portion of the building or additional commercial suites located in the upper floors shall be accessed through a street level lobby, through a courtyard, from an alley, or from an internal parking area. v. Vehicular access shall be provided from an alley (when present). vi. For lots without an alley, vehicular access shall be provided from the secondary street. vii. For lots without a secondary street frontage and without alley access, vehicular access may be permitted from the primary street frontage if no other option is feasible. In this case, reciprocal or shared access is encouraged. b. Courtyard Building-Parking Facilities Standards: i. Parking shall be accommodated in an internal or subterranean parking garage, in an architecturally integrated parking lot, surface parking lot that is completely screened by the building, tuck under parking configuration, or podium parking configuration, or any combination of the above mentioned. ii. The entrances to the parking facilities shall be located as close as possible to the rear or side yards of each lot. All parking facilities shall meet the required setbacks outlined in Section IV.D, Urban Standards. Parking shall not be visible from the street. iii. The parking entrances that impact the aesthetic quality of any building façade facing the street shall be architecturally integrated into the building façade. Figure IV-37: Illustrative conceptual sketch of acceptable pedestrian and vehicular access for typical Courtyard Building type. IV-73 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS c. Courtyard Building-Utilitarian Standards: i. When an alley exists, utilitarian items (including, but not limited to utilities, trash pick-up areas, and above ground equipment) shall be located adjacent to the alley behind the property line. For lots without an alley, utilitarian items shall be located in a side or rear yard, or within the internal courtyard when appropriate. ii. Utilitarian items may also be located within parking areas, inside the building within a mechanical/utility room, or within a building “notch out” when appropriate. iii. When above ground utility or service equipment is located within the courtyard they shall be grouped together and screened with landscaping. iv. Service and utilities shall be designed in accordance with the Utility and Infrastructure Design Guidelines in Section V.K and with the Alley Design Guidelines in Section V.J. d. Courtyard Building-Private Open Space Standards: i. The primary shared open space for the Courtyard Building type is the internal courtyard area or areas. This space or combined spaces (when multiple courtyards exist) shall be equal to at least 15 percent of the total net lot area. ii. Courtyards are permitted to be located on the ground floor or on a podium. iii. Private outdoor patios, balconies or terraces for the residential units or commercial suites are encouraged to face the courtyard or courtyards, however they may be permitted to also face the street and/or Murrieta Creek where appropriate. iv. Private outdoor patios, balconies or terraces are permitted to face the rear or side yards when building separation permits based upon building and fire codes. v. The minimum private open space requirements shall be met in accordance with the Urban Standards for each zone. e. Courtyard Building-Landscape Standards: i. City’s street trees are the dominant landscape feature along the primary and secondary streets. Limited accent landscaping (as defined in the glossary) such as, but not limited to, potted or hanging plants may be placed within between the property line and build-to line but shall not encroach into this are more than three feet. ii. All portions of private property not covered by building area and/or hardscape shall be landscaped. iii. At-grade or raised landscape planters are not permitted to be located between the property line and build-to line (along the primary and secondary street). iv. At grade or raised landscape planters may be permitted behind the build-to line when portions of the building façade do not abut the build-to line. For example, when the forecourt frontage type is used and/or recessed entries are part of the building design. v. Thirty percent of the interior courtyard areas shall be landscaped. This landscaping shall include at least one 36-inch box specimen tree in combination with smaller trees, shrubs, groundcover and flowering perennials. vi. All yard areas that are required to be landscaped shall include a variety of trees, shrubs, groundcover and flowering perennials. Trees may be planted as space permits dependent upon the setbacks for the zone. vii. Any trees planted on private property within the courtyard area shall not conflict with the City street trees, as determined by the City’s landscape architect. viii. Landscaping shall comply with the Landscape Design Guidelines contained in Section V.E. ix. The plant palette shall be consistent with the approved Old Town Specific Plan Plant List contained in the appendices of this Specific Plan. IV-74 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS f. Courtyard Building-Floor Plan Standards: i. Leasable commercial space within the building on the first floor shall be oriented toward the street and/or Murrieta Creek, or toward the internal shared courtyard area. ii. Service and utility rooms within the building shall be oriented toward the rear or side of the building or site. iii. Building Frontages used in combination with the Courtyard building type shall be in compliance with the zone. iv. If residential units within a courtyard building face any street frontage or Murrieta Creek they shall be slightly raised above the finished grade of the adjacent sidewalk to avoid a view directly into the units from the street. g. Courtyard Building-Building Size and Massing Standards: i. Dwelling units located on the top floor are encouraged to be stepped back on all facades facing the street to achieve variation in the wall plane and to accommodate open air patios, balconies or terraces. IV-75 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 3. Bungalow Courtyard The Bungalow Courtyard building type typically consists of four or more single family detached houses, or multi-family duplexes, triplexes or quadplexes arrayed next to one another to form a shared interior courtyard area that is partially or wholly open to the public realm. Figure IV-39: Photo examples of Bungalow Courtyard building type. Building Type: Allowable building type by zoning district: DTC & DTC/HO R/LMU NR Bungalow Courtyard Building N Y Y Figure IV-38: Illustrative sketch of a typical Bungalow Courtyard building type. IV-76 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS a. Bungalow Courtyard-Pedestrian and Vehicular Access Standards: i. The main pedestrian access to each ground floor dwelling unit shall be taken directly from the street or from the shared internal courtyard area. ii. Access to second story dwelling units shall be taken from an open or roofed stairway located within the courtyard. Exterior stairs are not permitted to be located between the property line and build-to line. Stairs should be screened from the street and architecturally integrated into the building design. iii. If multiple courtyards exist they shall be connected to one another and connected to the public right-of-way by a paseo or zaguan. iv. Vehicular access to the site shall be provided from a private alley or from the secondary street. v. Vehicular access from the primary street frontage is permitted only if no other access to the site is feasible. b. Bungalow Courtyard-Parking Facilities Standards: i. Parking shall be configured in a subterranean parking lot or underground garage facility, tuck under parking or podium configuration, individual at-grade garages, alley loaded garages, or any combination of the above mentioned parking configurations. ii. At grade parking lots with or without carports may be permitted when the parking area is completely screened from the street. iii. All parking facilities shall meet the required setbacks outlined by zone in the Urban Standards Section IV.D of this Specific Plan. Parking shall not be visible from the street. Figure IV-40: Illustrative sketched examples of acceptable pedestrian and vehicular access for a typical Bungalow Courtyard Building type. IV-77 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS c. Bungalow Courtyard-Utilitarian Standards: i. When an alley exists, utilitarian items (including, but not limited to utilities, trash pick-up areas, and above ground equipment) shall be located adjacent to the alley behind the property line. For lots without an alley, utilitarian items shall be located in a side or rear yard, or within internal courtyards when appropriate. ii. When above ground service or utilitarian equipment is located within the courtyard they shall be grouped together and screened with landscaping. iii. Utilitarian items may also be located within parking areas, in or adjacent to garages, inside the building within a mechanical/utility room, or in a building “notch out” when appropriate. iv. Service and utilities design and placement shall be in accordance with the Utility and Infrastructure Design Guidelines in Section V.K and the Alley Design Guidelines in Section V.J. d. Bungalow Courtyard-Private Private Open Space Standards: i. The central courtyard or courtyards shall be comprised of at least 15 percent of the total net lot area. ii. Courtyards are permitted to be located on the ground floor or on a podium. iii. Private outdoor patios, balconies and terraces are required for each residential unit and are encouraged to face the internal courtyard; however they may be permitted to face the street and/or Murrieta Creek where appropriate. iv. Porches shall be permitted to count toward the minimum private open space requirements. v. The minimum private open space requirements shall be met in accordance with the Urban Standards for each zone. e. Bungalow Courtyard-Landscape Standards: i. The dominant landscape feature along the primary and secondary street frontage is the City’s street trees. Limited accent landscaping (as defined in the glossary) such as potted or hanging plants may be placed between the property line and the build-to line, not to encroach more than 3 feet over the build-to line. ii. All portions of private property not covered by building area and/or hardscape shall be landscaped with accent landscape treatments. iii. At-grade or raised landscape planters are allowed to be located between the property line and the build-to line (along the primary and secondary street) but shall not encroach more than three feet over the build-to line. iv. Thirty percent of the interior courtyard shall be landscaped. This landscaped area shall include at least one 36-inch box sized specimen tree in combination with smaller trees, shrub, groundcover and flowering perennials. v. All yard areas that are required to be landscaped shall include a variety of shrubs, groundcover and flowering perennials. Trees may be planted when space permits dependent upon the required setbacks for each zone. vi. Any trees planted on private property including areas within the courtyard shall not conflict with City street trees as determined by the City’s landscape architect. vii. Landscaping shall comply with the Landscape Design Guidelines contained in Section V.E. viii. The plant palette shall be consistent with the Old Town Specific Plan Plant List contained in the appendices of this Specific Plan. f. Bungalow Courtyard-Floor Plan Standards: i. Residential units that directly face any street frontage and/or Murrieta Creek shall be raised slightly above the finished grade of the adjacent sidewalk to avoid a view directly into the units from street level. ii. Service and utility rooms shall be located at the rear or side of the building or site to the greatest extent possible. Service and utility rooms shall not front upon the courtyard. iii. Buildings shall be designed to orient living areas such as living rooms, dining rooms and kitchens toward the street or courtyard and orient sleeping areas and bedrooms away from the street or courtyard. iv. Building Frontages used in combination with the Bungalow Courtyard building type shall be in compliance with the zone. IV-78 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS g. Bungalow Courtyard-Building Size and Massing Standards: i. Dwelling units located on the top floor are encouraged to be stepped back on all facades facing the street to achieve variation in the wall plane and to accommodate open air patios, balconies or terraces. IV-79 City of Temecula -Old Town Specific Plan IV. LAND USE AND UR BAN DEVELOPMENT STANDARDS 4. Rowhouse The Rowhouse building type consists of a single building or multiple buildings containing attached residential units typically connected by common walls. Typically, Rowhouse buildings are placed on the lot in a manner that creates space for a rear yard and space for individual garages. Rowhouses are arrayed side-by-side and give the appearance of a continuous stretch of residential facades along the street. Figure IV-41: Illustrative sketch of typical Rowhouse building type. Figure IV-42: Photo examples of typical Rowhouse building type. Building Type: Allowable building type by zoning district: DTC & DTC/HO R/LMU NR Rowhouse Building Y Y Y IV-80 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS a. Rowhouse Building-Pedestrian and Vehicular Access Standards: i. The main entrance to each unit shall face the street. ii. The main entrance to each unit shall be accessed from the street. iii. Vehicular access shall be provided from an alley (when present). iv. For lots without any alley, vehicular access shall be provided from the secondary street. v. For lots without a secondary street frontage and without alley access, vehicular access may be permitted to be taken (preferably through the building) from the primary street frontage if no other option is feasible. In this case, reciprocal or shared access is encouraged to minimize the number of curb cuts taken from the primary street. b. Rowhouse Building-Parking Facilities Standards: i. Parking areas and/or garages shall be located behind the Rowhouse at the rear of the site to the greatest extent possible. ii. Parking facilities shall meet the required setbacks outlined in the Urban Standards Section IV.D of this Specific Plan. iii. Parking facilities, including garages shall not be visible from the street. c. Rowhouse Building-Utilitarian Standards: i. Utilitarian items (including but not limited to all utilities, trash containers and above ground equipment) shall be located adjacent to the alley behind the property line or in the rear or side yard when no alley exists. ii. Utilitarian items may also be located within parking areas or adjacent to, or within, individual garages when appropriate. iii. If a stoop or porch frontage is used in combination with the Rowhouse building type the area located at the front of the building in between each porch or stoop may accommodate utility equipment if landscaping is provided to completely screen the above ground utility equipment. iv. Utility and service equipment may be located inside the building, within a mechanical/utility room, or within a building “notch out” as appropriate. v. Service and utilities shall be designed in accordance with the Utility and Infrastructure Design Guidelines in Section V.K and the Alley Design Guidelines in Section V.J. Figure IV-43: Illustrative sketched examples of acceptable pedestrian and vehicular access for a typical Rowhouse building type. IV-81 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS d. Rowhouse Building-Private Open Space Requirements: i. Patios on the first floor shall face the street. ii. Private open space areas such as balconies and terraces above the first floor shall meet the encroachment requirements for the zone. iii. Each unit shall have at least one door leading to an outdoor yard, patio, terrace or balcony. iv. The minimum private open space requirements shall be according to the Urban Standards required for each zone. e. Rowhouse Building-Landscape Standards: i. City street trees are the primary landscape treatments along the primary and secondary streets for this building type. Limited urban accent landscape treatments such as but not limited to potted and/or hanging plants are secondary to the City street trees. ii. When a stoop or porch frontage type is used in combination with the Rowhouse building type the area located at the front of the building in-between each stoop or porch shall be landscaped with shrubs, groundcover and flowering perennials. Trees shall not be permitted to be planted within these areas to avoid conflicts with City street trees. iii. All portions of private property not covered by building area and/or hardscape shall be landscaped. iv. At grade or raised landscape planters are not permitted between the property line and the build-to line (along the primary and secondary street) except when a stoop or porch is used in combination with the Rowhouse building type. v. At grade or raised landscape planters may be permitted behind the build-to line when portions of the building façade do not abut the build-to line. For example, when the forecourt frontage type is used and/or recessed entries are part of the building design. vi. Side and rear yard areas shall be landscaped with a variety of shrubs, groundcover and flowering perennials. Trees shall be planted within rear and side yard areas as space permits as determined by the City’s landscape architect. vii. Plants selected shall be in compliance with the Old Town Specific Plan Plant list contained in the appendices of this Specific Plan. viii. Landscaping shall comply with the Landscape Design Guidelines contained in Section V.E. f. Rowhouse Building-Floor Plan Standards: i. Residential units that directly face any street frontage or Murrieta Creek shall be raised slightly above the finished grade of the adjacent sidewalk to avoid a view directly into the units from street level. ii. Service and utility rooms shall be located at the rear or side of the building or site to the greatest extent possible. iii. Buildings shall be designed to orient living areas such as living rooms, dining rooms and kitchens toward the street and orient sleeping areas and bedrooms away from the street or courtyard. iv. Building Frontages used in combination with the Rowhouse building type shall be in compliance with the zone. g. Rowhouse Building-Building Size and Massing Standards: i. Rowhouse buildings may be permitted to be composed of one dominant volume but should meet the design guideline criteria for architectural expression and variation in the building facade. ii. Rowhouse buildings shall be designed to articulate the individual units along the street. IV-82 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 5. Duplex, Triplex or Quadplex Duplex, Triplex or Quadplex buildings are configured into two, three or four separate attached residential units that are designed and architecturally presented as a large single-family residence in their typical neighborhood setting. Figure IV-44: Illustrative sketch of a typical Duplex, Triplex, Quadplex building type. Figure IV-45: Photo examples of Duplex, Triplex and Quadplex building type. Building Type: Allowable building type by zoning district: DTC & DTC/HO R/LMU NR Duplex, Triplex, Quadplex Building N Y Y IV-83 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS a. Duplex, Triplex, Quadplex Building-Pedestrian and Vehicular Access Standards: i. When a building façade is adjacent to the street, the main entry shall front upon the street. ii. Pedestrian access to buildings that do not front upon the street shall be taken from a shared open space area or other common area. iii. Vehicular access to the site shall be provided from a (private) alley or from the secondary street. iv. Vehicular access from the primary street frontage is permitted only if no other access to the site is feasible. b. Duplex, Triplex, Quadplex Building-Parking Facilities Standards: i. Parking shall be accommodated in an internal parking lot that is architecturally integrated or screened from the street, in a tuck under parking configuration, alley loaded garage configuration, individual garages, or any combination of the above mentioned. ii. All parking facilities shall meet the required setbacks in the Urban Urban Standards (Section IV.D of this chapter) and shall not be visible from the street. c. Duplex, Triplex, Quadplex-Utilitarian Standards: i. Utilitarian items (including but not limited to utilities, trash pick-up areas, and above ground equipment) shall be located within the rear or side yard setbacks when no private alley exists or within internal common areas. If a private alley is created through site design and layout, utilitarian items shall be provided adjacent to the private alley. ii. Utilitarian items may also be located within parking areas, inside the building, within mechanical/utility rooms, or within building “notch outs” when appropriate. iii. Service and utilities shall be designed in accordance with the Utility and Infrastructure Design Guidelines in Section V.K and with the Alley Design Guidelines in Section V.J. Figure IV-46: Illustrative conceptual sketch of acceptable pedestrian and vehicular access for typical Duplex, Triplex and Quadplex building type. IV-84 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS d. Duplex, Triplex and Quadplex Buildings-Private Open Space Standards: i. Private outdoor patios, balconies and terraces are encouraged to face the street or Murrieta Creek, but may also face shared internal common areas where appropriate. ii. Private outdoor patios, terraces and balconies are permitted to face rear and/or side yards when allowed by appropriate building separation requirements outlined in building and fire codes. iii. The minimum private open space requirements shall be met in accordance with the Urban Standards for each zone. e. Duplex, Triplex, and Quadplex-Landscape Standards: i. City street trees are the primary landscape treatments along the street. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and should be used to soften and accent the building façade. ii. When a stoop or porch frontage type is used in combination with the Duplex, Triplex and Quadplex building type the area located at the front of the building between each stoop or porch shall be landscaped with shrubs, groundcover and flowering perennials. Trees shall not be permitted to be planted within these areas to avoid conflicts with City street trees. iii. Portions of private property not covered by building area and/or hardscape shall be landscaped. iv. At grade or raised landscape planters are not permitted between the property line and the build-to line (along the primary and secondary street) except when a stoop or porch is used in combination with the Duplex, Triplex and/or Quadplex building type. v. At grade or raised landscape planters may be permitted behind the build-to line when the building façade does not abut the build-to line. For example, when a project utilizes built-in planter boxes combined with the forecourt frontage and/or when recessed entries are part of the building design. vi. Side and rear yard areas shall be landscaped with a variety of shrubs, groundcover and flowering perennials. Trees may be planted as space permits. vii. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped and hardscaped. viii. Plants selected shall be in compliance with the Old Town Specific Plan Plant list contained in the appendices of this Specific Plan. ix. Landscaping shall comply with the Landscape Design Guidelines contained in Section V.E. f. Duplex, Triplex and Quadplex Building-Floor Plan Standards i. Residential units that directly face any street frontage or Murrieta Creek shall be raised slightly above the finished grade of the sidewalk to avoid a view directly into the units from street level. ii. Service and utility rooms shall be located at the rear or side of the building or site to the greatest extent possible. iii. Buildings shall be designed to orient living areas such as living rooms, dining rooms and kitchens toward the street and orient sleeping areas and bedrooms away from the street. iv. Building Frontages used in combination with the Duplex, Triplex, Quadplex building types shall be in compliance with the zone. g. Duplex, Triplex and Quadplex Buildings-Building Size and Massing Standards: i. The incorporation of outdoor open spaces such as patios, terraces and balconies shall be incorporated into the building design. ii. Duplex, Triplex and Quadplex buildings should be designed to articulate the individual units along the street. IV-85 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 6. Detached House The Detached House building type is a residential structure that is not attached to any other residential structure or unit and is intended for single-family residential use only. Detached houses are not intended for commercial occupancy (with the exception of Bed and Breakfast establishments). Figure IV-47: Illustrative sketch of a typical Detached House building type. Figure IV-48: Photo examples of a Detached House building type. Building Type: Allowable building type by zoning district: DTC & DTC/HO R/LMU NR Detached House N N Y IV-86 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS a. Detached House-Pedestrian and Vehicular Access Standards: i. The main pedestrian entrance to the Detached House Building type shall be taken from the street. ii. The main vehicular access to the site shall be taken from either the secondary street (where present) or from the primary street via a twelve foot (minimum) to thirty foot (maximum) wide vehicular driveway built per the City’s Residential Driveway Standard No. 207. b. Detached House-Parking Facilities Standards: i. A minimum of two parking spaces shall be provided within an enclosed garage with a minimum dimension of 10 feet by 20 feet each. ii. Garages shall meet the minimum setbacks for the zone. iii. Garages shall be placed as close to the rear or side of the property as possible and shall not be readily visible from the street. iv. Garages may be attached to the Detached House building or may be a freestanding structure. c. Detached House-Utilitarian Standards: i. Utilitarian items (including but not limited to utilities, trash pick-up areas, and above ground equipment) shall be placed at the rear or side of the property or in a manner where the utilitarian items and equipment are screened from public view. d. Detached House-Private Open Space Standards: i. Private open space areas such as patios and porches are encouraged to front upon the street but are also permitted to face the rear yard. ii. The minimum private open space requirements shall be met in accordance with the Urban Standards for each zone. Figure IV-49: Illustrative conceptual sketch of acceptable pedestrian and vehicular access for a typical Detached House building type. IV-87 City of Temecula -Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS e. Detached House-Landscape Standards: i. The primary landscape treatment along the street frontage for the Detached House building type shall be the City’s street trees. ii. All portions of private property not covered with building area and/or hardscape shall be landscaped. iii. At grade or raised landscape planters are not permitted between the property line and the build-to line (along the primary and secondary street) except when a stoop or porch is used in combination with the Detached House building type. iv. At grade landscape planters may be permitted behind the build-to line when the building façade does not abut the build-to line. For example, when recessed entries or building articulation is utilized to allow for landscaping between the build-to line and building façade. v. Trees may be planted, as space permits as determined by the City’s landscape architect. vi. Plants selected shall be in compliance with the the Old Town Specific Plan Plant list contained in the appendices of this Specific Plan. vii. Landscaping shall comply with the Landscape Design Guidelines contained in Section V.E. f. Detached House-Floor Plan Standards: i. Service and utility rooms shall be located at the rear or side of the building or site to the greatest extent possible. ii. Buildings shall be designed to orient living areas such as living rooms, dining rooms and kitchens toward the street and orient sleeping areas and bedrooms away from the street. iii. Building Frontages used in combination with the Detached House building type shall be in compliance with the requirements for the zone. g. Detached House-Building Size and Massing Standards: i. Detached houses should employ variation in the roof planes and incorporate single-story elements on prominent elevations that face the street or public realm (including Murrieta Creek). IV-88 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS F. BUILDING FRONTAGE STANDARDS This section identifies the seven frontage types that are allowed within the Old Town Specific Plan area. Each frontage type is subject to the Urban Standards and requirements for each zoning district as outlined in Section IV.D (Urban Standards) of this chapter. The frontage types allowed in Old Town are as follows and are organized and discussed in more detail in the following section: • Shopfront • Arcade • Gallery • Two-Story Gallery • Forecourt • Stoop • Porch Additionally, this section includes a discussion of, and provides specific requirements and standards for, all commercial ground floor facades regardless of frontage type. IV-89 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 1. Frontage Types a. Shopfront Frontage Shopfront frontage is typically used for retail uses. Various Shopfront designs are permitted as illustrated in the Old Town Specific Plan Design Guidelines addressed in Chapter V. The following dimensional standards shall apply: A: Height of Bulkhead…………..………… . 3’ max. B: Height of Display Window………………6’ min. C: Top of Display Window………………… 8’ min. D: Floor to Ceiling Height………………... 12’ min. E: Width of Display Window……………...14’ max. F: Depth of Recessed Entry……….…..…….6’ max. G: Height of Canopy/Awning…..…………..8’ min. ii. For the purposes of regulating the development and massing of Shopfronts, no Shopfront facing a public street shall be more than 100 feet wide without incorporating architectural elements into the façade to convey the appearance of multiple shops rather than one large facade. Figure IV-50a (above): Overview of a Shopfront frontage. Figure IV-50b, c (right): Side Side view and bird’s eye view of a Shopfront frontage. IV-90 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS b. Arcade Frontage Arcades are facades with an attached colonnade that structurally supports the building above it. The design of an Arcade shall compliment the overall appearance of the facade and shall be consistent with the architecture of the building. The ground floor façade is aligned at the build-to line, and the upper stories extend out to the property line but not into the public right-ofway. Various Arcade designs are permitted as illustrated in the Old Town Specific Plan Design Guidelines addressed in Chapter V. The following dimensional standards shall apply: A: Height of Bulkhead…………..…………. 3’ max. B: Height of Display Window………………6’ min. C: Top of Display Window………………… 8’ min. D: Floor to Ceiling Height………………... 12’ min. E: Width of Display Window……………...14’ max. F: Depth of Recessed Entry……….…..…….6’ max. G: Height of Arcade……………..………….12’ min. H: Width Between Columns……….……….14’ max. I: Not Used……………………………………….N/A J. Width of Covered Walkway…….…8’ min., 10’ max K: Column Dimensions………….10” min., 24” max Figure IV-51a (above): Overview of an Arcade frontage. Figure IV-51 b, c (right): Side view and bird’s eye view of an Arcade frontage. IV-91 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS c. Gallery Frontage Gallery Frontage is the addition of an attached, covered colonnade that structurally supports the roof or balcony above it. The arcade shall correspond to the facade and shall be consistent with the architecture of the building. The ground floor façade is aligned at the build-to line, and the upper stories extend out to the property line but not into the public right-of-way. Various Gallery designs are permitted as illustrated in the Old Town Specific Plan Design Guidelines addressed in Chapter V. The following dimensional standards shall apply: A: Height of Bulkhead…………..…………. 3’ max. B: Height of Display Window………………6’ min. C: Top of Display Window………………… 8’ min. D: Floor to Ceiling Height………………... 12’ min. E: Width of Display Window……………...14’ max. F: Depth of Recessed Entry……….…..…….6’ max. G: Height of Arcade……………..………….12’ min. H: Width Between Columns……….……….14’ max. I: Not Used………………………………………N/A J. Width of Covered Walkway…………….…8’ min. K: Column Dimensions………….10” min., 24” max L: Balcony Height…….………………...…30” min. Figure IV-52a (above): Overview of a Gallery frontage. Figure IV-52 b, c (right): Side view and bird’s eye view of a Gallery frontage. IV-92 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS d. Two-Story Gallery Frontage A Two-Story Gallery frontage is the addition of an attached, covered colonnade that structurally supports a two-story arcade consisting of a variety of different configurations including a balcony at the second floor with a roof above it, a balcony at the second and third floor with or without a roof, or a two-story covered arcade with no balcony and a roof above the second floor. The overall design of the Two-Story Gallery shall complement the façade and shall be consistent with the architectural style of the building. The ground floor façade is aligned at the build-to line, and the upper stories extend out to the property line but not into the public right-of-way. Various Two-Story Gallery designs are permitted as illustrated in the Old Town Specific Plan Design Guidelines addressed in Chapter V. The following dimensional standards shall apply: A: Height of Bulkhead…………..…………. 3’ max. B: Height of Display Window………………6’ min. C: Top of Display Window………………… 8’ min. D: Floor to Ceiling Height………….…….....12’ min. E: Width of Display Window…….………...14’ max. F: Depth of Recessed Entry……………..…6’ max. G: Height of Arcade………………..12’ min. per floor H: Width Between Columns……….……….14’ max. I: Not Used…………………………………..N/A J. Width of Covered Walkway……………….8’ min. K: Column Dimensions…………..10” min., 24” max L: Balcony Height…….………………...……30” min. Figure IV-52a (above): Overview of a Two-Story Gallery frontage. Figure IV-52b, c (right): Side view and bird’s eye view of a Two-Story Gallery frontage. IV-93 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS e. Forecourt Frontage A Forecourt is an uncovered area in the front of the building façade. A Forecourt is created by a portion of the building that is set back from the build-to line which creates a pedestrian friendly, semi-public open area that is adjacent to the sidewalk. Forecourts may also provide access to ground floor or upper floor tenants and provide for restaurant seating or access to paseos or other pedestrian connections. Forecourts may be combined with other frontage types and may allow for vehicular access to parking behind the building. The minimum width of a Forecourt is 16 feet; however, if it also provides vehicular access to the rear of the building, the minimum width is 16 feet plus the width of the drive lane. Various Forecourt designs are permitted as illustrated in the Old Town Specific Plan Design Guidelines addressed in Chapter V. In addition, the Appendices section of this Specific Plan also includes a case study that discusses the Forecourt frontage type. The following dimensional standards shall apply: A: Width of Forecourt …………..………….15’ min. B: Depth of Forecourt………………………60’ max. IV-94 Figure IV-53 (above): Bird’s eye view of a Forecourt frontage. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS f. Residential Stoop Frontage A Residential Stoop frontage type is for residential buildings that have a raised first floor entry. Exterior stairs and a porch/landing provide access to the residence. The building façade is positioned on the build-to line, and the Stoop occupies the area between the façade and the property line (the “Frontage Zone”). The exterior stairs may be perpendicular and/or parallel to the sidewalk. The landing/porch may be covered or uncovered. The elevation of the first floor entry door shall be a minimum of 36 inches above the walking grade of the Pedestrian Zone of the sidewalk. Various Stoop frontage designs are permitted as illustrated in the Old Town Specific Plan Design Guidelines addressed in Chapter V. The following dimensional standards shall apply: A: Build-To Line from Property…....…….10’ B: Height of Stoop …………………………3’ min. C: Width of Stoop…………………………..5’ min. D. Depth of Stoop…………………………..4’ min. IV-95 Figure IV-54: Bird’s eye view of Stoop frontages. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS g. Residential Porch Frontage A Residential Porch Frontage type is for residential building types that have a raised first floor entry. Exterior stairs and a Porch provides access to the residence. The Porch landing is positioned at the build-to line, and the stairs and pedestrian pathway to the Porch extend into the area between the Porch landing and the property line (the “Frontage Zone”). The exterior stairs may be perpendicular and/or parallel to the sidewalk. The Porch shall be 10 feet in width and shall be consistent with the architecture of the building. The elevation of the Porch shall be no more than 36 inches above the grade of the building pad. Various Porch frontage designs are permitted as illustrated in the Old Town Specific Plan Design Guidelines addressed in Chapter V. The following dimensional standards shall apply: A. Curb to Property Line…………………………..10’ B: Property Line to Build-to Line…....…………….10’ C. C. Depth of Porch..……………………………..6’ min. D: Width of Porch...………………………… 10’ min. E: Height of Porch Landing…....No more than 3’ from the grade of the building pad IV-96 Figure IV-55: Bird’s eye view of a Porch frontage. City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS 2. General Requirements for Commercial Ground Floor Façades Except for historic structures or legal nonconforming structures, all commercial ground floor facades, regardless of frontage type, are subject to the following general requirements: i. A minimum of 75 percent of the ground floor shop front façade shall be windows. ii. All windows shall be recessed no less than two inches. All ground floor windows shall be framed with molding no less than two inches wide. iii. Entry doors may be recessed a maximum of six feet to create an exterior entry-way. iv. Aluminum shop front or spandrel panels are not permitted materials for the bulkhead. v. Awnings may only provide shade along the building frontage and shall not cover the entire façade. Figure IV-56a (above): Shopfront with a taller band above the display windows to accommodate an awning. Figure IV-56b (below): Shopfront façade similar to above, but without an awning band band above the display windows. IV-97 City of Temecula – Old Town Specific Plan IV. LAND USE AND URBAN DEVELOPMENT STANDARDS (This page is left blank intentionally). IV-98 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS G.SUPPLEMENTAL AND SPECIAL USE STANDARDS The following supplemental development standards shall apply within the Old Town Specific Plan area. 1. Sidewalk Cafes/Outdoor Dining Areas a. Intent Sidewalk cafes/outdoor dining areas along building frontages that enhance the pedestrian ambiance of Old Town are encouraged. A sidewalk café/outdoor dining area is defined as any group of tables and chairs, and related amenities situated on private property to provide for outdoor dining in connection with the consumption of food and beverage sold to the public from an adjoining indoor restaurant or eating establishment. b. Sidewalk Cafes/Outdoor Dining Areas Permitted Sidewalk cafés/outdoor dining areas may be permitted only in the districts that allow indoor eating establishments subject to the approval of a minor modification to an approved development plan or as part of a new development plan. Sidewalk Cafes/Outdoor Dining areas are permitted only on private property on the site where the indoor eating establishment operates. Sidewalk cafes and outdoor dining areas shall comply with the Outdoor Dining/Sidewalk Café Design Guidelines contained in Chapter V of this Specific Plan. c. Requirements A Sidewalk café/outdoor dining area may be permitted on private property where space is adequate to accommodate both the usual pedestrian traffic in the area and the operation of the proposed Sidewalk Cafe. There shall be a minimum 48" clear distance free of all obstructions in order to allow adequate pedestrian movement. A sidewalk café shall comply with all of the following: i. A sidewalk café shall be located immediately adjacent to and abutting the indoor eating establishment. ii. A sidewalk café shall not extend beyond the length of the actual indoor eating establishment frontage. iii. A sidewalk café shall not extend beyond the Frontage Zone. iv. All outdoor dining furniture including tables and chairs, and all outdoor amenities (such as outdoor heaters, planters, trash bins and umbrellas, etc.) shall be reviewed by the Planning Department for approval. v. Umbrellas must be secured with a base weighing no less than 60 pounds. vi. If a physical barrier is required by the Department of Alcoholic Beverage Control to serve alcoholic beverages, the design of the barrier shall be approved by the Planning Director. The physical barrier shall comply with the Outdoor Dining/Sidewalk Café Design Guidelines outlined in Chapter V of this Specific Plan. d. Conduct of Business and Hours of Operation All sidewalk cafes shall comply with the following performance standards: i. A sidewalk cafe may serve only food and beverages prepared or stocked for sale at the adjoining indoor restaurant. ii. All trash and litter shall be removed immediately. Trash bins shall be emptied as trash accumulates but no less than once a day. The permittee shall be responsible for maintaining the outdoor dining area, including the sidewalk surface and furniture and adjacent areas in a clean and safe condition. iii. The City shall have the right to prohibit the operation of a sidewalk cafe at any time because of anticipated or actual problems or conflicts in the use of the sidewalk area. Such problems and conflicts may arise from, but are not limited to, scheduled festivals and similar events, parades, repairs to the street or sidewalk, or emergencies occurring in the area. To the extent possible, the permittee will be given prior written notice of any time period during which the operation of the sidewalk cafe will be prohibited by the City. e. Suspension or Revocation A permit to operate a sidewalk café may be suspended or revoked upon a finding that one or more conditions of approval for the permit or the requirements of this Specific Plan have been violated, or that the sidewalk cafe is being operated in a manner which constitutes a nuisance, or that the operation of the sidewalk cafe unduly impedes or restricts the movement of pedestrians past the sidewalk cafe. IV-99 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS 2. Vending Carts a. Intent Outdoor vending carts on private property promote public interest by contributing to an active pedestrian environment. However, reasonable regulation of outdoor vending carts is necessary to protect the public health, safety, and welfare. The purpose of this section is to set forth the conditions and requirements under which outdoor vendors may be permitted to operate on private property within the Specific Plan area. b. Vendor Permit Required It shall be unlawful to sell, or offer for sale, any food, beverage or merchandise from a vending cart on any property within the Specific Plan area without first obtaining a Vendors Permit. Applications for a vendors permit shall include a description of the type of merchandise or food to be sold, a detailed description and photograph of the cart, and the approval of the property owner of the site where the cart will be located. Vending permit applications shall be reviewed by the Old Town Local Review Board. Vendor permit applications may be approved by administratively by the Director of Planning. The Director of Planning may apply any conditions necessary to protect the public health, safety, and welfare. c. c. Vending Cart Requirements Vending carts shall comply with the following requirements: i. All vending carts shall be located only on privately owned, developed commercial or mixed-use property. There should be at least 150 square feet of useable or recognizable plaza or courtyard area for each vending cart. ii. The design and appearance of the vending cart shall be consistent with the character consistent with the design guidelines of the Specific Plan. Colors used in conjunction with any vending carts located in the Old Town Specific Plan area shall be consistent with the Sherwin-Williams Preservation Palette. iii. Any umbrellas or accessory items used with vending carts shall be made from high quality canvas, utilize a monochromatic color scheme consistent with the Sherwin Williams Preservation Palette and have no written or graphic advertising. iv. No cart shall exceed 4 feet in width, 8 feet in length, and 8 feet in height. v. Vending carts should be free of all obstructions within a six-foot perimeter. vi. No advertising, except the posting of prices and product identification, is permitted on any vending cart. The total allowable square footage for vendor cart signage shall not exceed four square feet on up to two opposing sides of the cart. vii. Pedestrian movement shall not be obstructed. Vending Carts shall be placed on private property where there is adequate space so that patrons waiting in line do not extend into or obstruct the public right of way. d. Conduct of Business and Hours of Operation All vending carts shall comply with the following performance standards: i. Operate only between 6 a.m. and 10 p.m. unless in conjunction with an approved special event. ii. All items for sale shall be placed only in, on or under the vending cart. No additional merchandise preparation or sales table, crate, carton, rack, or any other device to increase the selling or display capacity of the cart shall be used unless it has been approved in writing by the Director of Planning. iii. The vending cart operator shall not solicit or conduct business with persons in motor vehicles. iv. Loud speakers, public address (PA) system, radio, sound amplifier, or similar devices shall not be operated in conjunction with a vending cart. v. All vending carts shall require an approved City of Temecula business license. vi. Vending carts selling food or beverages shall comply with the requirements of the Health Department and shall provide a trash receptacle for public use. vii. The vending cart operator shall clean up the area around where the vending cart had been. This includes removing and disposing of all trash or refuse. IV-100 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS viii.. The Director of Planning may require that the vending cart be removed from the location and stored out of public view when not in use. e. Denial, Suspension or Revocation of a Vending Permit i. Any license may be denied, suspended, or revoked in accordance with the procedures in the Development Code for any of the following causes: ii. Fraud or misrepresentation contained in the application for the license. iii. Fraud or misrepresentation made in the course of carrying out the business of vending. iv. Conduct of the licensed business in such manner as to create a public nuisance, or constitute a danger to the public health, safety, welfare, or morals or inconsistent with any conditions of approval. v. Conduct of the business which is contrary to the provisions of this Specific Plan or the conditions of approval for the vending cart permit. 3. Mixed-Use Standards a. Intent The development of commercial and residential uses in close proximity can present unique design issues not encountered in zones where uses are limited to only commercial or only residential. The primary design issues relate to successfully balancing the characteristics of commercial and residential uses. Typical examples include a residential need for privacy and security mixed with the needs of commercial uses for access, visibility, parking and loading. These supplemental performance standards are provided to ensure compatibility of mixed-uses. It is the intent of the Old Town Specific Plan to use these special standards to supplement the Old Town Specific Plan Development Standards and ordinances that exist within the Temecula Municipal Code to protect neighboring uses from excessive noise, odor, smoke, toxic materials, and other potentially objectionable impacts. Mixed-use districts are defined as districts of the Old Town Specific Plan which combine both commercial and residential uses. Mixeduse projects are defined as developments that combine both commercial and residential uses on a single lot or within a single structure. For purposes of this Specific Plan, mixed-use standards shall apply to all mixed-use districts within the Old Town Specific Plan, regardless of whether a development is a mixed-use project. b. Limitations and Requirements i. Noise/Aesthetics: • All uses shall comply with the Title 9 of the Temecula Municipal Code to regulate noise within all districts of the Old Town Specific Plan. • All roof mounted equipment shall be screened in accordance with the requirements of the Title 17 of the Temecula Municipal Code. • Special consideration shall be given to the location and screening of or noise generating or vibrating equipment such as refrigeration units, air conditioning, and exhaust fans. • Vibration or noise reducing screens and insulation may be required where such equipment has the potential to impact residential uses. ii. Odor: • Restaurants shall implement a kitchen exhaust system for grease, odor and smoke control. All machinery and equipment shall be installed and maintained and the activity shall be conducted so that noise, smoke, dust, odor and all other objectionable factors, shall be confined or reduced to the extent that no annoyance or injury will result to residents or persons in the vicinity. IV-101 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS iii. Lighting/Glare: • Lighting shall be located so as to minimize the impact of lighting upon adjacent buildings and properties, especially residential uses. • Any lighting source, including illuminated signs, shall be positioned so that light does not shine directly into residential windows. • No outdoor lights shall be permitted that blink, revolve, flash or change intensity. 4. Balconies, Patios, and Porches a. Intent Balconies, patios and porches shall be maintained clean, orderly and free of clutter. All furnishings shall be designed for outdoor use only. b. Requirements i. No permanent or temporary enclosure including shutters, blinds or partition shall be affixed to any area of the porch, patio or balcony. If any change to the exterior appearance of the porch, balcony or patio is desired, a minor modification shall be submitted to the Planning Department for review and approval. ii. Freestanding spas, hot tubs or similar amenities shall be screened from public view. The placement of such items on balconies, patios and porches are subject to the review and approval of the Director of Planning. iii. Balconies, patios and porches may not be used for storage. iv. Clothing, sheets, blankets, laundry, water accessories or rafts, toys and similar objects shall not be hung from or exposed on the balconies, patios or porches. v. Planters containing live, well groomed plants are permitted provided the plant does not extend beyond the interior of the balcony, patio or porch. No empty planters or planters containing dead, diseased or dying plants may be stored at any time within a balcony, patio or porch. If it is determined that plants are not being properly maintained, the Planning Director shall have the authority to require the property owner to remove or replace the plantings. vi. Hoses on porches, patios and balconies shall be kept in a hose reel or hose hideaway. 5. Bed and Breakfast Establishments a. Intent The purpose of this section is to provide standards for the development and operation of Bed and Breakfast establishments in Old Town. b. Requirements i. All Bed and Breakfast Establishments in Old Town shall comply with the provisions contained in Chapter 17.10 of the Temecula Municipal Code, except for the minimum lot size and the requirement that the primary residence be the principle use of the site. c. Supplemental Requirements In addition to the requirements stated above, the following shall also apply to Bed and Breakfast Establishments within the Specific Plan area: i. Off-street parking shall be provided at a ratio of one space for each bedroom available for rent in addition to the parking required for the primary dwelling unit. ii. Signage shall be limited to one on-site sign not to exceed 6 square feet in area. The sign may not be freestanding. 6. Full Service Hotels a. Intent Full-Service Hotels within Old Town shall provide quality hotel accommodations, with food service and conference facilities. Full-Service Hotels that provides amenities and quality hotel accommodations with conference facilities and food service in a development that complements commercial and mixed-uses within the Old Town Specific Plan and would attract local and regional visitors including businesses and tourists to the area is encouraged. To assist in providing accommodations for visitors and businesses, full service hotels that provide conference facilities and food services may be considered for heights up to eight stories (maximum 100 feet) at locations that front Moreno Road within the Residential-Limited Mixeduse (R/LMU) District, subject to the approval of a Conditional Use Permit. Full Service Hotels with food service and conference facilities within the Downtown Core Hotel Overlay (DTC/HO) District are permitted up to eight stories without a Conditional Use Permit. All Full Service Hotels shall comply with the design criteria and development standards of its zoning district in addition to the supplemental requirements as follows: IV-102 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS b. Requirements i. All hotel lobbies shall be located along streets, plazas, courtyards, or sidewalks to create visual interest for pedestrians. ii. All hotel rooms shall be accessed from an interior hallway. iii. The hotel shall provide an onsite restaurant with table service provided primarily by waitpersons, seating for at least thirty customers, and full menu service offering multiple entrees with on-site food preparation. iv. The hotel shall provide conference facility space to accommodate a minimum of 1,000 people. iv. Development shall be designed to create an outdoor pedestrian space(s) featuring amenities such as benches, outdoor dining, public art, gardens, courtyard, forecourt or a plaza. v. All exterior HVAC and/or air conditioning units shall be installed on the rooftop and shall be screened appropriately to eliminate their visibility from adjacent properties or public view and prevent noise from disrupting the surrounding community. vi. Building facades shall be articulated with wall offsets, recesses, openings, ornamentation, and colors and materials to add texture with special detail to the streetscape. vii. The public art requirement pursuant to Subsection 5.08.06 of Chapter 5.08 of Title 5 of the Temecula Municipal Code shall be satisfied. viii. Tandem automobile parking spaces are permitted when valet services are provided. ix. Full service hotels are be permitted to have outdoor pool and spa facilities on patios, balconies or terraces located on the second floor or above when integrated into the building architecture and design. x. The project shall comply with one or more of the following conservation programs: • Utilize LEED (Leadership in Energy and Environmental Design) eligible recycled building materials (such as exterior siding, roofing materials, and carpet – 20 percent minimum recycle content). • Utilize LEED eligible energy efficient materials and design to include any of the following: roofing, insulation, exterior siding, shading from awnings and deep recessed windows, automated sensors and controls for lighting, heating and air conditioning, waterless urinals, low-flow toilets and faucets, and aerators and timers on faucets. • Provide for on-site renewable energy (minimum of 10 percent of the facilities energy needs). • Utilize “green roof” technology. • Provide water quality mitigation in excess of minimum NPDES requirements. • Provide all air conditioning equipment at a SEER rating that exceeds the minimum California Building Code requirements. 7. Loading Facilities Loading and unloading facilities shall be visually screened from access streets and adjacent properties and constructed in a manner to reasonably contain and restrict emission of noises typically attributed to such function. When screening of loading and unloading facilities is physically not possible, the facilities shall be architecturally integrated into the overall design of the building. Loading and unloading areas adjacent to alleys do not require additional visual screening. 8. Parking Assembly uses with high parking demands may be required to provide additional off-site street parking. In making this determination, project features such as project size, location (including proximity to other assembly and restaurant uses), hours of operation, and availability of nearby on or off-street parking resources will be considered. 9. Railroad Turntable Site Preservation Incentives As a part of the review and approval of a development plan or conditional use permit involving the historic railroad turntable site located between Pujol Street and Murrieta Creek and north of Main Street as identified in Exhibit IV-2, in consideration of preservation and/or restoration of the railroad turntable site the Planning Commission may consider the following development standard concessions: a. A modification to the setback or required yard provisions. IV-103 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS b. An increase in the maximum allowable building height. c. A reduction in the amount of required on-site parking. The Planning Commission may also consider an increase in the target residential density for the site as identified in Exhibit IV-2 of this Specific Plan. The City Engineer must determine that the project at the increased density will not create unmitigable impacts on the traffic circulation in the area or overburden the utilities serving the area. In considering whether proposed development standard concessions are justified, a Certificate of Historical Appropriateness shall be reviewed by the Old Town Local Review Board with recommendations provided to the Planning Commission. The Planning Commission shall determine that the project adequately preserves and/or restores the railroad turntable site in accordance with local history and provides access to the public so that this cultural resource provides a benefit to the community and visitors to Old Town. IV-104 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS 10. Civic District Land Use and Development Standards Structures within the Civic District are intended to be civic structures and shall be constructed based upon the development and architectural standards necessary for public or quasi-public uses including but not limited to parks, government offices, police/fire stations, public community centers, public museums, public libraries, and similar civic facilities. Public civic structures and facilities benefit businesses and residents within the Temecula area and/or assist the community through civic service. Public civic structures within the Civic District are intended to be unique to the existing character of the area and serve as public focal points and are subject to design review approval but not subject to the Urban Standards of the Old Town Specific Plan. The City encourages creativity in design of public civic structures and facilities. Except for legal nonconforming structures, private structures that accommodate non-civic uses shall otherwise comply with the Land Use and Development Standards of the Old Town Specific Plan. IV-105 City of Temecula – Old Town Specific Plan IV. URBAN DEVELOPMENT STANDARDS (This page is left blank intentionally). IV-106 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS H. CIRCULATION AND STREETSCAPE STANDARDS The Circulation and Streetscape Standards are intended to provide clear design requirements for the future configuration of the streets and sidewalks in Old Town. The Circulation and Streetscape Standards also address the proper placement of street lights and other sidewalk items such as trash receptacles, newspaper racks, benches, utilities and other sidewalk furnishings in a manner that maintains the clear flow of pedestrian movement. The Circulation and Streetscape Standards provide the vision for a vibrant, pedestrian-friendly, walkable Old Town. The Streetscape and Circulation Standards provide specific criteria for how this will be achieved. All development in Old Town is required to comply with the Old Town Circulation and Streetscape Standards. As a result, it is anticipated that compliance with all streetscape standards and the completion of streetscape improvements will be accomplished incrementally as part of the requirements and conditions for development as it occurs in the future. 1. Old Town Sidewalk Standards The sidewalks in Old Town are intended to establish the pedestrian as the priority from curb to storefront. The functionality of Old Town as a walkable downtown is achieved through logical streetscape design and compliance with uniform sidewalk standards. Implementation of the sidewalk standards in Old Town will result in the safety and comfort expected in a pedestrian-oriented urban area. a. Current Sidewalk Conditions The existing sidewalk configuration in Old Town does not currently accommodate the free-flowing movement of pedestrians. The current configuration, illustrated in Figure IV-57a (left, below) illustrates the six-inch wide rolled curb, six-foot wide wooden boardwalk, and fourfoot wide landscape planter. Many buildings are located 10 feet from the landscape planter. Many other buildings have an attached gallery that may abut the property line. This inconsistent sidewalk configuration does not allow for the free-flow of pedestrian movement because the walking path is narrow and often obstructed by trees and planters. This configuration also obstructs the clear view of shop storefronts from the sidewalk and creates barriers for pedestrians between the sidewalk and business windows and entries. b. Sidewalk Design Standards The sidewalk design standards (discussed in greater detail below) emphasize the importance of the placement of buildings in relation to the sidewalk, street and public realm. The appropriate sidewalk width and configuration is essential in creating a walkable environment in Old Town. Consequently, the sidewalk design standards take a two-pronged approach to sidewalk design: they outline requirements for the property located within the public right-of-way and they provide requirements for the space located on private property between the property line and build-to line. The area between the property line and the build-to line is referred to as the the “frontage zone.” Figure VI-57a: Existing sidewalk configuration in Old Town. Public right of way Private Property (“frontage zone”) Figure IV-57b,c (above and right): Examples of pedestrian oriented sidewalk configurations. IV-107 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS In order to allow for the clear flow of pedestrians, building facades in Old Town are required to be placed 10 feet behind the property line, on the build-to line. This configuration provides a wider walking path for pedestrian activity and movement. It also provides consistency in building placement along the street which further defines the streets and sidewalks. The uniform way in which the buildings are configured in Old Town also allows for sidewalk dining opportunities without impeding pedestrian movement. In order to maintain pedestrian oriented pathways on the sidewalks in Old Town all development projects will be required to comply with the following requirements: c. Required Sidewalk Configuration Between the Property Line and the Build-to Line i. The area between the property line and the build-to line is required to be ten feet wide. This is known as the “frontage zone.” ii. Sidewalk cafes are only permitted to be placed within the “frontage zone.” Sidewalk cafes may not exceed a depth of ten feet including any fencing or barriers that might be placed within this area. It is also encouraged that sidewalk cafes be placed within building courtyards or forecourts. iii. Items such as street furniture, benches, newspaper racks, trash receptacles, and potted plants may be located in the “frontage zone,” but may not exceed 3 feet in depth. iv. Built-in, at-grade landscape planters are not permitted to be located within the “frontage zone,” (except when a stoop or porch frontage is used). Potted and hanging plants are permitted within the “frontage zone” to soften the building façade subject to the allowable encroachment requirements for the zone. v. A flat, solid, paved surface is required in the “frontage zone” between the property line and the build-to line. This surface is required to be contiguous and at the same grade as the adjacent sidewalk surface located within the right of way. Required Figure IV-59: Required sidewalk sidewalk configuration Figure IV-58: Example of pedestrian oriented sidewalk configuration that accommodates an outdoor dining area and also provides an unobstructed walkway for pedestrians. IV-108 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS d. Sidewalk Cross Sections In order to achieve adequate sidewalk width to accommodate pedestrian movement, all development projects in Old Town shall be required to comply with the sidewalk cross sections show in Figures IV-60 and IV-61, and shall meet the following requirements: i. Building facades facing the street in Old Town shall be placed on the build-to line, 10 feet behind the property line, in order to accommodate the pedestrian path-of-travel. ii. For buildings that do not propose an arcade, a 6-inch rolled curb, 4-foot wide furnishing zone, and 5.5-foot pedestrian zone, totaling 10 feet, is required. An additional 10 feet of sidewalk is also provided by placing the building on the build-to line (10 feet behind the property line), as shown in Figure IV-60. iii. For buildings that have an optional arcade element, a 6-inch rolled-curb, 4-foot wide furnishing zone, and a 5.5 foot pedestrian zone, totaling ten feet, is required. An additional 10 feet of sidewalk width is provided by placing the building on the build-to line (10 feet behind from the property line), and allowing for the second story arcade to extend beyond the build-to line to the property line, as shown in Figure IV-61. iv. Sidewalk furnishings, such as benches, newspaper racks, utilities, potted/hanging plants and light fixtures are required to comply with the established Sidewalk Zones (Figure IV-63) discussed in greater detail in the following section. Figure IV-60: Required sidewalk cross section -building without an arcade or gallery element. Figure IV-61: Required sidewalk cross section -building with an optional arcade or gallery element. IV-109 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-62: Example of stamped concrete installed to simulate a wooden plank boardwalk. e. Removal of Wooden Boardwalk As development continues to occur in the Old Town area and the new sidewalk configuration is phased-in, as illustrated in the cross sections above, the existing wooden boardwalk material will also be phased out over time. In order to ensure that the wooden boardwalk is phased out over time the following shall be required: • All development in Old Town along Old Town Front Street will be required to install “fauxwood” stamped concrete sidewalks in place of the wooden boardwalk material as specified by the Director of Public Works. • The required color of the stamped concrete boardwalk shall be reviewed and approved by the Director of Public Works and specified on the street improvement plans. IV-110 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS f. Establishment of Sidewalk Zones in Old Town The sidewalks in Old Town are split into four separate zones in order to maintain an unobstructed pedestrian path of travel. The four zones are illustrated in Figure IV-63 and are described in greater detail below: i. Curb zone Zone 1 is the “curb zone”. This provides a small buffer between the street and sidewalk and also defines the edge of the pedestrian zone in relationship to the street. The standards for the “curb zone” are as follows: • Typically, the “curb zone” consists of the 6” curb that is required to be constructed adjacent to the street. • Where pedestrian/freight loading and unloading will not occur the “curb zone” shall be a minimum of 6 inches wide. IV-111 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS ii. Street furnishing zone Zone 2 is the “street furnishing zone.” The “street furnishing zone” is intended to provide a linear and uniform space for street fixtures such as street lights, street signs, and parking meters. It is also intended to provide an extension of the “curb zone” where vehicular loading and unloading of passengers from the street will occur. Street trees are also required to be placed in the furnishings zone. Although placement of utility equipment off the street/sidewalk right-of-way to the greatest extent possible is preferred, in some cases utility equipment (with the exception of double detector checks) may be placed in this zone. The standards for the “street furnishings zone” are as follows: • All street fixtures such as but not limited to, street lights, street trees, street signs, parking meters, are required to be placed in the “street furnishing zone.” • All street fixtures shall be set back a minimum of 12 inches from the “curb zone” adjacent to the “street furnishing zone.” • Typically the “street furnishing zone” is four feet in width as consistent with the sidewalk design standards for Old Town. However, where the 5’ x 5’ street tree planters exist along the sidewalk in Old Town it is understood that the planters and tree grates will overlap with the “pedestrian zone.” • The “street furnishing zone” shall have a 12” wide “step-off” area adjacent to the “curb zone” to accommodate for the loading and unloading of passengers from vehicles parked along the street or freight. Figure IV-65: Street furnishings such as street trees, street signs and street lights are required to be placed in the “street furnishing zone.” Figure IV-64: Example of required placement of street furnishings consistent with the established Sidewalk Zones in Old. Town. Frontage Zone Pedestrian Zone Street Furnishing Zone Curb Zone IV-112 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS iii. Pedestrian zone Zone 3 is the “pedestrian zone.” This zone is located between the “street furnishing zone” and the “frontage zone” and serves as the area that is dedicated to pedestrian movement. The following standards shall be met for the “pedestrian zone”: • The “pedestrian zone” is required to remain free of all fixtures and unobstructed in order to provide comfortable pedestrian movement. • Typically this zone includes the entire 5.5-foot wide walkway area located within the right-ofway between the street furnishings zone and the property line. iv. Frontage zone Zone 4 is the “frontage zone.” The frontage zone is located immediately adjacent to the building façade and is intended to provide for the linear and uniform placement of various items such as street furniture, benches, tables and chairs, newspaper racks, trash receptacles, and potted plants. The “frontage zone” is also intended to accommodate outdoor sidewalk cafes without impeding pedestrian travel. The following standards shall be met for the “frontage zone:” • The maximum depth of the frontage zone is 10 feet. Between 18 to 36 inches wide (36” maximum) of this zone may be utilized to accommodate various items such as but not limited to newspaper racks, benches, trash receptacles and potted plants. • Up to 10 feet of the “frontage zone” may be utilized to accommodate sidewalk cafes or outdoor dining areas in the Downtown Core and Residential/Limited Mixed-Use zoning districts. • Sidewalk cafés are only permitted to be placed within the “frontage zone.” IV-113 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS g. Typical Sidewalk Zone Widths Table IV-33 provides the typical sidewalk zone widths when an outdoor dining area or sidewalk café is placed within the “frontage zone.” Table IV-33 also provides the typical sidewalk zone widths for a retail oriented business/tenant. Sidewalk cafes/outdoor dining areas shall also comply with the requirements in the Supplemental Standards contained in Section G of this chapter, and the Outdoor Dining/Sidewalk Café Design Guidelines contained in Section V.G. Table IV-33 Typical Sidewalk Zone Widths Streetscape Type Curb Zone Furnishings Zone Pedestrian Through Zone Frontage Zone Outdoor Dining or Sidewalk Cafe Option 6” 4’ 5.5’ 10’ Retail Oriented 6” 4’ 12.5’ 3’ Figure IV-66: Typical sidewalk zone widths for the café oriented option. Figure IV-67: Typical sidewalk zone widths for the retail oriented option. IV-114 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 2. Old Town Street Standards The purposeful design and pedestrian-friendly configuration of streets play a key role in the walkability of Old Town. Narrow lane widths, street trees and street furniture, curb adjacent parking, short blocks, curb bulb-outs, speed tables, and clearly marked pedestrian crossings all contribute to a pleasant pedestrian experience along the street. The design of pedestrian friendly streets in Old Town will contribute to the look, feel and function of the public realm. Well designed streets and sidewalks create a sense of safety and comfort for pedestrians. Street trees provide shade and comfort along the streets and street furniture provides a resting place for those exploring Old Town by foot. Clearly marked pedestrian crossings provide a visual queue to traffic and indicate where pedestrians are intended to cross, adding to the walkabilty of the streets. a. Typical Street Cross Sections: The following section provides the existing street cross sections (typical) and the recommended street cross sections (typical) for the following streets in Old Town: • Old Town Front Street (between Moreno Road-south loop and Moreno Road – north loop) • Old Town Front Street (north of Main Street) • Old Town Front Street (near Santiago Road) • Mercedes Street (north of the Civic Center) • Pujol Street • Main Street (typical for all east/west running streets along Old Town Front from First Street to Sixth Street, except Third and Fifth Street west of Old Town Front Street) • Termination of Fifth Street and Third Street b. Moreno Road (north and south loop) Cross Sections: The following section also includes the existing street cross sections (typical) for Moreno Road (north and south loop). In addition to the typical cross sections for these road segments, two recommended alternative street cross sections are provided. Alternative 1 retains the existing right-of-way at 88 feet for Moreno Road (north loop) and 74 feet for Moreno Road (south loop). 45 degree pull in parking spaces are provided along the street in Alternative 1. Alternative 2 reduces the rightof-way to 60 feet for Moreno Road (north and south loop) and provides parallel parking along the street. IV-115 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-68: Existing street cross section (typical) for Old Town Front Street between the north and south loop of Moreno Road. Figure IV-69: Recommended street cross section (typical) for Old Town Front Street between the north and south loop of Moreno Road. Note: West side of the street adjacent to Murrieta Creek trail is not within the Old Town Specific Plan boundary. Note: West side of the street adjacent to Murrieta Creek trail is not within the Old Town Specific Plan boundary. IV-116 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-71: Recommended street cross section (typical) for Old Town Front Street north of Main Street. Figure IV-70: Existing street cross section (typical) for Old Town Front Street north of Main Street. IV-117 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-73: Recommended typical street cross section for Old Town Front Street near Santiago Road. Figure IV-72: Existing typical street cross section for Old Town Front Street near Santiago Road. IV-118 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-75: Recommended street cross section (typical) for Mercedes Street. Figure IV-74: Existing street cross section (typical) for Mercedes Street. IV-119 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-77: Recommended street cross section (typical) for Pujol Street. Figure IV-76: Existing street cross section (typical) for Pujol Street. IV-120 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-78: Existing street cross section (typical) for Main Street. Note: This cross section is typical for all east/west bound streets along Old Town Front from First Street to Sixth Street, with the exception of the segment of Third and Fifth Street west of Old Town Front Street. Figure IV-79: Recommended street cross section (typical) for Main Street. Typical for all east/west running streets along Old Town Front from First Street to Sixth Street, except Third and Fifth Street west of Old Town Front Street. IV-121 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-80: Existing street cross section (typical) for Third and Fifth Street (west of Old Town Front Street). Figure IV-81: Recommended street cross section (typical) for Third and Fifth Street (west of Old Town Front Street). IV-122 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-82: Existing street cross section for Moreno Road (north loop). IV-123 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-83: Recommended Alternative 1 street cross section (typical) for Moreno Road (north loop). Alternative 1 retains existing 88 foot right-of-way width. Figure IV-84: Recommended Alternative 2 street cross section (typical) for Moreno Road (north loop). Alternative 2 proposes 60 foot right-ofway width. 450 Angled Parking 450 Angled Parking Typical Parallel Parking Typical Parallel Parking IV-124 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-85: Existing street cross section for Moreno Road (south loop). IV-125 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-86: Recommended Alternative 1 street cross section (typical) for Moreno Road (south loop). Alternative 1 retains existing 74 foot right-of-way width. Figure IV-87: Recommended Alternative 2 street cross section (typical) for Moreno Road (south loop). Alternative 2 proposes 60 foot right-ofway width. 450 Angled Parking 450 Angled Parking IV-126 Typical Parallel Parking Typical Parallel Parking City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS c. Termination of Third and Fifth Street Adjacent to Murrieta Creek As illustrated in Figures IV-86 and IV-87 the termination of Third Street and Fifth Street at Murrieta Creek is not currently intended to allow for through vehicular traffic. Although vehicular access is terminated, the sidewalks along Third Street and Fifth Street are required to continue to provide a contiguous pedestrian pathway and safe access to the creek walk trail and the pedestrian bridge connections. Requiring sufficient connections that adjoin the existing sidewalk circulation system to the future trail system along Murrieta Creek will encourage pedestrian activity along the creek and throughout the Old Town area. The improvements and use of these right-of-way areas present potential opportunities for the installation of outdoor dining areas, pocket parks, passive pedestrian open-spaces, public art displays, and designated wildlife viewing areas adjacent to the creek. The City intends to retain the existing right-of-way at the termination of Third Street and Fifth Street, however the improvement and use of these areas may be allowed with a revocable encroachment permit. The issuance of an encroachment permit for these right-of-way areas shall be reviewed for compliance with the connectivity and open space objectives discussed above. Figure IV-86: Conceptual sketch of the termination of the west side of Third Street. IV-127 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-87: Concept sketch of the termination of Fifth Street at Murrieta Creek. The termination of Fifth Street adjacent to the Murrieta Creek will abut the future trail and creek walk that is anticipated to develop as part of the Murrieta Creek Improvement Project. Encroachment areas at 3rd Street and 5th Street provide opportunities for the installation of outdoor dining areas, pocket parks, passive pedestrian open-spaces, public art displays and designated wildlife viewing areas adjacent to the creek. IV-128 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Exhibit IV-88: Site plan view of the conceptual design of the termination of Third Street and Fifth Street (west of Old Town Front Street). IV-129 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 3. Traffic Calming Measures Traffic calming utilizes a number of street and sidewalk design strategies that are intended to slow vehicular movement and also increase the visibility of those walking along the streets and sidewalks in Old Town. In order to maintain a walkable environment in Old Town and provide a safe pedestrian environment a number of traffic calming measures have been identified: • Curb Bulb-outs • Speed Tables/Raised Crosswalk • Designated/Marked Crosswalks • Roundabouts • Curb Adjacent Parking These traffic calming measures are discussed in detail in the following section. The appropriate application, location and timing of the construction and installation of these traffic calming measures shall be determined by the City’s Traffic Engineer. IV-130 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS a. Curb Bulb-outs Curb bulb-outs, also referred to as chokers, are circular extensions of the sidewalk that encroach into the street. Curb bulb-outs are effective traffic calming measures because they physically narrow the vehicular travel lane and turning vehicles at intersections where pedestrians are expected to cross. As a result, the driver perceives a narrower drive lane and slows down. This makes intersections narrower and easier to cross on foot, resulting in pedestrian friendly streets, sidewalks and crosswalks. Curb bulb-outs also act as an enclosure for on-street parking. Most of the intersections along Old Town Front Street have existing curb bulb-outs, with the exception of the intersections at Moreno Road (north and south loop) and Old Town Front Street, the northeast corner of Sixth Street and Old Town Front Street, the northwest and southwest corners of Fourth Street and Old Town Front Street, the northwest and southwest corner of Second Street and Old Town Front Street, and the intersection of First Street and Old Town Front Street. The existing curb bulb-outs are intended to be retained in Old Town in the future as an existing traffic calming measure. Figure IV-89: Typical intersection with curb bulb-outs. Typical Old Town Front Street ramp/pedestrian crossing locations include curb bulb-outs to shorten the distance of the pedestrian crosswalk, to slow passing vehicular traffic and maintain a safe environment for those exploring Old Town by foot. Figure IV-90: Curb bulb-out at the intersection of Front Street and Main Street. Figure IV-91: Curb bulb-out at Old Town Front Street and Main Street. Curb bulb-outs provide a distinct ending point for on-street parking. IV-131 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS b. Speed Tables and Raised Crosswalk Speed tables and raised crosswalks provide a designated area for pedestrians to cross, thereby encouraging pedestrians to cross only at desired locations. Speed tables and raised crosswalks also slightly elevate the pedestrian in the crosswalk, increasing the visibility of the person crossing the street. Currently the intersections in Old Town do not have speed tables or raised crosswalks. Based upon a traffic calming study that was conducted by Fehr and Peers (February 2010), speed tables and raised crosswalks can provide dedicated locations for pedestrians to cross and also address vehicular speed issues in Old Town. Speed tables and raised crosswalks are a recommended traffic calming techniques that can be applied in Old Town. However, it is important that the installation of the speed tables and raised crosswalks in Old Town be coordinated with the intersections that currently have curb bulb-outs because the application of this approach is likely to require the removal of the curb bulb-outs and the installation of bollards at the more traditional intersection radii. Furthermore, aesthetic impacts should also be considered due to the fact that speed tables and raised intersections often require special striping and signage to make drivers aware of the elevation change. Additionally, construction materials should be selected to enhance the streetscape. The use of special pavers or a change in color and/or texture is recommended. Figures IV-92a,b: Example of Speed Table (above) and Raised Crosswalk (below). c. Designated/Marked Crosswalks Currently the streets in Old Town do not have designated crosswalk striping or other indicators that would direct pedestrians to cross at appropriate locations. Based upon a traffic calming study that was conducted by Fehr and Peers (February 2010), designated cross walks have several advantages including providing clear pedestrian crossings at intersections for increased safety and providing a pleasant aesthetic ambiance along the streets. Additionally, marked crosswalks can be implemented in Old Town without any modifications to the existing bulb out configurations. Considering the advantages of this measure, designated crosswalks should be implemented in Old Town as a traffic calming and pedestrian safety measure. This strategy could be implemented through a variety of measures including the marking or striping of crosswalks. Since Old Town is intended to be a unique area within Temecula the use of colored pavement, special pavers or textures should be used to designate the cross walks in Old Town. The application of marked crosswalks should be implemented along all major intersections along Old Town Front Street and Mercedes Street. Additionally, marked crosswalks should also be employed at any intersections in Old Town that anticipate or experience heavy pedestrian crossing, such as crossing areas proximate to the Civic Center. Figure IV-93: Example of a crosswalk that has been marked with decorative colored pavers. Marked crosswalks provide a clear pedestrian crossing and add to an aesthetically pleasing streetscape. IV-132 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS d. Roundabouts A roundabout is a circular intersection where vehicles travel around a raised central island in a counter clockwise direction. Advantages of a roundabout include reducing vehicular conflict points, achieving greater safety due to slower vehicular travel speeds, the elimination of left hand turns, and enhanced aesthetics by providing an area that can accommodate decorative landscape treatments. Based upon need, as determined by future Traffic Impact Analyses, the installation of roundabouts at the north and south entrances of Old Town may be constructed in the future as a traffic calming mitigation measure. The need for these potential roundabouts and the timing of construction for the roundabout improvements in Old Town shall be determined by through future Traffic Impact Analyses. Figure IV-94 a: Example of a roundabout IV-133 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 4. Old Town Street Tree Standards The placement of urban street trees in Old Town are expected to soften the streets and sidewalks, create a more comfortable walking environment, and provide human connection to nature. Street trees add color and interest to the streets, provide shade, improve storm water and air quality, and reduce greenhouse gas. a. Existing Conditions The existing placement of street trees in Old Town are not uniform and often create a physical barrier between pedestrians and the adjacent storefronts. Figure IV-95 shows an example of the existing tree placement in Old Town. The trees are planted too close to the building and the branches conflict with building frontage and block the view of storefront windows from the pedestrian path of travel. Figure IV-95: Typical existing configuration of street trees in Old Town, trees are directly adjacent to the building facade and often obstruct the pedestrian pathway. Figure IV-96: Typical existing sidewalk and street tree configuration in Old Town. IV-134 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS b. Required Street Tree Design Standards The uniform and linear placement of street trees in Old Town will occur as development continues to occur over time. The Figure IV-97 a, b illustrates examples of consistent street tree placement in an urban environment. The street trees are consistently planted next to the curb with tree grates placed over the tree wells to allow for a clear pedestrian pathway. Figure IV-97a,b: Required street tree placement in a uniform and linear configuration adjacent to the street. IV-135 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS c. Street Tree Placement In order to ensure that the way in which trees are placed in Old Town contribute the creation of a vibrant pedestrian oriented environment, the placement of street trees and landscaping in Old Town shall meet the following requirements: i. Street trees shall be placed in the “street furnishings zone” within 5 x 5 foot tree grates. ii. Trees shall be placed approximately 30 feet apart. iii. To achieve a consistent streetscape informal or random tree spacing shall be avoided. iv. Street tree placement shall be coordinated with the placement of street lighting and other items that may conflict with the placement and growth of street trees. v. Trees shall “mirror” each other on both sides of the street. vi. Street trees shall be uniformly integrated into the sidewalk design by being placed adjacent to the curb. Trees shall be maintained and manicured as to not block the view of shop fronts along the pedestrian path of travel. vii. All street trees shall comply with the approved street tree list and Street Tree Exhibit IV-3 contained herein. viii. All street trees shall be placed within a 5 x 5 foot tree well. ix. All tree wells are required to abut the curb. xi. Root barriers shall be installed for all street trees. x. All tree wells are required to be covered by the approved tree grate for Old Town to create a smooth sidewalk surface. Details related to the approved tree grates for Old Town are shown in Figure IV-100. Figure IV-98a Figure IV-98b Figure IV-98a: Illustrates the existing placement of street trees in Old Town. Figure 98b: Illustrates the required placement of street trees within the 4-foot wide “furnishings zone,” which is expected to occur as develop continues within the Old Town area. IV-136 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS d. Example -Conceptual Street Tree Plan Below is a conceptual street tree plan for the southeast corner Old Town Front Street/Fifth Street. As illustrated in Figure IV-99, the street trees are planted adjacent to curb, and the tree wells are covered with tree grates allowing for a clear path of travel. This configuration also allows for sidewalk dining located between property line and build-to line. This conceptual street tree plan is anticipated to be replicated throughout Old Town. Figure IV-99: Conceptual drawings of street with curb adjacent street trees. e. Tree Grate Specifications i. All tree wells are required to be covered with a tree grate. ii. All tree grates in Old Town shall be 5’ x 5’, uniform in color, size and style and shall be installed in accordance with the City standard: • Size: 5’ x 5’ • Color: Natural (rusted) Finish Figure IV-100: Required street tree grate. IV-137 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS f. Street Tree Landscape Palette In order to achieve an urban streetscape, the following tree species (listed below and shown on the Street Tree Map Exhibit IV-3) shall be required to be planted in Old Town. All street trees shall be 36” box size: Old Town Front Street: Liquid Amber (Liquidambar Styraciflua ‘Rotundiloba’) First Street (east of Old Town Front Street): London Plane (Plantus x Acerifolia ‘Bloodgood’) Second Street: London Plane (Plantus x Acerifolia ‘Bloodgood’) Third Street: London Plane (Plantus x Acerifolia ‘Bloodgood’) Fourth Street: London Plane (Plantus x Acerifolia ‘Bloodgood’) Fifth Street: London Plane (Plantus x Acerifolia ‘Bloodgood’) Sixth Street (east of Old Town Front Street): London Plane (Plantus x Acerifolia ‘Bloodgood’) Main Street east of Murrieta Creek: London Plane (Plantus x Acerifolia ‘Bloodgood’) Main Street west of Murrieta Creek: London Plane (Plantus x Acerifolia ‘Bloodgood’) Mercedes Street: London Plane (Plantus x Acerifolia ‘Bloodgood’) Moreno Road: London Plane (Plantus x Acerifolia ‘Bloodgood’) Pujol Street: London Plane (Plantus x Acerifolia ‘Bloodgood’) First Street (west of Old Town Front Street): London Plane (Plantus x Acerifolia ‘Bloodgood’) Sixth Street (west of Old Town Front Street): London Plane (Plantus x Acerifolia ‘Bloodgood’) Felix Valdez: London Plane (Plantus x Acerifolia ‘Bloodgood’) Murrieta Creek Trail: California Sycamore (Platanus Racemosa) Figure IV-101: Liquid Amber Figure IV-102: London Plane IV-138 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV-103: California Sycamore Figure IV-104: Chinese Elm IV-139 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS IV-128 IV-140 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 5. Old Town Mobility Concept In order to achieve Old Town’s Mobility and Transportation goal, discussed in Chapter II of this Specific Plan, a conceptual Old Town Mobility Plan has been developed to help implement connectivity in Old Town. The Old Town Mobility Concept focuses on pedestrian connections along the streets and alleys and along the Murrieta Creek Trail. The goal is to provide pedestrian connectivity and pathways throughout Old Town and link transit stops, designated bike routes and points of interest in Old Town resulting in a more walkable interconnected multi-modal transportation network in Old Town. All projects in Old Town should be designed to provide pedestrian connections to the larger multi-modal network to the greatest extent possible. The Old Town Mobility Concept Map is intended to provide a visual depiction of the interconnected multimodal transportation network that will develop overtime and promote walkability, connectivity and mobility in Old Town. Ultimately, this concept will allow Old Town to develop as envisioned in the future into a pedestrian friendly, walkable downtown destination. The map is show in Exhibit IV-4. a. Street Improvements In order to accommodate vehicular movement in Old Town the following street connections are proposed as a part of the Old Town Mobility Concept: • An extension of Pujol Street to the south of the Old Town area to provide a vehicular connection to Old Town Front Street, Highway 79/Temecula Parkway and Interstate-15. • Interchange improvements along Interstate-15 (south bound ramps) at Highway 79/Temecula Parkway. • Construction of the Western Bypass along the westerly boundary of the project site. • Sixth Street extension to the west of Old Town Front Street, across Murrieta Creek and to the Western Bypass. • Main Street extension to connect to the Western Bypass. • First Street extension to connect to the Western Bypass. • Vincent Moraga extension to connect to the Western Bypass. • Intersection enhancements at Old Town Front Street and First Street. i. Roundabout Improvements In addition to the street improvements listed above, based on need as determined by future Traffic Impact Analyses, two future roundabouts may be constructed at the north and south ends of Old Town to accommodate vehicular movement. b. Pedestrian Connections/Pedestrian Bridges The following pedestrian connections are proposed as a part of the Conceptual Old Town Mobility Plan: • Construct an additional pedestrian-only bridge crossing over Murrieta Creek at the termination of Third Street to provide an additional connection from the Downtown Core to the Neighborhood Residential District. • Construct a pedestrian-only bridge from Old Town at Sixth Street across Interstate-15 freeway to connect Old Town’s Downtown Core to the residential neighborhood located east of Interstate-15. • Ensure pedestrian access along the westerly expansions of Sixth Street, Main Street, and First Street, to the Western Bypass. IV-141 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS c. Transit Stops Currently Old Town is served by the Riverside Transit Agency by existing local transit and shuttle service. There are four existing transit stops in Old Town: • Old Town Front Street near Moreno Road • Sixth Street Transit Stop • Second Street Transit Stop • Pujol Street Transit Stop d. Multi-Use Trails As part of the Murrieta Creek improvement project a multi-use trail will be constructed adjacent to Murrieta Creek. This trail will connect with the sidewalks and streets in Old Town and provide a connection between the Neighborhood Residential District to the Downtown Core and Residential/Limited Mixed-Use District. IV-142 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS IV-143 City of Temecula-Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS (This page is left blank intentionally). IV-144 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS I. ALLEY STANDARDS The alleys in Old Town were created with the original historical plat and subdivision that was established in the 1880s. Since this time many of the original alleys have been eliminated. However, as part of the revitalization efforts in Old Town, the remaining alleys are intended to be preserved and integrated as a part of the overall circulation network and protected for public use. The Old Town Alley Standards are intended to provide clear requirements for the configuration of alleys in Old Town. All alleys in Old Town are intended to be urban in design and in function. They are anticipated to be used as unobstructed vehicular access ways in Old Town and as a means to provide access to rear service areas and parking lots. The alleys are also intended to enhance pedestrian connectivity and walkability in Old Town. The Alley Standards contained herein address the required width of public alleyways in Old Town, and the construction methods and paving surface standards that are required to be installed in the public alleyways. The standards also discuss how the public alleyways are required to function in relationship to placement of utility equipment such as water lines, electrical lines, trash collection areas, transformers, double detector checks, post indicator valves and gas meters. The Alley Standards also provide requirements for private residential and commercial alleyways that might be created as a part of the site layout of a private development project. The Alley Standards are intended to be supplemented by the Alley Design Guidelines and Utility and Infrastructure Design Guidelines which are discussed in Section V.J and Section V.K of this Specific Plan. Exhibit IV-105: 1884 Original Plat of Temecula created the historical grid pattern of streets and alleys. IV-145 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 1. Public Alley Cross Section and Construction Requirements Designated alleys within Old Town shall be maintained and protected for future use. The design components within each alley shall be consistent with the cross sections shown herein. The standard cross sections for all public alleys in Old Town are shown in Figure IV-106 and Figure IV-107. All public alleyways in Old Town shall be constructed and installed according to this typical alley cross section standard. They shall also comply with the following standards: a. Development projects adjacent to a public alley will be required to construct improvements in and adjacent to the alley. The improvements may include paving, lighting, or other necessary components to ensure the functionality and safety of the alley. b. All public alleys in Old Town shall be 20 feet in width (10 feet on either side of the alley centerline). c. All public alleys in Old Town shall include a concrete ribbon gutter in the center of the alley. The concrete ribbon gutter shall be 4 feet wide (2 feet on either side of the alley centerline). d. The public alleys shall drain toward the centerline. A maximum 2% grade shall be provided within the public alley to ensure proper drainage. Figure IV-106: Typical Public Alley Cross Section IV-146 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS e. All alleys in Old Town shall include a 16-foot wide segment (8 feet on either side of the alley center line) constructed of asphalt concrete pavement (a.c. pavement). The a.c. pavement is to be installed on either side of the 4 foot wide concrete ribbon gutter. f. There shall be no above ground utilities permitted to be located within the 20 foot public alleyway. g. Lighting shall be provided at a minimum of one footcandle within all alleyways and a minimum two footcandles at doorways that take access adjacent to the alleyway. h. The combined thickness of the base and surface materials shall be determined by a soils test. i. City of Temecula Public Words Department Standards 113, 115 and 116 for pavement design requirements and general notes shall also be required. j. All curb and gutter shall be Type “A-6” unless otherwise specified. k. A 2” x 6” sized redwood header shall be installed as consistent with the public alley cross section standard. l. All public alleys in Old Town shall be constructed in compliance with the Common Alley Drive Approach design shown in Figure IV-108. Figure III-X. Public Alley Typical Driveway Approach Figure IV-107: Common Alley Drive Approach Figure IV-108: Isometric View IV-147 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS a. Utilities i. There shall be no above ground utilities permitted to be located within the 20-foot public alleyway. ii. There shall be no landscaping within the 20 foot public alleyway, however landscaping may be provided along the building façade adjacent to an alley on private property. iii. When feasible, utilities shall be placed underground within the public alleyways in Old Town. iv. Utilities should be placed in compliance with the Utility and Infrastructure Design Guidelines contained in Section V.K of this Specific Plan. v. Above ground utilities should be placed on private property adjacent to the public alleyway within parking areas, landscape planters, building “notch outs,” or utility rooms as to not encroach or obstruct the required 20 foot public alleyway. vi. All required utility easements shall be obtained and recorded as a condition of approval for development. vii. Buildings that are constructed adjacent to the public alleyways in Old Town shall be designed to accommodate trash pickup from the public alleyways whenever feasible. The location of trash enclosures shall be considered in a building’s design in order to accommodate adequate access for waste disposal trucks. viii. The construction of a concrete stress pad shall be required within an alleyway when the location of the trash enclosure dictates that trash trucks access the alleyway on a regular basis. Figure IV-109: Example of an urban alley. IV-148 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 2. Private Residential and Commercial Alleyways The creation of alleyways on private property for both commercial and residential projects may help achieve the urban environment that is envisioned for the Old Town area. Site layouts that include alley loaded garages or parking areas that are accessed from behind a building façade and away from the street will find that the inclusion of private alleyways as a part of their project design is consistent with the development standards required for Old Town. Private alleyways can also be designed as a part of a development project to meet water quality management and stormwater requirements. The following requirements shall be met for private alleyways in Old Town: a. Private alleys shall meet minimum fire lane widths. b. Private alleyways shall be designed to accommodate utility equipment. c. Access to parking areas is encouraged to be taken from private alleyways that are designed designed as a part of a development project. d. Private alleyways shall include decorative paving treatments and help achieve water quality management requirements. e. Private alleyways shall be designed to provide vehicular and pedestrian connectivity to the public streets in Old Town. Private alleyways may be designed to accommodate pedestrian access and movement only. This is encouraged when a pedestrian access through a private alleyway will increase pedestrian mobility and connectivity on Old Town. f. Private alleyways shall incorporate landscaping, shall be well lit and designed in a manner that is inviting to pedestrians. g. The creation and location of private alleyways in Old Town shall be coordinated with adjoining property owners, when possible. 3. Preservation of Existing Alleys in Old Town As Old Town continues to develop, the following alleys, as shown on Exhibit IV-4, will be retained and preserved: • Alley between First Street and Second Street • Alley between Third Street and Main Street • Alley between Fourth Street and Fifth Street • Alley between Fifth Street and Sixth Street • Alley between Fourth Street and Fifth Street on the west side of Old Town Front Street Figure IV-110: Example of a private residential alley with alley loaded garages. IV-149 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS IV-150 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS J. SIGNS 1. Objective Signs are used to establish identities of tenants, to contribute to a lively visual atmosphere, and to give clear functional information. a. Signs should be simple, clear, and consistent with the intended small town urban character. b. Signs should be attractively designed and contribute to the historic character of the area. c. Signs should not compete with each other or dominate the setting by inconsistent height, size, shape, number, color, or lighting. 2. Architectural Compatibility a. Signs should not obscure or cover architectural elements or decorative features of the building. A building’s architectural style and overall proportions should guide the design and placement of signs and the sign types selected for each business. The size and shape of a sign should be proportionate with the scale of the structure and/or architectural feature on which the sign is placed. b. Signs should be placed in a manner that is consistent with the proportion and scale of architectural elements on the building facade. c. Signs may be placed on different areas of the building facade dependent upon the architectural features and available sign placement area. However, it is preferred that all signs are placed in a manner that establishes or continues facade rhythm. 3. Colors a. Sign colors should be compatible with the building’s color palette while providing sufficient contrast to enhance the visibility of the signs on the building façade. b. Awning colors should be compatible with the building’s color palette and architectural style. c. Gold-leaf window signs should provide an attractive appearance. Figures IV-111 a,b,c,d & e: Examples of various signage types. IV-151 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 4. Materials and Construction a. Appropriate sign materials include wood, faux wood, or metal with painted, engraved or three-dimensional letters, logos or ornamental figures (for silhouette or figurative signs). b. Awnings shall be made of canvas, nylon, or durable fabric and may include painted or applied lettering. Plastic or vinyl awnings are not appropriate. c. As an alternative to a wall mounted sign, lettering may be painted directly on the building facade. d. The use of plastic on the exterior face of a sign is not appropriate unless it is manufactured to appear like wood or metal. Traditionally, sandblasted or wood signs have been made from redwood or cedar. However, synthetic wooden materials are acceptable such as HDU (High Density Urethane) provided it is constructed to create a wooden appearance. Ceramic or stone accents are acceptable. e.. Inlaid Sidewalk Terrazzo/Mosaics Signs are encouraged to provide a creative creative sign option at business entrances. Terrazzo is a mix of stone and aggregate byproducts manufactured to create a polished marblestyle appearance and can be inlaid with designs including business identification. 5. Lighting Considerations a. Sensitivity to the mix of residential and commercial uses should be considered. All lighting should be arranged so it is directed at the signage and should not shine on adjacent properties or impede the sight of pedestrians, bicyclists or motorists. b. The most appropriate lighting method for externally illuminated signs is down-lit gooseneck lighting. Fixtures shall be decorative with single or multiple spotlights. c. Internally illuminated signs shall be back-lit or halo illuminated. Back-lit signboards with routed out letters, emitting a white light are acceptable for certain sign types. Figures IV-112 a,b,c,d & e: Examples of various signage types. IV-152 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 6. Applicability The regulations and criteria contained herein shall apply to all signage within the Downtown Core and Downtown Core/Hotel Overlay, Residential/Limited Mixed-Use, and Civic Districts. The Neighborhood Residential district shall comply with the residential sign requirements contained in the Temecula Municipal Code using the Design Criteria contained in the Old Town Specific Plan. Photos contained in this chapter are intended to provide visual or illustrative examples and may not be representative of the actual allowable dimensions of sign area. 7. Permit Required Unless specifically stated in these regulations, a sign permit is required prior to placing, erecting, moving, reconstructing, altering, or displaying any sign within the Specific Plan area. All signs are subject to the approval of the Director of Planning. 8. Sign Program A Sign Program is required prior to obtaining a sign permit for new or existing developments that propose to erect or replace a permanent sign where any of the following circumstances exist: a. Whenever a building or center is greater than 100,000 square feet in total building area and has five or more permanent signs. b. Whenever the development contains a historic structure. c. Whenever a proposed permanent sign exceeds or cannot comply with the standards required by this chapter due to unique characteristics of the site or the unique characteristics of the building façade upon which the sign is placed. 9. Prohibitions No person shall erect, re-erect, construct, enlarge, alter, move, improve, remove, convert, or equip any sign or sign structure or cause or permit the same to be done contrary to, or in violation of, the provisions of these sign regulations. 10. Prohibited Signs in Old Town • Freestanding signs • Roof mounted signs • Animated, rotating, moving, emitting or flashing signs • Balloon signs • Iridescent materials or day-glow/fluorescent colors • Ambient air balloons • Internally illuminated channel letters signs • Internally illuminated can or cabinet signs • Front facing exposed bulbs • Window signs above the second story (except when in compliance with Section IV.J.13.d). • Paper, cloth, or plastic streamers or bunting-except holiday decorations • Formed plastic signs • Paper signs affixed to the inside or outside of the façade or window • Exposed raceways • Traffic sign replicas • Multiple repetitive signs or repetitive use of words or symbols as a sign element is not permitted except for a single band of letters on the inside of a glass storefront • Any sign not permitted by this Specific Plan • Any sign prohibited by the Development Code and not expressly permitted in this Specific Plan • Signs within the public right-of-way, unless approved by the Public Works Director and the Planning Director. 11. Temporary Banners Temporary Banner signs in the Downtown Core, Downtown Core/Hotel Overlay, Residential/Limited Use, Neighborhood Residential and Open Space shall be non-illuminated and shall comply with the Temecula Municipal Code, except the following: a. Temporary Banner signs shall not exceed 32 sq. ft. b. Neon colored or day glow signs are prohibited. c. Temporary Banner signs may be attached to banisters or other elements of the building or site. d. Temporary Banner signs in the Civic Zone are intended to benefit businesses within Old Town and the Community through special events that attract residents and tourists to Old Town and Temecula. Design and duration of temporary signage placed in the Civic District (CV) may vary or exceed the limitations of the other Districts as needed to support community events, City sponsored signature events, or civic activities within Old Town. IV-153 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Figure IV114b: Example of appropriate sign placement that respects the architectural scale of the façade. The signage fits entirely within the horizontal and vertical elements of the building. Figure IV-114a: Example of inappropriate sign placement. Sign placement ignores the architectural scale of the façade and obscures the horizontal and vertical elements of the building. 12. Temporary Portable Sign a. One temporary portable sign (such as an A-frame or a movable pole sign) is allowed per business. b. Portable signs may encroach 4 feet into the “Frontage Zone” and shall be placed at the primary entryway of the business. A portable sign shall not extend within the public right-of-way or block the free movement of pedestrians. c. The size shall not exceed four feet high and three feet wide. d. A portable sign shall not be placed within the Pedestrian Zone. e. Portable signs shall not be illuminated or plastic. Portable signs shall be constructed of high quality, durable materials, subject to the review and approval of the Director of Planning. f. A portable sign is intended for daily restaurant or store specials and shall be entirely removed and placed inside the building during non-business hours. g. No permit is required for portable signs that comply with these provisions. 13. Sign Placement a. Except as provided below, signs shall be placed on the building facade above the primary public entrance for the business. b. Tenant wall signs shall be placed no higher than the lowest of the following points on the building facade: i. 25 feet above grade ii. Bottom of the sill line of the second floor windows iii. Cornice line/signage band on the first floor of the building c. Signs shall be placed in harmony with the architecture and façade of the building. d. The following signs may be located above the first floor, provided they are not internally illuminated: i. Building Name Signs that are painted, etched, or applied directly to the wall with three dimensional channel cut letters not to project more than 2 inches from the surface. ii. Window Signs (gold leaf and/or black colored); however, not above the second floor and only one window per frontage per business. iii. Signs on public buildings located within the Civic Overlay. iv. Non-illuminated tenant signs shall be permitted on the second or third story (not above third floor) when the primary entrance of the business is located on the second or third floor and the primary business entrance door is external to the building accessed only by an external balcony or walkway via an external elevator/stairway or courtyard. Signs shall be placed at business frontage only. v. When a business or tenant occupies more than 50 percent of the total gross building area the tenant or business may have a sign on the third or fourth story of the building. Figure IV-113 a,b: Example of a portable sign. IV-154 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 14. Sign Lighting Signs shall to utilize the following illumination methods only: a. External Illumination: Externally illuminated signs shall be down-lit gooseneck light fixtures (or other decorative spotlight fixtures) with single or multiple spotlights. b. Internal Illumination: Internally illuminated signs shall be three dimensional back-lit halo letters and/or a logo. Signage may also include an opaque signboard with cut-through letters and/or a logo, providing a backlit halo effect. Internal illumination is only permitted for wall mounted signs, blade signs, or hanging signs. Internally illuminated signs shall comply with the following: i. Lighting shall emit only a white backlit halo light (no other color shall emit from the lighted sign). At no time shall lighting emit through a front-facing translucent material other than white. Internal illumination shall be backlit, reflecting a white halo light against a wall or back panel. ii. Backlit letters or logos may be affixed directly onto the building façade or sign board/panel. A sign board panel may also be internally illuminated with cutthrough letters. iii. Permitted font styles for internally illuminated signs utilizing a sign board/panel with cut-through letters are limited to italics, cursive, or narrow print styles such as Lucida Sans, Arial Narrow, Univers, or similar fonts subject to approval by the Director of Planning. iv. If a sign board/panel is used for internally illuminated signs, it shall be black or bronze in color. Sign boards/panels with routed letters or logos shall emit a backlit halo light from behind the edges of the signboard. v. Exposed bulbs, colored translucent lit material, can signs, or cabinet signs are strictly prohibited. Figures IV-115a-f: Examples of various lighting methods IV-155 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 15. Allowable Sign Area Each business (with the exception of Bed and Breakfast establishments) may choose a combination of different sign types not to exceed the maximum square footage requirements for each sign type in Table IV-35 and the combined allowable square footage as outlined in Table IV-34. Maximum sign area for Bed and Breakfast Establishments is limited to six square feet. Signs for Bed and Breakfast Establishments may not be freestanding. a. Single Frontage i. Business establishments having a single frontage onto a public street are permitted a maximum of 1.5 square feet of total sign area per linear foot of business establishment frontage. ii. Each business shall be permitted no more than one internally illuminated sign. Of the allowable sign types only wall signs, hanging signs and blade signs may be illuminated. iii. Logos count toward total allowable square footage. iv. Each business may use any combination of Wall Mounted/Painted Signs or Hanging Signs, Blade Signs, Awning Signs, Plaque Signs and Under Canopy Signs to arrive at the total allowable square footage. v. Sidewalk Terrazzo/Mosaic Signs, Accessory Signs and Temporary Signs shall not be counted toward the overall total sign area permitted for the business except as noted for Building Name Signs. Each sign type shall not exceed the maximum square footage described in this chapter. b. Double Frontage i. Business establishments having frontage on two public streets are permitted a maximum of 1.5 square feet of total sign area per linear foot of business establishment frontage along the primary street and 0.5 square feet of total sign area per linear foot of business establishment frontage along the secondary street. ii. Business establishments that have frontage along Murrieta Creek shall also be permitted a maximum of 1.5 square feet of total sign area per linear foot of business establishment frontage along the creek frontage. iii. Each business shall not not be permitted more than one internally illuminated sign. Of the one illuminated sign only wall signs, hanging signs and blade signs may be illuminated. iv. Logos count toward total allowable square footage. v. Each business may use any combination of Wall Mounted/Painted Signs or Hanging Signs, Blade Signs, Awning Signs, Plaque Signs and Under Canopy Signs to arrive at the total allowable square footage. vi. Sidewalk Terrazzo/Mosaic Signs, Accessory Signs and Temporary Signs shall not be counted toward the overall total sign area permitted for the business except as noted for Building Name Signs. Each sign type shall not exceed the maximum square footage described in this chapter. c. Interior Frontage/Courtyard i. When a building has a courtyard or interior plaza directly accessed from the public right-of-way, each business located within the interior plaza or courtyard shall be permitted a maximum sign area not to exceed one square foot per linear foot of business establishment/tenant leasehold frontage. ii. Buildings with interior frontage/courtyard are permitted to have the same combined sign types described in the section above. iii. If the primary business entrance door is external to the building and accessed through the courtyard, internal illumination at its business frontage is permitted consistent with the lighting standards set forth in this section. Secondary signs, placed to face streetside (not the main entrance located within the courtyard) shall be permitted a maximum of one sign, not to exceed 0.5 square foot per linear foot of business establishment frontage. d. Rear/Secondary Entry i. Businesses that have parking or pedestrian access at the rear or alley of business, with public access through a rear entry, are permitted a maximum of one Plaque Sign not to exceed 2 feet or one Blade Sign not to exceed 3 square feet and not internally illuminated. ii. The rear facing sign shall be located adjacent to a rear entry point or on the exterior wall of the business. IV-156 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Table IV-34: Sign Area Calculations Sign Type Counted towards total combined allowable square footage area? Wall Mounted/Painted, or Hanging Signs Yes Blade Signs Yes Awning Signs Yes Plaque Signs Yes Under Canopy Signs Yes Interior Frontage/Courtyard Signs Yes Rear/Secondary Signs Yes Accessory Signs • Directory Signs/Directory Signs No • Menu Boards No • Hours of Operation No • Building Name Sign Yes, if the sign contains the tenant name • Window Sign No Sidewalk Terrazzo/Mosaic Signs No Temporary Banners No A-Frame Signs No Figure IV-116: Examples of various signage types allowed in Old Town. Businesses are allowed to choose from a combination of allowable signage types. Red line depicts measurement of tenant leasehold or business establishment’s linear frontage. IV-157 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS Table IV-35: Allowable Sign Area Matrix Sign Type Maximum Square Footage/Sign Height/Sign Width/Sign Dimensions Wall Mounted/Painted Signs 1 square foot per linear foot of architectural element on which the sign is placed. Height and width not to exceed 90% of the sign placement area. Hanging Signs (must be parallel to the street) Limited to 75% of the width of the business frontage or 75% of the width of the columns if located under a porch or arcade. Sign height shall not exceed 12 inches. Blade Signs (must be perpendicular to the street) 6 square feet maximum Awning Signs Sign area is limited to the valence of the awning. Maximum letter height is 7-inches. Plaque Signs 2 square feet maximum Under Canopy Signs 3 square feet maximum Sidewalk Terrazzo/Mosaic Signs Required to abut the entry door and shall not exceed 4 feet in height. Temporary Banners 32 square feet maximum A-Frame Signs Shall not exceed 3 feet wide and four feet in height Accessory Signs • Directory Signs 4 square feet • Directional Signs 3 square feet • Menu Boards 4 square feet • Hours of Operation 2 square feet • Building Name Sign Limited to 0.5 square foot per linear foot of the building frontage length upon which the sign is placed. Maximum letter height shall not exceed 15 inches. • Window Sign Limited to 50% of the door or window area on which the sign is placed IV-158 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 16. Allowable Sign Types a. Wall Mounted/Painted Signs All Wall Mounted/Painted signs shall be counted toward the combined maximum allowable sign area consistent with Table IV-34 and Table IV-35. Wall signs may be painted directly on the parapet or sign placement area. i. Maximum Sign Area • Sign area may not exceed one square foot per linear foot of the architectural element on which the sign is placed. • Height and width of Wall Mounted/Painted sign (measured from the edges of the letters, logos or figurative shapes) shall not exceed 90 percent of the sign placement area on which the sign is placed. ii. Illumination • Wall mounted and painted signs may be internally or externally illuminated consistent with Section IV.J.14 contained herein. Non-Illuminated wall signs are also permitted. iii. Sign Placement • Wall Mounted/Painted signs shall align vertically with major architectural elements, such as doors and windows. • Moldings, pilasters, arches, windows, roof eaves, or cornice lines shall be used to frame or dictate the sign placement area as the architecture permits. • If it is architecturally incompatible to locate a Wall Mounted/Painted sign above the business entry, a Wall Mounted/Painted sign located to the right or left of the entry door may be permitted. • Wall signs and sign boards for shop fronts with galleries or arcades may be brought forward to the front façade provided there is 8 feet clearance from the ground. iv. Ornamental Elements/Design • Figurative signs shaped to reflect the silhouette of a particular object are permitted. All elements of these signs shall be counted toward the combined maximum allowable sign area. • Three diminsional letters shall be made of metal, wood or synthetic wood. Shiny or recognizably plastic or vinyl materials are prohibited. • Sign colors shall be compatible with the building’s color palette. Figure IV-117: Example of appropriate sign placement. Sign is aligned vertically and to scale with the major architectural elements of the building. Figure IV-118 a-d: Examples of wall mounted and painted signs. IV-159 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS b. Plaque Signs Plaque signs are attached to surfaces adjacent to business entries and are smaller versions of wall signs. These signs are intended to provide tenant identification to pedestrians. All Plaque Signs shall be counted toward the combined maximum allowable sign area. i. Maximum Sign Area. Maximum projection: two inches from the wall. Sign area may not exceed two square feet. ii. Illumination. Signs may be externally illuminated consistent with Section IV.J.14 contained of this chapter. Non-Illuminated wall signs are also permitted. iii. Sign Placement. Plaque signs are limited to wall surfaces adjacent to tenant entries. Figures IV-119a,b,&c: Examples of Plaque Signs and their typical placement on a building façade. IV-160 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS c. Sidewalk Terrazzo/Mosaic Signs Sidewalk Terrazzo/Mosaic Signs shall not be counted towards the combined maximum allowable sign area. Sidewalk Terrazzo/Mosaic Signs shall be inlaid on the ground at the entrance of a business. i. A Sidewalk Terrazzo/Mosaic Sign shall abut the entry door(s) and shall not exceed 4 feet in height. A different location or a larger dimension may be permitted by the Planning Director through the application of a Minor Modification. ii. A Sidewalk Terrazzo/Mosaic sign shall not be placed within the public right of way. iii. Sidewalk Terrazzo/Mosaic Signs shall relate to commercial activities of the business, wine country or the area’s historic identity, and may include the onsite business name which shall not exceed 40 percent of the overall area. iv. These signs shall be professional artwork including, but not limited to, mosaics and inlaid terrazzo artwork. Terrazzo signs that appear as printed poster advertisements or incorporate neon colors are prohibited. v. Adhesive Polycarbonate, plastic or laminated materials are strictly prohibited. Figures IV-120a,b,&c: Examples of sidewalk Terrazzo/Mosaic Signs IV-161 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS d. Blade Signs All blade signs shall be counted toward the combined maximum allowable sign area. i. Maximum Sign Area • Sign area may not exceed six square feet. The bracket does not count toward the sign area calculations. Blade signs shall not extend more than four feet from the wall surface. No more than one blade sign per tenant frontage is permitted. ii. Illumination • Signs may be internally or externally illuminated consistent with Section IV.J.14 contained herein. Non-illuminated blade signs are also permitted. iii. Sign Placement/Design • Blade Signs shall be attached to buildings; not to poles or other signs. Minimum vertical clearance shall be 8 feet. Blade signs may encroach into the public right-of-way a maximum of three feet subject to the approval of the Director of Planning and the Director of Public Works. • Projecting signs shall be sized and oriented to the pedestrian scale. • Figurative signs shaped to reflect the silhouette of a particular object related to the business are permitted. • Blade signs shall be made of metal, wood or synthetic wood. Shiny or recognizably plastic materials are prohibited. Sign colors shall be compatible with the building’s color palette. Figure IV-121 a-e: Examples of Blade Signs IV-162 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS e. Awning Signs All Awning signs shall be counted toward the combined maximum allowable sign area. i. Illumination • Awning Signs shall not be internally illuminated or back lit. Gooseneck down lighting or no illumination is permitted. ii. Maximum Sign Area • Sign area is limited to the valence of the awning. Letters shall be a maximum of 7 inches in height. Valences shall be a minimum of 8 inches in height. Awning sign size shall be measured by sign area, not awning size. The determination of awning size (as well as color and location of awning) shall consider surroundings. iii. Sign Placement/Design • Awning signs shall be permitted on the ground floor only. • Awnings shall be canvas, with letters dyed or painted on fabric. Plastic or vinyl awnings are prohibited. • Awning colors shall be compatible with the building’s color palette. Awning may be solid or two toned only. • The color of the letters shall be compatible with the awning and the building’s color palette and shall be easily legible. • Awnings shall be maintained free of dust and debris, and faded or torn awnings shall be repaired or replaced. • Minimum vertical clearance shall be 8 feet. • Repeating the business name across the valence of an awning is not permitted. Business name or message shall be permitted only on the front and each side of the awning. Figure IV-122 a,b: Examples of Awning Signs IV-163 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS f. Hanging Signs As an alternative only to Wall Mounted/Painted Sign, a Hanging Sign may be used only in cases where a Wall Mounted/Painted sign is not architecturally feasible. All Hanging Signs shall be counted toward the combined maximum allowable sign area. i. Maximum Sign Area • Hanging signs must be parallel to the street or business frontage and, in addition, hanging signs may not exceed 75 percent of the width of the business frontage or be more than 12 inches in height. • Hanging signs may not exceed 75 percent of the width between posts or columns if located under a porch or arcade setting. • If located over a walkway, the vertical clearance between the bottom of the sign and walking grade shall be a minimum of 8 feet. ii. Illumination • Signs may be externally illuminated consistent with Section IV.J.14 contained herein. • Signs shall not be internally illuminated or back lit. • Non-illuminated hanging signs are also also permitted. iii. Sign Placement • Hanging signs shall be permitted only as an alternative to a standard Wall Mounted/Painted Sign in cases where it would be more architecturally compatible than a wall sign. • Hanging signs shall be placed at the business frontage only. g. Under Canopy Signs One Under Canopy sign per business is allowed under a canopy, roof, covered walkway, or porch at business entrance. All Under Canopy Signs shall be counted toward the combined maximum allowable sign area i. Maximum Sign Area • Maximum sign area is 3 square feet. • The vertical clearance between the bottom of the sign and walking grade shall be a minimum of 8 feet. ii. Illumination • Signs may be externally illuminated consistent with Section IV.J.14 contained herein. • Under Canopy Signs shall not be internally illuminated or back lit. • Non-illuminated Under Canopy signs are also permitted. iii. Sign Placement • Under a covered canopy, roof walkway or porch, hanging signs are pedestrian oriented signs and shall be located at the business entrance. IV-164 Figure IV-123: Example of a Hanging Sign Figure IV-124: Example of an Under Canopy Sign City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS h. Window Signs Window signs shall be permanent signs which are directly affixed to the window. Window signs shall not be counted towards the allowable sign area for frontage signs described in Section IV.J.15 herein. i. Illumination • Window signs shall not be illuminated. ii. Sign Placement • One window sign is permitted per business. • Window signs shall be gold-leaf and/or black in color. Professionally painted window signs are preferred, however a vinyl application is permitted. iii. Maximum Sign Area • On ground level and second level: Window signs are permitted on one window per business frontage plus the entrance doorways. Window signs are not permitted above the second floor. • Window signs shall be limited to 50 percent of the door or window area upon which they are affixed. i. Accessory signs Accessory signs shall not be counted towards the combined maximum allowable sign area. Accessory signs shall not be internally internally illuminated or back lit. External illumination consistent with Section IV-J.14 contained herein or no illumination is acceptable. Accessory signs include directory signs, menu boards, directional signs, building name signs and hours of operations. The specific criteria related to each one of these accessory signs is outlined below: i. Directory Signs • Directory signs shall not be counted towards the combined maximum allowable sign area. • Directory signs shall be located on the building’s exterior wall adjacent to public access entrance(s) to the building. • Directory signs are intended for pedestrian visibility only and shall be maintained with current tenants. The design of the sign shall match the building’s architectural style. • The color of the sign shall be compatible with the color palette of the building and wall upon which it is placed. Materials shall be consistent with the allowable materials for signs within this Specific Plan. • The maximum size may not exceed 4 square feet. • Directory signs shall contain only the name of the tenants and may contain address, suite numbers or floor numbers. Projecting Directory signs shall have an 8 foot clearance to the walking grade. Figure IV-126: Examples of Directory Signs. Figure IV-125: Examples of Window Signs. IV-165 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS ii. Menu Boards • Menu Boards shall not be counted towards the combined maximum allowable sign area. • One menu board is allowed for each restaurant or other eating establishment. • The maximum size may not exceed 4 square feet. Menu Boards may contain only the name of the establishment and the food available inside. • The menu board must be located on a wall adjacent to the main customer entrance and shall be maintained with up-to-date menu items. • No permit is required for a Menu Board that complies with these provisions. iii. Directional Signs • Interior project directional signage is allowed in interior courtyards. • Directional signs are permitted on the exterior of a building only adjacent to stairways and elevators to guide patrons to rear area and upstairs tenants. • The maximum size may not exceed three square feet. • No permit is required for a Directional Signs that complies with these provisions. • Directional Signs do not identify individual tenant names. Figure IV-127: Example of a Directory Sign. iv. Building Name Signs The purpose of allowing building name signs is to allow for the identification of buildings. Building Name signs shall not be counted towards the combined maximum allowable sign area, except when the building name signage advertises a tenant located within the building. In this case the signage will not be considered a building name sign but will be included in the total square footage permitted for the business. • Building Name Signs may be either externally illuminated or not illuminated. • The sign shall not exceed 0.5 square feet per linear foot of building frontage length upon which the sign is placed. • Maximum letter height shall not exceed 15 inches. • No logos are allowed as part of the Building Name sign. • The color and design shall be compatible with the building. IV-166 Figure IV-128: Example of a Building Name sign. City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS v. Hours of Operation. • Signs advertising the Hours of Operation for a business shall be limited to 2 square feet and shall not be illuminated. • Detachable or hanging signs are permitted. If applied to the window, lettering shall be gold leaf and/or black in color. • No permit is required for an “Hours of Operation” sign that complies with these provisions. 17. Sign Maintenance Sign maintenance is the sole responsibility of the tenants. Signs shall be kept in good repair. Neglect such as, but not limited to peeling paint, rust stains, or burned out light bulbs shall not be permitted and the repairs shall be pursued in a timely manner. Signs must also be maintained in a safe condition and poise not safety hazard. Signs must meet all requirements of the Uniform Building Code. IV-167 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS (This page is left blank intentionally). IV-168 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS K. PUBLIC SIGNAGE DESIGN CONCEPT Public signage is intended to provide a cohesive and recognizable marketing identity for the Old Town area for City signs. The strategic development of a public signage concept in Old Town is intended to be a part of the “Old Town Branding and Marketing Plan” that will be developed and implemented as funding becomes available. The public signage concept is intended to “brand” Old Town as Temecula’s downtown destination and maintain a lively pedestrian environment by creating a comfortable and easily navigable urban core. Public Signage in Old Town will ensure that those visiting the area can quickly identify the location of various destinations such as public parking, the general location of retail shops, restaurants, and entertainment venues, and other points of interest within the area. The public signage concept in Old Town consists of Old Town Gateway Signs, Directory Signs, Directional Way Finding Signs, Special Event/Light Pole Banner Signs, and the Old Town/Downtown logo. The purpose of the public signage design guidelines are to provide a conceptual reference for implementing a cohesive and uniform public signage plan in Old Town. 1. Old Town Gateway Signs-The Old Town Gateway Signs were completed in February 1999 and currently exist at the north end of Old Town Front Street south of Moreno Road, and at the south end of Old Town Front Street south of First Street. The Old Town Gateway Signs are over the traffic lanes and mark the entrance into the Downtown Core. They also announce the arrival of visitors into the Old Town area. 2. Directory Signs-Directory Signs are intended to provide information related to the location of various public or City owned points of interest in Old Town. Directory Signs should include a map of the area to orient pedestrians and visitors within the area. The map should also include the various locations of public places that may be of interest to those visiting the area. The Directory Signs should also be designed to incorporate a window or changeable space to advertise the City’s signature events, such as the Rod Run and Bluegrass Festival. The ability to change the Directory Signs will allow for themed signage that can be changed by the City as seasonal promotions or events occur within the area during different times of the year. Directory signs are intended to be located in the right-of-way and will not advertise specific businesses. The placement of the Directory Signs in Old Town will be phased in as the need arises. Directory signs should be placed in a manner that will best serve pedestrians and those visiting the area. The Directory Signage is encouraged to be located on Old Town Front Street, Main Street, Mercedes Street at the Civic Center Parking Structure, and other locations as appropriate. The location of Directory Signs may be permitted as deemed appropriate by the Old Town Local Review Board and the Director of Planning. Figure IV-129: Example images of Directory Signs. IV-169 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS a. Directory Sign Contents: This section is intended to address the conceptual contents to be included on the Directory Signs in Old Town. The potential contents of Directory Signs in Old Town may include: • Public parks • Public parking facilities • Various points of interest such as the Temecula Theatre, History Museum, and Pennypickle’s Imagination Workshop • Murrieta Creek Trail • Designated Historic Buildings with a small description of historic use • Southern Emigrant Trail • Civic Center/Civic Center Plaza • Public Art Displays The potential contents for the Directory Signs listed above are conceptual ideas. The actual contents of the signage will be developed in detail as a part of the “Old Town Branding and Marketing Plan.” The “Old Town Branding and Marketing Plan” is intended to address the design, aesthetics, theme, and overall look of City signs, banners, and other governmental signs in Old Town. 3. Directional Way Way Finding Signage-Directional Way Finding Signage is intended to provide pedestrian oriented directional signage that will assist those exploring Old Town by foot. These signs are intended to continually direct pedestrians to various public points of interest within the Old Town area. Directional Way Finding Signage is intended to provide frequent directional information that will assist individuals in finding their way around Old Town. Directional Way Finding Signs may be located (but are not limited to) major intersections, major pedestrian travel-ways such as along Murrieta Creek, along Old Town Front Street, Main Street and Mercedes, and along other streets as deemed appropriate and as needed based upon the various land use patterns, future development projects and public points of interest. Directional Way Finding signage is intended to be located in the right-of-way and will not advertise specific businesses. Figure IV-130: Example images of directional way finding signs IV-170 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS a. Directional Way Finding Sign Content: This section is intended to address the potential contents to be included on the Directional Way Finding Signage in Old Town. The potential contents of Directional Way Finding Signs in Old Town may include the following: • Way finding signage to various public parking facilities in Old Town • Way finding signage to the Civic Center and Civic Center Plaza • Changeable signage concept for City signature special events • Way finding signage to various public points of interest such as Murrieta Creek, Temecula Theatre, Pennypickles-Temecula Children’s Museum, designated historic structures, and public art displays • Signs that point to the location of City signature special events and provide pedestrian direction to special event locations The potential contents for the Directional Way Finding Signs in Old Town are conceptual ideas. The actual design of the signage will be developed in detail as a part of the “Old Town Branding and Marketing Plan.” IV-171 Figure IV-131: Example of a directional way finding sign. City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 4. Special Event/Light Pole Banners-The Special Event/Light Pole banners that are placed on the light poles in Old Town are intended to provide a decorative element that adds to the vibrant streetscape and lively ambiance in the area. The Special Event/Light Pole Banner Signs are intended to be included as a part of the public signage concept for Old Town. The Special Event/Light Pole Banners Signs are intended to provide visible and uniform promotion of City signature special events and provide a decorative marketing theme for seasonal promotions in Old Town. The design and graphics of the Special Event/Light Pole Banners should be maintained to provide an up-to-date and current design and stylized image for the Old Town area. The Special Event/Light Pole signs should be maintained in good condition, quality and repair at all times. Special Event/Light Pole Banner Signs should be placed at least 7 feet above the finished grade grade and should be designed to be in scale with the adjacent buildings and structures. Special Event/Light Pole Banner Signs should be consistent throughout Old Town. The thematic contents of the Special Event/Light Pole Banner signs are intended to be fairly broad in scope to allow for creativity in the design and marketing concept for Old Town. The sign contents should be related to a specific City sponsored signature special event in Old Town. These signs should not depict or advertise any specific tenants or privately sponsored events that have no affiliation with the City. The concept for the Special Event/Light Pole Banner Signs discussed above is not intended to solidify the actual design or contents of the signage. The actual contents of the signage will be developed in detail as a part of the “Old Town Branding and Marketing Plan.” IV-172 Figure IV-132: Example of a Special Event/Light Pole Banner. City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS 5. Street Name Signs The Street Name Sign concept for Old Town is intended to provide a design aesthetic that respects the historical character of the area. The Street Name Signs should be made of simple wood construction. Old Town’s logo may be incorporated into the street name placard or pole as appropriate. Directional Way Finding Signage may be added to the Street Name Poles, as approved by the Director of Planning and the Director of Public Works, when it has been determined that such signage is necessary to provide direction to assist pedestrians and vehicles in navigating to public points of interest in the area. 6. Old Town/Downtown Logo Signage-The Old Town/Downtown logo should be developed as a part of the “Old Town Branding and Marketing Plan.” The Old Town Logo should relate to the historical character of the area, but tie in modern day marketing strategies. The development of the Old Town Logo should consider the following: • Vision Statement for Old Town • Old Town’s Historical Legacy • Cultural and artistic offerings that are available in Old Town • Promoting economic development and local commerce • The “branding” concepts that evolve as a part of the “Old Town Branding and Marketing Plan” • Images that capture the essence of Old Town as Temecula’s urban downtown destination Figure IV-133: Example image of a street name sign. IV-173 City of Temecula – Old Town Specific Plan IV. LAND USE AND DEVELOPMENT STANDARDS (This page is left blank intentionally). IV-174 City of Temecula -Old Town Specific Plan CONTENTS: A.Introduction……………………………………………………………..…………………………………………………………..……………………… V-4 1. Relationship to the Urban Standards……………………………………………………………………………………… ……………………… V-4 2. Purpose of the Design Guidelines………………………………………………………………………………………………............................ V-5 B. Old Town Architectural Heritage……………………………………………………………………………………….………………………………… . V-6 1. Historical Building Forms………………………………………………………………………………………………………………………… V-6 2. Historical Frontage Types………………………………………………………………………………………………………………………… V-7 3. Historical Architectural Styles………………………………………………………………………………...……….…..................................... V-8 a. Temecula Mercantile Building……………………………………………………………………………………….............................. V-8 b. Welty Building………………………………………………………………………………………………………………………….. V-9 c. Peter Mouren General Merchandise…………………………………………………………………………………………………...... V-10 d. Welty Hotel………………………………………………………………………………… …………………………………………. V-11 e. First National Bank…………………………………………………………………………………………………………………….... V-12 f. Santa Fe Railroad…………………………………………………………………………………………………………………………V-13 g. Palomar Hotel………………………………… ………………………………………………………………………………………… V-14 h. Champion Building……………………………………………………………………………………………………………………... V-15 i. Craftsman Style………………………………………………………………………………………………………………………….. V-15 j. Victorian Style…………………………………………………………………………………………………………………………… V-15 k. Summary of Buildings, Circa 1930……………………………………………………………………………………………………... V-16 4. Historical Materials…………………………………………………………… ………………………………………………………………….. V-17 5. Western Materials………………………………………………………………………………………………………….................................... V-18 C. Architectural Guidelines………………………………………………………………………………………………… ………………………………… V-19 1. Building Form…………………………………………………………………………………….………………………………………………. V-19 2. Building Frontages………………………………………………………………………………………………………………………………... V-20 a. Shopfront………………………………………… ……………………………………………………………………………………… V-21 b. Gallery……………………………………………………………………………………………………………………………………V-22 c. Arcade………………………………………………………………………………..…………………………………………………. V-23 d. Two-Story Gallery…………………………………………….……………………………………..………………………………..… V-24 e. Forecourt……….………………………………………………………………………………………………………………….…….. V-25 f. Stoop………………………………………………………………….……………………………………………................ ................. V-26 g. Porch ………………………………………………………………………………………………………………................................. V-27 h. Exterior Stairs……………………………………………………….…………………………………………………………………... V-28 i. Combining Frontage Types………………………………………….…………………………………………………………………... V-29 3. Architectural Style Guidelines………………………………………………….……………………………………………………………….... V-30 a. American Mercantile……………………………………………………………………………………………………………………. V-31 b. Spanish Influence: Mission Revival, Spanish Renaissance, Andalusian……………………………………………………………….. V-32 i. Mission Revival……………………………………………… ……………………………..…………………………………. V-32 ii. Spanish Renaissance……………………………………………………………………….………………………………….. V-33 V. DESIGN GUIDELINES V-1 City of Temecula -Old Town Specific Plan iii. Andalusian…………………………………………………………………………………………………………………….. V-33 iv. Spanish Influenced Façade Characteristics…………………………………………………………………………………… V-35 c. Monterey……………………………………………………………………………………………….………………………………... V-40 d. Early Modernism………………………………………………………………………………………………………………………... V-43 e. Neo-Classical Revival…………………………………………………………………………… ………………................................... V-45 f. Craftsman Bungalow……………………………………………………………………………………………………………………. V-47 g. Queen Anne…………………………………………………………………………………………………..…………………………. V-48 h. Western Frontier………………………………………………………………………………………………………………………… V-49 D. Parking Lot Guidelines…………………………………………………………………………………………………………………………………….. V-55 1. Parking Lot Orientation ………………………………………………………………………………………………………………………….. V-55 2. Joint Parking Facilities Encouraged ……………………………………………………………………………………………………………… V-56 3. Parking Lot Design ……………………………………………………………………………………………… ………………………………. V-56 4. Site Access/Driveways …………………………………………………………………………………………………………………………… V-57 5. Parking Facility Design for Residential Projects ………………………………………………………………………………………………… V-58 6. Water Quality Management Plan (WQMP) Considerations/Guidelines …………………………………………………………………………. V-59 E. Urban Landscape Guidelines………………………………………………………………………………………….............................. .......................... V-61 1. General Landscape Guidelines …………………………………………………………………………………………………………………… V-61 2. General Landscape Materials Guidelines ………………………………………………………………………………………………………... V-64 3. Old Town Plant Palette …………………………………………………………………………………………………………………………... V-64 4. Tree Preservation in Old Town …………………………………………………………………………………………………………………... V-64 5. Water Quality Management Plan Considerations/Guidelines ……………………………………………………………………........................ V-65 6. Green Roof Technology Design Considerations …………………………………………………………………………………………………. V-66 F. Public Art Guidelines…………………………………………………………………………………………………………………………..................... V-67 1. Location of Public Art ……………………………………………………………………………………………………………………………. V-68 2. Symbolic and Thematic Content …………………………………………………………………………………………………………………. V-71 3. Mosaics and Murals ……………………………………………………………………………………………………………………………… V-72 4. Sculptures and Monuments………………………………… …………………………………………………………………………………….. V-73 5. Lighting Displays ……………………………………………………………………………………………………………………………….... V-73 6. Streetscape and Paving Treatments ………………………………………………………………………………………………………………. V-73 7. Benches and Street Furniture ………………………………………………………………………………………………….............................. V-74 8. Gateways …………………………………………………………………………………………………………………………………………. V-74 9. Way-Finder ……………………………………………………………………………………………………………………............................. V-74 10. Landscape Treatments and Raised Seating Walls ………………………………………………………………………………………………. V-75 11. Other Types of Public Art ………………………………………………………………………………………………………………………. V-75 G. Outdoor Dining/Sidewalk Furniture Guidelines………………………………………………………………………………………………………….. V-77 1. Furniture Guidelines ……………………………………………………………………………………………………………………............... V-77 2. Umbrella Guidelines ……………………………………………………………………………………………………………………………... V-78 3. Fencing Guidelines ………………………………………………………… ……………………………………………………………………. V-79 4. Landscape Treatment Guidelines ………………………………………………………………………………………………………………… V-80 V. DESIGN GUIDELINES V-2 City of Temecula -Old Town Specific Plan H. Paving Material Guidelines……………………………………………………………………………………………………………………………...… V-81 1. Recommended Paving Treatment Types ………………………………………………………………………………………… ……………… V-81 2. Recommended Placement of Paving Materials ………………………………………………………………………………………………….. V-82 3. Water Quality Management Plan (WQMP) Considerations/Guidelines ………………………………………………………………………… V-83 I. Streetscape Guidelines………………………………………………………………………………………………………………….…………………... V-85 1. Sidewalk Concept ………………………………………………………………………………………………………………………………… V-85 2. Street Trees ……………………………………………… ………………………………………………………………………………………. V-86 3. Street Furnishings ………………………………………………………………………………………………………………………………… V-86 a. Benches …………………………………………………………………………………………………………………………………. V-86 b. Street Lighting ………………………………………………………………………………………………………………………….. V-87 c. Trash Receptacles ………………………………………………………………………………………………………………………. V-88 d. Newspaper Racks ………………………………………………………………………………………… ……………………………. V-88 e. Mailboxes ………………………………………………………………………………………………………………………………. V-89 f. Bus Shelters ……………………………………………………………………………………………………………………………... V-89 g. Parking Meters …………………………………………………………… ……………………………………………………………. V-90 4. Other Street Furnishings ……………………………………………………………………………………………………………………......... V-90 J. Alley Guidelines………………………………………………………………………………………………………………………………………….… V-91 1. Public Alleyways …………………………………………………………………………………..…………………………………………….. V-91 2. Private Alleyways ………………………………………………………………………………………………………………………………... V-92 K. Utility and Infrastructure Guidelines ……………………………………………………………………………………………………………………… V-93 1. Water Service Design Guidelines ………………………………………………………………………………………………………………... V-93 2. Electrical Service Design Guidelines ……………………………………………………………………………………………………….......... V-95 3. Natural Gas Service Design Guidelines ………………………………………………………………………………………………………….. V-96 V-3 V. DESIGN GUIDELINES City of Temecula -Old Town Specific Plan A. INTRODUCTION The Design Guidelines contained in this chapter are intended to provide clear recommendations for the design and aesthetic quality of all development in Old Town. The Design Guidelines highlight Old Town’s historical heritage and aspire to respect Old Town’s historic past. The implementation of the Design Guidelines will preserve Old Town’s unique character. During the visioning process the preservation of Old Town’s historic core emerged as an overarching theme for the Old Town Specific Plan’s comprehensive amendment. As such, the Design Guidelines provide an implementation tool for this goal in order to protect and preserve Old Town’s historic core. This chapter includes a discussion of Old Town’s unique architectural history, the historical building forms and historical building frontage types that were prevalent during the late 1880s to 1940s. It also includes a discussion of the historically appropriate architectural styles and building materials materials for Old Town. This chapter is intended to implement the goals and policies related to historic preservation and architectural authenticity within the Old Town area. This chapter also includes a number of site planning Design Guidelines which include recommendations for the following: parking lots, landscaping, public art, outdoor dining areas, paving materials, streetscape design, alleys, utility and infrastructure design and placement. 1. Relationship to the Urban Standards The Design Guidelines are intended to be used in concert with the Urban Standards and zoning requirements contained in Chapter IV. The Design Guidelines provide detailed architectural standards and design considerations that are not specifically addressed in the Urban Standards Section. The Design Guidelines shall apply to every project regardless of zoning district and every project will be required to demonstrate consistency with the recommendations outlined in this chapter. V-4 V. DESIGN GUIDELINES City of Temecula -Old Town Specific Plan 2. Purpose of the Design Guidelines The purpose of the architectural design guidelines is to: • Acknowledge and appreciate the variety of Old Town’s historical buildings, • Provide a rich and varied character to the streetscapes in Old Town, • Enable variety and individual expression within a design framework, • Expedite design review through greater guideline detail. By the time Old Town Temecula was platted in 1884, the Spanish had been building in southern California for over a century. The early buildings of Old Town reflect the architectural melting pot of American traditions and European ideas that were adapted to the conditions in southern California. The names of some of the Temecula pioneers who first built in Old Town reveal their origins: Welty is Swiss/German, Machado is Portuguese/Spanish, and Mouren is French. The structures built in Old Town by 1930 established an important historical foundation of building forms, frontage types, architectural styles, and materials. Spanish Colonial, Mission and Monterey styles were introduced in southern California first. Early settlers also introduced architectural traditions from the eastern U.S. and Europe such as American Mercantile, Neo-Classical, and Victorian. By 1927, even modernist influences are evident. During years 1884 through 1927, Temecula built a diverse mix of architectural styles that were common in towns across the west. In the design of future buildings in Old Town, these traditions are the most authentic and appropriate to use as references for architectural style. Sections B and C (below) describe these historic buildings in more detail, focusing on the topics of building form, architectural style, frontage type, and materials. Old Town’s early architectural heritage reveals insights into the early settlers. These early buildings were carefully documented as part of the process of drafting these design guidelines. The architecture in Old Town built from 1882 to 1930 is more diverse and eclectic than than most realize. In addition to traditional western styles, it includes examples of such diverse styles as Neo-Classical and Early Modernism. V. DESIGN GUIDELINES V-5 City of Temecula -Old Town Specific Plan B. OLD TOWN ARCHITECTURAL HERITAGE 1. Historical Building Forms The model of Old Town in the Temecula Museum provides excellent documentation of Old Town circa 1914. The basic building forms that existed in Old Town circa 1914 are shown in Figure V-2. All the buildings included in the model of Old Town (shown in Figure V-1) are represented by these five building forms. Figure V-1 is a photo of the model, showing the intersection of Front and Main Streets. The essential character of Old Town was established by 1914, and the key historically important buildings existed. All the buildings included in the model of Old Town shown above are represented by these five building forms. Figure V-2 (above): The five building forms existing in Old To wn circa 1914. V. DESIGN GUIDELINES V-6 City of Temecula -Old Town Specific Plan 2. Historical Frontage Types For each of the building forms noted above, three frontage types can be seen in the model. Each row of sketches in Figure V-3 illustrates a different frontage type. A gallery is a roofed structure, parallel to the façade, providing a covered extension to the public sidewalk. The ends of the gallery are open and continuous with adjacent buildings. Figure V-4 shows a cross section of Main Street. The red dashed line indicates the 80-foot wide space of the street that is enclosed by two opposing facades. Each facade is positioned 10 feet back from the property line; galleries may extend up to the property line. The public sidewalk extends an additional 10 feet into the right-ofway. Everything built within this dashed red line defines the character of the public realm and the pedestrian experience in Old Town. Figure V-4 (right): Cross section showing existing conditions on Main Street. Figure V-3: A summary of frontage types existing in Old Town circa 1914. V. DESIGN GUIDELINES V-7 City of Temecula -Old Town Specific Plan 3. Historical Architectural Styles This section provides a brief summary of the key historical buildings in Old Town, with notes on their architectural style. Detailed design guidelines for these historical architectural styles, including other examples of each style, are in Section V.C.3 of this chapter. a. Temecula Mercantile Building, 1885; American Mercantile Style. Built originally as a general merchandise store, this building is an example of the American Mercantile style. It is a simple brick structure with a wellproportioned and recognizable façade. As one of the first buildings in the newly platted town, frontier economics dictated a simple and affordable rectangular building with a distinctive facade. Constructed of locally fired brick, it is a substantial structure with wood beamed roof. Special brick detailing is reserved for the top band of the façade. A sketch of the symmetrical façade is shown in Figure V-6a. It is designed in a traditional fashion as three vertical sections. The center section, containing the entrance, is emphasized with a higher parapet topped with an arch. The façade design also has three horizontal elements: a base band (the bulkhead), a middle band containing the display windows, and a top band containing the parapet and signage. The display windows were a standard product in 1885, purchased from Sears & Roebuck. The photo in Figure V-5a shows that the building originally had a wood cornice above the display windows, and did not have a covered gallery. A gallery was added sometime early in the 1900s, and was subsequently replaced during the 2004 renovation of the building (Figure V-5b). Figure V-5a: Temecula Mercantile building on the left, 1914. Figure V-6a. Original façade of the Temecula Mercantile Building. Figure V-5b: Temecula Mercantile building today. Figure V-6b: The type of building form. V. DESIGN GUIDELINES V-8 City of Temecula -Old Town Specific Plan b. Welty Building, 1896; American Mercantile style. This building is a simple two-story wood structure with a gable roof and a extended “false front” parapet. The galleries were added during the 1900s. The windows and doors are asymmetrically positioned, and access to the second floor is from an exterior door. Three of the second floor windows on the Main Street façade had originally been doors providing access to a flat-roofed balcony/gallery. Figure V-7a: Main Street elevation of the Welty Building. Figure V-7b: The building form type. Figure V-8: Photo of the Welty Building (left center) circa 1900, looking west down Main Street. V. DESIGN GUIDELINES Figure V-9: Recent photo of the Welty Building. V-9 City of Temecula -Old Town Specific Plan c. Peter Mouren (Escallier & Winkels) General Merchandise; American Mercantile Style (demolished). A historic photo of this building is shown in figure V-11. This building has since been demolished, however when it was standing in Old Town it had a simple rectangular building form with a gable roof facing the street and a tall rectangular parapet facing the street and covering the gable. A gallery with a shed roof was attached to the façade, which covered the boardwalk. The gallery posts divided the lower façade into thirds. V. DESIGN GUIDELINES Figure V-10: Elevation sketch of the Escallier and Winkels General Merchandise Store. Figure V-12: Escallier and Winkels General Merchandise. Figure V-11: Early photograph of Escallier and Winkels Genral Merchandise, circa 1914. V-10 City of Temecula -Old Town Specific Plan d. Welty Hotel, 1887; Monterey Style. The Welty Hotel is an example of the Monterey style, characterized by low-pitched roofs and wrap-around porches. This style is a cross between the adobe architecture of the Mission Period in California and New England Colonial Architecture prevalent in the mid-1800s. Design characteristics of this style include simple rectangular, horizontal building massing with symmetrical placement of windows and doors. Entrances typically have side and transom lites, modest to large roof overhangs and wood window shutters. Figure V-13. The Welty Hotel. Figure V-14: Building form type of the Welty Hotel V. DESIGN GUIDELINES V-11 City of Temecula -Old Town Specific Plan e. First National Bank, 1914; Neo-Classical style. The facade of the First National Bank is based on Neo-Classical architecture ideas. Neo-Classical architecture (i.e., modern buildings based on ancient Greek and Roman architecture) have been used for centuries in the U.S. for commercial and civic buildings in order to create the impression of permanence, tradition and security. This building creates a strong presence on Front Street, and its concrete construction reinforces the impression of permanence. The facade of the bank is based on a traditional composition of a base, middle and top. The bank’s base consists of two elements: a 3-foot tall watertable (foundation), and simulated stone masonry up to the second floor. The first floor masonry style with large blocks and deep mortar joints is called rustication, and was commonly used in Classical architecture to create the impression of a heavy and solid base. Resting upon this textured base, the upper floor of the bank has smooth surfaces and more refined detailing. The façade is a clear and well-proportioned example of architectural ideas traveling from ancient Greece, through the European Renaissance, all the way to Old Town Temecula. Figure V-15a: Photo of the museum model. Figure V-15c: Façade sketch of the First National Bank Figure V-15b: The First National Bank building. V. DESIGN GUIDELINES V-12 City of Temecula -Old Town Specific Plan f. Santa Fe Railroad Station, circa 1882; Period Railroad Station Style The Temecula train station was constructed shortly after the completion of the railroad in the early 1880s. The design is typical of train stations during this period, with a steeper pitched roof over the main structure and a shallow pitch overhang shading the platforms. Figure V-16a: The Santa Fe Railroad Station circa 1882. Figure V-16b: Photo of the model in the Museum. Figure V-16c: Sketch of the facade of the Santa Fe railroad station. V. DESIGN GUIDELINES V-13 City of Temecula -Old Town Specific Plan g. Palomar Hotel, 1927; (Early Modernism influenced by Spanish traditions). The Palomar Hotel consists of two separate buildings with a courtyard between them. The simple rectangular volumes contain the main hotel building on Front Street, and an ancillary building with garages and an apartment above on Fifth Street. The flat-topped arches support an arcade. With enclosed space above the public sidewalk, this was the first arcade built in Temecula. The windows are approximately symmetrical. The Palomar Hotel is architecturally important in Old Town, because it represents a cross between Spanish revival (white walls, arched openings) and the modern movement (simple, clean volumes lacking ornamentation). The non-circular arches denote that it is not a masonry structure, but rather an exploration into the new formal and structural possibilities of stucco. It is the first building with ‘modern’ influences built in Old Town before 1930. A more detailed discussion of the early years of the modern movement in southern California is addressed in Section C (3) (d) of this chapter. Figure V-17a: Palomar Hotel today. Figure V-17b: The arcade frontage type of the Palomar Hotel. V. DESIGN GUIDELINES V-14 City of Temecula -Old Town Specific Plan h. Champion Building, 1928; Mission Revival Style. This building is the first in Temecula to have a gallery supported by arched openings. The original columns were thin; the thicker masonry surrounding the columns was added at a later date. Figure V-18a: The Champion Building today. Figure V-18b: Gallery frontage type of the Champion Building. i. Craftsman Style in Old Town. St. Catherine’s church, located in Sam Hicks Park, has typical Craftsman details such as angled brackets supporting wide fly rafters, horizontal siding, and flat wood trim around windows and doors. Figure V-19a: St Catherine’s Church, 1917. j. Victorian Style in Old Town. The Victorian style was common in early California. A few examples exist in Old Town, with Victorian style detailing on windows, doors, cornices and soffits. Figure V-20a: The residence next to the old firehouse Figure V-20b: The old firehouse. Figure V-19b: House on Pujol Street with Craftsman detailing and a wide porch. V. DESIGN GUIDELINES V-15 City of Temecula -Old Town Specific Plan k. Summary of Old Town Buildings circa 1930. By 1930, the buildings in Old Town represented a diversity of architectural styles. The sketch below provides an overview of some of the facades of these early buildings, drawn at approximately the same scale. The purpose of this summary is to emphasize the variety of architectural traditions, materials and character of historic buildings in Old Town. Figure V-21: Facade sketches of some of the early buildings in Old Town. V. DESIGN GUIDELINES V-16 City of Temecula -Old Town Specific Plan 4. Historical Materials Materials commonly used for shopfronts in Old Town up to 1914 include stucco, painted wood, brick (reminiscent of the locally manufactured brick that was prevalent in Temecula during the late 1800s and early 1900s), glass windows, cast-in-place concrete, and local granite for curbs and walls. All building materials should reflect the historical context of Old Town and are subject to the review and approval of the Director of Planning. Figure V-22 a, b, c: Examples of materials from the buildings constructed by 1914. Left: Stucco wall, double hung window with 4 over 4 divided lites, and painted wood trim on the Welty Building. Center: Brick on the Mercantile Building. Right: Glass shopfront of the Mercantile Building. Figure V-23 a, b, c: Examples of materials from the buildings constructed by 1914. Left: granite masonry from the jail /wine cellar. Center: Painted wood stair on the Welty Hotel. Right: Cast-in-place concrete and painted wood windows on the Bank building. V. DESIGN GUIDELINES V-17 City of Temecula -Old Town Specific Plan 5. “Western” Materials. During the 1970’s, 1980’s and 1990’s many buildings were built with a western pioneer theme, and included the following materials. Figure V-24 a, b, c: Boardwalk, Mission clay tile roof, corrugated steel Figure V-25 a, b, c: Board and batten over adobe; Painted and unpainted wood. V. DESIGN GUIDELINES V-18 City of Temecula -Old Town Specific Plan C. ARCHITECTURAL DESIGN GUIDELINES The architectural design guidelines for Old Town are organized into four topics: building form, frontage type, architectural style, and materials. While architectural principles are defined, variety and individual expression within this framework are encouraged. The community desires a character of architecture and streetscape reflecting Temecula Valley's history, natural landscape and climate. 1. Building Form By 1930, the buildings on Main Street provided clear and well-defined edges to the public realm. The building facades were all positioned on the build-to line, and the building forms were strong, simple volumes. Variety on street edges was created through the use of various frontage types (galleries, arcades, etc.). Future buildings in Old Town are encouraged to reinforce this historic pattern through the use of simple and clear building massing, enlivened with various frontage types. Building facades that exceed 50 linear feet should incorporate varying architectural expression and character so as to appear to be made up of various smaller building facades. Figure V-26 illustrates some common examples of two, three and four-story building forms that are encouraged in Old Town. The heavy dashed line is the build-to line on which the façade must be positioned, the heavy solid line is the property line, and the double thin lines represent the curb. The 10-foot wide public sidewalk lies between the property line and the curb, and the 10-foot extension of the sidewalk onto private land lies between the property line and the build-to line. Galleries, arcades, awnings, canopies, signage, etc. are located within the 10 feet between the property line and the facade. The realm of the streets is the primary public asset in Old Town. The goals for this public realm include clearly defined street edges, architecture with character, and a lively and interesting pedestrian experience. While the private needs of tenants are met within the interior spaces, the public responsibility is to contribute to a clearly defined street providing a pleasant pedestrian experience. The following section focuses on frontage types that may be combined with simple building forms to achieve these goals for the public realm. Figure V-26: Examples of permitted building forms in Old Town. V. DESIGN GUIDELINES V-19 City of Temecula -Old Town Specific Plan 2. Building Frontages The building frontage is defined as the space between the building façade and the property line adjacent to the street. There are seven basic frontages types that will be permitted in Old Town. They are listed below and described in greater detail in the following pages: a. Shopfront b. Gallery c. Arcade d. Two-story Gallery e. Forecourt f. Stoop g. Porch The zoning district dictates which building frontages are allowed in which zones. Details about the allowable building frontages by zone can be found in Section IV.E, Urban Standards. V. DESIGN GUIDELINES V-20 City of Temecula -Old Town Specific Plan a. Shopfront Shopfront frontages may be used for ground-floor commercial uses, and may include entrances to residential units on upper floors. The building facade is aligned with the build-to line, which is 10 feet back from the property line. Recessed entrances are permitted. Building entrances are at sidewalk grade. Shopfront elements include display windows, entrances, awnings, canopies, signage, lighting, cornices, and other architectural elements. A solid base or bulkhead must be provided below the display windows. A cornice or horizontal band must be provided above the display windows to differentiate the shopfront from upper levels of the building and provide a sign band. Figure V-27a,b,c: Typical Shopfront Frontage types. V. DESIGN GUIDELINES V-21 City of Temecula -Old Town Specific Plan b. Gallery A gallery frontage is created by the addition of a covered colonnade to a standard shopfront and is ideal for retail use. Gallery frontages typically contain ground-floor storefronts. The building facade is aligned with the build-to line, which is 10 feet back from the property line. The gallery covers the area between the build-to line and the property line, and does not encroach into the public right-of-way. The gallery may be covered with a shed roof, a flat roof, or a flat roof with a balcony railing. Figure V-28: Gallery frontage type. Figure V-29a: Gallery frontage type. Figure V-29b: Gallery frontage type. Figure V-30: Gallery frontage applied to various permitted building forms. V. DESIGN GUIDELINES V-22 City of Temecula -Old Town Specific Plan c. Arcade An arcade frontage is a covered private sidewalk with enclosed space above. Arcades are ideal for retail use when combined with ground floor storefronts. The colonnade structurally supports the portion of the building above the sidewalk. The ground-floor facade is aligned with the build-to line that is 10 feet back from the property line. The façade of the upper story may extend out to the property line, but not into the public right-of-way. The façade of the upper story may extend out to the property line, but not into the public right-ofway. Figure V-31: Arcade frontage type. Figure V-32a: Arcade frontage type. Figure V-32b: Arcade frontage type. Figure V-33 a, b, c, d: Arcade frontage type applied to various building forms. V. DESIGN GUIDELINES V-23 City of Temecula -Old Town Specific Plan d. Two-Story Gallery This frontage type is a two-story covered colonnade added to the façade of a standard shopfront. Two-story galleries typically contain ground-floor storefronts and second-floor commercial or residential. The building facade is aligned with the build-to line, which is 10 feet back from the property line. The gallery occupies the area between the build-to line and the property line, and does not encroach into the public right-of-way. The gallery may be covered with a shed roof or a flat roof (with or without a balcony railing). Figure V-35 a, b: Examples of two-story galleries. Figure V-36a, b, c, d: Two-story gallery frontage applied to various building forms. Figure V-34: Two-story gallery frontage type. V. DESIGN GUIDELINES V-24 City of Temecula -Old Town Specific Plan e. Forecourt Forecourts are created by setting back a portion of a buildings facade, typically the central portion. Forecourts may access ground floor or upper floor tenants, and provide for restaurant seating, access to paseos, etc. Forecourts may also be combined with other frontage types, and may allow for vehicular access to parking behind the building. Figure V-37a: Residential forecourt. Figure V-37b: Retail forecourt with car access to rear Figure V-38a, b, c, d: Forecourt variations: a) add arcade, b) increase width, c) add a gallery in forecourt, d) add a gallery at the sidewalk. V. DESIGN GUIDELINES V-25 City of Temecula -Old Town Specific Plan f. Stoop Stoops are a frontage type for residential buildings having a raised first floor. Exterior stairs and a porch provide access to the residence. The building façade is positioned on the build-to line, and the stoop occupies the area between the façade and the property line. The exterior stair may be perpendicular or parallel to the sidewalk. The landing/porch may be covered or uncovered. Figure V-40 a: Residential stoop in a two story gallery. Figure V-40b: Entry under stoop. Figure V-40c: Paired stoops. Figure V-39: Stoop frontage type V. DESIGN GUIDELINES V-26 City of Temecula -Old Town Specific Plan g. Porch Porches are a frontage type for residential buildings having a raised first floor. Exterior stairs and a porch provide access to the residence. The building façade is positioned on the build-to line, and the porch occupies the area between the façade and the property line. The exterior stair may be perpendicular or parallel to the sidewalk. The landing/porch may be covered or uncovered. V. DESIGN GUIDELINES V-27 Figure V-41: Porch frontage type Figure V-41a, b, c: Examples of the porch frontage type. City of Temecula -Old Town Specific Plan h. Exterior Stairs In order to maximize the visibility of shopfronts from the sidewalk and street, exterior stairs may not occupy the area between the build-to line and the frontage property line (Figure V-42a). If the exterior stairway is within 6 feet of the build-to line, it must be oriented perpendicular to the build-to line (Figure V-42b). Exterior stairs are encouraged in forecourts if they conform to the afore-mentioned rules (Figure V-42c). In the drawings below, the dashed line is the build-to line, the heavy solid line is the frontage property line, and the double line is the curb. Stairs for residential stoops are the exception, and are permitted to be located between the build-to line and fronting property line (see Figure V-39). Figure V-42b: Exterior stairs within 6 feet of the build-to line must be oriented perpendicular to the building façade. Figure V-42c: Exterior stairs are encouraged in forecourts if they conform to the guidelines in Figures 38a and 38b. Figure V-42a: Exterior stairs are not permitted between the built-to-line and the front property line. V. DESIGN GUIDELINES V-28 City of Temecula -Old Town Specific Plan i. Combining Frontage Types Creating a strong, well defined street edge can be achieved by combining different building forms and frontage types (see Figure V-43). The primary building facades (tan color) are positioned on the build-to line. Variety on street edges was created through the use of various frontage types (salmon color: forecourts, galleries, arcades). This assemblage could be constructed as two or more structures. Note mid-block Paseo between the two buildings, linking sidewalk with parking behind. Note also that architectural style is a separate issue. Figure V-43: Example of 3 and 4 story building forms combined with different frontage types. The heavy solid line is the property line, and the heavy dashed line is the build-to line, on which the building façade must be located. V. DESIGN GUIDELINES V-29 City of Temecula -Old Town Specific Plan 3. Architectural Style Guidelines This section outlines the architectural styles that are encouraged to achieve a rich and varied historical character for future buildings in Old Town. These styles include: a. American Mercantile b. Spanish Influence c. Monterey d. Early Modernism e. Neo-Classical Revival f. Craftsman Bungalow g. Queen Anne h. Western Frontier The vibrant streetscape in Old Town shall result from the assemblage and combination of buildings that are derived from these styles. V. DESIGN GUIDELINES V-30 City of Temecula -Old Town Specific Plan a. American Mercantile Style This versatile mixed-use building type is found in small downtowns across America. It is both a building type and an architectural style. The ground floor is used for retail or office, and the upper floors can be either office or residential. The design of the retail ground floor shopfront is the model for most successful retail buildings located on pedestrian streets. It provides clear and unobstructed views of the display windows from both the sidewalk and the street. Doors with glass panels are either recessed or flush with the façade. In order to maximize daylight within the store, transom windows are located above the awning and display windows. Often glazed with prismatic glass, transom windows are intended to project light far back into the store’s interior. The sign band is located within the cornice above the transom windows. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800s are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of another era. While use of these colors is recommended, other similar colors will be considered. The Temecula Planning Department maintains a full color brochure of the Sherwin-Williams Preservation Exterior Palette for public inspection. The Director of Planning may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-44: Typical design features of ground floor retail facades. V. DESIGN GUIDELINES Figure V-45: Examples of American Mercantile style facades. V-31 City of Temecula -Old Town Specific Plan b. Spanish Influence: Mission Revival, Spanish Renaissance, and Andalusian The influence of Spanish architecture in southern California is represented by several related styles, including Mission Revival, Spanish Renaissance, and Andalusian. While they share elements such as tile roofs, smooth stucco exterior walls and iron balconies, they represent different Spanish architectural traditions. Mission Revival and Mediterranean styles are often used for public or civic buildings, Spanish Renaissance for commercial and urban structures, and Andalusian style for more informal and asymmetrical structures such as residential. In practice, elements of these three styles are often blended together. By 1920, Spanish Renaissance, Mission Revival and Andalusian influences were enlivening this mixture, and the mix of styles spread throughout California. While these styles share many features, each style has unique characteristics. The differences between these styles are discussed below. i. Mission Revival Style The missions were the earliest architecture introduced by the Spanish, built along the California Coast during the 1700s and early 1800s. Beginning in the late 1800s, new buildings were being designed based on the architecture of the Missions. The original Spanish missions shared several basic design features: a) Pedimented gable facade containing the main entrance to the church. b) One or two bell towers, typically adjacent to the church façade, often with two or three stacked belfries. c) Galleries or arcades with arched openings, providing covered walkways between buildings and rooms. d) One or more enclosed courtyards. Figure V-46a: Spanish mission at San Luis Rey. Figure V-46b: Santa Barbara mission. Figure V-47a: Mission Revival: San Diego Presidio (1927) Figure V-47b: San Diego Santa Fe Depot. V. DESIGN GUIDELINES V-32 City of Temecula -Old Town Specific Plan ii. Spanish Renaissance Style While sharing some characteristics with the mission architecture, this style draws from Spanish architecture that comes from a more urban setting. This is a more formal style, and creates a more urban and elegant impression than Mission Revival. Facades are either symmetrical or asymmetrical, and building proportions are more vertically oriented than Mission Revival. Building forms for this style are simple rectangular masses. This style often includes Neo-Classical concepts such as base-middle-top façade composition, and Doric or Ionic columns. Shutters and iron balconies are common. iii. Andalusian Style The third primary Spanish style is inspired by the vernacular architecture of southern Spain. This style is common in smaller towns, villages and farmhouses. This style is more informal than either Mission Revival or Spanish Renaissance, and is well suited for residential buildings. Facades are asymmetrical, and building massing may consist of a mix of heights. Arched arcades and towers are rare. Door and window openings are often rectangular. Figure V-48 a,b,c: Examples of Andalusian building styles. V. DESIGN GUIDELINES V-33 City of Temecula -Old Town Specific Plan Figure V-49: Residential buildings with Andalusian character. Figure V-50 a, b: Andalusian characteristics: residential courtyard; Andalusian style mixeduse building with retail on the ground floor and residential above. V. DESIGN GUIDELINES V-34 City of Temecula -Old Town Specific Plan iv. Spanish Influenced Façade Characteristics The differences between the three Spanish-influenced styles are illustrated below. The buildings are about the same size, all with three floors. Facades not visible from public streets may be finished with simpler detailing. Figure V-51a: Mission Revival often incorporates a mission-style tower, wrought iron window grilles and balcony railings. Arch supports are substantial, typically 30” x 30” or larger. Gallery frontage type with tile roof common. Facades are typically asymmetrical. Figure V-51b: Spanish Renaissance often incorporates thinner columns supporting arches, with Neo-Classical capitals and bases. Arcades common. Windows are sometimes ganged together in horizontal rows. Towers are optional. Facades are often symmetrical. Figure V-51c: Andalusian style buildings are often broken into several smaller masses with a variety of dimensions, roof types and openings. Facades are asymmetrical, and arched openings are optional. A summary of the general Spanish influenced style elements common to all three sub-styles include: • Solid, massive walls with smooth stucco finishes; • Larger openings on the ground floor, smaller windows above; • Door and window openings recessed from the façade; • Arcades or galleries with round arches, flat arches or rectangular openings, set on columns of wood or stucco; • Enclosed courtyards accessible to the street by paseos and forecourts; • White or soft pastel earth tone colors; • Ceramic tile accents such as planters, benches and fountains. V. DESIGN GUIDELINES V-35 City of Temecula -Old Town Specific Plan Spanish Influenced Roofs • Roof pitch for Spanish Colonial/Mission style architecture is typically low pitch. A 3:12 to 6:12 roof pitch is recommended for all main roof surfaces, with the exception of arcades or colonnades. • Roof pitch for attached arcades or colonnades is recommended to be a minimum 2:12. Roof types are recommended to be restricted to low pitched gable roofs, with the occasional use of hip or shed roof as an accent at the end of the building. The use of a mansard, A-frame, or jerkin-head gambrel are specifically not allowed. • Roof material should be standard mission barrel (U-shaped) clay tiles. Each tile should be a uniform reddish color and non-reflective (unglazed) for a soft finish look. Plastic roof tiles are not permitted. • Roofs not visible from the public street may utilize "S" tiles of clay or concrete. A random application of tiles is recommended over symmetrical design. Tiles at the ends of the eaves shall be double or triple layered with exposed mortar to emphasize thickness. • Flashing, vents, pipes, and sheet metal are recommended to be located out of view of the public street, and colored to match the adjoining roof or wall material. Figure V-52 a, b: Example of well detailed roof with “U” shaped mission tiles. V. DESIGN GUIDELINES V-36 City of Temecula -Old Town Specific Plan Exterior Building Wall Materials for Spanish Influenced Buildings • Building exterior walls should be smooth finished stucco. Heavily textured stucco walls are not recommended. • Simulated adobe walls (painted ‘slump block’) should not be used for structural (load bearing) walls. Wood, metal, glass, or ‘slump block’ are not recommended as predominant exterior wall materials. • At wall openings on primary (street facing) exterior walls, an appearance of thickness and mass is strongly recommended. Spanish Influenced Windows Windows in Spanish influenced architecture have diverse shapes, including rectangular, square, arched top and circular. Casements with multiple lites are most common, and double hung are occasionally used. Rectangular windows shall be oriented vertically, and may be ganged together. Deeply recessed windows (minimum of twelve inches) in thick walls are recommended. Figure V-53a: Santa Barbara, CA. Figure V-53b: San Juan Capistrano Figure V-53c: San Diego, CA Figure V-54a: Single double hung. Figure V-54b: Paired double hung. Figure V-54c: Figural circular window. V. DESIGN GUIDELINES V-37 City of Temecula -Old Town Specific Plan Figure V-55 (right): a: Rectangular, b: arched, c: double windows, d: double balcony doors, e: double balcony doors with transom lites. Figure V-56 (right): a: Double doors; b: Double doors with transom; c: Open terrace on upper floor. Figure V-57 (right): Balcony materials: a) iron balcony with knee brace supports, no roof; b) masonry with bracket supports, no roof; c) Wood with knee brace supports and tile roof, and d) masonry bracket supports with iron railing. V. DESIGN GUIDELINES V-38 City of Temecula -Old Town Specific Plan Spanish Influenced Galleries and Arcades Mission revival style columns should be square in cross and appear massive in thickness; 16 inches per side is recommended. A capital of approximately two to three inches thick by three to six inches high should be incorporated at the top of the column shaft. The column's height should be four to five times the width of the column. A column base at least 12 inches tall is encouraged. Galleries and arcades are recommended to have semicircular arches in regular series with columns as supports. Non-circular arches such as parabolic or pointed arches are not recommended. Flat arches will be reviewed on a case-by-case basis, and should express wood timber spans. In the more formal Spanish Renaissance and Mediterranean styles, columns may be more Neo-Classical in appearance, have slender round shafts, and taller proportions. Arcades, patios, and colonnades are typically paved with tile, brick, or stone. Color Palette Spanish Colonial/Mission architecture is typified by simple white and off-white wall colors. While other light pastels might be proposed, their use is discouraged in favor of white, beige or white with an antique wash finish. Trim colors appropriate to this style include primary shades of blue and red, terracotta, aqua, medium to dark shades of green, and brown. Colors should be selected from the Sherwin Williams Preservation Palette (see the appendices section of the Specific Plan); however other colors may also be appropriate and will be considered on a case-by-case basis as approved by the Director of Planning. Figure V-58a: 1700s mission gallery with square columns. Figure V-58b: 1900s Mission revival gallery with square columns. Figure V-58c: 1900s Mission revival arcade with neoclassical columns. V. DESIGN GUIDELINES V-39 City of Temecula -Old Town Specific Plan c. Monterey Style As settlers arrived in California from the east, they brought their architecture with them, including Colonial and Classical Revival architecture. These imported forms were adapted to local conditions, and combined with adobe and Mission traditions. One result of this architectural melting pot was what we now call Monterey Style. The most notable local example of this style in Old Town is the Welty Hotel. New England settlers adapted the two-story wood-frame Colonial house to California, and built it of adobe instead of wood. A cantilevered gallery provided an exterior corridor for access to second floor rooms, and also created a generous balcony. Later, the two-story gallery was extended, and wrapped around the building on two or three sides. The Monterey Style originated as a rural residential style. When built in more densely populated towns, the first floor was raised several feet above the sidewalk to increase the privacy from passers-by on the the sidewalk. This is a typical (and desirable) feature of all in-town residential buildings. However, being raised above the sidewalk is a disadvantage for retail as it creates a barrier between pedestrians and the shopfront windows and doors. Figure V-61: Evolution of the building frontage of Monterey style: a) two-story adobe house with gable roof, b) second floor exterior corridor, c) change from gable to hip roof, d) posts extended to ground (two-story gallery), e) wrap-around porches and galleries Figure V-60: The Larkin House in Monterey (1834) is considered the prototype of Monterey Colonial architecture. Figure V-59: A Monterey style house in Redlands, CA. V. DESIGN GUIDELINES V-40 City of Temecula -Old Town Specific Plan Common Design Elements The qualities and design elements of Monterey Style buildings include: • Gabled, low pitched, shingled roof with modest to large roof overhangs; • Tall first floor ceiling; • Symmetrical placement of windows and doors, entrances with side and transom lites, wood window shutters; • Wood porches and second floor balconies with wood railings; rectangular façade with minimal wall articulation. Roof Pitch and Materials Roof pitch for Monterey style architecture is typically low pitch. A 3:12 to 6:12 (vertical to horizontal slope) roof pitch is recommended for all main roof surfaces. Roof material should be comprised of wood shingles, composition roofing material, flat tile, slate or painted metal seam floors. Exterior Building Wall Materials Exterior building walls are encouraged to use the following materials in an appropriate arrangement. These include: • Smooth stucco; • Board and batten wood siding; • Horizontal wood siding; • Brick/stone; and • • Adobe block (no bearing walls). Figure V-62: Main features of the Monterey Style. V. DESIGN GUIDELINES V-41 City of Temecula -Old Town Specific Plan Windows Wooden sash widows, double hung with true divided lites shall have attached muntins located on the exterior surface of the glass. Flat wood trim around the windows is recommended. Wood window shutters are encouraged. Porch/Canopy Columns Porches are almost always constructed as covered balconies that are cantilevered out from the second floor. It is recommended to have the balcony extend from one end of the building to the other. Balcony columns are typically 4 x 4's or 6 x 6's and constructed of wood. A typical feature of Monterey architecture is the wood railings and balustrades on the second floor balcony. See Figure V-64 a,b. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800s are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of another era. Buildings of of this style may remain unpainted, however painting is encouraged. While use of these colors is recommended, other similar colors will be considered. The Temecula Planning Department maintains a full color brochure of the Sherwin-Williams Preservation Exterior Palette for public inspection. The Director of Planning may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-63: Double hung windows are typical. Figure V-64 a, b: Typical porch and balcony. V. DESIGN GUIDELINES V-42 City of Temecula -Old Town Specific Plan d. Early Modernism The 1927 Palomar Hotel is unique in Old Town in that it produces two contrasting impressions: 1) A simple, unadorned rectangular mass, and 2) Mission influenced white plaster walls and arched openings. Flat-topped arches were not used in missions, and the clean cubic form of the building lacks any ornamentation or historical detailing. The building is architecturally important in Old Town because it represents a cross between the white walls and arched openings of Spanish revival, and the modern movement’s desire for simple, clean volumes without ornamentation. Beginning in 1915, a group of California architects were working to modify the popular mission style into a simplified modernist style with a local southern California flair. The architect of the Palomar Hotel must have been aware of this movement, for it is the first building in Old Town that deliberately bridges the Mission style with simplified modern geometry. One of the leading figures in this movement was California architect Irving Gill, who designed many buildings in San Diego and Los Angeles. In a 1916 essay, Gill argued against historical revivalism, and in favor of simplified forms: "the straight line, the arch, the cube and the circle." He advocated design based on modern reason as opposed to being based on historical revival. He believed that architecture should have simple forms and subtle details, and “leave the ornamentation of it to Nature.” The examples of Irving Gill’s work in Figures V-67 and V-68 share some similarities with the Palomar Hotel. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800s are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of another era. While use of these colors is recommended, other similar colors will be considered. The Temecula Planning Department Department maintains a full color brochure of the Sherwin-Williams Preservation Exterior Palette for public inspection. The Director of Planning may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-66: Residential building by Irving Gill located in San Diego. Figure V-65: The Palomar Hotel. V. DESIGN GUIDELINES V-43 City of Temecula -Old Town Specific Plan Figure V-67: Building by Irving Gill located in San Diego. Figure V-68 a, b, c: House by De Silva, circa 2005; Oceanside City Hall, 1934; Santa Barbara Post Office, 1934. V. DESIGN GUIDELINES V-44 City of Temecula -Old Town Specific Plan e. Neo-Classical Revival Modern buildings designed according to ancient Greek and Roman architectural principles are referred to as Neo-Classical revival. This style has been used for centuries in the U.S. to create the impression of permanence, tradition and security for civic and commercial buildings. Neo-Classical design can be used for prominent free-standing buildings, or can be used to create buildings that fit into a streetscape composed of other styles. Facades of Neo-Classical buildings are based on a traditional composition of a base, middle and top and are composed of architectural elements with standard detailing. The First National Bank in Old Town illustrates a Neo-Classical technique called rustication. The ground floor appears to be constructed of masonry with large blocks and deep mortar joints. This was commonly used on classical facades to create the impression of a heavy and solid base. Resting upon this textured base, the upper floor of the bank has smooth surfaces and more refined detailing. Traditional stone buildings often emphasized the difference between the base and the middle elements through the use of horizontal courses of large masonry blocks to create an impression of rugged strength. This technique was popular during the Renaissance in Europe, and was used with both “curved arch” openings and “flat arch” openings (like the bank). While the bank is constructed of cast in place concrete, the designer utilized rustication to create a traditional impression. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800s are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of another era. While use of these colors is recommended, other similar colors will be considered. The Temecula Planning Department maintains a full color brochure of the Sherwin-Williams Preservation Exterior Palette for public inspection. The Director of Planning may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-69a, b: Two examples of free-standing Neo-Classical style buildings. V. DESIGN GUIDELINES V-45 Figure V-70: Rusticated arches from the European Renaissance. City of Temecula -Old Town Specific Plan Figure V-71a, b, c: Examples of Neo-Classical buildings that fit well into streetscapes with other architectural styles. Figure V-72a, b: The First National Bank building in Old Town, and the Queen’s residence at the Royal Observatory in London. V. DESIGN GUIDELINES V-46 City of Temecula -Old Town Specific Plan f. Craftsman Bungalow The Craftsman Bungalow style is an integral part of the architectural tradition throughout California. Influenced by the Arts and Crafts movement from England, this style incorporated the expressive use of wood and timber construction techniques. Old Town has several examples of note (see Figures V-19 a, b). The Craftsman Bungalow style is found mainly in detached residential buildings. Essential elements of this style include: • Base-Middle-Top organization of facades. • Gable roofs with slopes less than 6:12. • Deep roof overhangs from 2 to 4 feet. • Prominent front porches with expressive structural elements. • Exposed structural elements in the eaves such as rafters and brackets. • A mixture of materials including stucco, stone, shingles and horizontal wood siding. • Asymmetrical arrangements of double-hung or casement windows. • Use of gable or shed roofed dormers. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800s are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of another era. While use of these colors is recommended, other similar colors will be considered. The Temecula Planning Department maintains a full color brochure of the Sherwin-Williams Preservation Exterior Palette for public inspection. The Director of Planning may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-74: Examples of Craftsman Bungalow style houses in Pasadena. V. DESIGN GUIDELINES Figure V-73: Typical porch and balcony. V-47 City of Temecula -Old Town Specific Plan g. Queen Anne Style Queen Anne was a prominent architectural style in the 1880s and 1890s. Of all the Victorian house styles, Queen Anne is the most elaborate and the most eccentric. Although easy to spot, the Queen Anne style is difficult to define. Common elements include: bay windows, balconies, stained glass, turrets, porches, brackets, ornate trim elements, an abundance of decorative details, with steeply pitched and irregular roofs, all combined in symmetrical or unsymmetrical ways. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800s are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of another era. While use of these colors is recommended, other similar colors will be considered. The Temecula Planning Department maintains a full color brochure of the Sherwin-Williams Preservation Exterior Palette for public inspection. The Director of Planning may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-75 a, b: Queen Anne style houses. V. DESIGN GUIDELINES V-48 City of Temecula -Old Town Specific Plan h. Western Frontier Style Early towns in the western Unites States were usually established to support farming, ranching or mining. The architecture of the retail and commercial Main Street that emerged consisted of simple and affordable building volumes combined with lively storefront, arcade or gallery frontages. The building facades typically were positioned on a build-to line, with the result that the space of the street had clearly defined edges. Many of Old Town’s early buildings reflect this tradition, with articulated façades applied to simple boxes. Common façade materials were wood, brick and stone, with heavy cornices and vertically oriented windows. One story galleries constructed of white painted wood were common. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800s are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of another era. While use of these colors is recommended, other similar colors will be considered. The Temecula Planning Department maintains a full color brochure of the Sherwin-Williams Preservation Exterior Palette for public inspection. The Director of Planning may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-765a, b: Western Frontier shopfronts and gallery. V-49 V. DESIGN GUIDELINES City of Temecula -Old Town Specific Plan The following illustrate examples of buildings that have incorporated the Western Frontier architectural style with other historic building forms: Figure V-78 a, b: Western Frontier shopfronts and gallery. Figure V-77 a, b: Western Frontier shopfronts and galleries. V. DESIGN GUIDELINES V-50 City of Temecula -Old Town Specific Plan Storefront Design combined with the Western Frontier Style The storefront on the ground floor is a key element in creating a successful pedestrian environment. The design elements of the storefront are similar to the American Mercantile style, as shown in Figure V-79 below. The glazed area of the storefront should be between 75 percent and 85 percent of the ground floor façade. Figure V-79: The main elements of traditional shopfronts. V. DESIGN GUIDELINES V-51 City of Temecula -Old Town Specific Plan Roof Pitch and Materials • Roofs may be flat or sloped. Western false front parapet walls are encouraged but blank parapet walls around flat roofs are not allowed without a strong architectural cornice. The visible portion of sloped roofs should be sheathed with a roofing material having texture meaningful at the pedestrian scale, such as standing seam metal roofing, wood shingle, or tile. • Roof form should be consistent and integrated into the building composition. • The roof should be designed to screen rooftop equipment from public view. • Roofs or parapet walls should wrap around the entire building. Wood shingles, composition roofing material, tile, slate, or painted metal seam roofs meeting City Codes are acceptable. Parapet Walls Parapet walls are an integral component of western architecture. In addition to providing visual screening of roof top equipment, they provide opportunity to establish an architectural character and display of signs. The integration of parapet walls into building design is encouraged. Parapets shall conform to the following guidelines. • Parapet walls shall completely screen the roof behind and all roof mounted equipment. • They shall be finished on any side visible from the street with materials compatible with those predominantly used on the building. • Parapet walls visible from rear or side yards shall be finished as above. However, they may utilize exterior plaster in lieu of wood siding. • Parapet walls shall utilize significant ornamental wood trim at the top, or utilize a heavily ornamented cornice. V. DESIGN GUIDELINES V-52 City of Temecula -Old Town Specific Plan Exterior Building Wall Materials Exterior building walls are encouraged to use the following materials in a historically appropriate arrangement. • Board and batten wood siding, minimum of 12 inches with one inch by two inch bats • Horizontal wood siding with a horizontal 'V' joint, horizontal channel joint ship lap with a minimum 3/8 inch channel, or beveled • Brick • Stone (granite preferred) • Adobe block (except for bearing walls) • Vertical wood siding with wood battens Windows • Wooden sash windows with decorative pediment are recommended. • Storefront windows typically project out from wall surface and are multi-lite. • Second floor windows were typically wooden sash, double hung, traditional windows. Window shutters are optional. Figure V-80 a, b, c, d: Examples of upper story windows. V. DESIGN GUIDELINES V-53 City of Temecula -Old Town Specific Plan Porch/Canopy Columns • Columns are typically 4x4 or 6x6 lumber which is decoratively shaped to depict a base, shaft, and capital. • Metal columns are acceptable. • Decoratively braced columns are recommended. Color Palette The wide range of colors which might have been used for exterior decoration in the late 1800's are well represented in the Sherwin-Williams Preservation Exterior Palette (see the appendices section of the Specific Plan). These are historic 19th Century hues that capture the grace and elegance of that era. Buildings of this style may remain unpainted, however painting is encouraged. While use of these colors is recommended, other similar colors will be considered. The Director may also identify other color palettes for Old Town that have the potential to achieve the same results. Figure V-81 a, b, c, d: Examples of upper story windows. IV. DESIGN GUIDELINES V-54 City of Temecula – Old Town Specific Plan V-55 D. PARKING LOT/PARKING STRUCTURE DESIGN GUIDELINES Parking lots and parking structures are an integral component of a healthy and functioning urban downtown. Well designed, safe and functional parking facilities are imperative for maintaining a pedestrian-oriented urban core in the Old Town area. Parking lots and parking structures that are designed as an integral part of the urban environment, and compliment the surrounding buildings and structures in the area, not only fulfill the practical need for parking in Old Town, but also support accessibility to local businesses and sustain local commerce. Integrated parking facilities contribute to vibrant streets and maintain the activity that is anticipated from the pedestrian-oriented urban development projects that will continue to occur in Old Town. Well designed and integrated parking facilities are required, regardless of location in the Old Town area. The following design guidelines are intended to provide clear recommendations for the design and aesthetic quality expected for the construction of parking lots and parking garages in Old Town. 1. Parking Lot Orientation a. Surface parking lots and parking structures should be located so that they are screened or are designed to be architecturally compatible and fully integrated with the existing buildings along the streetscape. Parking lots and parking garages should not be located immediately adjacent to the street without screening or architectural integration. b. It is recommended that surface parking lots be located 50 feet behind the build-to line in order to provide for the placement of a building in front of the parking area to adequately screen the parking lot from public view. Twenty feet is the minimum. c. Parking lots should be screened by building facades and are required to be located out of the public’s view. Offstreet surface parking lots or parking areas are not permitted to be placed in front of a building façade. d. Parking lots and/or parking structures should be located, as much as possible, to the rear of a project site or property. e. Off-street parking facilities should be designed so that a car within a facility will not have to enter a street to move from one location to any other location within the same parking facility. V. DESIGN GUIDELINES Figure V-82 (above, right) shows an example of parking facilities that are screened from the street by the building façade and are architecturally integrated into the design of the building. This design/configuration is encouraged in Old Town to preserve the integrity of the pedestrian environment. 20 feet min. Figure V-83: Example of encouraged parking layout City of Temecula – Old Town Specific Plan V-56 2. Joint Parking Facilities Encouraged a. Joint parking between adjacent businesses and/or developments is strongly encouraged. b. Joint parking should be considered when it has been determined that the shared land uses within a Development Project will not be in conflict with one another. c. Common driveways that provide vehicular access to parking facilities that serve more than one site or business are strongly encouraged. d. Clear, easy to understand circulation patterns should be utilized to allow drivers and pedestrians to move safely through all parking areas. Where parking areas are connected, interior circulation should provide a consistent direction of travel and consistent layout of parking bays to reduce conflict points. 3. Parking Lot Design a. All parking lots and parking structures should be architecturally integrated and/or fully screened to enhance the urban, pedestrian-oriented environment in Old Town. b. Parking should be internalized behind buildings and away from the street. c. Underground, podium style or tuck under parking configurations are encouraged in order to integrate the parking facilities into the building design and maximize the use of property in Old Town. d. The installation of shade trees within internal at grade parking areas is encouraged to provide shade, minimize the heat island effect and soften the expanses of hardscape within the parking area. Shade trees should be placed within landscape diamonds and within parking lot landscape planters. e. Clearly marked pedestrian walkways should be provided in all parking facilities in Old Town. Pedestrian walkways shall be safe, well lit, and visually attractive. The use of decorative, stamped, or colored concrete or paving is encouraged to delineate designated pedestrian walkways. V. DESIGN GUIDELINES Figure V-84: Example of shared parking layout. Parking lots should be shared between adjacent businesses. Common driveways should be provided to serve more than one site/business. Business 1 Business 2 Business 3 Business 4 Shared Parking Area Figure V-86: An example of building design that fully integrates the parking facilities into the building façade. Parking is provided but is well screened from the street. Parking garages should be fully integrated into the building design and architecture in Old Town. Figure V-85: Tuck-under parking is encouraged in Old Town City of Temecula – Old Town Specific Plan V-57 f. Parking areas should be separated from buildings by either a six-inch raised walkway or landscaped strip, preferably both. Parking spaces which directly abut the building are not permitted. g. Parking facilities should be designed so that pedestrians walk parallel to moving cars. Parking facilities should be designed to minimize the need for the pedestrian to cross parking aisles. h. Trash enclosures, utilities and other objects that are located in parking areas should be placed so that they make the least negative aesthetic impact, maintain the pedestrian oriented environment, and do not block the line-of-sight for motorists. i. The installation of solar panels is encouraged, when feasible, on the top deck of all parking garages, and on the top deck of at-grade carports and other parking facilities that could accommodate the installation of solar panels. The solar panels should be architecturally integrated into the design of the parking facility. 4. Site Access/Driveways a. Parking lot or parking structure access points taken directly from Old Town Front Street or Main Streets are discouraged in order to avoid breaking up the building facades along the street and to avoid pedestrian/vehicular conflicts. b. It is encouraged that access to surface parking facilities and parking structures be provided through rear alleyways in Old Town. c. Parking facility access points, whether located on front or side streets should be located as far as possible from street intersections. The minimum distance recommended is 150 feet, but is subject to the review and approval of the City’s traffic engineer. d. Parking facility driveways should align with existing or planned median openings and/or adjacent driveways or streets. e. All parking facilities in Old Town should provide a minimum 40-foot stacking distance between the edge of the travel lane and the first parking space. f. Common driveways that provide access to more than one site are strongly encouraged in order to allow for joint parking opportunities. g. Turn radiuses and drive aisle width to be determined by Fire Department. V. DESIGN GUIDELINES Figure V-87: Street Cross Section Showing Mid-Block Parking City of Temecula – Old Town Specific Plan V-58 5. Parking Facility Design for Residential Projects a. At grade parking facilities that are provided for residential development projects should be located at least 20 feet behind the build-to line to provide adequate space for the placement of residential units or structures in front of the parking areas in order to adequately screen the lot from public view. b. When at-grade garages or carports are provided for residential uses, the attached or detached garages or carports should be located to the rear of the building or unit in order to avoid garage-dominated building facades. At-grade garages or carports should not be visible from or directly face the right-of-way or street. c. Alley loaded garages or tuck under parking is encouraged for residential development projects that require covered parking in Old Town. d. Carport structures are encouraged when the top deck of a carport structure is designed as an outdoor amenity to be utilized as a usable passive open space area, community garden, tot lot, native landscape garden, or other outdoor amenity. e. For all residential projects in Old Town, vehicular access to residential garages should be provided through an existing public alley or through a newly created private alleyway. f. If there is not an existing alley and a new alleyway cannot be created through project site design and layout, a side driveway should be provided for access to the parking areas located behind the building façades or structures on-site. g. If residential garages are provided in any zoning district they may be either attached or detached from the primary residential structure. h. Underground, tuck-under or podium style parking facilities are encouraged to be incorporated into multifamily residential projects in all zones to maximize the use of property in Old Town. i. The installation of shade trees within internal at grade parking areas is encouraged to provide shade, minimize the heat island effect and soften the expanses of hardscape within the parking area. Shade trees should be placed within landscape diamonds and within parking lot landscape planters. Figure V-88 a (top): Alley loaded garages that are screened from the street are encouraged for residential projects in Old Town. Figure V-88 b (bottom): Pedestrian access to parking areas should be integrated into the building façade. V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-59 6. Water Quality Management Plan (WQMP) Considerations/Guidelines a. Encourage efficient site design and spatial layout of development projects in Old Town that create opportunities to address WQMP requirements within all parking facilities by utilizing various water quality measures such as: bio-swales, pervious pavement (including decorative interlocking pavers, porous concrete, and pervious asphalt), cisterns, detention pipes, grass pave systems, decorative rock swales, and mini-bio cells, as warranted based upon site conditions and individual project characteristics. b. Balance the installation of impervious surfaces with pervious surfaces within all parking facilities in Old Town. The use of pervious asphalt, porous concrete or decorative inter-locking pavers are encouraged to be used in parking facilities whenever possible, and as required by the Water Quality Management Plan prepared for the project. c. The use of decorative pavers as water quality measures are encouraged within parking stalls, pedestrian walkways, vehicular entry points, pedestrian crossings, shopping cart corrals, and may also accent landscape areas or bio-swales. Pavers utilized as water quality measures should be decorative in nature and enhance and beautify the built environment. d. The combined use of decorative pavement treatments such as decorative inter-locking pavers and grass pave systems, combined with treatments that have a utilitarian appearance, such as porous concrete and pervious asphalt, are encouraged to be used as water quality measures in all parking facilities in Old Town. e. Decorative interlocking pavers should be used to highlight pedestrian paths of travel, vehicular entry points, exit points and parking stalls, to provide aesthetic interest and achieve compliance with water quality management requirements. g. “Zero curbs” or breaks in 6” tall curbs may be allowed, when combined with other decorative water quality measures, in order to accommodate drainage and infiltration as warranted by stormwater management requirements and unique project and/or site characteristics. g. Covered at-grade parking facilities are encouraged within Old Town and should be considered as a means to achieve WQMP requirements. h. The overall layout and structural integrity of carports or other similar structures that cover parking lots in Old Town should be designed to allow for usable outdoor amenity space on the top deck of the structure. Outdoor amenities such as passive open space areas, community gardens, tot lots, native landscape gardens, and other outdoor amenities are encouraged to be installed on the top deck of carports or similar structures to meet water quality management requirements and reduce the amount of uncovered impervious parking lot surfaces in Old Town. i. Ribbon gutters within parking areas are encouraged to be made of pervious or porous pavement including porous concrete, pervious asphalt or decorative interlocking pavers when feasible, and when no conflict exists with underground utilities. j. Water quality treatments should be maintained, as recommended by industry standards, in order to ensure optimal functionality, infiltration and treatment. Figure IV-90: Example of decorative pavers used within a vehicular driveway. Figure V-89: Permeable ribbon gutters may be used within parking lots as a water quality management treatment. V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-60 (This page is left blank intentionally). V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-61 E. URBAN LANDSCAPE GUIDELINES The placement of urban landscaping in Old Town is intended to achieve three specific design objectives: 1) to establish a uniform urban streetscape in Old Town, 2) to soften mixed-use, commercial, civic, and residential development within Old Town’s urban context and 3) establish an environment in Old Town that is pleasant and comfortable for pedestrians, residents and visitors. These landscape design objectives will be accomplished by employing a variety of urban landscape treatments in Old Town. Specific types of landscape treatments shall be selected as deemed appropriate based upon the type of development that is anticipated in each zone. These various landscape treatments may include, but are not limited to, the uniform placement of potted plants and hanging plants in the Downtown Core, Residential/Limited Mixed-Use, and Civic land use districts, as well as more traditional landscape treatments, such as raised and at-grade landscape planters within the Neighborhood Residential zoning district and for residential projects in Old Town. Additionally, consistency and continuity will also be achieved along the streetscape in Old Town through the placement of an orderly and uniform street tree selection. Street tree requirements are discussed in greater detail in Chapter IV – Land Use and Development Standards, in the Circulation and Streetscape Standards subsection of this Specific Plan. 1. General Landscape Guidelines All development projects in Old Town should follow these general landscape guidelines: a. All landscape treatments shall be placed in accordance with the established Sidewalk Zones. The establishment of the “Sidewalk Zones” in Old Town is shown in Figure IV-63 in Chapter IV in the Circulation and Streetscape Standards section of the Specific Plan. b. Encourage the use of native plant varieties that are low maintenance and drought tolerant. c. The use of boxed, potted, or hanging plants in decorative clay or wood containers, or similar urban landscape treatments, should be used in the Downtown Core, to enhance the public realm and maintain pedestrian movement in the “Pedestrian Zone” along the sidewalks in Old Town. d. For projects that include second, third or fourth floor open air balconies, terraces, eating areas, or gallery walkways that are visible from the street, the use of urban landscape treatments, such as potted and/or hanging plants, planter boxes and flower boxes are encouraged to soften the building façade. The use of green roof technology is encouraged to be used in combination with open air eating areas, balconies, and terraces, located above the first floor. e. For mixed-use projects in the Residential/Limited Mixed-Use zoning district, the use of boxed, potted or hanging plants is also encouraged. The use of flower boxes, climbing vines or other treatments that might soften the residential portions of a project should also be used. V. DESIGN GUIDELINES Urban landscape treatments such as decorative clay or wooden plant containers, planter boxes, and hanging plants should be used in Old Town to soften the building façade, highlight building entryways and add interest along the streets. Figure V-91: Examples of urban landscape treatments. City of Temecula – Old Town Specific Plan V-62 f. Attached and detached residential projects should employ a combination of urban and traditional landscape treatments. Traditional treatments include above and atgrade and/or raised landscape planters, berms, and a combination of trees, shrubs, groundcover, and flowering plants. These landscape treatments should generally be used in areas that are internal to the project and located away from the street. g. Traditional landscape treatments such as at-grade planters, raised planters, and landscape berms may be appropriate where building setbacks allow adequate space for such plantings. h. A combination of both traditional and urban landscape treatments may be placed within the “Frontage Zone” for projects that include courtyards, stoops, or outdoor patio areas that front the street. i. Urban landscape treatments are encouraged to be used along the street, adjacent to the building façade within the “Frontage Zone.” A variety of urban landscape treatments that might be appropriate include, but are not limited to, potted plants, hanging plants, and green roof technology, where appropriate. j. The use of freestanding earthen berms or earthen berms located against the building façade is considered a suburban landscape method and should not be used in Old Town adjacent to the sidewalk or street. However, these types of landscape treatments may be appropriate when used in areas internal to the project site. k. Landscaping placed along the streets or sidewalks in Old Town should not impede pedestrian movement and comfort. Small raised planters (in the Neighborhood Residential zone only), potted plants or hanging plants should be used and placed within the “Frontage Zone” and shall not encroach more than 3 feet over the build-to line. l. The use of colorful plantings placed in planter boxes at the base of the buildings should be used to create focal points. The planters should be located as to not impede pedestrian movement. It is recommended that these planters be placed placed adjacent to the building facade in the “Frontage Zone” and shall not encroach more than 3 feet over the build-to line. m. When covered parking (carport structures, parking garages, etc.) is provided for a development project in Old Town, it is encouraged that the top deck of such a structure be designed as a landscape amenity when appropriate or feasible. n. The use of limited accent landscaping in pots, small planters or boxes, and hanging landscape treatments, should be provided between the front of the building and the public right-of-way for all projects in the Downtown Core. Accent landscaping should not encroach more than 3 feet over the build-to line. All landscaping adjacent to the street should be urban in nature and maintain the pedestrian character of the streets. o. Urban accent landscaping treatments should be placed to define building entries and highlight the architectural elements of the buildings in Old Town. p. Freestanding landscape elements such as trellises, arbors, and other special landscape materials may be used to add character to the urban environment. They are encouraged to be used to define yard spaces for residential and non-residential projects in Old Town. They should not be used adjacent to the sidewalk or street. V. DESIGN GUIDELINES Figure V-92 (right): Example of accent landscaping in potted plants provided in the “frontage zone” between the front of the building and the public right of way. Accent landscaping should not encroach more than 3 feet into the “Frontage Zone.” Landscaping should not be placed in the “Street Furnishing Zone.” Figure V-93: Example of “traditional” landscape treatments most appropriate for residential development projects in the in Old Town. Correct placement of landscape treatments in the “Frontage Zone.” Incorrect placement of landscape treatments in the “Street Furnishing Zone” City of Temecula – Old Town Specific Plan V-63 q. It is encouraged that above grade landscape planters be designed to also function as a pedestrian seating area where appropriate. r. Landscaping material, such as climbing vines and shrubs are the preferred method to soften and screen the view of storage areas, trash enclosures, and public utility equipment. s. Landscaping should not obstruct the sightlines of motorists or pedestrians, especially at pedestrian crosswalks. t. Trees and shrubbery on private property should not be located so that they interfere with the effectiveness of parking lot lights, street lighting, or conflict with street trees. u. Plant materials used for screening should be large enough at the time of installation to provide effective screening, and be capable of growing to the height and density desired within a reasonable period of time. v. Provide complete automatic sprinkler or drip irrigation systems for all development projects in accordance with citywide water efficient landscaping and irrigation requirements. V. DESIGN GUIDELINES Figures V-95 a,b,and c: Various examples of landscape treatments. Combinations of potted and hanging plants are encouraged to be used in Old Town. These are considered urban landscape treatments. Figure V-94: Example of hanging planters City of Temecula – Old Town Specific Plan V-64 2. General Landscape Material Guidelines All development projects should exhibit consistency with these general landscape material guidelines: a. Select ground covers, plant types and species which require little maintenance and are drought tolerant. b. Authentic flower and vegetable gardens may be developed to add to the historic character of Old Town. c. Community vegetable and flower gardens are encouraged to be planted for residential projects and residential mixed-use projects. Community gardens may count toward meeting the private open space requirement for residential projects in Old Town. d. The use of climbing vines and other climbing plant types are encouraged to be used to soften building facades, perimeter garden walls, and other building walls, but should not be used in lieu of decorative wall treatments or architectural enhancements. Plant types that may be appropriate for this purpose include bougainvillea, grape ivy, and wisteria vines. Bougainvillea should only be used when it has been determined by the City’s landscape architect that the manner in which they are placed on a site does not make them subject to freeze. e. The use of inorganic materials such as crushed rock, decorative interlocking pavers, redwood bark chips, pebbles, river rock, and stone or masonry slabs should be used in combination with organic plant materials in landscape areas. 3. Old Town Plant Palette A plant palette has been developed specifically for the Old Town area. The required plant palette list is in Appendix B of this Specific Plan document. 4. Tree Preservation in Old Town The treatment, relocation or removal of any Heritage Tree (as defined by the City’s Heritage Tress Ordinance) in the Old Town Specific Plan area, shall be completed in accordance with this ordinance. V. DESIGN GUIDELINES Figure V-96 a,b: Examples of drought tolerant landscaping City of Temecula – Old Town Specific Plan V-65 5. Water Quality Management Considerations/Guidelines The following guidelines should be considered when designing water quality management plans and landscape plans for projects in Old Town: a. Utilize landscape areas as stormwater treatment facilities to actively capture and treat run-off from impervious surfaces. b. Landscape designs should consider including a variety of water quality Best Management Practices (BMPs) to achieve water quality requirements. Potential BMPs that may be included as part of the landscape design for a developmet project include: bio-swales/vegetated swales, decorative rock swales, rain gardens, mini bio-cells, infiltration/flow through planters, decorative interlocking pavers, and grass pave systems. c. Encourage efficient site layout in order to maximize the utilization of various BMPs which may be incorporated into the various landscape areas on a project site. d. Sites should be designed to drain stormwater run-off and roof drains into landscaped water quality treatment areas in order to minimize underground pipe infrastructure. e. Consider the use of rain barrels or cisterns for development projects in Old Town. These treatments may be able to facilitate the collection of stormwater on site for re-use as landscape irrigation. f. Landscape should be designed as water quality management treatments. These treatments should be used within parking areas adjacent to pedestrian pathways, within landscape planters throughout parking areas and other landscape areas. Infiltration-based water quality management treatments should not be placed adjacent to building foundations. g. Encourage that the design of various landscape BMP treatments be based upon the project sites’ contextual land use, unique site characteristics and constraints. h.Water quality management treatments should be maintained, as recommended by industry standards, in order to ensure optimal functionality, infiltration and treatment. Swales are shallow landscaped areas designed to capture, convey and infiltrate stormwater runoff as it moves downstream. Figure V-98: Rock Swale Rain Gardens are shallow landscape areas that collect, slow, filter and absorb large volumes of water and delay discharge into the watershed system. Figure V-97: Rain Garden Figure V-99: Flow-through Planter Flow-through planters are contained in landscape areas and are designed to capture and retain stormwater runoff. V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-66 6. Green Roof Technology Design Considerations Green roof technologies should be employed whenever feasible in Old Town. The following guidelines should be considered when a green roof is designed as a part of a development project: a. The use of green roof technology is encouraged to minimize the urban heat island effect, provide a means for effective stormwater management, and reduce the amount of energy consumed for cooling. b. The slope and maximum load of the roof structure should be considered when determining the feasibility of green roof technology for development projects in Old Town. c. Adequate access should be provided to the green roof for installation, maintenance and fire protection. Access to the green roof is encouraged to allow the public to observe and enjoy the green roof, however if public access is not feasible due to structural constraints it is encouraged that the green roof be visible from a nearby vantage point or observation tower. d. d. A waterproof roof membrane should be used in conjunction with a physical root barrier to form the base layer of the green roof. e. The drainage methods employed for a green roof should be designed to capture water for later use or re-use. The use of cisterns or other capture methods that pass the water from the green roof to other planted areas around the perimeter of the building, or located in other areas on the project site should be considered. Capturing water to irrigate the green roof during dry periods is also encouraged. f. Plant materials utilized on green roofs in Old Town should consider the unique climatic conditions of the area. In general, the plant materials that are utilized on green roofs in Old Town should exhibit the following characteristics: perennial or self-sowing, native and drought tolerant, wind resistant, able to withstand extreme temperatures, requires minimal mowing, trimming, fertilizers or pesticides, is fire resistant, and has a shallow root structure. Additionally, the use of succulents such as sedums and sempervivums are encouraged on green roofs in Old Town. g. Plant materials are encouraged to be installed in vegetation mats, in vegetation boxes, as plugs or potted plants, or as seeds or sprigs. h. The roof membrane, plant materials, irrigation, drainage and other items such as but not limited to cisterns and root barriers, making up the total green roof system shall be continuously maintained and cared for over the life of the green roof as required by industry standards. i. Irrigation installed on a green roof is encouraged to be designed to minimize water use. Appropriate plant selection combined with the use of efficient irrigation techniques such as a drip irrigation system is encouraged on all green roofs in Old Town. V. DESIGN GUIDELINES Figure V-101: Example cross section of a “green roof” Figure V-100: Example “green roof” City of Temecula – Old Town Specific Plan V-67 F. PUBLIC ART DESIGN GUIDELINES What is Public Art? Public art is a creative work that is part of the public experience and integrated into the built and natural environment. The expansion, cultivation and preservation of a diverse pubic art collection in Old Town is essential to the enhancement of the built environment and quality of life in the area. There is a firm commitment to providing high quality, relevant public art while preserving Old Town’s historical context and unique character. The careful balance of development with artistic and cultural expression within the planning area will achieve a strong cultural identity, animate the public realm and celebrate creativity and innovation. Public art can be a memorable and energetic part of the public domain and can contribute to making Old Town a dynamic and vibrant place within the City of Temecula. Why is Public Art important? Public art creates a sense-of-place and collective community identity. It enhances the public realm and encourages social gathering and interaction. It provides opportunities for community members to use open and public spaces actively, meet and mingle with others, and participate in everyday community interactions. It promotes a sense of civic pride and beautifies the pedestrian environment. Public art also adds interest to the public realm by reflecting cultural diversity, rich historical heritage and distinct identity. All of these things contribute to a high quality of life in Old Town and play an important role in the success of an eclectic urban community. V. DESIGN GUIDELINES Figure V-102: Example of public art. City of Temecula – Old Town Specific Plan V-68 Art in Public Places Requirement As a result of the City’s acknowledgement that public art is an important component of a community, an Art in Public Places ordinance was adopted. Through this ordinance, the City of Temecula requires that all private development projects contribute a percentage of the overall project cost to enhance the visual appeal of the City through public art. Developers may elect to place original artwork on their project site, off-site in a location other than the project site, or pay the public art in-lieu fee. These funds are used to place original works of art in the public realm which further enhances the aesthetic quality of the city. Proposals for public art in Old Town are subject to the review and approval of the Community Services Commission and must comply with the following guidelines, as well as the requirements outlined in the Public Art Ordinance and Art in Public Places Developer Guidelines. 1. Location of Public Art Public art in Old Town may be located in a wide range of public spaces. Appropriate locations may include new and existing residential neighborhoods, civic and community buildings, new and existing commercial, retail and mixeduse developments, schools, childcare centers and other educational facilities, as well as within natural environments and open spaces such as parks, play areas and creek trails. The placement of public art within the Old Town area is encouraged on both private and public property. Public art may be displayed in an exterior location on a privately developed project site in a manner that complements the surrounding development and buildings, while maintaining accessibility to the general public. Public art may also be placed off-site, as consistent with the Public Art Ordinance. This allows for public art to be located on a site other than that of a development project. The following guidelines should be considered for locating public art in Old Town: a. Artwork shall be appropriate to the community context and sited to carefully respond to the local area. b. It should also be located to support the amenities of the public environment, help orient people, and create opportunities for social exchange. c. Public art should be situated in highly visible locations that are accessible to the public as consistent with the Public Art Ordinance. If public art is placed on private property then it must be accessible to the public. The location of public art on a site should also consider the safe and easy maintenance of the artwork. V. DESIGN GUIDELINES Figures V-103a, b, c: Examples of public art. City of Temecula – Old Town Specific Plan V-69 d. Public art is encouraged to be placed throughout the Old Town Temecula Specific Plan Area. Public art should create a “focal point” for community spaces and is encouraged in all gathering areas, civic plazas and public buildings. Sites may also include major intersections, traffic islands or medians, streets, transit corridors, alleyways, major pedestrian corridors or paseos located within the Old Town Specific Plan Area. e. Locations such as pocket parks, trails, or other specifically designed settings to accommodate particular art pieces are also ideal public art locations. f. Public art locations may also include surface areas such as, but not limited to, building walls, retaining walls, gates, bridges, doors, street furniture, and signage that is consistent with the signage design guidelines for the Old Town area. g. A developer may elect to site permanent artwork as a part of a development project. However, artwork sites for public art that are not a part of a development project may also be selected for their aesthetic possibilities or as recommended and approved by the Community Services Commission. h. The location/placement of public art displays can also be expanded by an artist’s creative ability to extend the possibilities for public art, as determined on a case-bycase basis by the Community Services Commission. “Art is an expression of the creative spirit, of our endless capacity to see the world with wit and imagination, to be innovative with materials and technologies, and to provide an engaging commentary on the time in which we live” -Marla Guppy Cultural Planner V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-70 Community Services Public Art Subcommittee list of potential locations for public art in Old Town: On October 28, 2008 the Community Services Public Art Subcommittee reviewed a list of potential locations for public art in Old Town. The list of recommended locations, outlined below, was developed by the collaborative efforts of the Planning Department, Community Services Department, and members of the Community Services Commission. This is not an exhaustive list of possible locations; however the following locations are recommended for future public art displays in Old Town: • Along the walking trail, located north of the Old Town Gateway, adjacent to Murrieta Creek and Old Town Front Street • At the post office northeast corner of Moreno Road and Old Town Front Street • At Sam Hicks Monument Park located on the northeast corner of Moreno Road and Mercedes Street • At the west end of 5th Street at the convergence of Murrieta Creek • At the southeast corner of Felix Valdez Road and Sixth Street • At the Old Town Community Theater site located east of Murrieta Creek and north of Main Street • At Pennypickle’s Workshop -Temecula Children’s Museum located east of Murrieta Creek and north of Main Street • At the Civic Plaza located at Main Street west of Mercedes • At the west end of 3rd Street east of Murrieta Creek • At the northeast and northwest corner of Front Street and First Street • At the northeast corner of Pujol Street and Main Street • Along the sidewalks and streetscapes throughout Old Town • At new development projects throughout Old Town V. DESIGN GUIDELINES Figure V-105: Example of a public art display. City of Temecula – Old Town Specific Plan V-71 2. Symbolic and Thematic Content “Artwork” is defined as an original creation of physical art including without limitation a mobile, mosaic, mural, painting, sculpture or tapestry. Artwork may be realized through such mediums as bronze, ceramic tile, concrete, stained glass, and electronics, steel or wood. An artwork may be an integral part of a building or public space, whether attached to, interior of, or external to a building. Art pieces may be of significant scale or be integrated into urban elements. For the purposes of this plan, a broad definition of artwork is used to promote creativity and innovation. The following guidelines should be considered for the symbolic and thematic content of public art displays in Old Town: a. The thematic content of the art pieces in Old Town are encouraged to be eclectic and celebrate the energy of the urban environment in Old Town. b. A broad thematic and symbolic scope of artwork is encouraged to enhance the visual and and aesthetic interest of the public realm in Old Town. c. Public art pieces or displays in Old Town may relate to, and represent the rich legacy and heritage of the Temecula Valley. Literal and abstract representations of local history may be appropriate depending on the locations and surrounding development. d. Art displays are encouraged to be as diverse as the neighborhoods in which they are placed. e. Public art should respond to the themes of people and place – both past and present. It is encouraged that the art displays respond to the social history of the locality, as well as depicting visions and artwork representative of its future. f. Thematic and symbolic content of the artwork shall complement and be in harmony with the physical surroundings, buildings and development and be placed in a manner that respects the spatial constraints of the site or development. g. Opportunities for art that responds to the challenges of climate change through sustainable design, materials, and processes are encouraged. Opportunities for creative projects to engage the community in its participation and awareness of sustainability and environmentally responsible practices are also encouraged. Figure V-106a: Example of public art display that responds to the themes of people and place – both past and present. Figure V-106b: Examples of various art pieces depicting a broad thematic and symbolic content of artwork. V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-72 3. Mosaics and Muralsa. The pictorial designs of these artistic works should complement the color and architectural composition of the buildings on which they are painted. Mosaics and murals should also be compatible with adjacent structures, buildings and development features. b. Ideal facades for murals are windowless walls that are two or more floors in height. c. Mosaics and murals may also be integrated and designed as an integral part of a decorative wall, retaining wall, landscape feature or other blank wall space as deemed appropriate by the Community Services Commission. d. Wall mural signs may be painted on the façade of a building to satisfy the public art requirement as approved by the Community Services Commission. Wall mural signs may be painted on the building façade facing the “secondary” side streets or on the building façade facing an alleyway. Wall mural signs are subject to design review by the Planning Director prior to approval by the Community Services Commission through the application of a Minor Modification. Wall Mural-Style signs shall not be placed on the front facing building façade. Wall muralsign graphics may include all types of professional artwork including mosaics, murals, painted art, or combination thereof. Printed graphics or decals, or any type of adhesive polycarbonate/plastic or laminated material, is strictly prohibited. Wall Mural-Style signs are intended to accurately replicate wall graphics related to commercial activities duplicating painted wall signage from the late 1800s or early 1900s. V. DESIGN GUIDELINES Figures V-107a,b,c: Examples of a wall mural and wall mural signage. City of Temecula – Old Town Specific Plan V-73 4. Sculptures and Monuments -a. Sculptures may be freestanding, wall supported or suspended. b. Pieces may be representative of historical figures and events related to the Temecula Valley. This is encouraged if the sculpture or monument is proposed to be located on a historic site, or adjacent to a historical structure or building. c. Pieces may reflect a broad thematic and symbolic content but are required to be in harmony with the surrounding development, buildings and structures and shall complement and enhance the area in which they are placed. d. Sculptures and monuments shall be placed in a manner that respects the spatial relationship of its surroundings. 5. Lighting Displaysa. Lighting used as artistic displays is allowed in Old Town to enhance the public realm. b. Lighting displays can also be constructed and integrated with other artistic works to enhance a sculpture or monument, or may stand alone as a primary display. c. The displays must be compatible with surrounding land uses and development, and shall not have a negative impact on surrounding uses, buildings, businesses or structures. The placement of lighting displays are discouraged adjacent to residential development unless the lighting display is able to be turned off at a reasonable time during evening hours as to not disturb adjacent residents or tenants. d. Lighting displays are required to be in compliance with the Palomar Lighting Ordinance. 6. Streetscape and Paving Treatmentsa. Streetscape and decorative paving treatments may be designed by an artist and displayed as public art. b. A combination of materials and colors may be utilized for varied interest and design; however the paving treatments, materials, colors and overall design shall be carefully designed as not to impede pedestrian, bicycle and traffic safety, access and circulation. c. The placement and design of such pieces should be compatible with the surrounding development and buildings and placed in a manner that respects the spatial relationship of its surroundings. Figure V-109: Example of decorative paving designed as public art displays enhance the streetscape and add vibrancy to the pedestrian experience. Figure V-108: Example of a sculpture created as a public art display. Figure V-110: Example of a lighting display as a public art. V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-74 7. Benches and Street Furniturea. Benches and street furniture may be customized and designed as a public art display. b. Artist designed benches and street furniture should be placed and designed to enliven public spaces and encourage social gathering and interaction. 8. Gatewaysa. Gateways should be designed as public art pieces that create a sense of arrival and sense of destination in the Old Town area. b. Gateways may be placed to distinguish certain neighborhoods and districts within the Old Town area. c. Gateways should be used to mark certain important destinations and be designed in a manner that is integrated with the overall streetscape design strategy. 9. Way-Findersa. Way-finders are encouraged to be placed along trails and creek walks to promote pedestrian interest, activity and movement. They may also be placed in other areas of Old Town to promote walkability and thematic ambiance related to the built environment. b. Where appropriate, way-finders are encouraged to “tell a story” along the corridors in which they are placed. Way-finders are encouraged to be placed along the Southern Emigrant Trail. What is a way-finder? It is a type of public art display that assists with the navigation and movement of pedestrians. Often times way-finders are encouraged to “tell a story” along the corridors in which they are placed. V. DESIGN GUIDELINES Figure V-112: Example of a gateway. The gateway arches are located on the south and north end of Old Town Front Street and create a sense of arrival and mark the entrance into the Downtown Core District in Old Town. Figure V-111: Examples of street furniture designed as public art. City of Temecula – Old Town Specific Plan V-75 10. Landscape Treatments and Raised Seating Wallsa. Public art displays may be integrated into landscape treatments and raised seating walls and should encourage social interaction and civic engagement. b. These artistic works should complement the color and architectural composition of surrounding structures, buildings and development. 11. Other Types of Public Art -a. It is understood that art can be expanded by an artist’s abilities, creativity and innovation. As a result, other types of public art displays in addition to the ones listed above may be approved on a case-by-case basis as deemed appropriate and as approved by the Community Services Commission. Figure V-113: Example of a decorative wall created as public art. V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-76 (This page is left blank intentionally). V. DESIGN GUIDELINES City of Temecula -Old Town Specific Plan V-77 G. OUTDOOR DINING AND SIDEWALK CAFÉ GUIDELINES Outdoor dining and sidewalk cafes are defined as any group of tables and chairs and related decorative and accessory items situated between the build-to line and property line in connection with the consumption of food and beverages sold to the public from an adjoining restaurant or other eating establishment. Outdoor dining and sidewalk cafes in Old Town are anticipated to include a variety of patio-style items and furniture such as tables, chairs, umbrellas trash receptacles, fencing, and landscape treatments. The placement and integration of these items in the public realm spark pedestrian interest and promote activity in the Old Town area. The following guidelines provide clear design recommendations for outdoor dining areas and sidewalk cafes and include recommendations related to furniture, umbrellas, outdoor dining area fencing/gates, and landscape treatments. These guidelines are intended to supplement the Sidewalk Café Development Standards that are addressed in the Supplemental and Special Use Standards of this Specific Plan (Chapter IV). All outdoor dining areas are required to comply with the Sidewalk Café Development Standards and should also demonstrate conformance with the design guidelines outlined herein. 1. Furniture Guidelines a. The placement of furniture to accommodate outdoor dining and sidewalk cafes should comply with the Old Town Circulation and Streetscape Standards, the Supplemental Special Use/Sidewalk Café Development Standards, as well as with the established “Sidewalk Zones,” contained in Chapter IV. b. Outdoor dining and sidewalk cafes should be placed directly in front of the place of business, restaurant or eating establishment, and directly adjacent to the building wall. Outdoor dining/sidewalk cafes should be placed between the build-to line and the property line within the Downtown Core and Residential/Limited Mixed-Use Districts. c. If an outdoor dining area or sidewalk café is placed within the right-of-way, such as at the western terminus of Third Street or Fifth Street, the review and approval of an encroachment permit is required. Outdoor dining areas and sidewalk cafes should not be placed in the right-of-way in areas where heavy pedestrian traffic occurs, especially in the Downtown Core along Old Town Front Street or Main Street. d. The placement of outdoor furniture should not interfere with crosswalks or curb ramps, vehicular driveways, pedestrian crossings or access into buildings. e. Furniture placed to accommodate outdoor dining and sidewalk cafes should be placed in a manner that maintains adequate and comfortable pedestrian movement. f. Furniture placed within outdoor dining and sidewalk café areas should be decorative in nature and architecturally compatible with the surrounding buildings and structures. V. DESIGN GUIDELINES Figure V-115: Example of an outdoor dining area in Old Town. Figure V-116: Example of a sidewalk café. Figure V-117: Example of decorative outdoor fu rniture. City of Temecula -Old Town Specific Plan V-78 g. The style, color and material selected for the outdoor dining or sidewalk café furniture fixtures should be complementary to the fencing selected for the area. h. Tables and chairs should be comprised of metal, such as wrought iron, tubular steel or cast aluminum, or of natural wood or other material that resembles natural wood, such as wicker. Other materials may be considered subject to approval by the Director of Planning on a case-by-case basis, dependant upon the architectural compatibility, overall design and appearance of the furniture. i. All outdoor furniture (tables, chairs, serving stands and bars) should be of high-quality, and durable design and material that is suitable for outdoor use. j. Outdoor furniture should be in scale and consistent with both the architectural style and colors of the adjacent building facade. k. All outdoor furniture should be maintained in good condition, quality and repair at all times. Tables and chairs should be moveable and stored indoors when necessary or as required by the Director of Planning. l. It is preferred that trash receptacles are housed inside the main portion of the business and not placed within outdoor dining areas. However, if outdoor trash receptacles in these areas are necessary the trash receptacles should be complementary to the furniture selected and should be placed in the least conspicuous location possible. 2. Umbrellas Guidelines a. Umbrellas shall be made of high quality canvas material (not plastic, vinyl or aluminum) and be tall enough to accommodate adequate pedestrian access. b. Umbrella colors should be monotones compatible with the Sherwin-Williams Preservation Palette and be coordinated with the paint and architecture of adjacent buildings. Multi-colored designs are discouraged and should be avoided. c. The name of the establishment may be printed on the umbrella valance. Other types of advertising directly related to the business may be printed on umbrella valances subject to the review and approval of the Director of Planning. d. Umbrellas should be traditional designs that integrate well with adjacent building architecture. V. DESIGN GUIDELINES Figure V-118a, b, c&d (left): Examples of appropriate furniture that may be used as a part of a sidewalk café or sidewalk café. Figure V-119: Example of umbrellas used to shade a sidewalk café. City of Temecula -Old Town Specific Plan V-79 e. Wood and metal multi-post canopy structures used with fabric umbrellas are permitted where historically appropriate. Review by the Old Town Local Review Board is required for these installations. f. Aluminum easy-ups are prohibited except where used in conjunction with an approved Temporary Use Permit. g. The umbrellas should be secured with a base and should have a minimum clearance of at least 7 feet in height, measured from the ground level to the lowest point of the umbrella canopy or framework. h. Umbrellas should not encroach into the pedestrian zone. 3. Fencing Guidelines a. Fencing should be constructed to delineate outdoor dining and sidewalk café areas in Old Town. Fencing combined with other barriers, such as landscaping, potted plants, or small planters may be acceptable on a case-by-case basis. If alcohol is served within the outdoor dining or sidewalk café area, secure barrier fencing surrounding the entire outdoor eating area or sidewalk café is necessary to meet Temecula Police Department and Alcoholic Beverage Control requirements. b. The fencing that is installed for outdoor dining or sidewalk café facilities should be architecturally compatible with the adjacent buildings and structures and should complement the historical character of Old Town. c. Appropriate fencing materials include, but are not limited to, decorative wrought iron, tubular steel, natural wood or materials that resemble natural wood, decorative masonry and landscape planter boxes. Fences should be decorative in nature and enhance the built environment. Other materials may be considered and approved by the Director of Planning on a case-bycase basis, dependent upon the architectural compatibility, overall design and appearance of the fencing materials. d. When fencing is painted, the paint color should be selected from the Sherwin Williams Preservation Palette and should be coordinated with the paint and architectural style of the adjacent buildings and structures. Other colors may be considered subject to the review and approval of the Director of Planning. e. Natural wood should be sealed with a wood sealant to preserve the color and finish of the wood and prevent weathering. V. DESIGN GUIDELINES Figure V-120: Example of an un-fenced sidewalk café. Figure V-121 a,b,c: Examples of outdoor dining areas and sidewalk cafes. City of Temecula -Old Town Specific Plan V-80 f. Gates that are used in conjunction with the fencing should be of similar color and material as the fencing and should incorporate appropriate hardware to meet Building and Fire code requirements. g. The construction of decorative accent brick or stone pilasters between stretches of fencing is recommended to add interest and variety to the outdoor dining or sidewalk café area. This is especially encouraged when the pilasters may be able to appropriately tie in building materials that have been used on the primary structure. h. One pilaster is recommended for every 8 linear feet of fencing. i. The minimum fence height is 36” when alcoholic beverages will be served within the outdoor dining/sidewalk café area. It is encouraged that all fencing in Old Town be between the heights of 36” and 42”. j. Fencing and gates should be able to withstand outdoor use and be continually maintained in good condition, repair and quality at all times. 4. Landscape Treatment Guidelines a. The use of potted plants, flower boxes, and hanging plants are encouraged to soften outdoor dining and sidewalk cafes in Old Town. b. The incorporation of potted landscaping and/or landscape planters into the masonry walls/pilasters of an outdoor dining or sidewalk café area is encouraged. Flower boxes are encouraged to be used in combination with barrier fencing. c. If a solid masonry wall is utilized as the barrier to delineate an outdoor dining or sidewalk café area, it should be softened with climbing vines or other landscape materials. V. DESIGN GUIDELINES Figure V-122: Example of fencing and landscaping. Figure V-124 (above): Examples of landscape treatments that may be appropriate to soften outdoor eating areas or sidewalk cafes. Figure V-123: Example of landscape planter boxes used as fencing. City of Temecula – Old Town Specific Plan V-81 H. PAVING MATERIAL GUIDELINES Decorative paving materials such as brick, stamped and/or colored concrete, decorative interlocking pavers, grass pavers, and other decorative paving treatments are often times used to enhance and highlight a variety of different areas and spaces for development projects in Old Town. It is recommended that decorative paving materials be utilized in Old Town to beautify and enhance a variety of outdoor areas for new development projects and redevelopment projects. The paving materials that are selected to be installed in Old Town will reflect the historical character of the area and compliment the various architectural styles and elements of a project. Additionally, the installation of decorative paving treatments will also be considered in the development and preparation of Water Quality Management Plans (WQMPs) and utilized as BMPs (Best Management Practices) as appropriate, dependant upon the unique stormwater management characteristics and requirements of a given development project. Paving treatments that are installed in Old Town should achieve three specific design objectives: 1) The type of paving treatments selected should enhance and compliment the architectural characteristics of a project; 2) Paving treatments should be strategically located on a project site to highlight and beautify areas such as walkways, plazas, paseos, seating areas, parking areas, courtyards and landscape areas; and 3) Paving treatments should also be utilized to achieve water quality and stormwater management requirements. The Paving Material Design Guidelines, outlined below, are intended to provide clear design recommendations for the type of paving material selected for a site, appropriate locations for decorative paving, and the utilization of pavement treatments as BMPs to achieve water quality management requirements in Old Town. The following guidelines shall be considered during the initial design and development phase of proposed projects in in Old Town: 1. Recommended Paving Treatment Types: a. The type of paving materials selected for a given project shall be complementary to the historical context and architectural style of the building and surrounding structures. b. The color, texture, pattern, and overall design of the paving materials shall complement the architectural design, color palette and building materials utilized for the project. c. The use of paving materials such as, but not limited to, brick pavers, granite blocks, stone or faux stone tiles, stamped, textured or colored concrete, cobble stone, and/or grass pavers are encouraged to be used in Old Town. The selection of the type of pavement treatments should consider both the aesthetic quality and design of the site and building, as well as how the paving treatments could achieve fulfilling stormwater and water quality requirements. V. DESIGN GUIDELINES Figure V-125b: Example of interlocking porous pavers used to beautify a development project, highlight outdoor areas, and achieve water quality management requirements. Figure V-125a: Example of decorative paving. Figure V-125c: Example of decorative paving. City of Temecula – Old Town Specific Plan V-82 d. Combining a variety of colors, textures, paving patterns, and types of paving materials is encouraged to add interest and variety to outdoor spaces and to define and highlight certain development features. e. The use of porous or pervious paving materials is encouraged for stormwater management to meet water quality requirements. 2. Recommended Placement of Paving Materials a. A variety of paving treatments should be employed to enhance and define areas such as, but not limited to, walkways, plazas, paseos, and alleyways, seating areas, parking lots, courtyards and stoops. b. Decorative paving materials that are installed along Old Town Front Street adjacent to the “faux” wooden boardwalk material shall be complementary to, and coordinate with, the appearance of wood and should also complement the building’s architecture, color and materials. c. Decorative paving treatments that are installed for a new development project should be complimentary to existing adjacent paving treatments located within the right of way, as well with the existing pavement treatments located on the site of an adjacent development project. d. Decorative paving materials are encouraged to be installed under galleries, arcades, within forecourts, and on stoops and porches in Old Town. e. Decorative paving is encouraged to be installed to define or highlight outdoor dining areas and sidewalk cafes. f. The use of colored, stamped, textured or patterned pavement treatments is also encouraged to be used within residential alley loaded garage areas to make the alleyways less utilitarian. g. Colored, stamped, and/or textured pavement treatments should be used at internal vehicular entry drives, internal vehicular access points, and pedestrian walkways within parking lots and parking garages. h. Paving treatments are encouraged to be used to highlight specific project features such as public art, landscape areas, and other outdoor gathering spaces. V. DESIGN GUIDELINES Figure V-126: Examples of decorative pervious paving materials Figure V-127: Example of a decorative paving treatment used to beautify the area under an arcade. Figure V-128: Example of decorative paving used to highlight an open space area. City of Temecula – Old Town Specific Plan V-83 i. Limiting the number of paving materials and patterns used in one place is encouraged in Old Town. j. The use of decorative paving treatments adjacent to a building’s main entry points is encouraged to create pedestrian oriented focal points and define pedestrian walkways or paseos. k. Vast expanses of concrete or asphalt, as in parking lots, are discouraged and should be varied with differing colors, textures, material types and paving patterns. 3. Water Quality Management Plan (WQMP) Considerations/Guidelines a. A combination of impervious decorative paving treatments and porous or pervious treatments such as porous concrete, pervious asphalt, interlocking pavers and grass paver systems should be used to achieve WQMP requirements. b. The selection and design of paving treatments in Old Town should consider utilizing pervious or porous paving treatments as water quality measures, in conjunction with decorative impervious pavement treatments, to achieve water water quality management requirements. c. Where appropriate, rock swales may be combined with decorative paving treatments to achieve WQMP requirements. d. Site Plans prepared for all projects in Old Town should take a comprehensive approach to water quality management and coordinate the unique characteristics of a project’s aesthetics, grading constraints, drainage, soil conditions, and landscaping in conjunction with the utilization of paving treatments in accordance with these guidelines. e. Water Quality treatments should be maintained, as recommended by industry standards, in order to ensure optimal functionality, infiltration and treatment. f. Roof downspouts should be directed to allow stormwater to run across pervious pavement treatments or into landscape planters. V. DESIGN GUIDELINES Figure V-130: Examples of WQMP Paving Treatments: Pervious Concrete Porous Asphalt Interlocking pervious pavers Grass Pave Systems Rock swales Paving treatments in Old Town should serve a dual purpose: decorative paving should be selected to beautify and enhance the built environment, and should be combined with utilitarian water quality treatments, such as porous concrete, to achieve storm water management requirements. Figure V-129: Example of decorative paving applied in parking stalls, on a walkway and in an open space area. City of Temecula – Old Town Specific Plan V-84 (This page is left blank intentionally). V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-85 I. STREETSCAPE GUIDELINES The purpose of this section is to provide guidelines for street furnishings and other streetscape elements that are anticipated to be placed along the streets in Old Town. The streetscape guidelines for Old Town include an overview of the sidewalk and street tree concept for Old Town, as well as specific guidelines for public signage, and various street furnishings such as benches, trash receptacles, street lights, bus shelters and other items that are placed along the street in Old Town. These guidelines are intended to preserve the pedestrian scale of Old Town and maintain a uniform environment between the buildings and the streets. Old Town is intended to maintain an environment oriented to the pedestrian. Thus, the ambiance along the streetscape should meet not only the functional and utilitarian needs of the pedestrians, but also appeal to the pedestrian’s sensory perception and spatial awareness of the built environment. This can can be achieved by maintaining a network of simple, well-defined spaces along the street. The following guidelines are intended to provide direction in achieving well defined spaces along the street and a lively public realm. 1. Sidewalk Concept The sidewalks in Old Town are intended to establish the pedestrian as the priority from curb to storefront. In order to achieve this, “Sidewalk Zones” have been established for Old Town. The “Sidewalk Zones” (shown in Figure IV-132) are discussed in greater detail in Chapter IV in the Circulation and Streetscape Standards section. The placement of all streetscape elements including street trees, public signage, street furniture, street lights and bus shelters, shall be placed in compliance with the established “Sidewalk Zones” concept. V. DESIGN GUIDELINES Figure V-132: Established Sidewalk Zones: Street furnishings should be placed in the appropriate sidewalk zone to provide unobstructed access in the Figure V-131: An example of a pedestrian oriented pedestrian zone. streetscape with an outdoor dining area. City of Temecula – Old Town Specific Plan V-86 2. Street Trees The uniform and linear placement of street trees in Old Town is required in order to maintain pedestrian friendly streets and a downtown urban environment. Street trees shall be planted in compliance with the Old Town Street Tree Standards discussed in greater detail in Chapter IV in the Circulation and Streetscape Standards section of this Specific Plan. 3. Street Furnishings Street furnishings and the placement of items such as benches, street lights, trash receptacles, and other fixtures, can enliven the pedestrian environment and provide interest to the outdoor spaces along the street. Street furnishings serve an aesthetic and utilitarian function, and contribute to urban “place-making.” The proper placement of such amenities, in accordance with the established “Sidewalk Zones” will reinforce the pedestrian environment in Old Town and add to the urban design theme. Street furnishings can create a lively and festive atmosphere and promote pedestrian movement and social interaction. The purpose of this section is to provide guidance on the materials and appearance for street furnishings and fixtures placed along the street within the Old Town area. a. Benches i. Benches shall be placed in the “Frontage Zone” along the building façade as to not impede pedestrian movement or the “pedestrian zone”. ii. Benches that include decorative elements such as wrought iron and/or ornamental metal accents are encouraged. iii. All benches should be compatible with the character, architectural style and scale of surrounding buildings and structures. iv. Benches with vertical back slats and horizontal seat slats are preferred in Old Town. v. Pressure treated or sandblasted wood may be utilized, however vinyl or plastic benches that have the appearance of wood are the preferred material for heavy use areas. vi. If pressure treated or sandblasted wood benches are utilized the wooden finish or varnish treatment used on the benches shall be maintained in a “like-new” new” condition. Figure V-133: An example of the linear, uniform placement of street trees adjacent to the street. This configuration in Old Town will maintain a comfortable pedestrian environment along the streets. V. DESIGN GUIDELINES Figure V-134: Example of a decorative bench. City of Temecula – Old Town Specific Plan V-87 b. Street Lighting i. Decorative stylized light fixtures should be placed along the streets in Old Town. ii. The preferred street lighting in Old Town is a simple lantern style light fixture. The light standard applicable in most situations will be a double posted pole, subject to the review and approval of the Director of Planning. iii. Lantern style light fixtures should be compatible with the surrounding development and are subject to the approval of the Director of Planning. iv. Stylized street light fixtures shall be used to achieve a consistent streetscape. The placement of the same light fixtures should not abruptly stop when one development terminates and another commences, regardless of land use district or project type. The installation of consistent light fixtures should be considered as a CIP project for the Old Town area as determined by the Director of Public Works. v. When parking lot lighting is required, the use of decorative, double-posted lantern style light fixtures is encouraged to maintain consistency and a seamless transition from the public right of way to adjacent private property. vi. Decorative double posted light fixtures should be installed along Murrieta Creek as development incrementally occurs along the creek channel. vii. Single posted decorative light fixtures may be used when appropriate subject to the review and approval of the Director of Planning. viii. Tivoli lighting may be draped across seating areas or across streets on a case-by-case basis subject to the review and approval of the Director of Planning. Director of Public Works to approve lighting draped across streets. ix. Lighting shall comply with the Mount Palomar Lighting Ordinance 655. V. DESIGN GUIDELINES Figure V-135 a,b: Examples of decorative double posted lantern style light fixtures in Old Town. Figure V-135 d: Example of single posted decorative lantern style light fixture. Figure V-135 c: Example of Tivoli style lighting City of Temecula – Old Town Specific Plan V-88 c. Trash Receptacles i. Trash receptacles shall be placed in the “Frontage Zone,” and shall not be placed in a manner that impedes the “pedestrian zone”. ii. Trash receptacles should resemble a whiskey barrel, wooden crate or wooden shipping box in order to maintain the desired historical character of Old Town. Other trash receptacle designs may be considered subject to the review and approval of the Director of Planning if they maintain Old Town’s historic character and are compatible with the historic architecture and overall aesthetics in the area. iii. If a wood finish or varnish is used on trash receptacles, it shall be maintained in a “like new” condition. The use of plastic or vinyl that resembles a wooden finish is encouraged. iv. If a trash receptacle is placed adjacent to a bench, the color and material should match or be complementary to the bench design, color, finish and overall appearance. v. Trash receptacles should be complementary to the surrounding buildings and structures and reflect Old Town’s historic character. vi. Modern or contemporary trash receptacles that do not maintain Old Town’s historic character are discouraged along the street or adjacent to the public right-of-way in Old Town. d. Newspaper Racks i. All newspaper racks located with the boundaries of the Old Town Specific Plan area shall either be constructed of rough-hewn wood or a plastic or vinyl faux wood or some other material that preserves the historical character of the area. ii. Newspaper racks constructed of natural wood should be stained dark or painted with a neutral color selected from the Sherwin-Williams Preservation Palette as approved by the Director of Planning. Natural wood newspaper racks shall be continually maintained in a “like-new” condition. iii. In order to maintain an uncluttered streetscape, newspaper racks shall be located adjacent to the building façade within the “Frontage Zone” as to not impede pedestrian movement. iv. The design of the newspaper racks and facades must be harmonious with Old Town’s historical character. v. The placement of newspaper racks shall not block emergency access, crosswalk entrances, handicapped access facilities, or store entrances. vi. The number of individual newspaper dispensers and racks shall not exceed four. Figure V-136: Example of a wooden barrel trash receptacle. Trash receptacles should maintain the desired historic character of the area. V. DESIGN GUIDELINES Exhibit V-137: Newspaper rack designs without the appropriate surrounds or enclosures are not appropriate in Old Town. City of Temecula – Old Town Specific Plan V-89 e. Mailboxes i. Mailboxes in Old Town shall not be permitted to be placed along the sidewalk on Old Town Front Street, Main Street or Mercedes Street. ii. The mailboxes that are currently located along Old Town Front Street should be relocated over time to the side streets or alleys to better accommodate mail delivery and not impede the free flow of traffic along Old Town Front Street. iii. In order to better accommodate mail pick up for projects located along Old Town Front Street, Main Street and Mercedes Street, mailboxes should be placed within parking areas, or in a manner that allows for easy access by mail carriers, but does not block the free flow of vehicular traffic. iv. The clustering of mailboxes in Old Town is encouraged to allow for more efficient mail pick-up and delivery. v. Mailboxes should be designed to be architecturally compatible with the surrounding buildings, structures and adjacent development. f. Bus Shelters i. Bus shelters in Old Town should be compatible with the historical context of the Old Town area, as well as with the surrounding buildings and structures. ii. The placement and design of bus shelters in Old Town should be coordinated with the Riverside Transit Agency. iii. Bus shelters should be constructed primarily of wood or a similar material that gives the appearance of natural wood, and should also include a pitched metal corrugated roof structure. Metal and plexiglass contemporary designs are not allowed. iv. Bus shelters should be painted with a durable baked powder coat finish color RAL 1001 Beige, to be consistent with the existing bus shelters in Old Town. v. Metal bus shelters should be phased out as Old Town continues to develop. vi. No signage or advertising shall be permitted to be placed on bus shelters in Old Town. Figure V-138: Example of clustered mailboxes. Figure V-139: This photo depicts the suggested style of bus shelters in Old Town. Bus shelters should be constructed out of wood (or similar material) and include a pitched roof. V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-90 g. Parking Meters i. Parking meters shall be placed within the “Street Furnishing Zone.” ii. Parking meters should be placed to serve an expansive row of street parking. The clustering of parking meters or the use of parking meters that can track the use of multiple spaces is encouraged to avoid placing parking meters at every parking space in Old Town. iii. The use of the most technologically advanced parking meters providing a variety of payment methods (coins, bills, credit cards, etc.) is encouraged to better serve those parking in Old Town. iv. Parking meters are encouraged to complement the surrounding environment and maintain the historic character of the area to the greatest extent possible. 4. Other street furnishings Other street furnishings not specifically described herein may be placed along the street in a manner that is consistent with the established “Sidewalk Zones.” The placement of these other streetscape items may be considered on a case-by-case basis subject to the approval of the Director of Planning. b. Preferred Figure V-140a,b: Photo examples of discouraged and preferred design of parking meters in Old Town. a. Discouraged V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan V-91 J. ALLEY GUIDELINES The alleys in Old Town Temecula were created with the original historical plat and subdivision that was established in the 1880s. Since that time, many of the alleys have been eliminated. However, as part of the revitalization efforts in Old Town, it has been determined that the remaining alleys should be preserved and integrated into the existing street grid pattern and circulation network. The preservation of the alleys in Old Town will accommodate the movement and circulation of both pedestrians and vehicles and promote mobility and walkability in Old Town. The alleys are intended to support the primary street grid system and act as a secondary circulation network that will provide additional vehicular and pedestrian connections throughout Old Town’s urban core, residential neighborhoods and across Murrieta Creek. The purpose of this section is to provide guidance and design considerations related to the use and aesthetic concept of the alleys within Old Town. The Alley Guidelines should also be used in concert with the Alley Standards contained in Section IV.I of this Specific Plan and in conjunction with the Utility and Infrastructure Design Guidelines contained in Section V.K of this chapter. 1. Public Alleyways The alleys designated for primary vehicular access should comply with the following criteria: a. The minimum width of the alleyways in Old Town shall be twenty (20) feet as consistent with the Alley Standards contained in Chapter IV of this Specific Plan. b. Off street parking should not be located within the alleyways. Alleyways should be used to accommodate the loading and unloading of large trucks and other commercial vehicles only. c. Utility rooms and service doors should take access off of alleyways whenever possible. d. The design and layout of buildings in Old Town should locate trash collection and pick up areas adjacent to the alleyways in Old Town to best accommodate trash trucks. e. When a new development project requires off-street parking, the parking lot should be located off of the alleyway, behind the property line and at the rear the building façade. f. Building “notch-outs” and utility rooms should be located off of the alleyways to accommodate utility equipment for new development projects. Above ground utility equipment should not be placed within the alleys in Old Town. g. Additional landscaping may be provided adjacent to the alleyways behind the property line. No landscaping may be placed within the 20 foot alleyway. h. The alleyways should provide vehicular access for service, loading and unloading, trash pick up, and provide access to rear parking areas. i. Businesses may establish secondary patron entrances from alleyways if an area of at least six feet in width is provided behind the property line to accommodate door swing and safe pedestrian movement into and out of the business. j. Adequate lighting should be provided within the alleyways to ensure pedestrian safety and comfort during evening hours. Alleys are encouraged to be lit with decorative wall pack light fixtures, gooseneck light fixtures or some other decorative lighting method to meet the minimum footcandle requirements contained in the Alley Standards in Section IV.I of this Specific Plan. V. DESIGN GUIDELINES Figure V-141: Example of a public alley. City of Temecula – Old Town Specific Plan V-92 2. Private Alleyways Private alleyways are encouraged to be created as a part of a private development project. Private alleyways may be created, for example, when alley loaded parking or commercial or residential “paseos” are created as a result of a project’s site layout. Private alleys may help achieve the urban environment that is envisioned for Old Town. When private alleyways are created they should comply with the following guidelines: a. Utility equipment should be placed within the private alleyways. b. Private alleyways should be created for vehicular access to parking areas, or to provide internal pedestrian linkages throughout a project site. Private alleyways should always connect to the larger street/public alley circulation network and add to the connectivity and walkability within the Old Town area. c. Private alleyways should include water quality management measures such as decorative pavers, permeable pavement, and porous asphalt when required to meet the requirements of a water quality management plan. d. The creation of private alleyways should be coordinated with adjoining property owners to maximize the number of pedestrian and vehicular connections in Old Town. e. Private alleyways are encouraged to incorporate landscaping and be well lit. f. Private alleyways may be designed and constructed as a “pedestrian paseo” to accommodate pedestrian access only. This is encouraged for multi-family residential projects, commercial projects, mixed-use projects and when the land use and project type are likely to result in heavy pedestrian traffic and the need to accommodate the movement of pedestrians from the site and onto the larger street network. V. DESIGN GUIDELINES Figures V-142 a,b: Example of a private commercial and residential alley. These may also be referred to as private paseos. City of Temecula – Old Town Specific Plan V-93 K. UTILITY AND INFRASTRUCTURE DESIGN GUIDELINES 1. Water Service Design Considerations: a. Underground water plans should be provided to the City to allow Planning Department staff to verify the proper placement of transformer(s) and double detector check (DDCs) prior to final agreement with the utility companies. b. Double detector check valves should be placed above ground to meet RCWD’s Standard Drawing RW-20. Double detector checks should be installed in a location that is internal to the project site at locations not visible from the public right-of-way, or placed in a manner that is architecturally integrated into the building design. c. The placement of DDCs and other water related utilities in alleyways, parking lots, or within a building “notch out” (internal to the project site) is encouraged to better integrate the utility equipment into the building’s architectural design. V. DESIGN GUIDELINES Figure V-143: Example of a building “notch out” to accommodate utility equipment adjacent to an alley or on an internal building elevation. Figure V-144: Example of a vertical compact Double Detector Check (DDC) located on the side of a building façade. City of Temecula – Old Town Specific Plan V-94 d. DDCs and other water related utilities should not be placed adjacent to the sidewalk along the building facades that face the street. This will ensure safe and comfortable pedestrian path of travel along the sidewalks in Old Town. e. Compact, vertical DDC’s should be used in Old Town whenever feasible. The use of compact, vertical FEBCO Master Series 876V Double Detector Check Assemblies is encouraged, or similar device. (See the appendices section of this Specific Plan). f. Landscape construction drawings should show and label all utilities and provide appropriate screening. A three-foot clear zone should be provided around fire double detector checks as required by the Fire Department. Utility equipment should be grouped together in order to reduce intrusion. Screening of utilities is not to look like an afterthought. g. DDCs and other water utility equipment should be placed on private property and not within the right of way. Easements should be obtained obtained for DDCs and other water utility equipment when they are placed on private property. h. Fire Department Connections shall be wall mounted on the street side of the building. Figure V-145: Example of utility equipment that is placed in a location that is internal to the project site. Water service utility equipment should be placed behind the property line along alleyways, within parking lots, side yards or within a building “notch out.” Rear Alleyway Figure V-146: DDCs and other water service utilities should not be located in the pedestrian path of travel. V. DESIGN GUIDELINES Figure V-144 a: Example of a wall mounted Fire Department Connection. City of Temecula – Old Town Specific Plan V-95 2. Electrical Service Design Considerations: a. As required by Ordinance 04-02, all new electrical lines up to 34 Kv shall be under-grounded in Old Town. b. All electrical utility equipment, electrical meters, and junction boxes are encouraged to be placed within a utility room. If a utility room is not feasible or appropriate, ensure that all utility equipment is designed as an integral part of the building and screened from public view. c. Purposeful and aesthetically integrated placement of electrical meters, junction boxes and other utility equipment shall be achieved by encouraging that all equipment be placed adjacent to alleyways, within parking areas, within rear or side yards, or in a building “notch out.” All utility equipment should be located out of the pedestrian path of travel. d. Narrow lots and urban development standards that allow for minimal setbacks in Old Town pose challenges in locating transformers and ensuring adequate access for service service and maintenance by Southern California Edison. Early coordination with Southern California Edison should occur in order to ensure that transformers are placed in a manner that makes the least aesthetic impact, and to ensure that transformers are well screened and in compliance with utility provider’s standards. Figure V-148a,b: Above: The placement of electrical transformers and other electrical utility equipment along the street at the front of the building is discouraged. Below: Example of an electrical transformer placed internal to the site within a parking lot area that is accessed off of a public alleyway. V. DESIGN GUIDELINES Encouraged Figure V-147: Example of an internal utility room Discouraged City of Temecula – Old Town Specific Plan V-96 3. Natural Gas Service Design Considerations: a. Ensure safe ingress and egress to gas meters for maintenance, meter reading, and service while simultaneously encouraging the placement of equipment that makes the least aesthetic impact to the built environment in Old Town. b. Purposeful and aesthetically integrated placement of gas meters and other utility equipment should be achieved by encouraging that all equipment be placed adjacent to alleyways, within parking areas, rear or side yards, or within building “notch outs.” All utility equipment should be located out of the pedestrian path of travel. c. Gas meters should be well screened and in compliance with utility provider’s standards. A 3-foot wide minimum clearance should be provided when landscaping is utilized as the screening method. d. When appropriate, gas meters should be painted to blend into the built environment. e. Consultation with Southern California Gas regarding meter cabinet design guidelines and appropriate screening methods should occur early in the project design process. Figure V-149: Example of utility equipment that is clustered and placed adjacent to an alleyway. Rear Alleyway V. DESIGN GUIDELINES City of Temecula – Old Town Specific Plan VI-1 CONTENTS: A. Glossary…………………………………………………………………………………………………………………………………………………… VI-2 B. Old Town Plant List…………………………………………………………………………………………………………………………… ………….. VI-11 C. Design Guidelines Case Studies…………………………………………………………………………………………………………………………… VI-45 1. Forecourt Frontage Type………………………………………………………………………………………………………………………….. VI-46 2. Restoring Street Frontages: Adding to Existing Buildings……………………………………………………………………………………….. VI-47 3. In-fill Building Example………………………………………………………………………………………………………………………….. VI-48 4. Murrieta Creek Walk……………………………………………………………………………………………………………………………… VI-49 5. Paseos…………………………………………………………………………………………………………………………………………….. VI-50 6. Examples of Attached Residential and Mixed-Use Buildings……………………………………………………………………………………. VI-52 7. Existing Example of Successful Mid-Block Parking Behind the Building………………………………………………………………………. VI-55 8. Moreno Road Neighborhood Market……………………………………………………………………………………………………………... VI-56 D. Old Town Parking Management Plan……………………………………………………………………………………………………………………… VI-58 E. Examples of Compact Double Detector Check……………………………………………………………………………………………………………. VI-59 F. Sherwin Williams Preservation Palette…………………………………………………………………………………………………………………….. VI-63 VI. APPENDICES City of Temecula – Old Town Specific Plan VI-2 A. GLOSSARY This section provides definitions of terms and phrases used in this Specific Plan that are technical or specialized, or that may not reflect common usage. If any of the definitions contained herein conflict with the City of Temecula Development Code or other provisions of the City’s Municipal Code, the definitions contained herein shall apply to the Old Town Specific Plan area. If a word is not defined in this section or in other provisions of the City of Temecula Municipal Code, the Director of Planning shall determine the definition in the same manner as when determining whether or not a use is allowed within the Specific Plan area. The decision can be appealed to the Planning Commission and/or City Council. A Abandoned-The termination of or suspension from developing or maintaining a building or use for a stated period of time. Abandoned Activity-A business or activity with no reported sales, or production for a period of at least 180 days. Exceptions are temporary closures for repair, alterations, or similar situations. Active Frontage-Building space that is usable, active and leasable and promotes pedestrian activity in Old Town by facing either a primary street frontage, secondary street frontage or Murrieta Creek in Old Town. Access-The safe, adequate and usable ingress or egress to a property or use. Accessory structure-A detached building or structure, part of a building or structure which is incidental or subordinate to the main building, structure, or use on the same parcel, without cooking facilities (e.g. storage shed, garage, gazebo, etc.) Adult Business-Shall have the same definition as Section 5.09.030 of the Temecula Municipal Code. A-Frame Sign-A portable temporary advertising device which is commonly in the shape of an “A” or some variation thereof, is located on the ground, is easily moveable, and typically two-sided. Affordable Housing-A residential unit that is restricted to occupancy by an income eligible household as defined by a local, state or federal program, as may be amended from time to time. Agent-Any person showing written verification that he or she is acting for, and within the knowledge and consent of the property owner. Alley (private)-A narrow street or passageway typically used for vehicular access between buildings, behind a series of buildings, or adjacent to residential alley loaded garages or parking areas. Alley (public)-A narrow service way that provides a permanently reserved but secondary means of public access to abutting property, providing access to service areas, trash pickup areas, parking lots, and often contain utility easements. Alleys are typically located along rear property lines and may accommodate both pedestrian and vehicular traffic. Amenities-A development feature that contributes to physical or material comfort, and increases attractiveness, aesthetics, or value or a project. Apartment-A dwelling sharing a building or a lot with other dwellings and/or other uses. Apartments may be for rent or for sale as condominiums. Arcade-A series of arches supported by columns, piers, or pillars either freestanding or attached to a wall to form a gallery. Architectural Type-(Also see Building Type). A structure defined by the combination of configuration, placement and function. Art Gallery-A room, building or unit devoted to the exhibition of works of art. Art Studio-A room, building or unit used as a working place for an artist. Articulation-The small parts of portions of a building form that are expressed (materials, colors, texture, pattern, modulation, etc.) and come together to define the structure. Asymmetry-The irregular correspondence of form and configuration on the opposite sides of a dividing line or plane, or about a center on an axis; having unbalanced proportion. Attic-The area found directly below the roof of a building. Attached-Joined by a wall, especially sharing a wall with another building; not freestanding or detached. Awning Sign-A painted or silk-screened, nonelectronic sign attached to an awning or canopy that is attached to the exterior of a building. VI. APPENDICES City of Temecula – Old Town Specific Plan VI-3 B Baluster-Any of the small posts that make up a railing, as in a staircase or as part of a gallery. Balustrades-The combination of railings held up by balusters. Balcony-A platform that projects from the wall of a building and is surrounded by railings, balustrades or a parapet. Belfry-A bell tower feature that is designed to contain one or more bells, or which is designed to hold bells even if it has none. Bar/Cocktail Lounge-An establishment primarily providing the preparation and retail sales of alcoholic beverages as licensed by the California Department of Alcoholic Beverage Control. Bar/Nightclub-An establishment or facility providing entertainment such as live music, dancing, and/or Disk Jockey (DJ) in combination with on-site alcohol consumption. Bed and Breakfast-A single residential dwelling unit or small hotel which provides temporary rental lodging for members of the public and includes incidental food, drink and services intended for the convenience of guests. Bedroom-Any habitable room other than a bathroom, kitchen, dining room or living room. Berm-A mound or embankment of earth, usually two to six feet in height from the finished grade. Bicycle Route-A thoroughfare suitable for the shared use of bicycles and automobiles, moving at low speeds. Block-The aggregate of private lots, passages, common drives and lanes circumscribed by thoroughfares. Block face-The aggregate of all building facades on one side of a block. The block face provides the context for establishing architectural harmony. Building Function-The land uses accommodated by a building and its lot. Building Height-The vertical extent of a building measured in stories, not including a raised basement or a habitable attic. Height limits do not apply to masts, belfries, clock towers, chimney flues, elevator bulkheads and similar structures. Building Type-(also known as Architectural Type) A structure defined by the combination of configuration, placement and function. The Building Types allowed within the Specific Plan area are listed below and are addressed in detail in Section IV-E. • Commercial Block-The Commercial Block building type is intended to accommodate mixed-use and/or commercial development. Commercial Block buildings may also be designed as a “liner” to conceal a parking garage. • Courtyard Building-The Courtyard Building type is characterized by the configuration of a group of business suites and/or residential dwelling units that are arranged to share one or more common courtyards. The shared courtyard space or spaces are intended to be semi-public space that is an extension of the public realm. • Bungalow Courtyard-The Bungalow Courtyard building type typically consists of four or more single family detached houses, or multi-family duplexes, triplexes or quadplexes arranged next to one another to form a shared interior courtyard area that is partially or wholly open to the public realm. • Rowhouse-The Rowhouse building type consists of a single building or multiple buildings buildings containing attached residential units typically connected by common walls. Typically, Rowhouse buildings are placed on the lot in a manner that creates space for a rear yard and space for individual garages. Rowhouses are arranged side-by-side and give the appearance of a continuous stretch of residential facades along the street. • Duplex, Triplex, Quadplex-Duplex, Triplex or Quadplex buildings are configured into two, three or four separate attached residential units that are designed and architecturally presented as a large single-family residence in their typical neighborhood setting. • Detached House-The Detached House building type is a residential structure that is not attached to any other residential structure or unit and is intended for single-family residential use only. Detached houses are not intended for commercial occupancy (with the exception of Bed and Breakfast establishments). Build-to line-A line that is located 10 feet behind the property line in which the ground floor of the exterior façade of a building is required to be placed. VI. APPENDICES City of Temecula – Old Town Specific Plan VI-4 Building placement-The manner in which a building is situated or placed on a property in relationship to the required setbacks and build-to line for the zoning district. Bulkhead-A low partition located between the finished grade and the window openings. C Can Sign-(also known as a cabinet sign) Any sign, including logo boxes, that is shaped like a box to enclose the source of internal illumination so that the light shines through the translucent portions of the sign panel. Capital-The cap or crowning feature of a column normally carved or heavily decorated. Certificate of Occupancy-A document issued by the City Building Official allowing the occupancy or use of the building and certifying that the structure or use has been constructed or will be used in compliance with all of the applicable municipal codes and city ordinances. Cigar Lounge/Cigar Bar (private membership establishment only)-A private membership only establishment where paying members smoke cigars in a private lounge or bar. Civic-A building or group of buildings owned or leased by a public agency for the primary purpose of providing a service to the general public. Uses may include public parks, police and fire stations, senior citizen centers, community centers, community assembly uses, museums and other similar uses. New civic buildings or changes to civic buildings will be reviewed through the CIP process. City Signature Event-A special event typically held in Old Town where the city is the applicant or coapplicant for the special event. Examples include the Rod Run, Bluegrass Festival, and Hot Summer Nights. Colonnade-A series of columns similar to an arcade but spanned by straight lintels rather than arches and linked together typically by an element of the building. Commercial-The term collectively defining workplace, office and retail functions or uses. Commercial Block-(see Building Type). Commercial Off-Premise Sign-Any sign structure advertising an establishment, merchandise or entertainment that is not sold, produced, manufactured, or furnished at the location on which the sign is located. Commercial off-premise signs are often referred to as billboards. Common area-An area focused around community activity and acts as a social center for pedestrian activity and social interaction. Community Care Facility-Any facility, place or building which is maintained and operated to provide non-medical residential care, day treatment, adult day care or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically disabled, mentally impaired, incompetent persons, and abused or neglected children, and includes residential facilities, adult day care facilities, day treatment facilities, foster family homes, small family homes, social rehabilitation facilities, community treatment facilities, and social day care facilities. Community Garden-A piece of land that is gardened, cultivated, and/or maintained by a group of people within a community. A community garden may be counted toward meeting the private open space requirements for residential projects in Old Town. Complement-In new construction, it means to add to the character of the area by attempting to incorporate compatible architectural styles, building placement on the build-to line, building height, scale, massing, colors and materials. Conditional Use-A use that is permitted in a particular zoning district only upon showing that such use in a specified location will comply with all the conditions and standards of the General Plan and Old Town Specific Plan for the location or operation of such use. Connectivity-A concept which describes the extent to which urban forms permit the comfortable, movement of people and vehicles, and emphasizes equal importance on vehicles and pedestrians in an urban area. Connectivity permits the ease of multi-modal movement and avoids severing neighborhoods; it also encourages movement by foot, bike or transit rather than by car. Context-Surrounding s, including including a combination of land uses, architectural, natural and civic elements that define the specific character of a neighborhood, commercial block or civic area. Community Center-A facility that is typically operated by the city which provides recreational, cultural or other similar activities to the general public. Curb-The edge of the vehicular pavement detailed as a raised or rolled curb. The curb typically incorporates into the drainage system. VI. APPENDICES City of Temecula – Old Town Specific Plan VI-5 D Day Care-Any child day care facility other than a family day care home but including infant centers, preschools and extended day care facilities. Day Spa -(see “full service spa”). Decibel (db)-A unit used to express the intensity of a sound wave. Dedication-The conveyance by a property owner or developer of private land for public use, and the acceptance of land for such use by the governmental agency having jurisdiction over the public function for which it will be used. Density-The number of dwelling units within a measure of land area, usually given as units per acre. Demolish-To remove more than seventy-five percent of the exterior walls of an existing building or structure, as measured by the linear length of the walls. Developable Areas-Those areas of a site that are not designated as Open Space, or constrained by sensitive habitat, right-of-way, flood control, slopes or site constraints. Driveway-A private vehicular lane or roadway providing access to to a lot, garage, alleyway or parking area, dwelling or other structure. Duplex, Triplex, or Quadplex-Structures are multiple dwelling forms that are architecturally presented as large single family houses in their typical neighborhood setting. Dwelling Unit-Any building or portion thereof that contains living facilities including all of the following: provisions for sleeping areas, a kitchen and bathroom. E Entrance-The principal point of access for pedestrians into a building. F Façade-The exterior wall of a building. Farmers Market-Retail market traditionally held outdoors and open to the public for the sale of locally grown produce and other food items such as but not limited to nuts, eggs, and other processed food such as baked goods or juices. Items at these markets are produced by the seller or grown by local farmers. Flats-Dwelling units that consist of a single floor level. Form-based code-A type of zoning code that addresses the relationship between building facades and the public realm, the form and mass of buildings in relation to one another, and the scale and types of streets and blocks. Form-based codes foster predictable built results and a high-quality public realm by using physical form (rather than separation of uses) as the organizing principle for the code. Frontage Zone-The private property located between the property line and the build-to line designed primarily to accommodate comfortable pedestrian movement. Frontage Type-Building design features that interface between the public and the private spaces along the street. Design instructions and visual examples are shown in the Urban Standards Section in the Design Guidelines of this Specific Plan: • Arcade • Gallery • Two story gallery • Stoop • Shopfront • Porch Full Service Hotel-A hotel which provides lodging facilities and full service on-site restaurant facilities and meeting space to accommodate at least 1,000 people, such as a ballroom; along with additional ancillary services within the facility, which may include health club/spa services, concierge services, room service, valet service, or similar hospitality related amenities, as determined by the Director of Planning. Full Service Spa-A full service spa offers a combination of services that include but are not limited to facials and skin care, body wraps, nail care (manicure and pedicure), hair care, and massage therapy. A full service spa must offer a combination of other spa services in addition to massage therapy. G Gallery-A roofed structure, parallel to the façade, that provides a covered extension to the public sidewalk. General Retail (land use)-Stores and shops selling many lines of merchandise. Examples of these stores and merchandise may include: VI. APPENDICES City of Temecula – Old Town Specific Plan VI-6 Art galleries (retail) Art Supplies, including framing services Bicycles Books, magazines and newspapers Cameras and photographic supplies Clothing, shoes and accessories Drug stores and pharmacies Dry goods Fabrics and sewing supplies Florist Hobby store Jewelry Luggage and leather goods Musical instruments Small wares Specialty shops Sporting goods and equipment Stationary Toys and Games Variety stores Videos, DVDs, records, CDs Green Building-An integrated “whole systems” approach to the design, construction and operation of buildings. Green building incorporates a number of sustainable principles such as water and energy conservation, the use of renewable energy, indoor air quality measures that will result in health benefits and the overall reduction of greenhouse gas emissions. H Hookah Lounge/Hookah Bar (private membership club only)-A private membership only establishment where paying members smoke flavored tobacco from a communal hookah pipe, water pipe, or nargile. These establishments are also sometimes referred to as hookah cafes, hookah salons, nargile bars, nargile cafes, nargile lounges or nargile salons, shisha bars, shisha cafes, shisha lounges or shisha salons. Health and Fitness Establishment-Establishments offering predominantly gymnasium style equipment and/or participatory sports facilities, including a dance, martial arts, yoga, jazzercise or aerobic studio, within an enclosed building. Historic Structure-A site, structure, building or feature that is listed on a local, state or national historic register or anything that is determined to be a Historic Resource as defined by CEQA. Home Occupation-A commercial activity conducted solely by the owners and/or occupants of a particular dwelling unit in a manner incidental to residential occupancy. Hotel-Hotel is defined as a residential building containing six or more guest rooms or suites of rooms which do not contain cooking facilities and which are directly accessed through the lobby area. Hotel, Full Service-(see “full service hotel”). Hotel Overlay Zone-This zoning district is intended to encourage the development of medium sized full service hotel facilities and permits the development of an eight-story full service hotel. I In-fill Development-A site seamlessly developed within an existing urban fabric, balancing, completing and/or enhancing the surrounding areas. Infrastructure-Basic utilities, facilities and services needed to sustain residential and commercial activities. J Jerkin-head gambrel roof-A shortened gable on a hipped roof, not uncommon in "Eastlake" Victorians, also known as a clipped gable roof. K (Reserved) L LEED (Leadership in Energy Efficient Design)-A building certification program run under the auspices of the U.S. Green Building Council (USGBC). LEED concentrates its efforts on improving performance across five key areas of environmental and human health: energy efficiency, indoor environmental quality, materials selection, sustainable site development, and water savings. Limited Accent Landscaping-Various landscape treatments that are intended to highlight and accent the building frontage along the street. These treatments may include but are not limited to potted plants, hanging plants, clay pots, small planter boxes, lattice treatments with climbing vines, and other methods of landscaping that soften the building façade along the street, but provide adequate space for maximum pedestrian clearance. Live Entertainment-Typical examples include, but are not limited to musicians or musical performances (amplified or non-amplified), book/poetry readings, karaoke, comedy performances, concerts, etc. Live/Work Unit-An integrated residence and work space; a building or unit that is structurally built to accommodate both residential occupancy and nonresidential work activities. VI. APPENDICES City of Temecula – Old Town Specific Plan VI-7 Liquor Store-A retail sales facility offering for sale an assortment of distilled, fermented, brewed or similarly prepared beverages that contain amounts of alcohol sufficient to cause the sale of the beverage to be regulated by the California State Department of Alcoholic Beverage Control (ABC) and (1) where the sale of such beverages is the prominent product sold in such a facility, (whether such finding is determined by total annual retail sales or square footage of the facility dedicated to the storage and/or display area of such merchandise), and (2) that the retail sales facility is not the direct, corporately owned marketing and/or sales facility of the producer of the alcoholic beverage and where the alcoholic beverage is primarily intended to be consumed off-site from the place of sale. A convenience market selling distilled spirits that meet criteria 1 and 2 shall also be considered a liquor store. Logo-A trademark or symbol used to identify a business. Lot Line-The boundary that legally and geometrically demarcates a lot. M Medical, Dental, Veterinarian (land uses)-Establishment providing medical, psychiatric, surgical, dental or other health related services. This includes medical, dental, psychiatric or other therapeutic services offered in individual suites. This excludes laboratories. Massage Facilities-An establishment that offers massage (as defined by Ordinance 08-12) without any other spa services such as facials, body wraps, nail care, or other services typically offered by a full service spa. Mixed-Use-The development or project that includes both commercial and residential uses. Mixed-Use District-Areas of the Old Town Specific Plan which allow both commercial and residential uses within the same structure or building. Mixed-Use Project-A development that combines both commercial and residential uses on a single lot or within a single structure. MSHCP-The Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) is a comprehensive, multi-jurisdictional Habitat Conservation Plan (HCP) focusing on conservation of species and their associated Habitats in Western Riverside County. This Plan is one of several large, multi-jurisdictional habitat-planning efforts in Southern California with the overall goal of maintaining biological and ecological diversity within a rapidly urbanizing region. Multi-Family-The use of a site for two or more dwellings within one or more buildings. Multi-Use Trail-A path running independently of a vehicular thoroughfare and non-traversable by vehicles; often paved with a variety of materials (such as decomposed granite, asphalt, etc) and often shared with pedestrians, bicyclists and/or equestrians. Museum-An institution for acquiring, collecting, conserving, studying and displaying objects or artifacts that have scientific, archeological, historical or artistic value. N (Reserved) O Office-Consisting of offices of firms or organizations that primarily provide executive, management, administrative or financial services. It also refers to establishments primarily engaged in providing professional services to individuals or businesses but excludes uses classified under the Medical/Dental/Veterinarian classification. P Parking Structure-A building containing two or more stories of parking. Parks and Recreation-Open spaces intended for public recreational use. Paseo-A pathway or narrow alleyway that is often between buildings and often partially covered, that allows for safe connectivity, walkability and comfort pedestrians in an urban area. Pedestrian Zone-The sidewalk zone located between the street furnishing zone and frontage zone, which is intended to remain unobstructed and clear to accommodate the safe and comfortable movement of pedestrians. Performing Arts-An artistic recital performed in front of a live audience. Permitted-Permitted by right, without the approval of a Conditional Use Permit. Personal Services-Commercial uses that provide goods and services to meet the daily needs of the public. Examples Examples of such uses may include but are not limited to: Dry cleaners Shoe repair VI. APPENDICES City of Temecula – Old Town Specific Plan VI-8 Drug Stores Barber shops Hair salons Nail salons Pet grooming (without boarding) Tailors Podium Parking-At grade parking that is fully enclosed with a common entrance that has commercial space or dwelling units over the parking level of a building. Private open space-A fenced or unfenced open outdoor area that is reserved for the exclusive use by the occupants of a specified dwelling. Public Realm-A publicly accessible space which typically includes the streets, sidewalks, park areas and other public or quasi-public spaces that are adjacent to the street or sidewalk. R Residential/Attached-Residential structures that have an interior wall or roof in common with another structure. Residential/Detached-Residential structures that do not have an interior wall or roof in common with another structure. Residential/Ground Floor-Residential units that are confined to the first floor of a structure. Residential/Live/Work-A residential unit in which the occupant both formally resides and conducts the operations of a home based business. Restaurant-An establishment where food and drink is prepared, served, and consumed primarily within the principle building. Retail-A premises selling goods or merchandise directly to the ultimate consumer. Rowhouse-Two or more attached one-story, two-story, or three story dwellings, or townhome style units, with zero side-yard setbacks arrayed side-by-side along the primary frontage abutting the build-to line. S Sidewalk Café/Outdoor Eating Area-Any group of tables and chairs, and related amenities situated on the ground level within the Frontage Zone to provide for outdoor dining in connection with the consumption of food and beverage sold to the public from an adjoining indoor restaurant or eating establishment. Sidewalk Zones-Specific zones assigned to designated areas of the sidewalk within both the public right of way and private property located between the property line and the build-to line. The specific zones call out the minimum width of the zone and the placement of various street furnishings such as benches, newspaper racks, light poles, street trees, parking meters and sidewalk cafes. Street Furnishing Zone-The sidewalk zone is located between the curb zone and the pedestrian zone and is intended to provide a linear and uniform space for items such as street fixtures, street trees, street lights, parking meters, and street signs. Street Trees-Street adjacent trees located at a distance of 2.5 feet from the back of curb and within a 5’ x 5’ foot tree grate located within the “street furnishing” zone. Streetscape-The urban element that establishes the major part of the public realm. The streetscape is comprised of thoroughfares such as streets, alleys, sidewalks, visible building frontages, and amenities such as, but not limited to street trees, benches and other street furniture, and street lights. Subterranean parking-Parking that is contained completely within an underground structure. Sustainability-The ability to meet the needs needs of the present without compromising the ability of future generations to also meet their own needs. T Tandem Parking-An off-street parking arrangement where one vehicle is parked behind the other. Tattoo Studio-An establishment where people receive permanent tattoos and/or body piercings. Tattoos are defined as a permanent mark or design made on the skin by the insertion of ink or other pigments below the skin using a sharp instrument. Tattoo studios are also known as tattoo parlors or tattoo shops. Trade/Educational Institution-Facilities that provide vocational and/or educational services for the purposes of preparing students for jobs in a trade or profession. U Utilitarian-Utility related items and their structural components that relate to the maintenance and basic functioning components of each land use or project. These items may include but are not limited to trash and recycling areas or enclosures, above ground equipment and components of wet and dry utilities. VI. APPENDICES City of Temecula – Old Town Specific Plan VI-9 W Walkabilty-A measure of how friendly an area is to movement and mobilty for pedestrians. Y Yard-An open space area on a lot that is unoccupied by building area and/or hardscape. Z Zaguan-A pedestrian passage between courtyards often times fully or partially covered; similar to a paseo. VI. APPENDICES City of Temecula – Old Town Specific Plan VI-10 (This page is left blank intentionally). VI. APPENDICES City of Temecula – Old Town Specific Plan VI-11 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Arctostaphylos Emerald Carpet 1 5 Groundcover 0.2 (low) Baccharis “Centennial” Bentennial baccharis 2 5 Groundcover 0.2 (low) Myoporum Parvifolium Myoporum 0.5 8 Groundcover 0.2 (low) Teucrium Chamaedrys Germander 1 2 Groundcover 0.2 (low) B. OLD TOWN PLANT LIST City of Temecula – Old Town Specific Plan VI-12 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc /Water Usage Fragaria Chiloensis Wild Strawberry 0.5 1 Groundcover 0.5 (med.) Pelargonium Peltatum Ivy Geranium 2 4 Groundcover 0.5 (med.) Ceratostigma Pumbarginoides Dwarf Plumbago 1 4 Groundcover 0.5 (med.) Geranium Incanum Cranesbill 0.5 2 Groundcover 0.5 (med.) City of Temecula – Old Town Specific Plan VI-13 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Hypericum Calycinum Aaron’s Beard 1 3 Groundcover 0.5 (med.) Juniperus Conferta Shore Juniper 1 6 Groundcover 0.5 (med.) Lirope Spicata Creeping Lily Turf 1 3 Groundcover 0.5 (med.) Lotus Corniculatus Birdsfoot Trefoil 1 3 Groundcover 0.5 (med.) City of Temecula – Old Town Specific Plan VI-14 VI. APPENDICES Photo Botanical Name Common Nam Height (feet) Spread (feet) Plant Type Kc/Water Usage Trachelosperum asiaticum Asian Jasmine Star 1 3 Groundcover 0.5 (med.) Cerastium Tomentosum Snow in Summer 0.5 3 Groundcover 0.5 (med). Baileya Multiradiata Desert Marigold 1 1.5 Perennial 0.2 (low) Coreopsis Auriculata 'Nana' Dwarf Coreopsis 0.5 2 Perennial 0.2 (low) City of Temecula – Old Town Specific Plan VI-15 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Coreopsis Lanceolata Coreopsis 1.5 1 Perennial 0.2 (low) Epilobium Zauschneria California Fuschia 3 3 Perennial 0.2 (low) Kniphofia Uvaria Red Hot Poker 2 3 Perennial 0.2 (low) Narcissus Daffodil 2 3 Perennial 0.2 (low) City of Temecula – Old Town Specific Plan VI-16 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Agapanthus Africanus Lily-of-the-Nile 1.5 1.5 Perennial 0.5 (med.) Anigozanthos Flavidus Kangaroo Paw 2 2 Perennial 0.5 (med.) Armeria Maritime Sea Pink 0.5 1 Perennial 0.5 (med.) Chrysanthemum Superbum Shasta Daisy 2 2 Perennial 0.5 (med.) City of Temecula – Old Town Specific Plan VI-17 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Helictotrichon Sempervirens Blue Oat Grass 2 2 Perennial 0.5 (med.) Gaura Lindhelmer Gaura 3 3 Perennial 0.5 (med.) Hermerocallis Day Lily 1 2 Perennial 0.5 (med.) Imperata Cylindrica ‘Rubra’ Japanese blood grass 1 2 Perennial 0.5 (med.) City of Temecula – Old Town Specific Plan VI-18 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Muhlenburia Rigens Deer Grass 3 3 Shrub 0.5 (med.) Convolvulus Cneorum Bush Morning Glory 3 3 Shrub 0.2 (low) Senna Artemisioides Feathery Cassia 5 5 Shrub 0.2 (low) Dasylirion Desert Spoon 3 3 Shrub 0.2 (low) City of Temecula – Old Town Specific Plan VI-19 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Echium Fastuosum Pride of Madeira 5 5 Shrub 0.2 (low) Euphorbia Rigida Euphorbia (Rigida) 2 3 Shrub 0.2 (low) Euryops Pectinatus Europys/Shrub Daisy 5 3 Shrub 0.2 (low) Grevillea Grevillea 4 4 Shrub 0.2 (low) Hesperaloe Parviflora Red/Yellow Yucca 3 3 Shrub 0.2 (low) City of Temecula – Old Town Specific Plan VI-20 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Lantana Carnara Lantana 3 5 Shrub 0.2 (low) Lavendula Spp. Lavender 3 3 Shrub 0.2 (low) Lavatera Bicolor Tree Mallow 6 4 Shrub 0.2 (low) Leptospermum Scoparium New Zealand tea tree 6 6 Shrub 0.2 (low) City of Temecula – Old Town Specific Plan VI-21 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Leucophyllum Frutescens Texas Ranger 6 6 Shrub 0.2 (low) Rosmarinus Officinalis Rosemary 5 5 Shrub 0.2 (low) Ruellia Brittoniana Mexican Reullia 3 2 Shrub 0.2 (low) Salvia Chamaedryoides Blue Sage 1 4 Shrub 0.2 (low) City of Temecula – Old Town Specific Plan VI-22 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Salvia Greggii Autumn Sage 4 4 Shrub 0.2 (low) Salvia Leucantha Mexican Sage Bush 4 4 Shrub 0.2 (low) Santolina Spp. Lavender Cotton 2 2 Shrub 0.2 (low) Sollya Heterophylla Australian Bluebell Creeper 2 4 Shrub 0.2 (low) City of Temecula – Old Town Specific Plan VI-23 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Abelia ‘Edward Goucher’ Pink Abelia 4 4 Shrub 0.5 (med.) Abelia X Grandiflora Glossy Abelia 5 5 Shrub 0.5 (med.) Abelia 'Sherwoodii' Sherwood Dwarf Abelia 3 4 Shrub 0.5 (med.) Aspidistra Elatior Cast Iron Plant 2 2 Shrub 0.5 (med.) City of Temecula – Old Town Specific Plan VI-24 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Buxus Microphylla Japonica Japanese Boxwood 4 4 Shrub 0.5 (med.) Chamelaucium Uncinatum Geraldton Wax Flower 6 6 Shrub 0.5 (med.) Clivia Miniata Kafir Lily 2 2 Shrub 0.5 (med.) Euryops Pectinatus Viridis Green Euryops 5 5 Shrub 0.5 (med.) City of Temecula – Old Town Specific Plan VI-25 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Felicia Amelloides Blue Marguerite 1.5 4 Shrub 0.5 (med.) Felicia Fruticosa Shrub Aster 2 3 Shrub 0.5 (med) Gardenia Veitchii Gardenia 3 3 Shrub 0.5 (med.) Hypericum 'Hidcote' St. John’s Wort 4 4 Shrub 0.5 (med) City of Temecula – Old Town Specific Plan VI-26 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Mahonia Aquifolium Oregon Grape 6 6 Shrub 0.5 (med) Myrtus Communis True Myrtle 5 4 Shrub 0.5 (med) Nandina Domestica ‘Purpurea’ Heavenly Bamboo 1.5 1 Shrub 0.5 (med) Perovskia Atriplicifolia Russian Sage 3 3 Shrub 0.5 (med) City of Temecula – Old Town Specific Plan VI-27 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Phormium Hybrids Flax 4 3 Shrub 0.5 (med.) Phormium Tenax New Zealand Flax 5 4 Shrub 0.5 (med.) Pittosporum Tobria ‘Wheelers Dwarf’ Dwarf Pittosporum 2 2 Shrub 0.5 (med.) Punica Granatum ‘Nana’ Dwarf Pomegranate 3 3 Shrub 0.5 (med.) City of Temecula – Old Town Specific Plan VI-28 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Rhaphiolepis Spp. Indian Hawthorne 4 4 Shrub 0.5 (med.) Rosa ‘Cecile Brunner” Cecile Brunner Rose 6 6 Shrub 0.5 (med.) Rosa Hybrids Bush Rose varies varies Shrub 0.5 (med.) Spiraea Japonica Spiraea 4 4 Shrub 0.5 (med) City of Temecula – Old Town Specific Plan VI-29 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Thymus Vulgaris Common Thyme 1 2 Shrub 0.5 (med.) Trachelospermum Jasminoldes Star Jasmine 1.5 5 Shrub 0.5 (med.) Veronica Spp. Veronica 1.5 1.5 Shrub 0.5 (med.) Carex Testacea Brown Sedge 2 6 Shrub 0.5 (med) Carex Stricta Tussock Sedge 2 2 Shrub 0.5 (med.) City of Temecula – Old Town Specific Plan VI-30 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Lagerstroemia Indica Crape Myrtle 20 15 Tree 0.2 (low) Cercidium Praecox Sonoran Palo Verde 25 25 Tree 0.2 (low) Chitalpa Tashkentensis Chitalpa 25 25 Tree 0.2 (low) City of Temecula – Old Town Specific Plan VI-31 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Rhus Lancea African Sumac 25 25 Tree 0.2 (low) Sophora Secundiflora Texas Mountain Laurel 25 25 Tree 0.2 (low) Alnus Cordata Italian Alder 35 20 Tree 0.5 (med.) City of Temecula – Old Town Specific Plan VI-32 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Arbutus Unedo Strawberry Tree 20 20 Tree 0.5 (med.) Bauhinia Variegata Purple Orchid Tree 30 30 Tree 0.5 (med.) Cercis Canadensis Eastern Rosebud 30 30 Tree 0.5 (med.) City of Temecula – Old Town Specific Plan VI-33 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Elaeagnus Angustifolia Russian Olive 20 20 Tree 0.2 (low) Koelreuteria Bipinnata Chinese Flame Tree 30 30 Tree 0.5 (med.) Ligustrum Lucidum Glossy Privet 35 30 Tree 0.5 (med) Magnolia Soulangiana Saucer Magnolia 20 20 Tree 0.5 (med.) City of Temecula – Old Town Specific Plan VI-34 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Olea Europaea Olive 25 25 Tree 0.2 (low) Prunus Spp. (Ornamental) Cherry/Plum Flowering Cherry/Flowering Plum 25 25 Tree 0.5 (med.) Prunus Caroliniana Carolina Laurel Cherry 35 20 Tree 0.5 (med.) City of Temecula – Old Town Specific Plan VI-35 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Tipuana Tipu Tipu Tree 30 30 Tree 0.5 (med.) Vitex Agnus Castus Chaste Tree 20 20 Tree 0.5 (med) Pyrus Calleryana Cultivars Callery Pear/Bradford Pear 40 20 Tree 0.5 (med.) City of Temecula – Old Town Specific Plan VI-36 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Tristaniopsis Laurina Little Leaf Myrtle 15 8 Tree 0.5 (med.) Clematis Iasiantha Pipestem Clemantis 1 10 Vine 0.2 (low) Lonicera Japonica Japanese Honeysuckle 1 10 Vine 0.2 (low) City of Temecula – Old Town Specific Plan VI-37 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Lonicera Japonica “Halliana” Hali’s Honeysuckle 1 10 Vine 0.2 (low) Macfadyena Unguis-cati Cat’s Claw 1 10 Vine 0.2 (low) Vitis Californica California Wild Grape 1 10 Vine 0.2 (low) Ficus Pumila Creeping Fig 6 6 Vine 0.5 (med.) City of Temecula – Old Town Specific Plan VI-38 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Clematis Armandii Evergreen Clematis 15 5 Vine 0.5 (med.) Clytostoma Callistegioides Violet Trumpet Vine 15 5 Vine 0.5 (med.) Distictus Buccinatoria Blood Red Trumpet Vine 20 5 Vine 0.5 (med.) City of Temecula – Old Town Specific Plan VI-39 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Distictis “Rivers” Royal Trumpet Vine 20 5 Vine 0.5 (med.) Lonicera Sempervirens Trumpet Honeysuckle 20 5 Vine 0.5(med.) Nyctaginaceae Bougainvillea 6 6 Vine 0.5 (med.) Parthenocissus Tricuspidata Boston Ivy 15 15 Vine 0.5 (med.) City of Temecula – Old Town Specific Plan VI-40 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Rosa Banksiae Lady Banks Rose 15 15 Vine 0.5 (med) Rosa Hybrids (climbing) Climbing Rose 10 15 Vine 0.5 (med.) Solandra Maxima Cup of Gold Vine 10 10 Vine 0.5 (med.) Solanum Jasminoides Potato Vine 10 10 Vine 0.5 (med.) City of Temecula – Old Town Specific Plan VI-41 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Wisteria Spp. Wisteria 20 20 Vine 0.5 (med.) Clematis Hybrids Deciduous Clematis 15 5 Vine 0.8 (high) Aloe Nobilis Gold Tooth Aloe 1 1 Succulent 0.2 (low) Dudleya Hassei Hasse’s Dudleya 1 1 Succulent 0.2 (low) City of Temecula – Old Town Specific Plan VI-42 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Opuntia Basilaris Beavertail Prickly Pear 2 2 Succulent 0.1 (very low) Opuntia Violacea Santarita Blue Clad Cactus 2 2 Succulent 0.1 (very low) Dudleya Pulverulenta Chalk Dudleya 2 1 Succulent 0.1 (very low) City of Temecula – Old Town Specific Plan VI-43 VI. APPENDICES Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Kalanchoe Beharensis Felt Plant 4 4 Succulent 0.5 (med) Delosperma Cooperii Ice Plant 1 N/A Succulent 0.2 (low) Lampranthus productus Lampranthus 1 2 Succulent 0.2 (low) Sedum Seiboldii October Daphne 0.5 1 Succulent 0.2 (low) City of Temecula – Old Town Specific Plan VI-44 VI. APPENDICES Source: Plant list derived from City of Temecula Development Code Chapter 17.32. Photo Botanical Name Common Name Height (feet) Spread (feet) Plant Type Kc/Water Usage Lampranthus Deltoides Oscularia 1 1 Succulent 0.2 (low) Sedum Spathulifolium Purple Stonecrop 1 1 Succulent 0.2 (low) Delosperma Alba White Trailing Ice Plant 1 2 Succulent 0.2 (low) City of Temecula -Old Town Specific Plan VI-45 C. DESIGN GUIDELINES CASE STUDIES The case studies contained in this section are illustrative examples that are intended to guide development under various scenarios that may occur within the Old Town Specific Plan area. The case studies are conceptual in nature and are not intended to regulate the way in which any particular piece of property should be developed, nor are they intended to be viewed as urban standards. These case studies should not be construed in any way as concrete requirements. The following areas are explored in greater detail below and a case study is provided for each on the following pages: • Forecourt Frontage Type • Restoring Street Frontages: Adding to Existing Buildings • Infill Building Example • Murrieta Creek Walk • Paseos • Attached Residential and Mixed-Use Buildings • Mid-Block Parking Behind Buildings • Moreno Road Neighborhood Market VI. APPENDICES City of Temecula -Old Town Specific Plan VI-46 1. Case Study#1: Forecourt Frontage Type Example of an existing Mission style forecourt in Santa Barbara, currently used as a restaurant: Figure VI-83a, b (above): Views of the forecourt from the street. Figure VI-84 a: Basic building form defining the forecourt. Figure VI-84 b: Addition of gallery and arcade frontages inside the forecourt. Figure VI-84 c: Addition of a balcony to the arcade, a low wall at the sidewalk enclosing the forecourt, and steel posts and chain separating the seating on the sidewalk from the pedestrians. Figure VI-84 d: The Mission architectural style and detailing that completes the forecourt. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-47 2. Case Study #2: Restoring Street Frontages: Adding to Existing Buildings Example of a building in Old Town set back from the frontage property line. Restoring the street frontage while keeping the existing building could be done several ways; one example is shown by adding onto the building and creating a forecourt. Figure VI-85 a: Existing conditions showing building with parking lot in front. Figure VI-85 b: Potential additions to the building to bring facades to the street and create a forecourt. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-48 3. Case Study #3: Infill Building Example Figure VI-86 a (right): Existing vacant lot on Third Street in Old Town. Figure VI-86 b (right): Example in-fill buildings on same site, showing three and four story buildings. Facades are on the build-to line, and galleries extend up to the property line. Development would occur on both sides of the street. The best way to draw pedestrians up toward Mercedes Street is with inviting, interesting pedestrian streets. The development could be built as one or several projects. Parking is in the rear, accessible by pedestrians via one or more paseos or passages from the street. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-49 4. Case Study #4: Murrieta Creek Walk Old Town has historically turned its back to Murrieta Creek, using land along the creek for backyards, storage and parking. The proposed flood control improvements provide the opportunity for Old Town to create a positive relationship with the creek. The concept of the Murrieta Creek Walk includes the creation of a pedestrian walkway along both sides of the water course with buildings fronting portions of the creek. Figure VI-87 a (right): Plan view of the Murrieta Creek Walk concept. Figure VI-87 b (right): Perspective view of the Murrieta Creek Walk concept, with buildings fronting the creek. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-50 5. Case Study #5: Paseos Paseos are uncovered pedestrian walkways linking the street sidewalk to parking behind the building. The simplest type of paseo is a gap between two buildings with a barrier-free walking path extending to the rear of the building. Planters with landscaping and trees are common. To aid with way finding, paseos are often named and marked with signage. In Old Town, the primary pedestrian and shopping experience is intended to be oriented toward the public street. Paseos may provide secondary entrances and display windows for shops, but shall not replace or diminish the primary role of streets. While courtyards are permitted in the middle of blocks, the intent is to avoid turning the middle of the block into a mall with shopfronts and restaurants. The images below show examples of paseos with secondary entrances and display windows. Figure VI-88 a, b: Paseos connecting the street sidewalk with parking in the rear. Note the presence of landscaping and trees, and the absence of entrances and display windows. Photo at left has a round sign identifying the paseo. Figure VI-89 a, b, c: Narrow paseos with secondary entrances and display windows. In narrow paseos, landscaping is often placed in freestanding planters. Note the presence of awnings, balconies and lighting. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-51 Case Study #5: Paseos (continued) Another type of paseo provides access from the sidewalk to a commercial or retail building in the middle of the block (figure VI-90 a,b). This type of paseo may be “T” or “L” shaped, providing a lateral connection to mid-block parking or out to an adjacent street. Note the potted landscaping, awnings, display windows and lighting. The last type of paseo is the most highly developed and functions as a pedestrian street internal to the block. With widths up to 20 feet, the paseo can accommodate trees and extensive landscaping, seating areas with umbrellas, and full size awnings over shopfronts. Figure VI-90 a, b: Paseos providing access from the sidewalk to a commercial or retail building in the middle of the block. Figure VI-91 a, b: Wider paseos become pedestrian streets. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-52 6. Case Study #6. Examples of Attached Residential and Mixed-Use Buildings Figure VI-92 a, b: Contemporary example of retail on the ground floor, residential above. Figure VI-93 a, b: Contemporary example of retail on the ground floor, residential above. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-53 6. Case Study #6. Examples of Attached Residential and Mixed-Use Buildings (continued) Figure VI-94 a, b: Contemporary example of retail on the ground floor, residential above. Figure VI-95 a, b: Contemporary example of retail on the ground floor, residential above. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-54 Case Study #6. Examples of Attached Residential and Mixed-Use Buildings (continued) Figure VI-97 a, b: Contemporary example of retail on the ground floor, residential above. Figure VI-96 a, b: Contemporary example of retail on the ground floor, residential above. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-55 7. Case Study #7: Existing Example of Successful Mid-Block Parking Behind Buildings. Placing building facades close to the street is a key to creating interesting and lively pedestrian streets. In Old Town, the build-to line is 10 feet back from the property line. Locating facades on this line was the traditional practice in Old Town beginning in the 1880’s. The northwest corner of Main and Front Streets illustrates a successful example of this practice (Figures IV-100 and IV-102). Placing the buildings close to the street also provides room in the back for parking. This assemblage of building represents a well designed and successful example of street-friendly buildings with mid-block parking behind. While the number of spaces in the parking lot does not satisfy the total parking demand created by the buildings, it provides important convenience parking. Figure VI-99 (above): Aerial view of the buildings placed close to the street with parking behind. Figure VI-98 (left): Plan view of the northwest corner of Main and Front Streets. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-56 8. Case Study # 8: Moreno Road Neighborhood Market The north end of Old Town could be redeveloped into a mixed-use neighborhood with greater density. A traffic circle is shown at the intersection of Front and Mercedes Streets, with Moreno Road realigned to solve traffic issues. The edge of Front Street facing the creek could be lined with retail and commercial with residential above. Figure VI-100: Plan view of possible realignment of Moreno Road showing possible building footprints. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-57 Case Study # 8 (Cont). Figure VI-101: Perspective view of Moreno Road area showing possible redevelopment. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-58 D. OLD TOWN PARKING MANAGEMENT PLAN Not incorporated herein. This document is contained under a separate cover as retained by the City of Temecula Planning Department. VI. APPENDICES City of Temecula -Old Town Specific Plan VI-59 E. EXAMPLES OF COMPACT DOUBLE DETECTOR CHECKS VI. APPENDICES City of Temecula -Old Town Specific Plan VI-60 VI. APPENDICES City of Temecula -Old Town Specific Plan VI-61 VI. APPENDICES City of Temecula -Old Town Specific Plan VI-62 VI. APPENDICES City of Temecula -Old Town Specific Plan VI-63 F. SHERWIN WILLIAMS PRESERVATION PALETTE VI. APPENDICES City of Temecula -Old Town Specific Plan VI-64 VI. APPENDICES City of Temecula -Old Town Specific Plan VI-65 (This page is left blank intentionally). VI. APPENDICES