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13-036 PC Resolution
PC RESOLUTION NO. 13-36 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11-0276, A ZONING MAP AMENDMENT TO REVISE THE ZONING DESIGNATION FROM PROFESSIONAL OFFICE (PO) TO PLANNED DEVELOPMENT OVERLAY 13 (PDO-13) ON A 22.73 ACRE SITE, GENERALLY LOCATED . ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD" (APN 961-450-012, 961-450-013, AND 961-450-003) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On October 27, 2011, Larry Markham, on behalf of Coyne Development, filed Planning Application Nos. PA11-0276, a Zone Change and Planned Development Overlay; PA11-0277, a Tentative Tract Map; and PA11-0275, a Development Plan, in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on March 20, 2013, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. At the Commission's request, the public hearing for the project was continued to the April 3, 2013 meeting to allow the applicant to address the construction schedule for age- restricted, single-family housing, multi-family density, and architectural enhancements. D. At the Commission's request, the public hearing for the project was continued at the April 3, 2013 public hearing to the April 17, 2013 hearing to again address issues related to the construction schedule,for the age-restricted, single-family housing, multi-family density, and architectural enhancements. E. The Planning Commission, at a regular meeting, considered the Application on April 17, 2013 at a continued public hearing, and after due consideration of the testimony, the Planning Commission recommended that the City Council deny Planning Application Nos. PA11-0276, a Zone Change and Planned Development Overlay; PA11-0277, a Tentative Tract Map; and PA11-0275, a Development Plan, subject to and based upon the findings set forth hereunder. F. The applicant then chose to revise and resubmit the project for further review based on the concerns raised at the public hearings. G. The Planning Commission, at a regular meeting, considered the Application on October 2, 2013 at a duly noticed public hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA11-0276, a Zone Change and Planned Development Overlay; PA11-0277, a Tentative Tract Map; and PA11-0275, a Development Plan, with an .Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations subject to and based upon the findings-set forth hereunder. H. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending the approval of the Application hereby finds, determines and declares that: Zone Change Planning Application No. PA11-0276 is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed Zone Change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code; The proposed Planned Development Overlay is consistent with the existing General Plan land use designation for the property. Planned Development Overlay-13 will establish the design and development framework for the project. As proposed and conditioned, the project design will be consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Zone Change Application, PA11-0276: A. Pursuant to California Environmental Quality Act, City staff prepared an Initial Study of the potential environmental effects of the approval of the Zone Change Application, as described in the Initial Study ("the Project"). Based upon the findings contained in that study, City staff determined that there was substantial evidence that the Project could have a significant effect on the environment and an EIR was prepared. B. On April 12, 2012, a Notice of Preparation was released to all agencies and persons that might be affected by the project. C. On April 30, 2012, a scoping session was held at which time City staff and interested persons had an opportunity to determine the extent of issues to be addressed in the Environmental Impact Report for the,Project. D. Pursuant to the California Environmental Quality Act, City staff prepared an (EIR) analyzing the potential environmental effects of the approval of the Zone Change and associated applications ("the Project"), as described in the EIR. Based upon the findings contained in that study, City staff determined that there was substantial evidence that the Project could have a significant effect on the environment and a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations were prepared. E. Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from December 3, 2012 through February 19, 2013. A Notice of Completion was also sent to adjacent property owners indicating a review period of January 20, 2013 through. March 6, 2013. Copies of the documents have been available to public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. F. Seven written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. G. The Planning Commission has reviewed the EIR and . corresponding Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations and all comments received regarding these documents prior to and at the October 2, 2013 public hearing and based on the whole record before it finds that: (1) the EIR, Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations were prepared in compliance with CEQA; (2) there is . substantial evidence that the Project will have a significant effect on the environment with regard to temporary construction noise; and (3) the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations reflect the independent judgment and analysis of the Planning Commission. H: Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 13-39 recommending that the City Council certify the new Final Environmental Impact Report for the Project and approve a Mitigation Monitoring Program and Statement of Overriding Considerations for the Project. Section 4. Recommendations. The Planning Commission hereby recommends that the City Council adopt an Ordinance approving Planning Application No. PA11- 0276, a Zone Change to change the zoning from Professional Office to Planned Development Overlay-13 (PDO-13) and to add Sections 17.22.240 through 17.22.254 of PDO-13 to the Temecula Municipal Code to create zoning and residential development standards in the form attached to this resolution as Exhibit A. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2"d day of October, 2013. John Telesio, Chairman ATTEST: Patrick Richardson, Secretary[SEAL] STATE OF CALIFORNIA ) COUNTY OF'RIVERSIDE )ss CITY OF TEMECULA ) I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 13-36 was duly and regularly adopted by the Planning Commission of the City.of Temecula at a regular meeting thereof held on the 2nd day of October, 2013, by the following vote: AYES: 3 PLANNING COMMISSIONERS: Carey, Harter, Kight NOES: 1 PLANNING COMMISSIONERS Telesio ABSENT: 1 PLANNING COMMISSIONERS Guerriero ABSTAIN: 0 PLANNING COMMISSIONERS None Patrick Richardson, Secretary J EXHIBIT A CC ORDINANCE ORDINANCE NO. 13- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11-0276, A ZONING MAP AMENDMENT TO REVISE THE ZONING DESIGNATION FROM PROFESSIONAL OFFICE (PO) TO PLANNED DEVELOPMENT OVERLAY 13 (PDO-13) ON A 22.73 ACRE SITE, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS 961-450-012, 961-450-013, AND 961-450-003) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On October 27, 2011, Larry Markham, on behalf of Coyne Development, filed Planning Application Nos. PA11-0276, a Zone Change and Planned Development Overlay; PA11-0277, a Tentative Tract Map; and PA11-0275, a Development Plan, and in a manner in accord with the City of Temecula General Plan and Development Code. B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. C. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from December 3, 2012 through February 19, 2013. A Notice of Completion was also sent to adjacent property owners indicating a review period of January 20, 2013 through March 6, 2013. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall, 41000 Main Street, Temecula, California 92590; the Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. D. On March 20, 2013, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on March 20, 2013, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations. At the Commission's request, the item was continued to the April 3, 2013 meeting to allow the applicant to address the construction schedule for age-restricted, single-family housing, multi-family density and architectural enhancements. E. At the Commission's request, the public hearing for the project was continued at the April 3, 2013 hearing to the April 17, 2013 public hearing to again address issues related to the construction schedule for the age-restricted, single-family housing, multi-family density and architectural enhancements. F. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council deny the Project including Planning Application Nos. PA11-0276, a Zone Change and Planned Development Overlay; PA11-0277, a Tentative Tract Map; and PA11-0275, a Development Plan. G. The applicant chose to revise and resubmit the project for further review based on the concerns raised at the public hearings. H. On October 2, 2013, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on October 2, 2013, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations. I. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA11-0276, a Zone Change and Planned Development Overlay; PA11-0277, a Tentative Tract Map; and PA11-0275, a Development Plan and certify the new final EIR for the project and approve the Mitigation Monitoring Program and Statement of Overriding Consideration for the project. J. On , the City Council of the City of Temecula considered the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. K. Following the public hearing, the Council adopted Resolution No. 13- adopting the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations. L. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Project hereby finds, determines and declares that: Zone Change A. The proposed Zone Change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code; The proposed Planned Development Overlay is consistent with the proposed land use designation for the property. Planned Development Overlay 13 will establish the design and development framework for the project. As proposed and conditioned, the project design will be consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. Section 3. The City Council hereby amends the existing Zoning Map on file with the City of Temecula City Clerk's office and approves the proposed Zone Change and Planned Development Overlay 13 (PDO-13) and adopts Sections 17.22.240 through 17.22.254 including the PDO-13 Text and Development Standards in the form attached to this Ordinance as Exhibit A. Section 4. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 5. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 6. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of ) 2013. Michael S. Naggar, Mayor ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No.- 13- was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of , , and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2013, the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk EXHIBIT B PLANNED DEVELOPMENT OVERLAY Bella Linda PDO-13 Prepared For: City of Temecula 41000 Main Street .Temecula,California 92590 951.694.6444 Property Owner: Coyne Development/Waypoint Property 1400 Quail Street,Suite 260 Newport Beach, CA 92660 949.300.9632 Prepared By: MDMG 41635 Enterprise Circle North,Suite B Temecula, CA 92590 951.296.3466 In conjunction with: Matthew Fagan Consulting Services Dahlin Group Architecture Planning The Alhambra Group RBF Consulting September 2013 r Bella Linda Table of Contents 17.22.240 TITLE 3 17.22.242 PURPOSE 3 17.22.244 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN STANDARDS 3 17.22.246 USE REGULATIONS 3 17.22.248 SUPPLEMENTAL DESIGN AND SETBACK STANDARDS 4 17.22.250 PROJECT SETTING 5 A. Setting and Location 5 B. Existing.Site Conditions 5 C. Surrounding Land Uses and Development 5 17.22.252 ARCHITECTURAL DESIGN GUIDELINES 6 A. Design Style 6 B. General Site Design 6 C. Condominium Site Design 7 D. Courtyard Site Design 7 E. Articulation of Design Facades 9 F. Styles 10 G. Streetscape 15 H. Massing and Scale 16 I. Materials, Finishes&Details 16 J. Varied Roof Planes 18 K. Garage Location and Design 18 L. Lighting 20 M. Trash Enclosures 22 N: Mail Boxes 23 O. Address Lettering 23 P. Mechanical Equipment&Vents 23 17.22.254 LANDSCAPE DESIGN STANDARDS 25 A. Landscape Elements 25 B. Streetscenes 28 C. Hardscape 34 D. Entry Monumentation 34 E. Walls and Fences 34 F. Private Recreation Area 42 G. Arbors 42 H. Parks/Open Space 42 Planned Development Overlay(PDO-13) 1 Bella Linda List of Figures Figure 1 Overall Landscape Plan 26 Figure 1a Plant Palette 27 Figure 2 Courtyard Street 30 Figure 3 Internal Courtyard 31 Figure 4 Condominiums 32 Figure 5 Pechanga Parkway 33 Figure 6 Loma Linda Road 33 Figure 7 Temecula Lane 33 Figure 8 Walkways/Roadways 36 Figure 9 Entry Monumentation Plan 37 Figure 10 Entry Monumentation Elevations 38 Figure 11 Wall and Fence Plan 39 Figure 12 Security Gate Details 40 Figure 13 Pechanga and Loma Linda Wall Elevation 41 Figure 14 Private Recreation Area Plans 43 Figure 15 Private Recreation Area Elevations 44 Figure 16 Parks/Open Space Overall Plan 45 Figure 17 Parks/Open Space Bioswale Plan 45 Planned Development Overlay(PDO-13) 2 Bella Linda 17.22.240 TITLE Section 17.22.240 through 17.22.254 shall be known as "PDO-13" (Bella Linda Planned Development Overlay District). (Ord ). 17.22.242 PURPOSE The purpose of the Bella Linda Planned Development Overlay District ("PDO-13") is to permit creative mixtures of uses in smaller areas where a specific plan or the village center overlayy is not appropriate. The planned development overlay zoning district is intended to provide a mechanism to allow for flexibility in the development regulations and design standards and to allow mixtures of uses and clustering of land uses that are traditionally prohibited by conventional zoning. Through this flexibility in standards, many of the objectives of the general plan can best be achieved. The current zoning on the site is Professional Office(PO). These requirements are intended to provide regulations for the development of attached and detached residential development including senior motor court housing and multi- family condominiums within the City. 17.22.244 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN STANDARDS A. The permitted uses for the Bella Linda Planned Development Overlay District are described in Section 17.22.246. In addition, the Medium (M) and High Density (H) residential uses permitted in Table 17.06.030 of the Development Code will be allowed in the Courtyard Housing and Condominium portions of PDO-13, respectively. B. Except as modified by the provisions of section 17.22.248 the following rules and regulations shall apply to all planning applications in this area: 1. The Citywide Design Guidelines that are in effect at the time an application is deemed complete. 2. The approval requirements contained in the Development Code that are in effect at the time the application is deemed complete. 3. Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete. (Ord.07-03§ 3) 17.22.246 USE REGULATIONS The Bella Linda Planned Development Overlay District (PDO-13) located between Temecula Lane and Pechanga Parkway just north of Loma Linda Road, is intended to provide for the development of up to 49 single-family detached homes on fee-simple lots on approximately 6.24 acres with a proposed density of 7.8 dwelling units per acre (du/ac) and 270 condominiums on 13.8 acres with a proposed density of 19.6 du/ac. The overall density allowed in PDO-13 is 15.8 du/ac. PDO-13 is comprised entirely of private residential land uses designed to enhance housing opportunities and develop a common community theme. PDO-13 will provide housing opportunities to those meeting a minimum age of 55. PDO-13 is consistent with the City's General Plan Policies by promoting equal housing opportunities and will provide for a visually pleasing environment through adoption of supplemental Planned Development Overlay(PDO-13) 3 Bella Linda performance standards that have been. provided to ensure compatibility with the adjacent neighborhoods. A subsequent Home Product Review application shall be submitted on the single-family development. 17.22:248 SUPPLEMENTAL DESIGN AND SETBACK STANDARDS The residential component shall comply with the development standards set forth in the Table below. _- Table -- Residential Development Standards Bella Linda Planned Development Ovrerlay District Residential Development Standards PDO-13 LOT AREA CONDOMINIUMS COURTYARD HOUSING Minimum nef lotarea(square feet).. 3600 S.F: Maximum number of dwelling units per gross acre 20 8 LOT DIMENSIONS Minimum avers a width — - 20' - 60' Minimum lot deOth : : - 40' 60' BUILDING SETBACKS Minimum-front-yard 8' 8' Minimum comer sideyard.ard. - 12' 5' Minin tiro interior side.yard - Variable 5' Minimum rear-ard - 5' Minimum building separation 10' 10` OTHER REQUIREMENTS Lot Coverage 35% 55% Maximum height 40' 35' Open sace.re uired 30% 20% Private open sacesquare feet/per unit 150 200 Notes: 'Property line goes to centerline of driveway. 2 Measured from back of curb. 3 The combined interior side yard setbacks shall not be less than ten feet and the distance between adjacent structures shall not be less than ten feet.This is intended to permit a zero lot line arrangement with a zero setback on one side yard and ten feet on the opposite side yard. °Measured from rear of building to rear of private open space easement. 5 Two-story homes are not allowed along the adjacent property line with the epsting single-family homes to the north of the PDO-13. 6 A 4'setback is allowed to the garage and porch. Planned Development Overlay(PDO-13) 4 Bella Linda 17.22.250 PROJECT SETTING A. Setting and Location PDO-13 is comprised of approximately 20.18 acres located between Temecula Lane and Pechanga Parkway just north of Loma Linda Road. B. Existing Site Conditions The site is currently vacant and undeveloped. Remnants of former developments are still present on the site (i.e., access roads, wooden building frame, culverts and retaining wall, landscaping, and manmade pond with decorative rock waterfall). As it is the only undeveloped property in the surrounding area, the trees provide the only stature on an otherwise level surface. Site topography is basically flat-lying and featureless. It has been altered in the past by grading. An earthen berm and a few stockpiles of excavated earth materials are present in the southern portion of the site. Elevation ranges from a high of about 1030 feet throughout the majority of the site to a low of 1020 feet in the northwest comer. Overall, the site slopes gently downward towards the northwest corner. C. Surrounding Land Uses and Development PDO-13 is bordered with open space (Pala Community Park and Temecula Creek) and single-family residential to the north, and single-family residential to the south, east and west(Low-Medium Density). aN y' o'er � •�,��, • e f F 6 Site Aerial Planned Development Overlay(PDO-13) 5 Bella Linda 17.22.252 ARCHITECTURAL DESIGN GUIDELINES A. Design Style The architecture for PDO-13 site shall comply with the City's Municipal Code requirements contained in Sections 17.06.070.0 (Single-Family Detached Residential Developments) and 17.06.070.D (Multiple-Family or Attached Single-Family Residential Developments). The purpose of residential architectural guidelines is to provide guidance for the development within PDO-13. The preferred architectural styles for PDO-13 are: Spanish Eclectic, Spanish Colonial and Monterey. These architectural styles may apply to both the single-family and multiple family components of PDO-13. While these architectural styles are "preferred" in PDO-13, the design criteria is not meant to be restrictive, but rather to encourage a higher level of design direction and quality within the Spanish vernacular. The two types of residential products permitted in PDO=13 are discussed in greater detail below. 1. Courtyard Homes: The courtyard home is a unique style of home in that it functions as a traditional single-family detached home but the garage entrances are located off a shared, central courtyard-style driveway. Homes that are internal to the courtyard have their front door off the court while homes located adjacent to the street have a front door that faces the street. 2. Condominiums: The.townhome condominiums are groupings of three or more housing units attached in a row, with shallow front yard setbacks and no rear yard as the garage is accessed from the rear of the home. This type of home is a wonderful addition when faced towards the street or towards an internal paseo as it adds vibrancy and a visual statement to the land. The condominiums are an efficient use of available land and provide a range of housing opportunities for residents wanting to live in the Bella Linda community. The condominiums at Bella Linda have varied configurations but are small enough to maintain a relatively intimately scaled and hospitable setting. Parking may be provided in garages located in proximity to each building, or as tuck under parking. B. General Site Design Various site plan elements and architectural elements/concepts shall be considered to create a quality neighborhood. These can include street trees, pedestrian connectivity, varied roof heights and pitches, color palettes and building materials that reflect the architectural style. The design criteria and architectural style is not meant to be restrictive, but rather to encourage a higher level of design direction and quality. Site Plan elements that shall be considered to produce a great neighborhood include: • Street trees • Pedestrian connectivity • Variable lot setbacks Planned Development Overlay(PDO-13) 6 Bella Linda Architectural elements/concepts that shall be considered to create a quality neighborhood include: • Architecture forward • Varied garage placement 3600 Architecture • Varied roof heights and pitches • Color palettes and building materials that reflect the architectural style C. Condominium Site Design Appropriate building siting can reduce the perceived density of multi-family development, maximize open space areas, provide "eyes" on the street, and enhance a sense of community by providing attractive and desirable spaces where people may gather and interact. • Ensure that residential buildings relate appropriately to surrounding land uses and streets through the use of complementary building arrangements, buffers, and avoidance of overwhelming building scale and visual obstructions. • Use courtyard siting arrangements, where appropriate, to complement similar siting in the area. • Use landscaping that complements existing landscape materials, location and massing on adjacent development. • Relate directly to the adjacent street and create a cohesive visual identity for the neighborhood and an attractive street scene for the passerby. • Promote efficient site layout in terms of vehicular and pedestrian circulation patterns. • Buildings shall be grouped to form distinct areas. • When possible, organize buildings around a common open space or courtyard. • Building shall have a street orientation parallel to primary perimeter streets, and provide setback variation to provide visual interest. • Portions of the development that are not parallel to the street shall be. well integrated into the project's overall site design. D. Courtyard Site Design Appropriate building siting will allow the location of multiple single-family units closely plotted in proximity to each other. This type of development will provide for efficiencies in terms of driveways, entries and private spaces, while creating an attractive and functional street scene. • Residential buildings shall utilize a common driveway. • Building entries(for the units fronting the street)shall front the street. • Building entries shall be located off of the common driveway for units in the rear of the courtyard. • Guest parking shall be provided off of the common driveway. • Private yard areas shall be provided for each unit and shall not be adjacent to another private yard area within the courtyard. • Units shall be plotted and situated within the courtyard design to allow for maximum privacy between the units. Planned Development Overlay(PDO-13) 7 Bella Linda • Adequate landscape buffers shall be provided between the units and any adjacent courtyard clusters. • Building shall have a street orientation parallel to primary perimeter streets, and provide setback variation to provide visual interest. Planned Development Overlay(PDO-13) 8 Bella Linda E. Articulation of Design Facades The building design shall incorporate 3600 architecture. Architectural elements that add interest and character to the prescribed architectural styles, such as recessed windows, shall be provided. High quality materials shall be.used to create a look of permanence within PDO 13. Variations in color and material will be used in order to create interest and reduce a monotonous appearance. Color palettes will be selected per the architectural style. Colors chosen for trim, windows, doors, and architectural elements will complement the material choices. • Fixtures and finishes will be selected for their contribution to the overall theme of the development. • Duplication of similar architectural styles shall not be permitted when adjacent to, across from or like architectural styles in the Courtyard product. The building design shall incorporate 3609 architecture. 360° architecture means the appropriate articulation of all building facades, including variation in massing, roof forms, and wall planes, as well as surface articulation to create shadow patterns and massing shapes that contribute to a building's character. It is expected that the highest level of articulation will occur on the front facade and facades visible from.streets; however, similar and complementary massing, materials, and details are encouraged to be incorporated into the other building elevations. The use of elements such as overhangs, trellises, and awnings will be used to lend character to the building. Architectural elements that add interest and character, such as porches, balconies, and recessed windows.shall be provided. High quality materials shall be used to create a look of permanence within PDO-13. Variations in color and material will be used in order to create interest and reduce a monotonous appearance. Color palettes will be selected per styles. Colors chosen for trim, windows, doors, and architectural elements will complement the siding and material choices. Fixtures and finishes will be selected for their contribution to the overall theme of the development. All single family dwellings will provide fire sprinklers in accordance with requirements of the City of Temecula Fire Prevention Division. Planned Development Overlay(PDO-13) 9 t Bella Linda F. Styles Spanish Eclectic Inspired by the architecture of Spain and Latin America, this style emphasizes rich and stylistic details. The Spanish Style has a low-pitched roof with little or no eave opening. Like other_Spanish styles, is has a red tile roof with one or more gables. There are arches placed above the door and windows. The walls are typically made of stucco and asymmetrical entries are common. Standard Elements Form& Roof: • Generally two-story massing with a prominent one-story element • Generally,though not always, asymmetrical • Often"L"or"U"shaped and focused on a courtyard • Shallow root pitch of 4:12 to 5:12 • Predominantly gable and shed, some hip • Shed roof at entry and/or porch • Barrel"S"tiles Walls&Windows: • Smooth stucco preferred; may have soft trowel pattern • Thick appearance • Corbelling or trip(molding)shapes along roof line • Applied decorative elements such as pilasters,quoins, etc. • Vertical divided light-casement, single-hung or double-hung windows • Often windows are arched, sometimes in pairs of threes • Typically deep-set windows Details: • Arcaded porches, sometimes supported by columns • May have limited classical order detail elements • Round tile or stacked barrel tile attic vents in gables • Sculpted walls and chimneys Colors: • Field: white or very light earth tones • Trim: darker earth tones for accent trim or elements(shutters, etc.) • Accents: white or deep jewel tones of red, green or blue for windows and doors Enhancement Opportunities: • Patterned tile decoration or sculptural"stone"relief inserts • Copper gutters and downspouts • May include accent surrounds(stone, stuccoed molding, decorative tile) • Wrought iron or painted metal features(e.g. balconies,window grills,etc.) Style Highlights 1. Thick stucco walls with barrel"S"tiles 2. Decorative tile and iron work 3. Arched windows Planned Development Overlay(PDO-13) 10 Bella Linda Spanish Eclectic . : Spanish Eclectic Multi-Family Condominiums DevelopmentPlanned • -D• Bella Linda Spanish Colonial Spanish Colonial is an.adaptation of Mission Revival enriched with additional Latin American details and elements. The style attained widespread popularity after its use in the Panama-California Exposition of 1915. The simple courtyards of the Spanish Colonial heritage with hanging pots, a flowering garden and sprawling shade trees are hardly surpasses as foreground design elements. Further architectural distinction is established through the use of tile roofs, stucco walls, heavily textured wooden doors and highlighted ornamental ironwork. Standard Elements Form& Roof: • Square or rectangular plan form massing • Two-story massing with strong one-story elements • 4:12 to 5:12 roof pitch • Simple hip or gable roof • Barrel"S"tiles Walls&Windows: • Light sand-finish or light lace-stucco finish Vertical hung six and eight paned windows Details: Stucco-over-foam window and door trim • Arched stucco column porches and fully rounded arches • Clay pipe or half oval attic vents Enhancement Opportunities: • Simple, articulated two-story boxed plan massing with no more than 50% one-story element across the front elevation • Shed roof over porch • Stucco-sand finish • Feature recessed arched windows • Accent beveled glass recessed windows • Wrought iron balconies and accent details • Shaped rafter tails at feature areas • Feature ribbon windows three or more Style Highlights 1. Stucco walls with barrel file roofs 2. Shallow sloped roofs with variegated colors 3. Thick walls with deep recessed openings 4. Detailing at openings 5. Decorative iron work Planned Development Overlay(PDO-13) 12 Bella Linda f� P a Spanish Colonial Sinale-Family Lu y _ i Spanish Colonial Multi-Family Condominiums Planned Development Overlay(PDO-13) 13 Bella Linda n ere The Monterey style is a combination of the original Spanish Colonial adobe construction methods with the basic.two-story New England colonial building. Prior to this innovation in Monterey, all Spanish Colonial buildings were of single-story construction. First built by Thomas Larkin in 1835, the Monterey style introduced two-story construction and. shingle-roofs to California. The Monterey style and, its single-story counterpart eventually had a major influence of the development of modern architecture in the 1930's. Standard Elements Form&Roof: • Asymmetrical one and two-story massing • Main hip roof front to back 4:12 to 7:12 • Shed roof over balcony at 3.5:12 to 4.5:12 roof pitch • Barrer or"S"the roofs,concrete the or shingle Walls&Windows: • Vertical, multi-paned windows at front elevation • Multi-paned windows or inserts on side and rear elevations in high visibility public views • Surface mounted fixtures on front elevations complement architectural style • Simple 2x window and door trim—wood on siding,foam on stucco, etc. Details: • Surface mounted fixtures on front elevations complement architectural style • Wood balcony and railing • Chimney top trim • Round tile attic vents and shutters on primary windows Colors: • Field: whites or light beige buff pink tints • Trim: off-whites, rust or light to dark brown(balconies) • Accents: deep jewel tones or green, blue and red (shutters) Enhancement Opportunities: • Simple plan with one-story break or gable end forward • Main hip roof front to back with one intersecting front facing gable roof • Siding accents at second floor, balcony and gable ends • Brick accents on lower story wall and veneer at first floor • Vertical window shape with multiple panes, often in groupings • Recessed accent windows • Decorative wrought iron accents Style Highlights 1. Simple volumes with gables running parallel with the street 2. Shallow-pitched roofs with variable roofing materials 3. Multi-paned windows 4. Incorporation of garden walls into architectural facade Planned Development Overlay(PDO-13) 14 1 Bella Linda Monterey Single-Familv EE Monterey Multi-Family Condominiums G. Streetscape The site planning, street design, and layout of PDO-13 is encouraged to have strong pedestrian orientation. The residential streetscape shall be designed in a manner that creates a visually appealing street. • Create an exciting intersection at Temecula Lane and the entrance to PDO-13. To accomplish this, consider enhanced landscaping with accent trees, provide for entry walls with enhanced materials such as stone, and decorative paving that complements the architectural style of PDO-13. • Create an environment where people feel comfortable walking and spending time. • Provide pedestrian scaled lighting fixtures. • Provide for outdoor seating areas where appropriate to create gathering places for residents and visitors. • Minimize garage visibility. • Use a variety of architectural styles, varied entry treatments, varied building heights and a variety of design details and building form along the street. Planned Development Overlay(PDO-13) 15 Bella Linda H. Massing and Scale Visual interest in the streetscape is created in part through building articulation and a variety of forms between_buildings. • There should be strong vertical accents and varied wall plane lines on front elevations. • Building forms should be appropriate to their architectural style. • There should be publicly visible balconies, veranda,and porches. • Front porches, when intended to provide outdoor space for residents, should be sufficiently sized to be usable for sitting. • There should not be overly repetitive, unarticulated building forms. • Style"applique"on inappropriate building forms should be avoided. • Unarticulated roof forms should not be set on a constant wall plate height. • Boxy and monotonous facades that lack reference to human scale and have large expanses of flat walls should be avoided. • Buildings shall be designed to provide massing configurations with a variety of differing walls and roof planes. • Buildings should incorporate smaller-scale architectural forms such as bays, recessed or projecting balconies, and dormers that are associated with its architectural style, to visually reduce the height and scale of the building and emphasize the definition of individual units. • Varied building heights are encouraged, both to provide visual interest and give the appearance of a collection of smaller structures. I. Materials, Finishes&Details Details and materials should be appropriate to the style that the building is expressing. Appropriate and well thought out detailing should enhance the perception of the community's quality. • Gutters, downspouts,and rainwater leader heads should be integral to the roof or wall detailing and be designed as part of the fagade. • Roofing materials should be appropriate to their related style and pitch. • Changes in materials should occur at inside corners where the building plane changes direction. • Homes should have a color palette that, at a minimum, includes a body color, trim color and accent color. • Wall mounted lights for accents and porches shall be complimentary to the architectural style as depicted below, or an approved equal, as determined by the Director of Planning. Planned Development Overlay(PDO-13) 16 Bella Linda ,I Spanish Eclectic Spanish Colonial Montorgr Maxim Lighting Maxim Lighting Maxim Lighting 'Odessa ES' 'Dover ES' 'Balboa ES VIVEX' Model#85014LTES Model#86094FSBZ Model#85163GFCO Espresso Bronze Copper Oxide • Doors shall be enhanced and complimentary to the architectural style as depicted below, or an approved equal, as determined by the Director of Planning. a SPANISH SPANISH SPANISH MONTEREY_ COLONIAL ECLECTIC ECLECTIC TMERMA TRU DOOMS TTERMA TEU DOORS TME%MA TRU DOORS KERMA TEU DOORS 'AMERICAN STYLI coafCTlow 'CLASSIC-CFAs RUSTIC COUIt11ON 74"-C IASSIC CAK COLLECT IOM CIASW-OtAET RUSTIC CCRUVIOM MODEL NO.CCA260 MODEL NO.CCR82M MODEL NO-2150 ING MODEL No.CCR90 O M"4 MOCK DEMTL SNfii ACCESSW Planned Development Overlay(PDO-13) 17 Bella Linda J.Varied Roof Planes Varying roof forms/changes in roof plane shall be used to minimize a flat, repetitious plane. Multiple rooflines can be used to create a visually appealing silhouette and will be considered when the building elevations are visible form a public street. • Roof eaves should extend out from the primary wall surface to enhance shadow lines and articulation of wall surfaces. • Varying roof forms/changes in roof plane shall be used to minimize a flat, repetitious plane.. • Multiple rooflines can be used to create a visually appealing silhouette and will be considered when the building elevations are visible from a public street. • Flat roofs are prohibited. K.Garage Location and Design Because of the unique courtyard design of PDO-13, garages for the Courtyard homes will be accessed via a shared driveway off the street. Parking clusters are a good strategy for reducing the frequency of curb cuts, parking aprons and garages on the streetscape. • The.dwelling unit driveways serving a cluster of homes shall be a maximum of 20' wide. However, an accent-paved pedestrian walkway from the street to the auto court is required. • Garage doors shall be consistent with the architectural style of the home. • A garage shall not occur directly at the end of a parking court vista as viewed from the street. Rather, it shall be offset to one side such that the front porch and entry/or a green space may occur at the end of the vista as a focal point. Parking may also be allowed in this space. • To discourage obstruction of the driveway, garage aprons shall be no more than 6' feet deep or no less than 18' deep as measured from the property line. The deeper parking aprons should be limited to the rear units not visible from the street. • Individual private driveway aprons should be reduced to be minimum functional width of 16'. • Garage doors shall have a minimum paved back-out dimension of 25'. Paved back-out area may include any continuous combination of apron, neighboring apron, driveway and common court areas. • Planting pockets should be used between garage doors. • The multi-family area shall provide parking in accordance with the City of Temecula standards. Guest parking shall be in a location convenient to the buildings that the spaces are intended to serve. • The design of garages shall be representative of the architectural styles of the Bella Linda project. • Garage roofs shall incorporate roof slopes and materials to match adjacent buildings. • Flat roofs on garages and ancillary structures are discouraged. Planned Development Overlay(PDO-13) 18 i Bella Linda LE"sloe RIGHT SIDE Pechanga Parkway Enhanced Elevations `r I Internal Project Un-Enhanced Elevation Detached 11 Car Garages Planned Development Overlay(PDO-13) 19 Bella Linda L. Lighting Exterior lighting can provide safe and effective evening character illumination for the pedestrian and vehicular areas of roads, sidewalks, and walkways through the Bella Linda community. Design should reflect the concept and character of the community through illumination level, light fixture type, finish color and location. Ornamental/decorative streetlights will be required along Project roadways, and at Project locations that are visible from the public view. Less decorative (more functional) freestanding lighting fixtures willbe allowed on the Project site, where there is limited public exposure. The level of on-site lighting shall comply with any and all applicable requirements of the City of Temecula. • All lighting on-site shall meet the requirements of Riverside County Ordinance No. 655. All exterior lighting fixtures shall be consistent with the architectural style for the building that is serves. • All exterior light sources in parking lots and on community accessory structures associated with the condominiums shall be properly shielded to prevent direct view from interiors of individual units. • Each residence shall have a porch light or similar at each door. • Each home or unit with an alley loaded garage shall be provided with at least one coach light on the elevation facing the alley or side street that serves the garage. Such lights shall be controlled independently by photo sensors and shall be illuminated from dusk to dawn. • Street lights shall be single armed on 14' high poles to reduce glare and the impact of lighting on residences. • Lighting shall be whenever possible. • Street lights shall be focused downward to ensure pedestrian safety and way finding. • Footpath lights are acceptable as a means to illuminate a secondary path. • Inset stairway and stair step lights are encouraged to ensure pedestrian safety and way-finding. • Building mounted lighting fixtures are encouraged to be selected and located to cast downward and be shielded to minimize glare. • Lighting from buildings can be balanced with street lighting to ensure areas are not over lit. • Accent lighting shall emphasize special features such as fountains, sculptures, wall niches, signs, planters or accent trees for decorative effects. • Accent lighting shall be inconspicuous and durable. Small scale accent lights such as LED based fixtures can serve for way-finding or be used themselves as special design elements. • Flashing, neon, moving, high-intensity or exposed light source type luminaries are not permitted. Lighting fixtures should be selected to complement the architecture and layout of PDO- 13. The quantity and quality of light, as measured in foot-candles, should be consistent with the Mount Palomar Lighting Ordinance. Lighting levels should not be so intense as to draw attention to the glow or glare of the PDO-13 site. Planned Development Overlay(PDO-13) 20 Bella Linda r f rO� .0 Planned Development Overlay(PDO-13) 21 Bella Linda M. Trash Enclosures • Trash enclosures should be separated from adjacent parking stalls with a minimum of 5' wide (interior clear dimension) planter and a 12" wide paved surface behind the curb to ensure adequate space is available for individuals to access a vehicle. • Trash/recycling containers should be large enough, placed frequently throughout the site, and collected frequently enough to handle the refuse generated by the project. • Trash enclosures should be designed with similar finishes, materials, and details as the primary buildings and shall be screened with landscaping. • Chain link fencing and gates with wood slats are not allowed. • Enclosures should be unobtrusive and conveniently located for trash disposal by tenants and for collection service vehicles. • Where feasible, a pedestrian entrance to the trash enclosure should be provided so that large access doors do not have to be opened. • Enclosures should not be visible from primary entry drives. • Enclosures shall have a concrete apron onto which trash/recycling containers will be rolled for collection. LEFT ELEVATION RIGHT ELEVATION RE11R ELEVATION FRONT ELEVATION Trash Enclosures Planned Development Overlay(PDO-13) 22 Bella Linda N. Mall Boxes Once construction documents are underway, a mailbox master plan will be created and coordinated with the United States Postal Service, identifying type and location of mailbox structures. • All mailboxes shall be enclosed with some form of decorative trellis. • All mailbox trellises shall be softened through the use of landscaping to include shrubs and vines. O. Address Lettering • Color house or unit address numbers and letters shall be of a contrasting color to the background to which they are attached and must be visible at all times. • All homes with alley loaded garages shall have numbers and letters visible from the alley. A sign or plaque may be utilized for directional purposes. • All address lettering shall be illuminated from dusk to dawn. • Addressing for all single-family development shall be visible from the street. P. Mechanical Equipment&Vents • On-site mechanical equipment visible from buildings or public streets should be screened. • Roof mounted mechanical equipment is prohibited on all product types. • Wall mounted mechanical equipment that protrudes more than six inches from the outer building wall shall be screened from view by structural features that are compatible with the architecture or the subject buildings. Wall mounted mechanical equipment that protrudes six inches or less from the outer building wall shall be designed to blend with the color and architectural design of the subject building. • Ground mounted mechanical equipment shall be screened from view by a decorative architectural structure or landscape screening that is compatible with the architecture and landscaping of the development site. Such screening Planned Development Overlay(PDO-13) 23 Bella Linda devices shall be of a height equal to or greater than the height of the mechanical equipment being screened. • Roof flashing vents exposed to public view shall be painted or otherwise given a finish to match adjacent surfaces or concealed in a manner consistent with the building's appearance. Planned Development Overlay(PDO-13) 24 Bella Linda 17.22.254 LANDSCAPE DESIGN STANDARDS A. Landscape Elements (reference Figures 1 and 1a) Landscape of PDO-13 shall conform to Section 17.06.060 (Residential District, Landscape Standards) of the City's Municipal Code. Landscape plans shall be required as a part of the Development Plan for PDO-13 and shall include the following: • The landscape design of PDO-13 consists of a combination of ornamental plants and the use of drought-tolerant plant materials, consistent with the project plant palette. (Reference Figure 1a) • Streetscape for the proposed street in PDO-13 shall be planted with a minimum 24" box specimen size street tree spaced at 30' on center spacing.(maximum) with a combination of 15-gallon and 5-gallon shrubs and ground cover. Flowering ground cover will be provided to fill any voids in the streetscape landscape. • The PDO-13 entry shall be designed to create an architectural statement as well as a landscape statement that reflects the architectural character of PDO-13. • Common areas shall be landscaped with appropriate shrubs,trees and ground cover and shall be maintained by the Homeowners Association for PDO-13. • Common front yard landscape shall be developed to provide community landscape theme and landscape character for PDO-13. All common from yards will have automatic irrigations systems maintained by the Homeowners Association. Appropriate ornamental and drought tolerant plant materials shall be used as follows: • One 24"box specimen tree per unit and an additional two trees at street comers. • Five gallon shrubs for building foundation planting and along the fence line. • Five gallon shrubs as needed for accent color and mass planting. • Sodded turf and ground covers as needed. All Common Landscape areas shall be landscaped per the. above standards and maintained by the Homeowners Association for PDO-13. Planned Development Overlay(PDO-13) 25 Bella Linda Figure 1 Overall Landscape Plan IN gI ode 1J I< E • g r r J71 A i A 3 N v 6 I c (_ •.sem � Planned Development Overlay(PDO-13) 26 Bella Linda Figure 1a Plant Palette 3 b ho n o 0 = A 12 N � N • W � X� � t ci a: v�Wi � ��{ d � � i � u c�i q 000 ® o ET Planned Development Overlay(PDO-13) 27 Bella Linda B. Streetscenes The following text and figures describes the streetscenes contained in PDO-13. The streetscenes have been designed in a comprehensive manner to provide continuity within PDO-13 as well as compatibility with the existing, surrounding development.. 1. Courtyard Housing-Street(reference Figure 2) The courtyard housing street provides direct access to the single-family units. The courtyard housing street has a proposed face of curb to face of curb width of 32'. The typical design standards for neighborhood streets include two travel lanes with space for on-street parallel parking and an adjacent attached or detached sidewalk. Neighborhood Streets are used to accommodate moderate to low traffic volumes. Vertical curbs are used. 2. Internal Courtyard -Drive(reference Figure 3) The internal courtyard drive for the courtyard housing is accessed via the senior courtyard housing street. The internal courtyard drive has a proposed width of 20' between each garage apron and each home has a 4' apron to access the garage, providing a width of 28' from garage door to garage door. Small planter areas 4' deep are used as separation from the courtyard drive to the house and two parking stalls are provided at the end of each courtyard_ drive. Curbs are not encouraged in the courtyard drive. 3. Condominiums(reference Figure 4) a. Facing A travel lane is provided in front of the condominiums for parking purposes and vehicular circulation. The travel lane is 24'and has 90-degree parking on each side of the travel lane. Planter areas are provided as visual relief every 10 spaces. b. Back-to-back Alleys are used to provide automobile access and service areas for condominiums with rear-loaded garages. The design standard for this street type provides a 24' wide back-of curb- to back-of-curb dimension that allows two-way travel. A 5' landscape area has been provided between the garage doors to soften the hardscape and structures at the pedestrian level. 4. Pechanga Parkway(reference Figure 5) Pechanga Parkway is classified as a Principal Arterial in the City of Temecula and has a proposed face of curb to face of curb width of 86'. The design standards for Pechanga Parkway include four travel lanes with space for on-street parallel parking and an. adjacent attached or detached sidewalk. Adjacent to the Bella Linda project, a 20' wide pedestrian corridor with a meandering path lines the street and creates separation from the road to the residences. Planned Development Overlay(PDO-13) 28 t Bella Linda S. Loma Linda Road(reference Figure 6) Loma Linda Road is classified as a Collector in the City of Temecula and has a proposed face of curb to face of curb width of 44'. The design standards for Loma Linda Road include four travel lanes with space for on-street parallel parking and an adjacent attached or detached sidewalk. Adjacent to the Bella Linda project, a 12' wide pedestrian corridor with a meandering path lines the street and creates separation from the road to the residences. Pedestrian connections are provided to the individual units. Vertical curbs are used. Vertical curbs are used. 6. Temecula Lane(reference Figure 7) Temecula Lane provides direct access to each development area within the Bella Linda project, and has a proposed face of curb to face of curb width of 40'. Temecula lane includes two travel lanes with space for on-street parallel parking and an adjacent attached or detached 5'sidewalk. Vertical curbs are used. Planned Development Overlay(PDO-13) 29 7 Bella Linda Figure 2 Courtyard Street O I. i Y - °W T Planned Development Overlay(PDO-13) 30 Bella Linda Figure 3 Internal Courtyard '1i li I Planned Development Overlay(PDO-13) 31 Bella Linda Figure 4 Condominiums Jt.� I� 1�• 0� ani +�Qj1 .o _ = • �.• :.' �`_ �� Mfr©:�-j�'i�j�4•��Uj'j��� .+%�; Planned Development • 'D• • e i i i�i�►�'��>'of�i+iii:'i��%�suet t�f�+++�+��, ' •♦►effO!�f►fi�ifeio..af�+e•feff+ s10Me�f+f.,f+1w if+�1111♦,11f��.fi �e 111f�111* Bella Linda Figure 5 Pechanga Parkway a°a!•`11fi afi!�i��i�Q�!ifi+fi i f.+�+:g:+.►�1fi� � Figure Loma Linda • . • PlannedFigure 7 Temecula Lane TEXECt"LANE Development • ••• Bella Linda C. Hardscape(reference Figure 8) Entrances and focal points within the Bella Linda community shall have pavers or Stamped and stained concrete to match the architectural style of-the overall community. D. Entry Monumentation (reference Figures S and 10) Entry monuments are the gateway features that create a community. Functionally is signs "Bella Linda"and demarcates it as a place. Aesthetically; their design can reflect and express the character and high quality of the community. It can tie to the landscape and use a rich palette of plantings and local indigenous material. These entry monuments must have a formal relationship with the entry in order to create a connection from the community to the public. The entry monuments are encouraged to contain accent lighting to make signage visible at night. Entry features can serve as more dramatic and formalized spaces that define the community. Entry features can provide a richer variety of spaces defined by artful treatments of entry arbors, gentle land sculpting and planting. As a focal point for the community, the design of the entry feature off Temecula Lane is encouraged to be the most dramatic and interesting. It provides a great opportunity to incorporate through design,the ties to architectural style of PDO-13. The PDO-13 entry and site amenities will complement one another and reflect the overall architectural theme of PDO-13. The use of pilasters, special paving treatments, and landscaping will be used to create an easily identifiable entry way. Project entries should be easily identifiable and aesthetically pleasing and be designed to complement the style of the project. • A combination of ornamental landscaping, architectural monuments, decorative signs and/or enhanced paving shall be incorporated into the project entry as accent features. • Project entry features shall reflect the overall architectural identity and character of the project. E. Walls, Fences and Gates(reference Figures 11, 12 and 13) Walls provide edges, grade retention, spatial definition and privacy, but will also enhance the design character of PDO-13. Their design is encouraged to reflect the community environment through recalling historic wall design with materials, stone or masonry unit size and joinery. Materials, texture and color should be used to make walls visually interesting and compatible with the architectural and landscape architecture design. • Fences and walls should be minimized along public and private street right-of- way. • Walls should be stepped to follow the terrain. • Landscaping should be used to soften walls. • Landscape materials will complement the architectural theme. • Stone veneer, masonry, block and wrought iron combinations are acceptable. • Wood fence material should be of the quality to stain so as to prevent rotting and weathering. • Vinyl fencing is allowed along interior conditions. Planned Development Overlay(PDO-13) 34 Bella Linda • Walls may be covered with stucco in colors suitable to the architectural theme. Stone surfaces may remain natural and unpainted. • Materials, colors and textures shall be varied to create interest and relieve visual monotony. • Barbed wire, wire, electrically charged fences, corrugated metal, chain link, and grape-stake fencing is prohibited. • For the condominium site; directory signs containing site plans of the development with building addresses or numbers shall be provided at locations along the main entrance. • Security gates shall be provided to the entrance of the courtyard homes and after the main entrance to the condominium site. Adequate vehicular turn around space shall be provided in front of each gate for vehicles that do not wish to enter the developments. Security gates shall be electronically mechanized with remote access and keypad access. • Security gates shall be constructed with durable and weather resistant materials. Planned Development Overlay(PDO-13) 35 t t Bella Linda Figure 8 Walkways/Roadways coo Y , i S r 11 q a A f � R \ � i Planned Development Overlay(PDO-13) 36 Bella Linda Figure 9 Entry Monumentation Plans P \. WX • q•► / LOT 48 Pechan r• r Or. •Ir►ii •• -• '� O O O O r►O� O O rt�\ �► . . . . b Ja •. 1 .1 .,yy�J.. O;as Condominiums Planned Development• •D• Bella Linda Figure 10 Entry Monumentation Elevations -- CAP;;;;,,- LINDA ,| $ . | . ; A_ ".50.PLASTER v TALL AOAL LETTEIRS W/LOGEMNE VENEER SM AND MOR BY OWNER TYPE PER DWER ma MOM FINM WP. L. I TILL MIL ML W PRECAST OOMCRM T. �� _� � =i�■■U������k���] � �����t)]1�r9■Q|�ƒ� ��,= �� �% �«��l■[m22mm7��'��&� �� s� =� *��■■����■����a�� �� �| �9�����£:a.■���_� �� ■ | - T. CONDOMMUMS MONUMENT 94ALL BE LEDGESIONE VENEER LLWWRV BY(3)la (SELECTED W OMEN) DIRECT WRKL PRECAST CONCRETE FLOODLOM Planned De . Overlay -,■ 38 Bella Linda Figure 11 Wall and Fence Plan a ,6 t � � 'yam �f Planned Development Overlay(PDO-13) 39 Bella Linda Figure 12 Security Gate Details / 6:111-RU M-- Condominium Entry Gates T/n'%Ts wa-roc nr TOV.80L i 90f5 M.� . M � L •Y Y ti Y.Og0141O1 , —� p HLL 00�� a a�we stn•a naso�r Condominium Entry Main Gate .�.----------- 11W. 1/rso TI \ MR-f 0C M r�1 t•.1-1/2'T.S.MLS Ul[•T tQ(S1MM.0455 A Td.9111 a fOp M. ��I/( OR IIi4M �sE]t cIDYO /MIILU{T[ ei2teS�i�Ot -3 -_ MOM—t, �( ! IDn rQ M 1,[f b IL-3 0QIIdI �� �� � I 110.IYIIiL BIYLILR M 'piG�1'It11't SAC Tm Courtyard Entry Main and Man Gates Planned Development Overlay(PDO-13) 40 Bella Linda Figure 13 Pechanga • Loma Linda Wall Elevation GROUNDCOM SMS TV. SHM 7w. VNE ATWHED TO UNI TM. AND STRM TV. MMM RDWOM r� WEA)J"NC SDeAOUa DevelopmentPlanned • 'D• Bella Linda F. Private Recreation Area (reference Figures 14 and 15) The Recreational Center shall be an active use facility to provide a family oriented center including the development of a child tot lot with a special play equipment structure. The center shall include a recreational pool with generous pool activity areas for social functions. A minimum 20% of the recreation area shall be landscaped with a combination of trees, shrubs, and ground cover. G. Arbors Arbors provide shaded resting spaces for walkers, define spaces, mark entries with gateways and create opportunities for a beautiful mix of plants. Their design can both tie to the region's past and reflect the newness of the community. H. Parks/Open Space(reference Figures 16 and 17) Quality materials will create exceptional public spaces with unique and timeless character. Products and materials in the public realm should be extremely durable and easy to maintain. They should be resistant to regional weather extremes and should also be resistant to vandalism with non-breakable parts, and be scratch resistant with washable surfaces. Examples of durable materials and finishes include: • Stainless Steel • Galvanized Steel • Powder-coated steel or aluminum • Vinyl-coated steel or aluminum • Painted steel with multiple coats • Masonry Planned Development Overlay(PDO-13) 42 Bella Linda RecreationFigure 14 Private �� w/r/iii' �{��1�/1��• .1 wl wl 1 til rl wl wl •° '�•�� �1.11.11'll iii�%�1'rl.1 ;_n �.., � �' '/ 1 �'�Ilwrl'1►' O�O� O��' Off`J. 0r.,: .,;Is:!• %�_��r�'• � -J Y O X400: �Jp00—� Planned Development• •D• Bella Linda Figure 15 Private Recreation Area Elevations LI, LM 91M M ILJLIW •.�ee�� g �-ems -LEFT M RMAOM n�a,ap�.w n.�v_nnoEE -- mz-n— k omMosE PA - VWKAZ O PM-MOM eeanon Planned Development Overlay(PDO-13) 44 Bella Linda Parks/OpenFigure 16 Overall Figure 17 r Parks/Open . . O: •• + ood�t� 000�°0000t°;� oroj��000roAo'oo�o,•i`��Q�"''spp�r°OE� � .� �.•::;;��o_o_o_a000_o_c��c�,00000_o_o� ' 0 X16 �l6 t3 Qom,-.,9 Planned Development• •D•