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HomeMy WebLinkAbout15-13 CC Ordinance ORDINANCE NO. 15-13 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING THE UPTOWN JEFFERSON SPECIFIC PLAN, AMENDING THE TEMECULA ZONING CODE TO ADD THE UPTOWN JEFFERSON SPECIFIC PLAN TO THE APPROVED SPECIFIC PLAN ZONES, AMENDING THE TEMECULA ZONING MAP TO REFLECT THE UPTOWN JEFFERSON SPECIFIC PLAN, AND AMENDING THE ADULT BUSINESS OVERLAY ZONE TO ELIMINATE THE UPTOWN JEFFERSON SPECIFIC PLAN AREA THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1 . Recitals and Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. The Uptown Jefferson Specific Plan ("Specific Plan") has been initiated and prepared on behalf of the City of Temecula. The Specific Plan area is approximately 2.3 miles long and encompasses approximately 560 acres. The Specific Plan area is located north of Rancho California Road, west of Interstate 15, south of 111 Cherry Street, and east of Diaz Road. The Specific Plan area is divided into six zoning districts: Uptown Center District, Uptown Hotel/Tourism District, Uptown Sports/Transit District, Uptown Arts District, Creekside Village District and the Murrieta Creek Recreation and Open Space District. In addition, there are two overlay zones: Creekside Village Commercial Zone and the Wilder Hills Residential Overlay Zone. It is projected that approximately 5.5 million square feet of new development could be constructed in the Specific Plan area within twenty years. This includes approximately 1.7 million square of feet of commercial development, 315 new hotel rooms and 3,726 new residential dwelling units. B. On October 18, 2011, December 6, 2011, February 2, 2012, April 5, 2012, June 14, 2012, and July 19, 2012, the City conducted Community Visioning Workshops to provide information about the Specific Plan and to craft a community driven vision and set of policy directions that would provide the City with a clear focus for developing policies and standards for the Specific Plan. C. The adoption of the Specific Plan also includes a General Plan Amendment, a Zoning Code Amendment to add the Specific Plan area, a Zoning Map Amendment to change the zoning classification of the properties located within the Specific Plan area, and the elimination of the Uptown Jefferson Specific Plan area from the Adult Business Overlay Zone (collectively referred to as the "proposed Project"). D. The proposed 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, Public Resources Code § 21000, et seq. and the California Environmental Quality Act Guidelines, 14. Cal. Code Regs. § 15000 et seq. (collectively referred to as "CEQA"). Pursuant to CEQA, the City is the lead agency for the Specific Plan, as the public agency with both general governmental powers and the principal responsibility for implementing the Specific Plan. E. A Draft Environmental Impact Report ("Draft EIR"), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with CEQA. Upon completion of the Draft EIR in March 2015, the City initiated a public comment period by filing a Notice of Completion with the State Office of Planning and Research on April 1, 2015. The public comment period commenced via the State Clearing House from April 2, 2015 through May 18, 2015. A Notice of Completion and Recirculation of a Draft EIR was also sent to adjacent property owners indicating a review period of May 19, 2015 through July 6, 2015. Copies of the documents have been available for public review and inspection at the City of Temecula Community Development Department, Planning Division, located at 41000 Main Street; the Temecula Public Library located at 30600 Pauba Road; the Temecula Grace Mellman Community Library located at 41000 County Center; the City of Temecula website; and the Envision Jefferson Avenue website. F. On October 21, 2015 and November 4, 2015, the Planning Commission held duly noticed public hearings to consider the proposed Project, including the Specific Plan, the General Plan Amendments, the Zoning Code Amendments and Zoning Map Amendment, and the elimination of the Uptown Jefferson Specific Plan area from the Adult Business Overlay Zone. City staff presented a report, and interested persons had an opportunity to and did testify either in support or in opposition to the proposed Project, the EIR, the Mitigation Monitoring and Reporting Program, and the Statement of Overriding Considerations. At the conclusion of the November 4, 2015 Planning Commission hearing and after due consideration of the entire record before the Planning Commission, including both an oral and written staff report and public comment, the Planning Commission adopted Resolution No. 15-27, entitled "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING THE UPTOWN JEFFERSON SPECIFIC PLAN, AMENDING THE TEMECULA ZONING CODE TO ADD THE UPTOWN JEFFERSON SPECIFIC PLAN TO THE APPROVED SPECIFIC PLAN ZONES, AMENDING THE TEMECULA ZONING MAP TO REFLECT THE UPTOWN JEFFERSON SPECIFIC PLAN, AND AMENDING THE ADULT BUSINESS OVERLAY ZONE TO ELIMINATE THE UPTOWN JEFFERSON SPECIFIC PLAN AREA" AND A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING THE LAND USE ELEMENT, THE LAND USE POLICY MAP, THE CIRCULATION ELEMENT, AND THE COMMUNITY DESIGN ELEMENT OF THE GENERAL PLAN IN CONFORMITY WITH THE UPTOWN JEFFERSON SPECIFIC PLAN.— G. On November 17, 2015, the City Council of the City of Temecula considered the proposed Project including the Specific Plan, the General Plan Ords 15-13 2 Amendments, the Zoning Code Amendments and Zoning Map Amendment, and the elimination of the Uptown Jefferson Specific Plan area from the Adult Business Overlay Zone the Draft EIR, the Mitigation Monitoring and Reporting Program, and the 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 City Council considered all the testimony and any comments received regarding the proposed Project, the Draft EIR, the Mitigation Monitoring and Reporting Program, and the Statement of Overriding Considerations prior to and at the public hearing. H. On November 17, 2015, the City Council adopted Resolution No. 15-66, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING THE LAND USE ELEMENT, THE LAND USE POLICY MAP, THE CIRCULATION ELEMENT, AND THE COMMUNITY DESIGN ELEMENT OF THE GENERAL PLAN IN CONFORMITY WITH THE UPTOWN JEFFERSON SPECIFIC PLAN" which amended the Land Use Element Map of the Temecula General Plan to change the land use designations of parcels within the Uptown Jefferson Specific Plan area from Community Commercial (CC), Service Commercial (SC), Highway Tourist Commercial (HT), Business Park (BP), Industrial Park (IP), Public Institutional (PI), and Open Space Conservation (OS-C) to Specific Plan Implementation. Pursuant to Resolution No. 15- 66, the City Council also amended the Land Use Element text of the Temecula General Plan by adding the description of the Uptown Jefferson Specific Plan and removing the Jefferson Avenue Mixed Use Overlay Area. I. Following consideration of the entire record of information received at the public hearing, the City Council adopted Resolution No. 15-65 entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION WITH THE ADOPTION OF THE UPTOWN JEFFERSON SPECIFIC PLAN" certifying and adopting the Final EIR, the Mitigation Monitoring and Reporting Program, and the Statement of Overriding Considerations. The Final EIR and Mitigation Monitoring and Reporting Program accurately address the impacts associated with the adoption of the Ordinance. SECTION 2. Legislative Findings. Based on the evidence and all other applicable information presented, the City Council makes the following findings regarding the Specific Plan: A. The Specific Plan will comply with the requirements of California Government Code section 65451 based on the following: (1) The Specific Plan contains diagrams and text which specify in detail the distribution, location, and extent of the uses of land, including open space, within the area covered by the plan (pages 3-1 through 3-23 of Specific Plan). Ords 15-13 3 (2) The Specific Plan contains diagrams and text which specify in detail the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan (pages 6-1 through 6-21 of Specific Plan). (3) The Specific Plan contains diagrams and text which specify in detail the standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable (pages3-19 through 3-23 of Specific Plan). (4) The Specific Plan contains a program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3) above (pages 7-1 through 7-19 of Specific Plan). (5) The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan (pages 2-1 and 2-3 of Specific Plan). B. Pursuant to Temecula Municipal Code Section 17.16.020(E), the City Council in adopting the Specific Plan finds determines and declares that: (1) The proposed specific plan is consistent with the General Plan and development code. The Specific Plan is consistent with the direction, goals and policies of the General Plan, as amended. The Specific Plan implements the goals and policies of the City's General Plan, provides balanced and diversified land uses, and imposes appropriate standards and requirements with respect to land development and use in order to maintain the overall quality of life and the environment within the City. The goals and policies in the Land Use Element of the General Plan encourage "a complete and integrated mix of residential, commercial, industrial, public and open space land uses (Goal 1)," and "a City of diversified development character where rural and historical areas are protected and co-exist with newer urban development (Goal 2)." The Specific Plan will assist in implementing these goals by establishing neighborhoods that are upscale and culturally robust, each with a distinct character and identity, offering a mix of homes, shops, offices, restaurants and other locally-serving uses. The Specific Plan's land use mix that will include commercial, retail and residential uses, public open space amenities and intentional pedestrian-orientated design of streets and sidewalks will maximize the connectivity of the area. The Specific Plan establishes six zoning districts which are based upon current Ords 15-13 4 and historical uses in order to cultivate a unique character for each area. This will ensure that locally-owned and operated business and services will continue to thrive, side-by-side with the new wave of entrepreneurial ventures. The Specific Plan is consistent with the City's development code, as amended by this Ordinance. The Specific Plan area is properly planned and zoned and is physically suitable for the type of proposed uses contemplated in the area. (2) The proposed Specific Plan would not be detrimental to the public interest, health, safety, convenience or welfare of the City. The City has engaged in extensive studies and review of the potential impacts of the Specific Plan as well as the various potential benefits to the City by the development of the Specific Plan and concluded that the Specific Plan is in the best interests of and is not detrimental to the health, safety and general welfare of the City. Although many of the businesses within the Specific Plan area are still economically-vibrant and provide vital services to the community, the area has since been overshadowed by new development and private investment in other parts of the City. As a result, the Specific Plan seeks to spark the revitalization of the area which is critical to its long term future and will promote economic longevity which is in the public health, safety and welfare. The Specific Plan was reviewed and determined to be in conformance with the City's General Plan, as amended. These documents set policies and standards that protect the health, safety and welfare of the community. In addition, the Specific Plan establishes specific building design guidelines and standards that ensure compatibility and interface with the surrounding community in terms of density, design and circulation. Therefore, the Specific Plan is compatible with the health, safety and welfare of the community. (3) The subject property is physically suitable for the requested land use designations and the anticipated land use developments. There are no physical constraints of the Specific Plan area which would preclude or prohibit the requested land use designations or anticipated developments. Moreover, the Specific Plan land uses are consistent with the land uses of the General Plan, as amended, and will serves as the tool to regulate and implement the goals and policies of the General Plan. The Specific Plan area benefits from a range of assets including Murrieta Creek and nearby open spaces, lush hillside views, and convenient freeway accessibility. The Specific Plan area is physically suitable for proposed land use designations because it will maintain 240 acres as open space, and will encourage public and private investment in the Ords 15-13 5 development of world class walking and biking trails, public open spaces and passive recreation spaces. The Specific Plan will also promote in-fill development in the older commercial and industrial centers to revitalize the area. (4) The proposed Specific Plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The Specific Plan is a form-based code which emphasizes the physical form of buildings to foster predictable built results as the organizing principle for the code, rather than focusing on the strict separation of uses. Under a form-based code, buildings are constructed in a manner that yield flexibility in building form and design, allowing for land uses to fluctuate as a result of the changing economic landscape. The form-based code will employ the combination of both building forms and building frontages to create a pedestrian scaled-urban environment, and encourage mixed-use development in an urban setting. Additionally, the development of six separate districts will encourage the development of the distinct areas based upon current and historical uses in order to cultivate a unique character for each district. The Specific Plan is compatible with surrounding land uses. The current land uses north, east and west of the Specific Plan area consist primarily of commercial and industrial uses. The current land uses to the south of the Specific Plan area consist of predominately tourist service development. The Specific Plan would provide for a mix of land uses including commercial, and residential uses. Northwest and northeast of the proposed Project area is open space. The Specific Plan would maintain approximately 240-acres zoned Open Space-Conservation. The Specific Plan area is adjacent to Murrieta Creek, but would preserve the open space designation that surrounds the creek. SECTION 3. Adoption of Specific Plan. The City Council of the City of Temecula hereby adopts the Uptown Jefferson Specific Plan in the form on file in the Office of the City Clerk and is incorporated herein by reference as though set forth in full, subject to the following changes to the Specific Plan: A. The name of the Specific Plan is hereby changed from "Uptown Jefferson Specific Plan" to "Uptown Temecula Specific Plan." Wherever the name of "Uptown Jefferson Specific Plan" is used in the text of the Specific Plan and provisions of the Temecula Municipal Code it shall be changed to "Uptown Temecula Specific Plan." The Draft and Final Environmental Impact Reports, Economic Studies for the Specific Plan, and the Nexus Study for the In-Lieu Road Fee shall retain the name "Uptown Jefferson Ords 15-13 6 Specific Plan" so as to prevent confusion in these documents that were prepared in support of the evaluation and study of the Specific Plan. B. Except as modified by the terms of this Section, all of the changes described in the "Summary of Proposed Changes to the Final Uptown Jefferson Specific Plan" shall be incorporated in to the Specific Plan. C. Section E.2. and E.3 of Chapter 2, Plan Administration, of the Specific Plan are hereby modified to read as follows with the additions shown in underline and the deletions shown in strikeout: "2. Discontinuance of a Legal Non-Conforming Use Whenever a legal non-conforming land use has been discontinued for a continuous period of twenty four (24) months 3--days or more, the legal non- conforming use shall not be reestablished. Discontinuance of a use shall include cessation of the existing legal non-conforming use, regardless of intent to resume said legal non-conforming use. A use shall not be considered discontinued as a result of fire or other calamity, by an act of God, or by the public enemy." "3. Extension of a Land Use's Legal Non-Conforming Status A property owner may apply for a hardship extension of a land use's legal U non-conforming status that extends the legal non-conforming status beyond the initial twenty four (24) month day period allowed under the Specific Plan. The maximum term of a hardship extension is twenty four (24) months ara5-days. A property owner may reapply for an additional hardship extension at the end of the previously approved hardship term. Written applications for hardship extensions must be received at least 45 days prior to the end of the initial twenty four (24) month 3--days legal non- conforming grace period and/or any previously approved hardship extension term. The Director of Community Development shall grant a hardship extension for any of the following: The structure cannot be used for any conforming use because of its original design or because of lawful structural changes made for a previous nonconforming use; ii. That it is not reasonably economically or physically feasible to make the use of the property compatible with the applicable land use designations; Hi. The proposed reestablishment of a nonconforming use will not be detrimental to any existing or potential permitted use in the area in which the nonconforming use is located. iv. The property owner has shown by competent financial evidence that he/she cannot realize a reasonable return by using the property under any use allowed in the district. Ords 15-13 7 v. A property owner has provided evidence that diligent and continuous efforts to lease the property have been made, but has been prevented from leasing the property due to specific economic circumstances directly related to the owner's property, that are beyond the property owners control." D. The title of Section F. of Chapter 2, Plan Administration, is changed to read as follows: "Minor Exceptions, Variances and Modifications to Development Standards." E. A new Section F.3. of Chapter 2, Plan Administration, is added to the Specific Plan to read as follows: "3. MODIFICATIONS TO DEVELOPMENT STANDARDS FOR PARTICULAR PROPERTIES The Review Authority described in Section H. of this Chapter may approve modifications to the Specific Plan development standards applicable to a particular property upon finding that: Strict application of the applicable development standards would create practical difficulties or unreasonable hardships in development of the property; ii. Exceptional circumstances exist on the property not generally found on other properties in the Specific Plan Area; and ii. The modifications are necessary to insure compliance with the intent of the Specific Plan." F. Subsection G.6. of Chapter 2, Plan Administration, providing for minor administrative amendments to the Specific Plan by the Department of Community Development as described in the "Summary of Proposed Changes to the Final Uptown Jefferson Specific Plan" is hereby deleted from the Specific Plan. G. A new paragraph shall be added to the end of Section I, Specific Plan Phased Compliance, of Chapter 2, Plan Administration, to read as follows: "In February of 2019, the City Council shall review the terms of the Specific Plan, procedures for its implementation, and existing condition of the Specific Plan Area and determine whether to initiate any amendments to the Specific Plan. The Council shall also decide when to again formally review the Specific Plan. Nothing in this paragraph is intended, nor shall it be construed, to restrict in any way the Council's authority to review the Specific Plan at any time and to determine at any time whether to initiate any amendments to the Specific Plan." SECTION 4. Zoning Code Amendment. Ords 15-13 8 A. Section 17.16.070 (Approved specific plans) of Chapter 17.16 (Specific Plan Zoning District SP-) of Title 17 (Zoning) of the Temecula Municipal Code is amended to add the following Specific Plan area: "SP-14 Uptown Jefferson" SECTION 5. Zoning Map Amendment. The City Council hereby amends the Zoning Map of the City of Temecula to add the zoning classification "Uptown Jefferson Specific Plan" to the Zoning Map as shown on Exhibit A to this Ordinance incorporated herein by this reference as though set forth in full. SECTION 6. Adult Business Overlay Zone Amendment. A. Legislative Findings (1) The City Council seeks to remove the parcels located in the Specific Plan area from the boundaries of the Adult Business Overlay Zone which is identified as Special Use Overlay No. 1 ("Overlay Zone"). (2) It is not the intent of this Ordinance to suppress any speech activities protected by the First Amendment, but rather to address the adverse secondary effects of adult businesses. It is further the intent and purpose of this Ordinance to reduce the secondary effects of adult businesses upon the residential uses that will be located within the Specific Plan area. (3) The City Council finds that adult businesses tend to attract prostitution, drug use, crime, noise, and disorderly conduct. Adult businesses also reduce property values for the surrounding businesses and residences, and contribute to blight and the downgrading of the areas in which they are located or surrounding areas. (4) The City Council finds that the protection and preservation of the public health, safety and welfare require that certain distances be maintained between adult businesses and residential uses. Temecula Municipal Code section 17.08.020 provides that the intent of the Overlay Zone is "to designate areas that adult businesses may be considered" and that this area is "generally away from residential uses and other sensitive uses and is primarily located within the commercial districts." The Specific Plan area will include a mix of residences, shops, offices, restaurants and other locally-serving uses. The Specific Plan contemplates that the residential uses will be integrated with the other uses to activate the area during the day, evenings and weekends. The Specific Plan Ords 15-13 9 seeks to encourage live/work arrangements, and mixtures of compatible, pedestrian-orientated retail, office, public facilities, open space, and house at activity nodes through urban design standards. The City Council hereby finds that the secondary effects of adult businesses would not be appropriate so close to the residential uses that will be located in the Specific Plan area. The secondary effects associated with adult businesses would not be compatible with the residential uses and would be disrupted to the residents of Specific Plan area. (5) The City Council further finds that the removal of parcels located in the Specific Plan area from the boundaries of the Overlay Zone will allow adequate sites for adult businesses to locate in the City. City staff has advised that 426 commercially-zoned parcels would remain available for adult businesses after removing the parcels in the Specific Plan area from the Overlay Zone. All of those commercially-zoned parcels have adequate access to appropriate infrastructure (e.g., utilities, roads, and sidewalks). In addition, City staff has indicated that a number of the available parcels are actually vacant commercial spaces. Even in light of the 1,000-foot buffer between adult uses, which are required by Temecula Municipal Code section 5.09.040, approximately 13 adult businesses could simultaneously locate in the Overlay Zone after it is amended to exclude the Specific Plan area from its boundaries. Given the size of the City and the fact that the City does not have a single adult business operating within its borders at this point, the available sites are adequate and are part of the real estate market. (6) The City Council further finds that there are an adequate number of sites that are within the real estate market to provide a reasonable opportunity for adult businesses to be located in the City. The City has a total population of 108,920. 1.8 percentage of land in the City is theoretically available to adult businesses. In addition, there are 13 sites that are potentially available for adult uses. Currently, there are no businesses that wish to offer adult entertainment in the City. Since its inception, the City has never received an application for an adult business. B. Amendment Section 17.08.020 (H) (Description of commercial/office/industrial districts.) of Chapter 17.08 (Commercial/Office/Industrial Districts) of Title 17 (Zoning) of the Temecula Municipal Code is amended to add: "Special Use Overlay Zone No. 1 is depicted on the map attached as Exhibit B to Ordinance No. 15-13, and is incorporated herein by this reference as though set forth in full." Ords 15-13 10 Section 17.08.030 (Use regulations.) of Chapter 17.08 (Commercial/Office/Industrial Districts) of Title 17 (Zoning) of the Temecula Municipal Code is amended as follows: Table 17.08.030 Schedule of Permitted Uses Commercial/Office/Industrial Districts Description of Use NC CC HTC SC PO BP LI A Adult Businesses-subject to Chapter 5.09 -- C C C -- -- -- of the Temecula Municipal Code' 7. Only within Special Overlay Zone No. 1 as described and depicted in Ordinance No. 15-13. SECTION 7. Consistency with General Plan The foregoing amendments outlined in Sections 4, 5, and 6 above are consistent with the goals and policies of the General Plan for the City of Temecula. SECTION 8. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, the remainder of this Ordinance shall be and remain in full force and effect. SECTION 9. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. SECTION 10. 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 8th day of December, 2015. to / W Jeff Comerchero, Mayor G ATTEST- Randi Johl, City Clerk [SEAL] Ords 15-13 11 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 15-13 was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the 17th day of November, 2015, and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the 8th day of December, 2015, by the following vote: AYES: 5 COUNCIL MEMBERS: Edwards, McCracken, Naggar, Rahn, Comerchero NOES: 0 COUNCIL MEMBERS: None ABSTAIN: 0 COUNCIL MEMBERS: None ABSENT: 0 COUNCIL MEMBERS: None IRandi Johl, City Clerk I Ords 15-13 12 • .„. `i . ..,::0 .� EXHIBIT A • v r a=7'",... ..�._. ... .. • •i ..„,) !\t:�... / \�`a X11 . l'71-If-1 I N' E:'!•v4-,,i. ,0•49'S'''"-- f ,-. il kit ..1 . ,-.. 1 . , ii -4/_;. . -- ., ,_ , .. ....... .„. . ., .4,t _ ,4 :,-‘0.*,...s.,,T.-1-.4,-,,...4.4,,,-- -.2ar , ..- • ,Ian s,i� . !� f� I 1t�::3ry - // •pi-i.-141-- g. ikarowit..-. f s'tiA ,,,sv,AN4,It*, 00 , +a+t d +'Ed 111^.1 �gh..• am• � • / .-T -I-; Bli `i ,.a 1 1.'4.. .7 . , i $ • 1L a .rte• . 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AI _ __--- _ r _ - Q1 A O --- — art 0 pp 0p 0I) aa ► --- � pr -- --- rri °®' 11-n_0p 0 0 n - - 1 - n - �� rr ° 11 I up\`--____--- .1 j..;.W:1-,f.:334.7n, ii..";' ' lir: lb -N'... 1 `` ' *C—,, iim—M-11... ISSib..wilil ,..._ & 010 ni,44 s ice' -• ACKNOWLEDGMENTS City Council: Jeff Comerchero, Mayor Mike Naggar, Mayor Pro Tern Maryann Edwards, Councilmember Matt Rahn, Councilmember Michael McCracken, Councilmember Jefferson Corridor Ad Hoc Sub-Committee: Jeff Comerchero, Mayor Michael R. McCracken, Councilmember Chuck Washington, Councilmember(former Councilmember) Planning Commission: Pat Kight, Chairman Lanae Turley-Trejo, Vice Chair John Telesio, Planning Commissioner Ron Guerriero, Planning Commissioner Stan Harter, Planning Commissioner Uptown Jefferson Steering Committee: Pat Kight, Planning Commission Lanae Turley-Trejo, Planning Commission Bob Hagel, Public Traffic/Safety Commission Gary Youmans, Public Traffic/Safety Commission Eric Willis, Community Services Commissioner Cecilie Nelson, Community Services Commissioner Carl Carey, Planning Commission (former Committee member) Michael McCraken, Community Services Commission (former Committee member) Felicia Hogan, Community Services Commission (former Committee member) City of Temecula Executive Staff: Aaron Adams, City Manager Greg Butler, Assistant City Manager Armando G. Villa, AICP, Director of Community Development Kevin Hawkins, Director of Community Services Tom Garcia, Director of Public Works/City Engineer Peter Thorson, City Attorney City of Temecula Planning and Public Works Staff: Luke Watson, Senior Planner Dale West, Associate Planner Katie Innes, Associate Planner Jerry Gonzales, Associate Engineer Annie Bostre-Le, Special Projects Engineer Technical Consultants to the City MIG -Visioning and Outreach Consultant Environmental Science Associates - Environmental Consultant Frank Miller-Architectural Consultant Keyser Marston Associates - Economic and Market Analysis Many individuals assisted in the comprehensive development of the Uptown Jefferson Specific Plan. In particular the contribution and involvement of the following individuals for assisting with the preparation of this Specific Plan is acknowledged: John Degange, GIS Administrator/Aaron Mathews, Senior IT Specialist/ Amer Attar, Principal Engineer / Aldo Licitra, Associate Engineer / Frank Carranza, Central Services Supervisor / Norma Childs, Central Services Coordinator / Brandon Rabidou, Assistant Planner TABLE OF CONTENTS Chapter 1 Introduction & Overview 1-8 A. Purpose of this Specific Plan 1-8 B. Specific Plan Organization 1-10 C. Specific Plan Location 1-11 D. Background and Plan Context 1-12 E. Existing Conditions 1-13 F. Public Visioning and Outreach 1-14 G. Policy Framework: Visioning Recommendations &Goals 1-17 H. Focus Areas/Catalyst Sites 1-25 I. Feasibility and Market Analysis 1-27 J. Anticipated Development Scenario of the Plan 1-29 Chapter 2 Plan Administration 2-1 A. Plan Authority 2-1 B. Relationship to Other Plans/Codes/Ordinances 2-1 C. Plan Applicability 2-3 D. Severability 2-3 E. Legal Non-Conformities 2-4 F. Minor Exceptions and Variances 2-5 G. Permit Processing Procedures 2-6 H. Planning Application Types and Review Authority 2-8 I. Specific Plan Phased Compliance 2-9 J. Historic Preservation 2-10 K. New Streets In-Lieu Fee Program 2-16 L. District Boundary Changes 2-17 Chapter 3 Uptown Jefferson Specific Plan Districts 3-1 A. Uptown Jefferson Specific Plan District Descriptions 3-3 B. Land Use Regulations 3-20 C. Standards for Specific Uses 3-23 D. Adaptive Re-use 3-30 E. Development Standards 3-31 F. Building and Parking Placement Standards 3-38 G. Block and Circulation Standards 3-43 H. Sidewalk Standards 3-47 I. Street Cross Section Standards 3-49 J. Sign Standards-All Districts 3-65 TABLE OF CONTENTS Chapter 4 Architectural Standards 4-1 A. Building Types 4-1 B. Building Type Standards 4-9 C. Frontage Types 4-40 D. Frontage Type Standards 4-44 Chapter 5 Design Guidelines 5-1 A. Goals of the Design Guidelines 5-1 B. Architectural Design Guidelines 5-1 C. Parking Design Guidelines 5-18 D. Alley Guidelines 5-20 E. Utility Guidelines 5-21 F. Landscape Guidelines 5-22 G. Public Art Design Guidelines 5-24 H. Outdoor Dining (Sidewalk Café)Guidelines 5-24 I. Streetscape Guidelines 5-26 J. Public Space Design Guidelines 5-28 Chapter 6 Mobility and Infrastructure 6-1 A. Introduction 6-1 B. Street Network 6-3 C. Bicycle and Pedestrian Facilities 6-6 D. Transit Facilities 6-10 E. Infrastructure 6-11 F. Parks and Recreation Facilities 6-21 Chapter 7 Implementation & Financing 7-1 A. Introduction 7-1 B. Financing 7-15 TABLE OF CONTENTS Exhibits Exhibit 1-1: Uptown Jefferson Specific Plan Area 1-11 Exhibit 2-1: Uptown Jefferson Specific Plan Area 2-2 Exhibit 2-2: Historic Sites Outside of Old Town Temecula 2-11 Exhibit 2-3: Location of the Gonzalez Adobe 2-12 Exhibit 3-1: Uptown Jefferson Specific Plan District Map 3-2 Exhibit 3-2: Uptown Center District 3-4 Exhibit 3-3: Uptown Hotel/Tourism District 3-6 Exhibit 3-4: Uptown Sports/Transit District 3-8 Exhibit 3-5: Uptown Arts District 3-11 Exhibit 3-6: Wilder Hills Residential Overlay 3-13 Exhibit 3-7: Creekside Village District 3-15 Exhibit 3-8: Creekside Village Commercial Overlay 3-17 Exhibit 3-9 Building and Parking Placement Standards for Lots Front a New and/or Existing Street 3-39 Exhibit 3-10: Building and Parking Placement Standards for Lots Fronting 1-15 3-40 Exhibit 3-11: Building and Parking Placement for Lots Fronting Murrieta Creek 3-41 Exhibit 3-12: Parking Placement for Lots Fronting Santa Gertrudis Creek 3-42 Exhibit 3-13: Hypothetical Development of New Streets 3-44 Exhibit 3-14: Hypothetical Street Network 3-46 Exhibit 3-15: Sidewalk Cross Sections 3-47 Exhibit 4-1: Range of Building Types 4-2 Exhibit 4-2: Duplex/Triplex/Quadplex Building Type 4-9 Exhibit 4-3: Mansion Apartment Building Type 4-12 Exhibit 4-4: Rowhouse Building Type 4-16 Exhibit 4-5: Residential Stacked Flat Building Type 4-20 Exhibit 4-6: Live/Work Building Type 4-24 Exhibit 4-7: Courtyard Building Type 4-28 Exhibit 4-8: commercial Block Building Type - Parking Separate from Building 4-32 Exhibit 4-9: Commercial Block Building Type "Liner Building" - Building Wrapped Around Parking 4-33 Exhibit 4-10: Tower Over Podium Building Type 4-36 Exhibit 4-11: Allowable Frontage Types 4-42 Exhibit 4-12: Shopfront Isometric View 4-44 Exhibit 4-13: Shopfront Site Plan View 4-44 Exhibit 4-14: Shopfront Cross Section View 4-44 Exhibit 4-15: Arcade Isometric View 4-45 Exhibit 4-16: Arcade Site Plan View 4-45 Exhibit 4-17: Arcade Cross Section View 4-45 Exhibit 4-18: Tall Arcade Isometric View 4-46 Exhibit 4-19: Tall Arcade Site Plan View 4-46 Exhibit 4-20: Tall Arcade Cross Section View 4-46 Exhibit 4-21: Gallery Isometric View 4-47 Exhibit 4-22: Gallery Site Plan View 4-47 Exhibit 4-23: Gallery Cross Section View 4-47 Exhibit 4-24: Two-Story Gallery Isometric View 4-48 Exhibit 4-25: Tow-Story Gallery Site Plan View 4-48 Exhibit 4-26: Two-Story Gallery Cross Section View 4-48 Exhibit 4-27: Forecourt Isometric View 4-49 Exhibit 4-28: Forecourt Site Plan View 4-49 TABLE OF CONTENTS Exhibit 4-29: Forecourt Cross Section View 4-49 Exhibit 4-30: Stoop Site Plan View 4-50 Exhibit 4-31: Stoop Isometric View 4-50 Exhibit 4-32: Stoop Cross Section View 4-50 Exhibit 4-33: Porch Site Plan View(Option A) 4-51 Exhibit 4-34: Porch Isometric View(Option A) 4-51 Exhibit 4-35: Porch Cross Section View(Option A) 4-51 Exhibit 4-36: Porch Site Plan View(Option B) 4-52 Exhibit 4-37: Porch Isometric View(Option B) 4-52 Exhibit 4-38: Porch Cross Section View(Option B) 4-52 Exhibit 5-1: Building Form 5-2 Exhibit 5-2: Shopfront Frontage 5-3 Exhibit 5-3: Arcade Frontage 5-4 Exhibit 5-4: High Arcade Frontage 5-5 Exhibit 5-5: Gallery Frontage 5-6 Exhibit 5-6: Two-Story Gallery Frontage 5-7 Exhibit 5-7: Forecourt Frontage 5-8 Exhibit 5-8: Stoop Frontage 5-9 Exhibit 5-9: Porch Frontage 5-10 Exhibit 5-10: Mixing Frontage Types 5-11 Exhibit 6-1: Existing Street Network 6-2 Exhibit 6-2: Hypothetical Street Network 6-5 Exhibit 6-3: Proposed Bicycle, Trail and Pedestrian Facilities 6-6 Exhibit 6-4: Existing and Future Sidewalk Facilities 6-8 Exhibit 6-5: Existing Transit Routes and Bus Stops 6-9 Exhibit 6-6: Existing Water Lines 6-14 Exhibit 6-7: Existing Sewer Lines 6-16 Exhibit 6-8: Existing Storm Water Drain Lines 6-18 Tables Table 1-1:KMA Market Analysis -Strengths and Weaknesses 1-27 Table 1-2: Market Strength by Land Use 1-28 Table 1-3: Low and High Market Demand by Land Use 1-28 Table 1-4: Anticipated 20 Year Specific Plan Development Scenario 1-29 Table 2-1: Planning Application Types and Review Authority 2-8 Table 2-2: Uptown Jefferson Specific Plan- Phased Compliance Matrix 2-9 Table 2-3: Temecula Local Historic Structures 2-10 Table 3-1: Land Use Matrix 3-20 Table 3-2: Allowable Building Height by District 3-31 Table 3-3: Lot Size Standards by District 3-32 Table 3-4: Set Back Standards 3-32 Table 3-5: Allowable Building Types by District 3-33 Table 3-6: Allowable Building Frontage Type by District 3-33 Table 3-7: Required Percentage of Building Frontage on Build-to-Line by District 3-34 Table 3-8: Allowable Architectural Encroachments -All Districts 3-35 Table 3-9: Parking Requirements -All Districts 3-36 Table 3-10: Building and Parking Placement Standards for Lots Fronting a New or Existing Street 3-39 Table 3-11: Building and Parking Placement Standards for Lots Fronting 1-15 3-40 TABLE OF CONTENTS Table 3-12: Building and Parking Placement Standards for Lots Fronting Murrieta Creek 3-41 Table 3-13: Building and Parking Placement Standards for Lots Fronting Santa Gertrudis Creek 3-42 Table 3-14: Block Standards 3-45 Table 3-15: Sign Types Permitted by District 3-67 Table 3-16: Sign Area Calculation 3-71 Table 3-17:Sign Design Standards by Sign Type 3-72 Table 3-18: Sign Design Standards -Temporary Signs 3-73 Table 4-1: Permitted Building Types by District 4-3 Table 4-2: Building Type and Land Use 4-4 Table 4-3: Duplex/Triplex/Quadplex Building Type by District 4-10 Table 4-4: Mansion Apartment Building Type by District 4-13 Table 4-5: Rowhouse Building Type by District 4-17 Table 4-6: Residential Stacked Flat Building Type by District 4-21 Table 4-7: Live/Work Building Type by District 4-25 Table 4-8: Courtyard Building Type by District 4-29 Table 4-9: Commercial Block Building Type by District 4-33 Table 4-10: Tower Over Podium Building Type by District 4-37 Table 4-11: Permitted Frontage Types by District 4-43 Table 7-1: Action Items to Achieve the Vision of this Specific Plan 7-5 Appendices A. Glossary of Terms B. General Plan Consistency C. Jefferson Avenue Study Area Market Assessment D. New Streets In-Lieu Fee E. Landscape Plant List F. Conceptual Case Studies CHAPTER 11 INTRODUCTION & OVERVIEW Chapter 1 Introduction & Overview A. Purpose of this Specific Plan Under California law, a specific plan is a planning tool that allows a City to define a r r vision for a specific area and apply guidelines I' nrir 3.1 and regulations for implementation, consistent with the general plan. It Al*, ' 14;�, '�t; �PIA ;;:- establishes a link between implementing ti • 1"L . ' t, l''`":�"-: policies of the general plan and the individual r " •• ' `''� • r - � � development standards of a defined area. A �'+ ` i .X 1, i 't y- "r' - specific plan may be as general as setting ,t"�.� i '�'1' �� forth broad policy concepts, or as detailed as 3 lei providing direction to every facet of development from the type, location and intensity of uses to the design and capacity of Winchester Square Shopping Center Revitalization Case Study infrastructure; from the resources used to finance public improvements to the design guidelines of a subdivision. This Plan is designed to bring new life to the Jefferson Avenue corridor by encouraging residential, commercial and retail uses, and reducing development obstacles, such as environmental review, parking, and permit processing. As of 2014, the zoning and development standards for the specific plan area have essentially remained unchanged for nearly 25 years. The City of Temecula was incorporated in 1989, and after incorporation, the City adopted the County of Riverside's existing zoning and development standards, and applied them to the new development that continued to occur within the Jefferson area. Over the years, the area continued to develop under these standards, into what it is today. The specific plan area is currently at a crossroad in its evolution. This new specific plan document provides updated development standards that will act as a guide for future development over the next 20 years. The document has many purposes: i. It will replace outdated zoning standards and development requirements with new form-based code which will re-shape the area's future and overall character. ii. It will guide the revitalization, reinvestment and redevelopment of the area as public and private reinvestment begins to occur. iii. It will ensure that infrastructure improvements will be provided in a timely and cohesive manner. iv. It will achieve the community-identified future vision for the area. The Uptown Jefferson Specific Plan is a form-based code. Form-based codes are unique in that they foster predictable built results and an active and vibrant public realm by focusing on the physical-form of buildings rather than the strict separation of land uses. This is a paradigm shift from typical zoning principles. This approach differs from conventional zoning practices where various land uses such as commercial, residential, industrial and institutional uses are separated from one another; consequently, creating an strong reliance on the automobile for nearly all daily activities. In contrast to conventional zoning, form-based code principles require that buildings are not constructed to fit one specific land use. Instead, under a form-based code, buildings are constructed in a manner that yield flexibility in building form and design, allowing for land uses to fluctuate as a result of the changing economic landscape. Form-based codes employ the combination of both building forms and building frontages to create a pedestrian scaled-urban environment, and encourage mixed-use development in an urban setting. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-8 CHAPTER 11 INTRODUCTION & OVERVIEW This specific plan is intended to be used by property owners, business owners, City staff and other decision makers as the guide for all future development in the specific plan area. This plan is the tool that will put the community's future vision into action by allowing a greater array of development opportunities and flexibility in land use options, by allowing for mixed-use in-fill development to occur within the specific plan area in a streamlined and predictable fashion. The implementation of this specific plan will occur overtime as the economic market conditions make this area ripe for revitalization and when a property owner choses to pursue changes consistent with the plan. This specific plan presents development regulations and standards in both words and illustrations to express the appropriate form, scale, massing and character of a building relative to the geographic location or district within the specific plan area. More specifically, the development standards regulate the site planning and urban design for buildings along the street. This in turn defines the streetscape to achieve the human scale and walkability desired for the Uptown Jefferson Specific Plan area. As part of this specific plan, six districts and two overlay zones have been established with their own distinct development and land use regulations. Each district is intended to cultivate its own unique character through the implementation of this plan over time. The Uptown Jefferson Specific Plan is made up of three main components: i. Allowable land uses which define the type of businesses and housing types that will be established within the area to create an urban environment. ii. Development standards and guidelines which will result in predictable results and an active public realm. iii. Architectural standards and guidelines that will result in a high quality urban environment. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-9 CHAPTER 11 INTRODUCTION & OVERVIEW B. Specific Plan Organization 1. Chapter 1: Introduction and Overview Chapter 1 provides a discussion regarding the overall vision of the Plan area, a discussion existing conditions and context of the Plan, the vision of how the area will transform over the next 20 years, including focus areas or catalyst sites, and the anticipated development potential for the Plan area. 2. Chapter 2: Plan Administration Chapter 2 discusses the specific plan's relationship to the General Plan, Temecula Municipal Code and other regulations, legal non-conformities, the approval authority and processing procedures for land use permits, development permits and other discretionary permits, and the new streets in-lieu fee. 3. Chapter 3: Development Standards Chapter 3 identifies the zoning districts, allowable land uses, development standards for new or, adaptive re-use, historic preservation, street cross sections, and sign standards for all future projects within the specific plan area. The standards in this chapter are form-based and intended to clearly illustrate the development regulations and standards in the Uptown Jefferson area by emphasizing building form and a building's relationship to the public realm over land use. 4. Chapter 4: Architectural Standards Chapter 4 provides the required development standards for the allowable building type and frontage type within each district. Standards addressed include: pedestrian access, vehicular access and parking, service and utilities, open space, landscaping and building size and massing. 5. Chapter 5: Design Guidelines Chapter 5 provides a discussion of the design principles for building form, parking lots, landscape, alleys and paseos that should be applied to all projects in the specific plan area. 6. Chapter 6: Mobility and Infrastructure Chapter 6 discusses how the area will be supported by future CIP and infrastructure projects, existing and future circulation improvements including streets, sidewalk, bicycle facilities and infrastructure need to fulfil the vision of the Plan. 7. Chapter 7: Implementation and Financing Chapter 7 specifies action items to be taken as development occurs in the future, and how public and private improvements may be financed. 8. Appendices The appendices include the following reference documents: A. Glossary of Terms B. General Plan Consistency C. Jefferson Avenue Study Area Market Assessment D. New Streets In-Lieu Fee E. Landscape Plant List F. Conceptual Case Studies DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-10 CHAPTER 11 INTRODUCTION & OVERVIEW C. Specific Plan Location The Uptown Jefferson Specific Plan Area, encompasses approximately 560 acres, and is located north of Rancho California Road, west of Interstate 15, south of Cherry Street, and east of Diaz Road. A map of the specific plan area is shown below in Exhibit 1-1. ' F _ 1 / • T c _ eser we c isilit Wu R . r '�" ",Art I # el* . ,„ . - lit. .. i tiwY• J .Y f 1s ;a kt' ""F i t4L f .4 / 411:04: Taireale n, s. t. lit Exhibit 1-1: Uptown Jefferson Specific Plan Area DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1.11 CHAPTER 11 INTRODUCTION & OVERVIEW D Background and Plan Context The specific plan area includes much of the oldest • . commercial development in the City. At one time, the ` specific plan area was vibrant and bustling with activity. The \ t , area encompassed the City's first commercial core; t - • ♦ complete with a grocery store and barber shop, and was 't '+� •� dili%one of the only places residents could shop for every day , , `� 4111)41.4:. +. ', ► ''44 goods and services. The area was an important, locally- ` 4Y- serving community destination along historic route Highway 1 �#� �� , �:# .•1'- 395, which was the primary vehicular thoroughfare through ` '�Y`�• '+,� ,�� •• f�v the area prior to the construction of Interstate 15. �" • „+��% Following the incorporation of the City in 1989, the area I'd` 11 ••••�: ' continued to develop under typical Post-World War II, auto- , ma `..- s . y dominated development patterns: an eclectic mix of light , -----: + ,• '�; -' _ .rillk •industrial, office, strip-commercial and retail uses serving / % - . kit, • r , the local community. Although many of the businesses - : ff 'fir e ' ' •S. ; within the specific plan area are still economically-vibrant , t A.` and provide vital services to the community, the area has ` r . 11 ; ` since been overshadowed by new development activity and Jefferson Specific Plan Area-Circa 1989 private investment taking place in other areas of the City, including the Promenade Mall and Old Town. As a result, enhancing the area's assets to spark reinvestment and redevelopment is critical to the area's long term future. The r4°. `b - ..` primary objective of the specific plan is to be a catalyst to `•►�� ,- - ~ promote economic longevity, not only within the specific j� plan area itself, but within the City and the region as a " 46 >�, rl' -V '4 whole. , l� .1,;�� 1-i� ta• . r• K ill .r .}ram'?" •'' ,Ff- *- J Winchester Square Shopping Center-Dominated by parking lot fronting Jefferson Avenue /51 fri004 1 ,, CALIFS v DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-12 CHAPTER 11 INTRODUCTION & OVERVIEW E. Existing Conditions The Jefferson Avenue corridor (from Cherry Street to Rancho , California Road) is approximately 2.3 miles long. Within the approximately 560 acres of the specific plan area, 240 acres .• c are currently zoned Open Space-Conservation (OS-C) or , Public/Institutional (PI), leaving approximately 317 acres of "' ,r _ T� commercially zoned property with future development and revitalization potential. No residential development, mixed use development, parks or recreational facilities currently ....00 " f exist within the specific plan area. ,rr The specific plan area benefits from a range of assets Jefferson Avenue and Winchester Road Intersection- including Murrieta Creek and nearby open spaces, lush Non Pedestrian/bicycle Friendly hillside views, convenient freeway accessibility and a visual window from 1-15, as well as a number of successful locally- owned businesses providing niche services and products, and a number of hotels and a strong tourism base. However, the area also experiences significant challenges including traffic congestion at key intersections during commute hours, few transportation options, lack of identity, numerous under- utilized or disinvested properties, incomplete public improvements, and no residential uses. Despite the recent economic downturn, based upon analysis completed in 2013, Temecula's current population of 106,289 is expected to grow 2% annually over the next 25 years, leading to an estimated population of 112,200 in 2020 and Jefferson Avenue—Area without Sidewalks 118,900 in 2035. Where will this growth occur? The Temecula General Plan policies encourage the revitalization of older commercial and industrial centers, by promoting mixed-use and in-fill development in areas such as the Uptown Jefferson Specific Plan area. Thus, this area - — � , • becomes an important location to capitalize on future • ",:.: ? - '' economic growth and development. , Sit • Old Adobe Plaza—Gonzalez Adobe in Center of Photograph DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-13 CHAPTER 11 INTRODUCTION & OVERVIEW F. Public Visioning and Outreach Visioning is typically done as the first step for any planning process. The purpose of the visioning process is to have the community assess where they are now, and determine where they hope to be in the future. r, x t'""t In an effort to determine how the specific plan area could evolve over time, and to obtain a community-driven vision for - the area's future, the City embarked on an "award winning" nine month public visioning process dubbed "Envision bi ; s Jefferson." Beginning in October 2011, this process - • h I.. $ - included a series of six community visioning workshops, ' 1 ' • multiple stakeholder interviews, and technical analyses from ,�!f,�J .c t:>r City staff and consultants. All property owners and Visioning Workshop# 1 -Presentation businesses within the specific plan area were notified of each workshop. Additionally a dedicated website envisionjefferson.org was created for posting public meeting notices and the outcomes of each workshop. The six pubic . K visioning workshops were held with business owners, -, ` i property owners, and other interested community members, r to develop a community-based vision for the specific plan area's future. The task at hand was to envision the specific a '�, i i•A • ,AN, plan area's development potential and transformation over a 20 year timeframe. lit t' The goal of the six public visioning workshops was twofold: I. 1) to educate the community members about the specific plan area and related planning concepts, and 2) to craft a - community driven vision and set of policy directions that Visioning Workshop#2—"Placemaking" Break—out would provide the City with a clear focus for developing Session Jefferson Avenue Study Area Visioning Workshops Timeline October 18, December 6, February 2, April 5, June 14, July 19, 2011 2011 2012 2012 2012 2012 • • Workshop 4 3 Workshop 4 5 Workshop#1 Workshop 4 2 Identifying Workshop 4 4 Market Analysis& Workshop 4 6 Existing Conditions, Urban Design& ConceptualDevelopment Visioning Policy P Transportation& p Vision,Opportunities "Placemaking" Districts Complete Streets Scenarios Recommendations &Challenges &Case Studies DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-14 CHAPTER 11 INTRODUCTION & OVERVIEW policies and standards for the future specific plan document. . Community members learned and discussed a full range of 7ii IIIPMwabmlmmr w planning topics including existing conditions, urban design and "placemaking," districts, transportation and mobility, - . 411, complete streets, open space, housing, economic • development and the findings from an economic market 1. 7)' . . ". . :7411.1S . f , assessment completed for the specific plan area. As a guiding principle, project team members carefully ak„ s" designed each workshop to ensure that presentation of ` +' information did not dominate the workshops. Following the .� 'I• information staff/consultant presentation portion of the meeting, the balance of the workshop was spent listening to and Visioning Workshop#3—identifying Districts, documenting the workshop participants' ideas, concerns and Preference Polling desires. Each workshop involved documenting the community's discussions and comments using a technique M, it' referred to as a "wall graphic." These wall graphics were used to develop the resulting eight visioning l «, , "oral recommendations used to create the Uptown Jefferson Specific Plan. Across the visioning process's six meetings, 145 community members participated, many of whom :3, • attended multiple workshops. 41,,,,. • • ,A,. ,. 1 On August 14, 2012, the City of Temecula City Council IL _ , • reviewed the eight visioning recommendations and 7join, /r: authorized staff to move forward with the preparation of the Jefferson Specific Plan. These eight recommendations set the policy foundation for the specific plan and its isioning Workshop#4—Complete Streets implementation programs. This policy framework served as the basis for the Uptown Jefferson Specific Plan. 4,+,, rs 154-4 r 1- 2* E VISION u: ,:r" ea...VR E.00W 4 I ,4IC ,ts� w "3 s..'9 '' !� -/ice 4 r iiL1• ,� ass-�tinc,L't is �., /()Peel, ' .., •fir/' ry (,art` w,rN ELM F �\ l _ n r►�s n .4tyu.. Y. c 'Rocs ".' �- r,yyFirn p r++-N' '�� Y� OVIAKre avewa . woroar?sPtr ✓. pip it, ,, Ali yF. r ,K V� -�,-"7:- .c �'" AJV1�u�Ctyp,+1l�L �/ ,4tf ir. I r .,. .'S vtrJ R?.( A \.,1:> I 0>ar4e-"`".' :� �. � J'+ ...i I Visioning Workshop Wall Graphic DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-15 CHAPTER 11 INTRODUCTION & OVERVIEW The outcomes of the community discussions and technical analyses contributed to development of the overall vision. The vision includes community-supported recommendations and goals that promote strategic economic development, enhance property values, and contribute to the long-term health of the local economy and community. Based on the visioning process and eight recommendations, the following community vision of Uptown Jefferson was created: Uptown Jefferson:A new vision: What can we expect? By peering through a visionary lens, Uptown Jefferson will be Temecula's newest "destination." Vibrant, sophisticated and unique, the area will be home to a diverse mix of residents of all ages, experiences and interests, living in eclectic, up-and-coming neighborhoods. These neighborhoods in Uptown Jefferson provide a unique metropolitan experience, rivaled by no other place in the city or region. The neighborhoods are up-scale and culturally robust, each with a distinct character and identity, offering a mix of homes, shops, offices, restaurants and other locally-serving uses. Complemented by an expanded mix of new locally-owned and corporate businesses, collectively they provide high quality jobs, as well as goods and services to local residents and visitors. The urbane neighborhoods in Uptown Jefferson are located within walking distance to a hub of quality and thriving businesses, technologically innovative employment centers, and higher- education facilities. The vibe of Uptown Jefferson fosters creativity, stimulates innovation, and provides a place for community members to work, learn and refashion the world around them. And historically important, locally-owned and operated business and services continue to thrive, side-by-side with the new wave of entrepreneurial ventures. Uptown Jefferson also contributes to the local tourism industry with expanded hotel offerings, restaurants and shops. In addition to expanding its service to traditional weekend-oriented tourism, the stronger presence of businesses and corporations fill hotel rooms and support small conventions and events that occur during the week. Esthetically enhanced and interconnected street networks provide expanded mobility options to residents, workers and visitors. In addition, one-stop parking combined with efficient transit, tree lined sidewalks and safe bikeways create the feeling of "complete streets." These expanded networks of bicycle paths, sidewalks, and multi-use trails connect neighborhoods, businesses, and recreation areas. Trails along Murrieta Creek connect active play fields and parks in the northern area, Old Town to the south, the business park to the west, and Promenade Mall and other neighborhoods to the east. Uptown Jefferson is designed and built from the collective, shared efforts of public participation, private development, and public investments. These efforts are driven by a community-based vision and priorities for strategic, feasible and flexible revitalization. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-16 CHAPTER 11 INTRODUCTION & OVERVIEW G. Policy Framework: Visioning Recommendations & Goals Eight community-supported visioning recommendations and goals have been identified resulting from the culmination of the public visioning process. These eight recommendations and goals provide the structure and direction for the development of specific policies and future implementation programs for the Jefferson Specific Plan. Recommendation 1: Strengthen Economic Development , ',t , Goal: Spark the revitalization of the area through 4. + comprehensive economic development strategies that M 1 i support a sustainable fiscal foundation for the future. 1 I��`r _ F, Objectives: *'�S, k id i. Build upon the community's existing assets. --ommo+ ii. Identify a variety of economic development . incentives to encourage public and private t` , reinvestment, attract desired uses, and spur new - ..- .n. urban development. iii. Incentivize the revitalization of underutilized parcels that are currently functioning at less than :: their market potential. , I-I ''' A .; Pr rf., i ._ iv. Encourage property owners to consider the go Fir tkii.kr formation of a Business Improvement District. 117, 7 v. Implement the City's Quality of Life Master Plan to ,� II/,���M:H� attract high-wage jobs, quality employers, and ,. - „, a4 higher education facilities into the area. ,, 1` � _i e,_e `--, T 1 vi. Build public infrastructure and make investments in f' '', 16 AO *, j 'lag i , public facilities as a catalyst for private investment. - t ' R J �• do.-....rlA q �_il es. + f \+ , ... .<. , ‘ _ plio* 1 ►t4. iMr ''' '� "w '{yam`► . 1 ,, o ' •'. ftf DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-17 CHAPTER 11 INTRODUCTION & OVERVIEW Recommendation 2: Expand the Mix of Uses Goal: Allow for greater flexibility and a wider array of land use Y,-.. .. ;, options within the specific plan area. .:x .:.'ti.,t; r w Future Action: 7- ";-' . ' i .. - tit _ v_ , . ..ft... i. Establish land use standards that will provide a mutually- rI • . + t:{-I?. - supportive, economically viable mix of land uses that ItirA ` ' i vwill: ` a. Attract professional high-wage jobs and .iir corporate employment opportunities, hotel and '�.1 ..:;• j� tourism related uses, locally-serving retail, ;..•' : t.. ' - • higher education, and cultural arts-oriented hm'= 4,'if s.-- uses. -r+ — -1: •-- ,:±:$ _ - - b. Provide high quality urban-residential housing development aligned with market forces and trends. '7 c. Activate the area by day, night, and weekends. d. Provide public open space amenities and I am recreational opportunities. i'1 OPI il I , •• Fir Pli ii a ! r ,,,-11 .......,..„. r> poi. es , `' ..- rroreetwor .■ as il* 1II .w DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-18 CHAPTER 1 I INTRODUCTION & OVERVIEW Recommendation 3: Define Districts and Neighborhoods Goal: Encourage the definition and development of districts within the area based upon current and historical uses in order to cultivate unique character. Future Action: i. Identify and establish inter-related, compatible districts and neighborhoods, with their own unique identity, providing opportunities to live, work, shop and play in a compact urban environment. EmP . . , e, Active/Passive Open , • ; Space&Recreation , strict . tit' District . t i .' 4 ,�I �►; ir r Empioyinent& Office District r ',... ✓". Existing \ Employment/Jobs ; Promer Cluster Retail&Res - ial — Mall Mixed-Use District Industrial, 1 Auto,&Arts Oriented Hotel& - District t Restauran ��— Disgict I, Employment, Jilt /� Office,& .:, / Education //_ Districy; Urban Residential & Neighborhood ,� j �!u Hu • Serving Mixed-Use District �. 7:-..—;\.1%-a .12 Jefferson AvMw Study Area & O...a...n w.«r.a tih.T,..tea / QCt, � w �_ i '�`. O/d T *tom_ 7 .r -ii. - --- .__--- DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-19 CHAPTER 1 I INTRODUCTION & OVERVIEW Recommendation 4: Improve Transportation, Mobility, Connectivity and Circulation Goal: Encourage the development of a multi-modal, interconnected circulation network that improves circulation for a: 1. , • ' Ir. 46,vehicles, bicycles, pedestrians and transit. .•w .. - Future Action: •` ' . ' ' fi • al 1 i. Implement Capital Improvement Projects to establish �+~ I. e an efficient, interconnected multi-modal mobility . . a' ' �o• ' network that capitalizes on north-south and east-west V Ii • circulation connectivity, including: - + ,� ear •'`. �w �- • r ..`•- a. French Valley Interchange Improvements '' b. Overland Bridge Extension — _ mgNiaraorifim•--=— -milimmilim c. Rancho Way Extension d. Jefferson Avenue Streetscape Beautification ii. Identify, prioritize, and program new circulation infrastructure projects to enable mobility for vehicles, bicycles, pedestrians and transit. f iii. Expand the existing roadway network by establishing . development standards that incentivizes the - • development of human-scaled streets, blocks, alleys, - and innovative parking systems. —- ,` 4" iv. Expand the feasibility of transit and encourage transit :,1 • . ` . <. ' __..ti oriented development. \.' ,f ;•, t v. Coordinate with Riverside Transit Agency on siting the ,�/� future transit center. /•• J 1 Illi DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-20 CHAPTER 11 INTRODUCTION & OVERVIEW Recommendation 5: Integrate Recreation, Open Spaces and Trails Goal: Encourage public and private investment in the development of world class walking and biking trails, public open spaces and active and passive recreation spaces. Future Actions: i. Orient future development to relate to the planned trail network. ii. Develop form-based standards that will require future -. _AM'7 development to orient toward open space amenities, particularly Murrieta Creek and the hillside to the west. iii. Coordinate with the appropriate agencies to facilitate K . the construction of the Murrieta Creek Flood Control . - t Improvements, trail system and associated recreational • • • ..)o amenities. 1. 6411 :'4 Aver, • iv. Work with the appropriate agencies to develop a plan - to implement the passive and active recreational - opportunities in the flood basin at the north end of the specific plan area. v. Develop form-based code standards that will require new development to incorporate plazas, open spaces 4., and passive/active recreational amenities. f 1 E IA1. At. ¢ Z ? 11. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-21 CHAPTER 1 I INTRODUCTION & OVERVIEW Recommendation 6: Create Updated and Flexible Development Standards Goal: Create urban development standards that will guide future development while being flexible and adaptable to changing market demands and economic conditions. Future Actions: i. Draft a form-based code tailored to the specific plan area to guide future revitalization and achieve the community's overall vision. ii. Establish development standards that strengthen the character of the streetscape and public realm. iii. Maximize property values by allowing for greater density and increased building heights, which are both economically feasible and compatible with the character of the surrounding - / community. Murneta Creek iv. Consider the use of flexible, urban parking standards and parking ( � ` .\ provisions that allow for shared parking facilities. -r:* w v. Consider a streamlined review Y 75' --. - -m.......i......... \--- process for projects that meet the _\_ requirements of the form-based code. _ Jefferson Avenue �-'" tntenUte Three-story building form with 4th floor setback 7 Three-story forecourt \\ Vi/7 r building form -.. & - , • / /\\\\X ' _/ 1 Three-story \ i" ✓# rectangular block j \ r " _ ! �, ' ` —&- . Two-s arcade :� t v frontage type r go, \ �, ,C , ► \'Primary facades(in color) - � , ' + N positioned on build-to line 1 4, { Two-story gallery • `�, \ frontge type ,, `1 °° �C Ore-stop arcade ,. `r c0.., `off .%ithin the forecourt , "` \ '7 N One-story gallery • DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-22 CHAPTER 11 INTRODUCTION & OVERVIEW Recommendation 7: Build and Maintain a Comprehensive Utility Infrastructure System Goal: Ensure adequate infrastructure capacity to support future • urban development _ , Future Actions: sit` `'" - i. Coordinate with appropriate utility providers, including water, sewer, electrical, solid waste, gas and communications, to ensure adequate service and future capacity. • ii. Develop an infrastructure financing and phasing plan _ for the area. iii. Link strategic investments in public infrastructure to community priorities and private developments to support the transformation of the area. • -.I AS *41 I�ti DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-23 CHAPTER 11 INTRODUCTION & OVERVIEW Recommendation 8: Establish Distinct Identity Goal: Establish a recognizable identity, experience, and brand. Future Actions: i. Implement Streetscape Beautification Improvements along Jefferson Avenue to t (IJ create"Temecula's Great Street." f I (p1f ItVI .@ 1 O ii. Develop public signage standards as a _ _ _ branding strategy to guide the design and placement of way-finding signage, 40 neighborhood/district monumentation, - •• w .11 • gateway signage, and light pole banner ' i ' signs. iii. Implement a district identity that reflects Highway 395's historic legacy. iv. Establish branding and/or create themes to guide future development for each defined district or neighborhood. v. Emphasize the unique characteristics of the l) specific plan area's location, natural setting, built �� environment and adjacent uses when establishing branding. vi. Establish architectural guidelines to ensurekli ' , consistency in building materials and architectural styles to achieve the future vision and identity. - • •. B . - . _MIMI N isi v 0 ,� • .t R '•.is',`-• y mom am T .,ir p A { ir L . 7. -,;0+' •'' E r'k* , _ {- III' `. �T DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-24 CHAPTER 11 INTRODUCTION & OVERVIEW H. Focus Areas / Catalyst Sites During the visioning process, community members, property owners, City staff and consultants identified focus areas that represent potential gateways into the specific plan area, and/or"catalytic" sites that could be a first step in spurring revitalization. In addition, key circulation infrastructure improvements are identified as future development occurs. 1. Overland Drive Gateway Once the City's first true commercial core, this focus area has good east-west vehicular circulation, freeway access and visibility, and a strong connection to the Temecula Promenade. The existing Winchester Square shopping center could be transformed as a catalytic site to create Temecula's new city-center, bustling with residential and mixed-used development, allowing residents to walk to nearby goods, services and employment. 2. Winchester Road Gateway The existing eclectic mix of automobile-oriented office, retail, and hotels enjoys direct freeway access, and a visual window from 1-15. The strong east-west connectivity and links to surrounding amenities could support a prominent gateway into the specific plan area, and provide a signature mixed-use district reflecting the area's unique"uptown" identity with urban dwellings in close proximity to employment, recreation and retail. 3. Del Rio Road "Y" Currently characterized by a cluster of older strip-commercial centers and service oriented uses, its proximity to the future Murrieta Creek Trail and western views of the hills could encourage creek-oriented, urban neighborhoods that enhance the overall character of Murrieta Creek. 4. Rancho California Road Gateway Today's existing cluster of hotels, restaurants and other highway and tourist-oriented commercial uses enjoy strong accessibility, circulation and highway visibility. Building on these assets and close proximity to Old Town, this southern-most gateway to the specific plan area could be enhanced with additional full service hotels, meeting spaces and other tourist serving uses that enhance the area's identity as a visitor-oriented destination. 5. Murrieta Creek Trail Improvements The specific plan area is set against lush hillside views and bordered by Murrieta Creek to the west, which provides an important eco-corridor connecting the built environment to its nearby natural environs. Future development will orient toward the creek, aligning with current planning efforts aimed at transforming Murrieta Creek into a vibrant, active recreational amenity with a multi-use trail for pedestrians, cyclists and equestrians. The trail will also provide important connections to Old Town to the south, the active/passive recreational open space area and Murrieta to the north, and the Temecula Promenade to the east. 6. Active/Passive Recreational Opportunities A 115 acre, unimproved detention basin located at the northern boundary of the specific plan collects rainwater during large storms, and is designated by the City's General Plan as Open Space (OS), which includes areas intended to be used as public or private permanent open space for parks, recreational facilities, trails and natural open space, among others. The Riverside County Flood Control District owns this property and plans to improve the site as an active sports park with baseball/softball diamonds, soccer fields, and trails. These recreational amenities will become a key community feature and destination for sports fans, athletes and recreation enthusiasts alike, providing a welcomed refuge from the surrounding urban landscape. 7. Future Transit Center The Riverside Transit Agency is currently studying the feasibility of locating a future transit center in the northern portion of the specific plan area near the French Valley Interchange and Cherry Street. The future transit center is expected to become an important part of the regional transportation system, serving commuters, cyclists and pedestrians with local bus service, in addition to bus-rapid transit to surrounding cities and Metrolink stations. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-25 CHAPTER 11 INTRODUCTION & OVERVIEW Additionally, the transit center will present opportunities for transit oriented development (TOD) to support the feasibility of expanded transit service in the future. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-26 CHAPTER 1 I INTRODUCTION & OVERVIEW 1. Feasibility and Market Analysis A key guiding principle, as directed by the City Council, was to ensure the specific plan is based upon economic feasibility & market realities. To that end the City consulted with Keyser Marston Associates (KMA) to prepare a market analysis for the study area to determining the types of land uses that the study Area could support based on prevailing market factors, trade area growth projections, and anticipated macroeconomic changes within each major land use category. The focus of the KMA market assessment was to evaluate the potential for development of new mixed-use development in the study Area. The assessment relied upon readily available third-party demographic and market data sources. KMA reviewed both existing and historical market trends to better understand future development potential. KMA also prepared 10-year market demand projections for various land uses within the study Area. 1. Uptown Jefferson Specific Plan Area Strengths and Weaknesses One of the outcomes of the market assessment was the identification of the specific plan areas strengths and weaknesses, which are listed in Table 1-1. Table 1-1:KMA Market Analysis-Strengths and Weaknesses Strengths Weaknesses • High freeway visibility and access • Lack of district identity/image • Incubator for"mom and pop"tenants • Incomplete street grid and wayfinding • Proximity to existing business park(eating and drinking demand) • Incomplete / inconsistent public • High personal and household incomes in the trade area improvements • High traffic volume and lack of • The City is nearly 85% built out pedestrian-friendly infrastructure ill- • Projected high rate of increases in population, housing units, and suited to create walkable environment jobs over the next 25 years for prospective residents and patrons • Growing demand for alternative multifamily housing types • Numerous underutilized properties and (townhomes, condominiums, and apartments) resulting from older retail space exhibit disinvestment scarcity of land, rising housing costs, and the increase in • Unsightly land uses will be nonfamily households incompatible with potential new • Increasing life expectancy and changing lifestyle patterns support development a range of multi-family and mixed-use development types • Limited vacant development sites • Apartments represent an increasingly strong investment in available for large-scale campus or locations close to employment and transportation master-planned development; assemblage/acquisition required • Rising land values/shrinking employment land inventory in North San Diego County and 1-15 Corridor may present opportunities to • Absence of residential base to support attract corporate campuses and/or research facilities retail/restaurants or generate nighttime activity • Planned creek bridges, proposed pedestrian/bike trails, and mountain views are an amenity for future residents and visitors • Competition from Old Town and Promenade Mall • Future planned Temecula Transit Center at the north end of the Study Area to provide additional transportation options • Future French Valley Parkway, connecting Jefferson Avenue and Ynez Road, to provide easier east-west access DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-27 CHAPTER 1 I INTRODUCTION & OVERVIEW Uptown Jefferson Specific Plan Market Assessment Based on the demographic trends and market conditions for the specific plan area and surrounding trade area, KMA assessed the market support for each land use in the near-, mid-, and long-term. These rankings are summarized in Table 1-2. Table 1-2: Market Strength by Land Use Land Use Near-term Mid-term Long-term 0-5 Years 5-10 Years 10+Years Office Weak Moderate Strong Hotel Weak Moderate Moderate Multi-Family Residential Moderate Strong Strong Retail/Restaurant Weak Moderate Moderate Uptown Jefferson Market Saturation KMA projects that over the next 10 years, the Study Area can support a total of 2.4 to 4.1 million square feet (SF) of new development. The development potential of the Uptown Jefferson Specific Plan is outlined in Table 1-3. Table 1-3: Low and High Market Demand by Land Use 10—Year Demand by Low High Land Use Office 478,000 s.f. 717,000 s.f. Hotel 132 Rooms 293 Rooms Residential _ 1,368 Units 2,280 Units Retail/Restaurant 142,000 s.f. 324,000 s.f. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-28 CHAPTER 11 INTRODUCTION & OVERVIEW J. Anticipated Development Scenario of the Plan The development capacity within the specific plan area is based upon residential dwelling units and commercial square footage, where all land in the specific plan area is presumed to be constructed in accordance with a specified residential density, floor-area-ratio, and urban development standards. The anticipated development scenario is expressed as estimates of total residential dwelling units and total commercial square footage. Table 1-4:Anticipated 20 Year Specific Plan Development Scenario 1 2 3 Buildable Acres Commercial s.f. Residential d.u. Total Development Potential 128 1.9 3,726 5.5 acres million s.f. d.u. million s.f. Footnotes: "Nets-out" Murrieta Creek Open Space. Assumes 30% of the total gross acres to be dedicated to future streets and alleys. Assumes 50% of the remaining acreage will be dedicated to surface parking or a parking garage and is not counted in the total development potential. Assumes a FAR of 1.0 for Retail and Restaurant uses and an FAR of 2.0 for Office and Hotel uses for all districts, except Uptown Center where a FAR of 2.5 was assumed for Office and Hotel uses. 3 Assumes a Residential density of 45 du/acre in all districts. The anticipated development calculation assumes approximately 30% of the total gross acres to be dedicated to future streets and alleys and 50% of the remaining acreage will be dedicated to surface parking or parking garages. It does not take into account additional site constraints, such as fault lines, biological habitat, soil conditions, etc., that could limit development on any given parcel. It also does not include any of the property within the specific plan area that is currently zoned Open Space Conservation (OS-C). This area will remain as permanent open space under the new specific plan. Based upon the above assumptions, approximately 5.5 million square feet of new development could be constructed under the specific plan area within a 20-year horizon. This includes approximately 1.7 million square feet of new commercial development, 315 new hotel rooms and 3,726 new residential dwelling units. The new development is assumed to replace all existing development in the specific plan area. The existing total development on the ground to date is approximately 3.8 million square feet. Development calculations are based on assumptions of the amount of buildable acreages within each district. The anticipated 20-year development scenario is outlined in Table 1-4. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 1-29 CHAPTER 21 PLAN ADMINISTRATION Chapter 2 Plan Administration Plan Authority California Government Code Sections 65450 through 65457 provides the necessary authorization for the City of Temecula to prepare and adopt the Uptown Jefferson Specific Plan. The Uptown Jefferson 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 2-A. Discretionary permits, including 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 City of Temecula General Plan, planning law, including the California Environmental Quality Act (CEQA) and the Subdivision Map Act. The City of Temecula Community Development Department is responsible for the administration, implementation, and enforcement of this specific plan. Relationship to Other Plans/Codes/Ordinances The Uptown Jefferson Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the Chapter 17 of the Temecula Municipal Code as they currently exist or may be amended in the future. The provisions of the Municipal Code shall apply when they do not conflict, undermine, or counteract the provisions of the Uptown Jefferson Specific Plan. Where there is a conflict between the regulations of the Uptown Jefferson Specific Plan and the regulations of the Temecula Municipal Code, the regulations provided herein shall prevail. Where regulation is not provided in this specific plan, the provisions of the Municipal 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 Municipal Code. Additionally, the City of Temecula shall administer the Uptown Jefferson 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: i. Adult Business Ordinance ii. Mount Palomar Lighting Ordinance iii. Smoking Ordinance iv. Massage Ordinance v. Noise Ordinance vi. Subdivision Ordinance When provisions of various adopted regulations are different than that of this specific plan, the regulations of this specific plan shall apply. When various adopted provisions are not provided in this specific plan, the provisions of the applicable adopted ordinance shall prevail. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-1 CHAPTER 21 PLAN ADMINISTRATION .Exhibit 2-1: Uptown Jefferson Specific Plan , Area —'a- Se•.• 1 \ ..�. .... :. i I ni . ...,..,.•• A.:. • ... .. • I' . Me Mit F - .. . ON Beea/ , tita/1.2 .; •.- .. ' •/1'- . .'. • `R %i ....... I { i 0 550 1 106 2 200 Feet •J _______.. .,..-.. F.1.a.�... _ - . - DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-2 CHAPTER 21 PLAN ADMINISTRATION 1 Relationship to the City of Temecula General Plan The Uptown Jefferson 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/project is considered to be consistent with the General Plan when the following conditions exist: i. The proposed use/project 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. ii. The proposed use/project is in conformance with the goals, policies, programs and guidelines of the elements of the General Plan. iii. The proposed use/project is established and maintained in a manner which is consistent with the General Plan and all applicable provisions contained therein. A detailed discussion regarding this specific plan's consistency with the City's General Plan can be found in the Appendix B. Relationship to the Building and Fire Codes All projects within the Uptown Jefferson Specific Plan area are required to comply with all current Building Code and Fire Code requirements in effect at the time of project submittal. Plan Applicability All future development and land use proposals located within the Uptown Jefferson Specific Plan project boundaries, as shown on the Uptown Jefferson Specific Plan District Map (Exhibit 3-1) shall be governed by the requirements of this Plan, as adopted by the Temecula City Council by on (Month day, Year) (Res # ). No development shall be undertaken without prior approval and issuance of the appropriate development or land use permit pursuant to the administration provisions of this Plan. The regulations within this Plan apply to all new development and modifications to existing developments. The City of Temecula recognizes that some sites may have challenges complying with regulations herein, as not all circumstances of future proposed projects can be anticipated; therefore, this Plan provides for minor exceptions and variances within certain parameters, as discussed in Section F of this Specific Plan. The regulations of this plan shall not apply to any application for a conditional use permit on a property within the Uptown Jefferson Specific Plan area that was submitted to and deemed complete by the City's Community Development Department on or before April 28, 2015, but not yet approved, denied or conditionally approved by the City Council following a recommendation from the Planning Commission on or before the effective date of Ordinance No. 2015- approving this plan. In considering such an application, the City Council may impose reasonable conditions on the conditional use permit in order to mitigate the impact of the project that would otherwise be compatible with the allowable uses and development standards under the Plan, including, without limitation, the duration of the incompatible use and architectural design of the project. D. Severability If any section, subsection, sentence, clause, or phrase of this specific plan is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this specific plan. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-3 CHAPTER 21 PLAN ADMINISTRATION E. Legal Non-Conformities 1. Legal Non-Conforming Buildings and Structures Any building or structure that was lawfully established and in compliance with all applicable ordinances and laws at the time the building or structure was established, but which, due to a subsequently enacted ordinance or law, no longer complies with regulations or standards of the zone, shall be considered a legal non-conforming building or structure. Buildings and structures that were legally established prior to the adoption of the Uptown Jefferson Specific Plan are allowed to continue as they were, prior to the date of adoption of this specific plan, until one or more of the development proposal thresholds occurs, as listed in the specific plan Compliance Matrix, Table 2-2. Existing legal non-conforming buildings that contain legal non-conforming land uses shall be permitted to expand their structure to be used by the existing legal non-conforming land use pursuant to the specific plan Phased Compliance Matrix, Table 2-2. 1. Legal Non-Conforming Land Uses Any use of land that was lawfully established and in compliance with all applicable ordinances and laws at the time the use was established; however, due to a subsequently enacted ordinance or law, no longer complies with the applicable regulations or standards of the zone in which the use is located shall be considered a legal non- conforming use. Legal non-conforming uses that were legally established prior to the adoption of this specific plan are allowed to continue as they were, prior to the date of adoption of the specific plan. 2. Discontinuance of a Legal Non-Conforming Use Whenever a legal non-conforming land use has been discontinued for a continuous period of 365 days or more, the legal non-conforming use shall not be reestablished. Discontinuance of a use shall include cessation of the existing legal non-conforming use, regardless of intent to resume said legal non-conforming use. A use shall not be considered discontinued as a result of fire or other calamity, by an act of God, or by the public enemy. 3 Extension of a Land Use's Legal Non-Conforming Status A property owner may apply for a hardship extension of a land use's legal non-conforming status that extends the legal non-conforming status beyond the initial 365 day period allowed under the Specific Plan. The maximum term of a hardship extension is 365 days. A property owner may reapply for an additional hardship extension at the end of the previously approved hardship term. Written applications for hardship extensions must be received at least 45 days prior to the end of the initial 365 days legal non-conforming grace period and or any previously approved hardship extension term. The Director of Community Development shall grant a hardship extension for any of the following: i. The structure cannot be used for any conforming use because of its original design or because of lawful structural changes made for a previous nonconforming use; ii. That it is not reasonably economically or physically feasible to make the use of the property compatible with the applicable land use designations; iii. The proposed reestablishment of a nonconforming use will not be detrimental to any existing or potential permitted use in the area in which the nonconforming use is located. iv. The property owner has shown by competent financial evidence that he/she cannot realize a reasonable return by using the property under any use allowed in the district. v. A property owner has provided evidence that diligent and continuous efforts to lease the property have been made, but has been prevented from leasing the property due to specific economic circumstances directly related to the owner's property, that are beyond the property owners control. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-4 CHAPTER 21 PLAN ADMINISTRATION 4. Legal Non-Conforming Lots A legal non-conforming lot is any subdivision of land that was lawfully established in compliance with all applicable ordinances and laws at the time the property was subdivided; however, due to a subsequently enacted ordinance or law, the lot(s) no longer comply with the applicable regulations and standards of this specific plan. 5. Legal Non-Conforming Signs All signs that were legally established and in compliance with all applicable ordinances and laws prior to the adoption of the Uptown Jefferson Specific Plan are allowed to continue as they were prior to the date of adoption of this specific plan and shall be considered legal non-conforming signs. All new signage proposals are required to conform to the sign standards and requirements of this specific plan. 6. Routine Maintenance and Repairs of Legal Non-Conforming Structures Routine maintenance and repairs are encouraged and may be performed on a structure or site when the use, structure, lot or sign is legal non-conforming. Restoration of Damaged Legal Non-Conforming Structures If 51% or more of the appraised value of a legal non-conforming structure is destroyed by fire or other calamity, by an act of God, by the public enemy, or if the structure is voluntarily razed, or required by law to be razed, the structure shall not be restored except in full conformity with the development standards for the district in which it is located as described by this specific plan. If the extent of the damage is less than 51% of the appraised value, then the structure may be restored as it was prior to the damage. The extent of damage shall be based upon the estimated construction replacement cost of restoring the damaged structure to its condition prior to such damage. Construction cost estimates for this purpose shall be reviewed by the Director of Community Development, and shall be in compliance with the city's building code that is in effect on the date that the cost estimates are submitted. The ratio of the estimated construction cost shall be based upon the appraised value of all of the existing structures on a site, even if the property contains two or more separate land uses. F. Minor Exceptions and Variances 1. Minor Exceptions Minor exceptions allow minor adjustments to certain requirements set forth in this specific plan when it can be shown that strict compliance would be impractical or undesirable in meeting the purpose and intent of this Plan, and that the adjustment will not have an adverse effect on adjoining properties. A minor exception is granted at the discretion of the Director of Community Development subject to limitations set forth in this Plan. Minor exceptions may be approved administratively, only when deviations from the standards are minor and no impact will occur affecting the public health and safety of adjacent properties. The Director of Community Development may consider and render decisions without public hearing on requests involving minor exceptions to the provisions of this Plan pursuant to Chapter 17.03 of the Temecula Municipal Code. Findings for approval or denial shall be made pursuant to Chapter 17.03 of the Temecula Municipal Code. The Director of Community Development may also forward a request for a minor exception to the Planning Commission for their consideration. Variances A variance is a ruling that would provide for equity in the development of property, and to prevent unnecessary hardships that might result from a strict or literal interpretation and enforcement of certain regulations prescribed by this specific plan. Variances shall only be granted because of special circumstances applicable to the property's characteristics and where the strict application of this plan deprives the property of the privileges DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-5 CHAPTER 21 PLAN ADMINISTRATION enjoyed by other property in the vicinity and under identical zoning classifications. The Planning Commission may grant a variance and make findings for approval or denial pursuant to Chapter 17.04 of the Temecula Municipal Code. Permit Processing Procedures The purpose of this section is to outline the procedures for the processing of land use permits, development permits, subdivisions of land, and other discretionary approvals for projects located within the boundaries of the Uptown Jefferson Specific Plan. The standards and other requirements of this specific plan shall be administered and enforced by the City of Temecula Community Development Department, Planning Commission, and City Council. All discretionary applications, such as use permits, variances, tentative maps, and minor exceptions, shall proceed along the established administrative procedures in Title 17 of the Temecula Municipal Code, unless specifically stated otherwise in this Plan. Once a proposal is approved by the appropriate review authority, the applicant may apply for construction permits. It shall be unlawful, and a violation of this specific plan, for any person to establish, construct, reconstruct, enlarge, alter, or replace any use of land or structure, except in compliance with the requirements listed in this specific plan, including those relating to non-conforming uses, structures, and parcels. No building permit or grading permit shall be issued by the City unless the proposed construction complies with all applicable provisions of this specific Plan. Any subdivision of land proposed after the effective date of this specific plan shall enable development of structures consistent with the development standards contained within this specific plan. A subdivision application shall contain, to the Director of Community Development's satisfaction, sufficient plans and information to demonstrate existing and/or future development upon newly created lots may feasibly conform to this specific plan. Nothing in this specific plan eliminates the need for obtaining any other permits required by the City, or any permit, approval or entitlement required by any other applicable special district or agency, and/or the regulations of any State, or Federal agency. Pre-Application Review All major modifications and development plan proposals within the specific plan area are encouraged to go through the City's pre-application review process. Typically, the pre-application review process is completed within two weeks at no charge to the applicant. The pre-application review process is valuable tool for the City and developers alike because the process intends to familiarize project proponents with the required development standards and guidelines contained within this specific plan, and identify any major concerns or issues related to a project. Pre-applications will be submitted on the pre-application form provided by the City. Administrative Approval of Planning Applications The Uptown Jefferson Specific Plan aims to strengthen economic development and spark the revitalization of the area through the implementation of various City policies that will achieve this goal. To support this goal, the Uptown Jefferson Specific Plan allows for a streamlined review process for planning applications. Projects that require public hearing shall also comply with the noticing requirements for the Notice of Intent to Approve process outlined below and shall make the following findings: DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-6 CHAPTER 21 PLAN ADMINISTRATION a) rnaings The Director of Community Development shall consider planning applications for administrative approval and may, with such conditions as are found necessary, approve the project. In making such determination, the Director of Community Development shall find the proposed project in general accord with the following findings: i. That the proposed project is consistent with the objectives and applicable provisions of the Uptown Jefferson Specific Plan, and the purpose of the zoning district in which the site is located. ii. That the proposed project is consistent with the City of Temecula General Plan. iii. That the proposed project together with the conditions applicable thereto, will not be detrimental to the public health, safety, and general welfare of the community. Additional findings may be required for the various planning application types, as required by the Temecula Municipal Code. Notice of Intent to Approv Notice of the Director of Community Development's intent to approve or deny a project shall be mailed, by United States mail, postage prepaid, to the applicants and all owners shown on the last equalized assessment roll as owning real property within 600 feet of the exterior boundaries of the proposed project at least 20 days prior to the effective date of the decision. The Notice of Intent to Approve shall include the following information: 1) the date and time that the Planning Director will administratively approve the project, 2) an explanation of the matter to be considered, 3) a detailed description of the project and a summary of the project scope, 4) the findings being made for approval of the project, 5) the general description (in the form of text or a diagram) of the property's location, 6) the location where the plans and/project file can be reviewed by the public, and 7) the procedures for requesting a public hearing. The site of the proposed development project shall be posted with a sign and notice that includes all of the information outlined above. Hearing A public hearing will not be held unless a hearing is requested in writing by any member of the City Council, Planning Commission, the applicant, or by an affected party owning real property within 600 feet of the exterior boundaries of the proposed project. The hearing, if requested, shall be conducted by the Director of Community Development, unless the Director of Community Development defers such a decision to the Planning Commission. The applicant or any interested party may appeal the decision of the Director of Community Development to the Planning Commission or decision of the Planning Commission to the City Council pursuant to Section 17.03.090 of the Temecula Municipal Code. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-7 CHAPTER 21 PLAN ADMINISTRATION H. Planning Application Types and Review Authority The Planning Application Types and Review Authority Matrix (Table 2-1) identifies the review authority and permit types for various planning, zoning and land use applications issued by the City. 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. Table 2-1: Planning Application Types and Review Authority Director of Planning Applications Administrative Community Planning City Council Hearing Approval Development Commission Approval Hearing Hearing Approval Approval Sign Permit X - - - Sign Program X3 - - Minor Modification X3 - - - Major Modification Xz,3 - - - Adaptive Reuse 4 X2,3 Development Plan Xz,s - - - Minor Conditional Use Permit(within an existing X3 - - - building) Conditional Use Permit X3 - (with a Development Plan) Temporary Use Permit X3 Minor Exception X3 Variance X' - ' Requires consideration at a noticed public hearing. 2 A Notice of Intent to Approve, pursuant to Section G-3 of this Chapter, shall be mailed to all property owners within 600 feet of the proposed project. 3For matters that are considered to have special significance or impact,the Director of Community Development may refer such items to the Planning Commission for consideration. 4 Subject to the Adaptive Reuse requirements of Chapter 3. 5The required findings for each of the Planning Application types above shall be made pursuant to the findings outlined in Title 17 of the Temecula Municipal Code as well as any other findings required by this specific plan. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-8 CHAPTER 21 PLAN ADMINISTRATION Specific Plan Phased Compliance The Uptown Jefferson Specific Plan area is expected to redevelop incrementally over a 20-year horizon as new development becomes economically feasible. As such, flexible development standards have been established based upon the scope of the proposed project as outlined in Table2-2. Table 2-2: Uptown Jefferson Specific Plan -Phased Compliance Matrix Scope of Development Proposal Corresponding Planning Specific Plan Compliance Application Type Required Any project that proposes the adaptive Adaptive Reuse Application Adaptive Reuse Standards reuse of an existing building. A proposed change or modification to Sign Permit Architectural Design Guidelines the exterior of an existing building Sign Program without the addition of new square Minor Modification footage. 1 Major Modification Building additions totaling 10% or less Minor Modification Relative to the new addition of the existing square footage on a Major Modification only: project site in existence prior to the • Architectural Design Guidelines adoption of the Uptown Jefferson • Signage Standards Specific Plan. Building additions greater than 10% Major Modification Relative to the new addition and up to 50% of the existing square only: footage on a project site in existence • Architectural Design Guidelines prior to the adoption of the Uptown • Signage Standards Jefferson Specific Plan. • Building Type Standards • Frontage Type Standards • Building Placement Standards • Maximum Building Height Standards • Parking Placement Standards • Minimum Parking Space Requirements Building additions greater than 50% of Major Modification All specific plan requirements the existing square footage on a apply project site in existence prior to the adoption of the Uptown Jefferson Specific Plan, or proposed additions which exceed 50% of the current market value of the existing structure (s) on a project site (as determined by an appraisal certification) New development proposals Development Plan All specific plan requirements apply 'Examples include: paint color changes, patio additions, addition of awnings, material changes, relocation of window and door, etc. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-9 CHAPTER 21 PLAN ADMINISTRATION J. Historic Preservation 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/or projects involving a historic structure within the Temecula Local Preservation District. The administrative framework for the review and approval of projects within the Temecula Local Preservation District, as well as the input from the Old Town Local Review Board, ensure that all development projects impacting a historic site or structure are consistent with the historical context of the area. 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. The historic buildings and structures on the Temecula Local Historic register are listed in Table 2-3. Table 2-3: Temecula Local Historic Structures Approximate Historic Structure Name 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 Arviso House 1920 28673 Pujol 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 Temecula Local Historic Structures Outside of Old Town 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 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. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-10 CHAPTER 21 PLAN ADMINISTRATION The Boundary of the Temecula Local Historic District The boundary of the Temecula Local Historic District is coterminous with the boundary of the Old Town Specific Plan, and also encompasses the following historic structures which are located outside the Old Town Specific Plan boundary: Vail Ranch Headquarters, Vail Ranch House, Wolf Tomb, Gonzalez Adobe, Alec Escallier House and Barn, and Mercedes/Pujol Schoolhouse. :.---/ Exhibit 2-2: Historic Sites Outside of Old - �` t Town Temecula l Gonzalez < ‹"- r• _adobe `, 10 �. F0,06" .---i i -e5w,-r t ` ** ,7. ` y,PI,NCHC IFORN�A 140 Nov. \\'. ' \ ,.P3' * Alin ...i- ! 1 S. ors , '� � sNvtt4 � �����1 �� 7 --- F.se AllierCI° �( 0"1pTCYAiS House = 1Mercedes Pajol p kik ���' , �� r ).____ 1 ` I sehoolboo se ' a�,�i v� 6�,PrCy III. �'�.�� vKy Casa Leos Pal Rasa � ' y `\•,.� ��rEMECU�Mill (Vol Lomeli�eY C� /`- 1 4.V .r' 4 ram., C' , / t '44 41 911 viAco4.4-1-"roe , ttl. Ere10.1t41.5t*D` % ic4 -0 -.. N' 4#* "0,7416 4r_: #/Ok , ) 0 900 7800 3600 5,400 7200 1 Feel R iGISNRClaPP�aC1aPlaMnpWRCSMfONaWOT aTllaa DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-11 CHAPTER 21 PLAN ADMINISTRATION 2. Historic Preservation In The Uptown Jefferson Specific Plan Area Although most of the historic structures in Temecula are located within Old Town, there are other historic structures outside the , Old Town area that are important to the area's local historic 8 • 1 heritage. The Uptown Jefferson Specific Plan area is no `' itexception. / . 3 k There is one historic building within the Uptown Jefferson -- ''j ""— ' Specific Plan, the Gonzales Adobe, which is located at 27645 Jefferson Avenue. The Gonzalez Adobe was constructed by Jose Maria Gonzalez in 1879. It is thought to be the oldest ` - ; — - Ai structure in the Temecula Valley. Two photos of the structure it,t 0 •'" '* '~ (historic and modern day) are shown to the right. The location of the Gonzalez Adobe is shown in Exhibit 2-3. Old Town Local Review Board .. The Old Town Local Review Board is the advisory board for thecj. Temecula Local Historic Preservation District, including historic projects located within the boundaries of the Uptown Jefferson �- ` r Specific Plan area. The Old Town Local Review Board provides r,. -"j ` input into all major development projects proposed in Old Town, ..4,.. .r• or projects involving a historic site, building or structure. In this s it case, the Old Town Local Review Board would provide input on any project relating to the Gonzalez Adobe, or any • project potentiallyimpacting the Gonzalez I P 1 P 9 Exhibit 2-3: Location of the Adobe. Gonzalez Adobe r The Old Town Local Review Board shall have �_ the following powers and duties in addition to / ,'/p \..\ / tli; those otherwise provided in the ordinance: / '� \1--- i. The Old Town Local Review Board shall �.. ����� ���" review and comment on all Level Two • \ t' Projects. °P '\ � � \ \ --- ii. The Old Town Local Review Board shall }Qa x\ review and approve, or recommend the ;;. _. �� \ approval to the appropriate approving �P° �r -, \ body, for a Finding of Historic (, ,\ \1\r-------‘-'-' °� ''\ C .� Appropriateness. ��Q. ✓ \��� �`\ " iii. The Old Town Local Review Board shall Q, �, p° \ .9Yl\, ~., \" \ \ review and provide comments on all ..e requests to alter any historic structure or building. iv. 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. v. 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. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-12 CHAPTER 21 PLAN ADMINISTRATION vi. 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. vii. 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. viii. 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 architectural, environmental, and cultural heritage. ix. 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 historic building, natural feature, or site. x. The Old Town Local Review Board shall encourage public understanding and appreciation of the unique architectural, environmental, and cultural heritage of the historic building or structure. Project Review And Old Town Local Review Board Requirements For the purposes of implementing the provisions of the Uptown Jefferson 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 minor projects, referred to as Level One Projects. The second category is for major projects, called Level Two Projects. For the Uptown Jefferson Specific Plan, Level Two Projects apply to any historic site, building or structure, (which in this case is the Gonzalez Adobe), or to any new development projects that are adjacent to, or and have a direct impact to the historic site, building or structure. The Director of Community Development , 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. 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). 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 mixed-use 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 Chapter 3-I of this specific plan. viii. Any project that is minor in scope as determined by the Director of Community Development. Level Two Projects Level Two Projects have the potential for significant aesthetic 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, as described below, may be approved without a recommendation DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-13 CHAPTER 21 PLAN ADMINISTRATION 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 mixed-use 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). vi. The demolition of a designated historic structure (Also requires Planning Commission approval and the approval of a Finding of Historic Appropriateness). vii. Sign programs. viii. Removal or addition of a property on the Temecula Local Historic Register. Finding Of Historical 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: i. 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. ii. No existing designated historic building or structure may be demolished, modified, relocated or altered in any way, 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. iii. 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. iv. A Finding of Historic Appropriateness for structures located within the Uptown Jefferson Specific Plan area may be approved administratively at the staff level, by the Director of Community Development, by the Planning Commission, or by the City Council as part of the approval process and approval authority as established by Chapter 2 of this specific plan. v. All applications shall be filed in a manner determined appropriate by the Director of Community Development. 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 Community Development. 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. vi. 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. vii. Following the receipt of a complete application, the Director of Community Development shall schedule a meeting of the Old Town Local Review Board within 60 days and provide the Board with a staff report, DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-14 CHAPTER 21 PLAN ADMINISTRATION 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. viii. The expiration date for a Finding of Historic Appropriateness shall be the same as the expiration date for the accompanying planning application. ix. 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. 6. 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: a. 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. b. The project is designed for the protection of the public health, safety, and general welfare. c. That the proposed project is in conformance with the requirements of the Uptown Jefferson 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: a. 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. b. 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: a. 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. b. That the structure is associated with the lives of persons important in Temecula's past. c. 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. d. That the structure yielded, or may be likely to yield information in prehistory or history of Temecula. 7. Building Permits And Prohibitions In order to ensure the preservation of designated historic structures listed on the Temecula Local Historic Register, the following requirements are applicable only to designated historic structures as follows: i. 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. ii. 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. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-15 CHAPTER 21 PLAN ADMINISTRATION iii. 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. iv. 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. v. Nothing in this section shall be construed so as to exempt any person from complying with any other provision of law. 8. Maintenance And Care i. 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. ii. 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. 9. 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. i. 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. ii. 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. iii. 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. K. New Streets In-Lieu Fee Program To achieve the community vision of this specific plan, new streets will need to be constructed as development occurs. The location of new streets will be determined by the block size standards, which are defined in Chapter 3 of this specific plan. The creation of new streets will be achieved through the implementation of the New Streets In-Lieu Fee Program. The New Street In-Lieu Fee applies to all new development within the specific plan area. If a project is proposed where a new street is to be located, based on the block size standards, then the developer shall construct the new street and be credited the amount of their required in-lieu fees toward the construction cost of the new street. If the construction costs for the new street exceed the total in-lieu fee amount required for the proposed project, then a developer shall be entitled to receive a reimbursement from the New Streets In-Lieu Fee Program, when funds are available. If at the time of construction of a new street, sufficient funds are not available to reimburse DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-16 CHAPTER 21 PLAN ADMINISTRATION the developer for the New Streets In-Lieu Fee Program's portion of the new street, then the developer may enter into a reimbursement agreement with the City, and when sufficient funds become available, the City will reimburse the developer, per the reimbursement agreement, from funds held in the account of the New Streets In- Lieu Fee Program. The details of this program are further outlined in the Appendix D of this specific plan. District Boundary Changes The Uptown Jefferson Specific Plan District Map is a parcel based map. As such, the boundaries of each district are based on existing property boundaries at the time of the adoption of this specific plan. As development occurs within the specific plan, these boundaries may change in order to accommodate assembly of parcels and site design for a new development project. District boundary changes may be approved administratively by the Director of Community Development when all of the following conditions occur. If any one of the following conditions cannot be met, then a proposed district boundary change shall be considered by the Planning Commission at a publicly noticed meeting. i. At the time of application for a district boundary change, one or more of the parcels included in the proposed project shall be located within the annexing district. ii. All parcels included in a proposed project must be adjacent to each other. iii. The total number of dwelling units or square feet of commercial uses of the proposed project, when combined with all new development entitled since the adoption of the specific plan does not exceed the total development potential as outlined in Chapter 1 of this specific plan. iv. The proposed boundary change does not materially change the character of the District that is annexing land area or the District that is losing land area to the annexation. v. District boundary changes shall only be considered as part of a Development Plan application. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 2-17 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Chapter 3 Uptown Jefferson Specific Plan Districts This Chapter of the Uptown Jefferson Specific Plan establishes six zoning districts and two overlay zones within the specific plan area as shown by the Uptown Jefferson Specific Plan District Map Exhibit 3-1. Each district defines the allowable building types, frontage types, land uses, building placement, parking placement, and building heights within the specific plan area. The six zoning districts within the Uptown Jefferson Specific Plan area: 1. Uptown Center District (UC) 2. Uptown Hotel/Tourism District(UHT) 3. Uptown Sports/Transit District (US) 4. Uptown Arts District (UA) 5. Creekside Village District (CV) 6. Murrieta Creek Recreation and Open Space District (MCR-OS) Additionally, the two overlay zones are: 1. Creekside Village Commercial Overlay Zone (CV-CO) 2. Wilder Hills Residential Overlay Zone (WH-RO) DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-1 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS )94 r4 • . •"st•-o,!. . -• �(: • 4 . ), -/ es •kT4•°.(89' .4% ***> •### ffrIs.'. 1 • Murrieta Creek � Recreation and .,/ ., Open Space District ��� . •\ i". 'f3t4‘\ \ A.} 4 — •4 like.*** e 1 PrIiii E_, II • #44 04 ,:tt N ," • , �s,. .,s7* 4 ....\, ....a 7410k%• 'to __- .• cf,„,r4.,, A,,,, N,‘. • • * ,> "As.. 0 vA, - , ,4* ---4.4" , . , .. • ., . . . A ‘ / , \ • 1 q AA" w4i \op. & ' , 44 "At r, # zN\ */ . . • .7,,,,ii y* V// /4 ' 17 4;4 O. dr d(;o i 4 . P,f .dL. '64 s \ I _• ..A.‘ % • \ IC ,c . . ‘.° # 1 V44 7/§o • OF tt, Do • 1 ,o, • � o °I' \ ♦ ,� Pacts .,6 ,,,f Exhibit 3-1: Uptown Jefferson Specific Plan District Map DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-2 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS A. Uptown Jefferson Specific Plan District Descriptions 1. Uptown Center District (UC) The Uptown Center District is envisioned to be the most densely concentrated mixed-use district within I N.the specific plan area and is considered to be the ~ tom. urban heart of the Uptown Jefferson area. The - fit I ' 1 , Uptown Center District will be defined by urban, , tt ,,. T t T ' l • multi-story buildings with a maximum height of up it .` �_ --15�„..• �� c ' . -• to 8 stories, parallel to Jefferson Avenue on both , r •• i • t 1 1 , sides. The district has proximate accessibility and a .,` " ` ...+ ��1 +iZ •• it r strong visual window from Interstate 15. The • ••• - !!. ' _ '• $$'P . el i , : ,, In. Uptown Center District contains two primary -- _a- - _-... yft-- intersections: 1) the intersection of Jefferson Avenue and Overland Drive, which is located at the - specific plan's central core; and 2) the intersection _ of Jefferson Avenue and Winchester Road, which is - ' e°, located in the northernmost portion of this district. — " i I /_ A l These intersections will be the primary gateways f , i II 1 iil III • into the specific plan area. They are intended to be d j (��1 lII:p ,i Al 14.' designed with a strong sense of arrival and sense of , • „� iii i. , i, place for those entering the Uptown Jefferson area ' •• 1 ... Nit- pm N,, , by public transit, car, bicycle, or on foot. The area's urban character will be defined by the ' �• ' • utilization of a variety of defined building types,k Illa .._ which will include a mix of residential stacked flat buildings, courtyard buildings, commercial block - - : 1 buildings and tower over podium buildings. The A; '41 tower over podium building type is intended to ( * establish recognizable iconic buildings at key locations, or at highly visible intersections, further + ,adding to this district's distinctive character. �e�,,_, '�� The Uptown Center District will accommodate a 1 r , variety of land uses. However, more specifically, this hi 1 `•.�,i r 1Illir , district is intended to become Temecula's 11 - employment hub, and intends to achieve a more 1 ' . equal balance between jobs and housing within the kt City. This area is expected to attract large, high- ,.._ quality employers, financial and wealth management related institutions, as well as high-technology Uptown Center District: Illustrative Photos sectors, among others, to create a prominent employment cluster and financial district for the City of Temecula, and surrounding region. The employment hub's success will capitalize on its visual window from Interstate 15, DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-3 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS and its strong accessibility from the freeway. Furthermore, it is anticipated that this area will have a mutually supportive mix of land uses. The land uses will include an assortment of employment-related uses, commercial, and residential dwelling units. The residential population within this district will activate the area during the day, evenings and weekends. A residential presence will also attract and support the nearby commercial and employment-related uses, further contributing to the area's overall synergy. Together, these uses will contribute to the area's vibrant urban character. This district's land use mix and intentional pedestrian-oriented design of the streets and sidewalks will maximize walkability. The urban character of future development will also support the feasibility of expanded transit service. Enhanced connectivity and walkability will become key components of the area's character and aesthetic urban feel. To further enhance connectivity, mobility and safety, two bikeways/pedestrian connections are encouraged to be developed within the Uptown Center District, which will provide an alternative route for both pedestrians and bicycle traffic in order to improve pedestrian/bicycle crossings at the intersection of Jefferson Avenue and Winchester Road. For additional information about these connections, please see Chapter 6-Mobility and Infrastructure of this specific plan. \,♦4 \✓'�-( LEGEND Primary District Access Point • s • � t 0� Streetscape Beautification • Pedestrian/Bike Lane v,; �� Improvements \ �� '• • ' Santa Gertrudis Creek �� �r0 Interconnect \ • o6 eSb Conceptual Pedestrian/ \ • • • • • • • • Bicycle Connection 04V4 • . ,� ' • _ _ _ _ _ Murrieta Creek ��r •• = = = = = Trail Improvements 4b. 0-0 o„, > , , .• .. \\ ••• e Potential Future Access Point \l q \.' - (street,paseo or alley) V ` %. Primary Specific Plan ~`,,�� \\ \\� a�' Gateway * \\ ,cep' • ��\ 4oc \ ' J'` Exhibit 3-2: Uptown Center District DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-4 I CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 2. Uptown Hotel/Tourism District (UHT) The Uptown Hotel/Tourism District is envisioned to , t- be the second most densely concentrated mixed- R _.,!.-�- - r use district within the Uptown Jefferson Specific Plan area. This district is characterized by mid to '.!. '• -- it- r— _1.`� `';.� 1, , high rise urban buildings of up to 8 stories in height. 1i t rt ' .l ; .. The Uptown Hotel/Tourism District will become OS Fr tit 'f rr 1 r° x • e Uptown Jefferson's premiere hospitality-oriented, I 1 t : rr '",- 1 visitor and tourist serving district. This district will - ._ '� rf ��) I 2 P. -.,�i capitalize and build upon the existing cluster of , _ , ,•F • I i i , . ' '' `.. hotels, restaurants and other visitor-serving land ' .•- ' M. ?• . .' ` E uses within this area. The Uptown Hotel/Tourism 4- -- • • ` ' `, „{t District is located immediately north of the intersection of Jefferson Avenue and Rancho California Road and is the major southern gateway i f' - ,, into the specific plan area. Future development ww i , (1 �'r r projects and improvements at this intersection shall �"II' 7i7� ( '►' ii(. I , l "litbe carefully designed to provide a sense of arrival , a ?.l r: , .' Fa 1 . . and enhance Uptown Jefferson's distinct urban :: ' -- ' + i, ' " `;,, ► ' 17A' ( t i' character. _ _�1 tj . : . _ �i.,, r. _� 1 This district's close proximityto the Old Town area h -�-•¶ t ` i ,� r will be a driving force behind attracting additional I "' . -.' �_ q k_ t. hospitality and visitor oriented uses into this district. ' . Y "� The Uptown Hotel/Tourism District will complement ti — . and build upon the success of the Old Town area. _'�� �+4T ' While, the Uptown Hotel/Tourism District will o,,,,, function as its own self-contained district, many .0"' ti NO '-'r► visiting or vacationing in this area will likely walk r_ , 9 , — into the Old Town area to visit the nearby shops • .- �" `t' Via',' '" and restaurants. Considering this, pedestrian t t ji I :M +' , ,, :/ oriented intersection improvements are envisioned tit �� III __ . , / .1; . at the intersection of Jefferson Avenue and • t' Rancho California Road to better accommodate ; 1 1 J•j.ft , iisImulti-modal connectivity, promote safety, and t /..+..:- �� - . _ , t - r facilitate easy walkability or biking between ' _ I. . • Uptown Jefferson and the Old Town area. ...a Additionally, safe and convenient pedestrian and Uptown Hotel/Tourism District: Illustrative Photos bicycle access should be provided from this district to the Murrieta Creek Trail to facilitate multi-modal travel and enhance connectivity. The Uptown Hotel/Tourism District will accommodate a mix of hospitality-focused land uses such as full service boutique hotels, convention center or meeting spaces, specialty restaurants, and entertainment-oriented establishments. Limited urban residential units are also anticipated in this area to further enhance the area's synergy and vibrant urban character. The urban residential units in this district will be located above the ground floor. This is to ensure that retail oriented uses, such as specialty shops, boutiques and restaurants, among other DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-5 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS commercial uses, are located on the ground floor to support the hospitality oriented uses in this district. In addition to promoting local tourism, the hotel and hospitality related uses in this district will accommodate business travelers and enhance the synergy of the employment-oriented uses located in both the nearby Uptown Center District, and in the area located to the west of the specific plan area across Murrieta Creek. To achieve the desired urban character for this area, the commercial block building will be the only building type permitted in this district. This building type will contribute to the envisioned character for this district and best accommodate the hospitality-oriented mix of land uses that are anticipated to locate here in the future. \ __'1 • N� \ , • �o Primary District %\\ (k. co � s Access Point \\ o • • Streetscape Beautification \\ • • •• • • • • and Pedestrian / Bike Lane \� • Improvements • 11 • Murrieta Creek • » Trail Improvements al • \1 •- ii Potential Future \\ • // = _ _ = Access Points \\ • ,/ • -_1L- - • Primary Specific \\ • Plan Gateway \\ • A\ • II W j • - • r ���a r°,- 111, /N Old Town Exhibit 3-3: Uptown Hotel/Tourism District DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-6 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 3. Uptown Sports/Transit District (US) The Uptown Sports/Transit District is the third most . densely concentrated mixed-use district within the Uptown Jefferson Specific Plan area. This district is / s 1 characterized by mid to high rise urban buildings with a ; A of rii maximum building height of up to 6 stories. The Uptown Sports/Transit District is nestled between Jefferson t ,/ !, l ill i di 11 — Avenue and Interstate 15. Additionally, this district is ! 0 "� 1 located to the east of the future regional park and I' recreation facility, which is located immediately to the ' . , ' MI a' III 11 -t. west of Jefferson Avenue. Jefferson Avenue runs along a'. ' the westernmost boundary of this district, providing - :,,.:,._-.,_1 I " •' i ! strong visibility from the roadway. To further enhance —re _ the connectivity and circulation within this district, and to support the desired urban development patterns, new .., street connections are anticipated to be added to the 4iPt- 4 existing circulation network, as new development occurs. 041 . ,s. 1414 The Uptown Sports/Transit District is characterized by a I , volpi clii strong visual window from Interstate 15. This district can be easily accessed from Interstate 15 via the ��'•� +� -' ... southbound French Valley Parkway off-ramp. The ��bwc, 1\11\� 1 WI C ` ii, intersection of Jefferson Avenue and French Valley .gym t - �! Parkway/Cherry Street will be the primary northernmost . _ �. gateway into the specific plan area. This gateway will be designed in a manner that provides a strong sense of t j arrival into the Uptown Jefferson area. Additionally, '" . k •' , N this intersection is a prominent gateway into the City r , .� �t _; f '' j of Temecula from the City of Murrieta, which is '.� • , • . i .r.located immediately to the north of the specific plan ,;� • 'area. Prominent entry features that mark the arrival 'a' riL j into both the City, and the Uptown Jefferson area, are 'e ' _"+f' II -,''s envisioned at this intersection. • , tiii, I L ,, ry I The Uptown Sports/Transit District's location is is - in,- y a; sag) - ,, buffered by a large, regional park to the west. It is also buffered by the Santa Gertrudis Creek and adjacent — — Murrieta Creek trail to the south. Considering the district's location and surroundings, the Uptown Uptown Sports/Transit District Illustrative Photos Sports/Transit District will develop in a manner that supports and complements the adjacent regional park facility. The Uptown Sports District is anticipated to have a mix of land uses that will support the regional park facility including hotel and guest-serving facilities, support commercial, and retail uses. This district will be further diversified with a mix of high-density urban residential dwellings. The urban residential dwellings in this area will activate the area during the day, evenings and weekends, and the nearby park facility will provide a neighborhood amenity for area residents. Four building types will be permitted within this district to support the anticipated land DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-7 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS use mix: residential stacked flat buildings, live/work buildings, courtyard building and commercial block buildings. These building types will contribute to the envisioned identity and feel of this district and help foster a distinctive character for this area. This district will need to provide a strong pedestrian connection to the adjacent park facility. Enhanced pedestrian crossings and pedestrian refuge islands are envisioned at key intersections along Jefferson Avenue to facilitate pedestrian and bicycle connectivity and safe access across Jefferson Avenue to the park site to the west. Furthermore, as new development occurs, additional pedestrian/bicycle connections and access points will be provided from future development projects within the Uptown Sports/Transit District to the Santa Gertrudis Creek and future trail. In addition to the Uptown Sports/Transit District's proximity to the regional park site, the district's anticipated land use mix, and the area's future trail connections, this district also has the potential to accommodate a future transit station. The future transit station is anticipated to provide for both high frequency public transit service and bus rapid transit service. Although the exact location of the transit center has not been determined, the Uptown French Valley Primary Specific Plan Interchange Gateway � Improvements 4,0%.., /(.1.4\V Primary District Access Point ire' Streetscape Beautification TZ\ ••••• • • and Pedestrian / Bike ate Lane Improvements Q Jaq' Future Pedestrian ``IIN (r ••••• • • • Connection to the • F�e� `` — — — — Creekside Village `` _ Murrieta Creek /\.• �` 7��^ Trail Improvements • co co _ _ _ __ Hypothetical Location •• ` r — — — —— of New Streets %co ` ` \so,) San Gertrudis Creek Interconnect Nk‘P• • ��•• % Interstate 15 View ` • +' c$* � Window • ,e0 e0`�Ja% n•• • • • C I. J Exhibit 3-4: Uptown Sports/Transit District DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-8 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Sports/Transit District's ultimate vision acknowledges and contemplates the potential for the location of a transit center within, or within close proximity of this district. To this end, coordination efforts with the Riverside Transit Agency (RTA) will continue in order to analyze and support the feasibility of a transit center within, or in close proximity to, this district. To support these efforts, the Uptown Sports/Transit District will encourage Transit Oriented Development (TOD) and the development of a transit village in this area. To support the concept of TOD, it is anticipated that this area will be characterized by clusters of compact, walkable, urban development. A mix of high density residential uses and complementary commercial and employment-related uses, served by frequent public transit service, are anticipated in the future. By encouraging TOD and the development of a transit village in this location, this district will provide an enhanced ability for people to easily walk or bike within the district. This in turn will promote the feasibility of transit use as viable alternative mode of transportation. Future planning efforts in this area will focus on the coordination of land use and alternative transportation feasibility in order to encourage development projects that will support a high-frequency transit service. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-9 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Uptown Arts District (UA) The Uptown Arts District is situated between the Wilder Hills Residential Overlay zone and the a. Uptown Center District. This district is also i,v+ Ak bordered by the Creekside Village District to the ;A' �' q hi . I south and the Murrieta Creek Recreation and '°` 7n Open Space District to the north. It is the largest °° `-='�AA i 1.. tip district in the specific plan area. The Uptown Arts E aDistrict is envisioned to become the vibrant and I , 1 ' �S , i 111 ,ors eclectic cultural arts destination in the Uptown i i ii . ., 0+ •• i Jefferson area. This district will be defined by mid 'g'I 4, All ��+ - to high rise buildings of upto 5 stories in height. .. '''� • t� .( �L fir• • 9 9 9 r e hit In order to establish the Uptown Arts District as Temecula's cultural arts hub, this area is intended to accommodate a variety of arts-related land uses such as art galleries, artist lofts, work IIII spaces, and various performance venues, as well O. as a mix of urban residential units, including ' ' 'A,` , , v v live/work spaces. The mix of arts-related and 4, •• .. 4 residential land uses will stimulate pedestrian • 1, • ',, activity, support an eclectic and artsy vibe within • t. i _ j v • the district, and promote activity within the area ,/ _-_,•-• • I �r during the day, evenings and weekends. The i .- Uptown Art District's character will be further X t. defined by a mix of seven building types including duplex/triplex/quadplexes, mansion apartments, rowhouses, residential stacked flats, live/work units, courtyard buildings, and commercial block + F �. { '�. .;,Zcyer,- buildings. The utilization of these various building - .a 2 . . • s {. , types will contribute to the district's distinctive _�_Il ' ._ 1►,41 It �, rig t'� ji`•/ ' character, and will encourage a diverse land use '�-"y ` _ Z'j^^ , I !: rr0 a +r mix within the Uptown Arts District. - r.. _ ' : ',. The Uptown Arts District is accessed by way of -..�''' - �`$ . /iu� three east/west arterials: Winchester Road, A'��..44 w .. -' = :4'. Overland Drive and Via Montezuma Road. In - �' \ti ON,, '� addition, Commerce Center Drive is the primary .lt ,. local arterial that traverses the center of this '" ' _ ',1 .: X X \; district. Commerce Center Drive is an important J -- . - \ north/south arterial in the Uptown Arts District. This street is intended to promote walkability, Uptown Arts District: Illustrative Photos cycling and a pedestrian friendly environment within this district's central core. Future streetscape improvements along Commerce Center Drive are envisioned to provide safe pedestrian crossings and traffic calming features to further enhance this street's pedestrian- oriented character. Additionally, as new development occurs, a number of new street connections are anticipated to connect from Commerce Center Drive to other existing or future streets within the specific plan area. These DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-10 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS new street connections will better accommodate pedestrian walkability, enhance way-finding, promote area-wide connectivity, and develop a more defined street grid pattern within this district, and the overall specific plan area. Additionally, this district's close proximity to Murrieta Creek and the adjacent Murrieta Creek trail system will provide an outdoor amenity to be enjoyed by the nearby residential dwellings and the art-related uses. It is anticipated that creek-adjacent properties within the Uptown Arts District will be developed in a manner that orients new buildings toward Murrieta Creek and the future trail system. These properties will benefit from their hillside views to the west and capitalize on their proximity to the creek trail. These properties will support walkability within this district by providing direct pedestrian access from newly developed sites to the neighboring trail system. • Regional Park and Recreation Facility 1177- �� \\--- LEGEND • e ''-- ,p,_. Primary District �O •• r� \,._ ..__. �'' Access Point .% Streetscape Beautification •• • % ••••••• Pedestrian/Bike Lane l Improvements Santa Gertrudis Creek II \\ \\ \\\ N Interconnect ii \ / o' \ \ /� • Cb - Via Montezuma % \ j. �a % Pedestrian/Bicycle Bridge • \\ Nrco Pedestrian oriented + • ' r J. •• • • • • • Street Improvements `c \ • \\ / Conceptual Pedestrian/ 3 \ Cc . • •••••• • • Bicycle Connection \ a�a +3 \\ • _ _ _ __ Murrieta Creek / e " \ /� \\ • — — —— Trail Improvements \\ \\ 7tk � _ _ _ __ Hypothetical Location % \\�/+�N00. �� • — — — —— of New Streets \l • • S•�d % % / Primary Specific Plan C. % \\e� 0' �.a Gateway Existi mployment Hub �.f \\ % • �+ 4,1' \• c S / \z"..----- Exhibit 3-5: Uptown Arts District DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-11 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Wilder Hills Residential Overlay (WH-RO) The hillside to the west of the Uptown Jefferson .., Specific Plan area is known as Wilder Hills. This '- ' hillside is named after Bobbe Wilder, a locally F recognized community activist, who focused on ..' ,..... - preserving Temecula's stunning natural environment, , thus reflecting the namesake of the Wilder Hills- �! t • _ II• `* j� ` ; Residential Overlay zone. The Wilder Hills ''� ' Residential Overlay zone is nestled between Murrieta Creek to the west and the contiguous : VS - : r►Uptown Arts District to the east. This area's ' 1 - ii, . . 1 -recharacter will be defined by low rise residential t :, _„ Aer„ • 1111141F" '- 14 dwellings of up to 3 stories in height. The Wilder 1 - Hills-Residential Overlay area will complement the ' - adjacent Uptown Arts District to the east and is , intended to provide a walkable neo-traditional - residential neighborhood nestled between a local �• cultural arts cluster and Murrieta Creek. This overlay I. ��'1 11 �_. il ■ Ili area is the only fully residential area within the II - It Uptown Jefferson Specific Plan area. The neo- - k• ���. EF r traditional character of this area will be achieved „ r ; through urban design principles that will result in1 i , compact residential development that promotes walking and biking by locating destinations, such as 1 -- shopping, eating establishments, and employment, Al in close proximity to residential neighborhood. The • - 0 area's character will be further defined by a number . - of allowable building types that will result in the development of an urban neighborhood. The ' Alliiiiii , building types permitted in this overlay zone include �—. .._:__ .-.-.. duplex/triplex/quadplex buildings, mansion NIMIN apartments, and rowhouses. 1 ( lIn`ll+'lll Ill ' F ) al, tilt The location of the Wilder Hills Residential Overlay ° zone provides unobstructed views of the Wilder 0 .. Hills immediately to the west and will have direct +ice?AP. access to the Murrieta Creek trail. This area's immediate proximity to the Murrieta Creek trail will C further promote the feasibility of walking and biking _ for short trips. Future residential projects Wilder Hills Residential Overlay: Illustrative Photos constructed in this overlay zone will orient toward the creek and trail system, thus providing immediate access to the trail, providing pedestrian connectivity throughout the specific plan area, as well as south into Old Town, north to the park and recreation facility, and east, crossing under Interstate-15 to Temecula Promenade. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-12 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS The Wilder Hills Residential Overlay zone is accessed through the Uptown Arts District via three major east/west arterials: Winchester Road, Overland Drive and Via Montezuma Road. The northernmost portion of this overlay area is bounded to the north by Winchester Road and bounded to the east by Enterprise Circle West. Overland Drive runs through the central part of this overlay area, providing a key connection to the west across Murrieta Creek and ultimately connecting to Diaz Road. Additionally, as new development occurs and properties are redeveloped in the future, a new hypothetical street connection is anticipated to connect south from Enterprise Circle West to Via Montezuma Road, further defining the boundaries of this district. Additionally, any new east- west street connection or alley constructed in this district will provide through-pedestrian access to the Murrieta Creek trail. • Regional Park and \ <-\ Recreation Facility .:All. • • 1 LEGEND i % • • *"/ •�/, Vfit • Primary District \ ,d •• / _ _ .. _. _ Access Point , • \� / i �/ '+ Streetscape Beautification �% r/ ••••••• Pedestrian/Bike Lane $�// \\ Improvements II \ �'�� , \ Santa Gertrudis Creek ll \\ \\ \ 0 �� Interconnect 11 \ / oI) \ j 7 Via Montezuma \\ \\ �j, -/ etv Pedestrian/Bicycle Bridge • \ �rA Pedestrian oriented �' r+ �f • • • • • • • Street Improvements ` Zy cam. ?++ \\ c �' • Conceptual Pedestrian/ �ClPr , ',,� �► t# / ••• •• • • • Bicycle Connection ti . / /��S <d %C ^\\ _ = = _ _ Murrieta Creek ,or �" \ , rO •• • — Trail Improvements 0 N 0 - • ^ 7 \ Wilder Hills Residential Overlay � `t • \\c\\ eypothetical Location a - -- - - - -- of New Streets timployment Hco,‘. \ & • \\ cP Primary Specific Plan // 1— .\.. \\�`7- Gateway /41k.\\\\, Exhibit 3-6: Wilder Hills Residential Overlay DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-13 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 6. Creekside Village District (CV) The Creekside Village District is located between .. Murrieta Creek/Del Rio Road and Jefferson r rio sa r" Avenue. It is bounded by Via Montezuma Road to the north. The Creekside Village District will be characterized by mid-rise buildings of up to 5 _... - NI stories. The character of this district will be further v. d I I ? , defined by six building types. The six building types - - include: the duplex/triplex/quadplex building, t'r _ P. +;' 1 • .k�a 1111 mansion apartment, rowhouse, residential stacked �, l I 1� flats, live/work and courtyard building. These '1! I 1 . . building types typically accommodate residential iv , I• ri development, but in some cases may also accommodate limited commercial uses. As such, the primary land use within this district will be high-density urban residential. Limited neighborhood-serving commercial uses are also anticipated within this district to complement the future residential development and to serve the day-to-day needs of the nearby residents. The residential population within this district will activate this area during the day, evenings and weekends, and will further the need + > for walkable streets and pedestrian friendly amenities. The streets and sidewalks in this district will be intentionally designed to be pedestrian- , oriented. Future street improvements throughout the district will A T 1 y . maximize pedestrian comfort and safety, making walking and biking the ( u1 preferred mode of transportation for short trips. F 4 4 The Creekside Village District contains an important specific plan gateway at the intersection of Jefferson Avenue and Del Rio Road, also r known as the Del Rio "Y." This gateway marks the transition from the i iiiiihr,a '. Uptown Hotel and Tourism District, which is a more commercially oriented area with taller buildings and hospitality related uses, to the , -1,- , _ Creekside Village District, which is more residentially oriented ' .- neighborhood with mid-rise buildings and limited commercial development. Future development projects at the Del Rio "Y" will be carefully designed + to ensure the recognition of this area as a key - III al gateway, and will provide a sense of arrival and k,,/ • sense of place, consistent with the character and { i 1 liraidentity of the Creekside Village District. iiiMMINIONI , ' Local east-west access into the Creekside Village District is provided by two local streets: Calle Cortez ; , • and Las Haciendas Street. These streets connect71 j! 11 ..1 Jefferson Avenue to Del Rio Road providing relatively efficient vehicular circulation through this district. To further enhance the efficiency of the Creekside Village District: Illustrative Photos DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-14 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS circulation network within this district, it is anticipated that a number of hypothetical street connections will be constructed as new development occurs in the future. In addition, it is also anticipated that a future hypothetical street, alley or paseo will be constructed on either side of Empire Creek as adjoining parcels redevelop. These new hypothetical connections will better accommodate pedestrian walkability, enhance way-finding, promote area-wide connectivity, and develop a more defined street grid pattern within the specific plan area. • • •J1kr o,� Primary District LS �� •• Access Point •`'" Streetscape Beautification %\ ' ze • •• • • • • and Pedestrian / Bike Lane : 44. Improvements \' \�• \I\ N Empire Creek % ,\ y� Watercourse \ m \\ Go�eti s Conceptual Pedestrian er,. ••• • • • • • Connection through Creekside Village 47G. , .•. _ Murrieta Creek r/oe,co \ • Trail Improvements C~�°04. \\ • Hypothetical Location % \\, " ` • = = = = = of New Streets 'N\ \\ iiik\ \\ •• • Primary Specific Plan Gateway \\ • \\ i. • \\ • Exhibit 3-7: Creekside Village District DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-15 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 7. Creekside Village-Commercial Overlay (CV-CO) The Creekside Village-Commercial Overlay i zone is positioned along the eastern boundary I. of the Creekside Village District and is I ! immediately adjacent to Jefferson Avenue and M t lin . I Interstate 15. The Creekside Village- I T' Commercial Overlay zone will primarily be a __ `_1L_JJ f rcommercial district. Of all the districts in the } 1 Uptown Jefferson Specific Plan area, the - - Creekside Village-Commercial Overlay zone ' ` _ i 1, f� I ^I , l I. has the strongest visual window from :, _F.a - ) Interstate-15. The Creekside Village- _ % - Commercial Overlay zone will capitalize on its - - -- __ - visibility from the freeway by providing commercial uses along this visual window. �'" i I I This district will also create a buffer of . —•--n-� �a� primarily commercial uses between the I. ` ti l� freeway and the urban residential " r. ' : 1 i development that will occur further west within - - the Creekside Village District. Ground floor 1i ;"--^- . ' -- = . residential and office uses will not be "� ' '� o,.� permitted in this district; however, residential -.::ate -:f-�- +4'' .j'e 1 - and office uses within the Creekside _ - , Commercial Overlay zone will be permitted ,`., _ • above the ground floor. This is to ensure that _ --- - -- retail and commercial uses such as specialty - shops, retail establishments, and restaurants t are located on the ground floor to activate ' the public realm. The configuration of ground floor retail with limited residential units above is intended to create a retail-oriented, lrlt �tII walkable pedestrian corridor along Jefferson a,'1a "t ° it`� Avenue. To further enhance the walkability Etta fill , i •Maw -- ,c., f . maim 14-0' ,and connectivity of this overlay zone, it isn 111 �, . /f a anticipated that new development projects {a -- • - �r within this area will provide pedestrian l r., . +ti c au. • - 1 - connectivityand access to projects located in . .is k �- ^' , 4 • •-'-. (• the adjacent Creekside Village district. ... t ' Jefferson Avenue provides the primary north- Creekside Village Commercial Overlay: Illustrative Photos south vehicular access through this overlay zone. Las Haciendas and Calle Cortez provide east-west vehicular access into this area from the adjacent Creekside Village district. Additionally, as new development occurs and properties are redeveloped in the future, new hypothetical street connections are anticipated, further defining the boundaries of this district. To balance the needs of both pedestrians and vehicles, wider sidewalks are envisioned along Jefferson Avenue to further enhance the pedestrian environment. It is also anticipated that streetscape beautification improvements in this DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-16 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS area will be specifically designed to enhance the overall aesthetic image of this area from Interstate 15. This area's associated beautification improvements may also include coordination efforts with Caltrans to enhance the screening and treatments of the Caltrans right-of-way adjacent to Jefferson Avenue to further improve the visual quality of the area. • . P^s o, Fa 41`P '\\ ti • Primary District Creekside Access Point / ` ' ` Village `\� Commercial Streetscape Beautification �/e�aa� Overlay • •• • • • • and Pedestrian / Bike Lane / \N Improvements % \\ I Empire Creek Watercourse �`\ \ Ot`e1 Conceptual Pedestrian a\\eC/ �\\ • Connection to the G y� Creekside Village ) ^,, \ \ � _ Murrieta Creek '�°�p, - — Trail Improvements C^o°,,f // Creekside Village \\ k ' Commercial Overlay i \\ —� _ _ _ _= Potential Future `` iii Access Points `` Primary Specific Plan 11 Gateway \\ Exhibit 3-8: Creekside Village Commercial Overlay DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-17 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS F Murrieta Creek Recreation and Open Space District (MCR-OS) The Murrieta Creek Recreation and Open Space District encompasses over 200 acres, making up over 40% of the specific plan area. This district is . made up of three main components: 1) the portion ' of Murrieta Creek that runs through the .. . • 44, westernmost part of the specific plan area, 2) the 1 1 -111411.. -1 tom"'t large Riverside County Flood Control-owned — detention basin area located in the northwest . portion of the specific plan area, and 3) the westernmost segment of Santa Gertrudis Creek, �' •- that runs east of Interstate 15 between the Uptown ; + �s u, , Sports/Transit District and the Uptown Center District, and borders the Uptown Arts District to the • t :`tip': 1 f ' north, where it finally converges with Murrieta �. ;`. v '° • �' Creek. • 1` • �? ,. s The majority of this district is intended to remain as d.$ ';. -- permanent open space. However, the Riverside g 4 --,- -f - '"' ' - t - •County Flood Control District's Murrieta Creek htb - , Restoration Project is anticipated to be constructed -.j , �' •'; -. • t".�.. ` � within this area. The Flood Control District's ,� ". .. ,._ 4, improvements include two important elements > �.. I'll" :• "'' ,3 1 � within the specific plan area: 1) a creek adjacent, w3 .. `' � i • multi-use trail system that will provide an important 5.71; ... .....A., regional multi-use trail connection from south of the Old Town area, through the Uptown Jefferson Specific Plan area, and into the cities of Murrieta, Wildomar and Lake Elsinore, and 2) an - • approximately 50 acre park facility located within the Riverside County Flood Control-owned detention basin. �; The creek trail improvements and regional park _ . ..__-= _��111MINNO• facility that are anticipated within this district will r. N. r t provide an important local and regional amenity and l` t' _ a ' • community point of interest within the specific plan # 1 ` .ti '.- area. The creek trail will support pedestrian ti itr, walkability, connectivityand an active lifestyle. The p Y Y �. . �;. park facility will provide a large-scale neighborhood rieta Creek Recreation and Open Space District: convenience that will complement the nearby illustrative Photos residences, retail establishments, hotel/lodging facilities and restaurants, among other uses. The future park facility is anticipated to accommodate both active and passive recreational facilities. The future plans for this area may include ball fields for games such as soccer, baseball, tennis, and bocce ball, picnic areas, DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-18 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS natural and improved trail systems, wildlife viewing areas, and other related outdoor recreational facilities. The development of commercially-oriented buildings or structures will not occur within this district; however, natural and improved trails, trail heads, pocket parks, picnic areas, and other recreation-related uses may be permitted within this district in the future. It is also anticipated that the future trail system running along Murrieta Creek will provide key pedestrian connections from this district to the other nearby districts within the specific plan area. Considering the Murrieta Creek Recreation and Open Space District's characteristics and planned recreational amenities, connectivity between this district and the adjacent districts is critical for achieving the area's future vision. It is envisioned that strong pedestrian connectivity and engagement between the Murrieta Creek Recreation and Open Space District and the Uptown Sports/Transit District will be achieved through enhanced pedestrian crossings that will link these two districts. These enhanced pedestrian crossings envisioned at key intersections along Jefferson Avenue will facilitate pedestrian and bicycle connectivity and safe access across Jefferson Avenue to and from the Uptown Transit/Sport District to the park and nearby trail system. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-19 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS B. Land Use Regulations The land uses in the Uptown Jefferson Specific Plan area are regulated by district to achieve the dynamic mixed- use character envisioned for the area. Each zone establishes the land uses that are permitted, conditionally permitted or not permitted in the zone. The Land Use Matrix (Table 3-1) outlines the allowable land uses by district. The land use regulations combined with the Urban Development Standards are intended to implement the goals and policies of this specific plan and accomplish the community-identified vision for the Uptown Jefferson area. The land uses listed in Table 3-1 shall be permitted in one or more of the specific plan districts as indicated in the corresponding column. Where indicated with the letter "P" the use shall be permitted by right within the district. Where indicated with the letter "C" the use shall be permitted with the approval of a Conditional Use Permit. Where indicated with the symbol "" the use shall be prohibited within the district. Uses not listed in Table 3-1 shall require a use determination by the Director of Community Development. Table 3-1: Land Use Matrix List of Uses UHT rr- US UA WH-RO CV CV-CO MCR- OS Adult entertainment business - - - - - - - - Alcoholic beverages sales See Municipal Code Section 17.10.020-Supplemental Development Standards Alcoholism or drug abuse recovery or treatment facility - - - - P - - - (six or fewer)2 Alcoholism or drug abuse recovery or treatment facility - - - - C - - - (seven to twelve)2 Art studio (with or without a P C P P - P P - gallery) Auditorium, community assembly space, conference C C C C - - - - facility Automobile sales (indoor only) C - C C - - C - Automotive service station/gas station (with or C C C - - - - - without a convenience store)' Automotive maintenance/light C - C C - - repair Automotive repair(heavy _ - _ _ _ - _ _ repair) Bar, cocktail lounge, night club, live entertainment C C C C - C C - (indoor only) Car wash' C C C C - - - - Community care facility2 - - C C - - - - DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-20 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS List of Uses UC 1 UA WH-RO CV CV- a ' 'R- IM • Day care/preschool P P P P C C P - (commercial) Drive-thru' C C C C - - - - Educational institutions C C C C - - - - Facilities for mentally disordered, disabled, or - - - - C - - - dependent or neglected children (seven to twelve) 2 Farmer's market(outdoor) C C C C - C C - Grocery store P P P P - P P - Health, fitness, dance, martial arts studio (less than 5,000 P P P P - P P - sq. ft.) Health, fitness, dance, martial arts studio (greater than 5,000 C C C C - C C - sq. ft.) Home occupations P P P P P P P - Hospital C - C - - - - - Hotel P P3 P P - - P - Kennel/cattery/pet day care C C C C - - C - facility Light manufacturing (indoor C - C C - - - - only) Multi-purpose trail P P P P P P P P Nature center/exhibits - - - - - - - P Office (administrative/ professional/medical/ P P P P - - P4 - government) Parking lots/ parking 1 C C C C - C - - structures (standalone) Performing arts venue, C C C C - C C - theatre, cinema, museum Private smoking C C C C - - C - lounge/hookah lounge Residential P P5 P P P P P5 - Residential care facilities (six or fewer)2 P List of Uses In UHT US UA WH-RO CV CV-CO MCR- OS DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-21 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS List of Uses UC UA WH-RO CV C-'-i Residential care facilities - - - - - - - (seven to twelve)2 C Residential care facilities for - - - - - - - the elderly(six or fewer)2 P Residential care facilities for 2 C - - the elderly(seven to twelve) Residential-live/work - - P P - P - - Restaurant (with or without the P P P P - P P - sale of beer and wine) Restaurant (with the sale of C C C C - C C - distilled spirits) Religious institutions with C C C C C C C daycare or school Religious institutions without a P P P P P P P - daycare or school Retail P P P P - P P - Transit Center - - C - - - - C Transitional housing - - - - P - - - Service—general P - P P - - P - Service—personal P P P P - P P - Sports and recreation facility C - C C - - C P (indoor only) Sports and recreation facility - - C - - - - P (outdoor) Swap meet (indoor only) - - - C - - - - Wine tasting facility(Type 02 P P P P - - P - ABC license only) Wine/ micro-brewery tasting C C C C - C C - facility FOOTNOTES: 'Subject to the Standards for Specific Uses outlined in Section 3.1. 2 Subject to the State of California Department of Social Services licensing requirements. s Full service hotels (see definition in appendix) of up to 8 stories in height are permitted by right in the Uptown Hotel/Tourism District. a Office uses are permitted above the first floor only. However, office uses may be permitted on the first floor when the office use does not directly front onto any street included any future street. 5 Residential uses are permitted above the first floor only. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-22 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS C. Standards for Specific Uses The following section provides supplemental performance and development standards for certain land uses that may have an impact on the built environment due to their distinctive operational characteristics and site design needs. These supplemental standards are intended to minimize potential impacts related to aesthetics, noise, glare, odor, traffic, air quality, hours of operation, conflicts between pedestrians and vehicles, and other various impacts that may occur as a result of the design, construction and operation of these land uses. 1. Automobile Service Stations/Gas Stations and Car Washes Automobile service stations/gas stations and car washes are typically characterized by large areas of pavement to allow adequate space on-site for vehicular maneuvering and queuing. Considering these operational requirement and site design needs, standards have been developed to reduce potential adverse impact on surrounding properties and better integrate these types of uses into the urban environment. The standards provided below are intended to balance the functional needs of automobile service stations/gas stations and car washes with the urban design goals contained within this specific plan. a) Performance Standards When a Conditional Use Permit is being considered for an automotive service station/gas station or car wash facility within the Uptown Jefferson Specific Plan area, the project shall be required to meet the performance and development standards outlined below. When considering an application for a Conditional Use Permit for this use, conditions of approval shall be applied to ensure the compatibility of automobile service stations/gas stations or car wash facilities with surrounding land uses. These conditions shall address, but are not limited to, the following: i. Hours of operation ii. Noise attenuation iii. Landscape screening iv. Circulation and vehicular queuing v. Odor vi. Light and glare vii. Drainage and water quality b) Development Standards i. Buildings and structures associated with these uses (such as convenience markets, car wash viewing areas or retail sales areas, etc.)shall be oriented toward the street. ii. If buildings are placed on a site adjacent to the street they shall be placed on the build-to line. iii. Buildings and structures on-site shall comply with the building type Standards and Frontage Type Standards. iv. Buildings shall function as positive additions to the street scene and shall avoid the appearance of "turning their back"to the street. Buildings are required to be designed with "architecture forward"features and provide pedestrian scaled details along the street to maintain pedestrian synergy. v. Buildings shall provide architectural detailing and complement the surrounding urban environment and adjacent buildings and structures. Typical suburban prototypes or standardized corporate models that do not fit into the urban characteristics of the specific plan area are discouraged. vi. Automotive service stations/gas stations and car wash buildings are encouraged to be integrated with other uses to provide full screening of the pump islands, wash bays and canopies. In-line shops are encouraged to"wrap around"and fully screen the pump island, wash bay areas and canopy. vii. All structures on the site including canopies, kiosks, wash bays, pump islands, gas pump columns, etc. shall be consistent with, and complement, the architectural design of the primary building on-site. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-23 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS viii. Canopy and column supports are encouraged to be of substantial thickness to portray visual permanence. ix. When automotive service stations/gas stations or car washes are placed on a corner lot, the building shall be oriented toward the corner. The pump islands, wash bays and canopies shall be screened by the building to the greatest extent possible. x. Parking areas, stacking lanes and vehicular queuing area for car washes, shall be located at the rear of the site and shall be screened by buildings located on-site to the greatest extent possible. xi. For areas of the site that are not screened by an adjacent building, dense landscaping or other screening methods shall be required to integrate these developments into the urban environment. xii. The pump areas for automotive service stations/gas station should be designed to allow for stacking for a minimum of two vehicles (approximately 40 feet minimum length). Driveways and adjacent streets shall not be utilized by waiting customers. All vehicles are required to queue on-site. xiii. Car wash facilities shall include appropriate control measures to reduce machinery noise levels. Machinery that emits noise shall not be located within 200 feet of any adjacent property, unless noise attenuation measures will mitigate any noise impacts. The 200 foot separation shall be measured from the machinery emitting the noise to the property line of any adjacent property. xiv. Car wash facilities shall incorporate public plazas or urban outdoor spaces into their site design to provide a place for patrons to wait while their vehicles are being washed. xv. Symbols or corporate logos should be utilized for tenant signage in favor of bright or intense corporate color schemes on the building elevations. Automotive maintenance shops (light repair only) Automotive maintenance shops provide an important service to the community, however automotive maintenance shops can have a variety of negative impacts on surrounding land uses if these facilities are not designed in a manner that best integrates them into the urban environment and surrounding neighborhood. The standards below are intended to balance the functional needs of automotive maintenance shops with the urban design goals of this specific plan. E'erformance Standard: When a Conditional Use Permit is being considered for an automotive maintenance facility within the Uptown Jefferson Specific Plan area, the project shall be required to meet the performance and development standards outlined below. When considering an application for a Conditional Use Permit for this use, conditions of approval shall be applied to ensure the compatibility of the automotive maintenance facility with surrounding land uses. These conditions shall address, but are not limited to, the following: i. Hours of operation ii. Noise attenuation iii. Landscape screening iv. Circulation and vehicular queuing v. Odor vi. Light and glare vii. Visual impacts and aesthetics b) Development Standards When a Conditional Use Permit is being considered for an automotive maintenance facility within the Uptown Jefferson Specific Plan area, the project shall be required to meet the performance and development standards outlined below: i. Buildings and structures associated with automotive maintenance facilities shall be oriented toward the street. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-24 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS ii. When a building is placed adjacent to the street the building facade shall be placed on the build-to line as required by the applicable Urban Development Standards. iii. Buildings and structures on-site shall comply with the building type Standards and Frontage Type Standards. iv. The buildings main entry shall face the street. Buildings shall provide a direct pedestrian access into the building from the public sidewalk. v. Building entrances should be articulated with distinguishing pedestrian elements such as canopies, tower elements and awnings to maintain the pedestrian scale along the street. vi. Buildings shall function as positive additions to the street scene and shall avoid the appearance of "turning their back"to the street. Buildings are required to be designed with "architecture forward" features and provide pedestrian scaled details along the street. vii. Automotive repair facilities shall not be permitted to have bay doors facing the street. viii. All vehicular repairs shall be conducted within an enclosed building. ix. Overnight vehicles that have been accepted for repair shall be parked or stored within an enclosed building on-site. x. Automotive maintenance facilities shall include appropriate control measures to reduce noise levels as needed. Automotive maintenance facilities shall not be located within 200 feet of any adjacent property, unless noise attenuation measures will mitigate any noise impacts. The 200 foot separation shall be measured from the service bays to the property line of any adjacent property. 3. Drive-thrus Drive-thrus are commonly utilized for a variety of businesses (banks, fast food restaurants, etc.), especially along commercial corridors. However, if drive-thru facilities are not designed carefully, they can impact the synergy of an urban environment and diminish the walkability of an otherwise pedestrian-oriented area. Drive-thrus can also be incompatible with surrounding residential uses if they are not designed in manner that considers how best to integrate these type of uses with surrounding residential development. The standards provided below are intended to balance the functional needs of a drive-thru facility with the urban design goals contained within this specific plan. a) Performance Standards When a Conditional Use Permit is being considered for a drive-thru facility within the Uptown Jefferson Specific Plan area, the project shall be required to meet the performance and development standards outlined below. When considering an application for a Conditional Use Permit, conditions of approval shall be applied to ensure the compatibility of the drive-thru facility with surrounding land uses. These conditions may address, but are not limited to, the following: i. Hours of operation ii. Noise attenuation iii. Landscape screening iv. Circulation and vehicular queuing v. Odor vi. Light and glare b) Development Standards i. Buildings and structures associated with the drive-thru facility shall be oriented toward the street. ii. When a building is placed adjacent to the street the building facade shall be placed on the build-to line as required by the applicable Urban Development Standards. iii. Buildings and structures on-site shall comply with the building type Standards and Frontage Type Standards. iv. The building's main entry shall face the street. Buildings shall provide a direct pedestrian access into the building from the public sidewalk. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-25 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS v. Building entrances should be articulated with distinguishing pedestrian elements such as canopies, tower elements and awnings to maintain the pedestrian scale along the street. vi. When a building is located on a corner lot, the main pedestrian entrance is encouraged to be located on the corner, or on the primary street frontage. vii. Buildings shall function as positive additions to the street scene and shall avoid the appearance of "turning their back"to the street. Buildings are required to be designed with "architecture forward"features and provide pedestrian scaled details along the street. viii. Parking and drive-thru areas shall be located at the rear of the site. They shall be screened by the buildings and landscaping on-site to the greatest extent possible. ix. For areas of the site that are not screened by an adjacent building, dense landscaping or other screening methods shall be required to integrate these developments into the urban environment. x. Stacking lanes, parking areas, and utilities/services shall be located away from the street and screened by the buildings and landscaping on-site. xi. Drive-thru stacking lanes shall accommodate a minimum of six cars before the first stopping point and shall be designed to ensure that all vehicles queue on-site. Over-flow traffic to surrounding roads, alley or driveways shall not be allowed. xii. Drive-thru facilities shall include appropriate control measures to reduce ordering speaker noise levels. Ordering speakers shall not be located within 200 feet of any adjacent property, unless noise attenuation measures will mitigate any noise impacts. The 200 foot separation shall be measured from the ordering speakers to the property line of any adjacent property. xiii. Site planning shall separate vehicular traffic from pedestrian areas. If a conflict with vehicular/pedestrian access cannot be avoided, pedestrian ingress and egress areas shall be designed to be highly visible, and marked to alert drivers that their vehicular lane intersects with an area that may also be used by pedestrians. xiv. Buildings shall be designed with transparent windows, doors and other translucent elements to maximize the views and visual interest in and out of the building, and maximize the relationship between the interior of the building and the exterior public realm. xv. Where possible avoid standalone buildings. Instead, incorporate other buildings and drive-thru facilities into larger, multi-user sites. Typical suburban prototypes or standardized corporate models that do not fit into the urban character of the specific plan area are discouraged. xvi. Symbols or corporate logos should be utilized for tenant signage in favor of bright or intense corporate color schemes on the building elevations. 4. Kennels/Catteries/Pet Day Care Facilities Kennels/catteries/pet day care facilities have been steadily gaining popularity in more urban environments and providing a needed service to pet owners. Kennels/catteries/pet day care facilities are typically characterized by a number of animals being boarded on-site and often include outdoor exercise and play areas. Considering these operational requirement and site design needs, kennels/catteries/pet day care facilities shall be designed in a manner that decreases their impacts on surrounding properties. The standards provided below are intended to balance the functional and operational needs of these types of uses with the urban design goals contained within this specific plan. a) Performance Standards When considering an application for a Conditional Use Permit, the Planning Commission may apply any condition deemed necessary to ensure the compatibility of the kennel/pet day care facility with surrounding land uses. These conditions may address, but are not limited to, the following: i. Hours of operation ii. Noise attenuation and sound proofing iii. Landscape screening DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-26 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS iv. Fencing and enclosures v. Odor vi. Cleanliness vii. Drainage viii. Limitation on the number of animals permitted on-site at one time b) Development Standards i. Buildings and structures associated with kennels/pet day care facilities shall be oriented toward the street. ii. When a building is placed adjacent to the street the building facade shall be placed on the build-to line as required by the applicable Urban Development Standards. iii. Buildings and structures on-site shall comply with the Building Type standards and frontage Type standards. iv. The buildings main entry shall face the street. Building shall provide a direct pedestrian access into the building from the public sidewalk. v. Building entrances should be articulated with distinguishing pedestrian elements such as canopies, tower elements and awnings to maintain the pedestrian scale along the street. vi. Buildings shall function as positive additions to the street scene and shall avoid the appearance of "turning their back" to the street. Buildings are required to be designed with"architecture forward" features and provide pedestrian scaled details along the street. vii. All boarding, training, and pet care activities shall be conducted within an enclosed building. Exterior training and exercise facilities are permitted as an ancillary use and are subject to any conditions that are deemed necessary to ensure compatibility with surrounding land uses and businesses. viii. Exterior training and exercise areas shall be located at the rear of the site and shall be screened by the buildings on-site to the greatest extent possible. ix. For outdoor training and exercising areas that are not screened by an adjacent building, dense landscaping, solid fencing or other screening methods shall be required to integrate kennels/pet day care facilities into the urban environment. x. All kennels/pet day care facilities shall be sound-proofed as to not disturb surrounding businesses and uses. xi. Kennels/pet day care facilities shall be maintained in sanitary condition to alleviate odors associated with the use. Daily removal of waste and the use of spray disinfectants are required. xii. Suitable drainage methods shall be required to ensure the elimination of excess liquid or waste. xiii. Dust and drainage from the kennel enclosures shall not create a nuisance or a hazard to adjoining properties or uses. xiv. All fencing shall be structurally sound and shall be maintained in good repair, to protect the animals from injury, to contain the animals, and to restrict the entrance of other animals. Crates, boxes and scrap materials are not suitable and shall not be used for fencing or animal enclosure areas. xv. All fencing and enclosure areas shall be constructed of suitably sturdy materials, anchored solidly to the ground in such a manner to prevent animals from escaping by digging under the fence and of sufficient height to prevent animals from escaping. If necessary, to accomplish the intent of containment, a cover over the fenced area shall be installed. 5. Standalone surface parking lots and parking structures Standalone surface parking lots and parking structures are a key component of any urbanized area and can help to facilitate a "park once" parking strategy within the specific plan area. However, standalone surface parking lots and parking structures shall be designed in a manner that best integrates them into the urban landscape. The standards provided below are intended to balance the functional and aesthetic impacts of these types of facilities with the urban design goals contained within this specific plan. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-27 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS When a Conditional Use Permit is being considered for a standalone parking lot or parking structure within the Uptown Jefferson Specific Plan area, the project shall be required to meet the performance and development standards outlined below. Performance Standards Conditions of approval shall be applied to ensure the compatibility of standalone parking lots and parking structures with surrounding land uses. These conditions may address, but are not limited to, the following: i. Hours of operation ii. Landscape screening iii. Circulation and vehicular queuing iv. Aesthetics and design v. Drainage and water quality vi. Lighting vii. Safety and security viii. Urban design and architecture Development Standards. Due to their characteristics and varying urban design needs, separate development standards have been developed to address both standalone parking lots and standalone parking structures on an individual basis. The development standards for each are provided below. Standalone Parking Lots i. Parking lot improvements such as landscape buffers, curbs, parking stalls or curb stops shall not encroach over the build-to line. ii. Sidewalk/streetscape improvements shall be constructed as required by this specific plan along the frontage of any standalone parking lot. iii. Parking space dimensions shall meet the minimum requirements contained in Development Code Section 17.24.050. iv. Standalone parking lots shall incorporate a minimum five-foot wide landscaped area around the perimeter of the parking lot. v. Parking lot trees shall be placed in a manner that avoids conflict with City street trees. vi. The interior parking lot area shall include landscaped planters. 10% of the interior parking lot area is required to be landscaped. (Note: The interior parking lot area does not include the perimeter landscape area). Planter areas shall contain at least one tree and a combination of appropriate shrubs and groundcover or mulch or both. vii. All landscaping shall be maintained and shall be irrigated consistent with the City's adopted Water Efficient Landscape Design Ordinance. viii. Walls and fencing are permitted to enhance the landscape design of standalone parking lots but shall not exceed 3 feet in height. ix. Parking lots shall be well lit and meet the minimum footcandle requirements contained in the Municipal Code Section 17.24.050. x. Parking lot pavement, striping and associated landscape areas shall be well maintained to the satisfaction of the Director of Community Development. xi. Solar canopies/carports are permitted to be installed in parking lot areas. When solar canopies/carports are installed, interior parking lot landscaping requirements may be modified to accommodate the canopy; however, perimeter landscaping shall be provided to soften the aesthetic impact of the solar canopies/carports from the street. Standalone Parking Structures i. Parking structures shall be oriented toward the street. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-28 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS ii. The parking structure's building facade shall be placed on the build-to line as required by the applicable Urban Development Standards. iii. Parking structures shall comply with the building type Standards and Frontage Type Standards. iv. Parking structures shall provide direct pedestrian ingress and egress from the public sidewalk. v. Vehicular and pedestrian entrances should be articulated with distinguishing pedestrian elements such as canopies, tower elements, and awnings to maintain the pedestrian scale along the street. vi. When a building is located on a corner lot, the main pedestrian entrance to the parking structure is encouraged to be located on the corner, or on the primary street frontage. vii. The decked railing elements shall not be permitted to dominate the building elevation or architectural design of the structure. viii. A combination of solid and void elements shall be incorporated into the design of the parking structure. Openings are encouraged to appear as windows and framing shall be added to these elements for added visual interest. ix. Parking structures shall have an "open-air" design by utilizing decorative grillwork, simulated window openings and other similar features as opposed to enclosed/opaque wall surfaces, especially adjacent to the street at the pedestrian level. x. Parking structures shall function as positive additions to the street scene and shall avoid the appearance of "turning their back" to the street. Buildings are required to be designed with "architecture forward" features and provide pedestrian scaled details along the street. xi. The design of the parking structure shall consider the architectural compatibility, size, scale, bulk, and relationship to adjacent structures. xii. Parking structures shall incorporate design components and materials that complement the surrounding buildings. xiii. Stairwells and elevator towers shall be incorporated into the overall design of the parking structure. Stairwell and elevator towers are encouraged to be located on the perimeter of the structure to provide natural surveillance from exterior public spaces. xiv. Signage is permitted to identify the parking structure and/or public parking. However, commercial advertising signage is not permitted to be placed on the parking structure. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-29 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS D. Adaptive Re-use Purpose The purpose of the adaptive re-use standards is to allow for the conversion of uses in existing buildings into more economically viable uses such as residential dwellings/apartment, artists' lofts, and joint living and working quarters (live/work). Adaptive re-use projects can help reduce vacant space, promote a mix of uses, create new and innovative housing opportunities that do not exist elsewhere in the City, and encourage a more balanced ratio of employment-oriented uses in close proximity to residential uses. Eligibility All existing buildings within the Uptown Jefferson Specific Plan area, as of the adoption date of this specific plan, are eligible for an adaptive re-use project. =aplicability Residential dwelling units, artists' lofts, and joint living and working quarters (live/work units), may be permitted as a part of the adaptive re-use project when the following conditions have been met: i. Mezzanines and loft spaces within residential dwellings/apartments, artists' lofts and live/work units, which do not exceed more than 33% of the existing floor area of the space below shall not be counted as new floor area. ii. Residential dwelling units/apartments, artists' lofts and live/work units shall not be subject to the minimum/maximum density requirements, or minimum/maximum building height requirements. iii. No additional parking spaces will be required for adaptive re-use projects. The required number of parking spaces shall be the same as the number of parking spaces that existed on the site prior to the adoption of the this specific plan. iv. Adaptive Re-use projects shall be exempt from a public hearing and shall be administratively approved. Adaptive Re-use projects will however be required to provide a "Notice of Intent to Approve" per Chapter 2, Section G of this specific plan. v. An Adaptive Re-use project shall include toilet, bathing, and kitchen facilities. vi. Modifications to an adaptive re-use project shall comply with the Phased Compliance Matrix in Chapter 2. vii. All adaptive re-use projects will be required to comply with all applicable building and fire codes. viii. All new residential units within an existing commercial/industrial building will be required to retrofit with fire sprinklers regardless of the unit size. If an existing building is not currently equipped with fire sprinklers and a property owner choses to add residential units as a part of an adaptive re-use project, the entire building will be required to be retrofit with fire sprinklers. ix. Changes to use and occupancy class as a result of the adaptive re-use project will require compliance with all current building code and fire code requirements, including but not limited to exiting requirements, insulation, ADA, fire sprinklers, drive aisle widths, etc. x. If 4 or more residential units are added to an existing commercial/industrial building, the entire site will be required to be brought up to compliance with ADA, including ADA parking. Additionally, the site will be required to and have a certain number of ADA compliant units. xi. All applicants proposing an adaptive re-use project are encouraged to coordinate with Building and Safety and Fire Prevention in the early design stages of the project. Findings In considering applications for adaptive re-use projects, the approving body, shall find: i. The use will not jeopardize, adversely affect, endanger or otherwise constitute a menace to the public health, safety, or general welfare. ii. That the uses surrounding the proposed location of the adaptive re-use project will not be detrimental to the safety and welfare of prospective residents. iii. That the adaptive re-use project will not displace viable commercial or industrial uses in the surrounding area. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-30 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Development Standards This section identifies the development standards and requirements for all projects within the Uptown Jefferson specific plan area. Each district of the specific plan has corresponding development standards that are intended to achieve the community's vision for the Uptown Jefferson Specific Plan area. The development standards outlined below are the minimum standards for development within the Uptown Jefferson Specific Plan. It is intended that these standards will be met, in addition to any performance standards and design guidelines contained within this specific plan. Considerations for approval of development plans will be based upon both the compliance with the development standards, and the degree of conformance with the design guidelines and performance standards, where applicable. In the event of a conflict between the development standards, performance standards, and design guidelines, the Director of Community Development shall determine which requirement best implements the intent of the specific plan. Density and Intensity of Future Development The recommended minimum residential density in this specific plan is 25 dwelling units per acre within all districts. The maximum density and intensity of commercial development is not defined in this specific plan, because new development is limited by the maximum building height and required parking of the use. Allowable Building Height ana Stories Table 3-2 below specifies the permitted building height by number of stories and feet for all districts. Allowable Building Height by District --AM UHT US UA WH-RO CV CV-CO 8 Stories P P' (151 ft. maximum) 7 Stories (133 ft. maximum) - 6 Stories (115 ft. maximum) P P' P - - - - - 5 Stories (97 ft. maximum) P P P P - P P - 4 Stories (79 ft. maximum) P P P P - P P - 3 Stories (61 ft. maximum) P P P P P P P 2 Stories (43 ft. maximum) P P P P P P P P 1. Hotels above 5 stories shall be "Full Service" hotels as defined in Appendix A—Glossary of Terms. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-31 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Lot Standards Table 3-3 specifies the minimum lot size by District for all lots within the Uptown Jefferson Specific Plan. Table 3-3: Lot Size Standards by District ----EN UHT US UA WH-RO CV CV-CO MCR-OS Minimum Lot 10,000 10,000 10,000 10,000 10,000 10,000 10,000 - Size SF SF SF SF SF SF SF Minimum Lot 75 75 75 50 50 50 50 - Frontage ft ft ft ft ft ft ft Minimum Lot 40 40 40 40 40 40 40 Frontage ft ft ft ft ft ft ft (Flag Lot) Minimum Lot 125 125 125 125 125 125 125 Depth ft ft ft ft ft ft ft Set Backs Table 3-4 specifies the setback requirements for all projects by district within the Uptown Jefferson Specific Plan. Table 3-4: Set Back Standards UC, UHT, US, UA, WH-RO, CV, CV-CO MCR - OS Street Frontage 10 feet behind property line ' 25 ft Side Yard (interior) 0 ft 25 ft Rear Yard (with alley) 0 ft 25 ft Rear Yard (without alley) 5 ft 25 ft 1. Duplex/Triplex/Quadplex, Mansion Apartments and Rowhouses may have an additional 10 feet setback to allow for additional screening of private and quasi-private areas. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-32 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 5. Allowable Building Types Table 3-5 specifies the permitted building types for each district. For detailed building type standards see Chapter 4. Table 3-5: Allowable Building Types by District District Building Type UHT US UA WH-RO CV CV-CO MCR-OS Duplex/Triplex/ - - - P P P - Quadplex Mansion - P P P - Apartment Rowhouse - - - P P P - - Residential P - P P - P - - Stacked Flats Live/Work - - P P - P - - Courtyard P - P P - P - - Building Commercial P P P P - P - Block Tower Over - P - - - - Podium Allowable Building Frontage Types Table 3-6 specifies the permitted building frontage types for each district. For detailed building frontage type standards see Chapter 4. Table 3-6: Allowable Building Frontage Type by District Building Frontage District Type ICEIF—UHT US UA WH-RO CV CV-CO MCR-OS Shop Front P P P P - - - - Arcade P P P P - P P - Tall Arcade P P P P - - P Gallery P P P P - P P - Two-Story P P P P - P P - Gallery Forecourt P P P P P P P - Stoop - - P P P P - - Porch - - - P P P - - DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-33 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS "' Percentage of Building Facade Required on the Build-to Line Recessed entrances and building articulation on the ground floor of a building fronting a street within the Uptown Jefferson Specific Plan shall be incorporated into a building's design in accordance with the percentages outlined in Table 3-7. Table 3-7: Required Percentage of Building Frontage on Build-to-Line by District Building Type District UC UHT US UA WH-RO CV CV-CO MCR-OS Duplex/Triplex/ Quadplex Variable Variable Variable - Manrtn Variable Variable Variable - - Apartment Rowhouse - - - Variable Variable Variable - - Residential 70% 70% 70% 70% - - Stacked Flats Minimum Minimum Minimum Minimum Live/Work - 70% 70% 70% Minimum Minimum Minimum Courtyard 70% 70% 70% 70% - Building Minimum Minimum Minimum Minimum Commercial 80% 80% 70% 70% 70% Block Minimum Minimum Minimum Minimum Minimum Tower Over 80% _ Podium Minimum Where indicated, the percentage of building frontage may vary to allow for more interesting articulation and front yard for the Mansion Apartments, Duplex/Triplex/Quadplex, and Rowhouse buildings. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-34 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 8. Architectural Encroachments Balconies, bay windows, chimneys, cantilevered rooms, eaves, etc., may encroach into the required setback or build-to line area as identified in the following table and may be further limited by the California Building Code. Table 3-8:Allowable Architectural Encroachments-All Districts Building Element Build-to line Side/Rear Yard (new or existing street) (with or without alley) Eaves, overhangs, and other decorative building elements 5 ft. 0 ft. Balconies, patios or terraces (above first 10 ft. 0 ft. floor) Awning or Canopy 8 ft. 0 ft. Bay Window 2 ft. 0 ft. Stoop and/or Porch (stairs and railing 10 ft. 0 ft. only) Accent landscaping—potted, or hanging 3 ft. 0 ft. plants, etc. 9. Off-street Parking Requirements Parking is one of the largest uses of land in urban and especially suburban areas. In a typical suburban shopping . Center, for example, parking occupies more land area than the building itself. Often, sites with large parking lots are located next door to other sites with equally large lots. If adjacent sites serve different purposes, each parking lot may lie empty for long periods of time. This suggests that an excessive amount of space is given over to parking, and that less parking would be needed if the lots were connected, shared, and used more efficiently. Shared parking can reduce the amount of land needed for parking, creating opportunities for more compact development, more space for pedestrian circulation, or more open space and landscaping. Shared parking is a tool through which adjacent property owners share their parking lots and reduce the number of parking spaces that each would provide on their individual properties. Shared parking is used extensively in traditional neighborhood commercial nodes and downtown settings. In these locations, there are higher-density offices or residential buildings, with shops and restaurants lining the sidewalks. People often park in one spot and then walk from one destination to another. The effect is that those various uses share the same parking spaces. If adjacent land uses have different peak hours of parking demand, then they can share the some of the same parking spaces. This specific plan intends to use the shared parking concept to reduce parking requirements for various land uses. Proposed projects may choose to provide parking on their individual site or to share available parking spaces. As determined and approved by the Director of Community Development, a project may utilize shared parking facilities to meet the parking requirements provided within Table 3-9. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-35 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Table 3-9: Parking Requirements -All Districts Land Use Required Parking Space Ratio Residential 1.75 spaces per dwelling unit Retail/Service Commercial 1 2.0 spaces per 1,000 SF GFA Office 2.0 spaces per 1,000 SF GFA 1.0 space per guest room or suite (ancillary conference rooms, meeting rooms Hotel and ballrooms within the hotel shall be parked separately at 2.0 spaces per 1,000 SF GFA) Daycare, nursery school 1 space per 2 employees, plus 1 space per 5 children, based on facility capacity Elementary and junior high 1.5 spaces per classroom, plus 1 space per 5 fixed seats in auditorium, school (Kindergarten gymnasium or similar public assembly facility(35 SF = 5 fixed seats) through eighth grade) High school (ninth through twelfth grade) 8 spaces per classroom College or university 1 space per employee, plus 4 spaces per 10 students based on maximum classroom capacity Trade or vocational school 2 spaces per 3 people based on maximum number of students and staff, or 1 space per 35 SF of instruction GFA Religious Institution 1 space per 3 fixed seats and 1 space per 35 SF of assembly(where there are no fixed seats) (without daycare or school uses) 1May require a parking analysis for certain uses where assembly or large number of customers are anticipated. 10. Wall and Fence Standards Screening elements such as solid walls, fences or hedges or a combination of the above shall be used to screen service areas, storage areas, loading docks, or trash enclosures from public view from the street or pedestrian ways. Screening elements may also provide privacy at the back of lots and alongside streets. When a screening element exceeds three (3) feet in height, the screening element shall be designed as an extension of the primary building in color and materials. Walls and fences shall not be placed where the frontage type is required by the district standard. Private Open Space- Residential Only i. Private open space areas shall be a minimum of 100 square feet per residential unit. ii. 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. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-36 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 12. Public Space Development projects will be encouraged to create vibrant public spaces within Uptown Jefferson Specific Plan by designing the public realm in manner that establishes the pedestrian as the priority. This can be achieved through an imaginative and walkable streetscape that includes connectivity and linkages to features such as public parks, plazas, public gathering areas, and Murrieta Creek. Public space design guidelines may be found in Chapter 5— Public Space Design Guidelines. 13. Orientation to Murrieta and Santa Gertrudis Creek The Murrieta Creek Trail system planned for the northern portion of the specific plan area and connecting to the Santa Gertrudis Creek Trail, are important recreational and open space amenities that are located within the specific plan area. These open space amenities will provide places where the community can gather for sporting events, where residents can take their dog for a walk, where a bike enthusiast can traverse the creek trail, and where an outdoor aficionado can view riparian wildlife and habitat. The trail that will run adjacent to Murrieta Creek will connect the Uptown Jefferson Specific Plan area to Old Town to the south, and to the Promenade Temecula to the east. The trail is envisioned to be an important pedestrian corridor that will become part of the specific plan's active public realm. As such, it is imperative that all future development projects connect and interface with the creek and trail. The following standards shall be required to ensure that all future development projects have a strong connection to this area: i. Projects facing Murrieta Creek or Santa Gertrudis Creek shall be designed with active frontage (useable, leasable area)that faces the creek channel. ii. When a building facade faces Murrieta Creek or Santa Gertrudis Creek, the building courtyards and balconies shall be oriented to create a sense-of-connection between the natural and built environment. iii. Additionally, projects will be required to promote the walkability and connectivity of neighborhoods and residences by requiring that all walkways/bikeways and pedestrian/bicycle multi-use trail connections, pedestrian pathways and paseos from future development projects provide access to the creek. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-37 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS F. Building and Parking Placement Standards The standards for building and parking placement are the same for all districts within the specific plan; however, the standards may vary depending on adjacent streets, freeway frontage and creek frontage. New buildings constructed in the Uptown Jefferson Specific Plan area are required to be placed on a build-to line, adjacent to the street, to create a pedestrian scaled environment and facilitate a building's relationship to the public realm. Parking and loading facilities shall be placed on a site in accordance with the following requirements. Exhibit 3-18 identifies the building and parking placement requirements for lots based on the geographic location within the Uptown Jefferson Specific Plan area as follows: i. Lots fronting a new or existing street - These lots have property lines which directly abut any new or existing street. ii. Lots with frontage along Interstate 15 -These lots have property lines which abut Interstate 15. iii. Lots with frontage along Murrieta Creek -These lots have property lines which abut Murrieta Creek. iv. Lots with frontage along Santa Gertrudis Creek - These lots have property lines which abut Santa Gertrudis Creek. Some parcels will fit into more than one of these categories. When this occurs, the building placement standards outlined will be reviewed and applied in light of the property characteristics. The Director of Community Development shall interpret and apply the building placement standards as needed in such circumstances. Consistent with Goal 4 of this specific plan, which is to improve transportation, mobility, connectivity and circulation within the specific plan area, it is anticipated that as new development occurs, new streets, alleys, blocks and lots will be introduced and connected to the existing circulation network. The concept sketches show how the building placement standards apply as new blocks, streets and lots are created within the specific plan area. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-38 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 1 Lots Front a New and/or Existing Street I I I I I I' I— "Cu:The light tan area in the following sketch I I-- I I I I represents the allowable building placement area. I • The dark tan area represents the 10 foot wide 1 z • I , space that is situated between the property line F P ' and the build-to line. This area is required to be I W 1 I I kept clear of buildings and structures at the street level. The solid red line represents the build-to - .J o L___ • , _ J L _ line, which is located 10 feet behind the property Li., A NEW OR EXISTING STREET -line. The allowable parking area is represented by _ z the hatch-marked areas. r` �'�`.�.- r_......._ 1 1 Property Line H72 le Build-To Line I CA< e f O, ..Z I Setback Between Property '^ '—'I _ I Line and Build-To Line `- j ^T { Buildable Area w Area Permitted for Parking !J I w . i _ = Possible Alley or Driveway I z -- — L ___ i --- 1._.- ___,1 - L.NEW OR EXISTING STREET O —11 11---: 1 r : z 1,---- Exhibit 3-9 Building and Parking Placement Standards for Lots Front a New and/or Existing Street Table 3-10 identifies the required building and parking placement standards as shown graphically in Exhibit 3-9. Table 3-10: Building and Parking Placement Standards for Lots Fronting a New or Existing Street Building Placement Parking Placement z 3 Surface, tuck under, alley loaded, garage, and podium A Property Line to 10 ft. from property line N/A Build-to Line Rear or Side Yard B Setback(with or 0 ft.from property line 0 ft.from property line without an alley) Street Frontage 10 ft. behind the property line 50 ft.from the bild to line C Setback' on the build-to line (recommended)4 20 ft.from the build-to line(minimum)4 1 Parking setbacks apply to all stories of the building, except the rooftop deck of a parking structure. 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. 4 At least one street frontage shall be required to have a 50' minimum parking setback. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-39 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Lots fronting Interstate-15 I I I I 1 • The light tan area in the following sketch represents 1 I 1 I 1 the allowable building placement area. The dark tan I v L i ���-\ 1 area represents the 10 foot wide space that is FUTURE STREET A situated between the property line and the build-to ' 3 1 _ line. This area is required to be kept clear of v r ''--" buildings and structures at the street level. The — j o • �/ solid red line represents the build-to line, which is -----_--- o O • located 10 feet behind the property line. The EXISTING STREET OR I f allowable parking area is represented by the hatch- - o l marked areas. : ci c Z I QO)< o I ---- Property Line — — W ff. i z Build To Line / 0 / Setback Between Property ( L _ ' Line and Build-To Line \ ce FUTURE STREET B H Buildable Area �! i • • Area Permitted for Parking _--1 I • — --- Possible Alley or Driveway EXISTING OR _ J —FUTURE T II . I I �I I I i Exhibit 3-10: Building and Parking Placement Standards for Lots Fronting 1-15 Table 3-11 identifies the required building and parking placement standards as shown graphically in Exhibit 3-10. Table 3-11: Building and Parking Placement Standards for Lots Fronting 1-15 Parking Placement Building Placement Surface, tuck under, alley l2,3oaded, garage, and podium A Property Line to 10 ft. from property line N/A Build-to Line Rear or Side Yard B Setback(with or 0 ft. from property line 0 ft.from property line without an alley) C Freeway Frontage 0 ft. from property line 0 ft.from property line Street Frontage 10 ft. behind the property line on 50 ft.from the build to line D Setback 1 the build-to line (recommended) a 20 ft.from the build-to line(minimum) 1 Parking setbacks apply to all stories of the building, except the rooftop deck of a parking structure. 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. 4 At least one street frontage shall be required to have a 50' minimum parking setback. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-40 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 3. Lots Fronting Murrieta Creek I _ . ._ I I S I The following sketches identify the parking I I placement requirements for lots that front Murrieta Creek. The light tan area in the j I I 1 • sketches below represents the allowable building placement area. The dark tan area I I ` represents the 10 foot wide space that is situated between the property line and the --� • build-to line. The solid red line represents the �( A —"'1 "'"_'.� -'— -----`---- Q FUTURE STREET A NEW OR EXISTING build to line, which is located 10 feet behind the "L STREET _ _ property line. The allowable parking area is — represented by the hatch-marked areas. Y ____ Firw —••— Property Line w ►' OBI 4-® IL CL z Build-To Line v 12 Q Setback Between Property w / /-u/. 0�� x I -_._ „�_+ w Line and Build To Linecc _ —.-- Buildable Area z t o I • z j/� Area Permitted for Parking Z ---- Possible Alley or Driveway l I NEW OR EXISTING FUTURE STREET B STREET Exhibit 3-11: Building and Parking Placement for Lots Fronting Murrieta Creek Table 3-12 identifies the required building and parking placement standards as shown graphically in Exhibit 3-11. Table 3-12: Building and Parking Placement Standards for Lots Fronting Murrieta Creek Building Placement Parking Placement z 3 Surface, tuck under, alley loaded, garage, and podium A Property Line to Build-to 10 ft. from property line N/A Line Rear or Side Yard Setback B 0 ft. from property line 0 ft.from property line (with or without an alley) C Murrieta Creek Frontage 20 ft.from property line 0 ft.from property line i 10 ft. behind the property line 50 ft.from the build-to line(recommended)4 D Street Frontage Setback on the build-to line 20 ft.from the build-to line(minimum)4 1 Parking setbacks apply to all stories of the building, except the rooftop deck of a parking structure. 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. 4 At least one street frontage shall be required to have a 50' minimum parking setback. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-41 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Lots Fronting Santa Gertrudis Creek The following sketches identify Santa Gertrudis Creek the parking placement requirements for lots that front " ""'— "'-'—"— •• —' "— Santa Gertrudis Creek. The light tan area in the sketches below r 1 represents the allowable building - ' \03 \ �_ ,�Pn � c \ O '�� placement area. The dark tan I c i area represents the 10 foot wide , m c —I- :— space that is situated between 1 m 1 11 c I the property line and the build-to ; I � rn l line. The solid red line represents t \ f , ', — _ Lthe build to line, which is located 11 ` _'- • 10 feet behind the property line. i CO ��� O j r i ` The allowable parking area is + I 4- ) ' r represented by the hatch-marked ` . I• D , areas. _..i 1 ._ __ .. w_ .....L r.. A± .._ 1 t..-..._...-.. .. �..._ ---- Property Line NEW OR EXISTING STREET Build To Line - . � z� 1 )'—' • In Zr.— "— Setback Between Property v IT, *, 111171 Line and Build-To Line 'rn p' o j i pi Buildable Area ' x; 1 x in' x j/� Area Permitted for Parking z' I I I Z 1 GI i i 0: _-- Possible Alley or Driveway Exhibit 3-12: Parking Placement for Lots Fronting Santa Gertrudis Creek Table 3-13 identifies the required building placement standards as shown graphically in Exhibit 3-12. Table 3-13: Building and Parking Placement Standards for Lots Fronting Santa Gertrudis Creek Building Placement Parking Placement 2 s Surface, tuck under, alley loaded, garage, and podium A Property Line to 10 ft.from property line N/A Build-to Line Rear or Side Yard B Setback(with or 0 ft.from property line 0 ft.from property line without an alley) C Santa Gertrudis 20 ft.from property line 0 ft. from property line Creek Frontage D Street Frontage 10 ft. behind the property line 50 ft.from the build-to line(recommended)4 Setback 1 on the build-to line 20 ft.from the build-to line(minimum)4 1 Parking setbacks apply to all stories of the building, except the rooftop deck of a parking structure. 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. 4 At least one street frontage shall be required to have a 50' minimum parking setback. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-42 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS G. Block and Circulation Standards This section provides the standards to maintain or generate the walkable blocks urban scale and physical character of the Uptown Jefferson Specific Plan. During the visioning process, (as outlined in Chapter 1 under Visioning Recommendation 4), the community identified the importance of improving the future viability of alternative transportation modes, including walking, biking and transit, and getting people out of their cars. They also identified the need :o improve circulation for all modes of transportation, and ensure that the existing street network is expanded and additional internal street connections are made to sustain the future intensification of the area. As a result of this visioning recommendation, this Plan proposes smaller blocks and new streets to achieve and implement the future vision: a multi-modal interconnected street network within the Uptown Jefferson Specific Plan area, which improves circulation for vehicles, bicycles, pedestrian and transit. History and Future Vision for Smaller Blocks In towns prior to World War II, streets were commonly designed to accommodate pedestrians. Street layouts were planned to create smaller blocks, which created compact downtowns. This enabled people to easily walk between stores and shops. The best local example of this is the street grid in Old Town. Temecula's growth accelerated during the 1960's, and new development extended north and south of Old Town. The Uptown Jefferson area was zoned for commercial uses, and excluded residential uses. In the 1960's and 1970's, streets were optimized for automobiles, and were designed to move as many cars as quickly as possible. This was achieved through the use of wide streets, gentle curves and large blocks. Large blocks resulted in fewer intersections and wide straight streets enabled faster traffic speeds. For pedestrians, this resulted in long walking distances on sidewalks that were next to fast moving traffic. Also, wide streets have longer crosswalks, and require more time for pedestrians to cross. The experience of walking on Jefferson Avenue is perceived by pedestrians as not very safe, comfortable or interesting. The future vision for Uptown Jefferson is a vibrant, pedestrian-friendly, urban district within the City of Temecula. The goal is to support a mix of uses, including residential. Accordingly, streets are envisioned that achieve a better balance between the needs of pedestrians, bicycles, cars and public transit. The creation of smaller blocks in Uptown Jefferson Specific Plan area is a key strategy to achieve a multi-modal street network. Smaller blocks will provide safe, convenient and walkable routes to neighborhood conveniences, parks, and open spaces. Smaller blocks will also support the mobility of those that live, work and play in the Uptown Jefferson area and help create a destination for those visiting the area. Objectives of the Urban Design Framework To better articulate the goals of the specific plan, the following objectives summarize how the Street, Block and Alley Design Guidelines will achieve improved multi-modal mobility, increased circulation and better connectivity within the specific plan area. i. Expand upon the existing street network to promote a walkable, pedestrian friendly urban environment by adding new streets, blocks and alleys to the current circulation network. ii. Retrofit existing streets to accommodate safe, innovative and comfortable pedestrian and bicycle facilities. iii. Implement new east/west linkages within the specific plan area, across Interstate-15, and across Murrieta Creek. iv. Encourage pedestrian access and connectivity to the future creek trail and planned park/recreation amenity planned on the north end of the project area. v. Implement additional north/south linkages for vehicles, pedestrian, cyclists and transit, to connect the Uptown Jefferson Specific Plan area to Old Town to the south, and Murrieta to the north. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-43 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS vi. Encourage the development of more logical block shapes, grid patterns, and smaller block sizes, to increase walkability and allow for enhanced way-finding. vii. Encourage greater intersection density by incentivizing the construction of additional streets and smaller blocks as properties redevelop. viii. Create new street frontage and visibility for isolated, landlocked parcels by adding new streets, blocks and alleys to the existing circulation network. Exhibit 3-13 illustrates the hypothetical development of a street grid in future Uptown Jefferson. The sketch on the left illustrates the existing street grid, and the sketch on the right illustrates potential future streets (dashed lines) that could be added to the existing network. The result is a network of smaller blocks which are more walkable and pedestrian-scaled. Existing street grid in Uptown Jefferson Potential future streets (dashed lines)creating smaller blocks in Uptown Jefferson „„ \ • , et#P't\I st4 •_ ., s, ‘ ,. #441 1t\ Exhibit 3-13: Hypothetical Development of New Streets 3. Introducing New Blocks and Streets: Creating new blocks, streets and alleys can be challenging. On undeveloped land, developers have great flexibility in planning new neighborhoods and districts. The plan of Old Town illustrates the capability to create a regular grid on open land. In Uptown Jefferson, the existing streets, buildings, utility and storm water infrastructure combine to create a special set of constraints and requirements in planning new streets. The following considerations shall be kept in mind: DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-44 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS i. Planning new streets within the existing street grid will require close cooperation between developers and the City. There will need to be flexibility in planning, and creative approaches to achieving connectivity and solving infrastructure issues. ii. Uptown Jefferson has a wide range of existing street alignments, block shapes and block sizes. New streets in the future will need to integrate into these existing geometries, and new blocks can be expected to be irregular in shape and size. iii. New streets and blocks in Uptown Jefferson may be created within the context of phased development. A new connection may be built in phases, requiring incremental construction of infrastructure, grading, storm water management, etc. iv. Uptown Jefferson has many small landowners with irregular shaped parcels. Creating new streets and blocks in will likely require coordination and partnerships between abutting landowners. The City will encourage and facilitate (when possible) the cooperation between landowners as development concepts are proposed. v. Existing easements and shared driveways may influence the locations and alignment of new streets. The location of existing easements often reflects sensible access routes between streets or between streets and service destinations behind buildings. vi. To enhance connectivity within the Uptown Jefferson Specific Plan area, new streets may be public right- of-way or privately owned and managed; however, all private streets constructed per the Block Size Standards shall be accessible to the public. 4. Block Standards In order to facilitate the urban development patterns and intensification of land uses that are envisioned for this specific plan, smaller blocks and additional streets are required. The following block standards work in conjunction with existing streets and the hypothetical street grid desired for the specific plan area. For the purposes of implementing this section: i. All lots and/or contiguous lots, without the separation of another street shall be considered to be part of a single block for the purposes of this section. ii. A new street shall be constructed when a development is proposed to be located on a parcel where the maximum block size standards require a new street to be located. iii. The Director of Community Development may approve a minor exception for a new street that exceeds the maximum block length so long as the approval is no more than 10% beyond maximum block length as defined in Table 3-14, and so long as the exception does not adversely affect adjacent properties or the district in which the exception is located. iv. The maximum perimeter of any block shall not exceed the maximum perimeter outlined in Table 3-14. v. All development or redevelopment projects will be required to comply with the block standards when a new street is introduced, which modifies an existing blocks shape or size. Table 3-14: Block Standards District Name Maximum Block Maximum Perimeter Length (any side) Uptown Center(UC) 600 ft. 2,100 ft. Urban Hotel/Tourist(UHT) 600 ft. 2,100 ft. Transit/Sports District(US) 600 ft. 2,100 ft. Urban Arts District(UA) 450 ft. 1,500 ft. Creekside Village (CV) 450 ft. 1,500 ft. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-45 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS New development projects shall attempt to follow the conceptual street network shown on the Hypothetical Street Network as closely as possible (Exhibit 3-14). If it is not feasible to do so, as it may be in some cases, the developer must provide reasonable justification showing difficulty in following the conceptual street grid network and shall also propose an alternative street layout that follows the Block Size Guidelines. The alternative layout shall achieve a similar level of connectivity as the Hypothetical Block and Street Network. ,iivpripp:40) -Nor - - % Olow 4411\ . S4 ,t) � -6 r 101kk eff 41 t��e O`1 • ' ' A , *A% On. to NI1L S • aRo a Rancho LaC�Eo • Exhibit 3-14: Hypothetical Street Network DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-46 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS H. Sidewalk Standards The sidewalks are intended to establish the . pedestrian as the priority from curb to storefront. .. — The functionality of a walkable district is rthN) `.. r - achieved through logical streetscape design and compliance with uniform sidewalk standards. \ i�� � The sidewalk design standards emphasize the ' Mill \ - - importance of the placement of buildings in relation to the sidewalk, street and public realm. I`4 ... ...._ `. - ....., Consequently, the sidewalk design standards • , ` ,,,-,--- , take a two-pronged approach to sidewalk design: ' 1 , 1) they outline requirements for the property ; N ` located within the public right-of-way, and 2) they p, •\ provide requirements for the space located on �• . `ope,?j private property between the property line and <he F sidewalk line. width Into order accommodate achieve pedestriae n • \\ \,� \pedeSGy �o�a L' '1°4 . movement, all development projectsp shall be Unish, a�2olie °°e\3' required to comply with the sidewalk cross �'ot � s',..0 /�ahesJ sections show in Exhibit 3-15. 6-- 4 1. Establishment of Sidewalk Zones The sidewalks are divided into four separate H \zones in order to maintain an unobstructed .. — pedestrian path of travel. — ,) Curb zone I The curb zone provides a small buffer between 1 -- i` '. - the street and sidewalk and also defines the edge of the pedestrian zone in relationship to the ►� f street. The standards for the curb zone are as l;,'Iv'11,^'1� �� j.-- J.°. follows: `� 111 '. // i. Typically, the curb zone consists of `, the 6 inches curb that is required to `�' be constructed adjacent to the street. ` . C¢i/i` °nth b) Utility Furnishing Zone y Ve o,/ d, The utility furnishing zone is intended to provide a °j�is itS. p ZO'ie, j°Zi O, Po /p. �e linear and uniform space for street fixtures such e s2 7 as street lights, street signs, and parking meters. °rb'64 ohs ,q• y�'ie It is also intended to provide an extension of the curb zone where vehicular loading and unloading Exhibit 3-15: Sidewalk Cross Sections of passengers from the street will occur. Street trees are also required to be placed in the utility 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 utility furnishings zone are as follows: i. All street fixtures such as but not limited to, street lights, street trees, street signs, parking meters, are required to be placed in the utility furnishing zone. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-47 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS ii. All street fixtures shall be set back a minimum of 12 inches from the curb zone and within the utility furnishing zone. iii. The utility furnishing zone shall have a 12 inch wide step-off area adjacent to the curb zone to accommodate for the loading and unloading of passengers from vehicles parked along the street. iv. Typically the utility furnishing zone is 4 feet in width; however, where street tree planters exist along the sidewalk, it is understood that the planters and tree grates will overlap with the pedestrian zone. Pedestrian Zone The pedestrian zone is located between the utility 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: i. The pedestrian zone is required to remain free of all fixtures and unobstructed in order to provide comfortable pedestrian movement. ii. Typically this zone includes the entire 5.5-foot wide walkway area located within the right-of-way between the street furnishings zone and the property line. d) 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: i. The maximum depth of the frontage zone is 10 feet. ii. A maximum of 36 inches of this zone may be utilized to accommodate various items such as, but not limited to, newspaper racks, benches, trash receptacles and potted plants. iii. Up to 10 feet of the frontage zone may be utilized to accommodate sidewalk cafes or outdoor dining areas. iv. Sidewalk cafés are only permitted to be placed within the frontage zone. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-48 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Street Cross Section Standards The existing streets within the Uptown Jefferson Specific Plan include Jefferson Avenue, Winchester Road, Enterprise Circle North, Enterprise Circle South, Commerce Center Drive, Overland Drive, Del Rio Road, Calle Cortez, Las Haciendas, Via Montezuma, Ryder Way, Beuking Road, Sanborn Avenue, Madison Avenue and McCabe Court. Cross section standards have been developed for the existing streets to transform them into more complete streets with on-street parking, bike lanes, and wider sidewalks. The following cross section standards were designed to fit within the existing right-of way and curb-to-curb widths of the above mentioned streets, eliminating the need to widen streets and relocate utilities. These cross sections are to be used when the City prepares its Capital Improvement Program for re-striping and when a developer is required, as part of a development project, to construct the remaining improvements as a condition of approval. A new street that is proposed as part of a new development project shall be connected to another new or existing street and/or alley. When a new street is proposed, the street design shall be compatible with the connecting street design and the proposed right-of-way width, lane width, location of bike lanes or sharrows, curb bulb-outs and on-street parking facilities shall be consistent with one of the specific plan's street cross section standards for existing streets, and is subject to the review and approval of the City's Traffic Engineer and Director of Public Works. Jefferson Avenue Cross Sections — Area 1 Area 1-A: North of Santa Gertrudis Creek s I 12' 7E 12'- I I 1 I I t l I 1 8 11' 11' 10 11' 11 6' 8 12 I -1 2 1-Bike Side Parkg Thru Thru Median Thru Thn. Bike Parkg Sid.- , walk walk 1 R 100 RO.W. 3 Area 1-B: Between Winchester Road and Santa Gertrudis Creek 5e 2 Rased Midst 1 1 12 r 12 / 12 - 11 11' 10' 12 , 18• 12 r Side- Right Thru Thru Tum Tun 2 Thru Thru • merge Side- walk Tun lane lane walk ' I lane 112 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-49 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Jefferson Avenue Cross Sections — Area 2 0 00 ir iy Area 2-A Intersection:Jefferson Avenue and Winchester Road 1Ww104401 I 4' — I fri . 4.r SdThut Teu urn Turn Ihru Thru Tum Side- I ;. 2 i walk lane lane lane walk } 1WR.O.W. _ _- _y__ V. - Area 2-B: South of Winchester Road 3 II.' (n 1z_4 1 I ,iki. ` 1 _ L J I I17 kr 6' y 12 12' / 12' , 12' 1, 6' 1 e' , 12' Side- Park Bike Thru Thru Thru Thru Bike Park Side- ! walk walk II L. 100'R.O.W. - I. Area 2-C Intersection with Bulb-Out 1I 5' 10' r n- J L: i10 woe at-grade median Bulb Side- I nalk >i.' to accomodate left hand out walk 1 turns at intersections)I 1 I i 17 E 1' 12 10' / 12' , 11' / 6' _ 1 T Bultrout Bike Thru Thru Median Thru Thru Bike Bulb-out 1 I1 I100'RCW L Area 2-D: Cross Section with Bus Turn-Out 4. I I I 1 1, 10 5 , 12 11' �. 11' 1 17 1 6''_ 8' 17 I `;,,:.: But eke Thru Thu 1 Thu Thru Park Side- I r.r walk — — --- — 100'RO.W. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-50 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Jefferson Avenue Cross Sections: Area 3 Area 3-A: Cross Section with Slip Street r i6 Shp Street 4 \ I w'Sharrow Raised I Bike Lane Dander r1 r_-T0 _ I i i {I 12' 8' 10' 4' 12' 12' 17 . 17 . Q 4 17 xI 1 Side- Park One-way Thru Thru Thru Thu Bike Side- 1 walk Drive wak 1 Aisle tar R.O.W. _-4_ -\ J 1 Jefferson Avenue Cross Sections: Area 4 Area 4-A: North of Del Rio Road 1' e 76' / 10'wide at-grade median s I to accomodate left hand r turns at intersections) 0 12' 8 12' 14 10' 12' 4 12' 8' 4 12' I '' X 411441) Side- Bike Thru Thru Median Thru Thru X Bike Side- I i walk walk i } 100'HON.. ' 3 Area 4-B: South of Del Rio Road • • I I .J I t ,...-.-, 1-T I I I 6' 6 8' 1 1' 12 14' 12' 12 4, r 17 I I ByeSide Fari- Tr , Thru Median Thru Thru Bike Side- wail. (Raised) walk i } 100'R.O.W. -- ----- DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-51 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Jefferson Avenue Cross Sections: Area 5 Area 5-A: North of Rancho California Road 41 .,,.,e( I \de' _. .- \ I-1 ,--i-______ I I I, 10 12 111 11 10 12 9 10 Side- Right 1 Thu 4f 'RauTurn Turn 2 Thu Thru+merge Side iii...IF- I. 2 . - 1 / i walk ITUT lane lane walk N106'R.O.W lititirWr.:‘ „J.: , -\3441 . , ...., . .._ .v.,.... Winchester Road Cross Section at Jefferson Avenue: Area 1 Pl#1111w-S1 Area 1-A: 1-15 to Jefferson Avenue , t4- 4 -‘14 ' I I I , I 1 Mai 1 J {- 17 7Thru - Thru Thru Right `` 14" Iwdr maga tan tum turn walk i } 11T R.O.W. -__ } NA. Area 1-B:Jefferson Avenue to Enterprise Circle Ha sed I MedlinIn 1. "'i I i li UM-1 81d� Mau- Taumr� LenL..R �.lu nru Trial neeT ` L.na. scopee -i rdc mugs ea n ten w- 1 s 120 R.O.W. —_ 1 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-52 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Winchester Road Cross Section at Jefferson Avenue: Area 2 Area 2: Enterprise Circle to the Murrieta Creek 4 76 I t I • I r r i � +,,G i 7' 12' , 12' , 13' , T 12' xI � � I Sidewalk Bike Thru Thru Turn lane Thru Thu 3Idw elt I 't w/mused n 1 } 100'RO.W. .,,,,\ Overland Drive Cross Section: Area 1 Area 1: East of Jefferson Avenue to Ynez Road 4111‘t\l\-, I I � I ‘ ,,-1 I j 15' , 12' / 12' , 11' , 11' , 12' , 1Z 1 T 1 to '{I'' Thru Thru Left Left Thru Right tum Side- 1 iturn turn lane walk i i102' R.O.W. —. 4, DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-53 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Overland Drive Cross Section: Areas 2 frco Area 2-A:Jefferson Avenue to Commerce Center Dr. #44 I I S, I l t I '�' i itr T it „' lo' 11' 1r r 1a I , IIIALP ' 0 Sidewalk Park ThruThru Median Thru Thru Park Sidewalk-1 I Fr r ; t38'R.O.W. -i` 44+ .'' • Area 2-B: Overland Drive at Jefferson Ave. (looking West) b8 : %If illbouX.Y100 6 i i • . i I 10' 1 13' 11 10 10 11 13' 10' I I Sidewalk 1 Thru Thru Left Left Thru Thru Skfewal-I iturn turn i j 88'R.O.W. -- -- DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-54 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Overland Drive Cross Section: Area 3 Area 3-A: Bridge to Diaz Road I '- 0 ,:44\ g 4 -1 1 r— I rT xs I 1a 13' 11' f 8' f 10 10 if, 13' 10 1 ♦ SidaWalk Thru Thru Median Left tum Thru Thru Sidewalk] i88'R.O.W. . Area 3-B: Enterprise Circle to Bridge AI I i , I 10 13' I 11 la II a I- 18 13' I 10' I 1' 1' 'f 'f ` Sidewalk Thru Thu Uin Median Thru Thu SidewaIV:1 i I 4 88'R.O.W. 1 i Area 3-C: Bridge section from Commerce Center Drive to Enterprise Circle 1 H ` „_____i i—i— I l 10 13 4, 11' l 8' 10 / 13' 13' / 10 I Sidewalk Thru Thru MediatV Left turn Thru Thru Sidewalk] I I iI 88 R.O.W. * DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-55 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Commerce Center Drive Cross Section ���AMIRyder Way to Via Montezuma viC X . litio ilffg\*01111Mitts'tlibli I li11' / T / 11' / 8' / 11' / 7 f 11' J ' 00 �, � Sidewalk Park Thru Raised Thru Park Sidewalk -.. 1\‘ ‘'lle 1 4", \ mair , + bike Median + bike i , - 4 66'ROWI Vrir ' lifr Intersection with Bulb-Out 411L ( II 1 L 1 t 1 t I 11 7' 11' 8' 11' 7' 11' 1 Sidewalk Bulb Thru Raised Thru Bulb Sidewalk Out + bike Median + bike Out i I66' R.O W. 1 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-56 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Enterprise Circle West and Ryder Way Cross Section Winchester to Commerce Center Drive 1 , i , • I 11' 7' 11 8' 11' T 11' ti A' / s / y I Sidewalk Park Thru Raised Thru Park Sidewalk I 1 + bike Median + bike 1 66' R.O.W._ Intersection with Bulb-Out I J J I I iI 11 / 7' 11' 8' / 11' _- 7 jr 11' I Sidewalk Bulb Thru Raised Thru Bulb Sidewalk Out + bike Median + bike Out 66'R.O.W. f DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-57 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Enterprise Circle North and South Cross Sections North Area Cross Section 56' -- Nc- North \\ I i --I Side of Painted Street buffer 0144* I X 11' 10' 4' 8 10' 10' 14' f 11' I Sidewalk / 2-way Park 1 Thru Thu Diagonal Sidewalk i bike Parking II �` ' I 78'R.O.W. III South Area Cross Section 56' 4 \ South r,-,1111h Painted buffer Side of Street 1 1 1 11' 14' 1 a I, 1a 8' 4' 10' 11' f Sidewalk Diagonal Thru Thu Park 2-way Sidewalk i parking bike N ,i, 78 R.O.W. i North and South Areas Cross Section 56 • 4 4' Painted Painted buffer buffer I A 11' 6 jr 4' 8' L 10 10' 8' ,, 4' V' 4, 11' li 1 Sidewalk Jr Bike Park 1 Thru Thru Park 1 Bike Sidewalk 1 78'R.O.W. -- — ---,i, DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3.58 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Calle Cortez, Las Haciendas and Via Montezuma Cross Sections Jefferson Avenue to Del Rio Road I 48' I '4 \ I I 14' 14' 13' 13' 8' 14' 1 Sidewalk Angled r Thru/ Thru/ Park Sidewalk I I Parking Bike Sharrow Bike Sharrow . \ i 76'R.O.W. L 1 v • Jefferson Avenue to Del Rio Road "8' I t r i i 14' j, 8' j, 6' 10' 10' , 6' , 8' 14' Sidewalk I Park I Bike Thru Thru Bike Park Sidewalk i 78'R.O.W. $ I I DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-59 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Del Rio Road Cross Sections �1i' Area 1-A: Via Montezuma to Empire Creek ,141tir peolosli Murrieta Creek 4�'(possible trailhead biltioilitt, location/pocketpark) I ! I wI14 4' 3' 1' g' 4,Sidewalk t^glsd l ru 1-ru Perk Sidew*( -'ark,'ig V 76'R.O.W. i ilk Area 1-B: Via Montezuma to Empire Creek 56' llra 4'Raised I I median l_i_ t r1 I i 10 / 13 , 10' 4' 11' 11' 7 10 I Sidewalk Diagonal Thu Thru Thru+b ke Park Sidewalk' iParking sharr f 76 R.O.W. • Area 2: Empire Creeek to Jefferson Avenue 48' I - -1 I I 1 14' 8' / 6' , 10 10' , 08' t 14' 1 1 Sidewalk Park Bike Thru lbw Bike Park Sidewalk 1 I I j, 76 R.O.W. j DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-60 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Bueking Drive Cross Sections Cross Section: From Madison Avenue to Jefferson Avenue 5e' •• I I 1 TII;arg'4111114111111111 11' Thru w/ Thru w/ i4ple Parkg I iSparrow Sparrow i 78 R.O.W. t Intersection at Jefferson Avenue 5s' I 11' 14' 14' 8 14 15 I 11' I Bubout Thru Median Thru Bulb- I out t78 R O'A. Intersection at Madison Avenue 7 50 1 I 11' i, 14' 14 / 14' 14 11' I lhru Wi Thru , Bulb-out w/ f ie'er'° w Sharrow i } - 78 R.O.W. — DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-61 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS McCabe Court Cross Sections ,��t ! Madison Avenue to Jefferson Avenue oe } r I \Pill \ 4101 4111 ® I 11' 14' 14' 14 14' 11' 10' Angle Parkg Thru w Thru wi Angle Parkg , A Sparrow Sha�raw i ' _ 78'R.O.W. #_ 1111,161111, # de IlilY . . _ A Intersection at Jefferson 56' Ms 1 , ilkillikomm11121116111 . — i i i 11' 14' 14' 8' 14' tr 11' 1 I Bub-out Thru Medan Thru Bub 1 out 1 78'R.O.W. Intersection at Madison I 56 . I I I r — 1 it 414' 14' 1, 14' * 14' k iv Bulu-out w/M �wi Bulb-out t Shatrorow I 1 t 78'R.O.W. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-62 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Sanborn Avenue Cross Section 1 or Madison Avenue to Jefferson Avenue 1: I 76 ' I 12, , 14 , @ f 12' , 12' 12 a 14' j 1z .411111 Angle Parkg Bike 'Nu Medan Thu era. .Prdty T 100 RO.W. # Intersection at Sanborn Avenue and Jefferson Avenue i e. , 6 , lo t V e 1 I Sloe Sidi- I wa F w.rl t i 1 i , ! ( I I i '- I 12 , 12' .1, 12' } 12 14' t 12'bulb-an Ihru Mt% t u n>tu Thu wim sole ax Shame f __ 100'RO.W. Swarm ! Intersection at Sanborn Avenue and Jefferson Avenue 76 1- i 1 r i 12' , 14' „ 6 , 12' 12 . a i14' 12 An Peik'g Bike Thru Median Trim Me �Padab (painted) 1 — 100 RO.W. i Intersection at Sanborn Avenue and Madison Avenue 46 a 76 - _ e ' e 1 I tielk T j � I I i I 1, _ 14' C # 12 # 12 12' a la 2 1 gulls-Out Bike 7fN Median Thru Bike Bulb-out (pointed) I 100'R.O.W. 1 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3.63 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Madison Avenue Cross Section poisl Madison Avenue North of Sanborn Avenue A ,�6' • 6' 76 , 6 6 d 11401, I Side- Side- wrait walk Por , I I (44,‘ -- 12 11' L 16' 16' , 16' , 14' , 12' i ® I Angle NAV T Thru with Med• an Thru wRh Angle Park'g Sharrow 'O'curb Sharrow 100'R.O.W. 100 r -: 111A I I • Madison Avenue South of Sanborn Avenue N. i 5 ti '` 6 • 6' i I Side- Side- I .•� 4$I U walk walk. IL i 1 I, 11' 8' 12' / 18' , 12' , 8' 1, 11' 1 ' Park'g 1. Thru with Medan Thru with Parkg I Sharrow 'O'curb Sharrow 78'R.O.W. I Intersection at McCabe Court, Bueking Drive and Sanborn Avenue I <;eI Iwak 1 r--I f ' lI 12 14' 16' I 16' 1 F 14' • 12' 1 i BUIb.Out Thal ' Maim Thru witt E Ib out &WIOW 'O'alrb Sha'ra,v I -fi-- -- tarR.ow. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-64 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS J. Sign Standards- All Districts 1. Applicability i. New Development. The regulations and criteria contained herein shall apply to all signage within the Uptown Jefferson Specific Plan area when a site develops in compliance with the new development standards pursuant to the Form Based Code Compliance Matrix (Table 2-2). ii. Existing signs. Existing signs which are consistent with the Temecula Municipal Code at the time of adoption of this specific plan shall be considered legal non-conforming. New signs for existing development and/or adaptive re-use projects shall conform to the sign standards within the Temecula Municipal Code or an approved sign program. iii. Photos contained in this section are intended to provide visual or illustrative examples and may not be representative of the actual allowable dimension or sign area. 2. Permit Required Unless specifically stated herein, a sign permit is required prior to placing, erecting, moving, reconstructing, altering, improving, converting or displaying any sign or sign structure within the specific plan area. All signs are subject to the approval of the Director of Community Development. 3. Sign Program i. Existing Sign Program. All approved sign programs for existing or approved developments shall remain in full force and effect and any revision to an approved sign program shall require a modification planning application. ii. A Sign Program is required prior to obtaining a sign permit where any of the following circumstances occur: a. Whenever a building has four or more tenants, or has five or more permanent signs. b. When the development contains a historic structure. c. Whenever a proposed permanent sign exceeds or cannot comply with the standards required by this section due to unique characteristics of the site or of the building façade upon which the sign is placed. 4. Prohibited Signs The following signs are prohibited in the Uptown Jefferson Specific Plan Area: i. Detached banners ii. Animated, rotating, moving, emitting or flashing signs iii. Balloon signs iv. Iridescent materials or day-glow/fluorescent colors v. Ambient air balloons vi. Can or cabinet signs vii. Front facing exposed bulbs viii. Window signs above the second story ix. Paper, cloth, or plastic streamers or bunting x. Paper signs affixed to the inside or outside of the façade or window xi. Exposed raceways xii. Traffic sign replicas xiii. Multiple repetitive signs or repetitive use of words or symbols as a sign element xiv. Any sign prohibited by the Temecula Municipal Code and not expressly permitted by this specific plan xv. Signs within the public right-of-way, unless approved by the Public Works Director and Planning Director xvi. Tenant signs above the second floor DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-65 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 5. Sign Placement i. 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. ii. Signs shall be placed and sized in a manner that is consistent with the proportion and scale of architectural elements on the building facade. iii. 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. iv. Wall/painted signs shall align vertically with major architectural elements, such as doors and windows. v. Awning signs shall be permitted on the ground floor only. 6. Sign Design i. Sign colors shall be compatible with the building's color palette while providing sufficient contrast to enhance the visibility of the sign on the building facade. Awning colors shall be compatible with the building's color palette and architectural style. Iridescent materials or day-glow/fluorescent colors are not allowed. ii. 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. iii. Signs shall be constructed of permanent materials and shall be permanently attached to the building or another structure by direct attachment to a rigid wall, frame, or structure. iv. Signs shall not contain exposed cabinets or raceways. v. Signs shall not include reflective material. 7. Sign Lighting Signs shall utilize the following illumination methods: i. Sign lighting shall be designed to minimize light and glare on surrounding rights-of-way and properties. ii. Externally illuminated signs shall be down-lit light fixtures. iii. Sign lighting shall not blink, flash, flutter, or change light intensity. iv. Internally illuminated signs may be channel letter, three dimensional back-lit halo letters and/or a logo, or an opaque signboard with cut-through letters and/or a logo, providing a backlit halo effect. Internal illumination is only permitted for Wall Signs, Projecting Signs, or Hanging Signs. v. Each tenant shall be permitted no more than one internally illuminated wall sign per street frontage. vi. Wilder Hills Overlay District - Only externally illuminated down-lit light fixtures are allowed. Rear entry projecting signs may not be internally illuminated. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-66 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Signs Permitted by District Table 3-15 specifies the sign types that are permitted by district. Table 3-15: Sign Types Permitted by District Wall/ Marquee' Roof' ainte Projecting Hanging Plaque Awning Window Temporary Painted Portable P P P P P P P P P fry. (UHT) P P P P P P P P P (US) P P P P P P P P P (UA) P P P P P P P P (WH-RO) - - - P P P P P (CV) P P P P P P P (CV-CO) P P P P P P P P P Marquee and Roof signs are only allowed as part of an approved Development Plan and approved Sign Program. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-67 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 9. Sign Types The following sign types are allowed as specified in Table 3-15. Marquee Signs — Marquee signs project perpendicular from the Sr building facade and may extend above the parapet. Marquee signs shall not encroach into the right-of-way and shall have a 7 0 minimum clearance of eight feet from the sidewalk finished grade. 1,-'- Marquee signs are onlyallowed aspart of an approved - t q PP i lr Development Plan and approved Sign Program. �+ '� •- 1 t ',* ,10 .' i! ''' trii -- �, :1, ��-$ k. . Roof Signs — Roof signs are supported by the roof of a building or . placed above or project above the highest point of the roofline, parapet, or fascia of the building. Roof signs may be approved if they are architecturally appropriate to the architectural style of the R5 EY. ..► building. Roof signs shall only identify the name of a building and 1 ' -1 shall not be used to advertise a business. Roof signs are only allowed as part of an approved Development Plan and approved .. ar- Sign Program and shall be approved by the Planning Commission. ___ a ge g E ff • • .• of gia .ff r r,_ . Wall Signs/Painted Signs - Wall/painted signs are visible by both - + '` •- pedestrians and motorists and are mounted directly to or painted j within the allowed location on the storefront. !, tIi � f n MAGGIANO"S l.1TTtF ITAI♦ LEVI STRAUSS&CO C!P/ iw OVERALLS • t� '� 1-10..yr � , -1 , I .r.� L - , f '• WM i - 3 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-68 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Projecting/Blade Signs — Projecting/blade signs are pedestrian oriented signs that are mounted perpendicular to the building facade near or at the • finished sidewalk, so that the sign is visible from the sidewalk. Projecting leiItal signs shall not encroach into the right-of-way and shall have a minimum '"`' clearance from the sidewalk grade of eight feet. _ 1 ., j ,y..,•os )Ti -3i l4 lE.?i'4 `17 s a 1 s ' t 1 t , i , Hanging Signs - Hanging signs are pedestrian oriented signs _ -- q that are attached to the building and hang or are suspended between columns or under a canopy, roof, covered walkway, or . — 7. porch at a business entrance. LACOSTI ,ri; V .yI i i I iiie � 11 Plaque Signs - Plaque signs are pedestrian oriented signs that "` '-- - `.. „c-°'w are attached to the building surface adjacent to the business .t '" entrance. • i M • •r ono '+ '. projeCt ManaelerS 8' "Fs la ` Construmon Consurants RYA• DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-69 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Awning Signs -Awning signs are pedestrian oriented signs that are applied directly to the awning's valence or mounted on top of -�, a horizontal awning parallel to the ground. 1 LUCAYA Wit,.a ll"! Tr'. 11111 ■ I K• ' ill ' . . . . . .-,ti, p1110:4 .. 1 a Window Signs — Window signs are pedestrian oriented signs directly affixed to a window on ground level and second level 0 PA tenant spaces. Window signs shall not be illuminated and may Earl= not cover more than 50 percent of the door or window area upon CAFE - ' which they are affixed. Window signs must be gold leaf, black, 'ttGourmet Ifirkup or white in color. •Doggie Be r r. • y siwiges read • r .. rr,. 1'illmie1 Temporary Portable Signs - Temporary portable signs are intended for restaurants and shall be entirely removed and placed i inside the building during non-business hours. Temporary portable . i signs shall be placed within the "frontage zone" within four feet of --� 141 j the primary entryway of the business, and shall not extend into the public right-of-way or block the free movement of pedestrians. tilaellot 11 j 1el ... RFtEpo ti . .\l\\\\ \\\ DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-70 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS Attached Temporary Banners - Temporary banner signs are intended to attract attention to a use or activity for a limited number of events, such as a grand opening, special event, or business promotion. Attached temporary banners are allowed in all districts within this specific plan and shall comply with the Temecula Municipal Code. Detached temporary banners are not permitted. Freeway-Oriented Signs - Freeway oriented signs are automobile oriented signs and may be either wall signs, painted signs, roof signs or vertical marquee signs only. 10. Allowable Sign Area Each business establishment may choose a combination of allowable sign types, as long as the total combined square footage of sign area does not exceed the maximum square footage of total sign area specified below: i. Business establishments having a single frontage onto a public street are permitted a maximum of 1 square feet of total sign area per linear foot of business frontage. ii. Business establishments having frontage on two public streets are permitted a maximum of 1 square feet of total sign area per linear foot of business frontage along the primary street and 0.5 square feet of total sign area per linear foot of business frontage along the secondary frontage. iii. Business establishments having freeway frontage are permitted 1 square foot per linear foot of business frontage for the building facade facing the freeway. iv. Businesses with public access through a rear entry are permitted a maximum of one plaque sign not to exceed 2 square feet or one projecting sign not to exceed 3 square feet. These signs may not be internally illuminated. The rear facing sign shall be located adjacent to a rear entry point or on the exterior wall of the business, but shall not extend into the right-of-way. v. Logos count toward total allowable square footage. 11. Sign Area Calculations Table 3-16 indicates if the sign type counts toward the total sign area calculation. Table 3-16: Sign Area Calculation Sign Type Sign Type counts toward the total combined allowable square footage of sign area? Marquee Sign Yes Roof Sign Yes Wall/Painted Sign Yes Projecting Sign Yes Hanging Sign Yes Plaque Sign Yes Awning Sign Yes Window Sign No Temporary Portable Sign No DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-71 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 12. Sign Design Standards-Permanent Signs Table 3-17 specifies the required sign design standards by sign type for permanent signs. Table 3-17:Sign Design Standards by Sign Type Marquee Roof Wall Projecting Hanging Plaque Window Awning To be determined To be by City determined 75%of sign 75%of Sign Width during by City placement 48 inch 36 inch awning - during area max. max. valence project project width face width review review To be To be determined determined 75%of sign by City by City placement 24 inch Sign Height during during area 24 inch max. max. - - 18"max project project height review review To be To be determined determined 90%of total Sign Copy by City by City sign 50%of the - Area during during placement 5 sq.ft. 4 sq.ft. 2 sq.ft. area affixed project project area review review Setback from Build to - - - - - - - - Line Vertical Clearance 8 ft. min. 8 ft.min. 8 ft.min. 8 ft.min. from Sidewalk Number of 1 per 1 per 1 per tenant 1 per Signs building building frontage 1 per tenant tenant 1 per tenant 1 per tenant 1 per tenant DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-72 CHAPTER 31 LAND USE & DEVELOPMENT STANDARDS 13. Sign Design Standards-Temporary Signs The table below identifies the design standards by Sign Type for temporary signs. Table 3-18: Sign Design Standards-Temporary Signs Regulations Temporary Portable Attached Temporary Banner Sign Width 3 ft. max - 5 ft. max Sign Height 4 ft. max Revert back to Temecula Municipal Code. 32 square feet Sign Copy Area - Revert back to Temecula Municipal Code. Setback from Build to Line Placed within "Frontage Zone" only Attached only Vertical Clearance from Sidewalk 8 ft. min. Number of Signs 1 per restaurant tenant 1 per facade DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 3-73 CHAPTER 41 ARCHITECTURAL STANDARDS Chapter 4 Architectural Standards A. Building Types 1. Introduction As discussed in Chapter 1, one goal of this specific plan is to establish identifiable and inter-related districts and neighborhoods within the specific plan area, each with their own identity, and each providing opportunities to live, work, shop and play in an urban environment. The establishment of allowable building types within the specific plan area is consistent with the goals that emerged as part of the Envision Jefferson community outreach and visioning process. More specifically, Visioning Goal 3 aims to define districts and neighborhoods within the specific plan area, and Visioning Goal 8 hopes to establish a distinctive identity for the Uptown Jefferson area. The building type standards outlined below are intended to achieve and implement these goals. Consistent with Visioning Goal 3, an interesting urban fabric will be established in the Uptown Jefferson Specific Plan by allowing for a wide assortment of building types within the area. A distinguishing palette of building types will be allowed in each of the established Districts to help create a recognizable and distinctive character for each residential neighborhood, mixed-use area, or commercial core; thereby creating an authentic and eclectic urban destination that is known as "Uptown Jefferson." The building types will range in design, density/intensity, and height; they will also be distinguished by the land uses that occupy them. This variation will contribute to the creation of an exciting urban destination within the City of Temecula. It is important to distinguish how building types differ from the basic building forms. This is further discussed in Chapter 5 Design Guidelines. Building types are determined by both the building form and the land uses that will occupy the building. For example, some building types will be designed to accommodate mixed use development that might include, for example, ground floor retail, with residential or office; whereas other may be designed to accommodate only residential development. However, all of the building types will be comprised of the basic building forms, or some variation thereof, outlined in the Design Guidelines section. General Provisions This section identifies the eight allowable building types within the Uptown Jefferson Specific Plan Area. The building type standards that are outlined in the section below are intended to achieve the desired urban form and pedestrian orientation in the Uptown Jefferson Specific Plan area. Each proposed building in the Uptown Jefferson Specific Plan area shall be designed to be in compliance with the applicable building type standards outlined below, subject to the requirements of the applicable District as shown on the District Map in Chapter 3- Land Use and Development Standards. Building Types The eight building types allowed in the Uptown Jefferson Specific Plan Area are discussed in more detail in the following section: i. Duplex/Triplex/Quadplex ii. Mansion Apartment iii. Rowhouse iv. Residential Stacked Flat v. Live/Work vi. Courtyard Building vii. Commercial Block viii. Tower Over Podium DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-1 CHAPTER 41 ARCHITECTURAL STANDARDS s 11 \ \ 14,_,- - ) .--:-1 7-*---14 ), '..-- 'II — OA . ';• ).0 , 1 Duplex-Triplex Mansion Row- Stacked Live- Courtyard Commercial Tower over Quadplex Apt. house Flats work Building Block Podium Exhibit 4-1: Range of Building Types Exhibit 4.1 shows the range of building types that are permitted in the Uptown Jefferson Specific Plan area. The building types are arranged on a continuum of intensity with the least intensive at left (Duplex, Triplex, Quadplex) and most intensive at right (Tower over Podium). Each building type is allowed as identified in Table 4-1 below and subject to the specific standards described on the following pages. 4. Building Type Design Standard Elements Building type design standards are provided herein for each building type. The design standards address the following for each building type allowed in the Uptown Jefferson Specific Plan area: i. Pedestrian Access ii. Vehicle Access and Parking iii. Service/Utilities iv. Open Space v. Landscaping vi. Building Size and Massing DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-2 CHAPTER 41 ARCHITECTURAL STANDARDS 11.1111111IMIP II. Permitted Building Types by District Table 4-1 outlines the building types that are permitted or not permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-1: Permitted Building Types by District Building Type District UC UHT US UA WH-RO CV CV-CO Duplex/Triplex/Quadplex - - - P P P - Mansion Apartment - - - P P P - Rowhouse - - - P P P - Residential Stacked Flats P - P P - P - Live/Work - - P P - P - Courtyard Building P - P P - P - Commercial Block P P P P - - P Tower Over Podium P - - - - - - Building Types and Land Use As discussed in Chapter 1, a goal of the Uptown Jefferson Specific Plan is to expand the existing mix of land uses within the area, and encourage the development of residential and mixed-use projects in order to create a vibrant, urban "Uptown" district. This goal was identified by the community during the public visioning process. As discussed in Chapter 3, this specific plan is based on form-based code principles, which encourage buildings to be constructed in a manner that allows for flexibility in building form and design. Consequently, this flexibility allows for land uses to easily convert from one land use to a more economically viable land use that might be in demand, as a result of the changing market conditions. To this end, buildings are designed to accommodate a number of different land uses that may change over time, as opposed to being constructed for one specific use. This extends the useful life of buildings and allows for development and land uses to better align with market trends and economic forces. Table 4-2 outlines whether or not residential land uses and/or mixed-use land uses are permitted within a given building type. All of the allowable building types within the Uptown Jefferson Specific Plan area allow for both residential and mixed-use land uses, with the exception of the Duplex/Triplex/Quadplex, Mansion Apartment and Rowhouse building types, which permits only residential land uses. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-3 CHAPTER 41 ARCHITECTURAL STANDARDS _._ Table 4-2: Building Type and Land Use Building Type Residential Permitted' Mixed-Use Permitted' Duplex/Triplex/Quadplex P - Mansion Apartment P - Rowhouse P - Residential Stacked Flats P P Live/Work P P Courtyard Building P P Commercial Block P P Tower Over Podium P P Building type may be constructed to accommodate land uses as outlined above, however land uses are permitted by the applicable underlying zoning district and land use matrix contained in Table 3-1. 7. Building Type Definitions/Descriptions: There are eight allowable building types permitted within the Uptown Jefferson Specific Plan area. The eight allowable building types are defined in this chapter with photo examples for each type. Duplex/Triplex/Quadplex: A building that is configured into two, three and four separate attached residential units that are architecturally presented as large, single family houses in a typical neighborhood setting. Such buildings may be used for residential, ground floor office, ground floor retail or in combination, as permitted by the applicable zone. Photo Examples of Duplex, Triplex, Quadplex building type: v '' • , 11 , .�. _ # it a gigIII :I ill itital t k s 111* , 6.i . . ik .... Trairi t DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-4 CHAPTER 41 ARCHITECTURAL STANDARDS b) Mansion Apartment: A building that is designed to look like a large house from the street, typically with one shared entry or with individual entries that take access from a shared porch at the front elevation. Such buildings may be used for residential, ground floor office, ground floor retail or in combination, as permitted by the applicable zone. Photo examples of Mansion Apartment building type: . _ F I .• 0 ---- • ,kg E:=1 _ .. - tilI ,.�.. .,4 - ,,, �i /.".. fli. A c) Rowhouse: A building that consists of attached residential units that are connected by common walls. Typically, Rowhouse buildings are placed on a 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. Photo examples of Rowhouse building type: ° ai\ "4"4/r--........ P. ■ L a i y DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-5 CHAPTER 41 ARCHITECTURAL STANDARDS d) Residential Stacked Flats: A building containing single-floor or multi-floor dwelling units of similar configuration either above or below and that are stacked. The ground floor of such buildings may also be used for residential, office, retail or in combination, as permitted by the applicable zone. Photo examples of Residential Stacked Flat building type: . -- ,em u. .... I I i 11 I IlL) - _ ' -1-1t— - ' '"4-4C: i • i . , 'Ai. / a r • - .--, . 4 D. 1 1 r r t -str ,r,}- 1 _ ' • iii ,_ • _7. wir. , I ..,.._ ....... . _ , I I, . • .4, k , h .kll r ' _.....,..._._. .... :1.rie _ _ , - , el Live/Work: An integrated residence and working space, occupied or utilized by a single household in a structure, that has been designed or structurally modified (typically as an adaptive reuse project) to accommodate joint residential occupancy and work activity. "Work" unit is permitted on the first floor only. Live/Work units may be configured horizontally or vertically and may be attached or detached. Photo examples of Live/Work building type: INlig` Will- +�iD.i • A II lif 1 • • II. iii - ,,. , • ii „ ,.. , If . , .. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-6 CHAPTER 41 ARCHITECTURAL STANDARDS fl Courtyard Building: A building characterized by the configuration of a group of business suites and/or residential units that are arranged around one or more shared courtyards. The shared courtyard(s) are intended to be a semi-public space that is an extension of the public realm. Photo examples of Courtyard building type: elle .ii bid 1111 ' ''' 4:,\ 4 .,4 ' ' $ ' il 1 • i s 1. 4 ' 4. {1, 8a g) Commercial Block: A building designed for occupancy by retail, service or office uses on the ground floor with upper floors also configured for those uses or for residential uses. A commercial block building may also be permitted to be designed as a"liner building"to conceal a parking structure. Photo examples of Commercial Block building type: f J � 1 'r i 1 III ' ,, if, If! , rril * T 1 I, r fil ` I i _ , �-f '_ 1 �. ., • i. .i-1t{ i ill :_ + , •*_ :1I,', -' a tI1tt •_ - .c ' ! "i ' )ip _ o .,, r . 4.1wmaiiiiiiiiima...„1,,,,,m,„ DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-7 CHAPTER 41 ARCHITECTURAL STANDARDS h) Tower over Podium: A building that is configured around a central core/tower with the first three to five floors expressed as a podium building. Building can be designed for occupancy by retail, service or office uses on the ground floor with upper floors also configured for those uses or for residential. Photo examples of Tower over Podium building type: Pr . 114.1R 1di • ri 1 'it1 is .r it a '-'� fr, DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-8 CHAPTER 41 ARCHITECTURAL STANDARDS B. Building Type Standards 1. Duplex/Triplex/Quadplex Building Type Duplex/Triplex/Quadplex buildings are configured into two, three or four separate attached residential units that are architecturally presented as large, single family houses in a typical neighborhood setting. Such buildings may be used for residential, office, retail or in combination, as permitted by the applicable zone. I 1 1- H 1 I 1 I 1 I I I 1 I I I ` I 1 ' I I II r#1 :II •`l, t1 I I I ``�`rOi I1I i I' a� I I I ' , r� I II I i' I I I I 1 it I I 1 l i �I I I .I 1 ?coo poi i. u 1 I I I , II 1 \, Area 1 i1• I 1 to,\oe Permitted \1 I` �r \�0��\d� � for Parking I 1 f 1 '. I i _'C ' I" ' I / \ ( . 1 _ Area •, t-J I ` ' • v%-- Permitted ` ' ��y" • for Building\ I• -- " /y - '. yam. i _.--- Property Line Exhibit 4-2: Duplex/Triplex/Quadplex Building Type DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-9 CHAPTER 41 ARCHITECTURAL STANDARDS Table 4-3 outlines where the Duplex, Triplex, Quadplex building type is permitted or not permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter"P"the building type is permitted in that district, where indicated with a dashed line"" the building type is not permitted in that district. Table 4-3: Duplex/Triplex/Quadplex Building Type by District Building Type District UCEMI UA WH-RO CV Duplex/Triplex/Quadplex - - - P P P - a) Duplex/Triplex/Quadplex-Building Size and Massing i. Outdoor open spaces such as patios, terraces and balconies shall be incorporated into the building design to reduce the overall massing of the building. ii. Duplex, Triplex and Quadplex buildings should be designed to articulate the individual units along the street. b) Duplex/Triplex/Quadplex -Pedestrian Access i. When the main entrance to a dwelling unit is adjacent to the street the unit shall be accessed directly from the street. ii. When a building façade faces Murrieta Creek or Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. c) Duplex/Triplex/Quadplex- Vehicular Access and Parking i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall bb provided from an alley(where occurs). ii. For lots without an alley, vehicular access shall be provided from the secondary street. iii. For lots without secondary street frontage and without alley access, vehicular access may be permitted to be taken 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. iv. Parking shall be accommodated in an internal at-grade parking lot, or parking structure that is architecturally integrated or screened from the street, in a tuck under parking configuration, alley loaded garage configuration, individual garages, carports, uncovered parking spaces, or any combination of the above mentioned. v. All parking facilities shall meet the required setbacks outlined in the Chapter 3-Land Use and Development Standards. vi. Parking facilities shall not be visible from the street to the greatest extent possible. vii. The parking structure entrances that impact the aesthetic quality of any building façade facing the street shall be architecturally integrated into the building façade. d) Duplex/Triplex/Quadplex- Service and Utilities i. Utilitarian items (including, but not limited to, utilities, trash bins, and above ground equipment) shall be located within the rear or side yard setbacks when no alley exists or within internal common areas that are screened from the street. ii. If an alley is created through site design and layout, utilitarian items shall be provided adjacent to the alley in the rear yard. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-10 • CHAPTER 41 ARCHITECTURAL STANDARDS 1.11111.1111111111 iii. Utilitarian items may also be located within parking areas, garages, inside the building, within mechanical/utility rooms, or within building "notch outs" when appropriate. iv. Service and utilities shall be designed and placed on site in accordance with the Utility and Infrastructure Design Guidelines in Chapter 5. e) Duplex/Triplex/Quadplex- Open Space i. Private outdoor patios, balconies and terraces are encouraged to face the street or Murrieta Creek and Santa Gertrudis Creek, but may also face shared internal common areas where appropriate. ii. Private outdoor patios, balconies and terraces are permitted to face rear and/or side yards when allowed by appropriate building separation requirements outlined in the building and fire codes. iii. The minimum private open space requirements shall be according to the Urban Standards required for each zone outlined in Chapter 3-Land Use and Development Standards. f) Duplex/Triplex/Quadplex- Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building facade along the street. iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. v. At grade or raised landscape planters may be permitted behind the build-to line when the building facade does not abut the build-to line. For example, when a project utilizes the forecourt frontage and/or when recessed entries are part of the building design, landscape planters may be permitted to be placed behind the build-to line. vi. At grade or raised landscape planters are not permitted between the property line and the build-to line (along any existing or new street), except when a stoop or porch is used in combination with the Duplex, Triplex and/or Quadplex building type. vii. 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 and/or hardscaped. viii. All portions of private property not covered by building area and/or hardscape shall be landscaped. ix. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped and hardscaped. x. Side and rear yard areas, not covered by building area or hardscape, shall be landscaped with a variety of shrubs, groundcover and flowering perennials. Trees may be planted in side and rear yards as space permits but should not conflict with City street trees. xi. Plants selected shall be in compliance with the Uptown Jefferson Specific Plan Plant list as specified in Appendix F of this specific plan. xii. Landscaping shall comply with the Landscape Guidelines contained in Chapter 5 — Design Guidelines, and the City's Water Efficient Landscape Ordinance. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-11 CHAPTER 41 ARCHITECTURAL STANDARDS 2. Mansion Apartment Building Type Mansion apartment buildings are designed to look like a large house from the street, typically with one shared entry or with individual entries that take access from a shared porch at the front elevation. Such buildings may be used for residential, ground floor office, ground floor retail or in combination, as permitted by the applicable zone. 1 , i It ► 1 ' _....,------"---‘ y. ► , I I I I -Ati I ► 1 .. 1 1 ► .� _ I ► 1 •, S. .1 ► I I I ► , I I 1 I ► I 1 ► ► 1 i I ' I 1 I I 5 Oe Px\ey► ► IS /9'' / % A. I Area .I I ► Permitted \ I I for Parking ► ► ► \ I - I N Area Permitted `\ 1 gV`�d�o�\re for Building • I QioPe Exhibit 4-3: Mansion Apartment Building Type DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-12 CHAPTER 41 ARCHITECTURAL STANDARDS - Table 4-4 outlines where the Mansion Apartment building type is permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-4: Mansion Apartment Building Type by District Building Type District UHT US UA WH-RO CV CV-CO Mansion Apartment 111-11! - - P P P - a) Mansion Apartment- Building Size and Massing i. Outdoor open spaces such as patios, terraces and balconies shall be incorporated into the building design to reduce the overall massing of the building. ii. Mansion Apartment buildings should be designed to give the appearance as a large single-family home from the street. b) Mansion Apartment- Pedestrian Access i. Individual entrances to each unit are permitted as long as the building appears as a large single family home. ii. When only one main entrance to the building is provided, the main entry shall open to a central lobby which provides access to individual units. iii. When a building façade is adjacent to the street, the main entry shall front upon the street. iv. When a building façade faces Murrieta Creek or Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. c) Mansion Apartment- Vehicular Access and Parking i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall be provided from an alley (where occurs). ii. For lots without an alley, vehicular access shall be provided from the secondary street. iii. For lots without secondary street frontage and without alley access, vehicular access may be permitted to be taken 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. iv. Parking shall be accommodated in an internal at-grade parking lot or parking structure that is architecturally integrated or screened from the street, in a tuck under parking configuration, alley loaded garage configuration, individual garages, carports, uncovered parking spaces, or any combination of the above mentioned. v. All parking facilities shall meet the required setbacks outlined in the Chapter 3-Land Use and Development Standards. vi. Parking areas and/or garages shall be located behind the Mansion Apartment at the rear of the site to the greatest extent possible. vii. The parking structure entrances that impact the aesthetic quality of any building facade facing the street shall be architecturally integrated into the building facade. viii. Parking facilities shall not be visible from the street to the greatest extent possible. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-13 CHAPTER 41 ARCHITECTURAL STANDARDS' d) Mansion Apartment- Service and Utilities i. Utilitarian items (including, but not limited to, utilities, trash bins, and above ground equipment) shall be located within the rear or side yard setbacks when no alley exists or within internal common areas that are screened from the street. ii. If an alley is created through site design and layout, utilitarian items shall be provided adjacent to the alley in the rear yard. iii. Utilitarian items may also be located within parking areas, garages, inside the building, within mechanical/utility rooms, or within building "notch outs" when appropriate. iv. Service and utilities shall be designed and placed on site in accordance with the Utility and Infrastructure Design Guidelines in Chapter 5. e) Mansion Apartment- Open Space i. Private outdoor patios, balconies and terraces are encouraged to face the street, Murrieta Creek or and Santa Gertrudis Creek, but may also face shared internal common areas where appropriate. ii. Private outdoor patios, balconies and terraces 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 according to the Urban Standards required for each zone outlined in Chapter 3-Land Use and Development Standards. t) Mansion Apartment- Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building facade along the street. iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. v. At grade or raised landscape planters may be permitted behind the build-to line when the building facade does not abut the build-to line. For example, when a project utilizes the forecourt frontage and/or when recessed entries are part of the building design landscape planters may be permitted to be placed behind the build-to line. vi. At grade or raised landscape planters are not permitted between the property line and the build-to line (along any existing or new street), except when a stoop or porch is used in combination with the Mansion Apartment building type. vii. When a stoop or porch frontage type is used in combination with the Mansion Apartment building type the area located at the front of the building between each stoop or porch shall be landscaped and/or hardscaped. viii. All portions of private property not covered by building area and/or hardscape shall be landscaped. ix. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped and hardscaped. x. Side and rear yard areas shall be landscaped with a variety of shrubs, groundcover and flowering perennials. Trees may be planted in side and rear yards as space permits but should not conflict with City street trees. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-14 CHAPTER 41 ARCHITECTURAL STANDARDS • xi. Plants selected shall be in compliance with the Uptown Jefferson Specific Plan Plant list as specified in Appendix F of this specific plan. xii. Landscaping shall comply with the Landscape Guidelines as specified in Chapter 5 — Design Guidelines, and the City's Water Efficient Landscape Ordinance. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-15 CHAPTER 41 ARCHITECTURAL STANDARD Rowhouse Building Type Rowhouse buildings consist of attached residential units that are connected by common walls. Typically, Rowhouse buildings are placed on a 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. I 4 Pa I 1°°°4°\ • 1 r 1 t N. I� I 1 f �I/l/j t I • qiel • .II '��� 1 1 \' .1.,::���� r I I t I rI 1 I r i t II I 1 \\ey1 r I o�5�b\e P � I ver .... I Area I Permitted r I • for Parking �� � - � � ado,.0e "o*ek Area ` > Permitted for Building Streek Exhibit 4-4: Rowhouse Building Type DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-16 CHAPTER 41 ARCHITECTURAL STANDARDS Ast. _ Table 4-5 outlines where the Rowhouse building type is permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-5: Rowhouse Building Type by District Building Type District UHT US UA WH-R CV CV-CO Rowhouse a) Rowhouse- Building Size and Massing 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. p) Rownouse - Pedestrian Access 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. When a building façade faces Murrieta Creek or Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. c) Rowhouse- Vehicular Access and Parkins i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall be provided from an alley(where occurs). ii. For lots without any alley, vehicular access shall be provided from the secondary street. For lots without a secondary street frontage and without alley access, vehicular access may be permitted to be taken 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. iii. Parking areas and/or garages shall be located behind the Rowhouse at the rear of the site to the greatest extent possible. iv. Parking shall be accommodated in an internal at-grade parking lot or parking structure that is architecturally integrated or screened from the street, in a tuck under parking configuration, alley loaded garage configuration, individual garages, carports, uncovered parking spaces, or any combination of the above mentioned. v. Parking facilities shall meet the required setbacks outlined in the Urban Standards outlined in Chapter 3-Land Use and Development Standards of this specific plan. vi. The parking structure entrances that impact the aesthetic quality of any building façade facing the street shall be architecturally integrated into the building façade. vii. Parking facilities shall not be visible from the street to the greatest extent possible. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-17 CHAPTER 41 ARCHITECTURAL STANDARDS d) Rowhouse- Service and Utilities i. Utilitarian items (including, but not limited to, utilities, trash bins, and above ground equipment) shall be located within the rear or side yard setbacks when no alley exists or within internal common areas that are screened from the street. ii. If an alley is created through site design and layout, utilitarian items shall be provided adjacent to the alley in the rear yard. iii. Utilitarian items may also be located within parking areas or adjacent to, or within, individual garages when appropriate. 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 and placed on site in accordance with the Utility and Infrastructure Design Guidelines in Chapter 5. e) Rowhouse- Open Space i. Private open space provided on the first floor shall face the street. However, private rear yards are permitted in addition to the private open space that faces 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 outlined in Chapter 3. t) Rowhouse- Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building façade along the street. iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. v. At grade or raised landscape planters are not permitted between the property line and the build-to line (along any existing or new street) except when a stoop or porch is used in combination with the Rowhouse building type. vi. 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 and/or hardscaped. vii. All portions of private property not covered by building area and/or hardscape shall be landscaped. viii. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped or hardscaped. ix. Side and rear yard areas shall be landscaped with a variety of shrubs, groundcover and flowering perennials. Trees shall be permitted to be planted within rear and side yard areas as space permits as determined by the City's landscape architect. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-18 CHAPTER 41 ARCHITECTURAL STANDARDS x. Plants selected shall be in compliance with the Uptown Jefferson Specific Plan Plant list as specified in Appendix F of this specific plan. xi. Landscaping shall comply with the Landscape Guidelines as specified in Chapter 5 — Design Guidelines, and the City's Water Efficient Landscape Ordinance. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-19 CHAPTER 41 ARCHITECTURAL STANDARDS 4. Residential Stacked Flat Building Type Residential stacked flat buildings contain single-floor or multi-floor dwelling units of similar configuration either above or below, that are stacked. 0.0 SII 1 1 I \ I I I I 1 r 1 I I I 1 5 pel 1 i I �I \b\e I I 1 +4,' ( r At" 1 Area 1 Permitted r I I for Parking I i I I — \ I I 1 -- \ i Area I fr Permitted �' I L e for Building �\ , 6�\\d� P�oPecky Exhibit 4-5: Residential Stacked Flat Building Type DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-20 CHAPTER 41 ARCHITECTURAL STANDARDS Table 4-6 outlines where the Residential Stacked-Flat building type is permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-6: Residential Stacked Flat Building Type by District Building Type District ® UHT US UA WH-R CV CV-CO Residential Stacked Flat Residential Stacked Flat- Building Size and Massing i. Outdoor open spaces such as patios, terraces and balconies shall be incorporated into the building design to reduce the overall massing of the building. ii. Residential stacked flat buildings should be designed to articulate the individual units along the street. b) Residential Stacked Flat- Pedestrian Access i. The main entrance to each dwelling unit that is adjacent to the street shall be accessed directly from the street. ii. When a building facade faces Murrieta Creek or Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. c) Residential Stacked Flat- Vehicular Access and Parking i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall be provided from an alley (where occurs). ii. For lots without an alley, vehicular access shall be provided from the secondary street. iii. For lots without secondary street frontage and without alley access, vehicular access may be permitted to be taken 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. iv. Parking shall be accommodated in an internal at-grade parking lot or parking structure that is architecturally integrated or screened from the street, in a tuck under parking configuration, alley loaded garage configuration, individual garages, carports, uncovered parking spaces, or any combination of the above mentioned. v. All parking facilities shall meet the required setbacks outlined in the Chapter 3-Land Use and Development Standards. vi. Parking facilities shall not be visible from the street to the greatest extent possible. vii. The parking structure entrances that impact the aesthetic quality of any building facade facing the street shall be architecturally integrated into the building facade. d) Residential Stacked Flat- Service and Utilities i. Utilitarian items (including, but not limited to, utilities, trash bins, and above ground equipment) shall be located within the rear or side yard setbacks when no alley exists or within internal common areas that are screened from the street. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-21 CHAPTER 41 ARCHITECTURAL STANDARDS mom" 111.111 ii. If an alley is created through site design and layout, utilitarian items shall be provided adjacent to the alley in the rear yard. iii. Utilitarian items may also be located within parking areas or adjacent to, or within, individual garages when appropriate. 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 and placed on site in accordance with the Utility and Infrastructure Design Guidelines in Chapter 5. e) Residential Stacked Flat- Open Space i. Private outdoor patios, balconies and terraces are encouraged to face the street or Murrieta Creek and Santa Gertrudis Creek, but may also face shared internal common areas where appropriate. ii. Private outdoor patios, balconies and terraces are permitted to face rear and/or side yards when allowed by appropriate building separation requirements outlined in the building and fire codes. iii. The minimum private open space requirements shall be according to the Urban Standards required for each zone outlined in Chapter 3-Land Use and Development Standards. Residential Stacked Flat- Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building facade along the street. iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. v. At grade or raised landscape planters may be permitted behind the build-to line when the building facade does not abut the build-to line. For example, when a project utilizes the forecourt frontage and/or when recessed entries are part of the building design landscape planters may be permitted to be placed behind the build-to line. vi. At grade or raised landscape planters are not permitted between the property line and the build-to line (along any existing or new street), except when a stoop or porch is used in combination with the Residential Stacked Flat building type. vii. When a stoop or porch frontage type is used in combination with the Residential Stacked Flat building type, the area located at the front of the building between each stoop or porch shall be landscaped and/or hardscaped. viii. All portions of private property not covered by building area and/or hardscape shall be landscaped. ix. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped and hardscaped. x. Side and rear yard areas, not covered by building area or hardscape, shall be landscaped with a variety of shrubs, groundcover and flowering perennials. xi. Trees may be planted in side and rear yards as space permits but should not conflict with City street trees. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-22 CHAPTER 41 ARCHITECTURAL STANDARDS. .• imilmimip xii. Plants selected shall be in compliance with the Uptown Jefferson Specific Plan Plant list as specified in Appendix F of this specific plan. xiii. Landscaping shall comply with the Landscape Guidelines as specified in Chapter 5 — Design Guidelines and the City's Water Efficient Landscape Ordinance. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-23 CHAPTER 41 ARCHITECTURAL STANDARDS 5. Live/Work Building Type Live/Work buildings integrate residence and working space, occupied or utilized by a single household in a structure, that has been designed or structurally modified (adaptive reuse) to accommodate joint residential occupancy and work activity. "Work" unit is permitted on the first floor only. Live/Work units may be configured horizontally or vertically and may be attached or detached. ---- 1 1 ' N 1 I 1 1 • I 1 , rrr / .1 . ► 1 1 ► . 1 I I 1 I 11 I I 1 1 I I 1 I I , 1 r 1 pay 1 ► Poss�b�e e1 I I I • �i r Area / ( Permitted I for Parking -ti 1 I 1�. ^� `� � ��d:(o V•ne 1 Area `Cr ( �` ' ''t Permitted -` I <` for Building \ I j S«eek PcoPecry L��e Exhibit 4-6: Live/Work Building Type DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-24 CHAPTER 41 ARCHITECTURAL STANDARDS 1111 Table 4-7 outlines where the Live/Work building type is permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-7: Live/Work Building Type by District Building Type District UHT US UA WH-R CV CV-CO Live/Work -11111! - P P - P - Live/Work- Building Size and Massing i. Outdoor open spaces such as patios, terraces and balconies shall be incorporated into the building design to reduce the overall massing of the building. ii. The commercial/work/flex portion of the building at the ground floor should be designed in a manner that clearly identifies this space as commercial, office or industrial. The commercial/work/flex space should not resemble a residential dwelling unit from the street. b) Live/Work - Pedestrian Access i. The main entrance to each ground floor commercial/work/flex space shall be accessed directly from the street. ii. The residential space in the live/work unit shall be accessed from a separate entrance. iii. The live/work unit may have a small shared lobby that provides separate access to the commercial/work/flex space and the adjacent residential space. iv. When a building facade faces Murrieta Creek or Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. rl I ive/Work - Vehicular Access and Parkinc i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall be provided from an alley (where occurs). ii. For lots without an alley, vehicular access shall be provided from the secondary street. iii. For lots without secondary street frontage and without alley access, vehicular access may be permitted to be taken 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. iv. Parking shall be accommodated in an internal at-grade parking lot or parking structure that is architecturally integrated or screened from the street, in a tuck under parking configuration, alley loaded garage configuration, individual garages, carports, uncovered parking spaces, or any combination of the above mentioned. v. All parking facilities shall meet the required setbacks outlined in the Chapter 3-Land Use and Development Standards. vi. Parking facilities shall not be visible from the street to the greatest extent possible. vii. The parking structure entrances that impact the aesthetic quality of any building facade facing the street shall be architecturally integrated into the building facade. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-25 CHAPTER 41 ARCHITECTURAL STANDARDS . 411 - d) Live/Work- Service and Utilities i. Private outdoor patios, balconies and terraces are encouraged to face the street or Murrieta Creek and Santa Gertrudis 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 the building and fire codes. iii. The minimum private open space requirements shall be met in accordance with the Urban Development Standards for each zone. e) Live/Work- Open Space i. Private outdoor patios, balconies and terraces are encouraged to face the street or Murrieta Creek and Santa Gertrudis Creek, but may also face shared internal common areas where appropriate. ii. Private outdoor patios, balconies and terraces are permitted to face rear and/or side yards when allowed by appropriate building separation requirements outlined in the building and fire codes. iii. The minimum private open space requirements shall be according to the Urban Standards required for each zone outlined in Chapter 3 Development Standards. f) Live/Work - Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building facade along the street. iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. v. At grade or raised landscape planters may be permitted behind the build-to line when the building facade does not abut the build-to line. For example, when a project utilizes the forecourt frontage and/or when recessed entries are part of the building design landscape planters may be permitted to be placed behind the build-to line. vi. At grade or raised landscape planters are not permitted between the property line and the build-to line (along any existing or new street), except when a stoop or porch is used in combination with the Live/Work building type. vii. When a stoop or porch frontage type is used in combination with the Live/Work building type, the area located at the front of the building between each stoop or porch shall be landscaped and/or hardscaped. viii. All portions of private property not covered by building area and/or hardscape, shall be landscaped. ix. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped and hardscaped. x. Side and rear yard areas, not covered by building area or hardscape, shall be landscaped with a variety of shrubs, groundcover and flowering perennials. xi. Trees may be planted in side and rear yards as space permits but should not conflict with City street trees. xii. Plants selected shall be in compliance with the Uptown Jefferson Specific Plan Plant list as specified in Appendix F of this specific plan. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-26 CHAPTER 41 ARCHITECTURAL STANDARD xiii. Landscaping shall comply with the Landscape Guidelines specified in Chapter 5 — Design Guidelines and the City's Water Efficient Landscape Ordinance. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-27 CHAPTER 41 ARCHITECTURAL STANDARDS 6. Courtyard Building Type Courtyard buildings are characterized by the configuration of a group of business suites and/or residential units that are arranged around one or more shared courtyards. The shared courtyards are intended to be a semi-public space that is an extension of the public realm. • 114....0.0. 141111114 \ ♦ ♦ ♦ . t ♦ 1 . 1 I I I ( I 1 1 ( 1 I 1 I 1 pe`! 7 1 ( P ss�b�e •, o ( .411' ( • 1 \ \ I Area 1 Permitted \ \I \ • for Parking \ 1\ ( ` Area 1.." 1 \ • Permitted for Building �� Build-To Line Property Line Exhibit 4-7: Courtyard Building Type DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-28 CHAPTER 41 ARCHITECTURAL STANDARDS' 111. Table 4-8 outlines where the Courtyard building type is permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-8: Courtyard Building Type by District Building Type District UHT US UA WH-R CV CV-CO Courtyard Building P - P P - P - a) Courtyard Building - Building Size and Massing 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. ii. The incorporation of outdoor open spaces such as patios, terraces and balconies shall be incorporated into the building design to reduce the overall massing of the building. iii. The break in the wall plane along the street created by a courtyard shall not exceed 30% of the total linear feet of frontage. Courtyard Building - Pedestrian Access i. Where the building facade faces the street, the main entrance to each ground floor storefront or residential unit shall be directly from the street. ii. Entrances for units without street frontage (e.g. units facing the internal courtyard) may be taken from the courtyard or from the alley(where they occur). iii. Secondary entrances may be taken from the courtyard or alley. 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, or from an internal parking area. v. When a building façade faces Murrieta Creek or Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. c) Courtyard Building - Vehicular Access and Parking i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall be provided from an alley (where occurs). ii. For lots without an alley, vehicular access shall be provided from the secondary street. iii. 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. iv. Parking shall be accommodated in an internal at-grade parking lot or parking structure that is architecturally integrated or screened from the street, in a tuck under parking configuration, alley DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-29 CHAPTER 41 ARCHITECTURAL STANDARDS loaded garage configuration, individual garages, carports, uncovered parking spaces, or any combination of the above mentioned. v. Parking is permitted to be on a podium with the Courtyard Building above. vi. The entrances to the parking facilities shall be located as close as possible to the rear or side yards of each lot. vii. All parking facilities shall meet the required setbacks outlined in Chapter 3 Urban Standards. viii. The parking structure entrances that impact the aesthetic quality of any building façade facing the street shall be architecturally integrated into the building façade. ix. Parking facilities shall not be visible from the street to the greatest extent possible. d) Courtyard Building- Service and Utilities i. Utilitarian items (including but, not limited to, utilities, trash bins, and above ground equipment) shall be located within the rear or side yard setbacks when no alley exists or within internal common areas that are screened from the street. ii. If an alley is created through site design and layout, utilitarian items shall be provided adjacent to the alley in the rear yard. iii. 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. iv. Service and utilities shall be designed and placed on site in accordance with the Utility and Infrastructure Design Guidelines in Chapter 5. e) Courtyard Building- Open Space i. The primary shared open space for the Courtyard building type is the internal courtyard area(s). 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. If multiple courtyards exist they are encouraged to be connected to one another and/or connected to the public right-of-way by a paseo or other pedestrian passageway. iv. Private outdoor patios, balconies and 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 and Santa Gertrudis Creek where appropriate. v. Private outdoor patios, balconies and terraces are permitted to face the rear or side yards when building separation permits based upon building and fire codes. vi. The minimum private open space requirements shall be according to the Urban Standards required for each zone outlined in Chapter 3 Development Standards. t) Courtyard Building-Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building façade along the street. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-30 CHAPTER 41 ARCHITECTURAL STANDARDS iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. 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 landscape planters may be permitted to be placed behind the build-to line. vi. At-grade or raised landscape planters are not permitted to be located between the property line and build-to line (along any existing or new street), except when a porch or stoop is used in combination with the Courtyard building type. vii. When a stoop or porch frontage is used in combination with the Courtyard Building, the area located at the front of the building between each stoop or porch shall be landscaped and/or hardscaped. viii. All portions of private property not covered by building area and/or hardscape shall be landscaped. ix. Shared common areas that are created as a result of clustering buildings on a site shall be landscaped and hardcaped. x. Side and rear yard areas, not covered by building area or hardscape, shall be landscaped with a variety of shrubs, groundcover and flowering perennials. xi. Trees may be planted in side and rear yards as space permits but should not conflict with City street trees. xii. Thirty percent of the interior courtyard areas shall be landscape or hardscape. xiii. 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. xiv. Landscaping shall comply with the Landscape Guidelines as specified in Chapter 5 — Design Guidelines and the City's Water Efficient Landscape Ordinance. xv. The plant palette shall be consistent with the approved Uptown Jefferson Specific Plan Plant List specified in Appendix F of this specific plan. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-31 CHAPTER 41 ARCHITECTURAL STANDARDS 7. Commercial Block Building Type Commercial Block buildings are designed for occupancy by retail, service or office uses on the ground floor with upper floors also configured for those uses or for residential. A commercial block building may also be permitted to be designed as a"liner building"to conceal a parking structure. 1PNo. --� '''r • , % • \ \ , -- \ 1 . 1 l / r �.. 1 I i 1 r I 1 soeP\fey ` I14- -- --- I -.' I l Area I Permitted i \ 1 \\ for Parking I i \ 'I I • \ 1 •a • \ Area r Prmiedfoe Build ng . 1 Buy\d.10 \ 1- / r vpe P/oPe Exhibit 4-8: commercial Block Building Type-Parking Separate from Building DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4.32 CHAPTER 41 ARCHITECTURAL STANDARDS I\k• ,,,,,,, .."-'" ..‘ \ .....'. \\:. 41141311rirrel , \\N,. \ \ - , \ \ r �- - \ r \ \ ♦ r �� 1 \ ♦ r , r r 1 \ 1 I ♦ l I 1 1 1 �e P\\ey �� 1 I I Qoss6b , • I 1 � 1 1 1 1 Area le 110 111 Permitted for Parking Area Build-To Line Permitted / Property Line for Building Exhibit 4-9: Commercial Block Building Type "Liner Building"-Building Wrapped Around Parking Table 4-9 outlines where the Commercial Block building type is permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-9: Commercial Block Building Type by District Building Type District 6:. UHT US UA WH-R CV CV-CO DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-33 Commercial Block a) Commercial Block-Building Size and Massinc 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. b) Commercial Block- Pedestrian Access 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. When a building facade faces Murrieta Creek or Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. c) Co.nlnercial Block- Vehicular Access and Parking i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall be provided from an alley(where occurs). ii. For lots without an alley, vehicular access shall be provided from the secondary street. iii. For lots without a secondary street frontage and without alley access, vehicular access may be permitted to be taken 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. iv. Parking shall be accommodated in an at-grade and/or underground parking structure, 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. v. All parking facilities shall meet the required setbacks by zone as outlined in the Urban Standards, Chapter 3-Land Use and Development Standards. vi. Parking structure entrances that impact the aesthetics of any building facade facing the street shall be architecturally integrated into the building façade. vii. Parking facilities shall not be visible from the street to the greatest extent possible. d) Commercial Block-Service and Utilities i. Utilitarian items (including, but not limited to, utilities, trash bins, and above ground equipment) shall be located within the rear or side yard setbacks when no alley exists or within internal common areas that are screened from the street. ii. If an alley is created through site design and layout, utilitarian items shall be provided adjacent to the alley in the rear yard. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-34 CHAPTER 41 ARCHITECTURAL STANDARDS =IP IMO iii. 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. iv. Service and utilities shall be designed in accordance with the Utility and Infrastructure Design Guidelines in Chapter 5. e) Commercial Block- Open Space i. Private outdoor patios, balconies and terraces shall face the primary street frontage, secondary street frontage and/or Murrieta Creek and Santa Gertrudis 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 and terraces above the first floor shall meet the encroachment requirements for the zone. iii. The minimum private open space requirements shall be according to the Urban Standards required for each zone outlined in Chapter 3 Development Standards. iv. Each residential unit shall have at least one door leading to an outdoor yard, patio, terrace or balcony. f) Commercial Block- Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building facade along the street. iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. v. At grade or raised landscape planters may be permitted behind the build-to line when portions of the building facade 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 landscape planters may be permitted to be placed behind the build-to line. vi. At-grade or raised landscape planters are not permitted to be located between the property line and build-to line (along any existing or new street). vii. All portions of private property not covered by building area and/or hardscape shall be landscaped. viii. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped or hardscaped. ix. Side and rear yard areas, not covered by building area or hardscape, shall be landscaped with a variety of shrubs, groundcover and flowering perennials. x. Trees may be planted in side and rear yards as space permits but should not conflict with City street trees. xi. Landscaping shall comply with the Landscape Guidelines as specified in Chapter 5 — Design Guidelines and the City's Water Efficient Landscape Ordinance. xii. The plant palette shall be consistent with the approved Uptown Jefferson Specific Plan Plant List as specified in Appendix F of this specific plan. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-35 CHAPTER 41 ARCHITECTURAL STANDARDS 8. Tower over Podium Building Type Tower over Podium buildings are configured around a central core/tower with the first three to five floors expressed as a podium building. Building can be designed for occupancy by retail, service or office uses on the ground floor with upper floors also configured for those uses or for residential. 4-.. ... -- ---::** IN . • - ` v — �� 1 s.,•\.* -- — ___ .-101006, - r • — — - - r I • ,— — ♦ — i -- r • — `•• I 1 . • 1 . ` — - I 1 + 1 I 1 I I I I �e AM 1 ♦ i I ss�b P 1 i IPo 1 f1 I .if, Afr 1 I • I Area I Permitted I for Parking —-- ♦ \ — No./ ..1# Area \ �• Permitted • for Building S�Cee� Build-To Line Property Line Exhibit 4-10: Tower Over Podium Building Type DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-36 CHAPTER 41 ARCHITECTURAL STANDARDS Table 4-10 outlines where the Tower over Podium building type is permitted within each of the districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter "P" the building type is permitted in that 111 district, where indicated with a dashed line "-" the building type is not permitted in that district. Table 4-10: Tower Over Podium Building Type by District Building Type District UHT US UA WH-R CV CV-CO Tower Over P - - Podium Tower over Podium - Building Size and Massing 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. b) Tower over Podium - Pedestrian Access 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. When a building façade faces Santa Gertrudis Creek, the building shall provide an entrance from the portion of the building that faces the creek. The intent is to ensure that buildings do not turn their back to the creek, but face out onto the creek, trail and recreation area. c) Tower over Podium - Vehicular Access and Parking i. The preferred point of access for vehicles is from an alley. Vehicular access to the site shall be provided from an alley (where occurs). ii. For lots without an alley, vehicular access shall be provided from the secondary street. iii. For lots without a secondary street frontage and without alley access, vehicular access may be permitted to be taken 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. iv. Parking shall be accommodated in an at-grade and/or underground parking structure, 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. v. All parking facilities shall meet the required setbacks by zone as outlined in Chapter 3 Development Standards. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-37 CHAPTER 41 ARCHITECTURAL STANDARDS -__ UP vi. Parking structure entrances that impact the aesthetics of any building façade facing the street shall be architecturally integrated into the building facade. vii. Parking facilities shall not be visible from the street to the greatest extent possible. d) Tower over Podium - Service and Utilities i. Utilitarian items (including, but not limited to, utilities, trash bins, and above ground equipment) shall be located within the rear or side yard setbacks when no alley exists or within internal common areas that are screened from the street. If an alley is created through site design and layout, utilitarian items shall be provided adjacent to the alley in the 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 Chapter 5. Tower over Podium - Open Soac i. Private outdoor patios, balconies and terraces shall face the primary street frontage, secondary street frontage and/or Murrieta Creek and Santa Gertrudis 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 and terraces above the first floor shall meet the encroachment requirements for the zone. iii. The minimum private open space requirements shall be according to the Urban Standards required for each zone outlined in Chapter 3-Land Use and Development Standards. iv. Each residential unit shall have at least one door leading to an outdoor yard, patio, terrace or balcony. t) Tower over Podium - Landscaping i. City street trees are the primary landscape treatment along the street. ii. Trees shall not be permitted to be planted along any street frontage on private property where they conflict with City street trees. iii. Limited urban accent landscape treatments such as potted and/or hanging plants are secondary to City street trees and shall be used to soften and accent the building façade along the street. iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed between the property line and the build-to line, but shall not encroach into this area more than three feet. v. At grade or raised landscape planters may be permitted behind the build-to line when portions of the building facade 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 landscape planters may be permitted to be placed behind the build-to line. vi. At-grade or raised landscape planters are not permitted to be located between the property line and build-to line (along any existing or new street). vii. All portions of private property not covered by building area and/or hardscape shall be landscaped. viii. Shared common areas that are created as a result of clustering the buildings on a site shall be landscaped or hardscaped. ix. Side and rear yard areas, not covered by building area or hardscape, shall be landscaped with a variety of shrubs, groundcover and flowering perennials. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-38 CHAPTER 41 ARCHITECTURAL STANDARDS x. Trees may be planted in side and rear yards as space permits but should not conflict with City street trees. xi. Landscaping shall comply with the Landscape Guidelines specified in Chapter 5 — Design Guidelines and the City's Water Efficient Landscape Ordinance. xii. The plant palette shall be consistent with the approved Uptown Jefferson Specific Plan Plant List as specified in Appendix F of this specific plan. I I DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-39 „vim , CHAPTER 41 ARCHITECTURAL STANDARDS , C. Frontage Types 'I Introduction As discussed in Chapter 1, one goal of this specific plan is to create updated and flexible development standards that strengthen the character of the streetscape and public realm (Visioning Goal 6). Consistent with this goal, this specific plan establishes an assortment of frontage types, which work in combination with the building types discussed in the previous section, to ensure that the development of the area is consistent with the specific plan's goals for building form, architectural character and urban design quality. The front portions of a building, which are referred to in the following section as frontage types, are key for creating an active and vibrant public realm. A building's facade that faces the street is where the structure interfaces with the public realm. This interface is where a building's frontage type establishes the structure's relationship to the street, which in turn activates the public realm by engaging pedestrians, passer-byers, residents, and shoppers alike, with the built environment. The activation of the public realm and the strengthened character of the streets support another goal of the specific plan (Visioning Goal 1) which hopes to strengthen economic development and spark the revitalization of the area. As the streets become increasingly friendly to the pedestrian, through the selection and design of both the building types and frontage types, the area becomes a more desirable destination for people to visit, an area for people to live, and a vibrant area for people to play. x -.' o' ”i: .. 'IC',.%:3 ' , . , , 7 ,_ • 1 ti .tom 10 , ' / r / .. i o - �..,.y. _ . i y, ...um. I . ifit _ / .. : :t..4.7.4;.. . , ...i;4...i ..ii..,._,,:.. . 71/06 1 . i IL 4 4: ! s i-:i; , .. ' ' \ 1* ' lk, Irk, ::-Aie,..'74- _ 2116.. 3 , INF _ i General Provisions All proposed buildings with the Uptown Jefferson Specific Plan area shall be designed with at least one, or with a combination of, the frontage types outlined below, subject to the applicable underlying district requirements as DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-40 . I CHAPTER 41 ARCHITECTURAL STANDARDS outlined in Chapter 3. The frontage type standards that are contained in this section are intended to ensure that a building, after being located on a site properly, will appropriately interface with the public realm and street. The transition and relationship between the building façade, frontage type, and public realm are detailed in the frontage type standards section below. 3. Frontage Types Eight allowable frontage types are permitted within the Uptown Jefferson Specific Plan subject to the underlying District requirements outlined in Chapter 3 of this specific plan. The eight allowable frontage types are listed below and discussed in greater detail in the following section. Additional design considerations for each frontage type listed below are outlined in the Architectural/Urban Design Guidelines (Chapter 5)of this specific plan. i. Shopfront ii. Arcade iii. High Arcade iv. Gallery v. Two-Story Gallery vi. Forecourt vii. Stoop viii. Porch I DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-41 I Exhibit 4-11 illustrates each of the frontage types permitted within the Uptown Jefferson Specific Plan area. I • V''' 'l'%14441'' ,-; lit'..-V) ° ,• 7 17' ., , 7 , 11 1 , , . ., ,. ,_ .. Nimit-. 7 „ . , , „.. „. \oc o' ,so' o• 1,.. or 0°0a oor i 0°Z' o, I0°sae" o .� —_ lalliiimil .-: yff.:-.,,,,,,,,,,,0,74-., i 1 62227/77,24,, 1 'Imam r-ir.L. e _ _ 3 c, 0 _ — ~ ct �y, et piS m Shopfront Arcade High Arcade Gallery — H I1 - �-5 ! I, ��,• I I I jjj �,— .w.... — — - 'r jYt C'UL...- , '417541(11111"1124 1 it 1,1ar ll 4611* t' mum' fit ti ' .- ' 1 I to i. _ it 67 G` Two-Story Gallery Forecourt Stoop Porch E-xhibit 4-11: Allowable Frontage Types DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-42 CHAPTER 41 ARCHITECTURAL STANDARDS -. .. 4. Permitted Frontage Types by District Table 4-11 outlines the frontage types that are permitted or not permitted within each of the Districts within the Uptown Jefferson Specific Plan area. Where indicated with the letter"P" the frontage type is permitted in that district, where indicated with a dashed line "-" the frontage type is not permitted in that district. Table 4-11: Permitted Frontage Types by District Frontage Type District UC UHT US UA WH-RO CV CV-CO Shopfront P P P P - - P Arcade P P P P - P P Tall Arcade P P P P - - P Gallery P P P P - P P Two-Story Gallery P P P P - P P Forecourt P P P P P P P Stoop - - P P P P - Porch - - - P P P - DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-43 CHAPTER 41 ARCHITECTURAL STANDARDS D. Frontage Type Standards 1. Shopfront Frontage Type The Shopfront frontage type is placed close to the public right-of-way with the building entrance at sidewalk grade. The Shopfront frontage type is typically used for retail or commercially oriented uses when pedestrian activity and visibility from the street is essential to the operation of the business. When the Shopfront frontage type is utilized, the façade of the building is placed on the build-to line. The build-to line is shown as the solid red line in the following sketches. Awnings, canopies, shed roofs, and other pedestrian-scaled elements are permitted to encroach over the build-to line. The absence of a raised ground floor precludes residential uses on the ground floor. The following dimensional standards shall apply to the Shopfront frontage type: A. Depth of Recessed Entry 6' max. — _ B. Height of Canopy/Awning 8' min. • c c .1 J l0 a 2 i, = a_ Recessed 111 Entry I _ i I( Exhibit 4-13: Shopfront Site Plan View 14k f _ il CI. B / a4 I . proper y 6,4,/d C' T </ne 044e / 19�• °god v, , 1 , B Exhibit 4-12: Shopfront Isometric View Exhibit 4-14: Shopfront Cross Section View DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4.44 CHAPTER 41 ARCHITECTURAL STANDARD Arcade Frontage Type Standards The Arcade frontage type is a facade with an attached colonnade that projects over the sidewalk and structurally supports the building above it. The colonnade is covered by upper stories. The ground floor façade is aligned at the build-to line and the upper stories extend out to the property line but do not encroach into the public right-of- way. The build-to line is shown as the solid red line in the following sketches. The Arcade frontage type is ideal for retail when the adjacent sidewalk is fully accessible from the colonnade so that pedestrians can easily access the retail uses. The walkway located under the Arcade shall be at the same grade as the sidewalk in order to allow for pedestrian access and flow between the public right-of-way and the area covered by the Arcade. The following dimensions shall apply to the Arcade frontage type: -- =- ii - O i 1 iv A. Depth of Recessed Entry 6' max. I D B. Height of Arcade 12' min.-20' max. II 1 r C. Width Between Columns 30' max. c i fl- D. Width of Covered Walkway 8' min./10' max. `.]� a` E. Column Dimensions 10" min./24" max. I•° C = 1 Li Im Recessed Entry L O i E E Exhibit 4-16: Arcade Site Plan View 4t , - c. / I' E B Exhibit 4-15: Arcade Isometric View Exhibit 4-17:Arcade Cross Section View DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4.45 CHAPTER 41 ARCHITECTURAL STANDARDS ,.. ... 3 Tali Arcade Frontage Type The Tall Arcade frontage type is a fagade that is similar to the Arcade frontage type, except the Tall Arcade's colonnade is taller than one story. Like the Arcade frontage type, the Tall Arcade's colonnade is also covered by upper stories. The ground floor fagade is aligned at the build-to line and the upper stories extend out to the property line but do not encroach into the public right-of-way. The build-to line is shown as the solid red line in the following sketches. The Tall Arcade frontage type is ideal for retail when the adjacent sidewalk is fully accessible from the colonnade so that pedestrians can easily access the retail uses. The walkway located under the Tall Arcade shall be at the same grade as the sidewalk in order to allow for pedestrian access and flow between the public right-of-way and the area covered by the Tall Arcade. - - c The following dimensions shall apply to the Tall Arcade Frontage I D—)i Type: ! r I o i —1 ©' A. Depth of Recessed Entry 6' max. ; 0 f c- L B. Height of High Arcade 20' min. C L.) C. Width Between Columns 30' max. 1 m u D. Width of Covered Walkway 10' min./16' max.' 1 E. Column Dimensions 10" min./24" max. Recessed Entry 'The first floor under the covered walkway may be pushed back 1 n behind the build-to line in order to accommodate a wider walkway. 11 1 1 tit1E 1® t _— E Exhibit 4-19: Tall Arcade Site Plan View . 1 D--/ I a) IJ I c ❑ o- ''':„ ..-' ,,,r,,,,I..„ c i I- c L.J _____... 1 ,„ H---- ....0- I� �V�.ki,. ''� / Recessed \. ' arc Entry I 0 I I E i r Exhibit 4-18: Tall Arcade Isometric View E Exhibit 4-20: Tall Arcade Cross Section View DRAFT UPTOWN JEFFERSON SPECIFIC PLAN • 4-46 CHAPTER 41 ARCHITECTURAL STANDARDS ' - A Gallery Frontage Type The Gallery frontage type has an attached, covered colonnade that projects over the sidewalk and structurally supports the roof or balcony above it. The ground floor façade is placed on the build-to line and the upper story of the colonnade extends out to the property line but does not encroach into the public right-of-way. The build-to line is shown as the solid red line in the following sketches. The walkway located under the gallery shall be at the same grade as the sidewalk in order to allow for pedestrian access and flow between the public right-of-way and the area covered by the gallery. - _ _❑ Iv The following dimensions shall apply to the Gallery frontage type: I D� I A. Depth of Recessed Entry 6' max. I u i t B. Height of Gallery 12' min. I E ❑ o C. Width Between Columns 30' max. I o� I a. D. Width of Covered Walkway 8' min./10' max. i T C 4-) E. Column Dimensions 10" min./24" max. il -- 1 i � m u Recessed I ' 1 i Entry 1 i 1 1 1 ti t -t(E E Exhibit 4-22: Gallery Site Plan View �� a li , 3 E E 1 D 7-- 1 EB Exhibit 4-21: Gallery Isometric View Exhibit 4-23: Gallery Cross Section View DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-47 CHAPTER 41 ARCHITECTURAL STANDARDS '-., 1M" EP 5 Two-Story Gallery Frontage Type The Two-Story Gallery frontage type has an attached, covered colonnade that projects over the sidewalk and structurally supports a two-story arcade which can be configured to consist of 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 ground floor façade is placed on the build-to line, and the upper stories of the colonnade extend out to the property line but do not encroach into the public right-of-way. The build- to line is shown as the solid red line in the following sketches. The walkway located under the two-story gallery shall be at the same grade as the sidewalk in order to allow for pedestrian access and flow between the public right-of-way and the -- 73--- — I area covered by the two-story gallery. 1 c The following dimensions shall apply to the Two-Story Gallery p i frontage type: 1.) i i a �To A. Depth of Recessed Entry 6' max. ' F° C 6) B. Height of Gallery 12' min. 1 ' I ' m � C. Width Between Columns 30' max. y D. Width of Covered Walkway 10' min./16' max.1 Recessed 1 E. Column Dimensions 10" min./24" max. Entry 'The first floor under the covered walkway may be pushed back $ L behind the build-to line in order to accommodate a wider walkway. E Exhibit 4-25: Tow-Story Gallery Site Plan --- " View ," .< ,, \ + !."`fit j LIAllif 'ipooll.-0.16 ' -- 111 ;2-1 t1 ��•I I `� .'"' - — -—- .0;_--) C \ I / • -] ..• 411 No,., il L/hP to 11 o\ C C. C 11 7- D E E E B Exhibit 4-26: Two-Story Gallery Exhibit 4-24: Two-Story Gallery Isometric View Cross Section View DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-48 CHAPTER 41 ARCHITECTURAL STANDAR, Forecourt Frontage Type The Forecourt frontage type is an uncovered, semi-public space located in the front of the building facade adjacent to the sidewalk and street. The Forecourt frontage type is created when a portion of the building facade is stepped back from the build-to line. The build-to line is shown as the solid red line in the following sketches. The area that is stepped back from the build-to line creates an open courtyard or plaza space that is open and accessible from the sidewalk and public realm. Forecourts may provide access to ground floor tenants or upper floor tenants. They may also be used for outdoor restaurant seating, and may also provide access to paseos or other pedestrian connections on the site. Forecourts are encouraged be combined with other frontage types to create interest along the street. The following dimensions shall apply to the Forecourt frontage type: A. Width of the Forecourt 30' min. j B. Depth of the Forecourt 60' max. n i a 1 o l7'. ....... , „ I U v I 12 .,,i.iii r I i I I III\ III I''I I�,I� i" �` Exhibit 4-28: Forecourt Site Plan View ' ,��III�I\ � o �� ft: � c� � \ ‹? '' \\ :ca - 111111.14 _ 00111 4e 4 5 1 t a.. 1 1 Exhibit 4-27: Forecourt Isometric View Exhibit 4-29: Forecourt Cross Section View DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-49 CHAPTER 41 ARCHITECTURAL.STANDARDS 7. Stoop Frontage Type The Stoop frontage type is typically used for residential buildings that have a raised first floor entry. The exterior stairs and landing areas correspond directly with to the building entry and provide direct access into the ground floor residential units. The building façade is positioned on the build-to line and the Stoop frontage occupies the area between the building façade and the property line (also known as the "Frontage Zone"). The build-to line is shown as the solid red line in the following sketches. The exterior stairs of the Stoop frontage are permitted to be perpendicular or parallel to the sidewalk. The landing area is permitted to be covered or uncovered. The elevation of the first floor entry shall be a minimum of 3 feet above the finished grade of the sidewalk. The following dimensional standards shall apply to the Stoop Frontage Type: 0. J A. Encroachment of c Stoop Over the Build-to Line 10' max. .I B. Height of Stoop 3' min. -6 t C. Width of Stoop 5' min. I *S a. D. Depth of Stoop 4' min. I m o 4 n C 11111111 V li D A .47 .:. -- _______ �� • Exhibit 4-30: Stoop Site Plan View I tlt Lillitli ri. , •41, Z tliiiit _.----->\ ' li - li''' - ** i :. Il lI *y. Ut! i lIIjl1l -° v �- I c v /lie o ,'iv i, 11 %'' t a, ` nro0 \, 1Ipp '( " j �(,i � C 1 e ' r ,<:, __...--B '-.---'-'- A ,I Exhibit 4-31: Stoop Isometric View Exhibit 4-32: Stoop Cross Section View DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-50 CHAPTER 41 ARCHITECTURAL• .. `', 8. Porch Frontage Type Option A The Porch frontage type is typically used for residential buildings that have a raised first floor entry. Exterior stairs and a landing area provide access into the residence or into the individual residential units. The porch landing area is required to be at least 10 feet wide and 6 feet in depth. When a building utilizes the Porch frontage type and small front yard is not desired (Option A), the Porch stairs and landing area may be permitted to encroach into the 10 foot wide area between the build-to line and the property line (also known as the "Frontage Zone"), but shall not encroach into the right-of-way as shown in the following sketches. The build-to line is shown as the solid red line in the sketches below. The exterior stairs of the Porch frontage are permitted to be perpendicular or parallel to the sidewalk. The Porch landing area shall be covered. The elevation of the first floor entry shall be a minimum of 3 feet above the finished grade of the sidewalk. The following dimensional standards shall apply to the Porch frontage type: A. Porch Encroachment ;� over the build to line 10' max. 4C B. Height of Porch Landing 3' min. •- a C. Width of Porch 10' min. I m o a. D. Depth of Porch 6' min. CC 1111111 1 1L Exhibit 4-33: Porch Site Plan View i (Option A) Itt \. ...11 ' ...,1 , , `t 3i2 -v r II T it j'�'I C a 0 a. D f A !'. A�° eiiiici 7, B <<c'b /'°i9/L • °Lid I e Exhibit 4-35: Porch Cross Section View Exhibit 4-34: Porch Isometric View(Option A) (Option A) DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-51 CHAPTER 41 ARCHITECTURAL STANDARDS 17) Option R The Porch frontage type is typically used for residential buildings that have a raised first floor entry. Exterior stairs and a landing area provide access into the residence or into the individual residential units. The porch landing area is required to be at least 10 feet wide and 6 feet in depth. When a building utilizes the Porch frontage type and a small front yard is desired (Option B), the porch's stairs and landing area are permitted to be positioned 10' behind build-to line, and face of the building is permitted to be 20' behind the build-to line. The build-to line is shown as the solid red line in the following sketches. The exterior stairs of the Porch Frontage are permitted to be perpendicular or parallel to the sidewalk. The Porch landing area shall be covered. The elevation of the first floor entry shall be a minimum of 3 feet above the finished grade of the sidewalk. The following dimensional standards shall apply to the Porch i frontage type: = -= J -:j A. Face of Building from Build-to Line 20' max. A--\ ° >, B. Height of Porch Landing 3' min. o C. Width of Porch 10' min. I m a. D. Depth of Porch 6' min. I -lc- C u D)1 J Exhibit 4-36: Porch Site Plan View .1 ? -,.._ 410 (Option B) c -.. 411* ffil / / -- I _ c 0..., ...... , , ,............,!ii„ ._. ›, rL 2 B A Pr u/l CO. t'epty Line e B Exhibit 4-37: Porch Isometric View(Option B) Exhibit 4-38: Porch Cross Section View (Option B) DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 4-52 CHAPTER 51 DESIGN GUIDELINES Chapter 5 Design Guidelines The intent of these design guidelines is to provide general guidance for when a site within the specific plan area develops. While it is expected that high quality architecture design and use of high quality construction materials will be the goal of every proposed project, these design guidelines purposely do not stipulate specific architectural styles for the Uptown Jefferson Specific Plan in order to allow for interesting, and organic architectural character to develop over time. This chapter also includes design guidelines for parking lots, alleys, landscaping, and utilities. Goals of the Design Guideline= 1. Create a new district that has memorable urban look and feel. 2. Ensure that the buildings in Uptown Jefferson are of high quality design and constructed of high quality materials. 3. Encourage building design in Uptown Jefferson to incorporate diverse architectural styles including contemporary and modern. 4. Encourage design of streets, plazas and other public spaces that are human scaled and supportive of positive pedestrian experiences. 5. Encourage buildings to front onto and have a positive relationship with the Murrieta Creek open space and recreation district. o. Architectural Design Guidelines The architectural design guidelines are divided into three areas: 1. Building Form 2. Building Frontages 3. Examples of Architectural Design These three elements can work together to create building facades that engage and enliven the public streetscape. Each of these elements is described in this chapter. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-1 CHAPTER 51 DESIGN GUIDELINES 1. Building Form Building form is defined as the basic shape or massing of a building, separate from frontage type and architectural style. While there are many different possible building forms, this specific plan focuses on three common forms, which are shown in Exhibit 5-1. Multi-Story Block Upper Floor(s) Setback Forecourt illi,,-,j- . , K , F,. , /- 7 �o �� Vie e ..‘,c, z/Z/ �;�a�� G�� eo`aQcoI f Exhibit 5-1: Building Form For each building form, the street curb and property line are shown in black. The build-to-line is shown in red, indicating the intent for the building facade to be positioned on build-to line as shown. The multi-story block is the most commonly used form, and is square or rectangular in plan. A variation of the multi-story block is to set back the top floor from the street frontage. The third type shown is the forecourt, which is "U" shaped and creates a courtyard facing the street. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-2 CHAPTER 51 DESIGN GUIDELINES 2 Frontage Types The building frontage is defined as the face of the main structure that faces the street. There are eight common frontage types, which are described in the following section. Shopfront Frontage r_ - yaar #4,4 Shopfront frontages may be used for ,\ I. 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 7. • are permitted. Building entrances are at ''- , �Nr , ;,-.;..,•,,; � sidewalk grade. Shopfront elements include ;' �� -.r�s.., display windows, entrances, awnings, canopies, signage, lighting, cornices, and ; / i other architectural elements. A solid base ' or bulkhead must be provided below the c display windows. A cornice or horizontal v r o E band must be provided above the display o. -o windows to differentiate the shopfront from m upper levels of the building and provide a •o� S:p�, 7 87. sign band as depicted in the example . a'-° �<C e photograph below. �J. 0ipx ( Exhibit 5-2: Shopfront Frontage L1V .� i1. � r ___3 i4 017' g � 1 1 1 . ' ill .1. l { � ' , �t �, � ,"� - '1 . 40,- I it •'�' ; : i 10001111011r .r ,• R V - _ 1 if Ort +1 ,...k, . . ..._., . i _ - ill •••4 4-1; - t 1 • ,, z �c.. ., * .� R —tee - DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-3 CHAPTER 51 DESIGN GUIDELINES Arcade Frontage An arcade frontage is a covered private I. r sidewalk with enclosed space above. Arcades are ideal for retail use when combined with „p,,,,,- ,syy/1,,' ground floor storefronts. The colonnade , • structurally supports the portion of the building above the sidewalk. The ground-floor facade is ' ____________________ li aligned with the build-to line that is 10 feet . back from the property line. The facade of the '''/h% n0„ !" 'y, < ,,, .. iii upper story may extend out to the property line, . • but not into the public right-of-way. The facade — of the upper story may extend out to the property line, but not into the public right-of- c c way. _ :a ..., i t H 0 ,� / ��a e�o4� Gvc'o .____r_____ _-,r Exhibit 5-3: Arcade Frontage ,,4111.„ WV": 'c 1 ,40114.1";1°- 00 40,-.\, -e OP 11%.., \--€ 00 (0, �' Oiv- ... _ - .' t i rw M-ww 111 Or1 • p iii ' • .•1 �✓1 �Sf�:CI ,i i . ..... ../�- shop 4 ' 1 I. i 11/1F , at DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-4 CHAPTER 51 DESIGN GUIDELINES f) High-Arcade Frontage A high arcade frontage is an arcade that is j III taller than one story. As with a standard , arcade, it covers a private sidewalk with �; , enclosed space above. Arcades are ideal for ; retail use when combined with ground floor I % / storefronts. The colonnade structurally 1 supports the portion of the building above the / 4/7,,/,/'/', 7,4 sidewalk. The ground-floor facade is aligned ti' with the build-to line that is 10 feet back from I , the property line. The façade of the upper story111.1 may extend out to the property line, but not into '' I 0, v the public right-of-way. 0 I7 i 7 .I ._.-• _^- eN;aei oQe< oc`O i Exhibit 5-4: High Arcade Frontage Allikiiim ,. 1 Y , Aglow - T. I .. ( i 4, ii _Ai ma : . ._, ir... .....,00000_____•••••• .,. . DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-5 CHAPTER 51 DESIGN GUIDELINES d) Gallery Frontage A gallery frontage is created by the addition r ; of a covered colonnade to a standard �, ringlaWilli* shopfront and is ideal for retail use. Gallery frontages typically contain ground-floorlogissiousio storefronts. The building facade is aligned 1 ' with the build-to line, which is 10 feet back I. from the property line. The gallery covers the area between the build-to line and the ' ' I property line, and does not encroach into the ,' _\ public right-of-way. The gallery may be -- covered with an angled roof, a flat roof, or a .. „ v flat roof with a balcony railing as shown in the 'O, , illustration and the example photograph110 v' o below. 0 ,"' t F- a F- a` n Exhibit 5-5: Gallery Frontage l), N ` itilla I/ .4.6 ' Ali. .,' i , p I R 'F i DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-6 CHAPTER 51 DESIGN GUIDELINES c` Two-Story Gallery Frontage - r „ ---- The two-story gallery frontage is a two- j story covered colonnade added to the % I --',,-;/,�; ,; !, facade of a standard shopfront. Two-story ! 1 galleries typically contain ground-floor storefronts and second-floor commercial or Imo; residential. The building facade is aligned ‘;,-_-.•Yrz ;,fif;,,;.Vvc%!%/.. with the build-to line, which is 10 feet back � � '9 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 l/X/ i z covered with a shed roof or a flat roof(with01 ' = c or without a balcony railing). ., 1 F R a. b a` m oe .< •�J`a Q�OQc coo Exhibit 5-6: Two-Story Gallery Frontage MVO EDAM .-. in 0., vo- . - ,- .... .-or. i Ill ' � � _ JIUIUIIIUUIIII! lIIIIinuuIIII. tIIIIIIIIIUII IiIITL tIU' wi. . MUT 5TR i re 1 .. i ,ticurticio . • 4 . I I __ _ . , I:A : ' '-. 1101.14 ' it-- I iiiOr 7 •".-- it ;- APAM DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-7 CHAPTER 51 DESIGN GUIDELINES tj Forecourt Frontage Forecourts are created by setting back a J; portion of a building's facade, typically / the central portion. Forecourts may %t r access ground floor or upper floor , , r tenants, and provide for restaurant i seating, access to paseos, etc. " ✓/ -- Forecourts may also be combined with f other frontage types, and may allow for ( ' ' vehicular access to parking behind the _ • building. „ f . i i c, e, c a U i g i e 7 ' Q`o,c C Jib Exhibit 5-7: Forecourt Frontage liquippr ,,,,,51._____100.„.fri..------- , ,,,,, 7r" til ilit Ili lb, t lti' W Ill II ev. ..- _ 4-! , 00,,E / 1 t ? , , ::' , ' 4 '° r ' 1 1 . 1 ' liti , , • ... ., , , , .. , , , , v, 1 , ,... , , ;• .. im el P mosis Aa'GIANO'S LuTTIF,hail, , © tt� •k ++fit ; J i - ra:J. ,., r t ill i ,let„, • k gis ., . % : it 7,1/ „ ._, i ' . _ . ,. lir. \.. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-8 CHAPTER 51 DESIGN GUIDELINES g) Stoop Frontage —, Stoops are a frontage type for residential building in a higher density urban setting. Urban residential units have raised ground i \; 4;,,u,,,i;;z,, ,<. floors in order to create visual privacy from the ;/ ./ street. Exterior stairs provide access to the \\ i residence. The building facade is typically i positioned on the build-to line, and the stoop r. occupies the area between the facade and the ' Lii property line. The exterior stair may be perpendicular or parallel to the sidewalk. The landing adjacent to the entry door may be r 0 covered or uncovered. , ���� _ _i ;a v a co R:P ,R iOQe `J�b Exhibit 5-8: Stoop Frontage rr. IA joitop . r �, : ;.]4417 '-2-- '11:18..,.:..214,>...;7'.:ji7 ii:;'''A:r,‘.:::4 . "1 .., flohav, _.,.... , . ,, F \ , , .,,„, I -1 N ,,, , ,. „ ,_. 1 \- • 7 ‘ ... ,, , , _,____:. , ,, „ .. , ,,.. . :._,_....„ , . alk .,. i 1 . ii 21 P. 1 4ii`t Syr i.. f.41- I . etti . . DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-9 CHAPTER 51 DESIGN GUIDELINES Porch Frontage - Porches are like stoops, but with 'outdoor ".�t 1 rooms' on one or both sides of the stairs. ,. Porches are a frontage type for residential Z-r\ 7.,,t,4 buildings in lower density settings, sometimes with a larger setback from the property line. / ' Porches are typically raised above the public o .. sidewalk with exterior stairs providing access to the residence. The building facade is k • r' • i� sometimes positioned on the build-to line, i �i i. and the porch occupies the area between the Off' façade and the property line. The exterior . ,, /ice` stairs may be perpendicular or parallel to the ►j+�: 5 :a sidewalk. The porch may be covered or �4!r, - U t' uncovered. ice ' c �`�`a Qox c.). Exhibit 5-9: Porch Frontage t 06 il ii ill ,..... yr+...is i , ,.., _ ... , , ti ,... 11:1 , :I 1 1 II . i . 4 , . . . . , _ . . . ,,,,..;,.... ,.,.., .. . , , . „,,,,,, ,, .. ....,,,,...., . . , ....„. ... , 4: ..... _, . , . .„,„ • ^r•e••�•a • • • • •♦ • ♦ • • ♦ .. .1 ` '' •nw' f . DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-10 CHAPTER 51 DESIGN GUIDELINES °" Mixing Frontage Types Building designs often include a mixture of several different building forms and frontage types. These elements can be combined to create an architectural foundation for lively and interesting street edges. With the addition of architectural stylistic treatments, buildings can make positive and engaging contributions to the public realm. Four-story building form ` with 5th story setback ` „.., I Primary ".„ ,e'zi: • Building Facade Four-story forecourt \ i ton build-to building form ' r' line ..` r 7 Four-story r rectangular block ..:.--f e , . ' . ,. , :04 toiliers, ti r-story arcades' ; frontage type \ 4 • e „, - ' , . gt.. ., .- .., ....„ , i „ill ./ . 1 - \ . ,,, , ,-, ... 4 „ - ,,,.- Two-story gallery I ! . frontge type 7::;\ One-story arcade y w e/c".:i°• within the toreeourt One-story gallery Exhibit 5-10: Mixing Frontage Types DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-11 CHAPTER 51 DESIGN GUIDELINES 3. Examples of Architectural Design Good architecture results in a consistent level of quality in the design of buildings, particularly in the facades visible to the public. The quality of design includes the use of materials to help create a human scaled building façade. The following examples exemplify elements of good design and use of varying materials to achieve the goals of this specific plan. 1. Designs based on historical precedent should provide authentic representations • t► .. of period architectural style and r i i 7 architectural details. t -ii 1 -J 'i; _ 1 4.... I. _ Ill y'-, `« Plitt 2. Building facades should be organized ""' with at least three elements: a base zone . emphasizing the scale and engagement . . J of pedestrians, a middle zone that - -_. provides the primary facade defining the edge of the public realm, and a top -a111 .......1 . 1 element that visually terminates the It '°f rt building. 4II j - �s .71 .0 , �. a a _'fitMIL _In NW 3. The massing of buildings should be �n articulated into smaller components at the "'11-t 1 _- ` ill ground level to help create a more human '*• el- — 11 _-I scaled pedestrian experience. #6, i 1. a Ej .a . :itfill i- i f I 1— . DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-12 CHAPTER 51 DESIGN GUIDELINES 4. Awnings, canopies and ,�,���� 't• overhangs are encouraged to be l '', added to pedestrian entrances to .it create a more pedestrian scaled 40. environment along the street. �,. r'-� ' pipit . , 3... -.; _ . „ ,...... ....._ . . , _ 5. Architectural details should be -- 1�;,..,.. ,,; provided at the human-scale to \ - �..,, ' .... .4 4 \\ _.^' help ground the building and , , engage the pedestrian. �tr ,.4 t �' "�� r , �,� ,►A`, I .. +1111111i it. 6. A mix of building forms should be - - _ used to create a lively street 1 ' , o0 / edge. , II .t,. 0•- ?y..✓*„i : . • PI r '1 I ' go rt a. , pi -- Nur ii., •A'" p ■ , , VP, iir 1 , ft. . . . $11 gi.a_ ,, w � ti � � DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-13 CHAPTER 51 DESIGN GUIDELINES 7. Building corners at street — intersections are encouraged to � '� include cornice features, towers •,,, ,„elements, roof roof shapes and roof , � line variation. iN N,� - �, . , , l -_ n 7 , 14 8. All walls that do not abut another wall on a lot line shall include • _ i architectural elements. i ... _ r _ ,_ _ i , ..q9,- I .::. ,; 9. Combinations of different ." frontage types are encouraged to A 0 '` add interest to the building111) '''� , I it Ili i,. C façade. ;p I -".. , i phi ' ,trill . t gai r . NM DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-14 CHAPTER 51 DESIGN GUIDELINES 10. Roof forms should be used to it ..... distinguish various building forms .0.. and to help break up the massing l • of a building. _ r 10 -.'-. aI ..S a . 11. Variation in colors and materials T. ` -we sr +».— ' ' should be used to create a -� C . a ' Ill la iv ii,in i i visually appealing human scaled I I - I . , building facade.fi , IF 1„ -I 1 r e. 1 " . _ .. . ..... .. _. ...... 4111. . ,,,7 e' 12. Projects should positively engage .1.'�' -, I I (( I ''"-i public space including parks, J`. : 110- 0 sidewalks, Murrieta and Santa . . f • .`: .! , (1 Gertrudis Creeks, opens spaces, "'.., and public plazas. Projects ' , ; ;,.,.or' � should not back into r P . , existing/planned amenities such as parks, open spaces, trails and - r plazas. , _ , / k DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-15 CHAPTER 51 DESIGN GUIDELINES 13. When buildings are stepped back -` =- = =-_�'�` : above the first floor, the spaces is encouraged to create usable r ._. .__ rooftop P il spaces such as terraces, 1 ____ m' patios, restaurant space and other outdoor gathering space or amenity. - �w, " _�__^— Wil 8 \i r J. 1 olio, r.. isiskir .4 - ...-�''�-__"+ter.`` _ 14. Pedestrian amenities including './7 - K . 'F ' ' street furniture, landscaping and ' , s;. ;'\ `` lighting are encouraged to make Ili walking more attractive and - _-{ `•4 - ,,,. convenient. t - .�a. 3 - `M -- - .yet,, /"; '," .7... s- 4/IV , gaiii, t,I, .., . 15. Restaurants are encouraged to r 'Fs'!"�hroi'� flI -have sidewalk cafes to activate ^ „ „T`t i the public realm. 1 •4 ""N. . ''� ittitcH , "' : ,44,....7' 4:-... --,... ,.! :, .,.„.-:. . • - .,-,lit.1! 1,t*At.; , ,:fe,t, ;., ,;I At, x' te, DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-16 CHAPTER 51 DESIGN GUIDELINES 16. Buildings visible at the ends of streets are encouraged to create enclosure, human scale and a . sense of place'. y of It . . ' It DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-17 CHAPTER 51 DESIGN GUIDELINES C. Parking Design Guidelines A well designed, safe and functional parking facility is an essential component of an urban environment. To that end, a well-designed parking facility fulfills the practical need for parking, supporting local businesses and residents, while complementing the surrounding buildings and structures in the area. The following design guidelines are intended to provide clear recommendation for the design and aesthetic quality expected for the construction of parking lots and parking structures within the Uptown Jefferson Specific Plan. Parking Lot Placement i. 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 buildings along the streetscape. Parking lots and parking garages should not be located immediately adjacent to the street without screening or architectural integration. ii. 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. iii. Parking lots should be screened by building facades and are required to be located out of the public's view. Off-street surface parking lots or parking areas are not permitted to be placed in front of a building facade. iv. Parking lots and/or parking structures should be located, as much as possible, to the rear of a project site or property. v. 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. Joint Parking Facilities Fncouraged i. Joint parking between adjacent businesses and/or developments is strongly encouraged. ii. 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. iii. Common driveways that provide vehicular access to parking facilities that serve more than one site or business are strongly encouraged. iv. 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. Parking Facility Design i. All parking lots and parking structures should be architecturally integrated and/or fully screened to enhance the urban, pedestrian-oriented environment. ii. Parking should be internalized to the site, behind buildings and away from the street. iii. 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. iv. Clearly marked pedestrian walkways should be provided in all parking facilities. 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. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-18 CHAPTER 51 DESIGN GUIDELINES v. Parking areas should be separated from buildings by either a walkway or landscaped strip, preferably both. Parking spaces which directly abut the building are not permitted. vi. 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. vii. 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. viii. 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 i. Access to surface parking facilities and parking structures should be provided through rear alleyways. ii. Common driveways that provide access to more than one site are strongly encouraged in order to allow for joint parking opportunities. iii. 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 Director of Public Works. iv. Driveways on adjacent properties shall be placed as far from one another as possible, as determined by the Director of Public Works. v. All parking facilities should provide a minimum 40-foot stacking distance between the edge of the travel lane and the first parking space. vi. Turn radiuses and drive aisle width are to be determined by the Fire Department. 5. Water Quality Management Plan (WQMP) Considerations/Guidelines i. Development projects should create opportunities, through efficient site design, to address WQMP • "la.. • t requirements within all parking facilities by utilizing • -�� ��: - various water quality measures such as: bio-swales, . 1 ^• ,Arr. pervious pavement (including decorative interlocking pavers, porous concrete, and pervious asphalt), cisterns, detention pipes, grass pave systems, decorative rock Birk �. swales, and mini-bio cells, as warranted based upon site conditions and individual project characteristics. ii. Balance the installation of impervious surfaces with pervious surfaces within all parking facilities. The use of pervious asphalt, porous concrete or decorative inter- locking pavers are encouraged to be used in parking facilities whenever possible. iii. Decorative interlocking pavers should be used to highlight pedestrian paths of travel, vehicular entry `° • points, exitpoints and parkingstalls, toprovide aesthetic ;# to; , interest and achieve compliance with water quality ; .t• • management requirements. - . •-• is` ' DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-19 CHAPTER 51 DESIGN GUIDELINES iv. "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 project and/or site characteristics. v. 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. vi. Water quality treatments should be maintained, as recommended by industry standards, in order to ensure optimal functionality, infiltration and treatment. D. Alley Guidelines Alleys are intended to support the street network and act as a FA secondary circulation network that will provide additional vehicular and pedestrian connections throughout the specific plan area. The 1 following alley guidelines should be used in conjunction with the Utility and Infrastructure Guidelines of this Chapter. ` I i. The minimum width of the alleyways shall be twenty (20) feet. ii. The creation of private alleyways should be coordinated with adjoining property owners to maximize the number of pedestrian and vehicular connections. iii. 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. � _ iv. Utility rooms and service doors should take access off of alleyways whenever possible. v. The design and layout of buildings should locate trash - collection and pick up areas adjacent to the alleyway to best accommodate trash trucks. 4 4` nr=4Y vi. When a new development project requires off-street - ' parking, the parking lot should be located off of the ,�`` "r =h•:' alleyway, behind the property line and at the rear the building façade. I 4 vii. Building "notch-outs" and utility rooms should be I. - { _ located off of the alleyways to accommodate utility - equipment for new development projects. Above -- ground utility equipment should not be placed within the alleyways. viii. Additional landscaping may be provided adjacent to the alleyways behind the property line. No landscaping may be placed within the 20 foot alleyway. ix. The alleyways should provide vehicular access for service, loading and unloading, trash pick-up, and provide access to rear parking areas. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-20 CHAPTER 51 DESIGN GUIDELINES x. 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. xi. 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 foot candle requirements xii. 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. E. Utility Guidelines 1. Water Service Design Considerations: i. Underground water plans should be provided to the City to allow • Community Development staff to verify the proper placement of transformer(s) and double detector check (DDCs) prior to final agreement with the utility companies. .,,. ii. Double detector check valves should be placed above ground to . meet Rancho California Water District'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 - t right-of-way, or placed in a manner that is architecturally x, `" -t. integrated into the building design. iii. The placement of DDCs and other water related utilities inOP alleyways, parking lots, or within a building "notch out" (internal to ‘ the project site) is encouraged to better integrate the utility a ' N equipment into the building's architectural design. 11.1 sw OMM iv. DDCs and other water related utilities should not be placed /W . '40 adjacent to the sidewalk along the building facades that face the '�` * - street. This will ensure safe and comfortable pedestrian path of '!s travel along the sidewalks. ..� v. Compact, vertical DDC's should be used whenever feasible. '* 114411114,444,14*CI' ~vi. Landscape construction drawings should show and label all - %AN; . utilities and provide appropriate screening. A three-foot clear zone should be provided around fire double detector checks as required by the Riverside County Fire Department. Utility equipment should be grouped together in order to reduce intrusion. Screening of utilities is not to look like an afterthought. vii. DDCs and other water utility equipment should be placed on private property and not within the right of way. Easements should be obtained for DDCs and other water utility equipment when they are placed on private property. viii. Fire Department connections shall be wall mounted on the street side of the building. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-21 CHAPTER 51 DESIGN GUIDELINES 2. Electrical Service Design Considerations: i. As required by City of Temecula Ordinance No. 04-02, all new electrical lines up to 34 Kv shall be under- grounded. ii. 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. iii. 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. iv. 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. :Natural Gas Service Design Considerations: i. 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. ii. 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. iii. 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. iv. When appropriate, gas meters should be painted to blend into the built environment. v. Consultation with Southern California Gas regarding meter cabinet design guidelines and appropriate screening methods should occur early in the project design process. Landscape Guidelines The placement of urban landscaping is intended to achieve three specific design objectives: 1) to establish a uniform urban streetscape, 2) to soften mixed-use, commercial, civic, and residential development within an urban context and 3) establish an environment that is pleasant and comfortable for pedestrians, residents and visitors. These landscape design objectives will be accomplished by employing a variety of landscape treatments. Specific types of landscape treatments shall be selected as deemed appropriate based upon the type of development that is anticipated in each district. These various landscape treatments may include, but are not limited to, the uniform placement of potted plants and hanging plants, as well as more traditional landscape treatments, such as raised and at-grade landscape planters within areas that are predominately residential. Additionally, consistency and continuity will also be achieved along the streetscape through the placement of an orderly and uniform street tree selection. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-22 CHAPTER 51 DESIGN GUIDELINES General Landscape Guidelines All development projects should follow these general landscape guidelines: i. All landscape treatments shall be placed in accordance with the established Sidewalk Zones, as illustrated in Chapter 3, Exhibit 3-14. ii. The use of native plant varieties that are low maintenance and drought tolerant should be used. iii. The use of decorative containers, or similar urban landscape treatments, should be used to enhance the public realm and maintain pedestrian movement along sidewalks. iv. Landscaping placed along the streets or sidewalks should be used to create focal points and not impede pedestrian movement and comfort. Small raised planters, 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. v. Landscape treatments may be placed within the "Frontage Zone" for projects that include courtyards, stoops, or outdoor patio areas that front the street. vi. Projects that include second, third or fourth floor open air balconies, terraces, eating areas, or gallery walkways that are visible from the street, should use urban landscape treatments, such as potted and/or hanging plants, planter boxes and flower boxes to soften the building facade. vii. Mixed-use residential projects should use potted, hanging plants, climbing vines or other treatments that might soften the project should also be used. viii. When covered parking (carport structures, parking garages, etc.) is provided for a development project, it is encouraged that the top deck of such a structure be designed as a landscape amenity when appropriate or feasible. ix. Urban accent landscaping treatments should be placed to define building entries and highlight the architectural elements of the building. x. It is encouraged that above grade landscape planters be designed to also function as a pedestrian seating area where appropriate. xi. 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. xii. Landscaping shall not obstruct the sightlines of motorists or pedestrians, especially at pedestrian crosswalks. xiii. 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. xiv. 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. xv. Irrigation systems shall be designed in accordance with the City's water efficient landscaping and irrigation requirements. xvi. Three (3)foot wide landscape planters shall be maintained along the perimeter of at-grade parking areas. When a parking lot is fully architecturally integrated into a building, within a parking structure, or underground, the three foot wide perimeter landscaping shall not be required. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-23 CHAPTER 51 DESIGN GUIDELINES xvii. 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 (3)feet in width and the same length as the adjacent parking stall. xviii. All development projects shall comply with the approved plant list in Appendix F of this specific plan. G. Public Art Design Guidelines The Art in Public Places Ordinance 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 are subject to the review and approval of the Temecula Community Services Commission and must comply with the following guidelines, as well as the requirements outlined in the Public Art Ordinance. 1. Location of Public Art Public art 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 mixed-use 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 Uptown Jefferson 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 Uptown Jefferson Specific Plan area: Artwork shall be appropriate to the community context and sited to carefully respond to the local area. i. Artwork should also be located to support the amenities of the public environment, help orient people, and create opportunities for social exchange. ii. 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 shall be accessible to the public. iii. Public art is encouraged to be placed to create a"focal point"for community spaces and is encouraged in all gathering areas, civic plazas and public buildings. iv. Locations such as pocket parks, trails, or other specifically designed settings to accommodate particular art pieces are also ideal public art locations. v. Public art locations may also include areas such as, but not limited to, building walls, retaining walls, gates, bridges, doors, and street furniture. H. Outdoor Dining (Sidewalk Café) Guidelines Outdoor dining is defined as any group of tables and chairs and related decorative and accessory items situated between the build-to line and the 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 areas are anticipated to include a variety of patio-style furniture such as tables, chairs, umbrellas trash receptacles, fencing, and landscape treatments. The placement and integration of these items in the public realm create pedestrian interest and promote activity. The following guidelines provide clear design recommendations for outdoor dining areas DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-24 CHAPTER 51 DESIGN GUIDELINES and include recommendations related to furniture, umbrellas, outdoor dining area fencing/gates, and landscape treatments. 1. Furniture Guidelines i. The placement of furniture to accommodate outdoor dining shall comply with the "Sidewalk Zones," as described in Chapter 3, Exhibit 3-14 and shall be placed between the build-to line and the property line. ii. Outdoor dining should be placed directly in front of the place of business, restaurant or eating establishment, and directly adjacent to the building wall. iii. The placement of outdoor furniture shall not interfere with crosswalks or curb ramps, vehicular driveways, pedestrian crossings or access into buildings, and should be placed in a manner that maintains adequate and comfortable pedestrian movement. iv. Furniture placed within outdoor dining areas should be decorative in nature and architecturally compatible with the surrounding buildings and structures. v. All outdoor furniture (tables, chairs, serving stands and bars) should be of high-quality, and durable design and material that are suitable for outdoor use. vi. 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 Community Development. vii. 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 i. Umbrellas shall be made of high quality canvas material (not plastic, vinyl or aluminum). ii. Umbrella colors should be coordinated with the paint and architecture of adjacent buildings. Multi-colored designs are discouraged and should be avoided. iii. The name of the establishment may be printed on the umbrella valance and does not count as total signage. Other advertisements are not permitted on umbrellas. iv. 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. v. Umbrellas should not encroach into the pedestrian zone. vi. Aluminum easy-ups are prohibited except where used in conjunction with an approved Temporary Use Permit. 3. Fencing Guidelines i. Fencing should be constructed to delineate outdoor dining areas. 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 area, secure barrier fencing surrounding the entire outdoor eating area is necessary to meet Temecula Police Department and Alcoholic Beverage Control requirements. ii. The fencing that is installed for outdoor dining should be architecturally compatible with the adjacent buildings and structures. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-25 CHAPTER 51 DESIGN GUIDELINES iii. 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 Community Development on a case-by case basis, dependent upon the architectural compatibility, overall design and appearance of the fencing materials. iv. 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 current Building and Fire code requirements. v. The construction of decorative accent brick or stone pilasters between stretches of fencing is recommended to add interest and variety to the outdoor dining 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. vi. The minimum fence height is 36" when alcoholic beverages will be served within the outdoor dining area. It is encouraged that all fencing be between the heights of 36 and 42 inches. vii. Fencing and gates should be able to withstand outdoor use and be continually maintained in good condition, repair and quality at all times. Streetscape Guidelines The purpose of this section is to provide placement guidelines for street furnishings and other streetscape elements that are anticipated to be placed along the streets in Uptown Jefferson Specific Plan. The streetscape guidelines include an overview of the sidewalk, 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. These guidelines are intended to create and maintain a uniform environment between the buildings and the streets to enhance the pedestrian experience. The following guidelines are intended to provide direction in achieving well defined spaces along the street and a lively public realm. Sidewalk Concept The sidewalks in Uptown Jefferson are intended to establish the pedestrian as the priority from curb to storefront. In order to achieve this, "Sidewalk Zones" have been established and are discussed in greater detail in Chapter 3, Exhibit 3-14. 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. Street Trees The uniform and linear placement of street trees is required in order to maintain pedestrian friendly streets and a downtown urban environment. Street trees shall be planted as illustrated in the "Sidewalk Zone" (Exhibit 3-14). ereet 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 and add to the urban design theme. The purpose of this section is to provide guidance on the materials and appearance for street furnishings and fixtures placed along the street. Rpnr7h,,c i. Benches shall be placed in the "frontage zone" along the building façade as to not impede pedestrian movement or the "pedestrian zone". DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-26 CHAPTER 51 DESIGN GUIDELINES 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. 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" condition. b) Street Lighting i. New street lights shall be placed as determined by the Director of Public Works. ii. Lighting shall comply with the Mount Palomar Lighting Ordinance 655. 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. 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. iii. Trash receptacles should be complementary to the surrounding buildings and structures. d) Newspaper Racks i. Newspaper racks shall be located adjacent to the building facade within the "Frontage Zone" as to not impede pedestrian movement within the pedestrian zone; however, they shall not block emergency access, crosswalk entrances, handicapped access facilities, or store entrances. ii. The number of newspaper dispensers and racks shall not exceed four. e) Mailboxes i. Mailboxes shall not be permitted to be placed along the sidewalks. ii. Mailboxes may 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. iii. Mailboxes should be designed to be architecturally compatible with the surrounding buildings, structures and adjacent development. f) Bus Shelters iv. The placement and design of bus shelters should be coordinated with the Riverside Transit Agency. v. No signage or advertising shall be permitted to be placed on bus shelters. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-27 CHAPTER 51 DESIGN GUIDELINES Public Space Design Guidelines The vision for Uptown Jefferson's future is an urban mixed-use districts including residential, employment, commercial and recreational uses. This kind of mixed-use district creates varied and diverse demands on open spaces. Corporations increasingly value outdoor spaces for employee lunch-hour use, and access to walking and bicycle paths that contribute to employee health and fitness. Residential neighborhoods appreciate well designed parks, trails and bike paths. The three aspects of the City's vision most relevant to public spaces are: i. Community Health and Quality of Life: Public spaces are the unifying element in the community and critical to ensuring a healthful environment and a high quality of life. They provide relief from the stresses of urban density, protect the natural ecosystems, enhance air and water quality, preserve habitat that supports a rich diversity of plants and animals, and protect and restore waterways essential to the environmental health of the area. ii. Connecting Community: Uptown Jefferson's public spaces will connect people to people and provide a "common ground" where people of diverse backgrounds and interests can reinforce a shared identity. Public spaces may also connect residents and visitors with natural resources and habitats. Trails and bike paths have the added benefits of linking Uptown Jefferson with neighboring areas in Temecula. iii. Accessibility and Inclusion for Everyone: Physical access to public spaces is, of course, basic. The ability of all persons to enjoy public spaces should be a focal point of design, going beyond the standards of the Americans with Disabilities Act. No less important is access for Temecula residents of all incomes living throughout the city. Residential populations use public spaces as a necessary extension of their living space. Public spaces sustain a community and strengthen its identity by providing the common ground where diverse people can interact and come together for the face to face social networking that is important to healthy community and civic life. Attractive, well-conceived public spaces and the programs and activities that they support are key catalysts for community education, energy and growth. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-28 CHAPTER 51 DESIGN GUIDELINES The types of open/public spaces envisioned in Uptown Jefferson include: Urban Plazas Urban plazas should be located in denser employment and commercial/retail zones, urban plazas provide a visual and social amenity for residents and employees. Urban plazas should be designed as quiet shady refuges, or as dominant civic settings. r <s 1 ' 911.10111111 11: 4,4 s_ 1 ARRAEr,,,,, , u : . ,,,,,,,, , . , , ,,.t.,,,,,, , i .4.....•. „.. , .„ . .. ,, e, , , . ,, ,,.. . . .),...t. . . • ., r. .. . , . i . .. i Ji.,..„, ......... ,,, Ai -• , • .v.ovairit 10...... ,,, ,,,- 2 Neighborhood Parks Neighborhood parks are typically located in residential areas and including both passive and active uses. Neighborhood parks should be designed to allow the public free access to the park. Neighborhood parks should include amenities such as benches, bicycle racks and trash receptacles. lot, rr �;r AT. r J 11/ AP' • Mtn - �'! I -,.♦ !- ,5. .. ,h i - tee', (i- } •! � 1.,, , ‘;-- ....jiiik I iii .iiiiawai„. :zit ffl DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-29 CHAPTER 51 DESIGN GUIDELINES 3 Playgrounds for Children Playgrounds should incorporate a variety of active features to allow for imaginative free play, and should include such amenities as benches, shade structures, drinking fountains, trash receptacles and bicycle racks. :->, ` J •. i I; 1,,,..I.,; .,,.,. , , ; _ii — ,,,,iit,„. # - -,„,.. ,...,..,..1,,.. , ,, g, ii,„ . , . _ .. . r„.. .. ....,,,,,„., "„.........„,:,„ , .„ . , i ,,: . ,,„„„„ _ .. . . • . tr ..,.. ..c I *Ai \ ti -P, . aill Mini-Parks and Pocket Parks Mini-parks may be found in both residential and commercial neighborhoods and are typically passive areas that allow for refuge to the busy surrounding area. Mini-parks should be designed with plenty of shade, seating, focal points of interest and landscaping to create quiet and serene spaces. �f A • - f�� i.,.,:•.. ., _... ..... ...... .; .. ...... it . tF. r 1 1041, r A •. 1� 1[' -T1Zi:: ' DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-30 CHAPTER 51 DESIGN GUIDELINES Walking and Bicycle Trails, Including the Murrieta Creek Trail System Walking and bicycle trails provide for safe and typically unobstructed passage separate from vehicular travel. The surface may be of decomposed granite, asphalt or other ADA approved surface. _-• . 4 ii ~ 41 --1 f �'t" ,ram..,3 ) +i`' . ~��.7; ' ' 1;, iii,,,i ill ,t-4,41 -.. . Multi-Use Spaces for Farmer's Markets and Other Special Events Public spaces may be designed as multi-use spaces to accommodate for special events such as farmer's markets and public gatherings. Such spaces may include a combination of landscape and hardscape materials to allow for larger number of people during specific time periods. , . ,• ri• i VP' 1 i 6 r . it -f . :..!. 1 ‘ , .1t1 «,;•4-tv -.. ...,-'1 .1.-- . •r. 1 M e DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 5-31 CHAPTER 61 MOBILITY AND INFRASTRUCTURE Chapter 6 Mobility and Infrastructure A. Introduction The mobility vision for Uptown Jefferson is to create an enhanced interconnected network of streets, bicycle facilities, sidewalks, multi-use trails and transit opportunities, connecting residents and visitors to neighborhoods and businesses. As previously discussed, a number of future actions were identified during the community visioning process. More specifically, the community identified the need for establishing a multi-modal transportation network within the specific plan area. To reflect this need, the circulation network envisioned for the area addresses all modes of transportation, including vehicles, bicycles, pedestrians and transit. This chapter outlines the existing mobility network and envisioned future multi-modal network improvements within the specific plan area to facilitate walkability, mobility, connectivity, and enhance the urban character of the area. The ability of residents and visitors to effectively access and travel within the Uptown Jefferson Specific Plan area is critical to the area's continued success and future urban growth. However, the current roadway system within the specific plan area has been designed primarily to focus on the movement of vehicles, as opposed to pedestrians, cyclists and transit users. The area's existing auto-dominated design reflects the area's historic legacy: In the recent past, the Uptown Jefferson Specific Plan area was bisected by Old Highway 395, which was the primary vehicular thoroughfare through the area prior to the construction of Interstate 15. Old Highway 395 once provided a roadway connection from the surrounding rural areas to Temecula's first commercial core, which was located along what is now known as Jefferson Avenue. In order to achieve the mobility and transportation goals identified by the community during the visioning process, mobility concepts have been developed within each district to improve connectivity, walkability, multi-modal transportation and overall mobility within the specific plan area. The mobility concepts focus on pedestrian connections along the streets and alleys and along the Murrieta Creek Trail. The goal is to link trails, sidewalks, and streets with transit stops, designated bike routes and points of interest in the area resulting in a more walkable, interconnected multi-modal transportation network. All projects in the Uptown Jefferson Specific Plan area should be designed to provide pedestrian connections to the larger multi-modal network to the greatest extent possible. To better articulate the goals of the specific plan, the following objectives summarize how the Street, Block and Alley Design Guidelines will achieve improved multi-modal mobility, increased circulation and better connectivity within the specific plan area. i. Expand upon the existing street network to promote a walkable, pedestrian friendly urban environment by adding new streets, blocks and alleys to the current circulation network. ii. Retrofit existing streets to accommodate safe, innovative and comfortable pedestrian and bicycle facilities. iii. Implement new east/west linkages within the specific plan area, across Interstate-15, and across Murrieta Creek. iv. Expand pedestrian access and connectivity to the future creek trail and planned park/recreation amenity planned on the north end of the project area. v. Implement additional north/south linkages for vehicles, pedestrian, cyclists and transit, to connect the Uptown Jefferson Specific Plan area to Old Town Temecula to the south, and City of Murrieta to the north. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-1 CHAPTER 61 MOBILITY AND INFRASTRUCTURE vi. Implement smaller block standards that result in the development of more logical block shapes, grid patterns, and smaller block sizes, increasing walkability. vii. Create new street frontage and visibility for isolated, landlocked parcels through the implementation of smaller block sizes and the addition of new streets, blocks and alleys to the existing circulation network. ,.. ' ' 11a ' r 7 I P1 IA ry I•I J� topo r ►� ���PPs` . Exhibit 6-1: Existing Street Network p ��•41,P,,'� �~,*4 ... ,„„ , -.••• 4,,-. -iv '. 4.V-. „.*.ilk •et �/ `*** s4 0,' . q,7„/ lik;vitypipi in ,, 54;1, ' . o 0 / N $Vfr .4. .4" •IIP cr`traw c,..., , ..), l �r 4,,,,, "..4.- AI, I N •....„, it A,„.4 MP' t1' .iivIle G .#* 15 ve, • 4_, , 40 „- ' rg .. ,_, , \ ' �.,♦ .," /J nY/ D.„ 1 a ,,, e 4 rt#14*A .."440. 1 3,c 7,!--). F''-i\''''''''' / */*‘* .411*„.„,..1 l'n '. / ' , W 40 VR . INV � . le ' / � 1 ' E '0 '.. 7.4:4 * 4 ' `'..' 009.1 \\1,14 ,c,,,,,,, jai • , ,,,,,,,`' ' ff. P+ A (0, _lc 111 q : ''. - .„, „,. ** . • VIOrl , -4,* , ., \_71111 V A* \ 1 eii-.,t'''''' * 4 0 iik i e\,f., 111.11,011\\ all It ,,,,,,,,..,....,74.,,, ,:*\ • 4. . - ..,,,,, P,, / 6 , ./ A \*111' I - 1 Uptown Jefferson SP B T 01 1�1111 Temecula . \. \ / OParcel �. �P- Hgkway o zso sco oc.v '\ �� Existing Roadway s�H; ������iii At xr,aK:K l5�: r9.'`rup pq.cuPxnvg.LptwnMrerwn'a_ \` ',` \ l `i i DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-2 CHAPTER 61 MOBILITY AND INFRASTRUCTURE B. Street Network Existing Street Network The existing street network within the Uptown Jefferson Specific Plan area is currently served by a network of regional and local roadways. Regional access to the project area is provided by Interstate 15 (1-15) and local access into the specific plan area is currently provided by Winchester Road, Jefferson Avenue, Overland Drive, and Rancho California Road. Winchester Road, Overland Drive, and Rancho California Road are east/west arterials that connect the Uptown Jefferson Specific Plan area to the retail commercial and residential areas east of 1-15, and to the business park and industrial areas west of Murrieta Creek. Jefferson Avenue is the only north/south arterial roadway that provides vehicular access through the specific plan area. The remaining roadways within the boundaries of the specific plan are undivided collector roads providing internal circulation within the area. The existing roadway network is shown in Exhibit 6-1. The existing circulation network includes the following north/south bound streets: • Jefferson Avenue • Del Rio Road • Commerce Center Drive • Enterprise Circle West • Madison Avenue The existing circulation network includes the following east/west bound streets: • Rancho California Road • Calle Cortez • Las Haciendas • Via Montezuma Road • Overland Drive • Rider Way • Sanborn Avenue • Buecking Drive • McCabe Court Additionally, Enterprise Circle North and Enterprise Circle South, located in the northern portion of the specific plan area, provide a continuous loop access that provides vehicular connections to Winchester Road and Enterprise Circle West. Via Montezuma Road currently provides a temporary at-grade, low-flow water crossing across Murrieta Creek connecting to Diaz Road and linking Uptown Jefferson's residential neighborhoods and urban core to the employment hub to the west. Future Street Network There are planned roadway infrastructure improvements that are currently under construction or will be constructed in the future in the Uptown Jefferson Specific Plan area. These roadway improvements will help relieve congestion and increase connectivity, access and mobility. French Valley Interchange DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-3 CHAPTER 61 MOBILITY AND INFRASTRUCTURE - _ The French Valley Interchange project is — •.4' - located in the northeastern corner of the specific plan area near Cherry Street and the City of Murrieta boundary. The French +� Valley Interchange project includes two phases. r','. Phase I (completed) included widening the _ southbound 1-15 from Warm Springs Creek ,t,._ _ -a - -- to the Winchester Road off-ramp, widening * _ the Winchester Road off-ramp, construction of the new southbound off-ramp at French Valley Parkway/Cherry Street, and -- • construction of the westbound portion of the �,.. Y, French Valley Parkway/Cherry Street from � : the new off-ramp to Jefferson Avenue. r •r Phase II is intended to provide ultimate traffic congestion relief by constructing the balance of French Valley Parkway/Cherry Street from Jefferson Avenue with a raised bridge connection across Interstate-15 to Ynez Road, the full interchange connection to 1-15, and the collector/distributor system along 1-15. Cherry Street Extension The Cherry Street Extension project is located west of the French Valley Interchange in the northeast corner of the specific plan area adjacent to the City of Murrieta boundary. This project will extend Cherry Street across Murrieta Creek connecting with Diaz Road. Overland Drive Bridge Extension The Overland Bridge Extension project is located in the heart of the specific plan area and includes the extension of Overland Drive from Commerce Center Drive to Diaz Road with a bridge over Murrieta Creek. This project will connect the Uptown Center District and Uptown Arts District to the employment area to the west. It will also provide an important future connection from the specific plan area to the Western Bypass which will connect southwest of Diaz Road. General Plan Roadway Improvements The General Plan identifies roadway improvements as part of the Circulation Element. These roadway improvements will improve the flow of traffic to areas located east and west of the specific plan. Currently planned roadway improvements include the construction of the French Valley Interchange located at the northern boundary of the specific plan, the extension of Overland Drive across Murrieta Creek, which will connect Overland Drive to Diaz Road, and the extension of Cherry Street across Murrieta Creek to Diaz Road. The Rancho Way overcrossing from Diaz Road to Ynez Road is a "connection" per the General Plan and is not a "planned" improvement. It should also be noted that the Rancho Way Overcrossing, if constructed in the future, would potentially divide the community envisioned for the Creekside Village district. The impacts of this future overcrossing should be carefully evaluated prior to moving forward with the construction of this project in the future. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-4 CHAPTER 61 MOBILITY AND INFRASTRUCTURE e) Hypothetical Street Network The hypothetical street network is an internal grid street system within the specific plan boundaries. This hypothetical street network is anticipated to establish additional connections to the existing roadway network. If the build-out of the plan results in the construction of the hypothetical street network, the existing expansive block pattern will evolve into smaller, more walkable blocks which are more appropriate for the pedestrian scaled development and urban environment envisioned by the community for this area. The hypothetical street network is shown in Exhibit 6-2. Exhibit 6-2: Hypothetical Street Network ". . > . Q-oaa stv- t e i4r tea Oye . tiP 4 Ilk 0'' • .. m 7 . , s d ... i Noi 1 I I I I t 4 r.`o 4 141 tn`aRo ad DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-5 CHAPTER 61 MOBILITY AND INFRASTRUCTURE 1 C. Bicycle and Pedestrian Facilities 1. Existing Bikeways and Trails Bicycle and trail facilities are classified in accordance with their characteristics, as Class I, Class II, or Class Ill facilities. Class I facilities are off-road, dedicated paths commonly referred to as trails. Class II facilities are typically painted bicycle lanes that share the right-of-way with automobiles. Class Ill facilities are designated , >` Exhibit 6-3: ProposedBicycle, Trail and 00 = 'j�q; •� Hy:ec r • *" Pedestrian Facilities ) • .,„...+�/ '�7 tti'514"A O.•" 74 + ‘, / -----) #c,# rk�," 4�1 4 11V ' Sa . . ``a,N�cE`� �E�LLIOygO I P e'r " \k„..>4 ...., , % .../ \ ,I1/• /A .••%#'' .; 4\ ....._ 4. ar 4., ♦� \ V,V 2/ \ ia° a ♦ * I � J� 7, ♦♦� \�.4 oJuus,� 3 at h •<vit4 -/ \ • It • •*7/4 .•\ t#' • .4/ • I ar , a, . .*, •,,..\,„ Az,,..,..-1. ..... - 0.0,-- -0 4 ,,co 1"1:#4 ‘ ,.„ N w i io,4. • . q , -----dc."*, • , '44 i e*". .<0, 3,' A\ \10 „ ‘40 0 8 .'r.,,; \ N, * s+4* ' • - 4 WW1:I • i ,.,. 0. N. . , ,y4., Oip \ _. ..,‘ _ Ipir., VII, 4 yr* ,,,/ F°'' Q.941 ` ,' oir 4 * #1' 400 \\ all: Uptown Jefferson SP �* \ `.. ParcelTOhbh "ass r 21°4 f� ...` `' ,Ift —Itignway v»"Trail ,.•.. w,a..6.w.r� r_to,,, "�f . 1' / Future Via Monetzuna Pedestrian Bodge Connectioniii# , , Mumeta Creek Trail Improvment ♦# /°,, �—Potenbat New Future LinksIlk 01 7,‘f —On Street Bike Lane \�h�`Future 2 Way Bike Lace.Curb Adjacent Bike lane s�°-1° `c.Pt ,•,E� DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-6 CHAPTER 61 MOBILITY AND INFRASTRUCTURE bicycle routes, where bicycles and vehicles share the roadway. Class III facilities have minimal signage and limited markings or striping on the roadway surface. Currently, a Class I facility exists on the western most boundary of the specific plan, and is located on the west side of Murrieta Creek, spanning from Rancho California Road to Winchester Road., and in March 2015, the City installed Class II bike lanes on Jefferson Avenue. The proposed bicycle and pedestrian facilities are shown in Exhibit 6-3. Winchester/Jefferson Intersection Bikeway/Pedestrian Connections Several future conceptual bikeways/pedestrian connections are envisioned within the specific plan area to improve mobility around the Winchester/Jefferson intersection. As redevelopment occurs in this area, these conceptual bikeway/pedestrian connections should be considered and implemented to the greatest extent possible. These connections are intended to provide an alternative route for both pedestrians and bicycle traffic in order to improve pedestrian/bicycle mobility around the intersection of Winchester Road and Jefferson Avenue. i. The first conceptual connection is generally located, and extends from, the easternmost point of Enterprise Circle South to Jefferson Avenue. ii. The second conceptual connection is generally located, and extends from, the Enterprise Circle North loop to Jefferson Avenue. iii. The third conceptual bikeway/pedestrian connection extends north from Enterprise Circle North to the future Murrieta Creek Recreation and Open Space District and creek trail system. Additionally the Santa Gertrudis Creek Interconnect will be located immediately north of the Uptown Center District. This improvement will connect the existing Santa Gertrudis Creek Pedestrian/Bicycle Trail on the east side of Interstate 15, to the planned/future Murrieta Creek Trail located on the west side of Interstate 15. Murrieta Creek Restoration Project- Class I Trail As part of the Murrieta Creek Restoration Project, a Class I trail will be extended north of Winchester Road to the City of Temecula boundary to the north, a Class I facility on the east side of Murrieta Creek from Rancho California Road to the City of Temecula's northern boundary and then extended east to connect to the existing Class I trail that runs parallel to Winchester Road, adjacent to Santa Gertrudis Creek. This connection is known as the Santa Gertrudis Creek Trail Interconnect, and is currently a future Capital Improvement Program project. Via Montezuma Pedestrian/Bicycle Bridge A future pedestrian bridge that will connect from Via Montezuma Road on the east side of Murrieta Creek, to Diaz Road, on the west side of the creek. This bridge connection is anticipated to accommodate both pedestrian and bicycle traffic and is intended to replace the vehicular low-flow connection that currently exists in this location. This bridge will provide an important connection from the adjacent Creekside Village residential area to the existing industrial and jobs hub located to the west across Murrieta Creek. It will also allow for pedestrians using the trail systems to easily cross Murrieta Creek allowing for more connectivity and access to the surrounding commercial area to the east, Old Town to the south, the City of Murrieta to the north. Santa Gertrudis Creek Trail Interconnect The extension of the existing Santa Gertrudis Creek Regional Trail would provide for a continuously paved asphalt path from Joseph Road in Nicolas Valley to Rancho California Road just north of Old Town Temecula, connecting areas east and west of Interstate 15. It would connect the Santa Gertrudis Creek Regional Trail to the Murrieta Creek Regional Trail system, connecting areas east and west of Interstate 15. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-7 CHAPTER 61 MOBILITY AND INFRASTRUCTURE 2. Existing Sidewalks Currently many of the sidewalks within the specific plan boundaries are incomplete and discontinuous. They range from being provided on both sides of the street, to only one side of the street or not available at all. Pedestrian connectivity is currently limited throughout the specific plan area, especially adjacent to undeveloped parcels. *` Exhibit 6-4: Existing and Future Sidewalk `j. ; *44 ' Facilities ) •�'4r4�••1�/ 407 y► 41 •'♦ ��1 °��� ��4•�•�� 1441s 0 . .„4,,,,A,.. /.4„..,:i , 4 ‘,„/-_ 4._ 4 N4N. #,* r • !" d) N•-irt& 0 .41,,„„Att , 0, 0 _.4. e- \O 4 / ...4.4,46/,/ \7#1**-AA\\ w c 9" 1 N:i r 4 0: ,.....,0 j.„,c,..t.. , ' .40.4s 4,0 v. tab \s // i A, \iihs / ti L. „, •, ....., i W Iwo . 4 N , , , is, / . ., ,, 0 / �4, s j / Imo (• 7-/A. , .41 IL Jo - I / ♦4, ��� 4 li°LEM likik Upown Jefferson SP Improved(cub.gutter&sidewalk) P' , *114* • .4\ #. \ f4:‘ \AIllw .. -'-' *** •111\:* * w31°1 II / , ,„,„4.,.., ,. Al,... . _ . ,7.. ,I. tout .00.,, 4_;% , *-_ _4f.,-*Iii,..\ , .. V 4 i 1 ONSt. ‘' \ ,, Sd do \ 7R,V:. to tNA \ \I• %-4, ;# ''' 4,•\ #O W , ikw 1 i w ik iii 1 • g % \ t'4, •,* ':i ',A1116 oc. );.,_ % O\ i 4iiik\ \ AL; 4161. v/0 .r._ V•IP -h' /100, 64,Tr ii1( g.(4Y rtt \ "., A #0, 4Aw l'M % "A \*1\ 1 4 ,A1 . . .,_ 1., ,_, vt, , . . _ BTemecula No Sidewalk(curb,gutter-no sidewalk paving) 1 i 0 4 Parcel Unimproved(drt) ♦ \ 0...4 -Highway _Jefferson Avenue Study Area Crosswalks • .+ C 2S: SO: I COO VI/ r gsxrtap agvss.pam:gnq prownra oP�a __ __ _ (I" 4 pp_{ \) ' -4 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-8 CHAPTER 61 MOBILITY AND INFRASTRUCTURE 3 Future Sidewalks Sidewalks are planned for all roadways within the specific plan area. As part of the specific plan's Urban Development Standards, sidewalks will be required to be constructed as a condition of approval for all future development projects. The City may also choose to include certain existing discontinuous sections of sidewalks in the Capital Improvement Program, as a future public infrastructure project. The existing and future sidewalks are shown in Exhibit 6-4. > Exhibit 6-5: Existing Transit Routes and s MAgi 4 Bus Stops �.•` tonoso* .., .., * ."(-4-\, >/ 4 \ 4+ ',et e\.cy / it •••.4 5( t.' Si '>\ c,5'N w. S\ ie-,i.(,'' 40/,0a too\;,. dec ,+`•* #,, .. A* °31 d) s 4#4 / .0 .4 ' -,- .-(_9'.*. 47 \ #4,, lai' j0,_ lig4 _x., ts �4 0��•\ Imo' �'r1 // • 4 _,s_ A 1, i. i, . ••tv -\ 10 **. \. 1 • : A.O ♦ 44 .7p \ fret, . i_ 4* ' 1110 V g I ac. 'O.6 ° y 111 4 . 0.6,4M i* . '',/ .* ,17-\ \ i lik 111114ZW 404#14\41r, 4 '4 ocon -_,,v/- -.'''•,!,,„,P ,,,W. wi fp.s#4‘,4, 404 A , 1 I \ -----„.., e\c, .0„_ 11111 lik "Pi illi,.....--( =,.... 41*. **41rN * 4 s 4%.**0' \ it. 4 \ 0.4' i.,.. .- tt.q.3 rS'lilk W 4. '''%** ee ,. .(Z)tS3• •1'4\,‘ \ NO co,0. ) IWO ‘..... v 4, .,- ..,,, . ..,. iit 1 \. S* * \ ,' '3 iik 1 *IF �° • .� Z _ei_oe \ .iiiwi A (B Uptown Jefferson SP VO s► .. At) I. 1 Temecula 4.ss°0-u ok4 ' ` 100 ih, Parcel l —Highway \10 r. I �+�/ • , i.�Bus Stops , Ili e `s Rcf Bench *44 , �Rotary Bend , • Shade Structure \. ON Sign Only / ,P° #o•° — 0 zsa sa I.00ef �\ \ ,ul.—�� 'pu`\�� • \ RTA Bus Routes itdaJ 2011) C + , ��„ps:,':n+w ageca pam,y,i°yfl FFO a ov me =rt''w\ \ DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-9 CHAPTER 61 MOBILITY AND INFRASTRUCTURE D Transit Facilities Existing Transit Network The specific plan area is served by the Riverside Transit Agency(RTA), which operates nine bus routes within, and in proximity to, the specific plan area. These bus routes include Routes 23, 24, 55 (also known as the Temecula Trolley), 61, 79, 202, 206, 208, and 217. Routes 23, 24, 55, 61, and 79 are local routes, serving the City of Temecula and surrounding communities. Routes 202, 206, 208, and 217 are commuter routes, which provide service to areas north, south and east of the Temecula Valley. The existing transit service routes and bus stops are shown in Exhibit 6-5. Future Transit Network The Riverside Transit Agency (RTA) and the Cities of Temecula and Murrieta are currently involved in a joint effort to locate a multi-modal transit center within or adjacent to the specific plan area. RTA anticipates planned regional and local transit service on Jefferson Avenue and Ynez Road, with high frequency transit service throughout the day, and connections to Bus Rapid Transit (BRT) and commuter express service at the planned transit center. RTA is also currently completing its 2014 Comprehensive Operational Analysis (COA), which may modify the existing routes from their current configuration. This COA may also recommend changes to the bus lines either in the short-term or long-term horizon. The City has also provided information to RTA about the future anticipated build-out of the Uptown Jefferson Specific Plan area. It is anticipated that RTA will consider the future specific plan vision, future land use mix, and specific plan goals related to pedestrian activity and transit, during the preparation of the COA. I DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-10 CHAPTER 61 MOBILITY AND INFRASTRUCTURE E. Infrastructure This section contains information as required by Government Code Sections 65450 through 65457 regarding the infrastructure and utilities systems necessary to support the anticipated build-out of the specific plan area. This information is intended to supplement the other standards and requirements identified in the Uptown Jefferson Specific Plan. This section specifically discusses the existing and future mobility network and anticipated utility service needs for water, sewer and wastewater, drainage, electricity, natural gas, telephone and communication systems, solid waste disposal. It also discusses public park and recreation facility needs in the Uptown Jefferson Specific Plan area. During the public visioning process, meeting participants recognized that building and maintaining a comprehensive utility infrastructure including the roadway, alleyway and sidewalk network, water, sewer and drainage systems, solid waste disposal services, electrical service and distribution network, natural gas service and distribution network, communication network, and various parks and recreational facilities, with adequate capacity to support the future development and redevelopment of the Uptown Jefferson Specific Plan area. This section provides background information about each of the utility providers, identifies the existing capacity for all utility infrastructure systems, and identifies the adequacy of infrastructure capacity at project build-out. Water System Rancho California Water District (RCWD) supplies water for urban and agricultural uses in the City of Temecula, including the Uptown Jefferson Specific Plan area. 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). Currently, RCWD obtains water from the following primary water sources: 1) local ground water from the Temecula-Murrieta Groundwater Basin; 2) imported State Water Project and Colorado River water from the Metropolitan Water District of Southern California (Metropolitan) through Eastern Municipal Water District (EMWD); and 3) recycled water from both RCWD and EMWD facilities. RCWD has approximately 940 miles of water mains, 52 groundwater production wells and 43,300 service connections with service provided to approximately 134,000 people. The district's total water demand is approximately 66,000 acre feet (2012). RCWD receives its imported water (treated and untreated) directly through six Metropolitan water turnouts, three in EMWD's service area, and three in Western Municipal Water District's (WMWD's) service area. RCWD's natural sources of water include precipitation, surface flows and regional groundwater (aquifers). RCWD pumps groundwater from 52 district wells and recycles water at its Santa Rosa Water Reclamation Facility (SRWRF), which is located immediately to the west of the specific plan area across Murrieta Creek and Diaz Road. Additional recycled water is available from EMWD's Temecula Valley Regional Water Reclamation Facility (TVRWRF). Additionally, RCWD owns and operates 37 storage reservoirs and one surface reservoir, Vail Lake. The storage capacity of Vail Lake is 49,370 acre feet and it is used to help recharge groundwater, through the use of infiltration basins downstream from the Vail Lake release facilities. RCWD estimates that their groundwater basins hold over two million acre feet of water. Historically, groundwater has supplied between 25-40 percent of RCWD's total water supply and imported water has supplied between 60 and 70 percent. Recycled water has provided less than 5 percent; however, current and planned improvements are anticipated to increase the use of recycled water in the future. 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 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-11 CHAPTER 61 MOBILITY AND INFRASTRUCTURE water service to meet the needs of its various customers during normal, dry, and multiple dry years. In accordance with Section 10610 of the California Water Code, RCWD has an Urban Water Management Plan. Moreover, the State of California, through SB 610, requires that a Water Supply Assessment be completed to assess certain project's potential impact on current and future water supplies. In accordance with SB 610 requirements, RCWD has prepared a Water Supply Assessment for the Uptown Jefferson Specific Plan area to determine the reliability and capacity of the water supply for the specific plan area at build-out. The Water Supply Assessment identifies water supply and reliability to the District now and into the future, including sufficient water supply for the project. Additionally, RCWD updated their Water Facility Master Plan in 2014. Due to the fact that RCWD completed the Water Supply Assessment for the Uptown Jefferson Specific Plan prior to the most recent update to the Water Facility Master Plan, the anticipated development and infrastructure needs in the specific plan area will be accounted for in this analysis, and taken into consideration by RCWD in the future. 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. RCWD Utility Coordination During the preparation of the Uptown Jefferson Specific Plan, City staff met with RCWD on several occasions to coordinate future water supply and infrastructure capacity needs within the specific plan area. During these meetings, City staff provided information about the future specific plan, the anticipated build-out scenario of the plan area, as well as the expected land use mix. As a result of these meetings, RCWD estimated that there would be sufficient water service provided to future developments and businesses within the Uptown Jefferson Specific Plan area. According to RCWD staff, the Uptown Jefferson Specific Plan is located within RCWD's 1,305 pressure zone (which is located 1,305' feet above sea level). The 1,305 pressure zone provides service to the 1-15 corridor area and serves as the forebay zone for several pump stations which supply higher zones. Since water service originates within the 1,305 pressure zone and moves out into other higher zones, it is anticipated that water service will be sufficient in the specific plan area in the future. During these meetings, RCWD staff also discussed the Water Supply Assessment and indicated that this analysis would confirm whether or not the water supply is sufficient for the area. Additionally, RCWD indicated that due to the proposed increase in building heights (compared to the existing building heights) that fire flow requirements may result in the need to upgrade the size of certain water lines in the future. Consequently, fire flow requirements will likely determine the need for additional pipeline capacity. Projects will be analyzed on a case- by-case basis to determine if additional capacity might be needed in the future. The Water Supply Assessment identified that there is adequate water supply; however it did not identify future infrastructure needs at this time. It is anticipated that future pipeline capacity/infrastructure needs will be analyzed and identified, on a case-by-case basis, as development projects are reviewed by RCWD. Furthermore, RCWD currently funds their infrastructure projects through monies generated by the ad valorem tax that is currently collected from all properties located within the district boundaries, as well as through connection fees. RCWD does not currently collect impact fees. As such, developers will be responsible for the construction of new pipelines associated with their project. Any future water infrastructure upgrades that are required to be DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-12 CHAPTER 61 MOBILITY AND INFRASTRUCTURE constructed in order to ensure water service to specific development projects in the specific plan area are intended to be funded primarily by private developers/individual projects, if and when it is determined by RCWD that new water lines or water line upgrades are needed. The backbone water system is shown in Exhibit 6-6. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-13 • CHAPTER 61 MOBILITY AND INFRASTRUCTURE 12' I ' i 11o_- 20 . „ Exhibit 6-6: Existing Water Lines ca% i \,.. \ 2i /. ,<",>? AM - \Xt..-,-4 ,1011 ,fe\/ / 011 20."4 . Ay 'O 42 ,7 _ „.- 0 e4111P s,_, . ..:, \---No ''• /.• '-:• A+, ••••4 /\\ '.* a- 12,• N,4A . .\ \ \,\ .i& N312 / '4T S . '\<:" \/>(-71 \. e<\\\g'Lli 12" 4 ss‘A,A , ,, \.1 c\, .4' / r 7A° gi '. 4 \ L,2. .4 . ...v-4,- . , .2 , ,2. \i, / ,.. \ N‘ 12" "" 16" --7-.: Alt4; Al2- 44 , / / -1- Tki. ocr4 imJeltik4 , i46.APP0' 12" '. /12." ..\\,,,,,, AV 4 : %V" ' r-7-: 11 ./., 0i . ,,,i ,....., #4, .%," - T, ,,, i•wi•-Tkriv., 1 0 A , ' - ,_4. **4... a°\41, 00 q_:‘ .. ,,, ,2. , 1. ..._ Ilk - ,,--iiT: ' '''' , . * . V.'''IP- *IP40)..\ ' 1\ "4 ' * +4 ‘ 4et i*-‘46% 0 '-,-* .. 1 4,±...4 24" .<0 • 4VgV V. .----- li Vie V "V "" 49,N,T. ,-,^-ia 12-% & „et..- # ,, 2 *ma 1,4 .. 7 v ‘ 12 ** # 41* 1111V4 k4'''- #N • . 12" . i#4. \.1.1 V#1440r 12" • * e A$• �12" 1 ♦��� 20 ��,����� j ,1� 6" 1 Ail 8" \ ' ..* 4 \\ Vil Uptown Jefferson SP ,2I ♦♦ toO T=Patel RCWD Pipeline ♦, �,� Potable r\_... \.\p . 24Reh'ddsd 24.. 8 %ghway oo1 �� ;aH vee• ,0+n�rnug:. krercac._oe }\ --1 . K DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-14 CHAPTER 61 MOBILITY AND INFRASTRUCTURE Recycled Water RCWD has a mandatory recycled water ordinance for all new projects located within 1 mile of existing recycled water facilities, if economically feasible. There are existing recycled water pipelines generally located immediately to the west of the specific plan area adjacent to Murrieta Creek and Diaz Road. Also, there are recycled water pipelines generally located along the northern-most boundary of the specific plan area along Cherry Street. The details related to cost, funding and expansion of the recycled pipeline facilities continue to fall within RCWD's purview and will be negotiated between RCWD and future project proponents. Likewise, the City of Temecula's Water Efficient Landscape Ordinance encourages the use of recycled water where such facilities and infrastructure are available. To this end, it is anticipated that the use of recycled water will expand within the specific plan area at some undetermined time in the future. The use of recycled water is especially encouraged within the planned park and recreation facility that will be constructed on the Riverside County Flood Control property generally located in the northwest portion of the specific plan area. Wastewater!Sewer Service System The Eastern Municipal Water District (EMWD) is the service provider for wastewater collection and treatment in the Uptown Jefferson Specific Plan area. EMWD operates and maintains gravity sewers, lift stations, force mains, and the Temecula Valley Regional Water Reclamation Facility (TVRWRF) providing wastewater services to the Cities of Temecula and Murrieta. Within the Uptown Jefferson Specific Plan area, EMWD maintains gravity sewers ranging in diameter from 8-inches to 24-inches. These sewers cross Murrieta Creek where the flows are then routed into the Diaz Lift Station where they pump directly into the TVRWRF. In 2010, EMWD replaced the 15-inch Del Rio sewer line with a 21-inch sewer line, to increase conveyance capacity in the specific plan area. The 21-inch Del Rio sewer line extends through the specific plan area along Del Rio Road from Jefferson Avenue to Via Montezuma, along Via Montezuma to Jefferson Avenue, and northeast along Jefferson Avenue. Most of the property within the Uptown Jefferson Specific Plan is currently developed. The specific plan is proposing land use changes that would allow for mixed-use and residential development and increase the density of the area by allowing for mid-to-high rise buildings to replace existing low-rise structures. This increase in density will increase the wastewater flow generated from the area. EMWD Utility Coordination The City of Temecula and EWMD staff met several times during the preparation of the Uptown Jefferson Specific Plan to discuss the build-out scenario of the specific plan area and how the specific plan may impact the capacity of EMWD's existing facilities. The City provided EMWD with detailed information regarding the specific plan's anticipated build-out and proposed land use plan. EMWD used this information to develop build-out flow projections for the Uptown Jefferson Specific Plan area. EMWD assessed the impacts of the specific plan's build-out scenario and proposed land use changes on the existing wastewater collection and treatment facilities. A hydraulic model of the backbone system was used to evaluate the impact on EMWD's existing sewer pipelines. The backbone system is defined as pipelines that are 10-inches in diameter and larger. Smaller diameter pipelines (8-inches in diameter and less) were not evaluated as part of this effort but would need to be addressed on an individual basis as these areas are redeveloped. Additionally, EMWD has recently completed a study that presented future TVRWRF expansion alternatives based on the limitations of the existing site. The results of this study provided the basis for determining the impact of additional flows from the specific plan area. As a result of EMWD's analysis, it has been determined that the build-out of the specific plan would intensify land uses, and would, therefore, result in an increased generation of wastewater flows from the specific plan area. EMWD developed wastewater flow projections for the specific plan area at build-out using an average daily DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-15 CHAPTER 61 MOBILITY AND INFRASTRUCTURE wastewater flow of 265 gallons per day (gpd) per residential dwelling unit and 1,700 gpd per acre of non- residential development. Based upon the development scenario for future residential and commercial uses, the project is anticipated to generate a total estimated wastewater flow of approximately 1,302,000 gpd. This flow represents an increase of approximately 1,093,400 gpd compared to existing conditions and an increase of approximately 784,000 gpd, compared to current general plan build-out flow projections for the Project area. ���� mot,���_� ..... C ' "``���� Exhibit 6 7: Existing Sewer Lines i, r , * ♦ e I" ♦1 � rV! I. ,, .,S34A%44.* 70'5% .•111 ,1,,,-,:f... • , ..::(00?, .. ,,.... c9. , , ,,,:... ....,,, -4 A. .e. eiti 0 / 4,, fro\\ 1.400, '' -.Al I 111>, \ *I I k lir -------' , , \11/ 41,441 .41., :*1/111770,', Si it 111111111‘ C ' IL: 1:11°44. , \ 4 . • 2 ‘.SA It _ _ lilltA la fa a 44 44?* . ->" %--414 7/4::44#e'::\****• / I.L1*.u. 4.----,. . 4,,,,*.e.„,tit.,), .0.441:0t.A, t..t, 411 . N. A likt . A %,,, 1 , I ,....,- so,„, t: -w.i. To * „R.... , .. Ni4e,..ir A„. ,.\,,,,, „T..,,,,,, it ., ,,,,, `''''''SP 111111W1 Allikli4 \ IIII ill al . ,., IS. , ti.'4„. >v<K7„ 4 1121" IP * I • 1 •:;.111IL Coo' 3,,, ,:. 8:I..% \ OW , 4 Or ,00 , :::-/:•.:. \* ‘ lk A \., '♦''.',.'`�v •u� Temecula i■ 'i■ '�t,.'� cr. . alley •■ ; �• .., .s.._„ 'aoc. ♦ . ♦ ' .RORF ii.\. ' /�eFo ..0. � 1,.. , 4 . . ....••. .. eV s iT'ilik iRZ500h44 * 1 O \\ ' 4 —Highway =EMWD Force Main . 'Existing LAt Station , N \WI1vice ®Treatment Plant or.« soca oui os J. �° ,,, ... 'ao-s mecmMwr4wc+.+N*•n.•r+'�nc+,. /elf' l\ \ DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-16 CHAPTER 61 MOBILITY AND INFRASTRUCTURE Modeling conducted by EMWD indicates that the existing sewer pipelines through the specific plan area have ample capacity to accommodate projected wastewater flows generated by build-out of the General Plan. However, the existing sewer lines in the specific plan area do not have ample capacity to accommodate the additional wastewater flow that would be generated under the specific plan at build-out. Specifically, two sections of the 21-inch Del Rio sewer line and one section of the 15-inch sewer along Jefferson Avenue would need to be replaced with larger diameter sewers or parallel sewer lines to accommodate the excess flows that would be generated. All wastewater produced by the project would be treated by the Temecula Valley RWRF. The Temecula Valley RWRF currently has 18 million gallons per day (mgd) treatment capacity. EMWD has plans for two expansion projects to increase the total treatment capacity to 28 mgd. Recent planning studies have indicated that the footprint of the Temecula Valley RWRF could accommodate treatment facilities with up to 37 mgd of capacity, if needed. EMWD has indicated that projected wastewater flows generated by the specific plan would require approximately 0.80 mgd of additional capacity at the Temecula Valley RWRF beyond the currently planned capacity expansion to 28 mgd. The additional 0.80 mgd of wastewater flow would necessitate a future capacity expansion from 28 mgd to 32 mgd. The sewer lines that will need to be upgraded as a result of the specific plan build-out are shown in Exhibit 6-7. Drainage and Stormwater The specific plan area is located within the Santa Margarita River Watershed (SMRW) under the jurisdiction of the San Diego Regional Water Quality Control Board (SDRWQCB). The SMRW consists of approximately 750 square miles within San Diego County and southwestern Riverside County, and is drained primarily by the Santa Margarita River, Murrieta Creek and Temecula Creek. The specific plan area is located in the upper portion of the SMRW, which consists mainly of ephemeral streams (flowing only briefly during and following a period of local rainfall). The specific plan area contains two water bodies: Murrieta Creek and Santa Gerdtrudis Creek. A two- mile long, unlined segment of Murrieta Creek passes through the specific plan area running southwest, adjacent to Diaz Road and the specific plan's western boundary. Santa Gertrudis Creek, which is concrete lined, enters the specific plan area from the east as it passes under 1-15 in the northern portion of the specific plan area, and flows for about one-half mile before converging with Murrieta Creek near the intersection of Winchester Road and Diaz Road. Runoff from the specific plan area currently drains in a southwest direction into Murrieta Creek. Murrieta Creek channel and Santa Gertrudis Creek channel are both considered drainage conveyances by the Riverside County Flood Control and Water Conservation District. Murrieta Creek is the most flood-prone creek within the City of Temecula boundaries. However, specific building standards are required, as described in the flood damage prevention and floodplain management regulations of the City's Development Code Chapter 17.20, to elevate structures above the base flood elevation. The City will continue to review 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 flood hazard area as mapped on a federal Flood Hazard Boundary, or Flood Insurance Rate Map or other flood hazard delineation map. The developed properties within the Uptown Jefferson Specific Plan boundaries are currently served by existing stormwater collection and conveyance systems. Existing drainage facilities accommodating the current tributary runoffs are sufficient. However, pursuant to prospective development expansions, adequacy of the existing facilities would need to be verified on a case-by-case basis as new development projects are proposed in the future. In order to verify that future storm drain capacity is adequate, all future development projects within the specific plan area will be reviewed by the City of Temecula Public Works Department. Additionally, as part of this review, new development projects will be required to submit a site-specific Water Quality Management Plan (WQMP). The WQMP would include the implementation of Low Impact Development (LID) practices and Best Management Practices (BMPs) to reduce the post-development flows to pre-development levels. Initially, site drainage would be directed toward LID practices and BMPs prior to entering the existing storm drain facilities. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-17 CHAPTER 61 MOBILITY AND INFRASTRUCTURE Furthermore, the specific plan area is already developed with impervious surfaces and the specific plan will facilitate in-fill development and redevelopment. As such, it is not anticipated that build-out under the specific plan will result in a substantial increase in stormwater runoff compared to the existing conditions because the increase in impervious surfaces will be minimal, compared to what currently exists within the specific plan area. \ o. �. < Exhibit 6-8: Existing Storm Water Drain Lines •.••4'r , • '�(4��V �o- � .44#/ 4> o\ o • 43/.* . 1.4r.> *'.34v \--...i/ I 't.,i.t.. gio it, , /i•VQ-4.4. \ • Ait .4 lks 1 5 \ .4.444‘ i . I vi e•. ,4 1 s4 ty %I _ 144t \ „ All . 41 \ / T, ( (-V' 14 • :4,44 \ ,.// mfil,.-....-: •\ 4," \ ,.." '. ,4 •*,/ 4 4t4i ,_ /.,a\--1 A ip ...„..-\ 4 .: ,:, , . */* ,..).443t. erltik dik 40 ai*.•,,.v Tip 10AverAill....-0.''"' 0 * 6„),045441,40-A#4 v-,--44P/.4 11:\*. ,,,,.. A ,w2,00„ „,.... 11100# + 4.4 #%.14(7 ''• . /a 4 4.#4 . 10,t• 104. '4i 401 s�pOJ/, *". ' �'� •' ct°��P 0%V' .�VA,IP 'ft \‘.IPP-A.1 'ci• + i /4) 4# •.4‘. ,/ 111‘1111 1 , 43 on ,. „. , .:., . ,, e O ") Jr \ 4' 440,. ,e,Alloo, IIIIII X \\f'N ' IA 1111 a 111 • w J?s„,fb 2,00, ,4./ . 0 lit 1 ` I 1 \Ili' 400MIIIIIk o ( t * I Ix N- 43.,,. ..:„. aik $ 1 • Uptown Jefferson SP 8 Temecula ‘•1\ %44 ♦, \ N , 1 1 Parcel . \-4,„ , -Highway • c z_c xo _.00a _ �� � � Existing Storm Dram Line �� SMGLE•uc pR� ' \\.,, ------ 01, Ar9�'amoc aui.*;ns+sm.R.ne�a:m`nva ., \_ 1 ]=1'" %� DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-18 CHAPTER 61 MOBILITY AND INFRASTRUCTURE All current and future drainage from the Uptown Jefferson Specific Plan area is expected to continue to flow southwest into Murrieta Creek. The existing on-street drain inlets collect stormwater flows and transport it directly to the Creek. All development projects will be required to treat their runoff prior to discharging into Murrieta Creek, in accordance with the applicable MS4 Permit requirements. Construction activities associated with individual projects within the Uptown Jefferson Specific Plan area boundaries will include grading and other earth moving activities. Construction activities could also involve the demolition of existing structures to allow for the redevelopment of property within the specific plan area. These activities could impact surface water quality within Murrieta Creek and Santa Gertrudis Creek. However, each future project will be required to comply with the NPDES Construction General Permit and implement a number of BMPs to address erosion and sediment control during the project construction phase. Additionally, each project will be required to comply with the Stormwater Pollution Prevention Plan (SWPPP), which will identify the sources of sediment and other pollutants that may impact the quality of stormwater discharges, and ensure the implementation of project specific sediment and erosion control measures. The existing storm drain lines in the Uptown Jefferson Specific Plan area are shown in Exhibit 6-8. 4. Electricity Service Southern California Edison (SCE) supplies power and electricity from both underground and overhead lines in the Uptown Jefferson Specific Plan area. SCE's main substation (Moraga 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. In 2011, SCE constructed the new Triton Substation that would maintain electrical system reliability and serve the projected increase in demand. SCE has designed the Triton Substation to meet the long-term forecasted electrical demands of the cities of Temecula, Murrieta, and adjacent areas of unincorporated southwestern Riverside County while maintaining system reliability and enhancing operational flexibility. The Triton Substation became fully operational in March 2013. Three existing electrical substations and transmission circuits (Auld-Moraga, Triton and Murrieta) currently serve the Uptown Jefferson Specific Plan area, and the current electricity loads on these circuits are not near maximum capacity. However, some extension of service may be necessary as vacant parcels are developed, which would require project specific assessment at the time of development review. However, based on the current availability of service in the specific plan area, extensive new infrastructure is not necessary. a) SCE Utility Coordination As a part of the development of the Uptown Jefferson Specific Plan, the City met with SCE staff to discuss the proposed specific plan project in light of future electrical infrastructure capacity. During the meeting City staff provided an overview of the proposed specific plan build-out scenario, districts map and anticipated land use mix to SCE. Based upon this information, SCE was able to determine whether the existing electrical service infrastructure and load capacity would be able to support the development, and eventual build-out, of the specific plan area. Based upon these coordination efforts, Southern California Edison has determined that adequate regional electrical power supply can be provided to the area as incremental redevelopment occurs and the area approaches build-out in the future. 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 DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-19 CHAPTER 61 MOBILITY AND INFRASTRUCTURE 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 in the future. Natural Gas Service Natural gas service is currently provided in the Uptown Jefferson Specific Plan area 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 specific plan area through these existing facilities. All of the streets within the Uptown Jefferson Specific Plan area have existing gas lines. Natural gas availability is based upon present conditions of gas supplies and regulatory policies. As new development occurs in the specific plan area, projects will be required to comply with the current energy performance standards in the California Energy Code (Title 24). However, regardless of energy conservation efforts, the demand for natural gas is anticipated to increase as new development incrementally occurs in the future. To plan for this anticipated increase in demand, Southern California Gas Company tracks 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 syndicates providing the same services that SCG currently provides to the project area in the future. SCG Utility Coordination City staff met with planning staff from Southern California Gas Company to discuss the Uptown Jefferson Specific Plan project and its anticipated impacts to the existing natural gas infrastructure. At this meeting, City staff provided an overview of the proposed specific plan build-out scenario, district map and anticipated future land uses, to SCG in order to determine whether or not the existing natural gas infrastructure network and load capacity would be able to support future development, and the eventual build-out, of the specific plan area. Based upon these coordination efforts, Southern California Gas Company has determined that adequate capacity exists in order to serve the Uptown Jefferson Specific Plan area. Additionally, SCG indicated that they have a business process that is currently in place that allows them to track and review approved final maps and proposed construction projects so that they can plan for future demand and capacity. They will continue to track projects as development occurs within the specific plan area. 6. Communication a) Telephone Service Local telephone service is currently provided in the Uptown Jefferson Specific Plan area by Verizon. 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 provides service to the specific plan area. High Speed Internet and Cable High speed internet and cable television are provided within the specific plan area by Verizon and Time Warner Cable. Verizon has a fiber-optic (FiOS) network that provides both internet and cable television service within the specific plan area. Both Verizon and Time Warner's networks are made up of underground conduit, aerial cables, buried cables, and poles. Solid Waste Disposal The City of Temecula currently contracts for refuse collection and recycling services with CR&R Incorporated. Through this contract, the Uptown Jefferson Specific Plan area currently receives recycling and solid waste collection services. CR&R has the option of hauling residential waste to any permitted facility in Riverside County including a transfer station or landfill. Transfer stations process waste prior to disposal at landfills. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-20 CHAPTER 61 MOBILITY AND INFRASTRUCTURE Solid waste and recyclable materials collected are transported to the CR&R Perris Transfer and Processing Center. General refuse collected locally is currently taken to the Perris Transfer facility, where it is sorted and then transferred to the El Sobrante Sanitary Landfill in Riverside County for disposal. The El Sobrante landfill is located east of 1-15 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 2013 was 145,530,000 tons with an estimated ceased operation date of 2045. 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. The incremental build-out of the specific plan area will result in an increase in solid waste generation. Construction activities and the demolition of existing structures to facilitate redevelopment in the area will 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 and project operations based upon the 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. However, existing waste disposal services are in place to accommodate the future specific plan at build-out. Additionally, the City will still continue to maintain the 50 percent diversion rate that is required by AB 939. F. 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 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 (or a combination of both), 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 Uptown Jefferson Specific Plan area. Additionally, the City has adopted a Development Impact Fee to mitigate the cost of providing and expanding public facilities including public parks and recreation facilities. The City has also prepared a Parks and Recreation Masterplan to comprehensively address the long-term recreation needs of residents. This plan will also support the development of park land in the Uptown Jefferson Specific Plan area. Currently, there are currently no existing park or recreation facilities within the Uptown Jefferson Specific Plan area. However, as part of the planned Murrieta Creek Improvement Project, active recreation facilities, passive open space, and a multi-use trail will be provided within the specific plan area in the future. To supplement this, the City will continue to implement the General Plan's parkland standard of 5 acres of usable City-owned parkland per 1,000 residents. 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. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 6-21 CHAPTER 71 IMPLEMENTATION & FINANCING Chapter 7 Implementation & Financing Introduction This section articulates the specific plan's goals and action items to realize the vision for the Uptown Jefferson Specific Plan. While the vision is primarily implemented through the Development Standards (Chapter 3), the goals and action items provide direction to guide decision-making and align priorities for public and private investment. The goals and action items that have been formulated for the specific plan area are based upon the recurring themes, or "big ideas," that emerged from the community visioning process, "Envision Jefferson". The goals and action items provide the policy framework that will guide future development and direct the evolution of the specific plan area. Together, they provide a foundation for how the vision for Uptown Jefferson will come to fruition. This specific plan document defines goals and action items as follows: i. Goals are broad statements of purpose that define the community's expectations for the future. Goals are general in nature and do not indicate when or how they are to be accomplished. ii. Action items are more specific statements of intent that describe how to specifically handle particular topics or issues that arise within the specific plan area. The action items define the approach for achieving the specific plan's goals, translating the plan's vision into action. Relationship to the Visioning Recommendations The visioning recommendations that were established as a result of the community visioning process will set the foundation for the area's future evolution, from a suburban, auto-oriented area, to what is anticipated to become Temecula's urban "Uptown" district. On August 14, 2012, the Temecula City Council authorized planning staff to begin the preparation of the Uptown Jefferson Specific Plan based upon the eight Visioning Recommendations that emerged from the public visioning process. The eight Visioning Recommendations for the specific plan area are listed below, and discussed in greater detail in Chapter 1 of this document. 1. Strengthen economic development 2. Expand the mix of uses 3. Define districts and neighborhoods 4. Improve transportation, mobility, connectivity and circulation 5. Integrate open spaces and trails 6. Create updated and flexible development standards 7. Build and maintain a comprehensive utility and infrastructure system 8. Establish a district identity Development of the Goals and Action Items In an effort to further define the overall future vision for the Uptown Jefferson Specific Plan area, detailed descriptions have been developed that reflect and build upon the eight Visioning Recommendations that were derived from the community visioning process. The detailed descriptions for the eight Visioning Recommendations are provided in the following section. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-1 CHAPTER 71 IMPLEMENTATION & FINANCING Big Idea #1: Promote Economic Development and Revitalization Strategic economic development is at the forefront for achieving the future vision of the Uptown Jefferson Specific Plan. Economic development will be a major driver of Uptown Jefferson's revitalization. Sustained economic development and continued public and private investment are the essence of any successful urban area. To that end, Uptown Jefferson's economic prosperity and future evolution will be based upon its ability to attract and maintain a mix of specialty retail and commercial uses, high-quality urban office and employment clusters, boutique hotels and restaurants, entertainment oriented uses, urban multi-family units, arts and cultural facilities, all paired with adequate parking and infrastructure improvements. The area's success and economic vitality is also contingent upon attaining urban design, achieving walkability throughout the area, providing pedestrian and bicycle facilities, encouraging transit and supportive transit oriented development, and intricately weaving recreation and open spaces into the urban landscape. Overall, the area's continued economic success is hinged upon how the area is perceived by those working, playing and living in the area, and how the quality of life that they experience is further enhanced by the area's unique sense of place. Big Idea # 2: Expand the Land Use Mix A varied and diverse land use mix is essential in generating the synergy and critical mass needed to maintain economic prosperity and sustain a vibrant urban core. A land use mix where the various uses are co-located in a mutually supportive way will contribute to the area's livability, sustainability, walkability and lively urban atmosphere. For example, having residential over neighborhood serving retail, or residential development within walking distance to a large employment center, will contribute to the area's character and sense of place, walkability and dynamic public realm. The eclectic mix of urban land uses will create a place unlike anywhere else in Temecula. Uptown Jefferson will provide residents and visitors with the opportunity to live, work and play in a walkable, urban environment. The area will be active and full of life during the day, in the evening, and on weekends. This area will be a place where people want to be; a place to be experienced. The expanded and flexible mix of uses in the specific plan area will spark the area's evolution from a suburban auto-centric area, to a walkable and vibrant mixed-use destination. Urban residential uses such as townhomes and urban flats will be located in close proximity to specialty retail and commercial uses such as restaurants, boutique hotels and art galleries. High-end office and employment clusters will be located within walking distance to neighborhoods, and urban open spaces and recreation amenities will be intricately interwoven into the urban fabric of the community. The land use mix will solidify Uptown Jefferson as a destination, urban neighborhood and Temecula's exciting "Uptown" district. 3ig Idea #3: Establish Districts and Neighborhoods The establishment of distinct, inter-connected districts and neighborhoods within the larger specific plan area is essential for enhancing the area's overall image, aesthetic quality and way finding. Currently, the specific plan area is characterized by relatively similar buildings and an automobile dominated development pattern. The area could benefit from clear visual cues that provide a connection to the larger geographic context and help establish a sense of place. Currently, there is little distinction within the area from end-to-end. Yet, the future vision for this area recognizes the importance of organizing the larger specific plan area into smaller, distinctive districts and neighborhoods: to create visual interest, provide way finding cues, and evoke a positive sensory response from those experiencing the area's built environment and urban amenities. The diversity and variation within each neighborhood and district will contribute to the collective success of Uptown Jefferson. Each neighborhood will relate to the next, and contribute to the success of its neighbor, however, each will have its own distinctive urban character, including building heights, building types, frontage types, and architectural elements. Additionally, each neighborhood will have its own organic and differentiating land use mix that may include urban residential units, specialty retail establishments, office and employment DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-2 CHAPTER 71 IMPLEMENTATION & FINANCING clusters, restaurants, hotels, educational oriented uses, arts and cultural facilities, open spaces, and other goods and services available to serve local residents and visitors. d) Big Idea #4: Expand Transportation and Mobility Uptown Jefferson is envisioned to develop as a vibrant pedestrian-friendly urban district. The envisioned urbanization of the Uptown Jefferson Specific Plan is anticipated to increase activity and the presence of people in the area who may live in the nearby neighborhoods, work in the nearby office buildings, or play in the recreation and open space areas. The mobility network, which is made up of the streets, sidewalks, bike facilities and transit network, will support the increased population and anticipated surge of activity that will occur in this area. In order to accommodate the intensity of development and future land use mix that will occur in this area, the streets will need to balance the needs of vehicles and pedestrians, as well as cyclists and transit users thereby becoming "complete streets." As part of Uptown Jefferson's transformation, the area will evolve from an auto-centric and vehicle-dominated area, to a compact, pedestrian friendly, urban destination, where the car is one of several transportation options. The existing street network will be transformed by smaller blocks, which have many benefits, including a more pedestrian friendly environment, increasing the visibility of commercial uses and business, establishing easier way-finding and navigability, and slowing the speed of traffic. Big Idea #5: Integrate Open Spaces and Trails The increased density and urbanization of the Uptown Jefferson area will be intricately balanced by introducing urban open spaces, public plazas and other public gathering spaces into the urban landscape. These spaces will become a welcomed refuge from an otherwise compactly developed urban district. These spaces will help activate the public realm. They will become places where children play. Where people visit on their lunch break to enjoy the weather, and where the community will gather. It is in these spaces that the larger community will make connections with one another. An urban area rich in varied and interesting public open spaces is an area with an abundance of social connections and sense of community. This is exactly what the open spaces hope to achieve in the Uptown Jefferson area. Moreover, Murrieta Creek, the planned creek-adjacent trail system, planned park/recreation facility, and lush hillside to the west will provide a striking natural backdrop for Uptown Jefferson's lofty buildings and urban setting. Murrieta Creek will provide distinctive natural beauty that will enhance the built environment. The creek side trail system will be inter-woven into the urban landscape, providing a pedestrian pathway and picturesque feature for new development projects. The planned park/recreation facility, which will be located in the northwestern portion of the specific plan area, will become a regional recreational amenity and comforting haven for urban dwellers and visitors alike. Public plazas, the natural beauty of Murrieta Creek, the planned trail system and regional park/recreation facility will be masterfully intertwined with Uptown Jefferson's built environment. They will provide a sense of equilibrium in an otherwise urbanized district. Together, these spaces will create a sense of place and sense of community within the Uptown Jefferson area. Big Idea # 6: Implement Flexible Development Standards The zoning standards for the Uptown Jefferson Specific Plan area have not been comprehensively updated since the City's incorporation in 1989. The development standards contained within this specific plan represent the first comprehensive update to the zoning and development standards since that time. To that end, it is important that the new development standards being implemented within the specific plan area are flexible enough to accommodate the changing economic and market trends overtime. The plan's flexibility is intended to facilitate a smooth transition into the future. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-3 CHAPTER 71 IMPLEMENTATION & FINANCING The Uptown Jefferson Specific Plan area is at an important crossroad in its evolution. Historically, the specific plan functioned as Temecula's first modern commercial core along Old Highway 395, prior to the construction of Interstate 15. Since that time it has been characterized by auto-oriented development patterns, disinvestment and a myriad of commercial and industrial vacancies. However, this new specific plan is intended to guide the area's future revitalization and spark renewed interest and investment in the area through the implementation of new flexible development standards that will be a catalyst for the area's renaissance. Big Idea # 7: Build& Maintain a Comprehensive Utility/Infrastructure System The growth that is anticipated to occur in the Uptown Jefferson Specific Plan area, paired with the introduction of both residential and mixed-use projects in this area, will require the strategic and systematic phasing and funding of infrastructure to keep pace with future development. A comprehensive infrastructure and utility system, including a multi-modal circulation network, water service network, sewer and drainage systems, solid waste disposal services, electrical service and distribution network, natural gas service and distribution network, and park and recreation facilities, will serve the needs of those that live, work and play in the specific plan area. The City will continue to coordinate with all utility providers in the area to ensure that adequate capacity is available to support the future development and redevelopment of the specific plan area. Additionally, new development projects will be analyzed in light of the available infrastructure capacity, and any future needs will be identified, to ensure that infrastructure capacity is adequate as development occurs. Big Idea # 8: Establish a District Identity As new development, reinvestment and revitalizations occurs, the specific plan area will become a district known as Uptown Jefferson. Uptown Jefferson is expected to have a distinctive and recognizable identity. The area will be urban and upscale, attracting people of all ages, experiences and interests, by offering of a more urban lifestyle unlike anywhere else in Temecula. Uptown Jefferson's identity will be cultivated through the establishment of walkable, culturally rich neighborhoods, boutique commercial establishments, upscale hotels, assorted restaurants and entertainment-related uses; the urban landscape will be interwoven with public open spaces, trails, plazas, parks and other green spaces. Eclectic public art displays will add interest to the streetscape and establish Uptown Jefferson as Temecula's arts and cultural hub. Coordinated and distinguishing directional signs, directory signs, and gateways signs will be installed in the area to provide pedestrian way-finding and promote a sense of arrival. Streetscape beautification improvements will be constructed to include lush urban street trees, rustic tree grates, wide pedestrian friendly sidewalks, striped bike lanes, decorative lighting and a brightly themed district-wide sign banner program that will further brand this area as Uptown Jefferson. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-4 CHAPTER 71 IMPLEMENTATION & FINANCING Table 7-1 organizes Goals and Actions Items for each of the eight Visioning Recommendations. Table 7-1: Action Items to Achieve the Vision of this Specific Plan ECONOMIC DEVELOPMENT GOAL: • Spark the revitalization of the Uptown Jefferson Specific Plan area through comprehensive economic development strategies that support a strong fiscal foundation for the future. Actions Action 1 Continue to attract new industry clusters such as biotechnology sectors, high technology sectors, innovation/research oriented employers, commercial/retail, and hospitality-oriented uses within the specific plan area to achieve a better jobs/housing balance. Action 2 Focus the City's economic development efforts and business attraction program on attracting banking, lending, finance, commerce and wealth management related businesses within the Uptown Center District to establish this area as a regional financial district and to further diversify the employment base in the area. Action 3 Reach out to various groups and organizations such as the local American Planning Association chapters, Building Industry Association chapters, and Urban Land Institute chapters to promote the development opportunities that are available within the Uptown Jefferson Specific Plan area. Action 4 Encourage property owners to form a Property Owner Business Improvement District and provide technical assistance in this effort as needed. Action 5 Coordinate with the Temecula Valley Chamber of Commerce and the Economic Development Corporation of Southwest Riverside County to continually analyze and address the needs of the business community within the specific plan area. Action 6 Continue to work hand-in-hand with the Temecula Valley Convention and Visitors Bureau to promote tourism, convention, and hospitality related uses, as well as special events within the Uptown Jefferson Specific Plan area and surrounding area. Action 7 Implement the City's Quality of Life Master Plan to attract high-wage jobs, quality employers, and higher education institutions into the area. Action 8 Reach out to various higher education institutions and provide them with information about the development opportunities that exist within the specific plan area and available development sites that could accommodate their facilities. Action 9 Consider the possibility of entering into a Development Agreement with higher education institutions who would like to develop within the Uptown Jefferson Specific Plan area to define mutual benefits to both the City and the applicant. Action 10 Continue to work closely with the local commercial real estate brokerage community to match opportunity sites with interested developers and investors. Action 11 Continue to target and strategically program public infrastructure projects and improvements within the specific plan area, including a streetscape beautification plan for Jefferson Avenue, in the City's Capital Improvement Program (CIP) budget to stimulate continued private investment in the area. Action 12 Continue to offer the Community Development Department's streamlined development review process to expedite the entitlement process for new development within the specific plan area. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-5 CHAPTER 71 IMPLEMENTATION & FINANCING Action 13 Implement an incentives program that rewards developers with additional density, and a streamlined review process in exchange for public improvements such as paseos, public plazas, public parking and streetscape beautification. Action 14 Implement a hotel overlay zone/special hotel standards that permit full service hotels up to eight stories in height within the Uptown Hotel/Tourism District. Action 15 Conduct periodic economic/market feasibility studies to monitor the local real estate market and ensure continued economic feasibility of the specific plan and make modifications to the specific plan document as necessary. Action 16 Provide information to local and regional home builders about the specific plan's development opportunities and circulate information about available sites to facilitate the development of urban residential product types within the area. Action 17 Develop and implement a future Uptown Jefferson Branding and Marketing Plan to support and maintain a healthy local economy and encourage future economic growth within the area. Seize opportunities to co-market Uptown Jefferson with Old Town and Wine Country's marketing and branding campaigns. Action 18 Develop and implement an Uptown Jefferson Public Signage Plan for the area to identify the appropriate location, design and area-wide brand for various public signs such as gateway signs, neighborhood identification signs, light pole signs and street signs, etc. Action 19 Reach out to local arts related organizations to promote cultural arts related economic vitality program for the Uptown Jefferson Specific Plan Area. Action 20 Promote adaptive re-use projects, especially in the Uptown Arts District, and encourage the establishment of arts and cultural related venues in this area. Action 21 Pursue grant funding opportunities through various sources such as the Southern California Association of Governments (SCAG), Caltrans, the Strategic Growth Council (SGC) and others, that will facilitate economic development, area-wide revitalization, and sustainability. Action 22 Utilize Community Development Block Grant (CDBG) funds as appropriate to meet the national objectives and further job creation, revitalization, and economic vitality for very low, low and moderate income households or groups, within the specific plan area. Action 23 Reach out to the University of California Riverside, the University of California Riverside Extension, the University of California San Diego and the University of California San Diego Extension and other educational institutions to locate an urban satellite campus within the specific plan area that focuses on science, engineering and/or arts and culture. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-6 CHAPTER 71 IMPLEMENTATION & FINANCING LAND USE MIX GOAL: Allow for greater flexibility and a wider array of land use options within the Uptown Jefferson Specific Plan ; area. Actions Action 1 Develop and establish a land use map and land use standards for the specific plan area that will result in a mutually-supportive mix of land uses, including urban housing, commercial/retail, mixed use, office/employment, tourism, open space/recreation, and cultural arts related uses that will foster economic growth and prosperity and improve the jobs/housing balance. Action 2 Employ periodic land use economic analyses for the area to keep a pulse on the market forces that impact urban development and the location of employment, desired industry clusters and housing. Action 3 Implement the City's Quality of Life Master Plan to attract high-wage jobs, quality employers, desired job clusters, and higher education facilities into the area. Action 4 Leverage Quimby Fees to fund the development of public park and recreation facilities and develop urban park and recreation facilities that complement the urban character of the Uptown Jefferson Specific Plan area. Action 5 Focus economic development strategies on targeting and recruiting locally serving boutique retail, sustainably themed commercial uses such as farm-to-table/artesian restaurants, specialty food markets, and craft breweries throughout the specific plan area. Action 6 Attend the International Council of Shopping Centers (ICSC) conference and other real estate conferences to attract the presence of locally known and nationally recognized corporations, business headquarters, medical-related industries, high technology sectors, and tourism and leisure clusters. Action 7 Balance the urbanization of the specific plan area with the natural environment by providing open spaces, plazas and recreation facilities throughout the area. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-7 CHAPTER 71 IMPLEMENTATION & FINANCING DISTRICTS AND NEIGHBORHOODS GOAL: Define and develop districts and neighborhoods each with its own recognizable sense of place, in order to cultivate district-wide character. ai. •. Action Action 1 Encourage the location of commercial recreation related businesses such as bike shops, sports and recreation-themed retail, active lifestyle-oriented establishments, sports complexes, and eco- tourism related businesses in the Uptown Sports District. Action 2 Recruit high technology sectors, bio-tech, innovation/research sectors, corporate headquarters and financial/wealth management-related sectors in the Uptown Center district. Action 3 Focus on attracting full service and boutique hotels with meeting spaces large enough to accommodate a minimum of 250 people, in the Uptown Hotel/Tourism District. Action 4 Encourage the location of studios for artists and artesian in the Uptown Arts District. Action 5 Consider the possibility of entering into Development Agreements with high technology employers, corporate headquarters, and financially-oriented businesses, who would like to develop within the Uptown Jefferson Specific Plan area to define mutual benefits to both the City and the applicant. Action 6 Implement development standards for properties that are adjacent to I-15's "visual window" to generate interest and enhance the image of the City and the Uptown Jefferson area. Action 7 Require that projects utilize combinations of building types and frontage types to cultivate a character and feel for each district. Action 8 Establish building height standards for each district. Action 9 Employ a variety of placemaking strategies for each district and contribute to the recognizable character of each district and neighborhood. Action 10 Develop standards for each district to enliven the public realm and promote "eyes on the street" by establishing build-to lines, frontage types, developing quasi-public spaces such as forecourts, private open spaces such as patios and terraces, and street tree standards within the specific plan area. Action 11 Encourage entertainment oriented uses within the Uptown Hotel/Tourism District and Uptown Center District as a complementary attractor to Old Town and the specific plan area. Action 12 Capitalize on the specific plan's proximity to the French Valley Airport to further the success of the area and establish the area as a regional employment hub. Action 13 Encourage interested developers or property owners to construct a demonstration or catalyst project to showcase the new urban development standards that have been established by the specific plan. Action 14 Analyze the Gonzalez Adobe's eligibility and pursue the process for listing on the California Historic Register and the National Historic Register. Ensure that any future developments on and adjacent to the Gonzalez Abode's site will reflect the historic legacy of the building and its importance in shaping local history. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-8 CHAPTER 71 IMPLEMENTATION & FINANCING TRANSPORTATION AND MOBILITY GOAL: Implement a "Complete Streets" approach to transportation and mobility by encouraging the evelopment of a multi-modal, interconnected circulation network that improves circulation for vehicle bicycles, pedestrians and transit. Action Action 1 Develop form-based standards that will require future development to orient toward the street, thereby creating a walkable urban environment and vibrant public realm. Action 2 Implement Capital Improvement Program projects and public infrastructure projects to establish an efficient, interconnected multi-modal transportation network that capitalizes on north-south and east-west connectivity, including: French Valley Interchange Improvements, Overland Bridge Extension, Rancho Way Extension, Jefferson Avenue Streetscape Beautification, Via Montezuma Pedestrian Bridge, Santa Gertrudis Creek Interconnect, and Murrieta Creek Trail Improvements. Action 3 Seek grant funding for the Santa Gertrudis Creek Interconnect to facilitate better pedestrian connectivity and access from the specific plan area to nearby activity nodes including the Promenade Temecula to the east and Old Town to the south. Action 4 Identify, prioritize, and program new circulation infrastructure projects to enable mobility for vehicles, bicycles, pedestrians and transit within the specific plan area. Action 5 Develop and implement a new street in-lieu fee program which will result in the expansion and creation of pedestrian-scaled streets and blocks. Action 6 Require developers to consider the 1/4 mile/10 minute walk radii from proposed development projects to existing and future activity nodes and existing and future transit facilities, to increase walkability and connectivity throughout the specific plan area. Action 7 Work with the Riverside Transit Agency (RTA) to expand the feasibility of transit and encourage transit oriented development within close proximity to transit stops and other transit facilities. Action 8 Work closely with RTA to provide safe, comfortable and attractive transit stops to reduce auto dependency and increase transit ridership. Action 9 Coordinate with the Riverside Transit Authority (RTA) to consider locating the future transit center within the specific plan area. Action 10 Coordinate with the Riverside Transit Authority(RTA) to systematically expand transit service within the specific plan area as urbanization occurs. Action 11 Encourage developers of large planning projects to enter into a Development Agreement with the City to negotiate additional density increases for the construction of a transit center within the specific plan area. Action 12 Establish Jefferson Avenue as Temecula's "Great Street," by implementing future streetscape beautification improvements along the corridor, including bike lanes, hardscape treatments, street trees, decorative lighting and banner signs. Action 13 Continue to seek funding opportunities for the Murrieta Creek Flood Control Environmental Restoration and Recreation Project. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-9 CHAPTER 71 IMPLEMENTATION & FINANCING Action 14 Seek to locate the future transit center within the specific plan area and pursue efforts to get the transit center designated as a "high-quality transit stop," and the area surrounding the transit center designated as a "transit priority area" to facilitate CEQA streamlining. Action 15 Pursue grant funding to increase transportation options, decrease congestion, increase walkability and facilitate greater connectivity for all modes of transportation in the specific plan area. Action 16 Analyze the need for infrastructure improvements that maximize pedestrian comfort and walkability such as marked crosswalks, curb-bulb outs, and traffic calming methods to improve connectivity throughout the specific plan area. Also, improve connectivity into Old Town, to the employment cluster located to the west across Murrieta Creek, and to the retail/commercial core located to the east of the area. Action 17 Analyze pedestrian safety and accessibility within the specific plan area; focus primarily on pedestrian access across Rancho California Road and Jefferson Avenue to increase pedestrian access from the specific plan area into Old Town. Action 18 Develop standards that indicate that the preferred access to all development is from an alley in order to facilitate urban development patterns and achieve the desired character of the specific plan. Action 19 Develop standards that require openings at the end of cul-de-sacs, alleys or paseos to promote walkability and connectivity within the specific plan area and ensure that development projects are connected to the public realm. Dead-end cul-de-sacs, alleys or paseos are to be avoided. Action 20 Analyze the need for marked pedestrian crosswalks at various intersections within the specific plan area. Consider the implementation of mid-block crossings where future development and pedestrian traffic warrants the need for such crossings. Action 21 Analyze and implement future pedestrian and bicycle connections as part of future development projects to re-route pedestrian and bicycle traffic around the intersection of Winchester Road and Jefferson Avenue. Develop incentive programs to encourage developers to provide alternative pedestrian and bicycle access points as part of their development project. Action 22 Implement various urban parking strategies that encourage people to "park once and walk" to a variety of destinations within the specific plan area. Action 23 Complete the missing gaps in the sidewalk network to enhance the walking environment and ensure pedestrian safety, comfort, and access. Action 24 Increase east-west connectivity by constructing the Overland Bridge extension across Murrieta Creek, the future Via Montezuma Pedestrian Bridge and Rancho Way extension over Murrieta Creek. Consider a realignment of the Rancho Way extension as part of the City's General Plan update to avoid bisecting the Creekside Village District. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-10 CHAPTER 71 IMPLEMENTATION & FINANCING OPEN SPACES AND TRAILS GOAL: Encourage public and private investment in the development of world class walking and biking trails, public open spaces and active and passive recreation spaces. Actions Action 1 Develop form-based standards that will require future development to orient toward open space amenities such as Murrieta Creek, Santa Gertrudis Creek, the planned trail network, and hillside to the west. Action 2 Coordinate with Riverside County Flood Control to facilitate the construction of the Murrieta Creek Flood Control Improvements, trail system, and other associated recreational amenities. Action 3 Work with Riverside County Flood Control and other appropriate agencies to develop a plan to construct a high-quality, regional passive and active recreational facility in the flood basin at the north end of the specific plan area, to meet the diverse recreation needs of the specific plan's residents and visitors. Action 4 Apply for grant opportunities and seek other funding sources, as appropriate, to connect the gaps in the Murrieta Creek Trail system and ensure an interconnected and functional trail network along Murrieta Creek and Santa Gertrudis Creek. Action 5 Develop form-based code standards that will require new development to incorporate plazas, open spaces and passive/active recreational amenities. Action 6 Continue to seek funding opportunities for the Murrieta Creek Flood Control Environmental Restoration and Recreation Project to implement the development of the trail system along Murrieta Creek and Santa Gertrudis Creek, and the development of a regional active/passive park facility to anchor the specific plan area and provide a regional recreational amenity. Action 7 Ensure sufficient parkland and recreation facilities to support new development through the acquisition and/or dedication of parkland, or payment of in-lieu fees, to meet the General Plan requirement for 5 acres of usable parkland per 1,000,residents. Action 8 Work with Riverside County Flood Control in the future to remove the concrete lining from Santa Gertrudis Creek. Action 9 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 Wildlife, and the San Diego Regional Water Quality Control Board, to accomplish the desired natural character of the Murrieta Creek improvements. Action 10 Require that future development projects provide connections such as pedestrian paseos, pathways and bikeways to the Murrieta Creek trail and other open spaces or plazas. Action 11 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 and Santa Gertrudis Creek. Action 12 Require that all new development projects demonstrate consistency with the Riverside County Multi- Species Habitat Conservation Plan (MSHCP) and, when necessary, require biological assessments for new development projects to preserve the ecological and biological resources within the specific plan area. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-11 CHAPTER 71 IMPLEMENTATION & FINANCING Action 13 Regulate or manage lands adjacent to, or affecting, Murrieta Creek and Santa Gertrudis Creek as stipulated by the Regional Water Quality Control Board and Multi-Species Habitat Conservation Plan (MSHCP). Action 14 Increase pedestrian accessibility to the Murrieta Creek trail and recreation area by requiring an interconnected network of sidewalks, bike paths, pedestrian walkways, paseos, and multi-use trails between Murrieta Creek and proximate future development projects located within the Uptown Hotel/Tourism District, Creekside Village District, Wilder Hills Residential Overlay District, Uptown Arts District and Uptown Sports District. Action 15 Require pedestrian oriented connections such as trails and plazas, and require pedestrian oriented amenities such as benches, shade trees, lighting and public art to be located throughout the specific plan area. Action 16 Encourage the placement of public art displays along the Murrieta Creek trail that promotes the creek as an outdoor amenity, public art walk, and wildlife viewing area. Action 17 Require that all new development projects include water quality measures to eliminate pollutants and decrease runoff in order to protect and enhance the water quality in Murrieta Creek, Santa Gertrudis Creek, and connected watersheds. Action 18 Develop and implement standards that encourage the use of rooftops for creative open spaces such as outdoor terraces, open-air gathering spaces, rooftop gardens and energy generation. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-12 CHAPTER 71 IMPLEMENTATION & FINANCING FLEXIBLE DEVELOPMENT STANDARDS GOAL: Create urban development standards that will guide future development while being flexible and. . adaptable to changing market demands and economic conditions. Actions Action 1 Establish form-based code standards and require all projects to demonstrate compliance with these standards in order to revitalize the area and achieve the future vision. Action 2 Develop and implement streetscape standards, build-to line requirements and frontage type requirements to strengthen the character of the public realm and facilitate a walkable urban environment. Action 3 Establish allowable building types and frontage types and require projects to mix building types and frontage types to create a lively, pedestrian-scaled street-edge and maintain pedestrian interest along the street. Action 4 Implement short-term strategies, such as encouraging adaptive re-use, adopting a streetscape beautification plan, allowing for increased intensity/density, and permitting urban residential development in the area, to spur desirable development and facilitate a seamless transition into the future. Action 5 Require compliance with the specific plan's Architectural Design Guidelines (Chapter 5) to ensure high-quality urban development and an authentic urban environment. Action 6 Adopt a Program Environmental Impact Report (PEIR) for the specific plan area to allow future projects to tier from the previously completed environmental analysis, as appropriate. Action 7 Track the square footage of all new development projects to ensure that the anticipated build-out, per the EIR, is not cumulatively exceeded as development incrementally occurs. Action 8 Implement urban parking standards that will encourage a "park once and walk" parking management strategy and encourage various urban parking configurations such as shared parking, on-street parking, valet parking, and tandem parking. Establish a parking setback requirement to ensure that all off-street parking spaces will be placed behind newly constructed buildings. Action 9 Require all new buildings to comply with the urban signage standards but allow flexibility to accommodate existing signage on existing buildings. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-13 CHAPTER 71 IMPLEMENTATION & FINANCING DISTRICT IDENTITY GOALS: Establish a recognizable identity, experience and brand for the Uptown Jefferson Specific Plan Area. Actions Action 1 Adopt a Marketing and Branding Plan for the Uptown Jefferson Specific Plan area. Action 2 Design, implement and identify funding for streetscape beautification improvements along Jefferson Avenue to create Temecula's"Great Street." Action 3 Establish a Public Signage Concept Plan for the Uptown Jefferson Specific Plan area to identify potential sign types and locations for a coordinated district-wide signage concept. Seek and pursue funding opportunities to construct and maintain public signage within the specific plan area. Action 4 Develop public signage standards as a branding strategy to guide the design and placement of way- finding signage, neighborhood or district monumentation, gateway signage, and light pole banner signs. Action 5 Design entry points and key intersections within the specific plan area to provide a sense of arrival and implement various branding efforts at these locations. Action 6 Identify the appropriate locations for public signage, directional and directory signs, and public art displays in relations to the pedestrian scale and appropriate public spaces in the specific plan area. Action 7 Develop a cultural arts section within the Uptown Jefferson Marketing and Branding Plan to cultivate a community identity through the display of public art and to promote economic vitality in the area by utilizing public art displays to brand the specific plan area as a destination for cultural tourism and arts-related uses. Action 8 Seek grants and other funding opportunities through various organizations to capitalize on the future opportunity to establish the area as a cultural arts hub. Action 9 Require all new development projects to comply with the City's Public Art Ordinance and Art in Public Places Developer Guidelines. Action 10 Require that all public art displays in the Uptown Jefferson Specific Plan area are granted approval by the Community Services Commission. Action 11 Consider holding City signature events in the specific plan area to promote a vibrant atmosphere and encourage the enjoyment of the area by both residents and visitors. Action 12 Implement a district identity that reflects Highway 395's historic legacy. Action 13 Establish branding and/or create themes to guide future development for each defined district or neighborhood. Action 14 Establish architectural guidelines to ensure consistency in building materials and architectural styles to achieve the future vision and distinguishing district identity. Action 15 Require the undergrounding of overhead utility lines throughout the specific plan area in accordance with Ordinance 04-02 to enhance the image of the specific plan area. Action 16 Encourage opportunities for community gardens or urban agricultural uses in residential areas or as a part of other appropriate development projects to enhance the character of the specific plan's neighborhoods and districts. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-14 CHAPTER 71 IMPLEMENTATION & FINANCING B. Financing California Government Code Section 65451 sets forth the basic content of specific plans; one of the requirements is to include information relating to project financing and fees. This section summarizes a variety of potential funding sources available at the time the Specific Plan was written. This list is not inclusive, but is intended to provide a starting point to target funding for specific public improvements, redevelopment, infill development, and business district revitalization projects recommended in the Uptown Jefferson Specific Plan. The listing of potential funding opportunities is organized into three categories: i. Federal and State ii. City and County iii. Private Involvement 1. Federal and State Funding Sources a) Community Development Block Grant(CDBG) Established in 1974, the Community Development Block Grant (CDBG) is one of the oldest programs of the U.S. Department of Housing and Community Development (HUD). The CDBG provides annual grants based on a formula. The grants can be used for downtown revitalization projects, infrastructure improvements, low income housing, and reduction of blight. The Community Development Block Grant program is operated by the California Department of Housing and Community Development (HCD). The purpose of the program is to create or retain jobs for low-income workers. This program provides grants of up to $2,500,000 for eligible cities to lend to identified businesses, or use for infrastructure improvements necessary to accommodate the creation, expansion, or retention of identified businesses. (Eligible cities have fewer than 50,000 residents and are not participants in the U.S. Department of Housing and Urban Development (HUD) Community Development Block Grant (CDBG) entitlement program.) Besides funding publicly owned infrastructure, cities may use the funds for loans or loan guarantees to businesses for construction, on-site improvements, equipment purchases, working capital, site acquisition, business start-ups, and small business incubators. An annual Notice of Funding Availability (NOFA) invites applications, which can be submitted throughout the year. Awards are made on an ongoing basis, typically within 60 days of HCD receipt of a completed application. b) Community Development Financial Institutions/Loan Funds Community development financial institutions and loan funds (CDFI and CDLF) make interest-bearing loans to nonprofit organizations that benefit or provide services to low-income or underserved communities. The loans can be used for affordable housing projects, human service programs, community facilities, and worker-owned cooperatives. CDFI and CDLF use federal resources provided by the U.S. Department of the Treasury Community Development Financial Institutions Program. Organizations such as the Nonprofit Finance Fund and the Northern California Community Loan Fund provide economic development loans as well as technical assistance. As certified Community Development Entities, both of these organizations also utilize the federal New Markets Tax Credit Program, which encourages capital investments in low-income neighborhoods. c) California Department of Housing and Community Development(HCD) Loans and Grants The California Department of Housing and Community Development (HCD) administers more than 20 programs that award loans and grants for the construction, acquisition, rehabilitation, and preservation of affordable rental and ownership housing, homeless shelters and transitional housing, public facilities and infrastructure, and the development of jobs for lower income workers. These loans and grants are available to local public agencies, nonprofits and for-profit housing developers, and service providers. In many cases, these agencies then provide DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7.15 CHAPTER 71 IMPLEMENTATION & FINANCING funds to individual end users. These loans and grants can be used for construction, acquisition, rehabilitation, and preservation of affordable rental and owner-occupied housing. d) Environmental Protection Agency(EPA) Grants The Environmental Protection Agency (EPA) offers federal grants for various purposes including State and local programs, research, demonstration projects, developments, and implementation of a wide range of environmental based programs including smart growth, water pollution, conservation, and solid waste disposal. e) Department of Housing and Urban Development(HUD) Grants The U.S. Department of Housing and Community Development(HUD) awards grants to organizations and groups for a variety of purposes. Available HUD Grants include, but are not limited to: i. Sustainable Communities Challenge Grants ii. TIGER II Planning Grants iii. Sustainable Communities Regional Planning Grants iv. Choice Neighborhood Initiative—Planning & Implementation Grants v. Capacity Building for Community Development and Affordable Housing Grants vi. Fair Housing Initiative Program Grant t) Caltrans Transportation Planning Grant Program Caltrans offers two state-funded planning grant programs: Environmental Justice (EJ) and Community Based Transportation Planning (CBTB). The EJ planning grant promotes the involvement of low-income and minority communities in the planning for transportation projects to mitigate negative impacts while improving mobility, access, safety, and opportunities for affordable housing and economic development. The CBTP grant funds coordinate transportation and land-use planning projects that encourage community involvement. CBTP projects support livable and sustainable community concepts with a transportation or mobility objective and promote community identity and quality of life. The State grant cycle has an estimated funding target of$6 million for both grant programs, pending approval of the State budget. The maximum amount per grant cannot exceed $250,000 for EJ and $300,000 for CBTP. The EJ and CBTP grant programs require the applicant to provide a minimum 10 percent local match. 2. City and County Funding Sources a) City General Fund The City General Fund is the main source of City financing for ongoing operating, staffing, and maintenance costs. Occasionally, cities will use the City General Fund for major capital improvements, one-time purchases or commit a certain amount to a revitalization effort over a period of several years. A city's General Fund may be used for improvements and ongoing projects or programs which have general communitywide benefits. However, in light of the recent budget crisis affecting many California cities, the City's General Fund may not be a viable financing option and should be viewed as a secondary source of financing for public facilities and infrastructure improvements b) Debt Financing Statutory authority empowers public entities to issue a variety of securities/bonds to incur debt. The proceeds can be used for any public improvement for which the City would otherwise be authorized to spend City funds, where that expenditure is greater than the amount generally available from the annual tax levy. Examples include General Obligation Bonds, Revenue Bonds, and Tax Allocation Bonds, amongst others. Use of this option will generally be limited to those improvements with a citywide benefit, where the desire is to install the improvement in advance of the City having the available cash for payment. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-16 CHAPTER 71 IMPLEMENTATION & FINANCING c) Hotel/Motel Room Tax(Transient Occupancy Tax) Section 7280 of the Revenue and Taxation Code authorizes the city to impose an excise tax for the privilege of occupying a room or other living space in a hotel, inn, or motel. Transient Occupancy Tax revenues collected within the City of Temecula are deposited into the City's General Fund. d) Impact Fees and Exactions Impacts fees are exactions that lessen the impacts of new development resulting in population or demand on services. In lieu of payment of all or a portion of development fees, developers may dedicate land to the City for other purposes such as parks or affordable housing. Whenever a developer determines to dedicate land in lieu of payment, the value of the property to be dedicated must be determined in the same manner as the then current calculation of the average cost of, for example, parkland for the Park Development Fee. These funds may be used for construction or expansion of needed capital improvements, dedication of land and fees in lieu of dedication, subdivision reservation for public uses, and development architectural review and fees The City could create a special development impact fee for the Plan area to fund infrastructure. Such a fee would be adopted in accordance with the state's Mitigation Fee Act, California Government Code Section 66000-66025. To establish the appropriate fee amount, the City would need to determine the specific improvements to be funded and then prepare a "nexus" study to demonstrate the relationship between the proposed improvements and new development, allowing the City to calculate the appropriate fee amount for various types and sizes of development. Such a fee could be adopted by City ordinance. 3. Private Involvement a) Special Assessment Districts Special Assessment Districts, such as those created under the Improvement Act of 1911, or the Municipal Improvement Act of 1913, and funded pursuant to the Improvement Bond Act of 1915, provide a method for long- term financing of public infrastructure and facilities. The assessment district includes the area where the real property owners will benefit from the provision of the planned facilities. A lien based upon a formula for allocating benefit among the properties within the assessment district is placed against each parcel of property within the district. The public entity establishing the benefit assessment district issues and sells the bonds to finance the upfront costs of constructing the improvements. The bonds are then repaid over their term from assessments levied against the properties in the district in addition to the property taxes due. The assessments are collected with the property taxes on an annual basis and used to redeem the bonds that have been recorded as a lien against each property in the district. b) Infrastructure Financing Districts Infrastructure financing districts (IFDs) allow cities and counties to pay for public works projects by diverting property tax increment revenues from the general fund for thirty years. IFD funds can be used to finance construction of and improvements to highways, transit, water and sewer systems, flood control systems, childcare facilities, libraries, parks, and solid waste facilities. IFDs cannot pay for maintenance, repairs, operating costs, and services. To form an IFD, the City must develop an infrastructure plan, send copies to every landowner, consult with other local governments, and hold a public hearing. Every local agency that will contribute its property tax increment revenue to the IFD must approve the plan. Schools cannot shift their property tax increment revenues to the IFD. Once the other local officials approve, the City must still get the voters' approval to: i. Form the IFD (requires 2/3 voter approval); ii. Issue bonds (requires 2/3 voter approval); and DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-17 CHAPTER 71 IMPLEMENTATION & FINANCING iii. Set the IFD's appropriations limit(majority voter approval). c) Business Improvement Districts In California, Business Improvement Districts (BIDs) date back to 1965 with the approval of the "Parking and Business Improvement Area Law." BIDs are a type of assessment district in which business owners within a defined area choose to be assessed a fee, which is collected on their behalf by the City, for use in promoting and improving the business area. BIDs can provide a business area with the resources to develop marketing campaigns, enhance public improvement and beautification projects in partnership with the City, and secure additional funding. Events, programs, and improvements range from farmers' markets to business promotions to installing street lighting and decorative banners, to washing sidewalks and removing graffiti. By pooling private resources, businesses collectively pay for activities they could not afford individually. Further, since a BID fee is a benefit assessment and not a tax, BIDs can consistently provide activities without having to rely on public funding. d) Property and Business Improvement Districts Enacted by the Parking and Business and Improvement Area Law of 1989, Property and Business Improvement Districts (PBIDs) provide for an assessment on owners of commercial property within a defined geographic area. The proceeds from this assessment are used to provide services that offer a specific benefit to those properties within the district. Similar to BIDs, PBIDs can fund marketing and economic development, security, sanitation, graffiti removal, street cleaning, and other municipal services, yet funds may also be used to fund capital improvements and streetscape enhancements. Streets and Highways Code 36610 defines acceptable "improvements" as "the acquisition, construction, installation or maintenance of any tangible property with an estimated useful life of five years or more..." Therefore, the use of the PBID does not appear to be limited to specific types of infrastructure, although it is commonly used to finance street and lighting improvements. The formation of a PBID is initiated by a petition signed by the property and business owners who will pay more than 50 percent of the proposed assessment. Under the Property and Business Improvement District Law of 1994, PBIDs are formed with an initial term of five years and may be renewed for another five years. However, if debt is issued to finance capital improvements, assessments can be levied until the bonds mature. The term of debt service for PBID bonds is not to exceed 30 years. Without bond issuance, the maximum term for a PBID district is 10 years. e) Landscaping and Lighting Districts The Landscaping and Lighting Act of 1972 provides for the creation of assessment districts to finance the cost of installing and/or maintaining landscaping, lighting facilities, and ornamental structures. Like a benefit assessment district, properties within the district are assessed a share of the costs to the district on the basis of the benefit provided to the real property. I) Adopt-a-Light Program (Tree, Bench, etc.) As a unique method for paying for street light fixtures, or any other streetscape element, a small projected plaque sign could be affixed to the light pole with the name or logo of the local merchant/business/person/entity that purchased the fixtures. This program can also be applied to historic plaques, benches, trees, paving surfaces, and banners. g) Development Agreements A development agreement is a tool for establishing a vested right to proceed with development in conformance with the policies, rules, and regulations in effect at the time of approval (Government Code Section 65864). DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-18 CHAPTER 71 IMPLEMENTATION & FINANCING Development agreements provide a developer with assurances for a specified length of time that the proposed project may proceed as originally approved, and not be affected by future changes in land use regulations. In exchange for this assurance, the landowner/developer may agree to public improvements, land dedications, or in- lieu fees, as negotiated with the City, as a condition of the agreement. DRAFT UPTOWN JEFFERSON SPECIFIC PLAN 7-19 UPTOWN JEFFERSON SPECIFIC PLAN — Appendices March 2015 EWIISION jenerson avenue 4,,,.: _. ,... . . ). i, :,.. .r• : : Tu.-; 7 ....4 „A., .. , ' d ., • �i 'V\.1.." 1 K D • . IN :,.....„.„..; r L., ,,. • . ...„ - i ,1 .11. *!_ik 11 , . . . . ,, :.• .4 ••• -•- , I �� 11 '" ` •.41, k �'s/ IP D pp D _ If 0 It ', p p 0n �� r------- - �n`l� Il �uo\` at%. , IV to,,,.._ '' i -4: 7,..;,.../Leat 9 A 14 rijW; t ks...!:1• - • ,7,../g ' • 0 0 V r&!--:"--.,-A.,-----' ..quemor - _�--_ _ ram... i �•.� b 1��l gfi g{ �, ( ' , �' f ���� 1 ' .4N \iUla 41-PM0\,.7 liik',iii ,p,_.I:1"i..1‘...-Wk64gg iL5 1 4 gIi i r- Appendix A - Glossary of Terms 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 a primary street frontage, secondary street frontage, and Murrieta Creek. 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. Appendix A - Glossary of Terms Attached - Joined by a wall, especially sharing a wall with another building; not freestanding or detached. Automotive Repair(Light) - Includes the routine maintenance and light repair of automobiles. Examples of light automotive repair include: • Oil change shops • Smog test shops (smog only, no repairs) Automotive Repair(Heavy) - Includes the routine maintenance and heavy repair of automobiles. Examples of heavy automotive repair include, but are not limited to: • Tire shops • Tune-up services • Automotive repair garage • Transmission shop • Muffler shop • Brakes • Auto body repair shop • Automobile paint shop Awning Sign - A painted or silk-screened, nonelectronic sign attached to an awning or canopy that is attached to the exterior of a building. 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, and common drives without the separation of another street shall be considered to be part of a block for the purposes of this specific plan. 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. Appendix A - Glossary of Terms 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 - A structure defined by the combination of configuration, placement and function. The Building Types allowed within the Specific Plan area are addressed in detail in Section Chapter 4 — Architectural Standards. 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. 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. Can Sign/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. 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. 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 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. 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 this specific plan for the location or operation of such use. Appendix A - Glossary of Terms 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 - Surroundings, including a combination of land uses, architectural, natural and civic elements that define the specific character of a neighborhood, commercial block or civic area. Curb - The edge of the vehicular pavement detailed as a raised or rolled curb. The curb typically incorporates into the drainage system. 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. 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 a lot, garage, alleyway or parking area, dwelling or other structure. Dwelling Unit-Any building or portion thereof that contains living facilities including all of the provisions for sleeping areas, a kitchen and bathroom. Entrance -The principal point of access for pedestrians into a building. Facade -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 Chapter 4-Architectural Standards. Appendix A - Glossary of Terms 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. Gallery - A roofed structure, parallel to the façade that provides a covered extension to the public sidewalk. 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 -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 Community Development. 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. Light Manufacturing - The manufacture or assembly of products predominantly from previously treated or prepared materials, of finished products or parts, including processing, fabrication, assembly, treatment and packaging of such products, which do not involve frequent truck traffic and where no impact is created to the adjacent uses. Light manufacturing uses (including storage) are required to be entirely indoors. This land use category excludes the processing of extracted or raw materials. Examples of light manufacturing include, but are not limited to: • Artesian/craft product manufacturing • Brewery(without a tasting room) • Cabinet shop(under 20,000 s.f.) • Manufacturing of clothing, jewelry, electronics, musical instruments, cameras and photo equipment, optical goods etc. • Research and development • Upholstery shop • Welding Appendix A - Glossary of Terms • Wholesale and distribution (ancillary use only; limited to 20(Y0 of total gross floor area) • Wholesale bakeries 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. 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. 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 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. 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 such as medical, dental and veterinarian classification. Parking Structure -A building containing two or more stories of parking. 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. Appendix A - Glossary of Terms Permitted Use - Permitted by right, without the approval of a Conditional Use Permit. 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. 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. Restaurant -An establishment where food and drink is prepared, served, and consumed primarily within the principle building. Retail -Stores or shops selling many lines or types of merchandise directly to the consumer. Examples of retail uses include, but are not limited to: • Art galleries (retail) • Art supply and framing store • Automobile glass/windshield shop • Auto parts sales • Bakery • Bicycle shop • Books, magazines and newspapers • Clothing, shoe and accessory store • Department stores • Drug stores and pharmacy • Electronic store • Florist and houseplant stores (indoor display or back 25% of a lot only) • Furniture and home furnishings shops • Guns and firearm sales • Hobby shop • Musical instruments • Sporting goods and equipment • Stationery • Toys and games • Vehicle stereo installation (all indoor) General retail does not include: • An adult business as defined in Section 5.09 of the City of Temecula Municipal Code. • Uses that are considered to be light manufacturing. Service (General) - Includes uses or businesses that provide a service directly to the consumer. Appendix A - Glossary of Terms Examples of general service uses include, but are not limited to: • Banks and financial institutions • Computer, small appliance or electronic repair • Dry cleaner, self-service laundries, or laundromat • Locksmith • Pet grooming facility(no boarding or day care) • Postal/parcel delivery services • Photo studio • Shoe repair • Tailor These may include the incidental sale of products related to the services provided. Service (Personal) - Establishments primarily engaged in the provision of services for the non-medical enhancement of personal appearance. Examples of personal service shops include, but are not limited to: • Barber shops • Beauty salons • Massage businesses • Nail salons • Tanning salons • Tattoo shops Sidewalk Cafe/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. 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 Appendix A - Glossary of Terms 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. 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. Walkabilty-A measure of how friendly an area is to movement and mobility for pedestrians. Yard-An open space area on a lot that is unoccupied by building area and/or hardscape. Appendix B — General Plan Consistency Purpose and Intent It is the intent of the Uptown Jefferson Specific Plan to provide a comprehensive planning tool for coordinating development of the 560-acre project area known as the Jefferson Corridor. The Uptown Jefferson Specific Plan is the nexus of set principles pursuant to the California Government Code, City of Temecula General Plan and Development Code as well as community members that participated in the visioning process including property owners, business owners and interested citizens. The end result culminated into eight recommendations and goals that provide the structure and direction for the development and future implementation programs for the Jefferson Specific Plan and encourages innovative design while setting the development standards to facilitate the design review of subsequent site plans. The following highlights community goals and recommendations in conjunction with the City of Temecula General Plan. Recommendation 1: Strengthen Economic Development The City of Temecula General Plan has several Economic Development Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Economic Development A diverse economic base including a range of manufacturing, retail, Element Goal 2: service, and knowledge based professional activities. Economic Development A sound economic base providing a fiscal foundation for the City, quality Element Goal 3: community facilities, and high service levels. Economic Development Promote the advantages to businesses of locating in Temecula, Element Goal 5: including cost advantages, amenities, housing, community activities, cultural amenities, and civic services. Economic Development A comprehensive, recognizable tourist destination, offering a range of Element Goal 6: attractions throughout and beyond the Planning Area. Consistency: The City of Temecula General Plan has several goals similar to the Uptown Jefferson Specific Plan's Recommendation 1 by revitalizing the area through strategies that support a sustainable fiscal foundation for the future. The development seeks to achieve its goals by building on the communities existing assets, incentivizing underutilized parcels performing sub-par to the their market potential, and implementing the City's Quality of Life Master Plan to attract high-wage jobs, quality employers, and higher education facilities into the area. Recommendation 2: Expand the Mix of Uses The City of Temecula General Plan has several Land Use Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Land Use Element Goal 1: A diverse and integrated mix of residential, commercial, industrial, recreational, public and open space land uses. Appendix B — General Plan Consistency Land Use Element Goal 2: Successful, high-quality mix use development projects containing a mix of residential, commercial/office, and civic land uses, supported by alternative modes of transportation. Land Use Element Goal 3: A city of diversified development character, where rural and historic areas are protected and co-exist with newer development. Land Use Element Goal 5: Land use pattern that protect and enhances the residential neighborhoods. Land Use Element Goal 6: A development pattern that protects and preserves aesthetics and enhances the environmental resources of the planning area. Land Use Element Goal 8: A city compatible and coordinated with regional land use and transportation patterns. Consistency: The City of Temecula General Plan Land Use Element currently designates the site for a mosaic of land uses including Community Commercial, Light Industrial, Service Commercial, High Tourist Commercial, Professional Office, and Open Space Conservation. In order to provide for a coordinated, comprehensive, and flexible planning approach, the Uptown Jefferson Specific Plan allows for greater flexibility and a wider array of land use options within the specific area. The Uptown Jefferson Specific Plan calls for expanding corporate employment opportunities and the addition of urban-residential housing on a transit- oriented, walkable, district-based land use pattern. Recommendation 3: Define Districts and Neighborhoods The City of Temecula General Plan has several Community Design Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Community Design Element Enhancement of the City's image related to its regional and natural setting Goal 1: and its tourist orientation. Community Design Element Design excellence in site planning, architecture, landscape architecture Goal 2: and signs. Community Design Element Preservation and enhancement of the positive qualities of individual Goal 3: districts or neighborhoods. Community Design Element A streetscape system that provides cohesiveness and enhances Goal 4: community image. Community Design Element Protection of public views of significant natural features. Goal 5: Appendix B — General Plan Consistency Community Design Element Maintain and enhance public spaces and resources within the city. Goal 6: Consistency: The Specific Plan includes the encouraged development of districts within the area based upon current and historical uses in order to cultivate a unique character. Standards and guidelines established encourage innovative planning techniques in support General Plan goals and policies for achieving excellence in the design of the residential, commercial, industrial, public facilities, parks, architecture and landscaping. The Specific Plan balances the preservation of existing amenities while enhancing the neighborhood identity. Recommendation 4: Improve Transportation, Mobility, Connectivity and Circulation The City of Temecula General Plan has several Circulation Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Circulation Element A regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community. Goal 2: Circulation Element An efficient City circulation system through the use of transportation system management and travel demand management strategies. Goal 3: Circulation Element Safe and efficient alternatives to motorized travel throughout the City. Goal 5: Circulation Element Enhanced traffic safety on City streets. Goal 6: Circulation Element An adequate supply of private and public parking to meet the needs of residents and visitors to the City. Goal 7: Consistency: The Uptown Jefferson Specific Plan complies with the City of Temecula General Plan roadway system for the area including the facilitation of safe movement of vehicular traffic, while at the same time encouraging travel through the community by means other than the automobile. The goals of Recommendation 4 encourage the development of a multi-modal, interconnected circulation network that improves circulation for vehicles, bicycles, pedestrians and transit. Recommendation 5: Integrate Recreation, Open Space, and Trails The City of Temecula General Plan has several Open Space/Conservation Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Appendix B — General Plan Consistency Open Space/Conservation A high quality parks and recreation system that meets the diverse Element Goal 1: recreation needs of residents. Open Space/Conservation Conservation and protection of surface water, groundwater and imported Element Goal 2: water resources. Open Space/Conservation Conservation of important biological habitats and protection of plant and Element Goal 3: animal species of concern, wildlife movement corridors, and general biodiversity. Open Space/Conservation Conservation of energy resources through the use of available technology Element Goal 4: and conservation practices. Open Space/Conservation Conservation of open space areas for the balance of recreation, scenic Element Goal 5: enjoyment, and protection of natural resources and features. Open Space/Conservation Preservation of significant historical and cultural resources. Element Goal 6: Open Space/Conservation Development of a trail system that serves both recreational and Element Goal 8: transportation needs. Consistency: The Uptown Jefferson Specific Plan contributes to the General Plan goal of providing high quality parks, recreation and open space system and providing other recreational opportunities including a network of recreational trails, walkways, bike lanes interwoven into the urban landscape. Recommendation 5 encourages public and private investment in the development of world class walking and biking trails, public open spaces, and passive recreation spaces for both the residents as well as the surrounding communities. Recommendation 6: Create Updated and Flexible Development Standards The City of Temecula General Plan has several Economic Development Element and Land Use Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Economic Development A diverse economic base including a range of manufacturing, retail, Element Goal 2: service, and knowledge based professional activities. Economic Development Promote the advantages to businesses of locating in Temecula, including Element Goal 5: cost advantages, amenities, housing, community activities, cultural amenities, and civic services. Economic Development A comprehensive, recognizable tourist destination, offering a range of Element Goal 6: attractions throughout and beyond the Planning Area. Land Use Element Goal 1: A diverse and integrated mix of residential, commercial, industrial, recreational, public and open space land uses. Appendix B — General Plan Consistency Land Use Element Goal 2: Successful, high-quality mix use development projects containing a mix of residential, commercial/office, and civic land uses, supported by alternative modes of transportation. Land Use Element Goal 3: A city of diversified development character, where rural and historic areas are protected and co-exist with newer development. Land Use Element Goal 5: Land use pattern that protect and enhances the residential neighborhoods. Land Use Element Goal 8: A city compatible and coordinated with regional land use and transportation patterns. Consistency: The Uptown Jefferson Plan is consistent with several goals and policies in the City's General Plan Economic Development and Land Use Elements. The goals of Recommendation 6 are to create an urban environment that will guide future development while being flexible and adaptable to changing market demands and economic conditions. This amendment seeks to achieve this by allowing for greater density and increased building heights, which are both economically feasible and compatible with the character of the surrounding community. Recommendation 7: Build and Maintain a Comprehensive Utility Infrastructure System The City of Temecula General Plan has several Growth Management/Public Facilities Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Growth Management/ Public Public and quasi-public facilities and services that provide for the social, Facilities Element Goal 5: cultural, civic, religious, and recreational needs of the community. Growth Management/ Public A water and wastewater infrastructure system that supports development Facilities Element Goal 6: in the planning area. Growth Management/ Public A solid waste management system providing safe and efficient collection, Facilities transportation, recovery and disposal of waste. Element Goal 8: Growth Management/ Public Adequate electrical, natural gas and telecommunication systems to meet Facilities development demand. Element Goal 9: Consistency: The Uptown Jefferson Specific Plan provides for the phased construction of roads, water, sewer, drainage, parks, and other infrastructure to assure to the delivery of adequate services to ensure adequate infrastructure capacity to support future urban development. Appendix B — General Plan Consistency Recommendation 8: Establish District Identity The City of Temecula General Plan has several Economic Development, Land Use, and Community Design Element goals which are applicable to the Uptown Jefferson Specific Plan project. Those goals that are not included are not considered applicable to this project and therefore were not discussed. Economic Development Promote the advantages to businesses of locating in Temecula, including Element Goal 5: cost advantages, amenities, housing, community activities, cultural amenities, and civic services. Economic Development A comprehensive, recognizable tourist destination, offering a range of Element Goal 6: attractions throughout and beyond the Planning Area. Land Use Element Goal 1: A diverse and integrated mix of residential, commercial,industrial, recreational, public and open space land uses. Land Use Element Goal 2: Successful, high-quality mix use development projects containing a mix of residential, commercial/office, and civic land uses, supported by alternative modes of transportation. Land Use Element Goal 3: A city of diversified development character, where rural and historic areas are protected and co-exist with newer development. Land Use Element Goal 6: A development pattern that protects and preserves aesthetics and enhances the environmental resources of the planning area. Land Use Element Goal 8: A city compatible and coordinated with regional land use and transportation patterns. Community Design Element Preservation and enhancement of the positive qualities of individual Goal 3: districts or neighborhoods. Consistency: Goals and policies from the City of Temecula Master Plan including the Economic Development, Land Use, and Community Design Element are consistent with the Uptown Jefferson Specific Plan. The intent of Recommendation 8 is to brand the Jefferson Corridor boundaries in order to establish a citywide and regional identity and experience that promotes walkability, culturally rich neighborhoods, boutique commercial establishments, upscale hotels, assorted restaurants, and entertainment; the urban landscape will be interwoven with public open spaces, trails, plazas, parks and other green spaces. The Uptown Jefferson Specific Plan ultimately encompasses a strong sense of community as well as a sense of place. KEYSER MARSTON ASSOCIATES ADVISORS IN PUBLIC/PRIVATE REAL ESTATE DEVELOPMENT MEMORANDUM To: Patrick Richardson, Director of Development Services ADVISORS IN: REAL ESTATE City of Temecula REDEVELOPMENT AFFORDABLE HOUSING ECONOMIC DEVELOPMENT From: KEYSER MARSTON ASSOCIATES, INC. SAN FRANCISCO A.JERRY KEYSER Date: July 27, 2012 TIMOTHY C.KELLY KATE EARLE FUNK DEBBIE M.KERN Subject: Jefferson Avenue Study Area REED T.KAWAHARA Market Assessment DAVID DOEZEMA LOS ANGELES KATHLEEN H.HEAD JAMESA.RABE I. INTRODUCTION GREGORY D.Soo-HOo KEVIN E.ENGSTROM JULIE L.ROMEY A. Background SAN DIEGO GERALD M.TRIMBLE Keyser Marston Associates, Inc. (KMA) prepared a market assessment and evaluation of PAUL C.MARRA development potential for the Jefferson Avenue Study Area (Study Area). The Study Area boundary is defined as Rancho California Road to the south, Interstate 15 to the east, Cherry Street to the north, and Diaz Road to the west. It is the KMA understanding that the City is interested in determining the types of land uses that the Study Area could support based on prevailing market factors, trade area growth projections, and anticipated macroeconomic changes within each major land use category. In addition, the City plans to adopt a new Specific Plan to encourage new investment and private redevelopment in the Study Area. B. KMA Approach The focus of the KMA market assessment was to evaluate the potential for development of new mixed-use development in the Study Area. The assessment relied upon readily available third-party demographic and market data sources. KMA reviewed both existing and historical market trends to better understand future development potential. KMA also prepared 10-year market demand projections for various land uses within the Study Area. In completing this assignment, KMA undertook the following principal work tasks: • Reviewed relevant background materials, resource documents, and maps. 1660 HOTEL CIRCLE NORTH,SUITE 716>SAN DIEGO,CALIFORNIA 92108> PHON L 619 718 9500> FAX 619 718 9508 12111ndh W W W.KEYS E RMARSTON.COM 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 2 Market Assessment • Compiled data on regional and local commercial and residential market conditions. • Conducted interviews with key stakeholders. • Reviewed proposed developments planned or under construction. • Identified the key strengths and weaknesses affecting development potential in the Study Area. • Identified the near- and long-term development opportunities and estimated supportable demand by land use. C. Report Organization This memorandum report has been organized as follows: • Section II presents the KMA key findings in terms of market demand and development opportunities for the Study Area. • Section III presents an overview of demographic conditions for the City of Temecula and surrounding trade area. • Sections IV through VII present the KMA market overviews for employment uses (office and industrial), hotel, residential, and retail land uses, respectively. • Section VIII details limiting conditions pertaining to the KMA market assessment. II. KEY FINDINGS A. Existing Mix of Uses in Study Area The Study Area benefits from excellent freeway frontage and access at the Winchester Road and Rancho California Road interchanges. There is a broad mix of commercial and industrial land uses within the Study Area, including office, industrial/business park, lodging, and specialty and service retail. There are no residential uses in the Study Area. The Study Area is largely built out, with very limited undeveloped contiguous land remaining for development. However, numerous opportunities exist for privately owned land to be redeveloped with new buildings and uses that are better suited for current and future market conditions. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 3 Market Assessment Existing Mix of Building Area by Use 10% 6% 3°° • Retail • Office 17% • Industrial 8% • Hotel • Institutional 26% • Vacant Buildings B. Overview of Strengths and Weaknesses The following presents the KMA summary of the principal strengths and weaknesses affecting development potential within the Study Area. Strengths Weaknesses • High freeway visibility and access • Lack of district identity/image • Incubator for"mom and pop" tenants • Incomplete street grid and wayfinding • Proximity to existing business park • Incomplete/inconsistent public (eating and drinking demand) improvements • High personal and household incomes in • High traffic volume and lack of the trade area pedestrian-friendly infrastructure ill- suited to create walkable environment • The City is nearly 85% built out for prospective residents and patrons • Projected high rate of increases in • Numerous underutilized properties and population, housing units, and jobs over older retail space exhibit disinvestment the next 25 years • Unsightly land uses will be incompatible with potential new development 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 4 Market Assessment Strengths Weaknesses • Growing demand for alternative multi- • Limited vacant development sites family housing types (townhomes, available for large-scale campus or condominiums, and apartments) master-planned development; resulting from scarcity of land, rising assemblage/acquisition required housing costs, and the increase in non- family households • Absence of residential base to support retail/restaurants or generate nighttime • Increasing life expectancy and changing activity lifestyle patterns support a range of multi-family and mixed-use development • Competition from Old Town and types Promenade Mall II • Apartments represent an increasingly strong investment in locations close to employment and transportation • Rising land values/shrinking employment land inventory in North San Diego County and 1-15 Corridor may present opportunities to attract corporate campuses and/or research facilities • Planned creek bridges, proposed pedestrian/bike trails, and mountain views are an amenity for future residents and visitors • Future planned Temecula Transit Center at the north end of the Study Area to provide additional transportation option • Future French Valley Parkway, connecting Jefferson Avenue and Ynez Road, to provide easier east-west access 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 5 Market Assessment C. Market Support by Land Use Based on the demographic trends and market conditions for the Study Area and surrounding trade area, KMA assessed the market support for each land use in the near-, mid-, and long- term. These rankings are summarized as follows: Market Support Near-Term Mid-Term Long-Term by Land Use (0 to 5 years) (5 to 10 years) (10+ years) Office Weak Moderate Strong Hotel Weak Moderate Moderate Residential Moderate Strong Strong Retail Weak Moderate Moderate D. Supportable Demand by Land Use KMA projects that over the next 10 years, the Study Area can support a total of 2.4 to 4.1 million square feet (SF) of new development, broken out as follows: 10-Year Demand by Land Use Low High Office 478,000 SF 717,000 SF Hotel(1) 132 Rooms 293 Rooms Residential(2) 1,368 Units 2,280 Units Retail/Restaurant 142,000 SF 324,000 SF Total New Development SF 2,435,000 SF 4,125,000 SF (1) Assumes 800 gross SF per room. (2) Assumes 1,250 gross SF per unit. E. Development Opportunities and Recommendations Based on the development potential identified above, and the current trends in comparable mixed-use districts, KMA formulated a series of specific development opportunities and related recommendation for the City's consideration. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 6 Market Assessment Image and Distinct Identity New investment in the Study Area in both private development and public infrastructure should strive to foster a district for the Study Area. For example, the City and key stakeholders should consider the following key steps: • Emphasize unique characteristics of the location, natural setting, built environment, and adjacent uses • Establish a branding and/or create themes to guide development: o Access to nature o Active recreation o Health and well-being o Ecological sustainability • Implement monumentation, signage, and wayfinding consistent with district identity • Explore the potential for a Business Improvement District (BID)to manage and promote the Study Area Employment Uses Plans for the Study Area should strive to: • Strengthen the existing employment base and encourage job growth in high wage sectors by attracting high-technology sectors, biotechnology sectors, other innovation/research sectors, and corporate headquarters campuses. • Distinguish the Study Area from the business park area. • Consider the potential to recruit a charter school or higher-education facility/satellite campus focused on science and engineering and/or arts and culture. Commercial and Mixed-Use Development The City should work with existing property owners and/or developers to rehabilitate and/or replace existing underutilized commercial developments with viable uses compatible with the district identity. Key steps should include: • Encourage development that incorporates employment and residential uses integrated either vertically or horizontally with retail uses. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 7 Market Assessment • Target local-serving retail/restaurants and identify sustainable and themed retail uses such as farm-to-table restaurants and food markets, artisan restaurants and shops, craft breweries, wine and gift shops, studios for artists and artisans, and commercial recreation. • Focus on the development of one or more full-service hotels targeted to business travelers with meeting space large enough to accommodate 150+ people. • Encourage placemaking amenities such as outdoor public seating areas, enhanced landscaping, and pedestrian circulation. Residential The City should encourage developments with walkable environments and easy access to retail, services, and amenities. Current market trends indicate that high-end rental apartments are the most likely type of residential development. However, plans for the Study Area should accommodate a variety of housing types, including: • High-density rowhomes/townhomes • Texas "wrap" or podium apartments/condominiums • Both rental and ownership • With or without ground-floor retail uses Public Investment and Amenities New public investment in infrastructure, public facilities, and recreational amenities provides a strong catalyst for private development. The City and key stakeholders should: • Evaluate and prioritize required infrastructure improvements, such as landscaping, street lighting, walkable blocks and sidewalks, monumentation, signage, and wayfinding. • Identify potential recreational amenities/facilities, such as sports fields/complex, water play facilities, parks/picnic facilities, and gathering plazas. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 8 Market Assessment III. DEMOGRAPHIC OVERVIEW This section reviews the demographic factors, obtained through Claritas, Inc., U.S. Census, and California Department of Finance, for the City, 5- and 10-mile trade areas, and Riverside County. The demographic tables can be found within Appendix A, attached. Key demographic factors are discussed below. • Historically, Riverside County's population growth was mainly attributable to naturally caused increases, versus net in-migration. In the past two decades, net in-migration has become the leading driver in populating Southwestern Riverside County, largely due to housing affordability levels. • According to newly released U.S. Census estimates, the Inland Empire's growth in population continues to outpace the rest of the State. • Temecula's population has increased from 57,700 in 2000 to 103,000 in 2012, or 5% annually. • By 2017, Temecula is expected to see an increase of 7,100 people and 1,300 households. • Population and households in the City are projected to increase by 2% annually over the next 25 years. Temecula Population and Household Growth, 2000 to 2035 140,000 — — -- — — 112,242 118,893 120,000 100,097 100,000 —— - 80,000 57,716 60,000 40,000 - -- -31 781 34 320 37,171 18,293 20,000 - 0 - - 2000 2010 2020 2035 In Population V Households 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 9 Market Assessment • Median household and per capita incomes in the City and trade area greatly exceed those of the County. Estimated Income 5-Mile 10-Mile Characteristics, 2012 Radius Radius City County Median Household Income $70,600 $74,200 $75,800 $53,800 Per Capita Income $26,900 $27,700 $28,400 $22,100 Aggregate Personal Income $4.4 Billion $8.7 Billion $2.9 Billion $49.2 Billion IV. EMPLOYMENT MARKET OVERVIEW The national residential market downturn contributed to decreased office space demand from related users, e.g., mortgage, title, and escrow companies; lenders and investors; and homebuilders. While the residential downturn was likely the initial cause of the decreased demand for office space, the recession that followed was a major contributing factor for increased vacancies in both office and industrial space. As businesses downsized or closed, the inventory of sublease space put additional downward pressure on rental rates for Class A and B office space. (According to the Building Owners and Managers Association International's rating system, Class A and B office space facilities typically are considered good to premier and have rents that are above average for the region.) In addition, the residential market downturn contributed to decreased industrial space demand from related users, e.g., homebuilders, textile industry, and home furnishings. The industrial sector is anticipated to recover stronger than the other real estate sectors as consumer demand rebound will lead to manufacturing output and growth in the shipment of goods. Industrial vacancy rates are projected to decrease as demand rises and little new construction of industrial space has occurred. As the ratio of office space per employee declines and the increased desire to incorporate amenities and quality of life features within workplaces, office users are shifting toward non- traditional office space. High-tech companies are looking for unusual spaces that are reflective of their corporate culture. Knowledge-based firms are reviving inner-city neighborhoods by adapting and designing building to be more ecologically sustainable. Another new real estate trend that is expected to increase over the next few years is the development of data centers, mainly used by corporations requiring communication speed and power. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 10 Market Assessment Appendix B, attached, presents the detailed market tables for industrial and office uses. The following presents a summary of KMA's key market factors for the employment land uses of office and industrial space: A. Employment Trends • According to the California Employment Development Department, the four largest employment industries in the Inland Empire are in Local Government, Retail Trade, Education and Health Care, and Professional and Business Services. Combined, these industries account for about half of the total jobs in the Inland Empire. • Unemployment rates remain high and are higher in the Inland Empire than other regions in Southern California and the State. • According to Western Riverside Council of Governments (WRCOG), employment in the Inland Empire is expected to nearly double the number of existing jobs by 2035 (from 490,000 jobs in 2008 to 967,000 jobs in 2035). • The largest industry sectors in Temecula/Murrieta are Retail Trade (30%), Education and Health Services (15%), and Professional and Business Services (14%). These three industry sectors account for nearly 60% of the total number of jobs in Temecula/Murrieta. • Over the last few years, research and development subsectors such as biopharmaceuticals, research and lab services, medical devices, and biofuels/industrial biotechnology have experienced significant job growth in San Diego County. These increases, combined with rising land values and shrinking employment land inventory in North San Diego County and the 1-15 Corridor, may present opportunities in the long- term to attract corporate campuses and/or research and development facilities to the Temecula Valley. B. Industrial Market Trends The following summarizes key market factors for industrial space in the Inland Empire, City, and trade area: • In terms of industrial space, the Inland Empire contains an estimated 435.6 million SF of industrial space, with about one-fourth of the inventory housed within buildings containing more than 500,000 SF. • In the 1st quarter of 2012, there were 5.2 million SF of industrial space under construction in the Inland Empire. About 60% of this new inventory is being constructed in the City of 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 11 Market Assessment Moreno Valley which is developing a build-to-suit distribution warehouse for the Skechers shoe company. • The Inland Empire industrial market continues to experience an increase in lease rates, which are currently averaging $0.36 per SF. Vacancy is also at its lowest rate since 2007, averaging at 6.34% -- a declining trend that is expected to continue through the end of the year. • The Temecula Valley submarket contained a total of 23 million SF of industrial space, of which nearly 50% is located in the City of Temecula. • The average asking lease rate in the City of Temecula is $0.40 per SF, with an 8.8% vacancy rate. • A survey of industrial building sales over the past three years finds that values for industrial properties in the City range between $65 and $169 per SF, with a median value of$72 per SF. C. Office Market Trends The following summarizes key market factors for office space in the Inland Empire, City, and trade area: • The Inland Empire contains a total of 38.7 million SF of office space with the largest inventory of office space in the City of Riverside (9.6 million SF). • The majority of office space in the Inland Empire is comprised of Class B space. • As of 1st quarter 2012, average asking lease rates in the Inland Empire are at $1.66 per SF with a 17% vacancy rate. • The Temecula Valley contains an estimated 5.8 million SF of office space, which represents approximately 15% of the Inland Empire's total. • The City of Temecula added 420,000 SF of office space in past five years, for a current total inventory of 2.8 million SF. • The average asking lease rate in the City of Temecula is $1.40 per SF, with a 16.8% vacancy rate. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 12 Market Assessment • A survey of office building sales over the past three years finds that values for properties in the City are generally between $120 and $200 per SF. Employment Space Demand KMA prepared a 10-year demand forecast for office space in the Study Area. KMA's estimate of office space demand is based on anticipated growth in employment by sector in the Temecula/Murrieta area, the percent of workforce requiring office space, and potential capture of office space in the Study Area. On this basis, KMA estimates that the Study Area can support between 478,000 SF (low) and 717,000 SF (high) of office space through 2022. V. HOTEL MARKET OVERVIEW Despite strong market performance in many submarkets, new hotels have been difficult to finance due to the recession, overall market performance, and more stringent lending requirements. In 2008, non-essential travel declined as individuals and businesses became more budget conscious. This trend continued throughout 2009, with declining economic growth, historically high unemployment levels, declining home values, and depressed consumer confidence. Due to these factors, the U.S. hotel market experienced one of the deepest and longest recessions in the history of the lodging industry. In 2010, the Southern California lodging market began to see increases in demand for hotel rooms, with certain submarkets returning to near 2007 occupancy levels. Regardless of market conditions, Southern California remains one of the most desirable visitor destinations in the U.S., due to favorable climate, beaches, and ample entertainment, dining, and shopping opportunities The detailed hotel market tables can be found within Appendix C, attached. The following presents a summary key market factors for the hotel market: • Visitor spending in Temecula Valley has increased from $131 million in 2000 to $557 million in 2010, which represents an increase of 324%. • Tourism-related employment in the Temecula Valley added 4,480 jobs from 2000 to 2010. • Since 2000, the City has added 10 new hotels representing an additional 715 rooms, not including the 522 rooms at Pechanga, for a total of 1,237 rooms. • Existing hotels in the Study Area account for 35% of the total hotel room inventory in Temecula, wine country, and Murrieta. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 13 Market Assessment Distribution of Existing Hotel Rooms in Temecula/Murrieta 14% 3% ■Study Area ■Old Town 35% 25% ■Murrieta •Pechanga Resort •Other Parts of Temecula and Wine Country 23% • Hotel room occupancy on Fridays and Saturdays is robust with occupancy rates ranging between 81% and 94% and peaking at nearly 100% during the summer months. • Business travel is low as evidenced by mid-week occupancy ranging between 50% and 60%. • Large meeting space for groups of 150 people or more is limited and can only be accommodated at a few hotels, such as: o Pechanga Resort—35,600 SF o South Coast Winery— 14,400 SF o Temecula Creek Inn — 8,300 SF Hotel Room Demand in the Study Area KMA prepared a 10-year demand forecast for hotel rooms in the Study Area. KMA evaluated the existing hotel room inventory, occupancy trends, and planned/proposed hotels in order to estimate future hotel demand in the Temecula/Murrieta area. KMA then applied capture rates to estimate the number of rooms that can be supported in the Study Area. KMA estimates that a total of 132 to 293 new hotel rooms can be supported in the Study Area through 2022. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 14 Market Assessment VI. RESIDENTIAL MARKET OVERVIEW The national rental apartment market is expected to continue to strengthen due principally to two current economic conditions: (1) households that have faced a short sale or foreclosure of a home; and (2) stricter mortgage lending standards that have caused young and/or newly formed households to postpone homeownership. This demand has caused a decrease in vacancy rates and increase in rents. In the long-term, there are strong fundamentals supporting attached housing development in in-fill locations. Scarcity of land, rising housing costs, and the increase in non-family households will continue to generate demand for townhomes, condominiums, and apartments. Higher density residential developed as part of walkable, amenitized, mixed-use districts demonstrates value premiums. One trend that is expected to continue in the multi-family housing market is the development of affordable housing due to the financial benefits (such as tax credits and other financing vehicles) that it offers developers and public agencies. In addition, increasing life expectancy and changing lifestyle patterns will generate demand for alternative development types among the baby boomers/empty nesters and Generations X and Y. Similar to the national housing market, the Southern California housing market seems to have hit bottom, but the recovery is expected to be sluggish. According to the real estate brokerage firm of Grubb & Ellis, development will continue to be slow due to the scarcity of developable land, high construction costs, and underwriting difficulties. The residential market tables can be found within Appendix D, attached. The following presents key market factors for the Inland Empire and Temecula Valley residential market: • Based on a report by Marcus & Millichap, the apartment market has maintained steady improvement since its lowest point in 2009. Effective apartment rents in the Inland Empire have increased about 2% over the past year, yielding a current average monthly rent of$1,004. • Vacancy rates in the Inland Empire have continued to decline and are at their lowest rates since 2007 (4.5% as of 1st quarter 2012). • Sales of apartment buildings in the Inland Empire have increased over the past year, with cap rates hovering around the mid-6% to low-7% range. • Approximately 19% of the housing inventory in Temecula and Murrieta is multi-family. The two cities combined have added about 7,100 multi-family units since 2000. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 15 Market Assessment • A survey of apartment building sales since 2007 finds that there have been few sales in Murrieta and Temecula. The majority of apartment complex sales occurred in 2011 and were located in the City of Murrieta. These sales resulted in a median value of approximately $147,000 per unit, which is generally below replacement costs. • Well-located, highly amenitized apartment communities command higher market rents, e.g., rents of$1.75 per SF per month and up. • According to Beacon Economics, building permits for single-family development continue to decline, but multi-family building permits are flat and are expected to remain flat in the near term. • A survey of median home prices in April 2012 finds Temecula home values are well above the Riverside County median. Residential Unit Demand in the Study Area KMA prepared a 10-year demand forecast for residential units in the Study Area. The KMA analysis was based on the anticipated growth of multi-family housing units in the Temecula/Murrieta area and applying capture rates to estimate the number of housing units that can be supported in the Study Area. On this basis, KMA anticipates that the Study Area can support a total of 1,368 to 2,280 units through 2022. VII. RETAIL MARKET OVERVIEW Commercial real estate markets are experiencing a high level of uncertainty, dysfunction, and lack of confidence due to the global economic crisis. Problems originally concentrated in the housing market have spread to other land use sectors. The retail sector is particularly impacted, with consumer spending at its lowest level in years, and retail landlords struggling to find or retain tenants. In addition, increases in on-line sales are causing retailers to develop smaller format establishments. Supermarkets and convenience retailers are among the first to begin the transition to smaller formats. Several corporate retailers have scaled back or closed a number of their stores, which has allowed small "mom & pop" stores to take advantage of current market conditions. The current vacancy rates and lower rents have provided them with leasing opportunities in markets that were previously inaccessible. National retail sales are on the rise and discount retailers are doing quite well as they have been able to capture market share from their upscale competitors. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 16 Market Assessment The growth in baby boomer, senior, and immigrant populations is increasing the demand for mixed-use developments with active pedestrian environments that offer specialty stores, eating and drinking, and entertainment venues. In order to capitalize on this demand, regional retail centers are being re-positioned as open-air"lifestyle" or"main street" centers emphasizing apparel, home goods, and electronics stores in combination with restaurants and entertainment. Many of the regional malls throughout Riverside, San Diego, and Orange Counties are undergoing expansion, renovation, and/or re-tenanting along these lines in order to remain competitive. Appendix E presents the detailed tables related to the retail market. The following summarizes key factors in the Inland Empire and Temecula Valley retail market: • According to Voit Real Estate Services, the Inland Empire currently contains a total of 110 million square feet(SF) of retail space. • Retail vacancy in the Inland Empire is currently at 8.7%, which is higher than other Southern California areas. • There is still very little new construction, a trend which is expected to continue until some of the existing vacant space can be absorbed. • Lease rates in the Inland Empire are slightly down from the end of 2011, yielding a current average asking lease rate of$1.32 per SF. • The Temecula Valley represents approximately 16% of the Inland Empire's retail inventory. Temecula and Murrieta combined contain about 9 million SF of retail space. • The City of Temecula achieved a vacancy rate of 13.4% and experienced positive net absorption in 1st quarter of 2012. Asking lease rates are at $1.43 per SF, higher than the Inland Empire average. • A survey of retail building sales in the City (west of 1-15)finds that building values vary widely ranging between $82 per SF for a former grocery store to $202 per SF for a restaurant building. Retail Space Demand in the Study Area KMA prepared a 10-year forecast for retail space in the Study Area. The KMA estimate of retail space assumes demand from four(4) market segments: 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 17 Market Assessment 1. 10-mile trade area (visitors from beyond the Study Area)— based on aggregate incremental income resulting from population growth over the next 10 years and estimated capture rates of spending potential in the Study Area. 2. New residents in the Study Area— based on the spending potential of residents choosing to live in the Study Area as a result of new housing developed in the Study Area. 3. New office workers in the Study Area — based on a capture of a portion of the new employment workforce (daytime population) derived from new office development that will potentially spend dollars in the Study Area on retail goods and services. 4. New hotel visitors in the Study Area —based on a capture of a portion of visitor spending from hotel visitors occupying newly developed hotel rooms within the Study Area. Based on these assumptions, KMA estimates 10-year demand from these segments will total 141,600 SF (low) to 324,000 SF (high) of retail space. VIII. LIMITING CONDITIONS 1. KMA has made extensive efforts to confirm the accuracy and timeliness of the information contained in this document. Such information was compiled from a variety of sources deemed to be reliable including State and local government, planning agencies, and other third parties. Although KMA believes all information in this document is correct, it does not guarantee the accuracy of such and assumes no responsibility for inaccuracies in the information provided by third parties. Further, no guarantee is made as to the possible effect on development of current or future Federal, State, or local legislation including environmental or ecological matters. 2. The accompanying projections and analyses are based on estimates and assumptions which were developed using currently available economic data, project-specific data, and other relevant information. It is the nature of forecasting, however, that some assumptions may not materialize and unanticipated events and circumstances may occur. Such changes are likely to be material to the projections and conclusions herein and, if they occur, require review or revision of this document. 3. The findings are based on economic rather than political considerations. Therefore, they should be construed neither as a representation nor opinion that government approvals for development can be secured. 12111ndh 19545.032.025 To: Patrick Richardson, Director of Development Services July 27, 2012 Subject: Jefferson Avenue Study Area Page 18 Market Assessment 4. Development opportunities are assumed to be achievable during the specified time frame. A change in development schedule requires that the conclusions contained herein be reviewed for validity. 5. The analysis, opinions, recommendations and conclusions of this document are KMA's informed judgment based on market and economic conditions as of the date of this report. Due to the volatility of market conditions and complex dynamics influencing the economic conditions of the building and development industry, conclusions and recommended actions contained herein should not be relied upon as sole input for final business decisions regarding current and future development and planning. attachments 12111ndh 19545.032.025 Technical Appendix Jefferson Avenue Study Area Market Assessment City of Temecula Tables in Technical Appendix Jefferson Avenue Study Area Market Assessment APPENDIX A: DEMOGRAPHIC PROFILE Table A-1 Overview of Population and Households, 2012 to 2017 Table A-2 Comparative Overview of Income Characteristics, 2012 Table A-3 Distribution of Population by Age Group and Area, 2012 APPENDIX B: EMPLOYMENT USES Table B-1 Employment Trends by Industry and Area, 2006 to 2011 Table B-2 Industrial Space Market Factors, Temecula/Murrieta, 2007 to 2012 Table B-3 Industrial Building Sales, 2009 through 1st Quarter 2012 Table B-4 Office Space Market Factors, Temecula/Murrieta, 2007 to 2012 Table B-5 Office Building Sales, 2009 through 1st Quarter 2012 Table B-6 Vacant Developable Employment Acres, North San Diego County, 2008 to 2030 Table B-7 Estimate of Additional Office Space Needed, Temecula/Murrieta, through 2022 - Low Table B-8 Estimate of Additional Office Space Needed, Temecula/Murrieta, through 2022 - High Table B-9 Summary of Office Space Demand, Jefferson Study Area, through 2022 APPENDIX C: HOTEL MARKET Table C-1 Inventory of Existing Hotels, Temecula/Murrieta, 2012 Table C-2 Hotel Room Supply and Demand, 2000 to 2011 Table C-3 Hotel Room Occupancy and Average Daily Rate by Day of Week Table C-4 Estimate of Hotel Room Night Demand, 2012 through 2022 - Low Table C-5 Estimate of Hotel Room Night Demand, 2012 through 2022 - High Table C-6 Projected Hotel Room Night Supply vs. Demand, 2012 through 2022 Table C-7 Summary of Hotel Room Demand, Jefferson Study Area, through 2022 APPENDIX D: RESIDENTIAL MARKET Table D-1 Housing Inventory Trends, Temecula/Murrieta, 2000 to 2010 Table D-2 Summary of Apartment Market Rents, Temecula/Murrieta, 2012 Table D-3 Apartment Complex Sales, Temecula/Murrieta, 2007 through 1st quarter 2012 Table D-4 Trends in Median Home Sales Price, Temecula/Murrieta, 2007 to 2012 Table D-5 New Housing Units, Temecula/Murrieta and Jefferson Study Area, through 2022 APPENDIX E: RETAIL MARKET Table E-1 Retail Space Market Factors, Temecula/Murrieta, 2007 to 2012 Table E-2 Retail Building Sales, 2009 through 1st Quarter 2012 Table E-3 10-Mile Trade Area Demand Projection, Jefferson Study Area, 2012 through 2022 Table E-4 Aggregate Household Income, Incremental New Residents, Jefferson Study Area Table E-5 Retail Expenditures Captured from Incremental New Residents, Jefferson Study Area Table E-6 Retail Demand from New Office Workers, Jefferson Study Area Table E-7 Retail Demand from New Hotel Rooms, Jefferson Study Area Table E-8 Summary of Retail Demand, Jefferson Study Area, through 2022 APPENDIX A Demographic Profile TABLE A-1 COMPARATIVE OVERVIEW OF POPULATION AND HOUSEHOLDS, 2012 TO 2017 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA 5-Mile 10-Mile City of Riverside Ring(1) Ring(1) Temecula(2) County I. Population A. 2012 Population (Estimate) 162,595 312,172 103,092 2,227,577 Historical Average Annual Growth, 2000-2012 4.74% 5.99% 4.95% 3.09% B. 2017 Population (Forecast) 186,207 364,075 110,189 2,524,143 Average Annual Growth, 2012-2017 2.75% 3.12% 1.34% 2.53% C. Median Age, 2012 (Years) 31.5 32.8 31.4 33.3 II. Households A. 2012 Households (Estimate) 51,548 96,728 32,521 709,529 Historical Average Annual Growth, 2000-2012 4.64% 5.65% 4.91% 2.85% B. 2017 Households (Forecast) 58,569 111,494 33,795 779,796 Average Annual Growth, 2012-2017 2.59% 2.88% 0.77% 1.91 C. Average Household Size, 2012 3.13 3.21 3.14 3.16 (1) From the 27000 block of Commerce Center Drive. (2) KMA adjusted current and projected population and household growth based on 2010 Census figures. Source: Claritas, Inc.;California Department of Finance Prepared by: Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE A-2 COMPARATIVE OVERVIEW OF INCOME CHARACTERISTICS, 2012 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA 5-Mile 10-Mile City of Riverside Ring(1) Ring(1) Temecula County Median Household Income $70,635 $74,211 $75,757 $53,770 Per Capita Income (PCI) $26,931 $27,748 $28,371 $22,076 Aggregate Personal Income $4.38 $8.66 $2.92 $49.18 Billion Billion Billion Billion (1) From the 27000 block of Commerce Center Drive. Source: Claritas, Inc. Prepared by: Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE A-3 DISTRIBUTION OF POPULATION BY AGE GROUP AND AREA, 2012 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA 17 and 55 and Under 18 to 24 25 to 34 35 to 44 45 to 54 Above Five-Mile Ring (1) 31.8% 9.8% 12.9% 13.9% 15.4% 16.3% Ten-Mile Ring (1) 30.0% 9.9% 12.9% 12.7% 15.9% 18.7% City of Temecula 31.9% 9.8% 12.9% 14.0% 15.6% 15.9% Riverside County 29.1% 9.7% 13.4% 13.7% 13.4% 20.7% (1) From the 27000 block of Commerce Center Drive. Source:Claritas,Inc. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema APPENDIX B Employment Uses TABLE B-1 EMPLOYMENT TRENDS BY INDUSTRY AND AREA,2006-2011(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMEN1 CITY OF TEMECULA Temecula/Murrieta Riverside/San Bernardino Counties Average Average Average 2006 %of 2011 %of Annual 2000 %of 2006 %of Annual 2011 %of Annual Total Total Total Total 2006-2011 Total Total Total Total 2000-2006 Total Total 2006-2011 Retail Trade 19,746 26.4% 21,760 29.7% 2.0% 127,000 12.8% 173,200 13.7% 5.3% 157,200 13.9% -1.9% Professional and Business Services 10,153 13.6% 10,006 13.6% -0.3% 96,800 9.8% 142,400 11.2% 6.6% 126,100 11.2% -2.4% Educational and Health Services 9,475 12.7% 10,620 14.5% 2.3% 101,900 10.3% 122,100 9.6% 3.1% 137,900 12.2% 2.5% Finance,Insurance,and Information 8,021 10.7% 6,609 9.0% -3.8% 50,000 5.1% 66,800 5.3% 4.9% 54,200 4.8% -4.1% Leisure and Hospitality 5,710 7.6% 6,567 9.0% 2.8% 100,600 10.2% 128,100 10.1% 4.1% 124,300 11.0% -0.6% Transportation,Warehousing,and Wholesale 5,806 7.8% 6,231 8.5% 1.4% 84,500 8.5% 118,000 9.3% 5.7% 117,900 10.4% 0.0% Manufacturing 6,838 9.1% 5,298 7.2% -5.0% 119,700 12.1% 123,400 9.7% 0.5% 85,800 7.6% -7.0% Construction 5,376 7.2% 3,885 5.3% -6.3% 79,900 8.1% 127,500 10.1% 8.1% 58,700 5.2% -14.4% Government 1,376 1.8% 1,031 1.4% -5.6% 192,100 19.4% 222,500 17.5% 2.5% 227,300 20.1% 0.4% Natural Resources and Mining 1,008 1.3% 861 1.2% -3.1% 1,300 0.1% 1,400 0.1% 1.2% 1,000 0.1% -6.5% Other Services 1,362 1.8% 474 0.6% -19.0% 34,800 3.5% 42,500 3.4% 3.4% 39,300 3.5% -1.6% Total Employment 74,871 100.0% 73,342 100.0% -0.4% 988,600 100.0% 1,267,900 100.0% 4.2% 1,129,700 100.0% -2.3% (1)Reflects employment by place of work. Source:Claritas,Inc.and Employment Development Department,Labor Market Information Division Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE B-2 INDUSTRIAL SPACE MARKET FACTORS,TEMECULA/MURRIETA, 2007-2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Change,2007-2012 Average 2007 2008 2009 2010 2011 2012(2) Absolute Annual I. Temecula Rentable Area(SF) 10,722,439 10,869,220 11,484,270 11,484,270 11,484,270 11,489,680 767,241 1.4% Vacancy Rate 5.9% 6.5% 8.4% 7.1% 6.4% 8.9% - 8.6% Average Asking Lease Rate(3) $0.70 $0.62 $0.48 $0.42 $0.41 $0.40 ($0.30) -10.6% Net Absorption YTD 9,451 65,656 359,796 154,559 75,079 (282,307) - - II. Murrieta Rentable Area(SF) 4,678,769 4,808,113 4,808,113 4,832,713 4,832,713 4,832,713 153,944 0.6% Vacancy Rate 5.4% 8.3% 11.3% 10.5% 8.1% 8.0% - 8.2% Average Asking Lease Rate(3) $0.81 $0.73 $0.52 $0.49 $0.45 $0.45 (4) ($0.36) -11.1% Net Absorption YTD 415,531 (19,341) (144,975) 63,908 111,821 9,139 - - III. Total Rentable Inventory-Temecula/Murrieta 15,401,208 15,677,333 16,292,383 16,316,983 16,316,983 16,322,393 921,185 1.2% (1) Survey consists of buildings containing more than 5,000 SF. (2) Based on 1st quarter data. (3) Per SF/month triple-net(NNN). (4) Lease rate not available. KMA has assumed no change from 4th quarter 2011. Source:Voit Real Estate Services Prepared by:Keyser Marston Associates,Inc. Filename: Jefferson Study Area Market Assessment\7/27/2012;ema TABLE B-3 INDUSTRIAL BUILDING SALES, 2009 THROUGH 1ST QUARTER 2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Building Year Date Sold Address Sales Price Acres SF $/SF Built Property Description 05/03/10 42181 Avenida Alvarado $1,140,000 N/A 6,728 $169 1988 Class C R&D building 04/02/09 27590 Commerce Center Dr. $1,032,954 0.50 8,398 $123 1990 Class C warehouse 07/17/09 42363 Avenida Alvarado $890,900 0.46 8,160 $109 1989 Class B warehouse 01/24/12 27260 Jefferson Ave. $2,603,140 2.02 25,810 $101 1995 Class B warehouse 07/06/11 42142 Roick Dr. $1,150,000 1.06 13,518 $85 2003 Class B warehouse 04/23/11 27531 Enterprise Circle W. -Bldg. B $599,000 0.95 8,344 $72 2005 Class B distribution 10/06/09 27635 Diaz Rd. $2,798,470 10.43 39,129 $72 1985 Class B manufacturing 12/30/10 42192 Sarah Way $450,000 0.70 6,300 $71 1987 Class B warehouse 08/09/11 42380 Zevo Dr. $1,278,808 1.32 18,806 $68 1999 Class C manufacturing 10/05/11 42136 Sarah Way $820,000 0.70 12,449 $66 1987 Class C manufacturing 11/08/11 42387 Avenida Alvarado $870,740 0.91 13,396 $65 1988 Class C warehouse Minimum $450,000 0.46 6,300 $65 1985 Maximum $2,798,470 10.43 39,129 $169 2005 Median $1,032,954 0.93 12,449 $72 1989 Average $1,239,456 1.91 14,640 $91 1992 (1)Survey area represents the City of Temecula,west of Interstate 15. Source:CoStar Group Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE B-4 OFFICE SPACE MARKET FACTORS,TEMECULA/MURRIETA, 2007-2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Change, 2007-2012 Average 2007 2008 2009 2010 2011 2012(2) Absolute Annual I. Temecula Rentable Area(SF) 2,388,643 2,670,429 2,715,274 2,811,274 2,811,274 2,811,274 422,631 3.3% Vacancy Rate 15.5% 23.0% 20.6% 20.0% 18.2% 16.8% - 1.7% Average Asking Lease Rate(3) $1.90 $1.69 $1.44 $1.32 $1.24 $1.40 ($0.50) -5.9% Net Absorption YTD 112,263 36,537 99,698 92,565 51,463 49,748 - - II. Murrieta Rentable Area(SF) 1,258,834 1,354,079 1,411,992 1,411,992 1,411,992 1,523,748 264,914 3.9% Vacancy Rate 19.8% 23.5% 24.3% 24.0% 21.2% 19.6% - -0.2% Average Asking Lease Rate(3) $2.37 $2.08 $1.85 $1.72 $1.67 $1.35 ($1.02) -10.6% Net Absorption YTD 182,137 26,271 33,390 3,601 40,392 41,278 - - III. Total Rentable Inventory-Temecula/Murrieta 3,647,477 4,024,508 4,127,266 4,223,266 4,223,266 4,335,022 687,545 3.5% (1) Survey consists of buildings containing more than 10,000 SF. (2) Based on 1st quarter data. (3) Per SF/month full-service gross. Source:Voit Real Estate Services Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE B-5 OFFICE BUILDING SALES, 2009 THROUGH 1ST QUARTER 2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Building Year Date Sold Address Sales Price Acres SF 5/SF Built Property Description Traditional Office Space 06/30/10 43448-43450 Business Park Dr., Bldg. M $812,500 0.09 4,095 $198 2006 Class B office 04/30/10 28475 Old Town Front St. $775,000 0.20 4,000 $194 1979 Class C office 04/23/10 27476-27482 Via Industria, Bldg. B $1,935,020 4.87 11,216 $173 2008 Class B office 03/15/11 41840 Enterprise Circle N. $2,000,000 1.85 11,805 $169 1991 Class C office 09/11/09 43448-43450 Business Park Dr., Bldg. M $625,000 0.09 4,095 $153 2006 Class B office 06/30/09 43525 Ridge Park Dr. $842,501 0.19 6,499 $130 1991 Class B office 12/30/10 27268 Via Industria, Bldg. L $375,000 N/A 3,072 $122 2008 Class B office 09/24/10 43513 Ridge Park Dr. $515,000 0.06 5,144 $100 1991 Class B office 12/01/10 41951 Remington Ave. $2,500,000 6.72 32,500 $77 2007 Class B office Minimum $375,000 0.06 3,072 $77 1979 Maximum $2,500,000 6.72 32,500 $198 2008 Median $812,500 0.19 5,144 $153 2006 Average $1,153,336 1.76 9,158 $146 1999 Office Condominiums 02/16/10 41900 Winchester Rd., Unit 100 $600,000 N/A 2,831 $212 2007 Office condominium 07/22/09 43442-43446 Business Park Dr., Unit C2 $330,000 N/A 1,644 $201 2006 Office condominium (1)Survey area represents the City of Temecula,west of Interstate 15. Source:Costar Group Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE B-6 VACANT DEVELOPABLE EMPLOYMENT ACRES, NORTH SAN DIEGO COUNTY,2008 TO 2030 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA 2008 2030 Average Annual Acres Absorbed Commercial/ Commercial/ Commercial/ City/Community Industrial Office Services Total Industrial Office Services Total Industrial Office Services Total Carlsbad 507 22 149 678 169 14 51 234 15 0 4 20 Escondido 115 29 227 371 36 7 78 121 4 1 7 11 San Marcos 327 14 145 486 236 10 67 313 4 0 4 8 Oceanside 319 43 319 681 153 23 174 350 8 1 7 15 Poway 164 8 28 200 99 5 14 118 3 0 1 4 Rancho Bernardo 44 55 4 103 17 4 2 23 1 2 0 4 Vista 98 10 214 322 22 3 88 113 3 0 6 10 Totals 1,574 181 1,086 2,841 732 66 474 1,272 38 5 28 71 Source:San Diego Association of Governments(SANDAG) Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE B-7 ESTIMATE OF ADDITIONAL OFFICE SPACE NEEDED,TEMECULA/MURRIETA, THROUGH 2022-LOW JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Number of Average Number of Number of Portion Using Number of #of SF Employees Annual Rate Employees % Employees Office New Office Per Person @ 2011 (1) 2011-2022(2) 2022 of Total Added/(Lost) Space(3) Users 200 (4) Retail Trade 21,760 4.5% 33,793 32°A) 12,033 20% 2,407 481,000 SF Professional and Business Services 10,006 4.5% 15,539 15% 5,533 75% 4,150 830,000 SF Educational and Health Services 10,620 5.0% 17,299 16% 6,679 50% 3,339 668,000 SF Finance, Insurance,and Information 6,609 3.0% 8,882 8% 2,273 75% 1,705 341,000 SF Leisure and Hospitality 6,567 4.0% 9,721 9% 3,154 5% 158 32,000 SF Transportation,Warehousing, and Wholesale 6,231 1.0% 6,883 6% 652 5% 33 7,000 SF Manufacturing 5,298 2.5% 6,782 6% 1,484 5% 74 15,000 SF Construction 3,885 2.5% 4,973 5% 1,088 5% 54 11,000 SF Government 1,031 2.0% 1,257 1% 226 10% 23 5,000 SF Natural Resources and Mining 861 0.0% 861 1% 0 0% 0 0 SF Other Services 474 0.0% 474 0% 0 100% 0 0 SF Total-Cities of Temecula/Murrieta 73,342 3.4% 106,463 100% 33,121 36% 11,942 2,390,000 SF Average Annual 239,000 SF (1) Source:Claritas,Inc. Reflects employment by place of work. (2) KMA estimate based on review of annual growth rates in Riverside and San Bernardino Counties for each employment category. (3) KMA assumption. (4) Reflects rentable SF of office space. KMA assumption. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE B-8 ESTIMATE OF ADDITIONAL OFFICE SPACE NEEDED,TEMECULA/MURRIETA,THROUGH 2022-HIGH JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Number of Average Number of Number of Portion Using Number of #of SF Employees Annual Rate Employees % Employees Office New Office Per Person @ 2011 (1) 2011-2022(2) 2022 of Total Added/(Lost) Space(3) Users 200 (4) Retail Trade 21,760 5.0% 35,445 31% 13,685 20% 2,737 547,000 SF Professional and Business Services 10,006 5.0% 16,299 14% 6,293 75% 4,720 944,000 SF Educational and Health Services 10,620 5.5% 18,140 16% 7,520 50% 3,760 752,000 SF Finance, Insurance,and Information 6,609 3.5% 9,323 8% 2,714 75% 2,035 407,000 SF Leisure and Hospitality 6,567 5.0% 10,697 9% 4,130 5% 206 41,000 SF Transportation,Warehousing, and Wholesale 6,231 1.5% 7,231 6% 1,000 5% 50 10,000 SF Manufacturing 5,298 5.0% 8,630 8% 3,332 5% 167 33,000 SF Construction 3,885 5.0% 6,328 6% 2,443 5% 122 24,000 SF Government 1,031 4.0% 1,526 1% 495 10% 50 10,000 SF Natural Resources and Mining 861 0.0% 861 1% 0 0% 0 0 SF Other Services 474 0.0% 474 0% 0 100% 0 0 SF Total-Cities of Temecula/Murrieta 73,342 4.2% 114,954 100% 41,612 33% 13,847 2,768,000 SF Average Annual 276,800 SF (1) Source:Claritas,Inc. Reflects employment by place of work. (2) KMA estimate based on review of annual growth rates in Riverside and San Bernardino Counties for each employment category. (3) KMA assumption. (4) Reflects rentable SF of office space. KMA assumption. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE B-9 SUMMARY OF OFFICE SPACE DEMAND, JEFFERSON STUDY AREA, THROUGH 2022 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Low High I. Estimated Office Demand Office Space Need through 2022 2,390,000 SF 2,768,000 SF Jefferson Avenue Study Area Capture @ 20.0% 30.0% II. Total Office Space Demand through 2022 478,000 SF 717,000 SF Average Annual Space Demand 47,800 SF 71,700 SF Prepared by: Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema APPENDIX C Hotel Market TABLE C-1 INVENTORY OF EXISTING HOTELS,TEMECULA/MURRIETA, 2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Participate AAA Rack Rates Meeting Year in STR Trend Rating Hotel/Location Location Rooms (Low/High) Space(SF) Built Report? Not Rated Ponte Vineyard Inn Temecula 60 N/A N/A 2012 No 35001 Rancho California Road Not Rated SpringHill Suites Temecula Valley Wine Country Temecula 134 $109 to $189 2,490 2009 Yes 28220 Jefferson Avenue ♦•♦ La Quinta Inns&Suites Temecula 56 $98 to $164 630 2008 Yes 27330 Jefferson Avenue ♦•♦ Fairfield Inn&Suites Temecula 94 $71 to $102 200 2007 Yes 27416 Jefferson Ave ♦1♦ Hampton Inn&Suites Temecula 99 $119 to $219 1,100 2004 Yes 28190 Jefferson Avenue Not Rated South Coast Winery Resort Temecula 76 $199 to $289 14,400 2004 No 34843 Rancho California Road ♦♦ Comfort Inn&Suites Near Temecula Wine Country Murrieta 65 $75 to $100 0 2003 Yes 41005 California Oaks Road Not Rated Extended Stay America Temecula 107 $60 to $120 0 2002 Yes 27622 Jefferson Avenue ♦••♦ Pechanga Resort Temecula 522 $119 to $999 35,600 2002 No 45000 Pechanga Parkway Not Rated Inn at Churon Winery Temecula 24 $180 to $450 3,300 2001 No 33233 Rancho California Road ♦•♦ Holiday Inn Express Temecula 90 $89 to $219 625 1999 Yes 27660 Jefferson Avenue Source.Smith Travel Research.Temecula Valley Convention and Visitors Bureau,AAA.Internet research Prepared by.Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE C-1 INVENTORY OF EXISTING HOTELS,TEMECULA/MURRIETA, 2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Participate AAA Rack Rates Meeting Year in STR Trend Rating Hotel/Location Location Rooms (Low/High) Space(SF) Built Report? ♦♦♦ Embassy Suites Temecula 176 $109 to $199 3.500 1990 Yes 29345 Rancho California Road ♦♦ Ramada Inn Temecula 70 $58 to $140 535 1989 Yes 28980 Old Town Front Street ♦♦ Quality Inn Wine Country (formerly Comfort Inn) Temecula 74 $86 to $86 500 1989 Yes 27338 Jefferson Avenue Not Rated Motel 6 Temecula 135 $50 to $80 0 1988 Yes 41900 Moreno Road ♦♦ Best Western Country Inn Temecula 74 $69 to $159 0 1987 Yes 27706 Jefferson Avenue Not Rated Rodeway Inn Temecula 39 $60 $150 0 1983 Yes 28718 Old Town Front Street Not Rated Rancho California Inn Temecula 24 N/A 0 1983 No 41873 Moreno Road ♦♦♦ Temecula Creek Inn Temecula 130 $119 to $249 8,300 1969 Yes 44501 Rainbow Canyon Road Not Rated Palomar Inn Hotel Temecula 10 $50 to $96 0 1927 No 28522 Old Town Front Street Total/Average 2,059 $50 to $999 71,180 (1) Excludes bed and breakfast inns. Source.Smith Travel Research.Temecula Valley Convention and Visitors Bureau,AAA.Internet research Prepared by. Keyser Marston Associates,Inc. Filr----•Jeffer--- 'dy Ar-"--'`et As—«^,^nt\7/2''"''ema TABLE C-2 HOTEL ROOM SUPPLY AND DEMAND, 2000 to 2011 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Participating Room Night Supply Room Night Demand Room Occupancy Number of Number Percent Percent Percent Year Hotels(1) of Rooms Total Increase Total Increase Total Increase 2000 8 739 269,735 - 188,265 - 69.8% - 2001 8 739 269,735 0.0% 200,049 6.3% 74.2% 6.3% 2002 9 895 304,227 12.8% 234,392 17.2% 77.0% 3.9% 2003 10 960 334,605 10.0% 233,017 -0.6% 69.6% -9.6% 2004 11 1,059 371,586 11.1% 258,841 11.1% 69.7% 0.0% 2005 11 1,059 386,535 4.0% 270,384 4.5% 70.0% 0.4% 2006 11 1,059 386,535 0.0% 280,075 3.6% 72.5% 3.6% 2007 12 1,153 415,299 7.4% 306,661 9.5% 73.8% 1.9% 2008 13 1,209 437,981 5.5% 270,893 -11.7% 64.4% -12.8% 2009 14 1,343 457,633 4.5% 270,893 0.0% 59.2% -8.1% 2010 14 1,343 490,195 7.1% 301,024 11.1% 61.4% 3.7% 2011 14 1,342 490,042 0.0% 324,712 7.9% 66.3% 7.9% Average Annual Increase, 2000-2005 7.5% 7.5% Average Annual Increase, 2006-2011 4.9% 3.0% Average Annual Increase, 2000-2011 5.6% 5.1% (1) See Table C-1 for list of participating hotels. Source:Smith Travel Research Prepared by: Keyser Marston Associates, Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE C-3 HOTEL ROOM OCCUPANCY AND AVERAGE DAILY RATE BY DAY OF WEEK(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA I. Occupancy Total Sunday Monday Tuesday Wednesday Thursday Friday Saturday Month March 2011 49.8% 59.2% 61.0% 62.8% 66.0% 77.1% 92.8% 66.6% April2011 45.0% 54.6% 58.0% 59.0% 61.3% 86.7% 95.4% 67.4% May 2011 56.8% 47.4% 52.2% 58.6% 61.9% 87.2% 97.3% 64.6% June 2011 56.7% 62.5% 66.7% 62.7% 65.6% 91.5% 99.0% 71.6% July 2011 62.7% 58.6% 65.8% 75.2% 73.5% 85.5% 99.2% 75.2% August 2011 51.7% 57.2% 58.6% 59.5% 67.4% 83.7% 97.7% 67.1% September 2011 62.7% 50.6% 54.5% 59.2% 67.1% 85.1% 98.6% 68.8% October 2011 53.5% 54.7% 62.4% 59.5% 63.4% 85.6% 97.9% 68.2% November 2011 49.5% 52.2% 57.2% 64.5% 77.7% 88.2% 88.6% 67.8% December 2011 43.5% 45.4% 47.8% 50.2% 47.6% 57.1% 82.7% 54.3% January 2012 46.6% 44.8% 50.8% 51.4% 52.8% 70.7% 86.3% 56.6% February 2012 59.5% 50.2% 60.4% 55.4% 57.0% 79.1% 93.7% 64.7% Total Year 53.3% 53.0% 57.8% 60.0% 63.3% 81.3% 94.1% 66.0% II. Average Daily Rate Total Sunday Monday Tuesday Wednesday Thursday Friday Saturday Month March 2011 $81 $84 $83 $82 $83 $102 $120 $92 April2011 $81 $83 $85 $86 $85 $106 $120 $97 May 2011 $93 $85 $82 $82 $85 $112 $127 $98 June 2011 $85 $86 $86 $82 $84 $118 $127 $98 July 2011 $87 $84 $84 $82 $83 $110 $126 $98 August2011 $79 $82 $80 $80 $83 $112 $125 $94 September 2011 $88 $87 $89 $87 $88 $111 $131 $101 October2011 $82 $85 $85 $82 $82 $110 $125 $97 November2011 $83 $84 $82 $85 $85 $111 $121 $95 December 2011 $77 $80 $80 $78 $76 $98 $123 $93 January 2012 $80 $83 $84 $82 $79 $100 $114 $91 February 2012 $83 $85 85 $84 $81 $110, $125 $96 Total Year $84 $84 $84 $83 $83 $109 $124 $96 (1) See Table C-1 for list of participating hotels. Source:Smith Travel Research Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE C-4 ESTIMATE OF FUTURE HOTEL ROOM NIGHT DEMAND,2012-2022-LOW JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Existing Demand for Occupied Rooms by Market Segment Estimated Market Segment Mix 2011 Tourism/Leisure 75.0% 243,534 Commercial/Corporate 15.0% 48,707 Meetings/Groups 10.0% 32.471 Total Existing Demand 100.0% 324,712 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Tourism/Leisure 7.0% annual rate of increase 261,000 279,000 299,000 320,000 342,000 366,000 392,000 419,000 448,000 479,000 513,000 Commercial/Corporate 6.0% annual rate of increase 52,000 55,000 58,000 61,000 65,000 69,000 73,000 77,000 82,000 87,000 92,000 Meetings/Groups 6.0% annual rate of increase 34 000 36 000 38 000 40 000 42 000 45 000 48 000 51 000 54 000 57 000 60 000 Subtotal,Demand 347,000 370,000 395,000 421,000 449,000 480,000 513,000 547,000 584,000 623,000 665,000 Annual Increase in Demand: Absolute 22,288 23,000 25,000 26,000 28,000 31,000 33,000 34,000 37,000 39,000 42,000 Percent 6.9% 6.6% 6.8% 6.6% 6.7% 6.9% 6.9% 6.6% 6.8% 6.7% 6.7% Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE C-5 ESTIMATE OF FUTURE HOTEL ROOM NIGHT DEMAND,2012-2022-HIGH JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Existing Demand for Occupied Rooms by Market Segment Estimated Market Segment Mix 2011 Tourism/Leisure 75.0% 243,534 Commercial/Corporate 15.0% 48,707 Meetings/Groups 10.0% 32,471 Total Existing Demand 100.0% 324,712 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Tourism/Leisure 8.0% annual rate of increase 263,000 284,000 307,000 332,000 359,000 388,000 419,000 453,000 489,000 528,000 570,000 Commercial/Corporate 7.0% annual rate of increase 52,000 56,000 60,000 64,000 68,000 73,000 78,000 83,000 89,000 95,000 102,000 Meetings/Groups 7.0% annual rate of increase 35 000 37 000 40 000 43 000 46 000 49 000 52 000 56 000 60 000 64 000 68 000 Subtotal, Demand 350,000 377,000 407,000 439,000 473,000 510,000 549,000 592,000 638,000 687,000 740,000 Annual Increase in Demand: Absolute 25,288 27,000 30,000 32,000 34,000 37,000 39,000 43,000 46,000 49,000 53,000 Percent 7.8% 7.7% 8.0% 7.9% 7.7% 7.8% 7.6% 7.8% 7.8% 7.7% 7.7% Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment7/27/2012;ema TABLE C-6 PROJECTED HOTEL ROOM SUPPLY VS.DEMAND,2012-2022 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 I. Low Scenario A. Estimated Room Night Demand 347,000 370,000 395,000 421,000 449,000 480,000 513,000 547,000 584,000 623,000 665,000 B. Estimated Supply of Hotel Room Nights 490,042 505,372 525,812 573,335 629,290 629,290 629,290 629,290 629,290 629,290 629,290 Add:Hotels Planned/Under Construction 15,330 (1) 20.440 (2) 47,523 (3) 55,955 (4) 0 0 0 0 0 0 0 Subtotal,Estimated Supply of Hotel Room Nights 505,372 525,812 573,335 629,290 629,290 629,290 629,290 629,290 629,290 629,290 629,290 C. Over/(Under)Supply of Hotel Room Demand 158,372 155,812 178,335 208,290 180,290 149,290 116,290 82,290 45,290 6,290 (35,711) D. Over/(Under)Supply of Rooms @ 70.0% Stablilized Occupancy 620 610 698 815 706 584 455 322 177 25 (140) (Less)Loss in Room Supply(5) jam, ( 2), a3.21 (109) (137) (164) (191) j218) (246) (273) (300) Adjusted Over/(Under)Supply of Hotel Rooms 593 555 616 706 569 421 264 104 (68) (248) (440) II. High Scenario A. Estimated Room Night Demand 350,000 377,000 407,000 439,000 473,000 510,000 549,000 592,000 638,000 687,000 740,000 B. Estimated Supply of Hotel Room Nights 490,042 505,372 525,812 573,335 629,290 629,290 629,290 629,290 629,290 629,290 629,290 Add:Hotels Planned/Under Construction 15.330 (1) 20,440 (2) 47,523 (3) 55,955 (4) 0 0 0 0 0 0 0 Subtotal,Estimated Supply of Hotel Room Nights 505,372 525,812 573,335 629,290 629,290 629,290 629,290 629,290 629,290 629,290 629,290 C. Over/(Under)Supply of Hotel Room Demand 155,372 148,812 166,335 190,290 156,290 119,290 80,290 37,290 (8,711) (57,711) (110,711) D. Over/(Under)Supply of Rooms @ 70.0% Stablilized Occupancy 608 582 651 745 612 467 314 146 (34) (226) (433) (Less)Loss in Room Supply(5) (f, jam. (la). (109) (137) j164) (191) (218) (246) (273) j300) Adjusted Over/(Under)Supply of Hotel Rooms 581 528 569 636 475 303 123 (72) (280) (499) (734) (1) Ponte Vineyard Inn expecting to open Spring 2012(60 rooms). (2) Anticipated Crowne Plaza to be developed in City of Temecula(approximately 80 rooms). Exact opening date unknown. (3) Anticipated Hampton Inn to be developed in the City of Murrieta(approximately 106 rooms). Exact opening date unknown. (4) Anticipated Courtyard by Marriott to be developed in the City of Murrieta(approximately 219 rooms). Exact opening date unknown. (5) KMA estimate of rooms to be demolished or substantially rehabilitated over 10 years. Survey represents 50%of rooms built before 1990. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE C-7 SUMMARY OF HOTEL ROOM DEMAND, JEFFERSON STUDY AREA, THROUGH 2022 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Low High I. Hotel Room Demand through 2022 Undersupply of Hotel Rooms 440 Rooms 734 Rooms Jefferson Avenue Study Area Capture of Undersupply of Hotel Rooms @ 30% 40% Total Hotel Room Demand 132 Rooms 293 Rooms II. Total Hotel Room Demand through 2022 132 Rooms 293 Rooms Average Annual Room Demand 13 Rooms 29 Rooms Prepared by: Keyser Marston Associates, Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema APPENDIX D Residential Market TABLE D-1 HOUSING INVENTORY TRENDS, TEMECULA/MURRIETA, 2000-2010 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Change, 2000-2010 2000 2010 Average Total % Mix Total % Mix Total Annual I. Housing Units Single-family 27,638 81.2% 52,627 78.6% 24,989 6.7% Multi-family 5,521 16.2% 12,647 18.9% 7,126 8.6% Other(includes mobile homes) 861 2.5% 1.707 2.5% 846 7.1% Total Units 34,020 100.0% 66,981 100.0% 32,961 7.0% II. Tenure Owner-occupied 24,770 76.1% 42,842 69.2% 18,072 5.6% Renter-occupied 7.760 23.9% 19.070 30.8% 11.310 9.4% Total Occupied Units 32,530 100.0% 61,912 100.0% 29,382 6.6% Source:California Department of Finance,U.S.Census Bureau Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE D-2 SURVEY OF APARTMENT MARKET RENTS,TEMECULA/MURRIETA,2012 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT . CITY OF TEMECULA Average Rents by Bedroom Type One Bedroom Two Bedroom Three Bedroom Number Year Unit Monthly Unit Monthly Unit Monthly Complex CSC of Units Built SF Rent Rent/SF SF Rent Rent/SF SF Rent Rent/SF Somerset Apartments Temecula 318 N/A - - - 841 $970 $1.15 - - - The Vineyards at Old Town Temecula 274 2010 747 $1,350 $1.81 1,389 $1,883 $1.36 1,331 $1,893 $1.42 Silverado Temecula 492 2007 679 $1,170 $1.72 942 $1,540 $1.63 - - - Temecula Creek Villas Temecula 180 2007 853 $1,270 $1.49 1,125 $1,698 $1.51 1,278 1,815 $1.42 Vista Pointe Temecula 144 2007 722 $1,320 $1.83 1,041 $1,640 $1.58 - - - Acacia Park Resort Temecula 320 2005 (1) 720 $1,038 $1.44 1,035 $1,288 $1.24 - - - Cape May at Harveston Temecula 300 2005 720 $1,160 $1.61 1,173 $1,778 $1.52 1,223 $1,868 $1.53 Sonoma at Mapleton Murrieta 193 2005 781 $1,075 $1.38 1,055 $1,347 $1.28 1,269 $1,740 $1.37 The Hilltop at Winchester Creek Murrieta 175 2005 813 $1,258 $1.55 1,364 $1,746 $1.28 1,682 $2,001 $1.19 Via Del Sol Temecula 48 2005 (2) 913 $885 $0.97 993 $1,010 $1.02 - - - Sage Canyon Temecula 344 2004 (3) - - - 869 $1,038 $1.20 960 1,273 $1.33 Crescent Heights Murrieta 184 2002 761 $1,103 $1.45 1,060 $1,335 $1.26 1,454 $1,700 $1.17 Eagle Glen Apartment Homes Murrieta 320 2002 898 $1,137 $1.27 1,114 $1,413 $1.27 1,363 $1,623 $1.19 Mira Loma Apartments Temecula 114 2000 850 $825 $0.97 990 $900 $0.91 1,170 $1,095 $0.94 Portofino Apartments Temecula 344 1999 787 $1,095 $1.39 940 $1,275 $1.36 1,217 $1,695 $1.39 Tuscany Ridge Temecula 220 1999 766 $1,407 $1.84 1,041 $1,611 $1.55 1,320 $1,846 $1.40 Solana Ridge Temecula 312 1998 766 $1,263 $1.65 1,041 $1,598 $1.54 1,320 $1,848 $1.40 Gables Alta Murrieta Murrieta 180 1990 710 $1,144 $1.61 1,019 $1,334 $1.31 - - - Margarita Summit Temecula 143 1989 - - - 1,011 $1,121 $1.11 1,279 $1,365 $1.07 Summer Breeze Temecula 125 1987 - - - 1,004 $1,169 $1.16 - - - Vintage View Apartments Temecula 220 1987 672 $970 $1.44 892 $1,195 $1.34 - - - Sycamore Terrace Apartments Temecula 225 1986 725 $965 $1.33 1,067 $1,162 $1.09 - - - Minimum 48 1986 672 $825 $0.97 841 $900 $0.91 960 $1,095 $0.94 Maximum 492 2010 913 $1,407 $1.84 1,389 $1,883 $1.63 1,682 $2,001 $1.53 Median 220 2002 764 $1,140 $1.47 1,038 $1,335 $1.28 1,279 $1,740 $1.37 Average 235 2000 771 $1,135 $1.49 1,046 $1,366 $1.30 1,297 $1,674 $1.29 (1) Originally built in 2000;remodeled in 2005. (2) Originally built in 1989;remodeled in 2005. (3) Originally built in 1986;remodeled in 2004. Source:apartments.com;ForRent.com Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE D-3 APARTMENT COMPLEX SALES, TEMECULA/MURRIETA, 2007 THROUGH 1ST QUARTER 2012 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Building Units Year Date Sold Address Sales Price Acres SF $/SF Total $/Unit Built 12/20/07 31037 Samantha Ln. Temecula $36,900,000 9.30 193,150 $191 180 $205,000 2007 02/01/11 41780 Butterfield Stage Rd. Temecula $27,150,000 19.45 146,000 $186 152 $178,618 1998 11/02/11 24405 Village Walk Place Murrieta $45,500,000 16.36 649,800 $70 260 $175,175 (1) 2010 11/30/11 24850 Hancock Ave. Murrieta $49,500,000 20.51 271,700 $182 420 $117,857 1990 12/23/11 40125 Los Alamos Rd. Murrieta $19,900,000 10.49 154,960 $128 200 $99,500 1989 07/20/11 24425 Skyview Ridge Dr. Murrieta $34,400,000 13.48 258,916 $133 396 $86,869 (1) 1991 Minimum $19,900,000 9.30 146,000 $70 152 $86,869 1989 Maximum $49,500,000 20.51 649,800 $191 420 $205,000 2010 Median $35,650,000 14.92 226,033 $158 230 $146,516 1995 Average $35,558,333 14.93 279,088 $148 268 $143,837 1998 (1) Senior apartment complex. Source:CoStar Group Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\8/2/2012;ema I INIG TABLE D-4 TRENDS IN MEDIAN HOME SALES PRICE, TEMECULA/MURRIETA, 2007-2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Average Annual 2007 2008 2009 2010 2011 2012(2) Change Temecula $381,250 $267,250 $270,000 $280,000 $294,000 $253,800 -7.8% Murrieta $325,000 $248,900 $230,000 $240,500 $233,000 $182,500 -10.9% Riverside County $351,500 $207,000 $195,000 $200,000 $194,000 $168,500 -13.7% (1) Reflects median sales price of attached and detached homes. (2) As of April 2012. Source: California Association of Realtors Prepared by: Keyser Marston Associates, Inc. Filename: Jefferson Study Area Market Assessment\7/27/2012;ema TABLE D-5 NEW HOUSING UNITS,TEMECULA/MURRIETA AND JEFFERSON STUDY AREA, 2012-2022 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Jefferson Avenue Study Area Capture of Projected Growth(1) Projected Units Temecula/ Annual Increase Low Capture @ High Capture @ Year Murrie a Percent Absolute 15.0% 25.0%. 2010 12,647 (2) 2011 12,647 0.0% 0 0 0 2012 12,647 0.0% 0 0 0 2013 13,026 3.0% 379 57 95 2014 13,417 3.0% 391 59 98 2015 13,820 3.0% 403 60 101 2016 14,511 5.0% 691 104 173 2017 15,236 5.0% 726 109 181 2018 15,998 5.0% 762 114 190 _ 2019 17,278 8.0% 1,280 192 320 2020 18,660 8.0% 1,382 207 346 2021 20,153 8.0% 1,493 224 373 2022 21,765 8.0% 1,612 242 403 Total,2012-2022 9,118 1,368 2,280 Average Annual 760 137 228 (1) KMA assumption. (2)See Table D-1. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema APPENDIX E Retail Market TABLE E-1 RETAIL SPACE MARKET FACTORS, TEMECULA/MURRIETA,2007-2012 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Change,2007-2012 Average 2007 2008 2009 2010 2011 2012(1) Absolute Annual I. Temecula Rentable Area(SF) 4,917,897 4,546,324 4,546,324 3,678,953 4,657,419 4,657,419 (260,478) -1.1% Vacancy Rate 5.2% 4.6% 7.8% 11.7% 14.9% 13.4% - 20.8% Average Asking Lease Rate(2) $2.34 $1.92 $1.58 $1.44 $2.10 $1.43 ($0.91) -9.4% Net Absorption YTD 172,813 3,791 (196,649) (108,720) 7,771 67,403 - - II. Murrieta Rentable Area(SF) 3,183,473 3,454,857 3,507,785 3,337,007 4,280,005 4,280,005 1,096,532 6.1% Vacancy Rate 3.0% 5.9% 8.5% 8.7% 11.4% 12.7% - 33.5% Average Asking Lease Rate(2) $1.80 $2.38 $1.40 $2.07 $1.48 $1.44 ($0.36) -4.4% Net Absorption YTD 462,521 222,078 (93,160) (19,965) (12,086) (57,489) - - III. Total Rentable Inventory-Temecula/Murrieta 8,101,370 8,001,181 8,054,109 7,015,960 8,937,424 8,937,424 836,054 2.0% (1) Based on 1st quarter data. (2) Per SF/month triple-net. Source:CB Richard Ellis Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE E-2 RETAIL BUILDING SALES, 2009 THROUGH 1ST QUARTER 2012(1) JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA $/SF Building Year Date Sold Address Sales Price Acres Land SF $/SF Built Property Description 07/08/09 41841 Moreno Rd. $1,450,000 0.77 $43 7,186 $202 N/A Restaurant building 06/04/10 27300 Jefferson Ave. $415,000 0.45 $21 2,124 $195 1989 Restaurant building 09/29/11 41925 3rd St. $1,200,000 0.16 $172 6,200 $194 1985 Freestanding retail building 09/16/09 28030 Del Rio Rd. $1,200,000 1.60 $17 10,434 $115 1983 Religious facility 06/13/11 41720 Winchester Rd. $1,725,000 1.23 $32 16,302 $106 2005 Two-story retail building 03/27/12 27475 Jefferson Ave. $2,464,000 2.73 $21 30,080 $82 1984 Former Stater Bros. building Minimum $415,000 0.16 $17 2,124 $82 1983 Maximum $2,464,000 2.73 $172 30,080 $202 2005 Median $1,325,000 1.00 $27 8,810 $154 1985 Average $1,409,000 1.16 $51 12,054 $149 1989 (1)Survey area represents the City of Temecula,west of Interstate 15. Excludes service stations. Source:CoStar Group Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE E-3 10-MILE TRADE AREA DEMAND PROJECTION,JEFFERSON STUDY AREA, 2012 THROUGH 2022 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Total Incremental Income,2012-2022 $3,119,863,000 Low @ High @ 5.0% 7.5% Percent Capture in Study Area $155,993,000 $233,990,000 Sales Income Assumed Productivity Retail Space Allocation Capture Rate Estimated Spending Per SF Demand (SF) Low High Low High Low High I. Trade Area Growth Generated Demand General Merchandise 5% 20% 30% $1,560,000 $3,510,000 $350 4,000 10,000 Other Comparison Good 8% 20% 30% $2,496,000 $5,616,000 $350 7,000 16,000 Convenience Goods 8% 50% 60% $6,240,000 $11,232,000 $400 16,000 28,000 Eating and Drinking 4% 30% 40% $1,872,000 $3,744,000 $500 4,000 7,000 Home Improvement 3% 20% 30% $936,000 $2,106,000 $500 2,000 4,000 Total Retail Goods/Services Captured in Study Area $13,104,000 $26,208,000 Increased Demand 33,000 65,000 (Local and Visitor Supported Demand) for Retail Space(1) II. Demand from Beyond the Trade Area @ 25.0% of Locally Supported Demand(2) 8.000 16.000 III. Total Local and Visitor Supported Demand through 2022 41,000 81,000 Average Annual Space Demand 4,100 8,100 (1)Does not reflect impact of a potential increase in sales capture by existing retail outlets. (2)Assumes that out-of-town visitors will provide 25%of additional demand. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE E-4 AGGREGATE HOUSEHOLD INCOME, INCREMENTAL NEW RESIDENTS, JEFFERSON STUDY AREA JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Rental For-Sale I. Number of Households Housing Housing Projected Residential Unit Absorption Thru 2022 912 (1) 912 (1) Average Occupancy Rate 97.5% 100.0% Number of Households 889 912 II. Required Annual Income Average Sales Price - $275,000 Down Payment 10.0% - $247,500 Interest Rate 6.0% - - Term (Years) 30 - - Monthly Payment $1,500 $1,484 Property Tax 1.00% of Value - $229 Insurance 0.25% of Value - $57 HOA Fees $300 /Month - $300 Monthly Payment - $586 Total Monthly Costs $1,500 $2,070 Income Allocation @ 33% $54,545 $75,285 Minimum Income Required (Rounded) $55,000 $75,000 III. Aggregate Annual Household Income $48,896,000 $68,386,000 Aggregate Annual Household Income- Rental and For-Sale $117,282,000 (1) Reflects approximate mid-point between Low and High average residential absorption (see Table D-5. Absorption assumed to be split 50/50 between rental and for-sale housing. Prepared by:Keyser Marston Associates, Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE E-5 RETAIL EXPENDITURES CAPTURED FROM INCREMENTAL NEW RESIDENTS, JEFFERSON STUDY AREA JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Annual Incremental Aggregate Household Income- New Residents $117,282,000 Sales Income Assumed Capture Productivity Retail Space Allocation Rate Estimated Spending Per SF Demand (SF) Low High Low High Low High General Merchandise 5% 20% 30% $1,173,000 $1,759,000 $350 3,000 5,000 Other Comparison Goods 8% 20% 30% $1,877,000 $2,815,000 $350 5,000 8,000 Convenience Goods 8% 50% 60% $4,691,000 $5,630,000 $400 12,000 14,000 Eating and Drinking 4% 30% 40% $1,407,000 $1,877,000 $500 3,000 4,000 Home Improvement 3% 20% 30% $704,000 $1,056,000 $500 1,000 2,000 Total Retail Goods/Services from New Residents Captured in Study Area $9,852,000 $13,137,000 Increased Demand 24,000 33,000 Average Annual Space Demand for Retail Space(1) 2,400 3,300 (1)Does not reflect impact of a potential increase in sales capture by existing retail outlets. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE E-6 RETAIL DEMAND FROM NEW OFFICE WORKERS, JEFFERSON STUDY AREA JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Low High Increase in Office Employment in Jefferson Avenue Study Area 2,390 3,585 Estimate of Office Worker Spending per Year $6,500 (1) $6,500 (1) Total Annual Spending by New Office Workers $15,535,000 $23,303,000 Estimated Sales Productivity Per SF $400 $400 I. Estimated Demand from Incremental Employment (2) 39,000 SF 58,000 SF Jefferson Avenue Study Area Capture @ 40.0% 50.0% II. Total Retail Space Demand Captured from New Office Workers through 2022 15,600 SF 29,000 SF Average Annual Space Demand 1,600 SF 2,900 SF (1 Source: International Council of Shopping Centers, Office Worker Retail Spending,2012. Reflects Office Worker spending, including those who spent nothing,and excluding transportation and online purchases. Assumes average expenditures for 50 weeks. Excludes demand from non-office workers,visitors,and residents from beyond trade area. (2 Does not reflect impact of a potential increase in sales capture by existing retail outlets. Prepared by: Keyser Marston Associates, Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema TABLE E-7 RETAIL DEMAND FROM NEW HOTEL ROOMS, JEFFERSON STUDY AREA JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Low High Number of Rooms 132 293 Visitors per Room 1.5 1.5 Occupancy Rate 70% 70% Number of Annual Visitors 50,597 112,462 Retail Spending per Visitor(1) $146 $146 Percent of Retail Sales Captured in Jefferson Avenue Study Area 30% 40% Total Annual Retail Sales from New Hotel Room Visitors in Jefferson Study Area $2,218,000 $6,572,000 Estimated Sales Productivity Per SF $400 $400 Total Estimated Demand from New Hotel Room Visitors through 2022 (2) 61,000 SF 181,000 SF Average Annual Space Demand 6,100 SF 18,100 SF (1)Based on data as provided in the Temecula Valley Travel Impacts 2000-2010. The study finds that Hotel/Motel visitors spend$240/day/person,inclusive of accommodations. KMA has deducted the 2010 Average Daily Rate(ADR)of$93.30 from the Smith Travel Research analysis in order to reflect only commodity spending. Does not include transportation-related spending. (2)Does not reflect impact of a potential increase in sales capture by existing retail outlets. Prepared by:Keyser Marston Associates,Inc. Filename:Jefferson Study Area Market Assessment\7/27/2012;ema TABLE E-8 SUMMARY OF RETAIL SPACE DEMAND, JEFFERSON STUDY AREA, THROUGH 2022 JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT CITY OF TEMECULA Low High I. Estimated Retail Space Demand 10-Mile Trade Area Demand (Table E-3) 41,000 SF 81,000 SF New Residents (Table E-5) 24,000 SF 33,000 SF New Office Workers (Table E-6) 15,600 SF 29,000 SF New Hotel Visitors (Table E-7) 61,000 SF 181,000 SF II. Total Retail Space Demand in Study Area through 2022 141,600 SF 324,000 SF Average Annual Space Demand 14,200 SF 32,400 SF Prepared by: Keyser Marston Associates, Inc. Filename:Jefferson Study Area Market Assessment;7/27/2012;ema New Streets In-Lieu Fee Nexus Study , , -c : , Y -7 ♦< [ [ e, rr ,1 r� �... 1 r e ` , f. . ilLif . r 3 - ti _ ' *L-14.y''�1,.. „-fit 4A r: 'F .- •visi i‘,,. ,. •-.1,..,.. ..,..444. ,.,_,, ,,,..,...-., , .,...„ ,, . - )42-, . , V , \ '''' 1. t t..N1 i `- ! . ..-2,:li • . 'ALo.i.,,,,.... P-r., - . .• 4 —.444, •, • v - ;;I:iiba, -! t "P' • r ' �P 141� ` Uptown Jefferson Specific Plan Temecula, CA Prepared for: City of Temecula Prepared by: Keyser Marston Associates, Inc. August 2015 New Streets In-Lieu Fee Nexus Study Uptown Jefferson Specific Plan Temecula,California Prepared for: City of Temecula c)ASIIFIC August 2015 .46.9 Prepared by: Keyser Marston Associates, Inc. 555 West Beech St., Suite 460 San Diego, California 92101 500 South Grand Avenue, Suite 1480 Los Angeles,California 90071 Golden Gateway Commons 160 Pacific Avenue,Suite 204 San Francisco,California 94111 TABLE OF CONTENTS I. Introduction 1 II. Key Findings 3 III. Estimated Development Budget for Planned New Streets 4 IV. Nexus-Supported Fee Amount 6 V. Economic Impact of New Streets In-Lieu Fee 15 VI. Recommended Fee 17 VII. Limiting Conditions 18 >0l> KEYSER MARSTON ASSOCIATES. I. INTRODUCTION A. Objective In accordance with our agreement with the City of Temecula, Keyser Marston Associates, Inc. (KMA) has prepared a nexus analysis in support of a new streets in-lieu fee for the Uptown Jefferson Specific Plan area. As background,the City of Temecula (City) is considering.adoption of a Specific Plan for the Uptown Jefferson area (Specific Plan). As proposed,the Specific Plan will allow for increased densities, multi- family residential, and mixed-use development in the 560-net acre area. The City has identified a preliminary list of new and upgraded public improvements,facilities, and other amenities required to support this new development. In particular,the Specific Plan calls for development of a new circulation system in the form of large city blocks measuring approximately 450 feet by 450 feet,for a total block size of 4.6 acres. The City intends to require developers to dedicate right-of-way and construct the new street improvements adjacent to, or through,their development sites. Developers within the Specific Plan who cannot contribute right-of-way and/or build new streets due to location, phasing, or other factors would be charged a new streets in-lieu fee. The City requested that KMA prepare a nexus study to determine the appropriate in-lieu fee to fund the proposed new streets. B. Methodology In completing the nexus analysis, KMA performed the following key work tasks: 1. Reviewed the proposed new street system in terms of physical features and preliminary cost estimates. 2. Reviewed build-out projections for the Specific Plan by land use type, i.e., dwelling units, office space, retail space, and hotel rooms. 3. Reviewed comparable land and building sales values in the trade area. 4. Estimated the nexus amount of financial obligation for new streets that can be attributed to each land use type. 5. Evaluated the potential economic impact of the new streets in-lieu fee on new development. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 1 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 C. Report Organization This nexus analysis has been organized as follows: • Following this Introduction,Section II presents the KMA key findings. • Section III presents the development budget for the new streets planned for the Specific Plan area. • The KMA estimate of the nexus-supported new streets in-lieu fee is detailed in Section IV. • Section V presents the potential economic impact of the new streets in-lieu fee on new development. • Limiting conditions pertaining to this nexus analysis are presented in Section VI. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 2 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 II. KEY FINDINGS A. Nexus-Supported Fee Amount As summarized in Table I-1,the nexus-supported new streets in-lieu fee for residential uses is estimated at$12,701 per unit. The nexus-supported in-lieu fee for non-residential uses is estimated to range between $8.50 and $19.87 per square feet(SF). Table I-1: Nexus-Supported New Streets In-Lieu Fee Residential Office Retail Hotel $12,701/Unit $8.50/SF $19.87/SF $12.45/SF B. Recommended Fee KMA recommends an in-lieu fee estimated at$6,351 per unit for residential development and between $4.25 and $9.94 per SF of building area for non-residential development. As shown in Table 11-2,the recommended fee reflects one-half of the nexus-supported fee amount determined by KMA. Table 11-2: Recommended New Streets In-Lieu Fee Residential Office Retail Hotel $6,351/Unit $4.25/SF $9.94/SF $6.23/SF C. Potential Indices for Fee Level Adjustment There are a number of potential indices that could be used to adjust fee levels in the future. For purposes of simplicity, the City may want to consider an annual adjustment based on readily available third party indices (i.e., Building Cost Index, Construction Cost Index, Consumer Price Index, etc.). KMA recommends that the City adopt a fee program which enables the City Manager to make the determination whether to implement an annual adjustment each year, up to the amount supported by the index that is ultimately selected by the City. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 3 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 III. ESTIMATED DEVELOPMENT BUDGET FOR PLANNED NEW STREETS This section presents the new street improvements planned for the Specific Plan and their estimated development budget. The detailed KMA technical analysis is provided in Appendix A and summarized below. A. Planned New Streets Exhibit III-1 presents the new streets planned for the Specific Plan. As shown,the City's Public Works department has identified a network of 24 street segments totaling 23,070 linear feet. In addition to the new streets, improvements planned for each new street segment include new sidewalks, medians, landscaping, utilities, signage, and lighting. Exhibit III-1: Planned New Streets—Jefferson Specific Plan 4110' 011114 Ilir#411L 401 de+lite 4111\ r ...S: 2•L City of Temecula—New Streets In-Lieu Fee Nexus Study Page 4 Keyser Marston Associates, Inc. 15135ndh 19545.039.003 B. Development Budget As shown in Table III-1, the total development budget for the new street segments and street improvements is estimated at$64,718,000, inclusive of acquisition costs for the public right-of-way, estimated at$20 per SF of land area (1,522,620 SF). Table III-1: New Streets Development Budget (2015 $) New public streets, storm drain, water, Direct Costs(1) $27,413,000 sewer, and contingency Indirect Costs(2) Design, engineering, and other studies $4,112,000 Issuance fees, third party costs,and Financing Costs(2) $2,741,000 interest reserve Total Costs without Land Acquisition $34,266,000 Acquisition Costs(2) Acquisition costs for public right-of-way $30,452,000 Total New Streets Costs $64,718,000 (1) Source: City of Temecula,June 12,2015. (2) KMA estimate based comparable land and building sales. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 5 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 IV. NEXUS-SUPPORTED FEE AMOUNT This section presents the KMA methodology used to estimate the nexus-supported fee amount for new streets planned for the Specific Plan area. The detailed KMA technical analysis is provided in Appendix B and summarized below. A. Projected New Development Table IV-1 presents an overview of the existing land use mix and anticipated new development within the Specific Plan by type, i.e., dwelling units,office space, retail space, and hotel rooms. As shown, new development within the Specific Plan is planned to include 3,726 dwelling units and 1,470,979 SF of non- residential development. Table IV-1: Jefferson Specific Plan Existing New Development Land Use Mix Residential Development Single-Family 0 Units 0 Units Multi-Family-Own 0 Units 1,863 Units Multi-Family—Rent 0 Units 1.863 Units Total Residential Development 0 Units 3,726 Units Non-Residential Development Office 909,000 SF (1) 876,076 SF Industrial 943,000 SF (1) 0 SF Hotel 580 rooms 315 Rooms Average Gross Room Size (2) 800 SF 800 SF Total Hotel Building Area 391,000 SF 252,000 SF Retail 1,296,000 SF (1) 343,903 SF Total Non-Residential Development 3,539,000 SF 1,470,979 SF (1) Existing office,industrial,and retail SF is assumed to be cleared for new development. (2) KMA assumption. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 6 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 B. Projected Total Residents, Employees, and Visitors Table IV-2 translates total new development into the total number of residents, employees, and visitors (hotel guests and retail/restaurant patrons). As shown below, the number of new residents,employees, and visitors in the Specific Plan area can be estimated based on assumptions regarding building efficiency and occupancy for each building type, as well as industry standard population and employment density factors for residential and non-residential land uses. The residential population is calculated assuming typical household sizes found in multi-family and mixed-use developments. Total employees and visitors are estimated using typical employment density and visitor traffic factors for office, hotel, and retail uses. Based on these assumptions, KMA estimates that the Specific Plan at build- out will accommodate 6,195 residents,4,221 employees, and 1,797 "full time equivalent" visitors on a daily basis. Table IV-2: Total New Residents, Employees, and Visitors New Building Building Density Development Efficiency Occupancy Factor Total Residents Multi-Family-Own 1,863 Units ---- 95% 2.0/Unit 3,540 Residents Multi-Family—Rent 1.863 Units ---- 95% 1.5/Unit 2.655 Residents Total Residents 3,726 Units ---- 6,195 Residents Employees Residential 3,726 Units ---- ---- 0.025/Unit 93 Employees Office 876,076 SF 95% 90% 4.0/1,000 SF 2,996 Employees Hotel 315 Rooms ---- ---- 0.80/Room 252 Employees Retail 342,903 SF 95% 90% 3.0/1,000 SF 880 Employees Total Employees 4,221 Employees Visitors Hotel 315 Rooms ---- 70% 1.5/Room 331 Visitors Retail 342,903 SF 95% 90% 5.0/1,000/SF 1.466 Visitors Total Visitors 1,797 Visitors C. Resident Equivalents KMA estimated the impact of one employee and one visitor expressed as a percent of one resident by calculating the number of"Resident Equivalents". The Resident Equivalent calculation considers the City of Temecula—New Streets In-Lieu Fee Nexus Study Page 7 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 amount of time that residents, employees, and visitors have available each day to use the new streets and street improvements, such as traffic lanes, bike lanes, parking, sidewalks, landscaping, and lighting. Step 1: Estimate of Net Residents, Employees, and Visitors As shown in Table IV-3,the first step used to estimate Resident Equivalents is to correct for the overlap of Specific Plan employees and retail visitors who will also reside in the Specific Plan area. As shown below, KMA assumed between 5%and 15%of the Specific Plan area's employees, and 25%of the Specific Plan area's retail customers,will also reside in the Specific Plan area. Table IV-3: Estimate of Net Residents, Employees, Visitors in Specific Plan Area (Less) Number of Net Residents/ Total Number Employees/Visitors Employees/ of Residents, Residing in Visitors in Employees,and Specific Plan Area Specific Plan Visitors %o • Total Area Residents Working Residents Outside Specific Plan area 4,706 ---- 0 4,706 Inside Specific Plan area 559 ---- 0 559 Total Working Residents 5,266 (1) 5,266 Non-Working Residents 929 (1) 0 929 Total Residents 6,195 ---- 0 6,195 Employees Residential 93 10% (9) 84 Office 2,996 15% (449) 2,547 Hotel 880 10% (88) 792 Retail 252 5% (13). 239 Total Employees 4,221 (559) 3,662 Visitors Hotel 331 ---- 0 331 Retail 1,466 25%(2) (367) 1.100 Total Visitors 1,797 (367) 1,431 (1) Estimate of working and non-working residents based on the percent of Citywide age 16+ population in Labor Force. (2) Assumes 25%of retail customers reside,are employed,or are hotel guests in the Specific Plan area. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 8 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 Step 2: Estimate of"Available Time" The second step is to estimate the minimum amount of"available time"that residents, employees, and visitors will spend in the Specific Plan area. For residents, "available time" means the amount of time spent at home or in the neighborhood each day; for employees within the Specific Plan area, it reflects the minimum amount of time that employees spend at work and the surrounding district each day; and or visitors, this means the amount of time that visitors will spend patronizing businesses or other amenities within the Specific Plan area. The "available time" assumptions are not based on a specific study or survey, but rather represent reasonable estimates. The purpose of these estimates is to distinguish working residents from non- working residents, and residents from employees and visitors. As shown in Table IV-4, the following "available time" assumptions are incorporated into the analysis: • Residents working outside the Specific Plan area are assumed to have "available time" of 14 hours per weekday and 24 hours per weekend day in the Specific Plan area. In other words,they are assumed to spend 10 hours per weekday outside the Specific Plan area for work. • Residents working inside the Specific Plan area and non-working residents are assumed to have "available time" of 24 hours per day everyday in the Specific Plan area. • Employees are assumed to spend 10 hours per weekday in the Specific Plan area, reflecting a typical work shift and lunch hour. • On a "full-time equivalent" basis, retail visitors are assumed to spend 10 hours per weekday and 10 hours per weekend day in the Specific Plan area. In other words, the average retail business is assumed to open 10 hours per day, with average patronage of five (5)customers per 1,000 SF at any given time. These estimates reflect the likely high proportion of eating and drinking establishments among the new retail uses. • Hotel visitors are assumed to spend 75%of their time in the Specific Plan area, reflecting their overnight lodging in the area, as well as a certain percentage of each day spent in the area. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 9 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 Table IV-4: Estimate of Resident Equivalents Estimate of Hours in Specific Plan Area %of Weekday Weekend Total Weekly "Available Time" Hours Hours Hours in Specific Plan Area Residents Working Residents Outside Specific Plan area 70 48 118 70% Inside Specific Plan area 120 48 168 100% Total Working Residents 73% Non-Working Residents 120 48 168 100% Employees 50 0 50 " 30% -E\ Visitors Hotel 50 20 42% Retail 75% Total Visitors 49% Step 3: Total Resident Equivalents The third step is to calculate the total number of Resident Equivalents. As presented in Table IV-5, by multiplying the net number of residents, employees,and visitors (see Table IV-3) by the percentage of time spent in the Specific Plan area (see Table IV-4), KMA estimated a total of 6,590 Resident Equivalents in the Specific Plan area. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 10 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 Table IV-5: Estimate of Resident Equivalents Total Number of Residents, Employees, %of Time in Total Resident and Visitors Specific Plan Area Equivalents Residents Working Residents 5,266 73% 3,865 Non-Working 929 100% 929 Total Residents 6,195 77% 4,794 Employees 4,221 30% 1,090 Visitors Hotel 331 42% 458 Retail 1.466 75% 248 Total Visitors 1,797 49% 706 Total Resident Equivalents 6,590 D. Dwellina Unit Eauivalencv To determine the number of Resident Equivalents per residential unit and per non-residential SF, KMA translated Resident Equivalents to Equivalent Dwelling Units (EDUs). The number of EDUs is calculated by dividing the number of Resident Equivalents for each land use (see Table IV-5), by the number of dwelling units or 1,000 SF of building area. As shown in Table IV-6,the number of Equivalent Residents for each land use type is estimated at 1.29 per residential unit and between 0.87 and 2.02 per 1,000 SF non-residential development. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 11 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 Table IV-6: Equivalent Residents per Unit Resident Number of Equivalent Equivalents Units/SF Residents per Unit/per 1,000 SF Residential Residents 4,789 3,726 Units 1.29 Employees 25 3.726 Units 0.01 Total Residential 4,819 3,726 Units 1.29 Office Employees 758 876,076 SF 0.87 Retail Employees 236 342,903 SF 0.69 Visitors 458 342,903 SF 1.34 Total Retail 694 2.02 Hotel Employees 71 252,000 SF 0.28 Visitors 248 252,000 SF 0.99 Total Hotel 320 1.27 Total 6,590 The next step was to estimate the Equivalent Dwelling Unit(EDU)factor for each non-residential land use type. As shown in Table IV-7,the EDU factor is calculated by dividing the number of Equivalent Residents per 1,000 SF by the number of Equivalent Residents per unit (1.29). Table IV-7: EDU Factor Equivalent Equivalent Residents per Residents per EDU Factor Unit/1,000 SF Dwelling Unit Residential 1.29 1.29 1.0 Office 0.87 1.29 0.67 Retail 2.02 1.29 1.56 Hotel 1.27 1.29 0.98 City of Temecula—New Streets In-Lieu Fee Nexus Study Page 12 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 In sum, 1,000 SF of office development has the same impact on new streets as 0.67 dwelling units; 1,000 SF of retail has the same impact as 1.56 dwelling units; and 1,000 SF of hotel development has the same impact as 0.98 dwelling units. E. Estimated Nexus-Supported New Streets In-Lieu Fee The final steps used to calculate the nexus supported new streets in-lieu fee start with the estimate of the total number of EDUs in the Specific Plan. As shown in Table IV-8, the EDU factors determined in the previous section applied against the number of residential units and non-residential SF is estimated to yield a total of 5,095 EDUs. Table IV-8: Total EDUs in Specific Plan Residential Office Retail Hotel Total Number of 3,726 Units 876,000 SF 342,903 SF 252,000 SF Units/SF Total EDU 1.0 0.67 1.56 0.98 Factor Total EDUs 3,726 585,991 536,449 247,025 Total EDUs per unit/per 3,726 586 536 247 5,095 1,000 SF The next step was to determine the new streets in-lieu fee per EDU. To determine the new streets in- lieu fee per EDU,the estimated total new streets budget of$64,718,000(described above in Section III) is divided by the total number of EDUs (5,095). As shown in Exhibit IV-1,this results in a nexus- supported new streets in-lieu fee per EDU of$12,701. Exhibit IV-1: New Streets In-Lieu Fee per EDU Total New New Streets Streets Total EDUs - In-Lieu Fee Development • Budget 5,095 per EDU $64,718,000 $12,701 — . _ `' . J J City of Temecula—New Streets In-Lieu Fee Nexus Study Page 13 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 The last step was to determine the nexus-supported in-lieu fee on a per-unit and per-SF basis. The nexus-supported in-lieu fee expressed on a per-unit and per-SF basis is calculated by multiplying the in- lieu fee per EDU ($12,701) by the total EDU factor for each land use type. As shown in Table IV-9,this yields a nexus-supported new streets in-lieu fee of$12,701 per residential unit and between $8.50 and $19.87 per non-residential SF. Table IV-9: Nexus-Supported New Streets In-Lieu Fee Residential Office Retail Hotel Total In Lieu $12,701 $12,701 $12,701 $12,701 Fee per EDU EDU Factor 1.0 0.67 1.56 0.98 In-Lieu Fee $12,701/Unit $8.50/SF $19.87/SF $12.45/SF City of Temecula—New Streets In-Lieu Fee Nexus Study Page 14 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 V. ECONOMIC IMPACT OF NEW STREETS IN-LIEU FEE This section presents the KMA evaluation of the economic impact of a new streets in-lieu fee on future development within the Specific Plan area. The detailed KMA technical analysis is provided in Appendix C and summarized below. To measure the economic impact of the nexus-supported new streets in-lieu fee on new development, KMA prepared cost estimates for a series of development prototypes. New development pursuant to the Specific Plan may occur on a wide variety of site sizes, including full blocks, partial blocks, and small in-fill parcels. For the purposes of the economic impact analysis, KMA assumed a prototypical half-block development site. KMA evaluated a range of office, hotel, and multi-family developments, all of which were assumed to include ground floor retail. Table V-1 provides a description of each of the development prototypes analyzed by KMA and their estimated development costs. Table V-1: Development Prototypes—Project Description and Total Costs Development Prototype Description Total Cost per Unit Development Costs or per SF Mixed-Use Multi-Family 139 units Rental 7,500 SF retail $34.3 M $247,000 per unit wrap parking-4 levels $243 per SF Mixed-Use Multi-Family 139 units For-Sale 7,500 SF retail $51.6 M $371,000 per unit Podium parking—2 levels $268 per SF Office 148,400 SF office 3,500 SF retail $47.1 M $310 per SF above-grade parking structure Hotel 186 rooms 3,500 SF retail $45.6 M $300 per SF above-grade parking structure Based on the development cost estimates noted above, KMA estimated the economic impact of the nexus-supported in-lieu fee. As presented in Table V-2, the economic impact of the in-lieu fee was estimated to range between 2.8%and 5.6%of development costs. KMA finds these measures to be significant, with the potential for negative impacts on the feasibility of new development in the Specific Plan area. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 15 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 Table V-2: Economic Impact of Nexus-Supported In-lieu Fee Residential with Retail Office Hotel Rental Own with Retail with Retail Development Costs $34,300,500 $51,552,000 $47,112,000 $45,567,000 Nexus-Supported In-Lieu Fee $1,914,000 $1,914,000 $1,331,000 $1,917,000 %of Development Costs Office/Hotel/ Residential 5.5% 3.6% 2.7% 4.1% Retail 6.6% 6.6% 6.7% 6.7% • Total Impact 5.6% 3.7% 2.8% 4.2% City of Temecula—New Streets In-Lieu Fee Nexus Study Page 16 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 VI. RECOMMENDED FEE As indicated above, the economic impact of the nexus-supported in-lieu fee is estimated to range between 2.8%and 5.6%of development costs. It is the KMA view that a fee in excess of 3.0%of development cost may potentially inhibit the feasibility of future development in the Specific Plan area. As such, KMA recommends that the City consider an in-lieu fee estimated at one-half of the nexus- supported fee, as presented in Table VI-1. Table VI-1: Recommended New Streets In-Lieu Fee Residential Office Retail Hotel $6,351/Unit $4.25/SF $9.94/SF $6.23/SF As shown in Table VI-2, an in-lieu fee at one-half of the nexus-supported fee is estimated to have an economic impact ranging between 1.4%and 2.8%of development costs. In addition, adopting a fee at the recommended level will provide for a margin between the fee established by the nexus analysis. This allows for minor changes to the many inputs, assumptions, and calculations employed in the nexus analysis while assuring that that adopted fee remains below the supported nexus amount. Table VI-2: Economic Impact of Recommended In-lieu Fee Residential with Retail Office Hotel Rental Own with Retail with Retail Development Costs $34,300,500 $51,5252,000 $47,112,000 $45,567,000 Recommended In-Lieu Fee $958,000 $958,000 $665,000 $959,000 %of Development Costs Office/ Hotel/Residential 2.8% 1.8% 1.4% 2.1% Retail 3.3% 3.3% 3.3% 3.3% Total Impact 2.8% 1.9% 1.4% 2.1% City of Temecula—New Streets In-Lieu Fee Nexus Study Page 17 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 VIII. LIMITING CONDITIONS 1. KMA has made extensive efforts to confirm the accuracy and timeliness of the information contained in this analysis. Such information was compiled from a variety of sources deemed to be reliable including state and local government, planning agencies, real estate brokers, and other third parties. Although KMA believes all information in this analysis is correct, it does not guarantee the accuracy of such and assumes no responsibility for inaccuracies in the information provided by third parties. 2. The findings are based on economic rather than political considerations. Therefore,they should be construed neither as a representation nor opinion that government approvals for development can be secured. 3. The analysis, opinions, recommendations, and conclusions of this analysis are KMA's informed judgment based on market and economic conditions as of the date of this report. Due to the volatility of market conditions and complex dynamics influencing the economic conditions of the building and development industry, conclusions and recommended actions contained herein should not be relied upon as sole input for final business decisions regarding current and future development and planning. 4. The analysis assumes that neither the local nor national economy will experience a major recession. If an unforeseen change occurs in the economy, the conclusions contained herein may no longer be valid. City of Temecula—New Streets In-Lieu Fee Nexus Study Page 18 Keyser Marston Associates,Inc. 15135ndh 19545.039.003 ATTACHMENT A NEW STREETS COSTS New Streets In-Lieu Fee Nexus Study Uptown Jefferson Specific Plan City of Temecula TABLE A-1 TOTAL NEW STREETS COSTS NEW STREETS IN-LIEU FEE NEXUS STUDY UPTOWN JEFFERSON SPECIFIC PLAN CITY OF TEMECULA Gross Building Area-Specific Plan New Streets Assumptions: Residential 4,210,380 SF Land Area 1,522,620 SF Office 876,076 SF Linear Feet 23,070 LF Retail 342,903 SF Hotel 252,000 SF Total GBA 5,681,359 SF Total Per SF GBA Comments I. Direct Costs New Public Street $14,951,000 $2.63 $648 per Linear Foot Storm Drain $4,885,000 $0.86 $212 per Linear Foot Water $1,555,000 $0.27 $67 per Linear Foot Sewer $1,453,000 $0.26 $63 per Linear Foot Contingency $4,569.000 $0.80 20% of Above Directs Total Direct Costs $27,413,000 $4.83 $1,188 per Linear Foot II. Indirect Costs(1) $4,112,000 $0.72 15% of Directs III. Financing Costs(2) $2,741,000 $0.48 10% of Directs IV. Total New Street Costs without Land $34,266,000 $6.03 $1,485 per Linear Foot V. Acquisition Costs $30,452,000 $5.36 $20 per SF of Land Area(3) VI. Total New Street Costs $64,718,000 $11.39 $2,805 per Linear Foot (1) KMA assumption;includes design,engineering,and other studies. (2) KMA assumption;includes issuance fees,third party costs,and interest reserve. (3) KMA assumption. Source: City of Temecula,June 12,2015,except as noted. Prepared by:Keyser Marston Associates,Inc. Filename is\Temecula_Jefferson New Streets_v4;8/24/2015;lag ATTACHMENT B NEW STREETS IN-LIEU FEE NEXUS ANALYSIS New Streets In-Lieu Fee Nexus Study Uptown Jefferson Specific Plan City of Temecula TABLE B-1 ESTIMATE OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT NEW STREETS IN-LIEU FEE NEXUS STUDY UPTOWN JEFFERSON SPECIFIC PLAN CITY OF TEMECULA New Development I. Residential Development Single-Family 0 Units Multi-Family-Own @ 50% (i) 1,863 Units Average Gross Unit Size 1.300 SF(1) Total GBA 2,421,900 Multi-Family-Rent @ 50% (1) 1,863 Units Average Gross Unit Size 960 SF(1) Total GBA 1,788,480 SF Number of Dwelling Units 3,726 Units Average Gross Unit Size 1,130 SF Total GBA 4,210,380 SF II. Non-Residential Development Office (SF) 876,076 SF Industrial (SF) 0 SF Retail (SF) 342,903 SF Hotel Rooms 315 Rooms Average Gross Room Size (SF) @ (1) 800 SF Total Hotel GBA 252.000 SF Total Non-Residential GBA 1,470,979 SF (1) KMA assumption. Source: City of Temecula,April 14,2015 and June 22,2015. Prepared by:Keyser Marston Associates,Inc. Filename is\Temecula_Jefferson New Streets_v4;8/24/2015;lag U.RESIDENTS,EMPLOYEES,AND VISITORS IEU FEE NEXUS STUDY )N SPECIFIC PLAN 1 New Development Residents Employees I Visitors Multi-Family-Own Multi-Family-Rent Residential Office Retail Hotel Retail )ment at Build-out 1,863 Units 1,863 Units 3,726 Units 876,076 SF 342,903 SF 315 Rooms 342,903 SF 31 iency - - - 95% 95% - 95% 95% 95% - 90% 90% - 90% 70`. is/SF/Rooms 1,770 Units 1,770 Units 3,726 Units 749,045 SF 293,182 SF 315 Rooms 293,182 SF 22 it 2.00 Persons/Unit 1.50 Persons/Unit 0.025 per Unit 4.0 per 1,000 SF 3.0 per 1,000 SF 0.80 per Room 5.0 per 1,000 SF 1.5 sidents/Employees 3,540 Residents 2,655 Residents 93 Employees 2,996 Employees 880 Employees 252 Employees 1,466 Visitors 33 ild-out I I 6,195 Residents 4,221 Employees 1,797 Visitors rston Associates,Inc. efferson New Streets_v4;8/24/2015;Iag IDENT EQUIVALENTS _IEU FEE NEXUS STUDY ON SPECIFIC PLAN A New Development Total Number of %of Employees #of Employees #of Employees Estimate of Time in Study Area Residents,Employees, Residing in Residing in Not Residing in Weekend Weekday Total Weekly %of Time in t and Visitors Study Area Study Area Study Area Hours Hours Hours Study Area. tesidents s Employed Outside Study Area 4,706 Residents 76% ---- ---- ---- 48 70 118 70% s Employed Inside Study Area 559 Residents 9% ---- ---- ---- 48 120 168 100% king Residents 5,266 Residents 85% 73% <ing Residents 929 Residents 15% ---- ---- ---- 48 120 168 100% dents 6,195 Residents 100% 77% tial it 93 Employees 10% (9) 84 0 50 50 30% 2,996 Employees 15% (449) 2,547 0 50 50 30% 880 Employees 10% (88) 792 0 50 50 30% 252 Employees 5% (13) 239 0 50 50 30% -Residential 4,221 Employees (559) 3,662 30% ig 1,466 Visitors 25% (1) (367) 1,100 20 50 70 42% 331 Visitors 0% 0 331 75% or-Serving 1,797 Visitors (367) 1,431 49% it Equivalents tail customers reside,are employed,or are hotel guests in the Study Area. arston Associates,Inc. Jefferson New Streets_v4;8/24/2015;Iag TABLE B-4 ESTIMATE OF DWELLING UNIT EQUIVALENCY NEW STREETS IN-LIEU FEE NEXUS STUDY UPTOWN JEFFERSON SPECIFIC PLAN CITY OF TEMECULA New Development Equivalent Total Residents per Unit/ EDUs per Unit/ Equivalent Number of Units/ per 1,000 SF 1,000 SF Land Use Category Residents Non-Residential SF Non-Residential Non-Residential I. Residential Residents 4,794 3,726 1.29 0.99 Employees 25 3,726 0.01 0.01 Total Residential 4,819 3,726 1.29 1.00 /EDU/Unit II. Office Employees 758 876,076 0.87 0.67 /1,000 SF Office III. Retail Employees 236 342,903 0.69 0.53 Visitors 458 342,903 1.34 1.03 Total Retail 694 1.56 /1,000 SF Retail IV. Hotel Employees 71 252,000 0.28 0.22 Visitors 248 252,000 0.99 0.76 Total Hotel 320 0.98 /1,000 SF Hotel V. Total 6,590 Prepared by:Keyser Marston Associates,Inc. Filename is\Temecula_Jefferson New Streets_v4;8/24/2015;Iag TABLE B-5 ESTIMATED NEW STREETS IN-LIEU FEE NEW STREETS IN-LIEU FEE NEXUS STUDY UPTOWN JEFFERSON SPECIFIC PLAN CITY OF TEMECULA New Development I. Equivalent Dwelling Units A. Residential Number of Units 3,726 Units Total EDU Factor 1.00 Total EDUs 3,726 B. Office Office SF 876,076 SF Total EDU Factor 0.67 Total EDUs 585,991 per 1,000 SF 586 C. Retail Retail SF 342,903 SF Total EDU Factor 1.56 Total EDUs 536,449 per 1,000 SF 536 D. Hotel Total Hotel SF 252,000 SF Total EDU Factor 0.98 Total EDUs 247,025 per 1,000 SF 247 E. Grand Total EDUs 5,095 II. New Streets In-Lieu Fee Per EDU A. Total New Streets Budget Total New Streets Costs $64,718,000 Add: Administration @ 0% Total New Streets Budget $64,718,000 B. New Streets In-Lieu Fee Per EDU $12,701 III. In-Lieu Fee A. Residential $12,701 /Unit B. Office $8.50 /SF C. Retail $19.87 /SF D. Hotel $12.45 /SF Prepared by:Keyser Marston Associates,Inc. Filename is\Temecula_Jefferson New Streets_v4;8/24/2015;lag ATTACHMENT C ECONOMIC IMPACT OF NEW STREETS IN-LIEU FEE New Streets In-Lieu Fee Study Uptown Jefferson Specific Plan City of Temecula CT OF NEW STREETS IN-LIEU FEE-100%OF NEW STREETS COSTS LIEU FEE NEXUS STUDY ;ON SPECIFIC PLAN A Multi-Family-Rental Multi-Family-0 ption(1) (Half-Block) 2.3 Acres 2.3 Acres 2.3 Acres 2.3 Acres 3tel/Residential 148,400 SF 148,375 SF 186 Rooms 133,600 SF 139 Units 184,800 SF 139 1 3,500 SF 3,500 SF 7,500 SF 7,500 SF A 151,900 SF 151,875 SF 141,100 SF 192,300 SF 533 Spaces 221 Spaces 274 Spaces 273 Spaces Above Grade Structure Above Grade Structure Wrap-4+Levels Podium-2 Levels location of Development Costs(1)(2) 3tel/Residential $46,062,000 $310 Per SF Office $44,517,000 $300 Per SF Hotel $32,080,500 $240 Per SF Residential $49,302,000 $267 F $1,050,000 $300 Per SF Retail $1,050,000 $300 Per SF Retail $2,250,000 $300 Per SF Retail $2,250,000 $300 F luding Acqusition $47,112,000 $310 Per SF GBA $45,567,000 $300 Per SF GBA $34,330,500 $243 Per SF GBA $51,552,000 $268 I In-Lieu Fee 3tel/Residential $1,261,000 $8.50 Per SF Office $1,847,000 $12.45 Per SF Hotel $1,765,000 $12,701 Per Unit $1,765,000 $12,701 F $70,000 $19.87 Per SF Retail $70,000 $19.87 Per SF Retail $149,000 $19.87 Per SF Retail $149,000 $19.87 I wv Streets In-Lieu Fee $1,331,000 $8.76 Per SF GBA $1,917,000 $12.62 Per SF GBA $1,914,000 $13.56 Per SF GBA $1,914,000 $9.95 I avelopment Costs 3tel/Residential 2.7% 4.1% 5.5% 3.6% 6.7% 6.7% 6.6% 6.6% 2.8% 4.2% 5.6% 3.7% Evaluation of Public Benefits vs.Development Incentives,Uptown Jefferson Specific Plan,Keyser Marston Associates,Inc.,February 6,2015. assumed land acquisition cost. arston Associates,Inc. sfferson New Streets_v4;8/24/2015;lag CT OF NEW STREETS IN-LIEU FEE-50%OF NEW STREETS COSTS LIEU FEE NEXUS STUDY ;ON SPECIFIC PLAN A Residential Office Hotel Multi-Family-Rental Multi-Family-0 ption 0.) (Half-Block) 2.3 Acres 2.3 Acres 2.3 Acres 2.3 Acres Jtel/Residential 148,400 SF 148,375 SF 186 Rooms 133,600 SF 139 Units 184,800 SF 139 1 3,500 SF 3,500 SF 7,500 SF 7,500 SF A 151,900 SF 151,875 SF 141,100 SF 192,300 SF 533 Spaces 221 Spaces 274 Spaces 273 Spaces Above Grade Structure Above Grade Structure Wrap-4+Levels Podium-2 Levels location of Development Costs(1)(2) Dtel/Residential $46,062,000 $310 Per SF Office $44,517,000 $300 Per SF Hotel $32,080,500 $240 Per SF Residential $49,302,000 $267 F $1,050,000 $300 Per SF Retail $1,050,000 $300 Per SF Retail $2,250,000 $300 Per SF Retail $2,250,000 $300 I luding Acquisition Costs $47,112,000 $310 Per SF GBA $45,567,000 $300 Per SF GBA $34,330,500 $243 Per SF GBA $51,552,000 $268 I In-Lieu Fee Dtel/Residential $630,000 $4.25 Per SF Office $924,000 $6.23 Per SF Hotel $883,000 $6,351 Per Unit $883,000 $6,351 F $35,000 $9.94 Per SF Retail $35,000 $9.94 Per SF Retail $75,000 $9.94 Per SF Retail $75,000 $9.94 F Qv Streets In-Lieu Fee $665,000 $4.38 Per SF GBA $959,000 $6.31 Per SF GBA $958,000 $6.79 Per SF GBA $958,000 $4.98 F svelopment Costs Dtel/Residential 1.4% 2.1% 2.8% 1.8% 3.3% 3.3% 3.3% 3.3% 1.4% 2.1% 2.8% 1.9% Evaluation of Public Benefits vs.Development Incentives,Uptown Jefferson Specific Plan,Keyser Marston Associates,Inc.,February 6,2015. assumed land acquisition cost. arston Associates,Inc. _fferson New Streets_v4;8/24/2015;Iag Appendix E- Plant List Height Spread Riv.Co. Botanical name Common name Type Kc Kc Feet Feet Native Comments Arctostaphylos emerald carpet GC 0.2 L 1 5 Acacia redolens prostrate acacia GC 0.2 L 2 12 Baccharis pilularis cvs. dwarf coyote brush GC 0.2 L 2 8 Baccharis'Centennial' bentennial baccharis GC 0.2 L 2 5 Lantana montevidensis lantana GC 0.2 L 1 5 Maleophora crocea ice plant(Maleophora) GC 0.2 L 0.5 2 Myoporum parvifolium myoprum GC 0.2 L 0.5 8 Rosemarinus'Prostratus' trailing rosemary GC 0.2 L 2 6 Teucrium chamaedrys germander GC 0.2 L 1 2 Abelia grandiflora prostrata prostrate glossy abelia GC 0.5 M 2 3 Arctotheca calendula cape weed GC 0.5 M 1 5 Berberis spp. barberry GC 0.5 M 1 6 Cerastium tomentosum snow in summer GC 0.5 M 0.5 3 Ceratostigma pumbaginoides dwarf plumbago GC 0.5 M 1 4 Cotoneaster spp.(ground covers) cotoneaster GC 0.5 M 1 5 Fragaria chiloensis wild strawberry GC 0.5 M 0.5 1 Gazania spp. gazania GC 0.5 M 0.5 2 Geranium incanum cranesbill GC 0.5 M 0.5 2 Hypericum calycinum Aaron's beard GC 0.5 M 1 3 Juniperus conferta shore juniper GC 0.5 M 1 6 Lirope spicata creeping lily turf GC 0.5 M 1 3 Lotus corniculatus birdsfoot trefoil GC 0.5 M 1 3 Mahonia repens creeping mahonia GC 0.5 M 2 3 Muehlenbeckia axillaris creepng wire vine GC 0.5 M 1 3 Myoporum X'Pacificum' pacifica saltbush GC 0.5 M 2 15 Myoporum'South Coast' south coast myoprum GC 0.5 M 2 10 Parthenocissus quinquefolia Virginia creeper GC 0.5 M 1 5 Pelargonium peltatum ivy geranium GC 0.5 M 2 4 Potentilla verna spring cinquefoil GC 0.5 M 1 3 Senecio mandraliscae kleinia GC 0.5 M 1 3 Thymus pseudolanuginosus wolly thyme GC 0.5 M 1 1 Thymus serphyllum creeping thyme GC 0.5 M 1 1 Trachelosperrnum asiaticum Asian star jasmine GC 0.5 M 1 3 Trifolium fragiferum O'Connor O'Connor's legume GC 0.5 M 1 6 Verbena rigida vervian GC 0.5 M 1 4 Zoyzia tenuifolia Mascarene grass GC 0.5 M 0.5 2 Ophiopogan japonicum mondo grass GC 0.8 H 1 1 Lotus scoparius deer weed P 0.1 VL 2 2 X Nolina parryi bear grass P 0.1 VL 6 3 X Achillea millefolium common yarrow P 0.2 L 3 3 Achillea tomentosa woolly yarrow P 0.2 L 0.5 3 Artemisia absinthium wormwood P 0.2 L 3 3 Baileya multiradiata desert marigold P 0.2 L 1 1.5 Coreopsis auriculata'Nana' dwarf coreopsis P 0.2 L 0.5 2 Coreopsis lanceolata coreopsis P 0.2 L 1.5 2 Deschampsia caespitosa tufted hairgrass P 0.2 L 1.5 1 Dymondia margaretae dymondia P 0.2 L 0.5 2 Elymus spp. wild rye P 0.2 L 2 2 Encelia califomica Califomia encelia P 0.2 L 4 4 X Epilobium spp.(Zauchneria) Califomia fuchsia P 0.2 L 3 3 Kniphofia uvaria red hot poker P 0.2 L 2 3 Narcissus spp. daffodil P 0.2 L 2 1 Pennisetum alopecuroides Chinese pennisetum P 0.2 L 3 3 Pennisetum setaceum'Cupreum' purple fountain grass P 0.2 L 4 4 Stipa pulchra feather grass P 0.2 L 1.5 1.5 Stipa tenuissima feather grass P 0.2 L 1.5 1.5 Agapanthus africanus lily-of-the-nile P 0.5 M 1.5 1.5 Anigozanthos flavidus kangaroo paw P 0.5 M 2 2 Armeria maritima sea pink P 0.5 M 0.5 1 Asparagus spp. ornamental asparagus P 0.5 M 1 3 Calamagrostis spp. feather reed P 0.5 M 2 2 UPTOWN JEFFERSON SPECIFIC PLAN 1 Appendix E- Plant List Height Spread Riv.Co. Botanical name Common name Type Kc Kc Feet Feet Native Comments Carex comans sedge P 0.5 M 1 3 Centaurea cineraria dusty miller(cineraria) P 0.5 M 2 2 Chrysanthemum superbum Shasta daisy P 0.5 M 2 2 Cuphea ignea cigar plant P 0.5 M 1 1 Delphinium elatum candle larkspur P 0.5 M 3 2 Dietes bicolor fortnight lily P 0.5 M 3 3 Dietes iridiodes fortnight lily P 0.5 M 3 3 Digitalis purpurea foxglove P 0.5 M 4 2 Erigeron karvinskianus fleabane P 0.5 M 1.5 3 Erodium chamaedryoides cranesbill P 0.5 M 0.5 1 Erysimium linifolium wallflower P 0.5 M 2 2 Festuca califomica California fescue P 0.5 M 0.5 1 Festuca ovina glauca blue fescue P 0.5 M 0.5 1 Gaura lindheimer gaura P 0.5 M 3 3 Geranium sanguinium cranesbill P 0.5 M 1 2 Helictotrichon sempervirens blue oat grass P 0.5 M 2 2 Hemerocallis spp. day lily P 0.5 M 1 2 Heuchera sanguinea coral bells P 0.5 M 1 2 Imperata cylindrica'Rubra' Japanese blood grass P 0.5 M 1 2 Iris spp. Douglas iris hybrids P 0.5 M 2 1 Lillium asiatic asian lily P 0.5 M 2 1 Linaria purpurea toadflax P 0.5 M 1.5 1 Lirope muscari big blue lily turf P 0.5 M 1 1.5 Miscanthus sinensis eulalia grass P 0.5 M 5 5 Muhlenbergia dumosa bamboo muhly P 0.5 M 3 3 Muhlenbergia rigens deer grass P 0.5 M 3 3 X Nepeta X faassenii catmint P 0.5 M 2 2 Penstemon heterophyllus penstemon P 0.5 M 1 2 X Stachys bysantina lamb's ears P 0.5 M 1.5 1.5 Tulbaghia fragrans sweet garlic P 0.5 M 1 1 Tulbaghia violacea society garlic P 0.5 M 1 1 Zantedeschia aethiopica common calla P 0.5 M 2 1 Bergenia crassifolia winter blooming bergenia P 0.8 H 2 2 Equisetum spp. horsetail P 0.8 H 4 2 Contain roots Adenostoma fasciculatum chamise S 0.1 VL 10 10 X Adenostoma sparsifolium red shanks/ribbonwood S 0.1 VL 10 10 X Calliandra eriophylla fairy duster S 0.1 VL 3 4 Cercocarpus minutiflorus San Diego mountain mahogany S 0.1 VL 6 10 X Fallugia paradoxa Apache plume S 0.1 VL 6 4 Lobelia laxiflora Mexican bush lobelia S 0.1 VL 2 2 Salvia apiana white sage S 0.1 VL 4 4 X Simmondsia chinensis jojoba S 0.1 VL 6 6 X Agave americana century plant S 0.2 L 5 5 Arctostaphylos cultivars manzanita cultivars S 0.2 L Varies Varies Arctostaphylos spp. manzanita S 0.2 L Varies Varies X Baccharis pilularis consan. coyote brush S 0.2 L 10 6 X Baccharis sarothroides desert broom S 0.2 L 10 6 X Buddleia marrubiifolia woolly butterfly bush S 0.2 L 5 5 Caesalpinea gilliesii desert bird of paradise S 0.2 L 10 10 Caesalpinea mexicana Mexican bird of paradise S 0.2 L 6 6 Callistemon citrinus bottle brush S 0.2 L 12 10 Convolvulus cneorum bush morning glory S 0.2 L 3 3 Senna artemisioides feathery cassia S 0.2 L 5 5 Senna eremophila deset cassia S 0.2 L 5 5 Ceanothus spp. California lilac S 0.2 L Varies Varies X Ceanothus cultivars ceanothus S 0.2 L Varies Varies Cereus peruvianus Penuvian apple cactus S 0.2 L 25 6 Cistus spp. rockrose S 0.2 L Varies Varies Comarostaphylis diversifolia summer holly S 0.2 L 10 10 X Convolvulus cneorum bush morning glory S 0.2 L 3 3 Dalea bicolor dalea(bicolor) S 0.2 L 3 3 Dasylirion spp. desert spoon S 0.2 L 3 3 UPTOWN JEFFERSON SPECIFIC PLAN 2 Appendix E- Plant List Height Spread Riv.Co. Botanical name Common name Type Kc Kc Feet Feet Native Comments Dendromecon spp. bush poppy S 0.2 L 15 15 Echium fastuosum pride of madeira S 0.2 L 5 5 Elaeagnus pungens silverberry S 0.2 L 12 12 Encelia farinosa brittle bush S 0.2 L 5 5 X Eriogonum spp. buckwheat S 0.2 L 3 4 X Euphorbia rigida euphorbia(rigida) S 0.2 L 2 3 Euryops pectinatus euryops/shrub daisy S 0.2 L 5 3 Forestiera neomexicana desert olive S 0.2 L 6 6 Fouquieria splendens ocotillo S 0.2 L 15 5 X Fremontodendron spp. flannel bush S 0.2 L 15 12 X Galvesia speciosa island bush snapdragon S 0.2 L 2 4 X Grevillea spp. grevillea S 0.2 L 4 4 Hesperaloe parviflora red/yelow yucca S 0.2 L 3 3 Heteromeles arbutifolia toyon S 0.2 L 8 8 Ilex vomitoria yaupon S 0.2 L 6 6 Keckiella antirhinnoides yellow penstemmon S 0.2 L 6 8 X Keckiella cordifolia heart-leaved penstemmon S 0.2 L 5 8 X Lantana camara lantana S 0.2 L 3 5 Larrea tridentata creosote bush S 0.2 L 4 4 Lavandula spp. lavender S 0.2 L 3 3 Lavatera bicolor tree mallow S 0.2 L 6 4 Leptospermum scoparium New Zealand tea tree S 0.2 L 6 6 Leucophyllum frutescens Texas ranger S 0.2 L 6 6 Mahonia nevinii Nevin mahonia S 0.2 L 4 6 Malosma laurina(Rhus laurina) laurel sumac S 0.2 L 8 8 Nerium oleander oleander S 0.2 L 10 10 Rhamnus califomica coffeeberry S 0.2 L 10 10 X Rhamnus crocea redberry S 0.2 L 3 5 X Rhus ovata sugar bush S 0.2 L 8 8 X Rosmarinus offfcinalis rosemary S 0.2 L 5 5 Ruellia brittoniana mexican ruellia S 0.2 L 3 2 Contain roots Salvia chamaedroides blue sage S 0.2 L 1 4 X Salvia clevelandii Cleveland sage S 0.2 L 4 4 Salvia gregii autumn sage S 0.2 L 4 4 Salvia leucantha Mexican bush sage S 0.2 L 4 4 Salvia leucophylla purple sage S 0.2 L 4 4 Santolina spp. lavender cotton S 0.2 L 2 2 Sollya heterophylla Australian bluebell creeper S 0.2 L 2 4 Teucrium fruticans bush germander S 0.2 L 5 5 Trichostema lanatum woolly blue curls S 0.2 L 4 4 X Westringia fruticosa coast rosemary S 0.2 L 5 5 Yucca filamentosa Adam's needle S 0.2 L 2 5 Yucca whipplei. our Lord's candle S 0.2 L 3 3 X Abelia'Edward Goucher' pink abelia S 0.5 M 4 4 Abelia X grandiflora glossy abelia S 0.5 M 5 5 Abelia'Sherwoodii' Sherwood dwarf abelia S 0.5 M 3 4 Aspidistra elatior cast iron plant S 0.5 M 2 2 Buddleia davidii butterfly bush S 0.5 M 6 6 Buxus microphylla japonica Japanese boxwood S 0.5 M 4 4 Caesalpinea pulcherrima dwarf poinciana S 0.5 M 10 10 Callistemon viminalis weeping bottle brush S 0.5 M 20 15 Chamelaucium uncinatum Geraldton wax flower S 0.5 M 6 6 Clivia miniata Kafir Lily S 0.5 M 2 2 Cocculus laurifolius laurel leaf cocculus S 0.5 M 25 25 Coprosma kirkii creeping coprosma S 0.5 M 2 3 Rabbit prone Coprosma repens mirror plant S 0.5 M 10 6 Cordyline australis cordyline S 0.5 M 20 6 Cotoneaster spp.(shrubs) cotoneaster S 0.5 M Varies Varies Cycas revoluta sago palm S 0.5 M 4 4 Dodonaea viscosa hopseed bush S 0.5 M 12 6 Dodonaea viscosa'Purpurea' purple hopseed bush S 0.5 M 12 6 Escallonia spp. escallonia S 0.5 M Varies Varies UPTOWN JEFFERSON SPECIFIC PLAN 3 Appendix E-Plant List Height Spread Riv.Co. Botanical name Common name Type Kc Kc Feet Feet Native Comments Euonymus japonicus evergreen euonymus S 0.5 M Varies Varies Euryops pectinatus viridis green euryops S 0.5 M 5 5 Feijoa sellowiana pineapple guava S 0.5 M 10 10 Felicia amelloides blue marguerite S 0.5 M 1.5 4 Felicia fruticosa shrub aster S 0.5 M 2 3 Gardenia veitchii gardenia S 0.5 M 3 3 Garrya eliptica coast silktassel S 0.5 M 20 20 Grewia occidentalis lavender star flower S 0.5 M 6 6 Hebe spp. hebe S 0.5 M 3 3 Hibiscus syriacus rose of sharon S 0.5 M 10 6 Hypericum 'Hidecote' St.Johnswort S • 0.5 M 4 4 Ilex X altaclarensis'Wilsonii' Wilson holly S 0.5 M 8 8 Ilex aquifolium English holly S 0.5 M 20 20 Ilex cornuta'Burfordii' Burford holly S 0.5 M 10 10 Ilex dimorphophilla Okinawan holly S 0.5 M 3 3 Jasminum humile Italian jasmine S 0.5 M 10 10 Jassminum mesnyi primrose jasmine S 0.5 M 8 8 Juncus patens California grayrush S 0.5 M 2 2 Juniperus spp. juniper S 0.5 M Varies Varies Ligustrum japonicum Japanese privet S 0.5 M 10 10 Mahonia aquifolium Oregon grape S 0.5 M 6 6 Mahonia bealei leatherleaf mahonia S 0.5 M 8 8 Mahonia'Golden Abundance' golden abundance mahonia S 0.5 M 6 4 Mahonia lomariifolia Chinese holly grape S 0.5 M 8 4 Murraya paniculata orange jessamine S 0.5 M 10 10 Myrtus communis true myrtle S 0.5 M 5 4 Nandina domestica heavenly bamboo S 0.5 M 5 3 Nandina domestica'Purpurea' heavenly bamboo S 0.5 M 1.5 1 Osmanthus fragrans sweet olive S 0.5 M 10 10 Perovskia spp. Russian sage S 0.5 M 3 3 Phormium hybrids flax S 0.5 M 4 3 Phormium tenax New Zealand flax S 0.5 M 5 4 Photinia X fraseri Fraser photinia S 0.5 M 10 10 Photinia serrulata Chinese photinia S 0.5 M 10 10 Pittosporum tobira mock orange S 0.5 M 8 8 Pitt.tobira'Wheelers Dwarf' dwarf pittosporum S 0.5 M 2 2 Plumbago auriculata cape plumbago S 0.5 M 6 8 Punica granatum'nana' dwarf pomegranate S 0.5 M 3 3 Pyracantha spp. firethorn S 0.5 M Varies Varies Rhamnus alaternus Italian buckthorn S 0.5 M 12 12 Rhaphiolepis spp. Indian hawthorne S 0.5 M 4 4 Rhaphiolepis'Majestic Beauty' majestic beauty S 0.5 M 12 4 Rosa'Cecil Brunner' Cecile Bnunner rose S 0.5 M 6 6 Rosa hybrids bush rose S 0.5 M Varies Varies Spiraea japonica spiraea S 0.5 M 4 4 Tecomaria capensis cape honeysuckle S 0.5 M 6 8 Thymus vulgaris common thyme S 0.5 M 1 2 Trachelospermumjasminoides star jasmine S 0.5 M 1.5 5 Veronica spp. veronica S 0.5 M 1.5 1.5 Viburnum japonicum Japanese viburnum S 0.5 M 10 10 Viburnum rhytidophyllum leatherleaf viburnum S 0.5 M 8 8 Viburnum suspensum sadanqua viburnum S 0.5 M 8 8 Viburnum tinus laurustinus S 0.5 M 8 8 Xylosma congestum shiny xylosma S 0.5 M 8 8 Prunus ilicifolia holly leaf cherry T 0.1 VL 40 25 X Quercus dumosa California scrub oak T 0.1 VL 40 40 X Quercus wislizeni interior live oak T 0.1 VL 40 40 X Acacia baileyana Bailey acacia T 0.2 L 25 30 Acacia cultriforrnis knife acacia T 0.2 L 12 12 Acacia dealbata silver wattle T 0.2 L 40 30 Acacia smallii desert sweet acacia T 0.2 L 30 20 Acacia stenophyla shoestring acacia T 0.2 L 30 20 UPTOWN JEFFERSON SPECIFIC PLAN 4 Appendix E- Plant List Height Spread Riv.Co. Botanical name Common name Type Kc Kc Feet Feet Native Comments Arbutus unedo strawberry tree T 0.2 L 20 20 Nolina recurvata bottle palm T 0.2 L 6 6 Brachychiton populneus bottle tree T 0.2 L 40 30 Brahea edulis Guadelupe palm T 0.2 L 30 10 Ceratonia siliqua carob T 0.2 L 30 30 Cercidium floridum blue palo verde T 0.2 L 30 30 X Cercidium microphyllum little leaf palo verde T 0.2 L 25 25 X Cercidium praecox Sonoran palo verde T 0.2 L 25 25 Cercis ocddentalis western redbud T 0.2 L 15 15 Chilopsis linearis desert willow T 0.2 L 25 25 Chitalpa tashkentensis chitalpa T 0.2 L 25 25 Cupressus arizonica var.glabra smooth Arizona cypress T 0.2 L 40 20 Cupressus sempervirens Italian cypress T 0.2 L 50 10 Elaeagnus angustifolia Russian olive T 0.2 L 20 20 Eucalyptus camaldulensis red gum T 0.2 L 70 40 Eucalyptus lehmannii bushy yate T 0.2 L 25 25 Gleditsia triacanthos honey locust T 0.2 L 50 30 Laurus nobilis sweet bay T 0.2 L 30 30 Leptospermum laevigatum Australian tea tree T 0.2 L 30 30 Olea europaea olive T 0.2 L 25 25 Parkinsonia aculeata Mexican palo verde T 0.2 L 20 20 X Phoenix canariensis Canary Island date palm T 0.2 L 50 40 Phoenix dactylifera date palm T 0.2 L 60 40 Pinus brutia Calabrian pine T 0.2 L 40 40 Pinus eldarica eldarica pine T 0.2 L 40 40 Pinus halepensis Aleppo pine T 0.2 L 40 40 Pinus pinea Italian stone pine T 0.2 L 50 40 Pittosporum phillyraeoides willow pittosporum T 0.2 L 20 15 Prunus lyonii Catalina cherry T 0.2 L 40 30 X Quercus agrifolia coast live oak T 0.2 L 40 50 X Quercus chrysolepis canyon live oak T 0.2 L 30 40 X Quercus ilex holly oak T 0.2 L 50 50 Quercus suber cork oak T 0.2 L 50 50 Rhus lancea African sumac T 0.2 L 25 25 Robinia X ambigua locust T 0.2 L 40 20 Schinus molle California pepper tree T 0.2 L 35 35 Sophora secundiflora Texas mountain laurel T 0.2 L 25 25 Washingtonia filifera California fan palm T 0.2 L 50 10 X Washingtonia robusta Mexican fan palm T 0.2 L 75 10 Acacia pendula weeping acacia T 0.5 M 25 15 Albizia julibrissin silk tree T 0.5 M 35 35 Alnus cordata Italian alder T 0.5 M 35 20 Arbutus'Marina' Marina arbutus T 0.5 M 35 30 Arecastrum romanzoffianum queen palm T 0.5 M 40 10 Not zone 18 Banksia integrifolia tree banksia T 0.5 M 20 10 Bauhinia variegata purple orchid tree T 0.5 M 30 30 Brachychiton acerifolius flame tree T 0.5 M 50 30 Brachychiton discolor Queensland lace bark T 0.5 M 30 30 Cedrus atlantica Atlas cedar T 0.5 M 50 30 Cedrus deodora deodar cedar T 0.5 M 60 30 Celtis sinensis Chinese hackberry T 0.5 M 40 40 Cercis canadensis eastern redbud T 0.5 M 30 30 Chamaerops humilis Mediterranean fan palm T 0.5 M 20 15 Chionanthus retusus Chinese fringe tree T 0.5 M 30 20 Cinnamomum camphora camphor tree T 0.5 M 40 40 Citrus spp. orange,lemon etc. T 0.5 M Varies Varies Not zone 18 Cupaniopsis anacardioides carrotwood T 0.5 M 40 40 Cypressocyparis leylandii leyland cypress T 0.5 M 20 10 Eucalyptus citriodora lemon scented gum T 0.5 M 60 30 Eucalyptus erythrocorys red cap gum T 0.5 M 20 10 Eucalyptus nicholii peppermint gum T 0.5 M 30 20 Eucalyptus torquata coral gum T 0.5 M 15 10 UPTOWN JEFFERSON SPECIFIC PLAN 5 Appendix E- Plant List Height Spread Riv.Co. Botanical name Common name Type Kc Kc Feet Feet Native Comments Fraxinus oxycarpa'Raywoodi' raywood ash T 0.5 M 50 30 Fraxinus velutina Arizona ash T 0.5 M 50 30 Fraxinus velutina'Modesto' Modesto ash T 0.5 M 50 30 Geijera parviflora Australian willow T 0.5 M 25 20 Ginkgo biloba maiden hair tree T 0.5 M 60 30 Junipenus scopulorum'Tolleson' Tolleson's juniper T 0.5 M 20 10 Junipenus scopulorum skyrocket juniper T 0.5 M 20 3 Koelreuteria bipinnata Chinese flame tree T 0.5 M 30 30 Koelreuteria paniculata golden rain tree T 0.5 M 30 30 Lagerstroemia indica crape myrtle T 0.5 M 25 20 Ligustrum lucidum glossy privet T 0.5 M 35 30 Liquidambar styraciflua sweet gum T 0.5 M 50 20 Liriodendron tulipifera tulip tree T 0.5 M 50 30 Magnolia grandiflora southern magnolia T 0.5 M 60 30 Magnolia soulangeana saucer magnolia T 0.5 M 20 20 Magnolia stellata star magnolia T 0.5 M 10 20 Malus spp.eg.'Prairie Fire' crabapple T 0.5 M 20 20 Maytenus boaria mayten tree T 0.5 M 30 20 Melaleuca styphelioides melaleuca T 0.5 M 30 20 Pinus canariensis Canary Island pine T 0.5 M 60 20 Pinus torreyana Torrey pine T 0.5 M 40 30 Pistacia chinensis Chinese pistache T 0.5 M 40 40 Platanus X acerifolia London plane T 0.5 M 50 30 Platanus racemosa California sycamore T 0.5 M 60 40 X Podocarpus gracilior fern pine T 0.5 M 40 40 Podocarpus henkelii long leaf yellow wood T 0.5 M 40 20 Podocarpus macrophyllus yew pine T 0.5 M 40 40 Populus fremontii western poplar T 0.5 M 50 40 X Populus nigra'Italica' Lombardy poplar T 0.5 M 50 15 Prunus caroliniana Carolina laurel cherry T 0.5 M 35 20 Prunus spp.(ornamental) flowering cherry T 0.5 M 25 25 Prunus spp.(ornamental) flowering plum T 0.5 M 25 25 Punica granatum pomegranate T 0.5 M 20 20 Pyrus calleryana cultivars Gallery pear T 0.5 M 40 20 Pyrus kawakamii evergreen pear T 0.5 M 40 40 Quercus lobata valley oak T 0.5 M 60 50 X Quercus virginiana southern live oak T 0.5 M 50 50 Sapium sebiferum Chinese tallow tree T 0.5 M 35 35 Tipuana tipu tipu tree T 0.5 M 30 30 Trachycarpus fortunei windmill palm T 0.5 M 30 10 Tristaniopsis laurina little leaf myrtle T 0.5 M 15 8 Ulmus parvifolia Chinese evergreen elm T 0.5 M 40 40 Vitex agnus-castus chaste tree T 0.5 M 20 20 Alnus rhombifolia white alder T 0.8 H 40 20 Surface roots Betula pendula European white birch T 0.8 H 30 15 Salix spp. willow T 0.8 H 20 20 Invasive roots Clematis lasiantha pipestem clemaltis V 0.2 L 1 10 Lonicera japonica Japanese honeysuckle V 0.2 L 1 10 Lonicera japonica'Halliana' Hall's honeysuckle V 0.2 L 1 10 Macfadyena unguis-cati cat's claw V 0.2 L 1 10 Vitis califomica California wild grape V 0.2 L 1 10 X Ficus pumila creeping fig V 0.5 M 6 6 Clematis armandii evergreen clemeltis V 0.5 M 15 5 Clytostoma callistigioides violet trumpet vine V 0.5 M 15 5 Distictis buccinatoria blood red trumpet vine V 0.5 M 20 5 Distictis'Rivers' royal trumpet vine V 0.5 M 20 5 Lonicera sempervirens trumpet honeysuckle V 0.5 M 20 5 Parthenocissus tricuspidata Boston ivy V 0.5 M 15 15 Rosa banksiae lady Banks rose V 0.5 M 15 15 Rosa hybrids..climbing climbing rose V 0.5 M 10 15 Solandra maxima cup of gold vine V 0.5 M 10 10 Solanum jasminoides potato vine V 0.5 M 10 10 UPTOWN JEFFERSON SPECIFIC PLAN 6 Appendix E- Plant List Height Spread Riv.Co. Botanical name Common name Type Kc Kc Feet Feet Native Comments Wisteria spp. wisteria V 0.5 M 20 20 Clematis hybrids deciduous clematis V 0.8 H 15 5 Kc,Crop Coefficient LEGEND Established by WUCOLS* GC,Ground cover Kc 0.1,Very Low water use P,Perennial Kc 0.2,Low water use S,Shrub Kc 0.5, Medium water use T,Tree Kc 0.8, High water use,(Not recommended) V,Vine C,Cool Season Grass *California Department of Water Resources W,Warm Season Grass WUCOLS III,August,2000. Mowable Turf Grasses Cool Season Grasses,80%of Eto Botanical name Common name Type Kc Kc Turf Varieties Comments Agrostis palustris Creeping Bentgrass C H 0.8 Penncross,A-4 Poa pratensis Kentucky Bluegrass C H 0.8 Rugby,Cobalt Blu-Rye Mix Festuca rubra Red Fescue C H 0.8 Dawson Festuca arundinacea Tall Fescue C H 0.8 Marathon Festuca arundinacea Tall Fescue,Dwarf Varieties C H 0.8 Bonsai,Matador Lolium perenne Perennial Ryegrass C H 0.8 Saturn, Manhattan Blu-Rye Mix Warm Season Grasses,60%of Eto Botanical name Common name Type Kc Kc Turf Varieties Comments Cynodon dactylon Common Bermudagrass W M 0.5 Safari,Sultan Cynodon species Hybrid Bermudagrass W M 0.5 Santa Ana,TifDwarf,Tifway Buchloe dactyloides Buffalograss W M 0.5 Texoka,Cody Zoysia japonica Zoysia W M 0.5 De Anza, El Toro Stenotaphrum secundatum St.Augustine W M 0.5 Sod Only Pennisetum clandestinum Kukuyugrass W M 0.5 AZ1,Whittet UPTOWN JEFFERSON SPECIFIC PLAN 7 Appendix F — Conceptual Case Studies The case studies in this section are illustrative examples only, which are intended to guide development for revitalizing existing shopping centers, creating blocks and creating new streets. The case studies are conceptual in nature and are not intended to regulate the way in which any particular property should be developed. Case Study#1: Introduction of Streets and Alleys a. An example of existing blocks %) 11i‘ \ within the Creekside Village District. �I .\ �l Ali \ b. A comparison of the existing 3 typical block size within the 1p . Perimeter= 1220 ft itor- Creekside Village District c"q (-10 minute walk) compared to typical block in . . ��e�°�� Old Town Temecula. o, d An ..1k, Al z 1W . III 111 / Perimeter=3300 ft (-30 minute walk) Apr/ lik Alik Old Town C. The addition of new streets �� 1. creates smaller blocks, more a 4. street frontage and additional ill connections. Appendix F — Conceptual Case Studies d. The addition of alleys creates VI new mid-block connections to 13 1. parking areas and provideslottli'atial' IllS "Jo. iservice access to businesses4 0 for delivery of goods. �AA'-- ,,,,,i 4 o Ai\ 4A* k A Ai g p if e. When smaller blocks are created with the addition of III ii, 'erimeter= 1220 ft NI (-10 minute walk) new streets and alleys, a .��\ human scale pedestrian block '" _ a is created, allowing for easier c way finding and shorter walks , ,C IN togoods and services. a4 � 1 ■m 111` 11111111 •erimeter=1 600 ft _ !j' (-13 minute walk -r- OlddTown Appendix F - Conceptual Case Studies Case Study#2: Form Base Code at Del Rio Y a. With the introduction of streets and alleys, creating smaller Irttmore walkable neighborhoods,we can now focus on how Form Base Codes emphasize the and placement of buildings ` parking on a site within the ,``` "building envelope." ' 1,\ lk b. The "building envelope" identifies the area of the site where the building and parking ; 1 are allowed. -1 • • C 77-____________ AvMtit c. This "ghost" image shows the building pushed to the "build-to- line" which is ten feet behind _ - :,,;, the property line and with the . ,}'! ,e parking located behind the . ;;F '' '• \ building and screened from ��� ,_:. public view within the "building "" : ': envelope." w. ' �"x' c_ A + Appendix F — Conceptual Case Studies d. A Perspective view of the "Del _, Rio Y,"a Gateway site identified -- ''� during the Envision Jefferson _ "'k' public visioning process. - y1 �• • \ :� , �l0�1/)000)�g00D) 0 0000 �J• 7/ .. — Case Study #3: Retrofitting a Shopping Center a. The "Stater Bros Site" site is a typical . J I' suburban style shopping center with . the buildings set at the rear of the site . ) _ ,. and a sea of parking adjacent to the .- ' • IL street. .R } I b. The location of the "Stater Bros Site" \ , ,� . .,- . \ within the Uptown Temecula Specific = =a. e Plan. `red , 1 . . le A. - .... , ..-_ ,, 4,1 ..., ., 47 ., ,,,.... , ..* %\at...N. :40eV, 44..`,IP\ k - 11/4 4,,;:"..), . . °1,- �. ,,.,"Stater Bros. Site �1 , }o 4i1,. N \ - Appendix F — Conceptual Case Studies c. The site has three owners, five com ,r; points of access and is 12.3 acers - �'� Ownership - "�`- in size, making it one of the largest i �'- .T D. " ' parcels in the Uptown Temecula saW2tiorl Former Specific Plan. o I ANY Stater Bros _ • CI IlkP�ACCESS DRIVE I? iIiII •.t ,+ ..,!....,, I Ili Li �► ce .J JEFFERSON AVENUE AMA 4-YCar .,A.:,' . db' -' a Access N d. Concept A - Maintaining the alleys Amboy in the rear of the site and adding =_ --- internal streets creates more street 6. `''' frontage and visibility of the , .►s 1I I businesses. A central plaza ' "- '--'-`-�'-=-"'T•---=-- 4 ���. AL.'d MIL-. i .s' a i♦ - Y '. entrance creates a sense of arrival. 4; �II TI�i , a 1l_ F P' ly ,_ lru _P.I 4 , - - IliJ;e >_ .___ A � _ 41010 e. A perspective view of site redeveloped with internal streets -- _ lii:�"=ILII""and parking, buildings placed on _ rx,: / ix "---- the "build to line" and parking on _ __ „ --1� •, �. i-- the street. '� ;�, : . ; ^ - r� 1 : ,' ,r.T',1,,:.; .•rn !----A I__ I* _ .„..: .....ir.-„,„....L____________._ f. An example development in Lake _• .", . Y $ Mars• Store Forest, IL. ► . On Street . —' I ., A; ' ... � . �L -. 1�S Pt . '1� f„ •.;-j •i' III . . or_ 0040. 1 1 Mtd ebcM �eK \ ir A- Paikmg Appendix F — Conceptual Case Studies g. Concept B — Similar to Concept A, .«- Mixer ,-- Concept B maintains the alleys in 1,; „,....c - the rear of the site and adds : ; L o internal streets to create more -- street frontage and visibility of the i. -s �I m '"`^ I. 4. .—..y.d . ._ ..t. a 1 L _& .ar p. businesses. The central plaza i; �` �'� a �,_ entrance creates a sense of arrival. :, I ' ! ..-; ,"�' °", Adding a "slip street" between ;1l11 V ` — ' , - 3:: ..�;a a Jefferson Avenue and the buildings iI' ' u allows for more on-street parking in front of businesses and off of _ Jefferson Avenue. �° � Si, ..■.o a S.aoY S..p OuppW c..aw h. A perspective view of site _ �_ redeveloped with internal streets -- ,�I ,� - " °--._ "e, .•1 .4.r __-- and parking, buildings placed on — 1410_ I . Al 4," - the "build to line"and the addition of ��► �- ; ��,�i�'� 1-.. ---- a "slip street" to allow for more on- "--"' I"r @��"-P c 1 street parking. �• ,?`•: .. Li 1� 41., ' dilli -_lam r —r r— c�- --- _ - i. Terminating street views create (,_r,,,,, Adiegiccory enclosure, human scale, and a 1,11 - sense of arrival and sense of place. 1-, , ' L ` i ii f i it 1G'� ._ i i — .'.�.i Y" FrT a s a • •' i• G _ '• u !I "� mac. . L _ as a..a...n °•+•rm wm .... .a. . .....seer a.rw ROW cw.w j. Example of terminating street ' views. 1 ' "SPIIIImo• III pir 1! 14 el I — _ ., if 1 I Appendix F — Conceptual Case Studies Appendix F — Conceptual Case Studies Case Study #4: Retrofitting an Individual Commercial Building a. A typical single story suburban style ^ _ "strip mall" with parking located in the 'One story strip lilt' front between the building and the commercial 1%_�.^'w— street. _ ti . '. l F r . 44.4.. +� - :if't� 4 1'it ' Parking in g ./• front only b. New multi-story buildings are placed i - `ti •' 1-- on the build-to-line to create a > Hypotheuce la `t, , building additions courtyard building type. Additional fronbngonJeffers.,r �• ..iiii _ parking is provided on- site. . _ .�. • ' - . - I • to • d+, �l — „ . . - Conversion t i 'A 3 forecourt frontage N�1 c. Original building replaced by multi- honalparking �; Repacement of (surface or structured) . .•- of original building story building with additional surface _ "-y parking and structured parking To • :''.•• - ' provided on-site. • }e,;t t ,t :ICIty,Il. • o:tit, f' C On street parking -'- "^ t f-