HomeMy WebLinkAbout2015 Uptown Temecula Specific Plan with Appendices V.11.17.15 (Superseded)
UPTOWN TEMECULA SPECIFIC PLAN
Adopted: November 17, 2015
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ACKNOWLEDGMENTS
City Council:
Jeff Comerchero, Mayor
Mike Naggar, Mayor Pro Tem
Maryann Edwards, Councilmember
Matt Rahn, Councilmember
Michael McCracken, Councilmember
Jefferson Corridor Ad Hoc Sub-Committee:
Jeff Comerchero, Mayor
Michael R. McCracken, Councilmember
Ron Roberts, Councilmember (former Councilmember)
Planning Commission:
Lanae Turley-Trejo, Vice Chair
John Telesio, Planning Commissioner
Ron Guerriero, Planning Commissioner
Gary Youmans, Planning Commissioner
Uptown Temecula 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
Luke Watson, 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:
Dale West, Associate Planner, Project Manager
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
IP+D - Architectural Consultant
Keyser Marston Associates - Economic and Market Analysis
Many individuals assisted in the comprehensive development of the Uptown Temecula 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, IT Administrator / Aaron Mathews, Senior GIS Specialist / Amer Attar, Principal Engineer / Aldo Licitra,
Associate Engineer / Frank Carranza, Central Services Supervisor / Norma Childs, Central Services Coordinator /
Brandon Rabidou, Assistant Planner
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TABLE OF CONTENTS
Introduction & Overview ............................................................................................... 1-1 Chapter 1
A. Purpose of this Specific Plan ...................................................................................................................... 1-1
B. Specific Plan Organization.......................................................................................................................... 1-3
C. Specific Plan Location ................................................................................................................................ 1-4
D. Background and Plan Context .................................................................................................................... 1-5
E. Existing Conditions ..................................................................................................................................... 1-6
F. Public Visioning and Outreach ................................................................................................................... 1-7
G. Policy Framework: Visioning Recommendations & Goals ....................................................................... 1-10
H. Focus Areas / Catalyst Sites .................................................................................................................... 1-18
I. Feasibility and Market Analysis ................................................................................................................ 1-20
J. Anticipated Development Scenario of the Plan ........................................................................................ 1-22
Plan Administration ...................................................................................................... 2-1 Chapter 2
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, Variances and Modifications to Development Standards ............................................. 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
Uptown Temecula Specific Plan Districts ..................................................................... 3-1 Chapter 3
A. Uptown Temecula 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
Architectural Standards ................................................................................................ 4-1 Chapter 4
A. Building Types ............................................................................................................................................ 4-1
B. Building Type Standards............................................................................................................................. 4-9
C. Frontage Types ......................................................................................................................................... 4-40
D. Frontage Type Standards ......................................................................................................................... 4-44
Design Guidelines ........................................................................................................ 5-1 Chapter 5
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
Mobility and Infrastructure ............................................................................................ 6-1 Chapter 6
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
Implementation & Financing ......................................................................................... 7-1 Chapter 7
A. Introduction ................................................................................................................................................. 7-1
B. Financing .................................................................................................................................................. 7-15
TABLE OF CONTENTS
Exhibits
Exhibit 1-1: Uptown Temecula Specific Plan Area ................................................................................................. 1-4
Exhibit 2-1: Uptown Temecula 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 Temecula 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 I-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 ............................................................................ 1-20
Table 1-2: Market Strength by Land Use.............................................................................................................. 1-21
Table 1-3: Low and High Market Demand by Land Use ...................................................................................... 1-21
Table 1-4: Anticipated 20 Year Specific Plan Development Scenario ................................................................. 1-22
Table 2-1: Planning Application Types and Review Authority ................................................................................ 2-8
Table 2-2: Uptown Temecula 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 I-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
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UPTOWN TEMECULA SPECIFIC PLAN 1-1
CHAPTER 1| INTRODUCTION & OVERVIEW
Winchester Square Shopping Center Revitalization Case Study
Introduction & Overview Chapter 1
A. Purpose of this Specific Plan
Under California law, a specific plan is a
planning tool that allows a City to define a
vision for a specific area and apply guidelines
and regulations for implementation,
consistent with the general plan. It
establishes a link between implementing
policies of the general plan and the individual
development standards of a defined area. A
specific plan may be as general as setting
forth broad policy concepts, or as detailed as
providing direction to every facet of
development from the type, location and
intensity of uses to the design and capacity of
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 chara cter.
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 Temecula 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 lan d 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.
UPTOWN TEMECULA SPECIFIC PLAN 1-2
CHAPTER 1| 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 re lative 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 Temecula 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 Temecula 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 resu lts and an active public
realm.
iii. Architectural standards and guidelines that will result in a high quality urban environment.
UPTOWN TEMECULA SPECIFIC PLAN 1-3
CHAPTER 1| 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 ye ars, 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 Temecula 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
UPTOWN TEMECULA SPECIFIC PLAN 1-4
CHAPTER 1| INTRODUCTION & OVERVIEW
C. Specific Plan Location
The Uptown Temecula 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 R oad. A map of the
specific plan area is shown below in Exhibit 1-1.
Exhibit 1-1: Uptown Temecula Specific Plan Area
UPTOWN TEMECULA SPECIFIC PLAN 1-5
CHAPTER 1| INTRODUCTION & OVERVIEW
Jefferson Specific Plan Area- Circa 1989
Winchester Square Shopping Center – Dominated by
parking lot fronting Jefferson Avenue
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
area encompassed the City’s first commercial core;
complete with a grocery store and barber shop, and was
one of the only places residents could shop for every day
goods and services. The area was an important, locally-
serving community destination along historic route Highway
395, which was the primary vehicular thoroughfare through
the area prior to the construction of Interstate 15.
Following the incorporation of the City in 1989, the area
continued to develop under typical Post-World War II, auto-
dominated development patterns: an eclectic mix of light
industrial, office, strip-commercial and retail uses serving
the local community. 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 activity and
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
primary objective of the specific plan is to be a catalyst to
promote economic longevity, not only within the specific
plan area itself, but within the City and the region as a
whole.
UPTOWN TEMECULA SPECIFIC PLAN 1-6
CHAPTER 1| INTRODUCTION & OVERVIEW
Old Adobe Plaza – Gonzalez Adobe in Center of
Photograph
Jefferson Avenue and Winchester Road Intersection-
Non Pedestrian/bicycle Friendly
Jefferson Avenue – Area without Sidewalks
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
are currently zoned Open Space-Conservation (OS-C) or
Public/Institutional (PI), leaving approximately 317 acres of
commercially zoned property with future development and
revitalization potential. No residential development, mixed
use development, parks or recreational facilities currently
exist within the specific plan area.
The specific plan area benefits from a range of assets
including Murrieta Creek and nearby open spaces, lush
hillside views, convenient freeway accessibility and a visual
window from I-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
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 Temecula Specific Plan area. Thus, this area
becomes an important location to capitalize on future
economic growth and development.
UPTOWN TEMECULA SPECIFIC PLAN 1-7
CHAPTER 1| INTRODUCTION & OVERVIEW
Visioning Workshop # 1 - Presentation
Visioning Workshop # 2 – “Placemaking” Break –out
Session
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.
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
Jefferson.” Beginning in October 2011, this process
included a series of six community visioning workshops,
multiple stakeholder interviews, and technical analyses from
City staff and consultants. All property owners and
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
visioning workshops were held with business owners,
property owners, and other interested community members,
to develop a community-based vision for the specific plan
area’s future. The task at hand was to envision the specific
plan area’s development potential and transformation over a
20 year timeframe.
The goal of the six public visioning workshops was twofold:
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
would provide the City with a clear focus for developing
UPTOWN TEMECULA SPECIFIC PLAN 1-8
CHAPTER 1| INTRODUCTION & OVERVIEW
Visioning Workshop #3 – Identifying Districts,
Preference Polling
Visioning Workshop # 4 – Complete Streets
Visioning Workshop Wall Graphic
policies and standards for the future specific plan document.
Community members learned and discussed a full range of
planning topics including existing conditions, urban design
and “placemaking,” districts, transportation and mobility,
complete streets, open space, housing, economic
development and the findings from an economic market
assessment completed for the specific plan area.
As a guiding principle, project team members carefully
designed each workshop to ensure that presentation of
information did not dominate the workshops. Following the
staff/consultant presentation portion of the meeting, the
balance of the workshop was spent listening to and
documenting the workshop participants’ ideas, concerns and
desires. Each workshop involved documenting the
community’s discussions and comments using a technique
referred to as a “wall graphic.” These wall graphics were
used to develop the resulting eight visioning
recommendations used to create the Uptown Temecula
Specific Plan. Across the visioning process’s six meetings,
145 community members participated, many of wh om
attended multiple workshops.
On August 14, 2012, the Cit y of Temecula City Council
reviewed the eight visioning recommendations and
authorized staff to move forward with the preparation of the
Temecula Specific Plan. These eight recommendations set
the policy foundation for the specific plan and its
implementation programs. This policy framework served as
the basis for the Uptown Temecula Specific Plan.
UPTOWN TEMECULA SPECIFIC PLAN 1-9
CHAPTER 1| 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 o f
Uptown Temecula was created:
Uptown Temecula: A new vision:
What can we expect? By peering through a visionary lens, Uptown Temecula 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 Temecula 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 Temecula are located within walking distance to a hub of
quality and thriving businesses, technologically innovative employment center s, and higher-
education facilities. The vibe of Uptown Temecula 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 Temecula 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 Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 1-10
CHAPTER 1| 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
Goal: Spark the revitalization of the area through
comprehensive economic development strategies that
support a sustainable fiscal foundation for the future.
Objectives:
i. Build upon the community’s existing assets.
ii. Identify a variety of economic development
incentives to encourage public and private
reinvestment, attract desired uses, and spur new
urban development.
iii. Incentivize the revitalization of underutilized
parcels that are currently functioning at less than
their market potential.
iv. Encourage property owners to consider the
formation of a Business Improvement District.
v. Implement the City’s Quality of Life Master Plan to
attract high-wage jobs, quality employers, and
higher education facilities into the area.
vi. Build public infrastructure and make investments in
public facilities as a catalyst for private investment.
UPTOWN TEMECULA SPECIFIC PLAN 1-11
CHAPTER 1| INTRODUCTION & OVERVIEW
Recommendation 2: Expand the Mix of Uses
Goal: Allow for greater flexibility and a wider array of land use
options within the specific plan area.
Future Action:
i. Establish land use standards that will provide a mutually-
supportive, economically viable mix of land uses that
will:
a. Attract professional high-wage jobs and
corporate employment opportunities, hotel and
tourism related uses, locally-serving retail,
higher education, and cultural arts-oriented
uses.
b. Provide high qualit y urban-residential housing
development aligned with market forces and
trends.
c. Activate the area by day, night, and weekends.
d. Provide public open space amenities and
recreational opportunities.
UPTOWN TEMECULA SPECIFIC PLAN 1-12
CHAPTER 1| INTRODUCTION & OVERVIEW
Recommendation 3: Define Districts and Neighbo rhoods
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.
UPTOWN TEMECULA SPECIFIC PLAN 1-13
CHAPTER 1| 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
vehicles, bicycles, pedestrians and transit.
Future Action:
i. Implement Capital Improvement Projects to establish
an efficient, interconnected multi-modal mobility
network that capitalizes on north-south and east-west
circulation connectivity, including:
a. French Valley Interchange Improvements
b. Overland Bridge Extension
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.
iii. Expand the existing roadway network by establishing
development standards that incentivizes the
development of human-scaled streets, blocks, alleys,
and innovative parking systems.
iv. Expand the feasibility of transit and encourage transit
oriented development.
v. Coordinate with Riverside Transit Agency on siting the
future transit center.
UPTOWN TEMECULA SPECIFIC PLAN 1-14
CHAPTER 1| 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
development to orient toward open space amenities,
particularly Murrieta Creek and the hillside to the west.
iii. Coordinate with the appropriate agencies to facilitate
the construction of the Murrieta Creek Flood Control
Improvements, trail system and associated recreational
amenities.
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
and passive/active recreational amenities.
UPTOWN TEMECULA SPECIFIC PLAN 1-15
CHAPTER 1| 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.
iv. Consider the use of flexible, urban
parking standards and parking
provisions that allow for shared
parking facilities.
v. Consider a streamlined review
process for projects that meet the
requirements of the form-based code.
UPTOWN TEMECULA SPECIFIC PLAN 1-16
CHAPTER 1| INTRODUCTION & OVERVIEW
Recommendation 7: Build and Maintain a Comprehensive Utility Infrastructure
System
Goal: Ensure adequate infrastructure capacity to support future
urban development
Future Actions:
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.
UPTOWN TEMECULA SPECIFIC PLAN 1-17
CHAPTER 1| 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
create “Temecula’s Great Street.”
ii. Develop public signage standards as a
branding strategy to guide the design and
placement of way-finding signage,
neighborhood/district monumentation,
gateway signage, and light pole banner
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
specific plan area’s location, natural setting, built
environment and adjacent uses when establishing
branding.
vi. Establish architectural guidelines to ensure
consistency in building materials and architectural
styles to achieve the future vision and identity.
UPTOWN TEMECULA SPECIFIC PLAN 1-18
CHAPTER 1| 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 identi fied 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 I-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 vis itor-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.
UPTOWN TEMECULA SPECIFIC PLAN 1-19
CHAPTER 1| INTRODUCTION & OVERVIEW
Additionally, the transit center will present opportunities for transit orien ted development (TOD) to support the
feasibility of expanded transit service in the future.
UPTOWN TEMECULA SPECIFIC PLAN 1-20
CHAPTER 1| INTRODUCTION & OVERVIEW
I. Feasibility and Market Analysis
A key guiding principle, as directed by the City Council, was to e nsure 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 Temecula 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
Incubator for “mom and pop” tenants
Proximity to existing business park (eating and drinking demand)
High personal and household incomes in the trade area
The City is nearly 85% built out
Projected high rate of increases in population, housing units, and
jobs over the next 25 years
Growing demand for alternative multifamily housing types
(townhomes, condominiums, and apartments) resulting from
scarcity of land, rising housing costs, and the increase in
nonfamily households
Increasing life expectancy and changing lifestyle patterns support
a range of multi-family and mixed-use development types
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 I-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 options
Future French Valley Parkway, connecting Jefferson Avenue and
Ynez Road, to provide easier east-west access
Lack of district identity/image
Incomplete street grid and wayfinding
Incomplete / inconsistent public
improvements
High traffic volume and lack of
pedestrian-friendly infrastructure ill-
suited to create walkable environment
for prospective residents and patrons
Numerous underutilized properties and
older retail space exhibit disinvestment
Unsightly land uses will be
incompatible with potential new
development
Limited vacant development sites
available for large-scale campus or
master-planned development;
assemblage/acquisition required
Absence of residential base to support
retail/restaurants or generate nighttime
activity
Competition from Old Town and
Promenade Mall
UPTOWN TEMECULA SPECIFIC PLAN 1-21
CHAPTER 1| INTRODUCTION & OVERVIEW
2. Uptown Temecula 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
0-5 Years
Mid-term
5-10 Years
Long-term
10+ Years
Office Weak Moderate Strong
Hotel Weak Moderate Moderate
Multi-Family Residential Moderate Strong Strong
Retail/Restaurant Weak Moderate Moderate
3. Uptown Temecula 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 Temecula Specific Plan is outlined in Table 1-3.
Table 1-3: Low and High Market Demand by Land Use
10 – Year Demand by
Land Use Low High
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.
UPTOWN TEMECULA SPECIFIC PLAN 1-22
CHAPTER 1| 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
Buildable Acres
1
Commercial s.f.
2
Residential d.u.
3
Total Development Potential
128
acres
1.9
million s.f.
3,726
d.u.
5.5
million s.f.
Footnotes:
1
“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.
2
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.
UPTOWN TEMECULA SPECIFIC PLAN 2-1
CHAPTER 2| PLAN ADMINISTRATION
Plan Administration Chapter 2
A. Plan Authority
California Government Code Sections 65450 through 65457 provides the necessary authorizat ion for the City of
Temecula to prepare and adopt the Uptown Temecula Specific Plan. The Uptown Temecula 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.
B. Relationship to Other Plans/Codes/Ordinances
The Uptown Temecula 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 Temecula Specific Plan. Where there is a conflict between
the regulations of the Uptown Temecula 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 Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 2-2
CHAPTER 2| PLAN ADMINISTRATION
Exhibit 2-1: Uptown Temecula Specific
Plan Area
UPTOWN TEMECULA SPECIFIC PLAN 2-3
CHAPTER 2| PLAN ADMINISTRATION
1. Relationship to the City of Temecula General Plan
The Uptown Temecula 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 whic h 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.
2. Relationship to the Building and Fire Codes
All projects within the Uptown Temecula Specific Plan area are required to comply with all current Building Code
and Fire Code requirements in effect at the time of project submittal.
C. Plan Applicability
All future development and land use proposals located within the Uptown Temecula Specific Plan project
boundaries, as shown on the Uptown Temecula 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 wit hin the
Uptown Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 2-4
CHAPTER 2| 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 Temecula
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 th is 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 twenty four (24)
months 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 twenty four (24) month period allowed under the Specific Plan. The
maximum term of a hardship extension is twenty four (24) months. 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 legal
non-conforming grace period and or any previously approved hardship extension term.
The Director of Community Development shall grant a hardship extens ion 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 t o 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 leas e 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.
UPTOWN TEMECULA SPECIFIC PLAN 2-5
CHAPTER 2| 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 Temecula 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.
7. 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 th e
existing structures on a site, even if the property contains two or more separate land uses.
F. Minor Exceptions, Variances and Modifications to Development Standards
1. Minor Exceptions
Minor exceptions allow minor adjustments to certain requirements set f orth 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.
2. 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
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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.
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:
i. Strict application of the applicable development standards would create pra ctical 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
iii. The modifications are necessary to insure compliance with the intent of the Specific Plan.
G. 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 loc ated within the boundaries of the
Uptown Temecula 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 c onform 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 regulation s
of any State, or Federal agency.
1. 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.
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2. Administrative Approval of Planning Applications
The Uptown Temecula 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 Temecula 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:
a) Findings
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
Temecula 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.
3. Notice of Intent to Approve
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 b e 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.
4. 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 reques ted, shall be conducted by the Director of Community
Development, unless the Director of Community Development defers such a decision to the Planning
Commission.
5. Appeal
The applicant or any interested party may appeal the decision of the Director of Communit y 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.
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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
Planning Application 5
Administrative
Approval
Director of
Community
Development
Hearing
Approval
Planning
Commission
Hearing Approval
City Council Hearing
Approval
Sign Permit
X - - -
Sign Program
X3 - - -
Minor Modification
X3 - - -
Major Modification
X2, 3 - - -
Adaptive Reuse 4
X2,3 - - -
Development Plan
X2,3 - - -
Minor Conditional Use
Permit (within an existing
building)
X3 - - -
Conditional Use Permit
(with a Development Plan) X3 - - -
Temporary Use Permit
X3 - - -
Minor Exception
X3 - - -
Variance
- - X1 -
1 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 impac t, 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.
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I. Specific Plan Phased Compliance
The Uptown Temecula 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 Temecula Specific Plan - Phased Compliance Matrix
Scope of Development Proposal Corresponding Planning
Application Type
Specific Plan Compliance
Required
Any project that proposes the adaptive
reuse of an existing building.
Adaptive Reuse Application Adaptive Reuse Standards
A proposed change or modification to
the exterior of an existing building
without the addition of new square
footage. 1
Sign Permit
Sign Program
Minor Modification
Major Modification
Architectural Design Guidelines
Building additions totaling 10% or less
of the existing square footage on a
project site in existence prior to the
adoption of the Uptown Temecula
Specific Plan.
Minor Modification
Major Modification
Relative to the new addition
only:
Architectural Design Guidelines
Signage Standards
Building additions greater than 10%
and up to 50% of the existing square
footage on a project site in existence
prior to the adoption of the Uptown
Temecula Specific Plan.
Major Modification Relative to the new addition
only:
Architectural Design Guidelines
Signage Standards
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
the existing square footage on a
project site in existence prior to the
adoption of the Uptown Temecula
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)
Major Modification All specific plan requirements
apply
New development proposals Development Plan All specific plan requirements
apply
1Examples include: paint color changes, patio additions, addition of awnings, material changes, relocation of window and
door, etc.
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.
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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, ensur e 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
Historic Structure Name
Approximate
Date Location
Saint Catherine's Church 1920 28314 Mercedes Street
Welty Building 1897 28657 Old Town Front Street
Machado Store 1910 28656 Old Town Front Street
Clogstone 1932 28676 Old Town Front Street
First National Bank 1914 28645 Old Town Front Street
Palomar Hotel 1915 28522 Old Town Front Street
Burnham Store 1902 42051 Main Street
Friedeman Meat Market 1901 42050 Main Street
Welty Hotel 1891 42100 Main Street
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 benef its 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.
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1. 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
Town Temecula
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2. Historic Preservation In The Uptown Temecula 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
heritage. The Uptown Temecula Specific Plan area is no
exception.
There is one historic building within the Uptown Temecula
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
structure in the Temecula Valley. Two photos of the struc ture
(historic and modern day) are shown to the right. The location of
the Gonzalez Adobe is shown in Exhibit 2-3.
3. Old Town Local Review Board
The Old Town Local Review Board is the advisory board for the
Temecula Local Historic Preservation District, including historic
projects located within the boundaries of the Uptown Temecula
Specific Plan area. The Old Town Local Review Board provides
input into all major development projects proposed in Old Town,
or projects involving a historic site, building or structure. In this
case, the Old Town Local Review Board would provide input on
any project relating to the Gonzalez Adobe, or
any project potentially impacting the Gonzalez
Adobe.
The Old Town Local Review Board shall have
the following powers and duties in addition to
those otherwise provided in the ordinance:
i. The Old Town Local Review Board shall
review and comment on all Level Two
Projects.
ii. The Old Town Local Review Board shall
review and approve, or recommend the
approval to the appropriate approving
body, for a Finding of Historic
Appropriateness.
iii. The Old Town Local Review Board shall
review and provide comments on all
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.
Exhibit 2-3: Location of the
Gonzalez Adobe
Location of the Gonzalez Adobe
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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.
4. Project Review And Old Town Local Review Board Requirements
For the purposes of implementing the provisions of the Uptown Temecula 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
Temecula 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.
a) Level One Projects
Level One Projects do not require the review and recommendation of the Old Town Local Review Board. Level
One projects may be approved by administrative (staff level) review. Typical examples of Level One Projects
include, but are not limited to, the following:
i. Interior alterations to historic structures (Also requires a Finding of Historic Appropriateness).
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.
b) 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
UPTOWN TEMECULA SPECIFIC PLAN 2-14
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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 appro val 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.
5. 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 Histori c 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 Temecula 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,
including a copy of the site plan and elevations. The Board shall review the application materials and
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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 Temecula 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 desi gnated 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.
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.
UPTOWN TEMECULA SPECIFIC PLAN 2-16
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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 s hall 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 construe d 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
the developer for the New Streets In-Lieu Fee Program’s portion of the new street, then the de veloper may enter
into a reimbursement agreement with the City, and when sufficient funds become available, the City will
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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.
L. District Boundary Changes
The Uptown Temecula 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 m ay 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.
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Uptown Temecula Specific Plan Districts Chapter 3
This Chapter of the Uptown Temecula Specific Plan establishes six zoning districts and two overlay zones within
the specific plan area as shown by the Uptown Temecula 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 Temecula 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)
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Exhibit 3-1: Uptown Temecula Specific Plan District Map
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Uptown Center District: Illustrative Photos
A. Uptown Temecula 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
the specific plan area and is considered to be the
urban heart of the Uptown Temecula area. The
Uptown Center District will be defined by urban,
multi-story buildings with a maximum height of up
to 8 stories, parallel to Jefferson Avenue on both
sides. The district has proximate accessibility and a
strong visual window from Interstate 15. The
Uptown Center District contains two primary
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
located in the northernmost portion of this district.
These intersections will be the primary gateways
into the specific plan area. They are intended to be
designed with a strong sense of arrival and sense of
place for those entering the Uptown Temecula area
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,
which will include a mix of residential stacked flat
buildings, courtyard buildings, commercial block
buildings and tower over podium buildings. The
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.
The Uptown Center District will accommodate a
variety of land uses. However, more specifically, this
district is intended to become Temecula’s
employment hub, and intends to achieve a more
equal balance between jobs and housing within the
City. This area is expected to attract large, high-
quality employers, financial and wealth management
related institutions, as well as high-technology
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 capitali ze on its visual window from Interstate 15,
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,
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Exhibit 3-2: Uptown Center District
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.
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Uptown Hotel/Tourism District: Illustrative Photos
2. Uptown Hotel/Tourism District (UHT)
The Uptown Hotel/Tourism District is envisioned to
be the second most densely concentrated mixed-
use district within the Uptown Temecula Specific
Plan area. This district is characterized by mid to
high rise urban buildings of up to 8 stories in height.
The Uptown Hotel/Tourism District will become
Uptown Jefferson’s premiere hospitality-oriented,
visitor and tourist serving district. This district will
capitalize and build upon the existing cluster of
hotels, restaurants and other visitor-serving land
uses within this area. The Uptown Hotel/Tourism
District is located immediately north of the
intersection of Jefferson Avenue and Rancho
California Road and is the major southern gateway
into the specific plan area. Future development
projects and improvements at this intersection shall
be carefully designed to provide a sense of arrival
and enhance Uptown Jefferson’s distinct urban
character.
This district’s close proximity to the Old Town area
will be a driving force behind attracting additional
hospitality and visitor oriented uses into this district.
The Uptown Hotel/Tourism District will complement
and build upon the success of the Old Town area.
While, the Uptown Hotel/Tourism District will
function as its own self -contained district, many
visiting or vacationing in this area will likely walk
into the Old Town area to visit the nearby shops
and restaurants. Considering this, pedestrian
oriented intersection improvements are envisioned
at the intersection of Jefferson Avenue and
Rancho California Road to better accommodate
multi-modal connectivity, promote safety, and
facilitate easy walkability or biking between
Uptown Temecula and the Old Town area.
Additionally, safe and convenient pedestrian and
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
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Exhibit 3-3: Uptown Hotel/Tourism District
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.
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Uptown Sports/Transit District Illustrative Photos
3. Uptown Sports/Transit District (US)
The Uptown Sports/Transit District is the third most
densely concentrated mixed-use district within the
Uptown Tem ecula Specific Plan area. This district is
characterized by mid to high rise urban buildings with a
maximum building height of up to 6 stories. The Uptown
Sports/Transit District is nestled between Jefferson
Avenue and Interstate 15. Additionally, this district is
located to the east of the future regional park and
recreation facility, which is located immediately to the
west of Jefferson Avenue. Jefferson Avenue runs along
the westernmost boundary of this district, providing
strong visibility from the roadway. To further enhance
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
existing circulation network, as new development
occurs.
The Uptown Sports/Transit District is characterized by a
strong visual window from Interstate 15. This district can
be easily accessed from Interstate 15 via the
southbound French Valley Parkway off -ramp. The
intersection of Jefferson Avenue and French Valley
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
arrival into the Uptown Temecula area. Additionally,
this intersection is a prominent gatewa y into the City
of Temecula from the City of Murrieta, which is
located immediately to the north of the specific plan
area. Prominent entry features that mark the arrival
into both the City, and the Uptown Temecula area, are
envisioned at this intersection.
The Uptown Sports/Transit District’s location is is
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
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
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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 pa rk 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
Exhibit 3-4: Uptown Sports/Transit District
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C 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.
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Uptown Arts District: Illustrative Photos
4. Uptown Arts District (UA)
The Uptown Arts District is situated between the
Wilder Hills Residential Overlay zone and the
Uptown Center District. This district is also
bordered by the Creekside Village District to the
south and the Murrieta Creek Recreation and
Open Space District to the north. It is the largest
district in the specific plan area. The Uptown Arts
District is envisioned to become the vibrant and
eclectic cultural arts destination in the Uptown
Temecula area. This district will be defined by
mid to high rise buildings of up to 5 stories in
height. 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 spaces, and various performance venues,
as well as a mix of urban residential units,
including live/work spaces. The mix of arts-related
and residential land uses will stimulate pedestrian
activity, support an eclectic and artsy vibe within
the district, and promote activity within the area
during the day, evenings and weekends. The
Uptown Art District’s character will be further
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
buildings. The utilization of these various building
types will contribute to the district’s distinctive
character, and will encourage a diverse land use
mix within the Uptown Arts District.
The Uptown Arts District is accessed by way of
three east/west arterials: Winchester Road,
Overland Drive and Via Montezuma Road. In
addition, Commerce Center Drive is the primary
local arterial that traverses the center of this
district. Commerce Center Drive is an important
north/south arterial in the Uptown Arts District.
This street is intended to promote walkability,
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
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Exhibit 3-5: Uptown Arts District
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.
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Wilder Hills Residential Overlay: Illustrative Photos
5. Wilder Hills Residential Overlay (WH-RO)
The hillside to the west of the Uptown Temecula
Specific Plan area is known as Wilder Hills. This
hillside is named after Bobbe Wilder, a locally
recognized community activist, who focused on
preserving Temecula’s stunning natural environment,
thus reflecting the namesake of the Wilder Hills-
Residential Overlay zone. The Wilder Hills
Residential Overlay zone is nestled between
Murrieta Creek to the west and the contiguous
Uptown Arts District to the east. This area’s
character will be defined by low rise residential
dwellings of up to 3 stories in height. The Wilder
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
area is the only fully residential area within the
Uptown Temecula Specific Plan area. The neo-
traditional character of this area will be achieved
through urban design principles that will result in
compact residential development that promotes
walking and biking by locating destinations, such as
shopping, eating establishments, and employment,
in close proximity to residential neighborhood. The
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
building types permitted in this overlay zone include
duplex/triplex/quadplex buildings, mansion
apartments, and rowhouses.
The location of the Wilder Hills Residential Overlay
zone provides unobstructed views of the Wilder
Hills immediately to the west and will have direct
access to the Murrieta Creek trail. This area’s
immediate proximity to the Murrieta Creek trail will
further promote the feasibility of walking and biking
for short trips. Future residential projects
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.
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Exhibit 3-6: Wilder Hills Residential Overlay
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.
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Creekside Village District: Illustrative Photos
6. Creekside Village District (CV)
The Creekside Village District is located between
Murrieta Creek/Del Rio Road and Jefferson
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
stories. The character of this district will be further
defined by six building types. The six building types
include: the duplex/triplex/quadplex building,
mansion apartment, rowhouse, residential stacked
flats, live/work and courtyard building. These
building types typically accommodate residential
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 int entionally designed to be pedestrian-
oriented. Future street improvements throughout the district will
maximize pedestrian comfort and safety, making walking and biking the
preferred mode of transportation for short trips.
The Creekside Village District contains an important specific plan
gateway at the intersection of Jefferson Avenue and Del Rio Road, also
known as the Del Rio “Y.” This gateway marks the transition from the
Uptown Hotel and Tourism District, which is a more commercially
oriented area with taller buildings and hospitality related uses, to the
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
gateway, and will provide a sense of arrival and
sense of place, consistent with the character and
identity of the Creekside Village District.
Local east-west access into the Creekside Village
District is provided by two local streets: Calle Cortez
and Las Haciendas Street. These streets connect
Jefferson Avenue to Del Rio Road providing
relatively efficient vehicular circulation through this
district. To further enhance the efficiency of the
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Exhibit 3-7: Creekside Village District
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.
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C 7. Creekside Village-Commercial Overlay (CV-CO)
The Creekside Village-Commercial Overlay
zone is positioned along the eastern boundary
of the Creekside Village District and is
immediately adjacent to Jefferson Avenue and
Interstate 15. The Creekside Village-
Commercial Overlay zone will primarily be a
commercial district. Of all the districts in the
Uptown Temecula Specific Plan area, the
Creekside Village-Commercial Overlay zone
has the strongest visual window from
Interstate-15. The Creekside Village-
Commercial Overlay zone will capitalize on its
visibility from the freeway by providing
commercial uses along this visual window.
This district will also create a buffer of
primarily commercial uses between the
freeway and the urban residential
development that will occur further west within
the Creekside Village District. Ground floor
residential and office uses will not be
permitted in this district; however, residential
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
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,
walkable pedestrian corridor along Jefferson
Avenue. To further enhance the walkability
and connectivity of this overlay zone, it is
anticipated that new development projects
within this area will provide pedestrian
connectivity and access to projects located in
the adjacent Creekside Village district.
Jefferson Avenue provides the primary north-
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
Creekside Village Commercial Overlay: Illustrative Photos
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Exhibit 3-8: Creekside Village Commercial Overlay
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.
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Murrieta Creek Recreation and Open Space District:
Illustrative Photos
8. 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
westernmost part of the specific plan area, 2) the
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
Sports/Transit District and the Uptown Center
District, and borders the Uptown Arts District to the
north, where it finally converges with Murrieta
Creek.
The majority of this district is intended to remain as
permanent open space. However, the Riverside
County Flood Control District’s Murrieta Creek
Restoration Project is anticipated to be constructed
within this area. The Flood Control District’s
improvements include two important elements
within the specific plan area: 1) a creek-adjacent,
multi-use trail system that will provide an important
regional multi-use trail connection from south of the
Old Town area, through the Uptown Temecula
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
facility that are anticipated within this district will
provide an important local and regional amenity and
community point of interest within the specific plan
area. The creek trail will support pedestrian
walkability, connectivity and an active lifestyle. The
park facility will provide a large-scale neighborhood
convenience that will complement the nearby
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,
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C 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-20
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C B. Land Use Regulations
The land uses in the Uptown Temecula 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 impleme nt the
goals and policies of this specific plan and accomplish the community-identified vision for the Uptown Temecula
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 UC UHT 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
(six or fewer)2
- - - - P - - -
Alcoholism or drug abuse
recovery or treatment facility
(seven to twelve)2
- - - - C - - -
Art studio (with or without a
gallery) P C P P - P P -
Auditorium, community
assembly space, conference
facility
C C C C - - - -
Automobile sales (indoor only) C - C C - - C -
Automotive service
station/gas station (with or
without a convenience store)1
C C C - - - - -
Automotive maintenance/light
repair1 C - C C - - - -
Automotive repair (heavy
repair) - - - - - - - -
Bar, cocktail lounge, night
club, live entertainment
(indoor only)
C C C C - C C -
Car wash1 C C C C - - - -
Community care facility2 - - C C - - - -
UPTOWN TEMECULA SPECIFIC PLAN 3-21
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C List of Uses UC UHT US UA WH-RO CV CV-CO MCR-
OS
Day care/preschool
(commercial)2 P P P P C C P -
Drive-thru1 C C C C - - - -
Educational institutions C C C C - - - -
Facilities for mentally
disordered, disabled, or
dependent or neglected
children (seven to twelve) 2
- - - - C - - -
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
sq. ft.)
P P P P - P P -
Health, fitness, dance, martial
arts studio (greater than 5,000
sq. ft.)
C C C C - C C -
Home occupations P P P P P P P -
Hospital C - C - - - - -
Hotel P P3 P P - - P -
Kennel/cattery/pet day care
facility 1 C C C C - - C -
Light manufacturing (indoor
only) C - C C - - - -
Multi-purpose trail P P P P P P P P
Nature center/exhibits - - - - - - - P
Office (administrative/
professional/medical/
government)
P P P P - P P4 -
Parking lots/ parking
structures (standalone)1 C C C C - C - -
Performing arts venue,
theatre, cinema, museum C C C C - C C -
Private smoking
lounge/hookah lounge C C C C - - C -
Residential P P5 P P P P P5 -
Residential care facilities (six
or fewer)2 - - - - P - - -
List of Uses UC UHT US UA WH-RO CV CV-CO MCR-
OS
UPTOWN TEMECULA SPECIFIC PLAN 3-22
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C
List of Uses UC UHT US UA WH-RO CV CV-CO MCR-
OS
Residential care facilities
(seven to twelve) 2 - - - - C - - -
Residential care facilities for
the elderly (six or fewer)2 - - - - P - - -
Residential care facilities for
the elderly (seven to twelve) 2 - - - - C - - -
Residential-live/work - - P P - P - -
Restaurant (with or without the
sale of beer and wine) P P P P - P P -
Restaurant (with the sale of
distilled spirits) C C C C - C C -
Religious institutions with
daycare or school C C C C C C C
Religious institutions without a
daycare or school P P P P P P P -
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
(indoor only) C - C C - - C P
Sports and recreation facility
(outdoor) - - C - - - - P
Swap meet (indoor only) - - - C - - - -
Wine tasting facility (Type 02
ABC license only) P P P P - - P -
Wine/ micro-brewery tasting
facility C C C C - C C -
FOOTNOTES:
1Subject to the Standards for Specific Uses outlined in Section 3.I.
2 Subject to the State of California Department of Social Services licensing requirements.
3 Full service hotels (see definition in appendix) of up to 8 stories in height are permitted by right in the Uptown
Hotel/Tourism District.
4 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 an y street included any future street.
5 Residential uses are permitted above the first floor only.
UPTOWN TEMECULA SPECIFIC PLAN 3-23
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 poten tial 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 Temecula 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 station s/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.
UPTOWN TEMECULA SPECIFIC PLAN 3-24
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 sh all 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.
2. 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 surroundi ng neighborhood. The standards
below are intended to balance the functional needs of automotive maintenance shops with the urban design goals
of this specific plan.
a) Performance Standards
When a Conditional Use Permit is being considered for an automotive maintenance facility within the Uptown
Temecula 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 ap proval
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
Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-25
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 parke d 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 Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-26
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 no ise 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 confli ct 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
UPTOWN TEMECULA SPECIFIC PLAN 3-27
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 stree t.
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 a ncillary 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 suitabl y 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-28
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C When a Conditional Use Permit is being considered for a standalone parking lot or parking structure within the
Uptown Temecula Specific Plan area, the project shall be required to meet the performance and development
standards outlined below.
a) 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
b) 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.
6. 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.
7. Standalone Parking Structures
i. Parking structures shall be oriented toward the street.
UPTOWN TEMECULA SPECIFIC PLAN 3-29
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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, es pecially 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 “architect ure 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-30
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C D. Adaptive Re-use
1. 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.
2. Eligibility
All existing buildings within the Uptown Temecula Specific Plan area, as of the adoption date of this specific plan,
are eligible for an adaptive re-use project.
3. Applicability
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/maxim um 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 th e 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.
4. 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-31
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C E. Development Standards
This section identifies the development standards and requirements for all projects within the Uptown Temecula
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 Temecula Specific Plan area.
The development standards outlined below are the minimum standards for development within the Uptown
Temecula 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.
1. 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.
2. Allowable Building Height and Stories
Table 3-2 below specifies the permitted building height by number of stories and feet for all districts.
Table 3-2: Allowable Building Height by District
UC UHT US UA WH-RO CV CV-CO MCR-OS
8 Stories
(151 ft. maximum) P P1 - - - - - -
7 Stories
(133 ft. maximum) P P1 - - - - - -
6 Stories
(115 ft. maximum) P P1 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-32
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 3. Lot Standards
Table 3-3 specifies the minimum lot size by District for all lots within the Uptown Temecula Specific Plan.
4. Set Backs
Table 3-4 specifies the setback requirements for all projects by district within the Uptown Temecula 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 1 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.
Table 3-3: Lot Size Standards by District
UC UHT US UA WH-RO CV CV-CO MCR-OS
Minimum Lot
Size
10,000
SF
10,000
SF
10,000
SF
10,000
SF
10,000
SF
10,000
SF
10,000
SF -
Minimum Lot
Frontage
75
ft
75
ft
75
ft
50
ft
50
ft
50
ft
50
ft -
Minimum Lot
Frontage
(Flag Lot)
40
ft
40
ft
40
ft
40
ft
40
ft
40
ft
40
ft -
Minimum Lot
Depth
125
ft
125
ft
125
ft
125
ft
125
ft
125
ft
125
ft -
UPTOWN TEMECULA SPECIFIC PLAN 3-33
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 5. Allowable Building Types
Table 3-5 specifies the permitted building types for each district. For detailed building type stand ards see Chapter 4.
6. 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 3-5: Allowable Building Types by District
District
Building Type UC UHT US UA WH-RO CV CV-CO MCR-OS
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 - - - - - - -
Table 3-6: Allowable Building Frontage Type by District
Building
Frontage
Type
District
UC 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
Gallery P P P P - P P -
Forecourt P P P P P P P -
Stoop - - P P P P - -
Porch - - - P P P - -
UPTOWN TEMECULA SPECIFIC PLAN 3-34
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 7. Percentage of Building Façade Required on the Build-to Line
Recessed entrances and building articulation on the ground floor of a building fronting a street within the Uptown
Temecula Specific Plan shall be incorporated into a building’s design in accordan ce 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 - -
Mansion
Apartment - - - Variable Variable Variable - -
Rowhouse - - - Variable Variable Variable - -
Residential
Stacked Flats
70%
Minimum - 70%
Minimum
70%
Minimum - 70%
Minimum - -
Live/Work - - 70%
Minimum
70%
Minimum - 70%
Minimum - -
Courtyard
Building
70%
Minimum - 70%
Minimum
70%
Minimum - 70%
Minimum - -
Commercial
Block
80%
Minimum
80%
Minimum
70%
Minimum
70%
Minimum - - 70%
Minimum -
Tower Over
Podium
80%
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.
UPTOWN TEMECULA SPECIFIC PLAN 3-35
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 8. Architectural Encroachments
Balconies, bay windows, chimneys, cantilevered room s, 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
(new or existing street)
Side/Rear Yard
(with or without alley)
Eaves, overhangs, and other decorative
building elements 5 ft. 0 ft.
Balconies, patios or terraces (above first
floor) 10 ft. 0 ft.
Awning or Canopy 8 ft. 0 ft.
Bay Window 2 ft. 0 ft.
Stoop and/or Porch (stairs and railing
only) 10 ft. 0 ft.
Accent landscaping –potted, or hanging
plants, etc. 3 ft. 0 ft.
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 s paces. 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-36
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C
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
Hotel
1.0 space per guest room or suite (ancillary conference rooms, meeting rooms
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
school (Kindergarten
through eighth grade)
1.5 spaces per classroom, plus 1 space per 5 fixed seats in auditorium,
gymnasium or similar public assembly facility (35 SF = 5 fixed seats)
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)
1 May require a park ing 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 elem ent 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.
11. 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-37
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 12. Public Space
Development projects will be encouraged to create v ibrant public spaces within Uptown Temecula 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 Temecula 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 façade 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-38
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 an d creek frontage.
New buildings constructed in the Uptown Temecula 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 Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-39
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 1. Lots Front a New and/or Existing Street
The light tan area in the following sketch
represents the allowable building placement area.
The dark tan area represents the 10 foot wide
space that is situated between the property line
and the build-to line. This area is required to be
kept clear of buildings and structures at the street
level. The solid red line represents the build-to
line, which is located 10 feet behind the property
line. The allowable parking area is represented by
the hatch-marked areas.
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
Surface, tuck under, alley loaded, garage, and podium 2,3
A Property Line to
Build-to Line 10 ft. from property line N/A
B
Rear or Side Yard
Setback (with or
without an alley)
0 ft. from property line 0 ft. from property line
C Street Frontage
Setback 1
10 ft. behind the property line
on the build-to line
50 ft. from 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.
Exhibit 3-9 Building and Parking Placement Standards for Lots
Front a New and/or Existing Street
UPTOWN TEMECULA SPECIFIC PLAN 3-40
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 2. Lots fronting Interstate-15
The light tan area in the following sketch represents
the allowable building placement area. The dark tan
area represents the 10 foot wide space that is
situated between the property line and the build-to
line. This area is required to be kept clear of
buildings and structures at the street level. The
solid red line represents the build-to line, which is
located 10 feet behind the property line. The
allowable parking area is represented by the hatch -
marked areas.
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 I-15
Building Placement
Parking Placement
Surface, tuck under, alley loaded, garage, and podium
2,3
A Property Line to
Build-to Line 10 ft. from property line N/A
B
Rear or Side Yard
Setback (with or
without an alley)
0 ft. from property line 0 ft. from property line
C Freeway Frontage 0 ft. from property line 0 ft. from property line
D Street Frontage
Setback 1
10 ft. behind the property line on
the build-to line
50 ft. from 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.
Exhibit 3-10: Building and Parking Placement Standards for Lots
Fronting I-15
UPTOWN TEMECULA SPECIFIC PLAN 3-41
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 3. Lots Fronting Murrieta Creek
The following sketches identify the parking
placement requirements for lots that front
Murrieta Creek. The light tan area in the
sketches below represents the allowable
building placement area. The dark tan area
represents the 10 foot wide space that is
situated between the property line and the
build-to line. The solid red line represents the
build-to line, which is located 10 feet behind the
property line. The allowable parking area is
represented by the hatch-marked areas.
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
Surface, tuck under, alley loaded, garage, and podium 2,3
A Property Line to Build-to
Line 10 ft. from property line N/A
B Rear or Side Yard Setback
(with or without an alley) 0 ft. from property line 0 ft. from property line
C Murrieta Creek Frontage 20 ft. from property line 0 ft. from property line
D Street Frontage Setback 1 10 ft. behind the property line
on the build-to line
50 ft. from 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.
Exhibit 3-11: Building and Parking Placement for Lots Fronting
Murrieta Creek
UPTOWN TEMECULA SPECIFIC PLAN 3-42
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 4. Lots Fronting Santa Gertrudis Creek
The following sketches identify
the parking placement
requirements for lots that front
Santa Gertrudis Creek. The light
tan area in the sketches below
represents the allowable building
placement area. The dark tan
area represents the 10 foot wide
space that is situated between
the property line and the build-to
line. The solid red line represents
the build-to line, which is located
10 feet behind the property line.
The allowable parking area is
represented by the hatch-marked
areas.
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
Surface, tuck under, alley loaded, garage, and podium 2,3
A Property Line to
Build-to Line 10 ft. from property line N/A
B
Rear or Side Yard
Setback (with or
without an alley)
0 ft. from property line 0 ft. from property line
C Santa Gertrudis
Creek Frontage 20 ft. from property line 0 ft. from property line
D Street Frontage
Setback 1
10 ft. behind the property line
on the build-to line
50 ft. from 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.
Exhibit 3-12: Parking Placement for Lots Fronting Santa Gertrudis Creek
UPTOWN TEMECULA SPECIFIC PLAN 3-43
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C
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 Temecula Specific Plan.
During the visioning process, (as outlined in Chapter 1 under Visioning Recommendation 4), the community
identified the importance of improving the future viabilit y of alternative transportation modes, including walking,
biking and transit, and getting people out of their cars. They also identified the need to improve circulation for all
modes of transportation, and ensure that the existing street network is expande d 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 Temecula Specific Plan area, which improves
circulation for vehicles, bicycles, pedestrian and transit.
1. 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 Temecula 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 pedest rians, 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 Temecula 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 ar e envisioned that achieve a
better balance between the needs of pedestrians, bicycles, cars and public transit. The creation of smaller blocks
in Uptown Temecula 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 Temecula area and
help create a destination for those visiting the area.
2. 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 Temecula Specific Plan area to Old Town to the south, and Murrieta to the north.
UPTOWN TEMECULA SPECIFIC PLAN 3-44
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 co nstruction 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.
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:
Existing street grid in Uptown Jefferson Potential future streets (dashed lines) creating
smaller blocks in Uptown Jefferson
Exhibit 3-13: Hypothetical Development of New Streets
UPTOWN TEMECULA SPECIFIC PLAN 3-45
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 Temecula 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 Temecula may be created within the context of phased development.
A new connection may be built in phases, requiring incremental construc tion of infrastructure, grading,
storm water management, etc.
iv. Uptown Temecula 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 Temecula 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
Length (any side) Maximum Perimeter
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.
UPTOWN TEMECULA SPECIFIC PLAN 3-46
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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.
Exhibit 3-14: Hypothetical Street Network
UPTOWN TEMECULA SPECIFIC PLAN 3-47
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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
achieved through logical streetscape design and
compliance with uniform sidewalk standards.
The sidewalk design standards emphasize the
importance of the placement of buildings in
relation to the sidewalk, street and public realm.
Consequently, the sidewalk design standards
take a two-pronged approach to sidewalk design:
1) they outline requirements for the property
located within the public right-of-way, and 2) they
provide requirements for the space located on
private property between the property line and
build-to line. In order to achieve adequate
sidewalk width to accommodate pedestrian
movement, all development projects shall be
required to comply with the sidewalk cross
sections show in Exhibit 3-15.
1. Establishment of Sidewalk Zones
The sidewalks are divided into four separate
zones in order to maintain an unobstructed
pedestrian path of travel.
a) Curb zone
The curb zone provides a small buffer between
the street and sidewalk and also defines the edge
of the pedestrian zone in relationship to the
street. The standards for the curb zone are as
follows:
i. Typically, the curb zone consists of
the 6 inches curb that is required to
be constructed adjacent to the street.
b) Utility Furnishing Zone
The utility furnishing zone is intended to provide a
linear and uniform space for street fixtures such
as street lights, street signs, and parking meters.
It is also intended to provide an extension of the
curb zone where vehicular loading and unloading
of passengers from the street will occur. Street
trees are also required to be placed in the 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.
Exhibit 3-15: Sidewalk Cross Sections
UPTOWN TEMECULA SPECIFIC PLAN 3-48
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 park ed 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.
c) 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-49
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C I. Street Cross Section Standards
The existing streets within the Uptown Temecula 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 t hem 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
Area 1-B: Between Winchester Road and Santa Gertrudis Creek
UPTOWN TEMECULA SPECIFIC PLAN 3-50
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Jefferson Avenue Cross Sections – Area 2
Area 2-A Intersection: Jefferson Avenue and Winchester Road
Area 2-B: South of Winchester Road
Area 2-C Intersection with Bulb-Out
Area 2-D: Cross Section with Bus Turn-Out
UPTOWN TEMECULA SPECIFIC PLAN 3-51
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Jefferson Avenue Cross Sections: Area 3
Area 3-A: Cross Section with Slip Street
Jefferson Avenue Cross Sections: Area 4
Area 4-A: North of Del Rio Road
Area 4-B: South of Del Rio Road
UPTOWN TEMECULA SPECIFIC PLAN 3-52
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Jefferson Avenue Cross Sections: Area 5
Area 5-A: North of Rancho California Road
Winchester Road Cross Section at Jefferson Avenue: Area 1
Area 1-A: I-15 to Jefferson Avenue
Area 1-B: Jefferson Avenue to Enterprise Circle
UPTOWN TEMECULA SPECIFIC PLAN 3-53
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Winchester Road Cross Section at Jefferson Avenue: Area 2
Area 2: Enterprise Circle to the Murrieta Creek
Overland Drive Cross Section: Area 1
Area 1: East of Jefferson Avenue to Ynez Road
UPTOWN TEMECULA SPECIFIC PLAN 3-54
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Overland Drive Cross Section: Areas 2
Area 2-A: Jefferson Avenue to Commerce Center Dr.
Area 2-B: Overland Drive at Jefferson Ave. (looking West)
UPTOWN TEMECULA SPECIFIC PLAN 3-55
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Overland Drive Cross Section: Area 3
Area 3-A: Bridge to Diaz Road
Area 3-B: Enterprise Circle to Bridge
Area 3-C: Bridge section from Commerce Center Drive to Enterprise
Circle
UPTOWN TEMECULA SPECIFIC PLAN 3-56
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Commerce Center Drive Cross Section
Ryder Way to Via Montezuma
Intersection with Bulb-Out
UPTOWN TEMECULA SPECIFIC PLAN 3-57
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Enterprise Circle West and Ryder Way Cross Section
Winchester to Commerce Center Drive
Intersection with Bulb-Out
UPTOWN TEMECULA SPECIFIC PLAN 3-58
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Enterprise Circle North and South Cross Sections
North Area Cross Section
South Area Cross Section
North and South Areas Cross Section
UPTOWN TEMECULA SPECIFIC PLAN 3-59
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Calle Cortez, Las Haciendas and Via Montezuma Cross Sections
Jefferson Avenue to Del Rio Road
Jefferson Avenue to Del Rio Road
UPTOWN TEMECULA SPECIFIC PLAN 3-60
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Del Rio Road Cross Sections
Area 1-A: Via Montezuma to Empire Creek
Area 1-B: Via Montezuma to Empire Creek
Area 2: Empire Creeek to Jefferson Avenue
UPTOWN TEMECULA SPECIFIC PLAN 3-61
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Bueking Drive Cross Sections
Cross Section: From Madison Avenue to Jefferson Avenue
Intersection at Jefferson Avenue
Intersection at Madison Avenue
UPTOWN TEMECULA SPECIFIC PLAN 3-62
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C McCabe Court Cross Sections
Madison Avenue to Jefferson Avenue
Intersection at Jefferson
Intersection at Madison
UPTOWN TEMECULA SPECIFIC PLAN 3-63
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Sanborn Avenue Cross Section
Madison Avenue to Jefferson Avenue
Intersection at Sanborn Avenue and Jefferson Avenue
Intersection at Sanborn Avenue and Jefferson Avenue
Intersection at Sanborn Avenue and Madison Avenue
UPTOWN TEMECULA SPECIFIC PLAN 3-64
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Madison Avenue Cross Section
Madison Avenue North of Sanborn Avenue
Madison Avenue South of Sanborn Avenue
Intersection at McCabe Court, Bueking Drive and Sanborn Avenue
UPTOWN TEMECULA SPECIFIC PLAN 3-65
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C J. Sign Standards- All Districts
1. Applicability
i. New Development. The regulations and criteria contained herein shall apply to all signage within the
Uptown Temecula 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, erectin g, 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 stand ards 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 Temecula 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
UPTOWN TEMECULA SPECIFIC PLAN 3-66
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 wit h 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 façade. 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.
UPTOWN TEMECULA SPECIFIC PLAN 3-67
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 8. Signs Permitted by District
Table 3-15 specifies the sign types that are permitted by district.
Table 3-15: Sign Types Permitted by District
Marquee1 Roof1 Wall/
Painted Projecting Hanging Plaque Awning Window Temporary
Portable
UC P P P P P P P P P
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
1 Marquee and Roof signs are only allowed as part of an approved Development Plan and approved Sign
Program.
UPTOWN TEMECULA SPECIFIC PLAN 3-68
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 9. Sign Types
The following sign types are allowed as specified in Table 3-15.
Marquee Signs – Marquee signs project perpendicular from the
building façade and may extend above the parapet. Marquee
signs shall not encroach into the right-of-way and shall have a
minimum clearance of eight feet from the sidewalk finished grade.
Marquee signs are only allowed as part of an approved
Development Plan and approved Sign Program .
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
building. Roof signs shall only identify the name of a building and
shall not be used to advertise a business. Roof signs are only
allowed as part of an approved Development Plan and approved
Sign Program and shall be approved by the Planning Commission.
Wall Signs/Painted Signs - Wall/painted signs are visible by both
pedestrians and motorists and are mounted directly to or painted
within the allowed location on the storefront.
UPTOWN TEMECULA SPECIFIC PLAN 3-69
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C Projecting/Blade Signs – Projecting/blade signs are pedestrian oriented
signs that are mounted perpendicular to the building façade near or at the
finished sidewalk, so that the sign is visible from the sidewalk. Projecting
signs shall not encroach into the right-of-way and shall have a minimum
clearance from the sidewalk grade of eight feet.
Hanging Signs - Hanging signs are pedestrian oriented signs
that are attached to the building and hang or are suspended
between columns or under a canopy, roof, covered walkway, or
porch at a business entrance.
Plaque Signs - Plaque signs are pedestrian oriented signs that
are attached to the building surface adjacent to the business
entrance.
UPTOWN TEMECULA SPECIFIC PLAN 3-70
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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.
Window Signs – Window signs are pedestrian oriented signs
directly affixed to a window on ground level and second level
tenant spaces. Window signs shall not be illuminated and may
not cover more than 50 percent of the door or window area upon
which they are affixed. Window signs must be gold leaf, black,
or white in color.
Temporary Portable Signs - Temporary portable signs are
intended for restaurants and shall be entirely removed and placed
inside the building during non-business hours. Temporary portable
signs shall be placed within the “frontage zone” within four feet of
the primary entryway of the business, and shall not extend into the
public right-of-way or block the free movement of pedestrians.
UPTOWN TEMECULA SPECIFIC PLAN 3-71
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 squar e 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 façade 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
UPTOWN TEMECULA SPECIFIC PLAN 3-72
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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
Sign Width
To be
determined
by City
during
project
review
To be
determined
by City
during
project
review
75% of sign
placement
area
width
48 inch
max.
36 inch
max. - -
75% of
awning
valence
face width
Sign Height
To be
determined
by City
during
project
review
To be
determined
by City
during
project
review
75% of sign
placement
area
height
24 inch max. 24 inch
max. - - 18” max
Sign Copy
Area
To be
determined
by City
during
project
review
To be
determined
by City
during
project
review
90% of total
sign
placement
area
5 sq. ft. 4 sq. ft. 2 sq. ft. 50% of the
area affixed -
Setback
from Build to
Line
- - - - - - - -
Vertical
Clearance
from
Sidewalk
8 ft. min. - - 8 ft. min. 8 ft. min. - - 8 ft. min.
Number of
Signs
1 per
building
1 per
building
1 per tenant
frontage 1 per tenant 1 per
tenant 1 per tenant 1 per tenant 1 per tenant
UPTOWN TEMECULA SPECIFIC PLAN 3-73
CHAPTER 3| LAND USE & DEVELOPMENT STANDARDS
C 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 -
Sign Height 4 ft. max
5 ft. max
Revert back to Temecula Municipal
Code.
Sign Copy Area -
32 square feet
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
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UPTOWN TEMECULA SPECIFIC PLAN 4-1
CHAPTER 4| ARCHITECTURAL STANDARDS
Architectural Standards Chapter 4
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 li ve,
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 Temecula 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 Temecula Specific
Plan by allowing for a wide assortment of building types within the area. A distinguishing palette of building ty pes
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.
2. General Provisions
This section identifies the eight allowable building types within the Uptown Temecula 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 Temecula Specific Plan area. Each proposed building in the Uptown
Temecula 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.
3. Building Types
The eight building types allowed in the Uptown Temecula 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
UPTOWN TEMECULA SPECIFIC PLAN 4-2
CHAPTER 4| ARCHITECTURAL STANDARDS
Exhibit 4.1 shows the range of building types that are permitted in the Uptown Temecula 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 Temecula Specific Plan area:
i. Pedestrian Access
ii. Vehicle Access and Parking
iii. Service/Utilities
iv. Open Space
v. Landscaping
vi. Building Size and Massing
Exhibit 4-1: Range of Building Types
UPTOWN TEMECULA SPECIFIC PLAN 4-3
CHAPTER 4| ARCHITECTURAL STANDARDS
5. 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 Temecula Specific Plan area. Where indicated with the letter “P” the building t ype is permitted in that
district, where indicated with a dashed line “-“ the building type is not permitted in that district.
6. Building Types and Land Use
As discussed in Chapter 1, a goal of the Uptown Temecula 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 Temecula 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.
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 - - - - - -
UPTOWN TEMECULA SPECIFIC PLAN 4-4
CHAPTER 4| ARCHITECTURAL STANDARDS
Table 4-2: Building Type and Land Use
Building Type Residential Permitted1 Mixed-Use Permitted1
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
1Building 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 Temecula Specific Plan area. The eight
allowable building types are defined in this chapter with photo examples for each type.
a) 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:
UPTOWN TEMECULA SPECIFIC PLAN 4-5
CHAPTER 4| 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:
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 gara ges.
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:
UPTOWN TEMECULA SPECIFIC PLAN 4-6
CHAPTER 4| 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:
e) 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:
UPTOWN TEMECULA SPECIFIC PLAN 4-7
CHAPTER 4| ARCHITECTURAL STANDARDS
f) 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:
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:
UPTOWN TEMECULA SPECIFIC PLAN 4-8
CHAPTER 4| ARCHITECTURAL STANDARDS
h) Tower over Podium:
A building that is configured around a central core/tower with the first three t o 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:
UPTOWN TEMECULA SPECIFIC PLAN 4-9
CHAPTER 4| 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.
Exhibit 4-2: Duplex/Triplex/Quadplex Building Type
UPTOWN TEMECULA SPECIFIC PLAN 4-10
CHAPTER 4| ARCHITECTURAL STANDARDS
Table 4-3 outlines where the Duplex, Triplex, Quadplex building type is permitted or not permitted wit hin each of
the districts within the Uptown Temecula 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
UC UHT US UA WH-RO CV CV-CO
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 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 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-11
CHAPTER 4| ARCHITECTURAL STANDARDS
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 façade along the street.
iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed bet ween 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
façade 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 pro perty 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 Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-12
CHAPTER 4| 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 b y the applicable zone.
Exhibit 4-3: Mansion Apartment Building Type
UPTOWN TEMECULA SPECIFIC PLAN 4-13
CHAPTER 4| ARCHITECTURAL STANDARDS
Table 4-4 outlines where the Mansion Apartment building type is permitted within each of the districts within the
Uptown Temecula 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
UC UHT US UA WH-RO CV CV-CO
Mansion Apartment - - - P P P -
a) Mansion Apartment - Building Size and Massing
i. Outdoor open spaces such as patios, terraces and balconies shall be incorporate d 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 façade facing the
street shall be architecturally integrated into the building façade.
viii. Parking facilities shall not be visible from the street to the greatest extent possible.
UPTOWN TEMECULA SPECIFIC PLAN 4-14
CHAPTER 4| 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.
f) 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 façade along the street.
iv. Limited urban accent landscaping, such as potted and/or hanging plants, may be placed be tween 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
façade 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 pro perty 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 buildin g 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 permit s but should not conflict with
City street trees.
UPTOWN TEMECULA SPECIFIC PLAN 4-15
CHAPTER 4| ARCHITECTURAL STANDARDS
xi. Plants selected shall be in compliance with the Uptown Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-16
CHAPTER 4| ARCHITECTURAL STANDARDS
3. Rowhouse Building Type
Rowhouse buildings consist of attached residential units that are connected by common walls. Typically,
Rowhouse buildings are placed on a lot i n 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.
Exhibit 4-4: Rowhouse Building Type
UPTOWN TEMECULA SPECIFIC PLAN 4-17
CHAPTER 4| ARCHITECTURAL STANDARDS
Table 4-5 outlines where the Rowhouse building type is permitted within each of the districts within the Uptown
Temecula 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
UC UHT US UA WH-RO CV CV-CO
Rowhouse - - - P P P -
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 indi vidual units along the street.
b) Rowhouse - 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 bu ilding 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 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 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-18
CHAPTER 4| ARCHITECTURAL STANDARDS
d) Rowhouse - Service and Utilities
i. Utilitarian items (including, but not limited to, utilities, trash bins, and above ground equi pment) 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 th e
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.
f) 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-19
CHAPTER 4| ARCHITECTURAL STANDARDS
x. Plants selected shall be in compliance with the Uptown Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-20
CHAPTER 4| 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.
Exhibit 4-5: Residential Stacked Flat Building Type
UPTOWN TEMECULA SPECIFIC PLAN 4-21
CHAPTER 4| ARCHITECTURAL STANDARDS
Table 4-6 outlines where the Residential Stacked-Flat building type is permitted within each of the districts within
the Uptown Temecula 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
UC UHT US UA WH-RO CV CV-CO
Residential Stacked
Flat P - P P - P -
a) 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 façade faces Murrieta Creek or Santa Gertr udis 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 secondar y 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) 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-22
CHAPTER 4| ARCHITECTURAL STANDARDS
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 app ropriate.
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) 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 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 the building
façade 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 planter s 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 t he
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.
UPTOWN TEMECULA SPECIFIC PLAN 4-23
CHAPTER 4| ARCHITECTURAL STANDARDS
xii. Plants selected shall be in compliance with the Uptown Temecula 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.
UPTOWN TEMECULA SPECIFIC PLAN 4-24
CHAPTER 4| 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 resi dential
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.
Exhibit 4-6: Live/Work Building Type
UPTOWN TEMECULA SPECIFIC PLAN 4-25
CHAPTER 4| ARCHITECTURAL STANDARDS
Table 4-7 outlines where the Live/Work building type is permitted within each of the districts within the Uptown
Temecula 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
UC UHT US UA WH-RO CV CV-CO
Live/Work - - P P - P -
a) 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 acces sed 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 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) Live/Work - 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 ca se,
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.
UPTOWN TEMECULA SPECIFIC PLAN 4-26
CHAPTER 4| ARCHITECTURAL STANDARDS
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 a ppropriate.
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 s treet 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 alo ng 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
façade 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 b y 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 Temecula Specific Plan Plant list as specified
in Appendix F of this specific plan.
UPTOWN TEMECULA SPECIFIC PLAN 4-27
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xiii. Landscaping shall comply with the Landscape Guidelines specified in Chapter 5 – Design Guidelines
and the City’s Water Efficient Landscape Ordinance.
UPTOWN TEMECULA SPECIFIC PLAN 4-28
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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.
Exhibit 4-7: Courtyard Building Type
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Table 4-8 outlines where the Courtyard building type is permitted within each of the districts within the Uptown
Temecula Specific Plan area. Where indicated with the letter “P” the building type is permitted in tha t 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
UC UHT US UA WH-RO 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 pa tios, 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.
b) Courtyard Building - Pedestrian Access
i. Where the building façade 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
UPTOWN TEMECULA SPECIFIC PLAN 4-30
CHAPTER 4| 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 t he Urban Standards required
for each zone outlined in Chapter 3 Development Standards.
f) 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 st reet.
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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 Temecula Specific Plan Plant List
specified in Appendix F of this specific plan.
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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.
Exhibit 4-8: commercial Block Building Type - Parking Separate from Building
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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 Temecula Specific Plan area. Where indicated with the letter “P” the building type is permitte d 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
UC UHT US UA WH-RO CV CV-CO
Commercial
Block P P P P - - P
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a) Commercial Block - 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) Commercial Block - Pedestrian Access
i. Pedestrian access to the main entrance to each storefront shall be from the street.
ii. The pedestrian entrance to resident ial 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 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) Commercial 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 bui lding, 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 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.
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.
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.
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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 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 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).
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 lan dscaped 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 Cha pter 5 – Design
Guidelines and the City’s Water Efficient Landscape Ordinance.
xii. The plant palette shall be consistent with the approved Uptown Temecula Specific Plan Plant List as
specified in Appendix F of this specific plan.
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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.
Exhibit 4-10: Tower Over Podium Building Type
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CHAPTER 4| ARCHITECTURAL STANDARDS
Table 4-10 outlines where the Tower over Podium building type is permitted within each of the districts wit hin the
Uptown Temecula 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 4-10: Tower Over Podium Building Type by District
Building Type District
UC UHT US UA WH-RO CV CV-CO
Tower Over
Podium P - - - - - -
a) 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 th at 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.
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CHAPTER 4| ARCHITECTURAL STANDARDS
vi. Parking structure entrances that impact the aesthetics 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.
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.
e) Tower over Podium - 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-Land Use and Development Standards.
iv. Each residential unit shall have at least one door leading to an outdoor yard, patio, terrace or balcony.
f) 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 hangin g 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 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).
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.
UPTOWN TEMECULA SPECIFIC PLAN 4-39
CHAPTER 4| 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 Temecula Specific Plan Plant List as
specified in Appendix F of this specific plan.
UPTOWN TEMECULA SPECIFIC PLAN 4-40
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C. Frontage Types
1. 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 wi th 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 façade 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 engagi ng 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.
2. General Provisions
All proposed buildings with the Uptown Temecula 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
UPTOWN TEMECULA SPECIFIC PLAN 4-41
CHAPTER 4| 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 Temecula 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. Addit ional 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
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Exhibit 4-11 illustrates each of the frontage types permitted within the Uptown Temecula Specific Plan area.
Exhibit 4-11: Allowable Frontage Types
UPTOWN TEMECULA SPECIFIC PLAN 4-43
CHAPTER 4| 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 Temecula 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 -
Exhibit 4-10: Frontage Type Conceptual Sketches
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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.
Exhibit 4-12: Shopfront Isometric View
Exhibit 4-13: Shopfront Site Plan View
Exhibit 4-14: Shopfront Cross Section View
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2. Arcade Frontage Type Standards
The Arcade frontage type is a façade 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 alig ned 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:
A. Depth of Recessed Entry ................... 6’ max.
B. Height of Arcade................................. 12’ min.-20’ max.
C. Width Between Columns .................... 30’ max.
D. Width of Covered Walkway ................ 8’ min./10’ max.
E. Column Dimensions ........................... 10” min./24” max.
Exhibit 4-15: Arcade Isometric View
Exhibit 4-16: Arcade Site Plan View
Exhibit 4-17: Arcade Cross Section
View
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3. Tall Arcade Frontage Type
The Tall Arcade frontage type is a façade 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 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 rig ht-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.
The following dimensions shall apply to the Tall Arcade Frontage
Type:
A. Depth of Recessed Entry ................... 6’ max.
B. Height of High Arcade ........................ 20’ min.
C. Width Between Columns .................... 30’ max.
D. Width of Covered Walkway ................ 10’ min./16’ max.1
E. Column Dimensions ........................... 10” min./24” max.
1The first floor under the covered walk way may be pushed back behind
the build-to line in order to accommodate a wider walkway.
Exhibit 4-18: Tall Arcade Isometric View
Exhibit 4-19: Tall Arcade Site Plan View
Exhibit 4-20: Tall Arcade Cross Section View
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4. 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.
The following dimensions shall apply to the Gallery frontage type:
A. Depth of Recessed Entry ................... 6’ max.
B. Height of Gallery................................. 12’ min.
C. Width Between Columns .................... 30’ max.
D. Width of Covered Walkway ................ 8’ min./10’ max.
E. Column Dimensions ........................... 10” min./24” max.
Exhibit 4-21: Gallery Isometric View
Exhibit 4-22: Gallery Site Plan View
Exhibit 4-23: Gallery Cross Section View
UPTOWN TEMECULA SPECIFIC PLAN 4-48
CHAPTER 4| ARCHITECTURAL STANDARDS
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 area
covered by the two-story gallery.
The following dimensions shall apply to the Two-Story Gallery
frontage type:
A. Depth of Recessed Entry ................... 6’ max.
B. Height of Gallery................................. 12’ min.
C. Width Between Columns .................... 30’ max.
D. Width of Covered Walkway ................ 10’ min./16’ max.1
E. Column Dimensions ........................... 10” min./24” max.
1The first floor under the covered walkway may be pushed back behind
the build-to line in order to accommodate a wider walkway.
Exhibit 4-24: Two-Story Gallery Isometric View
Exhibit 4-25: Tow-Story Gallery Site Plan
View
Exhibit 4-26: Two-Story Gallery
Cross Section View
UPTOWN TEMECULA SPECIFIC PLAN 4-49
CHAPTER 4| ARCHITECTURAL STANDARDS
6. Forecourt Frontage Type
The Forecourt frontage type is an uncovered, semi-public space located in the front of the building façade
adjacent to the sidewalk and street. The Forecourt frontage type is created when a porti on of the building façade
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.
B. Depth of the Forecourt ....................... 60’ max.
Exhibit 4-27: Forecourt Isometric View
Exhibit 4-28: Forecourt Site Plan View
Exhibit 4-29: Forecourt Cross Section View
UPTOWN TEMECULA SPECIFIC PLAN 4-50
CHAPTER 4| 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 ac cess 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:
A. Encroachment of
Stoop Over the Build-to Line ............... 10’ max.
B. Height of Stoop ................................... 3’ min.
C. Width of Stoop .................................... 5’ min.
D. Depth of Stoop ................................... 4’ min.
Exhibit 4-31: Stoop Isometric View
Exhibit 4-30: Stoop Site Plan View
Exhibit 4-32: Stoop Cross Section View
UPTOWN TEMECULA SPECIFIC PLAN 4-51
CHAPTER 4| ARCHITECTURAL STANDARDS
8. Porch Frontage Type
a) 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.
B. Height of Porch Landing ..................... 3’ min.
C. Width of Porch .................................... 10’ min.
D. Depth of Porch ................................... 6’ min.
Exhibit 4-17a: Stoop Isometric View
Exhibit 4-34: Porch Isometric View (Option A)
Exhibit 4-33: Porch Site Plan View
(Option A)
Exhibit 4-35: Porch Cross Section View
(Option A)
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CHAPTER 4| ARCHITECTURAL STANDARDS
b) Option B
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 residentia l 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 1 0’
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 frontage type:
A. Face of Building from Build-to Line .... 20’ max.
B. Height of Porch Landing ..................... 3’ min.
C. Width of Porch .................................... 10’ min.
D. Depth of Porch ................................... 6’ min.
Exhibit 4-19a: Porch Isometric View (Option B)
Exhibit 4-19b: Porch Plan View (Option B)
Exhibit 4-36: Porch Isometric View (Option B)
Exhibit 4-37: Porch Site Plan View
(Option B)
Exhibit 4-38: Porch Cross Section View
(Option B)
UPTOWN TEMECULA SPECIFIC PLAN 5-1
CHAPTER 5| DESIGN GUIDELINES
Design Guidelines Chapter 5
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 sp ecific architectural
styles for the Uptown Temecula 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.
A. Goals of the Design Guidelines
1. Create a new district that has memorable urban look and feel.
2. Ensure that the buildings in Uptown Temecula are of high quality design and constructed of high quality
materials.
3. Encourage building design in Uptown Temecula 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.
B. 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.
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CHAPTER 5| 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.
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.
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CHAPTER 5| 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.
a) Shopfront Frontage
Shopfront frontages may be used for
ground-floor commercial uses, and may
include entrances to residential units on
upper floors. The building facade is aligned
with the build-to line, which is 10 feet back
from the property line. Recessed entrances
are permitted. Building entrances are at
sidewalk grade. Shopfront elements include
display windows, entrances, awnings,
canopies, signage, lighting, cornices, and
other architectural elements. A solid base
or bulkhead must be provided below the
display windows. A cornice or horizontal
band must be provided above the display
windows to differentiate the shopfront from
upper levels of the building and provide a
sign band as depicted in the example
photograph below.
Exhibit 5-2: Shopfront Frontage
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CHAPTER 5| DESIGN GUIDELINES
b) Arcade Frontage
An arcade frontage is a covered private
sidewalk with enclosed space above. Arcades
are ideal for retail use when combined with
ground floor storefronts. The colonnade
structurally supports the portion of the building
above the sidewalk. The ground-floor facade is
aligned with the build-to line that is 10 feet
back from the property line. The façade of the
upper story may extend out to the property line,
but not into the public right-of-way. The façade
of the upper story may extend out to the
property line, but not into the public right-of-
way.
Exhibit 5-3: Arcade Frontage
UPTOWN TEMECULA SPECIFIC PLAN 5-5
CHAPTER 5| DESIGN GUIDELINES
c) High-Arcade Frontage
A high arcade frontage is an arcade that is
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
storefronts. The colonnade structurally
supports the portion of the building above the
sidewalk. The ground-floor facade is aligned
with the build-to line that is 10 feet back from
the property line. The façade of the upper story
may extend out to the property line, but not into
the public right-of-way.
Exhibit 5-4: High Arcade Frontage
UPTOWN TEMECULA SPECIFIC PLAN 5-6
CHAPTER 5| DESIGN GUIDELINES
d) Gallery Frontage
A gallery frontage is created by the addition
of a covered colonnade to a standard
shopfront and is ideal for retail use. Gallery
frontages typically contain ground-floor
storefronts. The building facade is aligned
with the build-to line, which is 10 feet back
from the property line. The gallery covers the
area between the build-to line and the
property line, and does not encroach into the
public right-of-way. The gallery may be
covered with an angled roof, a flat roof, or a
flat roof with a balcony railing as shown in the
illustration and the example photograph
below.
Exhibit 5-5: Gallery Frontage
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CHAPTER 5| DESIGN GUIDELINES
e) Two-Story Gallery Frontage
The two-story gallery frontage is a two-
story covered colonnade added to the
façade of a standard shopfront. Two-story
galleries typically contain ground-floor
storefronts and second-floor commercial or
residential. The building facade is aligned
with the build-to line, which is 10 feet back
from the property line. The gallery occupies
the area between the build-to line and the
property line, and does not encroach into
the public right-of-way. The gallery may be
covered with a shed roof or a flat roof (with
or without a balcony railing).
Exhibit 5-6: Two-Story Gallery Frontage
UPTOWN TEMECULA SPECIFIC PLAN 5-8
CHAPTER 5| DESIGN GUIDELINES
f) Forecourt Frontage
Forecourts are created by setting back a
portion of a building’s facade, typically
the central portion. Forecourts may
access ground floor or upper floor
tenants, and provide for restaurant
seating, access to paseos, etc.
Forecourts may also be combined with
other frontage types, and may allow for
vehicular access to parking behind the
building.
Exhibit 5-7: Forecourt Frontage
UPTOWN TEMECULA SPECIFIC PLAN 5-9
CHAPTER 5| 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
floors in order to create visual privacy from the
street. Exterior stairs provide access to the
residence. The building façade is typically
positioned on the build-to line, and the stoop
occupies the area between the façade and the
property line. The exterior stair may be
perpendicular or parallel to the sidewalk. The
landing adjacent to the entry door may be
covered or uncovered.
Exhibit 5-8: Stoop Frontage
UPTOWN TEMECULA SPECIFIC PLAN 5-10
CHAPTER 5| DESIGN GUIDELINES
h) Porch Frontage
Porches are like stoops, but with 'outdoor
rooms' on one or both sides of the stairs.
Porches are a frontage type for residential
buildings in lower density settings, sometimes
with a larger setback from the pro perty line.
Porches are typically raised above the public
sidewalk with exterior stairs providing access
to the residence. The building façade is
sometimes positioned on the build-to line,
and the porch occupies the area between the
façade and the property line. The exterior
stairs may be perpendicular or parallel to the
sidewalk. The porch may be covered or
uncovered.
Exhibit 5-9: Porch Frontage
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CHAPTER 5| DESIGN GUIDELINES
i) 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.
Exhibit 5-10: Mixing Frontage Types
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CHAPTER 5| 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
of period architectural style and
architectural details.
2. Building facades should be organized
with at least three elements: a base zone
emphasizing the scale and engagement
of pedestrians, a middle zone that
provides the primary facade defining the
edge of the public realm, and a top
element that visually terminates the
building.
3. The massing of buildings should be
articulated into smaller components at the
ground level to help create a more human
scaled pedestrian experience.
UPTOWN TEMECULA SPECIFIC PLAN 5-13
CHAPTER 5| DESIGN GUIDELINES
4. Awnings, canopies and
overhangs are encouraged to be
added to pedestrian entrances to
create a more pedestrian-scaled
environment along the street.
5. Architectural details should be
provided at the human-scale to
help ground the building and
engage the pedestrian.
6. A mix of building forms should be
used to create a lively street
edge.
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CHAPTER 5| DESIGN GUIDELINES
7. Building corners at street
intersections are encouraged to
include cornice features, towers
elements, roof shapes and roof
line variation.
8. All walls that do not abut another
wall on a lot line shall include
architectural elements.
9. Combinations of different
frontage types are encouraged to
add interest to the building
façade.
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CHAPTER 5| DESIGN GUIDELINES
10. Roof forms should be used to
distinguish various building forms
and to help break up the massing
of a building.
11. Variation in colors and materials
should be used to create a
visually appealing human scaled
building façade.
12. Projects should positively engage
public space including parks,
sidewalks, Murrieta and Santa
Gertrudis Creeks, opens spaces,
and public plazas. Projects
should not back into
existing/planned amenities such
as parks, open spaces, trails and
plazas.
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CHAPTER 5| DESIGN GUIDELINES
13. When buildings are stepped back
above the first floor, the spaces is
encouraged to create usable
rooftop spaces such as terraces,
patios, restaurant space and
other outdoor gathering space or
amenity.
14. Pedestrian amenities including
street furniture, landscaping and
lighting are encouraged to make
walking more attractive and
convenient.
15. Restaurants are encouraged to
have sidewalk cafes to activate
the public realm.
UPTOWN TEMECULA SPECIFIC PLAN 5-17
CHAPTER 5| DESIGN GUIDELINES
16. Buildings visible at the ends of
streets are encouraged to create
enclosure, human scale and a
‘sense of place’.
UPTOWN TEMECULA SPECIFIC PLAN 5-18
CHAPTER 5| 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 practic al 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 Temecula Specific Plan.
1. 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 l ocated 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
façade.
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.
2. Joint Parking Facilities Encouraged
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.
3. Parking Facility Design
i. All parking lots and parking structures should be architecturally i ntegrated 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 encour aged 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.
UPTOWN TEMECULA SPECIFIC PLAN 5-19
CHAPTER 5| 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 encoura ged 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
requirements within all parking facilities by utilizing
various water quality measures such as: bio-swales,
pervious pavement (including decorative interlocking
pavers, porous concrete, and pervious asphalt), cisterns,
detention pipes, grass pave systems, decorative rock
swales, and mini-bio cells, as warranted based upon site
conditions and individual project characteristics.
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, exit points and parking stalls, to provide aesthetic
interest and achieve compliance with water quality
management requirements.
UPTOWN TEMECULA SPECIFIC PLAN 5-20
CHAPTER 5| DESIGN GUIDELINES
iv. “Zero curbs” or breaks in 6” tall curbs may be allowed, when combined with other decorative wat er
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
secondary circulation network that will provide additional vehicular
and pedestrian connections throughout the specific plan ar ea. The
following alley guidelines should be used in conjunction with the
Utility and Infrastructure Guidelines of this Chapter.
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.
vi. When a new development project requires off-street
parking, the parking lot should be located off of the
alleyway, behind the property line and at the rear the
building façade.
vii. Building “notch-outs” and utility rooms should be
located off of the alleyways to accommodate utility
equipment for new development projects. Above
ground utility equipment should not be placed within
the 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.
UPTOWN TEMECULA SPECIFIC PLAN 5-21
CHAPTER 5| DESIGN GUIDELINES
x. Businesses may establish secondary patron entrances from alleyways if an area of at least six fee t 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 accom modate 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
right-of-way, or placed in a manner that is architecturally
integrated into the building design.
iii. The placement of DDCs and other water related utilities in
alleyways, parking lots, or within a building “notch out” (internal to
the project site) is encouraged to better integrate the utility
equipment into the building’s architectural design.
iv. DDCs and other water related utilities should not be placed
adjacent to the sidewalk along the building facades that face the
street. This will ensure safe and comfortable pedestrian path of
travel along the sidewalks.
v. Compact, vertical DDC’s should be used whenever feasible.
vi. Landscape construction drawings should show and label all
utilities and provide appropriate screening. A three-foot clear
zone should be provided around fire double detector checks as required by the 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 t hey are placed on
private property.
viii. Fire Department connections shall be wall mounted on the street side of the building.
UPTOWN TEMECULA SPECIFIC PLAN 5-22
CHAPTER 5| 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, wi thin
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.
3. 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 environm ent.
v. Consultation with Southern California Gas regarding meter cabinet design guidelines and appropriate
screening methods should occur early in the project design process.
F. Landscape Guidelines
The placement of urban landscaping is intended to achieve thre e 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, resi dents 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.
UPTOWN TEMECULA SPECIFIC PLAN 5-23
CHAPTER 5| DESIGN GUIDELINES
1. 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 façade.
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 func tion 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 stree t 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.
UPTOWN TEMECULA SPECIFIC PLAN 5-24
CHAPTER 5| 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 faci lities, 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
Temecula area is encouraged on both private and public property. Public art may be displayed in an ext erior
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 Temecula Specific Plan
area:
Artwork shall be appropriate to the communit y 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 decorati ve 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
UPTOWN TEMECULA SPECIFIC PLAN 5-25
CHAPTER 5| 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, restaur ant 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 ma nner 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 outd oor
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.
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CHAPTER 5| 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 f encing 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.
I. 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 Temecula 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.
1. Sidewalk Concept
The sidewalks in Uptown Temecula 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 discuss ed 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.
2. 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).
3. Street Furnishings
Street furnishings and the placement of items such as benches, street lights, trash receptacles, and other fixtures,
can enliven the pedestrian environment and provide interest to the outdoor spaces along the street. Street
furnishings serve an aesthetic and utilitarian function, and contribute to urban “place-making.” The proper
placement of such amenities, in accordance with the established “Sidewalk Zones” will reinforce the pedestrian
environment and add to the urban design theme. The purpose of this secti on is to provide guidance on the
materials and appearance for street furnishings and fixtures placed along the street.
a) Benches
i. Benches shall be placed in the “frontage zone” along the building façade as to not impede pedestrian
movement or the “pedestrian zone”.
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CHAPTER 5| 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.
c) Trash Receptacles
i. Trash receptacles shall be placed in the “frontage zone,” and shall not be placed in a manner that
impedes the “pedestrian zone”.
ii. 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 façade 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.
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J. 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 Temecula 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 commo n 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.
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CHAPTER 5| DESIGN GUIDELINES
The types of open/public spaces envisioned in Uptown Temecula include:
1. 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.
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.
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CHAPTER 5| 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.
4. 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.
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CHAPTER 5| DESIGN GUIDELINES
5. 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.
6. 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 a nd hardscape materials to allow
for larger number of people during specific time periods.
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UPTOWN TEMECULA SPECIFIC PLAN 6-1
CHAPTER 6| MOBILITY AND INFRASTRUCTURE
Mobility and Infrastructure Chapter 6
A. Introduction
The mobility vision for Uptown Temecula 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 Temecula Specific Plan
area is critical to the area’s continued success and future urban growth. However, the current roadway sys tem
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 Temecula 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 ar eas 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 Tr ail. 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 Temecula 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 Temecula Specific Plan area to Old Town Temecula to the south, and City of Murrieta to the
north.
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CHAPTER 6| 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.
Exhibit 6-1: Existing Street Network
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CHAPTER 6| MOBILITY AND INFRASTRUCTURE
B. Street Network
1. Existing Street Network
The existing street network within the Uptown Temecula 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 (I -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 Temecula Specific Plan area to the retail commercial and residential areas east
of I-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 spec ific 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.
2. Future Street Network
There are planned roadway infrastructure improvements that are currently under construction or will be
constructed in the future in the Uptown Temecula Specific Plan area. These roadway improvements will help
relieve congestion and increase connectivity, access and mobility.
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CHAPTER 6| MOBILITY AND INFRASTRUCTURE
a) French Valley Interchange
The French Valley Interchange project is
located in the northeastern corner of the
specific plan area near Cherr y Street and
the City of Murrieta boundary. The French
Valley Interchange project includes two
phases.
Phase I (completed) included widening the
southbound I-15 from Warm Springs Creek
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
French Valley Parkway/Cherry Street from
the new off-ramp to Jefferson Avenue.
Phase II is intended to provide ultim ate 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 I-15, and the collector/distributor system along I-15.
b) 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.
c) 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.
d) 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 Overl and
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 constru ction of this project in the
future.
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CHAPTER 6| 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 s caled
development and urban environment envisioned by the community for this area. The hypothetical street network
is shown in Exhibit 6-2.
Exhibit 7-2
Hypothetical Street Network Exhibit 6-2: Hypothetical Street Network
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CHAPTER 6| MOBILITY AND INFRASTRUCTURE
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 III
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 III facilities are designated
Exhibit 6-3: Proposed Bicycle, Trail and
Pedestrian Facilities
UPTOWN TEMECULA SPECIFIC PLAN 6-7
CHAPTER 6| 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 b icycle and pedestrian facilities are shown in
Exhibit 6-3.
a) 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 Cir cle 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.
b) 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 Prog ram project.
c) 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 accommodat e 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.
d) 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 Ranch o 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.
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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
Facilities
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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
Bus Stops
UPTOWN TEMECULA SPECIFIC PLAN 6-10
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D. Transit Facilities
1. 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.
2. Future Transit Network
The Riverside Transit Agency (RT A) 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 Yne z 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), whic h 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 Temecula 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.
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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 Temecula
Specific Plan. This section specifically discusses the existing and future mobility network and anticipated utility
service needs for water, sewer and wastewater, drainage, elect ricity, natural gas, telephone and communication
systems, solid waste disposal. It also discusses public park and recreation facility needs in the Uptown Temecula
Specific Plan area.
During the public visioning process, meeting participants recognized th at 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 Temecula 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.
1. Water System
Rancho California Water District (RCWD) supplies water f or urban and agricultural uses in the City of Temecula,
including the Uptown Temecula 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 o r 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 prim ary 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 to tal 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 imm ediately 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 provid er 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
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water service to meet the needs of its various customers during normal, dr y, 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 Temecula 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 Pl an in 2014. Due to the fact that RCWD completed the
Water Supply Assessment for the Uptown Temecula Specific Plan prior to the most recent update to the Water
Facility Master Plan, the anticipated development and infrastructure needs in the specific plan a rea 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.
a) RCWD Utility Coordination
During the preparation of the Uptown Temecula 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 Temecula Specific Plan area. According to RCWD staff, the
Uptown Temecula 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 I-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 m onies 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 c onstruction of
new pipelines associated with their project. Any future water infrastructure upgrades that are required to be
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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.
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Exhibit 6-6: Existing Water Lines
UPTOWN TEMECULA SPECIFIC PLAN 6-15
CHAPTER 6| MOBILITY AND INFRASTRUCTURE
b) 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 w ithin 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 th is 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 cons tructed on the Riverside
County Flood Control property generally located in the northwest portion of the specific plan area.
2. Wastewater/Sewer Service System
The Eastern Municipal Water District (EMWD) is the service provider for wastewater collection and treatment in
the Uptown Temecula 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 Temecula 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 Temecula 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.
a) EMWD Utility Coordination
The City of Temecula and EWMD staff met several times during the preparation of the Uptown Temecula 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 Temecula 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 s ewer 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 basi s 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 o f
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
UPTOWN TEMECULA SPECIFIC PLAN 6-16
CHAPTER 6| 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.
Exhibit 6-7: Existing Sewer Lines
UPTOWN TEMECULA SPECIFIC PLAN 6-17
CHAPTER 6| MOBILITY AND INFRASTRUCTURE
Modeling conducted by EMWD indicates that the existing sewer pipelines through the specific plan are a 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 accommo date 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 neces sitate 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.
3. 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 t he 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. San ta Gertrudis Creek, which is concrete lined, enters the
specific plan area from the east as it passes under I -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 r egulations 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 Temecula 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 dra in facilities.
Exhibit 7-7 Eastern Municipal Water District Sewer Lines
UPTOWN TEMECULA SPECIFIC PLAN 6-18
CHAPTER 6| 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.
Exhibit 6-8: Existing Storm Water Drain Lines
UPTOWN TEMECULA SPECIFIC PLAN 6-19
CHAPTER 6| MOBILITY AND INFRASTRUCTURE
All current and future drainage from the Uptown Temecula 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 ru noff prior to discharging into Murrieta Creek,
in accordance with the applicable MS4 Permit requirements.
Construction activities associated with individual projects within the Uptown Temecula 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 pro ject
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 Temecula Specific Plan area are shown in Exhibit 6-8.
4. Electricity Service
Southern California Edison (SCE) supplies power and electricity from both underground and overhea d lines in the
Uptown Temecula 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 Temecula 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 ne w infrastructure is not necessary.
a) SCE Utility Coordination
As a part of the development of the Uptown Temecula 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 pro vided 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
Exhibit 7-8 Existing Storm Drain Line
UPTOWN TEMECULA SPECIFIC PLAN 6-20
CHAPTER 6| 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.
5. Natural Gas Service
Natural gas service is currently provided in the Uptown Temecula Specific Plan area by the Southern California
Gas Company (SCG). Plastic and steel underground lines are located throughout the City, and natural gas i s
currently provided to the specific plan area through these existing facilities. All of the streets within the Uptown
Temecula 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 f or 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 t o
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.
a) SCG Utility Coordination
City staff met with planning staff from Southern California Gas Company to discuss the Uptown Temecula
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 Temecula 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 Temecula 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.
b) High Speed Internet and Cable
High speed internet and cable television are provided within the specific plan area b y 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.
7. Solid Waste Disposal
The City of Temecula currently contracts for refuse collection and recycling services with CR&R Incorporated.
Through this contract, the Uptown Temecula Specific Plan area currently receives recycling and solid w aste
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.
UPTOWN TEMECULA SPECIFIC PLAN 6-21
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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 I-15 and Temescal Canyon Road. It began operating in 1986 and has a 90 acre disposal area.
The landfill is authorized to accept as much as 10,000 tons of waste per day and has a maxim um 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 s olid 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 Temecula Specific Plan area.
Additionally, the City has adopted a Development Impact Fee to mitigate the cost of providing and expanding
public facilities including public p arks 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 Temecula Specific Plan area.
Currently, there are currently no existing park or recreation facilities within the Uptown Temecula 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.
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UPTOWN TEMECULA SPECIFIC PLAN 7-1
CHAPTER 7| IMPLEMENTATION & FINANCING
Implementation & Financing Chapter 7
A. Introduction
This section articulates the specific plan’s goals and action items to realize the vision for the Uptown Temecula
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 Temecula 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.
1. 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 Temecula 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
2. Development of the Goals and Action Items
In an effort to further define the overall future vision for the Uptown Temecula 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.
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a) Big Idea #1: Promote Economic Development and Revitalization
Strategic economic development is at the forefront for achieving the future vision of the Uptown Temecula
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 use s, 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.
b) 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 wher e 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 w ithin
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 Temecula 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 u rban 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 Temecula as a destination, urban neighborhood and Temecula’s exciting
“Uptown” district.
c) Big 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
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clusters, restaurants, hotels, educational oriented uses, arts and cultural facili ties, open spaces, and other goods
and services available to serve local residents and visitors.
d) Big Idea #4: Expand Transportation and Mobility
Uptown Temecula is envisioned to develop as a vibrant pedestrian -friendly urban district. The envisioned
urbanization of the Uptown Temecula 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.
e) Big Idea #5: Integrate Open Spaces and Trails
The increased density and urbanization of the Uptown Temecula 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 th e 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 Temecula 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 wi ll create a sense of place and sense of community
within the Uptown Temecula area.
f) Big Idea # 6: Implement Flexible Development Standards
The zoning standards for the Uptown Temecula 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 im plemented 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.
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The Uptown Temecula 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.
g) Big Idea # 7: Build & Maintain a Comprehensive Utility/Infrastructure System
The growth that is anticipated to occur in the Uptown Temecula 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.
h) 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 Temecula 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 Temecula 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 distri ct-wide sign banner program that will
further brand this area as Uptown Jefferson.
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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 Temecula 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 Insti tute chapters to promote the
development opportunities that are available within the Uptown Temecula 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
Temecula 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 Temecula 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.
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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 devel opment
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 Temecula 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 Temecula with Old Town and Wine Country’s marketing and
branding campaigns.
Action 18 Develop and implement an Uptown Temecula 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 Temecula 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.
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LAND USE MIX GOAL:
Allow for greater flexibility and a wider array of land use options within the Uptown Temecula 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 th e 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 Temecula
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.
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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.
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 Temecula 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 Temecula 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 f uture 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.
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TRANSPORTATION AND MOBILITY GOAL:
Implement a “Complete Streets” approach to transportation and mobility by encouraging the
development of a multi-modal, interconnected circulation network that improves circulation for vehicles,
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 includin g 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 ¼ 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 encour age
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.
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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 congesti on, 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.
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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 syst em 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 t o 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 pase os, 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 associate d 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.
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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 an d
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.
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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 build ing 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.
UPTOWN TEMECULA SPECIFIC PLAN 7-14
CHAPTER 7| IMPLEMENTATION & FINANCING
DISTRICT IDENTITY GOALS:
Establish a recognizable identity, experience and brand for the Uptown Temecula Specific
Plan Area.
Actions
Action 1 Adopt a Marketing and Branding Plan for the Uptown Temecula 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 Temecula 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 Temecula 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 Temecula 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 architect ural 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.
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CHAPTER 7| 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 Temecula 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 identifi ed
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 Availab ility (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
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CHAPTER 7| IMPLEMENTATION & FINANCING
funds to individual end users. These loans and grants can be used for construct ion, 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
f) 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 availa ble 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.
UPTOWN TEMECULA SPECIFIC PLAN 7-17
CHAPTER 7| 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 Cit y 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 bon ds 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
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CHAPTER 7| 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 th e “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, si nce 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, Proper ty 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,
assessm ents 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 o f the costs to the district on the basis of the benefit
provided to the real property.
f) 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).
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CHAPTER 7| 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 improvement s, land dedications, or in-
lieu fees, as negotiated with the City, as a condition of the agreement.
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UPTOWN TEMECULA SPECIFIC PLAN – Appendices
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.
Façade - The exterior wall of a building.
Farmers Market - Retail market traditionally held outdoors and open to the public for the sale of locally
grown produce and other food items such as but not limited to nuts, eggs, and other processed food such
as baked goods or juices. Items at these markets are produced by the seller or grown by local farmers.
Flats - Dwelling units that consist of a single floor level.
Form-Based Code - A type of zoning code that addresses the relationship between building facades and
the public realm, the form and mass of buildings in relation to one another, and the scale and types of
streets and blocks. Form-based codes foster predictable built results and a high-quality public realm by
using physical form (rather than separation of uses) as the organizing principle for the code.
Frontage Zone - The private property located between the property line and the build-to line designed
primarily to accommodate comfortable pedestrian movement.
Frontage Type - Building design features that interface between the public and the private spaces along
the street. Design instructions and visual examples are shown in the 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% 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 Café/Outdoor Eating Area - Any group of tables and chairs, and related amenities situated
on the ground level within the Frontage Zone to provide for outdoor dining in connection with the
consumption of food and beverage sold to the public from an adjoining indoor restaurant or eating
establishment.
Sidewalk Zones - Specific zones assigned to designated areas of the sidewalk within both the public
right of way and private property located between the property line and the build-to line. The specific
zones call out the minimum width of the zone and the placement of various street furnishings such as
benches, newspaper racks, light poles, street trees, parking meters and sidewalk cafes.
Street Furnishing Zone - The sidewalk zone is located between the curb zone and the pedestrian zone
and is intended to provide a linear and uniform space for items such as street fixtures, street trees, street
lights, parking meters, and street signs.
Street Trees - Street adjacent trees located at a distance of 2.5 feet from the back of curb and within a
5’ x 5’ foot tree grate located within the “street furnishing” zone.
Streetscape - The urban element that establishes the major part of the public realm. The streetscape is
comprised of thoroughfares such as streets, alleys, sidewalks, visible building frontages, and amenities
such as, but not limited to street trees, benches and other street furniture, and street lights.
Subterranean parking - Parking that is contained completely within an underground structure.
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 Temecula Specific Plan to provide a comprehensive planning tool for
coordinating development of the 560-acre project area known as the Jefferson Corridor. The Uptown
Temecula 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 Temecula 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 Temecula Specific Plan project. Those goals that are not included are not
considered applicable to this project and therefore were not discussed.
Consistency:
The City of Temecula General Plan has several goals similar to the Uptown Temecula 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 Temecula 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.
Economic Development
Element Goal 2:
A diverse economic base including a range of manufacturing, retail,
service, and knowledge based professional activities.
Economic Development
Element Goal 3:
A sound economic base providing a fiscal foundation for the City, quality
community facilities, and high service levels.
Economic Development
Element Goal 5:
Promote the advantages to businesses of locating in Temecula,
including cost advantages, amenities, housing, community activities,
cultural amenities, and civic services.
Economic Development
Element Goal 6:
A comprehensive, recognizable tourist destination, offering a range of
attractions throughout and beyond the Planning Area.
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 C ommercial, High Tourist Commercial,
Professional Office, and Open Space Conservation. In order to provide for a coordinated, comprehensive,
and flexible planning approach, the Uptown Temecula Specific Plan allows for greater flexibility and a
wider array of land use options within the specific area. The Uptown Temecula 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 Temecula Specific Plan project. Those goals that are not included are not considered
applicable to this project and therefore were not discussed.
Community Design Element
Goal 1:
Enhancement of the City’s image related to its regional and natural setting
and its tourist orientation.
Community Design Element
Goal 2:
Design excellence in site planning, architecture, landscape architecture
and signs.
Community Design Element
Goal 3:
Preservation and enhancement of the positive qualities of individual
districts or neighborhoods.
Community Design Element
Goal 4:
A streetscape system that provides cohesiveness and enhances
community image.
Community Design Element
Goal 5:
Protection of public views of significant natural features.
Appendix B – General Plan Consistency
Community Design Element
Goal 6:
Maintain and enhance public spaces and resources within the city.
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. S tandards 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 Temecula Specific Plan project. Those goals that are not included are not considered applicable
to this project and therefore were not discussed.
Circulation Element
Goal 2:
A regional transportation system that accommodates the safe and
efficient movement of people and goods to and from the community.
Circulation Element
Goal 3:
An efficient City circulation system through the use of transportation
system management and travel demand management strategies.
Circulation Element
Goal 5:
Safe and efficient alternatives to motorized travel throughout the City.
Circulation Element
Goal 6:
Enhanced traffic safety on City streets.
Circulation Element
Goal 7:
An adequate supply of private and public parking to meet the needs of
residents and visitors to the City.
Consistency:
The Uptown Temecula 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 aut omobile. 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 Temecula 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
Element Goal 1:
A high quality parks and recreation system that meets the diverse
recreation needs of residents.
Open Space/Conservation
Element Goal 2:
Conservation and protection of surface water, groundwater and imported
water resources.
Open Space/Conservation
Element Goal 3:
Conservation of important biological habitats and protection of plant and
animal species of concern, wildlife movement corridors, and general
biodiversity.
Open Space/Conservation
Element Goal 4:
Conservation of energy resources through the use of available technology
and conservation practices.
Open Space/Conservation
Element Goal 5:
Conservation of open space areas for the balance of recreation, scenic
enjoyment, and protection of natural resources and features.
Open Space/Conservation
Element Goal 6:
Preservation of significant historical and cultural resources.
Open Space/Conservation
Element Goal 8:
Development of a trail system that serves both recreational and
transportation needs.
Consistency:
The Uptown Temecula 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 s urrounding
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 Temecula Specific Plan project. Those goals that are not
included are not considered applicable to this project and therefore were not discussed.
Economic Development
Element Goal 2:
A diverse economic base including a range of manufacturing, retail,
service, and knowledge based professional activities.
Economic Development
Element Goal 5:
Promote the advantages to businesses of locating in Temecula, including
cost advantages, amenities, housing, community activities, cultural
amenities, and civic services.
Economic Development
Element Goal 6:
A comprehensive, recognizable tourist destination, offering a range of
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 Temecula 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 densit y
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 Temecula Specific Plan project. Those goals that are not included are
not considered applicable to this project and therefore were not discussed.
Growth Management/ Public
Facilities Element Goal 5:
Public and quasi-public facilities and services that provide for the social,
cultural, civic, religious, and recreational needs of the community.
Growth Management/ Public
Facilities Element Goal 6:
A water and wastewater infrastructure system that supports development
in the planning area.
Growth Management/ Public
Facilities
Element Goal 8:
A solid waste management system providing safe and efficient collection,
transportation, recovery and disposal of waste.
Growth Management/ Public
Facilities
Element Goal 9:
Adequate electrical, natural gas and telecommunication systems to meet
development demand.
Consistency:
The Uptown Temecula 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 Temecula Specific Plan project. Those goals
that are not included are not considered applicable to this project and therefore were not discussed.
Economic Development
Element Goal 5:
Promote the advantages to businesses of locating in Temecula, including
cost advantages, amenities, housing, community activities, cultural
amenities, and civic services.
Economic Development
Element Goal 6:
A comprehensive, recognizable tourist destination, offering a range of
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
Goal 3:
Preservation and enhancement of the positive qualities of individual
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 Temecula 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 Temecula Specific Plan ultimately encompasses a strong sense of communit y as well as a sense
of place.
Appendix C – Jefferson Avenue Study Area Market Assessment
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MEMORANDUM
To: Patrick Richardson, Director of Development Services
City of Temecula
From: KEYSER MARSTON ASSOCIATES, INC.
Date: July 27, 2012
Subject: Jefferson Avenue Study Area
Market Assessment
I. INTRODUCTION
A. Background
Keyser Marston Associates, Inc. (KMA) prepared a market assessment and evaluation of
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.
To: Patrick Richardson, Director of Development Services July 27, 2012
Subject: Jefferson Avenue Study Area Page 2
Market Assessment
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• 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.
To: Patrick Richardson, Director of Development Services July 27, 2012
Subject: Jefferson Avenue Study Area Page 3
Market Assessment
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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
• Incubator for “mom and pop” tenants
• Proximity to existing business park
(eating and drinking demand)
• High personal and household incomes in
the trade area
• The City is nearly 85% built out
• Projected high rate of increases in
population, housing units, and jobs over
the next 25 years
• Lack of district identity/image
• Incomplete street grid and wayfinding
• Incomplete/inconsistent public
improvements
• High traffic volume and lack of
pedestrian-friendly infrastructure ill-
suited to create walkable environment
for prospective residents and patrons
• Numerous underutilized properties and
older retail space exhibit disinvestment
• Unsightly land uses will be incompatible
with potential new development
38%
26%
17%
10%6%3%
Existing Mix of Building Area by Use
Retail
Office
Industrial
Hotel
Institutional
Vacant Buildings
To: Patrick Richardson, Director of Development Services July 27, 2012
Subject: Jefferson Avenue Study Area Page 4
Market Assessment
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Strengths Weaknesses
• Growing demand for alternative multi-
family housing types (townhomes,
condominiums, and apartments)
resulting from scarcity of land, rising
housing costs, and the increase in non-
family households
• Increasing life expectancy and changing
lifestyle patterns support a range of
multi-family and mixed-use development
types
• 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 I-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
• Limited vacant development sites
available for large-scale campus or
master-planned development;
assemblage/acquisition required
• Absence of residential base to support
retail/restaurants or generate nighttime
activity
• Competition from Old Town and
Promenade Mall
To: Patrick Richardson, Director of Development Services July 27, 2012
Subject: Jefferson Avenue Study Area Page 5
Market Assessment
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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
by Land Use
Near-Term
(0 to 5 years)
Mid-Term
(5 to 10 years)
Long-Term
(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.
To: Patrick Richardson, Director of Development Services July 27, 2012
Subject: Jefferson Avenue Study Area Page 6
Market Assessment
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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.
To: Patrick Richardson, Director of Development Services July 27, 2012
Subject: Jefferson Avenue Study Area Page 7
Market Assessment
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• 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.
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Page 8
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To: Patrick Richardson, Director of Development Services July 27, 2012
Subject: Jefferson Avenue Study Area Page 9
Market Assessment
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• Median household and per capita incomes in the City and trade area greatly exceed
those of the County.
Estimated Income
Characteristics, 2012
5-Mile
Radius
10-Mile
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.
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Subject: Jefferson Avenue Study Area Page 10
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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 I-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
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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.
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• 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.
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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.
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• 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.
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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 I-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:
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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.
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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
Technical Appendix
Jefferson Avenue Study Area
Market Assessment
City of Temecula
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
Tables in Technical Appendix
Jefferson Avenue Study Area
Market Assessment
APPENDIX A
Demographic Profile
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s
,
I
n
c
.
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l
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a
m
e
:
J
e
f
f
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r
s
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S
t
u
d
y
A
r
e
a
M
a
r
k
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t
A
s
s
e
s
s
m
e
n
t
\
7
/
2
7
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2
0
1
2
;
e
m
a
C.
M
e
d
i
a
n
A
g
e
,
2
0
1
2
(
Y
e
a
r
s
)
31
.
5
32
.
8
31
.
4
33
.
3
II
.
H
o
u
s
e
h
o
l
d
s
A.
2
0
1
2
H
o
u
s
e
h
o
l
d
s
(
E
s
t
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m
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t
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)
51
,
5
4
8
96
,
7
2
8
32
,
5
2
1
7
0
9
,
5
2
9
Hi
s
t
o
r
i
c
a
l
A
v
e
r
a
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e
A
n
n
u
a
l
G
r
o
w
t
h
,
2
0
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0
-
2
0
1
2
4
.
6
4
%
5.
6
5
%
4.
9
1
%
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8
5
%
B.
2
0
1
7
H
o
u
s
e
h
o
l
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s
(
F
o
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c
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t
)
58
,
5
6
9
1
1
1
,
4
9
4
3
3
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7
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7
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,
7
9
6
Av
e
r
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u
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G
r
o
w
t
h
,
2
0
1
2
-
2
0
1
7
2.
5
9
%
2.
8
8
%
0.
7
7
%
1.
9
1
%
C.
A
v
e
r
a
g
e
H
o
u
s
e
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o
l
d
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z
e
,
2
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1
2
3.
1
3
3.
2
1
3.
1
4
3.
1
6
(1
)
F
r
o
m
t
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e
2
7
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0
0
b
l
o
c
k
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f
C
o
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m
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.
(2
)
K
M
A
a
d
j
u
s
t
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d
c
u
r
r
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n
t
a
n
d
p
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p
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t
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2
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1
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n
s
u
s
f
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g
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s
.
So
u
r
c
e
:
C
l
a
r
i
t
a
s
,
I
n
c
.
;
C
a
l
i
f
o
r
n
i
a
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
\
7
/
2
7
/
2
0
1
2
;
e
m
a
TA
B
L
E
A
-
2
CO
M
P
A
R
A
T
I
V
E
O
V
E
R
V
I
E
W
O
F
I
N
C
O
M
E
C
H
A
R
A
C
T
E
R
I
S
T
I
C
S
,
2
0
1
2
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
5-
M
i
l
e
10
-
M
i
l
e
Ci
t
y
o
f
Ri
v
e
r
s
i
d
e
Ri
n
g
(
1
)
Ri
n
g
(
1
)
Te
m
e
c
u
l
a
Co
u
n
t
y
Me
d
i
a
n
H
o
u
s
e
h
o
l
d
I
n
c
o
m
e
$7
0
,
6
3
5
$7
4
,
2
1
1
$7
5
,
7
5
7
$5
3
,
7
7
0
Pe
r
C
a
p
i
t
a
I
n
c
o
m
e
(
P
C
I
)
$
2
6
,
9
3
1
$
2
7
,
7
4
8
$
2
8
,
3
7
1
$
2
2
,
0
7
6
Ag
g
r
e
g
a
t
e
P
e
r
s
o
n
a
l
I
n
c
o
m
e
$
4
.
3
8
$
8
.
6
6
$
2
.
9
2
$
4
9
.
1
8
Bi
l
l
i
o
n
Bi
l
l
i
o
n
Bi
l
l
i
o
n
Bi
l
l
i
o
n
(1
)
F
r
o
m
t
h
e
2
7
0
0
0
b
l
o
c
k
o
f
C
o
m
m
e
r
c
e
C
e
n
t
e
r
D
r
i
v
e
.
So
u
r
c
e
:
C
l
a
r
i
t
a
s
,
I
n
c
.
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
\
7
/
2
7
/
2
0
1
2
;
e
m
a
TA
B
L
E
A
-
3
DI
S
T
R
I
B
U
T
I
O
N
O
F
P
O
P
U
L
A
T
I
O
N
B
Y
A
G
E
G
R
O
U
P
A
N
D
A
R
E
A
,
2
0
1
2
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
17
a
n
d
55
a
n
d
Un
d
e
r
18
t
o
2
4
25
t
o
3
4
35
t
o
4
4
45
t
o
5
4
A bo
v
e
Fi
v
e
-
M
i
l
e
R
i
n
g
(1
)
31
.
8
%
9
.
8
%
1
2
.
9
%
1
3
.
9
%
1
5
.
4
%
1
6
.
3
%
Te
n
-
M
i
l
e
R
i
n
g
(1
)
30
.
0
%
9
.
9
%
1
2
.
9
%
1
2
.
7
%
1
5
.
9
%
1
8
.
7
%
Ci
t
y
o
f
T
e
m
e
c
u
l
a
31
.
9
%
9
.
8
%
1
2
.
9
%
1
4
.
0
%
1
5
.
6
%
1
5
.
9
%
Ri
v
e
r
s
i
d
e
C
o
u
n
t
y
29
.
1
%
9
.
7
%
1
3
.
4
%
1
3
.
7
%
1
3
.
4
%
2
0
.
7
%
(1
)
F
r
o
m
t
h
e
2
7
0
0
0
b
l
o
c
k
o
f
C
o
m
m
e
r
c
e
C
e
n
t
e
r
D
r
i
v
e
.
So
u
r
c
e
:
C
l
a
r
i
t
a
s
,
I
n
c
.
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
;
7
/
2
7
/
2
0
1
2
;
e
m
a
APPENDIX B
Employment Uses
TA
B
L
E
B
-
1
EM
P
L
O
Y
M
E
N
T
T
R
E
N
D
S
B
Y
I
N
D
U
S
T
R
Y
A
N
D
A
R
E
A
,
2
0
0
6
-
2
0
1
1
(1
)
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
A ve
r
a
g
e
A ve
r
a
g
e
A verag e
20
0
6
%
o
f
20
1
1
%
o
f
A nn
u
a
l
2
0
0
0
%
o
f
20
0
6
%
o
f
A nn
u
a
l
2
0
1
1
%
o
f A nnual
To
t
a
l
To
t
a
l
To
t
a
l
To
t
a
l
20
0
6
-
2
0
1
1
To
t
a
l
To
t
a
l
To
t
a
l
To
t
a
l
20
0
0
-
2
0
0
6
Total Total 2006-2011
Re
t
a
i
l
T
r
a
d
e
19
,
7
4
6
2
6
.
4
%
2
1
,
7
6
0
2
9
.
7
%
2
.
0
%
1
2
7
,
0
0
0
1
2
.
8
%
1
7
3
,
2
0
0
1
3
.
7
%
5
.
3
%
1
5
7
,
2
0
0
1
3
.
9
%
-
1
.
9
%
Pr
o
f
e
s
s
i
o
n
a
l
a
n
d
B
u
s
i
n
e
s
s
S
e
r
v
i
c
e
s
10
,
1
5
3
1
3
.
6
%
1
0
,
0
0
6
1
3
.
6
%
-
0
.
3
%
9
6
,
8
0
0
9
.
8
%
1
4
2
,
4
0
0
1
1
.
2
%
6
.
6
%
1
2
6
,
1
0
0
1
1
.
2
%
-
2
.
4
%
Ed
u
c
a
t
i
o
n
a
l
a
n
d
H
e
a
l
t
h
S
e
r
v
i
c
e
s
9,
4
7
5
1
2
.
7
%
1
0
,
6
2
0
1
4
.
5
%
2
.
3
%
1
0
1
,
9
0
0
1
0
.
3
%
1
2
2
,
1
0
0
9
.
6
%
3
.
1
%
1
3
7
,
9
0
0
1
2
.
2
%
2
.
5
%
Fi
n
a
n
c
e
,
I
n
s
u
r
a
n
c
e
,
a
n
d
I
n
f
o
r
m
a
t
i
o
n
8,
0
2
1
1
0
.
7
%
6
,
6
0
9
9
.
0
%
-
3
.
8
%
5
0
,
0
0
0
5
.
1
%
6
6
,
8
0
0
5
.
3
%
4
.
9
%
5
4
,
2
0
0
4
.
8
%
-
4
.
1
%
Le
i
s
u
r
e
a
n
d
H
o
s
p
i
t
a
l
i
t
y
5,
7
1
0
7
.
6
%
6
,
5
6
7
9
.
0
%
2
.
8
%
1
0
0
,
6
0
0
1
0
.
2
%
1
2
8
,
1
0
0
1
0
.
1
%
4
.
1
%
1
2
4
,
3
0
0
1
1
.
0
%
-
0
.
6
%
Tr
a
n
s
p
o
r
t
a
t
i
o
n
,
W
a
r
e
h
o
u
s
i
n
g
,
a
n
d
W
h
o
l
e
s
a
l
e
5
,
8
0
6
7
.
8
%
6
,
2
3
1
8
.
5
%
1
.
4
%
8
4
,
5
0
0
8
.
5
%
1
1
8
,
0
0
0
9
.
3
%
5
.
7
%
1
1
7
,
9
0
0
1
0
.
4
%
0
.
0
%
Ma
n
u
f
a
c
t
u
r
i
n
g
6,
8
3
8
9
.
1
%
5
,
2
9
8
7
.
2
%
-
5
.
0
%
1
1
9
,
7
0
0
1
2
.
1
%
1
2
3
,
4
0
0
9
.
7
%
0
.
5
%
8
5
,
8
0
0
7
.
6
%
-
7
.
0
%
Co
n
s
t
r
u
c
t
i
o
n
5,
3
7
6
7
.
2
%
3
,
8
8
5
5
.
3
%
-
6
.
3
%
7
9
,
9
0
0
8
.
1
%
1
2
7
,
5
0
0
1
0
.
1
%
8
.
1
%
5
8
,
7
0
0
5
.
2
%
-
1
4
.
4
%
Go
v
e
r
n
m
e
n
t
1,
3
7
6
1
.
8
%
1
,
0
3
1
1
.
4
%
-
5
.
6
%
1
9
2
,
1
0
0
1
9
.
4
%
2
2
2
,
5
0
0
1
7
.
5
%
2
.
5
%
2
2
7
,
3
0
0
2
0
.
1
%
0
.
4
%
Na
t
u
r
a
l
R
e
s
o
u
r
c
e
s
a
n
d
M
i
n
i
n
g
1,
0
0
8
1
.
3
%
8
6
1
1
.
2
%
-
3
.
1
%
1
,
3
0
0
0
.
1
%
1
,
4
0
0
0
.
1
%
1
.
2
%
1
,
0
0
0
0
.
1
%
-
6
.
5
%
Ot
h
e
r
S
e
r
v
i
c
e
s
1,
3
6
2
1
.
8
%
4
7
4
0
.
6
%
-
1
9
.
0
%
3
4
,
8
0
0
3
.
5
%
4
2
,
5
0
0
3
.
4
%
3
.
4
%
3
9
,
3
0
0
3
.
5
%
-
1
.
6
%
To
t
a
l
E
m
p
l
o
y
m
e
n
t
74
,
8
7
1
1
0
0
.
0
%
7
3
,
3
4
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a
b
l
e
A
r
e
a
(
S
F
)
2
,
3
8
8
,
6
4
3
2
,
6
7
0
,
4
2
9
2
,
7
1
5
,
2
7
4
2
,
8
1
1
,
2
7
4
2
,
8
1
1
,
2
7
4
2
,
8
1
1
,
2
7
4
4
2
2
,
6
3
1
3
.
3
%
Va
c
a
n
c
y
R
a
t
e
1
5
.
5
%
2
3
.
0
%
2
0
.
6
%
2
0
.
0
%
1
8
.
2
%
1
6
.
8
%
-
1
.
7
%
Av
e
r
a
g
e
A
s
k
i
n
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L
e
a
s
e
R
a
t
e
(
3
)
$1
.
9
0
$
1
.
6
9
$
1
.
4
4
$
1
.
3
2
$
1
.
2
4
$
1
.
4
0
(
$
0
.
5
0
)
-
5
.
9
%
Ne
t
A
b
s
o
r
p
t
i
o
n
Y
T
D
1
1
2
,
2
6
3
3
6
,
5
3
7
9
9
,
6
9
8
9
2
,
5
6
5
5
1
,
4
6
3
4
9
,
7
4
8
-
-
II
.
M
u
r
r
i
e
t
a
Re
n
t
a
b
l
e
A
r
e
a
(
S
F
)
1
,
2
5
8
,
8
3
4
1
,
3
5
4
,
0
7
9
1
,
4
1
1
,
9
9
2
1
,
4
1
1
,
9
9
2
1
,
4
1
1
,
9
9
2
1
,
5
2
3
,
7
4
8
2
6
4
,
9
1
4
3
.
9
%
Va
c
a
n
c
y
R
a
t
e
1
9
.
8
%
2
3
.
5
%
2
4
.
3
%
2
4
.
0
%
2
1
.
2
%
1
9
.
6
%
-
-
0
.
2
%
Av
e
r
a
g
e
A
s
k
i
n
g
L
e
a
s
e
R
a
t
e
(
3
)
$2
.
3
7
$
2
.
0
8
$
1
.
8
5
$
1
.
7
2
$
1
.
6
7
$
1
.
3
5
(
$
1
.
0
2
)
-
1
0
.
6
%
Ne
t
A
b
s
o
r
p
t
i
o
n
Y
T
D
1
8
2
,
1
3
7
2
6
,
2
7
1
3
3
,
3
9
0
3
,
6
0
1
4
0
,
3
9
2
4
1
,
2
7
8
-
-
II
I
.
T
o
t
a
l
R
e
n
t
a
b
l
e
I
n
v
e
n
t
o
r
y
-
T
e
m
e
c
u
l
a
/
M
u
r
r
i
e
t
a
3
,
6
4
7
,
4
7
7
4
,
0
2
4
,
5
0
8
4
,
1
2
7
,
2
6
6
4
,
2
2
3
,
2
6
6
4
,
2
2
3
,
2
6
6
4
,
3
3
5
,
0
2
2
6
8
7
,
5
4
5
3
.
5
%
(1
)
S
u
r
v
e
y
c
o
n
s
i
s
t
s
o
f
b
u
i
l
d
i
n
g
s
c
o
n
t
a
i
n
i
n
g
m
o
r
e
t
h
a
n
1
0
,
0
0
0
S
F
.
(2
)
B
a
s
e
d
o
n
1
s
t
q
u
a
r
t
e
r
d
a
t
a
.
(3
)
P
e
r
S
F
/
m
o
n
t
h
f
u
l
l
-
s
e
r
v
i
c
e
g
r
o
s
s
.
Change, 2007-2012
So
u
r
c
e
:
V
o
i
t
R
e
a
l
E
s
t
a
t
e
S
e
r
v
i
c
e
s
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
\
7
/
2
7
/
2
0
1
2
;
e
m
a
TA
B
L
E
B
-
5
OF
F
I
C
E
B
U
I
L
D
I
N
G
S
A
L
E
S
,
2
0
0
9
T
H
R
O
U
G
H
1
S
T
Q
U
A
R
T
E
R
2
0
1
2
(
1
)
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
Y ea
r
Da
t
e
S
o
l
d
Ad
d
r
e
s
s
Sa
l
e
s
P
r
i
c
e
A cr
e
s
SF
$/
S
F
Bu
i
l
t
Pr
o
p
e
r
t
y
D
e
s
c
r
i
p
t
i
o
n
Tr
a
d
i
t
i
o
n
a
l
O
f
f
i
c
e
S
p
a
c
e
06
/
3
0
/
1
0
4
3
4
4
8
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4
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4
5
0
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u
s
i
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r
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r
.
,
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l
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8
1
2
,
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0
0
0
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0
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0
9
5
$
1
9
8
2
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0
6
C
l
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s
s
B
o
f
f
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e
04
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3
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7
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l
d
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o
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7
7
5
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2
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l
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04
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8
2
V
i
a
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n
d
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a
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$
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l
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4
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.
$
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5
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a
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e
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0
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5
$
1
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3
2
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l
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f
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r
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9
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1
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l
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.
L
$
3
7
5
,
0
0
0
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/
A
3
,
0
7
2
$
1
2
2
2
0
0
8
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l
a
s
s
B
o
f
f
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e
09
/
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3
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1
3
R
i
d
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e
P
a
r
k
D
r
.
$
5
1
5
,
0
0
0
0
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0
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5
,
1
4
4
$
1
0
0
1
9
9
1
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l
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s
s
B
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f
f
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e
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5
1
R
e
m
i
n
g
t
o
n
A
v
e
.
$
2
,
5
0
0
,
0
0
0
6
.
7
2
3
2
,
5
0
0
$
7
7
2
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0
7
C
l
a
s
s
B
o
f
f
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c
e
Mi
n
i
m
u
m
$
3
7
5
,
0
0
0
0
.
0
6
3
,
0
7
2
$
7
7
1
9
7
9
Ma
x
i
m
u
m
$
2
,
5
0
0
,
0
0
0
6
.
7
2
3
2
,
5
0
0
$
1
9
8
2
0
0
8
Me
d
i
a
n
$
8
1
2
,
5
0
0
0
.
1
9
5
,
1
4
4
$
1
5
3
2
0
0
6
Av
e
r
a
g
e
$
1
,
1
5
3
,
3
3
6
1
.
7
6
9
,
1
5
8
$
1
4
6
1
9
9
9
Of
f
i
c
e
C
o
n
d
o
m
i
n
i
u
m
s
02
/
1
6
/
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4
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9
0
0
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i
n
c
h
e
s
t
e
r
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d
.
,
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n
i
t
1
0
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$6
0
0
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0
0
0
N
/
A
2
,
8
3
1
$
2
1
2
2
0
0
7
O
f
f
i
c
e
c
o
n
d
o
m
i
n
i
u
m
07
/
2
2
/
0
9
4
3
4
4
2
-
4
3
4
4
6
B
u
s
i
n
e
s
s
P
a
r
k
D
r
.
,
U
n
i
t
C
2
$
3
3
0
,
0
0
0
N
/
A
1
,
6
4
4
$
2
0
1
2
0
0
6
O
f
f
i
c
e
c
o
n
d
o
m
i
n
i
u
m
(1
)
S
u
r
v
e
y
a
r
e
a
r
e
p
r
e
s
e
n
t
s
t
h
e
C
i
t
y
o
f
T
e
m
e
c
u
l
a
,
w
e
s
t
o
f
I
n
t
e
r
s
t
a
t
e
1
5
.
Bu
i
l
d
i
n
g
So
u
r
c
e
:
C
o
S
t
a
r
G
r
o
u
p
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
\
7
/
2
7
/
2
0
1
2
;
e
m
a
TA
B
L
E
B
-
6
V AC
A
N
T
D
E
V
E
L
O
P
A
B
L
E
E
M
P
L
O
Y
M
E
N
T
A
C
R
E
S
,
N
O
R
T
H
S
A
N
D
I
E
G
O
C
O
U
N
T
Y
,
2
0
0
8
T
O
2
0
3
0
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
Co
m
m
e
r
c
i
a
l
/
Co
m
m
e
r
c
i
a
l
/
Commercial/
Ci
t
y
/
C
o
m
m
u
n
i
t
y
In
d
u
s
t
r
i
a
l
Of
f
i
c
e
Se
r
v
i
c
e
s
To
t
a
l
In
d
u
s
t
r
i
a
l
Of
f
i
c
e
Se
r
v
i
c
e
s
To
t
a
l
In
d
u
s
t
r
i
a
l
Office Services Total
Ca
r
l
s
b
a
d
50
7
2
2
1
4
9
6
7
8
16
9
1
4
51
2
3
4
15
0
4 20
Es
c
o
n
d
i
d
o
11
5
2
9
2
2
7
3
7
1
36
7
78
1
2
1
4
1
7 11
Sa
n
M
a
r
c
o
s
32
7
1
4
1
4
5
4
8
6
23
6
1
0
67
3
1
3
4
0
4 8
Oc
e
a
n
s
i
d
e
31
9
4
3
3
1
9
6
8
1
15
3
2
3
1
7
4
3
5
0
8
1
7 15
Po
w
a
y
16
4
8
28
2
0
0
99
5
14
1
1
8
3
0
1 4
Ra
n
c
h
o
B
e
r
n
a
r
d
o
4
4
5
5
4
1
0
3
17
4
2
2
3
1
2
0 4
Vi
s
t
a
98
10
21
4
32
2
22
3
88
11
3
3
0 6 10
To
t
a
l
s
1,
5
7
4
1
8
1
1
,
0
8
6
2
,
8
4
1
73
2
6
6
4
7
4
1
,
2
7
2
38
5
28 71
20
0
8
20
3
0
Av
e
r
a
g
e
A
n
n
u
a
l
A
c
r
e
s
A
b
s
o
r
b
e
d
So
u
r
c
e
:
S
a
n
D
i
e
g
o
A
s
s
o
c
i
a
t
i
o
n
o
f
G
o
v
e
r
n
m
e
n
t
s
(
S
A
N
D
A
G
)
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
\
7
/
2
7
/
2
0
1
2
;
e
m
a
TA
B
L
E
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s
s
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s
s
m
e
n
t
;
7
/
2
7
/
2
0
1
2
;
e
m
a
APPENDIX C
Hotel Market
TA
B
L
E
C
-
1
IN
V
E
N
T
O
R
Y
O
F
E
X
I
S
T
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N
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H
O
T
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L
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,
T
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M
E
C
U
L
A
/
M
U
R
R
I
E
T
A
,
2
0
1
2
(1
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JE
F
F
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V
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N
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T
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D
Y
A
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s
Sp
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(
S
F
)
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u
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l
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R
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p
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t
?
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t
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a
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P
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V
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y
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Te
m
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c
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l
a
60
N
/
A
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A
2
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1
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35
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1
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a
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a
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No
t
R
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d
S
p
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a
1
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4
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1
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o
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28
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♦♦
♦
La
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&
S
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s
Te
m
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l
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56
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9
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1
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3
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s
27
3
3
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f
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♦
Fa
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d
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n
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&
S
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Te
m
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c
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l
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94
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7
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2
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7
Y
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s
27
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1
6
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v
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Ra
c
k
R
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(L
o
w
/
H
i
g
h
)
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♦
Ha
m
p
t
o
n
I
n
n
&
S
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t
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s
Te
m
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c
u
l
a
99
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1
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1
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1
0
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s
28
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Te
m
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a
76
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1
9
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$
2
8
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1
4
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4
0
0
2
0
0
4
N
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34
8
4
3
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a
n
c
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l
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f
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a
R
o
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♦♦
Co
m
f
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t
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n
n
&
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N
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M
u
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r
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a
65
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41
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0
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7
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1
2
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2
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s
27
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2
2
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♦
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h
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a
R
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m
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c
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a
5
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2
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9
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9
3
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6
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45
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Te
m
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24
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4
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3
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N
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33
2
3
3
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l
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Te
m
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90
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8
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27
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So
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V
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C
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7
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2
7
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2
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1
2
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m
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TA
B
L
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C
-
1
IN
V
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T
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Y
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F
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X
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T
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C
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L
A
/
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R
I
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T
A
,
2
0
1
2
(1
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JE
F
F
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R
S
O
N
A
V
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N
U
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S
T
U
D
Y
A
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(
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F
)
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R
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p
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t
?
Ra
c
k
R
a
t
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s
(L
o
w
/
H
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g
h
)
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♦
Em
b
a
s
s
y
S
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t
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s
Te
m
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c
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l
a
1
7
6
$
1
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1
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3
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5
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Y
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29
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R
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m
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a
I
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n
Te
m
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c
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a
70
$
5
8
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1
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8
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28
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w
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F
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t
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Qu
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l
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t
y
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n
n
W
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C
o
u
n
t
r
y
(
f
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r
m
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l
y
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o
m
f
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t
I
n
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)
Te
m
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c
u
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74
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8
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27
3
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M
o
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6
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m
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1
3
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8
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41
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d
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t
e
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n
C
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n
t
r
y
I
n
n
Te
m
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c
u
l
a
74
$
6
9
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$
1
5
9
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1
9
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7
Y
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s
27
7
0
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f
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t
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d
R
o
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w
a
y
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n
n
Te
m
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c
u
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a
39
$
6
0
$
1
5
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1
9
8
3
Y
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s
28
7
1
8
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l
d
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w
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t
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t
No
t
R
a
t
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d
R
a
n
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h
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C
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f
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Te
m
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c
u
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a
24
N
/
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0
1
9
8
3
N
o
41
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7
3
M
o
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d
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♦
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m
e
c
u
l
a
C
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k
I
n
n
Te
m
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c
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1
3
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$
1
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$
2
4
9
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3
0
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1
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Y
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44
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d
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t
R
a
t
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d
P
a
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m
a
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l
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m
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c
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a
10
$
5
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9
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1
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2
7
N
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28
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o
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b
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.
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r
c
e
:
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m
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Pr
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p
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d
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l
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a
m
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1
2
1,
1
5
3
4
1
5
,
2
9
9
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4
%
3
0
6
,
6
6
1
9.
5
%
7
3
.
8
%
1
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9
%
20
0
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1
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2
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9
4
3
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,
9
8
1
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5
%
2
7
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1
.
7
%
6
4
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4
%
-
1
2
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%
20
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9
1
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7
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%
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9
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8
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1
%
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0
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4
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3
4
3
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9
0
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1
9
5
7.
1
%
3
0
1
,
0
2
4
11
.
1
%
6
1
.
4
%
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.
7
%
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1
1
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3
4
2
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0
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0
%
3
2
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7
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%
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e
r
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2
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1
5.
6
%
5.
1
%
(1
)
S
e
e
T
a
b
l
e
C
-
1
f
o
r
l
i
s
t
o
f
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p
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h
o
t
e
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s
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Ro
o
m
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i
g
h
t
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o
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So
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:
S
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p
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:
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s
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Fi
l
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a
m
e
:
J
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a
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;
7
/
2
7
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2
0
1
2
;
e
m
a
TA
B
L
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C
-
3
HO
T
E
L
R
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P
A
N
C
Y
A
N
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A
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O
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(
1
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JE
F
F
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O
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C
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L
A
I.
O
c
c
u
p
a
n
c
y
Total
Su
n
d
a
y
Mo
n
d
a
y
Tu
e
s
d
a
y
We
d
n
e
s
d
a
y
Th
u
r
s
d
a
y
Fr
i
d
a
y
Sa
t
u
r
d
a
y
Month
Ma
r
c
h
2
0
1
1
49
.
8
%
5
9
.
2
%
6
1
.
0
%
6
2
.
8
%
6
6
.
0
%
7
7
.
1
%
9
2
.
8
%
66.6%
Ap
r
i
l
2
0
1
1
45
.
0
%
5
4
.
6
%
5
8
.
0
%
5
9
.
0
%
6
1
.
3
%
8
6
.
7
%
9
5
.
4
%
67.4%
Ma
y
2
0
1
1
56
.
8
%
4
7
.
4
%
5
2
.
2
%
5
8
.
6
%
6
1
.
9
%
8
7
.
2
%
9
7
.
3
%
64.6%
Ju
n
e
2
0
1
1
56
.
7
%
6
2
.
5
%
6
6
.
7
%
6
2
.
7
%
6
5
.
6
%
9
1
.
5
%
9
9
.
0
%
71.6%
Ju
l
y
2
0
1
1
62
.
7
%
5
8
.
6
%
6
5
.
8
%
7
5
.
2
%
7
3
.
5
%
8
5
.
5
%
9
9
.
2
%
75.2%
Au
g
u
s
t
2
0
1
1
51
.
7
%
5
7
.
2
%
5
8
.
6
%
5
9
.
5
%
6
7
.
4
%
8
3
.
7
%
9
7
.
7
%
67.1%
Se
p
t
e
m
b
e
r
2
0
1
1
6
2
.
7
%
5
0
.
6
%
5
4
.
5
%
5
9
.
2
%
6
7
.
1
%
8
5
.
1
%
9
8
.
6
%
68.8%
Oc
t
o
b
e
r
2
0
1
1
53
.
5
%
5
4
.
7
%
6
2
.
4
%
5
9
.
5
%
6
3
.
4
%
8
5
.
6
%
9
7
.
9
%
68.2%
No
v
e
m
b
e
r
2
0
1
1
4
9
.
5
%
5
2
.
2
%
5
7
.
2
%
6
4
.
5
%
7
7
.
7
%
8
8
.
2
%
8
8
.
6
%
67.8%
De
c
e
m
b
e
r
2
0
1
1
43
.
5
%
4
5
.
4
%
4
7
.
8
%
5
0
.
2
%
4
7
.
6
%
5
7
.
1
%
8
2
.
7
%
54.3%
Ja
n
u
a
r
y
2
0
1
2
46
.
6
%
4
4
.
8
%
5
0
.
8
%
5
1
.
4
%
5
2
.
8
%
7
0
.
7
%
8
6
.
3
%
56.6%
Fe
b
r
u
a
r
y
2
0
1
2
59
.
5
%
50
.
2
%
60
.
4
%
55
.
4
%
57
.
0
%
79
.
1
%
93
.
7
%
64.7%
To
t
a
l
Y
e
a
r
53
.
3
%
5
3
.
0
%
5
7
.
8
%
6
0
.
0
%
6
3
.
3
%
8
1
.
3
%
9
4
.
1
%
6
6
.
0
%
II
.
A
v
e
r
a
g
e
D
a
i
l
y
R
a
t
e
Total
Su
n
d
a
y
Mo
n
d
a
y
Tu
e
s
d
a
y
We
d
n
e
s
d
a
y
Th
u
r
s
d
a
y
Fr
i
d
a
y
Sa
t
u
r
d
a
y
Month
Ma
r
c
h
2
0
1
1
$8
1
$
8
4
$
8
3
$
8
2
$
8
3
$
1
0
2
$
1
2
0
$92
Ap
r
i
l
2
0
1
1
$8
1
$
8
3
$
8
5
$
8
6
$
8
5
$
1
0
6
$
1
2
0
$97
Ma
y
2
0
1
1
$9
3
$
8
5
$
8
2
$
8
2
$
8
5
$
1
1
2
$
1
2
7
$98
Ju
n
e
2
0
1
1
$8
5
$
8
6
$
8
6
$
8
2
$
8
4
$
1
1
8
$
1
2
7
$98
Ju
l
y
2
0
1
1
$8
7
$
8
4
$
8
4
$
8
2
$
8
3
$
1
1
0
$
1
2
6
$98
Au
g
u
s
t
2
0
1
1
$7
9
$
8
2
$
8
0
$
8
0
$
8
3
$
1
1
2
$
1
2
5
$94
Se
p
t
e
m
b
e
r
2
0
1
1
$
8
8
$
8
7
$
8
9
$
8
7
$
8
8
$
1
1
1
$
1
3
1
$101
Oc
t
o
b
e
r
2
0
1
1
$8
2
$
8
5
$
8
5
$
8
2
$
8
2
$
1
1
0
$
1
2
5
$97
No
v
e
m
b
e
r
2
0
1
1
$8
3
$
8
4
$
8
2
$
8
5
$
8
5
$
1
1
1
$
1
2
1
$95
De
c
e
m
b
e
r
2
0
1
1
$7
7
$
8
0
$
8
0
$
7
8
$
7
6
$
9
8
$
1
2
3
$93
Ja
n
u
a
r
y
2
0
1
2
$8
0
$
8
3
$
8
4
$
8
2
$
7
9
$
1
0
0
$
1
1
4
$91
Fe
b
r
u
a
r
y
2
0
1
2
$8
3
$8
5
$8
5
$8
4
$8
1
$1
1
0
$1
2
5
$96
To
t
a
l
Y
e
a
r
$8
4
$
8
4
$
8
4
$
8
3
$
8
3
$
1
0
9
$
1
2
4
$96
(1
)
S
e
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1
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2
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2020 2021 2022
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e
3
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0
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n
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2
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0
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0
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t
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o
w
n
e
P
l
a
z
a
t
o
b
e
d
e
v
e
l
o
p
e
d
i
n
C
i
t
y
o
f
T
e
m
e
c
u
l
a
(
a
p
p
r
o
x
i
m
a
t
e
l
y
8
0
r
o
o
m
s
)
.
E
x
a
c
t
o
p
e
n
i
n
g
d
a
t
e
u
n
k
n
o
w
n
.
(3
)
A
n
t
i
c
i
p
a
t
e
d
H
a
m
p
t
o
n
I
n
n
t
o
b
e
d
e
v
e
l
o
p
e
d
i
n
t
h
e
C
i
t
y
o
f
M
u
r
r
i
e
t
a
(
a
p
p
r
o
x
i
m
a
t
e
l
y
1
0
6
r
o
o
m
s
)
.
E
x
a
c
t
o
p
e
n
i
n
g
d
a
t
e
u
n
k
n
o
w
n
.
(4
)
A
n
t
i
c
i
p
a
t
e
d
C
o
u
r
t
y
a
r
d
b
y
M
a
r
r
i
o
t
t
t
o
b
e
d
e
v
e
l
o
p
e
d
i
n
t
h
e
C
i
t
y
o
f
M
u
r
r
i
e
t
a
(
a
p
p
r
o
x
i
m
a
t
e
l
y
2
1
9
r
o
o
m
s
)
.
E
x
a
c
t
o
p
e
n
i
n
g
d
a
t
e
u
n
k
n
o
w
n
.
(5
)
K
M
A
e
s
t
i
m
a
t
e
o
f
r
o
o
m
s
t
o
b
e
d
e
m
o
l
i
s
h
e
d
o
r
s
u
b
s
t
a
n
t
i
a
l
l
y
r
e
h
a
b
i
l
i
t
a
t
e
d
o
v
e
r
1
0
y
e
a
r
s
.
S
u
r
v
e
y
r
e
p
r
e
s
e
n
t
s
5
0
%
o
f
r
o
o
m
s
b
u
i
l
t
b
e
f
o
r
e
1
9
9
0
.
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
;
7
/
2
7
/
2
0
1
2
;
e
m
a
TA
B
L
E
C
-
7
SU
M
M
A
R
Y
O
F
H
O
T
E
L
R
O
O
M
D
E
M
A
N
D
,
J
E
F
F
E
R
S
O
N
S
T
U
D
Y
A
R
E
A
,
T
H
R
O
U
G
H
2
0
2
2
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
I.
H
o
t
e
l
R
o
o
m
D
e
m
a
n
d
t
h
r
o
u
g
h
2
0
2
2
Un
d
e
r
s
u
p
p
l
y
o
f
H
o
t
e
l
R
o
o
m
s
4
4
0
R
o
o
m
s
7
3
4
R
o
o
m
s
Je
f
f
e
r
s
o
n
A
v
e
n
u
e
S
t
u
d
y
A
r
e
a
C
a
p
t
u
r
e
o
f
U
n
d
e
r
s
u
p
p
l
y
o
f
H
o
t
e
l
R
o
o
m
s
@
30
%
40
%
To
t
a
l
H
o
t
e
l
R
o
o
m
D
e
m
a
n
d
13
2
R
o
o
m
s
29
3
R
o
o
m
s
II
.
T
o
t
a
l
H
o
t
e
l
R
o
o
m
D
e
m
a
n
d
t
h
r
o
u
g
h
2
0
2
2
13
2
R
o
o
m
s
29
3
R
o
o
m
s
A
v
e
r
a
g
e
A
n
n
u
a
l
R
o
o
m
D
e
m
a
n
d
13
R
o
o
m
s
29
R
o
o
m
s
Lo
w
Hi
g
h
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
;
7
/
2
7
/
2
0
1
2
;
e
m
a
APPENDIX D
Residential Market
TA
B
L
E
D
-
1
HO
U
S
I
N
G
I
N
V
E
N
T
O
R
Y
T
R
E
N
D
S
,
T
E
M
E
C
U
L
A
/
M
U
R
R
I
E
T
A
,
2
0
0
0
-
2
0
1
0
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
A ve
r
a
g
e
To
t
a
l
%
M
i
x
To
t
a
l
%
M
i
x
To
t
a
l
An
n
u
a
l
I.
H
o
u
s
i
n
g
U
n
i
t
s
Si
n
g
l
e
-
f
a
m
i
l
y
27
,
6
3
8
8
1
.
2
%
5
2
,
6
2
7
7
8
.
6
%
2
4
,
9
8
9
6
.
7
%
Mu
l
t
i
-
f
a
m
i
l
y
5,
5
2
1
1
6
.
2
%
1
2
,
6
4
7
1
8
.
9
%
7
,
1
2
6
8
.
6
%
Ot
h
e
r
(
i
n
c
l
u
d
e
s
m
o
b
i
l
e
h
o
m
e
s
)
86
1
2.
5
%
1,
7
0
7
2.
5
%
84
6
7.
1
%
To
t
a
l
U
n
i
t
s
34
,
0
2
0
1
0
0
.
0
%
6
6
,
9
8
1
1
0
0
.
0
%
3
2
,
9
6
1
7
.
0
%
II
.
T
e
n
u
r
e
Ow
n
e
r
-
o
c
c
u
p
i
e
d
24
,
7
7
0
7
6
.
1
%
4
2
,
8
4
2
6
9
.
2
%
1
8
,
0
7
2
5
.
6
%
Re
n
t
e
r
-
o
c
c
u
p
i
e
d
7,
7
6
0
23
.
9
%
19
,
0
7
0
30
.
8
%
11
,
3
1
0
9.
4
%
To
t
a
l
O
c
c
u
p
i
e
d
U
n
i
t
s
32
,
5
3
0
1
0
0
.
0
%
6
1
,
9
1
2
1
0
0
.
0
%
2
9
,
3
8
2
6
.
6
%
Ch
a
n
g
e
,
2
0
0
0
-
2
0
1
0
20
1
0
20
0
0
So
u
r
c
e
:
C
a
l
i
f
o
r
n
i
a
D
e
p
a
r
t
m
e
n
t
o
f
F
i
n
a
n
c
e
,
U
.
S
.
C
e
n
s
u
s
B
u
r
e
a
u
Pr
e
p
a
r
e
d
b
y
:
K
e
y
s
e
r
M
a
r
s
t
o
n
A
s
s
o
c
i
a
t
e
s
,
I
n
c
.
Fi
l
e
n
a
m
e
:
J
e
f
f
e
r
s
o
n
S
t
u
d
y
A
r
e
a
M
a
r
k
e
t
A
s
s
e
s
s
m
e
n
t
\
7
/
2
7
/
2
0
1
2
;
e
m
a
TA
B
L
E
D
-
2
SU
R
V
E
Y
O
F
A
P
A
R
T
M
E
N
T
M
A
R
K
E
T
R
E
N
T
S
,
T
E
M
E
C
U
L
A
/
M
U
R
R
I
E
T
A
,
2
0
1
2
JE
F
F
E
R
S
O
N
A
V
E
N
U
E
S
T
U
D
Y
A
R
E
A
M
A
R
K
E
T
A
S
S
E
S
S
M
E
N
T
CI
T
Y
O
F
T
E
M
E
C
U
L
A
Co
m
p
l
e
x
Ci
t
y
Nu
m
b
e
r
of
U
n
i
t
s
Ye
a
r
Bu
i
l
t
Un
i
t
SF
Mo
n
t
h
l
y
Re
n
t
Re
n
t
/
S
F
Un
i
t
SF
Mo
n
t
h
l
y
Re
n
t
Re
n
t
/
S
F
Unit SFMonthly Rent Rent/SF
So
m
e
r
s
e
t
A
p
a
r
t
m
e
n
t
s
Te
m
e
c
u
l
a
3
1
8
N
/
A
-
-
-
84
1
$
9
7
0
$
1
.
1
5
-
-
-
Th
e
V
i
n
e
y
a
r
d
s
a
t
O
l
d
T
o
w
n
T
e
m
e
c
u
l
a
2
7
4
2
0
1
0
7
4
7
$
1
,
3
5
0
$
1
.
8
1
1
,
3
8
9
$
1
,
8
8
3
$
1
.
3
6
1
,
3
3
1
$
1
,
8
9
3
$
1
.
4
2
Si
l
v
e
r
a
d
o
Te
m
e
c
u
l
a
4
9
2
2
0
0
7
6
7
9
$
1
,
1
7
0
$
1
.
7
2
9
4
2
$
1
,
5
4
0
$
1
.
6
3
-
-
-
Te
m
e
c
u
l
a
C
r
e
e
k
V
i
l
l
a
s
Te
m
e
c
u
l
a
1
8
0
2
0
0
7
8
5
3
$
1
,
2
7
0
$
1
.
4
9
1
,
1
2
5
$
1
,
6
9
8
$
1
.
5
1
1
,
2
7
8
1
,
8
1
5
$
1
.
4
2
Vi
s
t
a
P
o
i
n
t
e
Te
m
e
c
u
l
a
1
4
4
2
0
0
7
7
2
2
$
1
,
3
2
0
$
1
.
8
3
1
,
0
4
1
$
1
,
6
4
0
$
1
.
5
8
-
-
-
Ac
a
c
i
a
P
a
r
k
R
e
s
o
r
t
Te
m
e
c
u
l
a
3
2
0
2
0
0
5
(1
)
72
0
$
1
,
0
3
8
$
1
.
4
4
1
,
0
3
5
$
1
,
2
8
8
$
1
.
2
4
-
-
-
Ca
p
e
M
a
y
a
t
H
a
r
v
e
s
t
o
n
T
e
m
e
c
u
l
a
3
0
0
2
0
0
5
7
2
0
$
1
,
1
6
0
$
1
.
6
1
1
,
1
7
3
$
1
,
7
7
8
$
1
.
5
2
1
,
2
2
3
$
1
,
8
6
8
$
1
.
5
3
So
n
o
m
a
a
t
M
a
p
l
e
t
o
n
M
u
r
r
i
e
t
a
1
9
3
2
0
0
5
7
8
1
$
1
,
0
7
5
$
1
.
3
8
1
,
0
5
5
$
1
,
3
4
7
$
1
.
2
8
1
,
2
6
9
$
1
,
7
4
0
$
1
.
3
7
Th
e
H
i
l
l
t
o
p
a
t
W
i
n
c
h
e
s
t
e
r
C
r
e
e
k
M
u
r
r
i
e
t
a
1
7
5
2
0
0
5
8
1
3
$
1
,
2
5
8
$
1
.
5
5
1
,
3
6
4
$
1
,
7
4
6
$
1
.
2
8
1
,
6
8
2
$
2
,
0
0
1
$
1
.
1
9
Vi
a
D
e
l
S
o
l
T
e
m
e
c
u
l
a
4
8
2
0
0
5
(2
)
91
3
$
8
8
5
$
0
.
9
7
9
9
3
$
1
,
0
1
0
$
1
.
0
2
-
-
-
Sa
g
e
C
a
n
y
o
n
T
e
m
e
c
u
l
a
3
4
4
2
0
0
4
(3
)
-
-
-
86
9
$
1
,
0
3
8
$
1
.
2
0
9
6
0
1
,
2
7
3
$
1
.
3
3
Cr
e
s
c
e
n
t
H
e
i
g
h
t
s
Mu
r
r
i
e
t
a
1
8
4
2
0
0
2
7
6
1
$
1
,
1
0
3
$
1
.
4
5
1
,
0
6
0
$
1
,
3
3
5
$
1
.
2
6
1
,
4
5
4
$
1
,
7
0
0
$
1
.
1
7
Ea
g
l
e
G
l
e
n
A
p
a
r
t
m
e
n
t
H
o
m
e
s
M
u
r
r
i
e
t
a
3
2
0
2
0
0
2
8
9
8
$
1
,
1
3
7
$
1
.
2
7
1
,
1
1
4
$
1
,
4
1
3
$
1
.
2
7
1
,
3
6
3
$
1
,
6
2
3
$
1
.
1
9
Mi
r
a
L
o
m
a
A
p
a
r
t
m
e
n
t
s
Te
m
e
c
u
l
a
1
1
4
2
0
0
0
8
5
0
$
8
2
5
$
0
.
9
7
9
9
0
$
9
0
0
$
0
.
9
1
1
,
1
7
0
$
1
,
0
9
5
$
0
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TABLE D-5
NEW HOUSING UNITS, TEMECULA/MURRIETA AND JEFFERSON STUDY AREA, 2012-2022
JEFFERSON AVENUE STUDY AREA MARKET ASSESSMENT
CITY OF TEMECULA
Temecula/Low Capture @ High Capture @
Year Murrieta 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.
Capture of Projected Growth (1)
Annual Increase
Projected Units
Jefferson Avenue Study Area
Prepared by: Keyser Marston Associates, Inc.
Filename: Jefferson Study Area Market Assessment;7/27/2012;ema
APPENDIX E
Retail Market
TA
B
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$3
,
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3
,
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p
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m
a
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
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Appendix D – New Streets In-Lieu Fee
This page intentionally left blank.
Prepared for:
City of Temecula
Prepared by:
Keyser Marston Associates, Inc.
November 2015
New Streets In-Lieu Fee Nexus Study
Uptown Jefferson Specific Plan
Temecula, California
Prepared for:
City of Temecula
November 2015
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
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.
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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.
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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 II-2, the
recommended fee reflects one-half of the nexus-supported fee amount determined by KMA.
Table II-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.
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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
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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 $)
Direct Costs (1) New public streets, storm drain, water,
sewer, and contingency $27,413,000
Indirect Costs (2) Design, engineering, and other studies $4,112,000
Financing Costs (2) Issuance fees, third party costs, and
interest reserve $2,741,000
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.
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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
Land Use Mix
New Development
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
Retail 1,296,000 SF (1) 343,903 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
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.
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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
Development
Building
Efficiency
Building
Occupancy
Density
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
Retail 342,903 SF 95% 90% 5.0/1,000 /SF 1,466 Visitors
Hotel 315 Rooms ---- 70% 1.5/Room 331 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
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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
Total Number
of Residents,
Employees, and
Visitors
(Less) Number of
Employees/Visitors
Residing in
Specific Plan Area
Net Residents/
Employees/
Visitors in
Specific Plan
Area % Total
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
Retail 1,466 25% (2) (367) 1,100
Hotel 331 ---- 0 331
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.
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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.
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Table IV-4: Estimate of Resident Equivalents
Estimate of Hours in Specific Plan Area % of
“Available Time”
in Specific Plan Area
Weekday
Hours
Weekend
Hours
Total Weekly
Hours
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%
Visitors
Retail 50 20 70 42%
Hotel 90 36 126 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.
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Table IV-5: Estimate of Resident Equivalents
Total Number of
Residents, Employees,
and Visitors
% of Time in
Specific Plan Area
Total Resident
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
Retail 1,466 42% 458
Hotel 331 75% 248
Total Visitors 1,797 49% 706
Total Resident Equivalents 6,590
D. Dwelling Unit Equivalency
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.
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Table IV-6: Equivalent Residents per Unit
Resident
Equivalents
Number of
Units/SF
Equivalent
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
Residents per
Unit/1,000 SF
Equivalent
Residents per
Dwelling Unit
EDU Factor
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
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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
Units/SF 3,726 Units 876,000 SF 342,903 SF 252,000 SF
Total EDU
Factor 1.0 0.67 1.56 0.98
Total EDUs 3,726 585,991 536,449 247,025
Total EDUs
per unit/per
1,000 SF
3,726 586 536 247 5,095
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
New Streets
In-Lieu Fee
per EDU
$12,701
Total EDUs
5,095
Total New
Streets
Development
Budget
$64,718,000
= ÷
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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
Fee per EDU $12,701 $12,701 $12,701 $12,701
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
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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
Development Costs
Cost per Unit
or per SF
Mixed-Use Multi-Family
Rental
139 units
7,500 SF retail
wrap parking - 4 levels
$34.3 M $247,000 per unit
$243 per SF
Mixed-Use Multi-Family
For-Sale
139 units
7,500 SF retail
Podium parking – 2 levels
$51.6 M $371,000 per unit
$268 per SF
Office 148,400 SF office
3,500 SF retail
above-grade parking structure
$47.1 M $310 per SF
Hotel 186 rooms
3,500 SF retail
above-grade parking structure
$45.6 M $300 per SF
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
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Table V-2: Economic Impact of Nexus-Supported In-lieu Fee
Residential
with Retail Office
with Retail
Hotel
with Retail Rental Own
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
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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
with Retail
Hotel
with Retail Rental Own
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
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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
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ATTACHMENT A
NEW STREETS COSTS
New Streets In-Lieu Fee Nexus Study
Uptown Jefferson Specific Plan
City of Temecula
Prepared by: Keyser Marston Associates, Inc.
Filename i:\Temecula_Jefferson New Streets_v5;11/25/2015;lag
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.
ATTACHMENT B
NEW STREETS IN-LIEU FEE NEXUS ANALYSIS
New Streets In-Lieu Fee Nexus Study
Uptown Jefferson Specific Plan
City of Temecula
Prepared by: Keyser Marston Associates, Inc.
Filename i:\Temecula_Jefferson New Streets_v5;11/25/2015;lag
TABLE B-1
ESTIMATE OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT
NEW STREETS IN-LIEU FEE NEXUS STUDY
UPTOWN JEFFERSON SPECIFIC PLAN
CITY OF TEMECULA
I.Residential Development
Single-Family 0 Units
Multi-Family - Own @ 50%(1)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.
Development
New
Prepared by: Keyser Marston Associates, Inc.
Filename i:\Temecula_Jefferson New Streets_v5;11/25/2015;lag
TABLE B-2
ESTIMATE OF TOTAL RESIDENTS, EMPLOYEES, AND VISITORS
NEW STREETS IN-LIEU FEE NEXUS STUDY
UPTOWN JEFFERSON SPECIFIC PLAN
CITY OF TEMECULA
I.Total Development at Build-out 1,863 Units 1,863 Units 3,726 Units 876,076 SF 342,903 SF 315 Rooms 342,903 SF 315 Rooms
II.Building Efficiency - - - 95%95%- 95%-
III.Occupancy 95%95%- 90%90%- 90%70%
IV.Occupied Units/SF/Rooms 1,770 Units 1,770 Units 3,726 Units 749,045 SF 293,182 SF 315 Rooms 293,182 SF 221 Rooms
V.Density Factor 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 1.50 Persons/Room
VI.Total New Residents / Employees 3,540 Residents 2,655 Residents 93 Employees 2,996 Employees 880 Employees 252 Employees 1,466 Visitors 331 Visitors
Visitors at Build-out
VII.Total Residents Employees Visitors
New Development
6,195 4,221 1,797
Visitors
Retail HotelResidential
Employees
Office Retail HotelMulti-Family - Own
Residents
Multi-Family - Rent
Prepared by: Keyser Marston Associates, Inc.
Filename i:\Temecula_Jefferson New Streets_v5;11/25/2015;lag
TABLE B-3
ESTIMATE OF RESIDENT EQUIVALENTS
NEW STREETS IN-LIEU FEE NEXUS STUDY
UPTOWN JEFFERSON SPECIFIC PLAN
CITY OF TEMECULA
% of Employees # of Employees # of Employees Total
Residing in Residing in Not Residing in Weekend Weekday Total Weekly % of Time in Resident
Land Use Category Study Area Study Area Study Area Hours Hours Hours Study Area Equivalents
I.Residential
A.Working Residents
Residents Employed Outside Study Area 4,706 Residents 76%------------48 70 118 70%3,306
Residents Employed Inside Study Area 559 Residents 9%------------48 120 168 100%559
Total Working Residents 5,266 Residents 85%73%3,865
B.Non-Working Residents 929 Residents 15%------------48 120 168 100%929
C.Total Residents 6,195 Residents 100%77%4,794
II.Non-Residential
A.Residential 93 Employees 10%(9)84 0 50 50 30%25
B.Office 2,996 Employees 15%(449)2,547 0 50 50 30%758
C.Retail 880 Employees 10%(88)792 0 50 50 30%236
D.Hotel 252 Employees 5%(13)239 0 50 50 30%71
E.Total Non-Residential 4,221 Employees (559)3,662 30%1,090
III.Visitor-Serving
A.Retail 1,466 Visitors 25%(1)(367)1,100 20 50 70 42%458
B.Hotel 331 Visitors 0%0 331 36 90 126 75%248
C.Total Visitor-Serving 1,797 Visitors (367)1,431 49%706
IV.Total Resident Equivalents 6,590
(1) Assumes 25% of retail customers reside, are employed, or are hotel guests in the Study Area.
Total Number of
Residents, Employees,
and Visitors
Estimate of Time in Study Area
New Development
Prepared by: Keyser Marston Associates, Inc.
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TABLE B-4
ESTIMATE OF DWELLING UNIT EQUIVALENCY
NEW STREETS IN-LIEU FEE NEXUS STUDY
UPTOWN JEFFERSON SPECIFIC PLAN
CITY OF TEMECULA
Equivalent
Total Residents per Unit/
Equivalent Number of Units/per 1,000 SF
Land Use Category Residents Non-Residential SF 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
New Development
EDUs per Unit/
1,000 SF
Non-Residential
Prepared by: Keyser Marston Associates, Inc.
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TABLE B-5
ESTIMATED NEW STREETS IN-LIEU FEE
NEW STREETS IN-LIEU FEE NEXUS STUDY
UPTOWN JEFFERSON SPECIFIC PLAN
CITY OF TEMECULA
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%$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
New Development
ATTACHMENT C
ECONOMIC IMPACT OF NEW STREETS IN-LIEU FEE
New Streets In-Lieu Fee Study
Uptown Jefferson Specific Plan
City of Temecula
Prepared by: Keyser Marston Associates, Inc.
Filename: Temecula_Jefferson New Streets_v5;11/25/2015;lag
TABLE C-1
ECONOMIC IMPACT OF NEW STREETS IN-LIEU FEE - 100% OF NEW STREETS COSTS
NEW STREETS IN-LIEU FEE NEXUS STUDY
UPTOWN JEFFERSON SPECIFIC PLAN
CITY OF TEMECULA
I. Project Description (1)
A.Site Area (Half-Block)2.3 Acres 2.3 Acres 2.3 Acres 2.3 Acres
B.Office/Hotel/Residential 148,400 SF 148,375 SF 186 Rooms 133,600 SF 139 Units 184,800 SF 139 Units
C.Retail 3,500 SF 3,500 SF 7,500 SF 7,500 SF
D.Total GBA 151,900 SF 151,875 SF 141,100 SF 192,300 SF
E.Parking 533 Spaces 221 Spaces 274 Spaces 273 Spaces
II.Estimated Allocation of Development Costs (1)(2)
A.Office/Hotel/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 Per SF Residential
B.Retail $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 Per SF Retail
C.Total Including 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 Per SF GBA
III.New Streets In-Lieu Fee
A.Office/Hotel/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 Per Unit
B.Retail $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 Per SF Retail
C.Total New 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 Per SF GBA
IV.% of Total Development Costs
A.Office/Hotel/Residential 2.7%4.1%5.5%3.6%
B.Retail 6.7%6.7%6.6%6.6%
C.Average 2.8%4.2%5.6%3.7%
(1)Source: Draft - Evaluation of Public Benefits vs. Development Incentives, Uptown Jefferson Specific Plan, Keyser Marston Associates, Inc., February 6, 2015.
(2)Includes $20/SF assumed land acquisition cost.
Above Grade Structure Above Grade Structure Wrap - 4+ Levels Podium - 2 Levels
Office Hotel Residential
Multi-Family - Rental Multi-Family - Own
Prepared by: Keyser Marston Associates, Inc.
Filename: Temecula_Jefferson New Streets_v5;11/25/2015;lag
TABLE C-2
ECONOMIC IMPACT OF NEW STREETS IN-LIEU FEE - 50% OF NEW STREETS COSTS
NEW STREETS IN-LIEU FEE NEXUS STUDY
UPTOWN JEFFERSON SPECIFIC PLAN
CITY OF TEMECULA
I. Project Description (1)
A.Site Area (Half-Block)2.3 Acres 2.3 Acres 2.3 Acres 2.3 Acres
B.Office/Hotel/Residential 148,400 SF 148,375 SF 186 Rooms 133,600 SF 139 Units 184,800 SF 139 Units
C.Retail 3,500 SF 3,500 SF 7,500 SF 7,500 SF
D.Total GBA 151,900 SF 151,875 SF 141,100 SF 192,300 SF
E.Parking 533 Spaces 221 Spaces 274 Spaces 273 Spaces
II.Estimated Allocation of Development Costs (1)(2)
A.Office/Hotel/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 Per SF Residential
B.Retail $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 Per SF Retail
C.Total Including 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 Per SF GBA
III.New Streets In-Lieu Fee
A.Office/Hotel/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 Per Unit
B.Retail $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 Per SF Retail
C.Total New 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 Per SF GBA
IV.% of Total Development Costs
A.Office/Hotel/Residential 1.4%2.1%2.8%1.8%
B.Retail 3.3%3.3%3.3%3.3%
C.Average 1.4%2.1%2.8%1.9%
(1)Source: Draft - Evaluation of Public Benefits vs. Development Incentives, Uptown Jefferson Specific Plan, Keyser Marston Associates, Inc., February 6, 2015.
(2)Includes $20/SF assumed land acquisition cost.
Multi-Family - Rental Multi-Family - Own
Above Grade Structure Above Grade Structure Wrap - 4+ Levels Podium - 2 Levels
Office Hotel Residential
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 Califomia 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
Trachelospermum jasminoides 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 vibumum S 0.5 M 8 8
Viburnum suspensum sadanqua vibumum 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 occidentalis westem 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 Iyonii 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 southem 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 westem 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 Callery 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 southem 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
within the Creekside Village
District.
b. A comparison of the existing
typical block size within the
Creekside Village District
compared to typical block in
Old Town Temecula.
c. The addition of new streets
creates smaller blocks, more
street frontage and additional
connections.
Appendix F – Conceptual Case Studies
d. The addition of alleys creates
new mid-block connections to
parking areas and provides
service access to businesses
for delivery of goods.
e. When smaller blocks are
created with the addition of
new streets and alleys, a
human scale pedestrian block
is created, allowing for easier
way finding and shorter walks
to goods and services.
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
more walkable neighborhoods,
we can now focus on how Form
Base Codes emphasize the
placement of buildings and
parking on a site within the
“building envelope.”
b. The “building envelope”
identifies the area of the site
where the building and parking
are allowed.
c. This “ghost” image shows the
building pushed to the “build-to-
line” which is ten feet behind
the property line and with the
parking located behind the
building and screened from
public view within the “building
envelope.”
Appendix F – Conceptual Case Studies
d. A Perspective view of the “Del
Rio Y,” a Gateway site identified
during the Envision Jefferson
public visioning process.
Case Study #3: Retrofitting a Shopping Center
a. The “Stater Bros Site” site is a typical
suburban style shopping center with
the buildings set at the rear of the site
and a sea of parking adjacent to the
street.
b. The location of the “Stater Bros Site”
within the Uptown Temecula Specific
Plan.
Appendix F – Conceptual Case Studies
c. The site has three owners, five
points of access and is 12.3 acers
in size, making it one of the largest
parcels in the Uptown Temecula
Specific Plan.
d. Concept A - Maintaining the alleys
in the rear of the site and adding
internal streets creates more street
frontage and visibility of the
businesses. A central plaza
entrance creates a sense of arrival.
e. A perspective view of site
redeveloped with internal streets
and parking, buildings placed on
the “build to line” and parking on
the street.
f. An example development in Lake
Forest, IL.
Appendix F – Conceptual Case Studies
g. Concept B – Similar to Concept A,
Concept B maintains the alleys in
the rear of the site and adds
internal streets to create more
street frontage and visibility of the
businesses. The central plaza
entrance creates a sense of arrival.
Adding a “slip street” between
Jefferson Avenue and the buildings
allows for more on-street parking in
front of businesses and off of
Jefferson Avenue.
h. A perspective view of site
redeveloped with internal streets
and parking, buildings placed on
the “build to line” and the addition of
a “slip street” to allow for more on-
street parking.
i. Terminating street views create
enclosure, human scale, and a
sense of arrival and sense of place.
j. Example of terminating street
views.
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
front between the building and the
street.
b. New multi-story buildings are placed
on the build-to-line to create a
courtyard building type. Additional
parking is provided on- site.
c. Original building replaced by multi-
story building with additional surface
parking and structured parking
provided on-site.