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16-11 CC Ordinance
ORDINANCE NO. 16-11 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 (ZONING) OF THE TEMECULA MUNICIPAL CODE TO ADD A NEW ARTICLE XV (GATEWAY TO TEMECULA PLANNED DEVELOPMENT OVERLAY DISTRICT-14) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) TO REVISE THE ZONING DESIGNATION FROM PROFESSIONAL OFFICE (PO) TO PLANNED DEVELOPMENT OVERLAY 14 (PDO-14) ON AN 8.79 ACRE SITE GENERALLY LOCATED ON THE NORTHWEST CORNER OF TEMECULA PARKWAY AND LA PAZ ROAD (APN 922-170-014, 922-170-015, 922-170-013, AND 922-170-012) (PA14-0167), AND AMENDING THE TEMECULA ZONING MAP THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: ' A. On July 24, 2014, Tony and Amir Dehbozorgi filed Planning Application No. PA14-0167, a Zone Change/Planned Development Overlay. On November 3, 2014, Tony and Amir Dehbozorgi filed Planning Application Nos. PA14-2708, a Tentative Parcel Map; PA14-2707, a Development Plan; and PA14-2709, a Conditional Use Permit for a gas station. On November 4, 2014, Tony and Amir Dehbozorgi filed Planning Application No. PA14-2710, a Conditional Use Permit for a drive-thru facility. On December 8, 2014, Tony and Amir Dehbozorgi filed Planning Application PA14- 2858, a General Plan Amendment. On July 2, 2015, Tony and Amir Dehbozorgi filed Planning Application PA15-0985, a Sign Program. On January 21, 2016, Sherrie Munroe, on behalf of B&P Oil Services, filed Planning Application PA16-0090, a Development Plan. These applications (collectively "Project') were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. C. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California ' Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing Ords 16-11 1 ' House from May 31, 2016 through July 14, 2016. A Notice of Completion was also sent to adjacent property owners indicating a review period of May 31, 2016 through July 14, 2016. Copies of the documents have been available to public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. D. On October 5, 2016, the Planning Commission considered a Final Environmental Impact Report; PA14-2858, a General Plan Amendment; Planning Application No. PA14-0167, a Zone Change and Planned Development Overlay; PA14- 2708, a Tentative Parcel Map; PA14-2709, a Conditional Use Permit for a gas station; PA14-2710, a Conditional Use Permit for a drive-thru facility; PA14-2707, a Development Plan; PA16-0090, a Development Plan; and PA15-0985, a Sign Program at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. E. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 16-27 recommending that the City Council certify the Final Environmental Impact Report for the Project, adopt a Statement of Overriding Considerations, and approve a Mitigation Monitoring Program ' for the Project. F. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 16-29, an Ordinance of the City Council of the City of Temecula Amending Title 17 of the Temecula Zoning Code to revise the zoning designation from professional office (PO) to Planned Development Overlay 14 (PDO- 14) on a 8.79 acre site generally located on the northwest corner of Temecula Parkway and La Paz Road (APN 922-170-014, 922-170-015, 922-170-013, and 922-170-012) (PA14-0167), and Amending the Temecula Zoning Map. G. On November 15, 2016, the City Council of the City of Temecula considered the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. H. Following the public hearing, the Council adopted Resolution No. 16- adopting the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations. 1 I. All legal preconditions to the adoption of this Resolution have occurred. Ords 16-11 2 Section 2. Legislative Findings. The City Council in approving the Zone ' Change hereby makes the following findings regarding the zone change: A. The proposed Ordinance is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed Zone Change/Planned Development Overlay Ordinance conforms to the City of Temecula General Plan Land Use Element. Furthermore, the proposed Zone Change/Planned Development Overlay Ordinance directly responds to Goal 1 Policies LU-1.1, LU-1.3, and LU-1.6 of the General Plan Land Use Element. In addition to employing the City's planned development overlay zoning district tool, the proposed project is also consistent with the above General Plan Land Use Element goals and policies in that it: provides a mix of community-serving commercial uses; has been planned and evaluated for consistency with the General Plan and its implementing programs (e.g., the planned development overlay zoning district); prescribes a unified commercial center rather than a strip mall; and has been designed to minimize impacts on surrounding land uses and infrastructure through required design guidelines, building orientation, circulation and access improvements, and other features and requirements of proposed ' Planned Development Overlay 14. Additionally, mitigation measures are identified in the EIR to further reduce the potential for impacts to surrounding uses and infrastructure. B. The proposed Ordinance is consistent with the Municipal Code and Development Code for the City of Temecula; The proposed Zone Change/Planned Development Overlay Ordinance is consistent with the existing General Plan land use designation for the project site. Planned Development Overlay 14 will establish the design and development framework for the project. As proposed and conditioned, the project design will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Section 3. Zoning Code Amendment. The City Council hereby amends Chapter 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT (PDO-)) of Title 17 (Zoning) of the Temecula Municipal Code by adding a new Article XV, entitled "Gateway to Temecula Planned Development Overlay District 14" to read as provided in Exhibit A, attached to this Ordinance and incorporated herein as thought set forth in full. Section 4. Zoning Map Amendment. Based upon the findings contained in Section 2 of this Ordinance, the City Council hereby amends the Official Zoning Map of ' the City of Temecula to change the zoning classification for the property located on 8.79 acres generally located at the northwest corner of Temecula Parkway and La Paz Road (APN 922-170-012, 013, 014, 015) from Professional Office to Planned Development Ords 16-11 3 Overlay (Temecula Gateway Planned Development Overlay-14). The amended Zoning ' Map is attached as Exhibit "B" to this Ordinance and is incorporated herein by this reference as though set forth in full. Section 5. Consistency with General Plan. On November 15, 2016, the City Council adopted Resolution No. 16-29, which amended the Land Use Element Map of the Temecula General Plan to change the zoning designations from Professional Office to Planned Development Overlay 14. Therefore, the foregoing amendments outlined in this Ordinance are consistent with the goals and policies of the General Plan for the City of Temecula. Section 6. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 7. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 8. Notice of Adoption. The City Clerk shall certify to the adoption of ' this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this 13`h day of December, 2016. Michael S^ aggar, Mayor 1 ATTE Rani y Clerk [SEAL] Ords 16-11 4 STATE OF CALIFORNIA ) ' COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 16-11 was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the 15th day of November, 2016, and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the 13th day of December, 2016, by the following vote: AYES: 5 COUNCIL MEMBERS: Comerchero, Edwards, McCracken, Rahn, Naggar NOES: 0 COUNCIL MEMBERS: None ABSTAIN: 0 COUNCIL MEMBERS: None ABSENT: 0 COUNCIL MEMBERS: None Randi Johl, City Clerk Ords 16-11 5 Gateway to Temecula PDO-14 Prepared For: City of Temecula 41000 Main Street Temecula, California 92590 951.694.6444 Property Owner: Pacific Real Estate 8 B& P Oil Services 886 Oak Valley Parkway Beaumont, CA 92223 951.849.5055 Prepared By: Matthew Fagan Consulting Services, Inc. 42011 Avenida Vista Ladera Temecula, CA 92591 951.265.5428 Matthew Fagan Angie Douvres In conjunction with: Walt Allen Architect MDMG, Inc. The Alhambra Group August 2016 Gateway to Temecula ' Table of Contents 17.22.270 TITLE 5 17.22.272 PURPOSE 5 17.22.274 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN STANDARDS 5 17.22.276 USE REGULATIONS 5 17.22.278 PDO-14 DESIGN STANDARDS 9 17.22.280 PROJECT SETTING 14 A. Setting and Location 14 B. Existing Site Conditions 14 C. Surrounding Land Uses and Development 14 17.22.282 ARCHITECTURAL AND SITE DESIGN GUIDELINES 15 A. Architectural Design Guidelines 15 1. Overall Project Theme 15 2. Massing and Scale 15 ' 3. Articulation of Design 16 4. Materials and Placement 17 5. Materials and Colors 24 6. Roof Forms and Materials 24 7. Storefronts, Windows and Doors 25 8. Balconies and Handrails 25 9. Exterior Stairs 25 10.Columns 26 B. General Site Design Guidelines 27 1. Building Plotting Concepts 27 2. Streetscapes 28 3. Vehicular Circulation 28 4. Pedestrian Circulation 29 5. Lighting 30 6. Water Quality Management Plan(WQMP) 35 7. Additional Site Design Parameters 35 a. Acoustic Buffers 35 b. Drive-thrus/Screening 35 c. Trash Enclosures 39 d. Service, Loading, and Equipment Areas 39 e. Mechanical Equipment&Vents 40 Planned Development Overlay(PDO-14) 1 Gateway to Temecula Table of Contents, continued 17.22.284 LANDSCAPE DESIGN STANDARDS 42 A. Landscape Elements 42 B. Streetscapes 44 1. Temecula Parkway 44 2. Gateway Drive 44 3. La Paz Road 44 4. Vallejo Avenue 45 C. Walls, Fences and Emergency Gate 56 D. Common Space Elements 62 ' Planned Development Overlay(PDO-14) 2 Gateway to Temecula ' List of Figures Figure 1 Overall Site Plan/PDO Planning Areas 12 Figure 2 Conceptual Grading 13 Figure 3 Building Form Guidelines 19 Figure 4a Materials, Finishes, and Details 20 Figure 4b Materials 21 Figure 4c Material Placement 22 Figure 5 Contemporary Details 23 Figure 6a Master Walkways and Pedestrian Linkages Plan 32 Figure 6b Decorative Paver Example 33 Figure 7 LED Canopy Light, LED Angled Reflector, LED Area Lights, and LED Wall Sconce 34 Figure 8 Drive-thrus 37 Figure 9 Drive-thru Screening 38 Figure 10 Trash Enclosures 41 Figure 11 Overall Landscape Plan 46 Figure 12 Plant Palette 47 Figure 13a Temecula Parkway Streetscape(West of Gateway Dive) 48 Figure 13b Temecula Parkway Streetscape(East of Gateway Drive) 49 Figure 14 Gateway Drive Streetscape/Project Entry 50 Figure 15a La Paz Road Streetscape and Corner Treatments at Temecula Parkway 51 Figure 15b La Paz Road Streetscape and Corner Treatments at Vallejo Avenue 52 Figure 16a Vallejo Avenue Streetscape Plan 53 Figure 16b Vallejo Avenue Streetscape Section 54 Figure 16c Vallejo Avenue Street View 55 ' Planned Development Overlay(PDO-14) 3 Gateway to Temecula List of Figures, continued Figure 17a Master Wall and Fence Plan 59 Figure 17b Wall and Fence Elevations 60 Figure 17c Vallejo Avenue Emergency Access Gate 61 Figure 18a Outdoor Gathering Area Plans 63 Figure 18b Outdoor Gathering Area Examples 64 Figure 18c Outdoor Furniture Examples 65 List of Tables Table 1 Schedule of Permitted Uses 7 Table 2 Development Standards Gateway to Temecula PDO-14 10 ' Planned Development Overlay(PDO-14) 4 Gateway to Temecula 17.22.270 TITLE Section 17.22.270 through 17.22.284 shall be known as "PDO-14" (Gateway to Temecula Planned Development Overlay District). (Ord ) 17.22.272 PURPOSE The purpose of the Gateway to Temecula Planned Development Overlay District("PDO- 14") is to permit creative mixtures of uses in smaller areas where a specific plan or the village center overlay is not appropriate. The planned development overlay zoning district is intended to provide a mechanism to allow for flexibility in the development regulations and design standards and to allow mixtures of uses and clustering of land uses that are traditionally prohibited by conventional zoning. Through this flexibility in standards, many of the objectives of the general plan can best be achieved. These requirements are intended to provide regulations for the development of a variety of local and tourist-serving commercial uses, as well as potential assisted living, in a comprehensive and cohesive manner. The Project will contain well developed development standards and design guidelines that will create an aesthetic entry statement on Temecula Parkway, and provide more than adequate buffers and screening to the existing, large-lot, single-family residential units on Vallejo Avenue, adjacent to the Project site. 17.22.274 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN STANDARDS A. The permitted uses for the Gateway to Temecula Planned Development Overlay District are described in Section 17.22.276. B. Except as modified by the provisions of Sections 17.22.278, 17.22.282, or 17.22.284, the following rules and regulations shall apply to all planning applications in this area: 1. The Citywide Design Guidelines that are in effect at the time an application is deemed complete. 2. The approval requirements contained in the Development Code that are in effect at the time the application is deemed complete. 3. Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete. (Ord. 07-03§ 3) 17.22.276 USE REGULATIONS The Gateway to Temecula Planned Development Overlay District (PDO-14) located north of Temecula Parkway at Bedford Court, northwesterly of La Paz Road, and southwesterly of Vallejo Avenue, is intended to provide for the development a variety of local and tourist-serving commercial development on approximately 8.82 acres. PDO-14 is designed with a common architectural, landscaping, monumentation and signage theme. PDO-14 will provide for a visually pleasing environment through adoption of supplemental performance standards that have been provided to ensure compatibility with the adjacent neighborhoods in terms of scale and will be integrated into the existing development fabric by means of architectural theming, as well as ' Planned Development Overlay(PDO-14) 5 Gateway to Temecula buffering and setback requirements that go beyond those permitted by the underlying zoning designation. Table 1, Schedule of Permitted Uses, depicts the permitted and conditionally permitted uses that are allowed in PDO-14. Permitted uses are shown as a "P," conditionally permitted uses are shown as a "C." This list shall apply to both PA1 and PA2 within PDO-14. Planned Development Overlay(PDO-14) 6 Gateway to Temecula Table 1 Schedule of Permitted Uses Description of Use PA1 &PA2 A Aerobics/dance/gymnastics/martial arts <5,000sf P Antique sales P Apparel and accessory shops P Automobile service stations/car wash/convenience C store' not includinq oil and tube or other repair shops) B Bakery retail P Banks/financial' P Barberlbeauty shops P Bicycle sales,rental, services P Bookstores P C Candy/confection P Clothing sales P Computer sales/service P Congregate care housing for the elder) 2 P Convenience market(with the sale of alcoholic C beverages)' D Daycare centers P Delicatessen P Drug store/pharmacy P IF cleaners P F Financiallinsurance/real estate offices P Floor covering sales P Florist P G General merchandise/retail store >10,000sf C Grocery store, retail C H Health and exercise clubs P Health food store P Health care facility P Hotel P I Ice cream parlor P Interior decorating service P L Locksmith P M Medical equipment sales/rental P O Office equipment/supplies/services P Offices,administrative,corporate headquarters and professional services including, but not limited to, business law, medical, dental, veterinarian, chiropractic, architectural, engineering, real estate and insurance ' Planned Development Overlay(PDO-l4) 7 Gateway to Temecula Table 1 Schedule of Permitted Uses Description of Use PA1 & PA2 P Parcel delivery services p Personal service shops P Pet grooming/pet shop P Photography studio P Postal services P R Restaurant with drive-thru/fast food C Restaurants and other eating establishments(with or P without the sale of beer and wine)' S Specialty market p Sports and recreation facilityp Swimming pool supplies/equipment sales P T Tailor P W Wine tasting shop with or without product sale for off-site consumption(Department of Alcoholic Beverage Control Type 02 only) C Wine tasting shop with or without product sale for off-site consumption(Department of Alcoholic Beverage Control License Types other than Type 02 Notes: ' Subject to the supplemental development standards contained in Chapter 17.10 of the City's Development Code. 2 Congregate care housing for the elderly shall use the residential performance and development standards for the high-density residential zone. Planned Development Overlay(PDO-14) 8 Gateway to Temecula 17.22.278 PDO-14 DESIGN STANDARDS PDO-14 has been divided into two (2) Planning Areas (PAs), as depicted on Figure 1, Overall Site PlarvPDO Planning Areas. These PAs have been established as a result of the existing and proposed topography on the site. Planning Area 1 (PA1) is approximately 4.5 acres in area, and will be located northwesterly of Gateway Drive. PA1 will be above the grade of SR79ITemecula Parkway, yet will continue to get lower than the Vallejo Avenue grade as the parcel moves northwesterly. Planning Area 2 (PA2) is approximately 4.32 acres in area, and will be located southeasterly of the "4' leg" extension of Bedford Court. The northerly extension of Bedford Court will be a Project entry, rather than a public street, and will be referred to as "Gateway Drive" in PDO-14. PA2 will be relatively dose in grade to the existing roadways; however, the northwesterly portion of PA2 will be below the grade of Vallejo Avenue. Reference Figure 2, Conceptual Grading. PA1 and PA2 of PDO-14 shall comply with the development standards set forth in Table 2, Development Standards Gateway to Temecula PDO-14. Planned Development Overtay(POO-1 4) g Gateway to Temecula Table 2 Development Standards Gateway to Temecula PDO.14 Development Standards PDO-14 PA1 PA2 LOT AREA West of Gateway East of Gateway Drive Drive Minimum gross area of site' 0.50 acres 0.50 acres Target floor area ration 0.60 0.50 Maximum floor area ratio with intensity bonus as per 1.0 1.0 Section 17.08.050 of the City's Development Code Front yard adjacent to a street: Arterial street 25' 25' Collector 20' 20' Local 10' 10' Yard adjacent to residentially zoned property 40' 40' Interior Side Yard 0' 0' Rear yard 10' 10' Accessary structure—Side/rear setback 5' 5' Full service car wash to closest residential structure N/A 200' minimum Minimum building separation: One story 15' 15' Two story 20' 20' Three stories or more 25' 25' Maximum hei hN 75' 35' Maximum percent of lot coverage 50% 50% Minimum required landscaped open s ace4 25% 25% Notes: ' Does not include condominium parcels. E All projects proposing an increase in FAR beyond the target FAR are required to comply with the criteria described in Section 17.08.050(A)of the City's Development Code. 3 The height shall not exceed the maximum height as measured from finished pad grade,or no greater than two(2)stories,as visible from Vallejo Avenue,whichever is greater. 4 Minimum required landscaped open area does not include necessary planting within the right-of-way. Planned Development Overlay(PDO-14) 10 Gateway to Temecula PDO-14 Parking Requirements The following parking requirements shall apply to PDO-14: • 1 parking space/300 gross s.f.: All retail/commercial uses. Plus: 0 1 parking space/75 s.f. (gross)for drive thru restaurant; and 0 1 parking space/100 s.f. (gross)for full/quick service restaurants. Note:patios are not counted in the parking calculation. • Reciprocal access and parking shall be provided throughout PDO-14. A reciprocal access and parking agreement shall be approved by the City prior to the recordation of a final map. • Car wash: Tunnel parking required for maximum number of cars that can be in the tunnel at a time 5 spaces per car in tunnel. % of the spaces provided on drying side, and %:spaces provided on entry side. In the event the use listed does not have a specific parking requirement, the Community Development Director shall have the authority to provide a consistency determination. Planned Development Overlay(PDO-14) 11 rr r rr PDO-14 Gateway to Temecula - B - ®m` Planin Area Two A , (4.32 AC"f Planing Area One (4.68 AC) - ® Y n ���a���r'a-a i TEMECU�PPRKWP .. K OVERALL SITE PLAN/PDO PLANNNG AREAS -FIGURE 1 Page 12 PDO-14 Gateway to Temecula VALLEJQ. AVENUE - -- --``— PARCEL 6 1 M PARCEL 4 PARCEL 5 11 PARCEL 1 PARCEL Y ISME��� CONCEPTUAL GRADING -FIGURE 2 Page 13 Gateway to Temecula 17.22.280 PROJECT SETTING A. Setting and Location PDO-14 is comprised of approximately 8.82 acres located north of Temecula Parkway at Bedford Court, northwesterly of La Paz Road, and southwesterly of Vallejo Avenue. B. Existing Site Conditions The site is currently vacant and undeveloped. The westerly portion of the PDO-14 site has been graded, and soil was removed from the site as part of a 'borrow" operation to provide soil for the AD159 SR79 roadway improvement. The remainder of the site has been additionally disturbed by the development of adjacent roadways (La Paz Road and Vallejo Avenue). C. Surrounding Land Uses and Development PDO-14 is bordered by Very Low Density housing to the north and west, (with Hope Lutheran Church currently occupying the parcel to the immediate west of the Project Site), vacant Professional Office designation to the east (which is slated to be a park- and-ride facility—source City of Temecula pp. 120-121 of CIP, FY 2014-2018), and both Highway Tourist Commercial and High Density Residential uses to the south. The PDO- 14 Project site is shown as the black bordered area in the aerial photo below. ' PDO Site and Surrounding Land Uses I.Yw°ear„� �\�r �,. � ''�,,�r � '•'may .,� b � R PovnkE.CeunN 7LMF GIS Y1 � 4A� � �1, Planned Development Overlay(PDO-14) 14 Gateway to Temecula ' 17.22.282 ARCHITECTURAL AND SITE DESIGN GUIDELINES PDO-14 is located at one of the primary focal entry points to the City of Temecula, adjacent to the Interstate 15 (1-15) and Temecula Parkway intersection. Because PDO- 14 is located in such an important focal point to the City, careful consideration has been given to the architectural design guidelines. A Architectural Design Guidelines 1. Overall Project Theme PDO-14 has a been designed with a Project theme of"Western Regional Ranch" with Eclectic Contemporary detailing and materials, as conceptualized in Figure 3, Building Form Guidelines, Figure 4a, Materials, Finishes, and Details, Figure 4b, Materials, Figure 4c, Material Placement, and Figure 5, Contemporary Details. Western Ranch architecture consisted of simple form buildings combined with lively storefronts, arcade, or gallery frontages. Common facade materials include vertical & horizontal siding, board and bat siding, heavy timber trellis, stucco, rusted steel, and metal roofing. The following are details that apply to the Project theme of "Western Regional Ranch" with Eclectic Contemporary detailing and materials. Additional details are also included in Section A.1 through A.8. When all of these architectural guidelines are utilized ' together,the "Gateway'essence of PDO-14 will be attained. Western Regional Ranch 2. Massing and Scale(Refer to Figure 3, Building Form Guidelines for Building Form and Articulation Guidelines). Building massing and scale should be sensitive to the existing built environment and shall be designed in a manner that compliments the existing development and the development within PDO-14. Structures within PA1 may be larger in scale and mass than those in PA2. Buildings within PA1 may be up to 75' in height (as measured from finished pad elevation, or no greater than two-stories, as viewed from Vallejo Avenue, whichever is greater) and their mass should not impede views from the existing homes located on Vallejo Avenue. Internal to the Project, buildings shall be sited in such a manner as to not impede, or seem to dominate, the adjacent buildings. Building forms shall be consistent with the guidelines established in Figure 3, Building Form Guidelines. Building designs shall utilize a basic building form. The basic building form shall be articulated by adding an additional form and a contemporary canopy. Buildings over 4,001 square feet shall assemble multiple basic building forms along with the required articulation and canopy structures. Planned Development Overlay(PDO-14) 15 Gateway to Temecula For buildings over 2 stories in height, the design shall employ the following additional measures, with the goal of reducing the overall massing, and perceived building size: • Varied massing above the 2nd floor(building offset from the primary vertical plane no less than 5'for a majority of the frontage). • Varied gabled roof forms& parapets to create articulated overall massing. • Additional architectural treatments shall include: • Additional material treatments. • Color variation. • Decorative gable vents. • Spandrel windows. • Specially shaped barge board and/or outriggers. • Additional architectural canopy treatments at parapets(see figure 5). • Enhanced decorative wall treatments (varied materials/colors for each basic building form). • Deep eaves& rakes(3' minimum overhang). • Window openings shall be varied and spaced such that an overall repetitive appearance is avoided. 3. Articulation of Design (Refer to Figure 3, Building Form Guidelines for Building Form and Articulation Guidelines). • The building design shall incorporate 360° architecture. • Architectural elements that add interest and character to the prescribed architectural ' styles, such as recessed windows and shade canopies, shall be provided. • High quality materials shall be used to create a look of permanence and a rustic nature within PDO-14. Variations in color and material consistent with the standards established in Figures 4a, Materials, Finishes, and Details, Figure 4b, Materials, and Figure 4c, Material Placement shall be utilized in order to create interest and reduce a monotonous appearance. • Fixtures and finishes will be selected for their contribution to the overall theme of the development. The building design shall incorporate 3600 architecture, as depicted on Figure 3, Building Form Guidelines through Figure 5, Contemporary Details. 3600 architecture means the appropriate articulation of all building facades, including variation in massing, roof forms, and wall planes, as well as surface articulation to create shadow patterns and massing shapes that contribute to a building's character. It is expected that the highest level of articulation will occur on the front facade and facades visible from streets; however, similar and complementary massing, materials, and details are encouraged to be incorporated into the other building elevations. The use of elements such as overhangs, trellises, and awnings will be used to lend character to the building. High quality materials shall be used to create a look of permanence within PDO-14. Variations in color and material will be used in order to create interest and reduce a monotonous appearance. Planned Development Overlay(PDO-14) 16 ' Gateway to Temecula 4. Materials & Placement (Refer to Figures 4a, Materials, Finishes, and Details, Figure 4b, Materials, and Figure 4c, Material Placement for Material Guidelines for Quality of Finish and Placement). The materials cited throughout this PDO are intended to function as guidelines. At the time of construction, a product of equal or superior quality may also be permitted based on materials available to the developer, provided they meet the original intent and as approved by the Planning Department. Exterior Wall Materials Exterior Wall materials shall have a rustic appearance. • Smooth finished stucco. Heavily textured stucco walls are not recommended unless it is used to recreate a cast in place concrete appearance (material samples shall be provided to the planning department prior to approval). • Board and batten wood siding. • Vertical wood siding. • Horizontal wood siding. • Native grey granite stone veneer, rock face finish. • Board formed cast in place concrete(heavily rusticated). Cementitious materials are permitted. Material finishes shall have a rustic appearance. ' Roofs Roofs shall have a rustic appearance. • Flashing, vents, pipes, and sheet metal are recommended to be located out of view of the public street, and colored to match the adjoining roof or wall material. • Roofs may be flat or sloped. Western false front parapet walls are permitted but require special materials & glazing placement. The visible portion of sloped roofs should be sheathed with a roofing material having texture meaningful at the pedestrian scale, such as standing seam metal roofing. • Roof form should be consistent and integrated into the building composition. • The roof should be designed to screen rooftop equipment from public view. • Roofs or parapet walls should wrap around the entire building. Parapet Walls • Parapet walls are an integral component of ranch architecture. In addition to providing visual screening of roof top equipment, they provide opportunity to establish an architectural character and display of signs. The integration of parapet walls into building design is permitted when employing the flat roof basic building form. Parapets shall conform to the following guidelines: • Parapet walls shall completely screen the roof behind and all roof-mounted equipment. • They shall be finished on any side visible from the street with materials compatible with those predominantly used on the building. ' Planned Development Overlay(POO-14) 17 Gateway to Temecula o Parapet walls visible from rear or side yards shall be finished as above. However, they may utilize exterior plaster in lieu of wood siding. Design Elements • Gabled roof with either low or steep pitch. • Tall first floor ceiling. • Symmetrical placement of windows and doors, entrances with side and transom, lights, and porches. • Large eave and gable overhangs. • Simple building massing with required articulation as required in Figure 3, Building Form Guidelines. Eclectic Contemnorary Elements • Shade structures. • Patio covers. • Decorative paving. • Glazing and door systems. • Roof screens. • Sign stanchions. • Stair screens. ' Projecting window assemblies. Materials • Corten Steel(or equivalent)fascia. • Corten Steel (or equivalent)columns (pipe &square profile). ' Planned Development Overlay(PDO-14) 18 PDO-14 Gateway to Temecula 1 . basic forms 2a. form articulation 4,000 sf or less gabled forms guidelines 4 - - ,, 4`-Poorsf orless. 1 Choose,a basic forms, 1 l 2, culaterttie basic Form:. •-� cross-gale gable wnh leai.lu A"rb gable w,TlW goo, single,fow gatile .�,,. flat rod forms .J 'I 4 Q01. sf,o�,greaterl 1 ;'hooseimultiple bmia forms: ti � , 2t AiVCUtatedfie4baslc,forms il single steep gable. flay roof I learn Ral loot W,gable jai rant w:cW Vea Iacede - • AlhForrns. 2b. large articulated 4,001 sf or greater 3 Allocate approved matenals on.. r building forms#eferto Fig 4a: /1 and 4h} I 4 _GliJoose contemporary.canopy, X13 struct ure,(re(eR, Fig'S ror, X flaoroofiw"/Parapet; ioandpy_choices). ~ - geUle Mo.C+aee gable gable Ilal else gaoie BUILDING FORM GUIDELINES -FIGURE 3 Page 19 PDO-14 Gateway to Temecula Building Form Concepts e Building Fonn Details 4rVJ 4. -- Va"W Meanals and Contemporary Canopy Articulated Openmgs Stair Screen M KUI@tion SVUCIUIe Budding Matedats ... p monoboomdowma SMOOTASTUCCO r COAT OAT Glens Block SLUMPSIONE _ Wood Casement Heavy Timber Trellis, Green Wall Serael Chan Steel Standing Seam Metal Bat and Sped Siding Horizontal Siding CAST IN PLACF CONCRFTF Windows Exposed G....tend to FlossieV Roof STUCCO FINISH Bolts,Oversized Free Standing Planter. MATERIALS, FINISHES, and DETAILS - FIGURE 4a Page 20 PDO-14 Gateway to Temecula typical basic forms(all sizes permitted overall finish roofing roofing (all materials shall appear rustic in nature) r 'ter V"Cal Ward Cold&EMI amome atiow hardly NOCOW rock faw granite MuMID single now gahie j dumwgeoua maMnM aaMlMdaOUe mllMrei, eemeoal♦rM • Irav,bmn.to uneh dnaM paNr mrt Stara•.poeurc Drtopwwe mn].S' mm.n eekudedarak*dprc • maa t]'DDwO expaue mae 5.5' DMa wrt• rurmno Wd,m e eepaw rem ratan Dawd eepoeurc:mn a' ton a eeekdw taq tarvn,reclenMd WOW, rtwr t 2' nwdem b bre lira single steep gable rock We hit r rlkn sang Vedic)Dowd Ewrd&bW annals aaaao pyliy • i I � I l I I a arrwllRwuS II'dMI1B1. a cr�nw/tan na�olut •c�rner�l ef�n malerW a vnmin fwsT 0 now WW min B'Lard erpaw m-n.6 DarE eepoaee tae a>m . mn35 O t did a n1eX.12 tam e.po a maz. IT Dard*l we m.551 neeerl0 Oand,aailnnn . •emaead lea mar a a•paed Ma raw Daum aepoeu� mn 6 tail a le'elrra tvM T4 it NMn fef]inrn Yh.ad S1W11.�etlarted W000, iQlum 11 dii4 lme med,mncwk MATERIALS - FIGURE 40 Page 21 PDO-14 Gateway to Temecula Guidelines: Mawnal L Vamwl 6oara Example 1 t.A single material shall rover the majority W the proposed bask building form. 2.Articulated form(cross gable,gable with lean-to,gable with flat roof)shag be of I contrasting material to bask bullding form AMbnal2:Irarl:antel Satins material 3.Additional materials and finishes shall be A limited to stone wainscoting(2'max),steel _ canopy or screen structures,and window,door a and save trim or sign envelopes.These Mawnal 3 a Ban additional materials must be from the approved -.eoam pallette. I primary material secondary material I I I 4.When combining basic Wilding forms each 1. I individual form shell have a distinct overall material.Repeating adjacent materials should Example 2 be discouraged(see example 2). I Matenat a:Smooth Stem A I Ill l Matenal 5:Rack taw Giamw I _ /l1II` '/III' S 1 mam i 2 1 Matanal l or3 Mawnal 1 Mawnal 1 or 9 Matenal 2 or 0 W/wanscoat(Mawnal 5) MATERIAL PLACEMENT- FIGURE 4c Page 22 PDO-14 Gateway to Temecula solid roof structure, open timber roof structure, open torten steel structure, torten steel fascia corten steel fascia, with square columns and corten pipe columns fabric shade inserts Ouldelines: 1.Ssbct canopy st lcture ncavv 'irnbertrellis corten steel 2.Apply to building form -�sposec gusset anc bolts. canopy & overs red Tree standing screen plasters material CONTEMPORARY DETAILS -FIGURE 5 Page 23 i Gateway to Temecula 5. Materials and Colors A palette of materials and colors will provide character and identity for PDO-14. The following Guidelines shall be implemented: • Primary building colors shall use a combination of earth tones and light colors; bright colors shall be used sparingly. • Varied shades of colors shall be utilized to break up facades and should ideally feature darker-toned colors and materials at the base. • Accent colors and materials are acceptable if they are a complementary contrast with the surroundings and are used for creating interest. • Traditional materials, including stone, brick, concrete, precast concrete, metal, colored or split face block, and stucco, shall be used creatively to provide a sense of permanence. • The use of natural materials and textures as architectural accents is strongly encouraged. • High-quality and visually complementary manufactured materials also can be used for practical purposes (aesthetics, durability) and shall be of integral color of that speck material. • The following materials are strongly encouraged: • Vertical board and batten wood siding. • Vertical board wood siding. • Horizontal wood siding with horizontal "V" joint, horizontal channel joint shiplap. ' • Standing Seam Metal Roofing. • Stone. o Stucco. 6. Roof Forms and Materials The following Guidelines shall be implemented within PDO-14, as they pertain to roof forms and materials, and as depicted on Figure 3, Building Form Guidelines through Figure 5, Contemporary Details: • Roof ines shall be articulated with shorter elements to reduce building mass. • Occasional sloped roof forms shall be introduced over special areas and special functions to create visual interest. • Designs should create interesting building masses by varying rooflines and by maximizing offsets to roof planes where possible. • Combining single-story elements with two-story elements is encouraged. • Flat roofs with parapet walls are acceptable but should also be used in combination with simple pitched gable, hip or shed roof forms. • Roofs or parapet walls should wrap around the portions of buildings that are visible from the public view. All roofing materials must meet appropriate standards. • Parapet walls shall utilize ornamental trim at the top, or utilize a heavily ornamented cornice. • Mechanical equipment on roofs shall be screened from view of highway, roadways with materials consistent with those of the building. The use of parapet walls is strongly encouraged. ' Planned Development Overlay(PDO-14) 24 Gateway to Temecula 7. Storefronts,Windows and Doors The storefront on the ground floor is a key element in creating a successful pedestrian environment. The following Guidelines shall be implemented within PDO-14 as they pertain to storefronts, windows and doors, and are depicted on Figure 3, Building Form Guidelines through Figure 5, Contemporary Details: • Wooden sash windows with decorative transom are recommended. • Storefront windows typically project out from wall surface and are multi-lite. Window shutters are optional. • The glazed area of the storefront should be between 70% and 80% of the ground floor fagade. • The patterns of openings should correspond with the overall rhythm of the building and be in line with arcade and trellis openings. • Consideration should be taken to relate interior building design to pedestrian spaces through generous use of glazing in doors and windows. • Front doors and entrances to buildings shall be clearly defined and articulated by awnings, overhangs, and canopies and shall be easily recognizable from pedestrian and vehicular vantage points. • Other enhancements that are encouraged include: articulated windows and doorways, decorative treatments, accent trim or tile at doorways, banded windows to emphasize the horizontal, glazing which follows roof pitch, canvas awnings with complementary accent colors, and wrought iron accents. • Silver or dark bronze window or door frames, reflective glass, and metal awnings are ' all discouraged. 8. Balconies and Handrails The incorporation of balconies and porches as part of the architectural style shall be provided for both practical and aesthetic value. The following Guidelines shall be implemented within the PDO-14, as they pertain to balconies and handrails: • They shall be used to integrate indoor and outdoor spaces, as well as break up large wall masses, and offset floor setbacks. • Elements which will be allowed include, but not be limited to: covered porches and balconies, smooth stucco or wood, simple, clean, bold projections, wood trimmed details, veranda style balconies with open railings, and wrought iron railings. • Pipe railing is allowed, as long as it is demonstrated that it is consistent with the architectural style. 9. Exterior Stairs Simple, clean, bold projections of stairways are encouraged to complement the architectural massing and form of the buildings. The following Guidelines shall be implemented within PDO-14, as they pertain to exterior stairs: • Handrails shall be constructed of solid stucco walls, wrought iron, or decorative wood railing. ' Planned Development Overlay(PDO-14) 25 ' Gateway to Temecula • The use of clay tile or brick as tread, use of accent tile on riser, balustrades, and pilasters is encouraged. • Exposed, untreated metal railings and stairs are not permitted, unless it is demonstrated that it is consistent with the architectural style. Visual screening of stairs when exterior to the building is encouraged. 10. Columns The following Guidelines shall be implemented within PDO-14, as they pertain to columns: • Columns incorporated as a structural or aesthetic design element shall convey a solid, durable image as expressed through bold forms. • Columns may be used as a freestanding form or as a support for pedestrian links. • Columns should be made of materials such as simple square posts. Columns are typically 6"x 6" lumber,tube steel, or stucco, which are decoratively shaped to depict a base, shaft and capital. • Decorative braced columns are recommended. • Exposed pipe columns and thin posts, such as metal pipe columns may be used if it is demonstrated that it is consistent with the architectural style. Planned Development Overlay(PDO-14) 26 Gateway to Temecula B. General Site Design Guidelines These general site design guidelines are not intended to restrict taste or preference, but are designed to foster harmony of development. Various site design elements elements/concepts shall be considered to create a high quality commercial development. In order to encourage a higher level of design direction and quality, the site design elements have been included in PDO-14 and are discussed in greater detail below: • Building Plotting Concepts. • Streetscapes. • Vehicular Circulation. • Pedestrian Circulation. • Lighting. • WOMP. Reference Figure 1, Overall Site Plan/PDO Planning Areas, as well as the Figures in the Section 17.22.284 (Landscape Design Standards) of PDO-14. 1. Building Plotting Concepts Commercial buildings should generally be oriented to take best advantage of visibility along Temecula Parkway and to provide additional separation and buffering opportunities to the adjacent, existing large-lot residential development on Vallejo Avenue. At a minimum, commercial buildings located within PDO-14 shall address a street or main drive lane, a required pedestrian path, a vertical landmark element, a small plaza or other focal point. Commercial buildings will be designed to locate high activity uses, such as restaurants and entertainment facilities, adjacent to pedestrian ways. Commercial buildings shall be oriented toward activity centers, shopping and entertainment areas, and gathering spaces. Non-commercial, or semi-residential uses shall be oriented in a "campus" type setting, yet should also relate to the overall project in terms of design theme, massing, scale, vehicular circulation and pedestrian circulation. Reference Figure 1, Overall Site Plan/PDO Planning Areas. Building masses should be articulated to avoid long straight building facades and create enclosed patios and pedestrian spaces where possible. Examples of ways to articulate commercial retail stores are: • Buildings should be designed to create smooth transitions in scale through the use of low and mid-rise building forms or through the use of terraced elevations. • Arcades and trellises can be used to connect buildings and enclose patios. • Vertical mass at residential edges should be minimized. The plotting of buildings shall take into account shade elements and maximize shade created by surrounding buildings. Planned Development Overlay(PDO-14) 27 ' Gateway to Temecula 2. Streetscapes PDO-14 shall be designed to allow adequate separation between parking and storefronts to allow for comfortable pedestrian spaces. The following concepts shall be incorporated for commercial buildings: • The front facade, along the face of the building, should be varied to provide visual interest. • Awnings shall be encouraged to promote interest and a human scale. • Loading zones shall be site planned to avoid exposure to adjacent streets, highways and residential uses. • Incorporating walls and fences can also be used to help screen areas. • Trash enclosures shall be planned in such a manner to minimize the exposure of such elements to sensitive adjacent uses. • Parking areas shall be planned in such a manner to allow for landscaping or low, decorative walls or a combination thereof. Where possible, buildings should be designed to separate service and delivery circulation from parking areas. 3. Vehicular Circulation Gateway Drive is the Project vehicular entry to PDO-14. Focal elements, which provide a sense of arrival, are incorporated into the design of the Project entry. These elements include, but are not limited to: enhanced landscaping, monumentation, and textured ' paving. Incorporation of these elements will ensure a sense of vehicular arrival to PDO-14. These elements are discussed in greater detail in Section 17.22.284 of this PDO. A gated access for emergency access only will be located on Vallejo Avenue. This access will be a minimum of 30' in width. Public image features, i.e. water fountains (only allowed with reclaimed or recycled water), or sculptural art, or dramatic landscape elements, i.e. tree masses, will be located at key focal points and will serve to enrich the gateway nature of PDO-14. • When planning the interior vehicular circulation and parking, a hierarchy should be developed to help with traffic flow; however, the top priority must be given to the pedestrian in the ultimate design. The needs of the pedestrian are further elaborated upon below. • Adequate areas for maneuvering, loading, and emergency vehicle access shall be accommodated on site. • Screening shall be provided for both aesthetic and functional (i.e., noise, odors) purposes. Landscaping shall be incorporated to soften the impact of paved areas. This will be accomplished through the use of elements such as, but not limited to: shading, accents and other green elements. This will be further detailed in the Landscape Design Standards Section of PDO-14. • Parking aisles shall be oriented perpendicular to complexes to allow for easy pedestrian walkways to access shopping. • Large parking lot areas should be divided into a series of smaller connected lots separated by additional landscaping. Planned Development Overlay(PDO-14) 28 Gateway to Temecula • Low freestanding walls incorporating simple, tasteful signage with pilasters, balustrades, finials and other embellishments are desirable around and within the parking areas to provide an aesthetic and screening purpose. • All driveway dimensions, with the exception of those adjacent to any mid-rise structures, shall be a minimum of 24' wide. Dimensions for driveways adjacent to mid-rise structures shall comply with Building Code requirements. Bike lanes, if required, are to be installed with any necessary street improvements at the time of construction. They shall conform to the City's Multi-Use Trails and Bikeways Master Plan. Hoop style bicycle racks will be provided on-site. Colors shall be brown or dark bronze to compliment the architectural style and racks are to be connected, as shown below. s f� e 4. Pedestrian Circulation A strong pedestrian circulation system, interconnected by walkways and sidewalks, hardscape, and landscape shall be provided in PDO-14. Parking shall not dominate the experience along any designated pedestrian path and off-street parking should be traversed by landscaped areas. Reference Figure 6a, Master Walkways and Pedestrian Linkages Plan. • Pedestrian access to and from PDO-14 is provided by sidewalks located along Temecula Parkway and La Paz Road. The sidewalk along Temecula Parkway, between the Project Entry and La Paz Road shall be curb adjacent and installed by the developer. • The sidewalk along Temecula Parkway between Gateway Drive and 1-15 is an existing, curb adjacent sidewalk. • An eight-foot (8') wide decomposed granite (D.G.) trail is proposed along Vallejo Avenue and will connect to a sidewalk on La Paz Road. The sidewalk along La Paz Road, as well as a crosswalk at the La Paz Road and Temecula Parkway intersection, will connect off-site sidewalks to an enhanced Project pedestrian entry at the corner of La Paz Road and Temecula Parkway. ' Planned Development Overlay(PDO-14) 29 Gateway to Temecula • Pedestrian access shall be provided from potential transit stops. • Pedestrian crossing distances at driveways shall be minimized. • Additionally, walkways shall meet the following minimum standards: • Whenever possible, walkways should follow an alignment that connects building entries and should be at least 6'wide. • Whenever connecting walkways pass through parking lots, these walkways should be at least 5' wide (excluding car overhangs) with trees planted at least every 36'. • Walkways/pedestrian crossings should consist of special pavers or scored concrete with modules that generally should not exceed 3' in width, but may be allowed if included in final landscape design plans. Reference Figure 6b, Decorative Paver Example. 5. Lighting Exterior lighting can provide safe and effective evening character illumination for the pedestrian and vehicular areas of roads, sidewalks, and walkways through PDO-14. Design should reflect the concept and character of the community through illumination level, light fixture type, finish color and location. There can be streetlights for roads and sidewalks, pedestrian lighting for walkways, building illumination and accent lighting on special architectural and landscape features. Vallejo Avenue Interface ' Special attention shall be paid to the interface of PDO-14 and the existing, large-lot residences on Vallejo Avenue. A variety of lighting methods shall be employed in order to retain the existing nighttime views of these residents. This can be accomplished through the following methods: • Prohibit streetlights on Vallejo Avenue. • At a maximum, use low-level bollards to illuminate the D.G. trail on Vallejo Avenue. • Use low level bollards on-site for portions of the Project site that are adjacent to Vallejo Avenue. • Fully shield all lights that are taller than bollards. Gas Station Fueling Canopy Another area that will need special attention would be the canopy that covers the gasoline fueling stations. In addition to the on-site lighting requirements listed below, all lighting shall comply with the following: • All lighting shall be fully recessed. • All lighting shall be contained within the footprint of the canopy. On-site lighting shall comply with the following: • The level of on-site lighting shall comply with any and all applicable requirements of the City of Temecula and the Mount Palomar Lighting Ordinance. • All exterior lighting fixtures shall be consistent with the architectural style for the building that it serves. ' Planned Development Overlay(PDO-14) 30 Gateway to Temecula • Lighting shall be low-vottage/high-efficiency whenever possible. • Streetlights shall be focused downward to ensure pedestrian safety and way finding. • Footpath lights are acceptable as a means to illuminate a secondary path. • Inset stairway and stair step lights are encouraged to ensure pedestrian safety and way-finding. • Building mounted lighting fixtures are encouraged to be selected and located to cast downward and be shielded to minimize glare. • Accent lighting shall emphasize special features such as fountains (only allowed with reclaimed or recycled water), sculptures, wall niches, signs, planters or accent trees for decorative effects. • Accent lighting shall be inconspicuous and durable. • Small scale accent lights such as LED based fixtures can serve for way-finding or be used themselves as special design elements. • Flashing, neon, moving, high-intensity or exposed light source type luminaries are not permitted. Refer to Figure 7, LED Canopy Light, LED Angled Reflector, LED Area Lights, and LED Wall Sconce. ' Planned Development Overlay(PDO-14) 31 PDO-14 Gateway to Temecula --mac_-- — O a �a jBull I I'fl' a I it 1 -mot ;�•• X" = J O Walkway Legend ALc ,,I Cm to Walks DG Tmi -- Ems"Gty Sidewalk `!1 MASTER WALKWAYS and PEDESTRIAN LINKAGES PLAN - FIGURE 6a Page 32 PDO-14 Gateway to Temecula Belgard - ECO DUBLIN, smooth, mechanical pattem, color: foundry (or equivalent) DECORATIVE PAVER EXAMPLE-FIGURE 6b Page 33 PDO-14 Gateway to Temecula a� CANON UOIIT ANGLED REFLECTOR AREA LMNIT WALL SCONCE LED CANOPY LIGHT, LED ANGLED REFLECTOR, LED AREA LIGHTS, and LED WALL SCONCE -FIGURE 7 Page 34 ' Gateway to Temecula 6. Water Quality Management Plan (WQMP) Ultimate design of PDO-14 will require compliance with City and State water quality requirements. Each implementing Project (i.e., Development Plan, Subdivision Map, or Conditional Use Permit) will require the preparation of a Water Quality Management Plan (WQMP). While it is known that a WQMP will be required, the exact nature and location of the WQMP components are not identified at this time. The following is a list of Best Management Practices (BMPs) that may be required for the subsequent development within PDO-14: • Filtration BMP. • Harvest & Use. • Self-Treated Areas. • Bio Retention Planters. • Porous Pavers. 7. Additional Site Design Parameters The following are additional site design considerations that will be required within PDO- 14: a. Acoustical Buffers Acoustical buffers will be required for any gas station use and any associated car wash facility. In order to reduce any noise impacts from these uses, to the adjacent residences on Vallejo Avenue, the following design features shall be required: • The gas pump canopy shall be located as far away from the Vallejo Avenue frontage as possible. • The convenience store of the gas station shall be located between the canopy and the Vallejo Avenue frontage. • All blowers associated with drying vehicles and vacuums used for cleaning interiors of vehicles shall be oriented away from Vallejo Avenue. • All blowers shall be internalized to the greatest extent possible. • Up to a 6' high block wall may be installed in the areas where the blowers and vacuums emit noise. • All noise emanating from the blowers and vacuums shall be lower than the City's threshold for noise. b. Drive-thru(s)/Screening Noise and light impacts from drive-thru operations within PDO-14 will be addressed through design and strategic siting of the noise and light generating activities. The following design features, as depicted on Figure 8, Drive-thrus, and Figure 9, Drive-thru Screening, shall be required: • All drive-thru lanes shall be oriented away from the Vallejo Avenue frontage. • All ordering boxes, speakers and drive lane lighting shall be away from the Vallejo Avenue frontage. Planned Development Overlay(PDO-14) 35 Gateway to Temecula • A maximum 4' high screen wall shall be required to prevent vehicle lights from impacting on-coming traffic on Temecula Parkway as well as to provide a screen wall are the pick-up window. Wall heights, lower than 4', may be permitted, provided they screen headlights, and final wall heights are supported by the Project's noise analysis. • Landscape screening shall be provided, in addition to the screen wall, in order to soften the effects of the wall and provide additional mitigation for noise and lighting impacts. • A pick up window canopy structure shall be provided. Canopies must be architecturally integrated and shall utilize similar materials as the other shade structures on site. Planned Development Overlay(PDO-14) 36 PDO-14 Gateway to Temecula eanaa w.K ••u;�. V•Nq • Pt � 4 PICK-UP WINDOW t . - L SCREEN M/J1 I f RILR-W WINDOW PLAN PICK UP WINDOW CANOPY P CK UP WINDOW Sr NVUIUNE SCREEN WALL - t Y 1aaAKaR Ilk V CMIPOPI �a'f01RIW nrL _ 1 SCREEN YWLL MENU IOARD P,IN DRIVE-THRUS- FIGURE 8 Page 37 PDO-14 Gateway to Temecula sum ea.n— Imnawi.pnl NNar %.n -- .. . wall - Wall ewIdng nurp»e GUnO r.alw. Cob F{Mrgp[ 0,Eapo Bd510 —ROW � COMr21¢Walk TEMECULA PARKWAY PICK UP WINDOW CANOPY STRUCTURE BEYOND 4'TALL SCREEN WALL,MENU SCREEN TREES 4'PICKUP BOARD BEYOND / WINDOW SCREEN WALL DRIVE-THRU SCREENING -FIGURE 9 Page 38 ' Gateway to Temecula c. Trash Enclosures The following design features, as depicted on Figure 10, Trash Enclosures, shall be required: • Trash enclosures should be separated from adjacent parking stalls with a minimum of 5' wide (interior clear dimension) planter and a 12" wide paved surface behind the curb to ensure adequate space is available for individuals to access a vehicle. • Trash/recycling containers should be large enough, placed frequently throughout the site, and collected frequently enough to handle the refuse generated by the Project. • Trash enclosures should be designed with similar finishes, materials, and details as listed in Section 17.22.282.A.2 and 17.22.282.A.4 (stone, brick, concrete, precast concrete, metal, colored or split face block, and stucco), and shall be screened with landscaping. • Chain link fencing and gates with wood slats are not allowed. • Enclosures should be unobtrusive and conveniently located for trash disposal by tenants and for collection service vehicles. • When: feasible, a pedestrian entrance to the trash enclosure should be provided so that large access doors do not have to be opened. • Enclosures should not be visible from primary entry drives. • Enclosures shall have a concrete apron onto which trash/recycling containers will ' be rolled for collection. • Enclosures shall be surrounded by planting areas on three sides with a vine along each wall, and shall have solid roof covers. • All trash enclosures shall comply with the City of Temecula requirements. d. Service, Loading, and Equipment Areas The following Guidelines shall be implemented within PDO-14 as they pertain to service, loading and equipment areas in order to ensure that these functional site items are integrated with a sense and respect of the surrounding aesthetic: 1. Storage for supplies, merchandise, and similar materials shall be prohibited on the roofs of any buildings. 2. Merchandise, material, and equipment are not permitted to be stored to a height greater than any adjacent wall, fence, or building. 3. Service, loading, and storage areas shall be separated from pedestrian and private automobile circulation. 4. Service areas, loading docks, and equipment areas shall be screened from views either by locating these uses within a building or by screening them with landscaping, walls, fences, or other architectural treatments. 5. Any outdoor display ancillary to the business being conducted within the building, may be permitted without a temporary use permit, provided that the display complies with the regulations contained within Section 17.10.020 K. of the Supplemental Development Standards of the City's Development Code. Planned Development Overlay(PDO-14) 39 ' Gateway to Temecula e. Mechanical Equipment&Vents • On-site mechanical equipment visible from buildings or public streets shall be screened. • Wall mounted mechanical equipment that protrudes more than six inches from the outer building wall shall be screened from view by structural features that are compatible with the architecture or the subject buildings. Wall mounted mechanical equipment that protrudes six inches or less from the outer building wall shall be designed to blend with the color and architectural design of the subject building. • Ground mounted mechanical equipment shall be screened from view by a decorative architectural structure or landscape screening that is compatible with the architecture and landscaping of the development site. Such screening devices shall be of a height equal to or greater than the height of the mechanical equipment being screened. • Roof flashing vents exposed to public view shall be painted or otherwise given a finish to match adjacent surfaces or concealed in a manner consistent with the building's appearance. 1 ' Planned Development Overlay(PDO-14) 40 PDO-14 Gateway to Temecula IAtn .-MlsWII.P.tlt • ' - f'^ _ rnh Encloa�iuM Rapsm.'nrar, and aSte t ^ or Approprlal*Laval o f S*rvlc* Corttf*t*S*rv��*bron Per Solid Waste Rantller eR lromenb t- r Solht ROW Shall Cover the Wooden Slm at Gable Ends of Ennrn Trash Errdo.ure EnCIDSUO Root Shall Slop*to Allow Ran Mhror to Drain Into an Ara* That Cen UrRhrate Me Runn/f brrnom stucco,r��nrnoe. I I L M*tal Door With DeconOve Wood Fill" r a i 40 / S $ SIDE ELEVATION TYP. FRONT ELEVATION Oinonalon to Allow Dona"ter L.id to Open Wllhom Obstruction TRASH ENCLOSURES • FIGURE 10 Page 41 Gateway to Temecula 17.22.284 LANDSCAPE DESIGN STANDARDS A. Landscape Elements Landscape of PDO-14 shall conform to Section 17.08.060 (Commercial/Office/Industrial Districts, Landscape Standards) of the City's Municipal Code. Figure 11, Overall Landscape Plan, and Figure 12, Plant Palette, have been developed to provide the guidance for the landscape theme for PDO-14. Landscaped areas proposed by the owner, including those in the City's right of way, shall be maintained by a Master Property Owner's Association, or designee. Landscape plans, consistent with Figures 11 and 12, shall be required as a part of any Development Plan or Conditional Use Permit for PDO-14 and shall include the following: • A combination of ornamental plants and the use of drought-tolerant plant materials. • Streetscape planted with a minimum 24" box specimen size street tree spaced at 30' on center spacing (maximum) with a combination of 5-gallon and 1-gallon shrubs and ground cover. • A Project entry designed to create an architectural statement as well as a landscape statement that reflects the landscape architectural character of PDO-14. • Common landscaped areas with appropriate shrubs, trees and ground cover and maintained by a Master Property Owners Association for PDO-14. • An effort to preserve all existing Pine Trees located on the northeast boundary of the Project site. ' The following shall also be required as a part of any Development Plan or Conditional Use Permit for PDO-14: Sidewalks at building entries shall be a minimum of 6' wide where adjacent to head in parking to allow for car bumper overhang. Additionally a minimum landscape strip of 5' is required and shall be provided between a building and parking where there is no pedestrian space. Landscape finger islands shall be included to meet the criteria of(1) island for every (10) spaces. Landscape fingers in parking areas shall have a minimum 5' planting area with a monolithic poured 12" wide curb on both sides of the planter. Dual loaded parking stalls shall require tree diamond planters w/ 5'x5' clear planting area every 3 parking spaces in lieu of planting islands when the total run of spaces is less than 20. A minimum 5' wide landscape planting area shall be provided at the end of each parking isle with a monolithic poured 12" wide curb on the parking side of the planter only. See example below. Planned Development Overlay(POO-14) 42 Gateway to Temecula ,r Z LANDSCAPING s (TYP) T i PLAN CONCREIE TO BE.POURED NONOWHICALLY IV YIN. 5' 12' LANDSCAPING (TYP) ( 6 ( �^ COKFUE TO BE POl1RED A(ONOIITWCAIIY PROFILE 12 INCH STEP OUT CURB DETAIL NO SCALE Trees and shrubs shall be placed a minimum of 5 away from water meter, gas meter, or sewer laterals; a minimum of 10' away from utility poles; and a minimum of S' away from fire hydrants and fire department sprinkler and standpipe connections. • Drip irrigation is required wherever possible. Overhead spray irrigation is not allowed within 24"of any non-permeable surface. Planned.Development Overlay(PDO-14) 43 ' Gateway to Temecula B. Streetscapes The following text and figures describes the streetscapes contained in PDO-14. The streetscapes have been designed in a comprehensive manner to provide continuity within PDO-14 as well as compatibility with the existing, surrounding development. 1. Temecula Parkway The Temecula Parkway streetscape west of Gateway Drive is depicted on Figure 13a, Temecula Parkway Streetscape (West of Gateway Drive), and east of Gateway Drive on Figure 13b, Temecula Parkway Streetscape (East of Gateway Drive). Utilizing the Plant Palette (Figure 12), these streetscapes will be planted with an array of trees, shrubs and groundcovers. The portion west of Gateway Drive is above grade. The portion east of Gateway Drive is at grade; however, berming will be incorporated into this streetscape to complement the screen walls and landscaping. The existing landscaping and sidewalk, west of Gateway Drive will remain. • The sidewalk along Temecula Parkway between La Paz Road and 1-15 is existing with curb adjacent sidewalk. 2. Gateway Drive The Project entry is located on Gateway Drive, which takes access off of Temecula Parkway, immediately across from Bedford Court. The design of this entry is depicted on Figure 14, Gateway Drive Streetscape/Project Entry. This entry proposes multiple ingress and egress lanes, as well as a landscaped median. Focal elements, which provide a sense of arrival, are incorporated into the design of the Project entry. These elements include, but are not limited to: enhanced landscaping, monumentation, and textured paving. Incorporation of these elements will ensure a sense of vehicular arrival to PDO-14. Both sides of the Gateway Drive entry will include enhanced landscaping, which includes multiple layers of plantings of trees, shrubs and groundcover. Accent paving will be provided. 3. La Paz Road The La Paz Road streetscape is depicted on Figures 15a, La Paz Road Streetscape and Corner Treatments at Temecula Parkway and 15b, La Paz Road Streetscape and Corner Treatments at Vallejo Avenue. La Paz Road is at grade; however, berming will be incorporated into this streetscape to complement any screen walls and landscaping. Multiple layers of landscaping, including trees, shrubs and groundcovers will be installed on the La Paz Road streetscape. The sidewalk along La Paz Road, as well as a crosswalk at the La Paz Road and Temecula Parkway intersection, will connect off-site sidewalks to an enhanced Project pedestrian entry at the corner of La Paz Road and Temecula Parkway. The corner of Temecula Parkway and La Paz Road represents the primary pedestrian entry to PDO-14. Landscaping, monument signage, a sidewalk, and shade structures will be adjacent to this pedestrian entry. Three (3) separate shade structures will be located between the corner and along the walkway to the commercial retail in PA2. Each of these shade structures will tie into the overall gateway theme and will consist of ' Planned Development Overlay(PDO-14) 44 ' Gateway to Temecula the following: • 24" cube concrete seats. • 2' x 8'wood trellis framing, beyond fascia at 16"on center. • Large Spanish Style Pot, planted with vines that will grow into and over the trellis. 10" Corten Steel(or equivalent)fascia. • 2' x 8'wood crossbrace at each end, with non-galvenized malleable washers. • Trellis wire at each end of the vine. 4. Vallejo Avenue The Vallejo Avenue Streetscape is depicted on Figure 16a, Vallejo Avenue Streetscape Plan, Figure 16b, Vallejo Avenue Street Section, and Figure 16c, Vallejo Avenue Street View. Vallejo Avenue is considered the Project's most sensitive edge, as this is the rear of PDO-14 and it abuts the existing, large-lot, single-family development. Special attention has been paid to this edge and its interface with the neighbors. PDO-14 does not show any additional roadway improvements, but rather, utilizes the right-of-way (ROW) as an expanded landscape area that will serve to soften and obscure views to the site. An eight-foot (8') wide decomposed granite (D.G.) trail is proposed along Vallejo Avenue and will connect to a sidewalk on La Paz Road. A gated access for emergency access only will be located on Vallejo Avenue. This access will be a minimum of 30' in width. ' Within this enhanced landscape area is: • Multiple layers of landscaping, both on site and within the ROW. • A bens (varied heights)that will provide a visual barrier to the site. • A wall (varied heights) that will be atop the berm and will provide additional aesthetic relief, as well as mitigation from any noise and light. • An eight-foot(8')wide D.G. trail. • A three-foot(T) high 2 rail fence. • Landscaping materials that will discourage potential gathering or loitering, such as sharkskin agave, or other approved species, as listed on Figure 12, Plant Palette. ' Planned Development Overlay(PDO-14) 45 PDO-14 Gateway to Temecula Existing Pine Trees to reman and 8'Wide D G protect n place typ viii I _ _ — i 6'Tubular Steel 6'War on i on 7 mound 7 mound .r • i II m II Building II 1+ b o l 6'WideEasement \elm i I at Property Line -- ll ° a See Figure 12 for all tree and shrub botanical and common names OVERALL LANDSCAPE PLAN - FIGURE 77 All trees shall be planted to avoid the overhead power lines per the SCE clearance requirements Page 46 PDO-14 Gateway to Temecula SrMBOI AB3REW1Pp1 BOTANICAL NAME COMMON NAME SIZE NUMBER REMARKS 1 WATER USE TREES. - - - • • ACA STE. ACACIA STENOPHYLLA SHOESTRING ACACIA 15 GAL = _OOUBLE STAKE /HEIGHT 8-10' SPRLAD J 4' MIN L ARB, MAR. ARBUTUS MARINA ARBUTUS 24' BOX - DOUBLE STAKE /HEIGHT 8-10' SPREAD 3'-4' MIN. L CHI. TAS CHITALPA TASHKENTENSIS FLOWERING CHITALPA 15G./ 24.8 15 GALLON ON SLOPES k 24' BOX STREET TREES L • LAG. F. 'T.' LAGERSTROEMA fAUERI 'TUSCARORA' RED CRAPE MYRTLE 24' BOX - DOUBLE STAKE /HEIGHT 6-10' SPREAD Y-i MIN. L • OE E 'S.H.' GLEA EUROPEA 'SWAN HILL FRUITLESS OLIVE 24' BOX = DOUBLE STAKE /HEIGHT 8-10' SPREAD X-4.—MIN. L • OUE. SLAB. OIERCUS SOBER CORK OAK 36' BOX OWBLE STAKE /HEIGHT 10'-12 SPREAD 5'-6' MN L PLA. A. 'B.G.' PLATANU$ ACERIFOLIA 'BLOODfi00D' LONDON PLANE TREE 24' BOX DOUBLE STAKE /HEIGHT 8-10' SPREAD 3'-4' MIN Y SHRUBS' O CAL V 'L.,I.' CALLISTEMDN VININALIS 'LITTLE ,K)HN' DWARF BOTTLE BRUSH 5 GAL _ FLOWERING SHRUB O 3' OZ L HES. PM HESPERALOE PARNRORA RED YUCCA 5 GAL ACCENT SHRUB O 3. O.0 (ALSO USE N POTS) L • HET. ARB. HE7ERONELES ARBUOFOLM TOYON S GAL _ LARGE SCREEN SHRUB O 5 O.C. L ANA FLA, ANAGOZANTHUS FLAVIOUS 'VELVET' KANGAROO PAWS I GAL _ ACCENT SHRUB O 3' O.0 (ALSO USE N POTS)I PER ATR. PEROVSKM ATRIPUC6"GLA RUSSIAN SAGE S GAL SCREEN SCRUB O 5 0C L ACA. 'S. AGAVE SHARKSKIN SHARKSKIN AGAVE L _ LARGE ACCENT SHRUB O 5 O.C. ALSO JSE N POTS L • LEU. F G-C,' LEUCOPHYLLUM FRLITKX75UM 'GR. CLOUD' TEXAS RANGER 5 GAL - LARGE SCREEN SHRUB O S' OC L ROS. G.C.R. W59AGREEN CARPET RED' RED GROUN COVER ROSE 1'GAL _ IACCENT GROUNOCOVER O 3 OC. ALSO USE IN POTS M W SAL GRE SALVM GREGGI AUTUMN SAGE 5 GAL _ ACCENT SHRUB O 3' O.C. L VINES: CLYTOSTOMA CALLES'EGIOIDES LAVENDER TRUMPET VINE 5 GAL - ATTACH TO WALL M OS. BUC. LIDISTICTUS BUCCINITORIUS RED TRUMPET VINE 5 GAL ATTACH TO WA-L M FIC. REP. FICUS REPENS CREEPING FIG 5 GAL - ATTACH TO WA_L Y MULCH k GROUNDCOVER' NOT SHOWN WOOD MULCH FOREST BLEND WOOD MULCH MEDIUM GRIND WOOD MULC 3' MAX, AS REO'D, 3' DEEP - NSTA_LEO N ALL SHRUB PLANTING AREAS TYP . BAC P. 'P.P' BACCHARIS P�UTARIS 'PIOGEON POINT' PROSTRATC COYOTE BUSH 1 GAL - GROUNDLOVER TRIANGULAR SPARING O 5 O.C. L MYO PAR. MYOPORUM PARVIFOLIUM PROSTRATE MYOPORUM 1 GAL _ GROUNGCDVER TRIANGULAR SPACING O 5 OC L NOT SHOWN dUN PAT JVNCU$ PATENS CALIFORNIA RUSH 1 GAL. _ GRASS - TRIANGULAR SPACING O 3 O.0 IN BASINS y PLANT PALETTE - FIGURE 12 Page 47 PDO-14 Gateway to Temecula -- -- R.O.W. Temecula Parkway —Existing PlenOng to Raman �N r See Figure 12 for all tree and shrub botanical and common names TEMECULA PARKWAY STREETSCAPE (WEST of GATEWAY DRIVE) - FIGURE 13a Page 48 PDO-14 Gateway to Temecula Btidvg Scream WW Screen Wall Screen Wall Trellis r- - —.1 ID Bu rg S I �o � Monument Sign Basin —Catcrete Walk — _ — R.O.W - . _______ _______ ----- Temecula Parkway -f See Figure 12 for all tree and shrub botanical and common names TEMECULA PARKWAY STREETSCAPE (EAST of GATEWAY DRIVE) - FIGURE 13b Page 49 PDO-14 Gateway to Temecula See Fgure 12 for all tree and shrub botanical and common names v' L \ .1 1 . r . L t, 11 r C1,N Ii111✓Y V 1 L , i . •� fey arrow.9v:,.k I� r Piro A-wrt Fenn. GATEWAY DRIVE STREETSCAPE/ PROJECT ENTRY- FIGURE 14 Page 50 ROw PDO-14 Gateway to Temecula I H �r��orn rnwol�• M"T10, IT rocu uwn ti,Y'rMO -1 -- ' nn�� 1 squcrut —Tn.� stZian ' ' Y I PMIkING Y Ir 1 b i 1 1\ 'jLcW BUILDING Screen Well 1 Concrete Welk MonurMm Sian srMDEO SFAIIMG AREAS ...�w...."• alreeeE Seebrq Ane! Co npte Welk Id See Figure 12 fa all tree and shrub botanical LA PAZ ROAD STREETSCAPE and CORNER and wmmw names TREATMENTS at TEMECULA PARKWAY- FIGURE 15a Page 51 PDO-14 Gateway to Temecula Vallejo Avenue t 0 ----------- ------'`— 4 ,1 � n 8'Wide D G. Trail 2 Rail Fence oo!n r � ' 1 sides of Trail �r • ► ,,�f,1 is Existing Trees to Remain • 1 r. • , Screen Wall 1 Existing Tree to Remain Ir PARKING LL Existing Tree to Remain F 1 iii� 1 f p 1 Concrete Walk See Figure 12 for all LA PAZ ROAD STREETSCAPE and CORNER tree and shrub botanical TREATMENTS at VALLEJO AVENUE -FIGURE 15b and common names Page 52 PDO-14 Gateway to Temecula Vallejo Avenue End of Wall and Start of T.S. Fence - 2 Rail Fence Bike Path F _ 8' Wide D.G. Trail —6' Wall on 2' mound 6' HighTubular Living Wall UN Steel Fence on Height Varies 2' mound See Figure 12 tar all tree and shrub botanical and common names VALLEJO AVENUE STREETSCAPE PLAN - FIGURE 16a Page 53 PDO-14 Gateway to Temecula VALLINO AVENUE BIKE PATH PARKING AREA PARKWAY PLANTING 8' WIDE D.G. TRAIL 2 RAIL FENCE BOTH SIDES OF TRAIL MOUNDED PLANTING 6' HIGH WALL ON 2' MOUND. CHANGES TO 6' HIGH TUBULAR STEEL FENCE ON A 2' MOUND AT LOCATION SHOWN ON PANS. VALLEJO AVENUE STREETSCAPE SECTION-FIGURE 16b Pa"64 PDO-14 Gateway to Temecula LARGE EVERGREEN SHRUBS BUILDING IN THE OLIVE TREF BACKGROUND - VINES ATTACHED o'HIGH TO THE TUBULAR SCREEN WALL OAK TREE STEEL FENCE M l W)UNU ARBUTUS TREE 5'HIGH TUBULAR STEEL FENCE ON 7 HIGH MOUND M6/ A AM 2.2 RAIL FENCE ON EACH EDGE OF D G.TRAIL —2-2 RAIL FENCE ON EACH BUILDING ON —STREET EDGE EDGE D F V.G TRAIL THE PAD BELOW VALLEJO AVENUE STREET VIEW - FIGURE 16c Page 55 ' Gateway to Temecula C. Walls, Fences and Emergency Gate Walls provide edges, grade retention, spatial definition and privacy, but will also enhance the design character of PDO-14. Their design is encouraged to reflect the community environment through recalling historic wall design with materials. stone or masonry unit size and joinery. Materials, texture and color should be used to make walls visually interesting and compatible with the architectural and landscape architecture design. Walls and fences are particularly critical along the Project's most sensitive edge — Vallejo Avenue. Figure 17a, Master Wall and Fence Plan depicts the overall wall and fence concept for PDO-14. Figure 17a, Master Wall and Fence Plan shows the location for a variety of walls: • A 6' high wall along Vallejo Avenue. This wall rises from 6' on the mound to 8' at each side of the exit gate and shall connect to Building D" • A 6' high tubular steel fence along Vallejo Avenue beginning at the termination of the 6' wall and continue to the west property line. Vines will be planted on the fence for additional screening. • A 4' high wall adjacent to drive-thrus(for screening). • A 3' high 2 rail fence along Vallejo Avenue on either side of the D.G. trail. • A planted "Tensar Sierra Slope Living Wall" shall be incorporated along the northwestern portion of the site. Typical design and aesthetic should be as depicted below. • A "Tensar Rock Wall" shall be incorporated adjacent to and southerly of Vallejo ' Ave. Typical design and aesthetic should be as depicted below. Y Tensar Sierra Slope Living Wall after installation. ' Planned Development Overlay(PDO-14) 56 Gateway to Terrecula Slope Tensar Sierra Oil Tensar Z�x 11 �► , i. Rock. Figure 17b, Wall and Fence Elevations . . . . depicted above, Figure 17c, Vallejo Avenue Emergency Access Gate depicts the locked Planned Development Overlay DO ' Gateway to Temecula emergency access gate for PDO-14. This access will be a minimum of 30' in width and shall be equipped with a knox rapid entry system. • Fences and walls should be minimized along public and private street right-of-way. • Walls should be stepped to follow the terrain. • Landscaping should be used to soften walls. • Landscape materials will complement the architectural theme. • Stone veneer, masonry, block and wrought iron combinations are acceptable. • Wood fence material should be of the quality to stain so as to prevent rotting and weathering. • Walls may be covered with stucco in colors suitable to the architectural theme. • Stone surfaces may remain natural and unpainted. • Materials, colors and textures shall be varied to create interest and relieve visual monotony. • Barbed wire, wire, electrically charged fences, corrugated metal, chain link, and grape-stake fencing is prohibited. ' Planned Development Overlay(PDO-14) 58 A PDO-14 Gateway to Temecula V Avenue aMnoa b S'at Me e..i . 111HIli lull, LrvMq Was ° Bulrnn � g Ow I a a a Con a a I O ' Wal Legend WHO O @ eO gales �- 6 Hqh Wall .I on a 2'Mound 4'High Well 6 High Tubular St" - Fence on a 2'mount W!vinee 2 Rat Fence Lnrine Wall MASTER WALL and FENCE PLAN-FIGURE 17a Page 59 R%T TAIL SLUTS :;N P;:%T% AS JED L. TO AILL(,h M i ELUATION CHAViEl., PDO-14 Gateway to Temecula LIEMEN -LST-TYPICAL. PAY POST 6-�- L "OLI RAIL T°P 9M r:, -w- W�LLJM .11N IYJr BETE FC)TING. A EL,4 L .. LEAF F -Tv r ,;v 7.-,LA, 1EL, P,) T T') . 9QKV 47 �-I r I VAX f.\,.-?ETE FNISHI yI_ V14A::TEJ: NATIVE WATEq(AL SECTION fht (,OX Twn Rail Fence(White) RAIL T- rc\,,,Li C,R*F*ALL t. FI% GRC Tubuler Stsell Ferm*111%Vkm ELEVATION Note The two rail fence along Vallejo Avenue shall be 3' high BEYOND I,,—Fkrend,, ea -w..".�,. M 71.01 4 TALL DRIVE THRU Rotor to Figure 9 AMMM*P= SCREEN WALL Rear Wall Elevation 04106,06 WALL and FENCE ELEVATIONS -FIGURE 17b =raml ivied. Page 60 PDO-14 Gateway to Temecula CONCRETE CAP SO, T S. BARS-4" r .. -r, ': •.' •:P�r_r.�4i_J_T_idT.i_PP� r�iY��J'`i Pic f:•• r � - ♦♦i�•1.�.S�♦♦'.1i.r♦1 i.iR♦••N•i�♦.i,E rN♦♦i i H r�♦.i_'�♦♦i�.r.i.'�♦♦i•rri�♦Ji•'�♦♦i•rri.♦•.•i.'r••i_•ri�♦.i.r'••.�•.iL•♦i��'� :. r , MOUND TRANSITIONS TO GRADE 3/16' X r TYFICAL BOTH SIDES ON STL TUBES. WELD ALL AROUND tYP Note: The gate shall be equipped with a knox rapid entry system VALLEJO AVENUE EMERGENCY ACCESS GATE - FIGURE 17c Page 61 ' Gateway to Temecula D. Common Space Elements Figure 18a, Outdoor Gathering Area Plans, Figure 18b, Outdoor Gathering Area Examples, and Figure 18c, Outdoor Furniture Examples, depict the potential development of common space elements in PDO-14. The name and manufacturer of the element has been provided as a guideline. A product of equal, or superior quality may also be permitted. These areas will be located at several locations in PDO-14 for outside enjoyment of commercial spaces. These spaces may contain, at a minimum: • Enhanced colored concrete paving: • Pedestrian Path: Top cast#3, saw cut joints @ 72" on center each way, 45 degree orientation • Seating Areas: Top cast # 3, saw cut @ 36" on center each way, 45 degree orientation • Tables. • Chairs. • Benches. • Umbrellas or permanent shade structures. • Misters. • Covered walkways. • Trellis covered walkways. • Wine barrel or terra cotta planters. ' The retailer is free to add additional items as desired in order to enhance the outdoor space. ' Planned Development Overlay(PDO-14) 62 PDO-14 Gateway to Temecula WE PEDESMAN PATH OECONAIiY! COWA67E TOPCAST03 OW031 ED SPAWSN U O.C.[AM $"U TEMACORA PLANTER SEAT,RC AREAL COLORO COWIM }� EEWMIS TV Gmr P 1 DECOMTM JON PArrFN/4'0 C EMN WRY 'r % � ' 1 r- I 1 j Cacao FM / Aaw M ""� • . � sn.a.a s...,o w... �J �emeG�l�ParkWSY OUTDOOR GATHERING AREA PLANS-FIGURE 182 Page 63 PDO-14 Gateway to Temecula TYPICAL TRELLIS STYLE COVERED COVERED WALKWAYS WALKWAYS • AND OUTDOOR SEATING !rte rp _ 1 ENHANCED CONCRETE ✓ ,• 'k WINE BARREL PLANTERS �; ^•� TYPICAL TRELLIS STYLE COVERINGS OUTDOOR GATHERING AREA EXAMPLES - FIGURE 18b Page 64 BwKh uMU 3n ry P10"VAM&Wt � � u� r_ i_ �� .• :i (or approved equivaient) I • • • • I .I,LI,I,LLIJ,IJJ,I,LI,Id,LLI,I,LI,I,W,LLI,I IJLI,1 11. Abr OUTDOOR Page 65 1 EXHIBIT B ' AMENDED ZONING MAP/GENERAL PLAN LAND USE MAP 1 Proposed General Plan Land Use VL �d VL APN'.911.1700,: VL J MN:9Y[�t 79-01) APx:PT61>9-0t) HT Mx:9v-7 VL �c HT PO lip Proposed Zoning �d VL 4 4 VL Mx. 913a ro0tt Mx.IN-IM 413 PDO-14 APN.)u�vo-on 911.1ID-014 VL a W PO ©�