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HomeMy WebLinkAbout102902 CC/PC Jnt. Workshop AgendaIJrt compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (909) 694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II] AGENDA JOINT CITY COUNCIL/PLANNING COMMISSION AN ADJOURNED REGULAR WORKSHOP CITY COUNCIL CHAMBERS 43200 BUSINESS PARK DRIVE OCTOBER 29, 2002 - 7:15 P.M. At approximately 9:45 P.M., the City Council will determine which of the remaining agenda items can be considered and acted upon prior to 10:00 P.M. and may continue all other items on which additional time is required until a future meeting. All meetings are scheduled to end at 11:00 P.M. CALL TO ORDER: Mayor Ron Roberts Flag Salute: Councilman Naggar ROLL CALL: Councilmembers Comerchero, Naggar, Pratt, Stone, Roberts Planning Commissioners Guerriero, Mathewson, Olhasso, Telesio, Chiniaeff PUBLIC COMMENTS A total of 30 minutes is provided so members of the public may address the Council on items that appear within the Consent Calendar or ones that are not listed on the agenda. Speakers are limited to two (2) minutes each. If you desire to speak to the Council on an item which is listed on the Consent Calendar or a matter not listed on the agenda, a pink "Request to Speak" form should be filled out and filed with the City Clerk. When you are called to speak, please come forward and state your name for the record. For all Public Hearing or Council Business matters on the agenda, a "Request to Speak" form must be filed with the City Clerk prior to the Council addressing that item. There is a five-minute (5) time limit for individual speakers. CITY COUNCIL/PLANNING COMMISSION REPORTS Reports by the members of the City Council/Planning Commission on matters not on the agenda will be made at this time. A total, not to exceed, ten (10) minutes will be devoted to these reports. R:~Agenda\102902 1 COUNCIL/COMMISSION BUSINESS 1 Genera[ Plan Land Use Issue Discussion RECOMMENDATION: 1.1 Review the Land Use planning issues and provide direction. ADJOURNMENT City Council next regular meeting: Tuesday, November 12, 2002, 7:00 P.M., City Council Chambers, 43200 Business Park Drive, Temecula, California. Planning Commission next regular meeting: Wednesday, October 30, 2002, 6:00 P.M., City Council Chambers, 43200 Business Park Drive, Temecula, California. R:~genda\102902 2 ITEM 1 APPROVAL CITY ATTORNEY " DIRECTOR OF FINANCE CITY MANAGER ,~c..) TO: FROM: DATE: SUBJECT: CITY OF TEMECULA AGENDA REPORT City Council/Pla~ommission Debbie Ubnosk'~,, Director of Planning October 29, 2002 Workshop on General Plan Land Use Issue Discussion PREPARED BY: David Hogan, Principal Planner RECOMMENDATION: Review the Land Use planning issues and provide direction. BACKGROUND: The City has hired Cotton/Bridges Associates to assist in updating the General Plan. Since this process began, the Council has appointed the Community Advisory Committee (CAC) to work with the staff and the consultant. An outline of the General Plan Update process is shown below. 1. Review of local situation and issues 2. Review of Goals and Policies 3. Development and selection of Land Use Alternatives 4. Preparation of the Draft General Plan 5. Preparation and circulation of an Environmental Impact Report (EIR) 6. Public hearing process/approval of Final General Plan and EIR The purpose of this meeting is to solicit comments and feedback from both the City Council and Planning Commission on the fundamental land use concepts that will provide the foundation for this General Plan Update process (Item No. 3 above). These suggestions will be incorporated into the draft General Plan when the document goes through the public hearing process. The CAC met and discussed these land use issues in May and June of 2002. The CAC's consideration of these issues included a field trip around the City and Planning Area. The items to be presented in more detail at the workshop include the following. · Future Land Use Concept Plans · Area Discussions o Mixed Use Areas o Rural Preservation Areas · French Valley Area Once the City Council and Planning Commission have provided direction on the Land Use Alternatives the consultant will be able to begin to draft the various Elements of the General Plan. When complete, the draft General Plan will be reviewed by the Advisory Committee as well as the community as a whole at an information meeting. The Draft General Plan will then be presented to the City Council and Planning Commission for comments. When all the major items are included in the draft General Plan, the draft environmental documents will be prepared and the public review/hearing process will begin. ATTACHMENTS: 1. Land Use Issue Workbook - Blue Page 3 ATTACHMENT NO. 1 LAND USE ISSUE WORKBOOK R:\GENPLAN\Comp Plan Upda(e\PC CC Mee[Ing2.doc 3 GENEKAL PLAN Land Use Paper Policy Planning Commission/City Session October 29, 2002 Working Council Joint Study The enclosed material will be discussed at the October 29joint Planning Commission and City Council study session. Commission and Council members should review this material prior to the study session and come prepared to discuss their opinions and experience regarding the identified areas, and provide direction to staff and the consultant team regarding identified land use and circulation issues. Please provide comments regarding current conditions and future opportunities in the selected study areas on the blanks provided in this worksheet. A separate attachment provides reference materials concerning the General Plan land use classification system, and a color map is enclosed depicting the proposed land use plan. PURPOSE The identification of land use and circulation policy direction is an important milestone in the General Plan program. This Joint Planning Commission / City Council workshop focuses on identification of a preferred land use plan by reviewing land use issues that have been considered by the Citizen Advisory Committee (CAC), and also reviews circulation issues and alternatives related to the General Plan update. General Plan land use policy will address three main items affecting future growth in Temecula: · Mixed Use Overlay Areas: Where and how to incorporate mixed use commercial and residential use within the City. · Rural Preservation Areas: Where and how topreserve rural communities within and surrounding Temecula. · Future Growth Area: How to influence the type and character offuture growth in the French Valley area. These three types of land use policy areas have been identified by City staff and CBA based on a review of existing vacant and developed land within the City, the existing General Plan land use designations of both vacant and developed sites, and zoning for both vacant and developed sites. A proposed land use plan is presented and defined in detail on the following pages. For each of the above-listed policy concerns, a number of areas within the City have been identified that present opportunities to achieve City objectives. The Planning Commission and City Council are asked to provide both written and oral comments regarding the proposed plan City of Temecula Cotton/Bridges/Associates General Plan Program 1 October 2002 and their preferred approach to each identified issue. The goal of the workshop is to obtain policy direction on these items, which will be further addressed by the Preliminary Draft General Plan and Environmental Impact Report (EIR). In order to familiarize the Commission and Council with the proposed land use classification system, a separate attachment to this working paper provides an explanation of land use expressed as intensity or density of development and a detailed description of the City's existing and proposed General Plan land use designations or categories. POPULATION PROJECTIONS - YEAR 2020 The General Plan will address a growth horizon of approximately 20 years. Based on information provided by SCAG and the California Department of Finance (DOF), the population of Temecula is anticipated to grow by approximately 33 percent between 2001 and 2020, from the current population of 62,107 to 82,536 in 2020. Similarly, the number of housing units in Temecula is expected to grow by 33 percent from the current 20,242 units to 26,924 units in 2020. Employment in Temecula is anticipated to increase by 103 percent from an estimated 20,880 jobs in 2000 to 42,462 jobs in 2020. To provide flexibility in relation to the housing market and the economy, the General Plan should accommodate a population that moderately exceeds projected growth. To account for these factors, a future population of approximately 100,000 within the current City boundary has been assumed. The recommended land use plan achieves this population level by emphasizing infill development and higher-density housing opportunities through creation of mixed use centers at strategic locations. Future development in other locations within the Planning Area adds to the 100,000 person total. TEMECULA PLANNING AREA The Planning Area for the General Plan encompasses all areas within the current City boundary, all areas within the City's Sphere of Influence (SOI), as well as areas immediately adjacent to the City. The Planning Area encompasses approximately 31,000 acres, and is shown on the attached proposed land use policy map. SUMMARY OF PROPOSED LAND USE PLAN With the exception of 4 mixed use overlay areas to be identified later in this memorandum, the proposed land use plan is based in large part on the City's existing General Plan. Existing General Plan designations have been adjusted within the current City boundary to reflect existing development, technical corrections to the previous General Plan map, and recent General Plan Amendments approved by the City. The City's Planning Area has been extended east from the existing City Boundary to Anza Road to encompass the wineries, agricultural and rural properties immediately adjacent to the City. The Village Centers proposed in the existing General Plan remain a part of the General Plan. The Nicolas Valley (in the northern part of the City) and properties previously held by City of Temecula Cotton/Bridges/Associates General Plan Program 2 October 2002 Native American tribes to the south of the City are preserved in a rural state. Land use designations applying to other properties throughout the City remain unchanged. Table 2, presented at the conclusion of this working paper presents the housing, population and non-residential square footage capacity of the proposed plan. Tables 3 and 4 provide comparable statistics for the current General Plan and existing (2002) land use, respectively. LAND USE FOCUS AREAS Given the built out nature of Temecula, land uses in most areas of the City will remain as they are today. The General Plan proposes land use changes within three types of focus areas identified within the City. The three types of areas are described below and identified on the proposed land use policy map accompanying this workbook. Mixed Use Overlay Areas - These areas, located within the City boundary and generally surrounding the 1-15 corridor, are characterized either by aging commercial centers, or vacant/underutilized land. They provide opportunities for creative reuse as commercial, residential, office, employment/technology, or mixed use centers. Four such areas have been identified within the City and discussed with the General Plan CAC. Within each area, a mixed use development overlay is proposed to encourage these uses. The CAC has generally expressed support for mixed use development in Temecula, and has raised no objection to mixed use at any of the specified locations. Rural Preservation Areas - These areas are located at the periphery of the City, and are characterized by existing rural residential uses. Modest agricultural activity, vineyards, and rural services also characterize many of these areas. Four Rural Preservation Areas have been identified. At these locations, the General Plan CAC has confirmed that rural residential, light agricultural, and vineyard uses should be preserved. Future Growth Area - This area, commonly known as French Valley, is the primary new growth area located outside the City, but within the City's sphere of influence. City staff has provided recommended uses in this area based on the current patterns of development and the City's desired level of residential, industrial, public/institutional, commercial, and open space uses in the area. Although the area is not within the formal land use control of the City, staff and the CAC recommend that these land uses be adopted as part of the City's General Plan. This will allow City staff to identify any future proposed land uses in the area that are inconsistent with City growth objectives. The remaining sections of this memorandum provide information regarding existing and proposed land uses for eight areas located throughout Temecula. Four of these areas, located primarily along the I-15 corridor, are identified as Mixed Use Overlay Areas. In these areas, a General Plan overlay is introduced that allows for integrated residential and non-residential uses, and increases the applicable density and intensity standards of the underlying land use categories. The remaining four areas are identified as Rural Preservation Areas. In these areas, the existing General Plan is presented and compared to existing land uses and Riverside City of Temecula Cotton/Bridges/Associates General Plan Program 3 October 2002 I LAND USE FOCUS AREAS J. County Integrated Program (RCI1~) land uses proposed for the area. The purpose of this latter exercise is to confirm that the existing City General Plan represents the community's desires for future land use in these areas. MIXED USE OVERI.AY AREAS The updated General Plan will address infill residential and commercial development within the City of Temecula through designation of up to four Mixed Use Overlay Areas. These areas, located within the City boundary and generally surrounding the 1-15 corridor, are characterized either by aging commercial centers, traditional commercial development, or vacant/underutilized land. They provide opportunities for creative mixed reuse as commercial, residential, office, or employment centers. Such reuse has become popular among developers and residents alike in recent years. Notable examples of this style of development that have recently been constructed throughout Southern California include Downtown Brea, the Grove (in mid-city Los Angeles), and Paseo Colorado (in Pasadena). BACKGROUND Mixed use in Temecula is a long-range planning concept. These developments are not envisioned to occur right away, and would not necessarily displace current commercial and industrial tenants in the identified areas. The type of mixed uses that are planned for the City are consistent with the Village Center concept expressed in the current General Plan. In some cases, residential units would be added within existing shopping centers and districts. In other cases, existing developments would be replaced with new mixed use projects. In either case, residential units may be introduced and development intensity will likely increase from current conditions. The diagram to the right illustrates the potential conversion of an existing retail shopping area into a mixed use community center. Creating a Village As a blueprint for future development, the updated General Plan will identify mixed use urban centers as a component of the cormnunity's vision, goals and policies. Once identified in these framework components of the Plan, the Land Use Element will establish a Mixed Use Overlay, specifying locations, density, and intensity requirements for each area. Permitted uses are City of Temecula Cotton/Bridges/Associates General Plan Program 4 October 2002 defined using the base land use designation as a guide for non-residential uses. Following completion of the General Plan update, the City will revise the Zoning Ordinance to establish more specific use, height, bulk, parking, landscaping, and other guidelines for these areas that are consistent with the guidance provided by the General Plan. Many programs within the City's recently approved Housing Element depend in large part upon the successful implementation of mixed use commercial and residential development in Temecula As an example, consider an area with a Community Commercial base designation and a Mixed Use overlay, such ~ as Winchester Road ~ Ynez Road. The Community , Commercial base designation establishes the permitted uses: - retail, professional offices, and service-oriented businesses. The Mixed Use overlay adds residential as a permitted use and potentially increases the maximum and target FARs that apply to the site. Such use variations would be permitted by right. The purpose of considering mixed use at each of the following locations is to determine if such mixed use is appropriate for each area, considering the unique merits of each site, as well as the will and interests of the community, Planning Commission, and City Council. As mentioned previously, mixed use would be addressed at each site using an overlay designation. A new land use designation, Mixed Use, would be added to the General Plan Land Use Classification System identified in a separate attachment to this working paper. Within this overlay designation, as listed in Table 1, the use provisions of the base land use designation still apply to sites within the overlay areas. The Mixed Use overlay allows residential development at a level between 10 and 30 units per net acre by right, up to a total (residential plus non-residential) development intensity of 1.5 FAR. Mixed uses are allowed by right within the identified area, subject to performance criteria for each area, to be established in the Zoning Ordinance following adoption of the General Plan. Permitted non- residential uses are determined by base land use designations. The Mixed Use overlay allows for potential addition of residential units, as well as potential increases in overall development intensity at each site. Table 1 Mixed Land Use Overlay Designation Range of Target Land Use DUs/Net DUs/Net Summary Description of Land Use Acre or Acre or Designation FAR FAR Mixed Land Use Overlay Designations MD( Mixed Use 10.0-30.0 20 Du/Ac Use provisions of base land use designation Du/Ac plus apply. Mixed use development, residential plus 1.0 FAR uses within the identified density range, and 0.25-1.5 FAR overall development intensity increases are allowed by right, subject to performance criteria established in the Zoning Ordinance. City of Temecula Cotton/Bridges/Associates General Plan Program 5 October 2002 AREAS AND OBJECTIVES The following four Mixed Use Overlay Areas are identified on the proposed land use policy map: 1. Jefferson Avenue 2. Winchester Road ~ Ynez Road 3. Rancho California Road ~ Ynez Road 4. South ofOld Town Within each area, the Planning Commission and City Council should consider if mixed use development would best fulfill the following objectives summarized from the General Plan Vision for the Future: · The local circulation system meets the needs of Temecula residents and businesses; · Businesses that are beneficial to the City locate and thrive in the community; · The quality of the City's environmental, park, open space, cultural, and scenic resources are enhanced; and · Diverse housing opportunities are available to meet the needs of all segments of the community, while protecting the character and value of existing single-family neighborhoods. DISCUSSION OF AREAS 1 - 4 In the sections that follow, existing Land Use, the existing General Plan, and the proposed General Plan are compared for each of the identified Mixed Use Overlay Areas. A summary of the net increase in dwelling units and/or non-residential square feet associated with the existing and proposed General Plans is also presented. MIXED USE OVERLAY AREA 1 - JEFFERSON AVENUE The Jefferson Avenue area includes all properties located along Jefferson Avenue north of Del Rio Road and south of the shopping area located at Jefferson Avenue and Winchester Road. Properties fronting on Overland Drive, Commerce Center Drive, Via Montezuma, Las Hacienda Street, and Calle Cortez are also included in the overlay area. Existing Land Use: This area is an aging mixed retail, service, and industrial corridor, characterized primarily by auto-oriented services, and includes all of the Winchester Square shopping center. Existing General Plan: The existing General Plan designates portions of the area as Community Commercial, Service Commercial, and Industrial Park, which allow a wide range of community retail, regional retail, service, cultural, and office uses. Existing land uses generally correspond to these designations within this area. Under current general plan density and intensity regulations, this site contributes approximately 2,174,000 non-residential square feet to the citywide total. City of Temecula Cotton/Bridges/Associates General Plan Program 6 October 2002 Proposed General Plan: Under the proposed plan, a Mixed Use overlay is placed upon the area. Permitted uses are determined by underlying General Plan land use designations, while density and intensity are determined by the overlay. Within the overlay, residential units at a density between 10 and 30 units per net acre are allowed by right, up to a total (residential plus non-residential) development intensity of 1.5 FAR. Assuming a target residential density of 20 units per net acre, and a target FAR of 1.0 for analysis purposes, this site could contribute as much as 1,224 units, 4,000,000 non-residential square feet, and 3,752 population to the citywide totals. Comments and Direction for Mixed Use Overlay Area 1: MIXED USE OVERLAY AREA 2 - WINCHESTER ROAD ~ YNEZ ROAD The Winchester/Ynez area includes all properties located southeast of Winchester Road, southwest of Ynez Road, northwest of Overland Drive, and northeast of I- 15. Existing Land Use: The site is the location of the Palm Plaza shopping center, an aging retail center with less than optimal circulation access. One side of the center is essentially closed- off, as it directly faces 1-15. Existing General Plan: The existing General Plan designates the entire area Community Commercial, allowing for retail, professional office, and service-oriented businesses including supermarkets, department stores, theaters, restaurants, professional and medical offices, and specialty retail stores. Existing land uses are fully consistent with the current General Plan at this location. Under current general plan density and intensity regulations, this site contributes approximately 562,000 non-residential square feet to the citywide total. Proposed General Plan: Under the proposed plan, a Mixed Use overlay is placed upon the area. Permitted uses are determined by the Community Commercial land use designation, while density and intensity are determined by the overlay. Within the overlay, residential units at a density between 10 and 30 units per net acre are allowed by right, up to a total (residential plus non-residential) development intensity of 1.5 FAR. Assuming a target residential density of 20 units per net acre, and a target FAR of 1.0 for analysis purposes, this site could contribute as much as 344 units, 1,124,000 non-residential square feet, and 1,054 population to the citywide totals. City of Temecula Cotton/Bridges/Associates General Plan Program 7 October 2002 Comments and Direction for Mixed Use Overlay Area 2: MIXED USE OVERLAY AREA 3 - RANCHO CALIFORNIA ROAD ~ YNEZ ROAD Existing Land Use: The Rancho Califomia/Ynez area is composed of the Tower Plaza and Rancho California Town Center areas, as well as adjacent High Density Residential and Open Space areas to the northeast of Rancho California Town Center. Existing General Plan: The existing General Plan designates most of the area Community Commemial, allowing for retail, professional office, and service-oriented businesses including supermarkets, department stores, theaters, restaurants, professional and medical offices, and specialty retail stores. Portions of the site are also designated High Density Residential and Open Space. Existing land uses are fully consistent with the current General Plan at this location. Under current general plan density and intensity regulations, this site contributes approximately 182 units, 1,411,000 non-residential square feet, and 556 population to the citywide totals. Proposed General Plan: Under the proposed General Plan, a Mixed Use overlay is placed upon the area. Permitted uses are determined by the Community Commercial, High Density Residential, and Open Space land use designations, while density and intensity are determined by the overlay. Within the overlay, residential units at a density between 10 and 30 units per net acre are allowed by right, up to a total (residential plus non-residential) development intensity of 1.5 FAR. Assuming a target residential density of 20 units per net acre, and a target FAR of 1.0 for analysis purposes, this site could contribute as much as 952 units, 3,110,000 non-residential square feet, and 2,918 population to the citywide totals. Comments and Direction for Mixed Use Overlay Area 3: City of Temecula Cotton/Bridges/Associates General Plan Program 8 October 2002 MIXED USE OVERLAY AREA 4 - SOUTH OF OLD TOWN The South of Old Town area is located along Front Street, south of First Street and north of the SR-79 SoutldI-15 interchange. Existing Land Use: Many of the lots within this corridor are vacant, and the area's location immediately adjacent to Old Town and the 1-15 freeway present a great opportunity for mixed use development incorporating residential uses. Existing General Plan: The existing General Plan designates the area a combination of Service Commercial and Highway Tourist Commercial, allowing a wide range of commercial services, all of which are essentially auto-oriented. Portions of the site are also designated High Density Residential and Medium Density Residential. Several of the lots within the area are currently vacant. Uses on developed lots are generally consistent with the existing General Plan. Under current general plan density and intensity regulations, this site contributes approximately 124 units, 653,000 non-residential square feet, and 379 population to the citywide totals. Proposed General Plan: Under the proposed General Plan, a Mixed Use overlay is placed upon the area. Permitted uses are determined by the Service Commercial, Highway Tourist Commercial, High Density Residential, and Medium Density Residential land use designations, while density and intensity are determined by the overlay. Within the overlay, residential units at a density between 10 and 30 units per net acre are allowed by right, up to a total (residential plus non-residential) development intensity of 1.5 FAR. Assuming a target residential density of 20 units per net acre, and a target FAR of 1.0 for analysis purposes, this site could contribute as much as 792 units, 2,587,000 non-residential square feet, and 2,427 population to the citywide totals. Comments and Direction for Mixed Use Overlay Area 4: RURAL PRESERVATION AREAS The land use element of the updated General Plan will also address rural areas within the City limits and surrounding Temecula within the Planning Area. The Citizen Advisory Committee considered future land uses within four Rural Preservation Areas, and have expressed a desire to retain these areas much as they are today. Each of these areas is characterized by rural development. Public services and utilities are present in some areas, but are not built to support urban levels of service. Existing residents City of Temecula Cotton/Bridges/Associates General Plan Program 9 October 2002 within many of these areas have grown accustomed to the rural lifestyle, and have in the past expressed an interest in the areas remaining rural. One of the areas contains many of the wineries and agricultural properties located along Rancho California Road east of the existing City boundary. In this area, the goal of rural preservation is to ensure that urban uses do not encroach on winery operations. In all of the Rural Preservation Areas, no difference exists between the existing and proposed General Plans. Our goal is to determine if the General Plan and land use designations proposed for the areas are consistent with the community's desires for the future of such areas. Many of the areas are located outside the City's current corporate boundary but within the City's Planning Area. These areas are under the planning jurisdiction of Riverside County. Future uses for these areas are being proposed as a part of the Riverside County Integrated Program (RCIP). The RCIP represents the County's future planned land uses for these areas. The areas surrounding Temecula are addressed in the RC1P through the Southwest Area Plan (SWAP). Where possible in the sections that follow, the SWAP land uses for each of the Rural Preservation Areas are provided and discussed in conjunction with City proposed uses. AREAS AND OBJECTIVES The following four Rural Preservation Areas are identified on the proposed land use policy map: 1. Nicolas Valley 2. Winery and Agricultural Properties East of Temecula 3. Anza Road ~ SR-79 South 4. Rainbow Canyon and Golden Oak Ranch Areas Within each area, the Planning Commission and City Council should consider if the General Plan and land uses proposed for the area fulfill the following objectives summarized from the Vision for the Future: · Adequate public services are provided concurrently with new development. · The quality of the City's environmental, park, open space, cultural, and scenic resources is enhanced. · The unique appeal of the wineries is preserved and supports regional tourism. City of Temecula Cotton/Bridges/Associates General Plan Program 10 October 2002 DISCUSSION OF AREAS ! - 4 In the sections that follow, existing land use, the proposed General Plan, and SWAP land uses for the area are discussed. Council and commission members are asked to provide concrete feedback regarding continued rural use of the areas. RURAL PRESERVATION AREA 1 - NICOLAS VALLEY Existing Land Use: The Nicolas Valley area consists of larger-lot, lower density residential uses and vacant land located in the northeast comer of the City. The area is traversed by Nicolas Road, the Butterfield Stage Road extension, and the Second San Diego Aqueduct. In addition, Santa Gertmdis Creek runs through the area. Proposed General Plan: The proposed General Plan designates the entire area as either Very Low Density Residential or Open Space. The Very Low Density Residential allows residential development between 0.2 and 0.4 units per net acre. Uses on developed lots are generally consistent with the General Plan, although several of the lots within the area are vacant. RCIP Southwest Area Plan: The SWAP does not address the Nicolas Valley area, as it is fully within the Temecula City Limits. Should rural residential development be maintained at this location? Why or why not? RURAL PRESERVATION AREA 2 - WINERY AND AGRICULTURAL PROPERTIES EAST OF TEMECULA This large area consists of all properties west of Anza Road, north of SR-79 South, east of the current City boundary, and south of Vista Del Monte Road. Rancho California Road provides the main access to the area from the City. Existing Land Use: The area includes many of the major wineries in the Temecula Valley, in addition to several valuable agricultural and rural residential properties. The area has historically been an agricultural, rural community. Proposed General Plan: The City of Temecula wishes to plan for the area to recognize the important role the wineries and agriculture play in the history and future success of the City. The proposed General Plan designates portions of the area as either Rural Residential (0.1-0.2 Du/net acre), Very Low Density Residential (0.2-0.4 Du/net acre), or Vineyards/Agricultural (0.01-0.1 FAR and 0-0.1 Du/net acre). Uses on developed lots are generally consistent with the General Plan, although several of the lots within the area are vacant. City of Temecula Cotton/Bridges/Associates General Plan Program 11 October 2002 RCIP Southwest Area Plan: The SWAP designates the area a mix of Agricultural (applying mainly to a stretch of wineries along Rancho California Road) and Rural Residential (<0.2 du/ac). Should vineyard, agricultural, and rural residential development be maintained at this location? Why or why not? RURAL PRESERVATION AREA 3 - ANZA ROAD ~ SR-79 This area consists of properties along Temecula Creek Road south of SR-79 and west of Anza Road, as well as properties located east of Anza Road, south of SR-79, and southwest of Monte Verde Road. Existing Land Use: This area is agricultural and rural in character today, although it is located immediately adjacent to the Vail Ranch and Wolf Creek areas within the City. Proposed General Plan: The proposed General Plan designates portions of the area as either Vineyards/Agricultural (0.01-0.1 FAR and 0-0.1 DuJnet acre), Very Low Density Residential (0.2-0.4 Du/net acre), or Low Density Residential (0.5-2.0 Du/net acre). Uses on developed lots are generally consistent with the General Plan, although many of the lots within the area are vacant. RCIP Southwest Area Plan: The SWAP designates the area a mix of Agricultural and Low Density Residential (2-5 du/ac). More dwelling units would be permitted in the area under this plan. Should rural residential development be encouraged at this location, or should residential densities be increased to more urban levels? Why or why not? RURAL PRESERVATION AREA 4 - RAINBOW CANYON & GOLDEN OAK RANCH AREAS This area consists of properties within the Rainbow Canyon and Golden Oak Ranch acquisition areas. Both areas are located south of Pala Road and east of Rainbow Canyon Road, and are immediately adjacent to the Pechanga Entertainment Center and Bureau of Land Management preservation areas. City of Temecula Cotton/Bridges/Associates General Plan Program 12 October 2002 Existing Land Use: Existing land uses are extremely rural in nature, and topography presents a major constraint to future development. Proposed General Plan: The proposed General Plan designates portions of the area as either Hillside Residential (0-1 Du/net acre), Rural Residential (0.1-0.2 Du/net acm), Very Low Density Residential (0.2-0.4 Dudnet acre), or Open Space. Uses on developed lots are generally consistent with the General Plan, although many of the lots within the area are vacant. RCIP Southwest Area Plan: The SWAP designates the area a mix of Rural Mountainous (<0.1 du/ac) and Rural Residential (<0.2 du/ac). A similar, although slightly smaller number of dwelling units would be permitted in the area under this plan. Should rural residential development be encouraged at this location, or should residential densities be increased to more urban levels? Why or why not? FUTURE GROWTH AREA The land use element of the General Plan will also set forth policies and programs to guide future growth in the French Valley area north of Temecula. This area is currently under the land use jurisdiction of the County of Riverside. The majority of the French Valley area is within Temecula's sphere of influence, meaning that the City must be consulted regarding proposed development projects. Developing and promoting a land use plan for this area will express the City's objectives and recognizes that how the French Valley area develops in the future has a direct impact on quality of life in Temecula. FUTURE GROWTH AREA 1 - FRENCH VALLEY This area consists of all properties east of Winchester Road, south of Keller Road, west of Washington Street, and north of the current City boundary. Existing Land Use: The area is characterized by isolated single-family subdivisions of varying density ranging from Rural Residential (0-0.2 du/acre) to Low Medium Density Residential (3-6 du/acre). Key institutional uses include the French Valley Airport and adjacent Sheriff's facility. Much of the area is currently either vacant, or set aside for open space. Proposed General Plan: The proposed General Plan designates a large portion of the area for either Rural Residential (0-0.2 du/acre) or Low Medium Density Residential (3-6 du/acre) City of Temecula Cotton/Bridges/Associates General Plan Program 13 October 2002 use. A small pockets of existing Very Low Density Residential (0.2-0.4 du/acre) use is preserved on Auld Rd. Key sites for construction of multiple family housing at Medium (7-12 du/acre) or High (13-20 du/acre) densities are proposed along Benton Road and the east side of Winchester Road north of the Airport. A large area surrounding the Airport is proposed for Industrial Park uses, to provide additional local employment opportunities for Temecula residents and to ensure compatible non-residential development in areas surrounding the Airport. Community commercial uses are proposed near residential areas along Benton Road and Pourroy Road. Areas for schools and parks are set aside within the proposed neighborhoods, and substantial areas are set aside for open space uses. RCIP Southwest Area Plan: The Southwest Area Plan (SWAP) proposes a variety of residential, commercial, industrial and institutional uses for the area, but does not establish a predominate land use pattern to guide future growth within the French Valley. The residential densities permitted within the SWAP are generally similar or higher than the City's proposed uses for most areas in the French Valley. Many of the Low and Low Medium Density areas identified by the City are proposed to be developed at a similar density under the SWAP. Many of the Very Low Density and Rural Residential areas identified by the City are proposed for higher densities under the SWAP. The SWAP proposes Commercial Office uses for the area surrounding the Airport. Commercial uses are proposed to support residential uses throughout the area, and areas similar to those identified by the City are set aside for open space. Comments and Direction for Future Growth Area 1: CITYWIDE LAND USE COMPARISONS The tables on the following pages provide statistical breakdowns of the proposed General Plan (Table 2), current General Plan (Table 3) and existing (2002) land uses (Table 4) at a citywide level. City of Temecula Cotton/Bridges/Associates General Plan Program 14 October 2002 Table 2 Proposed (2003) General Plan Statistical Summary Projected Non- Projected Residential Net Housing Square Feet Projected Land Use Category Acres~ Units2 (1,000s) Population3 Residential Land Use Categories HR Hillside 1,460 146 -- 447 RR Rural 3,459 692 -- 2,121 VL Very Low 2,381 714 -- 2,190 L Low 1,576 2,049 -- 6,280 LM Low Medium 7,400 33,300 -- 102,064 M Medium 660 6,272 -- 19,222 H Hish 450 7,421 -- 22,744 Commercial and Office Land Use Categories NC Neighborhood Commercial 108 -- 1,178 -- CC Community Commercial 575 -- 7,513 -- HTC Highway/Tourist 213 -- 2,789 -- SC Service 368 -- 4,809 -- PO Professional Office 280 -- 6,104 -- ! Light Industrial Land Use Designation 1P Industrial Park I 1,888 I '- I 32,900 I -' Public/Institutional Land Use Designation :PI Public/Institutional I 1,069 I -- I 13,965 I -- ' Open Space Land Use Designations VA Vineyards/Agriculture 2,230 223 2,914 683 OS Open Space 6,843 ...... Mixed Land Use Overlay M/X Mixed Use Overlay 414 3,312 10,820 10,151 TOTAL 31,376 54,129 82,993 165,903 Notes: 1 - Existing net acreage (2002): 26,580 3 - Existing Population (2002): 72,715 2 - Existing housing units (2002): 23,543 These statistics are based on areas identified within the City of Temecula, the Temecula Sphere of Influence, and areas within the Temecula Planning Area that are not within the Sphere of Influence. For Mixed Use Overlay areas, 40 percent of the total overlay area is assumed to be residential, 60 percent is assumed to be non-residential. City of Temecula Cotton/Bridges/Associates General Plan Program 15 October 2002 Table 3 Current (1994) General Plan with Technical Modifications Statistical Summary Projected Non- Projected Residential Net Housing Square Feet Projected Land Use Category Acres~ Units2 (1,000s) Population3 Residential Land Use Categories HR Hillside 1,460 146 -- 447 'PR Rural 3,459 692 -- 2,121 VL Very Low 2,381 714 -- 2,190 £ Low 1,576 2,049 -- 6,280 LM Low Medium 7,400 33,300 -- 102,064 M Medium 673 6,393 -- 19,593 H High 461 7,606 -- 23,312 Commercial and Office Land Use Categories NC Neighborhood Commercial 108 1,178 -- CC Community Commercial 805 -- 10,518 -- HTr Highway/Tourist 231 3,019 -- SC Service 428 5,597 -- PO Professional Office 280 6,104 -- Light Industrial Land Use Designation IP Industxial Park I 1,928 I '- I 33,601 I -- Public/Institutional Land Use Designation PI Public/Institutional I 1,076 I ] 14,057 I -' Open Space Land Use Designations VA Vineyards/Agriculture 2,230 223 2,914 683 OS Open Space 6,878 ...... TOTAL 31,376 51,123 76,989 156,691 Notes: 1 - Existing net acreage (2002): 26,580 3 - Existing Population (2002): 72,715 2 - Existing housing units (2002): 23,543 These statistics are based on areas identified within the City of Temecula, the Temecula Sphere of Influence, and areas within the Temecula Planning Area that are not within the Sphere of Influence. City of Temecula Cotton/Bridges/Associates General Plan Program 16 October 2002 Table 4 Existing (2002) Land Uses by General Plan Category Estimated Non- Estimated Residential Net Housing Square Feet Estimated Land Use Category Acres~ Units2 (1,000s) Population3 Residential Land Use Categories HR Hillside 1,062 106 -- 328 RR Rural 2,674 535 -- 1,652 V£ Very Low 1,958 675 -- 2,084 L Low 826 1,111 -- 3,431 LM Low Medium 4,770 21,675 -- 66,966 M Medium 387 3,690 -- 11,400 H High 295 4,881 -- 15,079 Commercial and Office Land Use Categories NC Neighborhood Commercial 43 468 -- CC Community Commercial 579 7,564 -- HTC Highway/Tourist 9I 1,189 -- SC Service I98 2,587 -- PO Professional Office 42 915 -- Light Industrial Land Use Designation IP Industrial Park 17391 -' I 12,883 I -- Public/Institutional Land Use Designation PI Publicanshtutional I 831 I I 10,857 I -- Open Space Land Use Designations VA Vineyards/Agriculture 2,255 226 2,947 697 OS Open Space 6,583 ...... Vacant Land VAC Vacant Land 8,044 ...... TOTAL 31,376 32,897 39,411 101,636 Notes: I - Existing net acreage (2002): 26,580 3 - Existing Population (2002): 72,715 2 - Existing housing units (2002): 23,543 These statistics are based on areas identified within the City of Temecula, the Temecula Sphere of Influence, and areas within the Temecula Plann'mg Area that are not within the Sphere of Influence. City of Temecula Cotton/Bridges/Associates General Plan Program 17 October 2002 ATTACHMENT LAND USE POLICY WORKING PAPER City of Temecula Cotton/Bridges/Associates General Plan Program 18 October 2002 LAND USE POLICY WORKING PAPER -- ATTACHMENT LAND USE DENSITY AND INTENSITY This workbook uses certain terminology to describe land use designations. The term density is used for residential uses and refers to the population and development capacity of residential land. Density within this workbook is described in terms of dwelling units per net acre of land (du/acre), exclusive of existing or proposed streets and rights-of-way. Development intensity, which applies to non-residential uses, refers to the extent of development on a parcel of land or lot (i.e., the total building floor area square footage, building height, the floor area ratio, and/or the percent of lot coverage). Intensity is often used to describe non-residential development levels; but in a broader sense, intensity is also used to describe overall levels of both residential and non-residential development types. In this workbook, floor area ratio and building floor area square footage are used as measures of non-residential development intensity. Floor area ratio (FAR) expresses the intensity of use on a lot. The FAR represents the ratio between the total gross floor area of all buildings on a lot and the total land area of that lot. For example, a 20,000 square foot building on a < lot width ) 40,000 square foot Floor Area Ratio Illustrated lot yields an FAR of 0.50. A 0.50 FAR describes a single-story building that covers half of the lot, a two-story building covering approximately one-quarter of the lot, or a four-story building covering one- eighth of the lot. LAND USE CLASSIFICATION SYSTEM The proposed land use classification system has 16 General Plan land use designations. These land use designations serve to provide a rational and ordered approach to land use development and maintenance of public uses and open space by identifying the types and nature of development allowed in particular locations throughout the Planning Area. The General Plan land use designations are grouped according to the following uses: Residential; Commercial and Office; Light Industrial; Public/Institutional and Open Space. The land use categories also provide guidance for identifying and analyzing alternatives for future land uses within the Planning Area. Table 1 provides a description of General Plan land use designations within the Planning Area and a corresponding indication of the range of density or intensity of development permitted within each designation. The maximum allowable development on individual parcels is governed by these measures of density or intensity, which are intended as policy-level guidance for future development within the City. These and other General Plan land use policies are implemented through the City's Zoning Ordinance. The Residential categories include seven designations that allow for a range of housing types and densities. The non-residential categories include a variety of designations, such as Neighborhood Commercial, Community Commercial, Professional Office, and Industrial Park to promote a range of revenue- and employment-generating businesses. The Public/Institutional designation allows for the provision of important public facilities. Other land use designations include Vineyards/Agriculture and Open Space. A Mixed Use overlay is introduced as a part of this General Plan update to encourage mixed residential, retail, office, and civic uses in areas identified as good candidates for urban revitalization. For various reasons, many parcels in the community have not been developed to their maximum density or intensity. Future development is expected to occur at the target level of density or intensity stated in Table 1 for each land use designation. For residential projects, development at a density between the target and maximum levels may only occur for the Hillside, Rural, Very Low, Low and Low Medium designations, at the discretion of the Planning Commission/City Council in exchange for special public benefits. The amenities or public benefits provided are intended to satisfy a need over and above the minimum requirements of the General Plan and other City policies and regulations. It is assumed that some residential development will occur below the target level of density and some development will occur above the target level based on the provision of public amenities or benefits within the residential categories described above. For purposes of analyzing the impacts of the General Plan, the target level of density for the land use designations is assumed. A target level of density is not established for the Medium and High designations so as not to preclude or discourage the development of affordable housing. However, for purposes of analyzing the impacts of the General Plan, a probable level of development within the Medium and High designations is assumed. Table 1 Land Use Classification System Range of Target Land Use DUs/Net DUs/Net Summary Description of Laud Use Acre or Acre or Designation FAR FAR~ Residential Land Use Desi mations HR Hillside < 0.1 Du/Ac 0.1 Du/Ac Very low density housing in areas best suited for hillside open space or with severe development constraints. RR Rural 0.1-0.2 Du/Ac 0.2 Du/Ac Very low density housing compatible with light agricultural activities and vineyards. V£ Very Low 0.2-0.4 Du/Ac 0.3 Du/Ac Single-family detached homes on large lots with a rural ranchette character of development. L Low 0.5-2.9 Du/Ac 1.3 Du/Ac Single-family detached homes on larger lots with a custom character of development. LM Low Medium 3.0-6.9 DuJAc 4.5 Du/Ac Typical single-family neighborhoods, inclucVmg single-family detached, single- family zero lot line, patio homes, and duplexes. M Medium 7.0-12.9 9.5 Du/Ac Attached and detached residential Du/Ac development. Includes single-family zero lot line, patio homes, duplexes, townhouses, and multi-family garden apamnents. H High 13.0-20.0 16.5 Du/Ac Attached residential development, including Du/Ac multi-family or garden apartments. Commercial and Office Land Uae Designations NC Neighborhood 0.20-0.40 FAR 0.25 FAR Small scale food markets, drug stores, clothing stores, sporting goods, offices, hardware stores, child care centers, other retail and personal services, community facilities. CC Community 0.25-1.0 FAR 0.30 FAR Retail, professional office, and service- oriented business including supermarkets, department stores, theaters, restaurants, professional and medical offices, and specialty retail stores. HT Highway/Tourist 0.25-1.0 FAR 0.30 FAR Commercial development oriented to the needs of tourists, including lodging, auto service stations, restaurants, convenience stores, gift shops, and entertainment centers. SC Service 0.25-1.5 FAR 0.30 FAR Commercial uses that require extensive floor area, including home improvement stores, discount retail stores, furniture stores, auto dealerships, and light automotive service. PO Professional Office 0.30-1.0 FAR 0.50 FAR Primarily single or multi-tenant offices, including legal, design, engineering, medical, corporate, government, and community facilities. Range of Target Land Use DUs/Net DUs/Net Summary Description of Land Use Acre or Acre or Designation FAR FARl Light Industrial Land Use Designation IP Industrial Park 0.30-1.5 FAR 0.40 FAR Business and employment centers including professional offices, research and development, laboratories, light manufacturing, storage, industrial supply, and wholesale businesses. Public/Institutional Land Use Designation PI Public/institutional 0.20-0.70 FAR 0.30 FAR Public and private uses including schools, transportation facilities, government offices, public utilities, libraries, museums, public art galleries, hospitals, and cultural facilities. Open Space Land Use Desi ~mations VA Vineyards/Agricultore 0.01-0.1 FAR 0.03 FAR Rural, agricultural, and vineyard uses in 0-0.1 Dn/AC 0.1 Du/Ac areas around Temecula. One dwelling unit is permitted per lot, as are non-residential buildings necessary to support vineyard or agricultural operations. OS Open Space 0.01-0.1 FAR N/A Public and private areas of permanent open space for such uses as parks, golf courses, recreation facilities, natural open space, recreation trails, greenbelts, lakes, utility easements, active fault zones, and undevelopable portions of floodplains along waterways. 1-Assumed level of development citywide. Since the development which has occurred to date has not reached the maximum allowed level of density or intensity, future development is expected to be less than the maximum on a citywide basis. Therefore "target" levels of density/intensity are used in projecting future development. The target density/intensity establishes a ceiling within the range which cannot be exceeded without Planning Commission/City Council approval. The target density/intensity does not apply to the Medium and High Density residential designations. Sources: CBA, Inc., City of Temecula, 2002. The various land use designations for Temecula are described below in greater detail. These designations are organized into the six major land use groupings identified previously: Residential; Commemial and Office; Mixed Use; Light Industrial; Public/Institutional; and Open Space. RESIDENTIAL LAND USE DESIGNATIONS Residential uses are intended to be the principal and dominant use within each of the residential designations. Other uses such as public facilities/utilities, churches, schools, agriculture, community care and family day care facilities (as defined in the California Health and Safety Code), which are determined to be compatible with residential areas may also be allowed in accordance with the Development Code. The General Plan provides for seven residential designations as defined below. HR Hillside Residential (Less than 0.1 Dwelling Unit per Acre Maximum): The Hillside Residential category is intended to provide for the development of very low density housing in areas that are best suited for open space or have severe constraints for development, such as steep hillsides with slopes over twenty-five percent, limited access and public services, fire hazards and other environmental concerns. The typical lot size for the Hillside Residential designation is 10 acres with one dwelling unit permitted per lot, however, clustering of development may be appropriate to minimize grading requirements and impacts to environmentally sensitive areas. RR Rural Residential (0.1 - 0.2 Dwelling Units per Acre Maximum): Rural Residential is a new land use designation introduced as part of this General Plan update. This category is intended to provide for development of very low density housing that is compatible with light agricultural activities and vineyards located east of the City. These areas typically are characterized by limited access and rural services, and a portion of the land on each lot may be utilized for agricultural purposes. The minimum lot size for the Rural Residential designation is 5 acres with one dwelling unit permitted per lot, however, clustering of development may be appropriate to minimize impacts to environmentally sensitive areas or to preserve valuable agricultural or vineyard lands. Larger lot sizes are expected to be found in areas with steep topography or other site constraints. VL Very Low/Rural Density Residential (0.2 - 0.4 Dwelling Units per Acre Maximum): The Very Low Density designation is intended to provide for the development of single- family detached homes on large lots with a rural ranchette character of development. This designation is also consistent with large lot residences that keep horses and other animals, or utilize a portion of the land for agricultural production. Typical lot sizes are 2.5 acres, however, clustering of development may be appropriate to minimize grading requirements and impacts to environmentally sensitive areas. L Low Density Residential (0.5 - 2.9 Dwelling Units per Acre Maximum): The Low Density designation is intended to provide for the development of single-family detached homes on larger lots with a custom character of development. Typical lot sizes range from 0.5 to 2.0 acres, however, clustering of development may be appropriate to minimize grading requirements and impacts to environmentally sensitive areas. LM Low Medium Density Residential (3.0 - 6.9 Dwelling Units per Acre Maximum): The Low Medium Density designation is intended to provide for typical single-family neighborhoods. The range of housing types includes single-family detached, single-family zero lot line, patio homes and duplexes. Congregate care facilities could be approved as a conditional use in accordance with the provisions of the City Development Code. M Medium Density Residential (7.0 - 12.9 Dwelling Units per Acre Maximum): The Medium Density Residential designation is intended to provide for the development of attached and detached residential development. Typical housing types may include single- family zero lot line, patio homes, duplexes, townhouses, and multi-family garden apartments. Congregate care facilities could be approved as a conditional use in accordance with the provisions of the City Development Code. H Higher Density Residential (13 - 20 Dwelling Units per Acre Maximum): The Higher Density designation is intended to provide for the development of attached residential developments. Typical housing types include multi-family or garden apartments. Congregate care facilities could be approved as a conditional use in accordance with the provisions of the City Development Code. Increases in the density for congregate care may be allowed under special provisions of thc Development Code. The housing types that may be built within each General Plan residential designation are shown in Table 2. (The various housing types are illustrated on pages 2-25 to 2-28 of the existing General Plan Land Use Element. They are photocopied and provided for your reference as an appendix to this workbook.) Table 2 General Plan Residential Densities/Housing Type Correlation Hillside Rm:al Very Low Low Low- Medium Higher Housing Type 0.1 Du/Ac ' 0.2 Du/Ac 0.4 Du/Ac 2 Du/Ac Med. 12 Du/Ac 20 max. max. max. max. 6 Du/Ac max. Du/Ac Single-Family Detached · · · · · Single-Family Zero Lot Line · · Single-Family Patio O · Duplex · · Towmhouse · · · Multiple-Family/Garden Apartment · · Mobile Home · · COMMERCIAL AND OFFICE LAND USE DESIGNATIONS The General Plan provides for five commercial and office land use designations, as described below. NC Neighborhood Commercial (Floor Area Ratio of 0.25 to 0.4): The Neighborhood Commercial designation includes smaller-scale business activities that generally provide retail or convenience services for the local residents in the surrounding neighborhood. Typical uses include: traditional small scale food markets (usually less than 30,000 square feet), drag stores, clothing stores, sporting goods, offices, hardware stores, child care centers, other retail and personal service uses, and community facilities. Neighborhood commercial centers usually are developed on less than ten acres of land and range between 25,000 and 75,000 square feet. Projects should be compatible in design and scale with adjacent residential areas, and should be designed to encourage pedestrian usage. CC Community Commercial (Floor Area Ratio of 0.25 to 1.0): The Community Commercial designation includes retail, professional office, and service-oriented business activities which serve the entire community. Community commercial areas typically include: neighborhood commercial uses as well as larger retail uses including supermarkets, department stores, theaters, restaurants, professional and medical offices, and specialty retail stores. Community Commercial uses usually comprise from 10 to 50 acres of land, and include in excess of 100,000 square feet. HT Highway/Tourist Commercial (Floor Area Ratio of 0.25 to 1.0): The Highway/Tourist Commercial designation is intended to provide for uses located adjacent to major transportation routes and may be oriented to the needs of tourists and recreation enthusiasts. Highway/Tourist Commercial development should be appropriately located and developed as clusters of commercial development rather than as shallow commercial frontage along major streets. Typical uses may include: tourist accommodations and lodging facilities, automobile service stations, restaurants, convenience stores, gift shops, and entertainment centers. The facilities should be well-landscaped and provide an attractive visual image. SC Service Commercial (Floor Area Ratio of 0.5 to 1.5) The Service Commercial designation is intended to provide for commercial uses that typically require extensive floor area. Typical uses include: home improvement stores, discount retail stores, furniture stores, and auto dealerships and light automotive service. Warehousing and manufacturing may be incidental uses within a business that is consistent with the Service Commercial designation. PO Professional Office (Floor Area Ratio of 0.3 to 1.0) The Professional Office designation includes primarily single or multi-tenant offices and may include supporting uses. Office developments are intended to include low-rise offices situated in a landscaped garden arrangement and may include mid-rise structures at appropriate locations. Typical uses include legal, design, engineering, or medical offices, corporate and governmental offices, and community facilities. Supporting convenience retail and personal service commercial uses may be permitted to serve the needs of the on-site employees. The development of mixed-use projects including compatible/complementary mixtures of office, support commercial, residential, and services, is allowed through the Planned Development Overlay process of the City Development Code. LIGHT INDUSTRIAL LAND USE DESIGNATION IP Industrial Park (Floor Area Ratio of 0.4 to 1.5): To reflect the nature of the industrial community in Temecula and its contributions to the economy, the Business Park designation provides for well-designed business and employment centers that offer attractive and distinctive architectural design, innovative site planning, and substantial landscaping and visual quality. Typical uses may include: professional offices, research and development, laboratories, light manufacturing, storage, industrial supply, and wholesale businesses. The development of mixed-use projects including compatible/complementary mixtures of office, support commercial, residential, and services, is allowed through the Planned Development Overlay process of the Development Code. PUBLIC/INSTITUTIONAL LAND USE DESIGNATION PI Public and Institutional Facilities (Floor Area Ratio of 0.4 to 0.7): The public and institutional facilities designation is intended for a wide range of public and private uses including: schools, transportation facilities, government offices, public utilities, libraries, museums, public art galleries, hospitals, and cultural facilities. To the extent possible, public and institutional facilities should be clustered in activity centers to reinforce other uses and benefit from access to alternative modes of transportation. The public/institutional uses designated on the Land Use Plan are either existing facilities or planned uses based on the best available information. Additional public and institutional uses, including churches and day care facilities, may be developed in the residential or non-residential land use designations under the procedures established in the City Development Code. OPEN SPACE LAND USE DESIGNATIONS VA Vineyards and Agriculture (Floor Area Ratio of 0.01 to 0.1, 0 to 0.1 Dwelling Unit per Acre Maximum): This is a new designation proposed for the General Plan Update. It is intended to promote rural, agricultural, and vineyard uses of properties located to the east of the City within the Planning Area. Continued operation of vineyards and agricultural businesses on these properties are vital to the economic health of the City. Through this designation, they are set aside for these purposes in the future. One dwelling unit is permitted per 10 acres of land in this designation. Non-residential buildings necessary to support vineyard or agricultural operations, as well as retail sales, tasting rooms, and restaurants are also permitted. OS Open Space/Recreation (Floor Area Ratio of 0.01 to 0.1) The Open Space/Recreation designation includes both public and private areas of permanent open space for such uses as parks, golf courses recreation facilities, natural open space, recreation trails, greenbelts, lakes, utility easements, active fault zones, and undevelopable portions of floodplains along waterways. This designation is intended to include: lands acquired by easement, fee and other methods sanctioned by state and federal law for parkland, for preservation of biological and cultural resources, and for protecting public safety from flood, seismic and other hazards. Only accessory buildings or those structures related to parks and recreation facilities are intended for open space lands. This designation may also accommodate certain commercial outdoor recreation uses as a conditional use in accordance with the City Development Code.