Article XVII — Bedford Court Planned Development Overlay District 16

Sections 17.22.302 through 17.22.316 shall be known as "PDO-16" (Bedford Court Planned Development Overlay District). (Ord. 2025-07, 5/27/2025)

The purpose of the Bedford Court Planned Development Overlay District ("PDO-16") 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 primarily localserving commercial uses, in a manner that is respectful to adjacent development. The project will contain site-specific development standards and design guidelines which will include buffers and screening to the existing single-family residential units located to the south of the project site. (Ord. 2025-07, 5/27/2025)

• A. The permitted uses for the Bedford Court Planned Development Overlay District are described in Section 17.22.308 .

• B. Except as modified by the provisions of Sections 17.22.308 , 17.22.310 , 17.22.312 , or 17.22.316 , 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 Municipal Code that are in effect at the time the application is deemed complete.

  3. Temecula Objective Design Standards for Multifamily and Mixed-Use Developments.

  4. Any other relevant rule, regulation, or standard that is in effect at the time an application is deemed complete.

• (Ord. 2025-07, 5/27/2025)

PDO-16 is located at the terminus of Bedford Court, easterly of the I-15 freeway, and westerly of Temecula Parkway, and is intended to provide for the development of primarily local-serving commercial uses on approximately 1.88 gross acres.

PDO-16 is designed with common architectural massing and materials, a complementary color palette, and with consistent landscaping throughout the site, which will result in a comprehensive and cohesive development. PDO-16 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 buffering and setback requirements that go beyond those permitted by the underlying zoning designation, especially those pertaining to a car wash.

Table 1, Schedule of Permitted Uses , depicts the permitted and conditionally permitted uses that are allowed in PDO-16. Permitted uses are shown as a "P," conditionally permitted uses are shown as a "C."

Table 1 Schedule of Permitted Uses

Description of Use

G

Notes:

• 1 Subject to the supplemental development standards contained in Chapter 17.09 of the City's Municipal Code.

• 2 Subject to Chapter 9.10 (Entertainment License) and Chapter 9.11 (Regulation of Private Security Operators).

Notes:

• 3 Senior housing residential projects shall use the residential performance and development standards for the high-density residential zone. Congregate care facilities shall use the residential performance standards.

• (Ord. 2025-07, 5/27/2025)

• A. PDO-16 proposes one planning area, as depicted on Figure 1, Overall Site Plan. PDO-16 will be relatively close in grade to the existing Bedford Court roadway. Reference Figure 2, Conceptual Grading.

• B. PDO-16 shall comply with the development standards set forth in Table 2, Development Standards Bedford Court PDO-16.

Notes:

• 1 Height limits do not apply to masts, belfries, clock towers, chimney flues, elevator bulkheads, etc., provided they are located further than 50' from adjacent residences.

• 2 Accessory structure height shall not exceed 20'.

• 3

  • Unless otherwise specified in any applicable noise study.

• 4 Minimum required landscaped open space area does not include any necessary planting within the right-of-way.

Notes:

• Project will incorporate design features that will ensure compliance with city's noise ordinance requirements for external and internal noise standards.

• C. PDO-16 Parking Requirements.

  1. The following parking requirements shall apply to PDO-16:

     • a. Parking requirements for PDO-16 shall be determined based on the specific use listed in Table 1, above, in accordance with city of Temecula Municipal Code Section 17.24.040 , unless otherwise specified below.

  2. The following requirements shall apply for drive-thru restaurants:

     • a. One parking space/seventy-five s.f. (gross) is required for drive-thru restaurants. (Note: patios are not counted in the parking calculation.)

     • b. Required Americans with Disabilities Act (ADA) spaces, electric vehicle (EV) charging station spaces, and motorcycle stalls shall be provided.

  3. The following requirements shall apply for car washes:

     • a. The maximum number of vehicles allowed in the wash tunnel x 2.5 is the requirement for a car wash.

     • b. Parking spaces shall include spaces for short-term parking associated with drying and vacuuming vehicles, required ADA drying and vacuuming spaces, and required EV charging station spaces.

Reciprocal access and parking shall be provided throughout PDO-16. A reciprocal access and parking agreement shall be approved by the City, and recorded against the property, prior to the recordation of a final map.

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(Ord. 2025-07, 5/27/2025)

• A. Setting and Location. PDO-16 is comprised of approximately 1.88 gross acres located at the terminus of Bedford Court, easterly of the I-15 freeway, and westerly of Temecula Parkway.

• B. Existing Site Conditions. The site is currently vacant and undeveloped. The project site is relatively flat with no areas of topographic relief. On-site elevation ranges from 1,014 to 1,025 feet above mean sea level. Soils on-site have been mechanically disturbed and heavily compacted from historic land uses (i.e., grading, routine weed abatement, illegal dumping, staging and stockpiling activities, and surrounding development). Drainage within the subject property generally flows to the west.

• C. Surrounding Land Uses and Development. PDO-16 is bordered by high density housing to the south, Highway Tourist Commercial to the immediate east and PDO-14 to the east across Temecula Parkway, Highway Tourist Commercial to the north, and I-15 to the west. The PDO-16 Project site is shown as the black bordered area in the aerial photo below.

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Source: Map My County https://gis1.countyofriverside.us/Html5Viewer/index.html? viewer=MMC_Public

(Ord. 2025-07, 5/27/2025)

• A. Architectural Design Guidelines.

  1. Overall Project Theme. PDO-16 has been designed by taking inspiration from a contemporary agrarian architectural style. This building style tends to focus on incorporating local materials into structures with farmhouse elements that are often rustic, organic, and comfortable, as conceptualized in Figure 3, Car Wash Elevation Examples and Figure 4, Coffee Shop Elevation Examples. The buildings are designed with common architectural massing and materials and a complementary color palette. The elements used reflect the city of Temecula Design Guideline requirements, while at the same time allowing for the ease of brand identification.

Additional details are included below. When all of these architectural guidelines are utilized together, the comprehensive essence of PDO-16 will be attained.

2. Massing and Scale. 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-16. Buildings within PDO-16 may be up to thirty feet in height (as measured from finished pad elevation. Internal to the project, buildings shall be sited in such a manner as to not impede, or seem to dominate, the adjacent buildings.

3. Articulation of Design.

   • 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 contemporary nature within PDO-16. Variations in color and material consistent with the standards established in Figure 3, Car Wash Elevation Examples and Figure 4, Coffee Shop Elevation Examples shall be utilized 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 360° architecture. 360° architecture means the appropriate articulation of all building facades, including variation in massing, roof forms, and wall planes, as well as surface articulation to create shadow patterns and massing shapes that contribute to a building's character. It is expected that the highest level of articulation will occur on the front facade and facades visible from streets; however, similar and complementary massing, materials, and details are encouraged to be incorporated into the other building elevations. The use of elements such as overhangs, trellises, and awnings will be used to lend character to the building.

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• 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-16 and are discussed in greater detail below:

• Building Plotting Concepts

• Streetscapes

• Vehicular Circulation

• Pedestrian Circulation

• Lighting

• Water Quality Management Plan (WQMP)

Reference Figure 1, Overall Site Plan , as well as the Figures in Section 17.22.016 (Landscape Design Standards) of PDO-16.

1. Building Plotting Concepts. Building masses should be articulated to avoid long straight building facades and create enclosed patios and pedestrian spaces where possible. The plotting of buildings shall take into account shade elements and maximize shade created by surrounding buildings.

2. Vehicular Circulation. Vehicles enter the Project site via Bedford Court and may travel throughout the site in two directions via a loop system. Directional signage for drive-thrus shall be provided. Uses within the site shall take access off of the Project circulation loop/roadway. Circulation throughout the site shall comply with applicable Building and Fire codes and stacking shall comply with any queueing analyses prepared for the uses.

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 and monumentation. Incorporation of these elements will ensure a sense of vehicular arrival to PDO-16. 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.

• Low freestanding walls incorporating simple, tasteful signage with pilasters, balustrades, finials and other embellishments may be proposed.

• All driveway dimensions, with the exception of those adjacent to any mid-rise structures, shall be a minimum of twenty-four feet wide. Dimensions for driveways adjacent to midrise structures shall comply with Building Code requirements.

3. Pedestrian Circulation. A pedestrian circulation system, interconnected by ADA compliant walkways and sidewalks, shall be provided consistent with Figure 5, Walkways and Pedestrian Linkages Plan. Decorative hardscapes shall be provided at the Project entry and at pedestrian crossings consistent with Figure 8, Overall Landscape Plan.

4. Lighting. Exterior lighting can provide safe and effective evening character illumination for the pedestrian and vehicular areas of drive aisles, sidewalks, and walkways through PDO16. Design should reflect the concept and character of PDO-16 through illumination level, light fixture type, finish color and location.

   • a. Residential Interface. Special attention shall be paid to the interface of PDO-16 and the existing residences to the south. 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:

     • Use low level bollards on-site for portions of the project site that are adjacent to the residences.

• Fully shield all lights that are taller than bollards.

  • b. 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.

    • Lighting shall be low-voltage/high-efficiency whenever possible.

    • Lights shall be focused downward to ensure pedestrian safety and way finding.

    • Footpath lights are acceptable as a means to illuminate a secondary path.

    • Inset stairway and stair step lights are encouraged to ensure pedestrian safety and way-finding.

    • Building mounted lighting fixtures shall 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 6, Lighting Examples

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5. Water Quality Management Plan (WQMP). Ultimate design of PDO-16 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-16:

   • Filtration BMP.

   • Harvest & Use.

   • Self-Treated Areas.

• Bio Retention Planters.

6. Additional Site Design Parameters. The following are additional site design considerations that will be required within PDO-16:

   • a. Acoustical Buffers. Acoustical buffers will be required for any car wash use. In order to reduce any noise impacts from these uses to the adjacent residences to the south, the following design features shall be required:

     • All blowers associated with drying vehicles and vacuums used for cleaning interiors of vehicles shall be oriented away from residences to the south.

     • All blowers shall be internalized.

     • Blowers shall utilize a muffler/silencer, shall meet or exceed current industry standards for noise reduction, and shall be implemented as required by any applicable noise study.

     • Absorptive material shall line the last fifteen feet of the tunnel exit on the walls and ceiling and shall be implemented as required by any applicable noise study.

• All noise emanating from the blowers and vacuums shall be lower than the City's threshold for noise at the property line for any residential sensitive receptor.

  • b. Drive-Thrus. Noise and light impacts from drive-thru operations within PDO-16 will be addressed through design and strategic siting of the noise and light generating activities. The existing screen wall, as currently constructed, is sufficient to prevent vehicle lights from impacting residences to the south. If any new walls are proposed in the future, they must also sufficiently screen vehicle lights. The following design features shall be required:

    • Drive-thrus shall be screened from the public right-of-way and from the residences to the south. If utilizing a speaker box, it shall be oriented away from the existing residences.

    • Landscape screening shall be provided along the property edges in order to provide additional means of reducing any potential noise and lighting impacts.

    • A pickup window canopy structure shall be provided. Canopies must be architecturally integrated and shall utilize similar materials as the other shade structures on site.

Reference Figure 11a, South Edge/Existing Residential Edge Condition (Car Wash) and Figure 11b, South Edge/Existing Residential Edge Condition (Coffee Shop) provided in Section 17.22.016 (Landscape Design Standards) of PDO-16.

• c. Trash Enclosures. The following design features, as depicted on Figure 7, Trash Enclosure, shall be required:

  • Trash enclosures should be separated from adjacent parking stalls with a minimum of five feet wide (interior clear dimension) planter and a twelve inches 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 shall be designed with similar finishes, materials, and details as depicted on Figure 3, Car Wash Elevation Examples , and shall be screened with vines and 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.

  • A pedestrian entrance to the trash enclosure shall be provided so that large access doors do not have to be opened.

  • Enclosures shall not be visible from primary entry drives.

  • Enclosures shall have a concrete apron onto which trash/recycling containers will be rolled for collection.

  • 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-16 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(J) . of the Supplemental Development Standards of the City's Municipal Code.

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• e. Mechanical Equipment and 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.

(Ord. 2025-07, 5/27/2025)

• A. Landscape Elements. The landscape design of PDO-16 shall conform to Section 17.08.060 (Commercial/Office/Industrial Districts, Landscape Standards) of the City's Municipal Code, unless otherwise specified below. Figure 8, Overall Landscape Plan , and Figure 9, Plant Palette , have been developed to provide the guidance for the landscape theme for PDO-16.

Landscape plans shall be required as a part of any Development Plan or Conditional Use Permit for PDO-16 and shall include the following:

• A combination of ornamental plants and the use of drought-tolerant plant materials.

• Streetscape planted with a minimum twenty-four inches box specimen size street tree spaced at thirty feet on center spacing (maximum) with a combination of five-gallon and one-

gallon shrubs and ground cover.

• Common landscaped with appropriate shrubs, trees and ground cover and maintained by a Master Property Owners Association for PDO-16.

The following shall also be required as a part of any Development Plan or Conditional Use Permit for PDO-16:

• Sidewalks at building entries only shall be a minimum of eleven feet wide where adjacent to head in parking to allow for car bumper overhang. Additionally, a minimum landscape strip of six feet is required and shall be provided between a building and parking where there is no pedestrian space.

• One landscaped finger island shall be provided per every ten spaces. Landscape islands shall be a minimum of five feet (inside dimension) in width to allow for tree growth and to avoid tree trunks from being hit. These shall also include a one foot-six inches combination curb/step out.

• Exceptions to this requirement shall be allowed underneath car wash vacuum canopies and adjacent to required ADA paths of travel.

• Trees and shrubs shall be placed a minimum of five feet away from water meter, gas meter, or sewer laterals; a minimum of ten feet away from utility poles; and a minimum of eight feet away from fire hydrants and fire department sprinkler and standpipe connections.

• Drip irrigation is required wherever possible. Overhead spray irrigation is not allowed within twenty-four inches of any nonpermeable surface.

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• B. Project Entry and Edge Conditions. The following text and figures describe the streetscapes contained in PDO-16. The streetscapes have been designed in a comprehensive manner to provide continuity within PDO-16 as well as compatibility with the existing, surrounding development.

  1. Bedford Court Project Entry. The Project entry is located on Bedford Court. The design of this entry is depicted on Figure 10, Bedford Court Project Entry . Utilizing the Plant Palette (Figure 9), both sides of the entry will include enhanced landscaping, which includes trees and shrubs.

2. Southern Edge/Existing Residential. The southern edge of the Project site is depicted in Figure 11a, South Edge/Existing Residential Edge Condition (Car Wash) and Figure 11b, South Edge/Existing Residential Edge Condition (Coffee Shop). Utilizing the Plant Palette (Figure 9), this edge of the site will be planted with an array of trees, shrubs, dense and groundcovers, along with earth berms adjacent to the car wash for additional noise mitigation.

• C. Walls and Fences. Walls provide edges, grade retention, spatial definition, and privacy. Walls and fences are particularly critical along the Project's southern edge, as it is the most sensitive edge. The following guidelines shall apply to PDO-16:

  • 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.

Reference Figure 12, Wall and Fence Plan.

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(Ord. 2025-07, 5/27/2025)