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SECTION 1: INTRODUCTION
1.1 Project Summary
The T riangle i s a pproximately 6 4.3 a cres i n s ize a nd t he n ame r eflects i ts l ocation i n t he triangle of land bounded by Murrieta Hot Springs Road to the north, I-15 to the southwest, and I-215 t o t he southeast. Exhibit 1-1 illustrates the regional setting of the project. Exhibit 1-2 shows an aerial view of the local vicinity. The location is optimal for the planned mixed-use development that incorporates offices, shopping, hotel, entertainment and restaurant spaces as part of an integrated commercial and business complex. This development brings a vibrant mix of uses to the City of Murrieta and western Riverside County, creating a regional center of activity. The Triangle combines the best features of a mixed-use development with a modern, progressive retail and entertainment center.
The Triangle Specific Plan incorporates a maximum of 1,767,914 square feet of gross building area, d ivided a mong a pproximately 8 40,832 s quare f eet f or r etail, r estaurant, a nd entertainment u ses, a pproximately 7 79,082 s quare f eet o f C lass A a nd B o ffice s pace, a nd approximately 1 48,000 s quare f eet f or h otel r ooms a nd r elated u ses. T he T riangle i ncludes innovative development concepts, such as the potential for integrating office over retail space and integratedretail and entertainment uses and the utilization of parking structures serving multiple land use categories. All of these uses are proposed within a design framework of four planning areas with connecting internal circulation that unifies the space and creates a distinct sense of place.
The l andform, m ix o f l and u ses, t he s ize a nd p lacement o f s tructures o n t he s ite, a nd t he circulation system work together to create the structure of the development. The character of a place is created by the style of the structures and their relationship to pedestrian spaces, the type and variety of landscape treatments used, the smaller yet highly visible elements such as signage, lighting, and street furnishings that provide detail to the site, and the manner in which these elements are integrated into a cohesive whole. These elements and their relationship to one a nother a re t he s ubject o f t his S pecific P lan. D etailed d escriptions o f a ll o f t hese k ey components of the plan are included in the following Sections.
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Exhibit 1.1
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Exhibit 1-1: Regional Setting
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Exhibit 1.2
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Exhibit 1-2: Local Vicinity
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1.2 Approach to Specific Plan
The Triangle Specific Plan is complimented by The Triangle Design Guidelines, and these two documents will be used together to implement The Triangle. The Specific Plan identifies those project c omponents t hat a re a ppropriate t o c odify a s p art o f t he C ity’s z oning. T hese standards and development criteria will direct future development of the site. The text and diagrams contained in the Specific Plan address the planning of necessary infrastructure and facilities as well as relationships of the proposed uses to adjacent roadways.
The D esign G uidelines i ncorporate e lements o f t he p roject r elated t o d esign i ntent. T he Guidelines c ontain d esign g uidance f or t he d esigners, a rchitects a nd d evelopers w ho w ill create the built environment. The Triangle will be a center of business and leisure time activity in t he C ity o f M urrieta f or d ecades i nto t he f uture. O ver t ime, t he d esign e lements o f T he Triangle m ay b e m odified, e nhanced o r e xpanded. T he a pproach o f s eparating t he D esign Guidelines f rom t he S pecific P lan a llows f or d esign f lexibility a nd m aximum c reativity b oth during the initial stage of development and for changes over a longer period of time.
A Development PlanPlans w ill b e p rocessed in a s ubsequent s tage o f e ntitlementfor incremental d evelopment t o m eet m arket d emand. T he p lanning a rea m ap i ncluded i n t he Specific P lan i s p rovided f or d iagrammatic p urposes. T he T riangle S pecific P lan a nd D esign Guidelines will govern and guide the development of the site. The subsequent Development PlanPlans will b e e valuated a ccording t o t he r equirements a nd d esign concepts identified in these d ocuments. I n o rder t o b e a pproved, theeach D evelopment P lan m ust b e f ound consistent with them.
1.3 Project Vision and Goals
1.3.1 Vision for The Triangle
The T riangle c reates a s trong s ense o f p lace t hat i s a vibrant a nd e nergetic v enue p eople e njoy v isiting. T he location of the project naturally lends itself to creating a focal p oint o f e nergy a nd a ttention w ithin t he C ity.
Design e lements r einforce t he s ense o f p lace b y
integrating m ultiple e lements i nto a u nified a esthetic.
The T riangle i s b ased o n several key d esign p rinciples t o achieve this end.
Integrating synergistic land uses to attract high
quality c orporate, r estaurant a nd r etail u sers t o
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the site, thereby increasing the economic vitality of the City. Establishing a m ore u rban-scale b uilt e nvironment b y u sing b uilding a rchitecture, massing and scale, building setbacks from pedestrian spaces, and a connecting roadway system t o create a strong d esign f ramework, a nd b y p roviding f or a h igh intensity of uses to enliven the space.
Creating a c omprehensive a nd c ohesive h igh q uality a nd t houghtfully d etailed contemporary t hemed d evelopment, w hich w ill b e i mplemented t hrough b uilding architecture, landscape design of plantings and furnishings, distinctive signage, carefully selected use of colors and materials, and lighting both for safety and for effect.
Integrated Land Uses
This is one of the most prominent locations
in the City of Murrieta, at the confluence of
I-15 a nd I -215, t he r egion’s b usiest
roadways. Thousands of people drive past
the s ite d aily, creating t he h ighest level of
visibility i n t he r egion. S ome o f t he
development within The Triangle occurs in
multi-story b uildings t hat a re v isible f rom
miles a way. V isibility t ranslates i nto
attraction; p eople n aturally w ant t o s ee
what i s n ew; t hey s eek o ut f resh
experiences. The Triangle is designed in a
way t o a ttract v isitors a nd t hen p rovide a
fun, memorable experience people will want to enjoy over and over again. And by providing flexibility in design, The Triangle can be updated over time, maintaining a sense of freshness and providing unique experiences for visitors for many years.
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The T riangle creates a d istinctive e nvironment b y i ntegrating a variety o f t ypes o f l and u ses developed at differing scales: the project is designed to include a market-driven mix of mid- and/or high-rise office buildings; offices combined with retail uses; traditional retail; hospitality uses i ncluding a pproximately 2 20 h otel r ooms, c onference s pace, a nd r estaurants; free-standing restaurants; a cinema, and other types of entertainment uses such as arcades or, live entertainment venues, and other indoor and outdoor entertainment uses. These uses are combined in unconventional ways by being mixed both horizontally and vertically. That is, the uses may be combined into one building, such as office over shops (vertical mixing), or located in close proximity and sharing on grade or structured parking, plazas, and walkways (horizontal mixing).
Incorporating o ffice, e ntertainment
and m ixed u ses w ith r etail a nd
restaurant u ses e xtends t he h ours
when p eople w ill b e a t t he s ite.
Potentially including a hotel within the
mix o f u ses r einforces t he u rban
feeling b y h aving p eople s tay a t T he
Triangle r ound-the-clock, t hereby
extending t he h ours o f u se b eyond
that o f a c onventional m all o r o ffice
complex. T he p lanned m ix o f u ses
compliment and support one another.
The T riangle b ecomes t he p lace w here p eople c an f ind m any o f t he g oods, s ervices, a nd entertainment and leisure time experiences they seek. Office workers shop at lunch and have dinner or perhaps see a movie before they return home. People who utilize the restaurants are l ikely t o v isit o ne o r m ore s hops w hile t hey w ait f or t heir t able. L eisurely w eekend afternoons can be spent shopping, dining, engaging in family fun activities and relaxing while people watching and listening to music in the plazas.
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Urban-scale and Energetic Built Environment
The d evelopment i ncorporates a n u rban
character b y t he proposed mix of uses and the
intensity o f d evelopment, w ith a f loor t o a rea
ratio ( FAR) r anging f rom . 25 t o o ver 1 .0. T he
scale o f b uildings a lso i nvokes a n u rban
sensibility, w ith m ulti-story b uildings a nd
structured parking. The tallest structures within
the s ite, p otentially a s h igh a s 1 8 s tories, a re located a t t he t hree c orners, e stablishing t he
framework at the perimeter of the property. An
internal c irculation s ystem f or v ehicles a nd
pedestrians forms a ring inside these multi-story buildings. Central to the development, both in terms of being the heart of the project and being located inside the internal connector road, is a large retail core. Site design reinforces this urban experience within the retail area, with shops fronting closely along streets and pedestrian walkways.
The scale of The Triangle also creates a sense of
energy and liveliness without overwhelming the
visitor. O ver 1 .7 m illion s quare f eet o f n ew
uses a re p lanned. Y et t his a mount o f
development i s d esigned i n way that creates a
comfortable, h uman s caled e nvironment.
Planting t rees a long w alkways p rovides a n
overhead c anopy, m aking l arge s paces s eem
appropriately s ized. P lazas o r c ourtyards
located at office building entriesthroughout the
property a dd t o a s ense o f p lacemaking a nd
reduce t he i mposing s cale o f l arge s tructures
and create places for people to gather during the workday and interact.
Plazas a re a lso l ocated w ithin t he r etail
corecomponent, a llowing f or p laces t o
rest a nd t ake a b reak f rom a ctivity a nd
places t hat b ecome t he h ubs f or
entertainmentgathering a nd f amily
friendly e ngagement , f eaturing
elements s uch a s w ater f eatures, k ids’
play s paces, or p erformance s tagesand
personal spaces for group and individual
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relaxation. T hese s paces a re s caled s o t hat b oth l arge a nd s mall s pecial e vents c an b e accommodated.
The Triangle combines the best elements of integrated, mixed-use developments and lifestyle centers. This provides for a vibrant combination of uses that support one another because t hey p rovide m any o f t he g oods a nd s ervices p eople u se i n t heir d aily l ives. T he Triangle, like the best regional centers, provides convenience, efficiency, and a place for social interaction. By focusing design elements to improve the experience of the visitor, people are encouraged t o v isit T he T riangle m ore o ften a nd s tay l onger. E mphasis w ill b e p laced o n creating a s ense o f p lace a nd o ffering g oods, s ervices, r estaurants a nd e ntertainment u ses which are not currently available to the local community.
Design Theme
Multiple stylistic elements are combined in an integrated way to create the character of The Triangle. A c lean, c ontemporary s tyle w ill b e u sed t hroughout t he p roject, e mphasizing elegant a nd u nderstated d esign. I n b uilding a rchitecture f orms a re s imple a nd f ocus o n horizontal a nd v ertical r hythm. C ontemporary s tyle d raws o n b lending i ndoor a nd o utdoor spaces b y i ncorporating l arge e xpanses o f g lass a nd b y u sing m aterials t hat f low f rom t he interior t o t he e xterior o f b uildings. W ithin t he r etail c ore p articular a ttention i s g iven t o creating human-scaled spaces by controlling building mass and scale and, emphasizing building entries. a nd i ntegrating p ublic s paces w ith r etail u ses. T hese p ublic s paces c an b e concentrated i n l inear f ormat t o c reate a n o pen, w alkable a rea a long r etail f rontage t hat encourages cross shopping and synergy throughout the project.
In t he l andscape f orms w ill b e s imple a nd a lso f ocus o n r hythm i n plantings t o c reate a s trong s tatement. T he m aterials u sed i n landscape f eatures s uch a s p aved a reas, w alls a nd p lanters compliment t he contemporary a rchitectural style in color, form and materials. An important factor in creating a unique sense of place is integrating small, carefully considered details into the space to create an exceptional level of finish. These details include signage, lighting, benches, shade structures, outdoor seating areas, and similar smaller scaled i tems t hat a re c loser t o e ye l evel a nd s o b ecome v isually important. A ll t hese f eatures w ill b e c oordinated t o r einforce t he contemporary theme for The Triangle.
1.3.2 Goals of the Project
The T riangle S pecific Plan has been prepared within the framework of a comprehensive and detailed p lanning p rogram a nd d esign g uidelines. I ssues s uch a s e ngineering f easibility,
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economic v iability, a nd h ow t o a chieve h igh s tandards o f d esign a esthetics h ave a ll b een evaluated in formulating the plan. This design process has resulted in a set of specific project planning goals, delineated below.
1. Implement the City of Murrieta General Plan policies and objectives relevant to the site.
2. Design t he p roject i n c onsideration o f t he s ite’s t opographic, g eologic a nd h ydrologic setting.
3. Develop an environment that allows motorists and pedestrians to easily navigate from one land use and area to another.
4. Create p roject a nd c ommunity i dentity t hrough t hematically c oherent a nd a esthetically eloquent architecture, landscaping, colors, signage, and boundary and entry statements.
5. Locate r egional s hopping f acilities w here t hey a re o ptimally s erved b y t he r egional transportation system and will have minimal impact on secondary and surface streets.
6. Integrate a m ix o f u ses i ncluding l arge s cale office b uildings i n c lose p roximity t o r etail, service and hotel uses to create synergy and increase cross flow and integration of mixed uses.
7. Consistent w ith t he a dopted C ity G eneral P lan s ize a nd p hase t he r egional c enter development plan to satisfy and be consistent with current and anticipated future regional market d emands t hrough t he d esign o f a n i ntegrated m ixed u se d evelopment o f approximately 1,700,000 square feet.
8. Develop and integrate Class A and B office space with adequately sized building footprints and b uilding s cale t o s ervice a r ange o f r egional a nd n ational o ffice t enants i ncluding corporate h eadquarters, t hereby c reating t he p otential f or h igher p aid p rofessional employment opportunities.
9. Enhance the economic vitality of the community by introducing additional segments of the retail market and entertainment, including large scale national retailers in aprominent and visible retail coreconcentration along Murrieta Hot Springs Road that will spawn additional economic activity through the multiplier effect.
10. Increase t ax r evenues t o t he C ity o f M urrieta b y r ecapturing s ales currently “ leaking” t o other a reas, a ttracting n ew s ales f rom o utside t he c ommunity, a nd e nhancing o ther income sources such as property tax, business license fees, and development fees.
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11. Improve the sub-regional jobs to housing ratio by providing a substantial number of new construction and permanent jobs in the local community.
12. Introduce n ew, u nique, h igh q uality a nd p rogressive r etail, e ntertainment a nd s ervice providers c urrently u navailable i n t he M urrieta m arket t o s erve l ocal n eeds, t hereby reducing regional traffic impacts by reducing the number of trips from Murrieta residents to providers outside the City.
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1.4 Regulatory Background and Relationships to Other Plans
1.4.1 Existing Entitlement
The County of Riverside adopted the Murrieta Springs Mall Specific Plan Number 276 in 1990.
That p lan i ncluded t he s ame m ix o f u ses t o t hose p roposed i n T he T riangle S pecific P lan, including r etail, o ffice, r estaurant, e ntertainment a nd h otel. E nvironmental I mpact R eport Number 358 and Development Agreement Number 54 were approved with the Specific Plan.
Subsequently, o n J uly 1 , 1 991, t he City o f M urrieta i ncorporated a nd the entitlements were transferred to the City. The City approved an amended Development Agreement in February 1994, extending the effective date of that agreement until February 25, 2023.
Specific Plan Amendment No 1
The p roposed T riangle project i sSpecific P lan was a mended i n 2013 with an amendment to and restatement of the original Specific Plan Number 276. Changes (the "Amendment No. 1 to T riangle S pecific P lan"). A mendment N o. 1 t o theTriangle S pecific P lan includeincluded changing t he n ame o f t he S pecific P lan t o “ The T riangle S pecific P lan” a nd u pdating t he description of the project proposal. Specific changes includein Amendment No. 1 to Triangle Specific Plan included:
Revising the number of Planning Areas from six to four Changing the enclosed mall to an outdoor retail center Revising t he h eight l imitation f or t he h otel a nd o ffice b uildings l ocated a t t he t hree corners o f t he s ite t o a m aximum o f 2 80’ f or P lanning A rea 4 , a nd 2 00’ f or P lanning Areas 2 and 3.
Reducing t he a mount o f r etail s pace a nd i ncreasing t he a mount o f o ffice, r estaurant and entertainment space, within the same maximum gross building area of 1,767,914. Providing amended standards for advertising structures and signs, including maximum square footage, height, and aggregate number of signs . Updating development standards to reflect the changes in the marketplace Separating D esign G uidelines i nto a s eparate d ocument f or p urposes o f s treamlining the process of making future design changes
1.4.1.1 Proposed Amendment No. 2
Amendment N o. 2 t o T riangle S pecific P lan ( "Amendment N o. 2 t o T riangle S pecific P lan") includes:
Modification to various uses in Table 2-1.
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Authorizing drive through uses including banks, restaurants, pharmacies, food uses and other drive through uses typically found in retail centers modifying a nd i mplementing s ite s pecific s tandards f or s etbacks, l andscaping requirements, shared loading parking spaces, landscape screening of loading parking, and allowing 15% of allowable parking to be in the rear of retail buildings Reduce t he l andscape s etback f rom M urrieta H ot S prings R oad f rom 6 0’ t o 2 5’ f or buildings and 15’ for parking areas.
Modify setback Development Standards in Tables 2-4 Development Standards for Office Buildings, 2-5 Development Standards for Retail Uses, 2-7 Development Standards for Hotels, and 2-8 Development Standards for Parking Structures. Authorizing site specific signage including authorizing five (5) forty foot (40') high pylon signs along Murrieta Hot Springs Road, two (2) sixty foot (60') high pylon signs along the I-15 f reeway ( including e lectronic s ignage o n e ach s ign), t wo ( 2) s ixty f oot ( 60') h igh pylon s igns a long t he I -215 f reeway ( including e lectronic s ignage o n e ach s ign). S ee Table 2-9 for signage specifications.
Authorizing the relocation and/or replacement of two (2) static billboards with two (2) electronic b illboards s ubject t o C ity C ouncil a pproval. S ize o f b illboards s hall b e approximately 12' x 40' or such other commercially reasonable size as may be approved by the Development Services Director (the "Director").
Authorizing certain Minor Exceptions and Exceptions where the Development Director has a uthority t o g rant m inor c hanges, a llowances a nd v ariances i n s etbacks, s izes o f buildings, l andscape a rchitecture e lements, b uilding a rchitecture a nd t ransfers o f square footage between buildings within a planning area all as specified herein The s ite i s c urrently d esignated c ommercial i n t he C ity o f M urrieta G eneral P lan a nd i s a lso zoned S pecific P lan ( SP276) o n t he C ity’s z oning m ap. N o c hanges a re p roposed t o t hose designations. The Triangle Specific Plan is approximately 64.3 acres in size as documented in Parcel Map 28280, and as shown on Exhibit 1-3, Triangle Specific Plan Boundary.
There is an existing Community Facilities District (CFD 91-1) covering approximately a 17-acre portion o f t he p roperty. I t i s a nticipated t hat subsequent t o a ction o n T he T riangle p roject entitlements that a new CFD may be proposed to include the entire project site.
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Exhibit 1-3
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Exhibit 1-3: Specific Plan Boundary Map
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1.4.2 Discretionary City Actions
Discretionary City Actions which have been approved
The following discretionary City Actions have been approved:
Certification of SEIR
Adoption of MMRP
Adoption of General Plan Amendment
Discretionary a ctions a nd a pprovals b y t he C ity o f M urrieta b eing p rocessed i n c onjunction with The Amendment No. 2 to Triangle Specific Plan include:
Certification of The Triangle Specific Plan Subsequent Environmental Impact Report Adoption of The Triangle Specific Plan Mitigation Monitoring Program Revision to General Plan Text
Adoption of Amended Triangle Specific Plan Number 276 Approval of Amended Development Agreement Number 54, vesting the Specific Plan
Tentative Tract/Parcel Map
Consistency Evaluation Pursuant to Public Resources Code Section 21166 Potential Future Actions:
One or more Development Plans
Billboard Relocation Agreement
Monroe Cost Sharing/Reimbursement Agreement
Adoption of a new Community Facilities District
Sign Program
1.4.3 Relationship to the City of Murrieta General Plan The California Government Code (Title 7, Division 1, Chapter 3, Articles 8 and 9, Section 65450 et s eq.) a nd t he C ity M unicipal C ode ( Section 1 6.66) p rovide f or t he p reparation o f S pecific Plans to ensure the orderly and systematic implementation of the general plan, and to provide adequate d evelopment f lexibility f or i nnovation i n l and u se m ixes, s ite d esign a nd development concepts. The Specific Plan is a regulatory document that serves as the zoning for The Triangle project site. The Specific Plan provides text and diagrams which specify those elements required by the State, including:
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1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan,
2. The proposed distribution, location and extent and intensity of major components of public and p rivate t ransportation, s ewage, w ater, d rainage, s olid w aste d isposal, e nergy, a nd other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
3. Standards and criteria by which development will proceed,
4. A p rogram o f i mplementation m easures i ncluding r egulations, p rograms, p ublic w orks projects, and financing measures necessary to carry out paragraphs (1), (2), and (3).
The S pecific P lan m ust b e c onsistent w ith t he C ity o f M urrieta G eneral P lan a nd m ust b e adopted b y o rdinance b y t he C ity C ouncil. A d etailed d iscussion o f t he S pecific P lan’s consistency with the General Plan is contained in Section 1.4.4, below. Subsequently, all future development p roposals, p lans, m aps a nd a greements m ust b e c onsistent w ith t he S pecific Plan. Projects that are found to be consistent with The Triangle Specific Plan will be deemed consistent with the City’s General Plan.
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1.4.4 Consistency with City of Murrieta General Plan
The Triangle Specific Plan is consistent with and supportive of the goals and policies of the City of Murrieta General Plan and reflects a comprehensive and unified master plan for the project site. A d iscussion o f t he r elationship o f t his S pecific P lan t o r elevant G eneral P lan E lement policies follows.
Land Use Element
The M urrieta L and Use E lement contains t he g oals t hat p rovide the framework for land use planning a nd d ecision-making i n t he C ity. T he m ajor g oals t hat s pecifically r elate t o T he Triangle Specific Plan are presented below.
Goal L U-1, A c omplimentary b alance o f l and u ses t hroughout t he c ommunity t hat m eets t he needs o f e xisting r esidents a nd b usinesses a s w ell a s a nticipated g rowth, a nd a chieves t he community’s vision.
Policy LU-1.2, Ensure future development provides for a variety of commercial, industry, and housing that serve the spectrum of incomes within the region. Policy LU-1.3, Establish a range of residential density and non-residential intensities to encourage a wide range of development opportunities.
Policy LU-1.5, Encourage a wide variety of retail and commercial services, such as restaurants, and cultural arts/entertainment, in appropriate locations.
Goal L U-7, E conomically v iable, v ital, a nd a ttractive c ommercial c enters t hroughout t he C ity that serve the needs of the community.
Policy L U-7.1, W ork w ith p roperty o wners o f v acant c ommercially z oned p roperty t o develop their sites into appropriate, economically viable projects. Policy L U-7.5, P rovide c onvenient f reeway a ccess f or r egionally-serving c ommercial centers to attract a regional customer base.
Policy L U-7.6, F ocus c ommercial r etail c enters a djacent t o m ajor t ransportation corridors
Policy L U-7.8, E ncourage c onsolidation o f p arking a nd r eciprocal a ccess a greements between adjacent business and commercial center property owners. Policy L U-7.9, E ncourage o pportunities f or c omplementary r etail a nd s ervice u ses t o serve local residents and the daytime employment population. Policy LU-7.10, Encourage a range of retail uses that serve local residents in the region.
Goal L U-8, A c ommunity t hat p rovides o pportunities f or m ixed u se a nd/or t ransit-oriented development.
Policy L U-8.1, E ncourage i ntegrated d evelopment t hat i ncorporates a m ix o f u ses (residential, commercial, office) in mixed use or transit-oriented development areas.
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Policy L U-8.6, E ncourage h igher d ensity r esidential, c ommercial, a nd e mployment development n ear a f uture M etrolink o r H igh S peed R ail S tation, a long o ther m ajor public transportation routes, and at other suitable locations.
Goal L U-1312, A f ocused d evelopment a nd e conomic d evelopment s trategy t hat e mphasizes specialized land use policies within identified Focus Areas. Policy LU-13.112.1, Provide for the highest level of retail and job-creating uses in areas adjacent t o t he I -15 a nd I -215 f reeways. T his i ncludes t he N orth M urrieta B usiness Corridor, G olden T riangle N orth ( Central M urrieta), a nd S outh M urrieta B usiness Corridor Focus Areas.
Specific Plan Response
The C ity’s L and U se E lement i dentifies t he a rea a t t he c onfluence o f I -15 a nd I -215 a s t he Golden Triangle, and describes this area as the urban core of the City. The Land Use Element further states, “. . . the City seeks to encourage private sector investment in the creation of higher paying jobs . . . through economic diversification.” (City of Murrieta General Plan, Land Use Element, page 3-47). The Triangle Specific Plan proposal implements the City’s desire to establish s uch a j ob c enter. T hrough d evelopment o f various t ypes o f o ffice a nd r etail u ses, space i s c reated f or r egional a nd n ational t enants t hat p rovide p rofessional e mployment opportunities.
The T riangle S pecific P lan’s m ix o f l and u ses a dds a b road s pectrum o f r etail, e mployment, entertainment a nd h ospitality u ses t o t he C ity i n a n a rea a lready p lanned f or r egionally significant c ommercial a nd o ffice u ses. T he S pecific P lan i s p roposed t o b e d eveloped a t a higher intensity than other portions of the City to optimize the regionally visible setting. This will b e a chieved t hrough t he i ncorporation o f s hared p arking, m ixed l and u ses a nd h igher buildings than in other areas of the City. Development of the property will further implement the City’s goal to establish a large-scale commercial center in the Golden Triangle area.
The Triangle provides balance to the City’s existing land use mix without creating any land use incompatibilities. The freeways create buffers between nearby residential uses, and the property to the north is also designated for, and partially developed with, commercial uses.
The planned additional services, employment opportunities, and potential fiscal revenue sources are intended to bring further balance with the existing and future residential uses in the city.
The p roperty t o t he e ast a nd n orth o f t he s ite i s l argely d eveloped, m aking t his a l ogical extension of existing growth. Additionally, utility infrastructure is in place to serve the site.
The p roperty’s l ocation a djacent t o f reeway i nterchanges f rom b oth I -15 a nd I -215, a nd i ts
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boundary w ith M urrieta H ot S prings R oad, a n a ugmented u rban a rterial, p rovide e xcellent access for residents of Murrieta and visitors from throughout the region.
Economic Development Element
Goal E D-1, A h ighly v isible a nd a ttractive c ommercial m ixed-use r egional h ub l ocated a t t he confluence of the I-15 and I-215 freeways in central Murrieta. Policy ED-1.1, Promote the City’s location between two interstate freeways to create a regional hub of an intensity and scale commensurate with its regional orientation, high visibility and gateway location.
ED-1.5,1.3 E ncourage t ransit-oriented d evelopment w ithin t his a rea t o s upport f uture transit opportunities.
Goal ED-4, Positive balance between the supply of retail opportunities and demand for goods and services.
ED-4.1, E ncourage r etail d evelopment p rojects t hat c an r ealistically s atisfy community-wide and regionally-based demand for goods and services. ED-4.2, Encourage r etail d evelopment, e xpansion, a nd r emodeling p rojects t hat c an effectively reverse or minimize outflows of local resident expenditures to retail facilities beyond the City limit.
ED-4.3, S upport a c oncentration o f r etail c enters i n f unctional n odes a t f reeway intersection locations to maximize exposure and convenient access within the regional trade area environment.
ED-4.6, E ncourage t he d evelopment o f a m ix o f m oderate t o h igh-end r estaurants throughout t he City, particularly i n c oncert with business, e ntertainment, and c ultural developments.
Goal ED-7, Tourism and leisure opportunities that attract residents and visitors. ED-7.1, Encourage the development of tourist and entertainment-type facilities such as hotels, dinner house restaurants, performing arts center, museums, a music and festival park, a n a musement p ark, m ineral h ot s prings, g olf c ourses, a nd v isitor i nformation centers.
Specific Plan Response
Since its incorporation, the City of Murrieta has grown rapidly. This has increased the demand for g oods a nd s ervices b eyond w hat i s c urrently a vailable w ithin t he C ity, l eading t o l oss o f sales tax revenues that could be captured locally. The Triangle will provide a significant retail and entertainment component for the City, providing both needed goods and services, but also generating s ales t ax r evenues t o s upport t he C ity‘s p rograms. T he T riangle, b ecause o f i ts
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prime location, will also attract shoppers, workers and visitors from a larger area. The scale of The Triangle proposal and allowing for development at a high floor-to-area ratio (FAR) creates the regional center the City envisions in its General Plan.
The T riangle will a lso support the City’s goal of attracting tourists to the area. The planned hotel p rovides l odging f or r egional v isitors, b oth t hose v isiting M urrieta a nd v isitors t o surrounding c ommunities. B y c ombining t he h otel w ith a l arge c omponent a nd v ariety o f restaurants, entertainment and retail uses, the hotel becomes an attractive location for visitors to stay.
Circulation Element
Goal CIR-1, A circulation system that serves the internal circulation needs of the City, while also addressing the inter-community or through travel needs. CIR-1.1, E nsure t he t ransportation s ystem c an a dequately s erve t he c oncentrations of population and employment activities identified by the Land Use Element. CIR-1.2, Maintain a Level of Service “D” or better at all intersections during peak hours.
Maintain a Level of Service “E” or better at freeway interchanges during peak hours. CIR-1.3, M aintain a n a verage d aily t raffic ( ADT) l evel o f S ervice “ C” o r b etter f or a ll roadway s egments. A s a n e xception, L OS “ D” m ay b e a llowed i n t he N orth M urrieta Business C orridor, C linton K eith/Mitchell, G olden T riangle N orth ( Central M urrieta), South M urrieta B usiness C orridor, o r t he M ultiple U se 3 F ocus A reas, o r o ther employment centers. LOS “D” may be allowed only at intersections of any combination of S econdary r oadways, M ajor r oadways, U rban A rterial r oadways, E xpressways, conventional state highways or freeway ramps.
CIR-1.10, L imit d riveway a nd a ccess o n m ajor a rterial s treets, w here f easible, t o maintain a desired quality of traffic flow.
Goal CIR-2, A comprehensive circulation system that promotes safety. Policy CIR-2.3, Provide a circulation network that accommodates the safe and efficient movement of all forms of non-motorized travel.
Goal CIR-2.14, Ensure that efficient and safe access for emergency vehicles is provided to all development.
Goal C IR-6, A lternative t ravel m odes a nd f acilities a re a vailable t o s erve r esidents a nd employers/employees and reduce vehicle miles traveled.
Policy CIR-6.8, Support the construction of bus turnouts with shelters adjacent to new developments w here t ransit d emand l evels m ay be s ufficient i n t he f uture t o warrant such accommodations to m aintain t raffic f low and provide safe loading/unloading for bus passengers.
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Policy C IR-6.9, W ork with Riverside T ransit A gency t o e valuate bus s top l ocations and amenities. E ncourage t he i ncorporation of t ransit amenities s uch as bus s helters and benches into existing and new bus stop locations.
Policy CIR-6.13, Continue to require new development to submit a Trip Reduction Plan, if applicable, in compliance with the Transportation Demand Ordinance.
Goal C IR-7, R esidential a reas a nd a ctivity c enters a re a ccessible t o a ll p edestrians, i ncluding persons with disabilities or having special accessibility needs. Policy C IR-7.3, E ncourage s afe p edestrian w alkways a nd e nsure c ompliance w ith t he Americans with Disabilities Act (ADA) requirements within all developments. Policy C IR-7.5, P rovide p edestrian a menities s uch a s b enches, l andscaping, a nd s hade trees to encourage people to walk to destinations.
Goal CIR-8, Development, Expansion, and maintenance of a network of bicycle, pedestrian, and multi-use trails that allows residents to travel between parks, schools, neighborhoods, and other major destinations without driving.
Policy CIR-8.4, Consider that 6-8-lane arterial roads provide a 5- to 6-foot-wide tree buffer (parkway) between pedestrians and through traffic.
Specific Plan Response
The Triangle Specific Plan has been designed to take optimal advantage of its proximity to two interstate f reeways, I -15 a nd I -215, a nd a n a ugmented u rban a rterial, M urrieta H ot S prings Road. Two primary entries to the project are proposed, each at a signalized intersection with dedicated turning lanes. The one secondary entry is a right-in/right-out only intersection. This will e nsure a dequate m anagement o f t raffic f low a nd p rovide f or s afe t urning m ovements entering and exiting the site.
A traffic impact analysis has been prepared for The Triangle Specific Plan area. Both on- and off-site t raffic i mprovements h ave b een r ecommended b y t hat t raffic a nalysis. The Triangle project will incorporate those improvements into the onsite project design and will construct or p articipate i n f unding c onstruction o f o ff-site i mprovements. T hese i mprovements w ill ensure that the City’s level-of-service standards are met.
Some of the intersections analyzed in the traffic impact study are within the jurisdiction of the California Department of Transportation (CALTRANS). Implementation of The Triangle Specific Plan w ill b e c oordinated t hrough t he C ity o f M urrieta a nd C ALTRANS f or r equired improvements to those intersections.
The County of Riverside Transit Authority (RTA) bus route #20 travels westbound on Murrieta Hot Springs Road and turns north on Hancock Avenue. A bus turnout is proposed on the east
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side of Monroe Avenue, adjacent to the site. That bus turnout and bus bench and shelter will be constructed as part of The Triangle development. A Travel Demand Management Plan will be p repared f or T he T riangle c oncurrent w ith t he D evelopment P lan. T his p lan w ill f urther document what steps will be taken to facilitate and encourage alternate modes of travel, such as c ycling, c arpooling, a nd a lternate f uel v ehicles. I t w ill a lso a ddress m ethods o f r educing peak hour congestion such as flexible work hours.
In a ddition t o t he v ehicular c irculation s ystem, t he S pecific P lan i ncludes p rovisions f or a pedestrian circulation system. A series of pedestrian walks connect the various uses. These have b een c arefully d esigned t o p rovide f or p edestrian s afety a nd a p leasant p edestrian experience w ithin T he T riangle. T he p roperty f rontage a long M urrieta H ot S prings R oad includes a meandering sidewalk separated from the travel lanes by a variable width landscaped parkway. T his p arkway w idth r anges f rom z ero t o twelve12 f eet. T his a ccommodates generous p lantings, i ncluding s treet t rees, a nd p rovides f or a c urb a djacent s idewalk a t intersections and the bus turnout. The landscaping throughout the project will provide shade along walkways, and benches are located throughout the project. A 5’ bicycle lane will also be provided along the south side of Murrieta Hot Springs Road and through the site adjacent to or on the Internal Connector Road.
Infrastructure Element
Goal INF-1, New development and redevelopment is coordinated with the provision of adequate infrastructure for water, sewer, storm water, and energy. Policy INF-1.1, Encourage future development to occur in areas where infrastructure for water, sewer, and storm water can most efficiently be provided. Policy INF-1.4, Ensure that new development and redevelopment provides infrastructure for water, sewer, and storm water that adequately serves the proposed uses, and that has been coordinated with affected infrastructure providers. Policy I NF-1.21, E ncourage t he u se o f s pecific p lans, d evelopment a greements, o r mechanisms that specify the nature, timing, cost and financing mechanisms to be used to fund water, wastewater, and /or storm drainage improvements and services.
Specific Plan Response
The T riangle S pecific P lan p rovides a c omprehensive d iscussion o f t he p rovision o f w ater, sewer, a nd s torm d rain f acilities t hat w ill a dequately s erve t he p roject. T he p roject w ill construct f acilities b oth o n- a nd o ff-site t o s upport t he a rea a nd h elp p rotect o ff-site a reas from inundation. These facilities will be constructed by the developer and then dedicated to the appropriate public agency for ownership.
1.4.5 California Environmental Quality Act Compliance
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The e nvironmental i mpacts f rom t he d evelopment o f t he s ite w ere o riginally a ddressed i n Environmental I mpact R eport N umber 3 58 c ertified b y t he C ounty o f R iverside i n 1 990.
Concurrent w ith t he a pproval o f t his a mended S pecific P lan, t he C ity w ill c ertify a a nd subsequently in the Subsequent EIR and a Mitigation Monitoring and Reporting Program. for Any d evelopment of t he s ite a s c urrently proposed m ay r ely o n t he S ubsequent E IR a nd Mitigation Monitoring Program and will be required to demonstrate how it is consistent with the SEIR in accordance with Sections 15162 through 15164 of CEQA .
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Description
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SECTION 2: DEVELOPMENT STANDARDS
The Triangle Specific Plan contains regulations and standards that will guide subsequent stages of planning for the site, and ultimately will be incorporated into the Development Plan or Plans prepared f or t he d evelopment. I mplementation o f t hese s tandards w ill p rovide o rientation, identity and a sense of place for The Triangle, resulting in a high quality built environment.
2.1 Project Description
The design framework for The Triangle is illustrated on Exhibit 2-1, Planning Area Map. The property i s d ivided i nto f our p lanning a reas, a nd i ncludes a n Internal Connector Road. T his plan illustrates a loop configuration for the Internal Connector Road. This configuration is not required. The internal connector could be a grid system of roads or some other design, so long as interior connecting roads are provided for on site circulation linking the two main entries along Murrieta Hot Springs Road. Similarly, the boundaries of the planning areas are flexible.
They m ay b e r econfigured t hrough r eview o f t he D evelopment P lan(s) t o a lign w ith t he ultimate s treet p attern. T he a creage s ummary o n t he t able o n t he P lanning A rea M ap i s provided for information only.
The T riangle i ncludes a b road r ange o f l and u ses c ombined t o c reate a v ibrant, e nergetic mixed-use development. These uses are unified through a cohesive site design framework.
The h ighest b uildings a re a llowed a t t he three corners of the site, as determined by market demands and subject to the Allowable Building Height Regulations contained in Table 2-9. The Internal C onnector R oad l inks a ll p ortions o f t he s ite t o o ne a nother, a nd p edestrian interconnectivity i s g iven h igh p riority. T his r oad h as a c onsistent l andscape t reatment t hat creates a visual continuity and provides curb-separated pedestrian walkways for safety and a more pleasant pedestrian experience. These site planning elements help to integrate the major elements of the plan into a unified whole.
In c onjunction w ith s ite p lanning
features of the plan, a sense of identity
for T he T riangle i s c reated t hrough t he
concept o f i ntegrating l andscape, e ntry
monuments a nd s ignage e lements t o
define a s ense o f a rrival a t t he s ite.
Project i dentification m onuments a re
located a t t he t hree c orners o f t he
property t o “ announce” t he p roject.
Along Murrieta Hot Springs Road and at
the p roject e ntries t he s ense o f h aving
“arrived” at a unique destination is
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created through strategic placement of entrance gateways and landscape features. This sense of a rrival i s r einforced a s v isitors e nter t he s ite o n t he I nternal C onnector R oad. S pecific elements are described in greater detail in later Sections of the Specific Plan.
A c entral c omponent o f t he p lan i s a n
open-air r etail c ommercial d istrict
primarily o riented n ortherly t owards
Murrieta H ot S prings R oad. T he r etail
uses a re i ncluded i n o ne o r m ore
shopping areas that blend restaurants, a
mix o f s mall a nd l arge r etail s tores,
entertainment uses, and possibly offices
located a bove r etail u ses. W ithin t his
central a rea p lazas o r c ourtyards a re
required t o c reate w alkable p edestrian
frontage along retail uses provide places
where p eople c an g ather a nd w here
special o pen-air e vents m ay o ccur.
Another component of the plan is mid- and high-rise professional office space,. All uses may be served by parking structures. Hospitality uses are the third component of the plan, and may include h otel r ooms, c onference a nd m eeting s pace, d ining, a nd i ts o wn r ecreational amenities. Any of the allowed uses may be integrated in any planning area in The Triangle.
However, the tallest structures are only allowed within Planning Areas 2, 3 and 4, as discussed below as part of Allowable Building Height regulations.
The total gross building area of 1,767,914 is the maximum allowed in The Triangle Specific Plan.
The a mount o f g ross b uilding a rea f or e ach c ategory m ay b e m odified f rom t hat d escribed below, so long as the overall total is not exceeded. Section 2.4, below, discusses provisions for allowing flexibility in the amount of certain land uses, while regulating the total development intensity.
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Exhibit 2-1. Use correct exhibit dated spring 2013
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Exhibit 2-1: Planning Area Map
8.3 2,800,908 64.3
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Planning Area 1 is expected to be the retail core within The Triangle. The retail component of the p lan a llows f or a f lexible m ix o f d esign l ayouts, s o r etail u ses a re a lso a llowed i n o ther planning areas. Restaurants may be located on freestanding restaurant pads oriented towards Murrieta Hot Springs Road or interior to the site, or may be combined with in line shops in a retail village environment. Restaurant space is anticipated to make up approximately 125,000 square f eet o f t he g ross b uilding a rea a nd m ay i nclude d rive t hrough u ses. M ajor r etail tenants, whether one or two story, are anticipated to include approximately 394,000 square feet. Smaller retail businesses comprise approximately 247,000 square feet of building area.
Entertainment uses are expected and encouraged within The Triangle. These might include a cinema, o utdoor uses such as rock climbing walls, sports uses such as pickleball, golf driving ranges or live entertainment venues. Approximately 75,000 square feet of building area are anticipated for these uses.
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Professional office space comprises the second major component of the plan. Offices may be located a bove r etail, i n o ffice t owers o r i n l ow- a nd m id-rise b uildings t hat f orm a n o ffice campus. Offices are anticipated in Planning Areas 3 and 4, but may also be located in Planning Areas 1 and 2. All types of office use are allowed, including medical offices. The larger office buildings will be served by parking structures. Office uses may also be integrated with retail and e ntertainment u ses. Approximately 7 79,000 s quare f eet o f t otal o ffice s pace i s anticipated.
The t hird l and u se c ategory i n T he T riangle i s
hospitality, w hich m ay i nclude h otel r ooms,
conference o r m eeting s pace, b anquet f acilities,
restaurants f or h otel g uests a nd t he g eneral
public, a nd r ecreational a menities d esigned
primarily for hotel guests. The hotel is expected
to i nclude a pproximately 2 20 r ooms c ontained
within 1 48,000 s quare f eet, a nd t o b e h oused
within a 12-story building. The hotel is expected
to b e i ncluded i n P lanning A rea 2 , b ut c ould
instead be located within another Planning Area 3.
Murrieta H ot S prings R oad i s t he e ntry r oadway f or T he T riangle. T his r oad w ill s erve t o announce that people are entering a unique place, and so enhanced landscaping and setbacks are provided within the plan. Behind the curb a wide landscape zone is established to frame the road, and includes a mix of palms and canopy trees, blooming shrubs and ground cover. A 6’ sidewalk meanders through this landscape zone5’ sidewalk meanders within the right of way along Murrieta Hot Springs Road when site constraints permit .
The internal circulation system has been designed to provide for vehicular movement and to provide f or s afe p edestrian c onnections a mong t he p lanning a reas. A t t he p rimary e ntries along M urrieta H ot S prings R oad, l arge e ntry s tatements a re p lanned within t he l andscape zonecreating a s ense o f a rrival. A r aised, p lanted m edian a nd w ide l andscaped s houlder setbacks are provided along the Internal Connector Road, as shown in the Landscape Standards Section o f t he S pecific P lan. Traffic m ay b e d irected t hrough i ntersections o r r oundabouts which increase flow and calm traffic speeds. This creates a sense of arrival when entering The Triangle and then reinforces the sense of place through the project. Additional project access from M urrieta H ot S prings R oad i s p rovided a t a r ight-in/right-out e ntry p oint l ocated approximately half way between the two primary project entries.
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Beyond t he f irst d riveway i ntersection, t he I nternal Connector R oad c ontinues t hrough T he T riangle w ith differing l andscape t reatments a nd s etback
requirements b ut w ith a r aised p lanted m edian a nd wide p arkways t hat r emain a u nifying f eature. W here secondary d riveways i ntersect w ith t he I nternal
Connector Road special treatments are incorporated to
provide f or s afe p edestrian c onnections, l andscaped buffers, and signage locations that do not block visibility for m otorists. P edestrian p athways a re c learly m arked in e very i nstance w here d riveways i ntersect w ith t he Internal C onnector R oad t o l ink p arking a reas t o building e ntries a nd l and u ses t o o ne a nother.
Curb-separated sidewalks are provided along both sides
of t he c onnector r oad t o e nhance t he p edestrian
experience.
Although the primary design consideration is the view of the site from Murrieta Hot Springs Road since it provides direct access to the property, the edges along the adjacent freeways are also important. A minimum 15’' setback is provided from parking or buildings to the property line to allow for landscape treatments that will soften the appearance of buildings or parking structures. Loading areas adjacent to the freeway mustwill be screened to reduce visibility of back of house functions.
All of these elements are unified by an integrated landscape treatment based on a low water usage p lant p alette. L arge t rees, such a s p alms o r o ther l arge-scale varieties, visible f rom a distance, h elp c reate a s ense o f a pproach a nd m ark t he e ntries. C anopy t rees a re s pread throughout to provide shade and a pleasant walking experience. Landscape areas are provided adjacent to all buildings and parking areas to provide visual relief in parking fields.
The Triangle also relies on other elements to reinforce that this i s a n i ntegrated, m ixed-use d evelopment. T hese include unified and interesting signage treatments through the p roject b y u sing a c onsistent c olor p alette, s imilar design s tyle, a nd i nter-related m ounting f ixtures s uch a s brackets or poles. Street furniture and fixtures such as light standards, benches, trash receptacles, etc. are designed to reinforce t he d esign t heme o f T he T riangle. A rchitectural treatments a re c oordinated i n a c omprehensive d esign program t hat d evelops a s ense o f c ohesiveness a nd integration f or t he s ite. T hese e lements a re d escribed i n greater detail in The Triangle Design Guidelines.
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2.2 Definition of Terms
The S pecific P lan a nd D esign G uidelines c ontain m any s tatements r egarding s tandards a nd guidelines t hat d efine f uture a ctions t hat w ill i mplement T he T riangle. T he f ollowing definitions i dentify t he l evel o f c ommitment i ntended i n t he p lan a nd r eflect t he d esired outcome.
“Shall” or similar words such as “require, must, will” describe standards, conditions or actions that will always be followed.
“Should” or similar words such as “may or allow” describe standards or guidelines that will be followed in most cases, but exceptions or levels of implementation are acceptable with valid reasons as reasonably determined by the Planning Director (“Director”). Use of this or similar words permits initiative and creativity on the part of the developer, and should be supported unless clear reasons are identified to object.
“Restrict or limit” sets specified limits for policies or within which actions will occur. “Prohibit” describes uses or conditions that are never allowed, and may only be modified by action of the City Council.
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Permit
P
2.3 Uses Allowed in The Triangle
The primary goal of The Triangle is to incorporate a broad mix of business and commercial uses at intensities commensurate with its regional orientation. The following sections describe the uses allowed on the property and the conditions under which they are allowed.
2.3.1 Allowed Uses
Table 2-1, Uses Allowed in The Triangle, identifies the categories of land use within the site.
Unless o therwise s pecified, t hese u ses a re d efined i n t he s ame w ay a s i n t he M urrieta Municipal C ode. T he t able a lso i dentifies t he p ermit r equirements f or e ach t ype o f u se.
Because the purpose of The Triangle is to implement the City’s goal of creating a mixed-use business a nd c ommercial d istrict, a s treamlined a pproval p rocess i s a ppropriate.
Administrative approval by the Director or designee for most uses is allowed. The process for administrative r eview a nd t he b asis f or d etermining c onsistency w ith t he S pecific P lan a re included w ithin S ection 4 o f t he S pecific P lan. P ermitted u ses r equiring a dministrative approval are identified with the letter “P.” Land uses that require a conditional use permit are designated w ith t he l etter “ C,” o r " C ( Minor)" a nd s hall b e r eviewed a ccording t o t he requirements of the Murrieta Municipal Code, Section 16.52 and Section 4.7 of The Triangle Specific Plan. Prohibited uses are designated with the letter “X.” Parking f acilities i n T he T riangle m ay b e o wned a nd o r o perated b y t he C ity o r o ther government agency as public facilities. Should that be the case, the restrictions on proximity of b usinesses s elling a lcoholic b everages t o p ublic f acilities c ontained w ith t he M urrieta Municipal Code, Section 16.44.030 shall not apply within The Triangle.
Table 2-1 Uses Allowed in The Triangle
Alternative Fuel Charging Stations1
LAND USE
P
Adult Entertainment Business as defined in Section 16.44.020 of the Murrieta Municipal Code
X
Appliance Sales
1 Alternative Fuel Charging Stations are facilities that provide any fuel other than gasoline or diesel used to create energy u sed t o p ower v ehicles. C urrently a vailable a lternative f uels i nclude e lectricity, n atural g as, p ropane, methanol, hydrogen and blended fuels that reduce consumption of gasoline or diesel. Electric vehicle charging shall be permitted throughout the project in accordance with state and local regulations without restriction and may be concentrated in specific areas as required to comply with the requirements of third party vendors. Electric vehicle charging may incorporate solar service and advertising uses.
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Automobile Service Station, Full or Self Service, Including Alternative Fuel Stations or Suppliers
P
Comedy Clubs
X
P
Billiards establishments
Automobile Rental Services (indoor only) not to exceed 5,000 sf P
Convenience Stores, With or Without Sales of Alcoholic Beverages, if incorporated into a larger commercial, hotel or office building (not as a stand-alone or pad building)
X
P
P
Automatic Teller Machines (ATMs)
Bowling Alleys which may include game arcades
Cyber Cafes P
P
P
P
Furniture and Furnishings
Automobile and Motorcycle Sales as Indoor Showroom2
P
Broadcast Studios
Automobile/ Motor Vehicle Parts Sales
P
Gaming Clubs
Banks and Financial Services, With or Without Drive Through Services
X
Assisted Living
P
Business Support Services
Gourmet wine and beer stores, including micro breweries X
P
P
P
Auditoriums, Meeting Halls, and Conference Facilities, accessory to Hotel Uses
Bars and Alcoholic Beverage Drinking Places, On-site Consumption Child Day Care Centers
Art, Antiques, Collectibles and Gifts
C
P
2 Includes tower sales facilities such as those currently operated by Carvana.
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C
Indoor Amusement Centers and Game Arcades
Medical Offices, Clinics and Laboratories included in Office Buildings
P
P
C (minor)
Hotels, 30 units and greater
Medical Services, Extended Care Facilities (less than 30 day stay) A facility that provides, on a regular basis, personal care, including dressing and eating and health-related care and services, to individuals who require such assistance but who do not require the degree of care and treatment that a hospital or skilled nursing facility provides. Unlike nursing homes or hospitals Skilled nursing-short term/extended care facilities provide only limited medical supervision, such as the administration of medication or medical treatment by qualified personal.
Kiosks, Vending Carts and Food Service Pavilions
XC (minor)
Laundry and Dry Cleaning, Drop-off only
Grocery Stores
P
Extended Care Facilities (greater than 30 day stay)
P
X
P
Health and Fitness Centers
Libraries and Museums
Membership Organization Facilities
Golf Driving Ranges (with or without restaurants)
P
P
Incidental Activities to Legally Established Businesses 23 P
P
Liquor Stores, Off-site Consumption
Hospitals
P
P
23 “Incidental Activities” are such things as holiday celebrations, grand openings, community service events such as p ublic s afety/emergency t raining, h ealth f airs a nd s imilar a ctivities, s chool o r e ducational e vents, s hopping center sponsored events such as classic car shows or club events, festivals, art shows, children’s activities, outdoor concerts, Christmas Tree Sales, Pumpkin Patch and Sales, food trucks, fashion shows and similar activities meant to entertain patrons of the business and to promote the activities normally associated with an individual business or a group o f b usinesses, charitable walks and other fundraising events for non-profit organizations, and other similar activities.
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XMobile Home and Recreational Vehicle Sales
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Outdoor Music and Sound Systems accessory to Cafes and
Restaurants or Retail Uses
Personal Services (Not an Adult Business) P
P
Offices
Public Safety and Utility Facilities
Outdoor Display and Sales accessory to a Retail Establishment P
Outdoor Recreation, Commercial34
Mortuaries, Funeral Parlors and Cemeteries
C (minor)
Printing and Publishing
P
P
P
Nightclubs, With Dance Floors, With or Without Alcohol Sales Parking Facilities Including Structures
Small Recycling Facilities and Reverse Vending Machine Recycling Facilities (as identified in the Development Code)
P
P
Outdoor live music
C
C
Pet Shops
Outdoor Dining Areas accessory to cafes and restaurants P
X
P
34 “Outdoor recreation, commercial” does not include special events or entertainments such as concerts in retail plazas o r o ffice b uilding c ourtyards, b ut r efers t o p ermanent f acilities e stablished f or p rofitable p urposes a s a stand alone use, such as driving ranges, batting cages, kart tracks, or outdoor climbing walls or exercise area not associated with a retail or health and fitness facility, and similar uses. Such uses as an ancillary use to a permitted use ( such a s a p ool, t ennis c ourt, o r p ickleball c ourt a ssociate w ith a f itness u se) o r r etail u se ( such a s a r ock climbing wall associated with a retail use) are permitted.
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Retail Stores, General and Specialty Merchandise
P
Schools, Specialized Education and Training
Repair and Maintenance, Motor Vehicles
P
Veterinarian Clinics, Animal Hospitals, Kennels and Boarding Facilities 4
P
PC (minor)
P
Research and Development
Studios - Art, Dance, Music, Photography, etc.
Water Wells and Appurtenant Structures
Repair and Maintenance, Consumer Products
P
P
Satellite Dishes/Antennas
P
Warehouse Retail Stores greater than 70,000 sf
P
C (minor)
Theaters - Live Entertainment
Restaurants, With Drive Through5 (in Planning Area 1, 2, and 4; and the portion of Planning Area 3 which is 200' south of Murrieta Hot Springs Road) [i.e. not permitted in Planning Area 3 within 200' of Murrieta Hot Springs Road]
P
Wireless Communication Facilities
X
P
P
Schools, Private
Theaters - Motion Pictures, which may include game arcades P C
P
Restaurants, With or Without Alcoholic Beverage Sales
Vending Machines for sale of non-alcoholic beverages and snack food items
5 Drive T hrough facilities a re subject t o d evelopment limitations d escribed in Sections 2.5.4 a nd 2.5.4.1 b elow.
Notwithstanding a ny o ther p rovision, " Drive T hrough f acilities" r estriction s hall r estrict o nly d rive t hrough facilities with menu b oards for o rdering. There is n o restriction o n d rive through restaurants which utilize the drive through lane for pick up only and utilize preordering electronically or remotely from facilities other than an on site menu board. Pick up only facilities shall comply with standards in Section 2.5.4.1 with the exception that only a 60’ stacking is required.
4 Veterinary clinics and boarding must be physically established within a retail use and may not exceed 40% of the floor space of the retail use.
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2.3.2 Temporary and Interim Uses and Special Events
Temporary uses within The Triangle are allowed, and are subject to the City’s Municipal Code Section 1 6.70. The D evelopment D irector m ay a uthorize a s hort f orm a pplication f or temporary uses, interim uses, special events and repeating or regular uses to allow for annual permitting of such uses within the project, as determined by the Development Director.
Temporary uses are permitted within the Specific Plan area subject to the limitations below.
A. Authorization. Temporary Uses may be allowed subject to the approval of the Director through the issuance of a Temporary Use Permit. Conditions of approval may be included to protect the public health, safety, and welfare, comply with the requirements of the Murrieta Municipal C ode, t he T riangle S pecific P lan, a nd t he r equirements o f o ther g overnmental agencies. T he D irector m ay a pprove, d eny, o r c onditionally a pprove, a ny a pplication f or a Temporary Use Permit.
B. Fees. Temporary Use Permit applications shall pay the fee for a Temporary Use Permit pursuant to the City’s adopted fee schedule.
C. Frequency o f E vents. T emporary U ses a re e vents t hat m ay o ccur r egularly o n a n on-going basis (such as weekly or bi-weekly), or be of limited duration of not more than 3 days.
Seasonal u ses, a s d escribed b elow, m ay a lso b e p ermitted f or t he d uration s pecified a s a temporary u se. S ingle t emporary e vents o f m ore t han 3 d ays a re n ot p ermitted u nless expressly authorized below, and are limited to no more than two events per month.
D. Hours o f O peration. T emporary U ses a re l imited t o o perating b etween t he h ours o f 7AM to 10PM and may occur on any day of the week. One additional hour before and after the event may be used for event set up and break down.
E. Temporary Uses - Conditions. The approval of a request for a Temporary Use may be subject t o c onditions o f a pproval t hat m ay i nclude, b ut n ot b e l imited t o, r estrictions o n location a nd s ize, e mergency a ccess, p edestrian a nd v ehicle a ccess, a ccessibility, p edestrian safety, the location and use of temporary improvements and equipment, alcohol sales, solid waste management and recycling, water quality, Riverside County licensing requirements, and temporary signage.
F. Revocation, S uspension, a nd M odification. T emporary U se P ermits f or s pecial e vents may b e r evoked o r suspended b y t he D irector a t a ny t ime f or a ny violation o f t he M urrieta Municipal Code, the Triangle Specific Plan, or violations of conditions under which a temporary
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use was authorized. Where a temporary use was suspended, the use may resume, subject to the approval of the Director, once the operator or property owner corrects any violations. The Director may also modify conditions of approval for an approved Temporary Use Permit for the protection of public, health, safety, and welfare.
G. Temporary U se E vent T ypes. T emporary u ses a re c ategorized i nto o ne o f f our categories – R ecurring T emporary U ses, S pecial E vents, S easonal O utdoor E vents, o r F ood Truck sales.
1. Recurring T emporary U ses. R ecurring T emporary U ses s uch a s F armers M arkets a re events that are generally held once a week on the same day of the week at the same times throughout the year with little deviation. No more than one Recurring Temporary Use i s p ermitted t o o perate a t a t ime d uring t he c alendar y ear. D ifferent R ecurring Temporary Uses may operate during the year so long as no more than one event occurs per week. Recurring Temporary Uses are subject to an annual review approved by the Director o r d esignee. R ecurring T emporary U ses m ay o perate c oncurrently w ith a Seasonal T emporary U se o r S pecial E vent s ubject t o t he a pproval o f t he D irector o r designee.
2. Special Events. Special Events may last up to three days subject to the approval of the Director or designee in accordance with the requirements of this section.
3. Seasonal O utdoor E vents. S easonal O utdoor E vents, i ncluding a ncillary u ses, a re allowed t o o perate f or e xtended p eriods a nd shall b e p ermitted a s f ollows, a nd m ay include one week before and after the specified operating period for set up and take down:
a. Pumpkin patch may begin to operate October 1st each calendar year and shall end on November 1st.
b. Christmas t ree l ot m ay b egin t o o perate T hanksgiving w eekend, a nd s hall end on December 26th each calendar year.
In the event the same company operates a pumpkin patch and a Christmas tree lot, the vendor shall be entitled to receive a single permit for the combined uses which will permit the continuous operation with a set up one week prior to October 1 and a final take down one week after December 26. c. Seasonal strawberry stands shall be subject to the following regulations:
i. Permits for strawberry stands are limited to 150 days per calendar year.
ii. Strawberry stands shall be permitted to sell only items related directly to strawberries.
iii. All associated signs shall be attached to the strawberry stand structure, and shall not extend above or beyond the strawberry stand structure. Other signs and advertising devices, such as banners, pennants, flags, A-frame signs, and light strings, are prohibited.
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4. Food Truck Sales. Any area of the Specific Plan may be designated for the siting of Food Truck events on a regular or temporary basis. Food Truck Sales may be combined with other Temporary Uses as an ancillary use or operate as a stand-alone use. a. Food Truck Sales as an Ancillary Use. Food Truck Sales may be combined with other approved Temporary Uses provided no more than six (6) food trucks shall be authorized at any one time, or as otherwise approved by the Director based on the size of the Temporary Use event.
b. Food Truck Sales as a Standalone Special Event. Subject to the limitations of the requirements in this Section, Food Truck Sales may occur as a standalone Special Event for not longer than three (3) days.
c. Food Truck Sales as a Recurring Temporary Use. Subject to the limitations of the requirements below, Food Truck Sales may occur on a regular basis throughout the year within the Specific Plan area, subject to the approval of a Temporary Use Permit once per year by the Director, who may approve, conditionally approve, or deny any application for Food Truck Sales as a Recurring Temporary Use.
i. Designated Areas. An area of the Specific Plan may be designated where f ood t rucks a re p ermitted t o o perate. A ppropriate a reas include undeveloped areas of the Specific Plan and underutilized parking areas.
ii. Space Requirements. One food truck may operate for every 600 square feet of area designated for food truck sales.
iii. Parking and Access. ADA access and ADA parking shall be provided.
The Director shall determine the appropriate number of parking spaces required for food truck sales. Before approving a Food Truck Sales TUP, the Director may require the applicant to provide a parking study to determine the number of parking spaces available and the parking spaces required for a Food Truck Sales TUP. Existing parking spaces within the Specific Plan area may serve as the parking supply for a Food Truck Sales TUP.
iv. Utilities and Services. The applicant for a Food Truck Sales TUP shall indicate how access to electricity, water, and waste disposal facilities will be provided.
v. Health and Safety Regulations. Every food truck shall comply with the requirements o f t he C ounty o f R iverside D epartment o f Environmental Health p rior t o c ommencing o perations within the Specific Plan area.
vi. Water Quality. The City Engineer may require the implementation of “best m anagement p ractices” t o e nsure t he u se o perates a nd complies with the City’s MS-4 permit.
vii. Signage. No advertising signage, banners, pennants, flags, inflatables, or similar devices, shall be permitted other than vehicle signage
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permanently affixed to a food truck. Directional signage, and generic signage i dentifying t he l ocation o f a pproved F ood T ruck S ales a reas are permitted p rovided t he s ignage c onforms t o s ign s tandards contained within t he a pproved s ign p rogram f or t he Specific Plan area.
2.3.3 Alcohol Use
All businesses within The Triangle that propose the sale of alcoholic beverages are required to secure a n a lcoholic b everage s ales p ermit, e ither t hrough a n A dministrative A lcohol U se Permit, a Minor Conditional Use Permit, or a Conditional Use Permit as described in Section 4.3 of this Specific Plan. If a business is required to obtain a Conditional Use Permit according to Table 2 -1, a bove, t hen t he a pplication f or a lcohol s ales w ill b e o btained t hrough t hat C UP process, as in the example of a nightclub. In such an instance, the conditions included within the CUP, if granted, shall be consistent with those within the Section 2.3.3.3 below relative to the t ype o f b usiness p roposed, o r t he C ity D evelopment C ode S ection 1 6.44.030 i f n ot specifically addressed in Section 2.3.3.3. Businesses that are identified as “permitted” on Table 2-1 will obtain alcohol permits through the process described in Section 4.3.1 of this Specific Plan.
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2.3.3.1 Administrative Alcohol Use Permit
The u ses i dentified i n t his s ub-section m ay s ell a lcoholic b everages a fter o btaining a n Administrative A lcohol U se P ermit f rom t he C ity. I n a ddition t o t he G eneral R egulations described i n S ection 2 .3.3.3 b elow, t he u ses i dentified b elow h ave s pecific r egulations w ith which t hey m ust c omply. T hese s pecific r egulations a re i dentified b y n umbers w hich correspond to the regulations contained within Table 2-2 of this Specific Plan. Bowling Alleys - Specific Regulation 8
Conference Centers/Meeting Rooms - Specific Regulation 8 Cyber Cafes – Specific Regulation 8
Day Spas/Salons - Specific Regulation 8
Delicatessens - Specific Regulation 6
Discount, Drug and Variety Stores - Specific Regulation 5 Florist/Gift Shop - Specific Regulation 9
Grocery Stores and Specialty Food Shops selling alcohol as less than 25% of floor space for off-site consumption - Specific Regulation 5
Hotels - Specific Regulation 8
Indoor Amusement Centers and Game Arcades - Specific Regulation 8 Kiosks, Vending Carts and Food Service Pavilions - Specific Regulation 10 Restaurants, including Outdoor Dining - Specific Regulation 7
2.3.3.2 Minor Conditional Use Permit
The u ses i dentified i n t his s ub-section m ay s ell a lcoholic b everages a fter o btaining a M inor Conditional U se P ermit f rom t he C ity. I n a ddition t o t he G eneral R egulations d escribed i n Section 2.3.3.3, these uses have specific regulations with which they must comply. These are identified by numbers which correspond to the regulations contained within Table 2-2 of this Specific Plan.
Bars and alcoholic beverage drinking places 1
Billiards Establishments - Specific Regulation 8
Comedy Clubs - Specific Regulation 8
Convenience Stores - Specific Regulation 3
Gourmet wine and beer stores and micro-breweries - Specific Regulation 2 56 Liquor Stores - Specific Regulation 2
Tasting Facilities - Specific Regulation 4
Theaters, both Live Entertainment and Motion Pictures - Specific Regulation 8 Outdoor Recreational Commercial – Specific Regulation 8 56 If a wine or beer store also offers tasting, then the establishment must instead comply with Special Requirement 2a, c, e, and 4.
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2.3.3.3 General Regulations for All Alcohol Use Permits The following use regulations apply to all alcoholic beverage sales uses and shall be in addition to t he S pecific R egulations i dentified i n t he p revious t wo s ub-sections, a nd a ny s tate l aw requirements, i ncluding t hose p rovided i n C alifornia B usiness a nd P rofessions C ode S ection 25612.5.
1. Graffiti. W ithin f orty-eight h ours o f a ny g raffiti b eing p ainted o r m arked u pon t he premises o r o n a ny a djacent a rea u nder t he c ontrol o f t he p ermittee, t he p ermittee shall report the graffiti to the Murrieta Police Department and remove or paint over the graffiti.
2. Ads a nd S igns. T here s hall b e n o e xterior a dvertising o r s ign o f a ny k ind o r t ype, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages, except for approved signage related to the name of the business.
3. Displays. There shall be no interior displays of alcoholic beverages or signs which are clearly visible to the exterior. Signage advertising alcohol sales may not be attached to the windows and clear doors on an off-sale premises facility.
4. Outdoor L ighting. T he p ermittee s hall p rovide n ighttime l ighting o f t he b uilding exterior. The lighting shall be of sufficient illumination so as to enable law enforcement personnel to clearly identify individuals.
5. Litter. T he p ermittee s hall r emove l itter f rom t he p remises, p ublic s idewalks a nd parking l ots d aily, a nd s hall k eep t he a reas s wept w eekly t o p revent d ebris b uildup.
Trash cans shall be located near the entry into the premises. “No Littering” signs of a size and location as determined by the City shall be installed if determined necessary by the Director.
6. Alcohol Sale Hours. The sale of alcoholic beverages may be permitted only between the hours of 6:00 am and 12:00 midnight each day, except for hotels and bars and alcoholic beverage d rinking p laces, i ncluding n ightclubs, w hich m ay s ell u ntil 2 :00 a m, o r a s approved by a Minor Conditional Use Permit or Conditional Use Permit.
7. Smoking O rdinance. T he r equirements o f M urrieta M unicipal C ode C hapter 5 .23 regarding smoking shall be complied with at all times.
8. State L icense C onditions. P rior t o C ity a pproval o n a ny A BC z oning a ffidavit, t he applicant s hall s ubmit t o t he City a signed l etter a ddressed t o t he A BC stipulating t o include the appropriate City of Murrieta conditions in the ABC license.
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9. Loitering. Loitering is prohibited on or around the premises. “No Loitering” signs of a size a nd i n a l ocation a s d etermined b y t he C ity s hall b e i nstalled i f d etermined necessary by the Director.
10. Minimum Employee Age. In compliance with ABC regulations, no person under the age of twenty-one shall be employed as a bartender or cocktail server. No person under the age of eighteen shall serve alcohol within an eating place, and only if such service is an incidental part of their duties. Within retail stores, employees ages seventeen and younger m ay s ell o nly i f d irectly s upervised b y s omeone a t l east t wenty-one.
Employees within premises that sell alcohol and motor vehicle fuel must be twenty-one for sales between 10:00 pm and close of business.
11. Employee B ehavior. N o e mployee o r a gent s hall s olicit o r a ccept a ny a lcoholic o r non-alcoholic beverage from any customer while on the premises.
12. Open Containers and Drinking Not Allowed. No alcoholic beverages shall be consumed on t he p remises o f a n o ff-sale e stablishment a nd n o a lcoholic b everages s hall b e consumed outside the edifice or enclosed patio of an on-sale establishment. “No Open Container” s igns o f a size a nd l ocation a s d etermined b y t he City shall b e i nstalled i f open containers are found by the Police Department to be a chronic problem.
13. ABC Training. The owner and management of each alcoholic beverage use shall provide ABC a pproved a nd/or c ertified t raining f or a ll e mployees w ho s ell o r s erve a lcoholic beverages a t t he f irst a vailable o pportunity o r n o l ater t han t hirty d ays f rom t he employee’s date of employment.
14. Records. The permittee shall at all times maintain records which reflect separately the gross sale of alcoholic beverages and the gross sales of all other projects of the licensed business. Said records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department within five business days following a notice.
The following specific regulations shall further govern the types of alcohol sales establishments identified in sections Section 2.3.3.1 and 2.3.3.2, above.
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a) Wine shall not be sold with an alcoholic content of greater than fifteen percent by volume except for “dinner wines” that have been aged two years or more and maintained in packaged bottles.
b) T he p ossession o f a lcoholic b everages i n o pen c ontainers a nd t he consumption of alcoholic beverages are prohibited unless consumed within the premises or separate controlled-access area, such as a fenced patio or food court.
c) The sale and delivery of alcoholic beverages shall be made to the persons who a re w ithin t he p ermitted p remises o nly a nd n ot t hrough a p ass-out window, or a slide out tray to the exterior of the premises. d) B eers, m alt b everage p roducts, w ine c oolers, a nd p re-mixed d istilled spirits c ocktails ( if a llowed b y A BC l icense) s hall b e s old, r egardless o f container size, only in manufacturer pre-packaged multi-unit quantities. e) S urveillance c ameras a nd e quipment s hall b e i nstalled t o r ecord a ll purchases a nd a ttempted p urchases o f a lcoholic b everages i n a ccordance with the specifications provided by the police department. The equipment shall be able to record a minimum of twenty-four hours of operation. The facility o perator s hall m aintain t he r ecordings f or t he p rior s ixty d ays a nd make the recordings available to the police department within twenty-four hours upon request.
Specific Regulations
a) T he sale o f alcoholic beverages for off-premises consumption is strictly prohibited.
b) No reduced price or no charge alcoholic beverage promotion is permitted after 8:00 p.m. each day.
c) T here s hall n ot b e a r equirement t o p urchase a m inimum n umber o f drinks in lieu of a cover charge or admission fee.
d) Hours of operation shall be as set forth in the use permit. e) All sound resulting from the business and/or live entertainment activities shall be substantially contained within the building in compliance with city noise regulations.
Table 2-2 Specific Regulations for Alcohol Sales
Regulation
#
2 (Wine, beer
and liquor
stores, and
micro-brewerie
s)
1 (Bars and
alcoholic
beverage
drinking
places)
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Specific Regulations
3 (Convenience
stores
Regulation
#
a) Only beer and wine may be sold, and only for off-site consumption. No sales of distilled spirits or pre-mixed distilled spirit cocktails are permitted. b) C old b eer o r w ine s hall o nly b e s old f rom, o r d isplayed i n, t he m ain, permanently affixed electrical cooler.
c) N o d isplays o f b eer, w ine o r o ther a lcoholic b everages s hall b e l ocated within t en f eet o f a ny b uilding e ntrance o r c heck-out c ounter, u nless t he display is not physically accessible to customers.
d) Beer, malt beverage products and wine coolers shall be sold, regardless of container size, only in manufacturer pre-packaged multi-unit quantities. e) W ine shall not be sold with an alcoholic content of greater than fifteen percent b y v olume e xcept f or “ dinner w ines” w hich h ave b een a ged t wo years or more and maintained in packaged bottles.
f) T he p ossession o f a lcoholic b everages i n o pen c ontainers a nd t he consumption o f a lcoholic b everages a re p rohibited o n o r a round t he premises.
g) The sale and delivery of alcoholic beverages shall be made to persons who are within the permitted premises only and not through a pass-out window or slide out tray to the exterior of the premises.
h) No advertising for beer, wine or other alcoholic beverage and no lighted advertising for beer, wine, or other alcoholic beverages shall be located on the exterior of buildings or within window areas.
i) The sale of beer and wine shall be incidental to, and in conjunction with, the sale of food, groceries and sundries, and the area (not including storage) devoted t o t he d isplay a nd s ale o f b eer a nd w ine s hall n ot e xceed t en percent of the retail floor area.
j) S urveillance c ameras a nd e quipment s hall b e i nstalled t o r ecord a ll purchases a nd a ttempted p urchases o f a lcoholic b everages i n a ccordance with the specifications provided by the police department. The equipment shall be able to record a minimum of twenty-four hours of operation. The facility o perator s hall m aintain t he r ecordings f or t he p rior s ixty d ays a nd make the recordings available to the police department within twenty-four hours upon request.
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Regulation
#
5 (Discount, drug
and variety
stores and
Grocery stores)
4 (Tasting
facilities)
7 (Restaurants)
a) The gross floor area of the establishment shall be a minimum of 7,000 SF, and no more than fifteen percent of the gross floor area shall be used for the storage and display of alcoholic beverages.
b) N o wine shall b e sold with a n alcoholic content of greater than 15% by volume except for “dinner wines” which have been aged two years or more and maintained in packaged bottles.
c) T he s ale o f b eer o r m alt b everages i n c ontainers l arger t han s ixteen ounces is prohibited.
d) The sale of miniature-sized distilled spirits is not allowed. e) No displays of alcoholic beverages shall be located within ten feet of any building entrance or check-out counter.
a) T he s ale o f a lcoholic b everages f or o ff-premises c onsumption i s prohibited.
b) N o r educed p rice o r n o c ost a lcoholic b everage p romotion s hall b e allowed after 8:00 p.m. each day.
k) Signs shall be inside near the cash registers notifying the public that, “All Alcoholic b everage t ransactions a re m onitored i n c ooperation w ith t he Murrieta P olice D epartment.” T he s ize, w ording a nd l etter s tyle o f t he advisory sign shall be as determined by the police department. a) No reduced price or no cost alcoholic beverage tasting promotion shall be allowed after 8:00 p.m. each day.
b) Customers will be limited to no more than one series of free tasting. c) Tasting samples shall be no larger than one ounce.
d) F or b reweries a nd m icrobreweries, t he s ale o f a lcoholic b everages f or consumption off the premises is strictly limited to beverages manufactured onsite.
e) No person under the age of twenty-one shall be allowed in the sampling or tasting areas.
6 (Delicatessens)
Specific Regulations
a) S elf-service o f a lcohol i s p rohibited, i ncluding r efrigerated c oolers a nd buckets of drinks in ice available to the customer.
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10 (Kiosks,
vending carts,
and food
service
pavilions)
Specific Regulations
a) Only beer and wine may be sold. No sales of distilled spirits or pre-mixed distilled spirit cocktails are permitted.
b) S elf-service o f a lcohol i s p rohibited; i ncluding r efrigerated c oolers a nd buckets of drinks in ice available to the customer.
c) Alcohol sales from kiosks, vending carts or food service pavilions shall be prohibited unless consumed within a separate controlled-access area, such as a fenced patio or food court.
Regulation
#
9 (Florist and gift
shops)
8 (Conference
centers, cyber
cafes, day spas,
hotels, indoor
amusement
centers and
game arcades,
billiards
establishments
, comedy clubs,
and theaters,
outdoor
recreational
commercial)
a) N o wine shall b e sold with a n a lcoholic content o f g reater t han 15% by volume except for “dinner wines” which have been aged two years or more and maintained in packaged bottles.
b) All alcoholic beverages shall be sold only as part of a gift package or floral arrangement.
c) Refrigerated or otherwise chilled alcoholic beverages shall not be sold or maintained on the permitted premises, except for alcoholic beverages sold in c ombination w ith n on-alcoholic b everage c ommodities a nd p ackaged i n gift c ontainers r equiring r efrigeration f or t he p reservation o f s aid commodities.
c) Outdoor alcohol beverage service is prohibited unless consumed within a separate controlled-access area, such as a fenced patio or food court. a) T he s ale o f a lcoholic b everages f or o ff-premises c onsumption i s prohibited.
b) N o r educed p rice o r n o c ost a lcoholic b everage p romotion s hall b e allowed a fter 8 :00 p .m. e ach d ay e xcept w ithin h otel b anquet f acilities, where t he p rice o f d rinks o r d rink t ickets m ay b e c onsistent d uring t he entirety of a special event.
c) T here s hall n ot b e a r equirement t o p urchase a m inimum n umber o f drinks in-lieu of an admission or cover charge.
d) S elf-service o f a lcohol i s p rohibited; i ncluding r efrigerated c oolers a nd buckets of drinks in ice available to the customer.
e) Alcohol sales within a movie theater shall be prohibited unless within a separate controlled section or “box” restricted to patrons aged twenty-one and over.
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2.4 Development Intensity
The intensity of development is regulated by maximum gross building area for the site, building heights, property setbacks and parking requirements. The anticipated gross building area for each use is identified in the table below. Gross building area shall include the total horizontal floor area of all floors of a building, including the exterior walls thereof, measured in square feet. Areas used in common such as covered walkways, patio areas, and entries open to and directly c onnecting w ith o utside a reas, s hall n ot b e i ncluded i n t he c alculation. Neither hotelHotel balconies nor, rooftop uncovered facilities, decks, patios and rooftop mechanical spaces shall not be included in gross building area.
Table 2-3 delineates the anticipated division of gross building area by category of land use. The total gross b uilding a rea o f 1 ,767,914 i s t he m aximum a llowed i n T he T riangle Specific Plan, and t his o verall t otal s hall n ot b e e xceeded. T he a mount o f g ross b uilding a rea f or e ach category may be modified.
Table 2-3 Gross Building Area by Land Use Category
Restaurant
Hotel (220 Rooms)
125,258
Land Use
148,000
Maximum Total for all Land Use
Categories
Office
1,767,914
Retail
The Triangle Specific Plan site is approximately 64.3 acres in size. This acreage includes several small p arcels t otaling 0 .77 a cres a long M urrieta H ot S prings R oad t hat a re p roposed t o b e dedicated to the City of Murrieta for road right-of-way purposes. In calculating the FAR of the site, those right-of-way parcels were excluded.
Intensity of development within The Triangle ranges from .25 FAR up to 1.33 FAR, depending on t he u se. T he a verage F AR f or t he s ite i s a pproximately . 63. T his w ill r esult i n a d ense, urban-feeling d evelopment, w hich i s d esired. B ecause o f t he b road r ange o f d evelopment intensity, FAR is not used as a method of regulating development within the property.
Entertainment
779,082
74,660
Anticipated Gross Building Area
640,914
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2.5 Architectural Development Standards
2.5.1 Application of Development Standards
The various land uses allowed within The Triangle are identified below. Each category of land use has its own development regulations. Because the Development Plan(s) will be reviewed subsequently, the Specific Plan does not apply these standards to specific locations or planning areas. Nor should the standards be applied in a building-by-building approach in all cases. For single use buildings, such as offices or the hotel, the appropriate development standards will be used.
Certain components of The Triangle will be constructed together as mixed-use components. If a vertical or horizontal mix of uses is proposed, the predominant use, as determined by square footage i ncluded i n t hat c omponent, s hall d etermine t he d evelopment s tandards t o b e applied. This shall be the case whether there is one mixed-use building or there are multiple buildings related together to form one cohesive and interrelated project. For example, if office space i s i ncluded a bove r etail a s p art o f a p redominantly r etail c omponent o f t he p lan, t he development r egulations f or w hichever l and u se h as t he h ighest a mount o f s quare f ootage should b e a pplied, i n t his c ase r etail s tandards. I f a n o ffice b uilding i ncludes s ervice commercial u ses a nd r estaurants o n t he g round f loor, o ffice s tandards s hould a pply t o t he entire building. This will provide maximum flexibility in design while ensuring that appropriate regulatory mechanisms such as setbacks and landscaping requirements are incorporated.
For purposes of developing appropriate development regulations in The Triangle, the number of stories included has been used to categorize buildings and to establish specific development requirements suitable for the mass and scale of the building.
2.5.2 General Development Standards
The requirements below apply to all uses within The Triangle. Different types of setbacks are included within the Specific Plan. Most critically, building setbacks are defined from the back of the landscaped areaproperty line along Murrieta Hot Springs Road, the Internal Connector Road right-of-way line or edge of public access easement, and the property lines adjacent to the freeways. Setbacks for buildings from parking or drive aisles interior to the site are also provided. The Specific Plan does not require building separations within the site, so buildings may be constructed side by side to create an urban village environment.
1. Building Placement: Corner buildings provide definition for the streets and drives within The Triangle. The primary mass of the building should not be placed at an angle to a corner. This does not preclude angled or sculpted building corners or an open plaza at the corner.
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Multiple buildings in a single Planning Area shall provide a functional relationship with one a nother t o a chieve a “ village” s cale b y u se o f a t l east o ne o f t he f ollowing techniques:
a) Cluster b uildings around o pen p laza a reas, n ot p arking l otswhen f easible t o create walkable pathways and complementary merchandising. b) Provide courtyards with landscaping and other pedestrian amenities. c) Provide convenient pedestrian circulation between each building and between parking areas and buildings using easily identifiable techniques such as planting treatment, architectural design features or enhanced paving materials. d) Link b uildings t ogether v isually u sing trellislighting, m onuments, s tructures, arcades, landscaping, walkways, or enhanced paving.
2. Parking structuresStructures: S tructures e xceeding t wo s tories a bove g rade s hall b e setback a minimum one hundred feet in each direction from the main entries located along Murrieta Hot Springs Road and twenty five feet from internal drives.
3. Courtyard and Plaza Access: Drives shall be provided adjacent to open spaces such as plazas or courtyards unless the project is designed to provide direct pedestrian access to the open space and the road or drive is not otherwise necessary.
4. Land U se B uffering: Loading a reas, a ccessAccess a nd c irculation d riveways, t rash, storage areas and mechanical equipment related to commercial use shall be screened and located as f ar a s p ossibleaway f rom adjacent u ses. pedestrian c rossings a nd walkways when feasible. Loading areas may be screened with landscaping.
5. Trash/Loading/Storage A reas: A ll trash and garbage bins shall be stored in approved enclosures in compliance with Murrieta Municipal Code Section 16.18.150 (Solid Waste and R ecyclable M aterials S torage). T he l ocations o f t rash e nclosures s hall a llow convenient access for each tenant.
The r ear o r l oading a reas o f s tructures s hall n ot f ace o nto p lanned a menities ( i.e. gathering s paces s uch a s p lazas, c ourtyards, a nd w ater f eatures) w ithout p roper architectural t reatment a nd l andscape s creening. L oading f acilities s hall b e f ully screened with landscaping from view from public streets and freeways, subject to a line of s ite d rawing w hich m ay r equire a w all, l andscaping, o r c ombination o f b oth a s provided for in Development Code Section 16.120.B.b . Screening shall be accomplished with architectural elementsby locating loading areas above or below freeway grades or otherwise s creening w ith b erms, o r o ther l andscaping o r a c ombination o f b oth.
Screening s hall b e p rovided t o a dequately b lock o r s often t he v iew o f l oading a reas, trucks, trash enclosures andor other similar service facilities. Screening may be limited or not required when the angle of view from the adjacent road or freeways does not have a line of site due to the angle of view from the road or freeway or other physical
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constraints including changes in topography or physical barriers such as freeway bridges or overpasses.
6. Utility a nd M echanical E quipment: A ll m echanical e quipment ( i.e. c ompressors, a ir conditioners, h eating and ventilating equipment, chillers, standpipes, solar collectors, etc.) s hould b e c oncealed, w hen f easible, f rom v iew i n c ompliance w ith M urrieta Municipal Code Section 16.18.120 (Screening and Buffering). Screening devices shall be compatible w ith t he a rchitecture a nd c olor o f t he a djacent b uildings. R easonable accommodations shall be made for solar arrays, collectors and similar energy efficient technologies or sustainability features which may not be completely screened.
Mechanical Equipmentequipment located on the roof of a structure shall be screened by architectural elements that are an integral part of the building design . when feasible.
Where i t i s n ot f easible t o s creen m echanical e quipment l ocated o n t he r oof w ith integral architectural elements, then other methods of screening the visible mechanical equipment shall be incorporated.
Utility e quipment ( i.e. e lectric a nd g as m eters, e lectrical p anels, s olar b attery equipment required by Code and junction boxes) shall be located in utility rooms within the structure or utility cabinets with exterior access that are designed to be integrated into t he b uilding a rchitecture. R easonable a ccommodations w ill b e m ade f or s olar batteries, back up generators, electric vehicle charging equipment and code mandated utility equipment which may be located in freestanding utility cabinets or structures.
7. Provision of Open Spaces: The Triangle shall have a twenty percent overall requirement for o pen s pace. E ach p lanning a rea s hall h ave a m inimum o pen s pace r equirement equivalent to fifteen percent of the area within that planning area.
Landscape and open space areas shall be distributed throughout the site and consist of a b alanced c ombination o f t rees, g round c over, s hrubbery, a nd o ther m aterials.
Landscaping f or r equired s etbacks m ay b e u sed t o s atisfy t his r equirement. Q uality considerations f or o pen s pace s hould i nclude t he u se o f p lazas, c ourtyards, w ater elements, and public art. Pathways and sidewalks not included within parking lots may be calculated as part of the open space.
Open space a reas should b e concentrated, l inked o r clustered i nto l arger m eaningful spaces at areas of significant activity when feasible.
8. Building S etbacks: T he i llustrations o f b uilding s etbacks c ontained w ithin t he S pecific Plan a lso i llustrate t he l andscape c oncepts t hat s hould b e i ncluded i n t he p roject.
Although the plant materials and stylistic treatments may vary in final plans, the overall concept o f i ncorporating v ertical a ccent t rees a nd c anopy t rees, s hrub a nd g round
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SPECIFIC PLAN
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cover rather than turf, use of screening treatments, etc. shall be followed to ensure the high quality landscape concept is carried out.
9. Building Heights: Building, parking structure, and overall sign heights shall be measured from the adjacent finished grade.
10. Setbacks: The setbacks identified in the tables below are minimum setbacks.
2.5.3 Office Development Standards
As noted above, certain setbacks within The Triangle are required from Murrieta Hot Springs Road, the freeways and the Internal Connector Road. The following minimum setbacks apply for office buildings:
Murrieta Hot Springs Road 25' from Property Line to Building equal to or less than 50' high
50' from Property Line to Building greater than 50' high 15' from Property Line to Parking
Freeway 25' from Property Line to Building equal to or less than 50' high
50' from Property Line to Building greater than 50' high 10' landscape setback to Parking
The front building standards included within Table 2-4 are illustrated in Exhibits 2-2 through 2-11, with both sections and plan views. Alternate entry courtyard and plaza configurations from t hose i llustrated a re a llowed t hat p rovide e qual o r g reater o pen s pace t han t hese minimum regulations.
Table 2-4 Development Standards for Office Buildings
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SPECIFIC PLAN
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30’
Front
Parking
35’
3-4 Story
Building
35’
25’' 35’
Side/Rear
Parking
15’
45’
15’
5-8 Story
Building
20’
60’
25’
Setback to
Building67
25’
75’
Front
Drive Aisle
1-2 Story
Building
Side/Rear
Property
Line
45’'
15’
Front
Plaza
Width
width
15’ 15’
20’
15’
55’'
15’
20’
9-12 Story
Building
30’
Maximum Height
65’'
50’
40’
80’ 140’
40’
200’
80’'
280’
All setbacks shall be subject to a Minor Exception under Section 4.4.2. 95’'
Side/Rear
Drive aisle
15’
13-18 Story
Building
25’
67 Setbacks are measured from the back of the landscape areaproperty line along Murrieta Hot Springs Road, the Internal Connector Road right-of-way line or edge of public access easement, or the property line along the adjacent f reeways. T he f irst l imit i s u nder s tandard c onditions. T he s econd l imit i s i n t he e vent o f a t raffic condition along Murrieta Hot Springs Road where an acceleration or deceleration lane has expanded the right of way.
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SPECIFIC PLAN
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2-2 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-2: 1-2 Story Office Building Front Facade
Landscape Section
2-23
Legend
❶ Drive Aisle or Head-in Parking with 20’ wide Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Amenity Zone (in Plaza) – Potential Features may include:
Planting Area, Raised Planter, Bench Seating (see Exhibit 2-3)
No Revisions
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SPECIFIC PLAN
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2-3 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-3: 1-2 Story Office Building Front Facade
Landscape Plan
2-24
Legend
❶ Drive Aisle or Head-in Parking with 20’ wide
Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Gray, Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Amenity Zone (in Plaza) – Potential Features may
include Planting Area, Raised Planter, Bench
Seating
Legend
❶ Drive Aisle or Head-in Parking with 20’ wide
Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Amenity Zone (in Plaza) – Potential Features
may include Planting Area, Raised Planter,
Bench Seating
No Revisions
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SPECIFIC PLAN
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2-4 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-4: 3-4 Story Office Building Front Facade
Landscape Section
2-25
Legend
❶ Drive Aisle or Head-in Parking with 20’ wide Pedestrian Plaza at Entry ❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Amenity Zone (in Plaza) – Potential Features may include Planting Area, Raised Planter, Bench Seating, Pots (see Exhibit 2-5)
No Revisions
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SPECIFIC PLAN
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2-5 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-5: 3-4 Story Office Building Front Facade
Landscape Plan
2-26
Legend
❶ Drive Aisle or Head-in Parking with 20’ wide
Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Amenity Zone (in Plaza) – Potential Features may
include Planting Area, Raised Planter, Bench
Seating, Pots
No Revisions
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SPECIFIC PLAN
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2-6 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-6: 5-8 Story Office Building Front Facade
Landscape Section
2-27
Legend
❶ 30’ wide Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Alternating Palms to reduce building scale
❼ Amenity Zone (in Plaza) – Potential Features may include Planting Area, Raised Planter, Bench Seating, Pots, Fountain (see Exhibit 2-7)
No Revisions
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SPECIFIC PLAN
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2-7 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-7: 3-4 Story Office Building Front Facade
Landscape Plan
2-28
Legend
❶ Drive Aisle or Head-in Parking with 20’ wide
Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Amenity Zone (in Plaza) – Potential Features
may include Planting Area, Raised Planter,
Bench Seating
Legend
❶ Drive Aisle or Head-in Parking with 30’ wide
Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Alternating Palms to reduce building scale
❼ Amenity Zone (in Plaza) – Potential Features
may include Planting Area, Raised Planter,
Bench Seating, Pots, Fountain
No Revisions
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2-8 (insert)
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SPECIFIC PLAN
Exhibit 2-8: 9-12 Story Office Building Front Facade
Landscape Section
2-29
Legend
❶ 40’ wide Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Canopy Tree Rhythm
❻ Alternating Palms in Turf at Pedestrian Plaza
❼ Amenity Zone (in Plaza) – Potential Features may include Planting Area, Raised Planter, Bench Seating, Pots, Fountain, Table, Chairs and Umbrella (see Exhibit 2-9)
No Revisions
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2-9 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-9: 5-8 Story Office Building Front Facade
Landscape Plan
2-30
Legend
❶ 40’ wide Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Shade Tree Rhythm
❻ Formal Palms in Turf at Pedestrian Plaza
❼ Amenity Zone (in Plaza) – Potential Features may include Planting Area, Raised Planter, Bench Seating, Pots, Fountain, Table, Chairs & Umbrella
No Revisions
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SPECIFIC PLAN
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2-10 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-10: 13-18 Story Office Building Front Facade
Landscape Section
2-31
Legend
❶ 40’ wide Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane
❺ Formal Canopy Tree Rhythm
❻ Formal Palms in Turf at Pedestrian Plaza
❼ Amenity Zone (in Plaza) – Potential Features may include Planting Area, Raised Planter, Bench Seating, Pots, Fountain, Table, Chairs and Umbrella, Vendor Kiosk
(HARDSCAPE WITH PALM & TURF PLAZA AT ENTRY)
No Revisions
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2-11 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-11: 13-18 Story Office Building Front Facade
Landscape Plan
2-32
Legend
❶ 40’ wide Pedestrian Plaza at Entry
❷ Flowering Accent Ground Plane
❸ Concrete Walk
❹ Simple Ground Plane at Building
❺ Formal Shade Tree Rhythm
❻ Formal Palms in Turf at Pedestrian Plaza
❼ Amenity Zone (in Plaza) – Potential Features may include Planting Area, Raised Planter, Bench Seating, Pots, Fountain, Table, Chairs & Umbrella
No Revisions
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25’
Setbacks to Building78
15’
17’25'
25’
3-4 Story
Retail
Building
15’25'
25’
2.5.4 Retail and Restaurant Development Standards
The retail component of The Triangle will include retail shops, restaurants and entertainment uses. Regulations for all these uses are below in Table 2-5. In this table, a blank field indicates there is no requirement for the particular condition. Development standards for retail uses are illustrated i n E xhibits 2 -12 t hrough 2 -15. T hese r egulations a pply t o a ny f reestanding restaurant uses located in any area of the site. Freestanding restaurant standards are depicted in E xhibits 2 -16 a nd 2 -17. S hould a r etail u se, s uch a s a b ank o r p harmacy, h ave a drive-through s ervice w indow, t he d evelopment s tandards f or d rive-through a isles f ound i n Section 2.5.4.1, Drive-Through Standards, shall apply.
As noted above, certain setbacks within The Triangle are required from Murrieta Hot Springs Road, the freeways and the Internal Connector Road. The following minimum setbacks apply for retail buildings:
Murrieta Hot Springs Road 25' from Property Line to Building 15' from Property Line to Building with Traffic Condition 15' from Property Line to Parking
Freeway 25' from Property Line to Building
10' landscape setback to Parking
Table 2-5 Development Standards for Retail Uses
Free-Standing
Restaurant
Building
Side 0’
Drive
Aisle/Parking to
15’
0’ 0’
Free-Standing
Entertainment
Building
0’
1-2 Story
Retail
Building
Front
Drive Aisle Side 25’
17’25’
78 Setbacks are measured from the back of the landscape areaproperty line along Murrieta Hot Springs Road, the Internal Connector Road right-of-way line or edge of public access easement, or the property line along the adjacent freeways. All setbacks are subject to a Minor Exception under Section 4.4.2.
THE TRIANGLE
SPECIFIC PLAN
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15’10’
15’
Parking a long I nternal
Connector Road
Parking along Murrieta
Hot Springs Road
Maximum Height
0’Exhibit
2-32 and
2-35
60’
Rear
80’
0’Exhibit
2-32 and
2-35
50’
0’
75’
0’Exhibit 2-32
and 2-35
15’
0’Exhibit2-32
and 2-35
Maximum Height including
Appurtenances
0’
80’
Drive through Aisle
100’
0’
60’
Parking interior to site
100’
15’
All setbacks shall be subject Minor Exception under Section 4.4.2. 10’'
0’
10’'
15’
15’10'
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SPECIFIC PLAN
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2-12 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-12: Minor Retail Tenant Parking Lot to Pad Entry
2-34
Legend
❶ 4’ Amenity Zone against Building
❷ Pedestrian Clear Zone
❸ 5’ Tree Wall
❹ Drive Aisle or Parking
❺ Parking Lot Island with Canopy Tree
17'-0" Landscape Zone (Standard)
15'-0" Landscape Zone (Minor Exception)
6'
5'
7'-0" Parking Island with 12"
step-out on parking stall side
(Minor Exception)
5'
5' Tree Planting Zone, Well or Tree Grate
6'-0" Sidewalk at Head-in Parking Stall or
5'-0" Sidewalk at Drive Aisle
Minor Exception Note:
Refer to Section 4.4.2
17' Landscape Zone (Standard)
15' Landscape Zone (Minor Exception)
5' Planter
6' Sidewalk
5' Diamond Planter
(No 5' Amneity Zone)
For Head-in Parking Stall (6'-0" Sidewalk)
Planter
Diamond Planter at Curb - Add Tree
7 6
1 6
7 THE TRIANGLE
SPECIFIC PLAN
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2-13 (Insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-13: Minor Retail Tenant Back of House Screening
2-35
Legend
❶ Vertical Screen Planting
❷ Simple Ground Plane
❸ Informal mix of Canopy and Screen Trees
❹ Screen Wall
❺ Pedestrian Service Corridor
No Revisions
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SPECIFIC PLAN
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2-14 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-14: Retail Edge Condition at Parking Garage
2-36
Legend
❶ 5’ Tree Wall
❷ 5’ Sidewalk (10’ Walk where no tree wall exists)
❸ Simple Ground Plane
❹ Vertical Accent Planting against Building
❺ Vertical Screen Planting against Parking Garage
No Revisions
THE TRIANGLE
SPECIFIC PLAN
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2-15 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-15: Major Retail Tenant Back of House Screening
2-37
Legend
❶ 10’ Landscape Zone with Vertical Screen Planting
❷ Minimum 6’ Tall Screen Wall
10'-0" Landscape Zone (Standard)
6' Tall Screen Hedge and/or Screening per
Section 2.5.2
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SPECIFIC PLAN
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2-16 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-16: Free-Standing Restaurant at Parking
2-38
6' or
15'-0" Landscape Zone (Standard)
11'-0" Landscape Zone (Minor Exception)
15'-0" Landscape Zone (Standard)
For Head-in Parking Stall (6'-0" Sidewalk) Diamond
Planter at Curb - Add Tree
11'-0" Landscape Zone (Minor Exception)
5-0" Planter
6'-0" Sidewalk
Head-in Parking Stall (6'-0" Sidewalk) - Diamond
Planter at Curb - Add Tree
6'-0" Sidewalk at Head-in Parking Stall or
5'-0" Sidewalk at Drive Aisle
5 Minor Exception Note:
Refer to Section 4.4.2
5 THE TRIANGLE
SPECIFIC PLAN
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2-17 (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-17: Free-Standing Restaurant with Patio at Parking Lot
2-39
15'-0" Landscape Zone (Standard)
11'-0" Landscape Zone (Minor Exception)
6'-0" Sidewalk at Head-in Parking Stalls
5-0" Sidewalk
5'-0" Planter
No Overhead Structure at Patio (If structure affects area where a tree is required)
6' Landscape Zone (Minor Exception)
6' Planter
No sidewalk
6'-0" Sidewalk at Head-in Parking Stall or
5'-0" Sidewalk at Drive Aisle
5 Minor Exception Note:
Refer to Section 4.4.2
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2.5.4.1 Drive-Through Standards
In order to preserve the aesthetic integrity of The Triangle, special design features are required for any drive-through aisle, which is allowed in connection with non-food and beverage uses such as banks or pharmacies. Exhibits 2-18 and 2-19 illustrate the development standards and landscape setbacks for drive aisles. Drive- through aisles may not face Murrieta Hot Springs Road. when feasible, unless it can be demonstrated that the drive through can appropriately screen t he v iews o f t he d rive t hrough f rom t he p ublic s treet ( i.e. p ad h eight d ifference, incorporation of a wall, landscape hedge row, etc.). Consideration of vehicle headlights shall be a priority.
Drive-Through Development Standards
1. The b uilding shall b e t he p redominant visual element along street frontages, not the drive t hrough a isle. T he b uilding s hould b e s ited s o a s t o m aximize t he d istance f or vehicle stacking while screening the drive-through operations.
2. Drive t hrough a isles shall b e s creened f rom p ublic streets a nd f rom a djacent p arking areas t o t he e xtent f easible a s s hown o n E xhibit 2 -19 a nd a s d etermined b y t he Development Director.
3. Drive-through aisles shall provide adequate on-site stacking distance to accommodate before the first stopping point of not less than six cars (120') (e.g. menu board, teller window, automatic teller machine) or not less than three cars (60') for pick up only as relates to a particular business. No portion of the stacking aisle shall serve as a parking aisle. A queuing analysis may be required by the Development Director and the queuing length provided shall meet the 95 th percentile.
4. Drive-through aisles shall not exit directly to the Internal Collector Road.
5. The b uilding s hall b e d esigned t o p rovide a c over o ver t he d rive-through l ane a t t he pick-up window. The cover shall be architecturally compatible and fully integrated as part of the building design.
6. No individual freestanding or pole signs shall be permitted for drive-through uses. Any necessary signs must be included within monument signs or affixed to the building.
7. Drive Through aisles shall be screened with landscaping as shown in Exhibits 2-18 and 2-19 of this Specific Plan when feasible or when below grade from Murrieta Hot Springs Road when screening would have limited utility.
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8. Drive t hrough a isles s hall h ave a m inimum t en-foot i nterior r adius a t c urves a nd a minimum t welve- ( 12-) f oot width. E ach d rive-through e ntrance/exit shall b e a t l east fifty ( 50) f eet f rom a n i ntersection o f p ublic r ights-of-way, m easured a t t he c losest intersecting c urbs, a nd a t l east t wenty-five f eet f rom t he c urb c ut o n a n a djacent property. E ach e ntrance t o a n a isle a nd t he d irection o f t raffic f low s hall b e c learly designated by signs/pavement markings.
9. Each d rive-through a isle s hall b e s eparated b y c urbing a nd l andscaping f rom t he circulation r outes n ecessary f or i ngress o r e gress f rom t he p roperty, o r a ccess t o a parking space.
10. Pedestrian walkways should not intersect the drive-through drive aisles, but where they do, they shall have clear visibility and be emphasized by enhanced paving or markings.
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2-18
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-18: Building with Drive Through at Internal Connector Road 2-41
Legend
❶ Drive Thru Area
❷ 3’ High Screen Wall
❸ Vertical Screen Planting
❹ 6’ Sidewalk
❺ 8’ Parkway
❻ Flowering Accent Ground Plane
❼ Internal Collector Road Streetscape Palm & Shade Trees
7'
20'-0" Landscape Zone
7'
7'-0" Parkway
Changed to
"Internal Connector
Road"
See Exhibit 2-27
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SPECIFIC PLAN
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2-19
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-19: Building with Drive Through at Parking Lot, Drive Aisle, or Secondary Driveway
2-42
Legend
❶ 50’ overall Setback
❷ 6’ high Screen Wall
❸ Low, Flowering Shrubs and Groundcover
❹ Canopy / Screen Trees
❺ Hedge at Drive Aisle / Parking
8'-0" Landscape Zone
8'
3'-0" Tall Screen Wall
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SPECIFIC PLAN
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Front Drive
Aisle/Parking
Side/Rear Drive
Aisle Side
1-4 Story
Buildings
15’See
Exhibits
30’'
30’See Exhibits
Setbacks to Building89
35’See Exhibits
40’' 60’'
Side/Rear Parking 20’See
Exhibits
5-8 Story Buildings
20’See Exhibits 25’See Exhibits
Side (internal)
2.5.5 Hotel Development Standards
Hotels are expected to include a covered vehicular entry that provides for short-term parking for guests’ easy access to the lobby. A variety of entry courtyards and plazas or valet porte coche c onfigurations m ay b e p roposed, s o l ong a s t hey a chieve t he m inimum s etbacks identified i n T able 2-62-7. A ny o utdoor r ecreation a reas a ssociated w ith t he h otel, s uch a s swimming pools, shall be separated from adjacent roadways by a building to provide privacy and t o r educe t he e ffects o f r oadway n oise i n t he r ecreation a rea w hen f easible. H otel development standards are illustrated in Exhibits 2-20 through 2-22.
As noted above, certain setbacks within The Triangle are required from Murrieta Hot Springs Road, the freeways and the Internal Connector Road. The following minimum setbacks apply for Hotel buildings:
Murrieta Hot Springs Road 25' from Property Line to Building equal to or less than 50' high
50' from Property Line to Building greater than 50' high 15' from Property Line to Parking
Freeway 25' from Property Line to Building equal to or less than 50' high
50' from Property Line to Building greater than 50' high 10' landscape setback to Parking
Table 2-6 Development Standards for Hotels
0' 0'
9-12 Story Buildings
0'
89 Setbacks are measured from the back of the landscape areaproperty line along Murrieta Hot Springs Road, the Internal Connector Road right-of-way line or edge of public access easement, or the property line along the adjacent freeways. All setbacks shall be subject to a Minor Exception under Section 4.4.2.
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SPECIFIC PLAN
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140’
15’
200’
Rear Property Line 15’
Maximum Building Height 80’
15’
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SPECIFIC PLAN
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2-20 1 – 4 story hotel (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-20: 1-4 Story Hotel Front Facade
2-44
No Revisions
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SPECIFIC PLAN
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2-21 5-8 story hotel (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-21: 5-8 Story Hotel Front Façade
2-45
Legend
❶ 40’ minimum overall Setback
❷ Concrete Walk
❸ Flowering Accent Ground Plane
❹ Simple Ground Plane at Building
❺ Informal mix of Palm, Canopy and Screen Trees
❻ Porte-cochere (at Entry)
No Revisions
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SPECIFIC PLAN
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2-22 9 12 story hotel (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-22: 9-12 Story Hotel Front Facade
2-46
Legend
❶ 60’ minimum overall Setback
❷ Concrete Walk
❸ Flowering Accent Ground Plane
❹ Simple Ground Plane at Building
❺ Informal mix of Palm, Canopy and Screen Trees
❻ Porte-cochere (at Entry)
No Revisions
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25’ 50’ 50’
6 Levels
50’
1 - 3 Levels
Landscape
Setback on all
Sides
Maximum Structure
Height
40’'
10’
50’'
Structure Setbacks910
60’'
10’
70’'
4 Levels
2.5.7 Allowable Building Heights
Each Planning Area within The Triangle is assigned a specific maximum height, regardless of the land use included within the Planning Area. These heights have been established to achieve the optimal design framework for the property. Planning Area 4, located at the confluence of interstates 15 and 215, allows for the greatest maximum height, appropriate for the landmark 10’ 10’
2.5.6 Parking Structure Development Standards
Parking structures are requiredmay be utilized in The Triangle to achieve the desired intensity of development. Parking structures may include subterranean parking. In Table 2-7, below, the number o f l evels i ndicated i s f rom t he a djacent g rade, a nd d oes n ot i nclude s ubterranean parking l evels. M inimum s etbacks b etween a s tructure a nd t he b uilding i t s erves m ay b e completely eliminated (reduced to zero feet) subject to the approval of the Planning Director.
Parking s tructures shall b e p roportionately l ower i n h eight t han a djacent b uildings b y a minimum of 25%. This will prevent parking structures from being dominant visual elements from the interior of the site.
may be integrated in structures and may be central to a structure (i.e. internal construction surrounded by a retail, office or hotel use commonly known as a "wrap" structure). Parking structures may be shared with multiple uses and may be free standing, or attached to other structures e ither d irectly o r t hrough c onnecting b ridges o r o ther a ccess. P arking s tructures that are not integrated shall be proportionally lower than adjacent structures by 25% unless approved by the Development Director.
Table 2-7 Development Standards for Parking Structures
5 Levels
Minimum
Setback to
Adjacent Building
910 Setbacks are measured from the back of the landscape areaproperty line along Murrieta Hot Springs Road, the Internal Connector Road right-of-way line or edge of public access easement, or the property line along the adjacent freeways. All setbacks shall be subject to Minor Exception under Section 4.4.2.
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building at The Triangle. Planning Areas 2 and 3, located at each freeway’s intersection with Murrieta H ot S prings R oad, a lso i nclude h igher b uildings. S iting t he t aller s tructures a t t he corners serves to define the space. Building heights by Planning Area are allowed according to the table below.
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2 1
4 200’
280’
Maximum Building Height
2.6 Parking Requirements
Parking shall be developed in phases consistent with construction phasing to ensure adequate parking is available for each phase. If the first phase of development contains only one type of land use, that phase shall be parked according to the requirements of the City’s Development Code, S ection 1 6.34.040. W hen m ultiple l and u ses a re i ncluded w ithin a p hase o r p hases, a shared p arking a nalysis f or T he T riangle w ill b e p repared a ccording t o t he m ethodology established b y t he U rban L and I nstitute i n c onjunction w ith s ubmittal o f t he D evelopment Plan(s). T his p hased p arking a nalysis w ill a llow a dditional p rotection t o i nsure t hat u se demands a re b alanced a nd a djusted t o r eflect s ite s pecific r equirements i ncluding t he availability and accessibility of ADA parking, paths of travel, internal flow and shared parking.
Based o n t he b road m ix o f u ses i ncluded a nd t hat t heir p eak h ours o f o peration v ary significantly, a parking ratio of 4.0 spaces per one thousand square feet of gross building area should be provided, subject to the conclusions presented in the shared parking study, and the City’s review and approval of those conclusions. In no event shall The Triangle be required to provide more parking than would otherwise be required by the City’s Development Code.
Parking m ay b e p rovided i n s urface p arking l ots o r p arking s tructures. T he T riangle Development Plan will identify the ultimate design and location of all on-site parking.
The a rea c ontained w ithin u ncontrolled a nd u nfenced a reas o f T he T riangle s hall n ot b e included within the square footage used to calculate parking, even if those areas contain tables with chairs, benches, or other seating areas. Internal mezzanine space that does not exceed fifteen percent of the gross floor area of the store it serves is not required to provide parking, landscaping or similar requirements.
Parking is prohibited on the Internal Connector Road.
Parking Development Standards
1. Parking spaces and areas shall be designed in compliance with Murrieta Municipal Code Section 16.34 (Off-Street Parking and Loading Standards). 100’
Table 2-8 Building Heights
3 Planning Area
200’
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2. Parking lot spaces shall be designed with a clear hierarchy of circulation: major access drives with no parking; major circulation drives with little parking; and parking aisles for direct access to parking spaces.
3. No more than fivefifteen percent (15%) of the required parking shall be located in the rear
services area of athe project site. When feasible, encourage rear parking to be utilized for employee parking.
4. Parking l ots a long t he I nternal C onnector R oad l ocated w ithin 4 00’ o f M urrieta H ot Springs Road, which contain over one hundred parking stalls shall provide a main entry drive from the Internal Connector Road for a minimum distance of forty feet. These parking lots shall also include a minimum five-foot wide sidewalk from the street to the first cross aisle on at least one side and at least one of the following design elements:
a. A m inimum t en f oot w ide l andscaped c enter m edian f rom t he I nternal Connector Road to the first cross aisle or roundabout.
b. Beyond the first cross aisle or roundabout, the landscaped center median may be reduced as a minor exception.
c. b. Two eightsix foot wide landscaped parkways flanking the main entry drive.
The parkway that abuts the sidewalk may be reduced in width to six feet wide. d. c. Within parking lots, drop off points or wider drive aisles with drop off zones should b e l ocated n ear m ajor b uilding e ntries a nd p laza a reas f or projectsbuildings over fifty one hundred thousand (50,000100,000) square feet of building area, when feasible.
e. d. Parking a reas shall be designed so that pedestrians walk parallel to moving cars in parking aisles to the greatest extent possiblefeasible. This minimizes the need for the pedestrian to cross parking aisles and landscape islands to reach building entries.
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2.7 Landscape Development Standards
Landscaped areas, pedestrian walkways and open space for the u se o f p edestrians a re r equired w ithin T he T riangle.
Landscape and open space areas shall comprise 20% of the overall p roject a rea, w ith a m inimum o f 1 5% o f t he a rea within each Planning Area in The Triangle reserved for open space u se. A variety of uses are allowed within the open spaces, i ncluding p edestrian w alkways, p lazas, k iosks, casual o utdoor d ining, i nformal s eating a reas, a s w ell a s planted a reas. T hese l andscape a nd o pen s paces e nsure pedestrian m obility t hrough t he s ite, e stablish s treet scenes designed to reflect the contemporary theme of the project, a nd p rovide i mportant s creening t reatments f or certain u ses and necessary functions on the site. These spaces are designed to provide both energetic active spaces and places to escape the hurried pace of life for moments of relaxation.
2.7.1 Pedestrian Spaces and Connections
2.7.1.1 Pedestrian Connectivity
Each Planning Area within the project shall be linked through a series of pedestrian walkways to t he p edestrian w alkway a long t he I nternal C ollector R oad. T his w ill f orm a n etwork o f connections a mong a ll t he u ses o n t he s ite. T hese walkways shall b e d esigned t o u nify t he entire project area and provide pedestrian site access to the buildings, parking, and site activity areas. These walkways will be clearly marked and designed with a minimum 6’ paved walkway adjacent t o t he Internal Connector Road, a nd a m inimum 5 ’ walkway adjacent to secondary drives and all other areas. To ensure pedestrian safety when t he p edestrian c irculation w alkways c ross
parking areas, the walkways may be raised above the
level o f t he p arking a rea, m ay i nclude l andscape elements, m ay b e l ocated a djacent t o d riveways, o r incorporate o ther d esign f eatures t o h ighlight t he path of travel. When the pedestrian walkway system
crosses t he I nternal C onnector R oad a nd s econdary drives, m arked c rosswalks s hall b e p rovided. N o
mid-block c rossings o f t he I nternal C onnector R oad are allowed.
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2.7.1.2 Pedestrian-Oriented Open Spaces
As s hown i n t he e xhibits f or o ffice d evelopment s tandards ( Exhibits 2 -2 t hrough 2 -11), courtyards must be incorporated into office building design. Similarly, within the retail area priority i s g iven t o t he d esign o f p ublic g athering p laces a nd p edestrian w alkways. W here pedestrian walkways are located between buildings, building separation should be provided to allow f or l andscape p lantings, s hade s tructures, a nd a s ense o f p ersonal s ecurity. M inor walkways s hould i nclude a b uilding s eparation d imension o f 2 5’ m inimum a nd p rimary walkways should include a building separation dimension of 40’ minimum. This wider width allows for incorporation of amenities such as large landscape planters, fountains, kiosks, etc.
Exhibits 2-23 and 2-24 illustrate the design intent for these pedestrian spaces.
At l east o ne m ajor p laza o r c ourtyard
entertainment a menity s pace s hall b e
provided w ithin t he r etail a rea. T he
minimum s ize f or t his s pace s hall b e 3 000
square f eet, w ith a m inimum w idth o f 5 0’.
Within t he 5 0’ space a m inimum o f o ne 1 0’
wide c lear p edestrian z one m ust b e
provided, b ut t wo p edestrian p athways a re
preferred, a s i llustrated o n E xhibit 2 -25.
Additionally, at least one secondary plaza or
courtyard shall be provided within the retail
area w ith a m inimum a rea o f 2 400 s quare
feet and a minimum of 60’ in width as shown
on Exhibit 2-26. These two illustrations depict potential configurations of plazas, and illustrate the t ype o f l andscape t reatments a nd l evel o f a menities r equired w ithin T he T riangle. T he plazas may be linear and incorporated into the retail frontage of The Triangle. These plazas may b e u sed a s c asual m eeting p laces, e ntertainment v enues f or s easonal e vents, a nd f or outdoor commercial activities.
Casual o utdoor d ining i s e ncouraged within the retail core a nd t he c ourtyards a djacent t o t he o ffice
buildings. T hese a reas a re d istinct f rom t he o utdoor dining a reas a ssociated with restaurants, in that they are n ot s eparated f rom t he p edestrian s paces b y
railings or walls, and are not reserved for the exclusive use of a particular restaurant or entertainment use.
They may include tables and chairs, shade structures,
trash r eceptacles, a nd o ther i tems f or t he
convenience o f t he g eneral p ublic. W here c asual o utdoor d ining s paces a re p rovided, t hey may not block the pedestrian walkway, leaving a minimum of 105’ of clear space.
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Free s tanding a nd f ixed k iosks, f ood s ervice p avilions a nd n on-motorized v ending c arts a re allowed w ithin t he p edestrian s paces a nd a re e ncouraged w ithin t he r etail c ore a nd t he courtyards adjacent to office buildings. Vending carts and kiosks may be used for the purpose of selling food and beverages, merchandise, advertising, information services, and other similar uses. These kiosks and carts shall be located out of the walkway, leaving a minimum 10’ clear zone between the kiosk and the building, except as approved by the Development Director.
The d esign a nd c olor o f k iosks s hall b e c ompatible w ith t he a rchitectural s tyle o f t he r etail center.
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2-23 retail entry paseo
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-23: Retail Entry Paseo
2-53
Legend
❶ 4’ Amenity Zone against Building
❷ 8’ Planting (at Blank Wall, if Windows or Storefronts, 8’ converts to Amenity Zone) ❸ Overhead Trellis
No Revisions
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SPECIFIC PLAN
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2-24 retail primary paseo (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-24: Retail Primary Paseo
2-54
Legend
❶ 4’ Amenity Zone against Building
❷ Clear Pedestrian Zone
❸ Center Amenity Zone – Potential Features may include Fountain, Pots, Vendor Carts ❹ Shade Sails overhead
❺ Palm Tree Grove
No Revisions
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SPECIFIC PLAN
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2-25 retail entertainment plaza (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-25: Retail Entertainment Plaza
2-55
Legend
❶ 4’ Amenity Zone against Building
❷ Circulation Zone
❸ Amenity Zone – Potential Features may include Outdoor Lounge Furniture, Jumbrella, Fireplace, Table, Chairs, and Umbrella, Raised Planters, etc. ❹ Entertainment Zone – Potential Features may include Pop-jet Fountain, Musical Water Display, Open Lawn, Event Stage, etc.
No Revisions
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SPECIFIC PLAN
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2-26 retail secondary plaza (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-26: Retail Secondary Plaza
2-56
Legend
❶ 4’ Amenity Zone against Building
❷ Clear Pedestrian Zone
❸ Center Amenity Zone – Potential Features may include Fountain, Pots, Vendor Carts, Raised Planters, Seating
❹ Palm Tree Grove
No Revisions
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SPECIFIC PLAN
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2.7.2 Streetscapes and Perimeter Edges
Streetscapes a nd e dge c onditions d efine T he T riangle’s a ppearance f rom o utside i ts boundaries a nd f rom i ts i nternal r oadways. T hese l andscape t reatments a re a c ritical component o f t he d esign f ramework f or t he s ite. E xhibit 2 -27, t he L andscape S ections K ey Map i ndicates w here e ach p erimeter a nd I nternal C onnector R oad s ection d iscussed b elow applies.
Murrieta Hot Springs Road provides access to the site. In order to help define the project’s character, t his r oadway i s g iven e nhanced l andscape t reatment w ith w ide p arkways, a meandering sidewalk, and thematic signage, discussed below. This Murrieta Hot Springs Road landscape z one, s hown o n E xhibit 2 -28 i s 6 0’ w ide a djacent t o b uildings o r l oading a reas t o allow for generous landscaped plantings. Where parking areas are adjacent to Murrieta Hot Springs Road, the setback may narrow to 3515’. The landscape zone includes 12’ within the public right-of-way and, in some areas where the sidewalk meanders, additional landscaping behind the right-of-way. The 6’ sidewalk meanders through the landscape zone, both in the right-of-way and also in an access easement beyond. Exhibit 3-6 in Section 3 of this document illustrates t he s treet s ection. E xhibits 2 -29 t hrough 2 -31 d epict v arious c onditions o f t he dramatic l andscape statement a long M urrieta Hot Springs Road that will make this roadway part of the announcement and arrival sequence for The Triangle.
The Internal Connector Road is the primary on site roadway, connecting all the Planning Areas and land uses within the project site. This roadway intersects with Murrieta Hot Springs Road twice, o pposite H ancock a nd M onroe a venues. S everal d ifferent t reatments a re p rovided, depending on the location and adjacent use. Exhibits 2-32 through Exhibit 2-36 illustrate the 10’-wide raised landscaped median and the 25’ wide landscaped parkway between the road and any structure, outdoor dining space, or parking lot, which includes 8’ wide landscape areas separating the 6’ sidewalk from the roadzones. The street tree planting may change along the Internal Connector Road as the road travels further from Murrieta Hot Springs Road. The only condition i n which t he 25’ landscaped parkway is narrowed is where the Internal Connector Road is adjacent to the project perimeter on the west side, as seen on Exhibit 2-37 . In this area and following the roundabouts adjacent to retail space to encourage convenient and accessible parking, as seen on Exhibit 2-38B. On the west side, as depicted on Exhibit 2-37, the parkway is 10’ to provideprovides separation from the I-15. No sidewalk will be provided on this side of the s treet a long t his s egment o f t he r oad, a s t here a re n o b uildings o r f acilities r equiring access.
Secondary d rives i ntersect t he I nternal C onnector R oad t o p rovide a dditional i nternal s ite circulation and access to parking lots. The secondary drives include an 18’ landscaped edge, which provides for a 6’ parkway adjacent to the drive, a 5’ walk and a 7’ landscape area behind the walk. A t corners, a m inimum o f 15’ of landscaping shall be provided behind the walk to allow for directional and tenant signage. Exhibit 2-38A illustrates the corner condition, Exhibit
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2-38B illustrates the alternative intersection of a roundabout, and Exhibit 2-39 illustrates the typical landscaped parkway and raised median treatment.
The t hird e ntry i nto T he T riangle f rom M urrieta H ot S prings R oad w ill b e d esigned a s a secondary drive. This roadway requires one lane entering the site and one lane exiting, so this driveway design supports the required vehicular movements while maintaining the high quality landscape standards established for the project.
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SPECIFIC PLAN
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2-27 Landscape Section Key Map (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-27: Landscape Section Key Map
2-65
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SPECIFIC PLAN
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2-28 MHSR Setback at Building Facade (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-28: Murrieta Hot Springs Road Setback at Building Facade 2-60
Street Trees - 30' OC Average
40' maximum spacing
(with groupings of trees)
25'-0" Landscape Zone (Standard)
15'-0" Landscape Zone (Minor Exception)
with Traffic Condition
7 25'-0" Landscape Zone
12'-0" ROW
5 7
Minor Exception Note:
Refer to Section 4.4.2
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2-29 MHSR Setback at Back of House Loading (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-29: Murrieta Hot Springs Road Setback at Back of House Loading
2-61
Street Trees - 30' O.C. Average
40' maximum spacing (with
groupings of trees)
Street Tree shall be located on site,
in close proximity to the property line
15'-0" Landscape Zone
12'-0" ROW
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SPECIFIC PLAN
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2-30 MHSR Setback at Parking Lot (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-30: Murrieta Hot Springs Road Setback at Parking Lot
2-62
Street Trees - 30' O.C. Average
40' maximum spacing (with
groupings of trees)
Street Tree shall be located on site,
in close proximity to the property line
15'-0" Landscape Zone
5 Varies
12' ROW
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2-31 MHSR Setback at Parking Lot with Bus Shelter (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-31: Murrieta Hot Springs Road Setback at Parking Lot with Bus Shelter
2-63
15'-0" Landscape Zone
10'
12' ROW
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SPECIFIC PLAN
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2-32 ICR to first intersection at building façade (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-32: Internal Connector Road to First Intersection at Building Facade
2-64
5'-6"
6' Min
18'-6" Landscape Zone
5'-6" Parkway
10'-0" Median (Standard)
6'-0" Median (Minor Exception)
Minor Exception Note:
Refer to Section 4.4.2
Zone
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2-33 ICR to First intersection at building façade with outdoor patio (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-33: Internal Connector Road to First Intersection at Building Facade with Outdoor Patio
2-65
10'-0" Median (Standard)
6'-0" Median (Minor Exception)
7'
18'-6" Landscape Zone
6' Min
5'-6"
5'-6" Parkway
Minor Exception Note:
Refer to Section 4.4.2
Zone
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2-34 ICR to first intersection at parking lot (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-34: Internal Connector Road to First Intersection at Parking Lot
2-66
Legend
❶ 10’ Median
❷ 8’ Parkway
❸ Alternating Palm and Canopy Trees
❹ Flowering Accent Ground Plane
❺ 6’ Sidewalk
❻ Second row of alternating Palm and Canopy Trees
❼ Layered Landscape Setback
❽ Hedge at Back of Walk
10'-0" Median (Standard)
6'-0" Median (Minor Exception)
5'-6" Parkway
6' Min
Minor Exception Note:
Refer to Section 4.4.2
7'
5'-6"
18'-6" Landscape Zone
Zone
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2-35 ICR past first intersection at building façade or parking structure (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-35: Internal Connector Road Past First Intersection at Building Facade or Parking Structure
2-67
Legend
❶ 10’ Median
❷ Canopy Tree
❸ 8’ Parkway
❹ Alternating Palm and Canopy Trees
❺ Low Flowering Ground Plane
❻ 6’ Sidewalk
❼ Flowering Shrubs
❽ Vertical Accent Planting (to be coordinated with Architecture)
10'-0" Median (Standard)
6'-0" Median (Minor Exception)
5'-6" Parkway
Minor Exception Note:
Refer to Section 4.4.2
7'
5'-6"
18'-6" Landscape Zone
6' Min
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SPECIFIC PLAN
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2-36 ICR past first intersection at parking lot (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-36: Internal Connector Road Past First Intersection at Parking Lot
2-68
Legend
❶ 10’ Median
❷ Canopy Tree
❸ 8’ Parkway
❹ Alternating Palm and Canopy Trees
❺ Low Flowering Ground Plane
❻ 6’ Sidewalk
❼ Flowering Shrubs
❽ Hedge against Parking
5'-6" Parkway
18'-6" Landscape Zone (Standard)
14'-6" Landscape Zone (Minor Exception)
5'-6" Parkway
6'-0" Sidewalk
3'-0" Landscape
7'
5'-6"
Minor Exception Note:
Refer to Section 4.4.2
18'-6"
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2-37 ICR at project perimeter (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-37: Internal Connector Road at Project Perimeter
2-69
Legend
❶ 10’ Median
❷ Canopy Tree
❸ Low Flowering Ground Plane
❹ Alternating Palm and Canopy Trees
❺ Fence at Property Line
❻ Caltrans Property – No Landscaping Proposed
No Revisions
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SPECIFIC PLAN
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2-38A ICR at secondary entry corner (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-38: Internal Connector Road at Secondary Entry Corner
2-70
Legend
❶ Curb Ramp and Walk
❷ 15’ Zone for Signage Monumentation
❸ Flowering Accent Planting
❹ Project Signage
16'-6" Landscape Zone (Minor Exception)
5'-6" Parkway
6'-0" Sidewalk
5'-0" Landscape
18'-6" Landscape Zone (Standard)
5'-6" Parkway
6'-0" Sidewalk
7'-0" Landscape
5'-6"
7'
5 2
4 3
6 5'-6"
6'-0"
5'-0"
5 5
6 6
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SPECIFIC PLAN
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2-38B Roundabout at internal connector road
Legend
Roundabout Drive Aisle
Decorative/Enhanced Paving
Median Island
Roundabout Center Island
2 1
3 Bicycle Lane7
4 5
6 6’ Sidewalk
Pedestrian Accent Paving
Parkway
6’ Varies VariesDrive Aisle Drive Aisle84’ 6’
33 3
3 3 3
1 2
2 4
4 44
5 5
77 7 7
5 3 3
6 6
6 66
4 1
4 New Exhibit 2-38 B
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SPECIFIC PLAN
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2- 39 Secondary entry drive at parking lot (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-39: Secondary Entry Drive at Parking Lot
2-71
Legend
❶ 10’ Median
❷ Canopy Tree
❸ 6’ Parkway
❹ Low Flowering Ground Plane
❺ 5’ Sidewalk
❻ Hedge and Landscape against Parking
Parkway or Parking Lot
Landscape Zone (Standard)
7'-0"
12"
Canopy Tree
7'-0" Parkway or Parking Lot Island
Low Flowering Ground Plane
12" Step-out Concrete Curb
Hedge and Landscape against Parking
1 2
5 4
3 Center Line of Road
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Much of the perimeter edge of The Triangle borders the freeways. It is important to allow the site to be visible from these highways, but it is important to screen back of house uses, loading areas, a nd t o s often t he v iew o f b uildings. E xhibits 2 -40 t o 2 -43 d epict t he f reeway e dge conditions within the site, showing a 15’ the setback from the property line to any building or parking area, and a 10’ setback from drive aisles.
2.7.3 Parking Lot Landscaping Standards
Canopy trees will be located throughout all large parking fields at aan average ratio of one tree per six parking spaces. Adjustments may be made to avoid conflicts with light poles and other site s pecific e lements s uch a s l oading a reas, a ccessible p arking, e lectric c harging s paces, shopping cart corrals and signage. To achieve this, the trees will be planted in landscaped areas adjacent to parking lots (within the roadway setback area), in planter islands, tree wells or d iamonds w ithin t he p arking a rea. E xhibit 2 -44 i llustrates a c oncept o f h ow s hade landscaping can be providedfurther integrated within parking lots with landscaped fingers at the ends of drive aisles and diamond planters. The final plans may employ other methods than this concept while retaining the same ratio of trees to parking spaces on an overall basis.
In a ll i nstances w here h ead-in p arking i s a djacent t o l andscape s etbacks, t he p arking m ay overhang 2’ into the planter area. Planters in these areas shall be landscaped with low growing ground cover plants, gravel, mulch, or similar low ground cover.
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2-40 I-15/I215 Edge Condition at building landscape (insert)
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SPECIFIC PLAN
Exhibit 2-40: I-15/I-215 Edge Condition at Building Landscape
2-73
Legend
❶ Vertical Accent Planting and/or Vertical Screen Planting ❷ Simple Landscape Ground Plane
❸ Fence at Property Line
Note: All Landscaped areas to be coordinated with
building entrances and emergency egress walks,
loading zones, architectural features and signage.
Level Landscape Area
or Slope Area
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2-41 I-15/I-215 Edge Condition at back of house loading (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-41: I-15/I-215 Edge Condition at Back of House Loading
2-74
Legend
❶ 8’ Minimum Screen Wall
❷ Vertical Screen Planting
❸ Simple Landscape Ground Plane
❹ Fence at Property Line
Note: The loading area may be integrated
into the architecture of the building in order
to minimize unsightly views and to provide a
larger landscape buffer.
Level Landscape Area
or Slope Area
Screening with 8' wall and/or hedge, or combination per Section 2.5.2
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2-42 Edge Condition at parking lot (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-42: I-15/I-215 Edge Condition at Parking Lot
2-75
Legend
❶ Parking Lot Shade Tree
❷ Simple Ground Plane
❸ 6’ Hedge at Property Line
❹ Fence at Property Line
No Revisions
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SPECIFIC PLAN
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2-43 I-15/I215 Edge Condition at parking structure (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-43: I-15/I-215 Edge Condition at Parking Structure
2-76
Legend
❶ Vertical Screen Planting
❷ Simple Ground Plane
❸ 6’ Hedge at Property Line
❹ Fence at Property Line
No Revisions
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SPECIFIC PLAN
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2-44 Parking Lot Landscaping (insert)
THE TRIANGLE
SPECIFIC PLAN
Exhibit 2-44: Parking Lot Landscaping
2-77
Legend
❶ Island Planter at end of aisles
❷ Shade Tree
❸ ‘Diamond’ Planter, to occur every six (6) spaces;
(5’ sq. minimum inside dimension)
No Revisions
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2.7.4 Water Use in the Landscape
Careful p lant s elections a nd i ncorporating t he l atest t echnology f or i rrigation w ill a llow T he Triangle to reduce energy and water consumption. The Triangle may use well water to service landscaping a nd o ther u ses w here n on-potable w ater c an b e u tilized. The f ollowing development standards apply to all landscape areas within the project.
1. Evapo-transpiration ( ET) w eather b ased c ontrollers f or i rrigation s hall b e u sed throughout the site.
2. A m inimum o f 5 0% o f l andscape p lants s hall b e l ow w ater u se o r d rought t olerant plants, a s i dentified i n t he W ater U se C lassifications o f L andscape S pecies ( WUCOLS) developed by the University of California.
3. Planting s hall b e i nstalled a t a c overage r ate t hat w ill a chieve a m ature l andscape character within five years. Shade tree species selected for seating areas shall be fast growing species or shall be sized to reach maturity within five years.
4. Mowed turf is discouraged and will only be used in spaces where it serves a functional purpose.
5. Impervious surfaces should b e l imited where p ossible f avoring p lanting a rea. Where paving is necessary, permeable or turf block pavers should be considered.
6. For all hardscape surfaces, the extensive use of shading devices shall be implemented in order t o h elp r educe t he h eat i sland e ffect. S trategies f or t his i nclude t he u se o f shade/canopy trees in parking lots and adjacent to roadways, the use of architectural shading devices such as awnings and trellises, shade “sails” and umbrellas in pedestrian areas.
7. Landscape buffers of 25’ 15' or greater width may include 5' – 10' bio-swales to reduce urban r unoff a nd m ore e fficiently m anage s torm w ater, h owever, t hey s hall n ot preclude the ability to plant trees where required .
8. All l andscaping s hall c omply w ith D evelopment C ode S ection 1 6.28 p ertaining t o irrigation design and water usage.
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2.8 Signage
These s ignage r egulations i dentify a f ramework t o a dvertise the uses within The Triangle around the perimeter of the site.
Attractive a nd e ffective s ignage c an b e d esigned w ithout detracting from the overall design quality of the project. Signs within T he T riangle a lso c ontribute t o t he p roject’s o verall contemporary d esign t heme b y i ntroducing a n a dditional opportunity f or i nteresting d etails. D esign, c olor, m aterials and p lacement a re a ll i mportant i n c reating s igns t hat a re architecturally a ttractive a nd i ntegrated i nto t he o verall project a rea d esign. T he i ntent i s t o c reate a nd p romote a q uality v isual e nvironment b y allowing only signs that are compatible with their surroundings and effectively communicate their message.
The Triangle Specific Plan addresses perimeter signs located along each of the two freeways and M urrieta H ot S prings R oad a nd a t t he p rimary e ntries. T here a re c urrently t wo freeway-oriented d isplay s igns o n T he T riangle p roperty, b oth a long I nterstate 1 5. S ign locations b y t ype o f s ign, a re i llustrated o n E xhibits 2 -45. T hese s igns a re u sed f or s everal purposes. They identify the project and make it visible for people driving past, both on the freeways and on Murrieta Hot Springs Road. These signs also create a sense of “arrival” for The Triangle, so that visitors know they have entered into a distinct and unique place. Finally, these signs provide a marketing opportunity for The Triangle’s corporate and retail tenants and for other goods and services people passing The Triangle might purchase. The design for these signs i s n ot f inal, a nd f inal d esigns a re s ubject t o r eview b y t he D irector p rior t o implementation. A c omprehensive, o n-site a nd f reeway-facing t enant i dentification s ign program for The Triangle will be submitted to the City as part of a subsequent stage of project entitlement, and shall be reviewed according to the process as identified in Section 4 of this Specific P lan. ( the “ Master S ign P rogram”). T he P roject s ignage w ill i nclude a dditional signage for larger tenants as set forth below.
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2-45 Sign Key Map – use new version (insert)
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SPECIFIC PLAN
Exhibit 2-45: Sign Key Map
2-87
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2.8.1 Principal and Arrival Identification Signs
This development is a landmark for the City of Murrieta, and the intent of The Triangle is to capitalize on the location for the City’s benefit. To attract visitors to The Triangle, Principal and Arrival Identification Monuments are allowed, but not required, at each of the three corners of the property, in Planning Areas 2, 3 and 4, as shown on Exhibit 2-45. At 90’ maximum height, these are intended to be large and visible from a distance. These iconic structures are located near t he t allest s tructures o n t he s ite, a nd s o t he l arge s cale i s n ot d isproportional. T hese Monuments may each have a distinct character and form, or may be the same in all locations.
These signs may be somewhat sculptural in nature, resembling public art as much as signage.
Each o f t hese i conic s igns m ay c onsist o f s everal s tructures c ombined i nto o ne c ohesive element o r t hey m ay b e single e lements with i nteresting f orms a nd d esigns t hat r eflect t he contemporary architectural theme of the development. The icons may include LED screens or other t ypes o f i nternally i lluminated g raphics t o p ortray c hanging l ifestyle o r a rtistic i mages and m ay i nclude t he p roject n ame, b ut a dvertisement f or s pecific t enants o r g oods i s prohibited. Exhibit 2-46 illustrates the concept of these Arrival Identification Monuments in the landscape.
2.8.2 Entrance Gateway Signs
At each of the two primary entries from Murrieta Hot Springs Road, entrance gateway signs will be sited to mark the arrival into The Triangle. These gateway signs are located on each side o f t he I nternal C onnector R oad w ithin t he 6 0’ w ide l andscape s etback a rea t o a void obstructing views for motorists. These signs may include a combination of monument walls, pedestals, towers and similar architectural elements that form substantial entry statements.
An illustration of a potential concept for the entry gateway signs is conceptually illustrated in Exhibit 2 -47. T hese s igns m ay i nclude t he p roject n ame, p roject l ogos, a nd t enant identification. These signs have a maximum height of 30’. The secondary entrance from Murrieta Hot Springs Road may also incorporate a smaller scale gateway sign with a maximum height of 15'.
2.8.3 Wall Signs
Wall signs are permitted as follows:
a) Tenants less than 15,000 sf – Development Code Standards shall apply b) Tenants between 15,000 sf and 29,999 sf – 110% of the signage area permitted under the Development Code, including the maximum sign area. c) Tenants 30,000 or larger sf 115% of the signage area permitted, including the maximum sign area.
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2 Freeway Pylon
Signs11
Total SF
per sign
60' High
5 Pylon Signs
TBD
2.8.4 Internal Signs
The p roject s hall a lso h ave i nternal a dvertising, d irectional s ignage a nd t enant s ignage a s specified the Project sign program.
2.8.5 Billboard Replacement
Two existing billboards may be removed/replaced with up to two (2) digital billboards subject to a r elocation a greement. T he R elocation A greement p rocess s hall b e p ursuant t o S ection
16.38.150. All findings contained in Section 16.38.150.B shall be made with the exception that finding B.3 shall be modified as follows:
“3. The proposed relocation agreement contributes to the reduction of visual clutter i n t he c ity b y p roposing a n et d ecrease i n e xisting b illboards a nd promotes a ctivities o f c ity-wide b enefit a nd i nterest a nd g enerates significant revenue f or t he c ity; o r i n t he c ase o f r elocations t o a ccommodate a p ublic project, the agreement serves the public interest eliminating the need for public fund expenditure;”
As further depicted on Exhibit 2-45 and shown on Table 2-9 below.
Table 2-9 Triangle Signage
I-15
40' High
No limit
Location
permitted
50%;
Development
Director may
TBD
Sign Type and Number
Murrieta Hot
Springs Road
Maximum
Number
of Panels
No limit not permitted
Electronic
Signage
Max
Height
11 The City Name and Logo shall be placed on one (1) freeway sign on the I-215 freeway and one (1) freeway sign on the I-15 Freeway (for a total of two (2) signs) at no cost to the City.
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I-215
Through site
Total SF
per sign
No limit
Entrance Gateway Signs
100%
permitted
No limit
per plan
approve
100%
Advertising
TBD
10'
permitted
50%;
Development
Director may
approve
100%
TBD
at all
entrances
Through site n/a
8 per wall
100%
permitted
Location
not permitted
Max
Height
Billboard
Replacement/Relocatio
n of 2 Existing Billboards
Identification
14' x 48'
2 Freeway Pylon
Signs12
TBD
Monument
(no limit on number)
on I-15 and/or
I-215
at locations
approved by
Development
Director
90' High
n/a
10'
100%
permitted
Maximum
Number
of Panels
TBD
2,000 sf
On site lifestyle, on site
advertising and art
related images may be
displayed on electronic
media throughout the
Project, subject to the
terms of the Master
Sign Program
Through out
site
60' High
No limit
Site Corners
per site plan
100%
permitted
Sign Type and Number
No panels
TBD
Directional
60%
Varies
Electronic
Signage
TBD
12 The City Name and Logo shall be placed on one (1) freeway sign on the I-215 freeway and one (1) freeway sign on the I-15 Freeway (for a total of two (2) signs) at no cost to the City.
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2-46 ArivalArrival Identification Monuments
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Exhibit 2-46: Arrival Identification Monuments
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Legend
❶ Curb Ramp and Walk
❷ 60’ Setback to allow for Landscape, Signage, Graphics and Monumentation ❸ Main Entry Monument
34' Setback to allow Landscape, Signage, Graphics and
Monumentation
34' Landscape Zone
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2-47 MHSR at ICR Entrance Gateway Sign
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Exhibit 2-47: Murrieta Hot Springs Road at Internal Connector Road Entrance Gateway Sign
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Legend
❶ Curb Ramp and Walk
❷ 40’ Setback to allow for Landscape, Signage, Graphics and Monumentation ❸ Main Entry Corner Monument
24' Landscape Zone
Added Property
Line
5'
Changed to 24' Landscape Zone
5' Minimum Setback from Property Line
Property Line
4 5
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2.9 Project Sustainability
Sustainable development was originally defined as, “. . .development that meets the needs of the p resent w ithout c ompromising t he a bility o f f uture g enerations t o m eet t heir o wn needs.”1013 This concept originated from concern that accelerating deterioration of both the human environment and natural resources would have lasting negative consequences on both economic and social development.
Sustainable d evelopment a nd “ green” b uilding a re r elated c oncepts, b ut t hey a re n ot t he same. Sustainable development recognizes the interdependence of man and nature within the context o f a h ealthy e conomy a nd a h ealthy c ommunity. T he T riangle i ncorporates conservation m easures t hrough s ite l ocation, p roviding a lternate m ethods o f m obility, designing w ith a b ase o f l ow w ater u sage p lants a nd w ater s aving d evices i n t he l andscape irrigation design and incorporating energy efficient lighting design.
A k ey s ustainable c haracteristic o f T he T riangle i s i ts p edestrian c onnectivity. D eveloping a strong pedestrian connecting system allows and encourages people to move freely among the mix of land uses. This means vehicle trips are reduced when office workers walk to restaurants and shopping, or hotel guests walk to local business offices.
Another s ustainable f eature o f t he p lan i s i ts l ocation i n a n a rea w here r egional a nd l ocal roadways are in place to serve the project. City and utility services also are already located in close p roximity. T his e liminates t he n eed f or l ong e xtensions o f i nfrastructure t o t he s ite, reducing demand for new materials and the effects of transporting those materials to the site. “Green” building focuses on the building techniques that may be employed to reduce the use of resources and materials, such as recycling building material waste during construction. The state o f C alifornia a dopted t he 2 010 C alifornia G reen B uilding S tandards C ode, k nown a s CalGreen, a s p art o f t he s tate B uilding S tandards C ode i n T itle 2 4 o f t he C alifornia C ode o f Regulations. The City of Murrieta, in its adoption of the latest building code, adopted these regulations. The Cal Green Code sets higher standards for incorporating sustainable measures into the built environment. The Cal Green Code requires many specific measures be designed and built into new buildings to reduce water and energy consumption and to reduce emission of t arget p ollutants. T hese m easures i nclude m any f eatures a nd s pecific r equirements t o reduce energy use and landscape water consumption below previous standards. All buildings in The Triangle will be constructed in compliance with this Code.
All o ffice b uildings s hall i ncorporate s ustainable d esign f eatures t o d emonstrate t he equivalency to a certified project under the U. S. Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED) Rating System for New Construction. The version 1013 United Nations Programme on Environment and Development, “Our Common Future – Bruntland Report” (1987).
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of LEED for New Construction that is in effect when the application is filed shall be utilized.
Official o r f ormal C ertification b y t he U SGBC i s n ot r equired b y t he C ity o f M urrieta d ue t o associated administrative costs. However, the project shall be designed with measures in place to meet the equivalency of a LEED-certified building. To implement this standard, the design team for the project shall include at least one LEED Accredited Professional.
To demonstrate compliance with LEED design standards, the project applicant shall submit the following t o t he C ity o f M urrieta C ommunity D evelopment D epartment w ith e ach o ffice building p ermit a pplication: ( 1) a f inal L EED C hecklist t hat d ocuments h ow t he p roject s hall meet t he e quivalency o f a c ertified p roject u nder t he USGBC’s L EED Rating S ystem f or N ew Construction; (2) a signed statement from the project applicant’s project architect and LEED Accredited P rofessional d eclaring t hat t he p lans a nd p lan d etails h ave b een p repared i n accordance with the submitted LEED Checklist; and (3) stamped and signed plans that include the LEED Checklist and the signed statement on the front page of the plan set. These items shall b e r eviewed a nd a pproved b y t he C ity o f M urrieta B uilding O fficial p rior t o a b uilding permit being issued.
Conservation and Sustainability Development Standards
Additional e nergy-saving m easures a re l ocated in Section 2.7.4, Water Use in the Landscape and Section 2.10, Exterior Lighting.
1. Where possible, construction equipment will use alternative clean fuel such as Electric or Compressed Natural Gas. Equipment not using alternative fuels shall use low-sulfur diesel.
2. A C onstruction M anagement P lan w ill b e p repared a nd i mplemented b y t he b uilding contractor(s) t o a ddress c onstruction t raffic, r outing, v ehicular r estrictions a nd p arking requirements t o r educe v ehicle p ollution p er t he s tandards o f t he C ity o f M urrieta a nd South Coast Air Quality Management District.
3. The C onstruction M anagement P lan s hall a lso a ddress r ecycling w aste m aterial d uring construction to achieve a minimum 50% diversion of construction waste from landfills.
4. A travel Demand Management Plan will be prepared concurrently with the Development Plan t o i dentify p otential m eans o f r educing a utomobile t rips t o t he s ite. T his p lan w ill document what steps will be taken to facilitate and encourage alternate modes of travel, such as cycling, carpooling, and alternate fuel vehicles charging stations. It will also address methods of reducing peak hour congestion such as flexible work hours.
5. All f lat, n on-visible p ortions o f b uilding r oofs s hall b e c ool c olors t hat h ave a h igh s olar reflectance a nd t hermal e mittance. T hese c haracteristics r eflect l ight, t hereby r educing heat transfer and further the ability to allow heat to escape from a surface once it has been absorbed.
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6. The retail area shall post signs limiting idling time for commercial vehicles to no more than five minutes.
7. Recycling r eceptacles w ill b e l ocated a djacent t o t rash r eceptacles i n c asual s eating a nd dining a reas a nd i n p lazas a nd c ourtyards t o p rovide t he o pportunity f or c onsumer recycling at The Triangle.
8. Alternate modes of travel sustainability measures include the following:
Provide bicycle storage racks or lockers within 100’ of the entry to each office building i n c ompliance w ith s ection 5 .106.4 o f t he C alifornia 2 010 G reen Building S tandards ( CA C ode o f R egulations, T itle 2 4, P art 1 1). I f m ultiple building e ntries a re p rovided, b icycle r acks s hall b e l ocated n ear e ach e ntry.
Bicycle racks or lockers shall also be located throughout the retail area of The Triangle.
Bicycle spaces for employees shall be secure, enclosed spaces that are located in a key-accessed area and are illuminated at night. Bicycle spaces for visitors and customers shall include bicycle racks located in areas that are clearly visible from a primary building entrance, illuminated at night, and protected from damage from m oving a nd p arked v ehicles. T hese r acks s hall i nclude p rovision f or securing bicycles in which the user may lock the frame and wheels. The b us t urnout a nd s helters l ocated o n M urrieta H ot S prings R oad a nd t he Internal c onnector R oad w ill i nclude a r oof c anopy, s eating a nd s hade t rees nearby to provide shelter for riders.
9. Heat i slands w ill b e r educed t o m inimize t he i mpact o f t hermal g radient d ifferences between developed and undeveloped areas. This is achieved by including parkways along the south side of Murrieta Hot Springs Road and both sides of the Internal Connector Road, by r equiring s hade t rees w ithin l arge p arking f ields, a nd i ncorporating l ighter c olored paving materials for pathways, sidewalks and gathering places.
10. A LEED-certified (or equivalent) professional shall be involved with all landscaping plans to promote a range of active and passive sustainable design measures and professional best practices.
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2.10 Exterior Lighting
The T riangle S pecific P lan a rea i s l ocated w ithin t he i nfluence a rea f or t he M t. P alomar observatory. The objective of the lighting within the project is to minimize potential conflicts between the observatory’s need for a dark nighttime sky and the need for adequate lighting for the site and providing effective nighttime visibility for this regional destination. This will be achieved b y m inimizing o btrusive l ighting a spects such a s glare, light trespass, energy waste and sky glow through establishment of specific standards regarding lighting design, installation, color and use.
Exterior Lighting Development Standards
1. Concurrent w ith s ubmittal o f t he D evelopment P lan a C onceptual L ighting P lan s hall b e submitted f or C ity. T he L ighting P lan s hall i nclude t he l ocation a nd t ype o f a ll o utdoor fixtures and the resulting light patterns and the hours of operation for the project’s lights.
2. Lighting throughout The Triangle will be designed to complement the architectural style of adjacent s tructures, t o e nrich t he e nvironment i n w hich i t i s l ocated, a nd t o p rovide a comfortable and safe space for visitors.
3. Low pressure sodium (LPS) lights will be used only if other lower level lights cannot be used to serve the same purpose, as the LPS lamps’ pigmentation favors an orange hue. If LPS lights a re u sed, t he u se o f l ow-watt w ash l ights s hall b e u sed i n p lanter a reas a nd pedestrian zones to mitigate the undesirable hue of the LPS lamps.
4. Exterior lighting on buildings or within the parking areas shall not blink or flash.
5. Neon l ights s hall b e d iscouraged e xcept where i mplemented a s a n i ntegral e lement o f a tenant’s prototypical signage or identity.
6. Fixtures may be located on buildings, recessed in-ground, located above grade on poles or bollards, and in trees.
7. Parking area fixtures shall be of a consistent or related style throughout The Triangle, and shall be compatible in style with accent lighting in the project.
8. Pedestrian areas shall be illuminated so that pathways and gathering areas are highlighted.
9. Exceptions to the above requirements shall be as provided in the City Development Code.
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3-1
SECTION 3: GRADING, INFRASTRUCTURE AND
CIRCULATION
Infrastructure e lements a re t hose f eatures t hat p rovide e ssential s ervices t o a community. W ater a nd s ewer c onveyance s ystems, r oadways a nd u tility s ervices systems are a physical infrastructure improvement. Other infrastructure elements are not physical improvements, but institutional services such as fire and police services.
Both types of infrastructure for The Triangle are described below.
3.1 Project Grading
The T riangle site is relatively flat, with the high point in Planning Area 3 and the low point in Planning Area 2. The site is slightly elevated above the adjacent freeways and is relatively level with Murrieta Hot Springs Road. Portions of the site were previously graded f or a d evelopment t hat w as n ot c ompleted. T he c onceptual g rading p lan i s shown on Exhibit 3-1. This plan incorporatesThese plans incorporate the requirements for o n-and o ff-site d rainage. P reliminary e arthwork c alculations f or T he T riangle indicate t hat t he s ite w ill b alance a nd n o i mport o r e xport o f e arth i s r equired.
Preliminary c alculations s how a pproximately 4 50,000 c ubic y ards o f c ut a nd 3 90,000 cubic yards of fill. This calculation includes approximately 60,000 cubic yards of excess cut to account for soil compaction.
These g rading q uantities a ccount f or s ome s ubterranean p arking a long t he s ite’s eastern s ide, w here t he s ite w ill b e f illed, i n p laces u p t o 2 0’. W ith t he i nclusion o f subterranean parking, the total amount of grading would not be altered. The amount of f ill w ould b e r educed a nd t he s oil s pread a cross t he s ite. N o e xport w ould b e required to accommodate subterranean parking.
Project g rading extends o ff-site i nto t he a djacent C alifornia D epartment o f Transportation ( CALTRANS) r ights-of-way s houlder a reas f or b oth i nterstates 1 5 a nd 215. This is required to adequately balance the grading between the project site and adjoining r ights-of-way. A ppropriate p ermits f or t his g rading w ill b e s ecured f rom CALTRANS p rior t o c ommencement o f g rading o perations. G raded s lopes w ill b e restored t o m eet t he r equirements o f C ALTRANS f or E rosion C ontrol a nd H ighway Planting.will be within the Project limits and will not impact any off- site property other than minor encroachments to facilitate the construction of infrastructure.
Grading Development Standards
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1. Final g rading p lans f or t he s ite s hall b e i n c onformance w ith t he c onceptual grading p lan d epicted i n E xhibit 3 -1. F inal g rading p lans w ill a lso r eflect a ny grading related mitigation measures contained in the Triangle Specific Plan Final EIR.
2. Graded s lopes s hall b e d esigned t o m inimize v isual i mpacts o n s urrounding areas. A ll slopes shall b e l andscaped o r stabilized t o p revent wind a nd water erosion.
3. Prior to commencing grading activities a comprehensive soils and geotechnical study s hall b e p erformed t o f urther a nalyze s oil c haracteristics a nd s tability factors. T he s tudy r esults s hall b e i ncorporated i nto f inal g rading p lans a nd grading operations.
4. Graded b ut u ndeveloped l and s hall b e s tabilized o r p lanted w ith i nterim landscaping, a s a ppropriate, w ithin n inety d ays o f g rading u nless b uilding permits are obtained, in accordance with the San Diego Regional Water Quality Control Board’s requirements and The Triangle Water Quality Management Plan and Storm Water Pollution Prevention Permit.
5. All grading shall be subject to the City of Murrieta Grading Ordinance (346-06) and The City of Murrieta Grading Manual.
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Exhibit 3.1
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Exhibit 3-1: Conceptual Grading Plan
3-3
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3.2 Project Drainage
The County of Riverside Flood Control and Water Conservation District (RCFCD & WCD) has p repared a M aster D rainage P lan a nd t he M urrieta C reek D rainage P lan f or t he Murrieta Creek area. In March 2008 RBF Consulting prepared a Hydrology and Water Quality Technical Appendix for The Triangle site. Although the development proposal has been subsequently modified, the amount of proposed impervious surface created by t he d evelopment r emains f airly c onstant. C omplete d etails o f t he e xisting a nd proposed c onditions c an b e f ound i n t hat a nalysis, w hich i s i ncluded w ithin t he technical a ppendices f or T he T riangle S pecific P lan E IR. T he r eport i s s ummarized below.
3.2.1 Existing Condition
The s ite d rains p rimarily f rom t he n ortheast c orner t oward t he s outh a nd w est, a s shown on Exhibit 3-2. In the existing condition, approximately 38 acres of offsite area drains to the site from the east through three culverts crossing I-215 Freeway. These three culverts located along the I-15 Freeway (54”, 30” and 48”) pick up the majority of the site runoff. This storm water runoff travels in a southerly direction and is conveyed offsite t hrough t he t hree c ulverts. A fter c rossing t he f reeway, t he c ulverts o utlet i n natural d rainage c ourses t hat c onveys t he d rainage t o M urrieta C reek. T he m ost westerly corner of the site drains into an existing 30” lateral that connects to an 84” culvert c arrying f lows f rom n orth o f t he s ite t oward t he s outhwest. T his c ulvert extends u nder I nterstate 1 5. A fter c rossing t he f reeway t he f low o utlets t o u nlined, natural drainage channels that ultimately flow to Murrieta Creek.
Three drainage areas exist on site, not including the small area that drains into the 84” culvert a t t he w estern c orner. A rea D i s l ocated a long t he w estern a nd s outhern portions of the site and contains 13.3 acres with a 10-year flow rate (Q) of 16.1 cubic feet per second (cfs). Area E is located west of Area D and contains 9.7 acres, with a Q of 11.6 cfs. Area F contains 28 acres and has a Q of 35.1 cfs. Area F extends from the northeast c orner o f t he p roperty s outhwesterly t o t he b oundary w ith I -15. A rea G includes t he n orthwest c orner o f t he p roperty, e xtends a long M urrieta H ot S prings Road t oward t he c enter o f t he s ite. I t c ontains 1 0.2 a cres w ith a Q o f 1 2.9 c fs. A n unnamed b lue l ine s tream c rosses t he s ite a t t he s outheast c orner. T he s ite i s n ot located within a ny f lood i nundation a reas, b oth according to the County of Riverside Integrated Project database and Flood Insurance Rate Maps.
In planning for storm water management, federal, state and local statutes were taken into c onsideration, a s d rainage f rom t he s ite m ust m eet t he r equirements o f t he
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National Pollution Discharge Elimination System provisions of the Clean Water Act and must meet the requirements of the Riverside County Water Quality Management Plan (WQMP) f or Urban Runoff. T he p roject site is tributary to the Santa Margarita River and i s w ithin t he j urisdiction o f t he S an D iego R egional W ater Q uality C ontrol B oard (SDRWQCB). The site lacks any measured data of storm water runoff quality. In the absence of data, expected storm water quality can be qualitatively discussed by relating typical pollutants to specific land uses. One of the major pollutants expected from the site i s s ediment, t he s olid m aterials e roded f rom t he l and s urface. O ther p ollutants that might be expected on site are organic compounds, trash and debris, oil and grease and metals.
3.2.2 Developed Condition
In the developed condition new drainage facilities consist of streets, parking lots, storm drains a nd c ulverts. T hese f acilities w ill b e d esigned c oncurrent w ith D evelopment Plans submitted for The Triangle, and will be designed to mitigate any increase in runoff above the existing condition. Exhibit 3-2 depicts the existing drainage facilities serving the site, which will also be utilized in the developed condition. The Drainage Areas are generally i n t he s ame l ocations a s i n t he e xisting c ondition w ith m odifications t o sub-area boundaries. The 16.5 acres within Drainage Area D flows towards the south into t he e xisting 5 4” s torm d rain u nder I -15, w ith a Q o f 3 6.8 c fs. D rainage A rea E contains 8 acres with a Q of 15.7 cfs and also flows toward the south in the existing 30” culvert under the I-15. 13.2 acres are contained within Drainage Area F, which flow into the existing 48” culvert under the I-15 at a Q of 23.6 cfs. Drainage Area G contains 22.1 acres with a Q of 44.0 cfs and drains to the northwest corner of the site. This runoff enters the existing 30” lateral and flows into the existing 84” culvert.
The p roposed o n-site s torm d rain f acilities w ill b e d esigned t o a dequately c onvey a 100-year storm. The RCFD & WCD master storm drain system will be completed over time a s p roperty i n t he a rea i s d eveloped. W hen t hose f acilities a re c ompleted downstream properties will be protected from flooding due to development of this and other projects located in and around the subject drainage basin. An ultimate condition hydrology s tudy w as p erformed b ased o n t he c onceptual g rading p lan i llustrated i n Exhibit 3 -1. I nitial s torm d rain s izes w ere d etermined a nd a p lan f or c onveyance o f storm f lows t hrough t he p roject s ite w as d eveloped, a long w ith p reliminary determinations of required detention volume needed to mitigate the increased runoff generated due to the site improvements.
When the City’s Master Plan of Drainage facilities are constructed, drainage from the site will flow through the 84” culvert under I-15 into Line D-1, which is tributary to Line D, and ultimately to Murrieta Creek.
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To address issues of water quality protection a Preliminary Water Quality Management Plan (WQMP) was prepared by RBF Consulting in August 2008. This plan was based on a previous development proposal, and must be revised before The Triangle can be built to meet the requirements of the San Diego RWQCB. The A WQMP outlinesrequires and specifies the proposed Best Management Practices the developer will implement with the construction of the site. Development within the specific plan area will be required to comply with regional water quality standards. In addition a Storm Water Pollution Prevention Plan will be prepared for the project to address construction activities in any development areas.
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3-2
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Exhibit 3-2: Drainage Plan
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The c urrent d evelopment p roposal i s s imilar i n n ature a nd s urface c overage t o t he previous development proposal on the property, so it is expected that the conclusions of that report would be the same for this development proposal. Water quality on the site i s e xpected t o i mprove a s a r esult o f d evelopment d ue t o i mplementation o f structural and non-structural Best Management Practices (BMPs). Structural treatment control B MPs p lanned f or t he s ite m ay i nclude a n u nderground c ombined detention/infiltration b asin, l andscape d etention a reas, a nd r oof/loading d ocks f ilter units. Non-structural/Source control BMPs include using permeable paving materials, covering l oading d ocks, connecting r estaurant e quipment wash a reas t o g rease t raps connected directly to the sewer, and other similar measures. Erosion control measures will be implemented during and post construction.
The Hydrology a nd W ater Quality T echnical A ppendix concludes t hat Thethe Triangle will n eed t o s tore r unoff t o r educe f lows t o t he p re-developed condition. A dequate facilities can be developed on site to provide this storage.
Drainage Development Standards
1. Storm drain facilities will be installed to mitigate any increase in flows above the existing c ondition a nd e nsure p rotection f rom 1 00-year f loods. T he u ltimate size and locations of the facilities shall be approved by the City of Murrieta prior to construction.
2. The T riangle S pecific P lan l ies w ithin t he S an D iego R egional W ater Q uality Control B oard r egion. T he T riangle s hall c omply w ith a ll N ational P ollution Discharge E limination S ystem ( NPDES) r equirements a s i mplemented b y t he Regional B oard. T he T riangle w ill p rovide W ater Q uality M anagement P lans (WQMP) and Storm Water Pollution Prevention Plans for the review by the City Council a nd a ll a ppropriate r egulatory a gencies. T he W QMP w ill i dentify potential p ost-project p ollutants a nd h ydrologic i mpacts a ssociated w ith t he development; identify proposed Low Impact Development BMPs for identified site design, source control and treatment control post-development BMPs; and identify sustainable funding and maintenance mechanisms for the BMPs. Storm drain improvement plans will include water quality facilities for treatment of site drainage to satisfy the requirements of the Regional Board.
3. Drainage and flood control facilities and improvements, including any necessary channelization, s hall b e p rovided i n a ccordance R CFC & W CD a nd C ity o f Murrieta requirements.
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4. Storm flows shall be detained on site to mitigate the flows from the proposed project t o t he s ame l evels a s i n t he p re-developed c ondition p er t he C ity o f Murrieta requirements.
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3.3 Water and Sewer Plan
Eastern M unicipal W ater D istrict ( EMWD) p rovides w ater a nd s ewer s ervice t o T he Triangle p roperty. B oth a dequate w ater s upply a nd s ewer t reatment c apacity a re available t o s erve t he s ite. I n S eptember 2 008 R BF C onsulting p repared a T echnical Memorandum f or W ater a nd W astewater A nalysis. T he A nalysis p rovides t he information necessary to allow design and development of an on-site looped domestic water system and a feasible gravity wastewater system, allowing for the abandonment of the existing force main and lift station located on Monroe Avenue north of Medical Center Drive.
A source of reclaimed water is not available from EMWD to serve the site. The nearest reclaimed water source is located along Jefferson Avenue, on the west side of I-15. The cost o f b oring u nder t he f reeway t o p lace w ater l ines a nd c onstructing o ne o r m ore pump s tations t o t ransport w ater t o t he s ite c urrently m akes d elivery o f r eclaimed water i nfeasible. M ore i mportantly, t he v olume o f a vailable r eclaimed w ater i s n ot adequate to service the project.
Up to four wells may be drilled on the property to provide a source of water for the project. This water could be used during site grading and construction, and may also be used for irrigating the landscape after the project is built. If the water meets standards established for potable water, it could also be used for that purpose.
3.3.1 Domestic Water
Existing w ater f acilities i nclude a 1 6” water m ain a djacent t o t he site a long M urrieta Hot Springs Road east of Monroe Avenue. This waterline is approximately 700 feet in length. An existing water reservoir, EMWD’s Zone 1384, will serve the property. Based on the grading concept plan, it is anticipated that individual pressure regulators will be required to control water pressures at the site.
Water w ill b e s upplied t o T he T riangle f rom E MWD’s e xisting p umps, r eservoirs a nd piping to the main project points of connection. There will be two points of connection to the existing 16” water main. A 12” looped trunk line will be constructed internal to the site. The site must be designed to support adequate flow for hydrants and building sprinklers of 4,000 gallons per minute. The necessary flow rate will be achieved with the design of the proposed system. Preliminary analysis indicates that 10” and 12” lines for fire flow along with 6” and 8” lines for internal portions of the site would adequately serve t he p roperty. A dditionally, a s eparate 8 ” o ffsite p ipeline a long M urrieta H ot Springs Road will provide a direct domestic water connection from EMWD’s system to the h otel a llowed i n t he n orthwest c orner o f t he p roperty i nstead o f a l ateral
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connection to the private on-site distribution main. Exhibit 3-3 illustrates the proposed water facilities required to support the project.
3.3.2 Wastewater
Existing s ewer f acilities i nclude a l ift s tation a long M onroe A venue n orth o f M edical Center Drive that pumps wastewater through a 10” force main running adjacent to the site a long M urrieta H ot S prings R oad a nd a cross I -215 t o t he e ast. A 1 0” d ry s ewer along Monroe Avenue had been constructed in anticipation of the future extension of a gravity line through the project site, across I-15 and Madison Avenue and connected to an existing Western Municipal Water District 21” gravity sewer along Jefferson Avenue.
With development of The Triangle, much of this line will be abandoned, as will the force main.
The p ump s tation a nd f orce m ain w ill b e r eplaced w ith a g ravity f low s ystem, w ith project flows from south to northwest. Upon completion of a Development Plan, the final on site sewer plans will be designed and will be subject to the review and approval of EMWD.
Some o ff site flows will also be diverted through The Triangle from the north side of Murrieta H ot S prings R oad. A n ew m inimum 1 5” g ravity s ewer l ine i s p roposed t o connect w ith t he e xisting 1 0” g ravity s ewer l ine l ocated w ithin t he M onroe A venue right-of-way between Medical Center Drive and Murrieta Hot Springs Road. This new 15” s ewer p ipe w ill e xtend s outh o nto T he T riangle p roperty t o c ollect w astewater flows from the project and exit the site near the northwest endsouthwest. Exhibit 3-3 illustrates the on-site sewer plans.
An 1 8” s ewer p ipe w ill e xtend o ff s ite t o t he w est, u nder I nterstate 1 5, a nd w ill ultimately connect to an existing 21” sewer in Jefferson Avenue as shown in Exhibit 3-4 .
There is excess capacity in this 21” sewer main to accept flows from the project. This pipe carries f lows t o t he T emecula V alley Regional W ater Reclamation Facility, which has a dequate c apacity t o s erve t he p roject. E xhibit 3 -4 i llustrates t he o ff-site s ewer facilities r equired t o s upport t he p roject, a nd t he two p otential a lignments E MWD alignment for the sewer linesline.
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Exhibit 3-3: On-Site Water and Sewer Plan
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3-4 – Sharon – I changed the order of this exhibit and moved it to follow right after exhibit 3-3.
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Exhibit 3-4: Off-Site Water and Sewer Plan
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Water and Wastewater Development Standards
1. All water and sewer lines will be sized and installed per the recommendations of final engineering plans and the requirements of EMWD.
2. All l ines w ill b e d esigned a nd i nstalled p er E MWD a nd C ity o f M urrieta standards, a nd f ield-testing b y t he r esponsible a gency w ill b e c onducted, a s appropriate.
3.4 Utility Services
The G as C ompany, S outhern C alifornia E dison, a nd VerizonFrontier C ommunications provide u tility a nd c ommunications s ervices f or T he T riangle a ccording t o s ervice application a greements w ith t he d eveloper. C able t elevision s ervice i s p rovided through Time Warner Cable.
Utility Development Standards
1. Proposed utility backbone facilities and service lines will be underground, except for s witching c abinets, t ransformers a nd s imilar s tructures a nd t hose a bove ground S. C.Southern California Edison facilities illustrated on Exhibit 3-5.
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3-5
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Exhibit 3-5: Dry Utilities Plan
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3.5 Solid Waste
Regular t rash p ickup i s p rovided b y t he C ity o f M urrieta t hrough c ontracted p rivate services. S olid w aste i s s orted f or h azardous w aste a nd r ecyclable m aterials b efore being disposed of in the Riverside County Waste Management Department landfills.
3.6 Emergency Services
The City of Murrieta maintains its own Police and Fire Departments to provide response in e mergency s ituations. I n a ddition t o f ire p revention a nd s uppression, t he F ire Department i s r esponsible f or e mergency m edical s ervice, d isaster p reparedness coordination and hazardous materials management.
3.7 Circulation
3.7.1 Vehicular Circulation
Regional access to The Triangle is provided by interstates 15 to the southwest and 215 to the southeast. The freeways have on and off ramps at Murrieta Hot Springs Road, at each e nd o f t he n ortherly p roperty f rontage. T he f reeway r amps a re l ocated approximately one-half mile apart, giving The Triangle excellent regional accessibility.
Murrieta H ot S prings R oad i s d esignated a s a n a ugmented u rban a rterial w ith a right-of-way of 164’ adjacent to The Triangle. Exhibit 3-6 depicts the existing and future sections for the road.
The proposed public sidewalk on the south side of Murrieta Hot Springs Road willmay meander b eyond t he r ight-or-way a nd i nto t he l andscape z one o n p rivate p roperty within T he T riangle. C ity S tandard N umber 1 02A f or a n A ugmented U rban A rterial shows that the right-of-way for Murrieta Hot Springs Road extends 12’ from the curb face a nd t he p ublic s idewalk i s c urb-adjacent. E xhibit 3 -6 i s c onsistent w ith t his standard and notes that the sidewalk may be set off the curb and meander within the public right-of-way and the adjacent landscape easement area. This public access and maintenance e asement w ill g ranted t o t he C ity a nd w ill b e o f s ufficient w idth t o accommodate the sidewalk. The sidewalk will be adjacent to the curb at the following locations: the off ramps of I-15 and I-215, the Monroe and Hancock intersections, and the bus stop.
Monroe and Hancock avenues, located opposite the site on the north side of Murrieta Hot Springs Road, provide local access. Each of these local roads will extend southerly across M urrieta H ot S prings R oad o nto t he p roperty t o f orm t wo n ew f our-way, signalized intersections. These intersections are spaced approximately 860’ apart, and each is a minimum of 500’ from the closest freeway ramps. These access points serve
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as the two primary entries to The Triangle. A third access point is located off Murrieta Hot Springs Road, approximately equidistant between Monroe and Hancock avenues, and is restricted to right turns both entering and exiting the property.
Hancock a nd M onroe a venues a re m ajor r oadways w ith 1 00’ p lanned r ights-of-way.
Hancock A venue c onnects w ith L os A lamos R oad t o t he n orth. M onroe A venue i s planned to connect to Los Alamos Road in the future. These connectors will enhance traffic p rogressions a long M urrieta H ot S prings R oad b y m aking L os A lamos R oad a secondary access from Interstate 215 into or out of The Triangle.
A detailed regional traffic analysis was prepared for The Triangle by Urban Crossroads (August 7, 2008), and is summarized within The Triangle Specific Plan EIR. That report identifies o ff-site r oadway i mprovements t hat a re r equired c oncurrent w ith development o f T he T riangle. T hose r equirements a re d ocumented i n T he T riangle Mitigation and Monitoring Reporting Program.
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Exhibit 3-6: Murrieta Hot Springs Road Typical Sections
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Lane geometry was also recommended in the traffic analysis for the Internal Connector Road at its intersections with Murrieta Hot Springs Road. Based on that analysis it is recommended that the Internal Connector Road at each of the primary project entries provide northbound dual left turn lanes, one right turn lane, and one or more through lanes c rossing M urrieta H ot S prings R oad. D ue t o e xisting c onstraints o n H ancock Avenue, t he s outhbound l anes e ntering t he s ite w ill b e l imited t o o ne d edicated through lane and one shared through/right turn lane. The southbound lanes entering the site will include two travel lanes. Typical cross sections are provided on Exhibit 3-7 for both the primary entries. In addition to the two primary access drives, a right-in and right-out secondary drive entry is proposed with a single lane in each direction.
Internal to the site it is necessary to provide through circulation connecting the primary entries to one another, forming which may form either a loop road, as shown on the Planning Area Map, or a grid pattern of connections. This connecting road is referred to as the Internal Connector Road in the Specific Plan, and is also depicted on Exhibit 3-7. T his s chematic s ystem p rovides a c onnected c irculation s ystem t hrough t he project site to provide access to all future uses within the property and to link the two primary access points.
This road may be dedicated to the City as a public street or mayshall be a private road, with p ublic a ccess e asements. R oadway e asements i nternal t o T he T riangle w ere dedicated o n P arcel M ap N umber 2 8280, r ecorded A ugust 1 8, 2 000. W hen t he f inal alignment of the internal road is determined, and prior to or concurrent with submittal of a D evelopment P lan f or T he T riangle, t he e xisting r oadway e asements w ill b e relocated to the final configuration. Existing non-conforming easements will need to be vacated a nd n ew r oadway e asements s howing t he p roper a lignment w ill b e concurrently d edicated, e ither f or p ublic s treet p urposes o r f or p ublic a ccess easements.
In addition to the Internal Connector Road, a series of secondary driveways are planned to connect fields of parking to the Internal Connector Road. The secondary drives will include one or two lanes in each direction, depending on the recommendations of an on site traffic analysis, with a 10’ raised median. The on-site circulation system for The Triangle will be finalized prior to submittal as part of athe Development Plan process for City review.
To s erve f ields o f p arking, d rive a isles w ill b e p rovided. T hese s hall b e d esigned i n conformance with the requirements of the City of Murrieta Development Code Section
16.34.080. T he o n-site i nternal c irculation r oadways w ill b e p rivately o wned a nd maintained.
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Exhibit 3-7: Internal Connector Road Typical Street Sections
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Loading zones shall be provided for the buildings in addition to the parking established for each use. One loading space shall be provided for each 50,000 square feet of office use, o ne l oading s pace f or e ach 3 5,000 s quare f eet o f h otel s pace, a nd o ne l oading space for each 20,000 square feet of retail, restaurant and entertainment use space.
The d esign o f t hese l oading z ones s hall b e a ccording t o t he C ity o f M urrieta Development C ode S ection 1 6.34.100, p rovided; h owever t he P roject m ay u tilize shared l oading z ones t o r educe t he n umber o f l oading s paces b y 2 5% p rovided t he shared spaces are located within one hundred and fifty feet (150') of the tenants they serve. The Director shall have the discretion to authorize reductions in the number of loading zones as a Minor Exception under Section 4.4.2 .
Riverside T ransit A gency ( RTA) b us r oute # 23 t ravels w estbound o n M urrieta H ot Springs Road. Anticipating future expansion of local transit service, a public transit stop with a bus turnout is planned on the south side of Murrieta Hot Springs Road just east of the Monroe Avenue intersection. This transit stop includes a seating bench and a passenger shade shelter.
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Vehicular Circulation Development Standards
1. Murrieta Hot Springs Road shall be improved as shown on The Triangle Project Traffic Impact Analysis prepared by Urban Crossroads (August 7, 2008).
2. All off site street improvements constructed as part of The Triangle Specific Plan will comply with the City of Murrieta street design and improvement standards.
3. The p rimary e ntry p oints a long M urrieta H ot S prings R oad s hall b e l ocated opposite Monroe and Hancock Avenues. The existing signal at Hancock Avenue shall b e u pgraded t o a ccommodate t he a dditional s outhbound t urning movement. A new signal will be installed at Monroe Avenue.
4. The Triangle site shall include an interior circulation connector road, referred to as the Internal Connector Road in the Specific Plan, whether laid out as a loop road a s s hown i n t he S pecific P lan, o r a s a g rid p attern, o r w ith s ome o ther design, t hat c onnects t he t wo p rimary e ntry p oints o ff M urrieta H ot S prings Road. This road shall be designed according to the standards required to both carry the volume of traffic and provide adequate access to each planning area as identified in an on-site traffic study for the ultimate Development Plan.
5. Along t he I nternal C onnector R oad, t he f irst d riveway i ntersection s hall b e located a minimum of 400’ from Murrieta Hot Springs Road to provide adequate length for turn lanes and stacking distance internal to the site.
6. All on-site drives will be designed to meet City of Murrieta Fire Department and public safety standards.
7. Secondary e ntry d rives s hall b e l ocated a m inimum o f twoone h undred f eet apart along the Internal Connector Road for right in and right out traffic.
8. Secondary entry drives on opposite sides of the Internal Connector Road should be a ligned t o p rovide f or s afe p edestrian c rossings a nd v ehicular t urning movements, or the drives will be restricted to right turning movements. Final driveway locations shall be reviewed as part of the Development Plan.
9. A T ravel D emand M anagement P lan s hall b e p repared c oncurrently w ith a Development P lan i f r equired b y t he D evelopment PlanCode t o a ddress strategies t o r educe t he n umber o f v ehicle t rips t o t he s ite ( also r equired i n Section 2.9, Development Standards #4 of this Specific Plan).
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10. The d eveloper s hall p rovide a n e asement t o p rovide a ccess t o a ny p ublic facilities l ocated w ithin T he T riangle t hat a re n ot s erved b y a p ublic r oad right-of-way.
3.7.2 Pedestrian Circulation
A 65’ meandering s idewalk a long t he s outhern s ide o f M urrieta H ot S prings R oad provides p edestrian a ccess t o t he t hree p roject e ntries d escribed a bove. I nternal pedestrian circulation is provided throughout The Triangle by use of 6’ sidewalks along the Internal Connector Road, 5’ sidewalks along all secondary drives, and 5’ pathways that connect all the Planning Areas and uses of The Triangle. The Director may approve the reduction of 6' sidewalks to 5' sidewalks as a Minor Exception under Section 4.4.2.
Marked crosswalks will be provided at all street crossings to provide safe crossings of the I nternal C onnector R oad, s econdary d rives a nd a ccess t o b uilding e ntries.
Mid-block c rossings a re p rohibited o n t he I nternal C onnector R oad. F or a c omplete discussion o f t he d esign o f t hese s idewalks a nd p athways, r efer t o S ection 2 .7, Landscape, in the Specific Plan.
Pedestrian Circulation Development Standards
1. The sidewalk along Murrieta Hot Springs Road will be a minimum of 65’ in width and will meander through a landscaped parkway.
2. The sidewalk a long t he Internal Connector Road will b e 6 ’ i n width, except as may be modified as a Minor Exception under Section 4.4.2 .
3. Interior p edestrian w alks a long S econdary D rives a nd o ther c onnections between land uses will be developed at a minimum width of 5’.
4. Marked c rosswalks w ill b e p rovided i n a ll i nstances w here t he i nternal pedestrian c irculation s ystem c rosses t he I nternal C onnector R oad a nd Secondary Drives.
5. Parking fields will include marked pedestrian paths to ensure safe access from handicapped parking to building entries.
6. Clearly defined pedestrian access shall be provided from the transit/bus stop to primary building entrances.
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7. All b uildings s hall p rovide a c onnection o f t he o n-site p edestrian c irculation system t o t he o ff-site p ublic sidewalk a long M urrieta Hot Springs Road or the Internal Connector Road.
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3.7.3 Bicycle Circulation
A bicycle lane is planned for Murrieta Hot Springs Road that will allow cyclists’ access to The Triangle. To facilitate bicycle movement into and through the site, a 5’ wide bicycle lane will be provided either as an on street lane on the Internal Connector Road or, in a multi-purpose path along one side of the Internal Connector Road, or a combination of both. The final design of the bicycle lane will be shown on the project’s Development Plan.
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SECTION 4: ADMINISTRATION AND IMPLEMENTATION
The Triangle Specific Plan serves as the implementation tool for the General Plan and zoning for the property. The City shall enforce the provisions of this Specific Plan in the same manner that t he C ity e nforces t he p rovisions o f t he M urrieta D evelopment C ode, T itle 1 6 o f t he Municipal Code. The Triangle Design Guidelines are adopted by resolution.
The T riangle S pecific P lan w ill b e i mplemented a nd m ay b e a mended, r evised o r a djusted according to the procedures identified in this Section. These procedures have been developed to e nsure consistency with the adopted Specific Plan, to encourage continuity in design and development o f t he p roperty, a nd t o p romote t he h ighest s tandards o f s ite d esign. T hese revision a nd a mendment p rocedures a lso a llow f or a daptation t o s pecial o r s upplementary development standards that may be necessary from time to time to implement The Triangle.
4.1 Administration
4.1.1 General Requirements
Applications f or S pecific P lan a mendments a nd r evisions, D evelopment P lan a nd S ubdivision Map reviews, Administrative Alcohol Use Permits, Minor Conditional Use Permits, Conditional Use P ermits, A dministrative D evelopment P lans, M inor E xceptions a nd E xceptions s hall b e evaluated i n a ccordance w ith t he p rocedures o utlined i n S ections 4 .1 t hrough 4 .7, a s applicable, i n o rder t o i nsure s uch a pplications a re c onsistent w ith t he S pecific P lan g oals contained within Section 1.3.2 of The Triangle Specific Plan.
The S pecific P lan p rovides f lexibility s o t hat t he p lan c an r espond t o p revailing m arket conditions so long as the maximum gross building area for the entire project is not exceeded.
Revisions t o T able 2 -1, U ses A llowed i n T he T riangle, d o n ot r equire a n a mendment t o t he Specific Plan, so long as they are consistent with the General Plan and intent of the Specific Plan, b ut m ay b e r eviewed u nder t he A dministrative R evisions p rocess i dentified i n S ection
4.6.2, below. Uses prohibited in Table 2-1 may only be allowed by action of the City Council.
Proposed m odifications a nd r evisions t hat a re i n s ubstantial c onformance w ith t he S pecific Plan text and exhibits may be considered minor modifications and shall not require revision or amendment t o t he S pecific P lan a nd General P lan. T he D irector shall h ave t he a uthority t o determine if the revision is minor in nature and in substantial conformance with the Specific Plan. I n a ll c ases, r evisions o r m inor d eviations m ust b e f ound t o b e i n s ubstantial conformance with the issues, goals, and policies of the Specific Plan.
Administrative Permits and Minor Conditional Use Permits may be appealed to the Planning Commission and the City Council.
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Notice requirements for any hearing associated with the review of these permits shall be made pursuant to Government Code Section 65091. Notices for administrative permits, where notice is r equired, s hall b e m ailed o nly t o p roperty o wners within a r adius o f 5 0’ around f rom t he project s itelegal p arcel f or t he a pplicable p ermit, d ue t o t he e xisting c onsistency w ith t he General Plan designation and the absence of sensitive adjacent uses.
Terms used in The Triangle Specific Plan, unless specifically defined herein, shall be as defined in the City Zoning Code. Where the word project is used in this section, it generally refers to the project that is the subject of the specific application under review at the time.
If the Specific Plan is silent on any subject the City Zoning Code and codes currently in effect shall g overn, c onsistent w ith T he T riangle D evelopment A greement. I f t here i s a c onflict between provisions contained within the Specific Plan and the City Zoning Code the Specific Plan shall govern.
4.1.2 Interpretation b y Planning D irectorPlanningDevelopment S ervices D irector (“Director”)
Although every effort has been made to include provisions in this Specific Plan that are clear, the n ecessity o f i nterpreting such p rovisions i n l ight o f specific a nd u nusual cases will o ccur from time to time. When such interpretations are necessary, the Director shall be responsible for the interpretation of the provisions of the Specific Plan, with right of appeal to the Planning Commission and City Council. The provisions of the Specific Plan shall be enforced as follows:
(a) The Director shall be the City administrator responsible for enforcing the regulations, site development standards and procedures set forth in the Specific Plan. (b) The D irector s hall h ave t he a dministrative a uthority f or i nterpretation r elated t o t he enforcement of the Specific Plan and for determination of substantial conformity with the Specific Plan.
(c) In the event of any ambiguities or the interpretation of the provisions of the Specific Plan t hat c an n ot b e r esolved t hrough t he p rovisions o f t his S pecific P lan, t he C ity’s General P lan, Z oning O rdinances, w ritten g uidelines a nd o ther r ules, r egulations a nd general City and State laws shall guide interpretation of this Specific Plan.
4.2 Plan Review and Administration
4.2.1 Development Plan Review
All n ew p rojects w ithin t he T riangle S pecific P lan a rea s hall b e i mplemented t hrough a Development P lan r eview p rocess. A D evelopment P lan s hall b e r equired f or a ll n ew
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development a ctivity. M ultiple D evelopment P lans m ay b e s ubmitted a s p hases o f T he Triangle a re d eveloped. R enovation o f e xisting s paces, i nterior i mprovements, t he development o f a ncillary u ses ( such a s a n o ffice m ezzanine w ithin a n e xisting r etail s tore), expansion o f b uildings a nd m odifications m ay b e p ermitted b y t he D irector w ithout a Development Plan so long as the expansion is no more than fiveten percent (10%) of the total square footage of the store,Development Plan and generalthe proposed modification does not result i n a n i ntensification, a fter a ny a pplicable m itigation o f i mpacts a rising o ut o f t he modification. General maintenance and, repair and replacement or other minor construction activities that do not result in an intensification of the use, do not require a Development Plan and may be approved by the Director with a finding of substantial conformity to a previously approved Development Plan. These modifications and construction activities may be subject to o ther B uilding, P ublic W orks a nd F ire D epartment p ermits a nd a pprovals p rior t o commencement.
Application to the City for a Development Plan shall include a narrative of the proposed activity along w ith p reliminary d evelopment p lans a nd d rawings. T he n arrative s hall c onsist o f a project description identifying the intended services offered with square feet, hours and days of o peration, n umber o f e mployees, a nd o ther i nformation a s a ppropriate. Supplemental to the application submission, project plans shall be prepared including the following preliminary plans:
site plan,
floor plans,
elevations,
conceptual landscaping,
conceptual grading,
fencing,
sign plan for the signs along the adjacent freeways and Murrieta Hot Springs Road, conceptual infrastructure plans. If the Development Plan is for a phase of The Triangle rather t han t he e ntire d evelopment, t he p lans must include sufficient information to demonstrate how that phase connects to previous and future phases and adequately supports the subject phase,
conceptual lighting plan.
Additional plans may be required by the Director, depending on the complexity of the project.
The e ntire p arcel s hall b e p lotted w ith d imensions a nd a ll p ertinent d ata a nd i nclude dimensions to the nearest intersecting public street and identify all street names. In addition, all existing and proposed physical features and structures on the subject property and abutting properties s hall b e p lotted. T he a pplication s hall a lso i nclude a l egal d escription o f t he property, identification of the uses for each room on the floor plans and a list of all the building materials and exterior colors.
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The Director has the authority to approve, conditionally approve, or deny a Development Plan with w ritten n otification t o C ity s taff a nd d ecision-makers a ccording t o C ity s taff’s t ypical notification process. A Development Plan application may also require analysis and comments from various departments of the City. In order to approve a Development Plan application, the Director shall make the findings consistent with Section 16.56.040 of the City’s Development Code.
The action of the Director shall be final unless appealed to the Planning Commission within ten calendar d ays o f w ritten n otification b y t he D irector. S uch A ppeals f or a D evelopment P lan shall be subject to the procedures outlined in Section 16.78 of the City’s Development Code.
A D evelopment P lan a pproval s hall b e valid f or a p eriod o f threefour years. One a dditional three y ear e xtension m ay b e r equested, f or a m aximum o f sixseven y ears. S uch e xtension requests m ust b e m ade i n w riting b y t he o riginal a pplicant, p roperty o wners, a nd/or authorized d esignee, a m inimum o f t hirty d ays p rior t he e xpiration o f t he current a pproval, subject to the completion and filing of the required application and payment of any applicable application fee. If construction activity does not commence within the approval or extension period, the entitlement shall be terminated. All final decisions on Development Plan extensions shall be made by the Director, subject to appeal, as stated above.
4.2.2 Subdivision Maps
The Triangle may be subdivided through a Tentative Tract and/or Parcel Map process. These maps shall identify the infrastructure and improvements necessary to support the anticipated projects, subject to review by the City’s Public Works and Fire Departments.
Upon r ecordation, M aps m ay b e f urther d ivided a nd/or a djusted b y f iling a s ubsequent Tentative Tract or Parcel Map or a Lot Line Adjustment, pursuant to the provisions of Article V of the City’s Development Code. A Tentative and Parcel Map may be approved, or conditionally approved b y t he D irector a nd t he C ity E ngineer, p roviding t he p roposal i s f ound t o b e i n compliance with the Specific Plan.
The action by the Director shall be final unless appealed to the Planning Commission within ten calendar days of written notification by the Director.
4.3 Permits, Approvals, and Exceptions
4.3.1 Alcoholic Beverage Sale Permits
All a lcohol u se p ermits g ranted i n t he T riangle s hall e xpire w hen o ne o f t he f ollowing conditions arises:
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1. There is a transfer of ownership of the business;
2. The business moves to a new location;
3. There is a change in the nature of the business or the business ceases to operate for 180 days as required by Development Code Section 16.80 .
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The following activities are exempt from the requirements of this Section:
1. Any “special event” for which a permit has been issued by the city, provided that the application i nformation f or t he s pecial e vent i ndicates t hat t he s ale a nd / or s ervice alcoholic beverages will occur.
2. Any s ocial g athering w ithin a b usiness t hat i s n ot r equired t o b e l icensed f or a lcohol sales or services in accordance with the California Alcoholic Beverage Control Act.
All a lcohol s ales a re g overned b y t he g eneral a nd s pecific u se r egulations i ncluded w ithin Section 4.2.32.3.3.
4.3.1.1 Administrative Alcohol Use Permits .
An A dministrative A lcohol S ales U se P ermit s hall b e g ranted b y t he D irector f or a lcoholic beverage sales as an accessory use for the uses listed in Section 2.3.3.1 of this Specific Plan. If a b usiness t hat o therwise c ould r eceive a n A dministrative A lcohol U se P ermit r equests a waiver, exception or substantial modification from one or more of the use regulations in this section, t hen a M inor C onditional Use P ermit shall b e r equired. A dministrative A lcohol Use Permits shall be processed in accordance with Murrieta Development Code Sections 16.44.030 unless otherwise set forth in this Specific Plan.
4.3.1.2 Minor Conditional Use Permit - Alcohol Beverage Sales.
A Minor Conditional Use Permit is required for any alcoholic beverage sales uses listed below.
The Minor Conditional Use Permit application shall be submitted and reviewed in accordance with Chapter 16.52 of the City of Murrieta Development Code. If a business listed in Section
2.3.3.2 requests a waiver, exception or substantial modification from one or more of the use regulations in Section 2.3.3.3, then a Conditional Use Permit shall be required. Notice shall be provided for Minor Conditional Permits under Chapter 16.52 of the Development Code. (a) Application and Fees. Applications and fees shall be consistent with Sections 16.48 of the Murrieta Development Code.
(b) Issuance. T he a pplication shall be deemed complete within fifteen (15) days of filing, unless t he D irector n otifies t he a pplicant i n w riting s pecifying t he r easons w hy t he application is incomplete. The Director or his or her designee shall review a complete application a nd shall hold a Director’s hearing to consider the Minor Conditional Use Permit within thirty (30) days after the application is deemed complete, subject only to the following findings:
(1) The proposed use is consistent with the General Plan;
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(2) The proposed use and application is consistent with the Triangle Specific Plan; and
(3) The establishment and operation of the proposed use at the location proposed will n ot e ndanger o r c onstitute a m enace t o t he p ublic h ealth o r s afety o f persons residing or working within or in the immediate vicinity of the Specific Plan site
(4) If a Finding of Public Convenience and Necessity is required by ABC regulations, the findings required by Section 16.44.030 of the City Development Code shall also be required.
(c) Time Extension. The Director may extend the time within which the determination shall be made, not to exceed an additional 30 days with good cause. (d) Decision. T he d ecision o f t he D irector s hall b ecome f inal t en ( 10) d ays f ollowing t he date of the Director’s hearing unless an appeal to the Planning Commission is filed as provided in C hapter 1 6.76 o f t he M urrieta D evelopment C ode, a nd p rocessed a ccording t o t he provisions specified therein. Public notice in connection with any appeal shall be provided in the same manner set forth in Section 16.76.020 of the Murrieta Development Code.
4.3.2 Conditional Use Permits and Minor Conditional Use Permits The intent of this section is to recognize that certain uses, although suitable for inclusion in the list o f u ses a llowable i n T he T riangle, a re n ot a lways a ppropriate i n e very l ocation a nd circumstance due to their particular characteristics, nature, intensity or size. Conditional Use Permits shall be processed in accordance with the Murrieta Development Code Section 16.52.
4.3.3 Administrative Development Plan
Precise plans for interior on-building and freestanding signs, landscaping, and lighting shall be reviewed t hrough t he A dministrative D evelopment P lan p rocess i dentified i n t he M urrieta Development C ode S ection 1 6.56. N o h earing s hall b e r equired f or r eview a nd a pproval o f these plans.
4.4 Land Use Exceptions
4.4.1 Applicability
Variations from the standards and land use regulations of the Specific Plan may be permitted as either Minor Exceptions or Exceptions. Minor Exceptions shall include (i) requests for a 10% or l ess a djustment t o q uantifiable o r m easurable d evelopment s tandards c ontained i n t he Specific P lan; a nd ( ii) r equests t hat a re n ot r eadily q uantifiable o r m easurable, w hich t he
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Director in his or her discretion determines are minor in nature. Examples of minor exceptions that are not quantifiable include things such as extra parking demand generated by short term special events or closing off portions of parking lots or open spaces to accommodate special events defined as “incidental activities” in Table 2-1 of this Specific Plan. All other requests for variations shall be processed as Exceptions. In granting any Minor Exception or Exception, the Director m ay i mpose c onditions t o s afeguard a nd p rotect t he p ublic h ealth, s afety a nd promote t he g eneral w elfare, a nd t o e nsure t hat t he d evelopment s o a uthorized i s i n accordance with approved plans and is consistent with the Specific Plan's objectives.
4.4.2 Minor Exceptions
(a) The Director or his/her designee may approve a Minor Exception to the standards and land u ses d escribed h erein p rovided t he D irector conducts a ppropriate r eview u nder CEQA, if required, and makes the following findings:
(1) The granting of the Minor Exception will result in design improvements, or there are space or other restrictions on the site or adjacent to the site (such as drive aisles, a cceleration o r d eceleration l anes) t hat p reclude f ull c ompliance w ith Specific Plan requirements without hardship;
(2) The granting of the Minor Exception, with any conditions imposed, will not be materially d etrimental t o t he p ublic w elfare o r i njurious t o t he p roperty o r improvements in the Specific Plan area; and
(3) The granting of the Minor Exception will not be contrary to the objectives of the Specific Plan.
(4) The g ranting o f t he M inor E xception d oes n ot m aterially i mpact p edestrian access and circulation.
(5) The granting of the Minor Exception does not negatively impact or impair fire access or pose a health and safety risk.
(6) The g ranting o f a M inor E xception d oes n ot m aterially d eviate f rom t he landscaping standards contained within the Specific Plan . (b) Director Review of Minor Exception.
(1) An application for a Minor Exception shall be made on forms as prescribed by the D irector. T he D irector o r h is o r h er d esignee s hall r eview a c omplete application f or c ompliance w ith t he p rovisions o f t he S pecific P lan. T he application shall be deemed complete within thirty (30) days of filing, unless the
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Director n otifies t he a pplicant i n w riting s pecifying t he r easons w hy t he application is incomplete.
(2) Notices for Minor Exceptions, where notice is required, shall be mailed only to property o wners w ithin a r adius o f 5 0’ a round The T riangleapplicable l egal parcel within the project, due to the existing consistency with the General Plan designation and the absence of sensitive adjacent uses. (3) The Director shall render a decision within thirty (30) days after the application is d eemed c omplete. T he D irector m ay e xtend t he t ime w ithin w hich t he determination shall be made, not to exceed an additional sixty (60) days, with good cause and with written concurrence from the applicant. (4) The decision of the Director shall become final ten (10) days following the date of the decision unless an appeal to the Planning Commission is filed as provided in Chapter 16.76, and processed according to the provisions specified therein.
The following minor exceptions may be granted:
a) A decrease of not more than tentwenty five percent (25%) of any building setback, plaza or façade, except in no case can a building setback encroach any closer than 15' to Murrieta Hot Springs Road.
b) A d ecrease o f n ot m ore t han twenty f ive p ercent ( 25%) o f a ny l andscape setback, a menity z one, e ntertainment z one, p arkway, s creening o r landscape m edian a rea o r s imilar a rea, p rovided t hat t he s etbacks o n Murrieta Hot Springs Road shall not be less than 15' .
c) b) An increase of not more than tentwenty percent of the permitted height of a building, so long as the building heights identified in Table 2-9, Building Heights, is not exceeded.
c) A decrease of not more than ten percent of any landscape setback, except that n o s etback a long M urrieta H ot S prings R oad o r t he s egment o f t he Internal Connector Road b etween M urrieta Hot S prings Road and the first intersecting driveway may be reduced.
d) An i ncrease o f n ot m ore t han f ifteen p ercent(20%) o f t he g ross s quare footage of a tenant sign as allowed by the City’s Code or an approved Sign Program t o a ccommodate i rregular l ettering, l ogos, o r p rototypical elements.
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d) e) Allowance for architectural building features to project not more than five feet i nto t he setback, such a s p atio walls, covers, shade t rellises, awnings, fountains, s eating, s ignage and s imilar f eatures e xcept i n n o c ase c an a n architectural feature encroach closer than 15' to Murrieta Hot Springs Road . e) f) The use of different architectural development standards to respond more appropriately t o m ixed u se b uildings a s d escribed i n s ection 2 .5.1 o f t his Specific P lan. F or e xample, i f office uses are proposed above retail space, even though the office uses comprise the majority of square footage in the building, t he a pplicant m ight r equest a pplication o f r etail a rchitectural criteria to achieve design goals.
f) Reduction i n l oading z ones b ased o n t he a ctual u ses o f t enants a nd prototypical use.
g) All m atters l isted a s s ubject t o M inor E xceptions i n a n a pplicable E xhibit including but not limited to:
Exhibit 2-2 1-2 Story Office Building Front Façade Landscape Section Exhibit 2-3 1-2 Story Office Building Front Façade Landscape Plan Exhibit 2-4 3-4 Story Office Building Front Façade Landscape Section Exhibit 2-5 3-4 Story Office Building Front Façade Landscape Plan Exhibit 2-6 5-8 Story Office Building Front Façade
Exhibit 2-7 3-4 Story Office Building Front Façade
Exhibit 2-8 9-12 Story Office Building Front Façade Landscape Section Exhibit 2-9 5-8 Story Office Building Front Façade Landscape Plan Exhibit 2-10 13-18 Story Office Building Front Façade Landscape Section Exhibit 2-11 13-18 Story Office Building Front Façade Landscape Plan Exhibit 2-12 Minor Retail Tenant Parking Lot to Pad Entry Exhibit 2-14 Retail Edge Condition at Parking Garage
Exhibit 2-15 Major Retail Tenant Back of House Screening Exhibit 2-16 Free-Standing Restaurant at Parking
Exhibit 2-17 Free-Standing Restaurant with Patio at Parking Lot Exhibit 2-18 Building with Drive Through at Internal Connector Road Exhibit 2-19 Building with Drive Through at Parking Lot, Drive Aisle, or Secondary Driveway
Exhibit 2-20 1-4 Story Hotel Front Façade
Exhibit 2-21 5-8 Story Hotel Façade
Exhibit 2-22 9-12 Story Hotel Façade
Exhibit 2-23 Retail Entry Paseo
Exhibit 2-24 Retail Primary Paseo
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Exhibit 2-25 Retail Entertainment Plaza
Exhibit 2-26 Retail Secondary Plaza
Exhibit 2-28 Murrieta Hot Springs Road Setback at Building Façade Exhibit 2-29 Murrieta Hot Springs Road Setback at Back of House Loading Exhibit 2-30 Murrieta Hot Springs Road Setback at Parking Lot Exhibit 2 -31 M urrieta H ot S prings R oad S etback a t P arking L ot w ith B us Shelter
Exhibit 2-32 Internal Connector Road to First Intersection at Building Façade Exhibit 2-33 Internal Connector Road to First Intersection at Building Façade with Outdoor Patio
Exhibit 2-34 Internal Connector Road to First Intersection at Parking Lot Exhibit 2 -35 I nternal C onnector R oad P ast F irst I ntersection a t B uilding Façade or Parking Structure
Exhibit 2-36 Internal Connector Road Past First Intersection at Parking Lot Exhibit 2-37 Internal Connector Road at Project Perimeter Exhibit 2-38A Internal Connector Road at Secondary Entry Corner Exhibit 2-38B Roundabout at Internal Connector Road
Exhibit 2-40 I-15/I-215 Edge Condition at Building Landscape Exhibit 2-41 I-15/I-215 Edge Condition at Back of House Loading Exhibit 2-42 I-15/I-215 Edge Condition at Parking Lot
Exhibit 2-43 I-15/I-215 Edge Condition at Parking Structure Exhibit 2-46 Arrival Identification Monuments
Exhibit 2-47 Murrieta Hot Springs Road at Internal Connector Road Entrance Gateway Sign
Notwithstanding the foregoing, Minor Exceptions may not be combined or aggregated.
4.4.3 Exceptions
(a) The D irector o r h is/her d esignee m ay a pprove E xceptions t o t he s tandards a nd l and uses described herein provided the Director conducts appropriate review under CEQA and makes the following findings:
(1) That the strict application of the provisions of the Specific Plan would preclude the successful implementation of the general provisions, goals or intent of the Specific Plan;
(2) That there are circumstances related to the proposed use of the property that do not generally affect property within the Specific Plan area;
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(3) That the granting of the Exception will not be materially detrimental to public health, s afety, a nd w elfare o r i njurious t o p roperty w ithin o r a djacent t o t he Specific Plan area; and
(4) The g ranting o f t he E xception w ill n ot b e c ontrary t o t he o bjectives o f t he Specific Plan.
(b) Director Review of Exception.
(1) An a pplication f or a n E xception s hall b e m ade o n f orms a s p rescribed b y t he Director. The Director or his or her designee shall review a complete application for compliance with the provisions of the Specific Plan. The application shall be deemed c omplete w ithin t hirty ( 30) d ays o f f iling, u nless t he D irector n otifies the a pplicant i n w riting s pecifying t he r easons w hy t he a pplication i s incomplete.
(2) Upon deeming the application complete, the Director shall provide notice of the application to owners of properties within a 50’ radius of the property which is subject o f t he a pplication. T he D irector m ay n ot r ender a d ecision o n t he application until later than ten (10) days after providing such notice. (3) The Director may require a public hearing for the application if the Director finds that t he a pplication m ay h ave a s ignificant a ffect o n p roperties w ithin, adjoining, abutting or located across the street from the Specific Plan area and may evoke public controversy. If the Director conducts a public hearing, public notice shall be provided as set forth in Development Code Section 16.76. (4) Whether or not the Director conducts a public hearing, the Director shall render a decision within sixty (60) days after the application is deemed complete. The Director m ay e xtend t he t ime w ithin w hich t he d etermination s hall b e m ade, not t o e xceed a n a dditional sixty (60) days, with good cause and with written concurrence from the applicant.
(5) The decision of the Director shall become final ten (10) days following the date of the decision unless an appeal to the Planning Commission is filed as provided in D evelopment C ode S ection 1 6.76.020, a nd p rocessed a ccording t o t he provisions specified therein. Public notice in connection with any appeal shall be provided in the same manner set forth in Section 16.76.020.
4.5 Duration of Permits and Exceptions
4.5.1 Termination
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Every right or privilege authorized by an Administrative Alcohol Use Permit, Minor Conditional Use P ermit, Conditional U se P ermit, Minor E xception, E xception, o r Conditional U se Permitsimilar permit shall terminate twothree (23) years after the granting of such approval unless the exercise of such right or privilege has commenced in good faith prior to such time, except as otherwise provided in this section.
4.5.2 Cessation
Such rights and privileges shall also terminate upon any interruption or cessation of the use permitted b y a ny M inor C onditional U se P ermit, C onditional U se P ermit, M inor E xception, Exception, or Conditional Use Permitsimilar permit for one (1) year or more in the continuous exercise in good faith of such right or privilege, as such one year period is extended applicable to force majeure, remodeling, casualty, destruction or moratorium. Administrative Alcohol Use Permits and Minor Conditional Use Permits-Alcohol shall cease per Section 4.3.1 of this Specific Plan.
4.5.3 Extension
The D irector m ay e xtend t he t ime w ithin w hich t he r ight o r p rivilege g ranted u nder a ny Administrative A lcohol U se P ermit, M inor C onditional U se P ermit, Conditional U se P ermit, Minor E xception, E xception, o r Alcohol C onditional U se P ermitsimilar p ermit m ust b e exercised for one (1) additional year upon receipt of a written request from the applicant prior to e xpiration o f t he p ermit o r e xception, s ubject t o t he t imely f iling a n a pplication a nd payment of the applicable fee. In granting such extension the Director shall review the request according to the City’s normal review process and make a written finding that neighborhood conditions have not substantially changed since the granting of the permit or exception.
4.5.4 Revocation
If the conditions of this Specific Plan or applicable provisions of the Municipal Code have not been c omplied w ith, t he C ity m ay g ive n otice t o t he p roperty o wner o r l essee o f t he r eal property a ffected t o a ppear a t a t ime a nd p lace f ixed b y t he City a nd show cause why any Administrative A lcohol U se P ermit, M inor C onditional U se P ermit, C onditional U se P ermit, Minor Exception, or Exception, or similar permit issued pursuant to this Specific Plan should not be modified, discontinued or revoked. These proceedings shall be in accordance with the City’s Development Code.
4.5.5 Changes to an Approved Development Plan.
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The D irector m ay a pprove c hanges t o a n a pproved D evelopment P lan w hich a re i n substantial c onformance w ith t he a pproved D evelopment P lan. T he D irector shall h ave t he discretion t o r eallocate o r t ransfer b uilding a reas w ithin a n a pproved D evelopment P lan without r equiring a n ew D evelopment P lan a nd t o a llow e xpansion o f a n a pproved Development P lan i nto a djacent a reas w ithin t he P roject p rovided s uch e xpansion d oes n ot increase the approved Development Plan by more than 10% of the underlying land area and the expansion is in substantial conformity with the approved Development Plan. Changes to an approved D evelopment P lan s hall b e p rocessed i n a ccordance w ith t he D evelopment C ode Section 16.80.70.
4.6 Specific Plan Revisions and Amendments
4.6.1 Specific Plan Amendments
The procedures for amending The Triangle Specific Plan shall be the same as used to initially adopt t he S pecific P lan, a nd s hall b e c onsistent w ith S ection 1 6.66 o f t he M urrieta Development Code.
4.6.2 Administrative Revisions
Minor revisions to the Specific Plan that serve to implement the intent of the Specific Plan are permitted t hrough t he a dministrative r evision p rocess. T his s ection g rants a uthority t o t he Director o r d esignee t o a dministratively a ct o n r equests f or m inor r evisions i n t he implementation of the Specific Plan. It is the intent of the procedures in this section that any subsequent d evelopment p roposal o r a ddition t o e xisting d evelopment i n s ubstantial conformance with the approved Specific Plan as determined by the Director shall not require an amendment to the Specific Plan.
The administrative revision process serves the public in that it will minimize City staff and City Council t ime s pent o n m inor t echnical r efinements. T hese p rocedures s et c riteria t hat w ill clearly distinguish administrative revisions from Specific Plan amendments.
The following minor revisions are permissible through the administrative revision process. (1) Changes i n t he a creage o f a P lanning A rea f rom t hat e stablished t hrough a Development P lan P ermit. T hese c hanges i n a creage m ay r esult f rom f inal r oad alignments, final site design, establishment of final slope configurations at property boundaries, or similar design decisions. These changes in acreage are not meant to provide for significant changes to the land uses proposed. (2) An i ncrease o r d ecrease i n t he G ross B uilding A rea f or a ny c ategory o f l and u se identified o n T able 2-3, Gross Building Area by Land Use Category, so long as the
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maximum g ross b uilding a rea f or T he T riangle o f 1 ,767,914 s quare f eet i s n ot exceeded.
(3) Establishment of a final roadway configuration, both alignment and width, for the Internal Connector Road, so long as that configuration links the primary entries and provides adequate connections through the site.
(4) Modification of any design element in this Specific Plan that improves circulation, reduces g rading, i mproves d rainage, o r i mproves t he p rovision o f o ther infrastructure.
(5) Changes or modifications required to encourage or insure The Triangle is operated, maintained, or developed in a first class condition and as may be required due to technological advancements and evolving community standards. (6) Changes i n p roject p hasing t hat d o n ot c reate a ny n ew s ignificant e nvironmental impact a nd a re c onsistent w ith t he i ntent o f t he S pecific P lan E IR m itigation measures and do not materially alter the primary circulation or loop road. (7) Other minor revisions of similar scope and scale determined by the Director to meet the intent of this Section.
The D irector m ay a t h is/her d iscretion r efer a ny m atter t o t he P lanning C ommission f or a decision.
4.6.3 Reuse or Change of Use
Any p roposal t o r euse a nd/or c hange t he u se o f a p reviously a pproved a nd c onstructed development, w ithin T he T riangle a rea, w ill b e s ubject t o a dditional r eview b y t he P lanning Department. T he a dditional r eview w ill f ollow t he s ame p rocedures o utlined i n t he Development Plan review process in Section 4.2.1. A “like for like” change of use shall only be subject to the requirements for a new certificate of occupancy; however any new construction beyond that shall require a new Development Plan review. In addition any proposed physical alterations t o t he e xisting s tructure a nd/or s ite s hall b e s ubject t o a dditional r eview a nd approval o f t he D irector p rior t o t he i ssuance o f b uilding p ermits. A ny d ecision b y t he Community D evelopment D epartment m ay b e a ppealed w ithin t en c alendar d ays t o t he Planning Commission.
4.6.4 Environmental Determination
The development standards of all anticipated development activity for The Triangle have been identified in the Specific Plan. Development requests shall be subject to environmental review
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as mandated by the California Environmental Quality Act (CEQA). The Director shall impose any applicable environmental mitigation measures, as specified in the environmental analysis, as conditions o f a pproval o n i ndividual s ite p lan r eviews. S uch c onditions o f a pproval s hall describe the time period and manner in which the mitigation measure must be satisfied.
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4.6.5 Severability
If a ny s ection, s ubsection, s entence, c lause, p hrase, o r p ortion o f t his t itle, o r a ny f uture amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this title, or any future amendments or additions hereto. The City hereby declares that it would have adopted these titles and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or m ore s ections, s ubsections, c lauses, p hrases, p ortions o r a ny f uture a mendments o r additions thereto may be declared invalid or unconstitutional.
4.7 Implementation.
4.7.1 Phasing Plan
It is anticipated that The Triangle will be developed in phases, as described in the table below.
The development phasing will be planned as market conditions dictate and will be reviewed and approved by the City of Murrieta as part of the subsequent Development Plan approval process. The phasing will remain consistent and in compliance with The Triangle Specific Plan EIR and Mitigation and Monitoring Reporting Program.
If The Triangle is developed in phases, additional improvements outside the boundary of that phase may be necessary to serve the phase, depending on its size and location. Each phase must identify how it relates to the master infrastructure plan and demonstrate that it does not conflict w ith f uture p hases o f d evelopment o r t he m aster i nfrastructure p lan ( i.e., d rainage facilities, utilities, Internal Connector Road, etc.).
Actual i mplementation o f t he d evelopment p hases m ay c hange, o verlap o r c oincide, depending on market conditions at the time of construction. The square footage listed does not equal the maximum allowable amount for certain land use categories, and may be revised in the future, subject to additional environmental analysis as is determined necessary by the City.
THE TRIANGLE
SPECIFIC PLAN
30376-0034 203343.130376-0034 199688.9
4-18
49,392
High turnover Sit-down
Restaurant
Hotel
25,730
220 rooms/148,000
Phase
Office
Phase 3
Phase 1C
Commercial Retail
48,000
202,140
Commercial Retail
Land Use
155,228
Phase 1B
Office
Phase 1A
249,082
Phase 2
Commercial Retail
Commercial Retail
High-turnover Sit-down
Restaurant
Movie Theater
50,136
99,060
Table 4-1 The Triangle Phasing
74,660
Total
184,486
1,767,9146
High Turnover Sit-down
Restaurant
Because the location of each phase is not known, the phasing of infrastructure to support each phase cannot be illustrated. Mass grading for the site may be accomplished in one phase. It is possible that finish grading for individual phases or building pads will occur in multiple phases.
The D evelopment P lan o r P lans f or T he T riangle s hall i llustrate h ow t he g rading s hall b e accomplished s o a s t o a llow t he u ninterrupted f unctioning o f a ny p revious p hase d uring grading of subsequent phases.
The Development Plan or Plans shall also illustrate the road network required to support each phase. Construction of individual roadways may be phased so long as an adequate number of lanes i s p rovided t o a ccommodate t he t raffic g enerated b y t hat a nd a ny p rior p hase, a nd adequate s tacking d epth i s p rovided a t a ll e ntries a nd e xits. R oadway p lans s hall i nclude a minimum of two points of vehicular access for each phase, one of which may be for emergency vehicles only for the first phase if approved by the Fire Department. If a phase is not located adjacent t o a p ublic r oad, a dequate p ublic a ccess e asements m ust b e r ecorded p rior t o occupancy of the phase.
The Development Plan or Plans shall illustrate the means by which adequate drainage, water quality management and utility services are provided to support the phase proposed without creating conflicts with master infrastructure plans or future phases. Water quality treatment, drainage a nd u tility i nfrastructure s ervices m ay b e c onstructed i n p hases, s ubject t o t he approval of the City Engineer.
Office
Amount (in Square Feet)
482,000
THE TRIANGLE
SPECIFIC PLAN
30376-0034 203343.130376-0034 199688.9
4-19
Each p hase s hall b e l andscaped. A ny p hase a djacent t o M urrieta H ot S prings R oad s hall complete t he l andscape i mprovements a djacent t o i ts s treet f rontage a s i llustrated i n t his Specific Plan. Any phase adjacent to the Internal Connector Road shall complete the landscape improvements a djacent t o i ts s treet f rontage a s i llustrated i n t his S pecific P lan. I f r oadway construction is being phased such that permanent improvements are not feasible, a minimum six foot wide landscape parkway adjacent to each side of the drive or roadway, or as otherwise approved b y t he C ity E ngineer, s hall b e p rovided a djacent t o r oadways o r d rives l eading t o interior i mprovements. T his w ill c reate l andscaped “ edges” a long d rives l eading t o development phases during any interim condition.
4.7.2 Financing Mechanisms
In o rder f or T he T riangle t o b e f iscally s elf-sufficient, t he f ollowing f inancing o ptions can b e considered for implementation.
Facilities and Services:
Private capital investment for the construction of facilities Public facilities funding district, including creation of a new Community Facilities District to cover the entire site.
Operation and Maintenance:
Private property owner funding
Property Owners Association
Public facilities funding district
Eastern Municipal Water District (water and sewer facilities as described in Section III) City of Murrieta (Public roads and storm drain facilities as described in Section III) City Council approval is required for the implementation of any public facilities funding district.
The use of special districts to finance public facilities and services is at the City’s sole discretion.
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