The planned development overlay zoning district establishes a process to permit creative mixtures of uses in smaller areas where a specific plan or the village center overlay is not appropriate. The planned development overlay zoning district is intended to provide a mechanism to allow for flexibility in the development regulations and design standards and to allow mixtures of uses and clustering of land uses that are traditionally prohibited by conventional zoning. Through this flexibility in standards, many of the objectives of the general plan can best be achieved. The underlying assumption is that in certain areas any use could be permitted in conjunction with another use; provided, that through proper planning, buffering and design of the project the potential incompatibilities are mitigated or eliminated.

It is the intent of the planned development overlay zoning district to provide the opportunity for mixtures of residential, retail commercial and office uses within a project site or within a single structure. This mixture of land uses can provide residential and business activities areas where multiple activities and an increased degree of pedestrian orientation are considered to be desirable objectives and are beneficial to the community. Residential units located near retail, office or industrial uses can provide housing close to potential employment opportunities, and therefore, reduce vehicular commuting trips.

A planned development overlay zoning district may be applied to any zoning district for sites that have a minimum area of one acre.

Permitted, accessory and conditional uses within a planned development are generally the same as those allowed within the underlying zoning districts. However, the planned development may include combinations of other uses that may complement the uses of the underlying zoning districts. The permitted uses shall be considered on a case-by-case basis and evaluated for consistency with the following criteria:

The procedure for applying the planned development overlay zoning district to any properties shall be the same as described in Section 17.03.050 for zoning amendments. When an application for a planned development overlay district is filed, the concurrent preparation and approval of a development plan may be required by the director of planning to ensure that all appropriate site development details and compatibility issues are addressed.

The development standards for planned developments are generally the same as for the underlying zoning district. However, modifications to those standards may be approved in order to allow for greater flexibility in reaching the objectives of the development plan and the compatibility with the general plan. Variations to the base standards shall be considered as a part of the review and approval of the planned development plan.

Amendments to approved planned development plans shall be made in the same procedure as followed when the plan was adopted. Any adopted planned development plan may also be repealed by the same procedure as the plan was originally adopted. Prior to the adoption of an ordinance to repeal and discontinue a planned development plan, the city council with a recommendation from the planning commission shall find that the plan is no longer necessary for the orderly and systematic implementation of the general plan. The repealing ordinance shall include provisions for the immediate application of appropriate zoning to the area covered by the repealed plan.

The following planned development overlays cannot be effectively incorporated into the municipal code, have been approved by the city and are designated on the official zoning map of the city: PDO-5 Temecula Village; PDO-6 Rancho Pueblo.

Future planned development overlays shall be numbered consecutively, whether incorporated into the municipal code or adopted as uncodified ordinances, and shown on the official zoning map of the city with the prefix "PDO."

Any housing development project that, pursuant to state law, requires ministerial approval or where the housing development project is subject to discretionary review, but a specific plan or a planned development overlay zoning district (PDO) does not otherwise set forth objective design standards applicable to the project shall comply with the Temecula Objective Design Standards for Multifamily and Mixed-Use Developments.

Sections 17.22.100 through 17.22.108 shall be known as "PDO-1" (Pala Road planned development overlay district).

The Pala Road planned development overlay district (PDO-1) is intended to provide regulations for the safe and efficient operation, and creative design of a unique commercial area within the city. The area is significantly constrained with easements, flood plains, potential fault zones, and adjacent residential development. This special overlay zoning district regulation is intended to permit a range of neighborhood convenience uses, with selected outdoor storage and other appropriate rural serving commercial uses. Supplemental performance standards have also been provided to ensure compatibility with the adjacent neighborhoods and to protect adjoining uses from excessive noise, odor, smoke, toxic materials, and other potentially objectionable impacts. It is the intent of the city to use these special regulations to supplement the regulations of land uses and development already existing within the adopted development code.

The list of permitted land uses for the Pala Road planned development overlay district is contained in Table 17.22.106. Where indicated with a letter "P" the use shall be a permitted use. A letter "C" indicates the use shall be conditionally permitted subject to the approval of a conditional use permit. Where indicated with a "-" the use is prohibited within the zone.

Sections 17.22.110 through 17.22.118 shall be known as "PDO-2" (Margarita Road planned development overlay district).

The Margarita Road planned development overlay district (PDO-2) is intended to provide regulations for a pedestrian oriented small-lot transitional development. It is the intent of the city to create special regulations that will allow for a specific small-lot single-family residential product to serve as a transitional development between adjacent attached and detached residential areas. It is expected that any detached or zero lot-line residential product will conform to the planning commission's approved building footprints and elevations. For the purposes of this regulation, duplexes and two-family attached residential units can be approved as detached residential units.

The list of permitted land uses for the Margarita Road planned development overlay district is contained in Table 17.22.116. Where indicated with a letter "P," the use shall be a permitted use. A letter "C" indicates the use shall be conditionally permitted subject to the approval of a conditional use permit. Where indicated with a "-" the use is prohibited within the zone.

Sections 17.22.120 through 17.22.128 shall be known as "PDO-3" (Nicolas/Winchester planned development overlay district).

The Nicolas/Winchester planned development overlay district (PDO-3) is intended to provide regulations for the safe and efficient operation, and creative design of a unique commercial area within the city. The area is significantly constrained with easements, floodplains, potential fault zones, and adjacent residential development. This special overlay zoning district regulation is intended to permit a range of low impact business, office and commercial uses. Supplemental performance standards have also been provided to ensure compatibility with the adjacent neighborhoods and to protect adjoining uses from excessive noise, odor, smoke, toxic materials, and other potentially objectionable impacts. It is the intent of the city to use these special regulations to supplement the regulations of land uses and development already existing within the adopted development code.

The list of permitted land uses for the Nicolas/Winchester planned development overlay district is contained in Table 17.22.126. Where indicated with a letter "P" the use shall be a permitted use. A letter "C" indicates the use shall be conditionally permitted subject to the approval of a conditional use permit. Where indicated with a "-", the use is prohibited within the zone. (Development Code, 1995)

All development within PDO-3 shall also comply with the following supplemental buffering requirements: When adjacent to residential uses: a transitional landscaped area, not less than five feet in width shall be installed. The landscaping shall include (at a minimum) trees, shrubs, and appropriate ground cover and should be located outside of the walls used to screen these business, office and commercial uses.

Sections 17.22.130 through 17.22.138 shall be known as "PDO-4" (Temecula Creek Village planned development overlay district).

The Temecula Creek Village planned development overlay district (PDO-4) is intended to meet the planned mixed use criteria contained in the land use element of the general plan. These requirements are intended to provide regulations for the creative design of, and the safe and efficient operation of a unique mixed area within the city.

The list of permitted land uses for the Temecula Creek Village planned development overlay district is contained in Table 17.22.136B. Planned development overlay-4 contains three different planning areas. Two of the areas are commercial, the third is residentially based. A copy of the planning area map for this PDO is contained in Exhibit 17.22.136A. The three areas are identified as follows:

Where indicated with a letter "P" the use shall be a permitted use. A letter "C" indicates the use shall be conditionally permitted subject to the approval of a conditional use permit. Where indicated with a "-", the use is prohibited within the zone.

Sections 17.22.140 through 17.22.156 shall be known as "PDO-5" (Rendezvous planned development overlay district).

The following standards are designed to increase the compatibility within and adjacent to the PDO.

Vehicular circulation system standards have been developed to assure that adequate vehicular access ingress and egress exist for the project, that internal project circulation and vehicle stacking are sufficient and that necessary emergency vehicle access requirements are met. A conceptual site plan (Exhibit A) has been prepared with input from the planning, public works and fire departments. Locations for buildings, access points from Rancho California Road and the western road, drive lanes, parking lots and parking lot landscaping have been provided on the conceptual plan in an effort to depict the overall development of the site. Minor changes or modifications to the conceptual plan may occur provided they are reviewed and approved by the city of Temecula at the development plan stage.

Access Points. One access point to the project has been provided to the site from Rancho California Road and one from the westerly drive that is contiguous to the west property line.

Unless expressly stated below, residential architectural guidelines for the PDO are contained within Chapter 5 of the citywide design guidelines.

All development within the Rendezvous planned development overlay district shall conform and comply with the requirements set forth in the following exhibits, which exhibits are on file in the official records of the city clerk and incorporated herein by this reference as though set forth in full and which are also reduced in size to be included in the zoning code text:

Within the City of Temecula's Zoning Code (Title 17), Sections 17.22.160 through 17.22.178 shall be known as "PDO-6" (Rancho Pueblo Planned Development Overlay District).

Rancho Pueblo has three major components: the Rancho Community Church and Schools, the Rancho Pueblo Professional Center, and the Halcon Rojo Professional Center. The Church and Schools project contains worship, ministerial, meeting and educational facilities and associated recreational amenities. The professional centers may consist of a combination of professional services, support retail, a sports club and possibly congregate care or self-storage facilities. While the following descriptions of the church and school, and the professional centers are illustrative of a potential mix of uses, the final complexion of the PDO area will be governed by the Matrix of Permitted Uses (see Table 17.22.166A) and subject to the city of Temecula site development plan review process.

The Church and its associated phased structures are organized, village-style, around a central gathering place, functioning both as a forecourt for the worship center and as a place of respite and contemplation for its multiple associated users. The worship center, the major, central building of the Church complex, is situated directly on the main gathering place, towards the front of the site to help decrease potential visual impacts, of this large footprint structure, on the residential areas to the rear of the site, and to increase the building's presence on Highway 79 South. The gathering place is further bounded by the adult education building, the chapel and the family life center; the family life center also functions in the early years as the interim worship center. These buildings, in turn, are bracketed by the preschool, elementary, junior high and high school buildings, with the western and eastern ends of the site containing recreational playing fields. Figure 4 illustrates a representative development plan for the site.

The only buildings not directly associated with the central gathering place are the Administration building, located close to Highway 79 South, and the two Field Houses adjacent to the east and west sports fields. The Administration Building development pad extends from Chapel Lane to Highway 79 South, adjacent to the Rancho Pueblo Road main site entry, but it is accessed from within the Church and Schools site, via Chapel Lane. Depending on Church, office space requirements, this building may accommodate multi-tenant, non-Church related uses.

Efficient use of land is maintained throughout the site by use of sharing of reciprocal parking between the Church and non-Church uses, with the overriding and dominant peak demand being weekend worship services. Temporary modular units are allowed for interim school uses. Such units must have landscaping to soften views of the modulars from off site areas, and must be phased out over time. Construction trailers are allowed, without landscaping.

The site may contain a well-coordinated mix of professional office and other use types, including:

The site is organized around the central main street, Ranch Pueblo Road, which traverses the middle of the site, from its western terminus at Highway 79, shared with the Rancho Community Church and Schools site to the west, to its interim eastern terminus at the PDO eastern boundary; secondary access is also provided via the right-in right-out road connecting to Highway 79 at the eastern boundary of the site. In addition, a connection for Rancho Pueblo Road to the east is provided in planning area B.

Development parcels are located along and accessed from Rancho Pueblo Road, which bisects the site in an east-west direction. Some access may also be provided, at a suitable distance from Highway 79, from the right-in, right-out access road connecting to Highway 79, at the eastern end of the site. Parcels along Highway 79 have their front yards, with appropriate setbacks, designated along Highway 79, while the parcels to the rear of the site front onto Rancho Pueblo Road.

Main entries of buildings, especially those along the Highway 79 frontage, will be oriented towards the interior of the site to keep the amount of parking on the exterior boundaries of the site to a minimum. Buildings fronting onto Highway 79 will be variably setback and spaced along the right-of-way line to provide a combination of visually interesting relationships with respect to access and movement of vehicles and pedestrians within the site. Whenever possible, cluster groups or pairs of buildings around shared, central courtyards to promote a more village-like atmosphere. Figure 5A illustrates a representative development pattern, while Figure 11 (see Section 17.22.172(A)(3)), illustrates how the shared landscaped areas can as pedestrian gathering places, serving adjacent buildings.

The site may contain a well-coordinated mix of professional office and other use types, including:

The site is organized around the project entrance from Highway 79 at the southeast corner of the site; secondary access is provided from the adjacent sports field driveway also in the southeast corner of the site. The project entry is right-in, right-out from Highway 79.

The professional office buildings will be clustered in the center of the site, with parking areas located around the perimeter of the site as illustrated in Figure 5A. The main entries of the buildings will be oriented towards a central entrance courtyard and vehicular roundabout area. The circular driveway, or roundabout, will also be used as a drop-off or loading area for patients. Commercial loading areas shall be provided for each building and shall be located in proximity to the building it serves. Buildings fronting onto Highway 79 will be variably setback and spaced along the right-of-way line to provide a combination of visually interesting relationships with respect to access and movement of vehicles and pedestrians within the site. Whenever possible, cluster groups or pairs of buildings around shared, central courtyards to promote a more village-like atmosphere. Figure 11 (see Section 17.22.172(A)(3)), illustrates how the shared landscaped areas can act as pedestrian gathering places, serving adjacent buildings.