HomeMy WebLinkAbout01-011 CC ResolutionRESOLUTION NO. 01-11
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TEMECULA CERTIFYING THE FINAL
ENVIRONMENTAL IMPACT REPORT PREPARED FOR
THE WOLF CREEK SPECIFIC PLAN NO. 12 (PLANNING
APPLICATION NO. 98-0482) AND RELATED ACTIONS,
AND ADOPTION OF THE ENVIRONMENTAL FINDINGS
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT, A STATEMENT OF OVERRIDING
CONSIDERATIONS, AND A MITIGATION MONITORING
AND REPORTING PROGRAM IN CONNECTION
THEREWITH.
Statement of Findings and Fact
Wolf Creek Specific Plan
Project Description
WHEREAS, the Wolf Creek Specific Plan and related actions' ("Specific Plan" or the
"Project"), initiated and prepared on behalf of the City of Temecula. The Wolf Creek Specific
Plan proposes the development of a 557-acre planned community in the City of Temecula. The
Project site is located at the southern end of the City of Temecula, approximately two miles east
of Interstate 15, along the east side of Pala Road, south of State Highway 79 South, between
Loma Linda Road and Deer Hollow (formerly Fairview Avenue). The Specific Plan includes two
options for development. The Project with School Sites option includes 1,881 residential
dwelling units at a range of densities, commercial development within a '¥illage Center," two
public school sites, one City Sports Park, one neighborhood park, improvements to Kent
Hintergardt Park, one linear parkway with three linear park activity areas, and a five-acre site
reserved for public institutional uses such as churches a fire station, library or multi-use
facilities.~ The Project with Residential Use of School Sites option allows school sites to be
developed with residential uses, resulting in a maximum total of 2,158 dwelling units.2 The
Specific Plan also includes plans for roadways, drainage, water, and sewer to support the level
of development proposed; and
Environmental Review Process
WHEREAS, pursuant to the California Environmental Quality Act ("CEQA'), the City is
the lead agency for the Specific Plan as the public agency with both general governmental
powers and the principle responsibility for implementing the Specific Plan; and
~ Under the Project with School Sites option, the number of residential units built may range between 1,881 and
2,022 depending upon whether Planning Area 18 is developed as 169 single-family courtyard style units or as 310
multi-family senior housing units.
2 Under the Project with Residential Use of School Sites option, the number of residential units built may range
between 2,017 and 2,158, depending upon whether Planning Area 18 is developed as 169 single-family courtyard
style units or as 310 multi-family senior housing mits.
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WHEREAS, a Notice of Preparation of a Draft Environmental Impact Report ("Draft EIR')
was issued in 1989 inviting comments from responsible agencies, other regulatory agencies,
organizations and individuals pursuant to State CEQA Guidelines section 15082; and
WHEREAS, written statements were received by the City in response to the Notice of
Preparation, which assisted the City in narrowing the issues and alternatives for analysis in the
Draft EIR; and
WHEREAS, a Draft EIR was prepared by the City pursuant to State CEQA Guidelines
section 15168 to analyze potential adverse environmental impacts of Specific Plan
implementation pursuant to CEQA; and
WHEREAS, upon completion of the Draft EIR dated October, 1999, the City initiated a
45-day public comment period by filing a Notice of Completion with the State Office of Planning
and Research in October, 1999; and
WHEREAS, the City also published a Notice of Availability for the Draft EIR in a
newspaper of general circulation. Copies of the Draft EIR were sent to public agencies,
organizations, and individuals. In addition, the City placed copies of the Draft EIR in public
libraries in Riverside County and made copies available for review at City offices; and
WHEREAS, dudng the official public review pedod for the Draft EIR, the City received
wdtten comments, all of which were responded to by the City. Those comments and the
responses are included as part of the Final Environmental Impact Report ("Final EIR"); and
WHEREAS, in September 1999, a Planning Commission workshop was conducted to
provide information about the Specific Plan;
WHEREAS, on December 6, 2000, the Planning Commission, following a sedes of
public hearings, voted to recommend certification of the Final Environmental Impact Report and
approval of the Wolf Creek Specific Plan, as revised per the Planning Commission's directives
and as presented to the Planning Commission on December 6, 2000; and
WHEREAS, pursuant to Public Resources Code section 21092.5, the City provided its
responses to all commentors on August 14, 2000; and
Statutory Requirements for Findings
WHEREAS, Section 15091 of the State CEQA Guidelines prevents the City from
approving or carrying out a project for which an EIR has been completed that identifies any
significant environmental effects unless the City makes one or more of the following wdtten
finding(s) for each of those significant effects accompanied by a bdef explanation of the
rationale for each finding:
(1)
Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effects as identified in the final EIR; or
(2)
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Such changes or alterations are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such changes
2
have been adopted by such other agency or can and should be adopted by
such other agency; or
(3)
Specific economic, legal, social, technological, or other considerations,
including provision of employment opportunities for highly trained workers,
make infeasible the mitigation measures or project alternatives identified in
the final EIR; and
WHEREAS, Section 15093 of the State CEQA Guidelines requires that if the Specific
Plan will cause significant unavoidable adverse impacts, the City must adopt a Statement of
Overriding Considerations prior to approving the project. A Statement of Overriding
Considerations states that any significant adverse project effects are acceptable if expected
project benefits outweigh unavoidable adverse environmental impacts; and
WHEREAS, environmental impacts identified in the Final EIR which the City Council
finds are less than significant and do not require mitigation are described in Section 2 hereof;
and
WHEREAS, environmental impacts identified in the Final EIR as potentially significant,
but which the City Council finds can be mitigated to a less than significant level through the
imposition of mitigation measures and/or conditions identified in the Final EIR and Specific Plan
and set forth herein are described in Section 3 hereof; and
WHEREAS, environmental impacts identified in the Final EIR as potentially significant
but which the City Council finds cannot be fully mitigated to a less than significant level despite
the imposition of all feasible mitigation measures described in Section 4 hereof, and
WHEREAS, alternatives to the Specific Plan that might eliminate or reduce significant
environmental impacts are described in Section 5 hereof, and
WHEREAS, a discussion of Specific Plan benefits identified by City staff and a
Statement of Overriding Considerations for the environmental impacts that cannot be fully
mitigated to a less than significant level are set forth in Section 6 hereof; and
WHEREAS, Public Resources Code section 21081.6 requires the City to prepare and
adopt a mitigation monitoring and reporting program for any project for which mitigation
measures have been imposed to assure compliance with the adopted mitigation measures; and
WHEREAS, pdor to taking action, the City Council has heard, been presented with,
reviewed and considered all of the information and data in the administrative record including
the Final EIR, and all oral and written testimony presented to it during meetings and hearings.
The Final EIR reflects the independent judgment of the City Council and is deemed adequate
for purposes of making decisions on the medts of the Specific Plan and related actions. No
comments or any additional information submitted to the City have produced any substantial
new information requiring circulation or additional environmental review of the Final EIR under
CEQA, nor do the minor modifications to the Final EIR made by the City Council require
additional public review because no new significant environmental impacts were identified, no
substantial increase in the severity of any environmental impacts would occur and no feasible
Project mitigation measures as defined in State CEQA Guidelines section 15088.5 were
rejected.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA, CALIFORNIA,
DOES FIND AND DECLARE THAT:
Section 1- Findings
The City Council of the City of Temecula, in meetings assembled on January 9, 2001, and
January 23, 2001, determined that based on all of the evidence presented, including the Final
EIR, wdtten and oral testimony given at meetings and hearings, and submission of testimony
from the public, organizations, and regulatory agencies, the following environmental impacts
associated with the Wolf Creek Specific Plan are potentially significant unless otherwise
indicated and each of these impacts will be avoided or substantially lessened by the identified
mitigation measures:
Section 2 - Environmental Impacts Considered Less Than Significant
The City Council hereby finds that the following potential environmental impacts of the Wolf
Creek Specific Plan are less than significant and therefore do not require the imposition of
mitigation measures:
2.1 Population and Housing
2.1.1 Population
The proposed Project will provide a maximum of between 1,881 and 2,158 new housing unit in
Temecula (Final EIR, p. 27). Based on the City's current average household size of 3.338
persons, this new housing has the potential to generate a maximum of between 6,279 to 7,203
new residents (Final EIR, p. 27). Even though not anticipated, the proposed Project is
consistent with the regional population projections of the Southern California Association of
Government ("SCAG"), as set forth in the Regional Comprehensive Plan and Guide and the
Subregional Comprehensive Plan prepared by the Western Riverside Council of Govemments
("WRCOG"). According to the General Plan, at buildout, the area within the City limits will have
39,658 dwelling units and a population of 112,254 persons (Final EIR, p. 27). By providing
between 1,881 and 2,158, the Project will enable to the City to provide housing to meet the
needs of this expected population growth. Therefore, the level of population generation are
consistent with the General Plan and are not considered significant (Final EIR, p. 27).
2.1.2 Housing
The Project will add between 1,881 (Project with School Sites option) and 2,158 (Project with
Residential Use of School Sites option) new housing units to the City's existing housing stock
(Final EIR, p. 27). The Project is consistent with the City's land use policies contained in the
City of Temecula General Plan ("General Plan"). Though primarily a single-family housing
development, the Project also proposes the development of multi-family housing.
The Project will provide housing opportunities for a range of people. The provision of housing of
this type is consistent with the City's objective to encourage the provision of adequate sites for
housing (City of Temecula, 1994-1999 Housing Element, p. 4-42). In addition, the development
of the housing units proposed in the Project would help the City to achieve its 1998-2005
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Regional Housing Needs Assessment ("RHNA") number as determined by SCAG and WRCOG.
The RHNA is a key tool for SCAG and WRCOG to plan for projected growth in the region. As
specified by the RHNA, the City of Temecula has a projected housing need for 7,798 housing
units dudng the 1998-2005 period 0NRCOG, July 23, 1999). Since the Project is consistent
with the Temecula General Plan and City land use policies, impact will be less than significant.
2.1.3 Jobs/Employment
In a regional context, the Woff Creek site lies within the WRCOG subregion, which is defined by
$CAG to be housing-rich and jobs-poor (Regional Comprehensive Plan and Guide, SCAG,
1994). SCAG projects a jobs/housing ratio of 0.99 for the year 2015 (Final EIR, p. 28).
Assuming an employment generation factor of 2 employees per 1,000 square feet of
commercial space, the Project can be expected to create approximately 600 jobs in the
neighborhood retail businesses of the Village Center (Final EIR, p. 28). Although the Project will
result in the development of residential units in an already housing-rich subregion, SCAG
projects a housing-rich ratio for the subregion in 2015. Therefore, the proposed Project is not in
conflict with the SCAG projections. Furthermore, SCAG's regional growth management policies
are based on adopted General Plan development projections. As discussed above, the Wolf
Creek Project is consistent with the City of Temecula's General Plan. Lastly, according to the
General Plan EIR, the jobs/housing balance is measured on a citywide basis rather than a
project-specific basis, and as a whole, Temecula's land use policy works toward achieving
regional jobs/housing goals (City of Temecula General Plan E IR, p. 199).
With regard to the Project with School Sites, in addition to the approximately 600 jobs that are
anticipated to be created due to the commercial development in the Specific Plan area,
development of the schools will result in approximately 200 new jobs. As mentioned previously,
the City of Temecula's land use policy is designed to achieve regional jobs/housing goals, and
this Project is consistent with the City's land use policy. Therefore, no impact is anticipated for
either scenario for the Specific Plan (Final EIR, p. 28).
2.2 Water Resources
The Rancho Califomia Water Distdct ("RCWD") provides water service to the site currently for
agricultural use and will be responsible for providing domestic water service. In 1997, RCWD
adopted an update to its Water System Master Plan. The current plan provides for water
service facilities and resource development to meet projected demands over the next 20-year
period based on the City's General Plan. The population density proposed under the Wolf
Creek Specific Plan is less than anticipated with development of the site under the General
Plan. Therefore, the Wolf Creek development has been factored into the Water System Master
Plan (Ibid., p. 42).
Furthermore, since the Wolf Creek Specific Plan proposes population density and building
intensity less than that provided under the City of Temecula General Plan, it is exempt under
Water Code Section 10910(b) (Final EIR, p. 42).
Project implementation will permanently eliminate agricultural use of the Project site and thereby
serve to reduce agricultural runoff, including any associated fertilizer and/or pesticide residue.
This impact is considered positive with respect to groundwater quality (Ibid., p. 43).
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All construction activity associated with the Project will comply with NPDES requirements, as
implemented and enforCed by the San Diego Regional Water Quality Control Board. Also, all
commercial development will comply with NPDES requirements for stormwater runoff control, as
implemented and enforced by the San Diego Regional Water Quality Control Board. Pdor to the
issuance of occupancy permits, the City will ensure that any required permanent facilities are in
place. Compliance with these standard requirements will be mandated for the Project. Thus,
no mitigation is required (ibid., p. 44).
2.3 Biological Resources
Implementation of the Project will replace current invasive weeds and any associated wildlife
with structures, roadways, and other types of urban development. The structures and
introduced landscape vegetation will limit potential re-establishment of native plant and animal
species on the site. However, this is not considered a significant impact, given that native
species have previously been displaCed by agriculture (Ibid., p. 72).
Existing eucalyptus trees may be removed to facilitate site development. Per the Migratory Bird
Treaty ACt of 1918, these trees cannot be removed dudng nesting season if raptors or other
sensitive bird species maintain nest sites. Compliance with existing regulations will avoid
potential impact (Final EIR, p. 72).
Prior studies revealed no evidence of Stephens' Kangaroo Rat ("SKR"; a federally listed
endangered species) occupation on the site or in the immediate vicinity. The City has not
required the 1988 survey to be updated because historically, SKR has not been located in the
area, the Temecula General Plan EIR did not identify suitable habitat in the area, and no
change in conditions has occurred that would suggest the presence of SKR. Therefore, no
significant impacts to this species will result from Project implementation (Ibid., p. 73).
According to a letter provided by the United States Fish and Wildlife Services ("USFVVS'), the
Project will not result in any adverse impact to the endangered Quino Checkerspot Butterfly.
Therefore, no significant impact will result from Project implementation (Final EIR, p. 73).
2.4 Energy Resources
Southem California Edison ("SCE') provides electdc power service to the Project site and
region. Overhead power lines along Pala Road and roads accessing surrounding subdivisions
provide electric power to development in the area. The SCE line on the south side of Pala Road
is a 12 kilovolt line, as is the line extending across the property from Pala Road to Kent
Hintergardt Park (Ibid., p. 75).
According to average electric power usage factors published by the South Coast Air Quality
Management District ("SCAQMD~), the Project with School Sites will use an average of 18,688
megawatt of electricity per year and the Project with Residential Use of School Sites will
consume an average of 19,207 megawatt hours of electricity per year. SCE indicates that at
both local and regional scales, both levels of usage are less than significant (ibid., p. 76).
Natural gas service is provided by the Southern Califomia Gas Company ("Gas Company").
The Gas Company maintains a four-inch gas main in Pala Road (ibid., p. 75). According to
natural gas factors also published by the SCAQMD, the Project with School Sites will use an
average of 184 million cubic feet and the Project with Residential Use of School Sites will use
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213 million cubic feet of average natural gas per year. Gas Company officials indicate that at
both local and regional scales, both levels of usage are less than significant (ibid., p. 77).
As required by state regulations, the Project will incorporate state building standards for energy
conservation outlined in Title 24 of the California Administrative Code as well as energy-saving
devices as required by law. These standards are therefore considered part of the Project. The
mandatory incorporation of these standards into the Project will further reduce the energy
impact of the Project below a level of significance. As a result, no mitigation is required (Ibid.,
pp. 78-9).
2.5 Public Services
2.5.1 Fire Protection
The Riverside County Fire Department ("RCFD"), which operates in conjunction with the
California Department of Forestry and Fire Protection ("CDF"), provides fire protection services
on a contract basis to the City of Temecula. Projected population increases are monitored and
personnel levels are adjusted periodically during the contract renewal process (ibid., p. 101 ).
Currently, there are three permanent fire station sites (Station 73, Station 12, and Station 84) in
Temecula. The fire station closest to the Wolf Creek site is Station 84 on Pauba Road,
approximately three miles from the Project site (Final EIR, p. 101).
Station 73, located on Enterprise Cimle, houses a truck company and an engine company and
is staffed by seven full-time fire personnel. Station 12 has an engine company with three full-
time firefighters, as well as volunteer engine and a wildland fire engine. Station 84 maintains an
engine company with three full-time firefighters. Response time from all stations is estimated at
two minutes per mile (Final EIR, p. 101).
According to the RCFD, current contract personnel provide adequate levels of service to the
City. Three new fire stations, including one located within the Wolf Creek site are proposed by
the Riverside County Fire Master Plan. RCFD's 2001/2 capital improvement plan provides for
such a station to be established irrespective of whether the Wolf Creek development proceeds
(Final EIR, pp. 101-2).
Current RCFD Fire/Emergency Medical Service response time objectives for urban category II
land uses (defined as general commercial uses and residential densities of 2 to 8 dwelling units
per acre) is a 10-minute response time for 90 percent of all fires, and a 5-minute response time
for emergency medical services. The response time objectives for heavy urban land uses
(residential densities of 8-20 dwelling units per acre) is an 8-minute response time for fire and a
5-minute response time for emergency medical service. Policy 3.2 of the City General Plan
provides that the City will "strive to provide a minimum response time of between 7 and 10
minutes of an alarm for 90 percent of all fires, in accordance with the Riverside County Fire
Protection and Emergency Master Plan" (Final EIR, p. 102).
The southern portion of the Project area lies within a high-fire-hazard area, as designated by
California Department of Forestry. This designation reflects the pdor undeveloped nature of the
area, and hazard area boundaries are currently being redraffed to respond to and reflect
development in the adjacent Rainbow Canyon and Redhawk communities. Until such
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redistricting, however, properties within the designated high4ire-hazard area are required to
provide brush clearance zones around structures (Final EIR, p. 102).
Project with Residential Use of School Sites: Under this development scenario, most of the
Project site will be developed at 3.5 to 4.7 du/ac. Thus, the objective will be a 10-minute
response time. Only 43.1 acres of the 557-acre site will be developed at higher density, and
that portion of the site should have an 8-minute fire response time and a 5-minute emergency
medical response time. In general, satisfaction of these objectives requires location within a
three-mile radius of a fire station (Final EIR, p. 102).
The Project site is located within the three-mile maximum travel distance from the existing fire
station on Pauba Road. RCFD plans call for construction of an additional station within the Wolf
Creek property. This station is planned to be constructed during fiscal year 2001/2 (Final EIR,
p. 103).
The City and RCFD review projects on a case-by-case to identify service needs and have
adopted a development fee program to fund required facilities. Developers within the Wolf
Creek Project will be required to pay the fees to fund station improvements citywide and
construction of the new station within the Wolf Creek Project. The Specific Plan includes within
Planning Area 14 an option fora fire station (Final EIR, p. 103).
The Project applicant has committed to providing a portion of the available 5 acres for
construction of the fire station, and the Specific Plan and Project conditions of approval will
reflect this commitment (Final EIR, p. 103).
The developer(s) will be required to pay Development Impact Fees established by the City to
fund long-term capital improvements related to fire protection services, and a fire station site will
be provided consistent with RCFD's plans. No impact on fire services will result (Final EIR, p.
103).
Project with School Sites: The development of residential use of school sites is considered
the worst-case scenario. No additional analysis is required since this has been addressed in
. the preceding discussion (Final EIR, p. 103).
With regard to exposure to high-tira hazards, the Project incorporates several features which
provide a buffer between undeveloped brushlahd on the adjacent Pechanga indian lands and
proposed urban development at Wolf Creek. First, Pala Road will be widened to four lanes,
creating an approximate 134-foot paved roadway. Second, the planned grass-lined drainage
channel along Pala Road will be up to 120 feet in width. According to City Building staff, this
200+ foot buffer zone provides a level of protection consistent with California Department of
Forestry standards. Exposure to fire hazards will be less than significant (Final EIR, p. 103).
2.5.2 Police Protection
The City of Temecula contracts with the Riverside County Sheriff's Department for law
enforcement services. The contract provides for assignment of 31 sworn officers and 7 non-
sworn officers to the City. These officers are supported by 2 lieutenants, 7 sergeants, and 6
investigators. The Sheriffs Department/County Justice Center serves the Temecula area. This
facility is located north of Auld Road and east of Leon Road, outside the City limits but within its
sphere of influence (Final EIR, p. 104).
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Under Policy 3.1 of the General Plan, the City stdves to provide a minimum of one full-time
officer for 1,000 residents for police protection services. Police protection services are funded
through general fund revenues of the City (Final FIR, p. 104).
Project with Residential Use of School Sites: Under this development scenario, the
proposed Project will result in a population of 7,203 persons, based on an average household
size of 3.338 persons. At a ratio of 1 officer per 1,000 population, the Project will generate
demand for 7 additional full-time officers Project buildout. All staff will be based at existing
sheriff facilities. No physical environmental impact will result from Project implementation (Final
EIR, p. 104).
Project with School Sites: In this scanado, the proposed Project will result in a population of
6,279 persons. At a ratio of 1 officer per 1,000 population, the Project will generate demand for
6 additional full-time officers at the end of Project build out. All staff will be based at existing
shedff facilities. No physical environmental impact will result from Project implementation (Final
EIR, p. 1 04).
2.5.3 Schools
The Wolf Creek Specific Plan site lies within the Temecula Valley Unified School Distdct
(TVUSD). The Distdct currently operates 10 elementary schools (grades K-5), 3 middle schools
(grades 6-8), 2 comprehensive high schools (grades 9-12), and a continuation high school. The
District's enrollment has been rapidly growing. Total enrollment was 16,065 as of Apdl, 1999.
According to Distdct staff, the Distdct has been using portable classrooms as temporary
buildings to accommodate the rapidly growing student population. A total of 49% of the
District's classrooms are portable and intedm facilities (Final EIR, p. 105).
Policy 4.1 of the City's General Plan commits the City to supporting the Distdct in providing
adequate school facilities for students from new development to the extent permitted by law.
The pdmary mechanisms to sustain quality educational services, in cooperation with the School
District, are the provision of school sites, imposition of statutory development fees, negotiated
development fees as permitted by law, and the provision of information to the School District.
To implement this policy, the City has adopted a school mitigation resolution and has adopted
the school mitigation plan of the TVUSD. Developers are required to pay a per dwelling unit fee
for new residential construction to offset impact. Any dedication of land for school purposes can
be credited against the total required school fee (Final EIR, p. 105).
Project with Residential Use of School Sites: Based on the student generation cited in the
Final EIR and assuming the worst-case scenado for student generation whereby the school
sites are developed with residential uses, the project's proposed 1,848 detached single family
units and 310 attached multi-family units will generate up to1,666 new students. Approximately
896 will be elementary students, 384 will be middle school students, and 386 will be high school
students. This number of students is equivalent to 10 percent of the entire 1999 enrollment
within the Distdct (Final EIR, p. 106).
SB50 and Preposition lA, which addressed class size reduction and construction/maintenance
of facilities, were passed in November of 1998. Proposition lA includes a vadety measures,
such as the sale of public bonds and allowing local governments to assess fees on
development, to ensure that enough schools and related infrastructure are built/maintained.
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Therefore, schools will be built to meet future demand. Under this scenario, future school sites
have not been identified. Environmental review will be required by the Distdct for any new
school construction. Physical environmental impact cannot be assessed at this time. Per
Section 15165 of the CEQA Guidelines, further analysis is not appropriate (Final EIR, p. 106).
Project with School Sites: Under this scenario, the proposed Specific Plan designates 2
school sites within the Project site: a 12-acre elementary school site and a 20-acre middle
school site~-. No final determination has been made by the District as to whether any or all of
these sites will be acquired and developed as District schools, although the Distdct has
identified a clear need for these facilities (Final EIR, p. 106, with numbers revised to reflect
reduced project size).
Based on the generation factors cited above, the project's proposed 1,881 detached single
family units will generate up to 1,496 new students. Approximately 801 will be elementary
students, 339 will be middle school students, and 356 will be high school students. This number
of students is equivalent to 9 percent of the entire 1999 enrollment within the District (Final EIR,
p. 106, with numbers revised to reflect reduced project size).
As described above, SB50 and Proposition lA include a vadety measures, such as the sale of
public bonds and allowing local govemments to assess fees on development, to ensure that
enough schools and related infrastructure are built/maintained. The proposed school sites will
provide school facilities for Wolf Creek residents and other students in the area. The new
schools will help address overcrowding and long-term growth needs (Final EIR, p. 106).
Construction of new schools on the Project site will result in physical changes to the local
environment. These changes and associated impact are examined throughout this EIR.
Impacts on air quality and cumulative impact on agricultural resources are identified as
significant and unavoidable. All other impacts can be reduced to acceptable levels. Once
precise design plans for the schools have been prepared, TVUSD may be required to conduct
further environmental review to determine whether any additional future mitigation may be
necessary (Final EIR, p. 107).
The Temecula Valley Unified School District, upon completion of preliminary plans for each
proposed school within the Wolf Creek Specific Plan area, will undertake any required
subsequent environmental review pursuant to CEQA and the District's CEQA Guidelines (Final
EIR, p. 107).
The impacts associated with the location of schools within the Specific Plan area are considered
less than significant; however, the impact on air quality and the cumulative loss of agricultural
lands will continue to be significant and unavoidable (as discussed in Sections 4.2 and 4.3). All
other physical environmental impacts related to school construction, as identified in Section 3.3,
can be mitigated to less-than-significant levels (Final EIR, p. 107).
2.5.4 Libraries
The City of Temecula is a member of the Riverside County Library District. One facility, the
15,000 square-foot Temecula Library located in the Walt Abraham Administrative Center,
serves the residents of Temecula and Murdeta. Plans for a new library branch on Pauba Road
is being considered (Final EIR, p. 107).
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Revenue for the Distdct is obtained from a Special Distdct tax collected by the County. In
addition, a portion of the City's Development Impact Fees go towards the provision of library
facilities (Final EIR, p. 107).
Project with Residential Use of School Sites: Under this development scenario, the
proposed Project will generate a residential population of approximately 7,203 persons. Based
on the adopted service standards of the Library District, this population could result in the need
for an additional 10,418 volumes and 4,341 square feet of library space. The developer will be
required to pay Library Mitigation Fees to offset the cost of providing any additional library
facilities (Final EIR, p. 108).
This Project, in itself, will not require construction of any new library facilities. The Library
District has already initiated plans to construct a new facility on Pauba Road absent the Wolf
Creek Project. No physical environmental impact will result due to the Project (Final EIR, p.
108).
Project with School Sites: Development of residential use of school sites is the womt-case
scenario. No additional analysis is required. Thus, the analysis listed above applies to this
development scenario (Final EIR, p. 108).
2.6 Utilities and Service Systems
2.6.1 Water
The Rancho Califomia Water Distdct ("RCWD") currently provides water service to the site for
agricultural use and will be responsible for providing domestic water service. In late 1997,
RCWD adopted a comprehensive update of its Water System Master Plan. The Master Plan
addresses water resource management. The plan provides for water storage and distribution
facilities, water resource development, and acquisition of imported water supplies to meet
anticipated needs for the next 20 years based on the City's General Plan. The Plan recognizes
urban development densities on the Wolf Creek site similar to or more intensive than that
proposed the Wolf Creek Specific Plan. Furthermore, since the Wolf Creek Specific Plan
proposes population density and building intensity less than provided under the General Plan, it
is exempt under Water Code Section 10910(b) (Final EIR, p. 119).
Water facilities on the Project site include a 24-inch steel water main along Pala Road from
Loma Linda to Wolf Valley Road, 12-inch and 16-inch water mains on the northeast boundary,
and a 16-inch main located on the northwest boundary along Loma Linda Road. The major
source of potable water distributed by the RCWD is groundwater from the Murrieta-Temecula
basin. The groundwater is supplemented with imported water from the Metropolitan Water
Distdct ("MWD"). The RCWD has a current annual supply capability of 59,000 acre-feet per
year, which is adequate to meet current demand for potable water (Final EIR, pp. 119-20).
The proposed new development will require construction of a new on-site water distribution
system to serve the proposed uses. Since the proposed Project includes the provision of the
necessary water infrastructure subject to apprepdate approvals, impact on water facilities is
considered less than significant (Final EIR, p. 120).
Development under the proposed Specific Plan will create demand for additional potable water
from residences, commercial uses, and for irrigation of greenbelts, parks, and other landscaped
R:Resos2001~001-11 11
areas. The proposed Project is estimated to require approximately 1,343 acre-feet per year
("AFY"). With the school sites, the proposed Project will consume approximately 1,162 AFY of
water (Final EIR, p. 120).
The actual use of water on the site will be lower than the above estimates because the Project
is required to comply with existing mandatory state requirements for water-conserving toilets,
shower heads, faucets, and other appliances in all development, which will reduce the average
daily consumption below 400 gallons per day per dwelling unit. The RCWD indicates that water
service is available to the Project, and water availability would be contingent upon the property
owner signing an agreement to assign water management dghts, if any, to RCWD. In addition,
the RCWD's 20-year water service master plan assumes development of the Wolf Creek area
with residential and commercial uses (Final EIR, p. 121).
Since the RCWD indicates that it has adequate supplies of water to service the proposed
Project and the water service master plan assumes development of the site, impact on water
facilities and resources will be less than significant (Final EIR, p. 121).
2.6.2 Sewer
Sewer service to the Project site will be provided by the Eastem Municipal Water Distdct
("EMWD"). EMWD is under the jurisdiction of the San Diego Water Quality Control Board.
EMVVD is currently meeting treatment demand in Temecula and is treating approximately 5.5
million gallons of wastewater per day at the Rancho California Treatment Plan. The facility was
expanded in 1996 to provide tertiary treatment capacity of 8 million gallons of wastewater per
day ("mgd'), with secondary treatment capacity of 10 mgd. This capacity is considered
adequate to accommodate new development within the District's service area (Final EIR, p.
121).
Project with Residential Use of School Sites: Development pursuant to the proposed Wolf
Creek Specific Plan will generate, up to 868,200 gallons of wastewater per day from residential
uses and commercial uses will generate, on average, an additional 60,000 gallons per day. The
Rancho California Treatment Plan has adequate capacity to treat this amount of additional
sewage. Project impact on treatment facilities will be less than significant (Final EIR, p. 122).
The proposed Specific Plan includes a sewer plan for the site. The sewer plan proposes a
system layout that is based on EMWD's overall system master planning for the Rancho Villages
Assessment District No. 159, which sized and financed the sewer infrastructure based upon up
to 2,700 units within Wolf Creek, or more units than currently proposed under the worst-case
scenario. Since the proposed Project will provide sewer system improvements in accordance
with existing requirements, Project impact on sewer infrastructure will be less than significant
(Final EIR, p. 122).
Project with School Sites: With schools, the proposed Plan will generate up to 792,064
gallons of wastewater per day. This represents a lesser amount of wastewater than would be
generated under the development of residential uses on the school sites. Therefore, the
residential use of school sites is considered the worst-case scenario. This scenario also will not
result in a significant impact on sewer infrastructure (Final EIR, p. 122).
2.6.3 Solid Waste
R:Resos2001~2001-11 12
Solid waste from the Wolf Creek area is hauled by CR&R, Inc. under contract to the City of
Temecula. The waste is disposed of at the Badlands Sanitary Landfill or other facility in the
vicinity accepting domestic waste. The landfill encompasses approximately 1,081 acres, with a
current disposal area of 141 acres and an annual capacity of 432,000 tons. The estimated
closure date is 2010 (Final EIR, p. 123).
Project with Residential Use of School Sites: Based on the factors identified in the Final EIR,
the proposed Specific Plan, without school sites, will generate up to 5,586 tons of waste per
year (Final EIR, p. 123).
This waste will be picked up and once recyclable materials have been extracted, disposed of at
the Badlands Sanitary Landfill or other regional facility. The Project, similar to all other
development in the City of Temecula, is subject to mandatory City requirements, policies, and
programs for solid waste reduction developed in conformance with the Integrated Waste
Management Act of 1989, and amendments. Since the Project is required to include these
mandatory programs and procedures, Project impact will be less than significant (Final EIR, pp.
123-4).
Project with School Sites: If schools are provided, the proposed Plan will generate
approximately 2,060 tons of waste per year (based on 0.136 tons of waste per person, 1,062
students, and 200 staff). This represents a lesser amount of waste than that associated with
residential use of the school sites. As a result the Project impact would be less than significant
(Final EIR, p. 124).
2.7 Recreation
Five public parks exist within a five-mile radius of the Wolf Creek site: Three in the City of
Temecula and two within unincorporated Riverside County. The City parks are Loma Linda
Park, Kent Hintergardt Park, and Pala Community Park. County parks in the area include
Paseo Park in the Redhawk community near Redhawk Elementary School (Final EIR, p. 133).
Project with Residential Use of School Sites: Implementation of the Wolf Creek Plan will
increase the demand for park and recreation facilities in the City of Temecula. Pursuant to the
City's General Plan policy and Quimby Act Ordinance, the mandatory park dedication
requirement for 2,158 dwelling units is 27.06 acres, based on 5 acres per 1,000 population.
(The Quimby Act Ordinance establishes population factors of 2.59 persons per single-family unit
and 2.34 persons per multi-family unit (Final EIR, p. 134).
Per the revised Specific Plan, land credits totaling 54.2 acres have been applied to the overall
park land dedication of the Wolf Creek Specific Plan. The scenario involving 2,158 residential
units would require a total of 27.06 acres of park land and open space, or 2.7 acres more than
the Project with School Sites scenario. In addition, the Specific Plan includes the development
of a City Sports Park that is 40 acres. Given the land credits and the City Sports Park, both
scenarios exceed the requirements of the Quimby Act Ordinance. Thus, impact will be less than
significant (Final EIR, pp. 134-5).
Project with School Sites: Under this development scenario, park dedication requirements
for 1,881 dwelling units is 24.36 acres. Land credits and credits anticipated from private
recreation facilities total 54.2 acres. As a result, this scenario complies with City requirements
R:Resos2001~2001-11 13
and with the development of the City Sports Park will exceed the requirements. Thus, impact is
less than significant.
2.8 Local Agricultural Resources
The 557-acre Project site historically has supported agricultural operations. The Murdy family
operated a livestock ranch on the property for over 30 years dating back to the 1940s and up
until 1972, conducted farming operations. Since 1972, a majority of the property has been
leased for the commercial production of turf and groundcover, as well as minor field crops. The
Agricultural Preserve status of the property expired in 1989 through the Notice of Nonrenewal
Process (initiated in 1979) (Final EIR, p. 137).
Today, agricultural activity has virtually disappeared from this area of the Temecula Valley, with
the remnant farming operations on the Wolf Creek site representing the only such use. As
described in Section 2.1 (Land Use and Planning) of the Final EIR, surrounding properties have
been developed with and/or have pending development plans for residential subdivisions, golf
courses, and the Pechanga Casino and its related uses. The City of Temecula General Plan
Land Use map designates the subject property and all surrounding lands within the City's
sphere of influence for urban uses (Final EIR, p. 137).
The Williamson Act contract applicable to the property expired in 1989. Thus, the Project will
not result in the cancellation of a Williamson Act contract (Final EIR, p. 138).
At the local level, the existing agricultural use of the property is anomalous, given that
surrounding properties support urban-type uses. City land use policy provides for the eventual
development of the Wolf Creek site with residential, commercial, school, and open space uses.
The conversion from agricultural to urban use is not inconsistent with land use policy. Current
on-site agricultural activities are considered a temporary use of the property, particularly in light
of the fact that the property owner receives no VVilliamson Act property tax benefits. Thus, in a
local context, the site does not appear to represent a prime agricultural property (Final EIR, p.
138).
To identify the significance of this land in a more regional context, a Land Evaluation and Site
Assessment (LESA) was conducted using a model developed by the California Department of
Conservation, Office of Land Conservation. The analysis indicated that, based on the scoring
thresholds contained in the LESA manual, the loss of this agricultural resource represents a
significant impact.
Since the Agricultural Preserve status of the site expired in 1989 and since the General Plan
Land Use map designates the property and all surrounding lands for urban uses, the impact on
local agricultural resources. However, the cumulative impacts due to the loss of agricultural
lands are significant and are discussed in Section 4.3 (Final EIR, p. 137-9).
2.9 Cumulative Impacts (except for Air Quality and Agricultural Land)
The Temecula General Plan EIR examined impacts associated with build out within the
corporate city i/mits, its sphere of influence, and a larger "area of interest." The entire study
area encompasses approximately 60 square miles and at build out (40-year time pedod), will
provide for up to 79,299 housing units. The Wolf Creek Specific Plan is accounted for within the
R:Resos2001~001-11 14
total unit count. Regional growth plans were also examined in evaluating cumulative impacts on
a regional basis (Final EIR, p. 157).
The General Plan policies and standards which serve as mitigation measures for the potential
cumulative effects of all development under the General Plan have Peen applied to the Wolf
Creek Specific Plan whenever applicable. Among the many General Plan policies applied to the
Wolf Creek Specific Plan are the following (Final EIR, p. 158):
· Establishing setbacks along Alquist-Pdolo Special Studies zones;
· Incorporating the village concept into large master-planned developments;
· Incorporating pedestrian and bicycle trails into project design;
· Providing adequate circulation improvements to support the level of development
proposed; and
· Providing development standards that ensure high quality design.
The incorporation of the General Plan policies and standards in the Specific Plan from the start
have ensured that cumulative impacts associated with the development are less than significant
with the exception of air quality and the loss of agricultural land (Final EIR, p. 157-8).
Section 3 - Environmental Impacts Mitigated to a Less than Significant Level
The City Council hereby finds that mitigation measures outlined in the Final EIR have been
incorporated into the Wolf Creek Specific Plan that avoid or substantially lessen the following
potentially significant environmental impacts identified in the Specific Plan Final EIR to a less
than significant level. The potentially significant Project impacts and the mitigation measures
which have been adopted to mitigate them to a less than significant level are as follows:
3.1 Land Use Planning
3.1.1 Potential Significant Impact - Land Use Compatibility
Project with Residential Use of School Sites: Residential land uses at suburban densities
currently exist immediately north, northeast, and west of the Wolf Valley Ranch site. Additional
subdivision activity and development are anticipated consistent with the specific plans that have
been approved for these areas. The Wolf Creek Specific Plan proposes residential densities
similar to the densities currently existing and planned in the immediate vicinity, with a circulation
system planned to tie into existing roads and trails. The level of commercial development
proposed is similar to other commercial businesses currently operating in other areas of the
City, such as the retail complex on Rancho California Road near I-15. As such, the Project
continues the existing physical arrangement of the established and planned community (Final
EIR, p. 24).
On the adjacent Pechanga Indian Reservation, the closest development consists of the
gambling casino located on Pala Road at Wolf Valley Road, directly across from the Wolf Creek
property. The casino, which pegan operations in 1995, is open 24 hours a day and offers card
R:Res(3s2001~2001-11 15
games, slot machine play, and video poker. No alcohol is served. The associated gas
station/mini-market is east of the casino on Pala Road. A golf course and resort hotel are
planned west of the casino (Final EIR, p. 24).
The 24-hour operation of the casino has the potential to create compatibility concems with
regard to the residential uses proposed along Pala Road. Potentially adverse impacts include
traffic and parking lot noise, and light and glare from the parking lot. The width of Pala Road,
the proposed 100- to 128-foot wide flood control greenbelt, and buffers which will be
incorporated into residential site design (for noise control) will provide a 200- to 300-foot buffer
and thereby minimize impact (Final EIR, pp. 24-5).
The mini-market located across the street from the City Sports Park also has the potential to
create compatibility concems with regard to safety issues if park users, especially children,
cress Pala Road to patronize the mini-market. The Temecula Community Services District
(TCSD) has committed to design the City Sports Park to incorporate measures to ensure safety
and minimize potential impacts. Land use compatibility impacts with respect to the mini-market
and casino will not be significant.
Project with School Sites: This scenado presents the same issues identified under the
development of residential use of school sites scenario. No additional analysis is required.
Thus, the analysis listed above applies to this development scenario.
3.1.2 Findings
The Project will not result in any significant land use impacts. However, to minimize potential
secondary impacts on residential, the following mitigation measures are recommended to
further reduce impact:
For any residential development abutting Pala Road across from the casino, subdivision
and site design shall incorporate noise attenuation walls if project-specific noise studies
indicate that such features are necessary to achieve noise standards. If such walls are
provided, landscaping shall be provided along the walls to achieve aesthetic
improvements and to reduce potential for vandalism. Any such required walls and
landscaping shall be provided prior to the issuance of occupancy permits for affected
development (Final EIR, p. 26).
The Temecula Community Services District will ensure that the design of the City Sports
Park incorporates safety features such as fences, walls, and landscape buffers to
discourage dangerous pedestrian traffic and instead route it to safer locations for those
who wish to traverse Pala Road to get to the mini-market.
3.1.3 Supporting Explanation
A General Plan Amendment application has been filed to amend the Land Use Plan to reflect
the pattern of land uses proposed by the Wolf Creek Specific Plan. The principal change
involves rearranging the pattem of residential uses, locating commercial uses on both sides of
Wolf Valley Road, establishing new park locations, and accommodating potential school sites
(Final EIR, p. 25).
R:Resos2001 ~001-11 16
Project with Residential Use of School Sites: The Wolf Creek Specific Plan proposes land
use types and development intensities consistent with the designations shown on the existing
General Plan Land Use Plan. The proposed General Plan Amendment will rearrange the land
use pattern designated for the site but retain the same overall maximum densities and dwelling
units allowed on the site. The Project incorporates the '¥illage Center" concept described in the
Land Use Element by providing central commercial, institutional, and recreational facilities and
higher-density residential uses linked by pedestrian/bicycle paths. The Project is consistent with
General Plan land use policy (Final EIR, p. 25).
Project with School Sites: As discussed above, the proposed land use types and intensities
are consistent with General Plan land use policy. The General Plan also anticipates the
development of public/institutional uses in the Wolf Creek Plan area. Therefore, development
under this scenario is consistent with General Plan land use policy (Final EIR, p. 25).
3.2 Geotechnical Issues
3.2.1 Potentially Significant Impact
Detailed geotechnical investigations revealed the following:
· Presence of Wildomar fault trace across Planning Areas 21 and 22;
· No evidence of Wolf Valley fault on the site; and
· No evidence of subsidence.
The development standards for Planning Areas 21 and 22 include a requirement for a 75-foot
setback from the Wildomar fault for all structures. This requirement assures avoidance of
potential impact (Final EIR, pp. 31-39).
Grading and soil recompaction will require further review at the subdivision stage. Mitigation is
required to avoid potential impact (Final EIR, p. 39).
3.2.2 Findings
The following mitigation measure is required to avoid site-specific impact at the subdivision
level:
1. As specific development proposals are advanced for individual planning areas,
construction-level geological and soils analyses will be performed as required by the City
(Final EIR, p. 39).
Incorporation into the Specific Plan of these mitigation measures will result in changes or
alterations to the Specific Plan that will reduce geotechnical impacts to a less than significant
level.
3.2.3 Supporting Explanation
Groundshaking and Surface Fault Rupture
R:Resos2001~001-11 17
Project with Residential Use of School Sites: The Project site is subject to earthquake
groundshaking hazards typical of the California seismic environment. During the life of the
Project, on-site development likely will be subject to ground accelerations generated from
earthquakes produced along area faults (Final EIR, p. 37).
Structures in the proposed development will be located on alluvial materials underlying the site,
which generally tend to amplify ground motion. Secondary ground displacements in response
to a nearby seismic event or a large regional earthquake are possible. Future seismic events
could result in structural damage to buildings within the Project area. However, these effects
would be expected under similar conditions throughout the region. State and local building
codes require seismic hazard mitigation features to be incorporated into building design and
construction. Ali Project construction will comply with these codes. Impacts relative to
groundshaking will thereby be reduced to a less-than-significant level (Final EIR, p. 37).
Within an Alquist-Priolo Earthquake Fault Zone, habitable structures must maintain a minimum
50-foot setback distance from the fault trace per State law. Project specific geotechnical studies
recommend a 75-foot setback zone or either side of the fault trace on the property (Figure 9,
Final EIR, p. 38). The Specific Plan includes language for Planning Areas 21 and 22 to address
this potential hazard and the required setback. Planning Areas 21 and 22 are the only two
areas containing the fault trace (Final EIR, p. 37).
Due to the lack of evidence of suggesting the presence of the Wolf Valley segment on the site,
and because a 75-foot no-build buffer zone will be provided for the Wildomar segment, surface
fault rupture hazards are less than significant (Final EIR, p. 37).
Project with School Sites: The above analysis and conclusion for Project with Residential
Use of School Sites applies to this alternative. None of the school sites lies within the AIquist-
Priolo Earthquake Fault Zone (Final EIR, p. 37).
Liquefaction
Project with Residential Use of School Sites: The Project geotechnical reports concluded
that liquefaction potential on the site is Iow. Under '%vorst case" conditions, the soils engineer
indicates that liquefaction would be limited in occurrence and manifested as minor potential
settlements of a uniform nature. No special mitigation for liquefaction is necessary. Therefore,
potential impact will be less than significant (Final EIR, p. 39).
Project with School Sites: The above analysis and conclusion for Project with Residential
Use of School Sites applies to this alternative (Final EIR, p. 39).
Topography
Project with Residential Use of School Sites: Because the site is relatively level, minimal
landform alteration will be required to prepare the site for development. Project implementation
will require some grading to create building pads, parking facilities, parks, and utilities, as well
as to complete circulation and drainage system improvements. Overall landform alteration will
be less than significant (Final EIR, p. 39).
Project with School Sites: The above analysis and conclusion for Project with Residential
Use of School Sites applies to this alternative (Final EIR, p. 39).
R:Resos2001~2001-11 18
Ground Subsidence
Project with Residential Use of School Sites: Subsidence and settlement monitoring on the
site has revealed no evidence of vertical movement indicative of subsidence. Thus, no impact
on development is expected (Final EIR, p. 39).
Project with School Sites: The above conclusion for Project with Residential Use of School
Sites applies to this alternative (Final EIR, p. 39).
3.3 Air Quality (Short-Term Construction-Related)
3.3.1 Potential Significant Impact
The estimated average amount of quarterly construction is below the SCAQMD thresholds of
significance. However, during certain quarters, market demand has the potential to result in a
greater level of construction, which may result in a significant impact (Final EiR, p. 48).
3.3.2 Findings
Incorporation into the Specific Plan of the following mitigation measures will result in changes or
alterations to the Specific Plan that will reduce short-term construction-related air quality
impacts to a less than significant level:
Construction contractors will maintain and service construction equipment to minimize
exhaust emissions (Final EIR, p. 52).
SCAQMD Rules 402 and 403 shall be adhered to, reducing airbome particulate matter and
ensuring the cleanup of construction-related dirt on approach routes to construction sites
(Final EIR, p. 53).
Dudng grading activities, topsoil mounds shall be stabilized to prevent wind erosion and
release of dust and particulates. This may be accomplished through regular watering,
hydroseeding, netting, chemical applications, and other methods determined acceptable by
the City (Final EIR, p. 53).
All unpaved roads and parking areas will be watered down or chemically treated to control
dust. Such mitigation shall occur on a daily basis or as otherwise appropriate, given
weather conditions as determined by the City of Temecula. The City will monitor the
construction site on a regular basis to ensure compliance (Final EIR, p. 53).
Trucks leaving construction sites will be washed off. A Monitoring Program of the
construction site to ensure compliance shall be the responsibility of the developer (Final
EIR, p. 53).
R:Resos2001~2001-11 19
3.3.3 Supporting Explanation
Project with Residential Use of School Sites: The amount of construction-generated air
pollutant emissions is generally proportional to the size of the Project under construction. The
proposed Wolf Creek Specific Plan anticipates development to occur in two phases over a
period often or more years, depending upon market conditions (Final EIR, p. 48).
Over the next 10 years, development within the Wolf Valley Ranch site will consist of between
1,881 and 2,158 dwelling units, 300,000 square feet of commercial use, two schools (if so
determined by the Temecula Valley Unified School District), and supporting infrastructure,
including major roadways. If schools are not built on the two sites provided in the Specific Plan
and the multi-family senior housing option is chosen, 2,158 residential units will be built (Final
EIR, p. 48, with numbers adjusted to reflect revised Specific Plan).
The 557-acre site is level land, and extensive grading will not be required for this development.
Mass grading in excess of the quarterly emissions threshold is not planned. The developer
plans to construct the proposed 1,881 to 2,158 units over a 5- to 10-year period. Based on past
development trends in the region during aggressive building cycles, the average level of
development in any given quarter can be estimated at 56 to 65 units (Final EIR, p. 48).
According to the Project applicant, commercial development probably will occur following the
residential development. The estimated average amount of quarterly residential development,
which is considered aggressive, is below the SCAQMD thresholds. During certain quarters,
market demand has the potential to result in a greater number of units being constructed.
However, compliance with standard SCAQMD requirements can reduce potentially significant
impacts to acceptable levels (Final EIR, p. 48).
Project with School Sites: The above analysis for Project with Residential Use of School
Sites is valid for this scenario because the residential component represents the worst-case
analysis for short-term impacts (Final EIR, p. 48).
Implementation of the above referenced mitigation measures will reduce impacts to air quality
impacts (with the exception of long-term air quality) to a less than significant level (Final EIR, p.
48). For a discussion of long-term air quality and the cumulative impacts to air quality please
refer to Section 4.1 and 4.2.
3.4 Transportation and Cimulation
3.4.1 Potential Significant Impact
At buildout, the proposed Project with schools is forecast to generate up to 42,036 new vehicle
trips, while the scenario involving no schools would generate up to 38,527 (Final EIR, p. 56).
The traffic impact analysis for the Specific Plan indicates that the Project will significantly impact
levels of service at several intersections in the Project area, one during the morning peak hour,
two during the evening peak hour, and one during both the morning and evening peak hour. In
the absence of any roadway improvements, Project traffic impacts will be significant (Final EIR,
p. 63).
3.4.2 Findings
R:Resos2001~2001~l 1 20
The traffic study indicates that the following on-site roadway improvements must be
incorporated into the Project to reduce impacts to acceptable levels:
On-site Improvements
The traffic study indicates that the following on-site roadway improvements must be
incorporated into the Project to reduce impacts to acceptable levels:
In conjunction with Project development, Pala Road from 300 feet south of Loma Linda
Road to Deer Hollow (formerly Fairview Avenue) will be constructed at its ultimate half-
section width as an Arterial Highway (110-foot right-of-way). Pala Road should be
improved at a half-section width as an Urban Arterial Highway (134-foot right-of-way)
from Loma Linda Road to a point 300 feet south of the Loma Linda intersection, and
then transition to the Artedal Highway section. A 14-foot-wide landscaped median shall
be constructed in accordance with City standards (Final EIR, p. 67).
In conjunction with Project development, Wolf Valley Road from Pala Road to the
eastern Project boundary will be constructed at its ultimate cross-section width as a
Modified Secondary Highway (110-foot right-of-way) in conjunction with adjacent
development (Final EIR, p. 67).
In conjunction with Project development, construct Loma Linda Road from Pala Road to
Via Del Coronado to its ultimate half-section width as a Collector (66-foot right-of-way) in
conjunction with adjacent development, or a 78-foot Principal Collector roadway if the
Ciroulation Element Update of the General Plan is approved (Final EIR, p. 67).
In conjunction with Project development, Deer Hollow from Pala Road to the eastern
Project boundary will be constructed at its ultimate half-section width as a Secondary
Highway (88-foot right-of-way) (Final EIR, p. 67).
Site distance at each entrance to the Project shall be reviewed with respect to standard
Caltrans/City of Temecula sight-distance standards at the time of preparation of tentative
maps (Final EIR, p. 67).
Off-site Improvements
The traffic study and Circulation Element Update of the General Plan indicate that the following
off-site roadway improvements must be accomplished to reduce impacts to acceptable levels:
Property owner(s) within the Project area, or the developer(s), shall contribute to the
construction of the Pala Road bddge crossing of Temecula Creek on a fair-share basis
through Assessment Distdct No. 159 (Final EIR, p. 68).
Prior to the issuance of the first building permit for the Wolf Creek Specific Plan, the Pala
Road bridge crossing of Temecula Creek shall be constructed to accommodate four
travel lanes, consistent with plans approved by the City of Temecula. At the time of
tentative subdivision map approval or commercial development plan approval, traffic
R:Resos2001~2001-11 21
volumes at the Pala Road bddge shall be monitored and approval may be subject to
confirmation of available bridge-carrying capacity (Final EIR, p. 68).
Prior to issuance of the first building permit, the following improvements shall have been
completed to the satisfaction of the City (Final EIR, p. 68):
· Interim interchange improvements at 1-15/SR 79S,
· Widening of SR 79S between Pala Road and I-15, and
· Widening of Pala Road to 4 lanes from Clubhouse Drive to Loma Linda Road.
The developer(s) shall design and install traffic signals for project-impacted intersections
when warranted, as determined by the Department of Public Works (Final EIR, p. 68).
Transportation System Management Actions
10. To accommodate transit services within the specific plan, bus turnouts shall be provided
at locations designated by Riverside Transit Agency or the City of Temecula Department
of Public Works. Safe pedestrian access to and from the bus turnout shall be provided
(Final EIR, p. 68).
Additional Measures
11.
12.
Subsequent focused traffic studies may be required as the Project develops to identify
actual future conditions and to determine whether additional improvements are required
of the Project to meet City Level of Significance ("LOS") objectives (Final EIR, p. 68).
Phased on-site street improvements will be identified and prioritized at the subdivision
map stage (Final EIR, p. 68).
The incorporation of the roadway and intersection improvements into the Specific Plan and their
implementation as planned over the short and long terms, Project impacts in the short-term
(year 2002) and in the long-term (year 2015)will be less than significant (Final EIR, p. 69).
3.4.3 Supporting Explanation
in order to lessen the need for vehicle trips and to facilitate pedestrian and bicycle movement
throughout the Project, the Specific Plan provides system of bikeways and pedestrian pathways.
These amenities will be provided along Wolf Valley Road, "A" Street, Pala Road, Deer Hollow,
Loma Linda Road, Via Del Coronado, and within the linear park to link neighborhoods within
Wolf Creek as well as to other nearby development (Final EIR, p. 11).
Furthermore, with respect to automobile circulation, no interior road system has been designed
for the Plan, with the exception of roadways providing access to the entire site (Figure 2, Final
EIR, p.5). The Intedor Loop Road, which will be the pdmary circulation route through Wolf
Creek, is envisioned as a landscaped parkway, with a right-of-way width of 85 feet. This
accommodates a 44-foot road width, with wide parkway strips on either side. "A" Street will be
constructed as a collector street with a 66-foot right-of way or, if the City's currently proposed
General Plan Amendment is adopted, a 78-foot principal collector. Roadways adjacent to the
site will be improved to provide efficient access. Ail other residential road, cul-de-sac, and alley
R:Resos2001~2001-11 22
designs will be developed in conjunction with tentative tract maps for individual planning areas
(Final EIR, p. 11).
3.5 Hazards
3.5.1 Potential Significant Impact
Asbestos and possibly contaminated soils exist on the site (Final EIR, pp. 81-83).
3.5.2 Findings
The following mitigation measure will be implemented to reduce potential impacts to hazards at
the proposed site to a less than significant level.
Soil underneath and adjacent to the concrete slab where it is suspected that
contaminated soil from the waste-oil UST lies within Planning Areas 2 and 3 shall be
tested to determine if it is contaminated. If identified as contaminated, the soil shall be
removed off site for disposal in accordance with state and federal regulatory
requirements (Final EIR, pp. 84-5).
All known asbestos-containing materials on the site, including the transite pipe and
materials in the four structures, shall be removed or stabilized pursuant to EPA
requirements by a certified asbestos-removing contractor. Such remediation shall occur
pdor to the issuance of any grading permits, other than those that may be necessary to
facilitate underground pipe removal (Final EIR, p. 85).
3.5.3 Supporting Explanation
The Wolf Creek site currently is in agricultural use and has been since at least as early as the
1960s. Over the course of this agricultural use, a variety of potentially hazardous materials and
substances may have been deposited on the site (Final EIR, p. 81).
Project With Residential Use of School Sites
Underground Storage Tanks ("USTs"): All on-site USTs in the vicinity of Planning Areas 2 and 3
have been removed. However, soil remediation for the six USTs removed in 1988 may not
have been sufficient to reduce levels of hydrocarbon contamination to less-than-significant
levels. It is suspected that contaminated soil may exist underneath a concrete slab at this
location. This is a potentially significant impact (Final EIR, pp. 83-4).
Additional soil contaminated with hydrocarbons from gasoline and diesel fuel that was aerated
in 1988 may exist elsewhere on the property at an unknown location or locations. There is no
way to determine where this soil may be because there is no record of where this soil was
moved. However, aeration, oxidization, and photo-reduction since 1988 will have reduced
contamination levels in this soil to less-than-significant levels (Final EIR, p. 84).
Pesticides: The concentrations of p,p-dichloro-diphenyl-dicloroetheiyene ("4,4'-DDE) detected
at the site are well below state and federal regulatory limits. Only 8 out of the 40 soil samples
R:Resos2001~001-11 23
obtained across the site have been found to be impacted by one pesticide at very Iow
concentrations. According to state and federal standards, these levels do not pose a risk due to
either dust inhalation or direct skin contact. Potential impact and dsk to human health are less
than significant (Final EIR, p. 84).
Asbestos: Four structures on the site and the existing irrigation pipes contain asbestos.
Federal regulatory standards require that asbestos-containing materials, where they will be
disturbed, must be removed in accordance with stdct procedures. Developer compliance with
existing regulations will reduce impact to a less-than-significant level (Final EIR, p. 84).
Project With School Sites
The conclusion for the no school site alternative is the same for the Project with school sites
scenario. State requirements for school construction include provisions for safeguarding school
children against any known or suspected health hazards. Pdor to acquisition of any site for
school construction, the Temecula Valley Unified School Distdct ("TVUSD") will conduct further,
independent studies to ensure that each school site is environmentally sound and free of
contaminants that pose potential health hazards. TVUSD compliance with existing regulatory
requirements will reduce potential impact to a less-than-significant level (Final EIR, p. 84).
Future land uses on the site include residential, commercial, and institutional development.
None of these land use types involve the use, storage, or production of hazardous materials
other than materials generally used for cleaning. Any cleaning or similar substance used will
consistent of approved household, commercial, or institutional products approved by state and
federal agencies. No impact will result due to establishment of these uses (Final EIR, p. 84).
3.6 Noise
3.6.1 Potential Significant Impact
Construction noise and traffic noise will result in potentially significant adverse impacts.
Noise associated with events at the Neighborhood Park and City Sports Park can be controlled
via existing City and Temecula Community Services District regulations.
3.6.2 Findings
The following mitigation measures will be implemented to reduce potential noise impacts to a
less than significant level:
Short-term Construction Noise
The following measure is required to reduce short-term construction noise impacts:
1. All construction activities will comply with applicable City noise regulations designed to
protect quiet residential areas from stationary noise sources. The City will be
responsible for ensuring compliance (Final EIR, p. 99).
R:Resos2001~2001-11 24
Long-term Traffic Noise
The following measures are required to achieve compliance with City standards for land use
compatibility with respect to intedor and extedor noise:
2. All new construction will incorporate insulation features designed to achieve interior
noise standards established by State and local ordinances (Final EIR, p. 99).
Any residential planning area within the Project adjacent to Pala Road or Wolf Valley
Road, and where such areas will lie within a noise environment projected to exceed 65
CNEL, the preperbj owner and/or developer shall provide a detailed noise assessment.
The noise assessment shall evaluate Project and cumulative noise impacts and as
necessary, descdbe noise reduction measures to be incorporated into the Project to
comply with state and local extedor noise standards. The noise assessment shall be
completed to the satisfaction of the City pdor to the approval of a tentative subdivision
map or development plan, whichever is appropriate for the type of development
proposed (Final EIR, p. 99).
Noise reduction measures may include, but are not limited to, noise attenuation walls or other
barriers, increased setbacks, or other measures which will effectively achieve the City's desired
level of mitigation (Final EIR, p. 99).
As directed by the City, a property owner and/or developer may be required to provide
the noise assessment described in mitigation measure #3 for any residential
development located along the proposed Interior Loop Road within the Wolf Creek
Specific Plan. If such assessment shows that projected traffic noise will create noise
levels in residential neighborhoods inconsistent with City policies and standards, the City
will require noise reduction features in the form of sound walls, increased setbacks, or
any combination of measures that will achieve City standards (Final EIR, p. 99).
The City plans to undertake noise mitigation in conjunction with plans to widen Pala
Road south of the Pala Road bddge crossing of Temecula Creek. The developer shall
be required to participate in any noise mitigation progrem established by the City and
shall pay toward a fair share of mitigation commensurate with noise impacts attributable '
to Wolf Creek traffic (Final EIR, p. 99).
The Temecula Valley Unified School Distdct will ensure that school design achieves the
intedor and extedor noise standards established by the State for new school
construction (Final EIR, p. 99).
Site design techniques will be used as the primary means to minimize noise impacts.
Developers will be required to consider alternative architectural layouts as a means of
meeting noise reduction requirements (Final EIR, p. 100).
Neighborhood Park/City Sports Park Facilities Noise
8. If deemed necessary, the City shall limit the hours of operation of the facility or place
other restrictions on the use of amplified sound at the two park facilities in order to
protect adjacent uses from noise impacts (Final EIR, p. 100).
R:Res(3s2001~2001-11 25
3.6.3 Supporting Explanation
Short-term Construction Noise
Project with Residential Use of School Sites: Construction activities on the Project site could
cause noise/land use compatibility standards to be exceeded in surrounding residential
subdivisions. During the construction pedod, noise levels typically range from 75 to 105,
according to the A-weighted decibel scale ("dBA") at a distance of 50 feet from the source (Final
EIR, p. 93).
Project with SchoOl Sites: The timing of school construction is not known. The potential
exists, however, for construction of residential units within Planning Areas adjacent to school
sites to occur once a school has Peen completed and is operational. Schools will be built per
Department of Education requirements for sound proofing. Also, potential noise from
construction activity will be short-term, though as in the no school scenario, construction
activities could cause noise/land use compatibility standards to be exceeded in surrounding
residential subdivisions (Final EIR, p. 93).
Long-term Noise Impact
Project with Residential Use of School Sites: Development with school uses is considered
the worst-case scenado since a school represents a noise-sensitive land use (Final EIR, p. 93).
Project with School Sites: Project and cumulative traffic levels on collector and arterial
roadways have the potential to generate significant noise impacts on adjacent residential
neighborhoods and schools (Final EIR, p. 93).
As part of the traffic impact analysis, noise level projections were estimated for 2002, the start
date of the Project, and 2015, the estimated date of Project buildout (Final EIR, p. 93).
Year 2002. For residences and school structures located close to Pala Road, noise impacts will
be potentially significant in the absence of any mitigation. Existing homes west of Pala Road
will experience an increase in noise levels. This level of increase due to Project traffic is
significant (Final EIR, pp. 93-5).
Year 20t5. Impacts similar to those reported for year 2002 will result. Sensitive land uses
within the Project along Pala Road and Wolf Valley Road may be located in noise environments
where extedor ambient noise levels exceed the California Noise Equivalent Level ("CNEL") of
65. Existing residences along Pala Road will experience an increase in traffic noise levels. In
the absence of any mitigation, impacts will be significant (Final EIR, p. 95).
The Wolf Creek Project will also continue to contribute to high traffic volumes along SR 79S and
Redhawk Parkway, although in the longer term, the percentage contribution will decline.
However, because Project traffic will contribute a 0.5 CNEL increase or greater, Project impacts
on surrounding uses will pe significant (Final EIR, p. 95).
Neighborhood Park Facility
R:Resos2001~001-11 26
The Neighborhood Park, located in the Village Center, will have a concessions building, four
lighted tennis courts, a tot lot, two lighted ball fields, and surface parking and supporting
facilities. The Neighborhood Park will be dedicated to the City of Temecula. The City will have
the ability to design the park to incorporate buffers, landscaping, and setbacks, and to limit the
hours of operation to mitigate potential noise impacts on surrounding uses. If amplified sound is
used in the park facility, adjacent residences could experience noise impacts (Final EIR, p. 98).
In addition to the mitigation measures identified above, additional discussion outlines additional
restrictions and guidelines that in combination with the measures above will reduce noise
impacts to a level that is less than significant.
City Sports Park
The City Sports Park will be located in the southeastern comer of the Specific Plan area,
adjacent to Pala Road and Deer Hollow. Facilities for the park may include a community center,
restroom buildings, baseball/softball, soccer and football fields, tennis courts, playground
equipment, surface parking and supporting facilities. Some or all of the fields may be lighted for
use with night games. As with the Neighborhood Park, the City Sports Park will be dedicated to
the City of Temecula. The City will have the ability to design the park to incorporate buffers,
landscaping, and setbacks, and to limit the hours of operation to mitigate potential noise impacts
on surrounding uses. If amplified sound is used in the park facility, adjacent residences could
experience noise impacts.
Short-term Construction Noise
Construction activities will be short-term and will occur generally between the hours of 7:00 a.m.
and 5:00 p.m. All construction activity will be required to comply with the City of Temecula noise
ordinance. Thus, impacts will be less than significant (Final EIR, p. 93).
Long-term Noise
As part of the proposed Project development, the proposed Pala Creek greenbelt channel will
create a minimum 100- to 128-foot buffer between Pala Road and the nearest residences, so
residences will be set back at least 115 feet (100-foot wide channel plus 15-foot rear yard
setback). At a distance 200 feet from the Pala Road centefline, noise levels will drop off
substantially (Final EIR, p. 95).
Neighborhood Park and City Sports Park Facilities
Project with Residen#al Use of School Sites: Under this scenario, single-family residential
uses would surround two sides of the Neighborhood Park facility. Other uses, including
commercial and public facility, would be separated from the site by the proposed Interior Loop
Road and Wolf Valley Road, respectively. The City Sports Park is bordered by residential uses
on one side. One additional residential area would be separated from the park by the Interior
Loop Road. The City has the ability to control design and use of both parks to guard against
potential noise impacts (Final EIR, p. 98).
If amplified sound is used at either park facility, adjacent residences could experience noise
impacts. However, per City ordinance, the use of amplified sound is not permitted in public
R:Resos2001~.001-11 27
parks unless approved in advance by the Temecula Community Services District. As a result,
potential impact will be less than significant (Final EIR, p. 98).
Project with School Sites: Under this development scenario, the Neighborhood Park will be
surrounded by single-family, elementary school, commercial, and public facility uses. The City
Sports Park, as described above, is bordered by one residential area and Pala, Deer Hollow,
and the Interior Loop Road. As indicated above, City design and use control over the parks will
avoid impact (Final EIR, p. 98).
If amplified sound is used in the Neighborhood Park Facility, single4amily and school uses may
experience noise impacts. The State building code requires schools to be designed to meet
interior and exterior noise standards. Therefore, school design will incorporate necessary noise
reduction measures to reduce potential noise impacts on the elementary school to a less-than-
significant level. Also, as discussed above, existing City ordinances will work to avoid impact
associated with amplified sound (Final EIR, p. 98).
The City Sports Park is not located near any proposed school site.
Other Noise Sources
Other sources of noise within the new community will include ambient noise in residential
neighborhoods (e.g. lawnmowers, outdoor activity, stereos), mechanical equipment and loading
activities associated with commercial uses, and ongoing construction activity. All such use and
activity will be required to comply with City noise regulations. Enforcement of existing standards
and regulations will work to avoid impact (Final EIR, p. 98).
3.7 Drainage
3.7.1 Potential Significant Impact
The development of the site will increase runoff into existing inadequate flood control facilities.
The Specific Plan includes provisions for on-site drainage facilities to correct existing problems
and to accommodate project-related runoff. However, improvements beyond those
incorporated into the project are necessary to avoid impact.
3.7.2 Findings
In addition to the drainage improvements included in the Specific Plan, implementation of the
following mitigation measures will reduce impacts to drainage and flood control to a less than
significant level:
All storm drainage and flood control facilities will be designed and constructed to the
satisfaction of the City Engineer and the Riverside County Water Conservation and
Flood Control District, and in accordance with any required permits and conditions that
may be required by the U.S. Army Corps of Engineers pursuant to the Clean Water Act
(Final EIR, p. 117).
2. Final drainage system designs for the Wolf Creek Specific Plan shall be consistent with
the provisions of the Wolf Valley Drainage Basin Regional Drainage Analysis Report
R:Resos2001~O01-11 28
approved by the City, with supporting Project hydrology and drainage studies. Design
flow rates will be based on City of Temecula and Riverside County Flood Control and
Water Conservation District standards for 10- to 100-year storm runoff (Final EIR, p.
117).
The proposed Pala Creek Road channel will be sized for on-site and off-site storm flows
to include the Pechanga Creek overflow at Deer Hollow. This facility must be designed
to accommodate 100-year flows, as well as to coordinate or mitigate the connection with
existing regional facilities previously approved by the County of Riverside and City of
Temecula (Final EIR, p. 117).
The collector storm drain in Wolf Valley Road will be sized to include off-site flows from
the adjacent Redhawk Project (Final EIR, p. 117).
The 100-year level of protection shall meet National Flood Insurance program standards
as administered by the Federal Emergency Management Agency (FEMA), and
development of the site shall comply with the provisions of the City of Temecula's
Floodplain Management Ordinance. The developer will coordinate with the City Public
Works Department and FEMA to amend the Flood Insurance Rate Maps on the basis of
proposed drainage plans in order to withdraw the property from any floodplain
designations (Final EIR, p. 117).
As development of the Wolf Creek Specific Plan area proceeds, interim flood control
facilities and/or measures will be implemented, pending phasing and the need for and
completion of proposed backbone improvements (Final EIR, p. 117).
All storm drains and flood control devices will be extended to suitable points of disposal
for proper control of storm runoff on and off the site (Final EIR, p. 117).
The channel downstream of Loma Linda Road to Temecuia Creek will require
reconstruction to provide capacity for 100-year flows. The timing of such improvements
shall be as directed by the Director of Public Works. The Project applicant may be
required to prepare designs and proceed with such reconstruction, with a possibility of
reimbursement from Assessment Distdct No. 159 or other approved funding
mechanisms (Final EIR, p. 117).
Erosion control and Storm Water Pollution Prevention Plans ("SWPPP') incorporating
Best Management Practices (BMP) shall be prepared and implemented for the Project
grading and construction phases in accordance with City and San Diego Regional Water
Quality Control Board and National Pollutant Discharge Elimination System ("NPDES')
requirements (Final EIR, p. 118).
3.7.3 Supporting Explanation
The Wolf Creek site lies within the lower Wolf Valley watershed, adjacent to Pala Road Creek.
Pala Road Creek is a largely unimproved stream channel extending south and west of the site,
and ultimately joining Temecula Creek via an earthen channel parallel to Jedediah Smith Road.
Most of the upstream area is undeveloped (Final EIR, p. 111).
R:ReS~2001~2001-11 29
Project with Residential Use of School Sites: Development of the proposed Wolf Creek
Specific Plan will result in increased runoff due to covedng of currently vacant land with
impervious surfaces such as roadways, buildings, parking lots, and driveways. New local and
regional drainage facilities will be required to accommodate both Project runoff and cumulative
runoff of development within the Wolf Valley watershed, to protect properties downstream from
the Project site from increased runoff, and to provide improved regional flood control (Final EIR,
p. 113). In general, existing facilities are inadequate to accommodate existing flows (Final EIR,
p. 112). In the absence of the facilities, Project impacts will be significant (Final EIR, p. 113).
Furthermore, the Loma Linda Road/Temecula Creek channel is inadequate to handle 100-year
storm flows and will require removal and replacement with an adequately sized facility. In the
absence of improvements to the Loma Linda RoadfTemecula Creek channel, the Wolf Creek
Project will contribute to existing drainage problems. Cumulative impact is considered
significant (Final EIR, p. 114).
Project with School Sites: Similarly, in the absence of the facilities and improvements, Project
impacts will be significant. Therefore, the same drainage/flood control approach will be used for
the Project with School Sites scenario.
Given the high debris production potential and the existing drainage and flooding problems at
the site, the Project applicant prepared a drainage analysis and plan for the Wolf Valley
watershed, to assess Project drainage requirements at both the local and regional levels [Wolf
Valley Drainage Basin Regional Drainage Analysis Report, April 1999 (Revised)] (Final EIR, p.
111-13). The plan addresses both on-site improvements and improvements required to address
existing off-site problems (Final EIR, p. 113).
The drainage report proposes a plan for collecting stormwater runoff and conveying it across the
property to off-site, regional drainage facilities. The proposal involves channelizing Pala Road
Creek within a grass-lined swale with a slope of about 4:1, within a varying easement width of
100 to 128 feet. Existing drainage will be captured at the south end of the property at Pala
Road and Deer Hollow, through a storm drain system constructed as part of the Redhawk
development or other system approved by the City Engineer, and then discharged into the
proposed grass-lined swale along Pala Road. The grass-lined swale will connect to the
existing Pala Road channel at the north end of the Project site. The swale, parallel to Pala
Road, will have grass-lines side slopes and bottom section, with a 4-fo0t-wide, concrete-lined,
Iow-flow '~/" channel in the center. A series of drop structures are proposed to limit flow
velocities to 8 feet per second or less. No fencing or other barriers will be erected along the
channel. Box culverts will be constructed under Fairview Road, Wolf Valley Road, and Loma
Linda Road (Final EIR, p. 113).
The existing 293 cfs of flow that enters the property from the Redhawk development at Wolf
Valley Road at present will be conveyed to the Pala Road channel via underground facilities.
Additional facilities planned include all on-street and underground facilities required.'~to~capture
runoff within residential subdivisions and other planned development, and to convey those flows
to the Pala Road Channel. These facilities will be sized according to calculated demand, and all
plans will require City approval. Standard engineering practices will mitigate localized drainage
impact to a less-than-significant level (Final EIR, p. 113-4).
R:Resos2001~2001-11 30
A small area in the northeast comer of the property is tributary to an existing storm drain
constructed by the Redhawk Development, which discharges directly into Temecula Creek.
Project drainage to the northeast will tie into this existing facility (Final EIR, p. 114).
The greenbelt Pala Road Channel represent the pdmary regional drainage facility requiring
improvements to accommodate increased flows from the Wolf Creek development and to
mitigate existing flooding problems related to prior urbanization in.the area. As such, the
following will be required:
· The main channel drain will be sized for on-site and off-site storm flows to include the
Pechanga Creek overflow at Deer Hollow. The channel will be financed by Assessment
District No. 159. This facility must be designed to accommodate the 100-year flows, as well
as to coordinate or mitigate the connection with existing regional facilities previously
approved by the County and City of Temecula (Final EIR, p. 114).
Of major concern is the future connection of the Pala Road swale to the existing undersized
trapezoidal channel between Loma Linda Road and Temecula Creek, parallel to Jedediah Smith
Road. The channel's capacity is inadequate to handle 100-year storm flows and will require
removal and replacement with an adequately sized facility. The Project drainage report
recommends two alternatives to widen the existing earthen channel, as well as a proposal for a
box culvert improvement at Loma Linda Road and other locations (undefined). In the absence
of such improvements, the Wolf Creek Project will centdbute to existing drainage problems.
Cumulative impact is considered significant (Final EIR, p. 114). However, the incorporation of
the mitigation measures identified above and improvements identified in the Specific Plan will
reduce these drainage and flood control problems to a less than significant level (Final EIR, p.
118).
R:Resos2001~2001-11 31
3.8 Cultural Resources
3.8.1 Potential Significant Impact
The surrounding area has been occupied historically by native peoples. Though no historic or
prehistoric resources have been identified on the site, the potential exists for subsurface
artifacts to be uncovered during grading operations (Final EIR, p. 131).
3.8.2 Findings
The following measure is required to avoid potential impact on any subsurface deposits:
If, during construction, cultural resources are encountered, work shall be halted or
diverted in the immediate area while a qualified archaeologist evaluates the finds and
makes recommendations. In addition, the developer will coordinate with the Pechanga
Band of Luisefto Mission Indians to allow a representative of the Pechanga to monitor
and participate in archaeological investigations if and when resources are encountered,
including participation in discussions regarding the disposition of cultural items and
artifacts (Final EIR, p. 132).
The incorporation of this mitigation measure will reduce any potential impact to cultural
resources to a less than significant level
3.9 Aesthetics
3.9.1 Potential Significant Impact
Aesthetic compatibility and light pollution are potentially significant impacts. While the Specific
Plan includes provisions to ensure quality design and compatibility, ongoing review and
monitoring will be required to avoid impact. In addition, roughly one-third of the southeastern
portion of the Wolf Creek Specific Plan site lies within a City-restricted nighttime lighting area
that is within a 15-mile radius of Palomar Observatory. A potential exists for a significant
aesthetic impact if the Project results in substantial light and glare (Final EIR, p. 126).
3.9.2 Findings
Implementation of the following mitigation measures will reduce aesthetic impacts control to a
less than significant level:
All development within the Project area will conform to the development standards and
design and architectural guidelines contained in the Wolf Creek Specific Plan (Final EIR,
p. 129).
All outdoor lights in the Wolf Creek Specific Plan area shall consist of Iow-pressure
sodium lamps oriented and shielded to minimize sky glow interference in accordance
with applicable City ordinances and regulations (Final EIR, p. 129).
R:Res~2001~2001-11 32
All development in the Woff Creek Specific Plan area shall comply with the City's Light
Pollution Control Ordinance to minimize nighttime light interference and light impacts on
light-sensitive uses (Final EIR, p. 129).
The following measure is required to reduce lighting impacts:
4. All athletic field and secudty lighting at all parks and schools shall be designed and
constructed to avoid adverse light and glare effects on any adjacent residential use
(Final EIR, p. 129).
3.9.3 Supporting Explanation
The following details from the Final EIR and Specific Plan illustrate that the Project will not have
any significant impact upon aesthetics and that any potential aesthetic impact will be reduced to
a less than significant level through requirements and standards in the Specific Plan and the
mitigation measure identified above.
The Specific Plan contains detailed development standards and design guidelines aimed toward
ensudng land use compatibility and providing "the City of Temecula, developers, and ultimately
residents of Wolf Creek with the necessary assurance that proposed individual developments
will conform to the same high standards of design proposed (in the Specific Plan)" (Final EIR, p.
126).
The Plan includes requirements for entryway, intersection, and median and parkway landscape
treatments to enhance the visual environment and to create edges and linkages throughout the
development. Site planning guidelines emphasize pedestrian-scale development within the
village center, as well as coordinated architectural treatment of buildings and other features
(e.g. lighting fixtures, street furniture, kiosks, signage). The design guidelines for residential
development provide for community theme walls and accent landscaping, streetscape variety
through varying setbacks and a mix of one- and two-story residences, and pedestrian
throughways connecting the neighborhoods (Final EIR, p. 126-7).
Architectural guidelines are also provided in the Plan. The architectural guidelines call for
articulated building facades, porches and balconies on single-family residences, and paving
accents (Final EIR, p. 127).
The standards and guidelines contained in the Specific Plan will provide the City of Temecula
with the tools necessary to ensure that development within Wolf Creek will complement
surrounding development and will not result in any unappealing aesthetic conditions, as viewed
from Pala Road or surrounding properties. The Project will not result in any significant adverse
aesthetic impact (Final EIR, p. 127).
In addition, this scale of development, and the fact that the site topographically lies lower than
development to the north, will ensure that views toward the Palomar and San Jacinto Mountains
are maintained from surrounding properties (Final EIR, p. 126).
Furthermore, the Wolf Creek Specific Plan area currently does not create a light and glare
impact on surrounding areas because the site does not have any significant light sources. The
Project site is located within the Mount Palomar Observatory Special Lighting Area, which
requires unique nighttime lighting restrictions (Final EIR, p. 126).
R:Resos2001~2001-11 33
Section 4 - Significant Environmental Impacts Not Fully Mitigated to a Less-Than-Significant
Level
The City Council hereby finds that, despite the incorporation of mitigation measures outlined in
the Final EIR, the following impacts cannot be fully mitigated to a less than significant level, and
a Statement of Overriding Considerations is therefore included herein:
4.1 Air Quality (Long Term)
4.1.1 Potential Significant Impact
Under both Project options, long-term operational emissions (due to vehicular travel and on-site
energy consumption) of carbon monoxide, oxides of nitrogen, and reactive organic gases will
exceed the SCAQMD thresholds of significance (Final EIR, pp. 49-51).
4.1.2 Findings
Implementing the following mitigation measures will reduce long term air quality impacts to the
extent feasible:
Transportation-related Emissions
The following measures 1 through 4 are required to reduce mobile and stationary source
emissions.
Upon identifying a demand for bus service to the Project area, the Riverside Transit
Agency, or other responsible public transit provider, will establish bus routes and stops
to service the residents in the specific plan area (Final EIR, p. 53).
The developer shall provide bus turnouts at strategic locations throughout the Project as
determined by the Riverside Transit Agency and approved by the City of Temecula
(Final EIR, p. 53).
R:Resos2001~001-11 34
Energy Conse[vation Measures
The developer shall comply with applicable energy conservation guidelines for
construction in accordance with the most recent edition of the Uniform Building Code
and any other City requirements (Final EIR, p. 53).
The developer shall install energy-efficient lighting for all lighting systems (Final EIR, p. 53).
With implementation of the above mitigation measures, air quality impacts will be slightly
lessened, and the Project will be consistent with the AQMP. However, the project's level
of average daily pollutant emissions will continue to represent a significant and
unavoidable impact (Final EIR, p. 53).
4.1.3 Supporting Explanation
The Project includes a mix of complementary residential and local-serving commercial uses in
close proximity to one another. This land use pattern works to reduce vehicle trips, a pdmary
goal of the Air Quality Management Plan ("AQMP"). Development of the schools in the Wolf
Creek area would generate approximately 344 more new jobs in the area than residential use of
the school sites. Also, placing schools within easy walking or biking distance to residential uses
further meets AQMP objectives to reduce vehicle trips (Final EIR, p. 52).
The Specific Plan provides system of bikeways and pedestrian pathways that are designed to
lessen the need for vehicle tdps and to facilitate pedestrian and bicycle movement throughout
the Project. These amenities will be provided along Wolf Valley Road, "A" Street, Pala Road,
Deer Hollow, Loma Linda Road, Via Del Coronado, and within the linear park to link
neighborhoods within Wolf Creek as well as to other nearby development (Final EIR, p. 11).
4.2 Cumulative Impact on Air Quality
4.2.1 Potential Significant Impact
The Temecula General Plan EIR concludes that cumulative air quality impacts will be regionally
significant and constitute an unavoidable significant impact. The Wolf Creek Specific Plan will
contribute incrementally to this cumulative effect (Final EIR, p. 157).
4.2.2 Findings
The same mitigation measures identified in Section 4.1 above will help to slightly lessen the
cumulative air quality impacts. Yet, no feasible mitigation measures exist which would reduce
the cumulative impact of average daily pollutant emissions to a less than significant level (Final
EIR, p. 53).
R:Reses2001~001-11 35
4.2.3 Supporting Explanation
With implementation of the above mitigation measures, air quality impacts will be slightly
lessened, and the project will be consistent with the AQMP. However, the project's level of
average daily pollutant emissions will continue to represent a significant and unavoidable impact
(Final EIR, p. 53).
4.3 Cumulative Impact on Agricultural Uses
4.3.1 Potential Significant Impact
The Temecula General Plan EIR states that development will result in a significant cumulative
impact on agricultural uses within the San JacintofTemecula Valley District. The removal of the
Wolf Creek property from agricultural use will contribute incrementally to this unavoidable
cumulative impact (Final EIR, p. 158).
4.3.2 Findings
No feasible mitigation exists (Final EIR, p. 158).
4.3.3 Supporting Explanation
Though the Project results in a significant cumulative impact on agricultural uses within the San
Jacinto/Temecula Valley District, both the Project scenarios are consistent with the City's
General Plan land use policy. The City of Temecula General Plan Land Use map designates
the subject property and all surrounding lands within the City's sphere of influence for urban
uses. Agricultural activity has essentially disappeared from this area of the Temecula Valley.
The properties adjacent to the Woff Creek site have been developed or are planned to be
developed with urban uses (e.g. residential, commemial, and recreational uses) (Final EIR, p.
137).
Section 5 - Alternatives
The City Council hereby declares that it has considered and rejected as infeasible the
alternatives identified in the Final EIR and described below. CEQA requires that an EIR
evaluate a reasonable range of alternatives to a Project, or to the location of the Project, which:
(1) offer substantial environmental advantages over the Project proposal, and (2) may be
feasibly accomplished in a successful manner within a reasonable period of time considering
the economic, environmental, social and technological factors involved. An EIR must only
evaluate reasonable alternatives to a Project which could feasibly attain most of the Project
objectives, and evaluate the comparative merits of the alternatives. In all cases, the
consideration of alternatives is to be judged against a "rule of reason." The lead agency is not
required to choose the "environmentally superior" alternative identified in an EIR if the
alternative does not provide substantial advantages over the proposed Project and (1) through
the imposition of mitigation measures the environmental effects of a Project can be reduced to
an acceptable level, or (2) there are social, economic, technological or other considerations
which make the alternative infeasible.
R:Resos2001~2001-11 36
The City's General Plan identifies goals and policies that am relevant to the Specific Plan and
the City as a whole, which are to provide for the orderly development of Temecula, in general,
and also specifically for theWolf Creek site. These include:
· A complete and integrated mix of residential, commercial, industrial, racreational, public and
open space land uses (Goal 1, City of Temecula Land Use Element, p. 2-9). including such
policies as:
Review all proposed development plans for consistency with the community goals,
policies, and implementation programs of the General Plan (Policy 1.1, Final EIR, p. 2-
9).
> Promote the use of innovative site planning techniques that contribute towards the
development of a variety of residential product styles and designs, including housing
suitable to the community's labor force (Policy 1.2, City of Temecula Land Use Element,
p. 2-9).
Require the development of unified or clustered community-level and neighborhood-level
commercial centers and discourage development of stdp commercial uses (Policy 1.3,
Final EIR, p. 2-9).
~, Consider the impacts on surrounding land uses and infrastructure when reviewing land
uses and infrastructure when reviewing proposals for new development (Policy 1.4, Final
EIR, p. 2-9).
), Require the preparation of specific plans as designated on the Specific Plan Oveday to
achieve the comprehensive planning and phasing of development and infrastructure
(Policy 1.7, Final EIR, p. 2-9).
> Encourage flexible zoning techniques in appropriate locations to preserve natural
features, achieve innovative site design, achieve a range of transition of densities,
provide open space and recreational facilities, and provide necessary amenities and
facilities (Policy 1.9, Final EIR, p. 2-9).
· A land use pattem that will protect and enhance residential neighborhoods (Goal 3, Final
EIR, p. 2-10). Including such policies as:
Consider the compatibility of proposed projects on surrounding uses in terms of the size
and configuration of buildings, use of materials and landscaping, preservation of existing
vegetation and land form, the location of access mutes, noise impacts, traffic impacts,
and other environmental conditions (Policy 3.1, Final EIR, p. 2-10).
· A development pattem that preserves and enhances the environmental resources of the
Study Area (Goal 4, Final EIR, p. 2-11 ).
Consider alternative flood control methods to reduce capital and maintenance costs and
provide recreational and open space opportunities (Policy 4.6, Final EIR, p. 2-12).
A land use pattern and intensity of development that encourages alternative modes of
transportation, including transit, bicycling, and walking (Goal 5, Final EIR, p. 2-12).
Including such policies as:
Require the provision of pedestrian and bicycle linkages from residential areas to open
space/recreation facilities, commercial, and employment centers (Policy 5.2, Final EIR,
p. 2-12).
R:Res~2001~2001-11 37
Encourage vadety in the design of sidewalks and trails with respect to alignment and
surface materials to provide a convenient and enjoyable experience for the users (Policy
5.3, Final EIR, p. 2-13).
Designate Village Centers on the Land Use Plan to provide areas within the community
that are urban in character, contain a mixture of compatible uses, and are designed to
reduce or eliminate the need for automobile in traveling to or within Village Centers
(Policy 5.5, Final EIR, p. 2-13).
Encourage higher density residential, mixed-use development, and support public and
community facilities within.Village Centers (Policy 5.6, City of Temecula Land Use
Element, p. 2-13).
Insure that adequate public gathering areas or plazas are incorporated within Village
Centers to allow for social interaction and community activities (Policy 5.10, City of
Temecula Land Use Element, p. 2-13).
Discourage the development of stdp commercial centers that increase auto-dependency
(Policy 5.11, City of Temecula Land Use Element, p. 2-13).
City which is compatible and coordinated with regional land use patterns (Goal 8, City of
Temecula Land Use Element, p. 2-15).
Stdve to maintain a Level of Service "D" or better at all intersections within the City during
peak hours and Level of Service "C' or better during non-peak hours (Goal 1, City of
Temecula Circulation Element, p. 3-8).
· Safe and efficient alternatives to motorized travel throughout the City (Goal 6, City of
Temecula Circulation Element, p. 3-12). Including such policies as:
Adequate linkages shall be provided for non-motorized modes, between residential
areas and commercial/employment activity centers, public institutions, and recreation
areas (Policy 6.5, City of Temecula Circulation Element, p. 3-13).
A diversity of housing opportunities that satisfy the physical, social and economic needs of
existing and future residents of Temecula (Goal 1, City of Temecula Housing Element, p. 4-
42). Including such policies as:
Provide an inventory of land at varying densities sufficient to accommodate the existing
and projected housing needs in the City (Policy 1.1, City of Temecula 1994-1999
Housing Element, p. 4-42).
Require a mixture of diverse housing types and densities in new developments around
the village centers to enhance their people-orientation and diversity (Policy 1.3, City of
Temecula 1994-1999 Housing Element, p. 4-42).
A high quality parks and recreation system that meets the varying recreational needs of
residents (Goal 1, City of Temecula Open Space/Conservation Element, p. 5-25). Including
such policies as:
Require developers of residential projects greater than fifty dwelling units to dedicate
land based on the park acre standard of five (5) acres of usable parkland to one
thousand (1,000) population, or the payment of in-lieu fees in accordance with the Parks
and Recreation Master Plan (Policy 1.3, City of Temecula Open Space/Conservation
Element, p. 5-25).
R:Resos2001~001-11 38
~. Maximize pedestrian and bicycle access to existing and new parks as an alternative to
automobile access (Policy 1.10, City of Temecula Open Space/Conservation Element, p.
5-26).
Conservation and protection of surface water, groundwater and imported water resources
(Goal 2, City of Temecula Open Space/Conservation Element, p. 5-26). Including such
policies as:
> Conserve potable water by requiring water conservation techniques in all new
development (Policy 2.3, City of Temecula Open Space/Conservation Element, p. 5-26).
Conservation of energy resources through the use of available technology and conservation
practices (Goal 4, City of Temecula Open Space/Conservation Element, p. 5-28).
A trail system that serves both recreational and transportation needs (Goal 8, City of
Temecula Open Space/Conservation Element, p. 5-32).
Protection of dark skies from intrusive light sources which may impact the Palomar
Observatory (Goal 9, City of Temecula Open Space/Conservation Element, p. 5-32).
Ordedy and efficient patterns of growth within Temecula that enhance the quality of life for
residents (Goal 2, City of Temecula Growth Management/Public Facilities Element, p. 6-25).
Including such policies as:
> Encourage development of Village Centers, as defined in the Land Use and Community
Design Elements, to reduce public service costs and environmental impacts through
compatible land use relationships, and efficient circulation and open space systems
(Policy 2.4, City of Temecula Growth Management/Public Facilities Element, p. 6-25).
Effective and cost efficient sheriff, fire and emergency medical services within the City (Goal
3, City of Temecula Growth Management/Public Facilities Element, p. 6-26). Including such
policies as:
> Require new development to address fire and police protection in a proactive and
preventative way through street design, orientation of entryways, siting of structures,
landscaping, lighting and other security features (Policy 3.3, City of Temecula Growth
Management/Public Facilities Element, p. 6-26).
^ quality school system that contains adequate facilities and funding to educate the youth of
Temecula (Goal 4, City of Temecula Growth ManagementJPublic Facilities Element, p. 6-
27). Including such policies as:
> Provide information to the Temecula Valley Unified School District, when considering
General Plan amendments, specific plans, zone changes, or other legislative land use
policy decisions, to support the School District in providing adequate school facilities for
students for new development to the extent permitted by law (Policy 4.1, City of
Temecula Growth Management/Public Facilities Element, p. 6-28).
· An effective, safe and environmentally compatible flood control system (Goal 7, City of
Temecula Growth Management/Public Facilities Element, p. 6-30).
R:Resos2001~2001-11 39
· Protection from natural hazards associated with geologic instability, seismic events, and
flooding (Goal 1, City of Temecula Public Safety Element, p. 7-16).
· Consider noise issues in the planning process (Goal 3, City of Temecula Noise Element, p.
8-17). Including such policies as:
> Encourage the use of site design and building design techniques, including the use of
landscaped setbacks or berms, building orientation, and buffering of noise sensitive
areas, as a means to minimize noise impacts (Policy 3.3, City of Temecula Noise
Element, p. 8-17).
· Enhanced mobility to minimize air pollutant emissions (Goal 2, City of Temecula Air Quality
Element, p. 9-7).
· A streetscape system that provides cohesiveness and enhances community image (Goal 4,
City of Temecula Community Design Element, p. 10-6).
5.1 "No Development" Alternative
5.1.1 Description
The "no development" alternative assumes continued use of the site for agricultural purposes
since this represents the most recent use of the subject property. Implementation of this
alternative would not result in any of the environmental impacts associated with construction
and development of the proposed Project. The land use, hydrologic, and circulation
characteristics of the site would remain in their present state, and any circulation and traffic
impacts associated with the Project development would not occur. In addition, noise and air
quality impacts due to increased traffic development would not be generated (Final EIR, p. 142).
5.1.2 Findings
The City Council finds that the "No Development' AItemative is fails to address many of the
Goals identified in the City's General Plan.
5.1.3 Supporting Explanation
Under the No Development Altemative, the Specific Plan would not be adopted or implemented.
Therefore, the No Development Alternative is contrary to several of the City's goals as identified
in the Land Use Element. In particular, the failure to adopt a Specific Plan for the area would.be
in contradiction to Land Use Policy 1.7 which requires the preparation of specific plans to
achieve the comprehensive planning and phasing of development and infrastructure (City of
Temecula Land Use Element, p. 2-9).
Continued use of the site for agricultural production would not be consistent with General Plan
land use policy (City of Temecula Land Use Element, p. 2-9). In the long term, as urban
development continues to surround the site, land use conflicts between agricultural activity and
urban uses could be significant. Dust generation (from plowing), pesticide use, and farm
equipment noise would represent potential irritants to the adjacent residential neighborhoods
(Final EIR, p. 142).
R:Resos2001~001-11 40
The No Development Alternative would also not be consistent with Goal 2 and Goal 4 of the
Growth Management/Public Facilities Element since this alternative would not provide growth
that "enhances the quality of life for residents" nor would it provides sites for schools to serve
the neighboring communities (City of Temecula Growth Management/Public Facilities Element,
pp. 6-25-6).
Furthermore, the infrastructure improvements associated with the Project would not occur.
Some of these improvements include the construction of Deer Hollow as a Secondary Highway
(88-foot right-of-way), the construction of Pala Road to its ultimate half-section width as an
Artedal Highway (110-foot right-of-way), the construction of Loma Linda Road as a Collector
(66-foot right-of-way), and the construction of Wolf Valley Road as a Secondary Highway (88-
foot right-of-way) (Final EIR, p. 67). Without these improvements, the No Development
Alternative would fails to address Goal 4 of the Community Design Element, which emphasizes
a need for a cohesive streetscape system (City of Temecula Community Design Element, p. 10-
6).
In addition, the existing flood and drainage infrastructure is insufficient or has inadequate
capacity to properly handle runoff from the upstream watershed (Final EIR, p. 111). The Project
applicant prepared a drainage analysis and plan for the Wolf Creek watershed, which identified
existing problems. Without development of the Project and the flood control and drainage
improvements associated with it, the existing problems would continue (Final EIR, pp. 111-3).
No development of residential housing units on the Wolf Creek Site may also make more
difficult for the City to achieve its present Regional Housing Needs Assessment number of
7,798 housing units or future number as identified by $CAG and WRCOG (WRCOG, July 23,
2000, p. 5). The No Development Alternative would fail to meet the Goal I of the 1994-1999
Housing Element, which calls for a diversity of housing opportunities that meet the existing
needs of existing and future residents (City of Temecula 1994-1999 Housing Element, p. 4-42).
Thus, the No Development Alternative would be infeasible because it is in contradiction to the
City's Goals as identified above.
5.2 All Single-Family Development ^ltemative
5.2.1 Description
The Specific Plan provides for the option of developing planning area 18, which is designated
for multi-family use, with single-family courtyard residential subdivisions at an average density of
12 units per acre. In addition, the City Sports Park (planning area 24) could be developed with
200 detached single-family units at a density of approximately 8 units per acre. Under this
scenario, up to 2,358 units could be constructed on the site, assuming that the two schools are
not constructed (Final EIR, p. 145).
5.2.2 Findings
The City Council finds that the All Single-Family Development Altemative is not environmentally
superior to the Specific Plan and is infeasible because the alternative is contrary to one of the
key goals of the City's Housing Element and is also not consistent with the City's General Plan.
R:Resos2001~001-11 41
5.2.3 Supporting Explanation
The All Single Family Development Alternative would not be consistent with the General Plan
land use designations for the site. The General Plan envisions a "village" concept, whereby a
range of residential densities and rental versus owner/occupied uses, together with
complementary commercial and institutional uses are developed in an integrated manner.
Unlike the proposed Project, this alternative may not achieve General Plan land use goals and
for this reason would be considered infedor to the Project (Final EIR, p. 145).
Since this altemative would eliminate multi-family housing as part of the Specific Plan, this
alternative would also not be consistent with Goal 1 of the 1994-1999 Housing Element
(identified above). In addition, this alternative contradicts Policies 1.1 and 1.3 which identify the
need for a diversity of housing types and densities (including rental units) and the development
of diverse housing types around village centers (City of Temecula 1994-1999 Housing Element,
p. 4-42).
5.3 Low-Density Alternative
5.3.1 Description
The Iow-density residential altemative assumes less than one unit per acre across the entire
site, yielding 500 units, or 1,658 fewer units than the Wolf Creek Specific Plan (assuming no
school sites). This alternative is considered to be the environmentally supedor alternative due
to its ability to minimize air quality impacts (Final EIR, p. 147).
5.3.2 Findings
Though the Low-Density Alternative is environmentally superior to the Specific Plan, the City
Council finds that it is infeasible because it fails to meet the City's goals, identified in the
General Plan.
5.3.3 Supporting Explanation
Since this alternative would not "provide a balance of uses with commercial and public uses
serving the surrounding area" (Temecula General Plan, p. 2-37), this altemative would not be
consistent with objectives defined in the City of Temecula General Plan. Furthermore, this
alternative would not be consistent with surrounding development patterns.
In addition, a reduction in the number of housing units constructed would make it more difficult
for the City to meet its current or future Regional Housing Needs Assessment number of
housing units as required by the Western Riverside Council of Governments and the Southern
California Association of Govemments (WRCOG, July 23, 1999, p. 5). The Low-Density
Alternative would fail to provide a diversity of housing opportunities for current and future
Temecula residents, as stated in Goal 1 of the 1994-1999 Housing Element. This alternative
would also be contrary to Policy 1.1 which requires a variety of densities in new developments
around village centers (City of Temecula 1994-1999 Housing Element, p. 4-42).
With regard to air quality effects, this altemative would have the potential to result in less-than-
significant Project impacts on air quality, however, the cumulative air quality impacts would
remain significant (Final EIR, p. 149). In addition, the alternative might not provide the same
R:Res(3s2001~2001-11 42
level of flood control improvements associated with the Project nor generate property
assessment fees adequate to fund regional improvements. In this regard, the alternative is
inferior to the Project (Final EIR, p. 150).
Though, the Low-Density Alternative is environmentally supedor to the proposed Project, it fails
to meet important goals identified in the Temecuia General Plan.
5.4 "No Project" Altemative
5.4.1 Description
The "no Project" alternative considers the case whereby the site is developed in accordance
with existing General Plan policy. The General Plan land use map designates the site for a
range of urban uses, with a "village center" as a community focal point (Figure 5, Final EIR, p.
20). The Plan designates similar types of uses, intensities of use, and site design as the
proposed Wolf Valley Ranch Specific Plan, analyzed in this EIR. Existing policy provides for
development under two scenarios: one with schools and one without schools. For the purpose
of this analysis, under the option with schools and no senior multi-family housing development,
up to 1,881 housing units is assumed. Under the option without schools and the development
of senior multi-family housing units, this alternative is assumed to result in 2,158 housing units.
Under both options, 20 acres of land would be developed with commercial uses (Final EIR, p.
150).
5.4.2 Findings
The City Council find{ that though this alternative is environmentally comparable to the Project
and similar in many respects to the proposed Project, the alternative is infeasible because it fails
to meet the goals identified in the City's General Plan.
5.4.3 Supporting Explanation
One of the most important differences between the No Project Alternative and the proposed
Project is that it lacks several key features -features that are identified repeatedly as part of the
City's General Plan goals and policies. The No Project Altemative does not have a linear
parkway that ties together a vadety of land uses. Thus, development of the No Project
Alternative is contrary to Goal 5 of the Temecula Land Use Element, which encourages a land
use pattern that "encourages alternative modes of transportation, including transit, bicycling,
and walking' (City of Temecula Land Use Element, p. 2-12). The use of the linear parkway for
walking and bicycling that connect the parks, schools, and the commercial uses in the Village
Center are designed to reduce the need for automobiles in traveling to or within these areas,
which is consistent with Policy 5.5 of the Land Use Element (City of Temecula Land Use
Element, p. 2-13). The No Project Alternative lacks this means of reducing vehicle trips.
Similarly, Goal 6 and, in particular, Policy 6.5 of the Circulation Element call for adequate
linkages for non-motorized modes of transportation between residential and commercial areas
in the City (City of Temecula Circulation Element, p. 3-13). Again, Policy 1.10 of the City's
Open Space Element emphasizes the need to "maximize pedestrian and bicycle access to
existing and new parks" and Goal 8 identifies the need for a trail system that serves both
recreational and transportation (City of Temecula Open Space/Conservation Element, p. 5-26).
As shown in Figure 4 and Figure 2 of the Final EIR, the proposed Project develops a
streetscape system that is provides cohesiveness and enhances community image," consistent
R:Resos2001~2001-11 43
with the Goal 4 of the Community Design Element (City of Temecula Community Design
Element, p. 10-6). In addition, the linear park system proposed in the Specific Plan creates
enhanced resident mobility without the need for additional vehicular tdps and the air pollutants
associated with those trips. This is consistent with Goal 2 of the Air Quality Element. (City of
Temecula Air Quality Element, p. 9-7). Again, this is a key feature that the No Project
Alternative lacks.
Finally, according to goals and policies in the Temecula Noise Element, a Project should
encourage the use of site design and building techniques including "building orientation and
buffering of noise sensitive areas, as a means to minimize noise impacts" (City of Temecula
Noise Element, p. 8-17). As shown in Figure 111-2 of the Specific Plan, three residential areas
(2 high density uses and one median density use) are located on Pala Road which may expose
these future residents to unnecessary noise impacts from the traffic on Pala Road. In the
proposed Project, commercial uses are located adjacent to Pala Road and Wolf Valley Road,
increasing their access and removing more of the residential uses to the interior of the site
(Figure 111-2, Woff Creek Specific Plan).
Though similar in nature to the Specific Plan, the No Project Alternative fails to address many of
the identified goals of the City's General Plan and overall is not a supedor alternative.
5.5 Other Alternatives Not Analyzed
With regard to alternative locations for a Project, the CEQA Guidelines state that such analysis
should be performed if "significant effects of the Project would be avoided or substantially
lessened by putting the Project in another location" (Section 15126[d][5][B]). This EIR does not
consider an alternative site for the following reasons: (a) Since the Project covers such a large
area (557 acres), a similar site with existing infrastructure improvements, and one that is not
already master planned for urban development, does not exist within the City of Temecula; (b)
the significant, unavoidable impacts associated with the Project result largely from the intensity
of development; and (c) the Project proponent could not reasonably acquire an alternative site.
Locating the same Project at another site would not avoid or lessen the identified unavoidable
significant effects of the Project (Final EIR, p. 141).
Section 6 - Project Benefits and Statement of Overriding Considerations
Pursuant to State CEQA Guidelines section 15093, the City Council must balance the benefits
of the Specific Plan against any unavoidable environmental impacts in determining whether to
recommend approval of the Wolf Creek Specific Plan. If the benefits of the Specific Plan
outweigh the unavoidable adverse environmental impacts, those impacts may be considered
"acceptable."
The City Council hereby finds that the Final EIR has identified and discussed significant effects
that will occur as a result of the Specific Plan. With the implementation of the mitigation
measures discussed in the Final EIR and Specific Plan, these effects can be mitigated to a less
than significant level except for the unavoidable significant impacts as discussed in Section 4 of
these Findings.
The City Council declares that it has made a reasonable and good faith effort to eliminate or
substantially mitigate the potential impacts resulting from the Specific Plan.
R:Resos2001~001-11 44
The City Council finds that to the extent any mitigation measures recommended in the Final EIR
and/or Specific Plan could not be incorporated, such mitigation measures are infeasible
because they would impose restrictions on the Specific Plan that would prohibit the realization
of specific economic, social, and other benefits that this City Council finds outweigh the
unmitigated.
The City Council further finds that except for the Specific Plan, all other alternatives set forth in
the Final EIR are infeasible because they would prohibit the realization of Specific Plan
objectives and/or of specific economic, social, and other benefits that this Council finds
outweigh any environmental benefits of the alternatives, or have greater environmental impacts.
The City Council declares that, having reduced the adverse significant environmental effects of
the Specific Plan to the extent feasible by recommending adopting of the proposed mitigation
measures, having considered the entire administrative record on the Specific Plan, and having
weighed the benefits of the Specific Plan against its unavoidable adverse impacts after
mitigation, the City Council has determined that the following social, economic, and
environmental benefits of the Specific Plan outweigh the potential unavoidable adverse impacts
and render those potential adverse environmental impacts acceptable based upon the following
overriding considerations:
The Specific Plan will allow the orderly, well planned development of the Wolf Creek site,
providing a range of housing types complementary to existing development in the City.
The Specific Plan will provide for the development of a Village Center concept that
centralizes activities, consistent with General Plan policy (Final EIR, p. 4).
The Specific Plan will provide active and passive recreational park space as a basic
community theme (Final EIR, p. 11 ).
The Specific Plan will integrate into the community an open space network comprised of
parks, greenbelts, and connecting pedestrian/bicycle routes (Final EIR, p. 11,134-5).
The Specific Plan will provide for the development of neighborhood and community
commercial centers to provide needed services and reduce the number of cars traveling
across the City for these services (Final EIR, p. 4).
The Specific Plan will provide housing to meet anticipated population growth throughout
the Temecula Valley (Final EIR, p. 4, 11,27-8).
7. The Specific Plan will provide for new school sites (Final EIR, p. 4, 105).
The Specific Plan will provide a site for the construction of a new fire station to provide
fire protection to residents at the Wolf Creek site and surrounding areas (Final EIR, p.
11,101-2).
The Specific Plan will provide for the improvement of currently inadequate regional flood
control facilities to provide 100-year storm protection (Final EIR, p. 13, 117-8).
R:Resos2001~2001-11 45
10. The Specific Plan will provide road improvements consistent with the General Plan
Circulation Element (Final EIR, p. 12, 67-8).
11. The Specific Plan accomplishes and implements the Temecula General Plan goals and
policies.
The City Council finds that the foregoing benefits provided to the public through approval and
implementation of the Specific Plan outweigh the identified significant adverse environmental
impacts of the Specific Plan which cannot be mitigated. The City Council further finds that each
of the Specific Plan benefits outweighs the unavoidable adverse Environmental effects identified
in the Final EIR and therefore finds those impacts to be acceptable. Each of the benefits listed
above, standing alone, is sufficient justification for the City Council to overdde these
unavoidable environmental impacts.
The City Council finds that it has reviewed and considered the Final EIR in evaluating the
Specific Plan, that the Final EIR is an accurate and objective statement that fully complies with
the CEQA, State CEQA Guidelines and the City's local CEQA Guidelines and that the Final EIR
reflects the independent judgment of the City Council.
The City Council hereby certifies the Environmental Impact Report based on the following
findings and conclusions:
6.1 Findings
The following significant environmental impacts have been identified in the Final EIR and will
require mitigation as set forth in Section 4 of this Resolution but cannot be mitigated to a level of
insignificance: air quality (long-term), the cumulative impact on air quality, and the cumulative
impact on agricultural uses.
6.2 Conclusions
All significant environmental impacts from implementation of the Specific Plan have been
identified in the Final EIR and, with implementation of the mitigation measures identified,
will be mitigated to a level of insignificance, except for those impacts listed in Section 6.1
above.
Other reasonable altematives to the Specific Plan, which could feasibly achieve the
basic objectives of the Specific Plan, have been considered and rejected in favor of the
Specific Plan.
Environmental, economic, social and other considerations and benefits derived from the
development of the Specific Plan overdde and make infeasible any aitematives to the
Specific Plan or further mitigation measures beyond those incorporated into the Specific
Plan.
Section 7 - Adoption of a Mitigation Monitoring and Reporting Program
The City Council hereby adopts the Mitigation Monitoring and Reporting Program attached to
this Resolution as Exhibit A. In the event of any inconsistencies between the mitigation
R:Resos2001~001-11 46
measures as set forth herein and the Mitigation Monitoring and Reporting Program, the
Mitigation Monitoring and Reporting Program shall control.
Section 8 - Location of Records
The documents and materials that constitute the record of proceedings on which these Findings
have been based are located at the City of Temecula, 43200 Business Park Drive, Temecula,
California 92590. The custodian for these records is the City of Temecula Planning Director.
This information is provided in compliance with Public Resources Code section 21081.6.
Section 9 - Effective Date
The Resolution shall become effective upon its adoption.
PASSED, APPROVED AND ADOPTION, this 23~ day of January, 2001.
A~q-E ST..~.~-
[S~L]
STATE OF CALIFORNIA
COUN~ ~F RIVERSIDE ) ss
CI~ OF TEMECU~ )
m'"-'---
erchero, Mayor
I, Susan W. Jones, City Clerk of the City of Temecula, California, do hereby certify that
the foregoing Resolution No. 01-11 was passed, approved and adopted at a regular meeting of
the City Council of the City of Temecula on the 23~ day of January, 2001, by the following roll
call vote:
AYES:
3 COUNCILMEMBERS:
Roberts, Stone, Comerchero
NOES: 2 COUNClLMEMBERS: Naggar, Pratt
ABSENT: 0
COUNCILMEMBERS: None
R:Reses2001~001-11 47
~,,,..~ity Clerk
EXHIBIT A
ENVIRONMENTAL MITIGATION MONITORING
AND REPORTING PROGRAM
FOR
WOLF CREEK SPECIFIC PLAN
January23,2001
H:T. ublic~Data~Projects~BalnT's JobsXA27'008 Wolf Cr¢¢k~vlMP from C1BA revised (Mark's vcrsion).doc
Environmental Mitigation Measures
Monitoring and Reporting Program for
Wolf Creek Specific Plan
Section 1: Authority
This Environmental Mitigation Monitoring and Reporting Program has been prepared pursuant to Section
21081.6 of the California Environmental Quality Act, or CEQA (Public Resources Code Section 21000 et
seq.), to provide for the monitoring of mitigation measures required of the Wolf Creek Specific Plan, as set
forth in the Final Environmental Impact Report (Final EIR) prepared for the project (State Clearinghouse
No. 88030705). This report will be kept on file in the offices of the City of Temecula Planning
Department, 43200 Business Park Drive, Temecula, CA 92590.
Section 2: Monitoring Schedule
Once construction has begun and is underway at the site, monitoring of the mitigation measures
associated with construction will be included in the responsibilities of designated City staff, who shall
prepare or cause to be prepared reports of such monitoring no less than once a month until construction
has been completed. Once construction has been completed, City staff shall prepare or cause to be
prepared monitoring reports no less than once per year.
Section 3: Changes to Mitigation Measures
Any substantive change in the monitoring and reporting plan made by City staff shall be reported in
writing to the City Council. Reference to such changes shall be made in the monthly/yearly
Environmental Mitigation Measures Monitoring Report prepared by City staff. Modifications to the
mitigation measures may be made by City staff subject to one of the following findings, documented by
evidence included in the record:
a. The mitigation measure included in the Final EIR and the Mitigation Monitoring and Reporting
Program is no longer required because the significant environmental impact identified in the Final
EIR has been found not to exist, or to occur at a level which makes the impact less than
significant as a result of changes in the project, changes in conditions of the environment, or
other factors.
OR
The modified or substitute mitigation measure to be included in the Mitigation Monitoring and
Reporting Program provides a revel of environmental protection equal to or greater than that
afforded by the mitigation measure included in the Final EIR and the Mitigation Monitoring and
Reporting Program; and
The modified or substitute mitigation measures do not have significant adverse effects on the
environment in addition to or greater than those which were considered by the City Council in its
decisions on the final Mitigated Negative Declaration and the proposed project; and
The modified or substitute mitigation measures are feasible, and their implementation can be
assured by the City Council through measures included in the Mitigation Monitoring and
Reporting Program or other City procedures.
Woff Creek Specific Plan 2 Mitigation Monitoring and Reporting Program
Section 4: Support Documentation
Findings and related documentation supporting the findings invotving modifications to mitigation
measures shall be maintained in the project file with the Mitigation Monitoring and Reporting Program and
shall be made available to the public on request.
Section 5: Format of Mitigation Monitoring Matrix
The following mitigation monitoring matrix is formatted to parallel the format of the Executive Summary
table contained in the Final EIR. The matrix indicates the environmental issue areas for which monitoring
is required, the required mitigation measures, the time frame for monitoring, and responsible monitoring
agencies.
Wolf Creek Specific Plan
3
Mitigation Monitoring and Repo~ling Program
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