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HomeMy WebLinkAboutSP-10 Vail Ranch Specific Plan ?~ L~ 0 P ~ N iC Z V n ~~ < C < <V1 L •O C C %W pp 1~ f ~ Nw N ~ n ~ ~ ° ~ c V o e a a ~` Z ~pq Fi Z oc ~ N HI ~ of < a d a ~ ` ° o e® ~wE x !} of 2~ E 2 c .. I V o. ~ q~ 7 VJ~EE D o < <S ` S j V ~ t 3 c~ O . u J O? a /q Acaa Q 0 rc~~ _ c O ' V < j Oln °a F .. i~ N n n n e 0 o a•omo ~'~ P n rv a O n~ h ~~^~~ n M _ t --- ~ nl O ~ k ~~~ ~ ~~~ d ~N ~ ~ u o` i o ~ W A.O: n. O N N 3 F F~ m j y p U y u <rc ' rcUi SOU<< i O <~. .. < O< iNW UUyU <. s '^ O s JO ~ ~ o °' F Y~ZF ~ ~ F ~ ~ I O.nN J - H ~ YY Wnota ~n6- N T D fN 1 u i K6666O l T. U U 9 f i .` ~ / _' • - `, i / • ~' • . < 2 ? O i W ° O ro t T C ~ ~ S '" Pi a+ ~ d y 7 W u s ~ i. e ® e 0 e r nn e ILII d b N i . ~ 1 ~. ~ .~ i I ~~ u,~ i uov I i was ;. ~ o Er~u~ •{~.° . I in pC( ~~j f~ ~ ~a 'x v ~ • •~ ~: :~a~ `~ii• r~~ I ~ r ,at .. '( Q :, `~ --~ o 0 0 0 o Q \~ ~. ~~ '.,. ~ ~~: ~yX) -~r~~`. 4 ` I, tr-~~ G,~c~, ~ ~ t. ~ . ~, y ' b ~ ~ ~ : ? ~ 4. ~ ,> c~ i, t ~ ?x^~ y, < ::/ ~ ,.,~ ~ , r ~ ~ ' ~ . ~ ~, r n ti i ~ _._ ~ l r rr d r0. ,~' i i , ;_ °' ~ , f~' ' ~ ~'~ .:'~ ' y % . , . i ~~ ~ / - r ~ i, ~ ~" !~r~~ ^,F~~. .. ~~s;. ~,...~ t:~% ~~. ~ Q ~ w ~ ~ H U ~ ~ J O ~ U ~ U ~ ~ ~~ ~ o a o~ Q L1. ,~ O v /~ i Q Vail Ranch at Rancho California Specific Plan Number 223 and Final Environmental Impact Report Number 240 SCH. Number: 87110216 Presented to: Riverside County Planning Department County Administrative Center, Ninth Floor 4080 Lemon Street Riverside, California 92501 Prepared for: MDC Vail Properties 9699 Tierra Grande Street San Diego, California 92126 Prepared by: Rancho Pacific Engineering Corporation 27780 Front Street, Suite 9 Temecula, California 92390 August, 1988 D .~ 1J a ~~ 0 a Q~ Chapter I. Table of Contents ~~ Q _Q~. VAIL RANCH SPECIFIC PLAN/ ENVIRONMENTAL IMPACT REPORT Table of Contents ~~ Page I. Table of Contents i List of Exhibits v List of Tables ix ~~ II. Summary 1 A. Project summary 1 h B. Impact and Mitigation Matiix 3 `~y~ III. Specific Plan Development Standards 4 A. Project Description 4 B. Specific Land Use Components 4 1. Residential 5 (~ 2. Commercial 7 ~Lf 3. Open Space 9 4. Public Facilities 12 5. Circulation 13 ~ C. Development Plans and Standards 13 ,b 1. Project Wide Development Standards 14 a. Residential 15 ~y b. Commercial/Business Park 22 U c. Open Space &•Recreation 28 d. Circulation 32 Q, e. Drainage Plan 35 f. Water and Sewer Plans 37 g. Phasing Plan 38 h. Grading Concept Plan 41 f1 i. Landscaping Plan 44 (~ D. Planning Areas 47 E. Architectual Design Manual and Landscape Guidelines 76 F. Implementation Program 94 IV. General Plan/Environmental Analysis 101 A. General Plan Land Use Determination system 101 (~ 1. Site Identification Within Ill Open Space and Conservation Map Inventory 101 /~ . Page ii Table of Contents (continued) Page 2. Project Identification Within Composite Hazards Map Inventory 101 3. Land Use Area Profile and Community Policy Area Identification for Project site 102 4. Summary of Proposal/Site Comparison with Applicable Land Use Category Policies or Community Plan 103 B. Land Use Element 105 1. Land Use Planning Policy Area Analysis 105 2. Community Policy Area Analysis 105 3. Land Use Category Policy Analysis 106 4. Community Plan 107 C. Envi ronmental Hazards and Reso urces Element 108 1. Seismic Safety 108 2. Slopes and Erosion 113 3. Wind Erosion and Blowsand 118 4. Flooding 118 5. Noise 122 6. Air Quality 125 7. Water quality 132 8. Toxic Substances 135 9. Open Space and Conservation 136 10. Agriculture 139 11. Wildlife/Vegetation 143 12. Mineral Resources 149 13. Energy Resources 150 14. Scenic Highways 153 15. Historic and Prehistoric Resources 154 D. Public Facilities and Services Element 162 1. Circulation 162 2. Water and Sewer 171 3. Fire Station 175 4. Sheriff Services 176 5. Schools 178 6. Parks and Recreation 181 7. Utilities 184 8. Solid Waste 187 9. Libraries 189 l0. Health Services 190 0 a ~o u Q ~O a~ a Q Page iii Table of Contents (continued) Page 11. Airports 191 12. Disaster Preparedness 192 13. Fiscal Impact 196 E. Housing Element 196 1. General Plan Policies 196 a. Applicable Housing Programs 196 b. Applicable Housing Policies Within Other Elements 197 c. Affordable Housing Incentive 198 2. Specific Plan 199 a. Project Relationship to General Plan Policies 199 1. Project Housing Inventory 199 2. Project Compatibility with Existing Inventory 200 3. Project Disign Mitigation 201 F. Regional Element 202 1. Regional Growth SCAG Forecasts 202 a. Identification of Regional Growth Forecasts for Project Site 202 b. Refer to RSA/Land Use Planning Are Profile 203 c. Project Growth Forecast Comparative Analysis with Regional Growth Forecast 203 2. Applicable Employment/Housing Balance Policies 207 G. Administrative Element 209 1. Land Use Policy/Specific Plan Time Frames 209 2. Development Agreements 210 H. Mandatory CEQA Topics 211 1. Cumulative Impact Analysis 211 2. Unavoidable Adverse Impacts 218 3. Alternatives to Proposed Project 220 4. Growth Inducing Impact of the Proposed Action 221 5. Organizations, Persons and Documents Consulted 224 Page iv Table of Contents (continued) Page 6. The Relationship Between Local Short-Term Uses of Man's Environment and Maintenance and Enhancement of Long-Term Productivity 228 7. Irreversible and Irretrievable Commitment of Energy Supplies and Other Natural Resources Should the Project be Implemented 229 V. Response to Notice of Complete Comments 231 A. Department of Food and Agriculture 231 B. Department of Transportation 232 C. Sierra Club 236 D. Department of Fish and Game 243 E. Southern California Association of Governments 249 F. Pechanga Indian Reservation 255 G. Native American Observer 258 H. Valley-Wide Recreation and Park District 261 I. Department of Water Resources 265 J. County of Riverside, Department of Health 270 Attachment A - Critique of Fish and Game Comments by Royce B. Biggins of RBR and Associates, Inc. Attachment B - Comments to the Draft Environmental Impact Report d Chapter ZI. LS Summary ~~ d d a ~. ~o 0 D ~I II. SUMMARY The following discussion will consist of two (2) subsections n corresponding to project summary and the Environmental Sul Impact Report/Issues Matrix. A. Project Summary This section will provide a brief description of the proposed specific plan in terms of anticipated land n uses, setting, design features and market objectives. U In the interest of being compendious, the above mentioned information will be presented in a fact sheet format. o The Vail Ranch Specific Plan will encompass 719.5 acres located in the State Highway 79 corridor - Rancho California portion of Southwestern Riverside Q County, see Regional Locational Map contained herein. o The subject Specific Plan is located south of and adjacent to State Highway 79, west of Butterfield Stage Road and east of the future extension of Margarita Road, see Vicinity Map contained herein. o The subject site is within the historic Vail Ranch. Ranching and related activity are still pursued to a limited degree. o Land use allocations for the specific plan reflect a (~1 mixed use concept in response to urban development u trends within the Rancho California area. o The specific plan will provide a variety of residential land uses in combination with two (2) school sites, 113.6 acres of recreational areas in Q combination of passive, active open space and a regional park; in addition to 92.2 acres of commercial and 34.1 acres of business park. a o The Temecula Creek bisects the site in an east-west direction. The drainage area has been incorporated into the specific plan as regional park and as part a of the 113.6 acre open space commitment. o Temecula Creek has a 100 year storm flow of 36,000 cubic feet per second. - 1 - 0 o ________________~ I a Q I LOS ANGELES I e COUNTY I I 1 a ,o, ; D U SANTA` MONICA LOS ANGELES Pes$ A ~ A9 C~.P /C ® NORTH 0 10 2U 40 ~' RANCHO CALIFORNIA °-~+:~,V~ G~~F~fAG~ MDC VAIL PARTNERS 795 ~~ t 5 ORANGE COUNT~',~ ~°. 0 n m 2 ~R~~u®~n~0 ~~~Qo®rl~ F/il~~ VICTC44 MLLE SAN BERNARDINO COUNTY SAN BERNARDiNp °~e e~mee~vsv~~ RIVERSIDE ~o ~ PALM SPRINGS RIVERSIDE COUNTY ® RANCHO CALIFCIRNIA ~'beemee°ee~e ~Q®~c~cc~ 15 ESCONCADO 5 -SAN DIEGO COUNTY e SAN CbEGO ® ~~ o BAJA ,;AUFORNIA ~~~ (~ Exhibit IF•1 U RIVERSIDE Q ll LAKE MATMEWS 21$ LAKE PERRIS Q PERRIS ~~ 7 5 7a Q ALBERHILL /~,1~ cANroN / ( LAKE 215 d SUN ~, O cm a 74 LAKE ELSINORE IS b~ y9 \ fs 9 1 ~` em e eC e v ~ CAMP PENDLETON L % _~ 4p i L M'PO'n' (.. 1II~(' v` /`N i~ O ~'/ t S %((~~ FALlBR00K J JJ O'NEILL LAKE 0 1J '~ Te NORTH _ 0 .25 .$ 1 MITE ~ Q ~ i SAN DIEGO I (~ RANCHO CALIFORNIA Uv MDC VAIL PARTNERS _ `"`°'~°°"`°'°~"'m" Exhibit Ih2 a ~/O~OUll0~~1 Iyli ~l~D SAN JACINTO HEMET WINCHESTER LAKE SKINNEiI LAKE " ~Q®D~cc4 ~u~~ ~s RAINBOW S~N~ ~~\,\ s `'`_ PAUMA VALLEY ,~ ,e 9 \ ~(J/~' ICJ o Temecula Creek is located within the Santa Margarita ~~~JJJ River watershed, see Hydrology Exhibit contained herein. a o Topographic features within the Vail Ranch property are diverse, consisting of relatively flat alluvial plains; broad washes, riverbed escarpments and plateaus, see Topographic Map and Slope Analysis Map contained herein. o Environmental constraints identified within the Vail Ranch Specific Plan site include areas of potential liquefaction activity, Temecula Creek 100 year flood plains, areas of riparian habitat and archeological/ historical resources and a cottonwood stand. See Environmental Constraints exhibit contained herein. (~ o The specific plan will consist of eight (8) u planning areas. Said areas correspond to designated portions of 'the site which will individually n balance grading quantities and can individually Il.ll develop in terms of infrastructure. o Improvements to the Temecula Creek channel are (1~ anticipated to be concrete lined sides and soft ~1~/~D/\I bottomed in order to preserve water recharge capacities. o Residential land uses will encompass 404.3 acres and generate approximately 2,431 dwelling units. 11 o Residential land uses will be variable and range in LJ density from 4.0 dwelling units per acre to 17.0 dwelling units per acre. Overall density is anticipated to be approximately 3.4 dwelling units per acre. o Residential product types will include conventional single family. residential on various lot sizes, patio home concepts and multiple family concepts. o The 92.2 acres of commercial development will front 0 along State Highway 79. o Commercial land uses are intended to be complementary to the proposed residential land uses in terms of overall services and architectural themes and circulation improvements. a 2 List of Exhibits n~ II-1 Regional Location II-2 Vicinity Map Q II-3 Hydrology Map II-4 Topographic Map a II-5 Scope Analysis Map II-6 Environmental Constraints IZI-la Specific Land Use Plan III-lb Land Use Summary/Phasing III-2 Recreation/Open Space II LL 11 III-2a Class II Bike Trails III-2b Equestrian Trail 1 ~) ~ ~(O III-3 Park Site "A" O III-4 Park Site "B" III-5 Paseo Park a III-7a Housing Types III-7b Housing Types III-8 Circulation Map IZZ-9 Water and Sewer Plan III-10 Phasing Plan D III-11 Grading Concept III-12 Landscape Concept o III-13 Identity Node, Typical Plan 0 Page v l~ Q Page vi List of Exhibits (continued) III-14 Identity Node, Section "A" III-15 Identity Node, Section "B" III-16a Neighborhood Entry III-16b Neighborhood Entry, Section "C" III-17a Typical Parkway for Margarita Road, Wolf Valley Loop, Butterfield Stage Road and State Highway 79 III-17b Typical Parkway for Macho Road and Vail Ranch Road III-18 Typical Landscape Buffer III-19 Typical Walls and Fences ZII-20 Planning Area 1 iII-21 Planning Area 2 III-22 Planning Area 3 III-23 Planning Area 4 III-24 Planning Area 5 III-25 Planning Area 6 iII-26 Planning Area 7 III-27 Planning Area 8 III-28 Planning Area 9 III-29 Planning Area 10 III-30 Planning Area 11 III-31 Building Massing and Scale III-32 Building Heights and Setbacks III-33 Roof Pitches and Materials a !U D 0 U U Q Page vii List of Exhibits (continued) III-34 Windows and Doors III-35 Garage Doors III-36 Balconies and Porches ZII-37 Gutters and Downspouts III-38 Columns and Archways O III-39 Chimneys III-40 Private Walls and Fences Q IV-1 Soils Ma p IV-2 Regional Air Quality IV-3 Open Space and Conservation Map IV-4a Class I and II Soils IV-4b Locally Important Farmland 0 IV-5 Wildlife/Vegetation IV-6 Existing Area Wide Water and a Sewer System IV-7 School - 5 Year Plan IV-8 District Wide Development Potential Q IV-9 Area Wide Development Potential ZV-10 District Wide Adopted Specific Plans and EIR's IV-11 District Wide Proposed Specific Plans a 0 D Page ix List of Tables IZI-1 Vail Ranch Land Use Summary III-2 Vail Ranch Roadway Types III-3 Vail Ranch Target Units per Phase IV-1 Major Faults Surrounding Vail Ranch IV-2 100 Year Q Factor for Vail Ranch Specific Plan IV-3 Expected Noise Contour of Roads from Centerline IV-4 Riverside Area Non-Compliant Pollutant Types IV-5 1985 Air Quality Summary IV-6 1982 Air Quality Summary IV-7 Motor Vehicle Emissions, Vail Ranch IV-8 Power Plant Emissions IV-9 Domestic Natural Gas Emissions IV-10 Sensitive Species of the Vail Ranch Property IV-11 Trapping Survey Results for the Vail Ranch Site IV-12 Impacted Sensitive Species IV-13 Energy Consumption of Vail Ranch IV-14 Existing Traffic Volumes IV-15 Cumulative Traffic Volume Comparisons IV-16 Vail Ranch Specific Plan Effluent Comparison for the Temecula Waste- water Facility Q Q Page x List of Tables (continued) IV-17 Elsinore Union High School District School Capacity/Student Generation and Enrollment Q IV-18 Park and Recreation Facilities, Rancho California Area (1 IV-19 Medical Facilities U IV-20 Potential Hazards of Vail Ranch IV-21 Low to Moderate Income Housing Types IV-22 Housing Types: Vail Ranch Specific Plan IV-23 Population .Projections (SCAG) IV-24 1985 Population Projections (RSA-49) iV-25 Vail Ranch Project Summary, I-15/I-215 Corridor IV-26 Vail Ranch Project Summary, o State Highway 79 Corridor IV-27 Cumulative Project Summary a IV-28 Unavoidable Adverse Impact Mitigation Matrix (~ IV-29 Comparative Matrix of Alternatives U IV-30 Project Wide Alternative Impact Summary a a D d T ~! C ~ C a m. ~ ~ b ~ O. ~I O. ~ I `~ ~ avo ~' ro, ~ ®: ~p 'ro' ;~b' io. ,p ~.. ~. ~: ® ~ ~ ~' b, ~ ;; : ~ . :~::;'? Y onl ~~ ;~ ~ C i ~•_ OA c w U a Z Q v u ~.. O .~ i ' ~ ~ '- a 3 ~ $ .~ a s ~ x I W x o ~ 2 W 0 ® e °o n n° ~7 e ful f f P ~J_ 0 a 1 i t' Q Z ~ O II ~~ ~Z" d V Q ~ J V <U ~ ~ < d O O D D C~ C~ ~ O O O d D D C~ [~ 00 b~ P MI ICI 8 et L ~~ ~~~ w S F- . O ~ z 0 o~ 0 0 0 0 Q J ~ ~ a 0 ~ J U ~ ~ U ~ ~ ~ d C~ (C~ O C.~ O C) d C~ ~ ~ C~ CI O C~ C~ C7 Cam) ~~ C~ ..+ m v t41 ,o U a, o~° ~ n O ~ ~ I `j g ~ ° 'n "' O ~"' ~-- N ~ ~~ ~ .'.' ~~, P C O a.+ ro 0 a 0 u ao c .~ v c .~ c w U Q Z Q ai u 0 ~~~ . ~I I$I w 0 0 ® r 0 0 0 o U o~ 0 ~~~`' C~ i~ ~ U j ~4. I ~ . r ~• \~ Q ~ W (S] Z ~"' U O U ~ ~ ~ co ~ o 0 o a o o~ o 0 0 0©~ ~Q,~ o eo ~ ro ~ :~ ~_ -o ® aci t° c ~, " °- ;°. o ~ o -a :o ~ ~ o LL o ~ v ~ ~ O 2 ~n ~ 5 ~ iv c ~ "' >- o •c ai E ~ o ~ ro ® ~ ~ ~ U •oe Z. eo .'. 0: ~1 .7 # oy g a ^`' pq r~ ~ W . b ' 4 a U CJ U a V ~ ~'`° !• s FaI ICII w S Z W. e ® e 0 e °e .}~ o IuI Q Z ~ O ~ Z ~a V O J U ~ ~ U ~ ~ ~ D C-7O~7 C_7 0 a 0 0 D a a 0 a 0 o Historic commercial land uses will incorporate historic themes and interpretive centers consistent with existing on site historical resources. n Historic commercial areas will take advantage of the recreational resources within the State Highway 79 corridor and the emerging wine industry within the Rancho California area. o Backbone infrastructure in the form of sewer, water and circulation improvements will be provided to the Vail Ranch Specific Plan pursuant to the Rancho Villages Assessment District improvement schedule. o Vail Ranch Specific Plan will coordinate and complement the adjacent, proposed Redhawk Specific Plan in terms of the overall project circulation network and land use proposals. o Market objectives will focus attention to the San Diego County and Orange County markets, especially first time and move-up buyers. o Project phasing and the establishment of a diverse land use inventory will allow the project sponsor to maintain a viable project through the inevitable market changes. o Vesting tentative subdivision maps and developer agreements will be filed concurrently with the specific plan and environmental documentation. B. Impact and Mitigation Matrix 3 D D `-' Factors Setting Impacts aM Mitigation Matrix Impacts Level of Mitigation Measures Significance D Envi rorvnental Xa zards D a D Seismic Safety o Elsinore Fault System o Groundshaking zone o Liquefaction potential in Temecula Creek flash o Seismic seich ing: Dam/ water tanks in Temecula Creek cash and tributaries o No faults on site o Zone II (grourdshaking): withstand impact of grourdshaking o Liquefaction impact area limited to northern third of site. o Nater tanks located off site. Potential inpects limited to natural drainage courses. o Low likelihood of seismic seich ing. Potential impact limited to 100-yr. flood plain expanse. o Avoided faults o Neet UBC codes for g roundshaking zone lI•B. o Excavation of lique- faction impact area Soils. Recompaction of soils in order to limit pad or foundation failure. o Neet requirements of 100-yr. flood plain. guitding and hones to be_ built above flood plain elevation. Flood zones retained as open space/ recreation uses. Mitigated to a level of insignificance Slopes/Erosion o Pauba Valley bisected by Temecula Creek wash (35X) o Gentle rolling plateau top hilts (30X) 0 3 minor intermittent drainage tributaries (20X) o Sloping hillsides 10-25X and greater (l5X) Exhibit lI-4 end IV-t o Potential for stream flow erosion o Limited erosion potential/ non-erosive soi Ls o limited erosion problems o Major erosion potential limited to slopes of 25X or greater (5X) o Channelize through flood inprovements provided by RVAD o Comply with County grading standards o Retain areas of steep slopes in open space status where possible Mitigated to a level of insignificance NiM Erosion/ glowsand Q o No soils conducive to wind erosion No Exhibit Required o No impacts o No mitigation required No significance D Factors Setting Impacts abl Mitigation Matrix Impacts Mitigation Measures ~' Level of Significance Flooding o Santa Margarita watershed o Vail Lake dam/ reservoir o Temecula Creek 0 3 north-south trebling drainages (intermittant) o Flooding limited to intermittant drainage courses 100-yr, flood plain o Vail Dam spillover results in highest vol ones 0 100-yr. flood plain related to tributary watersheds. o Channelize Temecula Creek, retaining channel as open space/ recharge zone o Building pads design above 100-yr. flood plain zone o Open space retention of drei Wage courses 0 lark and recreation use of drainage courses o Bridge mitigation RV~D plan, all-weeter access. Mitigated to a level of f''~ i nsignificancq ( Exhibit II-3 and II-b Noise o Traffic related noise on State Highway 79 o No 65 CNEL contour No Exhibit Required Relationship to 65 CNEL Contour: o State Highway 79 (south side) 67' centerline inQact o Butterfield Roed (west side), Margarita Road (east side) 77' centerline impact o Yolf Valley Loop Rd/ Macho Rd. 75'/65' Centerline impact o Niiigati on within right-of-way except l0-L/2 foot strip. Mitigated through building setbacks. 0 22' mitigated outside of right•of-way through design techniques (see landscape standards) See Exhibit IfI-l8 0 25' (wolf Valley) and 2l' (Macho Road). Mitigate outside of right-of-way through design techniques. Comply with Title 24 and UCB standards and various structural mod- i£itations necessary. D Q Mitigated `/ level of Insignificance D a a U a `~J a a a O Factors 0 D 0 0 0 0 D a 0 0 a 0 impacts and Mitigation Matrix Setting Inpact5 Level of Mitigation Measures Significance Environmental Resources: Air Duality o Part of South Coast Air Basin o Local Climatological factors - Light breezes • Inversion layers • Regionally transported smog from urbanized areas • Unique diurnal air flow exchange Exhibit IV•2 o Short-term (project construction) - construction related vehicle emission o Long-term (project buildout) - Motor vehicle emissions - Power plant emission - Domestic natural gas emissions o Project at full build- out and occupancy will exceed standards as prescribed by the SCADND. o Internalize trip generation by develop- ing on-sire core area service centers o Non-polluting modes of transportation promoted o Intensive freeway and Hwy. 79 corridor use will also limit trip generation factors o Air Duality eMancemenY fee paid by developer to County in conjunction with tentative sub- divisions Significant Cumulative Iopact Water Duality Toxic Substances o Surface waters - Temecula Creek - 3 drainage tributaries o Groundwater - Santa Margarita groundwater basin - Shallow perched aquif ter Exhibit II-3 o No known toxic substances in and around project site o Chararelization of Temecula Creek o Erosion impact to tributaries from construction related activities. o Domestic pollution at buildout o Reduction of grourxlwater supplies through pooping a No impacts o Charmel bottom left in natural state for recharge o Conply with County grading standards - Sandbagging - Desiltation basins o Tributaries retained in natural state for recharge and filtration o Increased groundwater recharge through design o No mitigation required Mitigated [o a level of significance No Significance a a Factors Setting Impacts and Mitigation Nat rix Impacts Mitigation Measures level of Significance Open Space/ Conservation Agriculture o Designation as Ag. Preserve #l7 (Entire projeet site) o Redhewk Specific Plan #l7l surrounding site o Ri perian habitat assoe toted with Temecula Creek 0 100-yr. flood plain zone Exhibit IV-3 o Ag. Preserve #l7 o Present use limited to cattle grazing o Class I end II soils: Limited to creek and tributary drainage areas o Low forage value for pasture areas: Site overgrazed o No adjacent agricultural land uses Exhibit IV-3, IV-4a 8 IV-4b o Conversion of Ag. Preserve land to urban uses o RVAD will channelize Temecula Creek o Confine and retain l00 Year floodplain as open space/recreation use within the channel improvement. o Conversion of Ag. land to urban uses o Ag. Preserve status to be withdrawn. o Marginal economic value of ranching in region o Site in the path of emerging growth area along its Corridor o Economic viability of ranching on Veil site ended approximately l0 years ago. o Value of soils has been diminished through excessive use. o Ag. Preserve status removed o RVAD is providing mitigation enhance- ment program for Temecula Creek 0 115.6 acres of the site will be retained as active and passive open space o No mitigation required Mitigated to alJ level of insignificance n L~.J a Mitigated t~ a level of insignifi D a Q a D D Factors Wildlife/ Vegetation Q 0 D Setting o Three plant conm~mities within site area - Coastal sage scrub (t/2 site) - Non-native grassland (I/4 site) GOLCOONOOd WIIIOM riparian scrub (l/4 site) 0 5 sensitive species o Trapping survey - no Stephens' Kangaroo Rats identified Exhibit IV-5 Impacts and Mitigation Matrix Impacts Level of Mitigation Measures Significance o Removal of coastal sage scrub end non- native grassland cammuni t i es o RVAD channelization will result in the lose of riparian habitat o Impacts to 4 sensitive/ special tooter speei es: - San Diego horned lizard - Golden eagle - Black shouldered kite - Cooper's hawk o Comply with Fish and Game and Army Corp. requirements o lOB acres of open space o Landscape treatment area will use native species of shrubs and trees o large native trees will to retained or replaced if in degraded condition o RVAD will have a riparian enhancement program o Temecula Creek channel will be allowed to revegetate to a natural state Mitigated to a level of insignificance Mineral Resources o No mineral resources identified on site o No record of historical use for mineral extras [ion purposes o No impact o No miTigetion required No significance Energy Resources dO o Energy consumption related to domestie use o No energy resourees identified on site or in close proximity to site o Construction phase: o Conservation measures - Consumption of fuels: - Alternative trip construction related generation factors vehicles (see Air guality) o Project buildout: - Class II bike trails - Consumption of energy: - Title 24 standards Gasoline (1,832 GPD) will be complied with 'Electricity (44,769 KNX/day) -Promotion of the use Natural Gas (452,586 cf/day) of Park and Ride facilities Mitigated to a level of insignificance a Impacts aM Mitigation Matrix Factors Setting Impacts Mitigation Measures Level of Significance U Scenic o State Nwy. 79 o Widen Nwy. 79 to conply o Proposed speci el Mitigated to a Highways recommended as a with circulation standards development thane to level of State Scenic of RVAD highlight the historical insignif icanc ~L 9 I Xi ghway o No i~act to unique aM cultural resources U o State Hwy. 79 scenic or directed o Provide direct access recommended as a rel aced natural to historical/cultural (~'~ County Scenic resources sites U Highway o No inpact to ecological o Landscape major entry o Historical/cultural bal anee of the area points to provide sites not accessible o Increase site utilization line of sight Screening a to the public as cultural resource on from highway one-day sightseeing trips H istorit/ Six mej or sites: Excavate and Catalog: o Professional archaeolo• Mitigated to a Prehistoric o RIV-364 "Old Temecula" o RIV-364 gist will be on site level of ~\'~ o RIY-ll5 Indian Burial o RIV-1520 during grading and insignif i( ~ Grounds o RIV-1521 excavation \~ /J o RIV-1520 Pablo Apis Adobe o RIV-2189 o RVAD will impact RIY- o RI V•1521 Archaeological Maintain end Enhance: 364, RIV•1520, RIV-1521, Site o RIV-l15 RIV-2789 o RI V-1522 Wolf Store Adobe o RIY-1522 o Remove artifacts [o Vail Ranch store proper research o RIV-2189 NcGee Store institution a o Incorporated into thematic cultural nodes: RIV-115, RIV-1522 a o Native American trained observer to be consulted aril retained during f, grading activities which Il JI could impact known sites. - Said observer to be a nenber of [he local Native American a community. 0 Impacts and Mi[i9ati on Matrix Factors Sef Ling a Public Futilities and Services: D Circulation o State Xighway 79 presently has 2 lanes in l34' right-of-way o Butterfield Road and Margarita Road exist in a dirt form - impassable to general public ~' ~/ Water and Sewer 0 a D L.1 0 Exhibit III.B Impacts o RVAD will provide improvements to the following roads: • State xwy. 79 C134') - Margarita Rd. (l00') - Butterfield Stage Rd. (l00'> - Wolf Valley Loop (l00') - Macho Rd. C88') o Surface Streets: - Collector (66') - Surface (60') Mitigation Measures o Roads built to County standards o Roads professionally designed to meet capacity demands o Restricted access to State Xwy. 79 o Coordinated eircul ation design with RVAD o Signalized ~maj or intersections on State xwy. 79 o Incorporate bike trail system Level of Significance Mitigated to a level of insignificance o EMW treatment plant Mitigated to a is expanding to meet level of the development demand insignificance o RVAD has coordinated the design of both water and sewer facilities to meet the site demand o Automated sprinkler system will be desi grid to neat Lounty standards o RCWD will Pi99Y'back a line up But[erf field Stage Rd. and Macho Rd. to storage tank o Existing X" water line (RCWD) runs along State Hwy. 79 o Existing sewer lines stop at Pela Rd./ State Nwy. 79 intersection Exhibit III-9 Fire Services o Fire station approx. 3-l/2 miles from site ran by Calif. Slate Forestry arxi Riverside County Firefighters o Bordered by high fire hazard area o Site not accessible o RVAD will provide improvements to the following water and sewer facilities - water lines: Margarita Road (24") Wolf Valley Loop (16-18") March Rd. (8-12") - sewer lines: Margarita Rd. aM Temecula Creek charnel (15-24") Macho Rd. end Wolf Valley Loop (8-12") o Development will impact existing inadequate fire system o Response time is marginal o Require additional area fire stations apportioned to respective development projects o Develop water pressure Mitigated to a zones that support the level of placement of fire insignificance hydrants o Placement of an area fire dept. will reduce response time o Fire depts. are supported through a development feu assessment (per acre basis) a Factors Sheriff Utilities Setting o Sheriff substation located in Lake E Lsinore o Currently 30 officers patrol zones within the area o Response times vary with respect to the location of the officer to the site and the nature of the call. o Electricity arxi gas from so. Cal. Edison o Service in Hwy. 79 and Pala Road o Cable in Xwy. 79 o Easements for service exists through property o Telephone GTE on Nwy. 79 Impacts and Mitigation Matrix Impacts o Increase demand for protection of both people and property o Require an increase in Sheriffs officers t2 officers) o Circulation system will impact response times o Siting of underground lines o Safety issues o Grading concerns: - Environ./noise o Adequate services and facilities per General Plan o Growth inducement of services Mitigation Measures o Sheriff's review of development proposals o Decrease crime through the application of technology in lighting, landscaping and building laYOUt. o Design circulation system to limit congestion and traffic hazards. o Crading and siting will follow proposed roed- ways o Vegetation replaced o Construction period short o Services provided to meet General Plan requirements o Growth managed by phasing with facilities improvement o No major transmission facilities proposed for site Level of Significance Mitigated to a " level of ins igniticance~ Mitigated to a level of insignifi~ D Solid waste o Dole Butte Landfill 2 mi lee from site - cap. year 2000 o Countywide waste management in 1988 o General Plan concerned with siting and capacity of replacement facilities o Vail to generate 78,800 lba. solid waste daily o Double Butte Landfill will reach eapec ity before year 2000 o Siting issues of safety and conpatibility o Vail does not exceed current capacities o New waste management report addresses siting problems o Fees paid generate financing for new facilities Mitigated to a~ level of insignificance a a 0 a Factors Schools a a a a p0 a Impacts and Mitigation Matrix Setting o Grades K-5 handled by Temecula Union School District o Grades 6-12 handled by Elsinore Union M igh School District o A number of private schools available o Public schools overcrowded Impacts Mitigation Measures Level of Signif itance o Impact schools by generating more students to educate o Grade level demand anticipated in new school development o School districts authorized to do long-range student forecasting o Set aside school site for combined elementary school and inter- mediate school o School located adjacent to parks - deceased acreage demand for site through joint utilization of facilities o School district fees paid by developer to combined districts Mitigated [o a level of insignificance Parks arxl o No public recreation Recreation facilities o No County designated parks within project site o Require 17.6 acres of neighborhood parks (based on guimby Act standard of 3.0 acres per 1,000 people) o Perks required to be developed within project site et developers expense. o Exceeding demand per [he Quimby Act. 0 Setting aside three active parks totalling 20 acres. o Three acre quasi-public swim and tennis club. 0 74.5 acres of regional park in active and passive uses. o Developing equestrian and bike trail systems o Pasco perk of 14.6 acres. Mitigated to a level of insignificance a Libraries a 0 ao o Tenporary branch in Rancho Cal./Temecula at Rancho Ca LPlaze o Library considered important cultural resource by Ceneral Plan o Shortage of facilities in project area o Vail will further o Vail will pay s100/unit Mitigated to a impact existing shortage fee for libraries level of o General Plan requires o Nei library will be insignificance mitigation measures adequate for proposed devel opmenis impacts and Mitigation Matrix Level of Factors Setting Impacts Mitigation Measures Significance Health Services o Two major medical facilities in area - Inland Valley Regional Medical Facility in Murrieta - Fallbrook Hospital in Fallbrook o General Plan emphasizes adequate facilities o Private o Veil Ranch will generate need for approx. 2l new hospital beds o Demand is not great enough to generate new public facilities o Private medical Mitigated to a facilities are expected level of to expand arxi meet D additional needs o Speeif is mi tigacion is not warranted by Vail Ranch Specific Plan Airports 0 Rancho Calif. has one airport west of 1.15 5 miles from site o General Plan considers airport dev. important o Airport in high growth area o Potential health and safety hazard o Vail will increase demarxi for airport facilities. o Increased airport use further impacts noise end safety of public welfare. Mitigated to level of insignif i~ o Increased population end demand will accelerate moving airport to French valley o Vail not significantly impacted by present location o Vail ranch not located within the proposed air- port's influence zone. D Disaster Preparedness o Cattle grazing - limited o Access to site from xwy. >9 o Potential hazard - seismic events - Dma irxadatim seiching - 100-yr. flood event o Specific Plan has incorporated General Plan requirements related to the Xazards Element o ~POSitive impacts: Road improvements to site increasing access o General Plan policies have been addressed and project design reflects same o Inproved roads - Butterfield Stage Rd., - Margarita Road, and - Highway 79 via.RVAD o if bridges fail, access to I-l5 available through Rainbow Canyon Road. Mitigated to level of insignificance U a a a Chapter III. D~ a Specific Plan Development Standards a lJ a D a a a a a 0 a a a III a O a Specific Plan A. Project Description Vail Ranch Specific Plan will reflect a mixed use, master planned community in response to development trends within the Rancho California area. The specific plan will provide a diverse, high quality living environment, attractive to a broad spectrum of individuals and life styles. The specific plan will be primarily a residential development. In addition to residential land uses, the specific plan will provide 92.2 acres of commercial land uses in combination of service/community commercial and historical commercial, in addition to a 34.1 acre business park concept. a The specific plan will retain natural amenity values within Temecula Creek and related tributaries. The site's natural land forms, i.e., flood plains, riverbed escarpments, plateaus and broad washes, have played a D pivotal role in the delineation of projected land uses, neighborhood enclaves, circulation network and open space areas. Q The Vail Ranch Specific Plan will establish project unification and identity through design features such as architecture, signage, landscaping, entry statements and (1~ landscaping treatments. ~~ff The Vail Ranch Specific Plan is bordered on three sides a by the proposed Redhawk Specific Plan. As such, the Vail Ranch Specific Plan has been designed to interface with, and be complementary to, the Redhawk project in terms of land uses and circulation. Buffering between the two n projects will be achieved through the retention of open space areas and landscaping treatments. a B. Specific Land Use Components For the purpose of this discussion, the Comprehensive Land Use Plan, as illustrated on the Specific Plan Land Use exhibit contained herein, has been divided into five (5) subsections corresponding to the following: o Residential o Commercial a - 4 - o Open Space and Recreation. o Circulation o Public Facilities The following table provides a breakdown of the major land use categories in terms of acreages and percentages. Table III-1 Vail Ranch Land Use Summary Use Acreage Percentage Residential 404.3 56.2 Commercial 92.2 12.8 Business Park 34.1 4.7 Open Space & 110.6 15.4 Recreation Circulation 48.4 6.8 Public Facilities 30.0 4.1 Total 719.5 100.0 1. Residential Residential land uses within the specific plan will provide a variety of housing opportunities in response to regional market factors. More specifically, the residential component will reflect a combination of medium, medium-high and very high density residential land use categories and three major product type categories. Overall, the residential uses will establish 2,431 dwelling units (target unitization) dispersed throughout the 719.5 acre specific plan site and at an overall density of 3.4 dwelling units per acre. The residential land uses will be located within eight (8) individual - 5 - A. a d N L ~ c~~ c~} < N <Q f H~ N y~ OL ~ V Z< 6< a 7 O z J n ~ IV ~ N u ~ i t< E;c c =pcoE >r t~: ~r ~U< ~~ ~ 7 P ~ n n L n a u n .~ N m ^ O O P M ~pN Y 0 x _ Z V e. n F, j e" d t 7p o am O FM 6pN j n r n m P ry ry ~O h OD 4 0 ~ E F~ w ~p b i~ 0 o rv,e ~n o' n O ^nei•^~n n N .. _ ., _ •' .^ O ~m~ ~ 2j i ~ ~ pp ~N 1 ~ Z o <7~Q O Q m 4 O[ ~~ ~ N = o FF~° a Z ~ $ < < ,. i O ~ iU L M a i i<aL ~°n~ ~ s ° Y Y~ZF ~ O O F I i O ,,, W x u:~:nW' M F F O < ? ,: eeci aiO V t = u a F ~u < c P r ~ O s r W A ~ I «+ y~ t u7 W F p = W ® O O O M O~ O `~• ... i `~. -... - ~.' I ~` \~1 YTUxi Ix ~) ~~, ti i/• PT: ~~' J ~\ _., 2 ...... d b 1A 1 ~` c /~ ~i ~.: I r` u~1 / , -E,.,4~n ,~a I ° E:-~ ~; s u° yid ., ~ ' ~ ~ a ,. ~ I rt~ s' . `a~6 ~/'~l ` ..~..~ ;, ~ 2X UR4~~C4 ~ F;' ''", "-' ~~V 7 ' ~ ~i ii Y i / ,~'~ ~ ~j ~ ~ ~ ~ r i i Y i '~ ii it r r i -. ~ r ~'. /~~i r ~ .. G~ /; r r rr < r r / ~1 ~/ r r , ._ _. i r,~~ L ~~ r ~~r ~ S ~~~ .y'. r ~ ~ `,1 1~ / {~y / ~ ~'I ~ ~ ~ / &~' • / . 1. . ~, r ~ °e i~. ~r((~ ;~ ! //~//7 Q L_~ O V a o j U ~ U ~~~ S~ ~, oe g b M W a N W w .+ w N F M N O £ N ~F H N N xz ~Za m W N W O L5 U A'i a~ N N o) m I 'i I I N 1 N d 1 N N n N N am n .~ 00 t` N ., ., .-I M O N N.1 N N N 0 b .a N N N d I(I O~ d./ I kl a .a In n N I I 01 m ~ N d I rl I 'I N d 0~ e'I aNm d N1f1 O O O i0 ~0 10 n .Im [p W cp ~ N ~ n a in d W N r/ N N to N N N I I I b b I I c't m e 1 n N .i .~ b 01 .D loner N .1 ri 000 d NiO ii NaDN ' .+ r n O~ N N ~onm ti 1 d n b N b N N ~ n N r s b a b N a N 0 b N d O a OOYIN NID bIOOd dl'1N rl t•I OOdNNddri Ml'11fIN'Id W N N1~ Nri Nei (0 N1'Id N r d N d ri N A n r a ~ ;~ y u7 W N 'O 'O - N e U ro U ro ~ ~ ~ '~ .. .. ...i ° m a ~ ~ ~. w o .~ u a v°o mt ~i H W U\N N ~~i ~ y g g ~'CJ IX duU1N ~ CE E a w7 A fq .7 4~ \~ti N GPCd . AV W q b~4 6 ro -.~\O w . UE 2 ro \W . raC M i - Y ro WOO roN ro W X NFUU.~IH P.b ,..1~ 3aU roro ro ~ ^~ . ((~ O+O ~M ~ .ti ~ O !1 A S O ,C I O k N N ro O O41 N ro [~ S. 'O ro .i .-_ ro ro ro v v ~~ .ti N o WY ro4WUW dC~.i .~ U U NC F ~ W 7 To O.C N b C Y O q O N.y 7 m ~.i -I b. Y O ~ .~ 7 IO b+ Y O W W . ~ ~ O N roOO N ~ C U O L 'I II C 3 1 0 0 Y A . •.1 Y W C b I ro 7 ~.~ Y A ~.1 C b 1 .~ Y A M f / ~ O C 1 H W~ ~.I ,X ?C X d C H Y Y qq .~ O ~ W ~ J ~ Iu~ ;dUF to £ut W PVl N £O'NN N L y LG Y N O~ N N N N W ..I N VI 6 N'n HW K. WM W LLOa TTU Vm~ O W Q a O ~ Z U ~ ~ ~ c~ ~ o o Q o ~~ ~o o ~ ~ o ~ o ~ o D d ~~ planning areas. See Specific Plan Land Use Summary/Phasing exhibits contained herein. o Medium Density The medium density, 2.0 - 5.0 DU/AC, residential areas will be located in Planning Areas 6, 7 and 8 and incorporate 641 dwelling units on 146.5 acres at a density range of 2.0 - 5.0 dwelling units per acre. The low density areas represent Q 26.3 of the specific plan's total unit count. This area is anticipated to include lots in the 7,200 - 10,000 square foot range. Product types within these planning areas may vary between patio homes and conventional single family units. o Medium-high Density Q The medium-high density residential units will be located within Planning Areas 3, 4 and 5, and incorporate 1,266 dwelling units on 129.9 acres O at a density of 5.0 - 8.0 DU/AC. The medium-high density areas represent 52.5$ of the specific plan's total unit count. This area is anticipated to include lots in the 5,000 - 7,000 square foot range. Product types within these planning areas will vary between patio homes, duplexes and conventional single-family units. Q o Very High Density ('~ The very high density residential component will U be located within Planning Areas 1 and 2 and incorporate 524 dwelling units on 32.2 acres at n a density of 14.0 - 20.0 dwelling units per acre. ~, The very high density areas represent 21~ of the u specific plan's total unit count. These areas are intended for multiple family orientated a lifestyles, represented by apartments, ' condominiums and townhouses. Product types within these planning areas may vary. One of the project's major goals is to develop a community of social and economic diversity. The variety of product types offered within the specific plan residential component will play an important role in meeting this objective. The Vail Ranch Specific Plan will integrate a varied ~O - 6 LJ a amenity package to appeal to recreation oriented single families, young families, in addition to mature couples and the retirement segment of the population. Additionally, the adjacent Wolf Valley Specific Plan has incorporated an eighteen-hole golf course into the project I`.SI design. Said course will be a quasi-public course and, therefore, potentially available to the residents of the Vail Ranch community. The inclusion of townhouse and condominium product types will appeal to mature couples and a retirees who no longer require and/or desire a conventional single-family unit and the maintenance requirements inherent in a conventional residence. The very high density residential land uses will be provided with private recreational areas and amenities to augment the project wide open space commitments. Private recreational areas may include facilities such as a pool, spa and barbeque areas.. Precise design and layouts of these facilities will be O achieved in conjunction with future development proposals. 2. Additionally, it should be noted that Commercial ~~ Area A permits the inclusion of a congregate care ~ (~/) concept. With the inclusion of a potential congregate care facility, senior citizens could be an important component of the project. The congregate care concept will allow seniors an opportunity to live in a senior citizen oriented community on a year round or seasonal basis. The congregate care concept provides its residents with full autonomy while providing its members with a varied active lifestyle oriented towards seniors, in additional to geriatric health care facilities. Commercial The commercial component of the Vail Ranch Specific Plan will be served by four (4) separate commercial ~~ areas totaling 92.2 acres. _~_ U ~J The commercial component will be orientated towards two (2) types of commercial uses; service/community commercial and historical commercial. Q o Service/Community Commercial areas A and B, located along State Highway 79, will be orientated towards service and community comme cial uses and encompass 32.3 and 21- 1~ acres r se pectively. Said commercial areas will draw customers from the Vail Ranch (~ project as well as the Redhawk project. u Additionally, the State Highway 79 corridor is anticipated to possess approximately 56,000 residences within the next 20+ - years. Based on this population projection, the area will require a complex and diverse commercial land use inventory. Additionally, the anticipated complexity of the shopping areas will provide a Q needed source of employment for area residences. It should be noted that the State Highway 79 corridor population projection is based upon O information contained in the Rancho Villages Assessment District Environmental Impact Report. No specific site plans for Commercial Areas A and B have been developed. However, it is anticipated that the commercial areas absorption rate will be commensurate with the emerging (~ pattern of residential development in the State DUI Highway 79 corridor. o Historical Commercial Historical Commercial Areas A and B are located along State Highway 79. Said commercial areas will encompass 23.4 and 15.4 acres respectively. State Highway 79 provides an important link to the heavily tourist oriented desert communities in additional to recreational resources within the corridor. As such, Historical Commercial Areas A and B will take advantage of the site's State Highway 79 frontage. Additionally the Historical Commercial areas consist of important historical and archeological resources. It is anticipated that these areas will incorporate historical/period themes and interpretive centers fl -a- consistent with existing on site historical resources. Said interpretive centers and themes are not intended to be exploitive. Conversely, it is anticipated that any interpretive efforts will be a cooperative effort between professional archaeologists, historians, the Riverside County Parks and Recreation Department and the Native American community. A local example of this thematic approach can be found in the Old Adobe Shopping Center, located along Front Street in Rancho California. Additionally, it is anticipated that the historical commercial areas can play off the emerging wine industry within the Rancho California area. This is one example of integrating locally important symbols into a commercial center's central theme. Such an approach has potentially positive economic spin-offs for local industries. 3. o Space will be provided as delineated by CalTrans recommendations in the commercial areas for Park and Ride facilities. Said facilities can potentially mitigate impacts associated with energy consumption, air quality and circulation. Open Space A generous proportion of the specific plan site, 110.6 acres, or 16~, will be retained in various forms of open space, excluding the proposed school site. More specifically, the Vail Ranch Specific Plan will provide open space amenities consisting of the following components; passive open space, active open space, parks and recreational resources (See Open Space and Recreation Exhibit contained herein). Said open space areas are dispersed throughout the project so as to provide each planning area with accessible open space amenities. o Passive Open Space The major focus of the passive open space component is the Temecula Creek wash. This area will comprise 74.5 acres and traverse the entire project site. The creek itself will be improved - 9 - ,:r,. Y ~, •~ 'ro ~ b E9~ ~ fro. U o_. v' ~,' ~ N d/ F- ~ O OJ .c 'm m ro m ~a F. ~ o ' N ~, v. I E. ~ ~. ~ ro ro ~ ' i U U w ,~1 'Z~ O p e O o ~~ ~~ 11o O o ~V :_ O o e \;~~ ~ _ ~ o e ~` Y o_ ` ro o% c 0 0 . ; ~ ~ d ro, ~ ~ P pg 1 S 1 •1 S H O ~ z 8 e e e n e~ e Q ~ t=^} O ~ Z a 0 ~ J_ a Q j Q U ~ ~ ~ C ~~ ~ O b~ a a a a 0 0 0 a 0 0 a a ~a~aa~§4pu~m~ ~p~u0 ~®° ~o~o ®dc~Qf~c~~~l _ cC~c~~P~~o~~ ~'~I ~~ ~r~ ,I~~~ ~P ~ ~~~od~ og ~~oo ~®° ~o~o ___-_ _-n .n n0 nn? _ R~AQNCHO CALIFORNIA V ~~~ ~U~1~~u u MDC VAIL PARTNERS ~~ ~.,,~ Exhibit IIh26 Q .~ 0 0 p 0 LJ a a cCO~§~ DD ~u~s~ ~P~oO~ ~~rp~ucc~~ S~c~4u®m~ ~~~~~o~~ o-~oc~~env~ S~ccQutxao ~°[~ ~9®~ L4®~ ~4PO~c~ ~~~a S~u~~ ~(~P (~®~Ic~ ~~~mo edi n - ~ ~ ~4' B.andscap¢ RAaint¢nanc¢ C°I nti g i.s~ svs (:aseonen8 a Width 4o be 9/a Width to b AA¢and¢eing Developed by Developed by Sid¢aralh Vail Ranch R.V.A.D. I°3c~S54 PO CC4 C>a@J ~d1P~S~flfl~ ~~J~Oo ffi` ~36f~~ ~Pa~60 ~a~c~~ ~udlcsa ®~ (~®a~~J Q~c~csa [~~~m~~nu~~ AP~~~ ~®P ~®c+Ya~~u®~o ®ff ~3ul~c~ ~Pa~uO~ a RANCHO CALIFORNIA MDC VAIL PARTNERS °"°"~°"`°"°''"D" n Exhibit IIh2A U e J a~ m ov ~ c W "C + ~L Y a.. ~.. ~ b ~~ d a w td Q T ro a _O ~C --• T~ fC C 3 "' v I Ys ro .~ ~ ~aU ~Y 1 dma J~ .\ r t W O ~~ .~c ro n. 0 v b -o ~ ~ ~ o ~ z a \ ~ O o ~~ U ~ U ~. ~~ ~ ~ ~ ~ ~ o°'.. D ~£~ D d~ d~ [~ ~ L7 Q D d C7, Q ~J ~ O N ~"' N I b N Q ~ '~ :n c .- id x o J y W a+ ~ LL N 1 ( \ 1 ~ _ N f~ ~ ro 3 v Q ~ C .p O T + fd ~ t J ~ a J ~ .V roW,. C C W +-+ .~ C N v ~ ` _~ ~ b .X ro ~~ ~~~ 0 '- ®~° O m 0 a 0 g ~ ~ ~ z U O ~ a J U ~ ~ ~ U ~ ~ C7 ~ C~ C1 ~ ~ C~ d ~ D C5 D D Q d ~~ q I I I ~~. m l 4 I I s r ~ ° X i G J ® C C C m O C C a \~ V-. C g~ O O ~ J U ~ ~ V ~ ~ ~ D ~~ Q ~, in order to provide the specific plan development protection from a 100 year flood event. However, said improvements are anticipated to be soft bottomed. D The channel will likely consist of manufactured 1-1/2:1 slopes, and lined with concrete with a Q soft bottom. This will allow for aquifer recharge along the water course. The open space concept may ultimately develop as a regional park facility. For more detailed information, refer to Development Plans and Standards section of this report. O o Parks The Vail Ranch development will include four (4) active park si tes: Park A, Park B, Park C and a Paseo Park D. Park A is located in a broad wash area between Planning Areas 6 and 5. The location of Park Site A wil l have several D advantages. The setting is centralized to the overall development with both vehicular and pedestrian accessibility. Additionally, the park site will provide pedestrian access by way of a broad, well-defined wash into the larger regional park proposed within Temecula Creek and the linear Paseo Park Site D that bisects the Vail D Ranch development. An improved active park setting, accessible to open space, enhances the overall open space amenity and, further, the n park's location will tie the site into amore ~vp regional open space system, see Park Site A exhibit contained herein. It should be noted that the Park Site A exhibit is for illustrative D purposes only, the definitive site plan will be provided at the development stage pursuant to plot plan approval. D Park Site B consists of 2.2 acres and is located adjacent to Planning Area 3 to the north and the Redhawk Specific Plan to the south of Macho Road. Vehicular access to Park Site B can be achieved by way of Macho Road and pedestrian access by way of Wolf Valley Loop Road. Park B is anticipated to include open play/landscape amenity areas, tot D - 10 - lots and junior play/adventure play areas. The site's location will provide the eastern half of the development with an easy accessible and convenient park site amenity. Park Site C will consist of 4.6 acres exclusive of the associated elementary school site. The site is located in a broad wash area that skirts the development's south and western boundary. Said broad wash represents a primarily passive open space amenity that is tied into the larger Temecula Creek regional park open space component. The park site will tie into and complement both the passive open space amenity and the elementary school facility. The location of Park Site C will permit the elementary school an opportunity to incorporate the park site improvements into their sports and recreational activities. The open space area is a tributary of Temecula Creek and its natural drainage pattern and discharge into the creek will be retained. This open space corridor, while not a part of the Redhawk open space land -use designation, will take advantage of the adjacent proposed golf course location. The open space area will be improved with an equestrian trail, as required by the Riverside County Parks and Recreation Department. Paseo Park D is 11.5 acres in size and corresponds to a broad wash that commences just north of the proposed elementary school site and roughly bisects the project in a north-south orientation. This drainage course also represents a Temecula Creek tributary and its drainage and discharge pattern into the creek will be retained. The paseo park's improvement package is anticipated to include a progressive fitness course (ka par course). It should be noted that .the paseo park site plan is for illustrative purposes only. Ultimate design will be decided at the development stage per plot plan approval. - 11 - 0 ,,a o Recreation Another aspect of the active open space component is the inclusion of the swim and tennis club. D This component includes a 3.0 acre site and will be sized to service the needs of the anticipated development within Planning Area No. 1 in addition to the Vail Ranch community. The presence of the swim and tennis club will provide the school district with additional close at hand facilities. The Vail Ranch development has also incorporated an equestrian trail system through the Temecula Creek wash and its tributary which skirts the project's southern and western boundary. Said equestrian improvements will implement the Riverside County Parks Department's Master a Equestrian Trail Plan for the region and coordinate with open space improvements scheduled within Redkiawk Specific Plan. Said equestrian improvements will link up with the Riverside County Region Trail Network for the Rancho California/Temecula area. Additionally, the Vail Ranch Specific Plan will provide Class I and II bike lanes within the development plan. A class I bike trail system will be incorporated into the Temecula Channel improvements design. D The trails system will network with a Class I system planned to the west within the Redhawk Specific Plan and the Old Vail Ranch development. o See Class I Bike Trail Improvement Cross-section Exhibit contained herein. A class II bike trail system will be incorporated into the wolf Valley Loop Road improvement section. a 4. Public Facilities D Public facilities provided within the Vail Ranch Specific Plan are limited to two (2) proposed school sites. The school sites consist of a 20.0 acre intermediate school and a 10.0 acre elementary a school. Phasing for the school sites .will be dedicated by State funding program unless otherwise provided by Temecula Union School District (TUSD). n In the event the TUSD or State officials elect not to - 12 - a utilize the proposed site, the project sponsor will retain a vested right to develop the site in accordance with the medium and high density development standards commensurate with adjacent Planning Areas 3, 4, S and 6. The project sponsor will negotiate with the TUSD for the purchase of the site. The proposed internal loop system will disperse traffic throughout the subdivision and allow safe traffic circulation and pedestrian movement. As is the case with the bridge improvements, the major backbone circulation network will be constructed pursuant to the Rancho Villages Assessment District as part of the Phase I and Phase II improvements. Circulation The major circulation network within the Vail Ranch project will absorb approximately 48.3 acres and utilize existing right-of-way to the greatest extent possible. Said rights-of-way are for the most part established dirt roads which are evident within the project site. Presently, paved roads are non-existent with the exception of State Highway 79. Primary access to the subject site will be achieved by way of State Highway 79, with Pala Road serving as the project's secondary source of access. Direct access from State Highway 79 into the project site will be achieved via Margarita Road and Butterfield Stage Road. Presently, these roads traverse the Temecula Creek wash and lack all weather accessibility. All weather access will be provided through the construction of bridges for the Butterfield Stage Road and Margarita Road creek crossings. Said improvements have been incorporated within the Rancho Villages Assessment District (RVAD). Internal circulation will focus on the Wolf Valley Loop -road system which provides the circulation coordination between the Vail Ranch and Wolf Valley properties. Additionally, wolf Valley Loop will provide Vail Ranch an alternate access to Pala Road by way of Fairview Avenue and Wolf Valley Road (see Redhawk Specific Plan exhibit contained herein). - 13 - C. Development Plans and Standards The vail Ranch Specific Plan development will combine various residential, open space, commercial, community oriented and open space land uses, consistent with the emerging pattern of master planned urban development within the Rancho California area, and more specifically, within the State Highway 79 corridor. The various land use designations throughout the specific plan proposal will require an urban level of (~ infrastructure, public facilities and services to Lf accommodate the anticipated land uses. Compatibility and adequate transitioning between neighboring land uses must O be achieved in addition to establishing a source of unification throughout the specific plan. Towards these ends, the ensuing section will consist of O community level development standards, individual planning area standards and provide for architectural and landscaping guidelines. This section will also set forth 0 the implementation program for the Vail Ranch Specific Plan. 1. Project Wide Development Standards Project wide development standards shall be applied to implement overall design coordination of D development areas within the Vail Ranch Specific Plan. Said standards will be applied to all eleven (11) residential planning areas which are intended to be individual neighborhood enclaves with design characteristic and standards which are tied to the Vail Ranch community in the larger context. n The inclusion of an architectural design manual, u landscape guidelines and a project implementation program will lend further support to the project wide level of standards. The ensuing discussion has been divided into nine (9) 0 subsections corresponding to the various design elements to include the following: o Residential D o Commercial D - 14 - a a a o Open space and Recreation Areas u o Circulation Standards o Drainage Plan ` o Water and Sewer Plan U o Phasing Plan o Grading Concept Plan o Landscaping O a. Residential Development Standards The following residential development standards O discussion will be divided into two (2) sections corresponding to project wide development standards and to category specific development standards. 1) Project Wide Residential Standards (~ ^ o The Vail Ranch Specific Plan shall be ~""~/lll J\ developed with a maximum unit count of 2,431 dwelling units on approximately O 719.5 acres, as illustrated in the Specific Plan of Land Use exhibit contained herein. a o Single family subdivisions, planned residential developments and multiple family plot plans will be marketed to n merchant builders under strict design u review provisions contained herein. D o The project sponsor, MDC Vail Partners, shall also serve as the master developer for implementing subdivisions. a o An environmental assessment shall be conducted for each tract, plot plan, change of zone or any other discretionary permit required to implement the specific D U - - 15 - plan. The environmental assessment shall utilize the identified impacts and corresponding mitigation measures presented in the EZR prepared in conjunction with Specific Plan No. 223. a o Subdivision street lighting shall utilize low pressure sodium vapor lamps. o Specific plan zoning will be the implementing zoning designation with each subsequent development application. o Flag lots shall not be permitted except as approved by the Planning Director. O o Final development densities in each planning area shall be determined through a review of tract map, plot plan or O conditional use permit applications up to the maximum density based upon the following factors: * Specific plan requirements; ~'''qqq * Adequate availability of service; ( 'f * Adequate provision of recreation and ~ open space areas in accordance with the specific plan development standards; * Adequate design of lot and street. Q layout in accordance with the specific plan development standards. a * Sensitivity to neighborhood design in accordance with specific plan development standards. 0 o Maximum density subtotals for any major land use category designation shall not be exceeded individually or cumulatively for low, medium low, medium high and high major land use designations. Refer to a a - 16 a the Implementation Program and Admini- strative Standards subsections for a more detailed discussion of planning area density requirements. 2) Category Specific Development Standards The following development standards are O tailored to the individual major land use categories and designations within the Vail Ranch Specific Plan. Said standards will be implemented through the specific plan (SP) zoning designation. o Medium and Medium-High Residential Q Standards: ,; Medium and Medium-high residential O ~ standards shall apply to Planning Areas 3, 4, 5, 6, 7 and 8. ~. ~~ a ~ `_' ~ Description: ,~,~ The six (6) residential planning areas within the low and medium-low land use r]~ ~, categories are distributed throughout the ~~~ I\ ~ ~;~ Vail Ranch project and represent the / `_` primary focus of the single family .~: U., residential land use inventory. The -i ~. medium density category has a'permitted ~-. density range from 2 - 5 dwelling units per acre and the medium high has a O permitted density range from 5 - 8 dwelling units per acre. The proposed maximum density within each planning D area range from 4.0 to 5.0 for the medium density and 5.0 to 6.0 units per acre in the medium high areas. Standards: The following development standards shall 0 apply to all medium and medium high density planning areas: Q - 17 - * Medium and medium-high density residential uses shall be developed in accordance with the Specific Plan land Use exhibit and Residential Product Types 1-5 exhibit contained herein. * Flag lots shall not be permitted unless otherwise approved by the County Fire Department and Planning Department. * The minimum frontage of a lot shall not be less than 40 feet for low density areas and 36 feet for medium low density areas, except that lots fronting on knuckles or cul-de-sacs may have a minimum frontage of 35 feet measured along the face of curb. * Minimum yard requirements shall be as follows: - Reciprocal easements shall be permitted as determined appropri- ate by the Planning Director. - Buildings shall be set back from the tops and toes of .s lopes in accordance with County grading standards. - The rear yard shall not be less than 10 feet as measured from the rear property line to the rear building setback line. - All residential structures shall require a 5 foot. setback from the property line. - Fences, walls and courtyards shall be permitted within 1 foot of the property line. - 18 - E1 ~' ~~ qq'tl C~ ... 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'~ ); il) 11.E '` ~ i~ (i ~ i} ~ -`~1 ~ ~ , cililIl~r:`~, 1 ~~ ~r..~.. A 1 /~;~ ~ IprSi ( ~~~ i , i ~'_I, ~ -" U i ~ I ~ 'IN ~ ~ ` ~( ~~ ~,~~fj A\Z~ ~~ rIl ~ ~ I (II~~~x ~`, ~~~y° (_ a ~ ~~ ~ Wnll „til V X b t ~^ :. ~ < E Y .. A ~ ,~ ~'•~. N n J 0 9 N :~ 4 ~~ I r <, ? ~ E N ,. L~ ,,1((1~~I ~ O / ~ ~ v I ~ ;Nf~! ~ I ~ T ny ~~, off. c e~ ~'-:~_~ y` ~ ~' }: ® y Ip ~~~ ~ oC S 3 ~ ~ ~~! P Q • p ~ ~ ~¢ A z w W U Z ~, ~ U g u~i `` 1"' w { m c a ~ V s y r = N c V~ A O V ~ s J v )5 j y •, G ~ Y n' ~ .. e < H: : , :1 9 i 1 F 1 ~ . V 6 ~I N O - I I ~ V • ss4p;. N ~ 9i- ~{ `~~ e V ~ ) ~~ . yly C 1~ « ~~ ~ ~ "O ~ .`~ r e i P. g ~• a m < ~ b (. ~ 3 ~ < ^ a ~ ~ J ~ f x I i„~ 1 ~ ~. ~ 1 ~ -u t n~' 6 ~_ ~'~~N •~ ~~ ` i ~rt ~, ~ I ~; ,t:, ~ ~ (II ~ I~ g r . ~Bf::Y:. F `. Y N e r9'a,~ w', ~' Y w O ~ Y ~ i ~ T gar Js~yet BV r Y 'C V W w ~l~ E E 0 U o ~o a o 0 0 0 0~~ o 0 o co 0 0 V s L K LL O~ ~ ~ v c~ O~ ~ p~~ V "' ` V 0 a 0 - The minimum building separation, excluding fireplaces and roof eaves which may encroach two feet into side yard setbacks, shall not be less than 10 feet, as approved by the Planning Director • on a case by case basis. - Side yards for detached products on interior and through lots shall be not less than 10~ of the width of the lot, but not less than 3 feet in width in any c event, and need not exceed a a width of 5 feet. Side yards on corner and reversed corner lots shall be not less than 10 feet 0 from the existing street/property line upon which the main building sides, except that where the lot is less than 50 feet wide. * Minimum pad areas shall be as follows: ~~ - Net useable pad areas, excluding slopes in excess of 1 foot in vertical height shall not be less than 3,600 square feet. - Net useable pad depth, excluding a slopes in excess of 1 vertical foot, shall not be less than 75 feet. - Net useable pad width, excluding slopes in excess of 1 vertical foot, shall not be less than 36 a feet. * Automobile storage space shall be provided as required by Section 18.12 (~ of Riverside County Ordinance 348. ,O - 19 - 0 * No more than one permitted residential product type shall be developed in each planning area. Very High Residential Standards Very high residential standards shall apply to Planning Areas 1 and 2. Description: The two very high density land use planning areas are located near major project intersections or adjacent to commercial land uses proposed within the Redhawk Specific Plan. The inclusion of a multiple-family component will provide diversity to the Vail Ranch residential land use inventory and provide varied housing opportunities. The permitted density range is from 14-20 dwelling units per acre as established by Riverside County Land Use Standards a Density Ranges. The maximum density subtotal for Planning Areas 1 and 2 are ~, 16.2 dwelling units per acre with a ( ~9 maximum subtotal unit count of 524 ~~ dwelling units. Standards: * Very high density uses shall be developed in accordance with the Specific Plan land Use exhibit and the Residential Product Types 6, 7 and 8 exhibit contained herein. * No more than one permitted use described herein shall be developed in each planning area parcel. * The following special design features shall be required for. multi-family products: _ 20 a O~ d a O ~] a ~ 4 ppO W I _ ~p -`~- o ppC b _~ ~_ 0 i P 0 e~ P ~® V Q ~® V r~ Gd p~ g ~C ® n® ' A P~ 0o q c~ ~ p~ ~d q~q C~ ~_ ~' 0 ~~~//~~ Gd ~~ ~ Q f ~~ ~~ ~® ~~ ®~ ~~ o~ ~ ~~ ~~ Ei'I ~ ~ < o A ~ ( 4' . L U X 1-1 b W Q~ ~~ o a o JJ _J o Q Z Q V ~ ~ ~ o ~o c~ 0 0 0 0 0 ~1 0 0 0 0 0 0 0~~ o G~ oc~ I epo b e® Bpi ~+ I e~ q~ C7 ~~ m c ~ ~ I ~ ~ 1 t x u5 W J u ` ~. ~\ ~~®po r'~ Q C.~ ~~ o O /// ~~~ q~ Q U Q a ~N ~ O U ~ > o ~ V ~ ~ ~ D ~O D 0 0 0 O O~ 0 0 0 0 0 0 ~~t~ O a - Neighborhood entries shall be _~~/ provided at all entrances; - One access point to a collector or larger roadway shall be provided for each 100 dwelling units or fraction thereof within ~(~I a planning area; u - A minimum of two access points shall be provided for each multi- family planning area; - The minimum average building separation for each planning area -~ shall be 20 feet as measured between the sides of each building which abutts another building; - The minimum building separation (~ shall be 10 feet; IL61 - Patios, balconies and outside stairs may encroach into the -~ minimum building setback no more than 2 feet, or as approved by the Planning Director on a case by case basis; - Special paving such as stamped concrete or brick strips may be provided at each project entrance; h - Curb cut dimensions for each U drive approach entrance shall not be less than 36 feet wide nor more than 40 feet wide; - One major recreation facility shall be provided for each planning area; a - 21 - 0 D ,~ One minor secondary recreation `` vv~~ area such as tot lots, barbeque ,CS areas, patios or spas shall be provided for every 100 units or Fy fraction thereof within a U planning area. b. Commercial/Business Park Standards The ensuing commercial standards discussion will be divided into two (2) subsections; a brief description and commercial land use standards. a) Description a The four (4) commercial and one (1) business park designated areas within the Vail Ranch community are located entirely along the State Highway 79 D right-of-way. The projected total of 71.9 acres of commercial will be oriented towards two (2) types of commercial uses; service/community commercial and tourist commercial. The 34.1 acres of business park shall be oriented towards light industrial, industrial park and research/ n ' development land uses. .-l~ o Standards: {-~/ The following development standards shall U apply to all commercial and business park areas within the Vail Ranch development: ~~ * Commercial and business park uses shall be developed in accordance with the Specific Plan of Land Use exhibit contained herein. * Parking shall be provided as required by a the appropriate section of County ordin- ance 348. Additionally, up to 20$ of the total parking count may be sited for compact cars. * Building elevations shall include full roof treatments and all mechanical roof- (, mounted equipment shall be shielded from IJJI view. - 22 - ld * The rear and side yards of commercial buildings shall be landscaped so as to shield them from adjoining residential areas and adjacent streets. * Storage areas and trash receptacles shall be located so as not to impose adverse health and noise impacts upon adjoining areas. * Concurrent with future development plans, the respective commercial and business park areas shall establish their individual signage programs. Said signage programs shall be consistent with Ordinance 348 in addition to incorporating the following signage criteria: - - Commercial and business park signage shall be limited to below the roofline and be consistent in color and general theme. Free standing signs should be a maximum of twenty (20) feet in height and be of a size only necessary for identification. - All signs shall be well integrated into the landscape treatment. - All commercial signage shall be compatible with the overall theme established by the respective commercial developments. - All signs shall be of a professional quality. - No signs shall be painted directly on any building elevation. - Monument signs shall be the encouraged for all commercial developments within the specific plan. - 23 - Q LJ ~~ D Q D U a - Monument signs should be set back a minimum of five (5) feet from property line and five (5) feet from any driveway. - Only one monument sign shall be allowed on each site. - Monument signs should have a concrete or masonry base and should be compatible with the building architecture. - Double-sided monument signs are allowed. - Monument sign interior and exterior lighting is allowed. External lighting, however, is encouraged so long as the lighting source is well concealed and consistent with the plan area design objectives. - Multi-tenant commercial buildings within areas zoned for commercial land use should have only one sign for each tenant. Major tenants may be exempt from this requirement. - Tenant signage should be well integrated into the building design. - Multi-tenant commercial facilities shall have a cohesive, well integrated signage program. The overall coordination of all tenant signage shall be considered in signage program design, review and approval. - All multi-tenant signs should be constructed of the same materials, have similar dimensions and coordinated colors. Major tenants may be exempt, depending upon their individual requirements. - 24 - - Sign area must be two (2) feet below the top of parapet wall and two (2) feet from the edge of the building. - Signs must be horizontal. - All signs shall be similar in design, having the same size, shape and color as its neighbor. However, major tenants may be exempt from this requirement. - Signs shall be mounted at the same height and shall be in close proximity to the entry of tenant's space. - Where signs are mounted, the mounting shall be flush with building wall and shall not be painted on. - Directory signs shall not exceed five (5) feet six (6) inches mounting height. Signs shall be three (3) feet wide, four (4) feet high, and shall be designed to be changeable. - Pylon signs shall be prohibited. - Revolving, rotating or moving signs shall be prohibited. - Signs with flashing or blinking lights shall be prohibited. - Roof signs shall be prohibited. - Projecting signs shall be prohibited. - Totem signs displaying the names of each tenant shall be prohibited. - Portable signs, including vehicles used as billboards, shall be prohibited. - 25 - - Any strings, pennants, banners, streamers, balloons, inflatable objects, flags, twirlers, propellers, noise-emitting and similar attention n getting devices shall be prohibited, u except: a National, state, local governmental, institutional or corporate flags should be allowed. Flag pole locations should be shown on the site plan for approval. Only one set of flags should be allowed on each site. n Holiday decorations in season, used ILJI for an aggregate of 45 days in any one calendar year, should be allowed. Pennants, banners or flags used in conjunction with subdivision sales offices and tract entry points should be allowed during the initial sales period. * An environmental assessment shall be conducted for each plot plan, conditional use permit and/or specific plan amendment. Said environmental assessment (~ shall utilize environmental impacts and u corresponding mitigation measures addressed in the EIR prepared in n conjunction with Specific Plan No. 223. * Final commercial and business park development plans for each commercial a' planning area shall be determined through the appropriate development application with site plan design based upon, but not n limited to, the following: Ildl - Adequate availability of service; n - Adequate access and circulation; U - 26 - U U - Sensitivity to neighboring land uses and design through appropriate architectural controls, site plan design/layout and landscaping treat- ments. - Applicant must demonstrate that demand for services are commensurate with the proposed intensity of {, development. L1 A comprehensive architectural and o development package must be submitted with all plot plan and/or conditional use applications within the commercially designated areas and shall include the following: - Color and material exhibits - as indicated below describing all a exterior colors, textures and materials for all buildings, roofs, walls, fences and special paving within the project: a) One (1) color and materials sample board (maximum size 8 x 13 inches by 3/8 inch thick) con- taining precise color, texture and material swatches or photographs (which may be clipped from suppliers' brochures). Indicate on the board the. name, address and phone numbers of both the sample board preparer and project applicant, Assessors parcel number, and the a manufacturer and product number where possible (trade names also acceptable). b) One (1) copy of the architectural elevations colored to represent ('~ the selected color combinations, I ~ with symbols keyed to the color and materials board. The written D - 27 - a a 0 ( 1 colors and material descriptions U~'r1 shall be located on the elevation. n - Complete street elevations, including IUI all buildings, walls, entries and proposed landscaping treatments in colored form. - Provide scaled site cross sections to describe the project cutting the property on a generally north-south axis and east-west axis; including adjacent properties to a distance of ~9 300 feet showing existing adjacent iy structures. These plans are intended ~J to show the relationship of proposed buildings with street grades and neighboring properties. - - Parking and Landscaping plan. * If requested by CalTrans, a portion of a commercial area will be reserved for the inclusion of a Park and Ride facility. (~J~ Size of the facility and location will be ~/ at the discretion of CalTrans, if a facility is deemed appropriate for the site. c. Open Space and Recreation Standards n The following discussion shall be divided into ~J two (2) subsections: project description and open space/recreation standards: a o Description Open space and recreation areas incorporate a project, total of 110.6 acres and may include neighborhood park sites, regional park land, schools, bike trails, equestrian trails and a facilities and natural open space areas. Open space and recreation areas are provided throughout the Vail Ranch community. Open space not only serves as an amenity, but also a ~ _28- a as a tool to conserve natural formations and uses. The open space areas also provide a buffer from uses which vary in intensity. Recreation facilities can be divided into six (6) components; neighborhood park sites, community park sites, paseo parks, regional park land, bike paths and equestrian trails. open parkways, natural and quasi-natural open space and manufactured slopes and biological resource enhancement areas. 0 Standards: The following development standards shall apply to all open space and recreation areas: * Open sp shall be the Open contained * Permitted areas and ace and recreation facilities developed in accordance with Space and Recreation exhibit herein. uses shall include park open space areas. * Park Site A: Park Site A shall be developed on approximately 3.2 acres adjacent to Planning Area 6 and Planning Area 5. Park Site A shall include play equipment, free play areas and other amenities commensurate with community park site facilities. Park Site A shall be offered for dedication and approval prior to fifty percent (50~) occupancy of the dwelling units in the final tract map in the planning area adjacent to said park site. * Park Site B: Park Site B shall be developed on approximately 2.2 acres adjacent to Planning Area 3. Park Site B shall include play equipment, free play areas and other amenities commensurate with - 29 - a a 0 a D !~ D O D a O U 0 O 0 community park facilities. Park Site B shall be offered for dedication and improved prior to fifty percent (50%) occupancy of the dwelling units in the final tract map in the planning area adjacent to said park site. * Paseo Park: The paseo park shall be developed on approximately 14.6 acres and correspond to a broad wash area that traverses the subject development between Planning Areas 1, 4, 5, 6 and 7. The paseo park improvement package is intended to be oriented toward primarily passive open space uses. In addition, a progressive physical fitness course (kapar course) is anticipated for the park site. The paseo park shall be offered for dedication and improved prior to fifty percent (50$) occupancy of the dwelling units in the final tract map in the planning area adjacent to said park site. Additional, due to the paseo park's extended configuration, the park site can develop in stages corresponding to the planning area under development. * Elementary School/Park Site: The park site associated with the elementary school will be developed over 4.6 acres of the total 14.6 acre site. The park setting will permit the school district the opportunity to incorporate the park site into their activities. The improvement package for the park site shall include athletic facilities or other active amenities as approved through plot plan approval. The plot plan for the elementary school/park site shall be filed concurrently with the plot plan for the adjacent park in the Redhawk Specific Plan. The elementary - 30 - Q school/park site shall be offered for dedication and improved prior to fifty a percent (50%) occupancy of the dwelling units in the final tract map in the planning area adjacent to said park site. a Open Space: The open space area will incorporate a approximately 11.5 acres. Said area will correspond to a well defined drainage course which skirts the project's southern and eastern boundary and represents an extension of the open space/golf course land use designation within the Redhawk Specific Plan. This open space area will be improved with an equestrian trail in conformance with the Riverside County Parks and Recreation Master Plan for the area. The open space area shall be offered for dedication and improved prior to fifty percent (50$) occupancy of the dwelling units in the final map in the planning area adjacent to the open space area. Additionally, due to the open space area's configuration, the amenity can develop in stages corresponding to the planning area under construction. r Regional Park: The regional park site shall incorporate approximately 74.5 acres corresponding to the Temecula Creek area. The portion of Temecula Creek traversing the site shall be improved with 1-1/2:1 manufactured a slopes and lined with concrete sides and a soft bottom. The soft bottom condition will. allow for aquifer recharge within the creek bottom as recommended by the Rancho California Water District (RCWD). The entire Temecula Creek area is presently under consideration by the a Riverside County Parks and Recreation Department as a linear regional park n - 31 - a corridor. Further, the Parks Depart- ment has expressed an interest in incorporating the Vail Ranch portion of Temecula Creek into their required master ~`j plan. Towards that end, the area has U been identified in the Specific Plan ~. proposal as regional park land. Should the regional park concept come to fruition, the area will be conveyed to the Parks Department and developed as a D joint use concept: The improvement package anticipated for the regional park shall conform to the Vail Ranch exhibit entitled Regional Park Plan. In addition n to the Temecula Creek area, the regional 1411 park plan may be expanded to incorporate resources of historical significance D located in Historic Commercial Planning Area A and Historic Commercial Area B. Said expansion will take place in accordance with the procedures as n established in the Historic Commercial u Planning Areas A and B development standards. Conveyance of the regional park site will occur per the ongoing negotiations between the Riverside County Parks and (1 Recreation Department and the project f~ proponent. Actual park improvements will be in accordance with the Riverside ry County Parks and Recreation Department's U improvement time table for the regional park facility. n ~J d. Circulation Standards The following section establishes design standards for highways, roads and streets. Most roadways O within the Vail Ranch Specific Plan will be public streets; however, private streets will be permitted n U wherever appropriate in accordance with County Road Department and Fire Department standards. a O - 32 - a o Description The Circulation exhibit contained herein (-'~ identifies five major road types as listed in u the following table: Table III-2 Vail Ranch Roadway Types Section R.O.W. A-A Urban Arterial Highway 134' B-B Major Highway 100' C-C Secondary Highway 88' D-D Collector Street 66' E-E Industrial Collector 78' o Standards: The following development standards shall apply to all public roadways: * Urban arterial highway improvements shall be based on a 134' R.O.W. landscaped, a curb ('J width of 110' with an 18' median and two 12' U parkways. An additional 4' landscape main- tenance easement shall be provided on each side of the parkway to accommodate a 5' meandering sidewalk whenever feasible. It should be noted that State Highway 79 may require an alternative urban arterial design per CalTrans recommendation. * Arterial highway improvements shall be based on a 110' R.O.W., a curb to curb width of 88' with a 22' median and two 12' parkways. An additional 4' landscape maintenance easement a - 33 - U a a ~• shall be provided on each side of the parkway to accommodate a 5' meandering sidewalk wherever feasible. * Major highway improvements shall be based on a a 100' R.O.W., a curb to curb width of 82' with a 14' landscaped median and two 9' parkways. An additional 11' landscape O maintenance easement shall be provided to accommodate a 5' meandering sidewalk wherever feasible. * Secondary highway improvements shall be based on an 88' R.O.W., a curb to curb width of 64' with no median, two 12' parkways. An additional 4' landscape maintenance easement shall be provided on each side of the parkway to accommodate a 5' meandering sidewalk wherever feasible. State Highway 79 is under consideration for re- designation from expressway (variable width) to O an urban arterial highway. At the State Highway 79 interchange, Margarita Road begins as an urban arterial highway and transitions to a major highway prior to reaching Temecula Creek. Q * The Vail Ranch Specific Plan Circulation Element shall incorporate internal circulation roads to link the various planning areas fronting State Highway 79. Said road improvements shall be determined at the tentative subdivision stage based upon the Riverside County Road and Survey Department review and recommendation. In response to potential access restrictions O along State Highway 79, the internal circulation road has been incorporated and shall provide an important secondary source of access and improve overall circulation among the various State Highway 79 planning areas. - 34 - D * Access intervals to State Highway 79 shall be '~ reviewed and approved by CalTrans at the O tentative subdivision stage. * wolf Valley Loop and Butterfield Stage Road are classified as major highways. a * Macho Road and Vail Ranch Road are classified as a secondary highway. * Individual planning areas will receive collector roads as necessary to facilitate O efficient traffic movement into the major circulation network. - General local street improvements shall O be based upon a 60' R.O.W., a curb to curb width of 40' for lots smaller than 7,200 square feet, a curb to curb width of 36' for lots 7,200 square feet and larger, two 10' parkways for 40' sections and two 12' parkways for 36' sections and a no median except at neighborhood entry areas, with 6' curb sidewalks. e - Collector roads and general local roads ~i] The ensuing discussion will be divided into two (2) O subsections; improvement description and improvement standards. o Description shall be flared at neighborhood entry areas to accommodate landscaped medians in accordance with Exhibit III-4A. Drainage Plan The drainage improvement concept proposal for the Vail Ranch Specific Plan reflects a committment (~ to the retention of nat ural drainage patterns, u drainage corridors and the aesthetic quality inherent therein. The major drainage consider- ation is Temecula Creek and the associated 100 O year flood plain. The flood plain will be contained and managed through channelization. 0 - 35 - a em o vo i~ \ ~ i I' R .~ 3' . "' ~ ;`ro o ~ti ~J w 1~~ ~~ CL Ew Uvvi U Q v ri N ro v Q ~o- .. 1 O ro, ~U Q L s Q~ C ~ ~~~ V ``~ V ~ \r ~ ~ a ///' Y m ~ ~= ~ RS H m ~ ~ NC a, ~ roy m ~ ~ . _' ~~~ c~ ~ ~ c v ~ ~ J~= J ~ () I O '~ \~\ ~+ ' l e_. Yi, ~ ~ ~, '~ c O ~.A ~ .d ~t `' •- 4J -o v o ! o ~ ~ Q -~ -° °- ~ iu- ~°\C c"J I v ro :ro v ~ \ °} ~` o v ~ +, 1 ._ > o ~ ~___ ~ o o w: ~- n- 2 "oo~~° `~ , 43 ~ ,; _ _U ~- - ;, ;'s ,iJ O :~ ~. c ,~~ 4~c ~t ,7 ~/ Q ;i.+ ~.~ ~~~ ~ '`~ ,~ ~.' 1~ ,,o ~'° Qe ~~. e ~~~~ n ~~' ~~'f. \\~~ ~~ _. $~. 'ro 1= c • L .N v w i m e e e / e e ..Y e e , ~ \ ~',, 0 c\ o ~ , ~ ~ 1 e ~ e a~ a ~ U o' o o o U e° v o° e° 0 es F - o I "p ON N ~ 'T m Q ^^'' ~ 1"~ ~~ LLL i ~ O h ~ ~ ~ ~~ L ~ O ~ ..C U ~ ~ ~ X LL.1 •~ root G1 o N ~v O ~ bA b ~ ~ U v~cn 2 ~ ~~~ ai~~ 0 a ® o O O O Q~ O~Z ~~F- O J U ~ ~ U ~ ~ ~ N r x w o ~~ o 0 0 0 o ca ~ o 0 0 0 0 0 0 o a a nO Channel design is anticipated to be soft bottom U and concrete lined, unless otherwise required by the Riverside County Flood Control and Water Conservation District. Major drainages and broad a washes that transect the project site shall be retained as open space or conveyed through storm drain systems. O Some of the drainage improvements, including the Temecula Creek channel and major road crossings O within the project area will be provided pursuant to the Rancho Villages Assessment District. Ten year storm flows will be contained within the a streets' curb areas and the 100 year storms will be contained within the street right-of-way. Storm drains will be provided where either condition is exceeded. Tentative subdivisions shall be designed to perpetuate natural drainage areas to the greatest D extent feasible. _ o Standards * Major flood plains within the project shall ~J be improved as required by the Flood Control and Water Conservation District and the FEMA organization. Temecula Creek improvements shall be funded and constructed by the Rancho D Villages Assessment District unless otherwise approved by the Flood Control and Water Conservation District. (~ * The broad wash bisecting the project site lJ shall be retained in an open space and recreation area. * The circulation system shall be designed to compensate for drainage impacts in accordance with the Flood Control and water Conservation District and Road Department standards. * Where possible, parks and schools should be a designed adjacent to floodways for open space and recreation considerations. 0 - 36 - a C y o E N C 3 ''' j U M C W O ~ ro LL h y C O C m "- N ~ V 'ro a+ O ,~ O d ~ c O O v1 ~ E E u LL E -L " v ` u u ~ E o_ ro h U ~ ro N N p L tL t_a V ~ V U ~ ~ y v v ro u eo N N N ro roa ~ 0 0 o u y,. o_ a a _ 0 0 0 ~a o V ~ ~ ~ ~ >. o c ~ d d a ~ ^~ Q O N Ga O "- o~ey e nn {J O ^ V O u V ~ O ,` ro F I q~ L ~1 W S H O ~ z 0 ® e e e °e~ 0 J o CQ L C J-® ~~ 00 ca CJ ' V N C = W ro ro 'D H ~ ro ~ o c v ~ t° c ~ J N ., N N N d d N u ~ ,y u c ,. Q w U 3 ~ ' n E_ ~ ro ~3 o, b •~ o ro o oA .- 7 m o ~~ C '' O ~ +~ ro N d ~ u y N C w v v r- ~ ~ '- m ro c o a a s ro E ~' L O m '^ ~ a+ 7 '9 ++ O C o ~ ro m 3 J v •ro c c F- ro L I c U ro ~` C '' •~ N ~ v n O' ~ ~ ro 0 N ~ v = v .` ro ~ N ~ ro ~ c N c v v •c y w u Y V J Y m C Q d w v1 "' J W W ~ .. m ;C C ~ N C V ro •b ro c L L O U U U N Q D ~ ~ ~ ~ io ~ ~ C ~- O v ~ ~ N s ~ L ~ to ~' E 0 0 m 4I O O O a •- u -` ~ o ° ? Q ~' v~ m p~ ~ v°" R1 /J p x q~. ~ ~' r:~., # - ~+ ~: ~ ~$ra~er~ ' w ::y O II II ~Z"' a U J :': ~ .. Q o ~° ~-+ _ ~ , g ~ U ~., .D Z U ~ ~ ~ o ~r~ o c~ o o~ o ~1 0 o c~ 0 0 0 o~c~ c~ vo g J i J a U -Y V a c O v +, to ~"~ i v ro c~ . ~ ~ @~ ~ .s p~ s 47 W Q Z LL. ~ F- a U ~ ~ O U ~ ~ ~ a ~a o a a o c~ a ~S o ro a o 0 o c~/o a a a D~ a a Where possible, the equestrian and bike trail system shall be designed along linear drainage features. Lakes may be built in drainage courses and used for aesthetic, retention, recharge or irrigation purposes. Storm flows shall be conveyed through the elementary school site by means of an underground storm drain system to an appropriate outlet as set forth in conditions of approval for the implementing tentative subdivision. Said storm drain shall be constructed and maintained at no cost to the school district. A maintenance entity shall be approved by the Flood Control and water Conservation District prior to recordation of the implementing subdivision. f. Water and Sewer Plans The following discussion sections corresponding to improvement standards. will be presented in two (2) improvement description and o Description All planning areas within the Vail Ranch Specific Plan shall be provided with sanitary sewer and domestic water facilities. The water facilities plan shall generally conform to the Water and Sewer Plan exhibit contained herein. Q The proposed water and sewer improvements will be located primarily within existing and proposed road rights-of-way within the project boundary. a The Vail Ranch Specific Plan's major trunk lines and distribution systems are presently being planned as part of the Rancho Villages Assessment District. Said sewer and water systems have been D designed to coordinate with the respective improvement district's area wide master plans for both water and sewer. a D - 37 - a 0 as ~ v ` ~ ~ C ~. ~' ~ ~ N ~ N O y 4; N .y +' b ~ cn ~ N N > N a ~ ° ~ a'' °> e e O N ~ `~- ~O ~ OD ~"' l-' P" J lN" e- ~ ~ I ~ ~ a o 1 B .~ ~. I ./.~ P N ya r ' Ll W 1 `~5~~`®... ••.. YQ ~..... ~~ ~~ _ ~~ ' .i ;~.., ®~ „r .._ ,.. S m 2 0 ® e 0 0 N O ~.f~ O I'IYIII ~,; .~ Q~ z ~' tl~° ~ w r O~~ 7 r e ~~?~~. .. 0 L i n 'r/~~~,,L4'o~' ~ J a e `' ° ~ U e. e ~ .®uI "~,l i ~ ~/ ` ` ~ ~ < ~ee ~ ~ i' I i 1 o ~~ o 0 o a o a~ 0 0 0 0 0 0 ~ o Sewer lines are designed from 8" to 24" in diameter on site. A lift station and associated force mains are planned adjacent to Margarita Road, and Park Site A. Zt should be noted, how- ever, that gravity flow may be utilized if feasible. Should the pump station be required, it's funding, design and construction will be provided through the Rancho Villages Assessment District. Water lines are designed for 11" to 24" in diameter on site. A pump station and 2 million gallon water storage tank will be developed by the Rancho California Water District to provide a 1380 pressure zone which will serve the project site. Said Rancho California Water District improvements will be constructed coterminously with RVAD improvements. o Standards The following general standards shall apply to development of water and sewer facilities. The precise sizing may vary based upon final design requirements. (~ j * Water Improvements ~~/ 24" Transmission lines will be located within the Butterfield Stage Road right-of-way and the Macho Road right-of-way. Said main represents a piggyback line which will supply the proposed Rancho California Water District 1380 pressure zone holding tank. Additionally, Margarita Road will be provided with a 24" transmission line. 16" to 18" transmission lines will be located a within the Wolf Valley Loop right-of-way. 8" to 12" transmission lines will be designed within the Macho Road right-of-way. D g. Phasing Plan The following Phasing Plan discussion will be divided into two (2) subsections corresponding - 38 - D 0 0 n to phasing plan descriptions and phasing (ur1~/ standards. o Description a Specific plan phasing will guide the timing and sequencing of development in accordance with grading, infrastructure requirements and infrastructure availability. The thrust of the phasing program is to O provide flexibility in order to deal effectively with dynamic market trends and conditions. The three master phases a identified on the Phasing Plan exhibit contained herein incorporate, in total or in part, several individual planning areas. Said phases correspond to areas which can individually stand alone in terms- of balancing grading quantities and providing adequate infrastructure. In that development within each phase. is infrastructure dependent, development within phases can occur concurrently or (~ ^ inconsecutively, providing adequate ~`', Jl consideration for infrastructure has been ~J given. Phasing will focus attention to residential development only, whereby allowing commercial areas to develop independently in response to market considerations. Park and recreation area improvements have been tied to unit counts in order to ensure that the various parks are established without being dependent on any particular phase. Additionally, project phasing will be coordinated with the phasing of planned improvements within the Rancho Villages Assessment District. More specifically, all phases of the specific plan fronting on State Highway 79, Wolf O Valley Loop and Margarita Road shall be - 39 - a a permitted to develop concurrently with the construction of Phase I improvements of the Rancho Villages Assessment District. All areas of the specific plan fronting on Butterfield Stage Road and Macho Road will be permitted to develop concurrently with the construction of Phase II and III improvements of the Rancho Villages Assessment District. Phase I is comprised of Planning Areas 1, 7, a 8 and part of 4. Phase II is comprised of Planning Areas 5 and 6. Phase III is comprised of Planning Areas 2 D and the balance of Planning Area 4. Table III-3 a Vail Ranch Target Units per Phase a Phase I 731.5 Phase II 959.0 Phase III 740.5 a o Standards * Grading, drainage facilities, water and O sewer facilities and roads shall be provided at adequate levels to accommodate development in each phase in accordance with County requirements as implemented through Conditions of Approval for tentative subdivision maps, plot plans and conditional use permits. * Phases shall develop in accordance with market conditions and infrastructure a timing considerations. 0 - 40 - 00 a U a 0 00 Phases may develop concurrently or inconsecutively providing adequate consideration for infrastructure has been given. Commercial and business park project areas shall be phased independently of residential phases as market conditions warrant. Bike lanes, equestrian trails, entry statements and landscape buffers shall be phased concurrently with individual planning areas which include those amenities and design features. h. Grading Concept Plan The following discussion will be divided into two (2) segments; description of anticipated grading activity and general standards to be followed for all grading activity. Description Mass grading and remedial earthwork will be required for all residential planning areas. Limited grading will occur in the Open Space Areas in conjunction with existing various improvements, i.e., ball fields, trails, etc. Additionally, some fill slopes may interface with the open space areas. In terms of earthwork quantities, it is anticipated that approximately six (6) million cubic yards of soil will be moved (cut and fill) to accommodate project development (see Grading Concept exhibit contained herein). Additionally, as indicated in the Temecula Creek Improvement Study, over excavation of the creek bottom will be incorporated into the improvement schedule. - 41 - l_ v ti ~ o ,~ ~, o ~ ~ ~ ,.. ro v °- c ~ .D ~. ro ~ ~ 0o c 'n ',n b M L N vi N ~n N in ~ L `1 L~ b N Q o ewe 1 ~ I ~ ~~ / ,~\~~ ~`~~ ~ `i q ~~ i; / P A lt,j~?°I G _M ..~ d L X W O ~ r r to CJ V ~ o 0 ~~_~ 30 3~- ~ ,~o ter, ~~ ~~ o~ ;~~~~ (~ ~ ~~~. ~i ~i 4y. ~i~:~ 1 00 .` v v c .~ c w U Q a Z ti U 7 O H 0 e 0 M °e~ e •\ ((Q~ Q ~ t=^3 L.L O a 0 ~ J U ~ ~ U ~ ~ ~ ~r .i' x W nII n C~-/Q C~ ~1 © C~ C~ p 6~ O C~ C1 ~I C~ ~] ~0~7 C~ a O o Standards The following standards shall apply to all graded areas within the Vail Ranch Specific n Plan. 14J1 * All grading shall conform to the recommendations of the preliminary soils report filed with grading plans. * All grading shall conform to County grading standards as applied through directives of the Director of Building and Safety. * Grading shall conform to the following county hillside development standards: - All cut and/or fill slopes or individual combinations thereof which exceed ten (l0) feet in vertical height shall be modified by an appropriate combination of a special terracing (benching) plan, increased slope ratio (e.g., 3:1), retaining walls and/or slope planting combined with irrigation. - A slope stability report shall be submitted with all subdivisions creating slopes in excess of ten (10) - feet in vertical height. All driveways shall not exceed an average grade of 15% unless otherwise a approved by the Building and Safety Department. * Prior to the issuance of grading permits, an overall conceptual grading plan or tentative subdivision map shall be sub- mitted to the Planning Director for n approval. The plan or map shall be used '~j as a guideline for subsequent detailed grading plans of individual phases of a development and shall include the follow- ing: O - 42 - - Techniques which will be utilized to prevent erosion and sedimentation during and after the grading process. - Identification techniques which will be utilized in areas which may be graded during the rainy months. - Preliminary pad and roadway elevations. * All manufactured slopes exceeding ten (10) feet in vertical height shall be graded incorporating the following techniques: - The angle of the graded slope inter- facing a natural slope shall be gradually adjusted to the angle of the natural terrain. - Angular forms along exterior view areas shall be discouraged. The graded form of exterior view slopes shall create the appearance of rounded terrain whenever feasible. - Where the toe of the slope exceeds 300 feet in straight horizontal length, the toe of the slope shall be curved in an undulating fashion. * Natural features such as specimen trees and significant rock outcroppings shall be shown on final grading plans. * Graded, but undeveloped, land shall be maintained in a weed-free condition and shall be planted with interim landscaping or provided with other erosion control measures as approved by the Director of Building and Safety. - 43 - a a ~1 ~~ U U i. Landscaping Plan The ensuing discussion will be divided into two (2) subsections pertaining to landscaping concept n description and project wide landscaping standards. U o Description ~' Landscaping within the Vail Ranch project is intended to impart a sense of place and unification through uniform landscaping a treatments. Landscaped areas will include the following: slope planting, landscape buffers, parkways, medians, entry statements, identity a nodes, public right-of-ways and landscape maintenance standards, see Landscape Concept exhibit contained herein. ~} o Standards u The following standards shall apply to all land- scaped areas identified in the Landscape Concept exhibit contained within the Vail Ranch Specific Plan. Additional landscaping criterion are provided in the Landscape Guidelines subsection. * Community and commercial entities shall ~/ reflect the overall theme of the Vail Ranch project as set forth in the Vail Ranch marketing program. Community entry areas shall be custom designed to enhance natural and manufactured features in the vicinity of Q entry areas and confozm to exhibits ccntained herein. * Identity nodes shall substantially conform to the Identity Node exhibit contained herein. * Neighborhood entries shall substantially conform. to the Neighborhood Entry exhibit contained herein. (`~ * Parkway and median landscaping shall conform (_f to the Parkway Landscaping exhibits contained herein. D O - 44 - U a D a a a D a * Landscape buffers shall conform to planning area exhibits and the various Buffer treatment Cross-section exhibits contained herein. * Walls and Fences abutting collector streets and larger roadways shall conform to the Typical Wall and Fence Treatment exhibit contained herein. * Prior to the approval of any development permit, conceptual landscaping plans shall be submitted to the Planning Director and approved for the area of development in question. * All landscaping within right-of-way or maintenance easements shall be maintained by County Service. Area 143 or other entity as approved by the County Director of Planning. * All landscaped planter beds in interior parking areas shall be not less than 5' in width and bordered by a concrete curb not less than 4" in width or more than 8" in height adjacent to the parking area. Land- scaped areas shall be evenly distributed. throughout all parking areas. However, flexibility will be permitted so as not to create a homogenous and sterile parking area landscaping treatment. * Permanent automatic irrigation systems shall be installed on all landscaped areas requir- ing irrigation. * Landscape screening shall be designed to be opaque up to a minimum height of 6' at maturity as determined appropriate at the final design stage of development. * Parkways and medians shall be landscaped in an aesthetically pleasing manner. Landscape elements shall include berms, ground cover, shrubs and trees in conjunction with hard- scaping, meandering sidewalks, benches and - 45 - D d other pedestrian amenities as appropriate and approved by the Cou^ty Planning Director. * Landscaping plans along streets shall D incorporate the use of materials identified in the Vail Ranch Landscape Guidelines. D * All existing trees with a trunk diameter greater than 4" shall be shown on grading plans. (~ * All existing trees with a trunk diameter U greater than 4" shall be preserved wherever feasible. Where they cannot be preserved, a they shall be relocated or replaced. * Any trees removed with 4" or larger trunk diameters shall be replaced as approved by the Planning Director. Replacement trees shall be noted on landscaping plans. * The developer shall be responsible for a maintenance and upkeep of all slopes, land- scaped areas and irrigation systems until ` such time as those operations are the ( ] ^ responsibilities of other parties as approved ' ~ y~J \ by the Director of Building and Safety. * All landscaping and irrigation shall be installed in accordance with approved plans prior to the issuance of occupancy permits for the area of development in question. If a seasonal conditions do not permit planting, interim landscaping and erosion control measures shall be utilized as approved by the n Director of Building and Safety. ~J * Landscaping plans shall incorporate native Q and drought tolerant plants wherever feasible. * The backs and sides of commercial buildings shall be landscaped to visually shield the O structures from adjoining residential property. a - 46 - a i.J I i •J ~ ~ a ~ ~ ~ ~ . ~ ~ F` , v ~ ~ ~ b ' ro v, v c v: ~. T m~ o .~ ~ ro W roi~ ro v -o v c ~ a,w ® ro ~ rof~..,..a ocn ~ a ~ ro c'~ -+ E ' -~ I ~, ' ; o- ~ ro a vii " E U O V•~I ~ m V~ IvVi'C b 0 ~ 'd l.1 'O.. 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Q~ u7 W Q Q 4 U O ~ J U U ~ ~ ~ o ~o a~ o o a c` , LL o o Q Q c~ 0 0 b ~ ~ e en oe~ GL.~ II~~ P" ~J i a~ a .n .` 0 v [~ N w ~ :.. u°u° ~_+ 5 ~' t W Q~ O z J O ~ J U CU ~ ~ C o ~O o o a o 0 0~ 0 0 0 o ca a c~Oc~ a ~~ V 0 ~' 0 ro v I= a~ w w m ro u v c b ~. ~. ~`~. e ~ b O p aq~~ 6~ VI d N q q ~ Y 1 )) .~ f Q u5 W C _~ ~(~J'` /W/~~ +I b L b _~ L Q N W LLLLLL Z J ~ U p a O J U ~ ~ U ~ ~ ~ n O C~CI O O O O C~ O~ O O O C'.7 O O ~C] O b ra °® ~y1 ~ g y~ ~ tl (e~~ e ~S eon J _ _~ N r q A yy 6 rr t W C ~~ r C O N .Y Z 2 0 N Q N ~ W O O ~ J U ~ ~ V ~ ~ ~ o ~0 0 0 0 0 0 0 ~f o o r~ 0 0 0~ o c f e` k 0 M I V ~~ r q~ x Li W ~ r C .` ro v n. 0 v a ro U '~ C ro J O ~-- CC_ R! ~ C ~ ~~ v ~ ~m I ~_ ~--~ cn (/') O ~ H d O ~ J ~ U ~ ~ U ~ ~ o coo 0 0 0 0 0 0~ o c~ c~ 0 0 o c~Oo c~ ,E, •„~r .. .. .. . ?~ 1 Z' °~ ~ ~ e~ b ~ ~ ~ P ~ (91 e ~ ~ m W U C A m N N U ~ U c c m ~ v .. b LL u L Y ~~ ~ C W > J h O ° c . a c ~ E L G V u d ~ ~ ~ v c c ro L U x ~~ X ~ _O ~ ~ ~ Ld U ~ O y a+ N ~ V c V d Q E N yJ v V V Q v C C ~ N 4J L ~ N '- V ~ ~ '- by C .; (0 a U Q .. w N .~, N N N b ~ ~- C H d -o E v ~ ro m d W pp N r N .. ~ W T ~ ~ c ; _~ Y a ~ ~ a d U C ro b v d Ll v V C ,o c v ,~ id LL U v t ~ v Y C .D d ~ J u~ O c o. c ro E ._ ~ L V O U d ~ ~ 0 OD C .; N a U Q v c c ro L V l ~ M C ~ _ yR ~ ... .i' q 'O E L '~ w '~ j- C _O ~ ~ ~ I b ~ .. u ~ ' C W O u v to a u E Q d N ~ N N ~ y ro V C W V c iv 'G Q L N u O O C r L= N 1 N .~ ` ~+ ~ C y ~ E v w > ,~ - ro ,~ d W ~ N r N v f° n. ~ p (~/)~ 00 c v Q m 0 v U E 0 E _ ~ ° a J U Z ~ ~ ~ <Q < o d~c~ c~ c~ 0 0 0 0 0 0 0 0 0 0 oO~ o ~ ~ ~~ ~J d ~ opp~~~,, Ir-"' ~~ P N M a ~ .. A t ' ~ w c. s \ o0 ~~ o~o ~' ~~~pp ~ ' ~ u~ ~1 .~ v Ea ~ ~ E/~ ~ ~ o ~ g~ ~ ~ ~~ ~ ~ ~ ~ °° ~ ~ e~ ~ ~ ~~ ~~ ~~ ~. ~a ~. ~ ~ ~ ~ ~ ~_ ~ ~ ~ ~ ~ ~~ ~~ ~ 0 0 0 0 0 ~ ~ ~ ~ ~ U---~- . `~'~d ~~ - vI.. .,, „ ,I N ~ = ylA - U~a, p E, = K v C ~ y ~ H - ~ ~ W ;~<9-,S ,9-,S ~ J o ~0 0 0 0 0 0 0 ~.( O C~ o 0 0 0~ o ~0 vo 0 O f~ o~ P M M C ~ ... $~ ~1 @ L a s w i 1 ~n J N O1 ~" i ~ L 1 f" 61 •. ? O ~ N ~.-. X03 ~o> > ., u 0° o ~QQ .. ~, ,. ° 3 Q~ ~~~ -L~~~ a O ~ J U ~ ~ U ~ ~ ~ a c~Oo 0 0 0 0 0 0 ~1 0 0`` o o~ o: o oOo 0 ~O U a 0 a D D 0 D fJ~ D. Planning Areas The ensuing subsection provides a description of each planning area within the Vail Ranch Specific Plan. The description will be followed by a list of design features anticipated for the particular planning area. The design feature discussion will be followed by a planning area exhibit, detailing the above mentioned information. Development within the planning area shall substantially conform to the respective planning area exhibits and related typical details. It should be noted that the locations and numbers of various design features are generalities. The definitive locations will vary subject to planning and engineering constraints and opportunities. - 47 - O a 1 Planning Area 1• a. Description: Planning Area 1 is proposed for very high D density residential uses which include condominiums, apartments and townhouses. Planning Area 1 consists of 13.3 acres with a maximum density of 17 DU's per acre and a maximum unit count of 342. b. Land Use and Development Standards a Please refer to ordinance No. 348 included herein. c. Planning Standards: * Prior to any residential development within Planning Area 1, a plot plan must be submited and approved pursuant to Section 18.30 of Ordinance 348 and/or a subdivision has been approved and a recorded pursuant to Ordinance 460. * Two (2) potential neighborhood entry points and statements from Vail Ranch Road. * Perimeter landscape buffer in project a boundary abutting the Temecula Creek to the north and open space uses to the east and west. * Landscaped berms and streetscape treatment along Vail Ranch Road. a * Landscaping on slope areas descending to the Temecula Creek channel improvements. * Very high density housing types, variations permissible. * Neighborhood entry design, see details. - 48 - a D !f - * Landscape design, see detail. ruy\-/ * Access points to align with proposed points of entry in Planning Area No. 8. a * Planning Area No. 1 to contain the proposed 3.0 acre swim and tennis club which will provide on-site recreational opportunities. * Flood protection improvements will be provided just beyond the planning area's northern boundary to contain Temecula Creek's 100 Year Floodplain. II * Please refer to Section III, C a. 1. and LJ 2. for development plans and standards and further landscape standards that apply site-wide. * Please refer to Section III, C i, Landscaping Plans for further landscaping standards that apply site-wide. * Please refer to Section III, D, Design ~]O Guidelines, for further design and ~j landscaping standards that apply site-wide. a a a a a a 0 - 49 - a a a 2. Planning Area 2 a. Description: Planning Area 2 is proposed for very high density residential land uses which include patio homes, duplexes and single-family detached units. Planning Area 2 consists of a 12.1 acres with a maximum density of 15.0 DU's per acre and a maximum unit count of 182. b. Land Use Development Standards: Please refer to Ordinance No. 348 contained herein. c. Planning Standards: * Procedures: Prior to any residential a development within Planning Area 2, a plot plan must be submitted and approved pursuant to Section 18.30 of Ordinance a 348 and/or a subdivision has been approved and recorded pursuant to Ordinance 460. * Identity node at the intersection of Butterfield Stage Road and Macho Road. * Neighborhood entry off Butterfield Stage Road and Macho Road. * Land use buffer and transition treatment between Planning Area 2 and Planning Area 3. Q * Very high density house types, variations permissible. a * Landscape design, see details. * Neighborhood entry design, see details. a a - 50 - ~ ~ 1^ 1~ P . ~ ~, ~~ ~ ' ~' ~. ~ ~ ~ 1 ' ~ ~~ '. i ' ~ l O O p b p C f~. O q q L~ .Y a. ro U Q D s on '" N ~ ~ ~ M Q OJ !'' .. ~--~ > to u~ O N C Q ~"' N j N C X X Q ~ e{ r+1 ~ ~ v1 ~, •W '.,\ N / w ~\ \ ~r O N s! ~.. ~ +~ ~t I ~~ ~~,s ~ ~ X W ~..d,~ I ,~ ~..._.._.1 .. N v ~ j ~ ~ ~ i ~, \\ \~•., 1 '~ ~ ~. / -M-~ ~~ II / I/ p u y~A 8 (~, ~ .D 'p~Q~yjJ; Q .~ G1 W o~ 0 rv 0 ~ y` ~ & U a N I--' Y L fd (d C ~' ~ ~ %., ~~ ~. Cf1 1 y ~J R1 ~_ ~ N ~ ~I ~ ~- 'c ~«- ~... ~ _ pp *" F- ~~ ~ QS c m X ro ~ "' E a~ J N ~ a ~ o a ~ ro bA C .C C i _. on c 'c C p., i c ~dN, N ~ H GJ +.J fl..~ fC ._ ~~ .1.+ X ~ W 41 ~ +~.+ ~ N N ~rt7 L.C. ~~ ~~ F"' A+-~ C 4' ~ 'C '_ t `~ • vYi E W R 7 ~ N .~ ~., ~ ~ ~ I! ~ ~ o ~', I ri o ~ Q Q o , i~~ ~(~'~ U ~ ~ ~~ ~ .. ..J i i ~ ~~ ~, ~ t' /~ ~ ~ ~ ,`~`~ U ~ ~ n /% ~~ a°~ U Q e I a ~ ~ ~ o ,;o, o~ z ~ ooop0 c o ~ C~ , 1` ~- 00°~~~ lip b k/N oQ ~, bA3 ro~ ~~ --° o O v~ ~ro ~o m~ L ~..~ c- ~ N W o- s -Q X .L W on C ro a U u ro ~_ ~' U Q a~ °- ro ~., U Q L 0 bA N _ ''" N Q ~ T ~ N a.~ r ~ in h N C ~ `~ ~ ~ ~ b 'w C X X Q ~ G1 C J v m Y N N 01 0 ~.., ~ R7 N N L ' ~--_ v +~ ro rota ~ vs ~^ x ,.~ O ~W s ~~ _. ~, ~` ~, • '~ ~~ ' ~ ~~'. ~~~r ~;;.« '' ., ~~. . sr v yiM ~~. 61' r i 1~'G ~ C~ C .{J Q) H ~,~ `,~^^ Y/~! /C~ r. •~ a G~/.~.. M kT~ ,ojY 4 "'' {t y~`+, 3:. ..1 q A .n w 0 ~o Q O U ~ ~ O V ~ ~ ~ C7 C~~C~ 'CJ O O L~ Cd O~ D d O O~~ L'~~C7 d a a O * Please refer to Section III., C. a. 1. Q and 2., Development Plans and Standards, for further land use standards that apply project-wide. a * Please refer to Section III., C. i., '• Landscaping Plans, for further landscaping standards that apply project-wide. * Please refer to Section III., D., Design (~ Gudelines, for further design an u landscaping standards that apply project- wide. a~ 0 o~ ~~ D a a a a Q - 51 - LJ 0 3 Planning Area 3• a. Description: Planning Area 3 is proposed for medium-high density residential uses to include patio homes, duplexes and single-family detached units. Planning Area 3 shall consist of 88.7 acres with a maximum density of 5 DU per acre and a maximum unit count of 444. Planning Area 3 fronts along Wolf Valley Loop and Butterfield Stage Road. Primary access will be from Butterfield Stage Road. Alternative points of access will be provided from Wolf Valley Loop. Medium-low residential land uses are proposed across Butterfield Stage Road within Planning Area 20 of Redhawk ~~ Specific Plan. The proposed intermediate school is located to the north, very high density land uses to the south within Planning Area No. 2 and medium-high density land uses to the west across Wolf Valley Loop Road in Planning Area 5. b. Land Use and Development Standards: ~. Please refer to Ordinance No. 348 contained herein. c. Planning Standards: Prior to any residential development within Planning Area 3, a subdivision application must be submitted, approved and recorded pursuant to Ordinance 460. Q * Community entry statement at Butterfield Stage Road, just beyond the Butterfield Stage Road Bridge. * Identity node to be located at the Macho Road, Butterfield Stage Road inter- section. a - 52 - u PH b o~ U L Q 00 ~ E ~n v U ~ ~ .o v n ~ ~ Op C a+ ~ ~ ~ .~ .~ • N C xx ~ Q f~ < < < w M ~ .: ~ ~ ~ e . .. S t W J O i~ .,. C O ® O O ~ °' ro v ~ O ~ !~ ` ~ N ~ `p CN ~ (d ~ ~ M ~ W ~ ~ o ro N m- O ro u c ~ s Os ~ _;_ ~ u x -O x p -p ~ C av+ ~. ~ W LbAW S o ~ to D.. m ~ J N ,~ ~/~ Z to ~uP ~~'~` aA{ ~ \ I ~p 64. m n l~ ) ~ ~ / 6 ... ~om.~,~ , - CN " ~ ~ la° + I \ ./o,~_ l ~~~~, ~. _ ^ ~ ~i t/~ ,C fC ;~ 3~ 1. ~. 7 ~~ w ° f>~~ ~ ~' . ~ ~ ro v , ~ a 'II~J \ ~; / ~ ~ , i ,; ~_ o ~. ~, 1, U,,~it ~.,.~~ ~y-~ ~ ~ L~ { i rr ~\ P O ` ~ ~ -'~ i/^\ ,dry b ~\~~/./ ~~ ~I vl ~ ~/ ~~.~1/ ._ /Y ~~\ .{" ~~~~ \Z. U: ~ ,, O \ T~ ) ~~" ~ ~ , r .: ;~ (1ST 'i- ~ ~ \ ~x=: 'p ~ ~ ~ r ~~ 'r.°~ ~ ~ i i .. ~ ' l'~Uti Q o , ', ~ _ ' _' ~ y ~ n O 1 I v i / /~ t / . 1 ~~ ~ ~ ~ :> ~~ ~ ~~ V it ~ ~ \$'~% ~ n 'd. ' i , ~q`P , 1 i ~ i 1~1~\ ~l ,, i I q.7 a ~ . .~~- ~ - ~ / ~ ~~ `~i ~ ~ 'a; ~, ~. ~ ~C (0 ' r O ~Q Q ~, , ~~~~,~'q}; ,.. p~, p ~y7"- ~ ~ ~ W N -O ~ II II ~"' _ ~ lug ro N Q. - oo U a ~"' C _1 ~ N =_ ~ ~ Q fU ~ ~ m e~ ~..i ~ fY ~ < ~ x > "" tN X N W ,~, in y:l W v N us .x ~ ~~ 3 u ~ ~N O ~O C7 Q O ~7 D CO ~ d >~ C~ G D~ ~d a O * Identity node to be located at the Macho a Road and Wolf Valley Loop intersection. * Neighborhood entries at Butterfield Stage n Road and Wolf Valley Road. DUI * Landscape buffer treatment between the intermediate school and Planning Area 2. * Medium-high density housing types are appropriate for. Planning Area 3. a * Circulation improvements to coordinate with the adjacent planning areas in the Q Vail Ranch development in addition to the Redhawk development. * Please refer to Section III, C., a., 1. D and 2., Development Plans and Standards, for further land use standards that apply project-wide. a * Please refer to Section III., C., Landscaping Plans, for further landscaping standards that apply project- ~ ^ wide. ~`~~~Jl * Please refer to Section III., D., Design Guidelines, for further design and land- scaping standards that apply project-wide. (~ * Class II bike trail to be located within ~J the Wolf Valley Loop right-of-way. a * Landscape design, see details. * Neighborhood entry design, see details. ~L - * Identity node design, see details. lJ * Class ZI bike trail design, see details. D - 53 - 0 4. Planning Area 4• a. Description: Planning Area 4 is proposed for medium-high residential uses to include townhomes, duplexes and single-family detached. Planning Area 4 consists of 38.1 acres at a madimum density of 6.0 DU per acre and a ('~ maximum unit count of 229. Planning Area 4 U fronts along Wolf Valley Loop Road. Primary access from Wolf Valley Loop. Planning area abutts the Temecula Creek regional park/open space area to the north and the Paseo Park Site D to the west. Surrounding proposed land uses include the a intermediate school site to the east, Park Site A and medium-high residential uses to the south across Wolf Valley Loop Road. a b. Land Use Development Standards: Please refer to Ordinance No. 348 contained a herein. c. Planning Standards: Prior to any residential development within a Planning Area 4, a subdivision application must be submitted and recorded pursuant to Riverside County Ordinance 460. * Neighborhood entries at two points off the Wolf Valley Loop. * Landscape buffer treatment to be applied a between Planning Area 4 and the Temecula Creek open space regional park and Paseo Park Site D. * Descending fill slopes into Paseo Park Site D to be landscaped. - 54 - b k7N o~ @~ F- C .~ L Q" W N Rf N Eo ~o C ° e U _ (/~ e = +.~ b e e e 0 ~ .... ,. ~ o IL o 0 ` ^ e' y N o ~ I g ~~ o e ° m ~-+ e ~~ ~t e a U X N W o e e C ~ J ° ~ .. ,. (/1 ~. a ; e e b ,g e v .Y e L o fb e ~ a n Q ; 4~ ro o 0 o ° e •~ a 0 ~ e 0 ~ e ~ o 'Y o Q~ o e ~. e U =V O O U a v e E. ~ i ~- e / o v e h o i!j 0 e ~ 0 ~~~ ~ U U .c ao Q 2 ~ 7 ~O ~ry~ U Q •- ~ ~ N r < L ~ ~VI Vf M ~ ~ ~ •+ C ~ i ~ ro ~ , Q ~ ~ ~ n ~' ~ ,~ Q 4J C J Q) ..Y m N t /mar ~~`~ ~ ' I ~\\ \\ s r /~^_~ \ I ICS~pp ~ ~ '- I I ~~~.../// ~ 1 I ~ ~\ f~1- ' Q ';1 \ ~ ,) / I:~ I I ~ ~ ~ ~ ~ I ~ O: ~ t, ~ Ip ~ i i ~~~ 1 ~"" II r '• I'.. IpOC~ ~Q~ ~ ~,, ~~~ ~,:~^~~v. ~. ~t 1 .. ~, ~ I ~ i ~~ i- l,. - t- J, 1 _..__~ f--""o 'i ' I~~C " . O~j~ , 1 r~ i ~ '.% ~ ~ ~' 1 I O ~ /ll ~ ~~ ~~ ~~ " ~ / \ ~' r ' M O M N ' °' :n a ~ X ~ roW J .~ N N O C7 ~U ~.+ C N a.+ .a. ~ N v~ F- ~ ~ ~~ ~~ Ns ~.d X QJ W ~~ .~ ~ .. _ t._. k ~ ~ ~// j ~. _... 1 - ~ /... ';r /, ~ ,n ~,1 v 1 Q I bq j ~c ~,- C ' ! ~ i D.. ~ C ~ .N / W "O = _ ° ~ ~ o~ :a r~ a. o `c ~ ~ X W ~ Q ~ bA fY Ll. Z ~ ~ •ro,~ ~ ~ ~r o ~ 1 •!' v r-+ th Y ' V d O 0 r- v a O \GJ 0 a c~ o c~ 0 ® o M 0 0 Q O J ~ ~ d O ~ Q U ~ ~ U ~ ~ ~ ~~~ n M ._ a r x w ca 0 * Land use buffer treatment between Planning Area 4 and the intermediate school facility. a * Medium-low housing types appropriate, see details. * Neighborhood entry design, see details. * Class II bike trails along Wolf Valley Loop, see details. * Landscape design, see details. * Flood protection improvements will be a provided just beyond the planning area's northern boundary to contain Temecula Creek's 100 Year Floodplain. D * Please refer to Section III., C., a., 1 and 2, Development Plans and Standards, for further land use standards that apply project-wide. * Please refer to Section III., C., i, ~^ Landscaping Plans, for further `~'~Jl landscaping standards that apply project- wide. * Please refer to Section IZI., D., Design Guidelines, for further design and landscaping standards that apply project- wide. a D 0 - 55 - 5. Planning Area 5: a. Description: Q Planning Area 5 is proposed for medium high density residential uses to include town 1~1( homes, duplexes and single-family detached units. Planning area 5 consists of 98.8 acres at a maximum density of 6 DU per acre a and a maximum unit count of 593. Planning Area 5 fronts along Wolf Valley Loop. Paseo Park Site D traverses the planning o area's western boundary. Planning Area 4 and Planning Area 3 are located to the north and east respectively, directly across Wolf a Valley Loop Road. b. Land Use Development Standards: Please refer to Ordinance No. 348 contained a herein. c. Planning Standards a * Procedures: Prior to any residential development within Planning Area 5, a ,~. subdivision application must be submitted, approved and recorded pursuant to Riverside County Ordinance 460. a * Identity node located at the Wolf Valley Loop at Macho Road intersection. * Neighborhood entry statements will be provided on approximately four (4) locations. Q * Landscape buffer and transition treatment between Planning Area 5 and Paseo Park O Site. D. _ * Equestrian trail to be located within the open space area adjacent to Redhawk Specific Plan open space area. - 56 - a Y pp, p I ~H u Y j .{~ t ~ S j GI W O 0 N O Q N ~ W L[L) ~"' U o GJ1 J U U ~ ~ ~ ro ., ,. d o ~o 0 o c~ o a o~ a a o a o- o 0 o a 0 O * Circulation to coordinate with Planning D Areas 4 and 3 at the development stage. * Low density housing types are permitted a within Planning Area 5. * Class II bike trails shall be located within Wolf Valley Loop. D * Landscape design, see detail. * Community entry statement, see detail. * Neighborhood entry design, see detail. * Class II bike trail design, see detail. * Please refer to Section III., C., a., 1 Q and 2, Development Plans and Standards, for further land use standards that apply project-wide. * Please refer to Section ZZI., C., - i, Landscaping Plans, for further landscaping standards that apply project- ~ ^1 wide. ~,~/1 * Please refer to Section IZI., D., Design a Guidelines, for further design and landscaping standards that apply project- wide. a a a 0 0 0 - 57 - D a 6. Planning Area 6: a. b c Description: Planning Area 6 is proposed for medium density residential uses which permits single-family detached uses exclusively. Planning Area 6 consists of 91.5 acres with a maximum density of 4 DU per acre and a maximum unit count of 366. Planning Area 6 fronts on Wolf Valley Loop. The planning area is enveloped on two (2) sides by open space land uses; Paseo Park Site D to the east and the open space corridor to the west. Planning Areas 8 and 7 are located directly across wolf Valley Loop. Planning Area 6 also abutts the open space corridor, Park Site C and the proposed elementary school site on the south. The open space corridor is an extension of a larger open space and golf course area located within the Redhawk Specific Plan. Land Use Development Standards: 0 a a a a Please refer to Ordinance No. 348 contained herein. Planning Standards: * Procedures: Prior to residential develoament within Planning Area 6, a subdivision application must be submitted, approved and recorded pursuant a to Riverside County Ordinance 460. * Community entry statement to be placed at Wolf Valley Loop - Margarita Road inter- section. a * Neighborhood entry statement to be located at several locations along wolf Valley Loop Road. a * Circulation improvements to coordinate with subsequent developments within Area 7 and Area 8. - 58 - a b ~qq ~i oe~ Q a..~ t./) .Y a. C N a.+ rt3 N I-' M Q M O ~..i ~ GJ ~ i v~ w O 'd C1 `~ cn ~ ~! i1 : ~ ~ ~~~ i ~,.. 00~ Cl©~ ~ , i. ~~ .'~ ~ ",~'~ I ~~;I ~, r ,~ ,~ r ~ / / ^ ` , t, v~ ~ U Q E d~ ,o , U Q ' ~ ~ `O `~ . ~ ~ ~. _ ~ ~ ~ ~ ~ ~ . ro ~ ~ C X X Q ~ cc C c <. bA C ~ •C fCl C ~ v ~.. % ~ Q. U e 41 N N Y N !Z O P O s V1 T (d ~-+ C N ~~ N LLJ m M .. a b t W 0 ® c a 0 0 rv ~•;~ _~/ ~I I / ~i r j, ~ i n ~ 'e>-\~ ~ ~I N O i ~ ~ ~ ~ ~ ~ ~ I III ~~ / ~ ~ ~ ~`~0400~~'I I 1 ~, ~ 1 ~ .. __ ~ _% ~ ~~r,. I - r I „I I _,.. r: . ,~~ ~~ i I ~ i I ~ ~ ~..~ ~ ~~ ',. I I ,~ it O ~~ • O III ~ 'i ~_~.. ,~^~ p~ , i '`l v 'z'},~ ~ S,j I I I I I ~~ I ~I `\ y - 1 i'. O ~ I' a~i ~~ i ~ ~ ~ ~I '~ k ~ ~. o i! ~ ~ ; ^~ ~ ~ o. ~ ~. '' H O ~~ ~ '~ roN ~~- u ~~ ~ I ~ ~ '11 s U F-- - W . bA I > I. ~ 'x ~ Q C N> Q.~ ~ C ro i \` ~~ X d ~ ~. U~1W EW ~~~ i ~'D > O v N ~ ~ ,+~ ti ti > ~ tl~t%I UN ~,. ~~ ..,..i~ %~-` ~rY ,, ~-; - ';i. ,:~ // ~ ~~~ i ' ~ ~i O , ar ~ ~a ~\ i ~ ~ pp~pp~ .. .:.:-.fix.-O,~e°~ - ^y ~pw'' ~ ~..-. em _e° = 3 y~ e~ ,L~11/~(~I ~^) Y k l\ /'. v4/ v U N a N ^~ W O (S1 ~- C •` I~ w C c ~ ~ '~ Y d. ~3 ~ ~ U J 2 :t '~ v O~cn 1 ~ ~ Q Z . ~~ W N ~ O r~ z I u- I""' O- ~ ~ O +-+ U t~ O ~ J X S L { U ~ ,^ ZV / ~/ 6L~ c L o c~Oo o© o r~ o o~ o o a o 0 0 ®O~ o 0 * Landscape buffer and transition treatment between Planning Area 6 and Paseo Park Site D, the open space corridor and Park a Site C/elementary school site. '. * Equestrian trail improvements to be located within the open space corridor which skirts the planning area's southern boundary. * Class IZ bike lanes to be located within Wolf Valley Loop. a * Medium-low residential product types appropriate within Planning Area 6, see details. * Landscape design, see details. * Community entry statement, see details. * Neighborhood entry design, see details. * Class II bike trail design, see detail. * Please refer to Section III., C., a., 1 and 2, Development Plans and Standards, for further land use standards that apply project-wide. * Please refer to Section III., C., i, Landscaping Plans, for further landscaping standards that apply project- wide. * Please refer to Section ZZI., D., Design Guidelines, for further design and landscaping standards that apply project- wide. a - 59 - D a 7. Planning Area 7: a b c Description: Planning Area 7 is proposed for medium density residential uses which permit single-family detached residential uses exclusively. Planning Area 7 consists of 27.8 acres with a maximum density of 6 DU per acre and a maximum unit count of 139. Planning Area 7 fronts along Wolf Valley Loop, the proposed Vail Ranch Collector Road. Surrounding proposed development includes very high residential north of the planning area across Vail Ranch road. Planning Area 8 is located to the immediate west and is slated for medium density residential. Paseo Park Site D is located to the immediate east of Planning Area 7. - Land Use Development Standards: Please refer to Ordinance No. 348 contained herein. a a a Planning Standards: * Procedures: Prior to residential development within Planning Area 7, a subdivision application must be submitted, approved and recorded pursuant to Ordinance 460. * Community identity node located at the intersection of Margarita Road and Vail Ranch Road. * Neighborhood entry statement on Wolf Valley Road. * Access to Margarita Road via Wolf Valley Loop and Vail Ranch Road collector street. * Buffered from Planning Area 1 and Paseo Park Site B by a collector road, Vail Ranch Road. D - 60 - a Q~ e~ ~~.. s c ro .~ ~1 Q .~~ U Q E ~n m U ~ M Q v ~ ~ ~ ~ c N T 0 ~ ~ ~ X X C C CC Q ~ < C i ~i~ ~~ ~ , ~ /~ I ~~ ~ ~~~ ~~ e ~ ~ ~ ~~--~ ~-, ~~; i'; ~ ~/ ~ 3 / ~ , ~', 1 ,`` , ;; .-'-;-~ l -;~~. i/ `/ `~, i ~~ ! ~~/, ~. ~: \, / ~ 1 /yh~I (/! ,'~ , ,, ~/i ~ ~1 ~~ Y ~ i.+ ~"' ~--~ C ey I WI N - 'p "a O O +J O +-~ Z ~ `~ ~ X ~ X 'y;~ W S W bA .~ ~ t%i Z cn O O fd O Q O J >. G1 ~. %ii, ,; ; , `~'''~' ~ ~~ h °'~ ~ ~ ,, ~~ 1 ~~ ~`~, f , ~,,~ sr ~, t~ r ~~ ~ ~.\~ ,~ ~ ~ ~, ~ . / / ~ a ~ _ /' ~~ -:o ._/ O~. ~i ~~ lf. 0 ~~ ~~~ }r ~I a f ~ ~ ~ ~I ~ ~ ~~ ,o ~ ~ :~ -, !:ll d ~, i .; ~'O ~ ' % I ~ ~ ~ ~Fy~ `i ~ ~i, .., ~ ~ ~ ~ 1~~ j, j. p V ~e ~ ~- ~ ~ F ~ ... ~ ~ ~~ w..q w ~I ~ ..:. ..P% ~~. ~ ~~ ~~ ~ ~~i~~ _ ~ ~~ 1 ~~~ ~ ~ {~ ~ iR ~ ~ i ~v v Q ao c ~c c ro a 0 .t ~I .. t Q ~ X W ~ ( - L cti N ` I CJ ~-+ Q~ ~'- o ~'L a X ® y, W ~ Q1 ~ N N rv ~I ~.L~ _Q Z ~ O J U ~ J Z ~ °~ O U ~ ~ - J ~ U o~ o 0 0 0 0 0~ 0 0 0 0 0 a oOo 0 0 D D a 0 a a D * Landscape treatment between Planning Area 8. * Class IZ bike trails along Wolf Valley Loop. * Landscape design, see details. * Neighborhood entry design, see details. * Community identity node design, see details. * Medium density housing types permitted, see details. * Please refer to Section III., C., a„ 1 and 2, Development Plans and Standards, for further land use standards that apply project-wide. * Please refer to Section III., C., i, Landscaping Plans, for further landscaping standards that apply project- wide. * Please refer to Section III., D., Design Guidelines, for further design and landscaping standards that apply project- wide. - 61 - 8. Planning Area 8: a. b c. Description: Planning Area 8 is proposed for medium density residential uses which are limited to single-family detached product types. Planning Area 8 consists of 26.2 acres with a maximum density of 5 DU per acre and a maximum unit count of 136. Planning Area 8 fronts along Wolf Valley Loop, Margarita Road and the proposed Vail Ranch Road. Medium density land uses are proposed across Margarita Road within Planning Area 10 of the Redhawk Specific Plan. Planning Area 8 is skirted on its western boundary by the open space corridor area. Proposed land use designations around Planning Area 8 include the swim and tennis club to the north, which is located within Planning Area 1 and slated for very high density residential land uses; Planning Area 7 is located to the immediate east and is designated for medium density single family residential. Land Use Development Standards: P1'ease refer to Ordinance No. 348 contained herein. Planning Standards: Procedures: Prior to any residential development within Planning Area 8, a subdivision application must be submitted, approved and recorded pursuant to the Riverside County Ordinance No. 460. * Community node to be located at the intersection of Margarita Road and Vail Ranch Road. Identity node to be incorporated just beyond the bridge site at Margarita Road. - 62 - a ~D/~1 / * Community entry statement to be placed at ILJIv the intersection of Margarita Road and Wolf Valley Loop. O * Neighborhood entry to be located off Vail Ranch Road and Wolf Valley Loop. * Landscape buffer treatment to be applied between the planning area and the open space corridor. n * Vail Ranch Road to serve as the land use u transition between Planning Area 8 and the very high density land uses proposed within Planning Area 1. * Equestrian trail to be incorporated within the open space corridor. * Class II bike trail to be located within the Wolf Valley Loop right-of-way. * Land use buffer to be applied between Planning Area 8 and Planning Area 7. ~~ * Medium density housing types are appropriate within Planning Area 8. Q Landscape design, see details. * Neighborhood entry design, see details. * Identity node design, see details. * Class II bike trail design, see details. * Please refer to Section III., C., a., 1 and 2, Development Plans and Standards, 0 for further land use standards that apply project-wide. * Please refer to Section IIZ., C., i, Landscaping Plans, for further landscaping standards that apply project- wide. - 63 - a * Please refer Guidelines, landscaping wide. to Section III., D., Design for further design and standards that apply project- a a a 0 a a0 a a - 64 - a SJ a LJ 0 U Historic Commercial Plannin4 Area "A" a. Description: Historical and tourist oriented commercial uses located on 23.4 acres at the Margarita Road/State Highway 79 intersection. Historic Commercial Planning Area "A" will take advantage of the site's State Highway 79 frontage. State Highway 79 represents an important link in the heavily tourist oriented desert communities in addition to recreation resources within the corridor. resources. b. Land Use Development Standards: Please refer to Ordinance no. 348 contained herein. c. Planning Standards: Prior to any commercial development within Historic Commercial Planning Area "A", a plot plan must be submitted and approved pursuant to Riverside County Ordinance 348. Said plot plan must be in conformance with criteria outlined within the commercial standards and implemented through the SpecifAzoning designation. Additionally, a historical/archaeological evaluation and report shall be submitted to the County Parks Department and approved with respect to the following design elements: Identification of all historic resources through additional archaeological and historical analysis including an assess- ment of potential imgacts and recommendation of mitigation measures. Identification of maintenance and ownership responsibilities for historic areas. - 65 - 0 Development of buffer and transition areas relative to the location of historic resources and proposed commercial uses. U Identification of appropriate land uses • within historic areas and surrounding historic areas in terms of types and uses, intensity of use and spacial relation of uses. Development of architectural details including building elevations and materials and wall and fencing details. * The boundary between Historic Commercial O Area "A" and Commercial Area "A" shall remain flexible based upon the results of the historic/archaeological evaluation. Q * Access to the planning area will be provided via Margarita Road which has an _ urban arterial highway designation along the planning area's western frontage. * Circulation to coordinate with Commercial Area "A". * Internal circulation will be provided to link the various land use planning areas fronting along State Highway 79. Said ~~ road may be designated as a private roadway or a public roadway. ~. * Major project entry monumentation to be placed at the Margarita Road access point. * A commercial land use transition will be established between Historic Commercial • Area "A" and Commercial Area "A" through the plot plan design and plot plan review process. a~ ~n - 66 - * Sign requirements shall comply with all standards as outlined in the project-wide commercial standards section III, C, b., of the Vail Ranch document. * Perimeter and roadway landscaping will be incorporated into the plot plan design. * Landscaping standards, see detail. yQ * Entry monumentation, see detail. H * Please refer to Section III., C., b.; Development Plans any Standards, for further commercial la: use standards that apply project-wide. * Please refer to Section III., C., i, n Landscaping Plans, for further I l landscaping standards that apply project- U wide. 0 D a ,~ .o - 67 - .O a 3 O 0 0 e® b e~ C ~ ~ ~ ~ ro N ~- U E `n `~ ~ v ~ ~ __ 00 _I Q N .~ G! a.~ ~ N ~ in vi O_ - ~ ~ ~-+ N ~ ~ ~ ~ X ~ •~ v LL' v , c ro w ~ N w. O Q ~ ~ ~ NN +.+ # v \ ,. a a~+ ~ ,,, ~ . ~. ro N ~ v ~ r ~.. ~ ~~ a~ ~ ,~ °-:p ro ~-~ E''~ ~ 9 ro._ u ..c ~ `X Q ~-- s ~, / a i o~~/- .u N ~ ~ I~~~ S ~ In (n ~C ~" ~ ' ~ /' ~ -~ i ro -- , .,- - •, e=~ ' ~ ~ ~ ~- .•a'1 / " ,. ~, i .. w ~: .. .-. i ~ ~ • ... I ~ /~ // ,, ~, .~ ~, , - . I"~-- - ~ . ~. ._ ~, __ __. 1 ~ + i .~ i '~?. ro ~~ v ,. Q s -y .~ j `, ~. ~ 1.,\ V .C C v N ~. ~ 1;4,,~ ., ~ ~ li ice, I ~I I I ~^ `. ~ 1 1 .~ 1 %( + ~ _ ~ ~- ,..~ ~ ~~_ ,.._ I i - . I\\ ~ a°p0oo ' . I~ .: ~ ~ ~~ eooo°ogoooooogoo~oooooo[~oaooooooogogoooooq°° _.~ rr:n. _ l Y'l ~ ~' c N ~ I O O +-' t~ O.c ~ X t W •~v CJ Z cii <r '.. E ~ r ~ W 0 a ® c ~~ t ~~ F ~ ~ ~. .* f 9 h O r ~~°°~~~1 n ~m ~~x ~ ro ro DI 1' ~ ~ ~. .~ ~a ro u Q ~ ro ro '~U Lev'" ~ ~ c ~ ,~ c'ns ~N ~ O c Q or> ro o v Z ~ ~'- roN ~.- I I ~ c- ro ro ~- c- w- O ~ F-= w= ~' :n ro ro c n.~ ... ~ ~JJ ~ Ew .~ ~ ~ vw Ew U v U Uc~i O ~ w c"nvvi Ucn ~ ~ ~ C~ ~ D O O O D D `~ O~ O O O D 0~~7 CI Q U `n~. V l.J U p O ff~ U ~' u D a ~~ 10. Historic Commercial Planning Area B a. Description: Historical and tourist oriented commercial uses located on 15.4 acres along State Highway 79. Low intensity commercial land uses are anticipated for this commercial planning area. Historic Commercial Planning Area "B" will take advantage of the site's State Highway 79 frontage. State Highway 79 represents an important link to the heavily tourist oriented desert communities in addition to recreation resources within the corridor. b. Land Use Development Standards: Please refer to Ordinance No. 348 contained herein. c. Planning Standards: Prior to any commercial development within Historical Commercial Area "B", a plot plan must be submitted and approved pursuant to Ordinance 348. Said plot plan must be in conformance with the development criteria outlined within the commercial standards as implemented through the Specific Plan Zoning designation. A historical/archaeological historical/archaeological evaluation and report shall be submitted to the County Parks Department and approved with respect to the following design elements: Identification of all historical resources through additional archaeolo- gical and historic analysis including an assessment of potential impacts and recommendations of mitigation measures. Identification of maintenance and ownership responsibilities for historic areas. - 68 - U Q ~~ D 0 0 0 a 0 a 0 Q Q Development of buffer and transition areas relative to the location of historic resources and proposed commercial uses. Identification of appropriate land uses within historic areas and surrounding historic areas in terms of types of uses, intensity of use and spacial relation of uses. * Internal circulation will be provided to link the various land use planning areas fronting along State Highway 79. Said road may be designed as a private roadway or a public roadway. * Signage requirements shall comply with all standards as outlined in the Project-wide Commercial Standards Section III., C., b., of the Vail Ranch Specific Plan. * Perimeter and roadway landscaping will be incorporated into the plot plan design. * Landscaping details, see details. * Entry monumentation, see details. * Please refer to Section III., C., b., Development Plans and Standards, for further commercial land use standards that apply project-wide. * Please refer to Section III., C., i, Landscaping Plans, for further landscaping standards that apply projects wide. - 69 - a a 11. Commercial Area "A" a. b. c Description: Medium intensity, community oriented commercial uses located on 32.2 acres along State Highway 79. Commercial Area A will draw customers from the Vail Ranch, Redhawk and other major developments in the State Highway 79 corridor. Commercial Planning Area "A" will contribute to the anticipated need for a complex and diversified commercial land use inventory within the State Highway 79 corridor. Further, Commercial Area "A" will provide a close at hand commercial trip destination which will reduce the number of trips and trip lengths associated with the various planned developments in the State Highway 79 corridor. Land Use Development Standards: Please refer to Ordinance No. 348 contained herein. Planning Standards: Prior to any commercial development within the Commercial Planning Area "A", a plot plan must be submitted and approved pursuant to ordinance 348. Said plot plan must be in conformance with criteria outlined within the commercial standards as implemented through the Specific Plan Zoning designation. achieved via State Highway CalTrans approval of access the tentative tract and plot of development. Said access left-hand turn restrictions aligned with Kaiser Park across State Highway 79 with Meadows Specific Plan. Access to the planning area will be - 70 - 79 based on openings at plan stage may require and will be way located in the Vail a~J a g O O ~, a Q a U a 00 b b U Q tf ti 1 f b v Q f0 Q N c .~ 0 in ® o ~, ~p ~e ,. bt ~ ~,z~ ~ ~`Y d. ~ ~` M ~F £,~a 3 I 9_~ {„ -t ~~ PPI k~a PxY+ !!!!!! f Y ~b5 ~E i§ ~. ~ 0~ ,S Qe ~~ 1 O~ ~~G~ 1S 9 B I B 8 I I~ 9 ~~ r.6~J ~O Yea 1 ~~ In _ U B ~l L~~C] C~ t~ [~ C? ~7 Q ~` h O x ~ I ~.+ C ~~ t L a.+ •f ~ _ C 0 0 Uz c m ~ a.~ L C ~, ~~ o, ~> ci W. m s~ ~U U c v .~ a, Y- v m ~ v m ~ '-' U ~ ~ ~ ~ _~ C U ~ C •~ a~ Q. J .c ^~ W U 0 v f0 0 M ~ l q~q ~ A y (L, ' .O Q ~ [] ; t ~~ T J w ~~ `/ Q I(I/~TII~~ ~Z O 11 11 lll~~ O ~ J U U ~ ~ ~ ~ d C°] D C =1 ~ ~1~ d O CJ Iv a ~~ ' "'~ a N U Y Psg ~. v n. 3 o 'ti ~ v ~aw ~ m ., _~ 'ro ~ > ~ ,' .. 3 ~~.. o v o~ M vl 1 f f 1 ~ ~ ro ~ ` ~' x ~ o ,. \~ 'v i ~Uu "~ ~O ~° ~ ~ x •`:a v-~ `- x _ cn ,Ew- : . _..~/-~ v ~/ L 0 ~ O.. ~~ ~ ~~ ~ ~ , :; io ~~ `I ~ v~ ' O ~ ~~ ~ c ,o~ J ,o ____, n~ 1 .~~ ~,- 'oO \~ ~ Q~~ •L ~ , (•A ~~ ~ o~'~--~.- =u f ~ ~ -~ f ° ~ ° `~ ~~ ;RO,°. ¢~ O~ J ~ Lf U ~ a O z ~ o ~~~ aa} I .~ s x W Ci t~JC~ C~ t~ C~ CO CJ CJ ~ ~ C~ L C~ O C~ COO ~1 Q M N M ro v Q .` V •L ~ m O ~ ° ~ X~; j ZU.."~ C '` C ~ a.+'ro C d ~ U O 7 a~.~ LL J ~ .. C N :u r C O O 1 x L 0. iC ~ I ° U ° ~, ~..~, ; ; s a~~ ° °~-- ~ i / +~ ~ , 8 ,.._ -~ <- v ~ ° ~ - 0 ° . C . A ~ ~ L .. ~~. m ° _x_ _ _ x _ __ __ w ~. ~ a ~~ €. ° ; ca ,? ~ ~. ~~~ Y\~~s'~' f. 1 gW. \ OI. .. m * Signage and architectural requirements shall comply with all standards as prescribed in the project-wide commercial development standards. pj * Primary internal circulation will be provided in accordance with the Q recommendations of the Road Department at the tentative map stage of develop- ment. Said road will link the various land use planning areas fronting along State Highway 79. * Major project entry monumentation to be D placed at the State Highway 79 access point. * Minor project entry monumentation to be placed at the frontage road access point. D * Perimeter and roadway landscaping will be incorporated into the plot plan design. * Landscape design, see detail. * Entry monumentation, see detail. U~ * Please refer to Section ZII., C., b., Development Plans and Standards, for further commercial land use standards that apply project-wide. * Please refer to Section III., C., i, Landscaping Plans, for further landscaping standards that apply project-wide. O a n - 71 - 0 12 ~. Commercial Area "B" a. Description: Medium intensity, community oriented commercial uses located on 21.1 acres at ' the Butterfield Stage Road/State Highway 79 intersection. Commercial Area "B" will draw customers from the Vail Ranch, Redhawk and other major developments in the State Highway 79 corridor. Commercial Planning Area "B" will contribute to the anticipated ~`'~ need for a complex and diversified u commercial land use inventory and employment base within the State Highway 79 corridor. Further, Commercial Area "B" will provide a close at hand commercial trip destination which will reduce the number of trips and trip lengths generated by the various planned developments in the State Highway 79 corridor. Commercial Planning Area "B" will lend o itself well to the anticipated land uses in that the subject planning area is located at an intersection of two significant roadways. b. Land Use Development Standards n ~U Please refer to Ordinance No. 348 contained herein. c. Planning Standards: Prior to any commercial development within the Commercial Planning Area "B", a plot plan must be submitted and approved pursuant to Ordinance 348. O Said plot plan must be in conformance with criteria outlined within the commercial standards as implemented through the Specific Plan Zoning designation. * Access into Commercial will be achieved off Stage Road by way of a - 72 - Planning Area "B" {-7 of Butterfield U 78 foot frontage O o a~ r- T on -~ • -d ~ ~° ~ 3 u `° v ~ ;~. ~ ~ v v ~ ~ ~- v ~ W I ~ ~ N d • U ~ }' ~ ,- ~~ v v ro Q ~ N ~ X ~ W v- ~ y:. . W q {~ ~ ro [ + ' ++ N ~ ~ ,n ~ C Q) i-d iJ ~ L ~ Q UN m m e W W ~~ ~ e. ~g~ ~°. ~ a.`s _ ooao ~~~i s'~`~~ a s+ ", [ax= {~ ~"~ 000000000 0 ~a ,*~n ~ r ~ s sa~~-'sV. 5~5~~ ~+ "~ 00000000000 ,~~ ~~ ~4a}, a r,S~a R O s x:,~ '°um ~~.~"` a ~.*~% a s o0o oo ooe~ ~.w ~ $ s ~1b O ~X~ ``~ s i ~:` s~~ o00000000000~0 ~e~ ~ ~~, ~~°~~~~..% ® n p[{~ `~~'S ~' ~ 00000000000 ~, a yyy~ ~~ 'A by ~e.~~~ s ~ ~p,~Wpg ~ ^ 000000 ~"`"5~ I 3~:•,A x~>M"§ 000 a~ } e..~~ ,k"^ ~„vpw a~Ya -~- ¢ m `a~"„~* ~'"sa z u~+~'~"~~ `` a P asE~ e,, asa Qo a ~~** ~+. ~E~ g °`~e a ~^^%x r ' t""'s e^- oeooeoo n ~, '.e @vx~: a~ r=A ' ~'" '"~ a ;^ ~fu+#.~ "i " ~ 000000000 ^~ ~ ,p r'5'a'"a~,n~ eooo ~- '~ °~_ agx .~.~~'~ e~aa ~ ~ 3 a>y,a~~a'~ auee aoo ~ pax - e ~g~srv ~ O j{¢L 'b°s J^.ge°s §b°S'%'~,, ^ 00000000 °~5t^' Ilf @µ~m~w° d.... t ~ s `h ~ ~ ~ p i y, ~o c O I G 1ce~~ss ~` s .?.. o (d o s .. ~~~ S ~y ~ 4 o n 0 ~~ ~ "° ~ ° ~ ~ ~~~ ~ ~ V ~ ~c e s a' ~ ~~& ~ '~ < 4 >t s a ~` V ~ 4 j0.. i x'~~ ~~ "`~.~b m C~a ~ ~a,~; b ~ ; ~ ~ ~ . O 1 e a, 3Y~4 i &a°T"? S~3 sa ~ 'dx1~k"+t's% O H., ~' LL o >i+";t k~ ~ 1k s3"b ~.... ~ ~ ~ ~ ~9 x sµ f £' f~~yy~ ~ 5 L ~~ F~,~y~ ~ ~ \ ~ O k"~ E~ b max` ~ ~ L O ' '~.wa~" ~ ~ e ~ ~ ~~ LC. C py ~' i ~ S ~f'.~ ~ ^ ~\ O V" FYN~ ~p ~~ /~ O A 1V 0 A {/ > `~Pox~ ~`a.¢Y nq , Tn,a s sr ~ ~ ' 1 l.1 ~ U o ~~ 5 ~'~ e ~ ~ ~^ ~ ~ T .__/~. ~ ~..//~ ~ e s O ~ ~~"`~ xk~°r x ^ ~ ~' O o a' ~.~ :bxr"`r"1' ~ ~ O O ~v O rn ;~~~~ ~~;^ ~~ ~ e ~~ ,~ ~ ~ ~~~ o 0 ~ ^ ~°~~ , ~~ ~~„ ,.~. e I r~~r b ~,~"~ O~ ~ t"1~ B~ o V e Sub? e-,~ t 'ye e ~ ~ ~ C §~~ ~ ~ "' ^%r ~ Ee° ~~ ae ~ § 1~ .~.~ ~~~1i ~ ... _._._/~-.. .. ~..... ~. ~~ rr~ h ro ~ v Sa i 4~ `rye '. L C ~ ~' o a~ -~ ea ° ~~ b~ ~„~~ V1 ~~ ~ ~ a u ~ ~ e i "' ~ ~ ~ ~' ~ a L1 e° yy~`~~c~1%~ ax r~At ~s ~ o v° 6 f a~ P ~°^ ~ o w e .a a'au , ~T r U ~D N ~ o M.. e `~ 6 9 L 4~ ~re~,~ ~~ 6 O~~ o ~e ~ ~ a ; n '~~~~'~ ~ O Q" o/ C~ .. ~^,pn ~ ,~ o 0 a ~~, ~ ~ o -- s ask i ~rw E v +~ ~ o a= ~ ~ ~ ~~ ~ >- ~ ~ ~ ..~ o t ~' ~~'"_~ ~> O +~ ~ C ~~` ~ ~ ^c~~ , ~ ~c p ~ ~ ro o ~~ ~ ~~` a - r e "'~ u ~ ~ a~ ~, a~q~r i3 0 0 { a' r s a(i^pp'f ~ - P o 0 *'~ ~5 c" e h t ~~ t'" ~ ~ o o ~ .. P :, ~ t ~ a' `rd~~ ~ Q 4'v~R ~A~$ ' A rFl~~a .S ~ BBS 0 u e ^Z' ~ L! ~ e I..L v `r~ p " a ^a~4 ~' e ~§ ja a,yit~. ~. a+~r ~,r ~ ~ ~ ~ O II II r d a+~"anss a'*"qp~ t ~ ~ ~ o ~ 2 O N ~ ~ U ~ U~'~ ~ } ~~ Sew°'';'v C ..X ~ ~_ U `~~£:°- ~V1 R1 ~ o ~ Z m ~ i C~ ~7 C] d L.7 t~ f~ Cd? ~ C~ ~ ~' D D d ~~] ~] a a a O O Q road. Said road will link the various land use planning areas which front State Highway 79. * Signage and architectural requirements shall comply with all standards as prescribed in the project-wide commercial development standards, Section III.C.b. * Primary internal circulation will be provided in accordance with the recommendations of the Road Department at the tentative map stage of development. Said road will link the various land use planning areas .fronting along State Highway 79. * Minor project entry monumentation to be placed at the frontage road access point. * Perimeter and roadway landscaping-will be incorporated into the plot plan design. * Landscaping detail, see detail. * Entry monumentation, see detail. * Please refer to Section III., C., b., Development Plans and Standards, for further commercial land use standards that apply project-wide. * Please refer to Section IIZ., C., i, Landscaping Plans, for further landscaping standards that apply projectl~ wide. - 73 - 13. Business Park a. Description: The Business Park Planning Area is located on 34.1 acres along State Highway 79 which will provide direct and primary access into the planning area by way of a median break and a deceleration lane. The planning area is envisioned for light industrial business offices and research and development type land use. The inclusion of a business park land use planning area will provide an important employment and business base for the projected 50,000 + residences to be located in the State Highway 79 corridor over the next 20 + years. Based on population projections, the area will require a complex and diverse commercial/ business land use inventory. The inclusion of a business park land use planning area will contribute towards this end. The planning area's frontage along State Highway 79 and within an urbanizing corridor will lend itself well to the anticipated uses. '-~31~0~ b. Land Use Development Standards Please refer to Ordinance No. 348 contained sc7,r~' ~` ~j herein. I ~ ~` ~ ~` c. Planning Standards: / ~~~~ * Prior to any use within the Business ~ Park Planning Area, a plot plan must be N^'~~~ submitted and approved pur suant to Ordinance No. 348. * Entry into the planning area will be provided by a proposed access point off State Highway 79. Entry monumentation from State Highway 79. - 74 - O r~ ~, o~ ~q q~dqq F_-1 L? i ~ ~f b ro i a~ (h L 2 m VVV C \\ro-~ _~ ~ a, ~ , ro _\ •~ K 35"k.. a. ti ~- M I, rn ~ ,~ 2 ~ ; -, ~ C~ O D C~ ti ~~ L r w. R3 }' ~` ~ N -C Ew 0 ~ U cn u M ro v Q N U Q ro U Q L _n. U cd C v 0 a. 1 S' ~'~ / ~' v Q ~ /` / / O ~ / `,^~/ / V / ' ~ +~ ~ ~ ~ ~ c u _ o a, ~ -.. CO( / " -° " ~n o ~ ' +.' u. ~ ' `~ ~ ~ ro .~ ) ~ _.o} •C O O w o ~ n~! D Q ~ C? ~ . ~ m ero U ~ C C~ C vim. I W ~C ~ k~ 00 ~ J~ i 1 0 a° e a v e° e e 0 0 e 0 0 e s e a 0 e e .~ ~~ L i-~ m w ~ o e '~ a j l e P e y' V~~l e O ___.~~ e ro e c e n •bQ e v e ~/ e e .._..._._. \..._x ___ ~ __..__. n e e ~ r ' ~ U b a f D (b m n O 4 o ~ e a ~ e o ° o o Q~ 0 ~ e o ~ % e !o / e o e a ~ o e Y o e o off' e ° o e ro o o 'm ° e e ~ 0 o o o' N o ro ` o a , U o 0 o e e o e o e. e e 0 ~ ~ °' a [~ C~ d Q fl ~ ~ R $ V ® C N O v~ Z ~ O a O ~ J U ~ ~ U ~ ~ ~ r X W D a a * Landscape buffer between planning area and the Temecula Creek. * Landscape buffer along State Highway 79 D pursuant to Planning Director approval. * Internal circulation will be provided to O link the various land use planning areas fronting along State Highway 79. Said road may be designed as a private roadway or a public roadway. * Landscaping design, see details. * Entry monumentation, see details. * Please refer to Section III., C., b., Development Plans and Standards, for a further commercial land, use standards that apply project-wide. n * Please refer to Section III., C., i, U Landscaping Plans, for further landscaping standards that apply projects wide. a a D - 75 - 0 ~] 0 0 D 0 0 0 0 0 0 6~ 0 ~~dG~6~c~c~~ap~~ Dc~~6gr~ ~~w~~0 y~~.= ~~ 4~ ~~~ MQOf~ G°~a[~C~[~ AY R~MCHO C@~LOI~O~WIA RfJDC~ ~9QU~ P~G°~5~G~1[~G~~ ~Q o ~ Q O O D~ O c D O u ~ o O 0 ~O E. Architectual Design Manual and Landscape Guidelines The Vail Ranch project will be constructed over several years by various merchant builders. In order to maintain overall coordination of major architectural and landscaping components of the project, all development plans for residential areas shall conform to the following Architectural Design Manual and Landscape Guidelines. O a. Architectual Design Manual The Architectural Design Manual has been a established to address the architectural design criteria for the development of the various residential planning areas of the Vail Ranch Specific Plan. 0 The architectural guidelines have been designed to establish a high quality of appearance, to n assure compatibility, to direct character and to 1.11 enhance the community's overall value. These design guidelines provide descriptions and illustrations of a variety of building materials and forms which will enable the developer or builder to establish a consistent architectural approach while allowing the flexibility of design expression. The illustrations in this manual are offered as a visual expression of 'potential character and appropriate design response. a Architectural components are defined as appropriate (encouraged), discretionary (limited use) and inappropriate, as determined by the developer. D This design manual has been prepared as an assurance that the creation of the vail Ranch community reflects an overall consistency. The enforcement .instrument shall be the County and .its review of all proposals for construction to ensure that such proposals conform with the Q intent of the architectural guidelines. All proposals must be reviewed and approved by the Riverside County Planning Department prior to issuance of building permits. - 76 - D Building Massing and Scale The architectural image of Vail Ranch will be perceived primarily from public spaces such as streets, parks, and other open space areas. Therefore, building massing, scale and roof forms, as the primary design components, require careful articulation in their architectural expression to these public spaces. - Appropriate: 0 * Articulation of wall planes. * Projections and recesses shadow and depth. to provide * Simple, bold forms (encouraged). * Combinations of one and two story, conveying sense of human scale IUI (encouraged). - Inappropriate: * Large expense of flat wall planes vertically or horizontally. o Building Heights and Setbacks Identity is a major goal for the residential o units of Vail Ranch. Consideration should be given to the articulation of rear elevations viewed from public spaces by providing variations in roof forms. To avoid a monotonous street scene in single-family planning areas, repetitive floor plans shall be alternately reversed and their roof expressions varied. Single family detached residences should maintain low plate lines and profiles at street fronts and boundary edges. Garages should be one story when set in front and should provide second story setbacks to create a - 77 - 0 ~O D d a 0 o ~o~co9u~g [~l~~~o~g ~w~l ~~~Oc~ AY ~A~Cb® ~A~Bf~O~~BA 6~i1®C~ MQO~ P/QU~4~IC~W~ ~~„~ Exh~it 01.7 a o ~u0du~g rNilc~ugf~~~ ~wc~ ~C~~b~16C3~ a 0 0 a a d a 0 a 0 oO AY ~IAMCP40 Ck161f~O~R18A R~D~ ~9QV~ P~G°~5~~1C G°3~ ~~,,~ Exhbit III~B D 0 human scale at pedestrian walks. To soften (u'q~-J the architectural edge at area boundaries, building heights shall maintain a low profile through a combination of one and two Q story elements and varied floor setbacks at the second story. To lower the apparent height, second story rooms may be tucked into roof planes and roofs may be clipped at the sides and corners of the buildings. - Roof Pitches and Materials O Simple pitched gable, hip or shed roof forms will be the predominant roof elements in 0 Vail Ranch. All pitched roof materials shall be approved through County and MDC Vail Properties to ensure a continuity of textures and colors. Roof projections and O overhangs are encouraged as a response to energy and climate concerns. Low maintenance details limiting the amount of exposed wood are encouraged. - Appropriate: * Simple pitched roof forms (encouraged). * Cornice banding for de tail at parapet n I G walls (encouraged). U * Creating jogs in ridge lin e (encouraged). * Varying plate heights and ridge heights (encouraged). - * Roof Materials: Clay or concrete "S" tile, tern metal, copper, wood shake or concrete flat tile. II U - Discretionary: * Small areas of flat roofs with parapets at two story elements - Inappropriate: O * Gambrel, mansard and "period" style roofs Non-continuous roof parapet O - 78 - O a D 0 D 0 0 D a a 0 0 0 0 a 00 0 G°,ioo~ pu~c~~c~~ ~~~1 (~l~~Qpu~O~ ... <<:.~s. 6 .,.. ... ` r., e (~Si.iS'P ~v~ :~ t~~L ~~~j ^ ~, ~ ,i. e 7 - is J ~ • r MQO~, G°~Q~1~~1 A4 AAa~bb CA61f~O~1W0A (~1DC~ M/QOI~ P~1G~5~(~C~W~ ~~ ~.,~ Exh~R 1119 ~ ~ P ,_ P . 0 ~I^l If v o Materials and Color Exterior building materials shall be of natural materials which are compatible with and reflect the elements of the surrounding environment. This includes wood, masonry, adobe, concrete and plaster or stucco. Exposed wood sheathing shall be limited to the underside of roof or patio decks. Exterior plaster of stucco will have a smooth, sand or other light finish texture. a Heavy textures such as -Spanish lace, swirl or heavy trowel are inappropriate. Complementary accent materials and colors are allowed and encouraged. Wood trim shall be stained with semi-transparent stain or painted as accents. The crisp, clean and simple use of tile, brick, stone, masonry or pre-cast concrete are permitted as design accents and trim. Color D is intended as a primary theme element. The value should generally be light, with darker or lighter accents encouraged to highlight the character of the structure; particularly in respect to balcony rails, awnings, inlaid the bands and cornice bands. All accents must relate to the architectural form and character of the building. Inappropriate materials include vinyl, metal or aluminum siding, rustic materials used as primary wall surfaces and dark a earthtone colors. o Windows and Doors O Detailed and recessed door, window and wall openings are characteristic elements of the intended architectural style of Vail Ranch. O Design treatment and architectural features such as pediments, small roofs, overhangs and projections to recess windows and doors are encouraged. Projecting windows may be used to add articulation to wall surfaces. - Appropriate: LJ * Divided window lites (encouraged). D * Rectangular and arched openings O - 79 - 0 D 0 0 0 a 0 0 D 0 0 D 0 D ~IQ ~ f~ G°~ l,~ ~J C~ Gil AY RAR1Cb0 CA~If~O~bOA Rfd®~ @~~1~~ P~JG~4~IC~G~~ Vil6~~l~~~ ~wc~ Doop~ ~~ E xhbit Illsi 0 ~ .~~ ~ ~. ra-- a 0 - Discretionary: UUU * Use of canvas awnings (limited). * Use of wood lattice (limited). * Mill finish window of door frames (limited). * Reflective glass. a - Inappropriate: * Gold window or door frames a * Metal awnings o Garage Doors Garages are a major visual element in single-family detached housing. ornamentation is encouraged as it relates to the architecture a and provides visual variety along the streetscape. The design treatments include color accents and architectural features such as n^ pediments, mouldings, small roofs, overhangs and L,°~J) projections to recess the garage door. - Appropriate: * Recess from adjacent walls - Inappropriate: * Corrugated metal doors rches d P B l i o a con es an o o The use of balconies or porches is encouraged. Balconies should be incorporated into the building form to articulate and break up large wall masses. The shade producing qualities of balconies and porches are also an .important consideration. - Appropriate: * Simple, clean, bold projections (encouraged). a - 80 - 0 D D D a 0 0 a 0 a a D 0 ~O D ,. MQ~~ G°~Q[~C~~l ag ~A~~~a ~a~,~o~~oa ~~c~ ~~o~ r~~aw~~~ca~ ~~1P~lgC~' DOOP~ -~ ~..~ ~~ E xh~¢ AI-5 l a a D~ a a a a a ~O ~ ~ d t 06 0 ~' ~O v ~ - AY ~JA~CbA CAdB~OR~OA R~1D6 MQO~ pQG~4f~L~G°~~ o~l~C~'O~G11~C~~ ~(nll~J Ir'~~CL.'f~1~~ g R 1~.tv1V ~~~1.. e xna~a m-s z D ~O * Balconies which articulate wall surfaces (encouraged). * Ceramic the accent trim (encouraged). * Painted wood trim a * Wood or wrought iron ballustrade o Gutters and Downspouts Gutters and downspouts and other devices for control of roof water are important elements which shall be concealed or integrated into the D architectural design. - Appropriate: D * Pre-cast concrete scuppers or canales (encouraged). D * Exposed collection boxes and downspouts (encouraged). D - Discretionary: O * Exposed sheet metal scuppers o Columns and Archways Columns incorporated as a structural or aesthetic design element shall convey a solid, durable image as expressed though bold forms. Columns may be used as a free-standing form or as support for porch roofs and balconies. - Appropriate: * Base incorporated at bottom of columns (encouraged). * Square or cylindrical columns of plaster or pre-cast concrete (encouraged). * Brick veneered columns (encouraged). * Wood posts - 6"x6" minimum (encouraged). O - 81 - 0 a a a 0 0 0 a a 0 a 0 0 0 0 ~~ ~~ , ~.. ~~ MQ D L~ G°~ °, ~C~ [~ AY ~Aacbo ca~.i~o~aoa R~DC~ @9Q0~ PQG~~~C~W~ C~~~~~p~ ~~d Doo~~~po~~~ ~ r~ ~~~~.. ~:.~~ ~~~~ E xh~it AID 3 a 9 D D Q. D 0 6 Q ~'~ .. ~~~~~ ~~~ apc~G~~~~~ ~~ R ~~^ ~o - has ~~~ ~m ~ _ .. r- ~ - g ~/ V !mil ~ ~ W Q ~ ~ UlJ I~°3A1I~I~ACC AY RA~CbO CAL1~0~3~OA Rf~DC' ~/Q0~ P~W4~IC~G~~ _ E xhibit III-5 4 q 0 D ;~ ~V a 0 d~ LV a * Capital and column bands (encouraged). * Free-standing plaster archways at entrance gates (encouraged). o Inappropriate: * Exposed pipe columns * Applied rustic veneers on columns * Thin posts, such as 4x4 wood or metal pipe column o Chimneys As an architectural form, chimneys shall be simple in design, having the same material and texture as the building to ensure the consistency of character and style. Chimney caps should repeat the fascia cornice band treatment integrating the trim colors. - Appropriate: * Boldly projected from wall surfaces (encouraged). * Design feature adding articulation to walls * Decorative metal caps that match trim colors * Tile caps,'brick, or the banding - Inappropriate: * Exposed flues * Extravagant metal fireplace * Rustic material veneers o Mailboxes Mailboxes in single family neighborhoods should be placed in groups no larger than four, set into a plaster or masonry pilaster, and detailed to contribute to the overall community theme. 82 - Q U~' Q p 0 0 ~~ a a a ~, ~ ~lQ ~ ~ ~ Q~1C~ G~1 AY 6iAPoCF1A CA6IG:ORWIA Rfil®C~ ~9Q01~ PQWS~f`JC~W~ ~~~~~ Exhibit III-S 5 Q a o The multi-family mailboxes shall be housed in a structure similar in architectural style, character, form, material and colors as the surrounding buildings. In all cases, mailbox O locations must be approved by the U.S. Postal Service. D ~J d ,~ y Q D 0 Private Walls and Fences Fences and walls are encouraged to provide security, privacy and landscape definition. Wall treatments viewed from public spaces shall be consistent in treatment with the adjacent buildings. Plant material, particularly vines and espalliered trees, should be used to visually soften garden walls. - Appropriate: * Accent trim repeating cornice band or band of the (encouraged). * Adequate planting pockets between walls and walkways (encouraged). * Semi-transparent walls, such as wrought-iron grilles between plasters. * Wood fencing 0 Building Details - Mechanical Equipment All air conditioning/heating equipment, soft water tanks, water meters, gas meters and electric meters must be screened from public view. Sound attenuation is encouraged. Roof mounted cooling and heating units and related duct work are unacceptable. on pitched roofs. On flat roofs, HVAC equipment and duct work is prohibited unless screened by parapet walls as high or higher than units and duct work. Antennas All antennas are restricted to the attic or interior of the residences. - 83 - D Q 9 Q 0 a 0 a p D p~~~ ~'~ ~~ °~~~~ ~a ~D ~, g as 1 , ^•~ O r ~ . .~. ^T~9 ~~:C~^.^ +d Leo ~~~^ ~~~~ ~ 6 MQ O L~ ~ Q~IC~ Gil AY RA~C~40 CALB~O~R11A RfJDC~ MIa~L~ pQU~S~I~C~W~ ~~~~ n ~~ ~o :d Exhibit III-56 p~6d~4c~ ~%~~a~ ~wc'J ~~w6c~~ a D~ 0 - Accessory Structures Patio trellises, pergolas and other exterior structures shall be constructed as permitted by governing codes, with finishes complying with the approved material and color palette. Trellises and patio covers of bold, clean forms are encouraged. - Flashing, Sheet Metal and Vents All exposed metals (flashing, sheet metal, vent stacks and pipes) shall be painted to match adjacent building surface. Painted metals shall be properly prepared and primed to ensure a durable finish. - Skylights Skylights are to of the roof. should relate to should be clear discretionary. - Solar Panels be designed as an integral part Their form, location and color the building. Skylight glazing or white. Solar bronze glazing is Solar panels are to be integrated into the roof design, flush with the roof slope. Frames must be colored to complement the roof. Mill finish aluminum frames are prohibited. Support solar n equipment shall be enclosed and screened from ~] view. O b. Landscape Guidelines The Vail Ranch Specific Plan consists of numerous areas that each require special landscape ~' treatments. These guidelines shall provide a plant pallete and minimum size requirements for each of the various landscape areas. All development within Vail Ranch shall conform to these landscape guidelines. The guidelines shall cover the following landscape treatment areas. D - 84 - o Community Entries and Identity Nodes o Neighborhood Entry Areas o Secondary Equestrian Trail o Open Space Areas o Landscape Buffers and Slopes o Street Trees o Neighborhood Parks - 85 - U ~: {~~}O Plant List "A": ~} Botanical Name Common Name Trees Arbutus unedo Strawberry Tree Ceratonia siliqua Carob Tree ,~f` Cercis occidentalis Western Redbud _ Platanus racemosa California Sycamore Populus fremontii Western Cottonwood Prunus lyonii Catalina Cherry ~, Robinia pseudoacacia Black Locust Salix babylonica Weeping Willow Pinus Nigra Austrian Pine D Pinus Halepensis Aleppo Pine Shrubs Ceanothus gloriosus Point Reyes Ceanothus Cotoneaster lacteus Red Clusterberry Heteromeles arbutifolia Toyon Rhus ovata Sugar Bush Groundcover Atriplex semibaccata Creeping Saltbush Baccharis pilularis Dwarf Chaparral Broom D Ceanothus griseus horizontalis Carmel Creeper Eriogonum fasciculatum Common Buckwheat Rosmarinus officinalis a "Prostratus" Prostrate Rosemary o Community Entries and Identity Nodes O The community entry and identity node areas are located to allow a statement at each sub-community within Vail Ranch. The planting for these areas ~} shall be designed to create a consistency in the Ll overall character of the project with subtle differences through the selection of the plant n material. Large canopy trees shall be used to define tJ these areas as major entry areas. 50% of the trees selected for these areas shall consist of 24" box size or larger. The minimum tree a - 86 - Q size shall be fifteen gallon. The shrubs shall be 50% five gallon size with the small border plants at one gallon size. All areas shall have permanent automatic irrigation systems installed. The landscape architect shall design treatments by selecting from Plant List "B". Plant List "B": Botanical Name Trees Albizia julibrissin Brachychiton populneus Cinnamomum camphora Koelreuteria bipinnata Liquidambar stryraciflua "Palo Alto" Magnolia grandiflora "Majestic Beauty" Podocarpus gracilior Pyrus Kawakamii Quercus Ilex Pinus Nigra Pinus Halepensis Common Name Silk Tree Bottle Tree Camphor Tree Chinese Flam Tree American Sweet Gum Southern Magnolia Fern Pine Evergreen Pear Holly Oak Austrian Pine Aleppo Pine Shrubs Abelia grandiflora "Edward toucher" Agapanthus africanus Dietes vegeta Escallonia exoniensis "Fradesii" Gamolepis chrysanthemoides Hemerocallis hybrid Ilex cornuta "Burfordi" Liriope muscari Nandina domestica Photinia fraseri Pittosporum tobira "Variegata" Pittosporum tobira "Wheeleri" Raphiolepis indica Ternstroemia gymnanthera Xylosma congestum Glossy Abelia Lily of the Nile Fortnight Lily Escallonia N.C.N. Daylily Burford Holly Big Blue Lily Turf Heavenly Bamboo Fraser's Photinia Variegated Tobira Wheelers Dwarf Indian Hawthorn N.C.N. Shiny xylosma - 87 - U ~~ O •~ O U ~O Plant List "B" (continued) Vines n Clytostoma callistegioides u Macfadyena unguis-cati wisteria sinensis II' croundcover U Armeria maritima ~' Campanula poscharskyana Hedera Helix "Hahni" Hypericum calycinum a Lonicera japonica Potentilla verna Trachelospermum jasminoides Turf d '~, D~ Turf Type Tall Fescue o Neighborhood Entry Areas Violet Trumpet Vine Cat's Claw Vine Chinese Wisteria Sea Pink Serbian Bellflower Hahn's English Ivy Aaron's Beard Japanese Honeysuckle Spring Cinquefoil Star Jasmine The neighborhood entry areas shall convey the same character as the community entry and identity node area except at a smaller scale. The Neighborhood Entries are utilized in areas of access from secondary and larger roadways to low and medium-low density areas, and from collector streets to medium-high density areas. The plant material shall be selected from Plant List "C" and be sized as follows: 50% of the trees shall be a minimum 24" box size and all other trees shall be a minimum fifteen gallon size. 50% of the shrubs shall be five gallon size and conform to Plant List "C". Plant List "C": Botanical Name Common Name Trees Cercis occidentalis Lagerstroemia indica Nerium oleander Western Redbud Crape Myrtle Standard Oleander - 88 - Plant List "C" (continued) Botanical Name Pyrus calleryana "Aristrocrat" Phus Ldncea Shrubs Agapanthus africanus cotoneaster lacteus Dietes vegeta Escallonia exoniensis "Fradesii" Gamolepis chrysanthemoides Grevillea "Noellii" Hemerocallis hybrid Heteromeles arbutifolia Liriope muscari Raphiolepis indica Common Name Ornamental Pear African Sumac Lily of the Nile Red Clusterberry Fortnight Lily Escallonia N.C.N. N.C.N. Daylily Toyon Big Blue Lily Turf Indian Hawthorn Groundcover Aptenia cordifolia Delosperma "Alba" Gazania hybrid Isotoma fluviatilis Trachelospermum jasminoides Vinca minor Red Apples White Trailing Ice Plant Gazania Blue Star Creeper Star Jasmine Dwarf Running Myrtle o Secondary Equestrian Trail The equestrian trail meanders through the major open space features of the Vail Ranch Specific Plan. The landscape design of the equestrian trail shall be consistent with the adjacent planted areas. The landscape architect shall allow transition between these two distinctively different areas. All trees shall be a minimum of fifteen gallon size except for eucalyptus varieties which may be planted from liners or one gallon containers. Refer to Plant Lists "A" and "E" for primary materials and to Plant List "D" for transition area. - 89 - U Plant List "D": Botanical Name Common Name Trees CeratQnia siliqua Carob Tree o Eucalyptus nicholli Peppermint Gum Eucalyptus rudis Desert Gum Geijera Parvilflora Australian Willow Pinus eldarica Mondell Pine n Platanus racemosa California Sycamore u Populus fremontii Western Cottonwood Schinus molle California Pepper Robinia pseudoacacia Black Locust a- Shrubs Ceanothus gloriosus Point Reyes Ceanothus Cotoneaster lacteus Red Clusterberry Heteromeles arbutifolia Toyon ,(~ 5hus ovata Sugar Bush U Groundcover Baccharis pilularis Dwarf Chaparral Broom Ceanothus griseus horizontalis Carmel Creeper Eriogonum fascculatum Common Buckwheat Rosmarinus officinalis "Prostratus" Prostrate Rosemary D HVdroseed Mix Area Allysum "Carpet of Snow" N.C.N. Eschscholzia California California Poppy Gazania hybrid "Red Shades" Red Shades Gazania Lotus corniculatus Bird's Foot Trefoil Lupinus texensis Texas Blue Bonnet Trifolium fragiferum O'Conners Legume o Landscape Buffers and Slopes Three major landscape buffers are reflected in the Vail Ranch Planning Area maps. These landscaped buffers (~; and slopes consist of the following treatments: - 90 - Q 0 - Open space buffers Golf course buffers - Land use buffers These buffers are intended to cushion the impact between different levels and/or types of uses. For example, the open space buffer is designed to buffer open space areas from more intense uses such as schools, parks, and residences. The golf course buffer is designed to buffer the impact of the development areas from the golf course while providing visual access to the golf course from development areas. The land use buffer is designed to buffer different land use intensities; for instance, medium-high density to low density housing, or commercial to medium-high density. Plant materials for buffers shall be selected from Plant List "D". All tree materials shall be a minimum five gallon size except for eucalyptus varities which may be planted from liners, one gallon containers or hydroseed. Street Trees L_.I Through the use of landscaping, a heirarchy of the street patterns between major access roads and interior residential streets shall be established. The landscape layout shall create identifiable landscape corridors for these areas. The major access roads shall be designed with large canopy trees and the interior residential streets shall utilize smaller scale accent trees. All street trees shall be fifteen gallon size minimum. Spacing shall be one (1) tree per lot or one (1) tree per 60 linear feet minimum. Tree locations shall conform to the Riverside County Street Tree Manual. Street tree quantities shall remain equal to one tree per 60 linear feet. Refer to Plant List "E" for materials keyed to highways, collector streets and general local streets. - 91 - O Plant List "E". Collector Street and Larger Tree Roadways UUU Botanical Name Common Name Cinnamomum camphora Camphor Tree (~ Platanus acerifolia London Plane Tree u Liriodendron tulipifera Tulip Tree Cedrus deodara Deodar Cedar U General Local Streets Botanical Name Common Name U Albizia julibrissin Silk Tree Alnus rhombifolia White Alder Ceratonia siliqua Carob Tree Eucalyptus nicholli Peppermint Gum Eucalyptus rudis Desert Gum Eucalyptus sideroxylon Koelreuiteria bipinnata Red Iron Bark Chinese Flame Tree Liquidambar stryraciflua "Palo Alto" American Sweet Gum (~~ Magnolia grandiflora ~~{ l "Majesty Beauty" Southern Magnolia v Pinus canariensis Canary Island Pine o Pinus pinea Pistacia chinensis Italian Stone Pine Chinese Pistache Pyrus calleryana "Aristocrat" Ornamental Pear O Quercus ilex Holly Oak o Neighborhood Parks D a The Neighborhood Parks are designed to accommodate a variety of passive and active areas. Plant List "F" represents a broad spectrum of sizes, textures, colors and forms. The plant materials shall be hardy, drought tolerant types that will enhance the area. All trees shall be a minimum of fifteen gallon size with 50 %, of the trees a minimum of five gallon size. Refer to Plant List "F" for park materials. - 92 - a Plant List "F": Botanical Name Trees Albizia julibrissin Alnus rhombifolia Ceratonia siliqua Eucalyptus nicholli Eucalyptus rudis Geijera parviflora Platanus acerifolia Pinus canariensis Pyrus calleryana "Aristocrat" Salix babylonica Shrubs Ceanothus gloriosus Cotoneaster lacteus Escallonia e. "Fradesi" Heteromeles arbutifolia Raphiolepis indica Rhus ovata Xylosma congestum Non-Irrigated Hydroseed Mix Botanical Name Artemesia California Schismus barbatus Erigonum fasciculatum Eriophyllum confertiflorum Plantago insularis Irrigated Hydroseed Mix Allysum~"Carpet of Snow" Allysum "Rosie O'Day" Lotus corniculatus Lupinus texensis Trifolium fragiferum Common Silk Tree White Alder Carob Tree Peppermint Gum Desert Gum Australian Willow London Plane Tree Canary Island Pine Ornamental Pear Weeping willow Point Reyes Ceanothus Red Clusterberry Escallonia Toyon Zndian Hawthorn Sugar Bush Shiny Xylosma Common Name California Sagebrush Desert Fescue Buckwheat Golden Yarrow Plantago N.C.N. N.C.N. Bird's Feet Trefoil Texas Blue Bonnet O'COnners Legume - 93 - U U O F. Implementation Program The Implementation Program subsection consists of a discussion of administrative districts that will be Q utilized to provide major infrastructure financing and project maintenance mechanisms. It also includes a subsection consisting of the Vail Ranch Administrative Standards. to control project implementation from the {~ standpoint of legal restrictions, land use II entitlements and administrative review. n 1. Administrative Districts I11V An assessment district is a mechanism authorized under the California Streets and Highways Code D which provides financing for public improvements. This financing is achieved through the levy of a special assessment on properties on the basis of benefits received. Typically, assessment districts are used to finance improvements such as streets, water and sewer facilities, street lights and flood protection facilities. Once a property owner or group of property owners have decided to proceed with an assessment (~^ district their first step is to circulate "~-G-~J~J'~ petitions among all property owners within the proposed assessment district boundaries for signature. Approval from owners of at least 60% of the land area .within the assessment district is normally required to proceed with the assessment district. Following completion of this first f1 step, the petition for formation of an assessment L( district is scheduled for a public hearing before the Riverside County Board of Supervisors. If approval is granted by the Board of Supervisors, implementation procedures are initiated by the County Road Commissioner and Surveyors Office. (-}' After establishment of an assessment district, a lJ lien is created on the properties within the district. This procedure provides the collateral D necessary for the County to issue and sell special assessment bonds which provide the 'funds for the public facility improvements as well as administration of the assessment district. (~~ ~ LJ - 94 - a The primary benefit of establishing an assessment district is that assessment districts provide a mechanism whereby improvements are made on a comprehensive basis to the overall benefit of the public health, safety and welfare rather than on a piecemeal or incremental basis. A secondary benefit is that the cost of the improvement can be spread over a period of years and allocated according to benefit. a Rancho Villages Assessment District The Rancho Villages Assessment District (RVAD) is a project initiated by several major property owners in an area which encompasses approximately 5,796 acres along the State Highway 79 corridor east of Interstate 15 .. The boundaries of the assessment district as well as the proposed improvements are outlined within the Appendix of this report. Improvements planned for the Rancho Villages Assessment District include road, sewer, water, street lights, gas, storm drain and flood control facilities. A separate environmental document has been prepared to assess the impacts associated with the assessment district. (EIR No. 241, SCH No. 87082402) Currently, the assessment district and the associated EIR have received Riverside County Board approval, per Resolution No. 88-181. Funding for the project has already been established. The Rancho Villages Assessment District is proposed in three phases with each phase having its own bond series. The three phases will be coordinated with the planned construction timetable for the various large projects within the District.. Phase one is intended to serve projects which are now under construction or will be under construction within a year. Phase two will include projects which could potentially be under construction within two years. Phase three would include certain internal public improvements for major projects including Vail Ranch, Butterfield Stage Ranch, Vail Meadows, Wolf Valley and Tonan Properties. - 95 - U U' If v b. County Service Area 143 (CSA 143) County service areas are a special district (~ mechanism established by the County in order to u handle the maintenance of several facilities including street lights, drainage, parks, parkways, medians and open space. CSA 143 encompasses much of the Rancho California community but does not include the Vail Ranch property. Concurrently with the filing of the first tentative tract map an application will be submitted to the Local Agency Formation Commission (LAFCO) for annexation of the Vail Ranch property n, to CSA No. 143. Funding of CSA 143 activities lUY will be included with annual property tax billings. An advantage of CSA 143 in particular is the large geographic base utilized to financially support administration of the service area. Vail Ranch will utilize CSA 143 for several functions including park maintenance, parkway maintenance, open space maintenance and street lighting. The CSA permits the project to provide these functions without the use of a master homeowners association. 2. Administrative Standards The following section contains a discussion of Q administrative standards which shall guide project implementation and review procedures. ~' a. Legal Restr ictions Development of the Vail Ranch project will be n subject to a two tiered control system for architectural related factors. The first layer of architectural control is established with the current property owner, MDC Vail Properties, also has established review authority over the architectural appearance of all construction D within the Vail Ranch project. This authority will be included as a condition of any sale which transfers ownership of all or part of Vail Ranch to other parties. MDC Vail Properties will review f`~ not only the structures themselves but also any u associated items which affect the general appearance of the development. ~, - 96 - D Q b. The second level of architectural review will be codes, covenants and restrictions (CC & R's) which will be established with each tentative tract map. These will be established by MDC Vail Properties and will carry with the property regardless of whether MDC Vail Properties or merchant builders are the actual developers. CC & R's will be administered by an architectural review board which will be established in accordance with regulations established within the CC & R's. Density Transfer and Intensification C~ U 0 Due to the level of detail of specific plans, full marketing, engineering and planning constraints are not known on a lot by lot basis. It is thus desirable to maintain a flexibility in the ultimate location of proposed dwelling units and the ultimate density of planning areas. Density transfer, intensification, area adjustments, and boundary adjustments permit this flexibility and are procedurally explained in..the paragraphs below. Density Transfer The maximum number of dwelling units proposed by the Vail Ranch Specific Plan is 2,799. The approximate number of dwelling units within each residential development area is established by Exhibit III-1. Planning areas which do not achieve target density as indicated in the Specific Plan may be transferred to another residential planning area of the same major land use category (i.e. Medium-high Medium-low and Low) subject to the approval of the Planning Director or his designated representative. The density transfer process cannot cause a planning area's maximum density or the target density of major residential land use category to be exceeded. Approval of transfers in density will be predicted upon the proposal's consistency with the overall design objectives of this Specific Plan. The review procedure shall be done administratively at the time of tentative tract - 97 - ,~ a D D Q D a 0 ~O and plot plan submittal and review without the requirement of a specific plan amendment or substantial conformance request. (~ o Area and Boundary Adjustment ~j ~. Individual development as displayed on the Land D Use Development Plan and other exhibits of this Specific Plan are approximate and not precise. Precision is limited by the scale at which the Land Use Development Plan Map and other exhibits 1~ are drawn. Precise planning area boundaries and u acreages will be established in conjunction with the submittal and review tentative tracts, parcel maps and plot plans. Minor boundary and acreage variations shall be permitted subject to the approval of the Planning Director or his Q designated representative without an amendment to the Specific Plan or filing of substantial conformance requests. (7 o Intensification Intensification is a situation whereby a physical h constraint within an individual planning area 1.,~/\'1Jj makes construction on portions of the planning area impossible. Such constraints can include but are not limited to steep topography, grading constraints, unstable soils or drainage hazards. Under these circumstances a higher density than permitted on the planning area density range must n be built on the remaining unaffected portions u4 of the planning area in order to achieve the target number of units. The target density of any O planning area cannot be exceeded through the intensification process. Approval of intensification is accommodated by the administrative actions of the Planning Director or his designated representatives at the tentative tract and plot plan submittal and review stage. The process of intensification is not subject to O - 98 - 0 the public hearing process specific plan amendment conformance request. c. Administrative Plan Review associated with a or a substantial Construction of a specific plan project is not made within the context of a "snapshot" time frame. A specific plan is often developed over a time period of ten years or greater. Recognizing these conditions, it becomes prudent if not an absolute necessity to have a mechanism available which will accommodate changing economic, market and financial conditions. To accomplish this, a development monitoring program is proposed as discussed below. A development monitoring program would include two basic types of action. Less complex changes can be reviewed under the administrative procedures of the County relative to density transfer, boundary and area adjustments and itensification while more significant revisions will require the filing of a specific plan amendment or substantial conformance request and subsequent public hearings before the Planning Commission and Board of Supervisors. Examples of administrative and discretionary actions are listed below. Administrative review and approval procedures to the Vail Ranch Specific Plan shall include, but shall be restricted to those actions listed below. o The transfer of units from one planning area which does not achieve the target density to another planning area as long as the maximum planning area density is not exceeded and the total number of units approved for the entire specific plan and the major land use category is not exceeded. o The adjustment of boundaries and areas which do not significantly change overall planning area relationships. o The intensification of planning area densities due to physical or other constraints as long as planning area target densities are not exceeded. - 99 - D U C~ ~O o The addition of new textual or graphic information which does not change the effect of any County regulation. a o Changes in the location or nature of public facilities which do not increase the target D density of the project. o Adjustments of planning area boundaries and acreages. Discretionary actions which would require the filing of a specific plan amendment or n substantial conformance requests include the u following: D o Changes to the text or maps of the Specific Plan other than the addition of new information which does not change the effect of any regulation or the adjustment of planning area j~ boundaries or acreages. (~ o Increase (not transfer or intensification) in Q dwelling unit allocation beyond the maximum specified density range in any planning area or the specific plan. {~ o Major changes in the infrastructure system such LJ as drainage, road alignments, water and sewer systems etc. which have the effect of increasing capacity beyond the maximum specific plan density. O U D~ 100 D ~O a 0 a 0 D D d 0 d ~1 Chapter IV. General Plan/Environmental Analysis 0 0 D UO IV. GENERAL PLAN/ENVIRONMENTAL ANALYSIS This section combines the Environmental and General Plan Analysis in the Riverside County Comprehensive General Plan Format. A. •General Plan Land Use Determination a This subsection uses the Riverside County Comprehensive General Plan's System for determining appropriate land uses for the proposed project site. The four step n process is based on the County General Plan's Land Use (~ Element. At each step, the proposed project is analyzed against the appropriate Land Use Element IUi section. 1. Site Identification Within Open Space and Conservation Map Inventory U The General Plan has designated open-space areas and has identified natural and man-made resources within Riverside County. These areas have been delineated on a General Plan Map. The purpose of this step is to determine the proposed project area's location relative to designated open-space and resource areas. The proposed project is identified on the Open (1. Space and Conservation Map as agriculture. Its IIJU current status is listed as Agricultural Preserve Number 17. This is a designation that is up to the O discretion of the owner, who has decided not to continue this status. Surrounding the proposed project are: Wolf Valley Specific Plan Number 171; and areas not designated as open-space. O 2. Project Identification Within Composite Hazards/Resource Map Inventory This subsection locates potential environmental hazards and resources relative to the proposed development by using maps contained in the Specific ~i Plan. This step determines the potential of a U1 proposed project to be subjected to environment hazards and identifies possible resources that could be affected by the proposed project (Section Q C contains an in-depth analysis of these and other hazard/resource topics). - 101 - a. Environmental Hazards: Potential environmental hazards that exist in the proposed project area and are identified by the General Plan include seismic hazards and flood hazards. o Seismicity: The site is determined to be in an area where tremors and related hazards occur. o Flooding: Temecula Creek runs through the northern section of the site and three of its related drainages transect the property. b. Resources The major resource identified within the proposed development area are the wildlife and vegetation associated with Temecula Creek and a portion of its drainage. Riparian vegetation exists on portions of the property which supports or could support a variety of wildlife, including Stephen's Kangaroo Rat. 3. Land Use Area Profile and Community Policy Area Identification For Project Site This step determines what Community Policy Area the proposed project falls within and profiles existing land uses of the area. a. Land Use Area Profile The Vail Ranch Specific Plan project is located in the Southwest Territory Planning Area. This area is characterized by urban land uses and corridors along Interstate 15, specifically in the Rancho California-Temecula area. Presently, the area is undergoing a transformation from agricultural land uses to urban land uses. Because of the desirability of the area, property values have risen and an increase in residential, commercial and industrial land use proposals have been made to - 102 - a D ~O meet the expected demand. Adopted Specific Plans in the area include Wolf Valley Specific (~ Plan, which is being revised, and Pala Villages u Specific Plan. The General Plan calls for major urban uses to be concentrated along the I-15 corridor with outlying areas remaining rural in nature. b. Policy Plan Area 0 The Vail Ranch Specific Plan is within the Rancho Villages Policy Plan, which was adopted O by Riverside County on August 25, 1981. Zt addressed the same issues and utilizes the same format as the General Plan, but on an Q area-wide scale. Hazards, resources and appropriate land uses are delineated in the plan. The proposed Specific Plan site appears to conform with the objectives and goals set forth in the policy plan. 4. Summary Of Project Proposal/Site Comparison With ^ Applicable Land Use Category Policies or Community This step summarizes the proposed project, then determines what land use categories are appropriate. The project is then compaied with pertinent land use policies. a a. The proposed specific plan calls for multiple land uses within the site, with a residential target density of 3.4 DU/AC (Dwelling Unit Per O Acre). Medium to Medium-high density residential uses, which include single-family residences, patio homes, townhomes and condominiums, will occupy 404.3 acres, or approximately 56$ of the total area. Commercial areas will total 92.2 acres (12.80 , while schools, parks, a swim/tennis club and open-space will total 110.5 acres (19.5$). The proposed parks, and the open-space areas are located in potentially flood prone sections of Temecula Creek and related drainages, or are in slope areas of 25$ or greater. These land use designations preclude any buildings for human occupancy in areas of potential hazard. - 103 - D Roadways, sewer and water extensions have been considered in the proposed specific plan and will meet the level required to service the proposed development. The Rancho Villages Assessment District will fund drainage, bridge, sewer, water and street improvements, including Margarita Road and Butterfield Stage Road. b. Land Use Categories There are five categories Rural, Outlying and described in the County categories are based on public services required different densities. (Heavy Urban, Urban, Planned Community) General Plan. The the varying levels of for land uses at This project is a combination of Categories I & II, Heavy Urban and Urban, respectively. Land uses described in these categories are: Category I (Heavy Urban): Land uses are characterized by intensive commercial and industrial land uses and higher residential densities. Under this category, the proposed project has intensive land uses in the form of high density residential development of 12-20 DU/AC. c. Category II (Urban): land uses represents a broad mix of land uses, including many types of commercial and industrial land uses and [low-density) residential land uses. Under this category, the proposed project has mixed uses, such as commercial and tourist commercial centers, totaling 71.9 acres and low-density residential development at 3-6 DU/AC. Southwest Area Community Plan Vail Ranch Specific Plan Southwest Area Community been incorporated into t When incorporated into problems peculiar to the while policies and land is located within the Plan, which has not ae County General Plan. the plan, issues and area will be addressed use designations will - 104 - O ~o be assigned. Urban, industrial, commercial, residential and rural land uses are expected to be allowed at each set densities for each area as constraints permit. B. Land Use Element 1. Land Use Planning Area Policy Analysis n The proposed Vail Ranch Specific Plan site is u located in the Southwest Territory Planning Area, as delineated in the Riverside County General Plan. nn The General Plan forecasts for the area, show a U marked increase in population; from 25,700 in 1980 lJ to 50,500 in the year 2000. Subsequent housing units required for this increase will be more than double the present number of units. The factors listed below are expected to accommodate growth in the area: * Greater access to the area due to improvements In/~ to I-15 & I-215. / * Improvements to the water and sewer systems in ~/ Rancho California a * Relatively lower costs associated with property and housing in the area. * Increased industrial development potential with completion of I-15 to San Diego. * Increased demand for a variety of housing densities and types * Desirable air quality in Rancho California. 2. Community Policy Area Analysis Q The proposed specific plan is not yet included in any particular community policy plan. Because of this, the land use policies pertaining to the a Southwest Territory will guide future growth until a policy plan for the area can be adopted and incorporated into the General Plan. - 105 - o`' The Vail Ranch Specific Plan is located within the Rancho Villages Assessment District. Through (~ district funding and specific plan implementation, (~ several road improvements and sewer and water extensions are being planned. Road improvements will be made at Highway 79, Margarita Road and Q Butterfield Stage Road, which all lead into the proposed plan area. Sewer and water lines will follow these right-of-ways. Four commercial zones are included in the Specific Plan to provide retail and tourist commercial services. Several housing types at a target number of 2,431 units will J~ provide housing opportunities and numerous u recreational areas are included. Also, because of its proximity to I-15, the proposed plan site is within a half hour of many employment centers. a This should reduce the length of commuting time for new areas residents and should limit air quality impacts. ("~ J Land Use Category Policy Analysis ~ By determining the level of proposed development and the amount of infrastructure required to service the site, it is ascertained that the Vail Ranch Specific Plan will be a combination of (~ Category I (Heavy Urban) and Category II (Urban) ~J Land Uses. Infrastructure for the project has followed master plans for the area. The Eastern Municipal Water District will supply adequate sewer service and the Rancho California Water District will supply adequate water service. The road improvements previously mentioned will provide n' adequate levels of service at project build-out. The project site is located in the I-15 urban a corridor, which currently has Category I & II levels of land use. The combination of land uses proposed is consistent with existing and proposed levels of land use in the area. The mixture of U Category I & II land uses, which include residential and commercial development are as follows. Q Category I (Heavy Urban) land uses characterized by intensive commercial - 106 - are and Q 0 QO industrial land uses and higher densities. Examples of Category I land uses include regional n and community commercial centers, heavy industrial u uses and residential densities of eight to twenty dwelling units per acre. o The Specific Plan has proposed townhouses, condominiums and apartments ranging from 15-17 DU/AC, which will encompass 32.2 acres or a approximately 4.5~ of the total project area. Category II (Urban) land uses represent a broad Q mix of land uses, including many types of commercial and industrial land uses and residential land uses with a density of two to eight dwelling units per acre. The Specific Plan has proposed two commercial neighborhood centers and two historic commercial n centers totaling 92.2 acres or approximately 12.5 IUt of the total plan area. Low-density residential development encompasses most of the site at 572.1 acres or approximately 51.7 of the total area and will range from 4-6 DU/AC. The remaining areas will be open-space, recreation or school areas which will service the proposed surrounding development. 4. Community Plan a A community plan is being prepared by the County and an ad hoc Citizens Committee, but at this time is not available for analysis or comparison with the proposed specific plan. However, the project is in the Mount Palomar D Observatory Special Lighting Area which encompasses a thirty mile section of land that surrounds the observatory. This area was designated because of the interference of high O sodium street lights and unshielded safety lights with visibility at the Palomar telescope. Q To prevent undue interference with observatory operations, developments within the special lighting area must designate low-sodium street ^ lighting and shielded safety lighting for the - 107 - D development site. The Vail Ranch Specific Plan recommends that housing tracts and commercial centers that will be built within the plan area utilize low-sodium street lighting, shielded porch lights and shielded/low wattage safety lights. C Environmental Hazards and Resources Element Seismic Safety The following discussion is based on the Vail Ranch Geotechnical Feasibility Study by Highland Soils Engineering, Incorporated, completed on August 6, 1987. a. Existing Conditions/General Plan Policies Existing Conditions The Vail Ranch Specific Plan encompasses approximately 719.5 acres located in south-central Riverside County, known as Pauba Valley, three miles southeast of Temecula, California. The property is bounded by Highway 79 to the north and surrounded by the Wolf Valley Specific Plan area to the south, east and west. It is situated in the Peninsular' Ranges Geomorphic Province. Site topography ranges from creek bottom in the northern portion of the property where the Temecula Creek wash is located, to plateau areas intercut by three drainages in the south (see Topograph Map included herein). Underlying the site is the Pauba Formation, which is a combination of sandstone and siltstone with intermixed cobbles. Alluvial deposits are restricted to the Temecula Creek wash and adjacent areas including .the bottoms of the three drainages, and consist of loosely consolidated silty and clayey sand. Based on the proposed project's proximity to regional seismic activity and site characteristics relative to associated potential hazards, the following issues - 108 - 0 QO , relative to seismic safety are pertinent to the specific plan area (see Exhibit II-6, D Environmental Constraints). o Groundshaking Zones: The Specific Plan area is located in Groundshaking Zone Q IIB, as delineated in the Riverside County General Plan. o Liquefaction: The project site is identified as being an area subject to possible soil liquefaction during seismic episodes. Liquefaction is caused by high groundwater tables adjoining some types of poorly consolidated soils. When groundshaking occurs during a tremor, groundwater "mixes" into the poorly packed soils above. This action destabilizes the soils which can lead to building found- ation failure during or shortly after a l evalu- i h ca n seismic event. Geotec uations identify high liquefaction (~/1 potential for the alluvial soils ~ - ) associated with Temecula Creek and the " ~J three large drainage courses which transect the site. d t e o Dam Failure: Vail Lake is loca approximately eight miles east of the project site. It impounds Temecula a Creek, which intermittently flows through Pauba Valley. During a complete dam failure, it is expected that inundation would occur up to approximately the 1120 foot elevation contour. The likelihood of a complete D dam failure (the total volume of water at peak reservoir capacity flowing into the inundation zone) is low. The inundation zone reflects an absolute O worst case scenario with a low possibility of occurrence. a o Ground Rupture: This hazard is generally associated with fault line zones, which have not been found on the O property. - 109 - a a o Seiches: An existing water tank of unknown capacity is located north of Highway 79, approximately 2000 feet west of Butterfield Stage Road. A 2 million gallon water tank is proposed within or adjacent to the Wolf Valley Q Specific Plan. An exact location has not been determined at this time. o Landsliding: Landsliding due to seismic groundshaking appears not be a potential hazard due to the massive nature of the underlying Pauba Formation. a o Rock Falls: No major rock outcroppings or large boulders have been observed along the slopes and ridges of the project area. 2. General Plan Policies Pertinent General Plan policies are listed below: a o Development proposals will be evaluated using General Plan guidelines relative n to designated groundshaking zones. U o Development proposals located within a County potential liquefaction area that Q include the construction of structures for human occupancy must submit a geologic report. o The potential hazard of tank rupture due to seiching on a hillside location above a proposed development should be a considered in the structural design of the tank. a - 110 - 0 ~O b. Project Impact/Relationship to General Plan Policies 1. Project Impacts According to available geological data, the site could be subjected to seismic event hazards such as groundshaking, liquefaction and seiching. a 2. Relationship to General Plan Policies O o Groundshaking: The General Plan has specified the project area as being located in Groundshaking Zone IIB, which allows single family resi- dential, multi-family residential of 100 units or more and major commercial development. This type of development n is expected to withstand the level of U groundshaking associated with Zone II if the development meets Uniform Building Code Standards. Table IV-1, Seismicity for Major Faults Surrounding Vail Ranch, shows the distance of the site relative to regional faults and the highest magnitude of tremor expected to be generated by a seismic event along each listed fault. a Table IV-1 Major Faults Surrounding Vail Ranch Distance from Maximum Fault Site Probable in Miles Earthquake Q Elsinore 1.75 west 7.0 San Jacinto 20 northeast 7.5 San Andreas 37 northeast 7.5 Newport- 24 west 6.5 a Inglewood - 111 - Taking into account .the expected magnitude and relative distance from potential seismic activity coupled with the proposed level of development, Vail Ranch Specific Plan will be compatible to land use desig- nations for Zone II. o Liquefaction: The County General Plan identifies the northern portion of the property associated with Temecula Creek as having a moderate liquefaction potential. The level of development proposed is suitable for this designation provided that adequate mitigation measures are incorporated into project design. Seiching: If the existing water tank located north of Highway 79 were to rupture, the resultant flow would likely spread towards the southwest - parallel to Highway 79. If the floodwaters did flow over Highway 79, the project could be partially inundated. However, due to potential flood hazards associated with Temecula Creek, all building pads will be constructed above the 100 year flood event inundation zone. Due to this, the expected flow will likely not reach the elevation of the proposed development. The proposed storage tank that will service the Wolf Valley Specific Plan south of Vail Ranch could cause flooding to both specific plan areas. The Rancho California water District is the agency in charge of constructing this facility. If properly placed, however, seiching hazards to Vail Ranch would be eliminated. - 112 - °o 'L_I c. Mitigation The following mitigation measures should Q reduce all relative seismic safety impacts associated with the Vail Ranch Specific Plan to acceptable levels. Q o All development in the project area will conform to Uniform Building Code standards relative to groundshaking. o Areas prone to potential liquefaction will be excavated and replaced with compacted fill. Commercial buildings located within the liquefaction area should incorporate additional footing reinforcements to alleviate soil loading beyond fill D capacity. o Further geologic studies should be completed and recommendations contained l i na therein will be incorporated into the f grading plan. o The proposed storage tank should be located outside of the Wolf Valley Specific Plan area, southwest of E1 Chamisal Road. Topo- graphic maps show that if the tank should rupture at this location, the resultant flow would initially move away from the Vail Ranch area then turn back and flow a into Wolf Valley's planned golf course site and ultimately into Vail Ranch's proposed park site "A", resulting in no damage to proposed residential or commercial develop- ments. 2. Slopes and Erosion The following discussion is based on the Vail Ranch Geotechnical Study by Highland Soils Engineering, O Incorporated, completed on August 6, 1987. a 00 - 113 - D i ~~~ L "o. ~ ~ 0 ® e e a N O v c 0 -o c E ~ 0 .~ ~ Uy E ~ LL .~ ~ ro ~ b '~ o~ Q~ ~ a _ oa a e t' P O. O on c . ` v v c . ~ c W U Q a Z ~ i ~ g V ~ ~ ~' ~ ~ .D ~ t ° ~ W N ~- ~ s - ~ ~~~---- ..,r l .r ~(. ,~,' g Z~~ ! ...I Q O f P ,~ i :~ P 1 v ~ 0 0 0 0 0 0 I a O J U~> U ~ ~ ~ O O ~~ © O ~~+-~ L_J L I/ v ~••O A . . s, c~e :V. a a 'n n P a. Exists g Conditio s/General lan Policies a 1. Existing Conditions The proposed Vail Ranch Specific Plan is a located in southern Riverside County and is dominated by the Temecula Creek wash which intermittantly flows through the Pauba Valley. The southern half of the property is characterized by plateau areas intercut by three north-south trending drainage courses which channel overland flow into a Temecula Creek. The gross elevation differential for the specific plan area is approximately 180 feet (1240 feet down to D 1060 feet). Coastal sage scrub and grasses cover most of the sloped areas while the creek area supports some stands of cotton- woods and scattered willow saplings. Temecula Creek and its three related .drainages which transect the site are considered ephemeral streams (they carry water as a direct result of precipitation). The direction of flow is towards the north, into Temecula Creek, which flows to the a west and ultimately into Murrieta,Creek. Land slides or slope creep (a slow moving a land slide) were not observed on the property and no major rock outcroppings or boulders have been located within the project area. Slope and soils maps (see Soils Map and Topographic Map contained herein) of the Specific Plan show detailed characteristics within the site. Limited a areas of steep slopes of 253 or greater are located on the site and appear to be associated mostly with the Pauba Formation, D which is the bedrock that has been eroded to make up most of the alluvial soils in the site. The soils are erodible, but in direct relation to slope steepness. D Flat or gently sloped areas (about one-half of the property) appear to be stable. and a should pose little erosion hazard. Steeper - 114 - D areas, especially those of 25o slopes or greater, do give indications of erosion hazard. General Plan Policies The following land use standards relative to, slopes and erosion are from the Environmental Hazards and Resources Element a of the Comprehensive General Plan, and are applicable to the project site. o Hillside Design Development in hillside areas should be designed to follow or flow with the natural contours of the site. Develop- a ment is discouraged on slopes in excess of 25$, and unstable slopes should be designed as common open space. Major projects and buildings on major ridge- a lines, canyon edges and hilltops are discouraged and any development on such areas shall be visually unobtrusive by sensitive siting and appropriate landscaping. o Slope Heights and Contours All cut and fill slopes or combinations thereof shall be made no steeper than a 2:1 (two horizontal and one vertical) and their height shall be no greater than ten feet. Exceptions to these standards are permitted if they are recommended to be safe in a slope stability report written by a soil engineer. The slope stability report a must also include recommendations for erosion control and landscaping of the proposed grading a . o Road Grades County dedicated roads, County O maintained roads, roads built to County standards, and access roads to all lots -115- 0 D a 00 shall be graded to a finished grade of no more than 15$, or as recommended by the County Road and Survey Department. o Slope Stabilization and Landscape Plans Where land uses are to be located on slopes subject to instability, erosion or slippage, an environmental a assessment, rockfall study, a geologic report or engineering report may be required. o Grading Plans ' Grading is to be generally limited to the amount necessary to provide stable areas for structural foundations, street rights-of-way, parking facili- (~ ties and other intended uses. u Applicants for development permits will provide an estimate of the development proposal's grading magnitude and slope O contours of the site. Depending on the magnitude of the grading operation, the applicant may be required to submit a a grading plan for County approval prior to issuance of grading permit. In addition, an environmental impact report may be necessary. b. Project Impact/Relationship to General Plan Policies 1. Project Impact Q Existing natural slopes in limited areas of the project area exceed 25$ which is the maximum buildable slope, as delineated in County Standards. This characteristic, coupled with the erosive nature of the soil under steep slope conditions make some areas of the site subject to moderate a erosion potential. when grading occurs on the site, soils ,-, could be eroded and washed down existing - 116 ~O 2 drainages. However, the grading plan will a meet County standards and will balance cut and fill slopes on site. The amount of cut and fill performed will be an approximate 1:1 ratio (see Grading Plan exhibit contained hearin). Natural slopes of greater than 25~ or interfacing with open space areas will be retained as landscaped open space. Other natural areas exhibiting greater than 25$ slopes are intermittent and unconsolidated. These areas will be modified and materials used in the grading cut and fill process. Alternatives to natural drainages will be minimized and drainage improvements installed. Most slopes of greater than 25~ will be retained as open space and alteration of natural drainages will be minimized and drainage improvements installed. Relationship to General Plan Policies The Vail Ranch Specific Plan proposes the ^- following measures to meet slopes and (~J°~ erosion standards: o Hillside Design Most area of 25$ slopes or greater will be designated as open space. a o Slope Heights All cut and fill slopes shall be no steeper than 2 horizontal feet to 1 vertical foot. Contouring and land- scaping of slope areas will blend into a the natural terrain, where feasible. All roads within and connecting the a property will be 15~ gradient or less. o Slope Stabilization and Landscape Plan o Road Grades Geologic follow-up reports will be made before grading occurs. Landscape plans - 117 - a D D for the proposed project will D~ incorporate stabilization standards into them. . o Grading Plans a Detailed grading plans are being prepared before any on-site grading activities occur. c. Mitigation The following mitigation measures should reduce slope and erosion hazards to minimal levels. o County Grading Standards will be complied D with throughout the grading procedures. o Graded slopes will be landscaped in accordance with County Standards. o Grading that occurs during rainy periods will include sand bagging and temporary desiltation basins in on-site grading activities. n o Water trucks will be used to control dust. IUI o Earthen dikes will be temporarily placed along the perimeter of drainage courses in accordance with Department of Building and Safety directives. 3. Wind Erosion and Blowsand According to County Geologic Reports, there are no indications of this hazard within or around the proposed Vail. Ranch Specific Plan area because soils in the area are not conducive to wind erosion. Construction related dust could exist on a a short-term basis, but can be controlled by spraying with water trucks. 4. Flooding The following. discussion is based on the the O Preliminary Englneerlnq Report Regardln4 Temecula - 118 - a Creek in the Rancho California Area, by Rancho Pacific Engineering Corporation. a. Existing Conditions/General Plan Policies a The proposed Vail Ranch Specific Plan is located in the Pauba Valley, which is part of the Santa Margarita Watershed. The property can be distinguished by two land form types. Alluvial deposits with little relief dominate the northern portion of the property, which is D covered by annual grasses that are currently being utilized for limited cattle grazing. The southern half of the site is characterized by plateau-like hills which are intercut by three north-south drainages. These drainages are found to be ephemeral, that Q is, flowing in direct response to area precipitation. Through the drainage courses flow the collective overland flow from the site which ultimately drains into Temecula Creek, which, at most times, is a dry, grassy wash that trends east to west. Surface flow for all of the drainages and Temecula Creek generally occur only after heavy precipitation and saturated soil conditions cause overland flow to converge into the drainage courses that flow a into Temecula Creek. Temecula Creek converges into Murrieta Creek approximately three miles west of the site, just past Interstate 15. a Past the point of convergence, the creeks become the Santa Margarita River. Waterflow within the watercourses is associated with flood events that are characterized by a relatively high volumes of water with extreme amounts of suspended solids. Temecula Creek (see Hydrology Map contained herein) drains both the Specific Plan area and the area immediately to the north of the site, known as Vail Meadows Specific Plan Area. Hydrologic data was obtained from the Environmental Impact Reports from both Vail Meadows and Wolf Valley Specific Plans, since a these areas surround the project site. Additional information was derived from the 119 - a l.J ~O Temecula Creek and tributaries hydrology study a prepared in conjunction with the Rancho Villages Assessment District. Table IV-2, 100 Year Q Factors for Vail Ranch Specific Plan, summarizes flood discharges expected to enter a Temecula Creek within the proposed site. Table IV-2 100 Year Q Factors for Vail Ranch Specific Plan n Vail Ranch Vail Meadows u Property Property (South of Temecula (North of Creek) Creek Creek) Q Factor 1,872 36,000 789 n (cubic u feet/second) ~O It should be noted that the Q Factor for Temecula Creek is based on a 100 year storm event's effect on spillover of Vail Lake. This D means that the peak discharges from drainages in the project area will not necessarily coincide with the estimated peak for Temecula Creek. a General Plan Policies Pertinent policies for the Vail Ranch Specific Plan address development hazards within flood plain zones and potential flood prone areas. The General Plan states that all flood related hazards must be adequately mitigated. Also, it states that, in general, no land uses are suit- able within the 100 year flood plain zones, except for open space and recreation. b. Project Impact/Relationship to General Plan Policies 1. Project Impact The proposed project will increase runoff potential by the placement of impervious ~O - 120 - a c. surfaces (roads, commercial centers) o the proposed Specific hazards into account open space within the potential f site. and rec residential units, a n the site. However Plan has and has reational 100 year flood loodways that are taken flood designated land uses n the and 2. Relationship to General Plan Policies The proposed Vail Ranch Specific Plan has incorporated all General Plan policies regarding flood hazards into its design. No structures for human occupancy will be planned within the 100 year flood plain inundation zone or potential floodways.- Mitigation Measures All foreseen flooding hazards have been eliminated through the incorporation of County General Plan and Flood Control and Water Con- servation District Standards. The mitigation measures utilized are given below. o Temecula Creek is slated for flood control improvements by the Rancho Villages Assess- ment District, which will provide infrastructure improvements to approxi- mately 5,860 acres of land south of Rancho California Road to the Redhawk Specific Plan area, inclusive. Recommended design for the flood control improvements call for an excavated 400 foot wide, soft-bottomed channel with concrete sides at 1-1/2:1 (horizontal to vertical) slope. o Development located within the 100 year storm event flood zone will have building pads constructed above the. expected inundation elevation. Further, the existing areas within the 100 Year Floodplain will be removed from said designation by virtue of the channel improvements. The intermediate school proposed should concentrate buildings for human occupancy away from the Temecula - 121 - plain zones located o a U a !,_1 c~ a a U O a -~l a ll Creek open. This area will likewise be ~O protected from a 100 Year Flood event n through channel improvements to Temecula u Creek. The well defined wash area adjacent to the elementary school site will be improved with drainage improvements to convey storm flow through the site safely. o Open space has been designated for the major drainages that transect the site in the form of passive open space which includes a regional park site and a paseo park site. o To ensure that the proposed project will not be cut off during a flood, Margarita Road and Butterfield Stage Road will have bridges placed at their respective creek crossings, which will be designed to with- stand a 100 year flood event Q factor. This will be accomplished through Rancho Villages Assessment District funding. 5. Noise The following discussion is based on maps and text found in the Noise Element of the Riverside County General Plan. a. Existing Conditions/General Plan Policies 1. Existing Conditions The Vail Ranch Specific Plan ecompasses 719.5 acres of land that is primary utilized for cattle grazing. The site a presently has several ranch buildings and an historical adobe. Noise generation on site can be considered nill. Highway 79, which fronts the northern portion of the property, does generate some traffic ry 2. General Plan Policies ILII The General Plan discourages single and multi-family residential developments, hospitals and schools from areas where ~o _122_ related noise. a generated noise exceeds 65 CNEL (Community Noise Equivalent Level, in decibels). The only area in the project site capable of experiencing noise above this level appears to be adjacent to Highway 79, approximately 315 feet perpendicular to the road, assuming build out to maximum master planned service levels. b. Project Impact/Relationship to General Plan Policies 1. Project Impact Noise impacts will generally be associated with roads which pass through or adjacent to the specific plan area. The Rancho Villages Assessment District has planned to widen Highway 79 and Margarita Road. Butterfield Stage Road, which is presently unimproved, will have full improvements along its route. The following table lists the roads scheduled for improvements by the district which will serve Vail Ranch Specific Plan. Table IV-3 Expected Noise Contour of Roads from Centerline Road width (feet) 60dBA 65dBA 70dBA Highway 79 Margarita Road. south of Highway 79 to creek crossing Margarita Road south of the creek crossing Butterfield Stage Road Wolf Valley Loop Road Macho Road 134 315+ 155+ 70+ 134 315+ 155+ 70+ 100 310 150 65 110 315 155 70 100 310 150 65 88 270 130 45 - 123 - 0 a 00 2. Relationship to Riverside County General Plan The following General Plan Standards are pertinent to the proposed project and Q district wide build out: _ a. The following uses shall be considered noise sensitive and shall be discouraged in areas in excess of 65 CNEL (dBA): single and multiple family residential, group homes, hospitals, schools and other learning institutions and parks and open space lands where quiet is a basis for use. n b. Business and professional offices where y effective communication is essential, shall mitigate interior noise to 45 dBA. c. Proposed noise sensitive projects within noise impacted areas shall be required to have acoustical studies prepared by a n ^ qualified acoustical engineer and may be L'~ l required to provide mitigation from ~/ existing noise. d. Proposed projects which are noise producers shall be required to have an acoustical engineer prepare a noise Q analysis including recommendations for design mitigation if the project is to be located within close proximity to a noise sensitive land use, or land zones for noise sensitive land uses. e. Projects that are incapable of success- fully mitigating excessive noise shall be discouraged. (~ f. In areas within close proximity to ~ J highways and roads, the road's design _ standard (average daily trips) shall be n 1 I used to estimate maximum future noise hazards LI . a - 124 - LJ 6. c. Mitigation a The following mitigation measures will reduce a noise impacts related to noise to minimal levels. o Areas adjacent to roadways will use land- Q scaping measures such as vegetated berms, LJ trees and decorative block walls to reduce noise impacts from traffic. J'~ o Office and commercial buildings will be u brought into compliance within the 45 dBCA interior noide levels through a variety of structural modifications to include, but not limited to, the following: _ - Double glazed windows - Mechanical ventilator - Mandatory installation of air conditioning equipment to allow for a closed window condition. o The land use plan for the Vail Ranch Specific Plan excludes sensitive land use ° within the critical noise areas. o Title 24 should be complied with in a constructing the proposed residential and commercial developments. Standards under this code include the designation of insulation amounts and window pane thick- ness relative to project siting adjacent to noise producing areas. ,~(, Air Quality u The following .discussion is based on South Coast Air Quality Management District data and method- ologies contained in the Air 4uality Handbook for EIR's and 1985's Summary of Air Quality in California's South Coast Air Basin. a. Existing Conditions/General Plan Policies 1. Existing Conditions The Vail Ranch Specific Plan is located in southwestern Riverside County, which is - 125 - Ll D 00 characterized by inland valleys, rolling hills and mountainous areas. O To the north and west are the San Bernardino Mountains (the transverse ranges, which run northwest to southeast) and the Santa Ana Mountains (part of the Coast Ranges, which run north to south). ,~ The region is located in a mediterranean climate, which is characterized by sunny days, cool nights and rainy periods in January, February and March. Mild ~. temperatures typical for the area range in the 60's and 70's and generally get warmer as one moves further inland. Night_ and morning low clouds 'and fog are a common occurrence and is caused by moisture-laden air moving off of the j~ Pacific Ocean. ILII The low clouds and by mid-morning in sunshine for Unfortunately, this tributes to the fog generally burn off inland areas leaving Host of the day. abundant sunshine con- production of photo a chemical smog which can get trapped by inversion layers (warm air over cold air) that may occur in the area. LJ Light breezes, of an average of 5.7 miles per hour, usually blow throughout the area, making the dispersion of pollutants very slow. Generally, the pattern of wind direction for the area is as follows: as the sun rises in the morning, it heats up n the atmosphere. The amount of this heating IL JS is relative to the buffering influence of the ocean, which keeps air temperatures in Q a very narrow range above the water temperature. The inland valley .areas and deserts are not subject to the ocean's influence, and subsequently heat up faster n and to a greater degree. This causes the u air in the inland areas to rise, which acts like a vacuum and draws air in from the coast. Along with this air is smog and particulates that are produces in Los - 126 - a a Angeles, which combines with the relatively small amount of smog that is produced locally. As the sun goes down, air in the inland areas cools, becomes dense, and pushes out a the air below it which flows to the coast at night. This can cause an inversion as _ the more cooler marine air moves in from the coast and warmer, inland air flows above it. If both marine influences and inland air flows are strong, persistent inversion layers can be sustained for several days which traps smog and particulates that are continually produced. The Federal and State Governments have air quality standards for air pollutants, which includes the preparation of air quality management plans. The responsible agency n for monitoring air quality in the Riverside u area is the South Coast Air Quality Manage- ment District (SCAQMD). It also issues air ^_ pollution permits and enforces air quality (~~U~ regulations. The lead agency responsible for the preparation of the Air Quality Management Plan (AQMP) for the South Coast Air Basis is the Southern California Association of Governments. The AQMP was adopted in 1979 and makes 't regional projections of future growth and U resultant pollutant levels. Also, strategies are given which are designed to reduce air pollution emissions to National Air quality Standards. Currently, the Riverside area does not meet these standards for four pollutant types: ozone iL.ll (03), carbon monoxide (CO), oxides of nitrogen (NOx) and Total Suspended Particles (TSP). Descriptions of the n sources and effects of these pollutants are (~ located on Table IV-4, Riverside Area Non-Compliant Pollutant Types. a In accordance with California Air Resources Board Guidelines for air quality impact assessment, Tables IV-5 and IV-6 are given - 127 - a a~ d D 0 0 6 0 0 0 D D 0 D sa m w ~i U Y ~ G •.~ ~ ro r+ aA w ~ a~a EDP N m N •~ '6 Ya Sa Sa ro v mro ~~ b k O W ro sa ro >a c --~ ro a~ o ~, •'I J-~ yJ •ri ro .a z~ a N .~ ~ ~ •roa a rov y~ mo ok w N ro -.~i A ~~ roA •.~ r.+ H y O ?~ w +~ •.1 •,~ r-1 ri U 7 a< C ro +~ 7 .a .~ 0 a z rn z z e a ~~ >; a a ~ a SN-I N s+ tMC1 N D ~ M ~'., rl y" O ,C O t0 C 01 CO O '-I O ~ N N 0 z ~ z z ~ ~ £I s a a ~ a a a c~ m 'i ,C, .i ,C N L' O ~ O a 01 00 O ri O i-i '-I N v G U O d G b C A O b U ~ O a b H A~ b NI C N °z ay N A b+b ~ U >a x ro a~ ~° o~ z^ Ha C N O F. •.1 ~ ~~ rl O N ~ ~ }a W N d ~ ~ a~ ~ N 7 iJ N 1~ Sa i0 z°a~ II II II z~ zaa Oa to summarize air quality trends in the u area. These summaries are for 1985 and 1982. The 1986 summary was not available at this writing. Please note that the closest monitoring station is located in Perris Valley, approximately 20 miles to the north of the Vail Ranch site, and only measures ozone pollution levels. From the available data, it can only be discerned that ozone and total suspended particles are a major problem in the area. Exhibit IV-2, Regional Air quality, shows the pollutants relative to the Rancho California area. In addition, it should be stated that'the Rancho California/Temecula area has lower pollutant levels than areas to the north. This is due to a steady flow of air that n moves from the mountain areas to -the VLJI southwest through the Santa Margarita River drainages and into Temecula Valley. This ^~, pushes back the pollution that moves in ( p~ from the Los Angeles and Riverside urban ~,J areas. Polici s l Pl G a enera an e Relative land use standards regarding air quality found in the Environmental Hazards and Resources element are as follows: o Air Quality Impact Mitigation n Major development proposals which may create a significant new source of air n pollutant emissions must contribute to U the mitigation of adverse air quality impacts. Major projects may include large industrial, mining, residential, a commercial or recreational projects. Air quality mitigation measures to reduce automobile or energy use include the following: - Bicycle facilities, such as bike lanes, racks and lockers; - 128 - U U D D D D D d D D D D D Q 0 a N d a E w c ro a H .~ 0 a a~ ~xro I U ••~ H ~ro ~ ~ ~ U A •~ I E ; O z ro W >a N .~ N Sr Ol .~, a c o ~ c c w i~ o a l o i w ~ ..~ ro .,~ ._ •.a H Ul W O N i.l 3 U U .C 1~ b+ ~ La b U N a +~ ro c Gl ro v C L N 'i ro C 'O bd ~, •.~ > w ro w •.~ ~ c ro ~+ o •o v ro •~+ o >a N ro ro w •.~ o o +~ •~ c s+ v N Sr N 0 1~ C O 4 O R ••i ••i a~ ro yl fa N ~J b+ N ro 0 A 3 1~ E >. ro ~ tr+ N U •.~ ~ C 3d H Sa U N 3+ C C 1~ C .-i v c w•~ ro N Aro ow ro.c o•~ o.c•-~ ro V-I >, ro ~x >a O C W X W U a~ A ••I C+R -•~ w N r ro o ro o A o ro atru o •-~ ~w•-~ v>•+ w A w mH~~ v N °o~ m - ~ wvo7 3 c il - a i + a H >•+ o vro ~+ ~+ +~ a sa c m N ~ N A •- ro ~+ N rn ro v •-~ A ~I a~•.~ mcro c a~ >~~ >~HNTP o rowco • sa N c ro v •.~ s+ x >~ o v c a~ sa o a+~ N o' a+ ~ o a+ ro •-~ w •-~ o- o N o• .+cro N w cc E>roo >, N0+601 N U ••~ >w N d N> tT I-i Sr J-I b a C N •^I ro a '6 C a w N N v •'I >. a a~ •^I O •n O N >~ N~ ro C 7roC ro C 3-i lak HCIr CHroG).Cro u rowwa a •.~ wao aa•.~a Hroa+a+,~v ~ >, C ro sa o ro ~~ c v ro sa e ro -~+ N C 1~ Sd N Ul C U~ N N O C R +~ ro •~ w W 1 N >a •'I N a •r1 3 C Sa ro N ro 3 0 11 ON a 'Ob>a 00 w a N U C d a O W d% a E O L i b CC C 1 •• 7 L i I tl J-I Nro v 0 00 o roo s+o+o ad c ro v--~ oro•-~ w ~ sa a~ c ~ •~+ >, >a a x v N LI v o ++ ro o a v roroa N Ha ~o•^IC ca •-~N~ ro A .C U C N a N H Ol la O W O O i~ a 0 J~ d U O •~I A N ro~ W b N •~ it - ~ >a 'O fa N N ~+ o >•+ A ro ~ o •.+ ro c •.~ a+ ro w .-+ ro c w a C J~ b~ .C O C U •.I t ro G U N ro a•.+ ro H J-I ,C .CU J~ aN •~CEVW A S+ UbNkU a R C O ~ G O N G ~ 0 0~ N ~ W C O y A N a i + - •~ i C1 ~ >. > ••i 3a d a b C1 O w .~ O+ U a tv U -~ N G1 U O A ••~ w ~ N - C R fa roc b .C a ~+ r+ .c S-I a 1~ C a N -.~ w a~ O U d x C a'L1 ro •'1 U a N U 01 al a tT N •.I a~ •'1 w •••1 N O S-I A O o ro >a roti`x o c cv oc ev •~ o>avo~+ N d voo+ o •.~ •.~ +~ C1NH 3N ~aaEo N ,C Sr N •.i C C ~ tT - C R ••i ~ W 1 0 0 .C ro W ~ ~ N ~ U °' ro N W• i ro W ~- iOA O CN BHa v o o cu >, +~ ro •H•.•~~ s+e o w a ro ro o v E W A C CC S+a~ONO ~•-i~0 Ow Y+ •~ }I 1J N w ri O O ro ro N U .C J-I ro C a O+ H ~I ro C00 'O U •~ ~a Na ro N~Ot~CW -•i O •.1 d I ~ N •.i A Sa Sa Q,' ~ i•I C H •^1 ,C ~ Ol -,~N> U C Nd fa x•'17 NN NroaUa N t 1~dltl a 0 a~ a010w U+~ ••+ U7N 1~ U b 3+ 'C A A •~ U Sa C N i~ ••+'O O ~+ ro•.+a~ o s+ 6A a a~roN aro cm>ao~ o c v xH sa ro o o a c.c co o~ o a b+t+a~ z ••~ s+ o a a o o s ^ •~ ~+ ro z N a u v ro a ro b 'O C %b+0 N N~ ~ ~ O G N d U w• a N b N b ••~ Cl ,C >~ O r1 ~ •O C a ro •~+ N •~ >w H N C a~ C ro tT k N ka~l+•~ •.,awNro U ro ~ ~•C O ~ E70ro •. i U C 1 •i ' G' O N ~ •.i O O C ONN NN Gl ~ m x ~ b v N ro ••rob -e .e c o 0 0+ .. o+ m ro •.+ +~ a o o a~ c ooNro d~~ow N o N o - s+z N rn w o 0 W 1~ O N A N N W N G ro N N N c O N LI N ro •'1 N H •• ••i '-I O N ro R >+ W ro N tr+ z N 3+ N J-1 a H b N H ~, a >.I r1 u H roooro oovroo H •• •.i ~--~ •• '-1 k k U U b 3.1 fr FI > U Sr o N s. 0 0 0 0 o c c sa ro ro••+a v a o a o u u ,~ z••~roro•-1 aavNro I~ 3 ti U >a a 0 ~, Sa ro p w ~ A N I U •'I 9 G .•i Hroro a~ w a a .~ m •.+ >a ~ ro •.+ E ~ ~ 0 N UI •'I b Ya Y~ Sa ro v ba ro z b rn z o ~ d wv ro N W ?~ U rok ow N LI ro ~+ v ~ ~ m e w ~ ++ ~ a a ~ rl w a a ~ m ro a n a sa 3d ~I N Sd In 3.1 Gl 1~ t'1 .-I J'.. O ,G O Gl .~ 01 O .i O '-I N N wro 7 O~ N .~ b Sa i~ Sa ro v ba c~ ro v ar a+ d ~ ~ v ~ v ~ ~o m U z .~ z v o x w I N ro sa ~ •-~ ro a~ c O >, o >a In >~ ] ,c W J~ ri i-i ,G N ,C •.i •.I O d' ri ri 01 O ri O ri lp N roro U 7 a a w b E O1 d C O O N N ~ ° ° ' o z a +~ ~ ~ ., ~ro c ro c o~ ro ro ~ vro wo ~ C •~I C b"O U 7 O k ro 0 •~ rl •~ ~ A 0 '6 LI x ro L+ .-~ fa K - •'I ~ O ~ Sr o ro o x •.~ •.I o ro a Uz o zo r~a x C .~, W .~, c .~, 7 E A b v l~ ro a 0 a N N O z a H w +~ sr d a O N a >a v N d .e U C .,~ 3 U S+ 7 O y o® o~ O /ry9G~'I ~l `~ b ~ °® ~ ~ g ~ ® ~ ~ ~ g ~ ~ ® ~ e ~ ~ ~ ~ ~ ~ ~ e 0 0 ~~ ~ ~ ~ b ® ~ C _n.~ N N ro ie Q ~i~... V ~' p(. W Z Y ® O O ~ ~ ~ ~ ~. U Q ~ a J U ~ ~ U ~ ~ ~ .n X W OI ~ d~~~ o o~~ ~1 o c~ o o q c~ r~r~ q N ~ ~ ., eo ~ p p ba /~ ~~ H,V oee °® @d ~ ~ ® :~ u e ~ ~ ~ ~ a ~ b u Q p [ao f C A a Ib N C N U .~ c 0 U v v ti u O N I ~ j ~ a+ u X w ~5 x o z e ® e 0 e n °e .}~ e llLlll Q W O a U O ~ J U ~ ~ U ~ ~ ~ d ~ O Q O C='U .O C] ~ D d C~ C'~ D C~ ~ f~ ~O - Transit facilities, such as benches, shelters and turnouts; a - Park and Ride facilities; O - Carpool preferential parking programs; - Energy efficient buildings; (1 - Solar access orientation of ~f structures; U - Solar heated and cooled structures and swimming pools. o Sensitive Land Uses a Sensitive land uses (e.g., schools, hospitals) should not be located adjacent to sources of heavy air pollution, such as major roadways or heavy industrial land uses. b. Project Impact/Relationship to General Plan Policies a 1. Project Impact o Site Preparation and Construction o Trucks, earth movers and generators will be used for construction of the proposed project. Vehicle exhaust emission and dust will contribute to air quality reductions in the area on a limited and short-term basis. Because specific D information is not available, due to the many unpredictable variables related to construction, it is not possible to determine this impact. It can be a stated, however, that water trucks will spray down the site during grading and lot preparation to control the dust a generated. LJ - 129 - O o Operation of Completed Project When development of the proposed residential and commercial areas are completed, there will be two air quality impacts involved: 1) increased motor vehicle emissions; the project will draw more people into the area, increasing vehicular travel; and 2) increased power plant emissions; as people occupy the area, the demand for electricity and the use of natural gas (methane) will increase. The following tables show the expected amount of emissions that could be generated by the proposed project.- The figures are based on a project area-wide build out. Also, since only two pollutant types are known to be a problem, it will be assumed that all SCAQMD identified pollutants are a problem. Table IV-7 Motor Vehicle Emissions Vail Ranch Pollutant Emissions (pounds/day)* CO (Carbon Monoxide) 4,628 HC (Hydro-Carbons) 446 NOx (Oxides of Nitrogen) 1,001 SOx (Oxides of Sulfur) 146 Particulates 195 Total 6,416 * Assuming an average speed of 45 miles per hour in the year 2000 and a volume of 227,200 vehicle miles traveled. - 130 - Table ZV-8 a~ Power Plant Emissions (Pounds/Day) Pollutant Emissions 0 Cp 3,321 NOx (1988) 33,212 n SOX 22,141 U Particulates 2,847 Organic Gasses 2,056 D Total 63,577 Source: Emissions are based on a 1979 emissions (1 inventory of power plants and electric power ~,f generation in the South Coast Air Basin, assuming an average hydro year and low sulfur fuel oil/ natural gas fuel mix. * A projected 2709 units will consume an estimated 15.8 million Kwh/year. Commercial consumption cannot be estimated at this time due to lack of specific square footages. O Table IV-9 Domestic Natural Gas Emissions (Pounds/Month) O Pollutant Emissions 3-6 DU/AC 12-20 DU/AC CO 209,281 93,512 NOx 937,124 374,048 SOX NEGLIGIBLE NEGLIGIBLE Particulates 1,570 701 Methane .(CH4) 83,712 37,405 0 Total 1,131,687 505,688 Grand Total: 1,637,353 Lbs./Month a * Based on 6,665 c.f./month/unit x 1,570 DU's @ 3-6 DU/AC and 4,105 c.f./month/unit x 1,139 DU's D @ 12-20 DU/AC Source: Southern California Gas Comppany, 1983 - 131 - 7 2. Relationship to General Plan Policies Air quality land use standards should be a met through the following mitigation measures. c. Mitigation o Commercial centers proposed for the Specific Plan area will reduce the length of automobile trips by providing alternate destinations to Temecula and Rancho O California. o Non-polluting modes of transportation will be facilitated by the inclusion of bicycle paths. o The proposed residential development should coincide with the commercial and industrial development along the nearby I-15 corridor in the Temecula/Rancho California area which should result in shorter commutes. o An air quality enhancement fee of $25.30 per unit will be paid by the developer to offset regional cumulative impacts. o Space will be provided as needed in the commercial areas of the site for Park and Ride facilities, per CalTrans recom- mendations. Water Quality a The following discussion is based on the Vail Ranch a Geotechnical Feasibility Investigation by Highland Soils Engineering and Engineering Geology on August 6, 1987, and County General Plan maps: a. Existing Conditions/General Plan Policies 1. Existing conditions o Surface waters The Vail Ranch Specific Plan is located adjacent to Highway 79 and encompasses - 132 - a a a O a 719.5 acres which are presently being utilized for limited cattle grazing. Temecula Creek wash transects the northern third of the site. The '. southern portion of the site is also transected by three north-south trending drainages (see Hydrology Map contained herein). Surface flow of Temecula Creek occurs usually after heavy precipitation has caused Vail Lake to spill over, or saturated soil conditions induce area drainages to carry water into the creek. In either case, 100 year storm event Q a factors for Temecula Creek and the drainages which transect the site will not necessarily coincide. However, it can be stated that significant water flows within the creeks and drainage courses are generally associated with flood events that are characterized by ~, ^ relatively high volumes of water with ILv~\ extreme amounts of suspended solids. o Groundwater Underlying the subject property is the 60,000 acre Santa Margarita groundwater a basin. The Rancho California Water District utilizes the groundwater as a source of drinking water, along with water obtained from the Eastern Municipal Water District. In the area immediately around the proposed project, a shallow, perched aquifer appears to be present below the Temecula Creek wash. Test borings to this aquifer ranges from 5 to 17 feet below the surface. The a shallow, perched aquifer could be slightly contaminated by. agricultural runoff in the area, but no data is available to confirm this. It can be assumed .that some fertilizers and pesticides are likely to have been introduced into the shallow aquifer, which appear to only be utilized for irrigation at the present time. - 133 - D a 2. General Plan Policies D The Environmental Hazards and Resources Element calls out the following Water Quality Land Use Standards: o All development proposals will be a reviewed for potential adverse effects on water quality and will be required to mitigate any significant impacts. 1LJ1 b. Project Impact/Relationship to General Plan Policies 1. Project Impact Grading and building pad preparation is a expected to alter the small drainages that transect the property when the proposed specific plan is implemented. Siltation of these drainages and, subsequently, Temecula Creek, may occur during rainy periods. At project buildout, introduction of domestic pollution in the form of oil and detergents from street runoff could make their way into the shallow groundwater in lower portions of the site. Also, recharge of the groundwater could be slowed due to the introduction of impervious surfaces. The proposed project could contribute to the cumulative reduction in groundwater availability. The Rancho California Water District should study alternative water sources for feasibility of use for incorporation into district supplies. a 2. Relationship to General Plan Policies The proposed project could have an impact D to area water quality which will require mitigation in accordance to General Plan policies. Grading and construction phases Q will incorporate measures into their plans and project design will include mitigation of street runoff problems. 134 - a O c. Mitigation The following measures will be incorporated ~. into grading plans and specific plan designs: o County grading standards will be complied with throughout the grading procedures. Sand bagging and desiltation basins will be D utilized during rainy weather. o Many slopes and drainages will be retained in a natural condition to act as natural filtering systems for street runoff. Cat- tails and sedges, if not allowed to choke the drainages, can be utilized to absorb large quantities of oil and soaps introduced into the water. These plants will most likely be introduced through a natural means. S. Toxic Substances Presently, there are no known toxic substances on site or in the project vicinity. Development of the proposed project is not anticipated to have any significant impacts in regards to toxic materials which are generally associated with industrial land uses. However, some toxic substances such as D household detergents and oils will be produced, but are expected to be handled by proposed sewer improvements and County planned landfills. 9. Open Space and Conservation This discussion is based on the Riverside County n General Plan and the Vail Ranch Specific Plan Sul Biological Assessment by Tierra Madre Consultants. a a. Existing Conditions/General Plan Policies 1. Existing Conditions D The Vail Ranch Specific Plan area is currently being utilized for limited cattle grazing, with some ranch buildings, a barn and the historical adobe called Wolf's - 135 - Store occupying part of the north-central portion of the site. Vegetation on the site is limited to mostly annual grasses, willow saplings and cottonwoods in the Temecula Creek wash area, which transects the northern half of the site. The plateau area on the southern half of the property supports a coastal sage scrub plant commun- ity, consisting of sage brush, buckwheat and various composites (e.g., sunflowers). The project site is identified as an agricultural area by the Riverside County General Plan Open Space and Conservation Map because of the site's status as an agricultural preserve. This status is a voluntary designation which is being with- drawn by the owner of the property. Surrounding the site is the Redhawk Specific Plan area to the south, while the Vail Meadow Specific Plan area is situated across Highway 79 in the north. Other areas designated as agriculture by the General Plan are the Murdy Sod Farm (also undergoing a change in status), the citrus- growing area just south of Redhawk and Corona Farms, which lies to the northeast of Vail Ranch. From the plateau area of the property, vistas of Pauba Valley can be viewed along with Mount San Jacinto and Mount San Gorgonio on clear days. To the south of the site is Mount Palomar, which, along its ridgline, pine trees can be observed. Presently, the ranch buildings and related historical structures are largely intact, but degraded in appearance. Stored motors, machine parts and appliances litter the yard area of the ranch which has some large cottonwood trees scattered throughout. The current ambience of the ranch gives the impression of a transitory land use with little attention given to upkeep. - 136 - ;E E ro ro p p J J ~. E >. E ~- O- c= ~= p-. ~ ro ~ .~ ~, ro ,,, ro - -~ ee ~ ~ ~ ~ h p ,jj T ~ e~ cU ~V v;V Tro ~ ro ~ ii ,.. ro v ro ~. -p U ro U N `~ '~ V1 v~ p vi C ~ v~ ® v~ v v ro v v qq ~> ~ N ~ 'O ~ ro O W p !i 4J~ '~N p`N C Vl ro Vl ~oo y oo .«. ao p oo ~ o ~N `1 c0 ~0p btA vroiN o UO U,N =N ~N.1~ (~ ~' U V m U U 2 oc > f v v_ ~ ro C ~ ` C GJ ro N v OJ 7 U N 7 - O O ~ ~ M ~ ~ 1 g ~ $ 'uS ~~ 0 ® e 0 e e~ e _Q Z O ~ V O ~ J U ~ ~ ~ V ~ ~ o ~o 0 0 0 0 0 0 o 0 0 0 0 o c~Oo 0 °® 0 +~ O A d f ro n. m v c v U c 0 U v v (.a Q~ o m V i~ V ~ :A 7 L to ~ W x r Z 0 ® e e a °e~ 0 L.L. J U O U ~ ~ U ~ ~ ~ Q r=. C~~© r1 2. General Plan Policies a Open Space and Conservation Policies pertinent to the project area are as follows: o Open space should be designated in areas of known or potential environmental hazards. o open space areas should be included in project designs to provide recreational opportunities and aesthetic amenities. o Critical natural resource uses should be controlled and managed. b. Project Impact/Relationship to General Plan Policies a 1. Project Impact The proposed project will convert an area (~~~ used as grazing land to urban uses. The ~"° rural character of the site will be changed along with the ranching character which a surrounds the historical adobe. However, most of the buildings on the property area currently in disrepair and ranching on the site appears to be an interim use only. Open space has been designated for approximately 110.6 acres (16~) of the site of both an active and passive nature. D These areas include Park Site "A" at 3.2 acres, Park Site "B" at 2.2 acres and a swim/tennis club at 3.0 acres. Also, open space has been retained along the Temecula Creek wash and the major drainages which transect the site. Temecula Creek will be developed as an open space/regional park area and the broad wash are will be developed as Paseo Park Site D. The historical buildings which occupy the site are within a proposed tourist commercial area. The buildings themselves and the present setting they occupy are likely to be altered by the proposed D - 137 O~ project. However, options are available which should adequately mitigate any potential impacts. Relationship to General Plan Policies General Plan maps indicate two critical issues which should be dealt with through open space designation. One feature is Temecula Creek and the a north-south drainages. Potential flood hazards exist within the washes which, a according to the General Plan, should preclude structures for human occupancy. Also associated with Temecula Creek is: the riparian vegetation which occupies the a eastern portion of the property. This resource lies in proposed open space which has been set aside for flood hazards.: The a Rancho Villages Assessment District, which is providing the infrastructure improve- ments for the area, has proposed to channelize two miles of Temecula Creek. Due to the volume of water which could flow through the creek during a flood event, flood control improvements of some type are a required for any kind of urban development. The district has recommended a 400 foot wide soft-bottomed channel with concrete a sides. This strategy will allow for regrowth of vegetation within the channel. Also, the assessment district has proposed three biological enhancement areas totaling a 70 acres, one of which is located approxi- mately one-half mile to the east of the proposed project. a c. Mitigation plan. Adequate mitigation measures have been incorporated into the design .of the specific plan. Further suggestions will also be made as to the design of the commercial areas of the a - 138 - o Open space has been designated far all a potential flood hazard zones within the project, totaling 86.5 acres. D o Four (4) parks have been proposed within the site, totaling 24.6 acres. o Open space buffers will be placed along major roadways and between different land uses. a o Riparian vegetation associated with Temecula Creek will be preserved, if possible. Under present assessment district plans which are beyond the scope of this project, if the vegetation is lost, regeneration should occur using the soft-bottom channel option. Also, replacement of the habitat on a 3 to 1 ratio has been planned by the district by the inclusion of the biological enhancement areas. ~]~1 o The tourist historical commercial planning ~'fiJ 1 areas should allow for the preservation of ~/ the historical buildings in their plan designs. A lower density of commercial development could be designated for Historical Commercial Area "B" where the historical buildings are located. Open a space areas could be incorporated to surround the buildings, similar to a "plaza" approach. The architectural character of the new commercial buildings could tie into the adobe structure through a historical theme. An example of this approach is the "Old Adobe Plaza", located on Front Street a in Rancho California. 10. Agriculture The following discussion is based on maps and text of the Agriculture Element of the Riverside County General Plan and field visits. - 139 - a 0 ~J a~ Existing Conditions/General Plan Policies 1. Existing Conditions The specific plan encompasses 719.5 acres of the Pauba Valley, historically known as Vail Ranch. Currently, limited cattle a grazing is the only agricultural use occurring on the property which is desig- nated as Agricultural Preserve No. 17. The designation is up to the discretion of the owner, who has opted to remove the property from preserve status. a Class I and II soils, which are indications of prime agricultural land, are generally found in the Temecula Creek wash and the drainage located adjacent to the western boundary of the site (see Class I and II Soils exhibit contained herein). However, this land has been used for grazing for a many years for only a few months of the year. This is due to the lack of perennial bunch grasses which are available for foraging throughout the year. If perrenial grasses were reintroduced, a lower number of cattle could be supported by the land. Due to above factors, the economic viability of agricultural land uses within the property appears to be limited. Vail Ranch is presently surrounded by two proposed specific plan areas: Vail Meadows and Wolf Valley. No agricultural land uses currently exist within the plan areas. a Beyond these areas is the Murdy Sod Farm to the southwest of the project, Corona Farms to the northeast of the project and a a citrus farm south of the Redhawk Specific Plan. Of these, the sod farm and the citrus- farm are within the Rancho California Agricultural Preserve Number 17. a Recently, the owners of the Murdy Sod Farm have requested a withdrawal from agricultural preserve status. a - 140 - a g m ® ~ y.°d O c~ ~ ~' o`°n ~ ~ ~ ~ ~ b ~ Y ro ~ ~ _ ~ ~' s ~ a ~~ ~ d ~ ~; ~ a o ~ ~ oe 0 ,;r., .,. 00 ::, ~ ~ '~'. C ro a ~n v c a~ U c 0 U v v ci u 0 ~n ~ ~ ~I g ya W G1 .. o~ Z: e ®~ 0 0 N O ,{+ O IIILIIII ~_ N Z ~Z O II 1I r" U It~`I~1` O ~ J U ~ ~ U ~ ~ ~ o ~~O 0 0 0 0 0 0 ~f o o c~ 0 0 0 oO~ o 0 2. General Plan Policies The Riverside County Comprehensive General Plan policies regarding agriculture are as follows: (~ o To protect economically viable U agricultural land; o To designate buffer areas between agriculture and other land uses; o To review proposed urban developments into agricultural areas, based on area wide factors. b. Project Impact/Relationship to General Plan Policies 1. Project Impact The implementation of the Vail Ranch Specific Plan will result in the conversion (~^ of agricultural land into urban land uses. Ivl However, the following points should be made: o The economic viability of ranching or other agricultural use appears marginal, due to the amount and cost of water (~ necessary to grow crops or irrigate u pasture in comparison to the net rate of return on the investment. o No agricultural land uses are adjacent to the project area. ~~ o The Murdy Sod Farm is presently requesting withdrawal from agricultural preserve status. o The site is within the Interstate 15 urbanizing corridor. Q ~O - 141 - It appears that the conversion of the Q1 property from agriculture to urban land use is not a significant loss of agricultural land' in terms of current or potential long term economic viability. The proposed conversion of the sod farm illustrates a the point that the Vail Ranch Specific Plan will not induce the loss of agricultural land, but rather, economic factors have dictated the future for land uses in the area. 2. Relationship to the Riverside County General Plan The General Plan's Agricultural Resources Map identifies a portion of the site as locally important farm land. Criteria for the designation are as follows: o Lands with soil that would be classified Q as prime or Statewide Important Farmlands, but lack available irrigation water; o Lands planted in 1980 or 1981 to dry land grain crops such as barley, oats and wheat; o Lands producing major crops for Riverside County but are not listed a i9Jl Unique Farmland crops. Such crops are permanent pasture (irrigated), summer squash, okra, eggplant, radishes and watermelon; o Dairylands including corrals, pasture, n milking facilities, hay and manure ILJ, storage acres if accompanied with permanent pasture or hayland of ten acres or more. o Lands identified by County ordinance as Agricultural Zones or contracts; Q o Lands planted to jojoba which are under cultivation and are of producing age. - 142 - fJ a ,d O Vail Ranch, at the present time, does not appear to meet any of the above criteria. IL/J! Meeting any of the above criteria in the future is not likely, since the owners have no inclination to continue agriculture on (~ the land. ~f c. Mitigation Based on the aforementioned findings, no mitigation measures for the loss of agricultural land are required and/or warranted at this time. 11. Wildlife and Vegetation The following discussion is based on the Vail Ranch Biological Assessment by Tierra Madre Consultants /~ completed in November, 1987. Ity~ a. Existing Conditions/General Plan Policies ~1~~ ~~ " ) 1. Existing Conditions ` ~J The Vail Ranch Specific Plan is located in ~y )I( the Pauba Valley. The project area extends from plateau-like hills which are intercut t~ by three north-south drainages in the southern half of the project to valley floor where the Temecula Creek wash is located. There are three plant communities which occupy the property: coastal sage scrub, non-native grassland and cottonwood- willow riparian scrub. o Coastal Sage Scrub Community l~ Much of the project site is located in a plateau and foothill area which ,[~ supports a coastal sage scrub plant u community. Typical vegetation of this community includes grasses, composites (e.g., sunflowers), various buckwheat ~, species, lupines, scrub oak and live lll~~5 oak. This plant community is prevalent in undisturbed areas of western VJ - 143 - U Riverside County and extensive representations can be found to the south of the project site in the ~; Pechanga Indian Reservation. Coastal sage scrub communities, as found on the site, support a diversity of animal species which are common to many areas of Southern California. The following table lists sensitive species known or are likely to occur on the site. "Sensitive", according to the II California Natural Diversity Data Base, refers to those species whose population ~~~LLL111 is declining locally or statewide, or have a limited distribution, or have a ~~ low tolerance of human presence. Table IV-10 ry Sensitive Species of the Vail Ranch Property Probability of Species occurrence Phrynosoma coronatum High blainvillei San Diego horned lizard Cnemidophorus hyperythrus Low Orange-throated whiptail a; Aquila chrysaetos Occurs Golden eagle I// Elanus leucurus Occurs ~JJ Black-shouldered kite Accipiter cooperi Occurs Cooper's hawk Of those species observed at the site, only the San Diego horned lizard is a possible candidate for State or Federal "threatened" status. - 144 - Other common animals found in the area include cottontail rabbits, pocket gophers, skunks, badgers, grey foxes, squirrels, mice and several species of reptiles and birds. Species captured during the biological survey are shown on the table below. Table ZV-11 Trapping Survey Results for the Vail Ranch Site Species Number of Captures Capture Success Peromyscus maniculatus 6 3$ Deermouse Peragnathus fallax 8 4$ San Diego pocket mouse Dipodomys agilis 11 5~ Pacific kangaroo rat Totals 25 12~ o Non-Native Grasslands The level portions of the property where limited cattle grazing is occurring supports annual grasses such as wild oats, red brome and soft chess. Some grasses are intersperced within the coastal sage scrub community and in the riparian scrub area. The grasses are introduced species which have replaced the native bunch grasses which occupied much of California before European influences. - 145 - o Cottonwood-Willow Riparian Scrub This community is found in the eastern portion of the property in the Temecula Creek wash and the larger 0 ~ drainages in the southern half of the site. Cottonwood and arroyo willows are the dominant trees in this community with mulefat and grasses interspersed between the trees. A stand of five trees reaching thirty feet in height occupies an isolated portion of one of the drainages. Riparian areas and associated washes are habitat and movement corridors for N many species. Transitory animals }y~ include mule deer, coyotes, skunks and bobcats. Animals which use the wash M area as permanent habitat include II~ deermouse and other rodents which are WW preyed upon by raptor species such as the golden eagle, black shouldered kite and red tailed hawk. These species, along with some species of song birds, use the willows and cottonwoods located in the wash area ~ as roosting and nesting sites. No Stephen's Kangaroo Rats were observed or trapped during biological surveys n and area habitat appears marginal. 2. General Plan Policies ~ The Environmental Hazards and Resources , Element of the Comprehensive General Plan Q; contains the following land use standards relative to Wildlife and Vegetation: o Detailed biological reports, including (9 inventories, impact assessment and miti- (~1 gation shall be prepared and submitted with substantial development proposals. o Disruption of sensitive wildlife shall be kept to a minimum and,. where - 146 - necessary, adequate measures shall be taken to protect impacted species. o Disruption of sensitive vegetation shall be kept to a minimum and adequate measures taken to protect vegetative species shall be taken. o Where possible, landscaping shall be accomplished through the use of vegetation native to the project site. o Adequate provision shall be made for the retention of existing trees and other flora and, where necessary, immediate planting shall be planned and implemented. b Project Impact/Relationship to General Plan Policies Project Impact The proposed project, which includes low to high density residential development, commercial areas, recreation and open space will lead to reduction in species diversity and individual species numbers.' Zt is expected that many species will inhabit the proposed open areas in reduced numbers, depending on their tolerance for humans, or move on to other areas such as the Pechanga Indian Reservation. The following table shows sensitive species listed in the Existing Conditions section and lists whether the species will migrate off-site or stay in reduced numbers. Also included are the species' prey and habitat requirements that will be impacted. - 147 - U ,LL ~O ~' D D ~' (~ ~' :~ ~~ Other mammals, birds and reptiles will be reduced or replaced by the proposed specific plan. Some of these species that are tolerant of human contact will remain in the area while other common animals more suited to the new environment will move in (e.g., house sparrows, mice, western fence lizard, side blotched lizard). 2. Relationship to General Plan Policies In-depth biological enhancements have been performed in the proposed project site and mitigation measures should reduce impacts to minimal levels as required in General Plan policies. c. Mitigation o Approximately 108 acres of open space have been- retained which is 14.9$ of the total drainage areas and Temecula Creek. o Margarita Road, which will service this project and Wolf Valley, has been realigned ~O Table IV-12 Impacted Sensitive Species Species Name San Diego Horned Lizard Golden Eagle Black Shouldered Kite Cooper's Hawk Status Displaced/ Reduced Reduced Reduced Reduced Prey/Food ants Habitat Coastal sage scrub small-medium Grassland/ sized mammals scrubland Small mammals Cottonwood lizards, stands, insects fields Small birds Riparian woodland - 148 - to miss a large stand of cottonwood trees located in the Temecula Creek flood plain. Vegetation of landscaped areas will include native and drought tolerant vegetation such as ceonothus, toyon, sagebrush, buckwheat, sycamore and cottonwood trees. o Large native trees located within the site will be retained and new native trees will be planted in buffer areas adjacent to Temecula Creek. o Fish and Game and Army Corps of Engineers Stream Alteration Permits must be obtained which will require mitigation measures be made that reduce impacts, as delineated to their standards, before a permit will be issued. o Riparian vegetation associated with Temecula Creek will be preserved, where possible. The proposed Rancho Villages Assessment District, which is constructing the infrastructure that will service future development in the area, has scheduled flood control improvements for Temecula Creek as it runs through the property. The district has recommended a 400 foot wide soft-bottomed channel with concrete sides. This strategy will allow for regrowth of vegetation within the channel. Also, the assessment district has proposed three biological enhancement areas totaling 70 acres, one of which is located approximately one-half mile to the east of the proposed project. 12. Mineral Resources No mineral resources are known to occur in the specific plan area. Also, there is no evidence to suggest that any historical mining operations have occurred within or adjacent to the property. The General Plan Mineral Resources Element Map indicates that two rock product operations are - 149 - ~. nnO ~J located well to the southeast of the proposed project site, approximately three miles away. 13. Energy Resources a. Existing Conditions/General Plan Policies 1. Existing Conditions The property that is presently known as Vail Ranch is being utilized for rural purposes, with some cattle grazing. The buildings at the site appear to be unoccupied except for a ranch house and perhaps one other building. Energy con- sumption at the site is relatively low with electricity and propane being used for domestic heating and lighting. 2. General Plan Policies ~O The Riverside County Comprehensive General Plan identifies energy resources, either active or potential, within the County. Examples of energy resources include gas and oil wells, geothermal sites, wind resources and power plants. According to the General Plan, no major energy resources exist within, or in proximity to, the Vail Ranch Specific Plan area. b. Project Impact/Relationship to General Plan Policies 1. Project Impact The implementation of the Vail Ranch Specific Plan will result in the construction of single and multi-family residential development, commercial .areas and recreational facilities. Energy consumption at the site will occur at two phases: the construction phase and the project buildout phase. LlO - 150 - o Construction Phase As the project builds out, construction ,~ related vehicles such as graders, loaders and backhoes will consume fuel during operation. Estimates of fuel consumption are not possible at this time due to many variables related to construction operations. Examples of (~ variables include: if diesel or fKj gasoline powered vehicles are being used and in what combination; how many vehicles are operating at one time; specific phasing time-frames; and, the specific number of vehicles required to perform each of the construction tasks. Despite the variables, construction phase energy consumption is short-term in nature, lasting approximately ten (10) years. o Project Build Out When construction of homes and commercial centers is completed, energy will be consumed for the lighting and Q heating/cooling of proposed buildings. Gasoline will be used by the area occupants to fuel their cars. Table IV-13, below, illustrates the maximum '~jj.fl amounts of energy consumed at project buildout. The numbers are indicative of not available and are required for estimation of consumption. - 151 - residential development only, since specific commercial square footages are U a 6 a a Table IV-13 Energy Consumption of Vail Ranch Energy Type Consumption Gasoline 2799 units @ 2 vehicles/unit* x 7.2 miles average trip length/car x 1 gal./22* miles = 1,832 vehicle gallons per day Natural Gas Single family: 954 units x 222 cubic feet/day/unit = 211,629 cubic feet/day Multi-family: 1,854 units x 131 cubic feet/day/unit = 240,957 cubic feet/day Electricity 2,799 units x 16 kilowatt-hours/unit/ day = 44,769 kilowatt-hours/day * Assumed Factors 2. Relationship to General Plan Policies Relevant General Plan policies concern the implementation of energy conservation measures through project design. c. Mitigation The following energy conservation measures will be included in the Vail Ranch Specific Plan designations regarding building design and street layout. o Commercial sites proposed will offer alternative trip destinations for area residents from Temecula and Rancho California which should reduce driving times and conserve fuel. o Class II bicycle trails will be provided within proposed roadways which will tie into area-wide and General Plan designated bicycle trails. ~~ - 152 - U o Park and available carpooling. ~~ Ride facilities should be in nearby locations to promote o Title 24 State Energy Standards will be incorporated into building design. The standards give estimates of heating loss and electrical consumption and recommends insulation techniques, lighting placement and wattages, window sizes, etc. 14. Scenic Highways a. Existing Conditions/General Plan Policies Vail Ranch has approximately one mile direct frontage on State Highway 79 which forms the northern boundary of the site. Highway 79 is under consideration for designation as a scenic highway. Highway 79 connects to Interstate 15 just south of the town of Temecula. Highway 79 trends to the east, winding through custom ranch-styled homes on large parcels; the Vail Ranch House with its historical buildings and adobes; and vacant land covered in coastal sage scrub vegetation. Along this road views of Mt. Palomar can be seen to the south. On clear winter days, Mount San Jacinto an Gorgornio can be seen in the distant Highway 79 is the Cleveland National Observatory via the S which has already highway. Highway 7 371, which connects t d Mount San northeast. primary access into the Forest and Mount Palomar an Diego County portion, been designated a scenic 9 also connects to Highway o State Scenic Highway 74. Policies of the General Plan encourage highway resources. The State Scenic Highway program designates naturally scenic highways as State Scenic Highways. These highways have special views, points of interest and unique vegetation. This program has inherent aesthetic benefits to residents and visitors alike. Scenic highways generate an economic benefit by stimulating tourism. - 153 - D ~a ~'. l~-Y ~~ :~ l.i `~ ~~ i~ O b. Project Impact/Relationship to General Plan Policies ~' Highway 79 forms the northern boundary of the Vail Ranch. Plans call for the widening of O Highway 79 to full 134 foot right-of-way status. The widening of the road is not expected to result in any alteration to any significant resources. The Indian burial grounds and the historic adobe on the Vail Ranch will not be impacted. Impacts will be limited to non-native grasslands and narrow viewsheds. c. Mitigation o Open space buffers will be placed in sensitive viewing areas between Highway 79 ~~ and the proposed development. ill be t t t w rea men o Major entry landscape designed to screen project from Highway 79. ~~" ) '" o Proposed project will be designed around ~/ historical theme and will include commercial development to serve both the development and the tourists using Highway 79. 15. Historic and Prehistoric Resources v The following discussion is based on archaeological assessment studies done by Christopher E. Dover, PHD., consulting archaeologist, in July, 1987, and Larry L. Bowles and Jean H. Sacras of the Archaeological Research Unit of the University of California at Riverside, March, 1979. o Archaeological Resources The following section will cover' potential impacts to archaeological resources as they relate to improvements planned within the State Highway 79 corridor planning segment. This section will be divided into three (3) subsections dealing with the following topics: a nO - 154 - L1 ~Q existing conditions, significant impacts and a mitigation measures. 0 Existing Conditions/General Plan Policies o Cultural Resources Vail Ranch lies within the acenstral homeland of the Luiseno people of the Pechanga Tribe. The Luiseno identification n, was applied to the indigenous inhabitants ~I by the Spanish upon establishing the ` Mission San Luis Rey de Francia located in present day Oceanside, California. At one time, the Luiseno cultural area covered southern Riverside County, northern San Diego County and eastern Orange County. Linguistically, the Luiseno people are related to the Shoshonian language family. (~ The subject area would appear to belong to I JI the western peripheral extent of the L Luiseno culture. The survey reconnaissance conducted in conjunction with the Vail Ranch Specific Plan District Cultural Resources Study identified six (6) previously recorded archaeological sites within the subject site. The sites include prehistoric, mission period, and post mission findings. Early California Euro-American significance were also identified. All six (6) sites will be impacted to varying degrees. Each (-Jj of these sites, their possible impaction, , ~J and applicable mitigation measures, will be discussed independently. Paleontological Resources: The project site overlays a Pauba Formation. Pauba Formation is a sedimentary bedrock formation known to often contain fos sils from the last Pleistocene Epoch, which began more than 1.5 million years ago. - 155 - ,~ a Q 0 Q RIV-364 Q This site consisting of approximately 4.3 acres is known as "Old Temecula" and is located on project site and adjacent to O ~ project site. There is evidence that the site was located on a major travel route serving both the European and indigenous peoples inhabiting the site area during h the nineteenth century. RIV-115: )~ RIV-115 is an old cemetary containing the L1 graves of Luiseno men of the Pechanga Tribe who were killed in a battle against a Cahuilla Indians and Californians. The site was utilized as a cemetary into the early 1900's by the Cuishman family (believed to be Native Americans). Both O emotional and historical factors make this site of significant importance. (1~1 RIV-1520: ~'~~/) This site is an adobe remnant of significant historical value belonging to Pablo Apis, a Luiseno (Temecula) who received the "Little Temecula" land grant from the Mexican Government. RIV-1520 (~}~, lies on the south bank of the Temecula u Creek, approximately three hundred yards southeast of the Vail Ranch headquarters. RIV-1521 Q Site is described as a small prehistoric habitation site and is located on the southern bank of Temecula Creek. This site was first recorded by Leonard and McManis in their 1978 study. RIV-1522: This site consists of the stabilized Wolf's U Store Adobe as well as the more modern Vail Ranch House and associated out ~O - 156 - buildings. Wolf's store is commemorated with a plaque citing it as the location of the Butterfield Overland Mail Station or the location of the Peace Treaty signing. The site's historical significance to the Temecula Valley plus the number of significant specimens recovered makes the site of National Register of Historic Places Quality. Such historical designation indicates that the site could be utilized as a significant cultural resource for the project and surrounding community. RIV-2189: The site on the south side of Temecula Creek consists of a melted adobe structure. This site corresponds to the location of McGee's store, possibly the earliest Butterfield Stage stop. This site was also part of a larger Indian-European settlement complex located in the immediate vicinity. This site was first recorded by Leonard and McManis in 1978. b. General Plan Policies The following are the applicable land use standards for Historic and Prehistoric Resources from the Environmental Hazards and Resources Element of the Comprehensive General Plan: o Significant Historic Resources Development proposals shall be assessed for potential impacts upon historic resources designated as significant. o Prehistoric Resources Development proposals shall be assessed for potential impacts upon prehistoric resources, including archaeological and paleontological resources. - 157 - a Q 0 c. Impacts/Relationship to General Plan Policies (~ General Plan policies for historic and IUI prehistoric resources state proposed development projects shall be assessed for D ~ possible impacts to cultural sites and fossils. If these resources are impacted, adequate measures should be implemented to reduce these impacts to insignificant levels. o Paleontological Although no paleontological resources have been recovered from the site, the underlying Pauba formation may still contain fossils. The implementation of the (~ plan will disturb areas of Pauba formation `I"1_JI during the grading phase. Conditions of approval of the implementing subdivision Q will require that paleontological reconnaissance be conducted in conjunction with the grading activity. ~(~~~ Impacts: Historical and Archaeological II~f~J) The following potential impact discussion will- be divided into six (6) subsections n corresponding to the archaeological finding: RIV-115: The cemetary site is of both historical and h, emotional significance. The site will be IUV preserved. A plan for restoration and preservation of the site utilizing historical data available and Native American advisers from the Pechanga people is pending. RIV-1520: O The Pablo Apis adobe will be directly impacted by proposed development plans and possibly indirectly impacted by sewer line improvements within the Villages Assessment District. f '"" - 15 8 - RIV-1521: This site is situated along the southern bank of Temecula Creek. The site is presently threatened by stream bank erosion. Impacts due to flood control and sewer improvements could result. RIV-1522: Wolf's Store site calls for development as an interpretive focal point of the project. Impact will occur from the razing of structures deemed not to be of historical significance and by the site development planned in the immediate vicinity. RIV-2189: Posible indirect impacts to the site may occur from construction related activity from the proposed fifteen (15) inch Temecula Creek trunk main. Direct impacts could occur due to construction activity and implementation of the planning area containing subject archaeological resource. RIV-364: This site lies within the Margarita Road right-of-way. The proposed improvements to Margarita Road, the construction of the Margarita Road Bridge and the implementation of the adjacent planning areas will directly impact this site. The site is addressed in depth in the Rancho Villages Assessment District Environmental Impact Report. c. Mitigation The following measures will be performed during specific plan implementation: o All impacts to known and possible cultural and paleontological resources should be reduced to nominal levels. - 159 - p -O q o The developer is required to mitigate impacts to significant RIV's with the Historic n Commission. v o Meetings with Pechanga advisors have already begun to determine site mitigations and future (~ artifact display. U o An archaeologist and Native American Observers D will be present during all grading on RIV sites known to possess artifacts of Native American origin. Historical Sites Specific Mitigations: RIV-1520: U Potential impacts to this site can be mitigated to a level of insignificance by implementing the following: 1) accurate field location and flagging of both the site and proposed construction areas. Once the juxtaposition between the site and construction areas has j~I~~ been determined it will be possible to to ~; ) ascertain if mere avoidance and/or fencing off ~/~~ the site is adequate. Should avoidance prove ineffective because of the site's proximity to the construction area, surface collection may be warranted. Ultimately, the implementation of Planning Area 4 will require the need for n subsurface collection. RIV-1521: Q' The location and nature of this site does not - warrant preservation nor the subsequent loss of n useable land. Data collection and mapping followed by subsurface test excavations are considered adequate for this site prior to development. RIV-1522: Q The Wolf's Store adobe site should be preserved and used in an interpretive manner including "visitor" activities. One or more of the Vail Ranch buildings, particularly the "Ranch House" (~, or barn are suitable for such a center. ~~ - 160 - U O~ Additionally, the interpretive center can serve U as a repository for archaeological finds on a regional basis. This would ensure that artifacts are retained in close proximity to the area in which they were produced and displayed in a professional and sensitive O manner. Should any of the buildings be razed, mitigation should include a comprehensive photographic journal (including interior and exterior architectural detail), plan map a (transit generated plan map of the interrelationship of the building, and an oral history of buildings and ranch activities). RIV-2189: Direct impacts associated with the U implementation of the planning area will be U mitigated through actual surface and subsurface data collection prior to grading activities in the area of the resource. ~ RIV-364: ^~ l~l / Impaction of th is site will result from the ~~ extension of Margarita Road and the construction of Margarita Road Bridge. RIV-364 n has had previou s testing. The boundaries and IHI complexity of this site have been identified. The impacts of this site will be direct and unavoidable in nature because of the Margarita Bridge project. RIV-364 has been determined to consist of 5.69 acres. Direct impacts to this site can be mitigated to a level of insignificance through excavation and retrieving and cataloging of resources. The appropriate excavation procedures have been n J ~ determined to involve the excavating of 619 "`«<"' square meters construction re or 6$ of the site area prior to lated activity. Said excavation would include the combined efforts of professional archaeologists and trained Native American observers. - 161 - D p ~~O Q. The balance of this site should be protected from vandals, artifact hunters, etc. the site is significant enough to warrant nomination to '1~ the National Register of Historic Places. n o Paleontological: U A paleontologist will be present during the ry grading operations within areas identified as ILJI having high fossil bearing potential to recover any fossils unearthed. Any finds will be catalogued and further excavation will be done to assess significance of find. Finds will be moved to an appropriate repository. D. Public Facilities and Services Element 1. Circulation n The following section is based on the text of Rancho Villages Assessment District and the text and maps from traffic studies completed by Len j~/~ Schatzmann, a professional engineer with I`'\J- Schatzmann, Thompson and Associates, 1987. Rancho Villages Assessment District is the principal Q funding source for road construction and improvements on area roadways servicing the Vail Ranch Specific Plan area. D a. Existing Conditions/General Plan Policies Vail Ranch proposed development is currently H accessible by Margarita Road, Butterfield Stage IL J! Road and Highway 79 which provides principle access along the northern boundary of the site. State Highway 79 and Margarita Road are identified as Urban Arterial, which requires a 134' right-of-way. Margarita Road and an extension of Butterfield Stage Road both currently cross proposed development south of Q State Highway 79. All of these roads-will be improved under guidelines stated in the General Q Plan. Highway 79 will be widened and Margarita Road and Butterfield Stage Road will be paved to secondary road status (see Circulation Map exhibit contained herein). ~` - 162 - The following table shows existing roads that p surround the site. The numbers represent average daily traffic volumes from 1985 samples. Table IV-14 Existing Traffic Volumes 0 Average Daily Traffic .Roadway Classification Volumes r-t Highway 79, just 10,500 1~ east of I-15 L1 Margarita Road, north 676 '. of Arterial Highway 79 *Data from revised Traffic Study for Butterfield ~i Stage Ranch prepared by Schatzmann, Thompson and Assoc. of Vista, California, in September, ^ 1987. \/ ~j The roads identified on the above tables are w shown on the Circulation Map exhibit. The roads currently serve the areas of development a north of Highway 79. The entire Temecula/Rancho California area is experiencing rapid growth, much of which is in the area of 'n the subject site. One principal reason for u creating the Rancho Villages Assessment District has been to manage improvements and new construction of roads for the proposed developments within its area. These developments include Vail Ranch as well as Butterfield Stage Ranch and Wolf Valley. ~' General Plan Policies The following are land use standards of the (~ Public Facilities and Services Element of the U Comprehensive General Plan as it relates to Circulation. - 163 - a 0 D ~1 LJ~ U" 1 Road Right-of-Way and Dedication: Rights-of-way and dedications are required from developers as part of the land division and review process. Road dedications shall relate to the existing and the proposed street systems within and in the immediate area of proposed develop- ment. 2 Roadway Design: Intensive urban land uses shall be served by .roadways capable of adequately handling high volumes of both commercial and residential car and truck traffic. The General Plan requires that through traffic movements be limited to dedicated, approved roadways designed to avoid through traffic in residential neighborhoods. Provisions require highways capable of carrying high volumes of traffic be developed between major trip generators. 3. Access: All weather access is required to all developed areas. 4. 5. Alignments: Curves and roads shall be designed to permit safe vehicular traffic movement at the road's speed design. Intersections: All street intersections shall be designed to assure the safe, efficient passage of through traffic and the negotiation of necessary turning maneuvers. - 164 - On Site Road Improvements: Private land developments shall be required to provide all on-site road and auxiliary facility improvements necessary to mitigate any development generated circulation impacts. A review is required for each proposed land development project to ascertain project impacts to the circulation system and its auxiliary facilities. 7. Off Site Road Improvements: Developments are required to mitigate all significant impacts placed on the circulation system by proposed development. Off-site improvements are required to be implemented concurrent with development if they are considered necessary to mitigate increased traffic demands. Off-site improvements in this category are to be provided by the developer or by another County approved financing plan including State and Federal sources. All impacts to the circulation system will be required to be mitigated by the developer in compliance with the requirements of the responsible agency. 8. Arterial Highways: Arterial highways shall be identified on a map and shall be improved as area develop- ment requires such improvements. The financing of improvements to arterial roads will be divided between the benefiting parties. 9. Collector Streets: Developments are required to provide an adequate system of collector roads to serve traffic needs within the development. - 165 - !~ lo. Commercial and Industrial Development: Construction, improvements and costs of access roadways to developing commercial and industrial projects are primarily to be borne by the development. These improve- ments include such items as road construction, road widening, installation of turning lanes and traffic signals, installation or improvement of drainage facilities, and any other primary or auxiliary facility needed for the safe and efficient movement of traffic and the protection of road facilities. 11. Circulation Hazards: ,u Roadways are required to be designed to either avoid or mitigate any significant environmental hazards. t t ec Adequate measures must be taken to pro county residents from transportation (1~ generated noise hazards. Such mitigation ~` Y \ may take the form of increased setbacks, ' ~J landscaped berms, walls or other appropriate sound reducing barrier. These methods of noise protection are ~~~IIIYYY particularly required by freeways, express- ways and other four-lane roadways. 12. Flooding: a All roadways located within identified flood zones shall be planned with adequate flood control measures. 13. Congestion Relief/Levels of Service: Private developments impacting existing facilities to a level below acceptable O standards must provide the appropriate mitigation measures. o Traffic signals installed at appropriate intersections. ,~ - 166 - 0 o Developments which are major trip attractors (i.e., commercial and employ- ment centers) must address the potential far public transportation services in their project design. o Where development occurs along major commuter travel corridors, park-and-ride facilities are to be included. 14. Pedestrian Facilities: Adequate measures should be taken and facilities provided to assure the safe movement of pedestrians. 15. Bikeways: Bikeways are to provide a link between major activity centers such as residential areas, employment centers, commercial facilities, recreation areas and education facilities. Project Impact/Relationship to General Plan Policies Trip Generation The Vail Ranch Specific Plan, at full build out, is expected to generate approximately 48,120 average daily trip ends. Total internal trips (inside the project area) will be approximately 38,500. As auto travel increases into the proposed project as construction of all phases are completed, approximately 277,200 vehicle miles will be traveled daily by residents at project build out. Road Extensions The Rancho Villages Assessment District calls for road improvements to be implemented on Margarita Road, Butterfield Stage Road and Highway 79. As the project is implemented and - 167 - LY O the circulation system completed, several new roadways will be constructed. These roadways are Wolf Valley Loop, Macho Road and E1 Chamisal Road (see Exhibit III-7, Circulation Map). This exhibit also shows the proposed widths of the roads within the project area. D b. Cumulative Impacts D Buildout of Vail Ranch Specific Plan does not exceed the road capacities as currently planned by the Rancho Villages Assessment District. Vail Ranch, when built out, will contribute to area wide cumulative traffic totals as shown on the table below. Table IV-15 - Cumulative Traffic Volume Comparison Vail Ranch Traffic Volumes Cumulative Traffic Volumes Trip Ends for District 48,120 203,672 The residential nature and emphasis of the Vail Ranch Specific Plan shows a higher percentage n of trip ends for the site in relation to total N district trip ends. This relationship is further emphasized by the approximate average of 67$ of the peak evening traffic in the project area is coming into the project site. Relationship to General Plan Policies/Impaction U The Vail Ranch Specific Plan as well as the Rancho Villages Assessment District plan will O both conform to the General Plan's Circulation Standards as listed below: o Road Right-of-Way and Dedication o Roadway Design - 168 - o Alignment o Access o Intersections o On-Site Road Improvements o Off-Site Road Improvements o Arterial Highways o Collector streets o Commercial and Industrial development o Circulation Hazards o Flooding o Congestion Relief/Levels of Service o Pedestrian Facilities o Bikeways The improvement of existing roads and the construction of new internal streets will all conform to the above standards. For details of conformance, see Section II, A.S. and B.1. of the Rancho Villages Assessment District Environmental Impact Report and the traffic study contained in the appendix of this report. The main improvements in the circulation system relative the Vail Ranch Specific Plan are discussed below: o Margarita Road from State Highway 79 to wolf Valley Loop - 100' right-of-way per Ordinance 461 County of Riverside for Major Highways. o Butterfield Stage Road from Highway 79 south to Temecula Creek with 100' easement as an arterial roadway. Expected Traffic Volume: 4,500 (23,000 - cumulative). - 169 - 0 ~o o Wolf Valley Loop through southern boundary of project with 100' right of way. l5 o Macho Road will be built from Macho Road t7 from Wolf Valley Loop to Butterfield Stage Volume: 4,100 (21,000 - cumulative). o E1 Chamisal Road from Wolf Valley Loop to Butterfield Stage Road when fully improved will be an 88' right-of-way collector street. o Highway 79 at the northern boundary of the site will be improved to a six (6) lane paved road with 134' easement needed for urban arterial roadways. c. Mitigation ^ The projected level of service for proposed JU' project vicinity around from C (stable flow conditions). {~~ To meet the increased demands on the '"q~/) circulation system and maintain a level of service within the the C-rating, the following mitigation measures have been incorporated to both Rancho Villages Assessment District and the Vail Ranch Specific Plan: (~ o All proposed roads will be constructed as W delineated in County Road Standards. O o Access to all residential and commercial land uses will be set at a level appropriate to the corresponding land use requirements and indicated traffic volumes. In the case of Highway 79 adjacent to the proposed project, access is limited by increasing the distance between inter- O sections to allow for a more uninterrupted traffic flow and restricted to the most part by right in and right out Q circulation movements. o Highway 79 is proposed to be widened to a six lane expressway from Interstate 15 to - 170 - Butterfield Stage as delineated by CalTrans guidelines and the Rancho Villages Assessment District. o Class II bike lanes will be provided on Wolf Valley Loop, Margarita Road and Butterfield Stage Road. All of the bike lanes will connect with Highway 79, which is a County designated bicycle route. 2. Water and Sewer The following discussion is based on maps and texts relating to the Rancho Villages Assessment District, the major source of funding for water and sewer that will serve the Vail Ranch Specific Plan. a. Existing Conditions/General Plan Policies water Supply The proposed Vail Ranch Specific Plan is located within the Rancho California Water District, which utilizes local sources of RCWD well water in addition to contracting for imported water from Eastern Municipal water District, who, in turn, receives water through the Metropolitan water District. The principal sources of water for these two districts are shown below. These sources are listed in sequence of each district's subsequent source. o Metropolitan Water District Sources - Colorado River - Northern California via the State Water Project - Local Wells o Eastern Municipal Water District - Local Wells The Existing Area Wide Water and Sewer System exhibit shows the proposed project site and existing water lines in the area. - 171 - eo ao ® _ e~ ~ C O C ~ c v~ ~ ..1 . J Y C ec ~ ~ E N 'o °_ 1- ro ~ ~ ~ ~ y c ~ ~ ~ E ~ 3 ~ . •°- t5 `~ `° m b ` `^ ~ ~ ~^ ~' ~ ~ C .. ~ - ~ s C N td Ol d ~Q ~ N '~ V ~O ~' ~ ~ E ~ ~ t- N M 00. LL d ~ ~ ~ ~ ~ -° Q °~ 'o N ` v >v > ~ O O V D ~~ ro ~. U V C td U O N S H ~ r i ~ ao ® o M O O n O Q O J ~ ~ a O ~ J v <V ~ ~ L ~I .D b -_ '~ x w Go ~~ d eo o e-7 C] C~ ~ o p d Co 0 07 coO~ (o ~D 77 s .~ U a'/~+ Ll' Sewer Service n The sewer service for the proposed project will u be provided by the Eastern Municipal Water District (EMWD). The existing sewer facilities include 8-12" sewer lines that runs adjacent to Pala Road (see Exhibit IV-6, Existing Area Wide Water and Sewer System). The EMWD maintains a water reclamation facility for the Rancho Q California Water District in Temecula. The existing treatment capacity is approximately 2.0 million gallons per day with enough acreage available to expand existing operations to Q approximately 6.25 million gallons per day in 1989. Rancho Villages Assessment District The Rancho Villages Assessment District will be O the major funding source for both water and sewer improvements for the subject development. The RVAD is presently approved and the associated EIR has been adopted per Resolution No. 88-181. Pertinent policies, as delineated in the water n and sewer sections of the Public Facilities IIJI~ Element are: o Category I Category I developments must be located within special districts that are authorized to provide water and sewer a service. Category I development must use a district water system as well as a district sewer system. The project proponent must show that adequate water and sewer UUU .facilities, i.e., available water resources and existing sewage treatment capacity, will meet the demands of the proposed project. The commitments for adequate and available sewer service must be confirmed by the appropriate special district. - 172 - U o Category II Category II developments are required to be located within authorized special districts. Category II developments must use a district water system and district sewer system. Development proponent must show that adequate water and sewer facilities, as well as future water resources and sewer treatment plant capacity will exist to meet the indicated demands of the proposed project. The commitments for adequate and available water and sewer service must be confirmed by the appropriate special districts. * Water Use for Landscaping Policy requires that irrigation systems will be properly designed, installed, operated and maintained to prevent waste of water. Vegetation and landscaping utilizing plant types which require less water will be encouraged. When feasible, waste water should be recycled. b. Project Zmpact/Relationship to General Plan Policies The proposed Vail Ranch Specific Plans are designed to coordinate with the area master plans. Sewer and water extensions are being planned as part of the Rancho Villages Assessment District. Rancho Villages Assessment District is planned to provide service to all proposed developments, including Butterfield Stage Ranch north of Highway 79 and subject site. The residential development proposed by the Vail Ranch Specific Plan, based on a projected complete build out, is estimated to require approximately 2,001,780 gallons per day (based on information from the Rancho California Water district's estimates of 3,600 GPD per acre for - 173 - 0 a U U a a~ a a a a a D commercial and 3.3 persons per unit x 200 gallons. per capita for residential development). The proposed development is expected to produce approximately 923,670 gallons of waste water daily (100 GPD per person x 3.3 persons per unit). The proposed improvements in the assessment district's facilities capacity for water and sewer are adequate for Vail Ranch and any subsequent future development within the district boundaries. The table below compares the volumes (in million of gallons) of effluent produced by Vail Ranch with expected cumulative volumes for the area. Table IV-16 Vail Ranch Specific Plan Effluent Volume Comparison for the Temecula Wastewater Facility Existing Volume Existing Expected Area-Wide Capacity plus Vail Ranch Cumulative Volume 2.0 3.4 5.4 Relationship to General Plan Policies The Vail Ranch Specific Plan proposes a combination of Category I and II land uses utilizing water from the Rancho California Water District and the Temecula facilities of EMWD for wastewater treatment. The necessary water and sewer improvements required to service the proposed project are being planned under the .Rancho Villages Assessment District. More detailed information is contained in the Environmental Impact Report being prepared by the assessment district, particularly from a cumulative and area-wide impact analysis. - 174 - c. Mitigation o Adequate facilities, water lines and sewer lines are being planned by the Rancho Villages Assessment district which will meet the needs of the proposed Vail Ranch Specific Plan. (See Water and Sewer Plan exhibit contained herein). o The EMWD sewage treatment facility in Temecula will expand its capacity to 6.25 million gallons per day. It is expected that increases in capacity can and will be made as the need arises. o Landscaping irrigation systems will be automatically controlled and designed in accordance to County approved plans. where feasible, waste water will be collected and recycled. o EMWD's user fee structure is designed to expand capacity in direct relation to anticipated and/or actual demand for service. 3. Fire Services a. Existing Conditions/General Plan Policies Current fire protection services are provided to the subject site by the Temecula Fire Station located approximately 3.5 to 4.0 miles from the site. The station is operated jointly by the California Division of Forestry and the Riverside County Fire Department. The station is staffed with four "heavy" fire trucks and a rescue unit during the summer fire season and two trucks and a rescue unit during winter months. The station houses 12 firefighters in the summer high fire risk season. The project site area is bordered by a high fire hazard area. - 175 - 0 a U b. Project Impact/Relationship to General Plan Policies Development of Vail Ranch Specific Plan proposed project will impact an already inadequate fire protection agency, Proposed development along with the Redhawk Specific Plan will require two more engine companies. The need for better and more facilities is necessitated by the high percentage of proposed residential use. Response time is greater than three minutes. ~j ~l c. Mitigation o The water facility plane for the specific (~ plan proposal will provide adequate ~1 pressure to provide future implementing subdivisions with Schedule A fire protection. o Fire facilities under RVAD requirements will be improved as development fees are n ^ ~ \ paid to the fire district. "~J o Development will require a review by the n I Y Riverside County Fire Department prior to approval. Review emphasizes a safe LL environment, from a fire protection stand- ` point, and mitigation measures from any j~~J additional impacts. o An additional fire facility is master planned for the Rancho California area at ~. the corner of Winchester Road and Ynez Road. 1 1 U 4. Sheriff . a. Existing Conditions/General Plan Requirements The Vail Ranch Specific Plan area receives police protection from the Lake Elsinore Sheriff's Department. The current Sheriff's manpower is 30 officers. The desired manpower is one officer per 4,000 people. The size and aO - 176 - financing of the development of law enforcement facilities is controlled by the Riverside County Board of Supervisors. b c The General Plan encourages developments to be designed in accordance with the best avail- able safety and security measures. The General Plan requires all Category I and II projects to be reviewed by the Sheriff's Department prior to any development approvals to ascertain that adequate security measures are being provided. The principle design features the Sheriff's are concerned with are response time, adequate outdoor lighting, security hardware, landscaping which minimizes potential hiding places for criminals, 'and street and building locations which maximize visibility for law enforcement personnel. Project Impact/Relationship to General Plan Policies The proposed Vail Ranch development will increase the need for law enforcement personnel in the-area. The number of new people at build out of the Vail Ranch project is estimated to be approximately 5,105. This increase in population would be further impacted by the number of people entering and leaving the project site as either visitors or service/vendor support persons. It would be expected that such growth will result in increased crime and traffic accidents requiring law enforcement services. This increase would require the addition of approximately two law enforcement offices. Review of the project proposal requires compliance and incorporation of design aspects discussed within the General Plan policies affecting subject site. Mitigation o The Riverside County Sheriff's Department will review development proposals for subject site per Riverside County require- ments for all development land use - 177 - 0 O proposals. The review process allows the County Sheriff's Department to have an opportunity for input into design issues affecting law enforcement effectiveness and public safety and welfare. The review process allows for the identification of additional manpower and equipment needed to meet the needs of the proposed development. o Vail Ranch Specific Plan wi21 address and mitigate development design issues in compliance with Sheriff's review recommendations. This compliance will enhance the quality of life for residents of Vail Ranch by providing greater safety and minimizing additional crime. The input (l from the review and the best elements of iu technology and design will be utilized to discourage criminal activities. o A percentage of the developer agreement payments will be earmarked as mitigation fees to be applied towards public facilities and service impacts. 5. Schools ~, a. Existing Conditions/General Plan Policies D Current educational services and facilities in the Vail Ranch Specific Plan area are provided by the Elsinore Union High School District and the Temecula Union School District. Grades O kindergarten through fifth are provided by the Temecula Union School District, while grades six through twelve are serviced by the Elsinore Union High School District. The subject site Q is currently served by the Vail School for grades kindergarten through fifth current enrollment 717; Temecula Middle School for Q grades six through eight with a current enrollment of 549; and Temecula Union High School with a current enrollment of 740. Temecula High School has just completed the first phase of a three stage building expansion program each designed to accommodate approxi- mately 600 students. Phase two is expected to 178 be started in September, 1988, increasing the facility capacity to 1200 students. (See District Five Year Growth Plan exhibit contained herein). b General Plan policies, recognizing the continued rapid growth of the County encourage the County to assist school districts with the provision of demographic and development data, as well as facility planning and the inclusion of school districts in the development review process. The individual school districts are charged with the mitigation of school overcrowding. Development school fees are charged to provide the needed financial resources for facility construction. The maximum fees allowed under current State legislation are $1.50 per square foot for residential uses and $.25 per square foot for commercial or industrial land uses. Subject school districts are charging the maximum allowable fees and are expected to continue to do so. It is anticipated that the Vail Ranch Specific Plan project developer will pay a total of $1.50 per square foot per dwelling unit, and $.25 per square foot for commercial or industrial development for school fees. The fees are paid to the combined districts. Project Impact/Relationship to General Plan Policies Currently, both Temecula Union School District and the Elsinore Union High School District are experiencing overcrowding caused by the rapid growth of the surrounding areas. The number of students in the Vail Ranch area can be calculated by using the student generation rates from the two respective school districts: Temecula Union School District uses a ratio of .55 students per household, and the Elsinore Union High School District uses the ratio of .20 students per household. The schools affected by this project are listed in the following table. - 179 - Q ~" t Temecula Midde Schod 2 Vail Elementary Schod 3 Rancho Elementary Schod ' 4 iamecula VaAey High Sctwd L rsaa 3 19 eB - K-6 Portable at SparkmarL 3S0 so;. b tgSB • K-6 Portable at Margarita, 350 c t9fi9 -Joan F. Sparkman pementary Sdhool 608 , d 1989 • Margarita Mitlde Sctad, 662 e t 9 D 89 -Conversion to K-6 at Temecula t t969 -Portables at Margarita used as 6-8 ~ 1990 - K-6 Perm anent, 742 n t 990 - 6-8 Permanent. BB7 rw°w ~ 7990 -Reconvert (r) Portables to k-S °i and ralocnte , t99. -K-6 Permanent, 742 A +~;9 t -Eight Portables to elementary School (I), 240 1'?^~ -Three atltlitional elementary scMOls :n 1-y. - :';Pub Portables to Mitlde Schod (h), 240 D ~ ?y ~3fi9 Masterolan Nigh School to 1600, 7; 1992 ad0 ten portables to Hign Schod nor pve: Clow ) future K-6 / uture fi-B J 1 D a a d D o~ District "5 Year Growth Plan" Temecula Union Elementary School ~IStrIC~ /-O/-~ I__I__ R~AQN~CHO CALIFOR~NIA(~ ~ M V l/~1 ~ ~ ~l/~1t1 ~J~ll U MDC VAIL PARTNERS ~~(b®®0§ RAI~I~ACC ~~ ~...,., Exhibit IV-7 a 0 Table IV-17 D Elsinore Union High School District School Capacity/Student Generation and Enrollment Name of Vail Temecula Temecula School: School Middle High Grades: K-5 6-8 9-12 Q Current 780 660 600 Capacity Current 717 549 740 Enrollment No. of 63 111 140 Students under under over Over/Under Capacity Based on the student generation figures used by d the specific districts the Vail Ranch project is expected to generate approximately 1540 students for the Temecula Union School District and 560 students for Elsinore Union High School D District. (Note that the unit count for Vail Ranch is 2431 dwelling units). In addressing the General Plan policies, the ~: Vail Ranch Specific Plan will allot sites for two schools: a) 20 acres have been alloted for the development of a middle school; and b) 10 acres have been alloted for an elementary school. These measures are consistent with the General Plan policies by minimizing the impact of development by providing adequate facility space for educational facilities 'for students residing within the development area. c. Mitigation o The Vail Ranch Specific Plan has set aside land for two school sites of approximately ~~ - 180 - Q ~J 10 acres and 20 acres. The precise method for the school districts to aquire the sites will be worked out between the O developer and districts in continuing negotiations. The school sites and/or the payment of school fees will constitute the impact mitigation program with the Temecula Union School District. Mitigation of the impacts to the Elsinore Union High School District will possibly encompass the payment of some school fees by the developer to the school district prior to the issuance of building permits. a. Existing Conditions/General Plan Designations 6. Parks and Recreation The Vail Ranch Specific Plan is in the proposed Rancho Villages Assessment District. The a district is currently relatively undeveloped and at the present time there are no public recreational facilities in the area. Open areas support an annual grass community and a ° u coastal sage scrub community. There are existing recreational areas within a mile of the subject site. These include the privately owned Temecula Creek Golf Club, which is open to the public, Temecula Community Park, and several local public and private schools. a The table below lists major available recreational areas servicing the Rancho California/Temecula area. The current General Plan policies require the inclusion of parks and recreational facilities throughout the County. The General Plan requires that planned developments provide park and recreational facilities in conjunction with the development approvals or pay park fees in lieu of inclusionary park facilities. Parks are envisioned under the County policies as a potential boost to the economy by promoting tourism and the overall quality of life within the community. Current County policies emphasize the County's direct - 181 - U 0 a a Q N d y ~ 0 .~ •'' ro ro "' D ~~ ~GOWi ~ ~ Ha~ ro ^ ro E ~ O U a C ~ro a ~ ro x D a Q 0 00 N W •.i W •.i .~ U w' N a O d b+ ro d -~ U C O .,~ W ro OUO t7 w E ro z C b+ U •.i C N N •.r ~ b x b ~ A ~ d W A X w w U ~ ~ x~ X ~ O O a 1~ E 3 c ~ ro ro ro •.~ cn w •a ro A ~ ~ m o • ' ~ `~ ro . , c~ v v •.i ~ ro ~ .•I .i 7 Gl G •.i b U C C U C O ro •. i i •. ro ro l i - 3a w •.a w •.1 •.a A A b' N N~ o •~ a •-~ .c a v w >, ro v •.~ i~ U ~ E Y N ~ U N N ro Gl .1S U ro ~+ w ro ~, •.+ ro ++ ro ro ~~ ro ro z a .C U .¢ w U C1 0o a0 a ro .7 w i~ C C C C J~ G > C Sa O Sa O N 3a O C N Ya 7 OU OU > >~ OU 7 O C U ~ C ~C~ ~ U i b C ~ U b U 6 U~ b a U s b U N N O O O O•'1 G 0 0 N O Sr fa ,C ~ ~ .-1 3a O X ri i~ ,C 7 Gl U GI U v d U U C) C1 U 1~ > C > C > C C > > C ro •.~ ro v ~ ro w ro ro v •.~ ro z a ao acs- a ac a a O O O O O N ~D IA O O .~ O 01 N r o oo .~ l~ n ~ N O ro x ro ro N U O U C W01 r~•1 JroJ -.~i - d ro ro rn rn ro ro •.+ i N 3r v oc °'x ~x nab ~~ >o+ ~ am "e me rooo ~'~ oro `~ ro w x ro 3 ro 3 w W .C ~ ~ G O Sr b+ ~ b+ N ri 1~ •a C b •n roo OW •.IW •••iroro rIN roC 7 ~ z z o s o x ro U a c a ro a ~+ ~ a~ U C c C > AC LOi d N 7 N O1 zu° a w X .~ .~ ro b x ~ > 3-i wa ro w ~ a y ~ ~ ~ mco~a a x ~, ro x a N ro >, roa row O N O C U J~ U 0~1 d 0~1 O E rn E U O 0 N W 0 W O ~s ,e •.+ v +~y ro ro w d O a O N W i~vOA N w a 7 rocdro w •-~ o a x s~ as ~~ 3 U .~ U .~ a .a ~ N C •.~ O 1~ Sa •'I ~~ ~ •.~ ~ro aw i~ G U O •~ a N .~ roo U O v O E VU1 O 0 b ro a O C v Sa 0 z N x U .~ xx ma participation in a regional park system. The standard adopted by the County for regional parks is one acre of developed park land for regional parks and twenty-five natural acres of open, regional park per thousand population. The Riverside County Parks Department administrates County parks. The County also encourages the development of neighborhood and community parks, but does not directly participate in a neighborhood park program at this time. There are current proposed County policy changes being reviewed. The' proposed significant changes in the near future are contained in the County's Subdivision Ordinance No. 460. The proposed ordinance amendment would implement the State's Quimby Act on a County-wide basis in all unincorporated areas. Under this program, the County would require the dedication of park land and/or the payment of in lieu fees as a condition of approval for land development permits. A ratio of three acres of neighborhood and community parks per 1,000 population is proposed. This ratio could be exceeded in the event that a local park and recreation district has existing higher standards. The maximum standard allowed by local parks and recreation districts is five acres per thousand population. The General Plan also has identified bicycle and equestrian trails as components of an over- all recreation system. A primary equestrian trail is planned for the Temecula Creek area, and a secondary riding and hiking trail system is scheduled along the north-south trending wash on the property. The regional system of riding and hiking trails is shown on the attached exhibit of park and recreation areas. The development standards for primary and secondary equestrian trails are incorporated herein. Class II bike lanes are proposed for the project area providing an alternative travel means to points of commercial, cultural and - 182 - a employment centers. All the bike routes on this site would lead to Highway 79, the principal Class II bike route in the area (see Recreation and Open Space exhibit contained herein). Q b. Project Impact/Relationship to the General Plan Policies D Based on the requirements of the Quimby Act which requires a minimum of three acres per one thousand (1,000) population, Vail Ranch O Specific Plan would require approximately eighteen (18) acres of neighborhood parks and recreational space. The Rancho California/ Temecula area is fortunate in having a Q significant amount and extensive variety_of recreational facilities available in the general vicinity. However, there is a lack of 0 neighborhood The issues relationship addressed by initiative. developers parks in the area. of regional parks to the General Plan the County in its individual land are not involved dire and theiz policies are own pending owners and qtly with the n regional park program. The present County u policy encourages the private development of neighborhood or community parks without the Q direct involvement of the County. The Vail Ranch Specific Plan is designed to comply with and implement the County's General Plan requirements by providing for the on site (-} development of parks and recreational amenities u at the developer's expense. c. Mitigation ~ o The Vail Ranch Specific Plan exceeds the indicated parks and recreational facilities Q as set forth by both the County and the Quimby Act. It should be noted that the Vail Ranch Specific Plan has incorporated the requirements of the Quimby Act prior to the passage of the County amendment. 0 ~~ - 183 - o Proposed recreational facilities and neighborhood parks included in the Vail Ranch Specific Plan include: * 74.5 acres of open space/regional park in the Temecula Creek area (adjacent to the major equestrian trail); * Three neighborhood parks are proposed, consisting of 3.2, 2.2 and 4.6 acre facilities. Said parks will have a varied range of activities to select from. * A 14.6 acre paseo park will be included in the broad wash area which bisects the subject development. This facility will incorporate passive and active amenities. The active component will consist of a "par course" (physical fitness exercise walking/jogging course). * Equestrian trails .along the County's designated equestrian trail adjacent to the Temecula Creek and Highway 79, and also in the northeast section within the open space corridor. * Bike trails along Margarita Road, E1 Chamisal Road and Butterfield Stage Road; * A swim and tennis facility designed primarily for the needs of the proposed residential development. See Open Space and Recreation Exhibits and individual park site exhbiits contained herein. 7. Utilities a. Existing Conditions/General Plan Designations The electrical service to subject site is provided by Southern California Edison Company. - 184 - U Major facilities in the subject area include 33 and 12 KV (kilovolt) lines along Highway 79 and ~-y a 12 KV line located nearby on Pala Road. The U Natural gas is provided by Southern California Gas and has current lines in Highway 79. Q Vail Ranch is largely undeveloped, however, development is occurring in surrounding areas. (') Telephone service is provided for the project U by General Telephone Company. At the present time, there are no facilities to serve the site, although there are existing lines adjacent to the site on Highway 79. The buried cable and conduit would provide basis of future service to the site as development occurs. Cable service will be provided by Rancho Cable and King Cable TV Company. There are no Q services into the site currently, however, a 1-1/2" and a 2" trunk line are already installed in Highway 79, adjacent to the subject site. The two major considerations addressed by the General Plan are: 1) the impact effects of the siting utility lines will have on the safety and welfare of the general public, and 2) the necessity of the development to provide adequate services for the proposed project. Of lesser concern that must be addressed is any aesthetic or environmental impacts. b. Project Impact/Relationship to General Plan Policies O Vail Ranch Specific Plan will require the extension of all utilities into the site. Natural gas, electrical, telephone, and cable TV lines will be placed underground, requiring trenching. The anticipated siting will follow the current and proposed transportation roadways. These roadways are identified as follows: 0 - 185 - o Highway 79 o Margarita Road o Wolf Valley Loop o Butterfield Stage Road o Macho Road o E1 Chamisal Road. The electrical lines are constructed by the developer on a cost reimbursement basis of $6.90 per foot. Natural gas lines are similarly reimbursed at the rate of $6.20 per foot. TV cables are normally laid at no charge to the developer. The specific gas lines required are: Street Size of Gas Lines Margarita Road 6" E1 Chamisal Road 4" Macho Road 6" Butterfield Stage Road 8" Specific information on the electrical facilities required for the subject site is not available without having Southern California Edison personnel completing an in depth study. Telephone and TV cables will be "piggybacked" under ground along street rights-of-way. However, no heavy transmission facilities are planned for the subject site. The proposed extension of utility facilities under the Vail Ranch Specific Plan will meet the County General Plan requirements by providing an adequate level of service. The General Plan provisions governing major transmissions are not applicable to this site. The main physical impacts of the extension of utility lines to the subject site are - 186 - ~O principally and are limited to a temporary period during construction. Noise and dust will be the major impact with soil erosion as a o possible secondary impact. The overall growth inducing impaction triggered by providing the extension of utility lines into the subject site are assumed to be minimal. While some impacts may occur on Highway 79, improvements are already planned under the Rancho Villages Assessment District and discussed in the Circulation Section of this report. Growth inducement from the extention of utility lines is very moderate compared to water and sewer O line growth inducement potential. c. Mitigation 0 Measures to mitigate construction related impacts are: o Construction will be limited to weekdays during daylight hours. The use of watering trucks to minimize dust. These 0 measures will reduce noise and dust O production in the surrounding areas. Expeditious and well managed construction timing will further reduce any negative a impacts to surrounding areas. 8. Solid Waste 0 a. Existing Conditions/General Plan Policies Solid waste generated in the Rancho California D area is removed to two sites: Elsinore Landfill and Double Butte Landfill. The n principal waste site for the area is the Double S l Butte landfill located two miles from the u community of Winchester. At this time the Riverside Road Department is responsible for D solid waste disposal. In the 1983 Riverside County Waste Management Plan, it was indicated that the Double Butte Landfill would last until the year 2000. However, current information from the County indicates that the Double Butte Landfill may reach capacity well before the r, year 2000. The Riverside County Road D~ - 187 0 Department is currently doing a new County-wide a waste management study which will be completed in 1988. The study will address the issues of adequate capacity, replacement sites and/or alternative disposal methods. The General Plan policies pertaining to solid waste deal primarily with the issues of landfills and the siting and capacity of them. The two principal issues of siting are the sensitivity of and compatibility with the surrounding land uses. The General Plan requires that there be adequate disposal sites O available for solid waste prior to approval of new developments. These issues and others will be addressed in depth in the County report. b. Project Impact/Relationship to General Plan O Policies In Riverside County, the per person average--of a solid waste generated is approximately 11.26 pounds of residential and industrial solid waste per day. The Vail Ranch Specific Plan estimates an average of 2.5 persons per g dwelling unit, or approximately 68,433 pounds of solid waste per day. Applicable General Plan policies pertain to the availability of adequate landfill capacity. D Adequate capacity is now available, although, as previously discussed, this situation may change significantly in the future. At this time, the available capacity would make this a project consistent with General Plan policies. c. Mitigation O o Prior to the present landfills reaching capacity, a new landfill will have to be sited and alternative methods of disposal of solid waste explored. These issues will be addressed in the comprehensive study done by Riverside County. No impact is expected from the Vail Ranch project that cannot be mitigated under normal County operating procedures. - 188 - a D 0 9. Libraries U a. Existing Conditions/General Plan Policies Riverside City/County Library System: At the present time, a temporary branch is located in the Rancho California/Temecula area at the Rancho California Plaza at Rancho California and Ynez Road. The existing library contains 13,000 volumes in a 2,000 square foot facility. The General Plan policies emphasize the importance of providing libraries as local cultural resources and recognizes the need to Q provide adequate facilities. The Rancho California. area has a particular shortage of facilities at the present time caused by the rapid growth occurring in the general vicinity. b. Project Impact/Relationship to General Plan (~~ ~ ~ \ Policies ` ,~~JJ I The Vail Ranch Specific Plan will impact the already impacted library system by increasing the population in the area. General Plan policies will be followed to insure proper mitigation of the problem and preserve and enhance the quality of life. Specific Q mitigation is discussed in the next section. c. Mitigation o A new library for Rancho California at the northeast corner of Winchester and Ynez Roads is planned to serve the Rancho California area. o The Vail Ranch Specific Plan will participate in the library preservation and expansion program through the fee program required for developmental approval. The fee payment is $100 per dwelling unit paid prior to the issuance of building permits. Q - 189 - 0 o The planned facility calls for a library of o approximately 15,000 square feet and will house some 50,000 volumes. This facility a is expected to meet the needs of the community and the specific proposed development for some time. 10. Health Services a a. Existing Conditions/General Plan Policies n u Currently there are two major medical facilities servicing the Rancho California area. They are the Inland Valley Regional O Medical Center in Murrieta and the Fallbrook Hospital in Fallbrook. The principal medical facilities servicing the Rancho California area are shown on the following table. Table IV-19 Medical Facilities a No. of 24 Hour Name and Location Beds Emergency Hemet Valley Hospital 242 Yes D 1117 E. Devonshire Avenue Hemet, CA 92343 Fallbrook Hospital 50 Yes 624 E. Elder Avenue Fallbrook, CA 92028 a Christian Hospital 36 Yes Medical Center 2224 Ruby Drive Perris, CA 92370 inland Valley 86 Yes Regional Medical Center a I-15 at Clinton Keith Road Murrieta, CA 92362 Golden Triangle 99 N/A I-215 & Murrieta Hot Springs Rd. Phase I Convalescent Center (} - 190 - O a a 0 a General Plan olicies enerall em hasize the P 5 Y P County's role in identifying areas of the County which are in need of medical facilities. This information is then coordinated with the ~. appropriate County health agency. b. Project Impact/Relationship to General Plan Policies a The Vail Ranch Specific Plan calls for 2431 residential units which would generate an approximate demand of 19 additional hospital o beds. The impact of this project would not justify the construction of any new major facilities. It is anticipated that the Q additional need for medical facilities in the area will be met by the private sector medical facilities. At the present time, the available medical facilities are more than adequate. a c. Mitigation Since it is anticipated that the private sector will expand medical services in the project area, no specific mitigation will be required. 11. Airports a. Existing Conditions/General Plan Policies O Vail Ranch specific Plan is not directly affected by aviation activity. The nearest airport to the site is the Rancho California a Airport located west of I-15, a considerable distance from the site. General Plan policies do emphasize the need for aviation facilities and their increasing importance in the future. The General Plan also addresses the location and compatibility of developments near aviation facilities. A further concern is for the noise and safety factors of developments near aviation facilities. Vail Ranch is not located near any existing airport, and the General Plan further addresses moving the existing facility to the northeast in French Valley, which is even further from subject site. D~ -191- D b. Project Impact/Relationship to General Plan a Policies The Vail Ranch project will have no impact on ~. aviation activities. Indirectly, there will be some noise and safety impaction from the a increased take-off and landings caused by increased population; however, these will not be in the area of the subject development. c. Mitigation a o No specific mitigation is proposed. Q o As population increases and development in the central area of Rancho California a continues, the demand to move the airport to French Valley will increase. This will remove the noise and safety factors impacting the subject site. o 12. Disaster Preparedness a. Existing Conditions/General Plan Policies ~ )~~ 1. Existing Conditions ~~4.J Currently, the specific plan area is being O utilized for cattle grazing with only a few people residing on the property. Access to D the site is primarily available from Highway 79, which bounds the northern section of the property. The table below illustrates potential hazards that could affect the site and-lists what portion of the property would be impacted. Table IV-20 Potential Hazards of Vail Ranch Hazard Area Affected a Seismic Event Entire Site O Dam inundation/Seiching Northern third of the site - 192 - O D a O D D D 0 Table IV-20 (continued) Potential Hazards of Vail Ranch Hazard Area Affected 100 Year Flood Event Brush/Grass Fire 2. General Plan Policies Northern third of the site No portion of the site; adjacent to County designated area. General Plan policies delineate proper sitings of development or building design measures which avoid potential impacts -as identified in the Environmental Hazards section. In the event of a worst case disaster that cannot be avoided through available methods, the County has prepared a Disaster Preparation Plan. Contents of the Plan include the following sections: o Data Base The County Environmental Hazards Maps contain the locations of natural hazards, such as active and potentially active earthquake faults, landslide prone areas, dam inundation areas, 100 year flood areas, and fire hazard areas. This information, along with technical information regarding hazardous events, will be updated and incorporated into disaster preparedness plans. o Communications An ongoing system of communications linking County departments with each other, as well as with cities, safety agencies, special districts, utilities - 193 - D a and other involved private agencies will be maintained in order to coordinate and b. stay informed of the latest technical information. Regular meetings with representatives of these groups may be necessary in order to assure close coordination. a o Disaster Operations Plans This plan contains the organization and administration for disaster response efforts relating to debris removal, evacuation and emergency communications, law enforcement, fire protection and rescue; health services, welfare and shelter services for the efficient allocation of emergency food, shelter Q and .medical supplies; and critical and public utility services such as trans- n portation, water, sewage, electricity, U natural gas and telephone services. o Public Awareness / ~ Public information programs and citizen ~J involvement in disaster preparedness a planning, is encouraged in order to promote a more informed and capable public. O Project Impact/Relationship to General Plan Policies 1. Project Impact a The project has incorporated design measures into the specific plan which mitigates environmental hazards to acceptable levels. All buildings will be built above the 100 year flood plain O inundation elevation and Uniform Building Code standards will be incorporated into building designs to a withstand the expected groundshaking from a seismic event. The Rancho - 194 - Q a 0 a Villages Assessment District, which is a~ providing the infrastructure for the area, has planned for two bridge crossings of Temecula Creek at Margarita Road and Butterfield Stage Road, respectively. The bridges are .being D designed to withstand a 100 year storm flood event and potential groundshaking and liquefaction caused by a seismic event. The above design measures and bridge o placements should adequately link the specific plan area to Highway 79 and Interstate 15 and cause no problems in the implementation of the disaster preparation plan by the County if the need arises. o In the event of a complete collapse of Vail Lake Reservoir, Rainbow Canyon Road would provide access to Interstate 15 if the bridge crossings of Temecula Creek (~~1 at Butterfield Stage Road, Margarita I__~/) Road and Pala Road were to fail. 2. Relationship to General Plan Environmental hazards have been 0 considered in the design of the specific plan and impacts associated with the site have been mitigated to County standards. a c. Mitigation o No persons are expected to be subjected to undue risk from environmental hazards by the implementation of the proposed project as far as General Plan policies dictate. Adequate access is being provided to service the project in regards to fire, Sheriff and other emergency services and, n interference with the implementation of IiJI emergency service plans by the County is not foreseen as a result of the proposed specific plan. D ~O - 195 - 13. Fiscal Impact Issues relative to the fiscal impact of the Vail Ranch Specific Plan are presented in the report contained in the separately bound appendix of this report. E. Housing Element The following discussion relates the proposed Specific Plan to the Riverside County Comprehensive General Plan's goals and objectives regarding housing in the County. 1. General Plan Policies a. Applicable Housing Programs The following list contains programs located in the Housing Element which are judged to be pertinent to the proposed specific plan: o Community Development Block Grant Funding (CDBG) for Housing and Economic Development - Historic Preservation: Provides low interest loans to entrepreneurs for the restoration of Historic Sites; possible mechanism for retention of the old adobe. o Building and Design Standards for Residential Energy Conservation - Title 24 standards; alternative energy sources: Title 24 standards will be incorporated into building designs. o Density Provisions for Efficient Growth - Promotes orderly and efficient .growth by providing for higher density development in in-fill situations and areas where services and infrastructure exist or will exist in the near future:. Category I and II land uses at 6 - 20 DU/AC are being planned and the necessary infra- structure will be provided by the Rancho - 196 - a O a Villages Assessment District. The development is consistent with General Plan policies relative to growth. o Residential Accessibility lJ - Private development project shall also CJ be reviewed to ensure accessibility to disabled persons: commercial and a residential development within the plan areas should accommodate disabled persons by the inclusion of ramps and cut curb ramps. The Rancho Villages Assessment District has also addressed this issue (see E.I.R No. 241). o Use of General Plan Standards to Facilitate Varied Housing: Residential developments should conform to General Plan standards which facilitate the inclusion of housing types available to different income groups: Vail Ranch ~j~ Specific Plan has proposed the construction ~I!_~f) of single family homes, apartments, condominiums, duplexes, patio homes and senior citizen congregate care facilities which run nearly the entire array of housing types. It is expected that this O community will be more balanced than other developments in the area in terms of availability to elderly persons and other low income families. o Job/Housing Balance 0 Ensures that a balance between available housing and employment centers is achieved and maintained in the County: The proposed development should correspond to commercial and industrial development located in the I-15 and Highway 79 corridors. O b. Applicable Housing Policies Within Other Elements o Regional Element - Project Located in Regional Statistical (~ Area (RSA) 49. Housing and population LJ - 197 - numbers projected for this area are: Year 2010; population - 141,858; Housing: 67,551 (141,858/2.1 persons per unit). The project proposes a target number of 2,799 units or 1.9~ of the projected total at the year 2010. The Rancho Villages Assessment District's maximum number (which encompasses the project area) of units is 22,479 units. This is 33.3 of the total for RSA 49. o Environmental Hazards and Resources Element - Open space designations which protect resources or preclude the construction of buildings for human occupancy: Residential units proposed by the specific plan have been sensitively placed to avoid hazards and resources. c. Affordable Housing Incentives Affordable housing has been incorporated into the specific plan. Table IV-21, below, shows the housing types that will be available in the specific plan area which could be within the range of low to moderate income families. Table IV-21 Low to Moderate Income Housing Types Number of Percent of Housing Type Units Total Area Units Condominiums (con- 226 8.1 gregate care, senior citizen housing) Apartments, condo- 1,016 36.3 miniums and patio homes (high density, 12 - 17 DU/AC) Total 44.4$ - 198 - a O a To ensure that the above number of units are D implemented, the County should consider enacting incentive mechanisms to developers to enact specific plan objectives. Programs that could be implemented by the County include Single Family and Multi-Family Tax Exempt Revenue Bonds and priority processing for low cost housing projects. a a U 2. Specific Plan a. Project Relationship to General Plan Policies 1. Project Housing Inventory The following table lists the housing types, including density and number of units, proposed by the Vail Ranch Specific Plan: Table IV-22 Housing Types: Vail Ranch Specific Plan Housing Type Maximum DU/AC Percent of Total Very High 14-20 DU/AC (Townhouses, Condominiums and Apartments) Medium High 5-S DU/AC (Patio homes, single family detached) a 0 Medium 2-5 DU/AC (Single family detached) 17 15 Maximum Units 342 182 5 444 6 229 6 593 4 366 5 139 5 136 14% 77% 18% 9% 24% 15% 6% 6% - 199 - D 2. Project Compatibility with Existing Inventory Rancho California is characterized by a predominance of conventional single family residences, although a substantial number of apartments and patio homes have been constructed in recent years. The supply of apartments appears to have substantially exceeded the current demand. Conversely, even though patio homes were considered a major risk by the Rancho California Development Company, they have proven to be very popular in the local marketplace. The number of mobilehome and condominium units in the Rancho California area is quite small. These product types do not appear to be a strong factor in the local housing market. In summary, growing segments of the housing market at the current time include conventional single family residences and patio homes. Other segments of the local housing market are currently static or essentially inactive. It is expected that the current emphasis on conventional 7,200 square foot single family lots and patio home products will continue in the forseeable future. Eventually, demand will increase enough to justify an increased supply of rental units. However, any significant increase in the demand for condominiums is not expected for several years. This is particularly prevalent in Rancho California due to the fact that single family homes are only slightly higher priced than condominiums. Con- currently, the preference for a single family home lifestyle is quite evident. There is a demand for condominiums in the Rancho California area, although it appears not to be very significant at this time. Based on sales and building activity in the Rancho California area, it is evident that new housing units should emphasize detached - 200 - a a single family and patio home product types if they are to meet the needs of the local marketplace. Vail Ranch will provide the product types in demand for the current marketplace. Housing goals of the General Plan are also satisfied by the diversity of product types and price ranges provided within the specific plan. This specific plan also incorporates the land use and phasing flexibility which is realistically required with a project of this magnitude and time frame. 3. Project Design Mitigations As previously discussed, applicable General Plan policies pertinent to the Housing Element have been addressed and mitigation measures have been incorporated into specific plan design. In summary, they include: o CDBG funding is recommended as a possible mechanism for retention of the historic structures found on site. o Energy conservation measures will be incorporated into buildings within the specific plan per Title 24 standards. a o Density provisions have been incorporated into project siting and phasing. Project density will range from 3 - 20 DU/AC at a target density of a 6 DU/AC. Rancho Villages Assessment District is providing the infra- structure. o Accessibility of handicapped persons to residential and commercial development will be provided through specific plan D design. o A variety of housing types are proposed per County General Plan guidelines . - 201 - D 0 o The project is expected to fulfill a housing needs caused by future commercial and industrial development. Q o No housing units are expected to be subjected to undue risk from identified or known environmental hazards as far as General Plan policies and County guide- lines specify. o Low to moderate income families should be able to afford a cross-section of higher density residential development proposed within the project area. o Proposed housing types are represent- ative of the current housing market in Q the area. F. Specifics related to the above mitigation design standards can be found in chapter III, Specific Plan Development. Regional Element ( g) 1. Regional Growth (SCAG) Forecasts ~~ a. Identification of Regional Growth Forecasts a for Project site SCAG, or the Southern California Association of Governments, is responsible for regional planning issues within the Southern California area. Among the duties a performed by SLAG are population projections for the geographic areas within its jurisdiction, including the project site. The Vail Ranch Project is located within Regional Statistical Area (RSA) 49. The population projections for RSA 49 are shown in the table below. 0 - zoz - O Table IV-23 Population Projections RSA 49 Baseline SCAG 2010 Population Projection 141,858 Approximate Existing Population 34,215 Proposed Projects Without Vail Ranch* 224,576 Vail Ranch Projected Population 5,857 Proposed Projects Including Vail Ranch** 230,433 a Existing Plus Proposed 2008 Project Population*** 264,648 * Refer to the Cumulative Impact section for a list of proposed projects. ** Represents 4.6~ of the exisitng plus proposed 2008 project population. *** Assumes 100 twenty (20) year buildout of proposed project. RSA 49 includes the Rancho California - Temecula area as well as Lake Elsinore, Murrieta, Murrieta Hot Springs, Lake Skinner and Vail Lake areas. b. Refer to RSA/Land Use Planning Area Profile The proposed Vail Ranch Specific Plan site is located within the Southwest Territory Land Use Planning Area (LUPA). Boundaries of the Southwest Territories Land Use Planning Area directly correspond to the a boundaries of RSA 49, therefore, the population predictions from SLAG are applicable to the Southwest Territories Land Use Planning Area and will be used for this report. c. Project Growth Forecast: Comparative a Analysis with Regional Growth Forecast Using the adjusted population statistics from RSA for Vail Ranch of 2.1 persons per - 203 - U dwelling unit, the 2431 dwelling units proposed which indicate a project build-out population of approximately 5,105 people. The current information available for the number of proposed units in the RSA/LUPA area of SCAG would indicate approximately 109,730 units which includes an additional 4,188 units proposed in the adjacent Wolf Valley Specific Plan and the 2,799 units a planned under the Vail Meadows Specific Plan. The majority of the planned units for the LUPA area are proposed for the Rancho California/Temecula vicinity. Using the above predictions and assuming the total build out of all proposed projects over a ten year period, the RSA would have a population increase of approximately 224,576 people without Vail Ranch and approximately 230,433 people with the Vail Ranch Specific Plan. Assuming a buildout of Vail Ranch and all the other concurrently proposed projects in the RSA-49 area by 2010, the SCAG projections are shown below: Table IV-24 a 1995 Population Projections (RSA 49) i D Populat on SCAG 141,858 a Proposed Projects without 224,576 Vail Ranch Proposed Projects with 230,433 Vail Ranch (2.5k increase)- a a - 204 - VO a a a O o Initial consideration of the SCAG pre- dictions for the RSA-49 area would indicate a a potential surplus of housing units. However, careful study indicates that there are several factors that would greatly deflate these figures. The changing of market trends and economic conditions will, in all probability, eliminate some of the proposed projects, or at least retard a their development schedules so that build-out in a ten year period would not occur. Another contributing factor that would affect the overall development of the RSA-49 area is that the approval process would eliminate some proposed projects or restrict their impacts. However, even with these potential deflated figures, it remains clear that the existing SCAG figures for the RSA-49 area population increase will be significantly exceeded. The topics required to be addressed in proposing a project in RSA-49 which may exceed the SLAG predictions are project ~1~1 locations, infrastructure improvements, ~'~/) project design, phasing and air quality. These topics are discussed in the following D section. The validity of the Vail Ranch Specific D Plan proposed project in relation°to the issues mentioned in the preceeding paragraph is dependent on the project's association within the land use context of the surrounding community. Vail Ranch's location, infrastructure, and air quality issues are directly coordinated with these factors. Vail Ranch is located near existing urban development which is similar in intensity to that of the proposed project. The site is in the direct path of urban development and even borders State Highway 79. Rancho California is a rapidly growing area which is expanding in all directions, but the current hub and Interstate within the ex - 205 - particularly to the east of of Rancho California Road 15. The project's context fisting community meets the D General Plan policies regarding the extension of existing land uses and public facilities and secondarily in minimizing air quality impacts by the site's proximity to major circulation routes and existing trip destinations. Project design, phasing and the economic job base of this project are factors which are addressed in regional planning element goals. The project design addresses the issues of appropriateness of design, marketability of product, price ranges, and the balance of housing, housing types and jobs. Vail Ranch is proposing a variety of mixed uses, all of which meet regional goals. The housing types and prices are varied. The commercial development proposed for future development will generate a wide variety of jobs within the project area and is expected to generate visitor and tourist services which will generate an economic benefit for RSA-49. Of additional regional concern is the phasing of large projects. The main elements of phasing are the County review and approval of plans and phasing for large developments, and the market demand and absorption rates for product types. Phasing further benefits the landowners, developers, and the County by providing flexibility to deal with market trends; developments can be County controlled to coincide with the necessary improvements to the infrastructure system to support the project; and it allows additional control over the cumulative effects of environmental issues such as air quality and traffic circulation. The benefits of demonstrate the planned, orderly large projects results in the impacts. This phasing discussed above overall value of well growth. The phasing of throughout the County minimization of regional occurs through the imple- - 206 - mentation of a balanced land use ~O development program. The decision to exceed the SCAG predictions is made by the Board of Supervisors. Exceeding SCAG pro- . jections is a decision which will be based on the relative advantages and disadvantages of environmental degradation and an increased supply of housing and jobs. The Board of Supervisors have, in the past, approved projects in RSA-49 that exceeded the SLAG projections. Air quality has been discussed in detail within the air quality section of this report. The Vail Ranch site mitigation measures have been instituted within the a project design to the extent feasible. These measures include the project's proximity to the trip destinations within Rancho California and the provisions of on-site jobs and the commercial facilities planned for the development. Alternative methods of transportation are being rfj-~ encouraged by the inclusion of bicycle trails, park-and-ride facilities, and participation in public transportation a planning. off-site mitigation measures are already a well established by ongoing efforts of the County and the Rancho California Develop- ment Company. 2. Applicable Employment/Housing Balance Policies Rancho California and all of RSA can be described as job-deficient and housing-rich. a The success of the business development program of the Rancho California Development Company (formerly Kaiser Development Corporation) has n given the Rancho California area generally a i~J closer balance of jobs and housing than the rest of the RSA-49. Employment in Rancho California does still lag behind the housing boom. - 207 - General Plan policies applicable to job-deficient and housing-rich areas include the targeting of available economic development funds in areas forecasting high levels of employment growth and working with SLAG to incorporate the development of commercial and industrial job bases into their development review criteria. The General Plan further encourages making periodic comparisons of job growth and population growth. The plan encourages the private and public sectors to implement local economic development strategies. Programs have begun in both the County and in Rancho California to specifically address the imbalance of jobs and housing. The County's Department of Economic and Community Develop- ment specifically focuses their programs and funds on areas of the County such as Rancho California which face the problem of a shortage of jobs in relationship to housing supply. The County staff coordinates with SCAG staff to ensure that SCAG review of major projects such as Vail Ranch Specific Plan reflects the needs of local communities in terms of developing a stronger economic base and reducing the gap between jobs and housing. Vail Ranch and its location adjacent to State Highway 79 has allowed for a homogeneous blending of commercial and residential development proposals which lend itself for phasing in an economical balanced manner. Each planning phase for the Vail Ranch Specific Plan will be able to address the current economic needs, including low and moderate cost housing units, in regards to the current market and community needs at the time of that phase development. In summary, the Rancho California community has an identified job-housing imbalance typical of similar areas experiencing a population boom. It is typical that the job gap between jobs and housing is progressively narrowed as the employment base follows an expanding population. Vail Ranch Specific Plan has - 208 - nO U L~ addressed these issues. The continued growth of Rancho California in the I-15/Highway 79 corridor will provide the need for well planned housing and commercial/tourist facilities. The development of the proposed Vail Ranch project provides for the housing/job element as well as for the necessary additions to the infra- structure system according to County General Plan requirements. The proposed development will provide an economic benefit and enhance the quality of life in the RSA-49 area. G. Administrative Element The following section discusses General Plan Policies related to specific plan phasing, time frames and development monitoring. Land Use Policy/Specific Plan Time Frames 0 o Project Time Frames for Project Development Generally, the build out of a specific plan takes approximately ten (10) years from the time of adoption by the County Board of Super- visors. Within the ten year time frame, the Vail Ranch Specific Plan will be phased into three (3) sections. Refer to Exhibit III-9, Phasing Plan. The phasing plan is designed to coincide with the Rancho Villages Assessment District's schedule of improvements. The commercial areas within the plan area will be allowed to develop independently by letting economic factors dictate when the areas become activated for use. Per assessment district plans, the infrastructure for the specific plan area will likely be in place before any development occurs, or will be occurring, during the last phase of the Rancho Villages Assessment District. The first phase of the Vail Ranch Specific Plan will include the construction of a variety of densities, offering both low density single family residential units and high density - 209 - 2 condominium/congregate care facilities. The variety should attract a wide cross-section of the housing market and increase the viability of marketing of the specific plan. Once the first phase is established in conjunction with the Wolf Valley first phase, the developments should be complementary to each other by targeting different market areas. Subsequent phases for Vail Ranch should be complementary to the Wolf Valley phases in terms of timing and product types offered. Also, because of the wide variety of housing available within the Vail Ranch Specific Plan area, it is expected that the project can stand alone regardless of Wolf Valley's development status. Development Agreements o Vesting Tentative Maps Riverside County Ordinance No. 460, which, in part, implements the subdivision map act, was amended to include the designation of Vesting Tentative Tract Map on December 17, 1985. The purpose of the Vesting Tentative Tract Map, upon approval, guarantees the developer, persons or agent the ability to proceed with the proposed development in accordance with current Riverside County standards, policies and ordinances. A Vesting Tentative Map is analogous to a typical subdivision map in design parameters and content, but must be clearly labled as a Vesting Tentative Map. The cost of processing a Vesting Tentative Map is higher than an ordinary subdivision tract map because additional information such as building location and size, property topography, detailed grading plans, elevations, landscaping, sewer and water plans and road details are required for proper review. The three phased Vail Ranch Specific Plan is written according to current County standards, policies and ordinances. Vesting Tentative Tract Map status is being requested for each of - 210 - Q ~, cal u O a: D f~ ~' a 0 the phasing areas to ensure that project implementation is carried out in a consistent manner and is congruent to plan specifications. o Development Agreements A development agreement entails the drafting of a contract between a developer and the reviewing agency which delineates specific provisions required by the agency before entitlement of the land is finalized. Currently, a development agreement ordinance is being drafted for the County of Riverside. The County, under this ordinance, would make agreements with developers on a specific plan and possibly a plot plan basis. The County can require the developer to provide improvements such as water and sewer lines and roads to service the proposed development while the County agrees to allow a set density and type of land use. The County also agrees not to request any changes or impose new ordinances and standards on the proposed development once an agreement is made. Negotiations are now under way between the County and the property owners associated with the Rancho Villages Assessment District, which includes Vail Ranch within its boundaries. The assessment district is providing the infrastructure extensions required to service Vail Ranch (refer to the Rancho Villages Assessment District EIR Number 241) and an agreement is being sought involving the district plans and developments under County review within the assessment district boundaries.. H. Mandatory CEQA Topics 1. Cumulative Impact Analysis a. Setting Vail Ranch is a development proposed growth area of the original 97,000 California community. This area ca - 211 - within the acre Rancho n be broken C;~ down into two zones tha t abutt each other. The first zone is located on the I-15 and I-215 corridors northeast of Rancho California. The second zone is located adjacent to State High- way 79 to the southeast of Rancho California. In the I-15 and I-215 corridor, an estimated 47,786 dwelling units are either under construction, have received tentative or final approval, or are in the planning stages (refer to Table IV-25). Of the major projects reflected in the table, the gross residential densities run from 1.1 dwelling unit per acre to 8.4 dwelling units per acre without sub- tracting non-residential acreage prior to computation. The average density is 4.0 dwelling units per acre. Further, all of these , projects are proposed with commercial and ~ industrial uses. In the State Highway 79 corridor, an estimated 20,236 dwelling units are either under construction, in the planning stages or have received tentative or final approval (refer to Table IV-26). Several projects are proposed for the corridor, including the Butterfield Stage Ranch, Wolf Valley and Vail Meadows projects. The average density for the 'project a is 6.0 dwelling units per acre which falls in the density range of Category II (Urban) land use density. The majority of projects in the area are mixed use and include commercial components. The project area, in terms of available infrastructure, can support Category (~ I (8-20 DU/AC) and Category II' (2-8 DU/AC). ~f With respect to residential densities, the Vail Ranch project falls at the lower end of the ry spectrum. IL J4 b Impact The two growth corridors within Rancho California are experiencing rapid urbanization as a result of demand pressures from the San Diego, orange and Riverside County housing markets. A number of growth restrictive measures have recently been passed in the - 212 - a Q ~' O d D Q Q d p 0 0 a O ~~m•i, N~~3-I Havoi~ ~ ~ U N 1]roN I H~O\ Sa to a .•~ I H ~~ w~ c •.+ Ol N ~ ~ ND d a ~~ ro ro ..~ .., ~~v N N LI b~a N U ri ro .,~ N ~ ro c Ul .7. ~i .i N J-I 3a E~ U N .~ O a a 0 .~, m ~ ~o v m n M v v o~ o ~ c >, roves ll1 '•I f'1 m ~O Il1 C'1 Il1 f') N 'd' 1~ Gl •'I A G q. O O 0 ' 0 U c O U1 ro y I > .., ro 1~ !+ .c c ~ • N b Sa d •'I a 7v ~' a s a lD O r-1 M N ri 1l1 f7 M C'1 n O N N c~ In ~o r~ M n ~ n m ~ v G~ ~ ~ M ~ rowv v o rI ~ ~ U ~ b ro b U f i i~ ~ N 7 ~ O N c . 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C , N S-i U U x b ••+ U •.+ U b+ +~ s~ u c ro .a ~ c s+ c s+ o c u a a 3 s ~ ~ o a ~ O ro .~ ~ s~ sa o rou ~o .C N ~ ~ ~ ~a`~~, +~ ro m .a U 3 ~ •.~ v x 13 ro•n 0+ ro ~ O •.i E 1-i x a d +~ ro ro •., ,, ~~ c --~ N N ro c •.~ v N D v a ~~ •. roro .., .., Sa U N i.l Sa N N N N G ~ ~ ro .,~ 1~ N y •.1 ro] N d a ri N row a~ sa O U E~ v In a~ r1 n .i m ~ v v In n C1 t'1 V' f'1 n 111 V' M N N f'1 N m O N 111 O O O O O O O O N n N In r1 m 01 O ~ O O C1 O O O O r-1 m N O N O 11) d' 'i O Cf V' N r-i If') m /'1 m N V' /7 N '-I ri r-1 V' N IA t+1 '-I r-i 111 f"1 N M ~D 111 O O 111 111 O f7 n In o N sr n rn m m In v m N rl n 10 111 N v ~ ~ n V' rn 1'1 N O N n 01 v W w U N .o a a .C N U +7 C x ro 01 a .~ N N x rn ~ n ro >, ~, c a+ ~ Gl N Sa la ?1 7+ 01 it 3 Ol Gl N 01 N c 01 b d ro x o a a n r, n ro n .•~ .-1 .i U b O O m 01 eT U m N ~ ~ c ro s+ -+ of rn N o •.~ ro •.i ro N a a .i ~ N 3 N w > > a ~ ° v ~ c ++ +~ +~ . a v w ro .-~ ~-+ b ro U U U c U ~1 ~ ~ •.1 •.~ ~, c ro ro ro •~, ro a~ o ro ro ro 7 o s. s~ sr ro ~+ 7 3 a > > ~ E E E E a E m U W ~ ~ ro v E ~ 0 0 urbanized communities within these Counties. These restrictions, combined with low land cost, have created a demand for relatively inexpensive housing. Individually, these projects contribute marginally to area growth. However, collectively, these projects will Q produce many changes to the character of the region. When the figures for I-15/i-215 and State Highway 79 corridors are combined, the n~ cumulative impact becomes apparent. '-' Table IV-27 Cumulative Project Summary Res. Ind./ *Res. n Corridor Acres Units Comm. Density Hwy. 79 4,934 20,236 195 4.3 5 47 786 1 947 4 0 I-15/I-215 , 13,91 , . // Total 18,849 68,022 2,142 4.1 * Open space, flood control, roads, parks, schools and other uses have not been subtracted from the total acreage figure used to compute residential densities. Industrial and commercial acreage are (`1 not includ ed in residential densities. The overall increase in units and related demand for services and utilities will provide for a cumulative impact to the area. These projects will increase pressure on adjoining lands to convert to urban uses. The final development of the projects could indirectly influence expansion of the remaining {~j developable areas within these two corridors. u However, the Vail Ranch project can be shown to contribute less than 4.9$ of the projected cumulative dwelling units to the Rancho California area. a - 213 - The submittal of the large tract map and specific plan applications outlined above could subject the entire Rancho California area to cumulative impacts in the areas of environmental issues and public facilities and services. Issues of concern relative to the many development projects in the area are noted below: Geology Impacts to steeply sloped areas and erosive soils will occur as a result of cut and fill operations. Permanent alteration of area topography is expected as developments are completed. Many proposed and existing developments are located within the influence of seismic fault zones and could be impacted by seismic hazards. Infiltration of precipitation is expected to be inhibited which could limit ground- water replenishment and subsequently lead to increased run-off due to increased impervious surfaces. o Wildlife and Vegetation As projects are completed, native vegetation and wildlife habitat will be replaced by structures and landscaping. Animals that are reliant on native vegetation for food and foraging areas will be replaced by organisms more adaptable to an urban environment. Existing wildlife such as some rodents and large predatory birds and mammals such as deer and bobcats will be replaced by common urban area animals. o Traffic and Circulation It is expected that traffi problems will occur in the if road improvements fall capacity. - 214 - c and circulation area, especially behind projected Q 0 U O o Air Quality Cumulative air quality impacts will result from continuous development in the area. However, it is difficult to foresee if the proposed development will result in a re- distribution of regional populations or will result in new residents from out of the County or State. Logically, it can be deduced that a combination of the two above scenarios will probably occur. o Public Services Proposed developments will result in the extension of water lines, sewer lines, Q electricity service and gas service in -the area. c. Mitigation The following mitigation measures have been incorporated into the Vail Ranch Specific Plan and the Rancho Villages Assessment District plan, which will provide the infrastructure for the site. O o Specific Plan Mitigation Impacts relative to geology, wildlife, vegetation, circulation and air quality have been mitigated to acceptable levels ~. per General Plan Policies. II o Assessment District Mitigation U Road, sewer and water extensions will be in n place to service Vail Ranch before any ~,J construction within the specific plan occurs. Vail Ranch has been designed according to district planned infrastructure capacities and the district has provided the infrastructure required to service only future developments within its boundaries. This will help curb growth inducement due to the difficulty of expanding existing lines. - 215 - a 0 0 Suggested Mitigation Outlying areas adjacent to the I-15 corridor could also be restricted to large lots and CC&R designations, capping the extension of urban development. This can be accomplished by the County Planning Department through the General Plan. Road improvements should be made first and developments designed to pre-planned road capacity levels. Cumulative Impact Planning Further efforts are now under way -to (') address cumulative impacts, including the u Southwest Territories Community Plan study and the advanced planning activities of utility companies and regional planning agencies such as the Southern California Association of Governments (SCAG). On a " local basis, there are several programs l/ ~I which mitigate cumulative impacts. These ~ J programs include the community wide economic development activities of the Rancho California Development Company, the a Riverside County Department of Economic and Community Development and the formation of several assessment districts for the construction of public facilities. The Southwest Territories Community Plan ~'y was initiated largely as the result of U concerns about the cumulative impacts of development. A particular concern for the Rancho California area was expressed ~; because of the rapid pace and planned levels of development activity. The community plan will be utilized as the vehicle to quantify cumulative impacts and identify subregional mitigation measures in terms of the types, intensities and locations of land uses and the implementation of appropriate public policies to manage growth. Utility - 216 - Q' Q O companies such as the Rancho California Water District, Eastern Municipal Water District, Southern California Edison Company, Southern California Gas Company, General Telephone Company and Vu-West Communications monitor development D activity. The utility companies prepare projections of population and other pertinent data based on information from .~ organizations such as SCAG and Riverside County. These agencies and their advance planning functions serve to D mitigate cumulative impacts to public services and facilities. On a subregional basis, SCAG publishes projections of employment, housing and land use. These a projections are utilized by numerous planning services to monitor growth and to formulate land use policies. The Rancho California Development Company and the Riverside County Department of Economic and Community Development are involved in a continuing program of strengthening and diversifying the local economic base. The Rancho California Development Company programs which include the developers of Vail Ranch, are pursuing industrial development in the local area. An example of said development can be found a at the corner of Ynez and Winchester Road, where a 100,000 square foot research and development (R&D) facility is in the construction phase. This type of development in the Rancho California area will have an effect of directly reducing the potential for cumulative traffic circulation and air pollution impacts by creating more local trip destinations. ('~ The Rancho Villages Assessment District and U other districts which are providing services to Vail Ranch will mitigate cumulative public facility and service impacts for the Rancho California area. As previously stated, the assessment district is providing sewer and water lines that are - 217 - designed to serve the planned growth within the assessment district boundaries only. It should be stated that the assessment district could have planned for servicing outlying area which would have led to more cumulative impacts by inducing growth. Unavoidable Adverse Impacts For the purpose of this report, unavoidable adverse impacts are, as stated, unavoidable. The potential impacts of the project study areas have been reduced to a manageable level through large scale planning and engineering techniques. The most common technique employed was to avoid completely potential impact areas. The second most common technique employed was to minimize contact with potential impact areas. Where contact was made, even to a small degree, corrective measures were required (mitigations). An impact was not considered adverse if the impact was positive or no impact was apparent. Adverse impacts were divided into two categories: mitigable and non-mitigable. Adverse impacts that could not be mitigated by minimizing contact (example: realignment of transmission lines), or through design measures (example: bridge pylons extend to a depth sufficient to obliviate liquefaction problems) were considered significant. Significant impacts from project development are those adverse impacts that cannot be mitigated through the power and authority of the adopting agency or that of the Vail Ranch developer. However, these adverse impacts can, in some instances, be rendered insignificant through cooperative mitigation measures instituted by regulatory bodies or authorized agencies, (Example - RVAD Improvements). Adverse impacts that could be mitigated to insignificant levels are also summarized in this section. These impacts have been discussed previously in Chapters IV. Non-adverse impacts or those impacts that did not directly affect the study areas, were also - 218 - ~O i.J D Q 0 0 D LJ identified as to being mitigable and non-mitigable. Mitigable non-adverse impacts were considered insignificant, while non-adverse impacts that required no mitigation were considered to have essentially no project impact. Impacts that were mitigated to a level of insignificance could result in a positive impact to the project (example: loss of riparian acreage was mitigated through replacement of three times the amount of acres). The net result being a positive enhancement to the project. Chapter III of this report identifies twenty-six (26) categories of analysis. Each category was analyzed as to existing conditions, impact, mitigation, relationship to County General Plan and level of significance achieved after mitigation of impacts. Twenty-three (23) Unavoidable Adverse Impacts were evaluated in summary paragraphs including: 1. Seismic Safety 2. Slopes/Erosion 3. Flooding 4. Noise 5. Air Quality 6. Water Quality 7. Open Space/Conservation 8. Agriculture 9. Wildlife/Vegetation 10. Energy Resources 11. Scenic Highways 12. Historic/Prehistoric 13. Circulation 14. Water & Sewer 15. Fire Services 16. Sheriff 17. Schools 18. Parks & Recreation 19. Libraries 20. Health Services 21. Utilities 22. Solid Waste 23. Disaster Preparedness (Refer to Table with supportive analysis) In summary, all impacts identified in the section analysis were mitigable to a -level of insignificance or to a positive level. The mitigable impacts were identified as to the need for cooperative mitigation by outside agencies. Positive enhancement of adverse impacts was noted. This analysis was intended to meet, not avoid the letter of the CEQA law and in so doing - 219 - m N N d .-I ro ~1 (ONIONId ONIOIN -2I3A0 S3TlI003U ZJtldWI 37BYOISIW-NON) 3AISISOd =+ SJtldWI 3AIStl93N 3JNtlJI3INOISNI d0 73A37 OZ 03Ztl0IZIW _- ZJtldWI 3AISY03N =g SJtldWI ON =0 »edwl anja?sod ^+ . " . y m ajge6j~?W-uoN »edwl I anj7e6aN I 1 ajge6j~jW 7oedwl an?~e6aN .. .. .. .~ .. .a ., .. .. .. .. ,~ ,~ .. 7~edwl oN .~ .. oj~o~sjya~d /o?ao~sjN 4 6AYNybIH O JTUa~$ F m 68J]n06aZ] N A6~au3 uojae~e6aA /a3?TP??M a~nyjnoj~6tl uojaen~asuoJ /aoed5 uad0 41 A~?jen0 ~a~eM m m + A7jjenp ~?tl m m sao~nosaa asjoN m o 6ujpoojd uojso~3 /sadojS + m o?wsjag /A6ojoe0 0 o m sp~ezeN s~o7oed c a o n ~ je7uawuo~jnu3 n E ~' A -~ O • Y M O m ' 0 d .+ 2 Y G ~ O d A .y 2 ie .a .,Oy 7 A ~ N 'O C d C O S A d. C P C C 'O O o1 A G 4 C O -~ V O L •• d O w +~ Y O .r O W Y _I fY v q ,.~ d .01 O +Oi Y G d \ O V .7 N a J! a .0 .i O A L of O O 7 Y Y O C C Y V K u 7 E C C L ~~ V Y m D. •+ E C •+ O Ip 7 P W N E 9 Y p7 C V q 7 V 7 Y 7.y y~ U T 6> L rn O I T L d C O A •H W 01 ~M C M ti W Y ~! E Y o Y O u a F Y o W Y N Y m .. s .. „ o O` 7 O x C n~ G w Y W ~ d W A R u ~ O O E A C -~ Y C Y C .y Y C V e C 0` •~ j a ~ O ' ~ O m h L ~ O F O Z 4 U 4 v a 3 6 C" O V , q > V U C 'O ~.. N O. . . . O 4 E E w ti N ~ O N ~O t~ m O~ O .-. .+ .y N .y . nl y Q i .a n ..I N .r V O\ ut L W N 1- C b O) V Q~ ut A W N H H 2~ Y C l1 ~ •. •- •. •. •. • a a «. a o O W C 5 r' 'C N ti • • • y ^ Y< a D Y• O n m w a n ~ .~.. N H T E E a H H n r~.0 n< m ~+ r• m m a a a w k a m ~. m o. ~^ n a m o n m ¢ ¢ n n n n a a " n m a O O Y. n n n n m ~ T rn N m Y~ a R n Q ~ n m m~ n m a o a~ .3 n z m a n m n ~ ~ ~ ~ ~ u n o a n ~ ^m w e e .0 6 s ran °o y n ~' O 7 m m m R .~.. m n U ~ > > > > > Environmental m FaCtOra e D Public Facilities ~ ~ o Circulation m o m water m m Sever Q Park and Recreation m Utilities Public Services Fire + Sheriff m Q Schools V! ~ C m Libraries H Q1 H Health b 4) r Solid Waste m D Disaster ~ Preparedness ~' No Impact W '. Y, ~, F, ~ ~ ~ ~ Negative •- ~ ~ Impact Mitigable ~ Negative Impact a ' nn, .Non-Mitigable W " " " Positive Impact J ONt N N N A W N N N 1•+ p. H . ~ N F+ O t0 O) v z'or N a 0 tnSr r• r• O roar ~^ n O N mH mr mrn r ~ r r m .~ m n m m rr n m n 7 7 A a A O O W o 7 7 O O ~ . ° ° ° O 0 d n~ A ~O m o o m v w m a C O a 0 b a N. ~O 9 ~O A A .O n I V a IO W !p A ~rOU w10•n OM n Ka KH 'C w0 r•O O O O n ~ s ~' ~ A a rn Iw rn f0 1 •+ d ~ r ~i 08 r ID O a O ~ . io ~ W h m n5 s n o ~• ~ ~ m m s m ~. a a c a c ~• , « `• •~ a m a r , d n n N 7 O d m o m m m W C m H 0 H b m r m m m N to i i ~- ~ ~, F, C ~ m ~ O H r U 8 ~ 3YC < a n n a n Y. N G R r..0 n O K a W w w m nmo, > •.. a ~/ W C 1 O '+ Q N 7 9 r ' N O A a m •• n Environmental FBCGOr9 Ha2arda 111JJJ Geology/ Soils 1-~ I l Slopes/ ~f Erosion Flooding a Noise Resources I I Air Quality Water quality Open Space/ Conservation a Agriculture Wildlife/ ry Vegetation ~II Energy Resources n Scenic Highways Historic/ Prehistoric No Impact D Negative Impact Mitigable n ~ Y Negative 1,J Impact Non-Mitigable Positive Impact C] D~ a provide informative, actual, accurate and complete information for the reviewer, the adopting agency and the interested general public. 3. Alternatives to Proposed Project (~ Three alternatives were identified in comparison to (_y~ the proposed project which was described in the Specific Plan Chapter of this report. The alternatives consisted of No Project Alternatives, Decreased Scope and Increased Scope. The No Project alternative conceded the uniform Q development of the backbone infrastructure by the Rancho Villages Assessment District. RVAD is a three-phased project that includes road, bridge, water, sewer and drainage improvements. The second alternative focuses on reducing the scope of the project. This alternative proposed I~J~ the decreasing or elimination of development of the Vail Ranch site south of Temecula Creek. This action would serve to decrease the number of r7~1 dwelling units built by 75~ from a target of 2799 ~'-"~/) units. The third alternative would shift the centers for services and jobs to the project site. This internalization of services, or core development concept, would be anchored by the development of a D core commercial village center and the development of on site light industrial uses. High density residential uses would be shifted to the project D site across Temecula Creek to the south. Impacts were identified by environment factors for each project alternative. Impacts for each project (~, could be mitigated to a level of insignificance (_j (refer to Project Impact Summary Table). Impacts were found to be both direct and indirect, with cooperative mitigation required on RVAD related improvements. The number and level of impacts increases from the No Project Alternative successively through the Decreased Scope, Proposed Project and finally, the Increased Scope. Beneficial impacts were a - 220 - N I N O1 H ro F v d m o m , > D .,, ~.~ q.. m u N q u N q O C u o c p, y m d y O m n O m L L 0 y u 6 ti L a '. q a a q O u v ~O u w U m U y m N y m y .n q m'n w O m W O m y y m y a' a u c a w p 0 u u U I U 'O 'O 'O y q J L m .w Cm OO dy m 'O n ^ q N L O O E q N m d n ~ 0 C~ y 3 m m m u N u m a goy ..,u.. q mvaa E~omm ++ u,, ,,good >mN~ mmu,+...N 'O U u C y .•• d C .~+ ~•+ m m U ~•~ O .. 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F d .~ E O ¢ d F O 6 ~/ E M 4 E ~ 01 ¢ cw ox 4 O u w Y d u o1 q E U •O A 'O d O d C a0 C 0 V Y L O d w W 'O O 'O N L I O O U O C 11 ~Uy y Z W Z O ,~ N C I I d C O 'O ul ~+ u O u... u Y .+ I W •ti q '•~ ti C U u C U E O W V Y q C u D Y O ••~ q V1 O ••~ Y- O ti d O d Y C> T U ~.1 .~ V U I .w Y d 10 L O> O -+ q O q '•~ d 'O C u ] Y C u u.•1 U 0 0 L L O.•ti m'n C 7 N 'O D 0 0 0 e0 L U q u N N 0 U q Cl d d Cl t L N H '~ •~ W '•~ d .~ N'O Y N U P Y'O d q .1 V u V a C U O ^I V C O ti L'•~ d'O q q ] Y ti L U ~ d Y Y u E L C N t C H 'O L Y O N U ~-+ Y W N V g W n U q q C]] Y Y L O Y g L C~n '•~ F N L O 41 N L +~ q h U U h 10 Z O w q O vl % n IUD r u O O O O O M q u C C E N C / '~ C .n N q u / \ O N ••~ q / 1 ~ / ~ .+ O Y ~ ' n / v > q L V U I ' c 4 r ia N 0•C a VI > F a Z C F J 6 O x C F a s O F 4 2 4 a E O V d a •o 0 U ~ d N N O u y u 7 U q C y Y d ] d q d .O U N O'n N y E C N> d d d d Y 0 d L N » O N > 'n U y d U Y N d~ O y > q .^~ > 'O N g N d O Y q G y .y 'O Y y d N E q Y Y U C d.»dgdYq dUddy 'O N E N C N y T y d 'n d ~ U a d O u N d N a d d a q C C % L y .r q y OuyaU O'»duGq d » d y .y r] O y fy~ d q(y N^I O . U „ 0 O •p w 'O Y '] W 'O 0 q u y ]w C W ~ u U I 'O ~» O] q O N d W~~ ~ 0 d C q d u u d W g y O .r 'O L ~» I • .~ N d 'p C ~.~ L O U O y d ^I Y d ^I Y g d Q d N Y O W a >] d y P d C C ~» C E c .r dOdN~»CCd OUp0 aYd0 d •O 'O S y g W .» C E •» ~» u O U y ~» d U d » d u 0 a u .r •O .r d .» Y L ~» O u C P U u OI y] 'O U> N > O P'O y a ~» d d C 0 ~» d P'O q q q d y d •O O d O VIE y~••L W ado W L~ O ay qY d y ~• 0 p d L O 0 'O d d L U » u~p d d'O C Y V1 > N C q L ti q W y q Y] E O d Y y y~ y o d a u v a v u w sv c o d C d d d C O O y O .+ Y Y ~» q Y Y L Y y N ~» .n W u d C ~» Y U 'O a 'O 7 0 N G d N d C q ' C~ a u Vi O d y d N U u O U g y d N T N d Y •p -+ d d a.+ q G'O d'n Nn d d'nY a d 6 ~» U O ~» ]> > O U y 0 y > y U y% O q d y C O d ~ zagamaL oa~»wa O O O O d T y y U G d 0 u y d ] Y u C O Y •o m q dw u I d d T'O m E » d y w q •O Y C > > 'O P A Y O N Y d O q O» y ti T N O y y> •p O N u a~»dc~»t~o ao cu U E) N r y >• E y q Y d C 'O ] E t a a0 U 'n N O.» N d y N d o c Y a> N Y d o~ d d ~n y a c N o d N y a y w u o d Y d d y y T•» > O q U y ¢ 6 y a a m w C~ N g a 0 z O p W d d c u u >. O q P d ~ q C Y d d ti ti y W W N O W- .» q q W O d d N .» c 'O q E d N L .» > E 'O O .>. C d E 0 u q P •p y C W O ~•+ O C •» D q y •» Y +~ d d ~» y d O C JL U u Y O W » %W W H L A L~»..~ y V q 'O >• (Y O Y~ N d Y d O W d ~O Y d y y d Y O •» Ol Ip C •O Y O N d P O1 W u >. a d U C W y L C g d 0 C y C q N Y a.+ d 0p d q W u C w tll O O .» d 1. d C Ip •., •n d d 'O d E d q ~.~ w d a u d W y d y] E O u U y y I ~ U N g C d U N 0 +• a 0 0 d y •» U O ++ O] O .•1 Y O d q ~.~ '•~ 4• O 4. U •.~ O a N N ~ W n m .•I 07 Vl N a' w m M 41 O O O O O .~ N q d Y u C ~» d > E N y C .» d w O N N W y T d y > q y d C C •» L 4] 6 4• V1 Q 4...1 00 a O a a v a U a a 0 N F 6 z z m F .] 6 O X w C F a s m F 4 a a d E O U d a 0 U h U d .n O V a d N q d V V ti u V d n O V d d O d O L d d 0 U h U d .r., 0 V d b d N q d d O V U d O Y a 0 z m c O .J C O V OI w u q .% .. q w d E m C ~.I O W V T '1 .1 > q C C ma d ~ N d u N q d L O d V Y d •r q 0 u u V d d 'n w 0 d Y a a 0 I d Y .y V >~ I O U P ~ d u d ~ 'O q C d q d V d .r d..~ a V d L > J E u O ~ w T C d 0 ~•+ N u 0 ~•+ u U d 'O a ~ E U ti ~+ u d g E d% d d N U d J d d u N d w ~n u q E 0' Y ~+ d q 0 >. V q C E O 'O 7 N EUUmd d7~.~u q0' O O W ~ O q C C w d q d d 'O N 1 Y d ] u d T L d d r .,, .. a Y E q V 'O .+ V d q O C O~.y Y u d o ] U 'O ~ U d q.~ d d V d N > E q E d d d u w L 'O F ~/1 O m d u .ti c > O Y d u q U q >. dL E q .~ ~ o .. z .+ 0 L C u •.~ L: q C L W w D .., ~n w ~w C n .ti O O .w >.•n q q d ti V U V d •.~ q q 'O Olu V Y d O O q.„ O w.G L q Yi-It d q U U N Y ..I U q E U C C g O d C d d O g q a t q q V F.rS SG tllwa q O o W d .H V q V a ., a > ~ .'1 d Y N q O C d ~ 0 d L Y d N q 0 u u L d d 'n w O d Y sa O c I d ~ N n O. L N 'O 'O .Oi w d q .-i 'O 'O Y n ~ d] d N d ti C O q V O D d > '1 .n W C .y g U Y P ~n d 0 O q O C u ~o a u~ -.. u d 'O N ~n ... ti Cu..~L Cyu.a +d+ C N E 'O N u E q~ U •'+ d d d'O O C d d x q N E V'O qt ~.~ GD dw O O C d d O a 'O L Y C d d q 'O N ~ d ] ~O ~ u ~O q n ~.+do E „ 6S'O O q .~ u ..I q O C d.+ V u d > ] U'O d U d q ~•+'O d u d y E q w L ~ F m O m d u O .M L 4 Y d U y q O.L tiu N od ze 0 >i M d q •+ u p ..I .w w q 'O d C ~ d N u d •y >. Y E d d 0 ~~+ L q q O •+ ~ 'n .r L'O .~ .y u O d u d q q •+ d E] 'O u L u +~ q E V ~+ w .,~ U C d d q .r .w O '0 U U O E E 4 .w .+ U q a d g 0 Y d d] q V q> F Ew.+ GF'O£mO~w q o I to m d L U y ..I q Y d d 2 U1 O LJ rn W > F 4 Z W H J 4 W O X H a F 4 W F a ~i Q IL >: U v d p U h LJ U GI O GI N q GI U C w 41 u d O L a GI N O d O L a d d O U N d O d 'O GI N a d V U a CI N d 0 Y d O Z m C 0 '~O C 0 U rn w m .% W .w a / C d E N C .I O N V >• '.1 rl > q C C W 4 W T q N N .A .•~ 0\ a Y ] u I~ N GI C W U O'O L L d u y ]'O N N N a U'O .A E O a N U C ~ "• N GI N O Y O GI U N F V Y Y 'O GI d'n GI W O O D '+ Y O w C N YYY.y q l wOqu C G d q n C q 0 NLJG N O OI C N N d N U N V d a W a 0 Y W L O] C U O 0 I ar rn rn c 'O a C > C C C 0 0 ~•• ~.~ N L N q N L N N W U a wwcdq q'O Ct T O ~nl O E L L m a d .Ci / .n ..l d d N x y .A / V 'O N -r U CI N C O GI .~ d a q~•+C4 C a4 d•••> U L N] Y GI n> ] q G1 U d] W K E d 0: N> T O O C ] N N GI O C C .+ L 11 O d a P9 N E V O Y C a G1 Gl >. N Gl a GI U C U 'O L q GI q L 'O w N >..Ni 'O d ti GI a W N ti g Y Y N L ••+ •N ~.I o a N.,w c ] 6 U Y N .A ti q 0' > O O GIN ] H GI Ci ^~W q'.~W d Y O O T ^I ~ I 1 ~ at ~ d ] ~+ I U N L O N W d N q V GI d q dW ~+..~ dw.ti ..• M y Y W N J N N d J O O L L ^+ O O W N N N O` n ] N .A arw .A N.»wyawdL T •O D• / G q ~O O Y> N I W N C .A U N] ~.+ C C> Y ~n N C] N N L •O q N Y 4 0 C N .+ W Y C N C U q Gl > V GI ~•~ L Y t d O GI W GI ]> o: dEN ]FN 6U60L O'O v a d a, a N w L 'O q V N C g V ar E >. c ~.. v L OOO.+/N n ] GI V N w q ..~ .y N C d V •.• .y N a >. a d d GI d N ] U ~+ Y P q d N C q G N GI \~n WL O 0 C'O d 'O C N 'O ~~+ t d .A +~ ~ U O• / U Y N N] N V N C a C U C q 0 O N O u a 0 0 3 7 ~I w y J N C U U O O Lq N C d Y 'O q N GI d d ] 'O u GI ., .. ara~Y ~•+a-i dN CV E •..a Ov1 q N .w .q ~ C U d C OI ^I GI V > d 1~ ] u~ E'VO T'O d N N E N q E q G1 0 N G1 0 ar 3YUq~YF O GI d N N N q a Y 7 ar C O d Z P O O O GI ~ I ~ n N Y a w (y >e d C T •.• GI C C d N .A c ^I u ... Olq ~.Iw ~ ~~ ar N V •O ~.~ U > •w . 'O C •O N •A Gl x L ^I F GI O GI C L'O Cdq 9LTWO N ~•~ of 0 0 N U GI ~.~ d+~ F E u>N VI N ^I> GI>l7 GI GI O a ~.I N D O .•~ O N P ••~ l• N p.•p g O q L Gl Y >. a C fv dv1L h7U W U dF dG m•.I O O O O O N .tl •O .y GI GI ..~ d Y ti W N ] OIN ] 'O .A N C c L N C N.O+ V E .r O N U O q Gl W .A L O d P N N N N o o a a N C U ] N N 4 C g a N N m d q 3 N ti m N Y E N ~ ^I d U q >.' 9~ V ~~ n>,C ~ C •+ L ] D ] N a O O C GI O] >. O a '+ V1 L •.I > O N L V T d O O 0 V 0 D O U D D GI N N N d q '~ 3 .I rO ^I .A N N O O y a U D 00 0 0 a 0 a a 0 0 0 a a 0 0 0 a d 0 u a w u q U a W H U N 0 d a J a n a V .q Y O O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 O O O O a N •'O d Y Y C 9 V .n a u O N ^ (/l L a t O a ~ V U1 V F 3 V C w q > C >~ u a O q a u v .+ .. a a d ~ 'O O O O O 0 0 0 0 0 0 0 0 O O O O O 0 0 0 0 ~+ C U ~ V •~ Y vi a N'O ~ a O m . , (n 4 F •+ O U d ~ ti U ^I U a q 3 J 7 G - f+ . T N V ~ V ti d U OI '] tV rl O > N ~ a.. ~ d F u F z u a O m z Y C n t~ V 47 O v J ~ 0 0 0 0 O O O O,O 0 0 0 0 0 0 0 0 0 0 0 0 0'O 6 .... a 'O a Y F a > L N a ~ W q o u o a a 0 N a C E n a w L 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O O L E 2 > ~ .w N c >~ d O ' N Y O O V d W Y 7 W O q C ..~ ~ q W O > O Y C W .-. U q N q N W V ..~ O W ~ 'O C v m x u W ~ d u N Y W W N a q .. C'0 ~~ c q W N e a+ u >... ... .+ a a m ~ c u~ ., ., fi o ., >. o a Y g s •.. v u W . d W W q q W..+ q uU P7 3 d M . .. q ... J ., W C +, C .ti W a 0 V G T~•r \ d W O L V W ti W C q > N O ti C W~ W U V a a U! Y a Y> W P d •w q U U O p; V d L D P OI W G G q E E \ 41 T E J\ W •w \ -+ O g Y d Z' x U q tr ~•~ W a+ • W N P.~ C O C C >r\ C C q 01 d~+ W ~.~ , O a q G ~n N Y W a rn N V C ~.~ U O L O L a W ~.. ' O O U1 J ..+ >. U Y u .+ q v U w ~ u •n C ~•~ P W v W O E ~~ G O G O a O a ^+ d 0 N V .,, Oi Y U •+ p~~n O a C ..~ ~O Y G u .ti .r 0 4 Y .w U a a J[ w •r ~n N ..~ ~ Z C VI 0 2 ~•+ > > 0 0 0 _ti >' Y u a Y ti y y W D . Y u p V ..~ .y L a t1 q .r Y a N ~ E ... ~ ... y .. 41 4 Z tl 06 N a 3 VJh 1 Utl] to f a 3 3 N S U ~ d (uNO d O 0 I a o° identified in each of the project alternatives. Economic viability increases as project intensity increases. The Increased Scope and Decreased Scope (~ alternatives were considered mainly as an impact U shifting alternative. Growth Inducing Impact of the Proposed Action The approval of the Vail Ranch Specific Plan would cause a limited amount of growth inducement within the Vail Ranch fringe areas. Specific impacts are addressed and mitigation options are addressed. The RVAD Growth Containment Concept is reviewed. Q Cooperative mitigation is suggested as a means of controlling growth inducement. The Rancho Villages Assessment District Improvement a Plan will provide the basic infrastructure necessary for development of the Vail Ranch project. A complete analysis of the development potential of the Vail Ranch project was included in the RVAD EIR No. 241. Development potential was broken down into two self-explanatory maps, entitled: District Wide Development Potential and Area Wide Development Potential. Development potential was very limited within the O 5,860 acre RVAD. Of the 21 projects identified within the district, only three (3) were listed as undeveloped/unplanned. The three projects include: 0 83 acres on Temecula Creek (20 acres commercial/63 acres open space proposed); o Two areas comprising 123 acres. The first is a located south of the Pechanga Reservation parcel on Pala Road bordered by the Pechanga D Creek. The second site is located at the northeast corner of State Highway 79 and Butterfield Stage Road. As RVAD develops, these three project sites will almost certainly be induced to build out. The total acres within the RVAD boundary in question is O but 206 acres, or less than 3.53 of the total RVAD acreage. - 221 - O D z m am o .. ]] O w < D N O ~« m a K n m O O J Y' ] ~O m 3 m ] w r D o 0 0 0 o m x QOOnOn «'t+n «'w 0] m «'«• m m n w «'w 3 0 m 9 9 0 a 3 3 0 n n <r «' m m ru n a x' n «'K n n n a ] < a Y' m m]nncm ~o mr.,ox.-n avwac Y'.-ao azn«'«' o] ] o•w o n m ~0 3 n n<na«•c nn o t o .• ] n n c a n ] a n wmw 0 K a n no HY'mn m n «' ] m 0 ~' K m «• w n 7 m wm9]m x• w «' n Etna r. m ~ O O ~O O n ] C C m n r w a O O O Z O Y~r] H Y•«'~ O' O L ~ 3 «~ O n 9 3 «' C] O ~' R! ~O ~ Y' w 'O 'O O «' r C O n n «~ m rw n w O K «~ O a O o n m .n o n a a s ~~ a < m M' G n «• Y• m m m a t n m ]] x w~ n a 0 B A i0 ~O Y' e+. ~O n n C n m G m m M n o.-m ]an nm o a~ noo «n w A w m c ] n D a«n ~ ~ m a m m a o a 0 0 0 o n rnammmcn~ Q 3Am3<n ] H Y'm C nxK O 10 n O w a C w w m O n O m «' w 0 L m ~o _ n S .•~ c m re ago a c m a o m w momnmY. ]Y'm aw n m nwn Km «' Y' ] .n A a L n 'm] «'m Qn 5 a.o ]< m Y a na«'ar 0 T i0m a 'o w m o o c n w w w n w o n .•_ o].-m nom] I-mMn o A a 'O a Y• n w a O re u. a y w Y' Onm m m n o n < ~ . ~mm :. wa ~ o w M a n a nom m a ~o m aam w m o v m o mn~cwmo'n Qm ~ n S n m m S O m n O w «~ z ~'O n w C t O+ 3 O w m 9< m n< O n «~ «' O w n m n] 0 to w n n w w m w S m 'O B M 3 ' m m ~ n m 3 ~' n ~~ L O +~ n m 0 0 m 7 m I W w m m m ~ m m n •o a z 3 'n n «' m m Y'~ m Kn wnn«~m mc~ nrxnmaa a ]von wan r3 Y•nc.-n~mm nOCmm «•.Jmm OSavm m] T m •rw a«. aw n a Ow m9 an n n w m ro «~ ]? n 0 Y' I] a O O O a m m Jw m Y'T.T] m K l7C M° U. n 4r n ~O R n n n 'O K N ] m a Y n m «'SO o w r., a n 'o ..row L a c ] n ~o u+ w n n ~ - K m n O `+ 0 .•n w na3~0 O 7 n ] O m S m S m 0 n n. O n Q n« < m m<< m n m mm] m o mY'w .-m a Y n ~"~ ~ '0 IT H ] n Y' ] m awn wv .~o~mn~n m Y'n m O a 0 O'O n m w a M O a m w m a m m n L «• 'o a n m ruQa ] m m o n _ ~- 0 'O n a C rn O O Y O< n n a C «' O u. «'] omooomnan m O m a ] C] m n m n .n m m ~ a c «~ n n Y ] S w m 0 L w ~O m Y' w O w Q m fn o n m n r, YAK m n c .,, «' m o ] w .p an ~ _ m a am am n m > > > w r d < O r « 10 G n K n C n 0 w 0 a n ~ Y ~ ~/ ~ m 3 w 3 «' w m b rt > > K n n d ~- d r 0 o m a 9 '9 d H'O n to r ~. oanmoo«.o w d o N 3 r' n n n Y.na m.J .-aa «. n n,o n c -.. .. ' I «• n c n 9 ~ N w F+Y. Y.Mn (J a a° nrv.J n n ~ n « o V N < N n 3 ~ `< o d «. r. O d ~ ~ ~~nnn : W A N w N D n r. ~ K S N O O O' A N I ~ m n w A O O 2 a Qr•r3 mCm <n to O n 3 0 N< N 3 N O S ~p W~ n n n `+ 0 Y• N Y N r.n I w «.Y .n n u. () 3 nN rc n 3 .0 ' 8 n 3 n c~ v n~ m n m n ~ N O 10 n A N rt n y O, C N O d 3 ,-, ~' < L O y d N n O ~ y a I O C «i N < o, m 0 0 o a y 3 /~~N ~/ d rt'p L r 1D d F t N n w \ ~ m S n 0 0 3 ID < O S n x ~J G N O L~ «. < a C O N ID 'O w+10 N ID O «~ n y p ~ G,n w ~ N ..~ .. n. O A n o : v<nQryo< o'. a y 3 1D «. N n O N O. R N r ID «' O 3 w S n 'o y > > n «.uf.3 n m noaAY n~o«. o a N C 'O m n «~ B ry y ~ n d O n'O n K N n n fD N n w o. n n o, n t n Y• n N m O d rt V1 O O p n ~O m ^ , I O '0 U O,nn pr.y OnA n t FN n nN n vlr n O bCO m 3«.OON SS<? N Sx OeoN N .•n3a <~n .-oNa m.-am N .~ nwn~o mo Q<m ~w nnr. am N O A Y n n O n n d d «. Ip n n n n O. S a n «. L r R d n r N ~ 'O O. T ID d ~p ID O ~ O C r N 0 n d y~ n 7 n~ C n `< < ~. N M «. N n O r Y. ~ ry O 7 N N u. n n ~ m ,° n O w r 0 m n 3 0 , A~~ n 1D -] Y C n Y. G u. «. y .- coma m~ w O n n n W~ n n n ry 9 N O n ~ N O O Y• N ID 7 M K a w rv 'O ~ 'O Y. n N n n n 10 b 0 0 < O ry p om vm~ U. 'O 7 n n w n m Y Ip o m vm~c ~ n Nn mn z r. N N < p O, n ID C to m a «- n a o, o v a v a, # Q V O ap ~- a` ~gp~~ ¢ c v 04 C7 O \ \ ro ro a ~ C C o ~ ~' ~ v a ® V _ = ~ \ ~ ~ ® a a `~° ~ qaq~~ ~, v~ v, . F- Ob {y r.~ :~ ti+t... xr v ~ c m ro a ~ ~ c ~ ~ v ~ O ~ ~ -\p a ~ m c~ a c a c Q,c o ,\.. v a y c v v o aria ~ ''',~1'IL1III 11''~IIII~'III-y1'1t ..,,. D aa~~ ~" ~ LLLLW F~.+..~..~ OA W u w ~V ro a .c ~ u ~p c a, ro oe u N a -~ w H O~y Z ¢¢ °o~ P 0 (/7 Z O ~ J U ~ ~ U a aQc~ a a o 0 o a ~i o a o a a a aOa o ~" ~ ~ ~ o~ ~ od ~ ~ 0 ~ q~ ~ ~ @~ . $ ,~ o c ' ~ ~ o V ro a+ C v C U U + v o ~ `~ ~. ~ oe ~ ~ ~ ~~ ~ ~ v ~ N ~ U N G1 ~ ~ vU ~~ o J tw O Z ~ O w ~ ~ N C C ro a co c .y W `o U c b m '~ 7 V .` w ao O Q U C O , ~ U c I 0 U c 1 N ~ ~~ {JJ -p C ~ +' ~ ~ V v. ~ ~ ~p 'ro ro ,~ a oCp ' ~ ~ O a E O ~ w p ~ .n t ~ ~ ~ ~ ~ ~ ~ ~ Q V r FaI I$i W H O Z 0 0 F o~ Q Q ~ G. O J U ~ ~ U ~ ~ ~ o~ o 0 0 0 0 0 0 co 0 0 0 0 0 ~co 0 D ~O o Area wide development, potential was graphically presented in the RVAD plan, as was the potential a for growth inducement. None of the areas of growth inducement is immediately adjacent to the Vail .. Ranch project. Four distinct areas of growth inducement are presented for review, including: O o Agricultural tract adjacent to State Highway 79, east of Butterfield Stage Road; o A small ranch area located north of State Highway 79 and east of the previously described area. a o A large lot area east of Anza Road that does not have CC&R's. D o A large lot area that is located south of Macho Road and north of the Pechanga Indian Reservation. 0 The first two areas described will be induced to growth because of their proximity to the RVAD improvements being located at the intersection of Butterfield Stage Road and State Highway 79. The remaining two areas will grow on a per unit basis D equal to the lot size designation in the County General Plan. For example, the area described north of the Pechanga Reservation is designated in the County Plan as mountainous, which limits lot size to one (1) unit/ten (lo) acres. The RVAD maps are included for reference in a describing potential growth inducement in the Pauba Valley. A growth containment concept is included in the a RVAD plan as a mitigation measure to reduce the growth induced and cumulative impacts to areas surrounding the Rancho Villages Assessment a District. The basic structure of the concept focuses on containing urbanized uses to 'a zone separated from the bordering concentric zone of a rural uses. These rural areas are found at the end of the radial corridors eminating from the i-15. Proposals include developing a rural collector system that is not land use dependent. Ingress and D - 222 - T d ~ u ,~ 00 o v `•~ o~ oGa q~ ~ 0~.0 n fd d `'' Tr- M ro r O y~~.. ~~O r(j- ~i ~~ a,~s ~ ~ qp~~y ~y~N ~ q+d g C tam t~ ~~~ ~~a~ >a~ o~na',~ ~W @~ a -~ ~ ~ ~ vi u7 ro a U w b vi us m` vi w u e~ ~ ~ 3 cc a ~ o ® ~ ~ ~ ~ @~ ~ try e ..~? {h :{{+r~{/ o 4 X LI W 2 F O Z O~ F II II 0 Q Q ~ U O ~ J U ~ ~ U ~ ~ ~ ~~ o 0 0 0 o c~ ~l 0 0 0 0 0 0 0~ o rn ~ ~' ~ C N _ M ~ ~ @~ oG a ~ a d M V1 p ,- 3 ~ K, c ~~~ VNet NN~N 'OD~N NN ~`""~ IAN ~ ~ ~ cctl N N v ~ 41 N ~ N bA~ ~ - ~ ~ ~ aa~ ~ ro~ ~0.~ soot .` `~ > ad ® tT 'ro vi u.i ~ I- u; .~ vi u.i N vi w :; I- uw ~ F- o ~6' > m > ~ cn OP © ® ~ _ ~ ~ ® ® ~~; , ~~ ~~~ c- ,- ~ ~ '~ s ~I ICI w r O ~y z °o~ RI 0 Q N Z ~ O ~ FZ-- ~a O J U ~ ~ D C~JO C~ 0 0 0 0 0 ~.~ry O ~ O O CO O OOf~ ~~ e ress should be limited and commercial land uses 4 should be limited to neighborhood, community and tourist commercial services. The rural collector should off-load traffic and flow smoothly to and from the interstate corridor. Three (3) types of radial corridors are observed in Rancho California. The first type is limited to a short distance from the interstate corridor, Rancho California Road is a good example of this type. the second type handles a certain amount of regional flow through traffic, examples include State Highway 79 and Winchester Road. The first type of corridor is projected as a low intensity single use residential corridor with f1 neighborhood commercial services at the u intersection of major roads. Basic services are limited to a parallel area equal to the gravity flow elevation of the valley. The second type of corridor is much broader in width and thus larger in area. These corridors draw on a much larger hinterland and thus the requirement for facilities and services are much greater. The main radial of such a corridor is thus much more intensely traversed. A high intensity area is shown for the Rancho 'Villages Assessment District from Pala Road to Butterfield Road. Community services are provided in this centralized zone in order to limit the trips or traffic flow within the immediate service area. Zn addition to development of commercial nodes at major intersections, the areas between these nodes 0 should be developed in mixed uses including such uses as Research Development industrial, residential care facilities, multi-family a residential, tourist commercial centers and other intense uses. These uses will reduce the traffic counts by up to two thirds (2/3) of strip commercial areas, plus they can minimize the overall traffic impact by developing frontage roads as secondary ingress-egress points. The third type of corridor is a radial corridor that parallels I-15 on the west side of the freeway. This corridor, when complete, will serve two purposes. The first purpose is to collect - 223 - a traffic from rural areas from the Walker Basin East. The second purpose is to collect and disperse to I-15 industrial and commercial traffic from the industrial parks and urban core at points on Winchester Road and State Highway 79. This will relieve traffic congestion on Rancho California Road and Front Street. This industrial/rural collector should also dictate the adjacent land uses. 5 circulation of the Rancho Villages Assessment District and the surrounding area. It will take cooperative mitigation or policy action by a group of agencies to assure proper growth containment measures are instituted in support of the Rancho Villages Assessment District. Vail Ranch Specific Plan supports, in concept, the growth containment plan and recognizes the need for cooperative action. The concepts and proposals build on the policies provided in the Riverside County General Plan and District Facility plans. These agencies have greater control over the land uses related Organizations, Persons and Documents Consulted County of Riverside: Planning Department: Roger Streeter, Director Richard J. Machott (Contact Person) Steve Kupferman, County Geologist Jennifer Harper Cynthia Crotinger Ron Goldman Road and Survey Department: Zvan Tenant Ed Studor (Contact Person) John Johnson Elmer Baumgarten Lee Johnson Alex Martinez Jim Rizzi Flood Control and Water Conservation Dept. Dave Sheldon Dave Kashuba Coen Coenberg (Contact Person) - 224 - organizations, Persons and Documents Consulted (continued) ~O Parks and Recreation Department: ._ George Balteria Fire Department: Captain Don Schaffer Sheriff's Department: Investigator Herman Brown Waste Management Department: Ian Grant Riverside City/County Libraries: (~( Greg McDonald, Library Facilities Manager CalTrans: Pat Connoly Ralph Whelier Pechanga Band of Mission Indians: Philip and Vincent Ibanez (Contact Persons) U.S. Fish and Wildlife Service: Richard Zembal. California Department of Fish and Game: Dan Yparraguirre South Coast Air Quality Management District: Chris Marla Southern California Gas Company: Roger Baughman Eastern Municipal Water District: William Plummer Southern California Edison Company: Bruce Wylie 19 Rancho California Water District: LLJJ Ron Craig Dawn Mindalsin - 225 - Organizations, Persons and Documents Consulted (continued) Libraries Soil Tech: Anthony Brown, Engineering Geologist Inland Valley Regional Medical Center: Bruce Edziak, Director of Public Relations and Marketing J. F. Davidson Associates: David Leonard Planning Associates: John Petke (Contact Person) Kate Smith Corona Farms: Steve Corona Murdy Sod Farms: Johnson and Nielson Engineering: Lowi Mount (Contact Person) Report Preparation Staff and Consultants: Environmental Planners: Rancho Pacific Engineering Corporation 27780 Front Street, Suite 9 Temecula, California 92390 David Dillon, Director of Planning David James, Project Manager/ Supervising Planner Kevin Everett, Supervising Planner Christopher Terzich, Associate Planner Michael Dodson, Associate Planner Traffic Engineers: Schatzmann, Thompson and Associates P.O.Box 2636 Vista, California 92083 Contact: Len Schatzmann - 226 - a Organizations, Persons and Documents Consulted (continued) Graphic Design: UUU~~~ Planning Associates c/o Kate Smith ~' 3151 Airway Avenue, Suite R-1 Costa Mesa, Califoonia 92626 Contact: Kate Smith Civil Engineers: Rancho Pacific Engineering Corporation ± 27780 Front Street, Suite 9 +ll~ Temecula, Calfirrnia 92380 Contact: Jei Kim (Engineering Director) Walt Dixon (Rancho Villages Assessment District) Assessment Engineers: Albert A. Webb, Associates 3788 McCravy Street Riverside, California 92506 Contact: Paul Thompson Pala Bridge Civil Engineers: "`l~~J// J. F. Davidson Associates h P. 0. Box 493 pL( Riverside, California 92502 (Pala Road Realignment and Pala Road Bridge) i~q~ Contact: Jim Simmo U Margarita Road and Butterfield Stage Road Bridge: McDaniel Engineering 4649 Cass Street ~' San Diego, California 92109 Contact: Keith Gallistel, P.E. Q Geotechnic Engineers: Leighton and Associates 1989 Atlanta Avenue, Suite 1 ~} Riverside, California 92507 u Geotechnic Engineers: Inland Foundation Engineers, Inc. 1310 S. Santa Fe Avenue San Jacinto, California 92383 Contact; Lawrence E. Strahm -~ - 227 - Organizations, Persons and Documents Consulted (continued) 4J Biological Consultants: '~ Tierra Madre Consultants 4178 Chestnut Street ,~, Riverside, California 92501 Contact: Larry LePre Cultural Resources Consultants: n Christopher E. Drover, Ph.D. ,~f Consulting Archaeologist 18142 Beneta Way Tustin, Calfiornia 92680 6. The Relationship Between Local Short-Term Uses of ~T the Environment and Maintenance/Enhancement of Long (~ Term Productivity Implementation of the proposed Vail Ranch Specific Plan will consist of two main stages. Stage one is the extension of sewer lines, water lines and road improvements up to the specific plan area by the -Rancho ViTTages - Assessment-_.District-(RVAD), which has not been approved and funded yet, but is expected to be adopted in 1988. The improvements proposed are at a community level and are 'designed to service the entire specific plan area. The grading performed for the Vail Ranch extensions will be done at Phase Two of the assessment district plan, with the improvements for Vail Ranch estimated to be completed in approximately three years after district approval. In addition, the first phase of the Vail Ranch Specific Plan will be completed around this time. After that, additional grading and construction will occur during the completion of .Phases Two and Three of the Vail Ranch Specific Plan. Durinq the three phases, it is expected that the greatest impact will occur in and around the site. The impacts are short-term in nature and are related to construction and grading activity. They {~y include construction traffic, noise, dust and ~I-1V erosion, all of which are being mitigated through the above phasing plans at an assessment district - 228 - LJ {~pO u level and a specific plan level. The phasing is expected to spread impacts over a longer length of time which should reduce the magnitude of impact on an area-wide basis. Grading and Building Code standards are also incorporated in the plans to r-, reduce impacts. y Long-term impacts generally include those resources discussed in Section 8. Once the project is built, resources such as fossil fuel, water and air will be consumed as urban activities and required public services come into the area. It should also be stated that the plan area is surrounded by areas which are expected to be already committed to urban uses by the County, such as Wolf Valley Specific Plan and Vail Meadows Specific Plan. Recreational amenities and open space have also been incorporated into the plan design and recommendations have been made which should lead to Q long-term protection of riparian habitat and open space. The proposed project is consistent with General Plan policies and County guidelines and is expected to be economically feasible. The proposed land uses should be complementary to the historical -nature of-the-site while enhancing the variety of housing types available in the area. 7. Irreversible/Irretrievable Commitment of 'Natural Resources Should The Project be Implemented U An irretrievable commitment of resources is 1J generally considered to be associated with day-to-day occupancy of the site following project (~ completion. Fossil fuels and building materials (~ such as lumber and forest products, sand and gravel, asphalt, steel, copper and lead will be ~, consumed during the construction period. Upon the completion of. construction and occupancy of the site, fossil fuels such as fuel oil, natural gas, gasoline for vehicles and many other petroleum based products will be consumed on a daily basis (see Chapter IV.C., Energy Resources). Environ- mental changes such as the physical alteration of the land and the commitment of the property to urban uses could conceivably be reversed in the future. However, the likelihood of this occurring D is very remote. The loss of open space and wildlife - 229 - habitat, alteration of the area's topography and (~ loss of rural character, can, for all intents and purposes, be considered permanent. However, it should be reiterated at this juncture that much of the project site's natural amenity value will be ~~~lll...ll! retained in perpetuity as natural and quasi- natural open space. Additionally, the Vail Ranch '~ project, by way of the Rancho Villages Assessment District, will participate in the formation of permanent biological enhancement areas. ~ - 230 - BIBLIOGRAPHY a O o Christopher E. Drover, Ph.D., Consulting Archaeologist, Rancho Villages Assessment District Cultural Resources Element, March 1987. o County of Riverside, "Comprehensive General Plan", 1987. 1~1 o County of Riverside, "Initial Study and Notice of Preparation Environmental Impact Report", August 17, 1987. o County of Riverside, "Ordinance No. 461, County Road Improvement Standards and Specifications", 1982. o Donald A. Cotton Associates, Environmental Assessment. Loan Application for Rancho California Water District Supplemental Water Supply Program. Prepared for the Bureau of Reclamation U.S. Department of Interior, June 1984. o Inland Foundation Engineering, Inc. Geotechnical Investigation Rancho Villages Assessment District, Temecula Creek Bridge-Butterfield Stage Road, September 1987. o Inland Foundation Engineering, Inc., Geotechnical Investigation Rancho Villages Assessment District Temecula Creek Bridge-Margarita Road, September 1987. o Leighton and Associates, Soil Investigations, New Alignment of Pala Road Bridge, July 1985. ~~ o Leighton and Associates, Additional Soil Investigations, New Pala Alignment of Pala Road Bridge, February 1986. ~`j o Leighton and Associates, Preliminary Percolation Testing, u 1400+ Acres, Between Pauba Valley and wolf Valley, Riverside County, California, February 1982 and February 1983. o Pioneer Consultants, Geotechnical Evaluation, A portion of the Wildomar Fault Zone, Rancho California Area, (~ Riverside County, June 1980. o Rancho Villages Policy Plan, Environmental Impact Report for the Rancho Villages Policy Plan and Riverside County General Plan Amendment, August 1980. l1 BIBLIOGRAPHY (CONTINUED) o Range Management, Stoddart, Smith and Boy, Third Edition 1975 o South Coast Air Quality Management District, "Air Quality Data 1985".' o South Coast Air Quality Management District, "Air Quality Handbook for Environmental Impact Reports", October 1983 o Soil Conservation Services, "Soil Survey, Riverside County Rancho California Area", 1979. o Tierra Madre Consultants, Rancho Villages Assessment District Pala Lift Station and Sewer Line Biological Assessment, August 1987. o Tierra Madre Consultants, Rancho Villages Assessment District Temecula Creek Biological Assessment, September 1987. o Tierra Madre Consultants, Vail Ranch Biological Assessment, November 1987. o Tierra Madre Consultants, Woif Valley Specific Plan Biological Assessment, January 1987. U g 0 r~ a a a a 0 a Chapter V. Response to Notice of Completion Comments U UO V. RESPONSE TO NOTICE OF COMPLETION COMMENTS D A. Department of Food and Agriculture '.Comment• Approval of the Plan would convert 719.5 acres of grazing land, some of which is prime agricultural land, to urban use. Riverside County's Open Space and Conservation Map designates the site for agricultural use. The site is in an Agricultural Preserve, however, the contract will expire in January, 1989. (-y Productivity is considered marginal due to limited l ~~, grasses and urbanization of the area. The loss of u agricultural land is not considered to have significant environmental impact. • Response Comment acknowledged. Comment• i~ \ The CDFA recognizes the realty of Riverside County's L~ growing population and the concomitant need for additional residential development, but we are especially concerned about the rate at which farmland ~. is being converted to urban uses. The CDFA is also concerned with the rapid development and number and size of projects within the Rancho Villages Assessment District. According to the DEIR, a Southwest Territories Community Plan is being developed. This plan is a necessary component for orderly growth and development in this area. Such a plan should be completed an evaluated before individual projects and plans are approved. The CDFA strongly recommends that n decisions regarding the development of Vail Ranch be u reserved until the Community Plan is reviewed and i-r finalized. Ii Response• LJ As indicated in the above comment, long-term agricultural viability of the subject property is very marginal. With respect to the Southwest Territories Community Plan, the Riverside County Board of a O - 231 - a a B Supervisors' posture has been to review projects for conformance to the existing General Plan rather than being held in abeyance for adoption of the STCP. In that the proposed project is a specific plan, the subject site would be designated as such per the Riverside County General Plan. Under the current County approach to the STOP, no parcels of land would be given Specific Plan of Land Use designation. Department of Transportation, District 8 Comment~• Because of the complexity of the project, and the f~"..{' necessity for extensive evaluation in the short time remaining, we would like to discuss our concerns with the County of Riverside (Lead Agency) before the drafting of the final environmental document is approved. Response• In accordance with the above referenced request, meetings were held on February 6, 1988, and February 19, 1988, between representatives of the Riverside County Road Department and CalTrans. Representatives of the project proponents were in ~ attendance for a part of the meeting. It was generally agreed that any additional CalTrans comments or recommendations would be included in the County Road Department Conditions of Approval. Comment • j1 The following are comments that need to be considered: The Vail Ranch Specific Plan, when considered with Wolf Valley, will have a significant impact to both Routes 79 and I-15. We agree with the mitigation measures noted on Pages 265 and 266 for traffic {~ impacts. Other mitigative measures and appropriate 5J funding mechanisms should be stated such as intersection widening and signalization at: ry~ 1. I-15 and Route 79 south ramps u 2. Pala Road and Route 79 3. Margarita Road and Route 79 4. Butterfield Stage Road and Route 79 - 232 - U Response: u Mitigation for impacts to Z-15 are implied by the following mitigation measures which are included in the Vail Ranch, Wolf Valley, RVAD and Butterfield Stage Ranch DEIR. o Establishment of Park and Ride facilities within n commercial areas of Vail Ranch and Wolf Valley as I,_J directed by CalTrans. o Encouragement of the use of alternative modes of transportation by including bike lanes and pedestrian amenities in accordance with the General Plan policies. o Inclusion of on site trip destinations, including commercial and recreational uses for project residents. o Encouragement of a regional jobs/housing balance in the Rancho California area. State Highway 79 is proposed for improvements of six (6) lanes between I-15 and Kaiser Parkway at this (~1 time. Project proponents will continue liaison with {`'\JI CalTrans through the project study report and project report process. The developers will proportionately contribute to State Highway improvements, including ramp widening at the State Highway 79/I-15 interchange, in accordance (~ with relative benefit as determined by the RVAD u assessment engineer and the County Road Department. An urban interchange may ultimately be needed in conjunction with other regional facilities. These facilities should be identified on the County General Plan and regional financing mechanisms should be developed as a cooperative effort between the County and CalTrans. Traffic signals will be installed as volumes warrant through the County Traffic Signal (~ Impact Mitigation Program. 11 Comment: In addition, extensive modification to the I-15 and Route 79 (Front Street) Interchange will be necessary by project build-out. The County of Riverside should - 233 - O include this need in the Rancho Valley Assessment District and should find other sources for funding the (1 needed interchange improvements as the area develops. I,~ The Urban Interchange concept by Greiner Engineering, Inc. could be a possible solution to the projected traffic congestion at this location. Response• The developers will proportionately contribute to State Highway 79/I-15 interchange, in accordance with relative benefit as determined by the RVAD assessment engineer and the County Road Department. It is recognized that an urban interchange may ultimately be needed in conjunction with other regional facilities. Said improvements should be identified on the County General Plan circulation element and a regional financing mechanism should be developed as a cooperative effort between Riverside County and CalTrans. Comment: The report recognizes that flows in Temecula Creek " carry an "extreme amount of suspended solids", however, calculations for the Creek do not include the volume increase due to the suspended solids and the flood plain may not be restricted to the proper channel if this effect is taken into account. The report also proposes considerable changes in 'the creek with detention lakes, improved channel and bridge crossing. Response• The portion of Temecula Creek bisecting the proposed ~'i Vail Ranch project is naturally experiencing u degradation/aggradation which could ultimately impact State Highway 79. The proposed channel improvements are to be analyzed by HEC2 and FLWIAL-12 to evaluate sediment transport. The design goals are to lessen any present problems and protect the integrity of all structures. This is to be achieved by lowering the flow line of Temecula Creek such that positive drainage can occur from State Highway 79 and other off site areas to the Creek. Additionally, the slope and ,~ - 234 - D bottom width shall be adjusted so any degradation/ (~. aggregation is minimized and/or controlled to specific jJ locations. The lowering of the flowline additionally provide extra freeboard that will be more than adequate to permit a conveyance of at least 15 times the 100 Year Flow. Furthermore, preliminary computer models indicate that at peak flows significant scour is expected such that the actual channel boundary will be much larger, providing much more coneyance area than the actual "design" configuration. Any bulking due to suspended sediment will be mitigated by the above mentioned safety factors and design features. Comment• D Drainage improvements for the area must take into consideration the importance of the State highway in the area and recognize that higher standards and design criteria are required. - Response: 11 Comment acknowledged. - Comment• 1_ / We want to review the drainage plans when available. ~~~~~/// Should any work be required within State highway right-of-way, CalTrans should be a responsible agency and may require that certain mitigation measures be a provided as a condition of permit issuance. Response• ('y In conjunction with the Rancho Villages Assessment U District EIR and improvement schedule, the project proponent is in the process of preparing three CalTrans documents that are a necessary precurser to work performed within the State Highway 79 right-of- way.. Said documents include the CalTrans environmental check list, project study report Q and project report. a - 235 - 0 C. Sierra Club, San Gorgonio Chapter Comment• The DEIR contains no reference to the project site's J'~ potential as habitat for the least Bell'ss vireo, a U federally listed endangered species. This is a significant inadequacy as the willow stands in the riparian habitat are appropriate vireo habitat. A spring/summer biological survey is an absolute necessity. The survey must be frequent enough and over an extended time period to ensure thorough assessment of the potential for LBV habitat. Guidance should be sought from the U.S. Fish and Wildlife Service to ensure adequacy of review. The studies must be completed prior to certification of the EIR. 0 Indeed, the studies will represent significant new information and will necessitate recirculation of a revised Draft EIR. It is also clear, given the direct and indirect impacts to many sensitive species, that the project will have significant adverse impacts on wildlife/vegetation contrary to the DEIR's conclusion. n Response • .... The biological assessment prepared by Tierra Madre ~ ~ °1 Consultants for the Vail .Ranch Specific Plan ~~1 identifies no least Bell's vireo habitat in the area. Additionally, Tierra Madre Consultants prepared a spring survey and biological assessment for the Rancho Villages Assessment District (RVAD) EIR which included that portion of Temecula Creek bisecting the Vail Ranch specific Plan. One least Bell's vireo species was observed after repeated visits in the vicinity of the Pala Bridge Temecula Creek crossing. Said crossing is located well outside the project area. The riparian habitat in the vicinity of the Pala Road bridge is much denser and more conducive to vireo habitation than riparian areas located in the Vail Ranch portion of Temecula Creek. The Vail Ranch a Specific Plan is participating in the Rancho Villages Assessment District Biological Enhancement Program discussed in the RVAD Environmental Impact Report. The provision for biological enhancement areas will replace disturbed marginal riparian habitat on an approximately 3:1 ratio with dense high quality fl - 236 - a uO habitat. This program should, in effect, increase the amount of potential least Bell's vireo habitat above ~j that currently available within Temecula Creek. Additionally, an early liaison was established with the California Department of Fish and Game (CDFG) on the proposed RVAD Temecula Creek biological enhancement program. Said program was established in n direct negotiations with CDFG. These negotiations are (,~ ongoing with CDFG through the 404 permitting process for Vail Ranch and RVAD. The Vail Ranch Specific Plan ,n participation in the RVAD enhancement program will puY have positive impacts to the riparian habitat of Temecula Creek. Comment• The DEIR fails to present criteria for determining o when impacts are significant or not. Similarly, it is not clear when proposed mitigation measures reduce the level of impact to insignificance. Thus, there is no clear connection between the data and the impact analysis. This is a fundamental flaw in the _DEIR which demands revision and recirculation. fV~ Response: ~'-~/) Delineated under each EIR topic General Plan policies and standards are the criteria utilized to determine impact significance based on the appropriateness of the mitigation measures. Mitigation measures are in direct relationship to Riverside County General Plan (~ policies and standards, all of which have been met or ~J exceeded. Therefore, the connection between project data and impact analysis has been made on a topic by n topic basis in accordance with General Plan policies. ILJf Comment The project will have major impact on landforms and the visual character of the area. Impacts to open space must, therefore, be considered significant. The a proposed mitigation measures do not reduce the level of impacts to insignificance. D - 237 - a Response: The subject site currently has a General Plan Open Space designation based on its agricultural preserve status and not on any visual resource criteria. Further, the Riverside County General Plan does not identify any significant topographic features on the site nor is the subject property currently zoned N.A. (Natural Asset). The subject sites natural landforms, i.e., flood plains, riverbed escarpments, plateaus and broad washes, have played a pivotal role in the delineation of projected land uses, neighborhood enclaves, circulation network and open space areas. The subject specific plan will provide 115.6 acres of. open space which includes areas of natural features including slopes in excess of 25 percent, broad washes and natural flood plain. Said retention of landforms in open space reduces impacts to acceptable levels in accordance with the Riverside County General Plan policies. With respect to landform alteration, said issue has been addressed in the CEQA section of the document under Irreversible, Irretrievable Resource Commitments. Access to open space and recreation areas will be greatly enhanced by the proposed plan which includes development of open space and trail network tied into planned corridors and systems of a regional magnitude. Therefore, proposed open space and recreation improvements will have major positive impacts to future County residents when compared to the existing and historical cattle grazing land use status of the project site. Comment• Page 262 of the DEIR refers to "area wide cumulative traffic totals as shown on the table below." The table, however, does not subsequently appear. The lack of data in this section makes it impossible to assess the level of project impacts. This section is inadequate and should be redone and recirculated. - 238 - Q D O Response• LJ The table does appear in the final environmental impact report. The traffic study which incorporated a cumulative impact analysis was also included in the ~, Vail Ranch Technical Appendix which was distributed with the Draft EIR. Additionally, the Rancho Villages Assessment District contained an in-depth and comprehensive traffic analysis. Said RVAD environmental impact report was distributed to virtually the same individuals, organizations and n agencies as the Vail Ranch EIR. Therefore, the VUS cumulative analysis, with respect to traffic volumes, has been more than adequately addressed, information InI distributed and reviewed. kJ Comment• (~ The treatment of water resources is inadequate. Mere IVI reference to the Rancho Villages Assessment District, which has not yet been approved, is not adequate evidence that the water resources will be available for this project. The same is true for sewage treatment, with respect to which is merely asserted that the increases in EMWD's sewage treatment, facility's capacity "can and will be made as the need arises." Response: Major projects located within the Rancho Villages Assessment District (RVAD), including Vail Ranch, can (~ stand on their own individual merits and are not RVAD ~f dependent. However, the assessment district approach enables infrastructure improvements and developments D to be achieved in a comprehensive manner as opposed to a piecemeal and fragmented improvement schedule. Further, the EZR prepared in conjunction with the RVAD has contributed substantial information to the various resource and County agencies with respect to providing a more comprehensive means of evaluating the impacts of growth in a cluster of projects. Water and sewer can, and will, be provided by the Rancho California Water District (RCWD) and Eastern Municipal Water District (EMWD) respectively. "Can and Will Serve" notices have been obtained from the - 239 - a ~1 above referenced districts in conjunction with the filing of vesting tentative subdivision maps within n the specific plan. RCWD has incorporated demands of U the subject property into their long-term water demand projections through the RCWD Water. Resource Master n Plan. Assurances of long-term supply is made through 1~ a combination of imported water and the utilization of local groundwater resources. RCWD has approximately 40 wells capable of pumping over 40,000 gallons per minute and of producing 27,000 acre feet of water annually. Water storage capacity exceeds 55,000,000 gallons. Imported water supply is assured by virtue of the fact that the property is located within Metropolitan Water District's service area. EMWD's Rancho California treatment plant is currently II under expansion to 6.25 MGD and the primary trunk main l5' to the Pala Lift Station servicing the project site is also under construction. - O Additionally, the project may utilize reclaimed wastewater for parkway, park and open space irrigation applications to the greatest extent possible, which O will have positive impacts to water supply and sewer treatment capacity. Comment• Page 289 refers to issues of regional parks addressed "by the County in its own pending initiative." To what is this a reference? Response• a The reference is made in response to Riverside County Planning Department's initiation of Ordinance 460.76. Said Ordinance is in response to the Quimby Act which requires subdivisions to provide 1 acre of active park land for every 1,000 residences generated by the development. Q It should be noted that specific plans are categorically exempt from the Quimby Act. However, using the requirements of Ordinance 460.76 as a standard of measurement, the Vail Ranch Specific Plan meets the intent of the Quimby Act as implemented n, through Ordinance 460.76. YLJ1 - 240 - DD O Comment: The DEIR does not adequately address impacts associated with cumulative exceeding of the SLAG growth forecast for the area, particularly with respect to regional air quality and transportation ~~plans. Response• Cumulative regional air quality impacts are clearly discussed and mitigation measures are proposed by the DEIR, pages 345 and 348. Cumulative transportation impact mitigation measures are identified in the DEIR (pages 262 and 384. Impact to SCAG population forecasts are similarly discussed in relation to General Plan policies by the DEIR, page 348. U Comment• Cumulative impacts to wildlife/vegetation, traffic and circulation, air quality, and water resources, open space, ag lands, and public services and facilities should all be listed as significant adverse impacts not mitigated to a level of insignificance. Response: (~ Cumulative issues have been discussed according to U CEQA guidelines. Cumulative impacts associated with the project have been mitigated to insignificance by O meeting County standards, as clearly discussed under each topic section listed above. 0 Comment: No environmentally superior alternative is identified and no indication is given as to whether the County chooses to reject project alternatives, and, if so, why. This does not comply with CEQA guidelines, Section 15126 (d) (1). Again, this deficiency must be corrected and the DEIR recirculated. O U - gal - ~ . Response: ~/ In response to CEQA guidelines, a comparative matrix U of alternatives has been presented. Said matrix compares and contrast the various alternatives in n relation to the full spectrum of environmental JUI factors. The environmentally superior alternative is the O proposed project and should be chosen over other alternatives. The higher density residential land uses will obviously affect circulation, noise and air }~ quality and would likely result in less open space. U Also, public services and facilities could be taxed under a higher density development scenario, causing an unnecessary burden on the County if project revenues could not cover service costs. ' Riverside County rules to implement CEQA do not require a discussion of project alternatives relative O to Riverside County's preferred alternative. The Riverside County Planning Commission and Board of Supervisors have discretionary powers to request a redesigns, modifications or alternatives through the public hearing process. A project of a decreased scope is an unacceptable alternative in that there are inherent problems in terms of providing an economic return significant enough to support the necessary facility improvements which are master planned for the area. From a cumulative impact perspective, this type of project would be greater from the standpoint of water quality o due to the use of septic tank and leach field systems. The Wolf Valley Specific Plan No. 171 located adjacent to the Vail Ranch project site is currently under ~{ revision for a higher density due in a large part to u septic tank limitations and potential groundwater contamination problems. a The lower intensity project would produce less lots, however, overall reduction in cumulative impacts is not significant enough to warrant the elimination of the proposed project and preferred alternative. The no project alternative is an unacceptable alternative in that there is no provision for a - 242 - L_.! L~ Q mitigation against impacts to the native flora and fauna due to historical over-grazing abuses. The subject site is designated as "Open Space" per the Riverside County General Plan which precludes the 0 County from restricting the property to open space for public uses. The no project alternative, therefore, becomes a question of timing as to the point when the owners would submit alternative plans for development to a higher and better use. The no project alternative would have only a marginal, .5 percent, reduction in the project cumulative dwelling unit n inventory for Rancho California. D. Department of Fish and Game Comment• We have reviewed the DEIR for the RVAD which is a plan to finance public facilities construction in a 5,860 o acre area along the Highway 79 corridor in Rancho California in southwestern Riverside County. The public faci lities consist of streets, bridges, water, a sewer and flood control improvements. The RVAD consists of 36 separate properties. Four of these properties, totaling 3,849 acres (Wolf Valley, Vail ranch, Butterfield Stage Ranch and Vail Meadows) are R~'" \ also currently under review for development, and the '~ Department of Fish and Game (Department) has reviewed the DEZRs for each of these related projects. The planning area is largely rural and consists of coastal sage scrub, row crops and grazing lands, and is bisected by Temecula Creek. Construction of the j~ proposed improvements will primarily impact the (~1 riparian resources of Temecula Creek whereas subsequent construction of the related residential and n commercial development will primarily affect historic ILlti Stephens' kangaroo rat (SKR) habitat and other sensitive species associated with the coastal sage scrub community (San Diego horned lizard, California black-tailed gnatcatcher and orange-throated whiptail), and will negatively impact raptors through conversion of grassland which are important raptor foraging areas. - 243 - Response: Impacts to riparian habitat in Temecula Creek, per RVAD improvements, have been estimated to be approximately 25 acres, in combination of removed and disturbed. The RVAD has incorporated a regional .biological enhancement program in the Temecula Creek drainage for the purpose of establishing replacement habitat on a 3:1 ratio, thus assuring a no net loss of riparian habitat. Said biological enhancement areas have been created as a cooperative effort between the project proponent, professional biologist and early liaisons and field checks with the Department of Fish and Game. Live trappings throughout the RVAD boundaries have failed to reveal the presence of the Stephens' Kangaroo Rat (SKR). As individual development comes on line, additional biological assessments will be required on a case by case basis. The San Diego horned lizard's primary habitat within the Vail Ranch area will be preserved through the retention of major drainage areas and broad washes in a natural and/or quasi-natural condition. Raptor nesting and perching sites will be retained and enhanced through the establishment of the biological enhancement areas and through incorporating native specimen trees within the streetscape and buffer landscape treatment. With respect to the conversions of grasslands, the project site has been the subject of intense agricultural and grazing activities throughout the past century. Said activities have resulted in a relative massive disturbance of the native vegetation within the project boundary. Former perennial native grasslands have been virtually eliminated and replaced by grasslands composed primarily of ruderal European weeds and inland sage scrub communities have been limited to relic occurrences on broken ground unsuitable for agricultural activity. The subject site's wildlife values overall have been significantly reduced through a century of human utilization. Remaining inland sage scrub within the project boundary consists of isolated patches. As such, this habitat type is broken into fragments which, if preserved, would result in relatively small islands not suitable for preservation. The occurrence of species of special concern is spotty or populations are so low in numbers that survival of an isolated group would be - 244 - 0 a questionable and due to past abuses, the subject site does not demonstrate high species diversity which is a good indicator of habitat quality. O Comment: The DEIRs for the Vail Meadows, Wolf Valley, Butterfield Stage Ranch and Vail Ranch redevelopments (SCHs 87072003, 87031614, 87030917 and 87110216, respectively) are very closely related to each other in terms of project impacts upon fish and wildlife Q resources. Additionally, these developments (totaling 3,849 acres) are entirely contained within the 5,860 acre area of the RVAD. Further, each of these DEIRs alludes to mitigation proposals discussed in the DEIR n for the RVAD (SCH 87082402). For these reasons, this U letter shall serve as the Department's comments on five distinct DEIRs (SCHs 87072003, 87031614, 87030917, 87110216 and 87082402). - Response• Comment acknowledged. Comment: Approximately 25 acres of riparian habitat associated with Temecula Creek will be adversely impacted by proposed developments. Mitigation measures described in the RVAD DEIR (the creation of a Biological Enhancement Program involving 70 acres to be dedicated to the enhancement and preservation of riparian habitats) have merit but additional information 0 regarding a precise description of impacts and a precise description of existing conditions within the n I ` 70 acre mitigation area is needed. It is the policy of the Department to oppose projects which result in a L J net loss of either wetland acreage or wetland habitat values. In this regard, the loss of riparian wetlands O associated with proposed development must be offset through the creation of no less riparian acreage of no less habitat value than that acreage and those values which would be lost to project implementation. We D recommend that the County incorporate mitigation requirements into the DEIR which assure that no net loss of either wetland acreage or wetland habitat - 245 - values will result from project implementation. Department personnel are available to work with County staff on the development of such a mitigation program. Response• Additional information relative to the 70 acre mitigation area is provided in the biological assessment contained in the RVAD EIR. Furthermore, the California Department of Fish and Game (CDFG)and the U.S. Fish and Wildlife Service has been contacted relative to the assessment and to the 404 permit process. Representatives from CDFG have visited the subject property for these purposes. Representatives from the County and area property owners will continue liaison with CDFG to insure a no net loss of habitat and to implement the mitigation program. Comment: The RVAD DEIR, as well as the related DEIRs discussed above, describe losses of grassland and coastal sage scrub communities that are important habitats -for several sensitive species (page 352, RVAD DEIR). We believe that the California Environmental Quality Act (CEQA), as well as the Land Use Standards of the County Comprehensive General Plan, require either avoidance of impacts to sensitive wildlife species or that such impacts are fully mitigated. Instead, the DEIR understates the, significance of these impacts and offers no mitigation for the loss of grasslands and sage scrub communities. We recommend that these habitats be preserved as open space in sufficient acreage to reduce impacts to these sensitive resources to levels of insignificance. The Department considers adverse impacts to grasslands and south coastal sage scrub communities which would result from project implementation to be significant unmitigated adverse impacts which are inconsistent with the requirements of CEQA. Response• No impacts to any rare or endangered species were identified by the biological assessment for the above listed projects. Cumulative impacts to raptor - 246 - 0 D O foraging habitat in Rancho California was identified a by each document. Regional cumulative impacts to declining populations of birds of prey will be mitigated by the following methods: o Enhancement of riparian communities on a 3:1 and no net loss basis. O o Planting of significant acreage within landscape, open space and land use buffers identified on the landscape exhibits for each specific plan with tall trees and native vegetation for perching, nesting and roosting of raptors. o Preservation of significant open space areas within each plan, particularly areas of 25 percent slope and 100 year flood plains. Potential habitat for the San Diego coast horned o lizard and Orange throated whiptail will also be preserved by developing Temecula Creek as a natural Q soft-bottom the channel channel where improved and as perpetual open by dedicating space area. Furthermore, all grassland and scrub communities observed on site were identified as highly disturbed. Each project would either be developed under existing entitlements or would continue with grazing activities which would further degrade the environment. Both n options were analyzed and rejected under the project I alternative sections due to the fact they would preclude any of the environmentally superior habitat enhancement mitigation measures discussed above. Potential impacts have been identified and that mitigation measures have been proposed to reduce impacts to acceptable levels in accordance with General Plan policies. Comment: The DEIR documents the existence of historic SKR habitat within the project site. This documentation, in addition to similar documentation for related Q projects in the subject 5,860 acre area, is evidence of the fact that the SKR population in the County is in extreme jeopardy. For this reason, we renew our O request to the County Planning Department and the Board of Supervisors to work with the Department on a - 247 - the preparation and implementation of Countywide plan for the preservation of this species. In light of the County's burgeoning population growth (estimated at approximately 5 percent per year) it is not an exaggeration to find that, within a cohesive plan for this species, it is threatened with extinction. Response• Comment acknowledged. Comment• In summary, we recommend against certification of the RVAD DEIR (and related DEIRs discussed above) until such time as our concerns have been resolved. Depart- ment personnel are available to discuss our concerns and recommendations in greater detail. Response• Given the level of biological assessment and for the committment made by the project proponents to begin an early and continuous liaison with CDFG, the above listed comment is regretable. The comment apparently does not recognize the input CDFG has had on the project to date. Field observation visits were made with CDFG representatives, including Mr. Dan Yparraquirre and Mr. Joe Pecsi on February 2, 1988. Mr. Joe Pecsi has also observed the subject area and recommended mitigation measures for Temecula Creek on other occasions. Mr. Dick Zearbox of the U.S. Fish and Wildlife Service has also visited the site and has recommended mitigation measures. Exception is taken relative to the recommendation against certification as all biological resource impacts have been identified and mitigation measures have been proposed in accordance with General Plan policies. The project proponents will continue efforts to establish a close working relationship with CDFG in an effort to successfully implement recommended biological resource mitigation measures included in the subject projects and to resolve the concerns of the CDFG through the 404 permit process. - 248 - D fntO E. Southern California Association of Governments U Comments: Thank you for submitting the Rancho Villages Assessment o District Draft Environmental Impact Report (DEIR). •$ecause of the close relationship of the document to the DEIRs for Butterfield Stage Ranch, Wolf Valley and Q Vail Ranch, and because all of the documents were prepared in a similar format by the same consultants, this letter will be used to respond to all four n documents. Staff review is based on regional plans and U policies and the issues we asked to be addressed in our responses to the Notices of Preparation. O Response• Comment acknowledged. Comment• Rancho California is experiencing most of the issues that occur with rapid growth in Southern California. These issues, and how private and public leaders and citizens can take actions that serve the economy, (~~ environment and social equity, are being addressed at (_ ) the Regional General Assembly, February 4, 1988, in the ~/ City of Industry. I think the program would be particularly timely and of interest to persons involved in shaping the future of Rancho California through the development review process and other actions. A ^ program is enclosed for your consideration. }~J+ • Response Comment acknowledged. Comment Each of the project-specific DEIRs presents different population growth projections based upon the cumulative impacts of related proposed projects (107,729 for Wolf Valley, 114,729 for Vail Ranch and 138,646 for Q Butterfield Stage Ranch). This is certainly confusing and should be clarified. For the purpose of this O discussion, the largest total presented (in the O - 249 - a Assessment District DEIR) will be used. That total of 109,730 additional dwelling units in 55 projects over 26,000 acres is not presented with a corresponding population projection. Using the average of 2.1 persons/dwelling unit for RSA 49, the additional units J~ will result in an additional 230,433 persons. When u madded to the 1984 population of RSA 49 (34,215), this would result in a population of 264,648, almost double O the 141,858 Baseline Projection Year 2010 population for the entire RSA. Response• n For all of the above referenced FEIRs, the RVAD population estimate shall be used in accordance with the above listed comments. I UI Comment• The three project-specific DEIRs compare the three different and lower cumulative population projections with the SCAG-82 forecast. In addition, the Assessment District DEIR entirely omits any comparison of -the 0 expected growth with regional forecasts. As requested in our comments on the NOPs, the DEIRs should compare the projections with both the SCAG-82 Modified forecast y and the Baseline Projection. Response• The RVAD DEIR did not address SCAG population forecasts due to the nature of the project. The RVAD DEIR focused on impacts and mitigation measures related to infrastructure improvements and not specific plan land use issues. Therefore, each specific plan addressed population forecasts relative to SLAG projections. The a following table shows the relationship between the 109,730 dwelling units shown on the RVAD DEIR and SCAG-82 Modified Forecast and the Baseline Projection. a This comparison is incorporated into all of the above referenced FEIRs by reference. a - 250 - a QO Existing RSA 49 Population: 34,215 Cumulative Population 2010: 230,433 (109,730 x 2.1) Total 2010 Population Projection: 264,648 SLAG 2010 Baseline Projection: 141,858 (1) SCAG-82 Modified Forecast: 96,000 (1) (1) Based on telephone conversations with Tom Brady of SLAG on February 11, 1988. Comment: Since the Regional Air Quality Management Plan is based O upon the growth assumptions in SCAG-82 Modified, it is essential that the DEIRs fully consider and attempt to mitigate the air quality impacts of the additional anticipated growth. In this regard, we commend the O requirement of an air quality enhancement fee paid by the developers to offset regional cumulative impacts. It would be helpful if the DEIRs specified the types of n programs that will be supported with these funds. In YU( addition, the County should require and the DEIRs should enumerate a number of transportation/land use measures to reduce trip generation at existing and (~ future development. SCAG is currently working with the 1~J) Riverside County Transportation Commission concerning the implementation of the measures included in a r7 Prototype Transportation/Land SUI published by SLAG in January, is to include an air qual Q Plan, as was done in the City that plan are available from Management District. Use Ordinance and Report 1987. Another approach ity element in the General of Pleasanton. Copies of SCAG or the Air Quality a Response• Riverside County has not yet adopted any programs for the air quality enhancement fee. The DEIRs for each specific plan include discussion of transportation/land use measures to reduce trip generation. A summary of those measures is provided below. - 251 - o Establishment of Park and Ride facilities within commercial areas of Wolf Valley and Vail Ranch as directed by CalTrans. o Encouragement of the use of alternative modes of transportation by including bike lanes and pedestrian amenities in accordance with the General Plan policies. o Inclusion of on site trip destinations including commercial and recreational uses for project residents. o Encouragement of a regional jobs/housing balance in the Rancho California area. Comment• Zn addition, the preponderantly residential nature of existing, recent and planned developments in the area has exacerbated the increasing jobs/population imbalance in the region. In particular, over the last two years Los Angeles and Orange Counties have had employment growth at twice the rate of population growth while Riverside County's employment growth (9.1 percent from 1985-86) is roughly 60 percent greater than its population growth (5.7 percent from 1/1/86 to 1/1/87). While the three project-specific DEIRs explicitly address the concern over jobs/population imbalance, it does not attempt to analyze or quantify the overall impact of the related projects on the balance of jobs and population in the region. It should be made clear that the projects, by proposing substantial housing increases without assurances of proportionate employment increases, will likely lead to a greater regional imbalance. Response• Although Riverside County, as a whole, is experiencing a slower employment growth rate when compared to Los Angeles and Orange Counties, the Rancho California area shows a much better performance with respect to the jobs/housing balance. A strong case can be made that housing, in fact, is the key factor to insure continued industrial, commercial and office space in Rancho California. The Rancho California area has always emphasized planning for development of industrial and - 252 - commercial space and the balanced community concept. The current advisory committee plan for the Southwest Territory Community Plan, for example, shows approximately 13,682 acres of industrial property and 2,551 acres of commercial property. Based on the attached figures for Rancho California, the percentage c}rowth of industrial, commercial and office space can be assumed by comparing the amount of existing space with the amount of space under construction. Comment• The DEIRs should also analyze and document the air quality and transportation impacts if current trends D continue and Rancho California's residential growth further increases long-distance commuting to Los Angeles and Orange Counties. The dramatic increase in D long-distance commuting among Riverside County residents has significant impacts on regional traffic and air quality that should be quantified and mitigated in the cumulative impact sections. The very brief n discussion of these subjects in the DEIRs is not ,I appropriate given the importance of the issue. Response: The traffic engineering firm of Schatzmann, Thompson and Associates was contacted relative to the impact of a long-distance commuters to Los Angeles and Orange Counties. The best guess estimate at this time is that approximately 2.0 percent of the total ADT from the o Rancho Villages Assessment District area will commute to Los Angeles and Orange Counties via the 91 Freeway. If growth in Rancho California is replacing growth in other areas of Riverside County, impacts may have the a effect of transfering trips from segments of the 91 Freeway to less congested segments of I-15. Therefore, growth in Rancho California may have less impacts to 0 existing segments of the 91 Freeway which are congested easterly of Corona in comparison to growth occurring in Riverside or Moreno Valley. Westerly of Corona on the O 91 Freeway, impacts of growth anywhere in western Riverside County would be equivalent. If one assumes a buildout population of Rancho California at 264,648, an average household population of 2.1 persons, there would be approximately 126,023 - 253 - N U ro a y C1 U .~ W W O ro •.i b C C Sa ro O ~ W Sa '-1 •.i roro~ e •-+ ro E la U 7 1~ [11 N O 7 .C ro U ca Hro a ~i ro .~, U fa N E O U ~~ ~~ 3 ~ O O 3a ~W C7 ~ U ro d o~~ ~ a r O rl U Gl Q h O ri A W O 01 ro ova o~~ ~ 1n ir1 v a~ m co m o r ~ o ~ r1 r CO N ~ N N V' f`1 N M O CO V' 01 N O lD 01 r ~0 r rn ro r o ~o ~o m ~ r N f"1 01 N r '-I ~ ~ 111 t0 o In r1 r ~ m ~ ~ M ~ f'1 V' r cO 111 O O r v O O ~O l0 f'1 In O M W I•i M t0 O '-I V' 'i N N N '-I M rl N r ~0 r-1 V' 111 rl .-i N ri P'1 10 ~0 W sT P7 111 P1 N ~0 P'1 '-I r N r V' N 00 '-I 01 N1 N M O d' In ~ 01 V' 1f) ('1 OD r u'1 r O 01 d' 01 01 l0 V' ~O ri r O rl d' CO 01 ~O 01 O ~O CO r-1 W o v N ro r M .~ v ~n O f'1 V' sT M 10 r•1 N N N .~ ro O la a a N N N ro rn o+ tr+ N C C C K G •.i •.i •.1 ° ro ~ : ~ c ~ ro a a ro •.~ •.~ •., > b A A A 0 C W +~ 3 .1 ro •O a rou ro a ro a ro b ro ro ro ro N N •.I •.1 U ••1 •.I Gl N •.1 •.a N •••I 13 1~b Sa 7 Sa 'O Sa Sa 13 1.1 U U CUC N Nrl N N+~ W +1 O v N N Sa 3a ro Sa ro r-1 ri •.1 N +~ W > Vl W r-1 bl r•i Gl Ul ri Ul r-•1 aN a7 7 N 7 0 7 aC aN ~ ~ ae a o oA c a e w o o c o o o c o c v c ar a+ v •.+ U ~+ •-+ v •.~ a •-+ +~ v ~+ U •.1 U o U o 0 0 b ro ro ~3 •.a •o •'1 .•1 '-1 w ,••I w •.~ w sr w w •.a w o w .-~ w ++ w a w a O•~ OS•1 0 WO,C 06 OA O•~I O U O O N ~ A 7 d 0 N R d N C Gl W? 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U 'O •.i N w G o •.~ +~ v c c o ~roU ~, ~ rororo ~ •.~ •.~ V] N O ~w ,6 •,~ c .~ Hro U .~ ro o •~ x ~c oro ~a 0 u ~~ ~~ ~~ C7 >ry U o\° }'. ~ r w ri U N r m A d w ro rn ro N t0 C O 1f1 O ~o o w ~r ~ rl N ri C N ~0 1~ ri N O CO C7 I~ '-I C7 t`7 '-I N co v ~o in v ~O 1f1 l~ li1 H CO O LL'1 OD lf1 d' O LL'f 01 N Ifl C'1 01 l!1 t7' N ca o o v o m v ~o rn o ~ v o in o c .i r~ ,1 0 l~ N ~ d' r-1 ~i c a+ o+ o+ ro U •.O•i ..Oi •.Ci O > ~ ro ro a v b v •~ ~ o m m ~ N A J] CAC N ~ ~ U U~-roi U~ W ~ ~ w w w ro V U 0 0 0 0 0 0 a wp+wa+w~iwp,ww ~ O~ O~ O a 0~ 0~ U d b N b G1 Sr d v d O C rn~ try rnw rn> rnw ro ro•.~ ro•~ ro N ro o ro a ~+ 7 J~ 7 Y~ C i~ Sa J-~ b O A O A O U O W O y w ClW NW w roWy! pl U U H •-~ U N O••~ 0••i v N N,L N E ~+ U la w u w la 'O i+ J~ ~+ .4 7 •.+rowrowrocro•.~roa o w ~o ao ao ~3 7~W ~ o m rn m ~ cn x households in Rancho California and 1,260,229 ADT. 3.5 percent of 1,260,229 ADT would contribute approximately 44,108 trips which would split between the 91 Freeway, the 60 Freeway and the Ortega Highway. It should be emphasized that 3.5 percent is a gross estimate and is not based upon sophisticated modeling techniques. Proposed mitigation measures to reduce cumulative circulation impacts include the following: o Establishment of Park and Ride facilities within commercial areas of Wolf Valley and Vail Ranch as directed by CalTrans. o Encouragement of the use of alternative modes of transportation by including bike lanes and pedestrian amenities in accordance with the General Plan policies. o Inclusion of on site trip destinations including commercial and recreational uses for project residents. o Encouragement of a regional jobs/housing balance- in the Rancho California area. Comment• Thank you for the opportunity to comment. We applaud the great deal of thought and work that has gone into planning for the substantial growth in this area and we eagerly await the forthcoming Southwest Territory Land Use Area Plan currently being prepared by your Depart- ment. We also commend the creation of an EIR for the Rancho Villages Assessment District to provide a more comprehensive means for evaluating the impacts of growth in a cluster of projects. We would appreciate the opportunity to review the final EIRS when they become available. Response• Comment acknowledged. - 254 - 0 D ~ F. Pechanga Indian Reservation, Temecula Band of Luiseno IL~II'_'/ Mission Indians - The Tribal Council, Pechanga Indian Reservation a Comment• In the development plans there is no mention of preserving the Indian burial grounds. O Response• a The EIR on page 245 refers to RIV-115 (the Indian Burial Grounds) describes plans for preserving the area under the direction of historical data and with the assistance of Native American- advisors from the o Pechanga people. Comment• a We recommend that the burial ground site be fenced with an access road leading to the burial site for the use of the Pechanga members. R • esponse n^ The mitigation outlined in the DEIR for Vail Ranch identifies the need to preserve the site utilizing available historical data and Native American observers from the Temecula Band of Luiseno Mission 0 Indians, page 245. Toward this end, the project proponent has met with two members of the Native American Observer Training Association, Inc., along with the consulting archaeologist to discuss potential Q impacts and to outline a mitigation program that would be acceptable to the local Native American community. a Said program will require an ongoing liaison between the project proponent and the Native American community. This program will be implemented prior to or in conjunction with any development plans for the a planning area containing the burial site. At this juncture, it is anticipated that no program will consist of the following components: - 255 - a o Properly outline the precise boundary of the site. o Protect site through an appropriate block wall or fencing treatment. o Provide access in perpetuity to the burial site to Q members of the Temecula Board of Luiseno Mission Indians. Comment- During any trenching or grading, a Tribal Advisor be present to verify any and all Zndian artifacts and/or culturally related findings and also that all artifacts be rightfully returned to the Pechanga Band. Response• All Native American artifacts found during future a surveys will be returned promptly to the Temecula Band of Luiseno Mission Indians in accordance with the above listed recommendation. a Page 247 of the Vail Ranch DEIR states that an archaeologist and Trained Native American Observer will be present during all grading activity occurring in the proximity of all identified RIV recorded sites. Comment: a That the burial site be left out of future maps to curtail grave robbing. Response- The EIR has omitted the Archaeology Map for this study and will make revisions on the topography map. It should be noted that County and USGS Quad Maps contain a marking for the burial ground, which are outside the project proponent's ability to control. Comment• That the residential density be dwellings per 5 acres surrounding vicinity. - 256 - a a minimized to 2 a the burial site a `~~ U a O Response• The burial ground is in the proposed Tourist Commercial n Area B. It will be easier to preserve the site and but access to the site through a tourist oriented .commercial area than within a residential neighborhood. a Comment• Due to the increased population growth impacting our exterior Reservation boundaries some guarantees be considered to provide our Reservation residency with water quantity and quality. Q Response• The project proponent does not propose any new well on site, nor does the project require additional wells to service future residents. Issues pertaining to water quality and quantity are discussed in Section III of a the EIR. The subject site falls within the service area of Rancho California Water District (RCWD). The actual backbone water distribution mains will be installed per the Rancho Villages Assessment District (RVAD). Comment• Consideration be given to the Reservation regaYding its future and commercial growth thereby insuring enough water to meet our growth needs subject to the water a quantity and quality we enjoy today. Response• Comment acknowledged. However, said issue is beyond the scope of the Vail Ranch EIR. a Comment: Provide an EIR to the Pechanga Indian Reservation for a future development companies in this area. Response• Comment acknowledged. - 257 - G Comment• Please ensure that this Reservation is notified of all public hearings regarding the above case. response' Comment acknowledged. Native American Observer - Philip Ibanez Comment• The Draft EIR has not been properly circulated to surrounding Indian Tribes in this area for their review. This omission violates the California Environmental Quality Act (Pub. Resources Code, Section 21000 et seq.). Response• The DEIR was circulated to the Pechanga Reservation as it is the only Reservation located in the immediate vicinity of the project site. We would normally rely upon the discretion of the Pechanga Reservation and the Native American Observer to notify the County if it were necessary to transmit additional documents. These documents are available at the request of the Council. Comment• The Draft EIR fails to show proper updates on the cultural resources that will be affected by this project. Response: A cultural resource evaluation dated July, 1987, was prepared over the subject site in conjunction with the Vail Ranch Specific Plan. Said report was conducted by Christopher Drover, Ph.D. An additional cultural resource assessment has been contracted for with provisions to employ the assistance of a member of the Native American Observer Training Association (NAOTA). - 258 - a a O Comment• Another• archaeological survey must be performed to produce more significant data on cultural resources and a Indian heritage. During another archaeological survey, a Native American observer must be hired and present at .all times. Response• As indicated in the previous response, a new cultural resource evaluation, employing a member of NAOTA, has been contracted for. a Comment: During another archaeological survey, a Native American Observer must be hired and present at all times. a Response• a A Native American Observer has been retained to monitor future archaeological field surveys in accordance with the above listed recommendation. Comment• "~~ During all future grading and trenching of this n project, a Native American Observer must be hired and IIJI present at all times. Response• A Native American Observer has been retained to monitor all future grading and trenching operations in a accordance with the above listed recommendation. Comment• a All Indian artifacts found during an archaeological survey or future grading or trenching of this project must be returned promptly to the Temecula Band of D Luiseno Mission Indians by the Native American Observer. D - 259 - o~ Response: a All Native American artifacts found during future surveys will be returned promptly to the Temecula Band of Luiseno Mission Indians in accordance with the above a listed recommendation. Comment: To surround the Indian burial site with chain link fence before any development occurs, and to have full access road only for the Pechanga Band of Mission Indians to the burial site. Response: This comment is acknowledged. Ongoing discussions are continuing between the Pechanga Tribal Council and members of the NAOTA organization. Plans call for Q fencing the burial site and providing access in perpetuity to the Temecula Bad of Luiseno Mission Indians. Comment• To reduce the housing density in areas of the Indian burial site. ~J Response• n The burial ground is in the proposed Tourist Commercial u Area B. Future development plans within this area will Q be required to avoid impacts to this site and to ensure access. This can be achieved much more readily within a commercial development than a high density residential land use proposal. Comment• Provide an EIR to the Pechanga Indian Reservation for all future development by your company in this area. Please ensure that I am notified of all public hearings O regarding the above EIR #240. i am confident that you will respond to the a recommendations and requests made in this letter. _.. - 260 - Va a 0 00 Response• Comments acknowledged. O a a a D LJ a H. Valley-wide Recreation and Park District Comment• ordinance 460.76, page 18, item "d" states: "Active recreational uses do not include, natural open space, nature study areas, open space for buffer areas, steep slopes, riding and hiking trails, scenic overlooks, water courses, drainage areas or water bodies." This development proposes parks in said areas and does not meet the guidelines of useable park space. Response• The Vail Ranch open space component has addressed the open space issue from two (2) perspectives; Ordinance 460.76 (Quimby Act) and the Riverside County General Plan. Further, commencing from page 15 under Specific Plan Land Use Components, the text delineates and catagorizes the various open space amenities into the following components; passive open space, active open space, parks and recreation. There is no attempt made in the text to promote or define the various open space components as active recreational uses unless said use does, in fact, meet the active recreation criteria. Zn that specific plans are categorically exempt from the Quimby Act, the Vail Ranch development is not subject to the requirements of Ordinance 460.76. However, in a good faith effort, the Quimby Act requirements were used as a standard of measurement and said requirements have been met with respect to commitments for active recreational amenities. Utilizing the Quimby Act as a standard of measure, the specific plan would be required to provide 21 acres of neighborhood parks. The project will- provide approximately 21.2 acres of park land in addition to a 7.9 acre swim and tennis club and 86.5 acres of natural and/or quasi-natural open space. With respect to the Riverside County General Plan, said General Plan recognizes the use and retention of major - 261 - t drainages and floodways as open space resources. Additionally, the Riverside County Parks and Recreation Department has identified Temecula Creek as a linear open space resource of a regional significance. Comment• Location of Parks - For a development of this size, one centrally located 21.5 acre park would be appropriate. From the standpoint of accessibility and functional use, in addition to maintenance, a park located toward the middle of the project is recommended. Response• This comment is acknowledged. f`nmmant Page 15 - Open space listing of 16~ as generous. The only use for said land is open space and could not be used for any other purpose than flood control and as a river bed. Response• We respectfully disagree with the above conclusion. The swim and tennis club is well elevated above the flood plain and the 100 Year Storm Flows through Park B could easily be collected and conveyed through a drainage improvement system. With drainage improve- ments in place, Park Site B could be eliminated with a corresponding higher unit yield within this area. Comment• Page 17 Park A - 7.0 acres is within the Temecula Creek wash. is this useable space? what type of permanent facilities could be constructed on site? Response• The proposed park is located within the wash; however, said park is located well above the actual Temecula Creek flow line. As illustrated in Exhibit III-4, Park A could be improved with various active park amenities. Such improvements are very compatible with, and - 262 - QO commonly applied to, drainage improvements such as desiltation basins and drainage channels. Further, this proposal has been reviewed by the Riverside County Parks Department who have been supportive of the Q project's open space commitment. Comment; Page 18 Park B - Meets the definition of open space and does not satisfy any park requirements. Response• This comment is acknowledged. Comment• Page 63 - Park A shall be fully developed prior to the issuance of the 2,000 residential occupancy permit. The proposed construction is too late into the project. Number one, Park A is in a poor location and the Q useability is questionable and number two, the park if approved in current location should be required to- be developed much earlier. The park should be developed prior to 1,000 permits. Response• The development of Park Site A has been tied to the a 2000th residential occupancy permit in direct response to the Quimby Act standards. Said standards require 1 acre of park land per 1,000 residences. The 2000th a occupancy permit will translate into approximately i re 4,200 residences. The 4,200 individuals will requ 4.2 acres of park space, per 'the Quimby Act (Ordinance 460.76) requirements. The development of Park Site A, a 7.0 acres, exceeds the minimum park space requirements as prescribed by Ordinance 460.76. Comment• Page 63 - Park S - Is not a park. • R esponse Park B is a park which is centrally located within the project. Planned facilities include a par course and - 263 - a free play area. Pedestrian, equestrian, bike and automobile access is proposed to be tied into planned a regional systems. Comment: Page 133 states "CSA 143 is a large geographic base for funding of services". The document does not address a maintenance and/or the provider of recreation programs and activities. Response• The document, o n pages 133-134, outlines the various functions and manner in which services provided by CSA 143 and the Vail Ranch will participate in CSA 143 a with respect to who will provide recreational programs; Park A and Park B are intended to be community oriented and will not r equire actual "organized" programs "and activities. H owever, it is anticipated that the a school district will take advantage of the park sites and incorporate them into their activities. The swim n and tennis club will be an organized operation. -The I I maintenance of said facility will be provided by CSA LJ 143. What entity will maintain the actual day to day operation of the facility has yet to be determined. However, several options are available and under consideration, including, but not limited to, private concessionaire, semi-private concessionaire or school district. Comment: a Page 170 -Hillside Density reinforces the fact that the open space is made up of "unstable slopes should be designed as common open space." Response• This comment is acknowledged. 0 Comment Page 174 - Further states that "most areas of 25 percent slopes or greater will be designated as open space." O - 264 - a a 0 O Response• This comment is acknowledged. H Comment: ILf~ .Page 181 - Appears that open space area is in a flood plain in addition to both park sites. Parks in a flood zone are acceptable for special uses. However, as useable parks, it is questionable. ~} u Response: This comment is acknowledged. Comment• Pages 289-291 - Lit mitigation measures pertaining to parks and recreation but they do not clearly meet the requirements of Ordinance 460. Response: As indicated under response to Comment No. 1, the subject specific plan is categorically exempt from n/~ Ordinance 460.67. However, in a good faith effort, the ~", ) Quimby Act was used as a standard of measurement and ~/ said standards were, in our opinion, met. B Comment• In closing, the District recommends that the area annex to an appropriate agency providing park and recreation services. n Response: IL41 This comment is acknowledged. I. Department of Water Resources Comment• After reviewing your report, we also would like to recommend that you further consider implementing a comprehensive program to use reclaimed water for irrigation purposes in order to free fresh water supplies for beneficial uses requiring high quality water supplies. O - 265 - Q Response• The project proponent has already begun negotiations with Eastern Municipal Water District (EMWD) to use reclaimed water for non-domestic uses such as irrigation of parkways, landscaped areas and parks. Cnmmante Department of Water Resources Recommendations for Water Conservation and Water Reclamation. To reduce water demand, implement the water conservation measures described here. Required: The following State laws require water-efficient plumbing fixtures in structures: o Health and Safety Code Section 17921.3 requires low-flush toilets and urinals in virtually all buildings as follows: "After January 1, 1983, all new buildings constructed in this state shall use water closets and associated flushometer valves, if any, which are water-conservation water closets as defined by American National Standards Institute Standard A112.19.2, and urinals and associated flushometer valves, if any, that use less than an average of 1-1/2 gallons per flush. Blowout water closets and associated flushometer valves are exempt from the requirements of this section." 0 Q D ,~ C~ tJ - 266 - `~ maximum flow rate of all new showerheads, lavatory faucets and sink faucets, as specified in the standard approved by the American National Standards Institute on November 16, 1979, and known as ANSI A112.18.1M-1979. 0 O o Title 20, California Administrative Cade Section ,~ 1606(b) (Appliance Efficiency Standards) Prohibits the sale of fixtures that do not comply with regulations. No new appliance may be sold or n offered for sale in California that is not certified LSi by its manufacturer to be in compliance with the provisions of the regulations establishing applicable efficiency standards. o Title 24 of the California Administrative Code Section 2-5307(b) (California Energy Conservation Standards for New Buildings) prohibits the installation of fixtures unless the manufacturer has certified to the CEC compliance with the flow rate standards. o Title 24 California Administrative Code Sections 2-5352 (i) and ('1) address pipe insulation require- ments, which can reduce water used before hot water reaches equipment or fixtures. These requirements apply to steam and steam-condensate return piping N and recirculating hot water piping in attics, )U- garages, crawl spaces, or unheated spaces other than between floors or in interior walls. Insulation of water-heating systems is also required. o Health and Safety Code Section 4047 prohibits installation of residential water softening or conditioning appliances unless certain conditions ~~ are satisfied. Included is the requirement that, in most instances, the installation of the appliance must be accompanied by water conservation devices on fixtures using softened or conditioned water. o Government Code Section 7800 specifies that lavatories in all public facilities constructed after January 1, 1985, be equipped with self-closing faucets that limit flow of hot water. To be implemented where applicable: Interior 1. Supply line pressure: Water pressure greater than 50 pounds per square inch (psi) be reduced to 50 psi (~ or less by means of a pressure-reducing valve. nO - 267 - ~S 2. Drinking fountains: Drinking fountains equipped with self-closing valves. be 3. Hotel rooms: Conservation reminders be posted in rooms and restrooms.* Thermostatically controlled mixing valve be installed for bath/shower. 4. Laundry facilities: Water-conserving models of washers be used. 5. Restaurants: Water-conserving models of (C dishwashers be used or spray emitters that have been iLJI retrofitted for reduced flow. Drinking water be served upon request only.* 6. Ultra-low-flush toilets: 1-1/2 gallon per flush toilets be installed in all new construction. Exterior•* 1. Landscape with low water-using plants wherever feasible. 2. Minimize use of lawn by limiting it to lawn-dependent uses, such as playing fields. When lawn is used, require warm season grasses. 3. Group plants of similar water use to reduce ,~ overirrigation of low-water-using plants. 4. Provide information to occupants regarding benefits of low-water-using landscaping and sources of additional assistance. 5. Use mulch extensively in all landscaped areas. Mulch applied on top of soil will improve the water-holding capacity of the soil by reducing evaporation and soil compaction. * The Department of Water Resources or local water district may aid in developing these materials or providing other information. U Q - 268 - 0 O 6. Preserve and protect existing trees and shrubs. Established plants are often adapted to low-water- _ using conditions and their use saves water needed to establish replacement vegetation. ~i 7. Install efficient irrigation systems that minimize runoff and evaporation and maximize the water that will reach the plant roots. Drip irrigation, soil moisture sensors, and automatic irrigation systems are a few methods of increasing irrigation efficiency. 8. Use pervious paving materials whenever feasible to reduce surface water runoff and to aid in ground water recharge. °" 9. Grade slopes so that runoff of surface water is minimized. 10. Investigate the feasibility of using reclaimed waste water, stored rainwater, or grey water for (~ irrigation. 11. Encourage cluster development, which can reduce the amount of land being converted to urban use. This will reduce the amount of impervious paving created and thereby aid in ground water recharge. 12. Preserve existing natural drainage areas and encourage the incorporation of natural 'drainage systems in new developments. This aids ground water recharge. 13. To aid in ground water recharge, preserve flood plains and aquifer recharge areas as open space. e Prevention: Flood Dama g In flood-prone areas, flood damage prevention measures required to protect a proposed development should be based .on the following guidelines: 1. It is the State's policy to conserve water; any potential loss to ground water should be mitigated. 2. All building structures should be protected against a 100-year flood. D - 269 - 3. In those areas not covered by a Flood Insurance Rate Map or Flood Boundary and Floodway Map, issued by the Federal Emergency Management Agency, the 100-year flood elevation and boundary should be shown in the Environmental Impact Report. J. ~4. At least one route of ingress and egress to the development should be available during a 100-year flood. 5. The slope and foundation designs for all structures should be based on detailed soils and engineering studies, especially for hillside developments. 6. Revegetation of disturbed or newly constructed slopes should be done as soon as possible (utilizing native or low-water-using plant material). 7. The potential damage to the proposed development by mudflow should be assessed and mitigated as required. 8. Grading should be limited to dry months to minimize problems associated with sediment transport during construction. Response• Comments acknowledged and incorporated hereinto by reference. County of Riverside, Department of Health Comment water and sewer: The Vail ranch project will receive its utility services (water and sewer) per Rancho Villages Assessment District. Response• Comment acknowledged. - 270 - a'^) ,~ / Comment• ~~_ A general review of the geology reveals the project is bisected by Temecula Creek. Numerous water wells are shown on the plats. Liquefaction statements are cited in the report. It is presently thought that recent 'ground subsidence due to localized pumping along the D Temecula Creek which basically parallels existing fault line(s) is the primary contribution to ground instability in the Ranch California-Temecula area. The above concerns need mitigation for the project to be n feasible. Response• ~; Ultimate resolution of the above referenced ground instability condition occurring in the Rancho Q California-Temecula area is beyond the scope of _the Vail Ranch EIR. Complete mitigation of said condition will require a cooperative effort between the affected property owners, private engineering interest, the Rancho California Water District, the Regional Water Quality Control Board and the Riverside County Planning Department. The Vail Ranch Specific Plan proposal will ~ ^ contribute to the mitigation of the above referenced ~"~ /\ condition by maintaining the Temecula Creek bottom in a condition conducive to groundwater recharge. Further, site specific mitigation measures for the above referenced impacts are included within the project geotechnical investigation and subsequent {) investigations on a tract by tract basis, in accordance I I with the recommendations of the Riverside County W Geologist. Comment• Solid Waste: The EIR did not address the amount and impact of the construction waste to be generated for the proposed n project. The handling and transporting of the ~I construction waste must be addressed. There was no mention of the impact on the residential collection of the waste to be generated from the proposed development. 6 - 271 - c~ The EIR was inaccurate as to what sites the waste generated in the Rancho California area must be taken to. The Elsinore Disposal Site is closed to the receipt of waste; therefore, Double Butte is the only site available to receive waste in the Rancho ~Galifornia area. Response• As identified in the Impact and Mitigation Matrix and the Solid Waste discussion within Chapter ZV, Vail Ranch, at full build out, will generate approximately 78,800 lbs/day of solid waste. The primary waste disposal facility for the project area is identified in the DEIR as the Double Butte Landfill. As illustrated above, the DEIR quantifies the amount of solid waste the project will contribute to the landfill. Additionally, the DEIR makes ,. reference to the Riverside County Waste Management Study to be completed this year. Said study will address in a comprehensive manner solid waste issues on Q' an areawide and Countywide basis. a - 272 - ~' D ~] Q a -o a a Attachment "A" Critique of Department of Fish and Game Comments • by Royce B. Riggin of RBR and Associates, Inc. a 0 a 12BI2 ~ Associates, Inc. 2.33 "A" St, Suite 804, Sen Diego, U 92101 _ O (619)2335454 California Department of Fish and Game Response to the Rancho Villages Assessment District (RVAD) Environmental Impact Report (SCH87082402) and Associated Site Specific EIRE. The Department's concerns may be summarized as follows: ,n a. Mitigation for the lose of approximately 25-acres of riparian habitat must be accomplished on a timely basis so ('} that there is no loss of habitat value and within areas u appropriate to revegetation/rehabitation. U b. The proposed RVAD will result in significant unmitigated impact to grassland and sage scrub communities and their associated sensitive wildlife species, rl~~ c. The proposed Assessment District will result in significant '~'~/) impacts to historic Stephen's Kangaroo Rat habitat; this species has just been nominated for endangered status under the Federal Endangered Species Act, U (The California Department of Fish and Game letter is intended to be a response to the Rancho Villages Assessment District n Environmental Impact Report and to the Environmental Impact ll,,Il Reports for Vail Meadows, Wolf Valley, Butterfield Stage Ranch, (~ and Vail Ranch (State Clearinghouse Numbers: 87072003, 67031614, 'IS~I 87030917, and 87110216 respectively), The following responses address the concerns of the Department as they relate only to a' implementation of the Rancho Villages Assessment District). In Response: ~' a. The RVAD Environmental Impact Report identifies a O Biological Enhancement Program as mitigation foz the a 1 D anticipated impacts to aggroximate 25-acres of riparian /~~~ habitat associated with Temecula Creek. This will (~/f result in a nearly 3:1 replacement for riparian acreage lost. It is anticipated that the enhancement program will be initiated at the beginning of the first phase construction, so as to insure that riparian woodland habitat values are retained. The facilities proposed r} as a part of the RVAD (where they would directly impact u wetlands or wetland resources) will be subject to both Section 404 (Clean Water Act) and Section 1603 (Fish and Game Code) permits. It is anticipated that as part of these permits, specific conditions will be applied o sufficient to assure that: n o The full 70-acre mitigation program will be +-' realized, and the vegetation will be of a density (30 percent cover) appropriate to a riparian woodland. ~~ o No loss of habitat values will result. o Facilities construction in the riparian areas will be accomplished at times other than the breeding n season, and p, o The biological enhancement program will be U initiated concurrent with the first phase of the n RVAD. It is anticipated that a detailed enhancement program will be subject, through both the 404- and 1603-permit process, to the review and approval of bot':~ the £ish and Wildlife Service (advisory to the Army Corps of Engineers) and the California Department of Fish and 2 L~ ~+ Game. O b. The Department in their response indicated that, in their opinion, loss of grassland and Inalnd Sage Scrub communities will constitute a significant unmitigated impact. The Rancho Temecula/Ranch Pauba/Little Temecula Rancho area has been subject to intense agricultural and grazing activities throughout the past century. These activities have resulted in a relatively massive disturbance of the native vegetation within the RVAD area. Former perennial native grasslands have been virtually eliminated and replaced by grasslands composed primarily of ruderal european weeds and Inland o Sage Scrub communities have been eliminated or limited to relictual occurrences on broken ground unsuitable for agriculture or intense grazing. Although this area, despite disturbance, retains considerable wildlife value, these have been significantly reduced through a century of human utilization. [J The existing ruderal grassland communities -are of wildlife value principally to raptors known to Q overwinter in the Temecula/Warner Springs corridor. The ongoing urbanization of the Temecula area and other parts of the northern end of this corridor will have a cumulatively significant impact on the value of this area for overwintering populations of raptors. This is a regional problem not amenable to mitigation or addressment at the individual project level. n Mitigation of this impact could only be accomplished on U' a broad regional basis that would, in affect, negate Q the ongoing urbanization of this region. There are no known planning or financial tools available at this 3 Q time that would prevent or significantly ameliorate this process of urbanization. None of the raptor species utilizing this corridor appear on either the Federal or State Endangered Species list. Several, however, do appear on the blue list (Tate, 1966) and are known to be subject to population declines regionally or nationwide, but it is doubtful that the RVAD project, in and of itself, will result in a significant effect on any raptor population. Remaining Inland Sage Scrub within the boundaries of the RVAD consists primarily of isolated patches on broken ground unsuitable to more intensive agricultural usage. As such, this habitat type is broken -into fragments which, if preserved intacked, would result in relatively small islands not suitable for preservation. Soule and Simberloff (1986) identify the following parameters as being necessary criteria when selecting a biological reserve that will have long-term survivability: o an area having optimum habitat for species of special concern o an area of high species diversity o an area distinguished by a high degree of endemicity o areas allowing security for long term conservation The remaining. patches of Inland Sage Scrub within the RVAD boundary do not meet any of the above criteria. The occurrence of species of special concern is spotty or populations are so low in numbers that survival of an isolated. group would be questionable; due to past agricultural utilization the areas do not demonstrate high species diversity; there are no known sensitive 4 O endemics within the RVAD; and none of the areas which O could be preserved would be of a sufficiently large Q' size to afford security of the biological components on a long-term basis. ~ Table IV-9 within the Environmental Impact Report n p~ identifies ten sensitive species that occur within the RVAD b d oun ary. The specific status of these ten species is detailed in the attached table. One of these, the Golden Eagle, is fully protected under special Federal statutes and the disturbance of its nest(s) is specifically prohibited by law. The Golden Eagle is not known to nest within the boundaries of the D RVAD but if such are identified they could not be subject to development. This species breeds to the southeast in the Agua Tibia and Palomar range and birds from th t l ti d b a popu a on un ou tedly forage throughout the Temecula area. The Black-shouldered Kite is a fully ~-1r~ 1= \ 1 protected species under California law and is adapted ~.~~ to urbanized environments. This species has made a ('J notable population comeback since the banning of DDT - and other egg-thinning pesticides that resulted in near destruction of this species. It is considered to be o tibl i h h i c mpa e w t t e ongo ng development of the Temecula area, Stephen's Kangaroo Rat is subject to a proposed rule under federal law that would designate it as endangered under the Federal Endangered Species Act. It is anticipated that the proposed rule will become ~Y ~y final- near the end of calendar 1988. With the designation of this species as endangered under the _. Federal Statutes any population of the species occurring within the boundaries of the RVAD would be subject to specific addressment separate from the California Environmental Quality Act process. It is Q anticipated that a Habitat Conservation Plan (HCP) will 5 be developed in the near term for this species, Properties within the RVAD ,will undoubtedly be included as a part of the HCP, As indicated in the Environmental Impact Report, extensive trapping within the RVAD has not identified extant populations of this species, although it has occurred historically within the area. The remaining 7 species appearing within Table IV-9 (Cooper's Hawk, Grasshopper Sparrow, Rough- legged Hawk, Ferruginous Hawk, San Diego Horn Lizard, Black-tailed Gnatcatcher, and Orange-throated Whiptail) are not presently designated under either California or Federal law as threatened or endangered. The Cooper's Hawk, Rough-legged Hawk, and Ferruginous Hawk all occur in the RVAD area only as transients. A lack of suitable nesting sites and the existing degree of human utilization of the area limits their occurrence. Both the Grasshopper Sparrow and the California Black- tailed Gnatcatcher breed in the Temecula area (Garret and Dunn, 1981); the former in grassland the latter in Inland Sage Scrub, Although the RVAD itself will not directly effect in any significant way populations of these two species, proposed residential developments (not directly a part of this EIR) may. The San Diego Horned Lizard and the Orange-throated Whiptail are restricted to sandy sage scrub and to mature Inland Sage Scrub respectively. The Whiptail's presence is closely correlated with the occurrence of its primary food species: the Western Subterranean termite. As is the case with most of the above species, the RVAD will itself have little direct effect on these habitats and will, therefore, have no direct significant impact. Implementation of subsequent resident projects may result in significant reductions in both of these species populations. 6 a n The adverse impacts to non-native grasslands and the remnant Inland Sage Scrub communities due to implementation of the RVAD are not significant and, therefore, extensive mitigation is not required. c. The Department expressed concern for the existence of historic Stephen's Kangaroo habitat within the project a area. As identified above this species has been proposed as an endangered species under the Federal U Endangered Species Act. A final rule making is L1 anticipated in November of 1988. Extensive trapping /-1; conducted as a part of the RVAD Environmental Impact IUY Report found no extant populations of the species within the assessment district boundary. _ In conjunction with the anticipated listing of this species as endangered, a habitat conservation program D for Western Riverside County will be prepared. - If colonies aze identified within the assessment district boundary at some future time, they would undoubtedly become a part of this overall preservation progzam for the species. Q LJ 0 a D ~. a Federal* State** Other*** Cooper's Hawk - 3rd Priority BL Grasshopper Sparrow - - BL Golden Eagle Protected 3rd Priority - Rough-legged Hawk - - - Ferxuginous Hawk C2 - - Stephen's Kangaroo Rat "E" T N/A Black-shouldered Kite - Protected - San Diego Horned Lizard C2 - N/A California Black-tailed Gnatcatcher C2 2nd Priority - Orange-throated Whiptail C2 - N/A *Federal status based on U.S. Fish and Wildlife Service (1985 and 1986) **State status based on following sources: Threatened and Endangered species: California Department of Fish and Game (1980) Birds: Remsen (1978) Mammals: Williams (1986) ***Tate (1986) 8 Q a. nO U CITED Fish and Wildlife Service 1985 Endangered and Threatened Wildlife and Plants; Review of Vertebrate Wildlife. Federal Register 50 (181):37958-37967 Fish and Wildlife Service 1986a Endangered and Threatened Wildlife p d a a 50 CFR 17.11 Garrett, Kimball, and J. Dunn 1981 Birds of Southern California. Los Angeles Audubon Society. Remsen, Jr., J. V. 1978 Bird Species of Special Concern in California. California Department of Fish and Game, Sacramento. Smith, Jr., James P. ed. 1984 Inventory of Rare and Endangered Vascular Plants of California. 'California Native Plant Society, ~ecial Publication No. 1 (3rd Edition), Berkeley. Tate, Jr., James 1986 The blue list for 1986. Am. Birds. 40 (2):227-236. Williams, Daniel F. 1986 Mammalian species of special concern in California. California Department of Fish and Game, Sacramento. 9 Q Q O Attachment "B" Comments to the Draft Environmental Impact Report c~ D 0 a a St°ta of G°liFer~i° a O To O ,~. 0 Q D RA~eve®P®ndueva `Mr. John Keene Dare °January 22, 1988 state Clearinghouse Office of Planning and Research P~OCO `Sacramento 1400 Tenth Street, Room 121 Sacramento, California 95814 From Dop°remont of Food and Agri`vltvr~_1220 N Street, Room 104 Sacramento,'CA 95814 Sabject: SCH No. 87110216--Vail Ranch Specific Plan The California Department of Food and Agriculture (CDFA) has reviewed the Draft Environmental Impact Report (DEIRj for the above referenced project and has the following comments and recommendation. Approval of the Plan would convert 719.5 acres of grazing land, some of which is prime agricultural land, to urban use. River- side County's Open Space and Conservation Map designates the site for agricultural use. The site is in an Agricultural Preserve, however, the contract will expire in January, 1989. Productivity is considered marginal due to limited grasses and urbanization of the area. The loss of agricultural land is not considered to have significant environmental impact. The CDFA recognizes the reality of Riverside County's growing population and the concomitant need for additional residential development, but we are especially concerned about the rate at which farmland is being converted to urban uses. The CDFA is also concerned about the rapid development and number and size of projects within the Rancho Villages Assessment District. Ac- cording to the DEIR, a Southwest Territories Community Plan is being developed. This Plan is a necessary component for orderly growth and development in this area. Such a Plan should be com- pleted and evaluated before individual projects and plans are approved. The CDFA strongly recommends that decisions regarding the development of Vail Ranch be reserved until the Community Plan is reviewed and finalized. The purpose of these comments is to register the Department's concern. Ultimate decisions regarding the project are of local concern and rest with local agencies. ,~ Y __ 11 Jl cC`s~``~ / o ti Martha Neuman ~"'w\ ~~ ~aa6 Research Assistant ,P\v ~sr ` ,~,~5@ k4 (916) 322-5227 6 ~ ~~.-~ so-+oe Src•e of Caliiernia RH~ev~®a~e~duesn or»e 1. Gordon F. Snow, Ph.D. \ To Assistant Secretary for Resources g ~? ~ 2. County of Riverside ~ FCF~ . Planning Department q/V2 ~-7J 4080 Lemon Street, 9th Floor 8 gr„s'F~ ~ ~p8g~ Riverside, CA 92501 "~GS''"~f Attention: Uzma Siddique ~ ~'d~ From Dopartmont of Wator Rosevrcos Los Angeles, CA 90055 ~w ~' Thx Roaeurces A9d Fv 0 Subject: EIR for Vail Ranch Specific Plan 240 end Land Use, SCHq 87110216. ~ Your subject document has been reviewed by our Department of Water Resources staff. Recommendations, as they relate to water conservation and flood damage prevention, are attached. After reviewing your report, we also would like to recommend that you further consider implementing a comprehensive program to use reclaimed water-for !(~ irrigation purposes in order to free fresh water supplies for beneficial uses U requiring high quality water supplies. n For further information, you may wish to contact John Pariewski at -- U (213) 620-3951. //'~~..~~ Thank you for the opportunity to review end comment on this report. ~ I ~~ , ~J Charles R. White, Chief Planning Branch Southern District Attachments (~ D o~ D u D 0 ®E~AWYI~EWY O~ WdYSW WESGbJWC~S WSCAAAPA~R1®AYIONS QO (~OL9 WAY~t~ CObSSR!/AYIOM A~® tlVAYSR REC6A(~AY80F1 To reduce water demand, implement the water conservation measures described here. Ro®ulPO~ Q The following State laws require water-efficient plumbing fixtures in structures: o Health and Safety Code Section 17921.3 requires low-flush toilets and urinals in virtually sll buildings as follows: "After January 1, 1983, all new buildings constructed in this state shall use water closets and associated flushometer valves, if any, which are water-conservation water closets as defined by American National Standards Institute Standard A112.19.2, and urinals and associated flushometer valves, if any, Lhat use less than an average of 1-1/2 gallons per flush. Blowout water closets and associated flushometer valves are exempt from the requirements of this section." o Title 20, California Administrative Code Section 1604 (f) (Appliance Efficiency Standards) establishes efficiency standards that give the maximum flow rate of all new showerheads, lavatory faucets, and sink faucets, as specified in the standard approved by the American National Standards Institute on November 16, 1979, and known as ANSI A112.18.1M-1979. o Title 20, California Administrative Code Section 1606(b) (Appliance Efficiency Standards) prohibits the sale of fixtures that do not comply n with regulations. No new appliance may be sold or offered for sale in qlJ~ California that is not certified by its manufacturer to be in compliance with the provisions of the regulations establishing applicable efficiency standards. o Title 24 of the California Administrative Code Section 2-5307(b) (California Energy Conservation Standards for New Buildings) prohibits O the installation of fixtures unless the manufacturer has certified to the CEC compliance with the-flow rate standards. n o Title 24, California Administrative Code Sections 2-5352(1) and (3) iUAI address pipe insulation requirements, which can reduce water used before hot water reaches equipment or fixtures. These requirements apply to steam and steam-condensate return piping and recirculating hot water piping in attics, garages, crawl spaces, or unheated spaces other than between floors or in interior walls. Insulation of water-heating systems is also required. Q a 0 o Health and Safetv Code Section 4047 prohibits installation of O residential water softening or conditioning appliances unless certain conditions are satisfied. Included is the requirement that, in most instances, the installation of the appliance must be accompanied by water conservation devices on fixtures using softened or conditioned water: . o Government Code Section 7800 specifies that lavatories in all public U facilities constructed after January 1. 1985, be equipped with self-closing Faucets that limit flow of hot water. i Yo ~o I~~low~on4od ~rPtoro G~pllcablo Interior: 1. Supply line pressure: Water pressure greater than 50 pounds per square inch (psi) be reduced to 50 psi or less by means of a pressure-reducing valve. 2. Drinking fountains: Drinking fountains be equipped with self-closing valves. 3. Hotel rooms: Conservation reminders be posted in rooms end restrooms.° Thermostatically controlled mixing valve be installed for bath/shower. 4. Laundry facilities: Water-conserving models of washers be used. m 5. odels of dishwashers be used or spray Restaurants: Water-conserving emitters that have been retrofitted for reduced flow. Drinking water be served upon request only.° 6. Ultra-low-flush toilets: 1-1/2-gallon per flush toilets be installed in ell new construction. Exterior•O 1. Landscape with low water-using plants wherever feasible. O 2. Minimize use of lawn by limiting it to lawn-dependent uses, such as playing fields. When lawn is used, require warm season grasses. (~ 1 3. Group plants of .similar water use to reduce overirrigation of ~ low-water-using plants. 4. Provide information to occupants regarding benefits of low-water-using 1 1 landscaping and sources of additional assistance. 1 J °The Department of Water Resources or local water district may aid in developing these materials or providing other information. D 0 D r as. a lied on to of 5• Use mulch extensively in all landscaped a e Mulch pp p soil will improve the water-holding capacity of the soil by reducing evaporation and soil compaction. 6. Preserve and protect existing trees and shrubs. Established plants are often adapted to low-water-using conditions and their use saves water needed to establish replacement vegetation. 7• Install efficient irrigation systems that minimize runoff and evaporation and maximize the water that will reach the plant roots. Drip irrigation, soil moisture sensors, and automatic irrigation systems are a few methods of increasing irrigation efficiency. a 8. Use pervious paving material whenever feasible to reduce surface water runoff and to aid in ground water recharge. O 9. Grade slopes so that runoff of surface water is minimized. 10. Investigate the feasibility of using reclaimed waste water, stored ('} rainwater, or grey water for irrigation. ~f 11. Encourage cluster development, which can reduce the amount of land being n ^ converted to urban use. This will reduce the amount of impervious IL^~ \) paving created and thereby aid in ground water recharge. ~/ 12. Preserve existing natural drainage areas end encourage the incorporation of natural drainage systems in new developments. This aids ground water recharge. 13. To aid in ground water recharge, preserve flood plains and aquifer O recharge areas as open space. 0 Q L1 Q D ~LAO® ®Al`~AC~ ~W~H~RIYIARI In flood-prone areas, flood damage prevention measures required to protect a proposed development should be based on the following guidelines: 1. It is the State's policy to conserve water; any potential loss to ground water should be mitigated. I~ ~( 2. All building structures should be protected against a-100-year flood. 3. In those areas not covered by a Flood Insurance Rate Map or Flood Boundary and Floodway Map, issued by the Federal Emergency Management the 100-year flood elevation end boundary should be shown in the Agency , Environmental Impact Report. 4. At least one route of ingress and egress to the development should be available during a 100-year flood. a 5. The slope and foundation designs for all structures should be based on detailed soils and engineering studies, especially for hillside developments. 6. Aevegetation of disturbed or newly constructed slopes should be done as soon as possible (utilizing native or low-water-using plant material). ']. The potential damage to the proposed development by mudflow should be assessed and mitigated as required. a 8. Grading should be limited to dry months to minimize problems associated with sediment transport during construction. O D D I J Sh~to of California n G~~P~7®P®P1~1IB91 O to 'Mr. John Reene O State Clearinghouse Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, California 95814 Dare °January 22, 1988 vi«B °Sacramento From DopoAmont of Faad and AgrievharQ._1220 N Street, ROOM 104 Sacramento,~CA 95814 S"~'SCS No. 87110216--Vail Ranch Specific Plan U The California Department of Food and Agriculture (CDFA) has reviewed the Draft Environmental Impact-Report (DEIRj for the L above referenced project and has the following comments and (u} recommendation. Approval of the Plan would convert 719.5 acres of grazing land, Q, some of which is prime agricultural land, to urban use. River- side County's Open Space and Conservation Map designates the site for agricultural use. The site is in an Agricultural Preserve, however, the contract will expire in January, 1989. Productivity is considered marginal due to limited grasses and urbanization of the area. The loss of agricultural land is not considered to have significant environmental impact. The CDFA recognizes the reality of Riverside County's growing population and the concomitant need for additional residential 0 development, but we are especially concerned about the rate at which farmland is being converted to urban uses. The CDFA is also concerned about the rapid development and number and size of projects within the Rancho Villages Assessment District. Ac- cording to the DEIR, a Southwest Territories Community Plan is being developed. This Plan is a necessary component for orderly growth and development in this area. Such a Plan should be com- pleted and evaluated before individual projects and plans are approved. The CDFA strongly recommends that decisions regarding the development of Vail Ranch be reserved until the Community Plan is reviewed and finalized. The purpose of these comments is to register the Department's concern. Ultimate decisions regarding the project are of local D concern and rest with local agencies. ~ -. .. /, ` %~r:~ Q "r ~~f•C~~~ ~ o J Ol °` Martha Neuman 2 ~ Research Assistant ~~',N ~F`G, „15~ 4 (916) 322-5227 6 ~.- GIEPR„ i `~ D SURNAME so i oe State of Californio RA~evt®r®ncdues~t Ta State Clearinghouse Office of Planning s 1400 19th Street Sacramento, CA 95814 Business, Transpxtatan and Mousing Age Date :January 22, 1988 ( ~ Reseazch \\JJ File No.: OB-Riv-15-3.44 S08-RiRi9v-79-14.55/19. r i 7110216 Attention John Reene ~ ` ~ ~' ~~`~ ~~ 5 From DEPARTAAEAIT ~OF Tl:AidSPORTATIOPI .,~ ~ ~ ~~ District B ~ _ ~ ~ 9~'2CF;; ~bi~+: DEIR - Vail Ranch Specific n ~~~si9,~>".~ D ;: ._._y , Because of the complexity of the project an heA extensive evaluation in the short time remaining, we discuss our concerns with the County of Riverside before the drafting of the final environmental documen The following are comments that need to be considered: ~. ~,: .; ~~ a necessity for would like to (Lead Agency) t is approved. o The Vail Ranch Specific Plan when considered with Wolf Valley will have a significant impact to both Routes 79 and i-15. n We agree with the' mitigative measures noted on Pages 265 U and 266 for traffic impacts. Other mitigative measures and appropriate funding mechanisms should be stated such as intersection widening and signalization at: 1. I-15 and Route 79 south ramps 2. Pala Road and Route 79 3. Margarita Road and Route 79 4. Butterfield Stage Road and Route 79 o In addition, extensive modifications to the I-15 and Route 79 (front Street) Interchange will be necessary by project build-out. The County of Riverside should include this need in the Rancho Valley Assessment District and should find other sources for funding the needed interchange improvements as the area develops. The Drban Interchange concept by Greiner (~ Engineering, Inc., could be a possible solution to the LJ projected traffic congestion at this location. o The report recognizes that flows in Temecula Creek carry an "extreme amount of suspended solids°, however, calculations . for the Creek do not include the volume increase due to the suspended solids and the flood plain may not be restricted to the proposed channel if this effect is taken into account. The report also proposes considerable changes in the creek with detention lakes, improved channel and bridge crossing. (~ a Ly a a O 0 State Clearinghouse Attention John Reene Page 2 January 22, 1988 Any_or all of the proposed changes could have a significant effect on Creek degradation/aggradation for a considerable distance up and down stream of the improvements which could endanger the structural integrity and/or the water carrying capabilities of street and highway drainage structures of the area. The creek changes must take into consideration the changes in sediment and improvements as necessary to protect the highway. Cumulative impacts from additional development in the area need to be analyzed and considered in the mitigation measures. o Drainage improvements for the area must take into consideration the importance of the State highway in the area and recognize that higher standards and design criteria are required. o We want to review the drainage plans when available. Should any work be required within State highway right of way, Caltrans would be a responsible agency and may require that certain mitigation measures be provided as a condition of permit issuance. We urge early and continuous liaison with Caltrans on proposed plans as they affect State highways. If you have any questions, please contact Richard Dennis at ATSS 670-4165. Original Signed By G, Visbol GOY G. VISBAL Chief, Transportation Planning Branch O RAD:bh / cc: GSmith, P1an.Coord.Onit,DOTP / Sroto .rf Galifaanea RA~e~®P®wd~ev~ To ~ 1. Projects Coordinator Resource's''Agency 2. County of Riverside Planning Department 4080 Lemon Street, 9th Riverside, CA 92501 hom Dopartmont of Fmh end Goma y,y~: Draft Environmental impact Assessment District (RVAD), DEIRS for the Vail Meadows, and Vail Ranch Development, 871110216, respectively) TFw 8osourcw A(gh /~^~2c~% s~gti? 9~~~ ,' L cF i~ (. Floor !~ ~.. ~n~ry 27, 1,9~ A. ~// ~~, °°~ ) `, 4 2 ~J Report (DEIR): Rancho Villages Riverside County, SCH 87082402 (and Wolf valley, Butterfield Stage Ranch, SCAS 87072003, 87031614, 87030917, and U We have reviewed the DEIR for the RVAD which is a plan to finance public facilities construction in a 5,860-acre area along the Highway 79 corridor in Rancho California in southwestern Riverside O County. The public facilities consist of streets, bridges, water, sewer, and flood control improvements. The RVAD consists of 36 separate properties. Four of these properties, totaling 849 acres (Wolf Valley, Vail Ranch, Butterfield Stage Ranch, and 3 , Vail Meadows), are also currently under review for development, h ~ and the Department of Fish and Game (Department) has reviewed t DEIRS for each of these related projects. The planning area is largely rural and consists of coastal sage scrub, row crops and f i on o grazing lands, and is bisected by Temecula Creek. Construct the proposed improvements will primarily impact the .riparian resources of Temecula Creek whereas subsequent construction of the related residential and commercial developments will primarily affect historic Stephen's kangaroo rat (SRR) habitat and other sensitive species associated with the coastal sage scrub community O (San Diego horned lizard, California black-tailed gnatcatcher and osahge-throated whiptail), and will negatively impact raptors through conversion of grasslands which.are important raptor foraging areas. The DEIRS for the Vail Meadows, wolf Valley, Butterfield Stage n Ranch, and Vail Ranch redevelopments (SCRs 87072003, 87031614, U 87030917, and 87110a16,-respectively) are very closely related to each other in terms Df project impacts upon fish and wildlife resources. Additionally, these developments (totaling 3,849' acres) are entirely contained within the 5,680-acre area of the RVAD. Further, each of these DEIRS alludes to -mitigation proposals discussed in the DEIR for the RVAD (SCR 87082402). For a these reasons, this letter shall serve as the Department's comments on five distinct DEIRS (SCRs 87072003, 87031614, 87030917, 87110216, and 87082402). - - - - O _ -- D Q a 00 .~ _2. Approximately 25 acres of riparian habitat associated with Temecula Creek will be adversely impacted by proposed developments. mitigation measures described in the RvAD DEIR (the creation of a Biological Enhancement Program involving 70 acres to O be dedicated to the enhancement and preservation of riparian habitats) have merit but additional information regarding a precise description of impacts an3 a precise description of existing conditions within the 70-acre mitigation area is needed. It is the policy of the Department to oppose projects which result in a net loss of either wetland acreage or wetland habitat values. In this regard, the loss of riparian wetlands associated with ~j proposed development must be offset through creation of no less ~j riparian acreage of no less habitat value than that acreage and those valves which would be lost to project implementation. We O recommend that the County incorporate mitigation requirements into the DEIR which assure that no net loss of either wetland acreage or wetland habitat values will result from project implementation. Department personnel are available to work with County staff on O the development of such a mitigation program. The RVAD DEIR, as well as the related DEIRS discussed above, describe losses of grassland and coastal sage scrub communities that are important habitats for several sensitive species (page 352, RVAD DEIR). We believe that the California Environmental Quality Act (CEQA), as well as the Land Use O Standards of the County Comprehensive General Plan, require either avoidance of impacts to sensitive wildlife species. or that such impacts are fully mitigated. Instead, the .DEIR understates the 0 significance of these impacts and offers no mitigation for the -loss of grassland and sage scrub communities. We recommend that these habitats be preserved as open space in sufficient acreage to reduce impacts to these sensitive resources to levels of 11 insignificance. The Department considers adverse impacts to LJ grasslands and south coastal sage scrub communities which would result from project implementation to be significant unmitigated O adverse impacts which are inconsistent with the requirements of CEQA. The DEIR documents the existence of historic SRR habitat within Q the project area. This documentation, in addition to similar documentation for related projects in the subject 5,860-acre area, _- is evidence of the fact that the SRR-population in the County is D - in extreme jeopardy. For this reason, we renew our request to the County Planning Department and the Board of Supervisors to work with the Department on the preparation and implementation of Countywide plan for the preservation of this species. In light of a the County's burgeoning population growth (estimated at approximately 5 percent per year) it is not an exaggeration to find that, without a cohesive plan for the preservation of this species, it is threatened with extinction. -3- ~'' In summary, we recommend against certification of the RVAD DEIR U (and related DEIRS discussed above) until such time as our concerns have been resolved. Department personnel are available to discuss ouz concerns and recommendations in greater detail. Thank you for the opportunity to review and comment on this O project. if you have any questions, please contact Fred Worthley, Regional Planager of Region 5, at 245 W. Broadway, Suite 350, Long Beach, CA 90802-4467 or by telephone at (213) 590-5113. '~~c~~'P.(.~ Pete Soli Director o a ~~ . o 0 - ~ ~- ~ a _ a ~- - a .- _ - ~ ~`t 0 O Q D 0 a c~ D O a O LJ 0 a ~~~ C~o~o o~IlO G~p~c~ Serving Riverside and San Bernardino Counties Tahquitz Group u Los Serranos Group San Bernardino Mttts. Group a Mojave Group S68 N. Mountain View Ave., Suite 130 -- ._ ' San Bernardino, CA 92401 (714) 381-5015 January '5, 19b8 Uzma 5iddioue Riverside County Planning DEpartment =i0c0 Lem_•n _.T_ree P.iverside. CA G=SCE RE: DEIR No.240. Specific Flan No. X22• ;Vail Ranch) DEar Ms. SiddiquE: The sierra Club has the following =emments: (1) The DEIR contain=_ no rcferencE to the prcject site's potential a5 :ablt3t for the least Bell's VireG, a feder3i _';! 115ted endan£ered 5peClES. 1h15 is a 5lgnifK ant 1Ra~=Ey'lia C~' a5 the W1110W sta reds In the riparian h3b1L3t arc apps OCQ-idLE vireo habitat. A spring/summEr biological survEy is en absolute necESSi*_y. The survey must be frequent Enough and over an eytended timE period to ensure thcrough assessment of the potential for LBV habitat. Guidance should bE socght from the U.S. Fish and Wildlife Service to ersurE adeq~!acy of review. The studies must be completed prior to certification of the EIR. Indeed, the studies will represent significant new information and will necessitate recirculation of a revised Uraft EIR. It is also clear, given the direct and indirect impacts to many sensitive species, that the project-will have significant adverse impacts on wildlife/vegetation contrary to the DEIR's conclusion. (2) The DEIR fails to present criteria for determining when impacts are significant or net. Similarly, it is net clear when proposed mitigation measures reduc_ the levEl of impact to ihsignificance. Thus there is no clear connection tetween the data and the impact analysis. This is a fundamental flaw in the DEIR which demands revision and recirculation. (=i The project will have major impact en landforms and the visual character of the area. Impacts to open spacE must, •~' '•.~ ... To explore, enjoy and preserve the nation's forests, waters, wildlife, and wilderness ... `W~ therefore, be considered significant: The proposed mitigation measures do not reduce the level of impa~=ts to insignificance. !4i Pa,ee 262 of the DEIR refers to "area wide cumulative u-affic~totals as shown on the table below." The table, however, does not subsequently appear. The lack of data in this section ma};es it impessiGie to assess the level of project impacts. This section is inadequate and should be redone and recirculated. (Si The treatment of water resources is inadequate. M=_r<_ reference to the Rancho Villages Assessment district, which has not yet been approved, is not adequate evidence that the water resources will be available for this project. The same is true for sewage treatment, with respect to whic'r, _~ merely asserted that the increases in EMWP's sewage treatment, facility's capacity "can and will be made as the need arises." (6) Page 289 refers to issues of regional parks being addressed "by the County in its own pending initiative." To what is this a reference? (7> The DEIR does not adequately address impacts ass x late} with cumulative exceeding of the SLAG growth forecast for the area, particularly with respect to regional air qualit~~ and transportation plans. (a) Cumulative impacts to wildliieivegetation, traffic and C1rCUlatlOn, alr quality. and Water resources. open space, ag lands, and public services and facilities should all be listed as significant adverse impacts not mitigated to a level of insignificance. (9) No environmentally superior alternative is identified and no indication is given as to Whether the County chooses to reject project alternatives, and, if so, why. This does not comply with CEQA Guidelines, Section 15126 (d) (1). Again, this deficiency must be corrected and the DEIR recirculated. Sincerely, Bill Havert Conservation Coordinator a ~ ~ntd ;> ~~~~ ~ ~; ~_:". ~. .._. ~. rourwEan cRtlfoanlR R/10CIATIOn Of GOl1EanI1lEnTl D 600 !ouch Commonwealth Avenue •luite 1000 • loi Rngele~ • Coli/ornia • 90005 •213/385-1000 January ~22, 1988 a Q Mr. Richard J. MacHott Riverside County Planning Department 4080 Lemon Street, 9th Floor Riverside, California 92501 a RE: Rancho Villages Assessment District, Butterfield Stage Ranch, Wolf Valley and Vail Ranch Draft Environmental Impact Reports O SCAG File Numbers RI-50918-EDR, RI-50919-EDR, RI-50920-EDR, RI-50939-EDR Dear Mr. MacHott: Thank you for submitting the Rancho Villages Assessment District Draft_ Environmental Impact Report (DEIR). Because of the close relationship of the document to the DEIRs for Butterfield Stage Ranch, Wolf Valley and Vail Ranch and because all of the documents were prepared in a similar format by the same consultants this letter will be used to respond to all four documents. Staff review is based on regional plans and policies and the issues we asked to be D addressed in our responses to the Notices of Preparation. Rancho California is experiencing most of the issues that occur with rapid growth in Southern California. These issues, and how private and public leaders o and citizens can take actions that serve the economy, environment and social equity, are being addressed at the Regional General Assembly, February 4, 1988, in the City of Industry. I think the program would be particularly timely and a of interest to persons involved in shaping the future of Rancho California through the development review process and other actions. A program is enclosed for your consideration. Each of the project-specific DEIRs presents different population growth projections based upon the cumulative impacts of related proposed projects (107,729 for Hoff Valley, 114,729 for Vail Ranch and 138,646 for Butterfield Q Stage Ranch), This is certainly confusing and should be clarified. For the purposes of this discussion, the largest total presented (in the Assessment District OEIR) will be used. That total of 109,730 additional dwelling units in 55 .projects over 26,000 acres is not presented with a corresponding population projection. Using the average of 2.1 persons/dwelling unit for RSA 49, the additional units will result in an additional 230,433 persons. Hhen added to the 1984 population of RSA 49 (34,215), this would result in a population of o 264,648, almost double the 141,858 Baseline Projection Year 2010 population for /~ the entire RSA. ~ 1 The three project-specific DEIRs compare the three different and lower Q Mr. Richard J. MacNott Page 2 January 22, 1988 cumulative population projections with the SCAG-82 forecast. Assessment District DEIR entirely omits any comparison of the with regional forecasts. As requested in our comments on the should compare the projections with both the SCAG-82 Modified Baseline Projection. O~ In addition, the expected growth a NOPs, the DEIRs forecast and the Since the Regional Air Quality Management Plan is based upon the growth assumptions in SCAG-82 Modified, it is essential that the DEIRs fully consider and attempt to mitigate the air quality impacts of the additional anticipated growth. In this regard, we commend the requirement of an air quality enhancement fee paid by the developers to offset regional cumulative impacts. It would be helpful if the DEIRs specified the types of programs that will be supported with these funds. In addition, the County should require and the OEIRs should enumerate a number of transportation/land use measures to reduce trip generation at existing and future development. SCAG is currently working with the Riverside County Transportation Commission concerning the implementation of the measures included in a Prototype Transportation/Land Use Ordinance and Report published by SCAG in January, 1987. Another approach is to include an air quality element in the General Plan, as was done in the City of Pleasanton. Copies of that plan are available from SCAG or the Air Quality Management District. a In addition, the preponderantly residential nature of existing, recent and planned developments in the area has exacerbated the increasing jobs/populatio imbalance in the region. In particular, over the last two years Los Angeles and Orange Counties have had employment growth at twice the rate of population a growth while Riverside County's employment growth (9.1 percent from 1985-86) is roughly 60 percent greater than its population growth (6.7 percent from 1/1/86 to 1/1/87). While the three project-specific DEIRs explicitly address the D concern over jobs/population imbalance, it does not attempt to analyze or quantify the overall impact of the related projects on the balance of jobs and population in the region. It should be made clear that the projects, by proposing substantial housing increases without assurances of proportionate employment increases, will likely lead to a greater regional imbalance. The DEIRs should also analyze and document the air quality and transportation impacts if current trends continue and Rancho California's residential growth further increases long-distance commuting to Los Angeles and Orange Counties. The dramatic increase in long-distance commuting among Riverside County residents has significant impacts on regional traffic and air quality that should be quantified and mitigated in the cumulative impact sections. The very brief discussion of these subjects in the DEIRs is not appropriate given the importance of the issue. Thank you for the opportunity to comment. We applaud the great deal of thought and work that has gone into planning for the substantial growth in this area and we eagerly await the forthcoming Southwest Territory Land Use Area Plan currently being prepared by your Department. We also commend the creation of 0 ~} Mr. Richard J. MacHott O Page 3 o January 14, 1988 EIR for the Rancho Villages Assessment District to provide a more comprehensive means of evaluating the impacts of growth in a cluster of projects. We would appreciate the opportunity to review the final EIRs when they become available. a If you have any questions, please contact Tom Brady at (213) 739-6742 or mew at (213) 739-6649. a Since , __ D RICHARD SL Principal Planner 0 RS:TB O GC: Brian Farris, SCAQMD D O O 0 D d DEPARTRAEPIT OF HEALTH T®: RIVERSIDE COUNTY PLANNING DEPT. January ATTN: Uzma Siddique FR@Ca:~ R. LOCHS, Land Use Supervisor QE: EIR 240/SP 223 - VAIL RANCH ~~ ~~•.~i~~.~~r ~,;I ~~~. U JAN 2 71 RIVEfiSiu~ CUi:Nr ~'~.';1'~;~~ DEPARTU~ Environmental Health Services has received and reviewed the above referenced Rancho California project and has the following comments: SEWEFt WAT'ER 8 _ _ _ a The Vail Ranch project will receive its' utility services (water and sewer) per Rancho Villages Assessment District. A general review of the geology reveals the project is bi-sected by Temecula Creek. Numerous water wells are shown ^ '`_ on the plats. Liquefaction statements are cited in the 1/ 1 1 report. It is presently thought that recent ground ~~ J subsidence due to localized pumping along the Temecula Creek which basically parallels existing fault line(s) is a primary contribution to ground instability in the Rancho a California-Temecula area. The above concerns need mitigation for the project to be feasible. JCS:tml D SOLID WASTE O The EIR did not address the amount and impact of the construction waste to be generated for the proposed project. The handling and transporting of the construction waste must a be addressed. There wns no mention of the impact on the residential O collection of the waste to be generated from the proposed development. The EIR is inaccurate as to what sites the waste generated in the Rancho California area must be taken to. The Elsinore Disposal Site is closed to the receipt of waste therefore, Double Butte is the only site available to receive waste in the Rancho California area. O a o 00 Riverside County Planning Dept. Page Two ATTN: Uzma Siddiqve EIR 240/SP 223 a 0 SOLID_WAST'E_<cont_) Contrary to statements within the EIR, any development utilizing the Double Butte Sanitary Landfill for the disposal of solid waste will have an impact on the site, Q particularly if there is no alternate site. SLS:rz HRL:tac D 0 a a a a Valley-Wide Recreation and Park District s~-, •: ,__ 901 West Esplanade Avenue _ P. O. Box 907 2~==~ Q= ~._._ . `~-= San Jacinto. California 92383 E ~- .:- ~._:. 0 Telephone (714) 654-1505 - .7! N--' ® DEC 291987 M:=k S:^°~.~^ RIVt1,~l~~t :, r~4TY PLA~ihiiJu D~~AriT~~SEyT December 22, 1987 O I•ts. Uzma Siddique Riverside County Planning Department 400 Lemon Street, 9th Floor a Riverside, CA 92501 RE: EIR 240/Specific Plan 223 Vail Rancll D Dear Ms. Siddique: Valley-Wide Recreation and Park District has the following concerns relating to the Vail Ranch specific plan number 223/EIR 240: 1. Ordinance 460.76 page 18 item "d" states: "Active recreational 0 uses do not include natural open space, nature study areas, open space for buffer areas, steep slopes, riding and hiking trails, scenic overlooks, water courses, drainage areas or a eater bodies." This development proposes parks in said areas and does not meet the guidelines of useable park space. 2. Location of Parks - Fora development of this size, one centrally located 21.5 acre park would be appropriate. From the standpoint of accessibility and functional use, in audition to maintenance, a park located toward the middle of the project is recommended. a 3. Page 15 - Open space listing of 16% as generous. Tite only use for said land is open space and could not be used for any other purpose then flood control and as a river bed. O 4. Page 17 Park A - 7.0 acres is within the Temecula creek wash. Is this useable space? What type of permanent facilities could be constructed on site? 5. Page 13 Park B - Meets the definition of open space and does not satisfy any park requirements. O U D D 00 U U O 0 115. Uzma Siddique Riverside County Planning Department Riverside, California December 22, 1987 Page Two 6. Page 63 - Park A shall be fully developed prior to the issuance of the 2,000 residential occupancy permit. The proposed construction is too late into the project. .lumber one, Park A is in a poor location and the useability is questionable and number tHO, the park if approved in current location should be required to be developed much earlier. The park should be developed prior to 1,000 permits. 7. Page 63 - Park 8 - Is not a park. 3. Page 133 states "CSA 143 is a large geographic base for funding of services:. The document does not address maintenance and/or the provider of recreation programs and activities, 9. Page 170 - Hillside Density reinforces the fact that the open space is made up of "unstable slopes should be designed as common open space." 10. Page 174 - Further states that "Host areas of 25p slopes or greater will be designated as open space." 11. Page 181 - Appears that open space area is in a flood plain in addition to both park sites. Parks in a flood zone are acceptable for special uses. However, as useable parks, it is questionable. 12. Pages 200^9-291 - List mitigation measures pertaining to parks and recreation but they do not clearly meet the requirements of ordinance 460. 13. In closing, the District recommends that the area annex to an appropriate agency providing park and recreation services. Valley-bide appreciates this opportunity to comment on the specific plan. Please transmit any future data to the District Office. Sincerely, amue Goe ,.._G eral itanager Va ey-Wide Recreation and Park District SWG:ps 0 sPOneseenson Joaolo glra odo P.O. Doa 1677 Yonoculo, Cc. 92790 Yc1bn1 11n11 776 676-1760 ca;acu. queens Ms. Uzma Siddique P61111p lsom: Riverside County Planning Department 9rorcno prrooda 4090 Lemon Street, 9th Floor Buaaell gvrpAr Riverside, California 92501 seal la L: Sorm Qar1a Gil rod Glor to ~tlrig6c Re: Vail Ranch (S.P.) (1223, EIR 1/240 Dear Ms. Siddique, As the tribal Spokesperson for the Temecula band of Luiseno Mission Indian I have reviewed the Vail Ranch Specific Plan 11223, EIR No. 240 The-draft is deficient in the following ways: D a a a A. In the development Plans htere is no mention of Preserv- ing Indian Burial grounds. 8. We recommend that the burial ground site be fenced with an access road leading to the burial site for the use of the Pechanga Members. C. During any trenching or grading a Tribal Advisor be present to verify any and all Indian Artifacts and/our culturally r lated findings and also .all artifacts be rightfully returNed~ to the Pechanga Band. D. That the burial site be left out of future maps to cur- tail grave robbing. E. That the Residential density be minimized to 2 dwellings per 5 acres surrounding the burial site vicinity. F. Due to the increased population growth impacting our ex- terior Reservation bcW~daries some grarantees be considered to provide theReservation residency with water quantity and quality. G. Consideration be given to the Reservation regarding its future residential and commercial growth thereby insuring enough water to meet our grotlth needs subject to the water quantity andquality we enjoy today. H. Provide an EIR to the Pechanga Indian Reservation for future development by the development companies in this area. F. Please ensure that this reservation is notified of all public hearings regarding the above case.. I am confident that you will respond to the recommendations and Requests ma~~in this letter. ~~y,~.L ~7cz lvy~cFC.. Jennie Miranda, Tribal Spokesperson ~~cx~c~ ~~g~r ~~~~~v~~g®~ TEMECULA 8.4ND OF LUISENU MISSlUN INDIANS Jauary 20, 1988 D O a a a lM/ah 't~ "': '~ LY'~ JAIV 19)°83 RIVE~S~~~ ;.:~~:,~.y PLA;J,4INu ~~PH;iTl,A~lv7 Uzma Siddique a Riverside County Planning Department January 12, 1988 4080 Lemon Street, 9th Floor Riverside, California 92501 RE: Vail kanch Specific Plan # 223 - EIR 240 Dear Mr. Sidtlique: D As a Native American Observer and a member of the Temecula Band of Luiseno Mission Indians, I have reviewed the Vail Ranch Specific Plan # 233 -EIR 240. The Draft EIR is deficient in the following ways regarding environmental and cultural resources: 1. The Draft EIR has not been properly circulated to surrounding Indian Tribes in this area fer their review. This omission violates the California Environmental Duality Act (Pub. Resources Code, Section 21000 et seq.). "L. The Draft EIP, fails to show proper updates on the cultural resources that will be affected by this proiect. As a Native American Observer and a member of the Temecula Band of Luiseno Mission Indian, my recommendations for the Vail Ranch Specific Plan # 223 -EIR #240 are as follows: A, Another archeological survey must be performed to produce more significant data on cultural resources and Indian heritage. B. During another archeological survey, a Native American Observer must be hired and present at all times. C. During a17 future grading and trenching of this proiect a Native American Observer must be hired and present at all times. D. A71 Indian artifacts found during an archeological survey or future grading and trenching of this proiect must be returned promptly to the Temecula Band of Luiseno Mission Indians by the Native American Observer. E. To surround the Indian Burial Site with chain lino: fence before any development occurs, and to have full access road only for the Pechanga Band a of Mission Indians to the Burial Site. F. To reduce the housing density in area of the Indian Burial Site. G. Provide an EIR to the Pechanga Indian Reservation for future development by U your company in this area. naota811tr:1 D -2- H. Please ensure that I am notified of all public herings regarding the above EIR a # 240 I am confident that you will repsond to the recommendations and revuests made in this letter. a Phillip Ibanez, Jr., Native American Clvserver 46747 Pala Road Temecula, California 92390 (714)676-5568(Message) a a a a a a a a 0 Oo naota8/1tr:1 O ~O a a D D a a 0 a 0 a Z O f= J W 2 N 2 ~_ Q W d LL 0 Q 0 m O W H a 0 0 Q D U a a 0 a a Q ~`=" ~- Q ~, `:; l~~Board of Supervisors County of Riverside 2 RESOLUTION N0. SB-472 3 ADOPTING SPECIFIC PLAN N0. 223 g (Vail Ranch) g WHEREAS, pursuant to the provisions of Government Code Section 65450 g et se ., a public hearing was held before the Riverside County Board of 7 Supervisors in Riverside, California on September 6, 1988, to consider Specific g Plan No. 223 (Vail Ranch); and, ~ g WHEREAS, all the procedures of the California Environmental Quality Act 10 and the Riverside County Rules to Implement the Act have been met and 11 Environmental Impact Report (EIR) No. 240, prepared in connection with the lp Specific Plan and General Plan Amendment, is sufficiently detailed so that all 13 the potentially significant effects of the project on the environment and lg measures necessary to avoid or substantially lessen such effects have been lg evaluated in accordance with the above-referenced Act and Rules; and, 16 17 18 19 20 al ::?.2 !3 :=. I F?` WHEREAS, the matter was discussed fully with testimony and documentation (presented by the public and affected government agencies; now, therefore, BE IT RESOLVED, FOUND, DETERMINED, AND ORDERED by the Board of Supervisors 'of the County of Riverside, in regular session assembled on October ~, 1988, (!that the following environmental impacts are associated with the proposed specific plan and each of the impacts will be avoided or substantially lessened Fs the ~~__Cif'~e.: ,_.:.,; '='c~~ measui-es: 1. Im~,ae':: l::;e pr~:~ject is '+~cat*:9 ite Grouadshak'pg Zone . ~: II ~ ~-~ 1 ~'. . ~$J! ":; i`: ;'~ a II-B, a.:' portior•. of ?';~ site a~:~ ;~nbj;c~ to potent+;:1 modera`~+ li ~:;et7ct9a;~ h_A~a+~~i. 1 ~~n 1 2 3 4 5 6 7 8 9 10 it 12 13 16 15 as 17, 18~i 19, ao' al 22 23 24 as as a7 28 2. Fiitiuation: 8. SLOPES RND EROSION 1. Im~act• 2. filitiyation: a The above impacts sill be avoided e substantially lessened by implementing a Uniform Building Code Standards, conducting geotechnical studies, employing various n grading and construction techniques such as iJ over excavation and recompactlon of fill a areas, utilizing various structural modifications such as additional footing reinforcement, and through conditions of approval. The subject site consists of limited areas of 25 percent and greater slopes. On-site soils are the Hanford-Tu~unga-Greenfield Soils associated aith slight to moderate soil erosion potential. Potential impacts associated with slopes and erosion aill be mitigated to a level of inslgniflcance Dy retaining areas of 25 percent slope 1n open space. through landscaping techniques, by employing Riverside County hillside development standards and Uniform Building Code grading standards, and through conditions of approval. 2 D a D 0~ ~O a a a Q D a D l0 11 12 13 14 15 16 17 18 19 20 al' a2, a3 a~ as as a7 as c. F~ooDlwc 1. Imoact• 2. F11ti9ation: 0. w0I5E 1. Impact: 2. gitigation• The primary Flood hazard associated with the Bail Ranch Specific Plan is the Temecula Creek 100 year flood plain. Of secondary concern are the tao (2) broad aashes transecting the subfect site in a north-south direction. Potential flood hazards aill be mitigated to a level of insignificance 4hrough the channelization of Temecula Creek in conformance with the Riverside County Flood Control and dater Conservation District requirements. Impacts associated with the ephemeral drainages ails be mitigated through the retention of said areas in an open space designation. Rt full build-out. 4he primary source of noise sill be traffic related, emanating from State Highaay 79. Potential noise contours are 65 dBa and greater at 155 feet from the center line of the State Highaay 79 right-of-aay. Potential noise impacts a111 be mitigated to a level of 4nsigniflcance through some or all of the following measures: building 3 1 2 3 5 6 7 8 9 10 11 la 13 1~S I. 15 16 17 18 19 ao al as 23 a~ 25 as a7 as E. WATER QUALITY 1. Impact: 2. Elitiaation• F. AGRICULTURE 1. Impact: set-backs, decorative blockaalls +' combination alth landscaping treatments, a~.-` compliance aith Title 24 building standards. The proposed protect sill produce a slight increase in run-off due to an Increase in Impervious surfaces. Said impervious surfaces could have an impact on groundwater due to a reduction in recharge and percolation potential. Potential aster quality impacts sill be mitigated to a level of insignificance by retaining tap broad sash areas in open space and incorporating a soft bottom to t~ Temecula Creek channel improvements.( Effluent contamination sill be mitigated through the use of a community seaer collection system. Currently, limited cattle grazing is the only agricultural activity occurring on the subtect site, located in Rancho California Agricultural Preserve qo. 17. The subtect site is identified as agricultural on the Riverside County Open Space and Conservation piap. The site contains limited and 4 a a a 0 c: a 1 2 3 6 S 6 7 S 9 10 11 12 13 1~ 15 16 17 18 19 ao 21 22 23 2S as a7 as discontiguous areas of Class I and Class II soils and two small areas identified as locally important farm land. 2. Mitigation: The subject site does not meet the Riverside County General Ptan criteria with respect to agricultural preservation and has been placed in an agricultural designation due to the • site's agricultural Preserve status. Continued agricultural activity on the subject site is not cost effective or practical due to rising land values, cost of irrigation and limited natural agricultural potential of the subject site. The applicant has filed a petition to cancel the agricultural preserve contract which is due to expire January 1, 1989. additionally, an urban level of infrastructure is presently within reach of the subject site. Based on the above referenced factors, no mitigation is required for the loss of grazing land and the loss of limited Class I and Class II soils in favor of an urban land use and • specific plan designation. 5 1 2 3 4 5 6 7 8 9 to 11 12 13 14 15 16 17 18 19 20 21 z2 23 a~ 25 2s a7 ae 6. HILDLIFE/VEGETATION i. Imyact; 2. Flitigation• The subject site is dominated by non-nati. ' grassland, coastal sage scrub and riparian areas. The riparian habitat is limited to the Temecula Creek sash. No rare and/or endangered plant or plant communities sere found on the subject site. The subject property is located within the historic habitat range of the threatened Stephens Kangaroo Rat. Live trappings did not reveal the presence of this species. The site has limited areas of raptor foraging and perching, in addition to potential habitat for the San Diego Horned Lizard. The San Diego Horned Lizard is listed as sensiti. per the Natural Diversity Data Base. San Diego Horned Lizard habitat sill be preserved and enhanced through the planting of specimen trees within buffer areas and through participation in the biological enhancement program. All anticipated impacts can be mitigated to a level of Insignificance through the preservation of open space. landscape treatments and biological enhancement areas. 6 a a a 1 H. EPIERGY ~{O 2 I. ImDect: Energy resources will be consumed in two ~f 3 stages, short terns and long term. Short term Q ,~ consumption sill be limited to construction- 5 related activity. Long term consumption will 6 result from project Duild-out due to the use ~ of automobiles, lighting, heating and other 8 domestic uses. g 2. gitiaation: The above-referenced consumption sill cause 10 no undue or unanticipated demands on local 11 utility purveyors. Energy conservation 12 measures will be achieved through multiple 13 land uses providing shorter trip lengths, 14 Class I bike paths and through compliance 15 with Title 26 standards. ~'j 16 I• HISTORIC AHD PREHISTORIC RESOURCES l~ 17 1, Impact; The subject site contains six (6) previously 18 recorded archaeological sites including lg findings of the prehistoric, mission period 20 and post mission periods. Additionally, the n 21 underlying Pauba formation 1s recognized as JJ 22 having a generally good fossil bearing 23 potential. 2g 2. gi4laation: Potential impacts to historical and Q 25 prehistorical resources will be m141gated to LS 26 a level of insignificance through the 2Y following measures: 7 2a 1 a 3 S 6 7 J3 9, 10 111 la 13 1~ 15 16 17 la 19 ao al 22 23 I~ 23 IZ6 27 2a ° Cataloging sites and resources as required. ° Preservation and protection of sites ar necessary. ° Data collection and mapping of sites as necessary. ° Establishment of interpretive center for housing and preserving of artifacts as necessary. ° Continued liason between professional archeologist, Riverside County Parks Department and Native American trained observers. ° Retaining of Paleontologist during grading operations in identified critical areas and at pregrading conferences. IJ. MOUNT PALOMAR SPECIAL LIGHTING DISTRICT 1. Impact; The project site falls within the Mount Palomar Observatory Special Lighting area. Glare and sky glow impacts may occur to the observatory from street lighting, and parking lot lighting treatments. 2. gitlaation: To m141gate potential glare and sky glow impacts to the Mount Palomar Observatory, the project is required 4o utilize low pressure sodium vapor lighting in addition to various shielding requirements. 8 11 fl a d• O 1 2 3 S 6 ~J 7 ~1 8 9 10 11 la 13 1~ 15 16 17 18 ~y 19 IuI 20 21 22 23 2~ 2s Q 2s 27 28 CIRCULATION 1. Impact: 2. Mitigation• The Bail Ranch at project build-out is anticipated to generate approximately 48,120 average daily trips. The subject specific plan will mitigate all anticipated circulation impacts through participation to the Rancho dillages Assessment District. Improvements pertaining to the Bail Ranch Specific Plan include 4he widening of State Highaay 79 to a six lane urban arterial/expressway from Interstate 15 easterly to Kaiser Parkway. Kaiser Parkway easterly 4o Butterfield Stage Road sill be improved 4o a four lane facility; beyond Butterfield Stage Road, State Highaay 19 will transition back to the existing two lane facility. Butterfield Stage Road and Margarita Road south of Highaay 79 will receive full ms3or Highaay improvements within the 110 foot right-of-way. Additionally, all weather access will be provided through the construction of bridges for the Butterfield Stage Road and Margarita Road Creek crossings. 9 !.J 1 a 3 5 6 7 8 9 to 11 lz 13 1~ fly as 17 18 19 ao 21 22 a3 24 ~I as' a7 as, L. HATER 1. Imaact• 2. Fiitigation• Po. SERER 1. Imaact: 2. pitication• The subject specific plan is located aith the Rancho California Hater District (RCWD) and sill consume approximately 3,139 acre feet of aster per year. Rancho Californla Hater District has demonstrated an ability to service the subject site. °Can and sill serve" letters have been received from RCHD for the subject specific plan and implementing subdivisions. The Vail Ranch Specific Plan's major trunk lines and distribution systems are presently being planned as part of the Rancho Villages Assessment District. Said improvements sill meet the project's domestic aster and fir / protection requirements as described by the Riverside County Health and Fire Departments. The subject specific plan is located aithin 4he Eastern Ftunicipal Hater D1strlct (EMHD) and pill generate approximately 1.4 million gallons of aasteaater per day. The phased improvements to EF1HD's Rancho California/Temecula Seaage Treatment Plant are adequate 4o meet the anticipated Yail Ranch Specific Plan discharge rates. °Can to l~ u tJ a Q D a ~.1 0 1 2 3 8 S 6 7 8 9 10 11 12 13 1~ 15 16 17 18 19 ao 21 22 23 2~ 2S as a~ 2s Pl. FIRE 1. Impact: 2. gitigation: and dill serve" letters have been received for the subject site and the implementing subdivisions. The Vait Ranch Specific Plan aill utilize a 24 inch seaer trunk line to be located aithin the State Highway 79 right-of-aay, per the Rancho Villages Rssessment District. Reclamation cater aill be made available for park site and parkaay landscaping applications. The Vail Ranch Specific Plan site receives fire protection from the Temecula Fire station operated jointly by the California Division of Forestry and the Riverside County I Fire Department. The subject specific plan sill have an incremental impact upon the demands placed upon the protection facility. The Riverside County Fire Department is presently planning an additional facility to be located at the corner of Hlnchester Road and Vnez Road. Said faci114y aitl be built conterminously aith projects aithin the Rancho California area through funds acquired by the payment of fire mitigation fees at the development stage. ~~ 1 2 3 S 6 7 S 9 10 11 12 13 16 15 16 17 18 19 20 al a2 23 2~ 28 as 27 28 0. SCHOOLS 1. Impact• 2. ititiaation• P. PARKS 1. Impact: 2. Fiitication: The Vail Ranch Specific Plan is anticipated to generate approximately 560 high scho~.~ students and 1540 elementary and intermediate school students. The project site is located in the Temecula Valley High School District. Satd district's expansion program sill enable the existing Temecula Valley High School facility to absorb the increased student load. The anticipated 1,540 elementary/intermediate students sill be absorbed by the proposed on-site school facilities. The subject specific plan at full build-ou* is anticipated to generate a population c,./ approximately 5,857 individuals. Said` population increase sill contribute to the present demand placed upon regional and local recreational resources. The Vail Ranch Specific Plan sill-provide approximately 109 acres of open space and a combination of passive open space, active open space, and park and recreation amenities. 12 Yp a ~~ ~O D a a a U U 0 1 a 3 S' 6 7 e 9 10 11 la 13 14 15 16 17 18 ', 19 ao al as 23 a3 26 27 28 Q. UTILITIES 1. Imaact: 2. Ftiti9ation: R. DISASTER PREPAREDNESS 1. Imeact: 2. gitigatlon• Approximately 24.6 acres aill be committed to park land, exceeding the 15.3 acres needed to meet the requirements prescribed by the Quimby Act as implemented through Lounty Ordinance No. 460. The utility purveyors have demonstrated an ability to provide the specific plan development . alth an adequate supply of electricity and natural gas to meet the anticipated demand. No mitigation required. The proposed project aill be adequately accessible to all emergency vehicles and aill not hamper the implementation of the I Riverside County Disaster Preparedness Plan. The Va11 Ranch participation in the Rancho I, Villages Assessmen4 District (RVAD) aill provide improvements to the area's circulation network through road and bridge construction and improvements. Said improvements sill 4ranslate 4o a~ positive impact to the area. Rb a~ltigation required. 13 1 a 3 5 6 7 8 9 l0 11 12 13 14 15 as 1~ as 19 ao al az 23 2r& 25 26 27 as S. HEALTH SERVICES 1. Impact: 2. Mitigation• T. AIRPORTS The Vail Ranch Specific Plan will not cau~ undue or unanticipated increases in the hospital care and/or emergency care facilities in the area. Local health care facilities are expected to meet any increased demand in the area. No mitigation required. 1. Impact: The proposed Yail Ranch Specific Plan may place an incremental demand for additional airport services. 2. Mitigation: The Riverside County Aviation Department, in anticipation of groath within the Rancho California area, has proposed the new a~ expanded French Valley Airport near Murrieta Hot Springs. Said airport aill replace the existing Rancho California facility. BE IT FURTHER RESOLVED by the Board of Supervisors that the following impact associated with Specific Ptan No. 223 cannot be fully mitigated and a statement of overriding findings 1s therefore Included herein: AIR ouALtTv 1. Impact: At project build-out. daily motor vehicle emissions for the pro3ect aill total approximately 6,416 lbs/day. Poaer plant emissions for electrical energy consumed 14 i c 0 a U U U ~"ll a a a ~O D a i.l Q ~i U a a 1 a 3 4 5 6 7 s 9 to 11 12 13 1~ 15 16 17 18 19 ao al as 23 a~ 2S 26 I' a7 ~s on-site sill total 174 lbs/day. Natural gas emissions for project consumption sill total ' 59 lbs per day. Approximately 100 lbs of dust per acre aill be generated each day of construction in addition to an undetermined amount of nator emissions during site preparation and construction. 2. Piitioation: Because most of the project-related air pollution emissions are generated by ~ automobiles, effective mitigation is limited. On-site provision for schools, shopping, and recreation has been incorporated into project ~ design. Sufficient acreage has been zoned for industrial use in the Rancho I California/Temecula area to provide employment opportunities. Project design includes a circulation plan designed for efficient and direct traffic flows and alternative transit modes including I pedestrian, bicycle, and eeuestrian trails. Particulate matter and other pollutants generated during grading and construction atll be reduced through conformance to County Grading Ordinance No. 457 ahich stipulates aatering during construction, and planting of ground cover. 15 a 1 a 3 4 S 6 7 8' 9 l0 al la 13 18 1B 16 17 18 19 ao al as a3 a4 as a6 a7 a8 BE IT FURTHER RESOLVED by the Board of Supervisors that it has considered and rejected as infeasible the following alternatives identified within EIR Nr ~ 240 relative to the cumulative air quality impact which cannot be fully mitigated: A. Wo Project Alternative: The No Project Alternative was considered relative to cumulative effects on air quality and has been rejected as infeasible for the following reasons: 1. The No Project Alternative could not produce the fees and taxes projected to result from Specific Plan No. 223 and would not, therefore, provide an economic benefit to the County. 2. The No Project Alternative could not make a meaningful contribution tc the County employment base. 3. The No Project Alternative could not reduce the already existinc housing need created by rapid area population growth. 4. The No Project Alternative would mean that the project site would n~ significantly add to air quality degradation per se, but such degradation could still result if potential project residents stimulate housing demand elsewhere in the basin. B. Decreased Scope Alternative: The Decreased Scope Alternative was considered relative to cumulative air quality impacts and has beer rejected as infeasible for the folloaing reasons: 1. The Decreased Project Scope Alternative could reduce opportunities foi providing a variety of densities and housing types in achieving thr marketing objective of a community of social and economic diversity. 2. The Decreased Scope Alternative could reduce recreational amenities, based on economic feasibility and reduced project acreage. 16 If n ;a a nn 1 3, The Decreased Scope Alternative would reduce economic benefit for the U O 2 County. ' a 5 C, Increased Scope Alternative: The Increased Scope Alternative was ~ considered relative to the cumulative air quality impacts and has been g rejected as infeasible for the following reasons: o 6 1. The Increased Scope Alternative would result in increased impacts to ~ air quality, energy, sheriff protection, and solid waste. ~} g 2. The Increased Scope Alternative would not meet the project's market ~J g objective in providing a diversity of housing types. O lD 3. The Increased Scope Alternative would intensify uses in an area 11 removed from the urban core of the Rancho/Temecula area. O 12 BE IT FURTHER RESOLVED by the Board of Supervisors that it has balanced 15 the benefits of the project against the unavoidable adverse environmental Q 16 effects thereof. to wit: the cumula*ive air quality impact, and has determined 15 that the folloaing benefits outweigh and render acceptable those environmental 16 effects: 17 A, Specific Plan No. 223 will provide 2,431 residential units which reflect lg existing economic parameters and respond to current market demands. lg g, Specific Plan No. 223 will provide park and recreational areas totalini 20 115.6 acres in which all members of the community can participate. a 21 Included are active, as well as passive, recreational opportunities. a 22 C. Specific Plan No. 223 provides for alternative modes of transportatto g5 within and adjacent to the site, comprised of bicycle, equestrian an 0 ~ pedestrian trails (including interlinking community paseos). 23 0. The developer(s) of the project will participate in the Rancho Village U ag Assessment District which will provide for certain infrastructure a a~ 17 26 L1 1 2 3 4 5 6 71 S 9~ to 11 12 13 14 15 16 17 18 19'. ao al a2 23 2~' 25 as' 27~ 28 I improvements. including sanitary sewer, roadway, and storm drainage 'j i i improvements. ' U E. An elementary/intermediate site totalling 28 acres has been designated fog ict t l Di S h D . r s c oo use by the Temecula Union F. The project design includes provision for congregate care facilities. O BE IT FURTHER RESOLVED by the Board of Supervisors that Specific Plan No. 223 will implement applicable elements of the Riverside County Comprehensive General Plan as follows: _ A. Land Use Element: The Riverside County Comprehensive General Plan {~ lJ recognizes the project area as transitioning from agricultural land uses to urban land uses and an associated economic base, and that this area can be expected to experience increased urbanization. The Vail Ranch Specific ~ Thi ~ i A i Pl O s ann ng rea. tory Plan protect is located in the Southwest Terr area is characterized by urban land uses and corridors along Interstate I n 15, specifically in the Rancho California-Temecula area. Adopted specif' ~ ll plans in the area include Holf Valley Specific Plan and Pala Village Specific Plan. Densities and land uses proposed by Specific Plan No. 223 are similar to those proposed by other specific plans in the area. The applicant is also participating in the Rancho Villages Assessment District In terms i h i i fi an sm. ng mec nanc ts for infrastructure improvements and for of available and proposed infrastructure and existing pattern of urban development, 4he subject site meets the qualifications for Category I and II land use policies a4 this time. f ~l B. Administrative Element: The protect provides a fiscal impact report and s time frames for development, pursuant to the land use policies of the n U U Administrative Element. The fiscal impact analysis projects a positive ~ impact on County services at pro3ect build-out. 18 I • • 1 C. Regional Element: This project represents approximately 4.1 percent of 2 the growth expected in the Southwest Territory land Use Planning Area (RSA s 49) for the year 2010. Specific Plan No. 223 alone will not exceed the ~ SCAG growth forecasts. The project provides for commercial and S residential land uses within its boundaries. 6 D. Public Facilities and Services Element: The project contains a ~ comprehensive public services and facilities program for circulation. a e water, sewer. fire protection and other services. An urban level of ~f 9 infrastructure is presently within reach of the subject site and will be l0 Provided per the Rancho Villages Assessment District. 11 E• Housing Element: The proposed Specific Plan will provide 2,789 12 residential units with a variety of product types. The project also D 13 includes about 29.1 acres of parks/recreational uses, 71.9 acres of 16 commercial land uses, 28.3 acres of school site, and about 85.5 acres of 15 open space. 16 F. Environmental Hazards and Resources Element: EIR No. 240 assessed the n 17 full range of concerns associated with this project. EIR No. 240 proposed Ln1 18 mitigation for each of the identified impacts. Overriding findings are ~1 19 required for air quality and are included herein. Q 20 8E IT FURTHER RESOLVED by 4he Board of Supervisors that it has reviewed 21 and considered EIR No. 240 in evaluating Specific Plan No. 223, that EIR No. 22 240 is an accurate and objective statement that complies with the California 23 Environmental Quality Act, that EIR No. 240 1s certified, and that EIR No. 240 Q 2~ is hereby incorporated herein by reference. ~} 2S BE IT FURTHER RESOLVED by the Board of Supervisors that Specific Plan No. U 26 223, on file with the Clerk of the Board, including the final conditions of 0 27 19 a8 1.J 1 2 3 5 6 7 8 9'. 10' it 12 13 14 15 16 17 18 19 ao al 22 23 28 25 as a7 as approval and exhibits. is hereby adopted as the Specific Plan of Land Use for the real property shown on the plan, and said real property shall be develope substantially in accordance with the specific plan, unless the plan is repealed or amended by the Board. BE IT FURTHER RESOLVED by the Board of Supervisors that copies of Specific Plan No. 223 shall be placed on file in the Office of the Clerk of the Board, in the Office of the Planning Director and in the Office of the Director of Building and Safety, and that no applications for subdivision maps. conditional use permits or other development approvals shall be accepted for the real property shown on Specific Plan No. 223, unless such applications are substantially in accordance therewith. Roll Call resulted as follows: Ayes: Ceniceros, Larson, Younglove and Abraham Noes: None Absent: Dunlap U~a~~tG:mcbOctober 6, 1988 - Thursday Thx lore¢dn6 !s eortgiad to bz a •/~x Dopy o? o roaohRiori 0:~! zCO,::M CY i0 EaurO of Sug..:+ M60n ;F~• O:te :!.weir, terlh. . Ai bA~ td Do.''4A Oq /// g~ugq zo .. U 0 1 ORDINANCE NO. 348.2929 a 2 AN ORDINANCE OF THE COUNTS OF RIVERSIDE AMENDING 3 ORDINANCE N0. 398 RELATING TO ZONING n 4 jUI 5 a The Board of Supervisors of the County of Riverside 6 Ordains as Follows: 7 Section 1. Section 4.2 of Ordinance No. 348, and 8 Official Zoning Plan Map No. 2, as amended, are further amended 9 ~, to by placing in effect in the Alberhill Area the zone or zones as shown on the map entitled'Change of Official Zoning Plan 0 11 Amending Ordinance No. 348, Map No. 2.1383, Change of Zone Case 12 No. 5133," which map is made a part of this ordinance. (1~ 13 U Section 2. Article RVIIa of Ordinance No. 348 is amended 14 by adding thereto a new Section 17.44 to read as follows: 15 SECTION 17.44. SP ZONE REQUIREMENTS AND STANDARDS FOR 16 SPECIFIC PLAN NO. 223. 17 a. Planning Area 1. 18 19 (1) The uses permitted in Planning Area 1 of n 20 Specific Plan No. 223 shall be the same as those uses U permitted in Article VII, Section 7.1 of Ordinance No. 21 ~j 348 except that the use permitted pursuant to Section L1 22 7.1(hy shall not be permitted. In addition, the 23 24 permitted uses identified under Section 7.1(b) shall also include noncommercial community association recreation 25 (~ and assembly buildings and facilities. u 26 27 (2) The development standards for Planning Area 1 of Specific Plan No. 223 shall be the same as those (^1 28 U ceaue~.ceeamcs courm camsc~ -1- wrt[ mo ,.,.. yam srnecr wvcxsiot. cwuronNU 1 standards identified in Article VII, Sections 7.2 throug~ 7.11 of Ordinance No. 348. 2 3 (3) Except as provided above, all other zoning 4 requirements shall be the same as those requirements identified in Article VII of Ordinance No. 348 5 . ' b. Planning Area 2. 6 (1) The uses permitted in Planning Area 2 of 7 8 Specific Plan No. 223 shall be the same as those uses permitted in Article VII, Section 7.1 of Ordinance No 9 . 10 348 except that the use permitted pursuant to Section 7.1(h) shall not De permitted. In addition the 11 , 12 permitted uses identified under Section 7.1(b) shall also 13 include noncommercial community association recreation and assembly buildings and facilities. 14 15 (2) The development standards for Planning Area 2 16 of Specific Plan No. 223 shall be the same as those 17 standards identified in Article VII, Sections 7.2 through 7.11 of Ordinance No. 398. 18 19 (3) Except as provided above, all other zoning 20 requirements shall be the same as those requirements identified in Article VII of Ordinance No 348 21 . . c. Planning ALea 3. 22 23 (1) The uses permitted in Planning Area 3 of 24 Specific Plan No. 223 shall be the samr. as those uses permitted in Article VI, Section 6.1 of Ordinance No 348 25 . except that the use permitted pursuant to Section 26 6.1(a)(5) shall not be permitted. 27 28 cwuu i. cEERUMCS CWNTY COUNSEL - 2 - SUITE ]00 ]515 ~ LOTH STREET RNERSIDE. CAL60RNU (2) The development standards for Planning Area 3 1 of Specific Plan No. 223 shall be the same as those O 2 standards identified in Article VI, Section 6.2 of 3 Ordinance No. 348, except that the development standards 4 set forth in Article VI, Section 6.2(a), (b), (c), and 5 0 6 (d) shall be deleted and replaced by the following: A. Building height shall not exceed three 7 (3) stories, with a maximum height of thirty-two a 8 feet (32'). 9 O 10 B. Lot area shall be not less than four thousand five hundred (4,500) square feet. The 11 O minimum lot area shall be determined by excluding 12 that portion of a lot that is used solely for 13 access to the portion of the lot used as a building 14 15 site. C. The minimum average width of that portion 16 of a lot to be used as a building site shall be 17 forty feet (40') with a minimum average depth of 18 Q seventy-five feet (75'). That portion of a lot 19 used for access oa "flag" lots shall have a minimum n I I 20 width of twent feet (20') IJ y . 21 D: The minimum frontage of a lot shall be 22 thi i ' rty-s x feet (36 ), except that lots fronting on 23 knuckles or cul-de-sacs may have a minimum frontage 24 of thirty-five feet (35'). 25 (~ In addition, the following standards shall also apply: u 26 AA. Garages shall be set back a minimum of 27 thirty feet (30') from the face of the curb. ^ 28 ( 1 cuw~c~.cEEwtres courm counsEy _ - 3 - surrt wo U 1515 ~ IOfH 57REET arvEASOE. ULIFORnu BB. Where a zero lot line design is utilized, 1 the alternate side yard shall be not less than ten 2 feet (10'). 3 (3) Except as provided above, all other 2oninq 4 requirements shall be the same as those requirements 5 identified in Article VI of Ordinance No. 348. 6 d. Planning Area 4. 7 (1) The uses permitted in Planning Area 4 of 8 Specific Plan No. 223 shall be the same as those uses 9 permitted in Article VI, Section 6.1 of Ordinance No. 348 10 except that the use permitted pursuant to Section 11 6.1(a)(5) shall .not be permitted. 12 (2) The development standards for Planning Area 4 13 of Specific Plan No. 223 shall be the same as those 14 standards identified in Article VI, Section 6.2 of 15 Ordinance No. 348, except that the development standards 16 set forth in Article VI, Section 6.2(a), (b), (c), and 17 (d) shall be deleted and replaced by the following: 18 A. Building height shall not exceed three 19 (3) stories, with a maximum height of thirty-two 20 feet (32'). 21 B. Lot area shall be not less than four 22 thousand five hundred (4,500) square feet. The 23 minimum lot area shall be determined by excluding 24 that portion of a lot that is used solely for 25 access to the portion of the lot used as a building 26 site. 27 28 crlwn,. cEEwncs courm counsEi - 4 - slmE 300 3515 ~ IOTM STREET RIVERSIDE. CALIFORRLS lU D a ~{ U 1 C. The minimum average width of that portion of a lot to be used as a building site shall be O 2 D focty feet (40') with a minimum average depth of 3 seventy-five feet (75'). That portion of a lot 4 O used for access on "flag" lots shall have a minimum 5 width of twenty feet (20'). 6 D. The minimum frontage of a lot shall be 7 thirty-six feet (36'), except that lots fronting on 8 knuckles or cul-de-sacs may have a minimum frontage 9 0 of thirty-five feet (35'). 10 In addition, the following standards shall also apply: 11 AA. Garages shall be set back a minimum of 12 thirty feet (30') from the face of the curb. 13 BB. Where a zero lot line design is utilized, 14 the alternate side yard shall be not less than ten 15 feet (10~). 16 (3) Except as provided above, all other zoning D 17 requirements shall be the same as those requirements 18 a identified in Article VI of Ordinance No. 348, 19 e. Planning Area 5. a 20 (1) The uses permitted in Planning Area 5 of 21 Specific Plan No. 223 shall be the same as those uses 22 permitted in Article VI, Section 6.1 of Ordinance No. 348 23 except that the use permitted pursuant to Section 24 6.1(a)(5) shall not be permitted. 25 (2) The development standards for Planning Area 5 0 26 of Specific Plan No. 223 shall be the same as those 27 o standards identified in Article VI, Section 6.2 of 28 ,. eeewnes counlvcouHSe~ -5- surrtwo asss~ ian+srnFn wv~ws~x. c~tffoanu i Ordinance No. 348, except that the development standards 1 set forth in Article VI, Section 6.2(a), (b), (c), and 2 (d) shall be deleted and replaced by the following: 3 A. Building height shall not exceed three 4 (3) stories, with a maximum height of thirty-two 5 feet (32'). 6 B. Lot area shall be not less than four 7 thousand five hundred (4,500) square feet. The g minimum lot area shall be determined by excluding 9 that portion of a lot that is used solely for 10 access to the portion of the lot used as a building 11 site. 12 C. The minimum average width of that portion 13 of a lot to be used as a building site shall be 14 forty feet (40') with a minimum average depth of 15 seventy-five feet (75'). That portion of a lot 16 used for access on "f la q" lots shall have a minimum 17 width of twenty feet (20'). 18 D. The minimum frontage of a lot shall be 19 thirty-six feet (36'), except that lots fronting on 20 knuckles or cul-de-sacs may have a minimum frontage 21 of thirty-five feet (35'). 22 In addition, the following standards shall also apply: 23 AA. Garages shall be set bank a minimum of 24 thirty feet (30~) from the face of the curb. 25 BB. Where a zero lot line design is utilized, 26 the alternate side yard shall be not less than ten 27 feet (10'). 28 cEVUni.cEEmincs 6 coulrn counsEt - - surrE aoo SS]S~IOfX STREET RIVERSIDE. CALIFORNU a p° 0 a (~ 1 (3) Except as provided above, all other zoning O requirements shall be the same as those requirements a 2 identified in Article VI of Ordinance No. 348. 3 f. Planning Area 6. 4 5 (1) The uses permitted in Planning Aria 6 of a 6 Specific Plan No. 223 shall be the same as those uses 7 permitted in Article VI, Section 6.1 of Ordinance No. 348 0 except that the uses permitted pursuant to Section 8 6.1(a)(5) and (6) shall not be permitted. 9 O 10 (2) The development standards for Planning Area 6 of Specific Plan No. 223 shall be the same as those D 11 standards identified in Article VI, Section 6.2 of 12 Ordinance No. 348, except that the development standards 13 set forth in Article VI, Section 6.2(a), (b), (c), and 14 15 (d) shall be deleted and replaced by the following: A. Building height shall not exceed three 16 17 (3) stories, with a maximum height of thirty-two feet (32'). 18 Q B. Lot area shall be not less than five 19 thousand (5,000) square feet. The minimum lot area 20 shall be determined Dy excluding that portion of a 21 D lot that is used solely for access to the portion 22 of the lot used as a building site. 23 C. The minimum average width of that portion 24 of a lot to be used as a building site shall be 25 D forty feet (40') with a minimum average depth of 26 seventy-five feet (75'). That portion of a lot Q 27 used for access on "flag" lots shall have a minimum 28 ~~~~~ width of twenty feet (20'). COUNTY CWNSEL SIAfE 700 -'~ - 1515 ~ tOM STREET RIVERSIDE. CNJFORNU D. The minimum frontage of a lot shall be 1 forty feet (90'), except that lots fronting on 2 knuckles or cul-de-sacs may have a minimum frontage 3 of thirty-five feet (35'). 4 In addition, the following standards shall also apply: 5 AA. Garages shall be set back a minimum of 6 thirty feet (30') from the face of the curb. 7 BB. Where a zero lot line design is utilized, 8 the alternate side yard shall be not less than ten 9 feet (10'). 10 (3) Except as provided above, all other zoning 11 requirements shall be the same as those requirements 12 identified in Article VI of Ordinance No. 348. -- 13 g' Planning Area 7. 14 (1) The uses permitted in Planning Area 7 of 15 Specific Plan No. 223 shall be the same as those uses 16 permitted in Article VI, Section 6.1 of Ordinance No. 348 17 except that the uses permitted pursuant to Section 18 6.1(a)(5) and (6) shall not be permitted. 19 (2) The development standacds for Planning Area 7 20 of Specific Plan No. 223 shall be the same as those 21 standards identified in Article VI, Section 6.2 of 22 Ordinance No. 348, except that the development standards 23 set forth in Article VI,~Section 6.2(a), (b), (c), and 24 (d) shall be deleted and replaced by the following: 25 A. Building height shall not exceed three 26 (3) stories, with a maximum height of thirty-two 27 feet (32'). 28 cEnan,. cEExur/cs CWNTYCW -8- NSEL SURE~OD 1114. IQRiSTREET RIVERSIDE. CALIFORNIA a a a a a B. Lot area shall be not less than five 1 thousand (5,000) square feet. The minimum lot area O 2 shall be determined by excluding that portion of a 3 lot that is used solely for access to the portion 4 of the lot used as a building site 5 . O 6 C. The minimum average width of that portion of a lot to be used as a building site shall be 7 forty feet (40') with a minimum average depth of O 8 seventy-five feet (75'). That portion of a lot 9 0 10 used for access on "flag" lots shall have a minimum width of twenty feet (20'). 11 D D. The minimum frontage of a lot shall be 12 forty feet (40'), except that lots fronting on n 13 u 14 knuckles or cul-de-sacs may have a minimum frontage 15 of thirty-five feet (35'). In addition, the following standards shall also apply: 16 AA. Garages shall be set back a minimum of 17 thirty feet (30') from the face of the curb. 18 a 19 BB. Where a zero lot line design is utilized, the alternate side yard shall be not less than ten 20 feet (10'). 21 22 (3) Except as provided above, all other zoning D requirements shall be the same as those requirements 23 a 24 identified in Article VI of Ordinance No. 398. h. Planning Area 8. 25 (1) The uses permitted in Planning Area 8 of D 25 Specific Plan No. 223 shall be the same as those uses 27 permitted in Article VI, Section 6.1 of Ordinance No. 348 28 ,. cEERUncs counn counsE~ - 9 - wrtE aao 1V5~ I0RI STREET RR/ERSIDE. CALIFORXIA i 1 except t the uses permitted pursuant to section 6.1(a)(`_ and (6) shall not be permitted. 2 (2) The development standards for :lanninq Area 8 3 of Specific Plan No. 223 shall be the same as those 4 standards identified in Article VI, Section 6.2 of ' 5 Ordinance No. 348, except that the development standards 6 set forth in Article VI, Section 6.2(a), (b), (c), and 7 (d) shall be deleted and replaced by the following: 8 A. Building height shall not exceed three 9 (3) stories, with a maximum height of thirty-two 10 feet (32'). 11 B. 'Lot area shall be not less than five 12 13 thousand (5,000) square feet. The minimum lot area shall be determined by excluding that portion of a 14 lot that is used solely for access to the portion 15 of the lot used as a building site. 16 C. The minimum average width of that portion 17 of a lot to be used as a building site shall be 18 forty feet (40') with a minimum average depth of 19 seventy-five feet (75'). That portion of a lot 20 21 used for access on "flag" lots shall have a minimum width of twenty feet (20'). 22 D. The minimum frontage of a lot shall be 23 forty feet (40'), except that lots fronting on 24 , knuckles or cul-de-sacs may have a minimum frontage 25 of thirty-five feet (35'). 26 In addition, the following standards shall also apply: 27 28 cEwun J. GEERLINGS - CWNfYCOUNSEL - l O- SUrtE JfID 1SL• ~ IOM 51REET RNERSIDE. GILIFORNI~ 0 0 1 ~O 2 3 D 4 5 Q 6 7 D 8 9 10 a 11 12 O 13 14 15 16 17 18 19 20 21 22 23 24 25 26 0 27 28 U cER,un,. cr.ERUncs courm camsE~ surtE goo 7575~IOM 51REEt RNERSIOE. C~LIFORRI~ AA. Garages shall be set back a minimum of thirty feet (30') from the face of the curb. HB. Where a zero lot line design is utilized, the altecnate side yard shall be not less than ten feet (10'). (3) Except as provided above, all other'zoninq requirements shall be the same as those cequirements identified in Article VI of Ordinance No. 348. i. Planning Area 9. (Intermediate School Site) (1) The uses permitted in Planning Area 9 of Specific Plan No. 223 shall be the same as those uses permitted in Article VI, Section 6.1 of Ordinance No. 348. In addition, the permitted uses identified under Section 6.1(a) shall also include public schools. (2) The development standards for Planning Area 9 of Specific Plan No. 223 shall be the same as those standards identified in Article VI, Section 6.2 of Ordinance No. 348. (3) Except as provided above, all other 2oninq requirements shall be the same as those requirements identified in Article VI of Ordinance No. 348. j. Planning Area 10. (Elementary School) (1) The uses permitted in Planning Area 10 of Specific Plan No. 223 shall be the same as those uses permitted in Article VI, Section 6.1 of Ordinance No. 348. In addition, the permitted uses identified under Section 6.1(a) shall also include public schools. -11- (2) The development standards for Planning Area 1~ 1 of Specific Plan No. 223 shall be the same as those 2 standards identified in Acticle '/I, Section 6.2 of 3 Ordinance No. 348. 4 (3) Except as provided above, all other zoning 5 cequirements shall be the same as those requirements 6 identified in Article VI of Ocdinance No. 348. 7 k. Plannino Area 11. (Regional Park) 8 (1) The uses pecmitted in Planning Area 11 of 9 Specific Plan No. 223 shall be the same as those uses 10 permitted in Article VIIIe, Section 8.100 of Ordinance 11 No. 348. In addition, the permitted uses identified 12 under Section 8.100(a) shall also include undeveloped 13 open space and public parks. 14 (2) The development standards foc Planning Acea 11 15 of Specific Plan No. 223 shall be the same as those 16 standards identified in Article VIIIe, Section 8.101 of 17 Ocdinance No. 348. 18 (3) Except ae provided above, all other zoning 19 requirements shall be the same as those requirements 20 identified in Article VIIIe of Ordinance No. 348. 21 1. Plannino Acea 12. (Park Site A) 22 (1) The uses permitted in Planning Area 12 of 23 Specific Plan No. 223 shall be the same as those uses 24 permitted in Article VIIIe, Section 8.100 of Ordinance 25 No. 348. In addition, the permitted uses identified 26 undec Section 8.100(a) shall also include public packs. 27 28 cER,uo i. cEEwhcs CWMYCWRSEL - -12- /~ wrtE aoo 1515~10IH STREET RIVE0.510E. CALIFORRU 0 1 (2) The development standards for Planning Area 12 2 of Specific Plan No. 223 shall be the same as those standards identified in Article VIIIe, Section 8 101 of 3 . Ordinance No. 398. 4 (3) Except ae rovided ab 5 p ove, all other zoning 6 requirements shall be the same as those [equi[ements identified in Article VIIIe of Ordinance No 348 7 . . m. Planning Area 13. (Park Site B) 8 9 (1) The uses permitted in Planning Area 13 of 10 Specific Plan No. 223 shall be the same as those uses 11 Permitted in Article VIIIe, Section 8.100 of Ordinance 12 No. 348. In addition, the permitted uses identified 13 unde[ Section B.100(a) shall also include public parks. 14 (2) The development standards for Planning Area 13 15 of Specific Plan No. 223 shall be the same as those standards identified in Article VIIIe, Section 8 101 of 16 . Ordinance No. 348. 17 18 (3) Except as provided above, all other zoning D 19 requirements shall be the same as those requirements identified in Article VIIIe of Ordinance No 348 20 . . n. Planning Area 14. (Park Site C) 21 22 (1) The uses permitted in Planning Atea 14 of 23 Specific Plan No. .223 shall be the same as those uses permitted in Article VIIIe, Section 8.100 of Ordinance a 24 25 No. 348. In addition, the permitted uses identified 26 unde[ Section 8.100(a) shall also include public parks. 27 (2) The development standards for Planning Area 14 Q of Specific Plan No. 223 shall be the same as those 28 ~ ,.cEERUncs R counTr coune[~ - _ 1 3 _ _ ~ ) wnE goo J ~ T5 35~IOTH STREET RNFASIDE. CAUfoRnu 0 standards identified in Article VIIIe, Section 8.101 of 1 Ordinance No. 348. 2 (3) Except as provided above, all other zoning 3 requirements shall be the same as those requirements 4 ,. identified in Article VIIIe of Ordinance No. 348. 5 o. Planning Area 15. (Paseo Park D) 6 (1) The uses permitted in Planning Area 15 of 7 Specific Plan No. 223 shall be the same as those uses 8 permitted in Article VIIIe, Section 8.100 of Ordinance 9 No. 348. In addition, the permitted uses identified 10 under Section 8.100(a) shall also include public parks. 11 (2) The development standards for Planning Area 15 12 of Specific Plan No. 223 shall be the same as those 13 standards identified in Article VIIIe, Section 8.101 of 14 Ordinance No. 348. 15 16 (3) Except as provided above, all other zoning 17 requirements shall be the same as those requirements ' identified in Article VIIIe of Ordinance No. 348. 18 p. Planning Area 16. (Open Space) 19 (1) The uses permitted in Planning Area 16 of 20 Specific Plan No. 223 shall be the same as those uses 21 permitted in Article VIIIe, Section 8.100 of Ordinance 22 No. 348. In addition, the permitted uses identified 23 under Section 8.100(a) shall also include undeveloped 24 open space. 25 (2) The development standards for Planning Area 16 26 of Specific Plan No. 223 shall be the same as those 27 standards identified in Article VIIIe, Section 8.101 of 28 ~,,,,~,<<°„~ Ordinance No. 348. [Dorm counse~ sort[ goo uss ramsrneer -14- xrvexste[. cuaaanu Q u (3) Except as provided above, all other zoning 1 ~ requirements shall be the same as those requirements ~ 2 identified in Article 'v"IIIe of Ordinance No. 348. 3 q. Planning Area 17. (Historical Commercial A) 4 (1) The uses permitted in Plannin A 17 f g tea o 5 6 Specific Plan No. 223 shall be the same as those uses C-P S ~~ permitted in Article IRb, Section 9.50 of Ordinance No. 7 398 except that the uses permitted pursuant to Section 8 9.50(a)(3), (6), and (16); and (b)(1) through (21) shall 9 O not be permitted. 10 (2) The development standards for Planning Area 17 11 Q of Specific Plan No. 223 shall be the same as those 12 standards identified in Article IRb, Section 9.53 of 13 Ordinance No. 348. 14 _ ~ \ 15 (3) Except as provided above, all other zoning ~"t ) requirements shall be the same as those requirements ~J 16 identified in Article IRb of Ordinance No. 348. 17 r. Planning Area 18. (Historical Commercial B) 18 (1) The uses permitted in Planning Area 18 of 19 Specific Plan No. 223 shall be the same as those uses 20 permitted in Article IRb, Section 9.50 of Ordinance No. 21 398 except that the uses permitted pursuant to Section 22 9.50(a)(3), (6), and (16); and(b)(1) through (21) shall 23 not be permitted. a 24 (2) The development standards for Planning Acea 18 25 of Specific Plan No. 223 shall be the same as those O 26 standards identified in Article IRb, Section 9.53 of 27 (~ II L1 28 Ordinance No. 398. ,.cEEnuncs COUNTY COUNSEL - 1 S - i SURE ~l10 ~ 7515~IOfN 5fREET NIVERSIDE. CALIFORlM (3) Except as provided above, all other zoning 1 requirements shall be the same as those requirements 2 identified in Article IXb of Ocdinance No. 348. 3 s. Planning Area 19. (Commercial Area A) 4 (1) The uses rermitted in Planning Area 19 of 5 Specific Plan No. 223 shall be the same as those uses 6 permitted in Article IRb, Section 9.50 of Ordinance No. 7 348. In addition, the permitted uses identified under 8 Section 9.50(a) also shall include congregate care 9 residential facilities. 10 (2) The development standards for Planning Area 19 11 of Specific Plan No. 223 shall be the same as those 12 standards identified in Article IRb, Section 9.53 of 13 Ordinance No. 348. 14 (3) Except as provided above, all other zoning 15 requirements shall be the same as those requirements 16 identified in Article IRb of Ordinance No. 348. 17 t. Planning Area 20. (Commercial Area B) 18 (1) The uses permitted in Planning Area 20 of 19 Specific Plan No. 223 shall be the same as those uses 20 ('GAP-h zone permitted in Article IRb, Section 9.50 of Ordinance No. 21 348. 22 (2) The development standards for Planning Area 20 23 of Specific Plan No. 223 shall be the same as those 24 standards identified in Article IRb, Section 9.53 of 25 Ordinance No. 348. 26 (3) Except as provided above, all other zoning 27 requirements shall be the same as those requirements 28 cERnLn a cEERUncs -16 - CWKT'/000NSEL SURE ]00 JSbS~IOM STREET RRIERSIDE. CALIFORRi~ ~~ 1 a 2 3 4 5 a 6 7 a 8 9 10 ~ 11 12I 13 14 15 16 17 18 19 20 21 n 22 23 U 24 25 ,0 26 KLW:bin 813PLAN27 i/28/88 28 i -b ~. ~,~ ~WMT'/CIXINSEL ~~ 1515 ~ IOTM STREET RRIERSiCIE. CAl1F0RNl~ identified in Article IXb of Ordinance No. 348. u. Planning Area 21. (Business Park) (1) The uses permitted in Planning Area 21 of Specific Plan No. 223 shall be the same as those uses permitted in Article XI, Sectio n 1.2 and 11.3 of Ordinance No. 398 except that the uses permitted pursuant to Section 11.2(c)(1) through (~) shall not be pecmitted. ~~ (2) The development standards for Planning Area 21 of Specific Plan No. 223 shall be the same as those standards identified in Acticle XI, Section 11.4 of Ordinance No. 348. (3) Except as provided above, all other zoning requirements shall be the same as those requirements identified in Article RI of Ordinance No. 398. Section 3. This ordinance shall take effect 30 days after its adoption. BOARD OF SUPERVISORS OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA By ATTEST: Chairman GERALD A. MALONEY Clerk of the Board BY• Deputy (SEAL) _17_