HomeMy WebLinkAboutSP-2 Rancho Highlands Specific Plan (previously SP-180) Amendment Number 1L_
RANCHO HIGHLANDS
SPECIFIC PLAN
Developed by:
Rancho California Development Company
Prepared by:
Turrini & Brink
Planning Consultants
1920 E. 17th Street, Suite 200
Santa Ana, CA 92701
O In Association with:
~`~~ NBS/Cowry, Civil Engineers
Leighton and Associates, Geologist
Ballew and Associates, Architecture
Naegle Associates, Inc., Architecture
Hogan Roy Partners, Landscape Architecture
LEAD AGENCY: County of Riverside
Supervising Planner: Ron Goldman
(714/787-6356)
AMENDMENT 'NO. 1
Approved by Board of Supervisors
September 20, 1988
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TABLE OF CONTENTS
PAGE
SECTION I: TABLE OF CONTENTS ............................... I-VI
SECTION II: PROJECT SUMFfARY ................................ 1
A. INTRODUCTION ....................................... 1
B. SCOPE AND FORMAT ................................... 2
C. PROJECT DESCRIPTION ................................ 2
D. ENVIRONMENTAL SETTING ................. .......... 3
1. Regional Context .............................. 3
2. Local Context ................................. 3
SECTION III: SPECIFIC PLAN ............................... 6
A. DEVELOPMMENT PLANS AND STANDARDS ................... 6
~O 1. Opportunities and Constraints ................ 6
2. Land Use and Density ......................... 9
3. Housing ................. .................... 16
4. Circulation Plan ............................. 17
5. Public Facilities .......................... 19
6. Landscapina ......... ........................ 23
7. Open Space and Recreation .................... 25
8. Grading ...................................... 29
9. Proiect Phasing .............................. 33
10. Development Monitoring ....................... 35
11. Homeowners Associations ...................... 35
12. Energy ....................................... 36
13. Administration and Management of the Plan.... 37
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B. PLANNING A REA DEVEIAPMENT STANDARDS .....................
1. Plannin a Area 1 ..............................
2. Plannin a Area 2 ..............................
3. Plannin a Area 3 ..............................
4. Plannin a Area 4/5 ............................
5. Plannin a. Area 6 ..............................
6. Plannin g Area 7 ..............................
7. Plannin g Area 8/9 ............................
8. Plannin g Area 10 .............................
9. Plannin a Area 12 .............................
10. Plannin a Area 13 .............................
11. Plannin a Area 14 .............................
12. Plannin a Area 15 .............................
13. Plannin a Area 16 .............................
14. Plannin a Area 17 .. .........................
15. Plannin a Area 18 .............................
16. Plannin g Area 19 .............................
17. Plannin a Area 20 .............................
IV: DESIGN GIIIDELINES ....... . ............................
A. PURPOSE AND OBJECTIVE ..............................
B. ARCHITECTURE .......................................
1. Single-Family Residential Architecture
Criteria ......................................
2. Multi-Family Residential Architectural
Criteria ......................................
3. Office/Professional Architecture Criteria.....
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38
39
42
45
47
49
50
51
53
55
56
58 O
59
61
63
65
66
68
82
82
83
83
101
105 ^-
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i,O C. LANDSCAPE ARCHITECTURE ............................. 106
1. Introduction .................................. 106
2. Landscape Concept and Street Scene Plan....... 107
SECTION V: ENVIRONMENTAL IMPACT REPORT ..................... 141
SECTION VI: GENERAL PLAN RELATIONSHIP TO PROJECT........... 141
A. GENERAL PLAN LAND USE DETERMINATION SYSTEM (Steps
1-4) ............................................... 141
1. Site Identification Within Open Space and
Conservation Map Inventory .................... 141
2. Site Identification Within Composite Ha2ards/
Resources Map Inventory ....................... 142
3. Land Use Area Profile ana communlLV rolicv
Area Identification for Proiect Site.......... 142
O B. GENERAL PLAN GOALS AND POLICIES .................... 143
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iii
lO LIST OF FIGURES
NUMBER TITLE PAGE
1 Regional Location .............................. 4
2 Vicinity Map ................................... 5
3 Site Analysis .................................. 7
4 Geology..... ... ........................
. 8
5 Approved Specific Land
Use Plan ................ 10.
6 Amended Specific Land Use Plan ................. it
7 Circulation Plan ...................... _ ...... 18
8 Water Plan .. ................................. 20
9 Wastewater Plan ................................ 21
10 Drainage Plan .................................. 22
11 Landscaping Plan.... ....................... 25
12 Open Space and Recreation Plan ................. 28
13 Grading Plan ................................... 30
13A Phasing Plan ................................... 34P.
14 Planning Area 1............ ..................... 41
15 Planning Area 2 ................................ 44
16 Planning Areas 3 & 7 ........................... 46
17 Planning Areas 4/5 & 6 ......................... 48
18 Planning Areas 8/9 & 12 ........................ 52
19 Planning Areas 10 .............................. 54
20 Planning Areas 13 & 14 ......................... 57
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O 21 Planning Area 15 ............................... 60
~ 22 Planning Area 16 ............................... 62
23 Planning Area 17 ............................... 64
24 Planning Area 19 ............................... 67
24A Planning Area 20.. ..... ............ 69
25A-F Typical Medium Residential Elevations.......... 85-90
26 Typical Very High Residential Site Plan........ 103
27 Typical Very High Residential Elevation........ 104
28 Ynez Road Streetscene .......................... 116
29 Ynez Road Streetscene..... ..... ..........
..... 117
30 Ynez Road Streetscene - Flat Condition......... 118
31 Santiago Road/Bridle Trail Streetscene
Preece Lane Rear Yard Section .................. 119
32 Santiago Road Streetscene Plan ................. 120
33 Preece Lane Streetscene Plan ................... 121
34 Residential Street Tree Program ....:........... 122
35 Rancho Highlands Drive at Multi-Family
Streetscene Plan..... ..................... 124
36 Rancho California Community Entry
Monumentation Plan ............. ........... 127
37 Rancho California Entry Monumentation
Elevation.. ...... ... ................ 128
38 Rancho Highlands Community Entry
Monumentation Plan.. ...................... 129
39 Rancho Highlands Community Entry
.O Monumentation Elevation ...................... 130
iv
LIST OF FIGURES O
NUMBER TITLE PAGE
40A&B Community Theme Walls.. .... .. ....... 132-33
41 Santiago Road Bridle Trail~Crossing at~
... ..
Street Intersection.. .. ... ............ 134
42A&B Single~.Family/Multi-Family Interface.......... 136-37
43 Recreation Center & Park'.. .. ........... 138
44 Recreation'Open`Space at~Mini-Park:............ 140
45 Slope Condition Along Freeway Edge............ 142
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t' LIST OF TABLES
NUMBER TITLE PAGE
Approved Specific Plan Land Use Summary........ 12
Amended Specific Plan Land Use Summary......... 13
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O SECTION II: PROJECT SIIMMARY
t A. INTRODUCTION
This document has been prepared to briefly summarize land
use changes proposed to amend the Rancho Highlands Specific
Plan No. 180 and to update the format to include Design
Guidelines and Specific Plan Zone (S.P. Zone) Standards,
per the current Riverside County Specific Plan
requirements. The Rancho. Highlands Specific Plan is a
project of-the Rancho California Development Company. The
original approval was granted by the County Board of
Supervisors on May 21, 1984. Since that time, for a
number of reasons, this Amendment became necessary.
This Amendment is segmented into several distinct sections as
follows:
* Section I: Table of Contents -contains a listing of
all primary and secondary headings within this docu-
ment, as well as a List of Figures and a List of
Tables.
* Section 22: Project.Summary - outlines the organization
of this document, provides a brief summary of this
project, and gives an overview of proposed changes to
the Rancho Highlands Specific Plan.
~O * Section III: Specific. Plan - defines the proposed
development plan for the Rancho Highlands Amendment
and serves as a detailed project description for the
EIR. This section also includes permitted land uses and
land use standards.
* Section IV: Desicn Guidelines - includes specific
guidelines and standards relating to architecture and
landscape architecture within the Rancho Highlands
project area.
* Section V: Environmental Impact Report
probable environmental impacts of the
and project alternatives, and. prop
measures to reduce or alleviate
Please refer to this section in the
Highlands Specific Plan. (Specific Plan
- evaluates the
Specific Plan
uses mitigation
those impacts.
approved Rancho
No. 180.)
* Section VI: General Plan Relationship to the Pro-
'ect - provides an overview of this Amendment relative
to the County's Comprehensive General Plan Land Use
Determination system. General Plan Goals and Policy
consistency is discussed in the approved Rancho High-
lands Specific Plan No. 180.
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In many instances, sections in the original approved Rancho O
Highlands Specific Plan remained unchanged. When this is
the case, the appropriate section in the approved Specific
Plan will be referenced.
During site preparation subsequent to the approval of the
original Specific Plan, the Wildomar Fault was discovered
to traverse the eastern portion of the site to a
much greater extent than was previously noted. The Spe-
cific Plan has been revised to accommodate the fault and to
minimize its impact: on the site. Also, since approval of
the original Specific Plan, market research suggests that
lower density. residential development will. be.. more
marketable in the Rancho California area than the approved
higher density development. The.- amended plan therefore
shows a significant increase in the provision of single
family detached dwellings, as compared to the previously
approved attached dwellings.
The revised Specific Plan also shows a shift from the pro-
vision of passive-use open space to the provision of
active participation recreation land uses. This amended Plan
provides a larger, community recreational facility site with
adjoining park which may contain tennis courts, ball fields,
swimming pools, etc.
While there have been a number of changes to the land use O
plan, the basic concept of the original plan remains
relatively unchanged. The revised plan still features
office/professional and multi-family residential uses in
the northern area. The central portion of the~;plas contains
single-family residential development and open space uses
transitioning to equestrian oriented estate lots in the
southern portion of the project.
B. SCOPE AND FOR29AT
Please refer Section I.B., Scope and Format, in the approved
Rancho Highlands Specific Plan. (Specific Plan No. 180.)
C. PROJECT DESCRIPTION
The Rancho Highlands Specific Plan provides a comprehensive
development plan and program for the project site. The
Specific Plan as approved and as proposed to be amended
provides residential, open space, and office/professional
land uses. It integrates circulation, infrastructure,
community facilities, design standards, and an implementation
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plan that will control and guide all development within the
O project area.
The primary differences between the approved Rancho High-
lands Specific Land Use Plan and this proposed Amendment
are:
o A reduction in residential density;
o Increased acreage devoted to active participation
recreation uses, while there has been a reduction in
non-usable slope and natural open space acreage;
o Redesign to move dwelling units outside 50-foot fault
setback for the Wildomar Fault (See Section I.D., Local
Context, and Figure 4, Geology Map);
o Elimination of a short on-site equestrian trail.
Further detail on land use changes are discussed in
Section III.A., of this document. (Also see Tables 1
and 2.); and
o The inclusion of architectural and landscape architec-
tural Design Guidelines, Planning Area Development
Standards., and S.P. Zone Standards.
~O D. ENVTRONMENTAL SETTING
1. Regional Context
Please refer to Section I.D:, Environmental Setting, in the
approved Rancho Highlands Specific Plan, for the regional
context of the project. The regional context has altered to
some extent, due to increased development in the project
vicinity in the three years since project approval.
2. Local Context
Please refer to Section I.D., Environmental Setting, in the
approved Rancho Highlands Specific Plan, for the local
context of the project. As noted previously, one of the
major reasons for this Amendment submittal is the finding
that the Wildomar Fault actually traverses the eastern
portion of the site in a north/south orientation to a
greater extent than originally shown. That fault loca-
tion was found during subsequent detailed site grading of one
of the planning areas following Specific Plan Approval.
Refer to Figure 2, Vicinity Map, fora graphic illustration
of the local context.
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SECTION III: SPECIFIC. PLAN AND SP ZONE REQUIREMENTS. O
A. DEVELOPMMENT PLANS AND STANDARDS
1. Opportunities and_Constraints
An analysis of the detailed site conditions described in
Appendix I of the approved Rancho Highlands Specific Plan
(Specific Plan No.. 180), has resulted in several
opportunities and constraints that must be considered in:
developing a plan for Rancho Highlands. This information is:-
summarized in the Site Analysis Map as.shown on:;:Figure-3.
Development opportunities are-related primarily=to the site's=
location- at the.. "gateway" to Rancho'' California- and the:
existing infrastructure necessary for development.
Circulation is good in the area since the site is surrounded
by County master planned streets: Access to the site is
possible from both Ynez and Santiago Roads. Water, sewer,
and local utilities are existing to. the site and have
sufficient capacity to service the planned development.
Slopes in excess of 25 percent, the 100-foot Widomar Fault
Zone, existing lakes, and existing tree masses are the
primary- physical constraints ,that must be addressed in
designing the project. it is also .important to consider O
visibility from the freeway and Rancho California Road since
it is desirable that Rancho Highlands emulate` the "Rancho
California image". Refer. to Figures 3. and- 4-for, graphic.
illustrations of: on-site. characteristics and constraints.
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-- 2. Land Use and Density
,,O The reason for this Specific Plan Amendment is a change in
land uses and planning area configurations, in part based
on the discovery that the Wildomar Fault impacts the prop-
erty to a greater extent than originally determined. Mar-
ket conditions also dictated that changes be made to the
approved Specific Plan (Specific Plan No. 180).
Due to the dynamic market conditions in the Rancho Califor-
nia community, a new product mixture is presented. (Please
refer to the Architectural Design Guidelines in Section
IV.B., of this document for typical product examples.) The
density categories and ranges have been modified in response
to the new density categories/ranges approved by the
Riverside County Planning Commission.
The revised land use plan for Rancho Highlands contains low,
medium, and very high density residential uses. The total
dwelling unit count has been reduced by it percent, from
920 to 819, a difference of 101 dwellings. While there has
been a decrease in overall dwellings, there has been a
16.3 acre increase in residential acreage, from 137.8 to
154.1 acres, resulting in more usable lot area per
residence. The adopted Specific Plan has an overall density
of 4.1 dwellings per acre, considering the 226-acre site.
` O This Amendment, proposes an overall density of approximately
3.6 dwellings par acre. Refer to Figure 5 for the Approved
Specific Land Use Plan, and to Figure 6 for the Amended Spe-
cific Land Use Plan.
The most significant change in residential density occurs
in the central portion of the site where the approved
Specific Plan shows Planning Areas 10, 12, 13, 14, as
approved, with residential development at a density of 4-10
du/ac. With the exception of Planning Area 10 which is
now designated to be constructed with a park and recreation
facilities, these Planning Areas are now proposed to be
developed with medium density residential development at a
density of 2-5 du/ac which will offer more lot area per
dwelling unit.
All residential density changes in the Rancho Highlands Spe-
cific Plan are discussed in detail in the following
categories: low, medium, and very high. The discussion that
follows is for the purposes of comparison between the
approved Specific Plan and this proposed Amendment. Refer to
Tables 1 and 2 for land use summaries of the approved and
amended Specific Plan.
Please note that NO DENSITY TRANSFER OF RESIDENTIAL DWELLING
UNITS SHALL BE PERMITTED BETWEEN PLANNING AREAS WITHIN THE
~O RANCHO HIGHLANDS SPECIFIC PLAN PROJECT AREA.
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~O TABLE 1
PREVIOIISLY APPROVED SPECIFIC PLAN
LAND IISE SiJAQ4ARY_
MIN. MAX. TARGET
PLANNING DENSITY ~ OF # OF # OF
LAND IISE AREAS ACRES RANGE UNITS UNITS UNITS
Residential 8,9. 43.3* 0-2 0 86 .55
Very Low 19,20**
Residential
Low 7,15,16 34.5 2-4 69 138 135
Residential 10,12,13, 41.7 4-10 167 417 364
Medium 14
Residential
High 3,4,5,6 18.3 10-20 183 366 366
------------
RESIDENTIAL ----------- ------- --------- -------- --------- --------
SUBTOTALS
---------
- 137.8 419 1,007 92.0
-
-
Office/ ----------- ------- -
----- -------- --------- --------
Professional
O ' 1, 2 11.8 --- --- --- ---
Church. 18 6.0 --- --- --- ---
open Space/
Major Slopes --- 34.3 --- --- ---• ---
Private/
Recreation --- 7.8 --- --- --- ---
Major
Streets --- 10.8 --- --- --- ---
----------------------------------------------------------------
PROJECT
TOTALS --- 226.0 --- 419 1,007 920
* An additional 9.1 acres of deed-restricted natural open space
are included as part of the Custom Lot acreages.
** Church use is also permitted in Planning Area 19/20.
O
12
TABLE 2 O
AMENDED SPECIFIC PLAN
LAND USE SUMMARY
LAND IISE
PLANNING
AREA
ACRES
DENSITY MAXIMUM
NO. OF
UNITS
LOW RESIDENTIAL 19/20 24.8 1.1 28
MEDIUM RESIDENTIAL 8/9 16.1 3.4 55'
(2-5 d.u./ac.) 12 16'.2 4.6 75
13 11.2 3.5 39
14 26.6 4.3 115
15 10.1 2.8 28
16 7.0 3.4 24
17 17.8 4.1 72
Subtotal 105.0 3.9 408
VERY HIGH RESIDENTIAL 3 7'.5 14.9 112
(14-20 d.u./ac.) 4/5 6.4 15.3 98
6' 8i.0 16.6 1'33. O'
7 2.4 16.7 40
Subtotal 24.3 15.8 383
RESIDENTIAL SUBTOTAL 154.1 5.3 819
OFFICE/PROFESSIONAL 1 9.0
2 5.8
Subtotal 14.8
CHURCH 18 6.0 --- ---
PRIVATE RECREATION/PARK 10 7.8 --- ---
OPEN SPACE/SLOPES --- 32.5 --- ---
MAJOR STREETS --- 10.8 --- ---
PROJECT TOTALS 226.0 3.6 819
* Church use is also permitted
in Planning Area 19/20.
13
,~O a. Residential Development
Low
Planning Area 20 will remain as one acre estate lots.
Planning Area 8/9 (custom lots) has been reconfigured to
provide medium density development (2-5 du/ac). The approved
plan proposed the development of 43.3 acres in this density
category. The proposed plan depicts the development of
24.8. acres in this category, representing an 18.5 acre (43~)
reduction. Dwelling units have. decreased from 55 to 28
(27$). .The density range for Planning .Area 19/20 (0.4-2
du/ac) remains essentially the same.
Medium
The approved Specific Plan depicts Planning Areas 10, 12, 13
and 14 as being developed with residential dwellings at 4-10
du/ac. Planning Areas 13 and 14 were to be developed with
cluster attached dwellings, while Planning Areas 10 and 12
were to be developed with duplex units. Recent market
research has indicated that there is little demand for duplex
and cluster.dw~lling units in the Rancho California area at
this time. Thherefore, the planned densities for these
Planning. Areas have been modified to permit more single-
- family detached dwellings. Planning Areas l0, 12, 13, and
O 14 are-now designated to be developed with other. land uses
(medium density residential, and recreational
facilities/park). The approved Specific Plan shows 41 acres
to be eveloped with 364. dwelling. units in this density
category.
Planning Area 16/17 remains unchanged. Planning Area 15
has been modified to accommodate the Wildomar Fault.
Planning Area 8/9 was previously shown to be developed with
densities of 2-4 du/ac, and is now planned to be developed
with medium density detached dwelling units (2-5 du/ac).
In total, the approved Specific Plan showed 34.5 acres to
be developed with residential uses at 4-10 du/ac. This
Amendment proposes that 105 acres be developed at a
density of 2 to 5 dwellings per acre, representing a 70.5
acres (204 0 increase. Total dwelling units within this
category have increased by 267, from 135 to 408 (198 0 .
One change which should be noted is relative to the overall
density range for this category. The approved Specific
Plan proposed a density range of 2-4 dwelling units per
acre. This Amendment proposes a slight increase to 2-5
dwelling units per acre. This will allow a broader diver-
sity of detached single family products. The target den-
sity still achieves a net density for the "medium"
O residential Planning Areas of about 3.9 du/ac.
14
Very HicLh
Planning Areas 3, 4/5, and 6 shall be developed with very
high density residential (14-20 du/ac)' land uses, similar to
the densities (10-20 du/ac) originally proposed in the
approved Specific Plan. Planning Area 7 was also originally
designated for residential development at a density of 4-10
du/ac. Planning Area 7 is now designated for very high
density uses in' order to provide a land• use transition
between. the office/professional land uses in Planning Area l
and the medium density residential uses to the south
(Planning Area 8/9). The- total target number of dwelling
units has. been reduced from 20 to a maximum of 17 dwelling
units per acre to better reflect- market concerns and to
increase private open space within multi-family Planning
Areas.
O
Overall, the approved Specific Plan shows 18.3 acres to
be developed with residential land uses at a density of 10-20
du/ac. This Amendment proposes. that 22.5 acres be developed
with very high density residential development (14-20 du/ac),
representing a 4.2 acre (12$) increase. Total dwelling
units for Planning Areas 3, 4/5, 6,-and 7 increased by 17,
from. 366 to 383 (8~). These Planning- AreasN have been
reconfigured slightly to accommodate a better road system
which.. is. configured as a'loop-with- a~larger.radius- than O
previously. shown•..
Please. note that no density transfer of residential dwelling
units,- shall. be=allowed between Planning Areas within. the-
Rancho Highlands Specific Plan project-area.
b. .OfficeyProfessionaL Development
This Amendment proposes two locations for development with
office/professional land uses, 'one of which remains un-
changed (Planning Area 1), however the other site (Planning
Area 2) has been expanded. Total acreage has increased by
3 acres, from. 11.8 to 14.8. The office/professional portion
of the site centers>~around_..two-lakes adjacent to=`~Raneho
•Ca3fornia`~`Road'. These lakes_,may .be.. modified or reduced
once ,..,.the actual site ~ .n=<.plan.: has been determined. These
planning areas will be comprised mainly " of medium intensity
office/professional uses that are intended to complement
the Plaza, a retail commercial development north of Rancho
California Road. Hotel/restaurant uses may also be allowed
within the office/professional uses. Please refer to the
land use regulations and development standards in Section
III.B., Planning Area Development Standards.
O
15
_O c. Church Site
The approved Specific Plan shows a 6.0 acre church site
(Planning Area 18) in the southwest portion of the site.
The size and location of Planning Area 18 remains intact with
this Amendment. Depending on future demand, construction
of one or more churches and church-related uses may occur
in this area or in Planning Area 19.
d. Open Space/Recreation
The approved Specific Plan shows 60.6 acres devoted to open
space/manufactured slopes. This Amendment proposes an open
space/major slope category containing 34.3 acres-,- a reduc-
tion of 26.3 acres from the approved plan. While there has
been an overall reduction in open space, there is a shift
towards more active participation recreation uses from the
generally non-usable open space/slope areas.
The approved Specific Plan provides a 2.3 acre private
recreation site in the west/central portion of the site.
This Amendment proposes a 7.8 acre recreational facili-
ties/park site (Planning Area 10) in the east/central
portion of the site. Some uses which may be provided are a
recreation building, tennis courts, volleyball courts,
O swimming pool,. children's play area, ball fields,-etc.
Please. see Design Guidelines, Section IV., for design
details for these .facilities.
3.. Housing
The proposed Specific Plan Amendment project includes sever-
al housing products. Primary housing neighborhoods will
include equestrian lots (low density), small and move-up
single-family detached development (medium density), and
apartments and condominiums (very high density).
The approved Specific Plan included cluster attached projects
in Planning Areas 13 and 14; and duplex units in Planning
Areas 10 and 12. It has been determined that lower density
dwellings are more appropriate and more marketable in this
area than those previously approved cluster and duplex units.
Therefore, single-family residential units are now depicted
in those areas with the exception of Planning Area l0 which
is now proposed to be developed with a park and recreational
facilities.
O
16
4. Circulation Plan
a. Circulation Plan
As shown on Figure 7, Circulation Plan, a network of
Collector, and local streets form the access framework. The
majority of access to the site will be from Ynez Road, with
Planning Areas 17, 18, and 19/20 receiving access from San-
tiago Road. The approved Specific Plan shows 7.5 acres of
major streets, while the proposed Amendment depicts a 3.3
acre increase to a total of 10.8 acres. Please refer to
Section II.D., Circulation, in the approved Rancho Highlands:
Specific Plan.
b. Circulation Plan Development'Standards
All road improvements within the Specific Plan boundaries
shall be constructed in accordance with the requirements of
County Ordinance No. 460 and 461 and subject to approval by
the County Road Commissioner. The subdivider shall comply
with the street improvement recommendations as outlined in
the County Road Department's letter regarding Specific Plan
No.. '180 and dated July 25, 1983.
O
Prior. to approval of the first development permit or. tents-
five subdivision the 'applicant shall submit for Planning
Department= and Road Department approval.; a composite'°•
circulation plan. for the• current phase of development that O
combines and defines the. type and-extent- of pedestrian,
equestrian,, and vehicular circulation modes identified in the
Specific Plan. The Plan shall establish the,deVelopment
standards, phasing and maintenance responsibilities for the'
various circulation components.
O
17
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.-O 5. Public Facilities
a. Water and Sewer Plans
The water system proposed for Rancho Highlands (Figure 8)
will tap into existing water lines in Ynez and Santiago
Roads. Connections will occur at several locations that will
allow maximum phasing flexibility.
The sewer system for Rancho Highlands proposes a gravity sys-
tem for the entire project, with the exception of Planning
Area 19/20 which is proposed to be served by an individual
septic system for each lot. The site's wastewater system
will connect to an existing 8 inch line in Ynez Road, an
existing 8 inch line in Planning Area 16 and to a proposed 10
inch line adjacent to Interstate 15. (.Please see Figure 9,
Wastewater Plan.)
Water and sewerage disposal facilities shall be installed in
accordance with the requirements and specifications of the
Riverside County Health Department.
b. Drainage Plan
1) Drainage
O Although grading has been minimized, the proposed development
would fill some of the natural water courses currently
draining the site. The proposed street system will be the
new conveyance for storm flows in those areas. Storm drain
facilities will be constructed between lots in those areas
where the street discharges would otherwise runoff into
developed areas. This situation occurs in Planning Areas 2,
8/9, 12, and 14. These storm drain facilities will empty
into streets or existing natural drainage channels that will
carry runoff to existing natural drainage structures under
the freeway, or to the lake in Planning Area 2. (Please see
Figure 10, Drainage Plan.)
2) Development Standards
o The existing drainage courses shall be developed in
accordance with conditions and standards set by the
County Flood Control District letter dated August
11, 1983.
o Retention basins or other facilities shall be
developed as required to ensure that drainage flow
velocities onto adjacent properties do not exceed
velocities experienced under existing conditions.
Previous paving materials shall be utilized for
streets and parking areas, to the greatest extent
O possible.
19
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O 6. Landscaping
a. Landscaping Plan
Please refer to Section II.F., in the Rancho Highlands
Specific Plan No. 180. The landscaping element has been
altered to some extent, expecially in the "Natural Open Space
Areas" component. Refer to Figure 11 for the revised Land-
scaping Plan. Also, see Section III.A.7., Open Space and
Recreation, in this document for more details.
b: Development Standards
1) Prior to the tentative approval of any development
J projects within the Specific Plan, a Landscape Concept
Plan shall be approved by the Planning Director, subject
ed to the following:
o The minimum landscape coverage in terms of gross
area shall- be fifteen (15) percent for retail
commercial uses and twenty (20) percent for office
and pr-ofessional uses, excluding parking areas.
o Setbacks of projects identified on the Landscape
Concept Plan shall be landscaped to provide visual
screening or a transition into the primary use. area
O of the site. Landscape elements shall include
earth berming, ground cover., shrubs, and
specimen trees in conjunction with meandering
sidewalks, benches and other pedestrian amenities
where appropriate as approved by the Planning De-
partment.
o Permanent automatic irrigation systems shall be in-
stalled on all landscaped areas requireing irri-
gation. Landscaping and irrigation plans shall be
prepared and certified by a qualified landscape
architect and submitted for the Planning
Department's approval.
o Landscaping or irrigation shall not be installed
within ten (10) feet of any existing tree.
o Native specimen trees and shrubs shall be utilized
wherever possible, as approved by the Planning De-
partment.
o Landscape screening shall be designed to be opaque
to a minimum height of six (6) feet at maturity.
o All utility service areas and enclosures shall be
screened from view with landscaping and decorative
O barriers or baffle treatments, as approved by the
Planning Department.
23
o All landscaping and irrigation shall be: installed f
in accordance with approved plans prior to the
issuance fo occupancy permits. If seasonal
conditions do not permit planting, interim land-
scaping and erosion control measures shall be
utilized as approved by the Planning Department.
2) Collector roadways shall minimize the use of re-
verse frontage walls,. by such treatments: as
increased setbacks, landscaping and berming or
other techniques which will. allow individual
residential developments to have frontage on the
collector roadways,-without the use of masonry walls-•
or fences.
3) Final landscaping plans shall be submitted for
Planning Department approval concurrently with sub-
division and other development permit applica-
tions.
4) Landscaping mainte
responsibility of
until such time
responsibility of
association.
5) See Section IV.C.,
tectural guidelines
nand
the
as
the
for.
and
a and up-keep shall be the
applicant and/or developer
those functions are the
master property owner's
additional landscape archi-. O~
standards;.
O.~
24
O 7. Omen Space and Recreation
a. Open Space and Recreation Plan
The Open Space and Recreation Plan for Rancho Highlands
includes natural open space, two lakes, and recreation cen-
ters as shown on Figure 12. Open space continues to provide
buffering from the freeway and Ynez Road. .However, internal
common open space has been minimized to a large extent due to
the change in product mixture from higher density clustered
development to medium (2-5 du/ac) density single-family
detached dwelling units:
The Amendment now shows a 7.8 acre community pr-ivate recrea-
tion park site in the east/central portion of the site (as
noted in Section III.A.2., Land use and Density). That site
will be used for more active participation recreational land
uses than the open space which was provided on the approved
Speci-fic Plan. Some uses which may be provided are a
recreation building, tennis courts, volleyball courts,
swimming pool, children's play area, ball fields, etc. In
addition., private recreation centers will be provided in the
very high density areas (Planning Areas 3, 6, and 7). The
recreation center in Planning Area 6 will be; available for
use by the residents of both Planning Areas,4/5 and 6. If a
recreation center is desired in Planning Area 4/5, then the
O recreation center in Planning Area 6 will be-reduced in size
accordingly.
The County requirements relative to subdivision ordinance
amendment number 460.76 (which implements the provisions of
the Quimby Act), will be satisfied by, the proposed
recreational land and activities proposed. This Ordinance
Amendment requires that three (3) acres of property for each
1,000 persons within the community be dedicated to neighbor-
hood and community park and recreational purposes, for
benefit of the residentis. Based on an estimated 2.8 persons
per dwelling unit, population for the project should total
2,293 persons, which would require 6.5 acres of recreational
land to satisfy proposed Ordinance requirements. The
recreation facilities/park site (7.8 acres) more than meets
that requirement. In addition, as noted, private
recreational facilities will be provided in the very high
density residential areas, and there are 32.5 acres of open
space/major slopes.
The equestrian trail in the western portion of the site has
been eliminated. Since the conception of the original Rancho
Highlands Plan, the Rancho California area has been in a
state of land use transition from a predominantly rural to a
more urbanized condition. Additionally, the equestrian trail
did not connect to a major regional system and essentially
O ended in the northern reaches of the site. In the approved
26
plan,. the trail provided access to the natural open space ad- O}
jacent to the freeway. Because that open space has been
reduced in favor of usable park and recreation area in the
eastern portion of the site, the trail is no longer needed.
b. Development Standards
1) The open space and recreation areas shown in Figure 12
shall be developed in accordance with the requirements
and standards of the R-5 zone of Riverside County
Ordinance No. 348, and the Specific Plan on a minimum of
50 acres as follows:
o A master property owner's association shall be•-es-
tablished to operate and maintain all open space:•
areas and recreation facilities.
o Vegetative stands shown in Figure 12 shall be pre-
served within open space areas and maintained in a
viable growth condition. Natural springs, ponds,
water courses, and seeps, shall be preserved within
open space areas to the greatest extent possible.
o Class I bike lanes, equestrian trails and hiking
trails shall be constructed in accordance with
Figure 12.
o Equestrian trails crossings shall be constructed O'
across identified roadways and conveyed to- the
Master Homeowner's Association for maintenance.
o Class II"bike lanes shall be constructed' on all
arterial and collector roadways Ynez Road, Santiago
Road and Rancho California Road, as they border the
Specific Plan site, and on "A" Street and "H"
Street within the Specific Plan.
2) Community recreation center and neighborhood recreation
centers shall be developed in accordance with Exhibit
"D", and shall include the following:
o The sites shall be fully landscaped with specimen
trees; shrubs and ground cover.
o An automatic irrigation system shall be installed
in a manner compatible with the natural character
of the drainage course.
o Maintenance of the recreation centers shall be the
responsibility of the master property owner's
association.
O}
27
S. Grading
O a. Plan Description
Grading for the Rancho Highlands Amendment is tailored to the
existing topography of the site. (See Figure 13, Grading
Plan.) It is intended that the proposed Rancho Highlands
project be sensitive to and reflect natural land forms where
possible, so that different residential neighborhood enclaves
are distinguished and separated by topographic features.
Portions of the site that are gently sloping will require
minimal cut and fill operation. Earthwork quantities will be
balanced in logical area on-site, so that no import dirt will
be required.
b. Development Standards
1) Grading within the Specific Plan project area shall be
performed in accordance with Figure 13 and the
following criteria:
o Where cut and fill slopes are created in excess of
ten (l0) feet in vertical height, detailed land-
scaping and irrigation plans shall be submitted to
the Planning Department prior to approval of
O grading plans. The plans shall be reviewed for
type and density of ground cover, shrubs, and
trees.
o The applicant and/or developer shall be responsible
for the maintenance and upkeep of all planting and
irrigation systems until such time as those
operations are the responsibility of other
parties.
o Angular forms shall be discouraged. The grading
form shall reflect the natural rounded terrain.
o Graded slopes shall be oriented to minimize visual
impacts to surrounding areas.
o The overall shape, height and grade of any cut and
fill slope shall be developed in concert with the
existing natural contours and scale of the natural
terrain of a particular site.
o The toes and tops of all slopes in excess of ten
(10) feet in vertical height shall be rounded with
curves with radii designed in proportion to the
total height of the slope where drainage and
stability permit such rounding.
O
29 .
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A
o Cut or fill slopes exceeding one hundred (100) feet
O in horizontal length, shall be graded to meander
the toe and top of the slope.
o Natural features such as trees with four (4) inch
or larger trunk diameters and significant rock
outcrops shall be protected to the greatest
extent feasible in the siting of individual lots
and building pads.
o Dwellings shall be located a minimum- of ten (10)
feet from the toe and tops of all slopes over
ten (10) feet in vertical height.
o Brow ditches, terrace drains and other minor swales
shall be lined with natural erosion control
materials or concrete.
o Grading work shall be balanced on site.
o Graded but undeveloped land shall be maintained in
a weed-free condition and planted with interim
landscaping.
o All driveways and private roadways shall have
gradients which do not exceed a maximum grade of
O fifteen (15) percent.
2) Prior to any development within each phase, an overall
conceptual grading plan for the phase in process shall
be submitted for Planning Department approval. The
J grading plan shall be used as a guideline for subse-
quent detail grading plans for individual stages of
development within the phase and shall include the
following:
o Techniques which will be utilized to prevent
erosion and sedimentation during and after the
grading process.
o Approximate time frames for grading, and
identification of areas which may be graded during
the higher probability rain months of January
through March.
o Preliminary pad and roadway elevations.
3) Grading shall not be permitted prior to approval of a
J development permit or tentative subdivision and issu-
ance of grading permits for the development area in
question.
O
31
4) All- cut and•fill slopes shall be constructed at incli-- ( )~
nations of no steeper than two (2) horizontal to one (1) ~/'
vertical.
5) Prior to the issuance of grading permits, a qualified
paleontologist shall be retained by the developer for
consultation and comment on the proposed grading with
i respect to potential paleontological impacts. Should
J the paleontologist find the,. potential is high for
impact to significant resources, a pre-grading meeting,.
between the paleontologist` sand.the excavation .and
grading contractor shall be arranged. The paleontolo-
gist or authorized representative shall also be.-present
during excavation and grading activities. when neces-
sary, the paleontologist or representative shall have
the authority to temporarily divert, redirect or halt
grading activity to allow recovery of fossils.
O:
32
9. Proiect Phasing
O a. Phasing Standards
The Rancho Highlands project has been planned to enable
construction to begin in various portions of the site. The
following development standards have been devised to fa-
cilitate construction phasing of the project. This is shown
in Figure 13A Phasing Concept.
1) Construction of the development permitted hereby in-
cluding recordation of final subdivision maps may be
done progressively in stages, provided adequate vehicu-
lar access is constructed in each stage of development
and further provided that such phase development con-
forms substantially with the intent and purpose of the
Specific Plan.
2) Prior to the first tentative subdivision approval in
each phase, the developer shall provide evidence to the
J Planning Department of substantial progress towards
completion of mitigation measures outlined for the
phase of development in question.
3) Prior to the recordation of any subdivision in Phase 3,
the community recreation center/park in Planning Area
O / 10 and the mini-park adjacent to Planning Area 16 shall
be fully developed. Prior to the recordation of any
bdi
i
i
i
su
v
s
on
n Phase 5, neighborhood recreation cen-
ters, if planned in Planning Areas 4/5, 6 and 7, shall
be fully developed, as appropriate. Prior to the
issuance of occupancy permits for development in Plan-
ning Area 3, the neighborhood recreation center for
that area shall be fully completed.
4) Prior to the recordation of any subdivision in Phase 2,
the pedestrian and equestrian trail systems for Phase
1, in Planning Areas 17 and 19/20 shall be fully devel-
oped in accordance with Figures 7 and 12.
5) Prior to the first tentative approval of any development
or subdivision in Phases 1, 2, 3 and 4 the devel-oper
shall submit landscaping plans for Santiago Road, Ynez
Road and Cabo Street to the Planning Department. The
plans shall identify landscaping, irrigation, grading
and fence treatments for reverse-frontage, back-up,
buffer zone and streetscape purposes.
6) Prior to tentative approval of any development or
subdivision in phases 1, 2 or 5, conceptual plans shall
/ be submitted to the Planning Department for roadway,
grading, landscape and trail designs for the area where
O ~ the pedestrian and equestrian trails cross Santiago
Road and Ynez Road.
33
7) Within ten (l0) years of the Board of Supervisors.
adoption of'the Resolution for approval of the Specific O~
Plan, any portion of this Specific Plan that has not
been developed or for which an implementing development
plan has not been approved by the Board of Supervisors,
shall require an amended Specific Plan at the devel-
oper's. expense prior to further development. Any
portion of the Specific Plan originally designated as
open space is exempt from this condition.
O.1
O f
34
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10. Development Monitoring
a. The developer shall submit approval monitoring reports
to the Planning Department. The reports shall be
submitted August 1, for each fiscal year of development
and shall include but shall not be limited to the
following:
o A tracking report of specific plan development
activity that summarizes dwelling unit and lot
totals by tentative subdivisions, final maps.,
planning units and phases.
o An analysis of specific plan development
activity with respect to the existing and planned
balance of densities and lots among phases and
planning units.
O
O
o A listing of the status of mitigation measures as
required in the conditions. of approval and
identified in the specific plan and EIR related to
environmental, public services and facilities
impacts.
b. The project shall be developed in conformance with the
requirements of the Comprehensive General Plan Category
II Policies.
c. The Rancho Highlands Specific Plan shall not include
any land shown as "Not A Part" (n.a.p.) on Figure 6,
Amended Specific Land Use Plan.
11. Homeowners Associations
Please refer to Section II.I., Homeowners Associations, in
the Rancho Highlands Specific Plan. (Specific Plan No.
180.1
35
12. Ener4Y O
Please refer to Section II.J., Energy, in the Rancho
Highlands Specific Plan. (Specific Plan No. 180.) In
addition, the developer shall submit an Energy Conservation
Plan to the Department of Building and Safety and the
Planning Department for approval, prior to the issuance of
building permits.- The Plan shall include but not be limited
to the following:
a. Building construction designs -shall incorporate site
orientation and product design that maximizes: solar..
access potential.
b. Architectural features and landscaping shall be used to
reduce summer heat to the-greatest extent possible.
c. Solar energy techniques shall be utilized in commer-
cial/office professional buildings to the greatest
extent possible based upon the availability of solar
access.
d.- Energy efficient appliances shall be installed in resi-
dential units.
e: Rlorescent lighting shall be installed°in residential
units where deemed desirable. O
O~
36
O 13. Administration and Management of the Plan
a. Plan Revisions
Please refer to this section in the Rancho Highlands Spe-
cific Plan No. 180. Within that section it is stated that
the maximum number of dwelling units is 920. As noted,
this Amendment proposes a total maximum dwelling unit count
of 819.
b. Plan Implementation
Future tract map submittals to implement this Specific Plan
will be required to conform to the S.P. Zone Standard
contained herein. .Further submittals will be .required in
order to begin construction. These will be phased to
coincide with market demand at the time of development. A
Plot Plan or Tentative Tract Map, whichever is appropriate,.
will be submitted for each phase. These may cover one or
more planning areas as market conditions dictate.
O
O
37
B. PLANNING AREA DEVEIAPMENT STANDARDS O
Development standards for Rancho Highlands have been estab-
lished at several levels: Design Guidelines in Sec. IV.,
project-wide standards in Sec. III.A., and Planning Stan-
dards, to which this section is devoted.
Planning Areas were selected on the basis of logical,
separate units of development. Criteria considered in this
process included uniformity of use as•it pertains to zoning
and the relationship to adjoining development and the
surrounding topography. Several Planning Areas have. been
combined to simpli"fy the Specific Plan planning process
(e:g: Planning Areas-4/5 and 8/9). Please note. that there
is no':Planning Area 11. In addition; this section does not
contain development standards for Planning. Areas 15-20
because these Areas are either currently under construction
or detailed development plans have already been approved.
Ot
O~
38
O OFFICE/PROFESSIONAL
1. Planning Area 1
a. Descriptive Summary
Planning Area 1, as depicted in Figure 14, will be devoted
to 9.0 acres of Office/Professional uses.., .' ..- !~
b. Land Use and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Ordinance,
Tab.)
c. Planning standards
o Prior to any development within Planning Area 1,
and overall site plan showing the Wildomar Fault
and associated 50 foot setback shall be submitted
to the County Planning Department for approval.
Environmental Constraint Sheets will be required
for developments in this Planning Area. (See
Figure 4.)
O o Portions of this Planning Area may be subject to
potential liquefaction. Detailed seismologic and
geotechnical studies shall be prepared in conjunc-
tion with future submittals.
o Prior to the approval of any subdivision or devel-
opment permit within Planning Area 1, a detailed
.plot plan for the development shall be approved for
the planning unit in process incorporating all
requirements enumerated herein for office/profes-
sional development.
o Parking lot landscaping shall include a minimum of
twenty (20) foot bermed and landscaped setback
from adjacent street curbs. An additional six
percent (6~) of the parking area shall be land-
scaped (exclusive of the setback) with a minimum of
one (1) specimen 5 gallon tree per eight (8) park-
ing spaces.
o Prior to the issuance of occupancy permits, a six
foot high minimum decorative block wall and/or a
landscaped earthen berm/slope as appropriate shall
be constructed along the boundaries between Plan-
ning Areas 1 and 3.
O o Setbacks of commercial buildings shall include
full mature landscaping and irrigation treatment so
as to be visually sensitive to adjacent streets.
39
o Trash-bins, loading areas- and storage.: areas shall O}
be located away from adjoining residential property
so as not to present adverse health or noise condi-
tions.
o Office/professional buildings shall be developed in
a manner architecturally compatible with the Rancho
Highlands theme(s) and adjacent residential areas.
o Prior' to approval of any development permit or
tentative-subdivision an Alternative Transportation
J Plan shall be submitted to the Planning Department.
Sai3°= P1'an shall be incorporated into subsequent
development plans as necessary and shall include,
but shall not be limited to the following transit
incentives:
- Establishment of a Rancho Highlands Transpor-
tation System Management Team and Community
Transportation Coordinator.-
- Establishment of a Park-and-Ride facility
within the project on a site near the 2-15
freeway interchange.
- Establishment of transit stops, shelters,, and
bus turnouts in cooperation with local transit O ;
service providers.
Establishment of a system of bicycle lanes
connecting Rancho California Boulevard, Ynez
Road, and Santiago Road.
o Automatic fire sprinkler
vided in commercial/office
ings 7,500 square feet or
o There is a 16" RCWD waterl
line located in Ynez Road.
Water and Wastewater Plans,
systems shall be pro-
and professional build-
larger.
ine and an 8" RCWD sewer
See Figures 8 and 9,
for more information.
O
40
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2. Planning Area 2
a. Descriptive Summary
Planning Area 2 is devoted to 5.8 acres of Office/Profes-
sional uses, as illustrated in Figure 15.; -
b. Land Use and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o Portions of this Planning Are ay-_be~subject to
potential liquefaction. De fled seismologic and
geotechnical studies shall be prepared in conjunc-
tion with future submittals.
o Prior to the approval of any subdivision or devel-
opment permit within Planning Area 2, a detailed
plot plan for the development shall be approved
for the planning unit in process incorporating all
.,.0 requirements enumerated herein for. office/profes-
sional development.
o Parking lot landscaping shall include a minimum of
twenty (20) foot bermed and landscaped setback
from adjacent street curbs. An additional six
percent (6$) of the parking area shall be -land-
scaped (exclusive of the setback) with a minimum of
one (1) specimen 5 gallon tree per eight (8) park-
ing spaces.
o Setbacks of commercial buildings shall include full
mature landscaping and irrigation treatment so as
to be visually shielded from the adjoining residen-
tial units and be visually sensitive to adjacent
streets.
o Trash bins, loading areas and storage areas shall
be located away from adjoining residential property
so as not to present adverse health or noise condi-
tions.
o Office and professional buildings shall be devel-
oped in a manner architecturally compatible with
the Rancho Highlands theme(s) and nearby residen-
tial areas.
c O
't
42
o Prior to approval of any development permit or
tentative subdivision an Alternative Transportation
Plan shall be submitted to the Planning Department.
Said Plan shall be incorporated into subsequent
y development plans as necessary and shall include,
but shall not be limited to the following transit
incentives:
- Establishment of a Rancho Highlands Transpor-
tation System Management Team and Community
Transportation Coordinator.
- Establishment of a Park-and-Ride facility
within the project on a.site near the I-15
freeway interchange.
- Establishment of transit stops, shelters, and
bus turnouts in cooperation with local transit
service providers.
- Establishment of a system of bicycle lanes
connecting Rancho California Boulevard, Ynez
Road and Santiago Road.
o Automatic fire sprinkler systems shall be provided
in commercial/office and professional buildings
7,500 square feet or larger.
o A Rancho Highlands Community, Entry.. Monument. will be
J established along Ynez Road at Rancho Highlands
Drive. This treatment is depicted. in Figures. 38
and 39.
/ o
V A streetscene plan, similar to the one in Figure
35, will be established along Rancho Highlands
Drive.
o There is a 16" RCWD Waterline and a 8" RCWD Sewer
line located in Ynez Road. Both of these lines are
indicated in Figures 8 and 9, Water and Wastewater
Plans.
~..
43
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3. Planning Area 3
O a. Descriptive Summary
As illustrated in Figure 16, Planning Area 3 will be de-
voted to very high density residential development. A
maximum total of 112-. multi-family dwelling units will be
constructed at a density of approximately 14.9 du/ac on 7.5
gross acres.~A typical very high density residential site
plan and elevation is illustrated in Sec. IV.B., Design
Guidelines.
b. Land IIse and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o Prior to any development within Planning Area 3,
an overall site plan showing the Wildomar Fault and
associated 50 foot setback shall be submitted to
~/ the Planning Department for approval. Environmen-
tal Constraints Sheets will be required for devel-
opment in this Planning Area. (See Figure 4.)
O o Concurrently with an application for development of
this Planning Area, detailed exhibits showing pri-
vate recreation areas shall be submitted to the
County Planning Department for review and
approval.
O
45
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3. Planninu Area 3
~O a. Descriptive Summary
As illustrated in Figure 16, Planning Area 3 will be de-
voted to very high density residential- development. A
maximum total of 112-. multi-family dwelling units will be
constructed_at a density of .approximately 14.9 du/ac on 7.5
gross acres.~A typical very high density residential site
plan and elevation is illustrated in Sec. IV.B., Design
Guidelines.
b. Land Ose and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o Prior to any development within Planning Area 3,
an overall site plan showing the Wildomar Fault and
associated 50 foot setback .shall be submitted to
J the Planning Department for approval. Environmen-
tal Constraints Sheets will be required for devel-
opment in this Planning Area. (See Figure 4.)
o Concurrently with an application for development of
~O this Planning Area, detailed exhibits showing pri-
vate recreation areas shall be submitted to the
County Planning Department for review and
approval.
S O
45
O 4. Planning Area 4/5
a. Descriptive Summary
As illustrated in Figure 17, Planning Area 4/5 will be devot-
ed to very high density residential development. A maximum
total of 98 single-family detached dwelling units will be
constructed at a density of approximately 15.3 du/ac on 6.4
gross acres.. Atypical very high density residential site
plan and elevation are illustrated in Sec. IV.B., Design
Guidelines.
b. Land IIse and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o Prior to any development within Planning Area
4/5, an overall site plan showing the Wildomar
Fault and associated 50 foot setback shall be
submitted to the Planning Department for approval.
Environmental Constraints Sheets will be required
for development in this Planning Area. (See Figure
4.)
O o Concurrently with an application for development of
this Planning Area, detailed exhibits showing pri-
vate recreation areas shall be submitted to the
County Planning Department for review and approv-
al.
O
47
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O 5. Plannin Area 6
a. Descriptive Summary
As illustrated in Figure 17, Planning Area 6 will be devot-
ed to very high density residential development. A maximum
total of 133 dwelling units will be constructed at a density
of approximately 16.6 du/ac on 8.0 gross acres. A typical
very high density residential site plan and elevation is
illustrated in Sec. IV.B., Design Guidelines.
b. Land IIse and Development Standards
Please refer to Ordinance No. 348.2910 (See~SP Zone Ordinance
Tab.)
c. Planning Standards
o A streetscene plan, similar to the one in Figure
35, will be established along Rancho Highlands
Drive.
o A slope condition, as depicted in Figure 45, will
be used where Planning Area 6 is adjacent to the
freeway edge.
O o An acoustical study shall be prepared for Planning
Area 6 and shall accompany implementing development
applications for this Planning Area.
o Concurrently with an application for development of
this Planning Area, detailed exhibits. showing pri-
vate recreation areas shall be submitted to the
County Planning Department for review and
approval.
o A single family/multi-family interface condition
"A" is planned for this Planning Area. See Figure
17.
O
49
6. Planning Area.7
a. Descriptive Summary O}
As illustrated in Figure 16, Planning Area 7 will be devoted
to very high density residential development. A maximum
total of 40 dwelling units will be constructed at a density
of "approximately 16.7 du/ac on 2.4 gross acres. A typical
very high density residential site plan and elevation is
illustrated in Sec. IV.B., Design Guidelines.
b. Land IIse and Development Standards.
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o A Rancho Highlands Community Entry Monument as
shown in Figures 38 and 39, will be established
along Ynez Road at Terva Vista Road.
o Prior to any development within Planning Area 7, an
overall site plan showing the Wildomar Fault and
associated 50 foot setback shall be submitted to
the Planning Department for approval. Environmen-
tal Constraints Sheets will be=required for devel-
opment in this Planning Area. (See Figure 4.) O'
o Concurrently with an application. for. development. of
this• Planning Area, detailed-.exhibits:showing pri-
vate recreation areas shall be submitted to the
County Planning Department for review and
approval.
O
50
O 7. Planning Area 8/9
a. Descriptive Summary
As illustrated in Figure 18,
ed to medium density resin
total of 3.4 dwelling units
of approximately 55 du/ac
medium density residential
IV.B., Design Guidelines.
Planning Area 8/9 will be devot-
iential development. A maximum
will be constructed at a density
on 16.1 gross acres. Typical
elevations are shown in Sec.
b. Land IIse and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o A Rancho Highlands Community Entry Monument, simi-
lar to the one depicted in Figures 38 and 39, will
be established at Ynez Road and Preece Lane.
o Two streetscenes, as shown in Figures 28, 29 and
30, will be used along Ynez Road.
o A streetscene plan similar to the one shown on
O Figure 33, will be used along Preece Lane.
o Prior to any development within Planning Area 8/9,
an overall site plan showing the Wildomar Fault and
J associated 50 foot setback shall be submitted to
the Planning Department for approval. Environmen-
tal Constraints Sheets will be required for devel-
opment in this Planning Area. (See Figure 4.)
O
51
~'~~
O 8. Planning Area 10
a. Descriptive Summary
Planning Area 10, as illustrated in Figure 19, will be
devoted to a 7.8-acre Recreational Facility/Park. Atypical
site plan of the Recreational Facility/Park is shown in Sec.
IV., Design Guidelines.
b.. Land IIse and Development Standards.
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o A Rancho Highlands Community Entry Monument will be
established at Ynez -Road and Preece Lane. This
treatment is illustrated in Figures 38 and 39.
o Prior to any development within Planning Area lo,
an overall site plan showing the Wildomar Fault and
J associated 50 foot setback shall be submitted to
the Planning Department for approval. Environmen-
tal Constraints Sheets will be required for devel-
opment in this Planning Area. (See Figure 4.)
O
O
53
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9. Planning Area 12
a. Descriptive Summary
As illustrated in Figure 18, Planning Area 12 will be devoted
to medium density residential development. A maximum total
of 75 single-family detached dwelling units will be con-
structed at a density of approximately 4.6 du/ac on 16.2
gross acres. Planning Area 12 is intended for move-up home
buyers; typical medium density residential building eleva-
tions are shown in Sec. IV.B,., Design Guidelines.
b. Land IIse and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o A slope condition, as depicted in Figure 45, will
be used where Planning Area 12 is adjacent to the
freeway edge.
o An acoustical study shall be prepared for Planning
Area 12 and shall accompany implementing develop-
ment applications for this Planning Area.
O
55
10. Planning Area 13 O
a. Descriptive Summary
As illustrated in Figure 20, Planning Area 13
to medium density residential development.
of 39 single-family detached dwelling units
structed at a density of approximately 3.5
gross acres. Planning. Area 13 is intended fo
buyers. Typical medium density residential
shown in Sec: IV.B., Design Guidelines.
b. Land IIse and Development Standards
will be devoted
A maximum total
will be con-
du/ac on 11.2
r move-up home
elevations are
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o A streetscene plan, similar to the one shown in
Figure 33, will be used along Preece Lane.
o A rear yard treatment, as shown in Section F on
Figure 31, will be used where residential lots in
Planning Area 13 are adjacent to Preece Lane.
O
O j
56
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11. Planning Area 14
a. Descriptive Summary
As illustrated in Figure 20, Planning Area 14 will be devoted
to medium density residential development. A maximum total
of 115 single-family detached dwelling units will be con-
structed at a density of approximately 4.3 du/ac on 26.6
gross acres. Planning Area 14 is intended for move-up home
buyers.' Typical medium density residential elevations are
shown in Sec. IV.B., Design Guidelines.
b. Land Use and Development Standards.
Please refer to Ordinance. No. 348=:2910 (See SP Zone Ordinance
Tab.)
c. Planning Standards
o A streetscene plan, similar to the one shown in
Figure 33, will be used along Preece Lane.
O
O
o A rear yard treatment, as shown in Section F on
Figure 31, will be used where residential lots in
Planning Area 14 are adjacent to Preece Lane.
o A slope condition, as depicted in Figure 45, will
be used where Planning Area 14 is adjacent to the
freeway edge.
o An acoustical-.study shall be prepared for Planning
Area 14 and shall accompany implementing develop-
ment applications for this Planning Area.
58
12. Planning Area 15
a. Descriptive Summary O
As illustrated in Figure.21, Planning Area 15
to medium density residential development.
of 28 single-family detached dwelling units
structed at a density of approximately 2.8
gross acres. Typical medium density reside
are shown in Sec., IV.B., Design Guidelines.
will be devoted
A maximum total
will be con-
du/ac on 10.1
ntial elevations
The tentative tract map (Tentative-Tract No. 22203) for this
Planning Area, as shown on Figure 21, has been approved.
b. Land Use and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
O~
O
59
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O 13. Plannincr Area 16
a. Descriptive Summary
As illustrated in Figure 22, Planning Area 16
to medium density residential development.
of 24 single-family detached dwelling units
structed at a density of approximately 3.4 du
acres. Typical medium density residential
shown in Sec. IV.B., Design Guidelines.
will be devoted
A maximum total
will be con-
/ac on 7.0 gross
elevations are
The tentative tract map (Tentative Tract No. 20643) for this
Planning Area, as shown on Figure 22, has already been ap-
proved.
b. Land IIse and. Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
O
O
61
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14. Planning Area 17
O a. Descriptive Summary
As illustrated in Figure 23, Planning Area 17 will be devoted
to medium density residential development. A maximum total
of 72 single-family detached dwelling units will be con-
structed at a density of approximately 4.1 du/ac on 17.8
gross acres. Typical medium density residential elevations
are shown in Sec. IV.B., Design Guidelines.
The tentative tract map (Tentative Tract No. 20644) for
Planning Area 17, as shown on Figure 23, has already been
approved.
b. Land Use and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
O
O
63
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O 15. Planninu Area 18
a. Descriptive Summary
Planning 18 has been .planned as a 6.0 acre church site. A
Parcel Map (P.M. 19534) for this Planning Area has been
prepared and approved.
b. Land IIse and Development Standards
Please refer to Ordinance No. 348:2910 (See.SP Zone Ordinance
Tab.)
O
O
65
16. Planninq.Areas~,19 O
a. Descriptive Summary ~
As illustrated in Figure 24, Planning Area 19/20 will contain
equestrian lots (i.e., low density residential development).
A maximum total of 28 single-family detached dwelling units
will be constructed at a density of approximately 1.1 du/ac
on 24.8 gross acres.
The- tentative tract map (Tentative°Tract No. 20591) for°this
Planning Area, as shown on Figure 24, has-already been ap-
proved.
Please- note that_an acoustical study shall be prepared for
Planning Area-19/20 and shall accompany implementing develop-
ment applications for this Planning Area.
b. Land Dse and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
1O'
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66
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O 17. Planning Area 20
a. Descriptive Summary
As illustrated in Figure 25, Planning Area 20 may contain
estate lots, once acre minimum, as permitted under the R-A
Zone approved for this Planning Area. Please see the SP Zone
Ordinance Tab.
Tha tentative tract map (Tentative Tract No. 20591) for this
Planning Area, as shown on Figure 25, has already been ap-
proved.
Please note that an acoustical study may be prepared for
Planning Area 20 and may accompany implementing development
applications for this Planning Area.
b. Land Dse and Development Standards
Please refer to Ordinance No. 348.2910 (See SP Zone Ordinance
Tab.)
O
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68
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O PAGES 71 THROUGH 81 HAVE BEEN PURPOSELY DELETED.
O
O
70
IV. DESIGN GIIIDELINES
O A. PURPOSE AND OBJECTIVE
The purpose of these guidelines is to establish architec-
tural and landscape design criteria to be applied with Rancho
Highlands.
This document sets forth the architectural character and
landscape element which will become the theme features-for
the community. The objective is to establish- a unique
community identitiy while maintaining a strong tie to the
Rancho California context.
In addition, this document is intended to refine, interpret
and apply the requirements of the Rancho Highlands Specific
Plan and to serve as an implementation device for builders
and designers. These guidelines are intended to protect
builders and enhance the value of their projects.
Nothing in this douument is intended to modify applicable
governmental codes or restrictions. If there is a conflict,
the more restrictive requirement will apply.
O
82
B. ARCHITECTIIRE
The- architectural character for Rancho Highlandsr will. O
represent an expanded interpretation of the California
Ranch style. Although the traditional ranch style is
already well-established in Rancho California, the proposed
residential density and office/professional areas suggest a
variety of architectural expressions. To facilitate this
diversity, several identifiable sub-styles have been se-
lected as compatible.to the California Ranch style theme.
They are: Monterey Ranch Style, Traditional Ranch Style,,
and Contemporary Ranch Style.
The following architectural theme elements apply to all
residential and office/professional products.
* Simple rectilinear building geometry.-
* Traditional gable and hip roof forms throughout.
* Various roof materials permitted, provided conformance.
to color requirements.
* Narrow building color palette:
* Selected contemporary accent colors.
* Permitted architectural materials including wood. and O
wood products, masonry and stucco.
1.. Single-Family. Residential Architecture Criteria
The single-family residential criteria is provided to
identify architectural expressions that apply generally to
all the residential products. Typical elevations of the
proposed medium and very high density residential units are
illustrated on Figures 25A-F.
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a. Form and Scale
O The architectural image of Rancho Highlands will be per-
ceived primarily from public spaces such as streets.
Therefore, building massing, scale and roof forms, as
design components require careful articulation in their
architectural expression to the streets.
ENCOURAGED:
* Simple rectangular forms with limited use of angles in
plan to connect building volumes.
* Articulation (movement in and out) of wall planes below
a continuous horizontal roof line.
* Stepped or sloping second story volumes. .
* Emphasize horizontal design elements such as ridge
line and fascia line.
* Visually break up two-story elevations with materi-
O
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* Use of oblique angles in plan and elevations unless
as noted above.
* Second story building volumes at minimum setbacks.
91
b. Building Heights and Setbacks
Identity should be a major. goal for residential units O
within Rancho Highlands. Consideration should be given to
the articulation of rear elevations viewed from public
spaces by providing a monotonous streetscene in both single
family and multi-family,. repetitive floor plans. Floor
plans shall be alternately reversed and their roof expres-
sions varied.
O
~''
92.
c. materials and Colors
O Exterior building materials should be of natural materials
which are compatible with and reflect the elements of the
surrounding natural environment. This includes wood,
masonry, concrete and plaster or stucco. Exposed wood
should have a minimum 2-inch dimension and be protected
from excessive moisture and sun exposure. Prohibited
materials include vinyl or aluminum siding, wood, or mason-
ite siding, rustic materials uses as primary wall surfaces,
and dark earthtone colors.
ENCOURAGED:
* Wide, lapped horizontal wood siding, and.commercial-
ly available sheet materials, coupler-sawn in
appearance preferred.
* Board and batten.
* Medium to rough textured stucco at architectural
transition points such as corners, second stories, pop-
outs and recesses, etc.
* Rough-sawn wood fascia and trim including
prominent lintels above garage doors, doors and
windows.
O * Wood trim must be of significant quality to accept
semi-transparent stains, if used.
* Earthtone paints and stains with selected
contemporary accent colors.
* Low contrast trim colors.
* White trim acceptable except on corners of buildings
or fascia.
* Use of masonry as horizontal element in elevation
including partial height walls incorporated with
chimneys, pot shelves, architectural banding, special
paving, etc.
* Application of bright accent colors restricted to
front doors, window trim and shutters.
* Apply architectural treatments to all elevations.
O
93
DISCOURAGED:
* Smooth, narrow tongue and grooves, wood siding. ~ O
* White trim at corners of buildings or fascia to
accent geometry.
* Swirl textured stucco.
* Large expanses of flat walls, planes not articulated
by material or color.
* Non-wood or masonry product siding materials.
* Use of"stucco only oa.any single elevation.
O
O
94
d. Roof Forms and Materials
O ENCOURAGED:
* Simple roof geometry, emphasizing long,
horizontal lines.
* Shallow to moderate roof pitches (4:12 to 6:12).
* Predominance of side gables with cross gable, hip
or gable on hip forms where appropriate.
* Roof' planes may be extended over porches and entries
with areas of shallower pitch (2:12+).
* Predominance of wide eave overhangs (18"+)
especially over windows, with limited application of
clipped eaves.
* Exposed rafter tails.
* Exclusive use of flat, shake-like masonry roof
tile, rough in appearance, dark color.
* Heavy, protruding beam at overhangs and gable ends.
* Dormers-, cupolas and louvres (at gables).
O * All roofi
t
i
ng ma
er
als used shall be of a fire
retardant material.
O
95
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DISCOURAGED:
* Moderate eave overhangs (12" - 18").
* Flat roofs on any structure except open trellises
or patio covers, not attached to main buildings.
* Complicated roofscapes with numerous intersecting
planes and varying pitches.
* Exclusive use of front-facing gables on the front of
a single unit, especially on two-story plans.
* Shed roofs.
* Boxed or soffitted eaves.
* Asphalt shingles, built-up composition roofing.
* Wooden roofs
O~
96
e. Window and Doors
O ENCOURAGED:
* Variation of window treatments in elevation,
including square light, conventional slider, character
windows and bay windows.
* Window frames and mullions to be colored, dark
anodized or white.
* Pot shelves below windows.
* "Eyebrows" (partial overhangs above windows):
* Exterior doors with°decorative and/or glass panels.
* French doors.
* Decorative shutters.
* Windows, and. window pane proportions larger in
horizontal.-dimension.
O
O
97
f. Porches and Handrails
ENCOURAGED: O
* Covered porches with shallow pitched canopies and
broad overhangs..
* Wood construction with substantial posts, timbers,
planks, wide railings and balusters.
* Decorative porch supports with capitals, wrapped
with wood trim or with turned portions.
* Structure exposed underneath.
* Covered. breezeways. linking detached garages.
O
DISCOURAGED:
* Arched supports resembling spanish style.
Ol
98
g. Private Walls and Fences
O Private walls and fences are encouraged to provide secu-
rity, privacy and landscape definition in both the residen-
tial and commercial areas. Wall treatments viewed from the
public spaces shall be consistent in treatment with the
adjacent buildings. Please refer to landscape section for
additional design criteria.
ENCOURAGED:
* Substantial wood posts; beams and planks.
* Use of equestrian style fence with diagonal braces,
open or solid.
* Materials used in combination such as wood above
masonry or stucco with rough-sawn wood cap.
* Partial or total screening as appropriate to
private exterior spaces.'
* Finished side of fence to face the .public side.
O
O
99
h. Architectural Details
ENCOURAGED:
* Wide masonry chimneys or wood-clad with low
profile caps.
* Architectural sheet metal such as rain gutter and
flashing to be painted dark colors similar to fascia.
* Apply architectural materials to garage doors similar
to those in front elevation.
;O
DISCOURAGED:
* Prominent chimney caps.
Plain plywood garage doors.
O
100
2. Rulti-Family Residential Architectural Criteria
O The multi-family residential criteria is provided to ex-
press architectural features for multi-family products.
The multi-family criteria incorporates the single-family
criteria and the guidelines indicated below. A typical
site plan and elevation .for the very high density product
is illustrated in Figures 26 and 27.
The following architectural elements apply more directly to
the multi-family residential product found in Rancho High-
lands.
o As with single family dwellings, the architectural
character of each Planning Area should be perceived from
the street. An aim should be to create interest
through consistency in the use of architectural elements
such as windows, doors, balconies and roofs.
o Buildings should be appropriate in mass and scale to
the site on which they are placed.
o Building mass is probably the most prominent
design feature of a project. The design of multi-
family residential development should avoid long,
unbroken building faces and make offsets an integral
part of the design.
O o Interesting building massing can be achieved
without superficial design elements through use of the
following features:
- Two- and three-story structures can be combined
with one-story structures or elements.
- Structures can employ projected balconies, re-
cessed porches, entries and enclosures.
o The pitch and form of roofs are a very visible
community feature. A range of roof forms and roof pitch
can add an appealing visual impact to the
community/streetscape. There is no one design
desired, however, and flat roofs are strongly
discouraged.
o All mechanical equipment shall be screened from view
of surrounding roadways either with a wall similar in
design to the project architecture or a planting space
adequate in size for proper screening.
O
101
o All. parking structures, either freestanding or garages,
shall incorporate. the same- design elements as• the° rO
dwelling units.
o The roofing materials used for all residential com-
munities shall be of a fire retardant material. Wooden
roofs are not acceptable in Riverside County.
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102
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O 3. Office/Professional Architecture Criteria
Office/Professional structures found within Rancho High-
lands should be complementary to the residential develop-
ment in the community. All office areas should provide a
good pedestrian circulation network, connected to public
sidewalks and major theme intersections.
ENCOURAGED:
* Smooth stucco, plaster, or masonry walls.
* Regular, even panels of smooth stone veneer of a
light color.
* Accents of ceramic tile, terra cotta, stone,
bronze, copper, or anodized aluminum. '
* Combination of flat or. sloped roof surfaces.
* Exposed roof materials, such as clay or concrete tile,
slate, copper, or painted metal.
* All roofing materials shall be of a fire retardant
material.
O DISCOURAGED:
* Porcelain enamel, metal panel, wood siding or dark
brick walls.
* Reflective or mirrored glass windows.
* Wood shake, or asphalt shingle roofs.
O
105
C. LANDSCAPE
1. Introduction
The Landscape Architectural Guidelines present the land-
scape development concept for the thematic treatment of all
commonly maintained community areas associated with Rancho
Highlands. Moreover, they present the framework for the
landscape treatment of homeowner association and privately
maintained landscape areas as necessary to achieve an
overall consistent community-wide image.
These quidelines.present, in summary, the overall community
landscape concept and plant material. palette. General,,.
information relative to seasonal planting constraints;
climate constraints and horticultural soils- test require=
ments are presented as an aid to successful implementation.
General requirements relative to planting installation,
irrigation installation and landscape maintenance are also
contained in this section.
•'O
The guidelines consist of written summaries and graphic
exhibits which address the design development of specific
and typical project areas which, in total, comprise the
Rancho Highlands community concept. Specifically addressed
in the guidelines are streetscene treatments for major
perimeter. streets, major interior streets and residential O
streets relative to each product type. ,
Entry monumentation is addressed.in terms of hierarchy or
type, location and specific application of .,design configu=
rations material signage, lighting and"landscape treatment.
A community wall program is presented in terms of wall
type, location, design, installation and maintenance re-
sponsibility.
Overall community recreation amenities are presented in-
cluding mini-park and the community recreation center
combination passive parks.
The Landscape Architectural Guidelines are intended to
complement the Architectural Guidelines and achieve a
harmonious consistent image reinforcing the greater Rancho
California setting. (See~Figure 11, Landscaping Plan.)
O
106
2. Landscape Concert and Street Scheme
O a. Community Landscape Concept
The landscape development concept for Rancho Highlands is
consistent with :the established rural landscape character
of-Rancho California. In addition, the concept is that of
utilizing and enhancing the natural .rolling project open
space as a means of transitioning use areas, buffering use
areas and providing passive view and. recreation opportuni-
ties.
The community landscape..theme begins. with .the. introduction
of Eucalyptus tree groves within the natural open space
lots as they adjoin residential .developments. The tree
groves meander with the natural ::topography and transition
the, otherwise hard edge between developed and natural open
space. These vertical evergreen tree..groves.extend tb all
community areas thus providing a uniform fabric of ever-
green backdrop trees.
Predominant turf grass streetscenes with .deciduous fore-
ground street trees are common to all perimeter and major
internal streets. Streetscene common areas will blend with
on-lot areas at multi-family parcels and extend into common
recreational lots to unify and reinforce the: overall land-
scape setting.
O A simple, consistent.palette.of plant materials is utilized
throughout all community common areas and streetscenes as a
means,to_achieve a strong sense of project identity. Major
community tree groves extend into natural open space lots
as a means to visually transition the development "Edge"
and enhance the useability of these areas. A brief de-
scriptive text of the major community tree palette is
described below. Refer. to the appropriate plan view and
elevation exhibits for graphic presentation of the follow-
ing descriptions.
b. Major Community Street Scheme
Italian stone Pine or Pinus pinea and California
Pepper or Schinus molle trees are the primary ever-
green canopy theme trees utilized at points of project
emphasis throughout Rancho Highlands. As such, they
represent foreground specimen accent trees at Rancho
California community, Rancho Highlands project and'
individual product entries. These trees are also
repeated at significant points throughout the commu-
nity. Such applications logically include street
intersections, recreation open space facilities and
changes in street direction where a reinforcement of
the community theme tree will be recognized and will
O serve a functional purpose. Red Ironbark or
107
Eucalyptus sideroxylon 'Rosea' and Silver Dollar Gum or
Eucalyptus polyanthemos trees are utilized as
informal vertical evergreen backdrop trees: to most O
major streetscenes, recreation areas and at
transitions between residential neighborhoods and
natural open space lots. These trees may be used to
block or to frame views. Wherever possible and logi-
cal, these evergreen grove trees .should be extended
from primary streetscenes into adjoining lot planting
areas as background trees in order to provide visual
transitions and to unify the different parcels. London
Plane or Platanus acerifolia trees at regular
intervals are theamajor deciduous: street tree: through-
out the community. These medium scale uniform trees
serve+ as- deciduous foreground elements: providing
summer shade andr:permitting welcome: winter-sun.. Other
applications of these trees include 'interior residen-
tial. street trees or as informal grove trees in the
recreation open- space ,.facilitiesr Sweetgum or
Liquidambar syraciflua trees are used in limited
groves as a background fall color accent to the
evergreen Eucalyptus tree patterns:
c. Plant Material Palette
It;.is.the intent of these:guideiines.:to provide. flexibility
and diversity in plant material selection, while maintain-
ing a limited palette in order to. give greater.: unity and O
thematic identity to' the community...-The:plant~material
lists have been selected for their: appropriateness• to_ the
project theme, climatic conditions, soil conditions and
concern for maintenance.
A limited selection of. materials utilized in simple, sig-
nificant composition complementary to adjacent common
landscape areas, while reinforcing the individual architec-
tural and site setting, is encouraged.:
Overall plant material selection for given project areas,
wherever possible, shall have compatible drought resistant
characteristics. Irrigation programming can then be de-
signed to minimize water application for the entire land-
scape setting.
O
108
The limited plant material selection for common landscape
O areas associated with Rancho Highlands as described in the
text is contained in the following palette. In addition, a
wider variety of plant materials compatible with the
project theme and setting is listed for use by Builder
Landscape Architects in the selection of materials for
model home complex developments, patio home, common areas,
etc.
BOTANICAL NAME COMMON NAME
Trees - Evergreen
Arbutus unedo Strawberry Tree
Brachychiton populneus Bottle Tree
Cedrus deodara Deodar Cedar
Eucalyptus polyanthemos Red Box Gum
Eucalyptus sideroxylon
'Roses' Red Iron Bark
Eucalyptus viminalis White Gum
Eucalyptus rudis Desert Gum
Magnolia grandiflora Southern Magnolia
Olea europaea 'Fruitless' Fruitless Olive
Pinus canariensis Canary Island Pine
Pinus halepensis/eldarica Aleppo Pine
Pinus pines Italian Stone Pine
Podocarpus gracilior Fern Pine
Quercus agrifolia California Live Oak
O Quercus ilex Holly Oak
Sckiinus molle California Pepper
Ulmus parvfiolia 'Drake' Evergreen Elm
Trees - Deciduous
Albizia julibrissin Mimosa Tree
Alnus rhombifolia White Alder
Betula albs White Birch
Fraxinus velutina Arizona Ash
Fraxinus uhdei 'Tomlinson' Tomlinson Ash
Gingko biloba Maidenhair Tree
Gleditsia tricanthos
'Shade Honey Locust Master'
Koelreuteria bipinnata Chinese Flame Tree
Koelreuteria panniculta Golden Rain Tree
Lagerstroemia indica Crape Myrtle
Liquidambar styraciflua Sweet Gum
Morus albs ' Fruitless' Fruitless Mulberry
Nyssa sylvatica Sour Gum
Platanus acerifolia London Plane Tree
Platanus racemosa California Sycamore
Pistacia chinensis Chinese Pistache
Salix babylonica Weeping Willow
Zelkova serrulata Chinese Zelkova
O
109
Shrubs
Abelia 'Edward toucher' (S) Edward toucher Abelia:-
*Acacia ongerup (S) N.C.N.
Acacia redolens (S) N.C.N.
Berberis species (S,SH) Barberry
Camellia species (SH) Camellia
Cocculus laurifolius (S) Snailseed
Cotoneaster species (S) Cotoneaster
Elaeagnus pungens.(S) Silver Berry
Euonymus fortunei (S) N.. C.N.
Euonymus japonica (S) Evergreen Euonymus
Hebe coed (Sy SH) Firethorn
Ilex species (SH) Holly
~
Leptospermum scoparium (S ). New Zealand Tea Tree-
Ligustrum japonica (S,SH),. Japanese Privet -.
Nandina domestica
and 'Compacta' (S,SH) Heavenly Bamboo
Nerium Oleander (S) Oleander
Osmantus fragrans (S,SH) Sweet Olive
Photinia frazeri (S) Photinia
Pittosporum tobira
and 'Wheelers Dwarf' (S,SH) Mock Orange
Podocarpus macrophyllus'(S,SH) Yew Pine
Prunus caroliniana (S) Carolina Laurel Cherry
Prunus ilicifolia (S) Hollyleaf Cherry.
Pyracantha species (S,SH) Firethorn
Raphiolepis,indica spp. (S,SH) Pink Indian Hawthorn
Ternstroemia gymnanthera (SH)
N.C.N.
O
Xylosma congestum (S) Xylosma
Sub-Shrubs
*Agapanthus africanus (S,SH) Lily of the Nile
Arctostaphylos species (S) Manzanita
Hemerocallis species (S) Day Lily
Juniperus species (S) Juniper
Lonicera japonica
'Haliana' (S) Hall's Honeysuckle
Moraea bicolor (S) Fortnight Lily
Trachelospermum
jasminoides (S,SH) Star Jasmine Vines
Vines
Ampelopsis veitchi (SH) Soston Ivy
Doxantha unguis-cat i. (S) Cat's Claw Vine
Ficus pumila (S,SH) Creeping Fig
Gelsemium sempervirens (S) Carolina Jasmine
Jasminum mesyni (S) Primrose Jasmine
Jasminum polyanthum (S) N.C.N.
Wisteria floribunda (S) Wisteria
O~
110
0
O
Ground Covers
Baccharis pilularis
'Twin Peaks' (S)
Duchesnea indica (S,SH)
*Hedera helix (SH)
Hypericum calycinum (S)
Lonicera japonica (S)
Myoporum parvifolium (S)
Potentilla verna (S,SH)
Rosemarinus officinalis (S)
Coyote Brush
Indian Mock Strawberry
English Ivy
Aaron's Beard
Honeysuckle
Myoporum.
SpringCinquefoil
Rosemary
* Will freeze in unprotected exposure area but will gener-
ally rejuvenate from undamaged parts. Use with
caution.
~.
S -Tolerates sun in this planting zone.
SH -Tolerates shade in this planting zone.
Turf Grass - Seed
1. Year-Around Turf Grass Mix:
Ninety percent (90$) Festuca arundinaceae - ten (10)
pounds per one thousand (1,000) square feet.
Ten (10) percent Kentucky Bluegrass
2. Suitable.Seasonal Mixes:
Common Bermuda - Cynodon dactylon
Hybrid Bermuda
The planting time will vary for these types as Bermuda
grass should not be planted during its dormant season.
O
d. Planting Time
Due to the climate extremes of the Rancho California area,
the installation of plant materials during the coldest
winter months (December through March) and the hottest
summer/fall months (July through September) can be diffi-
cult. Container plant materials not acclimated to the area
can easily suffer from frost damage or sun/heat exposure
resulting in partial or entire foliage loss even though
such materials are perfectly suited to the temperature
ranges, once established. If planting must be done during
these difficult periods, plant establishment may be diffi-
cult and require a prolonged period of time.
111
e. Slope Erosion Control Landscape and Irrigation
1) General: The Owners of parcels. which require landscape'. O
development shall assess any existing common landscape
areas adjoining their property. Where feasible,
landscape development shall reinforce or be compatible
with such existing common area setting. All areas
required to be landscaped shall be planted with turf,
ground cover, shrub or tree materials selected from
the plant palette contained in these guidelines. This
is a brief summary of the County of Riverside slope
erosion control'. landscape requirements: For_ more
detailed information, the: builder should refer to they.
Riverside County Standards and check with the County
for: any current revisions. Landscape- and irrigation
plans shall be_required.for:all slopes to 'be-planted.
Planting shall commence as soon as:.slopes.are.completed
on any portion of the site and should provide for rapid
short-term coverage of the slope as well as long-term
establishment cover per County standards. The
developer shall provide a landscape bond to the County
at the time that the landscape plan is ap-proved.
The bond is to guarantee the installation of interim
erosion control planting in the event that the grading
operation is performed and building construe-tion does
not commence within ninety (90) days. Cut slopes equal
to_ or greater than five feet (5') in vertical height
and fit-1 slopes equal to or greater than three feet
(3') in vertical height shall be planted with a. ground
cover to protect., the slope from erosion. and
instability. Slopes exceeding fifteen feet (lb') in
vertical height shall be planted with. shrubs.,. spaced..
not more than ten feet (10') on center or trees spaced
not to exceed twenty feet (20') on center or a.
combination of shrubs and trees at equiva-lent spacings,
in additions to the ground cover. The plants selected
and planting methods shall be suitable for the soil
and climatic conditions. Refer to the plant materials
palette. Reference should be made to the County of
Riverside for erosion control methods for slopes and
other landscaped areas.
2) General Irrigation Requirements: Slopes required to be
planted shall- be provided with a County approved
irrigation system designed to cover all portions of
the slope: If planted slopes are-.less than four feet
(4') high and are located in an area where hand-
watering is possible, then conveniently located
hosebibbs may be accepted in lieu of the required
irrigation system. However, the hosebibb must be
within fifty feet (50') of the slope so a hose no longer
than fifty feet (50') is necessary to water the slope.
~~
112.
f. Native Grass Revegetation
O Native grass.: vegetation which has been disturbed as a
result of grading operations shall be revegetated and
restored to its original condition. The native grass
revegetation shall be established prior to the rainy sea-
son.
g. Climate Constraints
Plant material. palettes for Rancho Highlands contained
herein are compatible with the climatic setting of the
area. The utilization of some materials, depending upon
their site location, exposure and relationship to other
influential factors may not~be appropriate. As an aid to
the more appropriate. plant material selection, the follow-
ing climatological factor summary is presented..
1) Temperature: Generally, the extreme summer
temperature is 110 to 115 degrees Fahrenheit and
generally the minimum winter temperature is 10 to 15
degrees Fahrenheit. The average summer daytime
temperature is 90 degrees Fahrenheit with the average
nighttime temperature being 58-1/2 degrees Fahrenheit.
The average. winter daytime temperature is 65 degrees
Fahrenheit with an average nighttime temperature of
38 degrees Fahrenheit.
O 2) Wind: The prevailing summer wind direction is
Northwest at an average mean of five (5) knots and an
extreme mean of forty three (43) knots. The prevailing
~~winter.wind direction is Northwest at an average mean of
four (4) knots and an extreme mean of forty nine (49)
knots. Extreme seasonal wind velocities may exceed
fifty (50) knots at peak gust periods.
3) Rain: Average annual rainfall ranges from twelve (12)
to eighteen inches (18") per year.
h. Horticultural Soils Test Requirements
Soil characteristics within the Rancho Highlands project
area may be variable. The owners of parcels which require
landscape development shall procure a horticultural soils
report in order to determine proper planting and mainte-
nance requirements for proposed plant materials. Such a
soils test shall be performed by a qualified agricultural
laboratory and shall include a soil fertility and agricul-
tural suitability analysis with pre-planting and post-
planting recommendations.
O
113
i. Irrigation
All homeowner's association areas required to be landscaped- O
shall be watered with an automatic underground irrigation
system. Irrigation systems which adjoin a separate mainte-
nance responsibility area shall be designed in a manner to
insure complete water coverage between the areas. Proper
consideration of irrigation system design and in-
stallation in the climate extremes of the Rancho Highland
area is critical to the success of the landscape invest-
ment. In particular, the combined summer elements of heat
and wind must be carefully considered in proper irrigation
design and equipment selection.
Irrigation systems shall be designed with head to' head one
hundred percent (100$)' double coverage_at a minimumr In
addition, irrigation controllers should have a minimum time
setting of one (1) minute and be capable of providing
multiple repeat and start times.
All irrigation heads adjacent to walks, drives and curbs
(car overhangs) shall be of the pop-up type.
Irrigation backflow prevention devices and.. controllers
shall be located with minimum public visibility or shall be
screened with appropriate plant materials.
j. Landscape Maintenance Standards O
All. landscape areas-shall be maintained in accordance with
the. .best industry standards for professional landscape
maintenance. Such ma-intenance shall include watering,
fertilization, mowing, edging, pruning, trimming, herbicide
programming, pesticide programming, clean-up and other
on-going seasonal programmed maintenance functions. Re-
placement of dead or diseased .plant
Low to moderately high slopes located within the interior
residential neighborhoods and on private lots are the
individual homeowner's maintenance responsibility. The
builder will install erosion control planting as necessary
per the County of Riverside standards and maintain these
slopes only until the homes are owner occupied.
k. Outdoor Lighting
The. use of outdoor lighting shall be minimized and recrea-
tional, advertising, parking lot and decorative lighting
shall be turned off when the associated facilities are not
in use and/or after a specific hour.
The Rancho Highlands project area is located within thirty
(30) miles of Mount Palomar Observatory. Light and glare may
O~
114
adversely impact operations at the Observatory. Outdoor
O lighting shall be provided by low pressure sodium vapor lamps
that are oriented and shielded to prevent direct illumination
above the horizontal plane passing through the luminare.
1. Streetscape
Streetscape or streetscenes include the combination of
landscape and handscape features visible from a given
roadway. These features generally include the community
wall at the-boundary of adjoining land use described else-
where; the community sidewalk; "Edison" Street light fix-
tures; entry monumentation wall features described
elsewhere; traffic control and directional signage and
landscape improvements.
1) Major Perimeter streetscenes:
Occur along Ynez Road and Santiago Road. The land-
scape right-of-way is wider along these streets and
may have a meandering sidewalk. A unique feature is
the community bridle trail along Santiago Road. These
streetscenes are predominantly turf grass with decid-
uous foreground street trees. A continuous backdrop
of evergreen Eucalyptus trees in groves meanders along
both streetscenes. (See Figures 28-32.)
O 2) Major Interior streetscenes:
Have a similar and complementary landscape treatment
as the perimeter streetscenes. Their right-of-way is
generally smaller. These streetscenes occur along
Preece Street, Rancho Highlands Drive and Terra Vista Road.
(See Figures 31 and 33.)
3) Residential Neighborhood Streetscene:
a) Required Residential Lot Street Trees. Per County of
Riverside Ordinance, each residential lot shall
receive a minimum of one (1) fifteen (15) gallon
size street trees also planted in the right-of-
way. In addition, corner lots shall receive a minimum
of two (2), fifteen (15) gallon size street trees also
planted in the right-of-way. Tree variety shall be
chosen from the Rancho Highlands Tree Palette con-
tained herein. One (1) species of tree shall be
selected and approved for each residential street to
maximize visual neighborhood identity. Deciduous or
flowering evergreen accent trees which contrast with
the chosen street tree are encouraged at cul-de-sacs,
knuckles and intersections to provide seasonal empha-
sis and interest. (See Figure 34.)
O
115
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YPTUS SPECIES
NRUSS,
R AND VINES
;LENT DROVE TREE
fREET TREE III ~
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MEMATIL SOLID WALL
LLENT TREE
PEPPER TREE
WITH RA0. FENCE
SAV~TDAGO FtOA® STIREEY SCENE PLAN
RANCHO NICNLA~DS
by RANCHO CALIFORNIA DEVELOPMENT CO
120 Figure 32
PREECE
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RESV®E~'d'8~+~ S'PREE'S 'VREE ~R®~R~aAA
RAHCNO H16HLAHDS
by RANGFIO CALIFORNIA DEVELOPMENT CO
1z2 Figure 34
b) Interior Slope Landscape. All interior slopes oc-
curring within the community theme, wall envelope sha110--~
be landscaped and irrigated per the'COUnty of Riverside
landscape standards. Each builder should confirm the
erosion control standards with the County.
c) Landscape Buffer Along Native Grass Open Space Areas.
..A twenty foot (20') landscaped buffer shall be planted
along the property line adjacent to sideyards and rear
yards edge adjoining the native grass and plant .open
space.- areas. This landscape buffer forms a visual
transition from the urban residential areas to the-
native grasslands.
m. FTult=Family Residential Streetscenes and Landscape
Requirements
1) Residential Streetscene Character. The major interior
street tree planted at regular intervals shall
extend the continuous street frontage of each product
parcel. The predominant use of gently rolling turf `
grass is encouraged to create a feeling of open
space and as a transition from Streetscene to
interior yard space. A backdrop of Eucalyptus grove
trees.. extending into each product area is encouraged
to further reinforce. overall community Streetscenes
and' as a means of visually transitioning public to
private- area. Individual product theme and entry
accent trees may interface with the Streetscene as
transitions to interior project- areas and_street-
scenes. (See Figure 35.)
2) Landscape Requirements: Landscaping is a critical
element in achieving an overall quality of life in
multi-family density housing. The following criteria
shall apply:
a) Pedestrian and vehicular circulation shall be
clearly defined with a landscape treatment.
b) Carports and parking stalls shall be screened and
softened with landscape planters.
c) Project entry drives should be designed to pro-
vide an overview of the landscape and recrea-
tional facilities.
d) Trash bins should be fully enclosed with six foot
(6') stucco walls with metal gates and shall be
screened with landscape buffers.
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MOUNDED TURF
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LONDON PLANE TREE
EVERQREEN BAOKDROP GROVE TREE GREENBELT AOOEM TREE
fUOALYPTU3 9PEOIE3 CALN'ORNIA PEPPER TREE
NATURAL NON-IRRIGATED 6BASSE9
RANCHO HOGHLA~IDS DR9VE AY
NNULYa-~AflflOLY STREEY SCENE P~AI~
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124
AA~CNO H16HLAADS
Dy RANCNO CALIFORNIA DEVELOPMENT
Figure 35
e) Trash bin locations should be conveniently lo-
cated for ease of maintenance and trash location.
Recommended locations include inside parking O
courts or at the end of parking bays.
f) Maximize turf areas and minimize shrub areas for
ease of maintenance and expanded open play use
areas.
g) Conform to County of Riverside landscape stan-
dards:
hj All applicable. general residential. neighborhood
streetscene requirements shall apply.
i) Wherever possible, canopy trees_should. be util-
ized"to shade and mitigate the summer heat..
j) Meandering or jogging sidewalks are encouraged.
k) Plant material shall shade western sides of
buildings, especially windows to reduce heat gain
inside homes.
1) Plant material should form :a smooth transition
between multi-family and streetscene landscap-
ing.
n. Entry F3onumentation Q
Community Entries consist of a thematia blend of construc-
tion features, landscape features,, signage and specialty
lighting that convey the unique image of Rancho Highlands
and reinforce the overall Rancho. California community
image. A hierarchy of community entries has been conceived
which consists of Rancho California Community Entry
Monumentation, Rancho Highlands Project Entry
Monumentation and Individual Product Entry Monumentation.
1) Rancho California Community and Rancho Highlands
Project Entry Monumentation. These major community
entries occur on Ynez Road at the Rancho California Road
intersection and at the intersection of Ynez and
Santiago Road. (See Figures 36-39) The overall sense, of
entry is created by a harmonious blend of thematic
features including:
a) Rancho California Community Entry Monumentation -
Curvilinear backdrop stucco and brick cap wall
with brick pilasters.
O~
125
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o Low foreground stucco and brick cap planter
O walls.
o An informal backdrop of Eucalyptus trees with
specimen Stone Pine trees integrated with the
foreground wall system.
o Flowering blend of shrubs, vines and ground-
cover.
o Rolling turf grass foreground introducing the
streetscene treatment and creating a visual
park-like threshold..
o Rancho California community-wide "Rose"
graphic logo at the community entry
intersection.
b) Rancho Highlands Project Entry Monumentation:
These areas include and generally duplicate the
Community Entry Monumentation features itemized
above except as follows:
o Rancho Highlands project identification
graphic letters applied to backdrop wall
with the Rancho. California "Rose" logo:
Graphics are anti-cipated on one (1) side of
O the intersection only.
o. F~onumentation Lighting
The Rancho Highlands project area is located within thirty
(30) miles of Mount Palomar Observatory. Light and glare may
adversely impact operations at the Observatory. Oudoor
lighting shall be low pressure sodium vapor lamps or other
appropriate lighting. All lamps shall be oriented and
shielded to conform to the Mount Palomar lighting standards.
Electrical meter pedestal and light switch/control
equipment shall be located with minimum public visibility
or shall be screened with appropriate plant materials.
O
126
e'CONGRE7E WALK MEANDERS FROM BACK OF CURB
a `/~
TO 8' FROM FACE OF WALL
COMMUNITY THEMATIC SOLID WALL
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DECIDUOUS STREET TREE -LONDON PLANE TREE
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8' MPL NEGIff BACKDROP STUCCO WALL WRH BRK:K CAP
AND BRICK PY.ASTERS
1B' HKiH LOW FOREGROUND WALL WRH BRICK GAP
-ITALIAN STONE PINE
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127
by MNCHO.CALIFORNIA' DEVELOPMENT
Figure 36
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SOLID WALL AND OPEN MOIAIpED TW6
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OROUNDCOVER
BACKDfiOP EVERGREEN GROVE TREE RECESSED GiIAPNK:
- EUCALYPTUS SPECIES LIGHT FI%TURE
ROJECT IDENTITY
GRAPHICS
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GROUNDCOVER AND VPES
THEMATIC ACCENT TREE PROJECT ENTRY MONUMEMATION WALL
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AND BACNOROP STUCCO WALL W/BRICK CAP
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O p. Community Walls
All walls which adjoin proposed County Service Area or
Rancho Highlands Community Association maintained parcels
shall be located entirely within such parcels for common
maintenance allowance. Such walls shall be termed Commu-
nity Walls and shall be designed and installed in accor-
dance with these standard details and to meet applicable
codes and sound attenuation requirements. (See Figures 40A
and B.)
1) Wall Standards/Jurisdiction/Application Community wall
standards described and detailed herein are intended to
apply to all situations where such walls are
visible from public streets, public use areas,. common
Rancho Highlands Community Association maintenance
areas and County Service Areas. Specifically excluded
are: residential rear yard and side yard situations not
adjoining a public street or common use area; single
family front yard enclosure fencing; and perimeter
fencing for multi-family product areas not adjoining
a common maintenance area. Wall applications in these
areas will be evaluated for appropriateness with the
architectural setting.
a) Solid Wall Requirement. Where privacy or
protection of. common area view dictate, a solid
masonry wall with pilasters shall be used.
b) Combination Wall Requirement. This is the most
commonly used community wall occurring along the
perimeter streatscene. It occurs above eight
foot (8') vertical high slopes where partial
privacy is necessary but permits some view
opportunity. A combination masonry foundation wall
and tubular steel fence panels between pilasters
shall be used.
c) open/View Wall Requirement. Where view opportu-
nity exists and where the visual protection
from common maintenance areas is assured, an ,
open or view wall may be used.
d) Bridle Trail Fence Requirement. A concrete three
rail fence shall parallel and enclose the bridle
tail. Openings shall occur at street crossings and
where necessary. (See Figure 41.)
O
131
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UHHETE EOUESTF30A~ CORiCF3ETE RAIL FENCE
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COfUiMU~s7Y YHEME TUBUL~LR SYEEL OPEf~ FERICE
NOTE
P0.ASTER TO MATCH SOLm COMMUNRy WALL
TUBULAR STEEL'FENCE DETA0.AND COLOR TO
MATCH COMMUNRV COMBGiATION WALL
COMNflUR~]TV THEflflE UVALLS
~E.~ ~: mA RANCHO H16HLAHDS
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- --- - .Dy RANCHO (:AIIFORNIA DEVELOPMENT CO
Figure 40A
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O q. Land IIse Transitions
In an attempt to create a high quality, environmentally
sensitive and aethetically pleasing community, the Rancho
Highlands Specific Plan proposes several landscape transi-
tion treatments that are intended to:
* Use natural or man-made conditions to separate and
buffer proposed single-family and multi-family residen-
tial uses.
* Establish techniques for linking natural and man-made
conditions, such as edge treatments between open space
and manufactured slopes.
These landscape transition treatments, otherwise known as
"interfaces", have been designed for use wherever multi-
family residential developments are adjacent to single-
family residences. These interfaces, as illustrated in
Figures 42A and B, demonstrate three different interface
conditions:
1) Figure 42A shows the appropriate landscape interface
treatment in areas in which the multi-family dwellings
are at a higher elevation than adjacent single-family
O dwellings. In this case, the multi-family dwellings
should be set back at least ten (10) feet from the top
of slope. In addition, the multi-family buildings
should be designed to step down from a height of two
stories to one story near the slope to prevent a mas-
sive appearance when viewed from the single-family
residences below.
2) Figure 42B illustrates a single-family residence on a
higher elevation than the adjoining multi-family dwell-
ing units. Tall trees should be planted near the
bottom of the slope to screen the multi-family resi-
dences from views from the single-family units.
r. Recreation Amenities
A major recreation center combination passive park and a
minor mini park form the backbone of the recreation experi-
ences offered at Rancho Highlands. Various native grass
open space lots and an equestrian trail along Santiago Road
supplement the major recreation facilities.
The recreation center combination passive park is located
along Yne2 Road- at the intersection of Preece Lane. The
site consists of gently rolling and steeper hillsides with
an earthquake fault easement bisecting the site. (See
Figure 43.)
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135
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O 1) Recreation Center:
The Rancho Highlands recreation center is sited on a
knoll top overlooking the surrounding community. Program
elements featured are as follows:
o Restroom cabana building
o Swimming pool
o Wading pool
o Spa
o Tennis courts (2)
o Group barbeque
o Off-site parking
o Shade arbor
The recreation center is
residents only. As such
joining passive use park by
fence. Pedestrian linkage
for easy access to the pa
center plan is conceptual.
subject to further technical
intended for Rancho Highlands
it is separated from the ad-
an open view tubular steel
is provided along Preece Lane
ssive use park. The recreation
All elements on this plan are
and engineering studies.
2) Passive Park:
The passive park recreation amenity portion occurs
O parallel to Ynez Road on the lower hillsides. Advan-
tage is taken of the topography to meander a jogging
trail and provide a view overlooking the picnic area.
Activities programmed- for the park include the' follow-
ing:
o Family picnic areas
o Jogging trail
o Exercise course
o View overlook
o Open play turf area
3) Mini Park:
The mini-park recreation amenity, as shown in Figure 44, is
located along Ynez Road. This park encompasses 1 acre. Ac-
tivities programmed include:
o Children/sand play area
o Sitting area
o Open play turf area-
4) ,Bridle Trail:
A ten foot (10') bridle trail parallels Santiago Road.
This bridle trail connects to a larger regional County and
O community trail system.
139
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ACCENT YONUMENTATgN WALL
~,owERwa sHRUSS.
)VER AND VINES
ACCENT TREE-
i,~ ~/SI.J
RECREATtO.R~ OPEC SPACE PLAN AY NNB~!-PARFf
~~ mm,
F~°y ~~° AAACNO HI6NLAADS
rw. ow Ns~CO~
\\ ~~ by RANCHO CALIFORNIA DEVELOPMENT CO
~l Figure 44
w coNCaEre WALK
FOOD BENCHES WITH ORDI(BID FOUNTAIN
-DNO.OROp'0 OA19 blAt ANQA
ACCENT TREE -
SHRLIB9
9ECID0009 STREET AND GROVE TREE -
IONDON PLANE TREE
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140
O s. Freecaay R.O.W. Edge Treatment
Large natural open space areas with enhanced screen tree
plantings buffer most of the freeway right-of-way boundary
from residential parcels. Where residential rear yards are
adjacent to the freeway right-of-way, a solid community
wall and dense landscape zone are planned. (See Figure 45.)
t. Faintenance Responsibility
Maintenance of common areas and streetscenes within Rancho
Highlands may be provided in one of two ways:
A County Service Area may maintain the major perimeter
streetscenes adjoining Ynez Road and Santiago Road.
This will specifically include the area from back of curb
to and including the community theme wall.
If the perimeter streetscenes are not accepted for
maintenance by the County Service Area, the Rancho
Highlands Community Association will maintain these
areas.
In either case, the Community Association will maintain the
major interior streetscenes adjoining Preece Lane, Tierra
o Vista Road and Rancho Highlands Drive; the recreation
center; recreation lots; and natural or enhanced open
space lots.
The multiple family parcels are to be maintained by their
own individual sub-homeowner association. The sub-home-
owner maintenance will extend from the back of the sidewalk
inward and will include the street right-of-way.
The apartment projects will be privately maintained from
back of sidewalk inward including the street right-of-way.
All residential street trees planted in the right-of-way
shall be maintained by the individual homeowners.
O
141
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O SECTION V: ENVIRONMENTAL IMPACT REPORT
Please refer to Section III., in the approved Rancho
Highlands Specific Plan. (Specific Plan No. 180.)
SECTION VI: GF.NauHT. PLAN RELATIONSHIP TO PROJECT
A. GENERAL PLAN LAND IISE DETERMINATION SYSTEM (Steps 1-4)
In the period"of"time between the approval of the original
Rancho Highlands Specific Plan and the' filing of this
Amendment, the Comprehensive General, Plan was revised'to
require a discussion of the Land Use Determination system
for Specific Plans. Therefore, the discussion which fol-
lows was added to satisfy that requirement. Following" that
discussion, this Amendment references the approved Specific
Plan relative to Comprehensive General Plan goals and
policies.
1. Site Identification Within Open Space and Conservation
Map Inventory
A review of the County's Open Space and Conservation Map
reveals that none of the site is designated for open space/
conservation uses. The northern portion. of the site is
O designated as being within the Rancho Villages Policy Plan
Area, Area "J". Area "J" is segmented into several parcels
along Interstate 15. It is~stated that, "Primarily;. com-
mercial and tourist facilities. are envisioned for th-is
area." This Amendment proposes -that "office/professional
land uses be shown at that location, which would appear in
conformance with the intention•of the plan:- In addition,
office/professional land uses were shown at this location
in the approved Rancho Highlands Specific Plan.
Open Space and Conservation land use standards are speci-
fied in the Comprehensive General Plan. The proposed
project conforms as follows:
* Standard: Natural floodways, drainage channels,
seismic fault zones, and unstable slopes should be
retained as open space.
* Standard: Development projects
porating usable open space into
Potential open space areas
hazard" locations such as those
seismic faults or flood risks.
the Wildomar Fault was located
eastern portion of the site.
O
shall consider incor-
the project design.
include "environmental
with unstable slopes,
As previously noted,
and surveyed along the
This Amendment locates
143
~r ,, all .land uses, which could be adversely impacted by the ^y
.."'fault,. outside a 50-foot fault setback: A portiom~of (vii
' the__land adjacent to and in close proximity to the fault
:" "'"is~designated as open space. The remainder of the
_= ,.,,land"adjacent to the fault will be developed as". a park
'which will contain recreational facilities.
2 Site Identification Within Composite nazarasixesources
.: lean Inventory
'.'~,`;~Phe - `'Composite Environmental Hazards Map (General Plan
'-:°;Figures 30, 31; pages-.371, 37.2) in the Comprehensive Gen-
'='eraL Plan identifies the Alquist-Priolo Special Study Zone
whch:> appears to- traverser through, or: is ° in the vici-nity. of
the,- Amendment°eite: Extensive geotechnical studies- have-
been~conducted which identified the Wildomar Fault as being
located ;on the project site. As noted above, measures. are
being ~'~undertaken which will mitigate potential adverse
impacts to on-site residents. A review of the Composite
Resources Map (General Plan Figures 32, 33; pages 373, 374)
reveals that the site is not impacted by an environmental
,,; ;~esouraes .
~. Land IIse Area Profile and Community Policy Area Iden-
a) Southwest Territory .
The Comprehensive: General Plan outlines several Land Use ~J"
P.Tanning Area"Pro-files,*, providing background information
for. each Planning, Area, Including a general description;
population and- housing statistics; growth and land use-
forecasts; .land use potential and constraints; trends and
adopted Specific Plans. The County's five-year forecasts
are intended to•guide infrastructure development to support
expected growth in all Planning Areas. The project site is
located in the eastern sector of the Southwest Territory
Planning Area. The Southwest Area Plan is being drafted at
this time by the County Planning Department.
b) Land IIse Categories
The- Land. Use_"Determination system reviews standards
and locational policies for land use categories and
specific land uses not determined by Steps 1, 2 and 3.
As stated in the Comprehensive General Plan, "Land use
categories and specific land uses are .based on differ-
ent levels of public facilities and services."
Step 4 begins by assessing the availability of water,
sewer and circulation systems in the project area. The
results are then compared to Land Use .Categories I-V (Heavy
O~
144-
O Urban, Urban, Rural,
Community). Adequate pu;
and sewer) and an extensive
in the project area. This
combination of Category I
(Urban) land use as follows:
outlying Area -and,_;:_Planned
~lic facilities, services? {water
circulation system 'are planned
project is determined.,;, to be a
(Heavy Urban) and C,}tegory. II`
Category I (Heavy Urban) land uses are characterized;: `'``'`by.
intensive commercial and industrial land uses ane#.higher
residential densities. Examples of Category I land uses;:
include regional and community commercial centers:,~.heavy
industrial uses and residential densities of eight to'twenty.
dwelling units per acre. -.;; ~.~.
Category II (Urban) land uses represents a broad.,miz. of
land uses, including many types of commercial- ..and
industrial land uses, and residential land used` w~t,Y~ a~
density of two to eight dwelling units per acre. :,,
3i
B. GENERAL PLAN GOALS AND POLICIES 4_'.`~
Please refer to Section IV.B., in the approved "Ranchq
Highlands Specific Plan. (Specific Plan No. 180.)
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145