HomeMy WebLinkAbout010493 PC AgendaAGENDA
TEMECULA PLANNING COMlV~SSION
REGULAR MEJ~.TING
Jam,gry 4, 1993 6:00 PM
VAIL ~I,EM~:NTARY SCHOOL
29915 Mira Lore- Drive
Temecula, CA 92390
CALL TO ORDER:
Chairman Fahey
ROLL C.ALI~
Bhlr, Ford, Hoagland, Chiniaeff, Fahey
PUBLIC COMMENTS
A total of 1S minutes is prodded so members of the public can address the commissioners on
items that are not listed on the Agenda. Spe~rs are limited to three (3) minutes each. If you
desire to speak to the Commissioners about an item not listed on the Agenda, a pink aRequest
to Speak" form should be filled out and filed with the Commission Secretary.
When you are called to speak, please come forward and state your name and address.
For all other agenda items a "Request to Speak" form must be filed with the Planning Secretary
before Commission gets to that item. There is a three (3) minute time limit for individual
speakers.
COM1V!IgSION BUSINESS
1. Approval of Agenda
2. Approval of minutes of November 16, 1992 planning Comrni~ion meeting.
PUBLIC HEARING
Case No:
Applicant:
Location:
Planner:
Proposal:
Recommendation:
Vesting Tentative Tract Map No. 26941, Change of Zone No.
22
Taylor Woodrow Homes,CA L~l.
Northerly of De Portola Road, southerly of Pauba Road, westerly
of Via Del Monte, easterly of Butterfield Stage Road.
Craig Ruiz
To subdivide 133 acres into 28 single family lots and to change a
portion of the site from Residential Agricultural 2.5 acre minimum
lot size and Residential Agriculture 5 acre minimum 6 lot size to
Residential Agricultural 2.5 acre minimum lot size and Residential
Agricultural 5.0 acre minimum lot size.
Recommend Approval
4. Case No:
Applicant:
Location:
Planner:
Proposal:
Recommendation:
Next meeting:
General Plan
City of Temecula
City Wide
John Meyer
Consideration of Environmental Impact Report and the concluding
testimony
Certification of the Final Environmental Impact Report and
Adoption of the Draft General Plan to the City Council
Due to the holiday on January 18, 1993, the next meeting date will
be discussed.
PLANNING DIRECTOR REPORT
PLANNING COMMISSION DISCUSSION
OTFI~R BUSINESS
ITEM #2
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
MONDAY, NOVEMBER 16, 1992
A regular meeting of the City of Temecula Planning Commission was called to order Monday,
November 16, 1992, 6:10 P.M., 29915 Mira Loma Drive, Temecula, California, Chairman
Linda Fahey presiding.
PRESENT: 3
ABSENT: 2
COMMISSIONERS: Ford, Hoagland, Fahey
COMMISSIONERS: Blair, Chiniaeff
Also present were City Attorney Scott Field, Senior Planner Debbie Ubnoske, Planner Saied
Naaseh and Minute Clerk Gall Zigler.
PUBLIC COMMENTS
None
COMMISSION BUSINESS
ADeroval of Aeenda
It was moved by Commissioner Hoagland, seconded by Commissioner Ford to approve
the agenda.
The motion carried as follows:
AYES: 3 COMMISSIONERS: Ford, Hoagland, Fahey
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Blair, Chiniaeff
Commissioner Blair arrived at 6:13 P.M.
2. Minutes
It was moved by Commissioner Ford, seconded by Commissioner Hoegland to continue
approval of the minutes of October 19, 1992 to allow staff time to address the
Commission's concerns regarding lack of dialogue which the Commission feels is .
important to the approval of the General Plan.
PLANNING COMMISSION MINUTES
AYES:
NOES:
ABSENT:
4 COMMISSIONERS:
0 COMMISSIONERS:
I COMMISSIONERS:
NOVEMBER 16. 1992
Blair, Ford, Hoagland, Fahey
None
Chiniaeff
Transportation Demand ManaQement/Air Quality Ordinance
Director of Public Works Tim Serlet presented the staff report. Tim stated that Jim
Birckhead, Program Coordinator of the Air Quality Coordinating Committee, advised
him that Section 7 of the Ordinance was rejected by the Air Quality Management
District and new language was implemented as follows, "Section 7 - Compliance With
AQMD Regulation 15:
Trip reduction'. plans approved by the SCAQMD in accordance with provisions of
Regulation 15 may be submitted to the City in lieu of plans required under the
provisions of this ordinance. AQMD approved Regulation 15 trip reduction plans
approved by the City shall be deemed to comply with trip reduction plan requirements
of this ordinance."
Jim Birckhead, Program Director for the Western Riverside Council of Governments,
provided an overview of the Air Quality Implementation Program.
Commissioner Hoagland made the following comments on the model ordinance:
Section 1 (b) - He feels it does not make sense.
Section 1 (c) Requested clarification of mobile sources.
Section 1 (f). - Suggested a reference to business developments.
Section 3 (a) - Should refer to 4/10 or 9/80 work schedules as examples.
Section 3 (b) - Questioned why existing developments are not in the findings.
Jim Birckhead advised that new development is addressed in the CMP provisions and
the existing came out of the Air Quality Management Plan.
Section 5 (a) - Does that refer to 100 or more persons at one site or within one
company.
Jim Birckhead stated that the reference was to 100 peo~01e at one site.
Commissioner Hoagland expressed a concern regarding fees.
PCMINI II16/92 -2- 11/31/92
PLANNING COMMISSION MINUTES NOVEMBER 16, 1992
Chairman Fahey suggested that the fee be incorporated in the business license fee.
Commissioner Blair asked for clarification of Section 4 (c).
Tim Serlet advised that the intent is to allow for 75% of the required parking and the
other 25% would have to utilize some other form of transportation (i.e. carpools, etc.).
It was moved by Commissioner Ford, seconded by Commissioner Hoagland to
recommended the ordinance be re-written per the Planning Commission comments as
follows:
Clarify "congestion" or "traffic congestion" as detrimental.
Section 1 (c) Definition of mobile sources.
Section 3 (a) Alternate work schedules be used as examples and others may
be considered.
Page 3, 4 (a) Clarification of 100 or more persons per site.
Page 5, No. 4 - clarify how the designation applies to employee parking area
Clarification of fee and how the fee is determined.
Substitute Section 7, "Compliance with AQMD".
The motion carried as follows:
AYES: 4 COMMISSIONERS: Blair, Ford, Hoagland, Fahey
NOES: 0 COMMISSIONERS: None
ABSENT: I COMMISSIONERS: Chiniaeff
It was the consensus of the Planning Commission that staff bring this item back before
the Commission on December 7, 1992 for review of changes.
PUBLIC HEARING ITEMS
Development AQreement No. 92-0013.
Soecific Plan No. 219. Amendment No. 3,
Vestino Tentative Tract Maps:
No. 24182. Amendment No. 3.1st Extension of Time
No. 24184. Amendment No. 3.1st Extension of Time
PLANNING COMMISSION MINUTES
NOVEMBER 16, 1992
No. 24185, Amendment No, 3, 1st Extension of Time
No. 24186, Amendment No. 5, 1st Extension of Time
No. 24187. Amendment No. 3, 1st Extension of Time
No. 24188, Amendment No. 3.1st Extension of Time
Addendure to Environmental Impact Reoort No. 235
Salad Naaseh presented the staff report.
Scott Field advised on Page 27, Section 12.2, fourth line down, of the Development
Agreement should read "...the cost incurred by owner for both of said parks...".
Salad Naaseh advised of the following revisions to the Conditions of Approval:
Vestino Tentative Tract MaDs
No. 24182:
Condition 36 and 38 combined.
Conditions 47, 50 and 6(A.) modified per staff.
Eliminated statement between Condition 7 and Condition 8.
No. 24184:
Condition 36 and 38 combined.
Conditions 47, 50 and 6(A.) modified per staff.
Eliminated statement between Condition 7 and Condition 8.
No. 24185:
COndition 37 and 39 combined.
Conditions 48, 51 .and 6(A.) modified per staff.
Eliminated statement between Condition 7 and Condition 8.
Delete Condition No. 19.
No. 24186:
Condition 31 and 33 combined.
Conditions 42, 45 and 6(A.) modified per staff.
Eliminated statement between Condition 7 and Condition 8.
Add Condition No. 48.
No. 24187:
Condition 30 and 32 combined.
Conditions 41,43.n. and 6(A.) modified per staff.
Eliminate the statement between Condition 7 and Condition 8.
Amend Condition No. 14.
No. 24188:
Condition 45 and 47 combined.
Conditions 56, 59 and 6(C) modified per staff.
Add Condition 63. '
Amend Condition No. 6(A).
Eliminate the statement between Condition 7 and Condition 8.
FCMIN1 I/16/92 -4- 11131/g2
PLANNING COMMISSION MINUTES NOVEMBER 16, 1992
Revisions to the Development Agreement:
Modifications to the following: Section 12.6.a, Section 12.8.b.c, Section 12.8.d., Lot
460, Lots 451,452 and 453, Lot 369 and Lot 352.
Commissioner Ford expressed concern that there is no reference to specific
improvements to the eight (8) acre park-site in the Development Agreement and
requested that the requirements be clarified more specifically.
Gary King advised that the applicant has been provided with a copy of the Parks
Development Standards and in previous meetings, an agreement had been reached as
to the improvements that were to be required.
Commissioner Blair stated that she feels the language on Page 5, Item U (1) is
inappropriate.
Scott Field advised the finding can be deleted if the Commission does not agree with
it.
Chairman Fahey opened the public hearing at 7:55 P.M.
Dennis O'Neil, 18881 Von Karman,//'1600, Irvine, CA, representing Bedford
Development Corporation, expressed the applicant's concurrence with the staff report.
Mr. O'Neil expressed that the applicant would agree to include a statement referencing
the improvements to the eight (8) acre park site with the understanding that there may
be further modifications as it goes through the review process. Mr. O'Neil expressed
objection to the reference to Ordinance 460 in Section 12.6.a of the Development
Agreement. Mr. O'Neil suggested that the condition be modified to read "developer
will provide reasonable and primary and secondary access and drainage from De
Portola and Campanula Way, subject to the approval of the City, and in accordance
with reasonable standards".
LeAnne Hamilton, 29845 Avenida Cima Del Sol, Temecula, expressed concern that
staff look at adequate lighting, bike trails, storm water drainage and traffic safety in
this area.
Commissioner Hoagland stated he feels the density in Planning Area 6 is inappropriate
and out of character for the City of Temecula and suggested that it remain 15.6
dwelling units per acre.
Commissioner Ford concurred and suggested'that the Commission not take action on
the Development Agreement until each map has been reviewed.
Chairman Fahey declared a recess at 8:20 P.M. The meeting was reconvened at 8:35 'P.M.
PLANNING COMMISSION MINUTES
NOVEMBER 16, 1992
Commissioner Ford recommended the following modification to the Specific Plan
Amendment, Page 5 of the staff report, second to last sentence "The addition of the
park is a positive amenity to the area however, this addition may cause a higher
density in planning area six...".
Commissioner Hoagland stated that he could not support Finding I of the Specific Plan
Amendment, which he feels is premature. Commissioner Hoagland added that
regarding the language and changes related to densities, he would like to see the
Planning Area Six target remain 15.6.
Barry Brunnell, Turrini and Brink, 3242 Holliday Street, Santa Ana, provided
information regarding the paseos. Mr. Brunnell stated that the densities in Planning
Area 6 are consistent with Recital K (page 3 of the Development Agreement). Mr.
Brunnell added that before any construction takes place in this Planning Area it will
need to be reviewed and approved by the City.
It was moved by Commissioner Hoagland, seconded by Commissioner Blair to change
the Specific Plan Amendment to reflect a target density of 15.6 in Planning Area 6.
AYES: 2 COMMISSIONERS: Blair, Hoagland
NOES: 2 COMMISSIONERS: Ford, Fahey
ABSENT: I COMMISSIONERS: Chiniaeff
Commissioner Ford stated that the developer will have to show that the proposed
density can be applied to the site by submittal of proper plans and open space
amenides.
Commissioner Hoagland stated that he feels the applicant's proposed density for
Planning Area 6 is too dense for a very suburban, almost rural area.
Commissioner Blair stated that she feels it is unfair to say one thing to the developer
at a hearing and change directions when they come back to the Commission.
It was moved by Commissioner Ford, seconded by Commissioner Fahey to approve all
other changes to the Specific Plan reflected in the Amendment.
The motion carried as follows:
AYES:
4 COMMISSIONERS: BlaiY, Ford, Hoagland, Fahey
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Chiniaeff
PCMIN 11 / 16/92 -6,- 11131192
PLANNING COMMISSION MINUTES NOVEMBER 16, 1992
Commissioner Ford recommended the following modifications to the Extension of Time
or1:
VeStinQ Tentative Tract Mao
No, 24182
Page 21, #9 "Provisions" changed to "provisions".
Page 24, #38 control
Page 26, #55
Page 26, #57(A)-
New condition corrected to read "erosion
planting".
Referenced in 57 (A), delete.
"should maintain" changed to "shall maintain"
#57(B)-
dBA.."
Page 27, #67
Page 28, #70
#74
#75
Page 30, #86
Page 30, #88
Modified to state "constructed to maintain interior noise levels at 45
State which parks are to be or could be accepted for
maintenance by the TCSD.
Delete condition or delete "shall" and change to read
"...may be maintained...".
"will preclude" changed to "may preclude".
Street and parkway landscape bonds should be kept separate.
Amend to reed "or other devices as approved".
Add in all other appropriate agencies.
Robert Righetti, Senior Project Manager, land development, advised that the Conditions
are staged so that the appropriate agencies are notified.
Barry Brunnell stated that the applicant would concur with the modifications, however
would request that Condition 88 remain as written.
Commissioner Ford suggested that #139 on Page 36 be deleted.
City Attorney Scott Field concurred.
Commissioner Blair excused herself at 9:30 P.M.
PCMIN 11/16/92 '7- 11/31/92
PLANNING COMMISSION MINUTES NOVEMBER 16, 1992
Vestino Tentative Tract Mao
No. 24184
Commissioner Ford recommended the same changes above to the following
Conditions: 9, 38, 62, 65, 69, 70, 81, and 132 in addition to the following:
Page 40, #8 Add "parkways" after "open space,".
Page 40, #10 Delete.
Vestino Tentative Tract MaD
NO. 24185
Commissioner Ford recommended the same changes as referenced for Map 24182 to
the following Conditions: 9, 38, 63, 66, 70, 71, 82, and 135 with no other
modifications.
VestinQ Tentative Tract MaD
No. 24186
Commissioner Ford recommended the same changes as referenced for Map 24182 to
the following Conditions: 9, 33, .57, 60, 64, 65, 76, and 126 with no other
modifications.
VestinQ Tentative Tract Map
No. 24187
Commissioner Ford recommended the same changes as referenced for Map 24182 to
the following Conditions: 9, 32, 53, 56, 60, 61, 72, and 121 with no other
modifications.
VestinG Tentative Tract MaP
No. 24188
Commissioner Ford recommended the same Changes as referenced for Map 24182 to
the following Conditions: 9, 47, 72, 75, 79, 80, 91, and 145 with no other
modifications.
Barry Brunnell expressed concurrence with the modifications to the Vesting Tentative
Tract Maps on behalf of the applicant.
PLANNING COMMISSION MINUTES NOVEMBER 16, 1992
A straw vote was taken and the consensus of the Commission was to approve the
Addendum to Environmental Impact Report No. 235.
A straw vote was taken and the consensus of the Commission was to approve the
Vesting Tentative Tract Maps, 1 st Extensions of Time with modifications.
Commissioner Ford recommended the following modification to Item U (1) on Page 5
of the Development Agreement, "The opportunity for a residential/commercial project
creating job opportunities, sales tax and tax revenues to the City", to address the
Commissioner Blair's concerns.
Dennis O'Neil, representing the applicant, advised they would agree to include
language in the Development Agreement to describe the improvements to the eight (8)
acre park site as the conceptual plan previously submitted to staff as recorded signed
copy of listed improvements. Additionally, Mr. O'Neil stated the applicant would agree
to the language in 12.6.a. as submitted by staff modified with the following statement
"...or as otherwise approved by the City Engineer".
Commissioner Hoagland suggested Section 12.1.1., Page 27, be modified by deleting
the reference to "590".
Dennis O'Neil indicated the applicant's concurrence.
It was moved by Commissioner Hoagland, seconded by Commissioner Ford to close
the public hearing at 10:00 P.M. and Adopt Resolution No. 92-037 approving Planning .
Application No. 92-0013 (Development Agreement), Specific Plan No. 219,
Amendment No. 3, The First Extensions of Time For Vesting Tentative Tract Map No.
24182, Amendment No. 3, Vesting Tentative Tract Map No. 24184, Amendment No.
3, Vesting Tentative Tract Map No. 24185, Amendment No. 3, Vesting Tentative
Tract Map No. 24186, Amendment No. 5, Vesting Tentative Tract Map No. 24187,
Amendment No. 3, and Certifying the Addemdum to EIR No. 235, with the various
changes as reflected in the minutes.
The motion carried as follows:
AYES:
4 COMMISSIONERS: Blair, Ford, Hoagland, Fahey
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Chiniaeff
PLANNING DIRECTOR REPORT
None
PCMIN11/16/92 -9- 11131/92
PLANNING COMMISSION MINUTES
PLANNING COMMISSION REPORT
None
OTHER BUSINESS
None
ADJOURNMENT
It was moved by Commissioner Hoagland, seconded by Commissioner Ford to adjourn to a
special meeting on November 18, 1992, 6:30 P.M., Temecula City Hall Main Conference
Room 43174 Business Park Drive, Temecula, California.
The next regular meeting of the City of Temecula Planning Commission will be held on
Monday, December 7, 1992, 6:00 P.M., Vail Elementary School, 29915 Mira Loma Linda,
Temecula, CA.
NOVEMBER 16. 1992
Chairman Linda Fahey
Secretary
ITEM #3
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
January 4, 1993
Case No.:
Change of Zone No. 22, Vesting Tentative Tract
Map No. 26941 and Addendure to Environmental
Impact Report No. 230.
Prepared By: Craig D. Ruiz, Assistant Planner
Saied NaaSeh, Associate Planner
RECOMMENDATION:
RECOMMEND Adoption of Resolution No. 93-__ recommending
Approval of Change of Zone No. 22, Vesting Tentative Tract
Map No. 26941 and the Addendum to Environmental Impact
Report No. 230, based on the Analysis and Findings contained
in the Staff Report; and subject to the attached Conditions of
Approval.
APPLICATION INFORMATION
APPLICANT:
Taylor Woodrow Homes,. California Limited
REPRESENTATIVE:
Trans-Pacific Consultants
PROJECT NAME:
Crowne Hill Estates
PROPOSAL:
A request for approval of a Change of Zone from Residential
Agriculture, 5 acre minimum lot size (R-A-5) to Residential
Agriculture, 2.5 acre minimum lot size (R-A-2~) for lots 6, 9,
12, 13, 17, 18, 26, 27, and 28 and from R-A-2 ~ to R-A-5 for
a portion of lot 4 and a request for approval of a subdivision to
include 28 custom single family lots on 133 acres.
LOCATION:
Northerly of De Portola Road, Southerly of Pauba Road, Easterly
of Via Norte, and Westerly of Butterfield Stage Road.
EXISTING ZONING:
Residential Agriculture, 2.5 acre minimum lot size (R-A-2~) and
Residential Agriculture, 5 acre minimum lot size (R-A-5)
SURROUNDING
ZONING:
North: County
South: Open Space Combining Zone (R-5)
East: County
West: One Family Dwellings (R-1)
Residential Development (R-4)
and Planned
1 ' R:~$%STAFFRPT~28941VTM.PC 12/30.i92 Idb
PROPOSED ZONING:
Residential Agriculture, 2.5 acre minimum lot size (R-A-2 ~) and
Residential Agriculture, 5 acre minimum lot size (R-Ao5)
EXISTING LAND USE: Vacant
SURROUNDING
LAND USES:
North:
South:
East:
West:
Vacant and Custom One Family Dwellings
Vacant
Vacant and Custom One Family Dwellings
Vacant
PROJECT STATISTICS
Number of lots 28
Total Area 133.00 acres
Average parcel size 4.75 acres
Minimum lot size 2.50 acres
Gross density 0.21 dwelling units per acre
Excavation 196,800 cubic yards
Import 1,200 cubic yards
BACKGROUND
Vesting Tentative Tract Map No. 26941 is a remapping of previously approved yet never
recorded map. The previously approved Vesting Tentative Tract Map No. 23143, along with
EIR No. 230, Development Agreement No. 26 and Design Guidelines were approved by the
Riverside County Board of Supervisors in August of 1988.
PROJECT DESCRIPTION
The applicant is requesting approval to subdivide 133 acres into 28 custom single family lots.
The lots will vary in size from 2.5 ecres to 10.6 acres. The project is zoned R-A-5 and R-A-
2~. Development Agreement No. 26 and the Design Guidelines that were previously
approved with Vesting Tentative Tract Map No. 23143 apply to Vesting Tentative Tract Map
No. 26941.
The project site lies within two zoning districts, R-A-5 and R-A-2 ~. The request for zone
change will change the zoning to conform with the design of the project. A portion of lots
8, 9, 12, 13, 17, 18, 26, 27 and 28 will change from R-A-5 to R-A-2~ and a portion of lot
4 will change from R-A~2 ~ to R-A-5.
The eastern portion of the property is currently located within the 100-year flood plain and
comprises approximately 9.5 acres. The 100 year flood plain runs through lots 4, 5, 6, 7, 8,
and 10. The project has been conditioned to ensure that this portion of the property will be
properly preserved as open space and no structures will be allowed (refer to Conditions No.
1 I and 16).
2 " R:%S~$TAFFRPT~26841VTM.PC 12/30/92 Idb
The project's primary access will be provided from Crown Hill Drive. The construction and
completion of this road will be required prior to Certificate of Occupancy for any of the lots
with the project (refer to Condition No. 67).
ANALYSIS
One of the primary issues relating to the proposed project is grading. Grading for the site will
involve approximately 198,000 cubic yards of cut and fill which will be primarily balanced on
site. The project will require the import of approximately 1,200 cubic yards of fill. To
minimize grading the project has been conditioned to insure that future grading and
construction of pads will conform to the conceptual grading as shown on the Tentative Map
(refer to Conditions No. 9 and 11 ). As this is an area of potential paleontological resources,
a qualified paleontologist shall be required to monitor the grading of the site and supervise the
recovery, cataloguing and curation of any fossil remains uncovered during grading (refer to
Condition No. 20).
When the Crowne Hill (Vesting Tentative Tract Map No. 23143) project was originally
considered for approval, included within the 100-year flood plain was a proposed 8 acre
Regional Biological Enhancement Area. The enhancement area was proposed to be used by
Assessment District 159 for off-site mitigation for district's channelization of Temecula Creek
project. Subsequent to the original approval of the Crowne Hill project, Assessment District
159 was required to provided on-site rather than off-site mitigation, thus eliminating the
requirement for the enhancement area. The applicant will be required to remove all references
to the enhancement area prior to the recordation of the final map (refer to Condition No. 18).
Other environmental issues include the potential existence of Stephen's Kangaroo Rat and the
California Gnatcatcher. The project has been conditioned to ensure these issues are properly .
mitigated prior to any disturbance of the project site (refer to Conditions No. 7 and 18).
The minimum lot size for the project will be 2~ acres and lot sizes for the project will vary
from 2 ~ to 10 acres. The large lot design of the project is consistent with the neighboring
lots to the north, south and east. The project will provide a buffer between the Crowne Hill
Development which is composed of 5,000-6,000 square foot lots to the west and the large
lots tO the east.
ZONING, FUTURE GENERAL PLAN AND SWAP CONSISTENCY
The project is zoned Residential Agriculture, 5 acre minimum lot size (R-A-5) and Residential
Agriculture, 2~ acre minimum lot size (R-A-2~). This project is proposing a zone change that
will change 9 lots from R-A-5 to R-A-2~ and 1 lot from R-A-2~ to R-A-5. The total gross
acreage of the site is 133 acres. The lot sizes for the project will range from 2.5 acres to
10.6 acres. The proposed project is consistent with the R-A development standards.
The future General Plan Draft Preferred Land Use Map designates the site as Very Low
Density Residential (0.2 to 0.4 dwelling units per acre) with a target density of 0.3 dwelling
units per acre. The project density of .21 dwelling units per acre is compatible with the
density and target density of the future General Plan.
The proposed project is consistent with SWAP which designates the site as 2-4 dwelling units
per 8cre.
3 R:~S~STAFFF~T~26941VTM.PC 12/30/92 Idb
ENVIRONMENTAL DETERMINATION
An Addendum to Environmental Impact Report No. 230 was prepared by Staff and no
additional significant impacts were identified as a result of the filing of Vesting Tentative Tract
Map No. 26941. Environmental Impact Report No. 230 included analysis of the area that
comprises Vesting Tentative Tract Map No. 26941 along with Vesting .Tentative Tract Map
No. 23143. Vesting Tentative Tract Map No. 26941 has not been changed significantly or
altered the environmental impacts that were examined in Environmental Impact Report No.
230. The mitigation measures contained in the Conditions of Approval will be implemented
in order to mitigate the impacts of the development.
SUMMARY/CONCLUSIONS
The proposed project meets the requirements of Ordinance 348, Ordinance 460 and the City's
future General Plan. Conditions placed upon the project will insure that future development
will not have excessive grading and will blend with the hillside topography.
FINDINGS
Change of Zone No. 22
There is a reasonable probability that Change of Zone No. 22 will be consistent with
the City's future General Plan, which will be completed in a reasonable time and in
accordance with State Law, due to the fact that the density of the project, .21
dwelling units/acre, is consistent with the Very Low Density Residential Land Use
designation of tl~e future General Plan. Furthermore, the proposed R~A-2~ and R-A-5
zones will be consistent with the Very Low Density Residential Zoning District.
There is not a likely probability of substantial detriment to, or interference, with the
future General Plan if Change of Zone No. 22 is ultimately inconsistent with the Plan,
due to the fact that the project is consistent with the existing large lot custom single
family dwelling developments in the immediate vicinity and their underlying zones.
The project is compatible with surrounding land uses since this project is a single
family dwelling development and the surrounding land uses are single family dwellings,
a golf course and vacant land.
The proposal will not have an adverse effect on the environment since mitigation
measures of Environmental Impact Report No. 230 and the Addendum to
Environmental Impact Report No. 230 have been incorporated to the project design and
Conditions of Approval to reduce the impacts to a level of insignificance.
Vesting Tentative Tract Map No. 26941
There is a reasonable probability that Vesting Tentative Tract Map No. 26941 will be
consistent with the City's future General Plan, which will be completed in a reasonable
time and in accordance with State Law, The project, as conditioned, conforms with
existing applicable city zoning ordinances and development standards. Furthermore,
the proposed density of the project, .21 dwelling units per acre, is consistent with the
future General Plan Land Use Designation of Very Low Density Residential.
4 " R:\$~$TAFF~T~26941VTM.PC 12/30/92 klb
10.
11.
There is not a likely probability of substantial detriment to, or interference with the
City's future General Plan, if the proposed use is ultimately inconsistent with the Plan,
since the surrounding land uses are large lot custom single family dwellings and vacant
land.
The proposed use or action as conditioned complies with State planning and zoning
laws, local Ordinance Nos. 348 and 460; and California Governmental Code Sections
65000-66009 (Planning and Zoning Law).
The project as designed and conditioned will not adversely affect the public health or
welfare since all impacts have been mitigated to a level of insignificance.
The project is compatible with surrounding land .uses since the proposed large lot
custom single family dwellings are consistent with the existing large lot custom single
family dwellings and the vacant land surrounding the project.
The project as designed and conditioned will not adversely affect the built or natural
environment as determined in Environmental Impact Report No. 230 and the
subsequent Addendum for this project.
Said Findings are supported by minutes, maps, exhibits and environmental documents
associated with this application and herein incorporated by reference, due to the fact
that they are referenced in the attached Staff Report, Exhibits, Environmental Impact
Report, Environmental Impact Report Addendure and Conditions of Approval.
The Planning Commission has considered the effect of its action upon the housing
needs of the region and has balanced these needs against the public service needs of
its residents and available fiscal and environmental resources (Gov. Code Section
66412.3) and finds that the project density is consistent with SWAP and the future
General Plan. Additionally, it will provide more diversity in the housing type available
to the residents of the City of Temacula.
The proposed project will not result in discharge of waste into the existing sewer
system that is in violation of the requirements as set out in Section 13000 et seq. of
the California Water Code by requiring the project to comply with Eastern Municipal
Water District's requirements.
The design of the subdivision provides to the extent feasible, for future passive or
natural heating or cooling opportunities in the subdivision (Gov. Code Section 66473.1 )
by limiting the height of the future structures to 32 feet and requiring setbacks
according to the Residential Agriculture (R-A) standards.
The project has acceptable access by means Of dedicated right-of-way and has been
conditioned to have secondary access from Vesting Tentative Tract Map No. 23143,
Amendment No. 5 for the necessary right-of-way for access.
5 R:~S~STAFFRPT~26941VTM.pC 12/30/92 klb
12.
The project will not have a significant adverse affect on the environment. The County
of Riverside Board of Supervisors certified EIR No. 230 in conjunction with the
approval of Vesting Tentative Tract Map No. 23143 Amended No. 3 and Vesting
Tentative Tract Map No. 22430. Vesting Tentative Tract Map No. 26941 and Change
of Zone No. 22 will not result in any new or substantially increased environmental
impacts.
STAFF
RECOMMENDATION:
Attachments:
RECOMMEND Adoption of Resolution No. 93- recommending
Approval of Change of Zone No. 22, Vesting Tentative Tract
Map No. 26941 and the Addendure to Environmental Impact
Report No. 230, based on the Analysis and Findings contained
in the Staff Report; and subject to the attached Conditions of
Approval.
5,
6.
7.
Resolution No. 93- - blue page 7
Conditions of Approval - blue page 12
Exhibits - blue page 27
A. Vicinity Map
B. SWAP
C. Zoning
D. Vesting Tentative Tract Map No. 26941
E. Zone Change No. 22
F. Tentative Tract Map 23143
Environmental Impact Report No. 230 - blue page 35
Addendum to Environmental' Impact Report No. 230 - blue page 36
Development Agreement No. 26 -blue page 38
Design Guidelines - blue page 39
6 R:~S~STAFFRPT~26941VTM.PC 12/30/92 klb
ATTACHMENT NO. 1
RESOLUTION NO. 93-
R:~S~STAFFI~T~26941VTM.pC 12/30/92 Idb
RESOLUTION NO. 93-
A RESOLUTION OF ~ PLANNING COMMISSION OF THE CITY OF
TEMECULA RECOMMENDING APPROVAL OF CHANGE OF ZONE NO.
22 TO CHANGE Tnv. ZONING PROM R-A-5 TO R-A-2% FOR FORTIONS
OF LOTS 8, 9, 12, 13, 17, 18, 26, 27 AND 28 AND FROM R-A-2% TO R-A-
5 FOR A FORTION OF LOT 4 FOR VESTING TENTATIVE TRACT MAP
NO. 26941, AND TO RECOMMEND APPROVAL OF VESTING
TENTATIVE TRACT MAP NO. 26941 TO SUBDIVH)E A 133 ACRE
PARCEl. INTO 28 CUSTOM SINGLE FAMH.Y LOTS LOCATED SOUTH
OF PAUBA ROAD, NORTH OF DE FORTOLA ROAD, EAST OF VIA
NORTE AND WEST OF BLPITERFIt. I.D STAGE ROAD.
WHI~.REAS, Taylor Woodrow Homes filed Change of Zone No. 22 and Vesting
Tentative Tract Map No. 26941 in accordance with the Riverside County Land Use, Zoning,
Planning and Subdivision Ordinances, which the City has adopted by reference;
WHEREAS, said applications were processed in the time and manner prescribed by State
and local law;
WHEREAS, the Planning COmmission considered said applications on January 4, 1993,
at which time interested persons had an opportunity to testify sither in support or opposition;
WHEREAS, at the conclusion of the Commission heaxing, the Commission
recommended approval of said applications;
NOW, THEREFORE, ~ PLANNING COMMISSION OF TffE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Findings. That the Temecula Planning Commission hereby makes the
following findings:
A. Pursuant to Government Code Section 65360, a newly incorporated city shall
adopt a general plan within thirty (30) months following incorporation. During that 30-month
period of time, the city is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the general plan, if all of the
following requirements are met:
1. The city is proceeding in a timely fashion with the preparation of the
general plan.
2. The planning agency finds, in approving projects and taking other actions,
including the issuance of building permits, each of the following:
a. There is a reasonable probability that the land use or action
proposed will be consistent with the general plan proposal being considered or studied or which
will be studied within a reasonable time.
R:\S%STAFFI~T~26941VTM.PC 12/30/92 klb
b. Them is little or no probability of substantial detriment to or
interference with the future adopted general plan ff the proposed use or action is ultimately
inconsistent with the plan.
c. The proposed use or action complied with all other applicable
requirements of state law and local OrdinanceS.
B. The Riverside County General Pla~, as amended by the Southwest Area
Community Plan, (hereinafter "SWAP") was adopted prior to the incorporation of Temecula as
the General Plan for the southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as its General Plan
guidelines while the City is proceeding in a timely fashion with the preparation of its General
Plan.
C. The Planning Commission in recommending approval of said applications makes
the foliowing findings, to wit:
Change of Zone No. 22
1. Them is a reasonable probability that Change of Zone No. 22 will be
consistent with the City' s future General Plan, which will be completed in a reasonable time and
in accordance with State Law, due to the fact that the density of the project, .21 dwelling
units/acre, is consistent with the Very Low Density Residential Land Use designation of the
future General Plan. Furthermore, the proposed R-A-2~h and R-A-5 zones will be consistent
with the Very Low Density Residential Zoning District.
2. There is not a likely probability of substantial detriment to, or interference,
with the future General Plan ff Change of Zone No. 22 is ultimately inconsistent with the Plan,
due to the fact that the project is consistent with the existing large lot custom single family
dwelling developments in the immediate vicinity and their underlying zones.
3. The project is compatible with surrounding land uses since the proposed
large lot custom single family dwellings are consistent with the existing large lot custom single
family dwellings and the vacant land surrounding the project.
4. The proposal will not have an adverse effect on the environment since
mitigation measures of Environmental Impact Report No. 230 and the Addendum to
Environmental Impact Report No. 230 have been incorporated to the project design and
Conditions of Approval for Vesting Tentative Map 26941 to reduce the impacts to a level of
insignificance. '-
Vesting Tentative Tract Map No. 26941
1. There is a reasonable probability that Vesting Tentative Tract Map No.
26941 will be consistent with the City's future General Plan, which will be completed in a
reasonable time and in accordance with State Law. The project, as conditioned, conforms with
existing applicable city zoning ordinances and development standards. Furthermore, the
9 +' RfiS~TAFFI~T~26941VTM.PC 12/30/92 ldb
proposed density of the project, .21 dwelling units per acre, is consistent with the future General
Plan Land Use Designation of Very Low Density Residential.
2. Them is not a likely probability of substantial detriment to, or interference
with the City' s future General Plan, fithe proposed use is ultimately inconsistent with the Plan,
since the surrounding land uses are large lot custom single family dwellings and vacant land.
3. The proposed use or action as conditioned complies with State planning
and zoning laws, local Ordinance Nos. 348 and 460; and California Governmental Code Sections
65000-66009 (Planaing and Zoning Law).
4. The project as designed and condition~d will not adversely affect the public
health or weftare since all impacts have been mitigate. d to a level of insignificance.
5. The project is compatible with surrounding land uses since the proposed
large lot custom single family dwellings are consistent with the existing large lot custom single
family dwellings and the vacant land surrounding the project.
6. The project as designed and conditioned will not adversely affect the built
or natural environment as determined in Environmental Impact Report No. 230 and the
Addendum for this project.
7. Said Findings are supported by minutes, maps, exhibits and environmental
documents associated with this application and herein incorporated by reference, due to the fact
that they are referenced in the attached Staff Report, Exhibits, Environmental Impact Report,
and Conditions of Approval.
8. The Planning Commission has considered the effect of its action upon the
housing needs of the region and has balanced these needs against the public service needs of its
residents and available fiscal and environmental resources (Gov. Code Section 66412.3) and
f'mds that the project density is consistent with SWAP and the future General Plan.
AdditiOnally, it will provide more diversity in the housing type available to the residents of the
City of Temecula.
9. The proposed project will not result in discharge of waste into the existing
sewer system that is in violation of the requirements as set out in Section 13000 et seq. of the
California Water Code by requiring the project to comply with Eastern Municipal Water
Distfict's requirements.
10. The design of the subdivision provides to the extent feasible, for future
passive or natural heating or cooling opportunities in the subdivision (Gov. Code Section
66473.1) by limiting the height of the future structures to 32 feet and requiting setbacks
according to the Residential Agriculture (R~A) standards.
11. The project has acceptable access by means of dedicated fight-of-way and
has been conditioned to have secondary access from Vesting Tentative Tract Map No. 23143,
Amendment No. 5 for the necessary fight-of-way for secondary access.
10 R:%S\$TAFFRPT~26941VTM.PC 12/30/92
12. The project will not have a significant adverse affect on the environment. The
County of Riverside Board of Supervisors certified F_jR No. 230 in conjunction with the
approval of Vesting Tentative Tract Map No. 23143 Amended No. 3 and Vesting Tentative
Tract Map No. 22430. Vesting Tentative Tract Map No. 26941 and Change of Zone No. 22
will not result in any new or substantially increased environmental impacts.
F. As conditioned pursuant to Section 3, the Vesting Tract Map proposed is
compatible with the health, safety and welfare of the community.
Section 2. Environmental Compliance. An Addendure to Environmental Impact Report
No. 230 was prepared for this project indicates that the proposed project will not have a
significant impact on the environment with the incoq~oration of the mitigation measures into the
project design.
Section 3. Conditions. The City of Temecula Planning Commission hereby recommends
approval of Change of Zone No. 22 and Vesting Tentative Tract Map No. 26941, to subdivide
a 133 acre parcel into 28 large lot custom single family lots located south of Pauba Road, north
of De Portola Road, east of Via Norm and west of Butterfield Stage Road subject to the
following conditions:
A. Attachment No. 2, attached hereto.
Section 4. PASSED, APPROVED AND ADOPTED this 4th day of January, 1993.
LINDA FAHEY
CHAIRMAN
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning
Commission of the City of Temecula at a regular meeting thereof, held on the 4th day of
January 4, 1993 by the following vote of the Commission:
AYES:
NOES:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
*
GARY THORNHILL
SECRETLY
11 ' - R:~S~STAFFli°T~26941VTM,PC 12/30/92 Idb
ATFACHMENT NO. 2
CONDITIONS OF APPROVAL
12 ' - R:~S~STAFFRPT~6941VllVI.PC 12/30/92
ATTACHMENT NO. 2
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No: 26941
Project Description: To subdivide 133 acres into 28
Custom Single Family Residential Estate Lots.
Assessor's Parcel No.: 952-030-002
952-030-003
952-030-007
952-030-010
Approval Date:
Expiration Date:
PLANNING DEPARTMENT
GENERAL REQUIREMENTS:
Within forty-eight (48) hours of the approval of this project the applicant/developer
shall deliver to the Planning Department a cashiers Check or money order payable to
the County Clerk in the amount of Eight Hundred, Seventy-Five Dollars ($875.00)
which includes the Eight Hundred, Fifty Dollar (9850.00) fee, in compliance with AB
3158, re(~uired by Fish and Game Code Section 711.4(d)(3) plus the Twenty-Five
Dollar (925.00) County administrative fee, to enable the City to file the Notice of
Determination required under Public Resources Code Section 21152 and 14 Cal. Code
of Regulations 15094. If within such forty-eight (48) hour period the
applicant/developer has not delivered to the Planning Department the check required
above, the approval for the project granted herein shall be void by reason of failure of
condition, Fish and Game Code Section 711.4(c).
The tentative subdivision shall comply with the State of California Subdivision Map Act
and to all the requirements of Ordinance No. 460 unless modified by the conditions
listed below. This conditionally approved tentative map will expire two years after the
approval date. A time extension may be approved in accordance with the State Map
Act and City Ordinance, upon written request, if made 30 days prior to the expiration
date.
The subdivider shall defend, indemnify, and I~old harmless the City of Temecula, its
agents, officer, and employees from any claim, action, or proceeding against the City
of Temecula or its agents, officer, or employees to attach, set aside, void, or annul an
approval of the City of Temecula, its advisory agencies, appeal boards or legislative
body concerning Vesting Tentative Tract Map No. 26941, which action is brought
within the time period provided for in California Government Code Section 66499.37.
The City of Temecula will promptly notify the subdivider of any such claim, action, or
proceeding against the City of Temecula and will cooperate fully in the defense. If the
R:\S~STAFFRPT~26941VTM.PC 12/30/92 Idb
5.
6.
7.
10.
11.
City fails to promptly notify the subdivider of any such claim, action, or proceeding or
fails to cooperate fully in the defense, the subdivider shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Temecula.
The development of this project shall be consistent with Development Agreement No.
26.
The development of this shall project be consistent with the Design Guidelines
prepared by Planning Design Solutions.
All walls and fences shall be consistent with the approved Design Guidelines for
location and materials.
All monumentation within the project shall be consistent with the Planning Design
Solutions Design Guidelines for location and materials.
A biological assessment of the Gnatcatcher shall be required prior to issuance of
grading permits, if the species is listed as endangered by the U.S. Fish and Wildlife
and/or the California Department of Fish and Game. Necessary mitigation measures
acceptable to these agencies shall be implemented prior to issuance of grading permits.
Rough and precise grading plans shall be in substantial conformance with the approved
Vesting Tentative Map Grading and Drainage Plan.
Street trees shall be provided at approximately 60 foot intervals or a minimum of one
tree per lot frontage as required in Section 13.1 or Ordinance 460.
Covenants, Conditions and Restrictions (CC&R's)
CC&R's shall be reviewed and approved by the Planning Department. The
CC&R's shall include liability insurance and methods of maintaining the open
space, recreation areas, parking areas, private roads, and exterior of all
buildings.
No lot or dwelling unit in the development shall be sold unless. a corporation,
association, property owner's group, or similar entity has been formed with the
right to assess all properties individually owned or jointly owned which have
any rights or interest in the use of the common areas and common facilities in
the development, such assessment power to be sufficient to meet the expenses
of such entity, and with authority to control, and the duty to maintain, all of
said mutually available features of the development. Such entity shall operate
under recorded CC&R's which shall include compulsory membership of all
owners of lots and/or dwelling units and flexibility of assessments to meet
changing costs of maintenance, repairs, and services. Recorded CC&R's shall
permit enforcement by the City for provisions required as Conditions of
Approval. The developer shall submit evidence of compliance with this
requirement to, and receive approval of, the City prior to making any such sale.
This condition shall not apply to land dedicated to the City for public purposes.
14 ' ' R:\S~STAFFRPT~26941VTM.PC 12/30/92 klb
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CC&R's.
The' CC&R's shall state that the developer of each individual lot shall develop
in conformance with the building pad area as shown on the approved rough and
precise grading plans.
Every owner of a dwelling unit or lot shall own as an appurtenance to such
dwelling unit or lot, either (1) an undivided interest in the common areas and
facilities, or (2) as share in the corporation, or voting membership in an
association, owning the common areas and facilities.
The CC&R's shall state that portions of lots 4-,5,6,7,8 and 10 are located within
the 100-year flood plain and may not be disturb in any manner and no
structures shall be constructed. An exhibit shall accompany the CC&R's to
delineate this area.
12. Lots created by this subdivision shall comply with the following:
Lots created by this subdivision shall be in conformance with the development
standards of the Residential Agriculture (R-A-5 and R-A-2~) zone.
Graded but undeveloped land shall be maintained in a weed-free condition and
shall be either planted with interim landscaping or provided with other erosion
control measures as approved by the Director of Building and Safety.
13.
The developer shall be responsible for maintenance and upkeep of all slopes,
landscaped areas and irrigation systems until such time as those operations are the
responsibilities of other parties as approved by the Planning Director.
PRIOR TO RECOROATION:
14. Subdivision phasing, if applicable, shall be subject to Planning Department approval.
15. Any delinquent property taxes shall be paid prior to recordati0n of the final map.
16.
Prior to recordation of the final map, an Environmental Constraints Sheet (ECS) shall
be prepared in conjunction with the final map to delineate identified environmental
concerns and shall be permanently filed with the office of the City Engineer. A copy
of the ECS shall be transmitted to the Planning Department for review and approval.
The approved ECS shall be forwarded with copies of the recorded final map to the
Planning Department and the Department of Building and Safety. The following notes
shall be placed on the ECS: '-
"This property is located within thirty (30) miles of Mount Palomar Observatory.
All proposed outdoor lighting systems shall comply with the California Institute
of Technology, Palomar Observatory Outdoor Lighting Policy."
"EIR No. 230 and an Addendum to this EIR was prepared for this project and
is on file at the City of Temecula Planning Department."
1 S R:~S~TAFFRPT~28841VTM,PC 12/30/92
"A portion of lots 4, 5, 6, 7, 8 and 10 are located within the 100-year flood
plain and shall be maintained as permanent open space. This area shall not be
disturbed in any manner and no structures shall be allowed." This area is to be
identified on the ECS sheet.
17.
A mitigation monitoring program shall be submitted to identify all environmental
mitigation measures contained in the Conditions of Approval, Environmental Impact
Report No. 230 and Addendure to Environmental Impact Report No. 230. This
program shall identify the impacts, the mitigation measures, the stage of the
development the mitigation measures are to be enforced and the resl~onsible party for
monitoring the mitigation measures. All costs necessary to implement this program
shall be the responsibility of the applicant.
18.
The applicant shall delete all references to the Regional Biological Enhancement Area
that are presently shown on the Tentative Map.
PRIOR TO ISSUANCE OF GRADING PERMITS:
19.
Necessary mitigation measures acceptable to the U.S, Fish and Wildlife and/or the
California Department of Fish and Game shall be implemented prior to issuance of
grading permits to reduce the impact of the project on K~Rats to a level of
insignificance. If mitigation measures are unavailable, grading permits shall not be
issued. A new K-Rat study may be re~luired if deemed necessary by the Planning
Director.
20.
A qualified paleontologist shall be retained by the developer for consultation and
comment on the proposed grading with respect to potential paleontological impacts.
Should the paleontologist find the potential is high for impact to significant resources,
a pre-grade meeting between the paleontologist and the excavation and grading
contractor shall be arranged. When necessary, the paleontologist or representative
shall have the authority to temporarily divert, redirect or halt grading activity to allow
recovery of fossils.
21.
An overall conceptual landscape plan shall be submitted to the Planning Department
for approval prior to issuance of any grading permits. This plan shall highlight all the
areas which will be landscaped including slopes within individual lots, common area
slopes/open space, street trees, medians, etc. Construction landscape plans for each
phase shall be submitted for approval to the Planning Department prior to issuance of
any building permits for that phase. All common area landscaping for each phase shall
be installed prior to issuance of the final for any house in that phase. All private parks
within each individual phase shall be developed prior to issuance of the final for the
first house on that phase. All graded slopes over three feet in height shall be
landscaped and irrigated according to the City-Development Code.
22.
An overall fencing plan shall be submitted to the Planning Department for approval
prior to issuance of any grading permits which shall contain the following:
A block, wrought iron, or a combination block and wrought iron wall shall be
constructed along the westerly boundary of the project unless it has been
previously constructed.
16 ' R:~S~$TAFFRPT~2e1941VTM.PC 12/30/92 klb
For the easterly portion of the project that runs along the City boundary, the
developer shall provide a block or wrought iron wall. At the applicants
discretion, other materials, as approved by the Planning Director, can be
provided along the property line.
For the northerly area that borders the park site and the southerly area that
borders the school and park site the developer shall provide a block, wrought
iron, or a combination block and wrought iron wall.
The placement of rear or side yard fencing on each individual lot is optional and
is to be at the discretion of each individual home owner. If there is to be rear
or side yard fencing, materials are to be approved by the Planning Director.
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
23. Individual homes on individual lots shall require Planning Department approval.
24.
A detailed landscaping and irrigation plan, prepared by a licensed landscape architect,
shall be submitted to the City Planning Department for review and approval prior to
issuance of building permits.
25.
No building permits shall be issued by the City for any residential lot/unit within the
project boundary until the developer or its successor's-in-interest provides evidence of
compliance with public facility financing measures. A cash sum of one-hundred dollars
(~100) per lot/unit shall be deposited with the City as mitigation for public library
development.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
26.
All landscaping and irrigation within each individual lot shall be installed in accordance
with approved plans prior to the issuance of occupancy permit for that lot, If seasonal
conditions do not permit planting, interim landscaping and erosion control measures
shall be utilized as approved by the Planning Director and the Director of Building and
Safety. :
27.
All landscaping and irrigation shall be installed in accordance with approved plans and
shall be verified by City field inspection.
28.
All landscaping and irrigation outside individual lots shall be completed prior to
issuance of the first occupancy permit.
DEPARTMENT OF PUBLIC WORKS
The following are the Department of Public Works Conditions of Approval for this project, and
shall be completed at no cost to any Government Agency. All questions regarding the true
meaning of the conditions shall be referred to the appropriate staff person of the Department
of Public Works.
17 ' R:%S\STAFFRP'n26941VTM,PC 12/30/92 Idb
It is understood that the Developer correctly shows on the tentative map or site plan all
existing and proposed easements, traveled ways, improvement constraints and drainage
courses, and their omission may re~luire the project to be resubmitted for further review and
revision.
GENERAL REQUIREMENTS
29.
A Grading Permit for either rough or precise (including all onsite flat work and
improvements) construction shall be obtained from the Department of Public Works
prior to commencement of any construction outside of the City-maintained road right-
of-way.
30.
An EncrOachment Permit shall be obtained from the Department of Public Works prior
to commencement of any construction within an existing or proposed City
right-of-way.
31.
All improvement plans, grading plans, landscape and irrigation plans shall be
coordinated for consistency with adjacent projects and existing improvements
contiguous to the site.
32.
Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part
of an existing Assessment District must comply with the requirements of said section.
PRIOR TO ISSUANCE OF GRADING PERMITS:
33.
The final grading plan shall be prepared by a Registered Civil Engineer and shall be
reviewed and approved by the Department of Public Works.
34.
All pad drainage shall be directed to appropriate drainage swales or devices. No
concentrated drainage shall be conveyed over slopes except within concrete brow
ditches or other approved drainage devices.
35.
Prior to issuance of a grading permit, developer must comply with the requirements of
the National Pollutant Discharge Elimination System (NPDES) permit from the State
Water Resources Control Board. No grading shall be permitted until an NPDES Notice
of Intent has been filed or the project is shown to be exempt.
36.
Prior to the issuance of a grading permit, the developer shall receive written clearance
from the following agencies:
San Diego Regional Water Quality;
Riverside County Flood Control District;
Planning Department;
Department of Public Works; and
U. S. Army Corps of Engineers;
37.
A Soils Report shall be prepared by a registered soils engineer and submitted to the
Department of Public Works with the initial grading plan check. The report shall
address all soils conditions of the site, and provide recommendations for the
construction of engineered structures and pavement sections.
18 ' R:~S~$TAFF~T~28941VTM,PC 12/30/92 klb
38.
39,
40.
41.
42.
43.
44.
An erosion control plan shall be prepared by a registered civil engineer and submitted
to the Department of Public Works for review and approval.
Graded but undeveloped land shall be maintained in a weedfree condition and shall be
either planted with interim landscaping or provided with other erosion control measures
as approved by the Department of Public Works.
A permit from the U. S. Army Corps of Engineers is required prior to pulling any
permits for construction, as outlined in the Department of the Army letter, dated
December 4, 1991.
A flood mitigation charge shall be paid. The charge shall equal the prevailing Area
Drainage Plan fee rate multiplied by the area of new development. The charge is
payable to the Flood Control District prior to issuance of permits. If the full Area
Drainage Plan fee or mitigation charge has been already credited to this property, no
new charge needs to be paid.
The developer shall obtain any necessary letters of approval or easements for any
offsite work performed on adjacent properties as directed by the Department of Public
Works.
A hydrology/hydraulic study shall be submitted to the Department of Public Works for
review and approval. The drainage study shall include, but not be limited to, the
following criteria:
Drainage' and flood protection facilities which will protect all structures by
diverting site runoff to streets or.approved storm drain facilities as directed by
the Department of Public Works.
Adequate provision shall be made for the acceptance and disposal of surface
drainage entering the property from adjacent areas.
The impact to the site from any flood zone as shown on the FEMA flood hazard
map and any necessary mitigation to protect the site.
D. Identify and mitigate impacts of grading to any adjacent floodway.
The location of existing and post development lO0-year floodplain and
floodway shall be shown on the improvement plan,
Minimum flowline grade in earthen swales shall be 1.0% unless otherwise
approved by the Department of Public Works.
The subdivider shall accept and properly dispose of all off-site drainage flowing onto
or through the site. In the event the Department of Public Works permits the use of
streets for drainage purposes, the provisions of Section XI of Ordinance No. 460 will
apply. Should the quantities exceed the street capacity, or use of streets be prohibited
for drainage purposes, the subdivider shall provide adequate facilities as approved by
the Department of Public Works.
1 g R:\S~STAFFRPT~28941VTM.PC 12/30/92 kJb
45.
46.
47.
48.
PRIOR
49.
50.
51.
Concrete lined drainage swales with energy dissipaters will be required to protect all
slopes and structures. Runoff to streets or to storm drains shall be kept substantially
free of all rocks and debris.
The subdivider shall protect downstream properties from damages caused by alteration
of the drainage patterns; i.e., concentration or diversion of flow. Protection shall be
provided by constructing adequate drainage facilities, including enlarging existing
facilities.
A drainage easement shall be obtained from the affected property owners for the
release of concentrated or diverted storm flows onto the adjacent property. A copy
of the drainage easement shall be submitted to the Department of Public Works for
review prior to recordation. The location of the recorded easement shall be delineated
on the grading plan.
Prior to issuance of grading permits, a qualified paleontologist shall be retained by the
developer for consultation and comment on the proposed grading with respect to
potential paleontological impacts. Should the paleontologist find the potential is high
for im pact to significant resources, a pre-grade meeting between the paleontologist and
the excavation and grading contractor shall be arranged. When necessary, the
paleontologist or representative shall have the authority to temporarily divert, redirect
or halt grading activity to allow recovery of fossils.
TO THE ISSUANCE OF ENCROACHMENT PERMITS:
All necessary grading permit requirements shall have been submitted/accomplished
to the satisfaction of the Department of Public Works.
Improvement plans, including but not limited to, streets, utilities, street lights,
driveways and drainage facilities shall be prepared by a Registered Civil Engineer on
24" x 36" mylar sheets and approved by the Department of Public Works. Final plans
(and profiles for improvements within public right of way) shall show the location of
existing utility facilities and easements as directed by the Department of Public Works.
The following criteria shall be observed in the design of the improvement plans to be
submitted to the Department of Public Works:
Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over
A.C. paving.
Driveways shall conform to the applicable City of Temecula standards 207 and
401 (curb and sidewalk).
Street lights shall be installed along Via Del Monte, Cee Cee Lane and Castell
Way adjoining the site in accordance with Ordinance 461 and shall be shown
on the improvement plans as directed by the Department of Public Works~
Concrete sidewalks shall be constructed along public street frontages in
accordance with City standard 400 and 401.
20 " R:~,S\STAFFRPT~26941VTM.PC 12/30/92 klb
52.
53.
54.
55.
56.
57.
58.
59.
E. Improvement plans shall extend 300 feet beyond the project boundaries or as
otherwise approved by the Department of Public Works.
F. Minimum centerline radii shall be in accordance with City standard 113 or as
otherwise approved by the Department of Public Works.
G. Private driveways from street to residence shall be a minimum width of 16 feet
of A.C, Paving or P.C.C. Concrete,
H. All street and driveway centerline intersections shall be at 90 degrees or as
approved by the Department of Public Works.
I. All fire truck turnarounds shall be fully paved with material consistent with the
driveway improvements.
J. Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
K. A minimum of 150 feet of traffic stacking area shall be provided between any
gated entry and intersecting streets. A Turnaround with a minimum 38-foot
radius shall be provided before the gated entry.
I. All concentrated drainage directed towards the public street shall be conveyed
through undersidewalk drains.
The minimum centerline grade for streets shall be 0.50 percent or as otherwise
approved by the Department 'of Public Works.
Improvement plans per City Standards for the private streets shall be required for
review and approval by the Department of Public Works.
All driveways shall conform to the applicable City of Temecula standards and shall be
shown on the street improvement plans.
All driveways shall be located a minimum of two (2) feet from the side property line.
All utility systems including gas, electric, telephone, water, sewer, and cable TV shall
be provided for underground, with easements provided as required, and designed and
constructed in accordance with City Codes and the utility provider. Telephone, cable
TV, and/or security systems shall be pre-wired in the residence.
All utilities, except electrical lines rated 33kv or greater, shall be installed underground.
All conditions of the grading permit and encroachment permit shall be complied with
to the satisfaction of the Public Works Department.
A construction area traffic control plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for any lane closure and detour or other disruption
to traffic circulation as required by the Department of Public Works.
21 '- R:~S%STAFFRPT%28941VTM.pC 12/30192 klb
PRIOR TO RECORDATION OF FINAL MAP:
60.
The developer shall construct or post security and enter into an agreement
guaranteeing the construction of the following public improvements in conformance
with applicable City Standards and subject to approval by the Department of Public
Works.
Street improvements, which may include, but are not limited to: pavement,
curb and gutter, sidewalks, drive approaches, street lights, signing, and other
traffic control devices as appropriate.
B. Storm drain facilities
C. Landscaping (slopes and parkways).
D. Erosion control and slope protection.
E. Sewer and domestic water systems.
F. All trails, as required by the City's Master Plans.
G. Undergrounding of proposed utility distribution lines.
61.
As deemed necessary by the Department of Public Works, the developer shall receive
written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control District;
City of Temecula Fire Bureau;
Planning Department;
Department of Public Works;
Riverside County Health Department;
CATV Franchise;
Parks and Recreation Department;
General Telephone;
Southern California Edison Company;
Southern California Gas Company; and
U. S. Army Corps of Engineers
62. Legal all-weather access as required by Ordinance 460 shall be provided from the tract
map boundary to a paved City maintained road.
63. All road easements and/or street dedications shall be offered for dedication to the
public and shall continue in force until the City accepts or abandons such offers. All
dedications shall be free from all encumbrances as approved by the Department of
Public Works.
22 ' - R:%$\STAFFRPl'~26941VTM.PC 12/30/92 Idb
64.
65.
66.
67.
68.
69.
70.
71.
72.
73.
74.
Cee Cee Lane from Orlinda Drive to Lisa Road and Via Del Monte shall be improved
with 20 feet of asphalt concrete pavement plus one 12-foot lane, or bonds for the
street improvements may be posted, within the dedicated right-of-way in accordance
with City Standard No. 104, Section A (60'/40').
Castell Way shall be improved with 22 feet of asphalt concrete pavement plus one 12-
foot lane, or bonds for the street improvements may be posted, within the dedicated
right-of-way in accordance with City Standard No. 103, Section A (66'/44').
All interior private streets shall be improved with 40 feet of asphalt concrete
pavement, or bonds for the street improvements may be posted, within the dedicated
easements in accordance with Ordinance 460 and City Standard No. 104, Section A
(60'/40'). Sidewalks shall be constructed on a minimum of one side of the street as
directed by the Department of Public Works,
In the event that Crowne Hill Drive is not constructed by Assessment District No. 159
prior to the final map recordation, the developer shall construct or bond for the
improvements to provide for a minimum of 32' of street improvements within a 60-
foot right-of-way per City Standard No. 106, Section B (60'/32'). The improvements
shall be constructed prior to occupancy.
The developer shall make a good faith effort to acquire the required off-site property
interests, and if he or she should fail to do so, the developer shall, prior to submittal
of the final map for recordation, enter into an agreement to complete the
improvements pursuant to the Subdivision Map Act, Section 66462 and Section
66462.5. Such agreement shall provide for payment by the developer of all costs
incurred by the City to acquire the of.f-site property interests required in connection
with the subdivision. Security of a portion of these costs shall be in the form of a cash
deposit in the amount given in an appraisal report obtained by the developer, at the
developer's cost. The appraiser shall have been approved by the City prior to
commencement of the appraisal.
A signing and striping plan shall be designed by a registered Civil Engineer and
approved by the Department of Public Works for Castell Way and shall be included in
the street improvement plans.
Prior to designing any of the above plans, contact Transportation Engineering for the
design requirements.
A 60 foot easement shall be dedicated for public utilities and emergency vehicle access
for all private streets.
Corner property line cut off shall be required I~er Riverside County Standard No. 805.
Private drainage easements for cross-lot drainage shall be required and shall be
delineated and noted on the final map.
Easements for sidewalks for public uses shall be dedicated where sidewalks meander
through private property.
23 '- R:~S~STAFFRPT~28941VTM.PC 12130/92 kJb
75.
76.
Easements, when required for roadway slopes, landscape easements, drainage
facilities, utilities, etc., shall be shown on the final map if they are located within the
land division boundary. All offers of dedication and conveyances shall be submitted
for review and recorded as directed by the Department of Public Works. On-site
drainage facilities located outside of road right-of-way shall be contained within
drainage easements and shown on the final map. A note shall be added to the final
map stating "drainage easements shall be kept free of buildings and obstructions."
Prior to recordation of the final map, an Environmental Constraints Sheet (ECS) shall
be prepared in conjunction with the final map to delineate identified environmental
concerns and shall be permanently filed with the office of the City Engineer. A copy
of the ECS shall be transmitted to the Planning Department for review and approval.
The following information shall be on the ECS:
A. The delineation of the area within the 100 - year floodplain.
B. Special Study Zones.
"This property is located within thirty (30) miles of Mount Palomar Observatory.
All proposed outdoor lighting systems shall comply with the California Institute
of Technology, Palomar Observatory Outdoor Lighting Policy."
The developer shall comply with all constraints which may be shown upon an
Environmental Constraint Sheet recorded witl~ any underlying maps related to the
subject property.
78. Prior to recordation of the final map, the developer shall deposit with the Department
of Public Works e cash sum as established, per lot, as mitigation towards traffic signal
impacts. Should the developer choose to defer the time of payment of traffic signal
mitigation fee, he may enter into a written agreement with the City deferring said
payment to the time of issuance of a building permit.
79. Prior to recording the final map, the subdivider shall notify the City's CATV Franchises
of the Intent to Develop. Conduit shall be installed to CATV Standards at time of
street improvements.
PRIOR
80.
81.
TO BUILDING PERMIT:
A precise grading plan shall be submitted to the Department of Public Works for review
and approval. The building pad shall be certified by a registered Civil Engineer for
location and elevation, and the Soils Engineer shall issue a Final Soils Report addressing
compaction and site conditions.
Grading of the subject property shall be in accordance with the Uniform Building Code,
the approved grading plan, the conditions of the grading permit, City Grading
Standards and accepted grading construction practices. The final grading plan shall
be in substantial conformance with the approved rough grading plan.
24
R:\S\$TAFFRPT~26841VTM.PC 12/30/92
82.
Developer shall pay any capital fee for road improvements and public facilities imposed
upon the property or project, including that for traffic and public facility mitigation as
required under the EIR/Negative Declaration for the project. The fee to be paid shall
be in the amount in effect at the time of payment of the fee. If an interim or final
public facility mitigation fee or district has not been finally established by the date on
which developer requests its building permits for the project or any phase thereof, the
developer shall execute the Agreement for payment of Public Facility fee, a copy of
which has been provided to developer. Concurrently, with executing this Agreement,
developer shall post a bond to secure payment of the Public Facility fee. The amount
of the bond shall be $2,00 per square foot, not to exceed $10,000. Developer
understands that said Agreement may require the payment of fees in excess of those
now estimated (assuming benefit to the project in the amount of such fees). By
execution of this Agreement, developer will waive any right to protest the provisions
of this Condition, of this Agreement, the formation of any traffic impact fee district,
or the process, levy, or collection of any traffic mitigation or traffic impact fee for this
project; provided that developer is not waiving its right to protest the reasonableness
of any traffic impact fee, and the amount thereof.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
83.
All improvements shall be completed and in place per the approved plans, including but
not limited to, curb and gutter, A.C. pavement, sidewalk, drive approaches, drainage
facilities, parkway trees and street lights on all public streets.
84. All signing and striping shall be installed per the approved signing and striping plan.
85.
The subdivider shall provide "stop" controls at the intersection of local streets with
arterial streets as directed by the Department of Public Works.
86.
Landscaping shall be installed in place in the corner cut-off area of all intersection and
adjacent to driveways to provide for minimum sight distance as directed by the
Department of Public Works.
OTHER AGENCIES:
87.
The applicant shall comply with the environmental health recommendations outlined
in the Riverside County Health Department's transmittal dated October 31, 1991, a
copy of which is attached.
88.
The applicant shall comply with the flood control recommendations outlined in the
Riverside County Flood Control District's letter dated February 22, 1988, a copy of
which is attached. If the project lies within an adopted flood control drainage area
pursuant to Section 10.25 of City of Temecula Land Division Ordinance 460,
appropriate fees for the construction of area drainage facilities shall be collected by the
City prior to issuance of Occupancy Permits.
89.
The applicant shall comply with the fire improvement recommendations outlined in the
County of Riverside Fire Department's letter dated August 31,1992, a copy of which
is attached.
25 " R:\S\STAFFRPT~28941VTM.PC 12/30/92 kJb
90.
The applicant shall comply with the recommendations outlined in the Rancho California
Water District transmittal dated October 31, 1991, a copy of which is attached.
91.
The applicant shall comply with the recommendations outlined in the Army Corps of
Engineers transmittal dated December 2, 1991, a copy of which is attached.
92.
Applicant shall comply with the recommendations outlined in the Temecula Valley
Unified School District transmittal dated December 3, 1992.
TEMECULA COMMUNITY SERVICES DEPARTMENT
93.
Prior to recordation of the Final Map, the applicant or his assignee shall pay the fair
market value of .36 acres of parkland to comply with City Ordinance No. 460.93
(Quimby). The amount to be paid shall be determined by TCSD staff within thirty (30)
days prior to the recordation of said map.
94.
Exterior slopes (as defined as: Those slopes contiguous to residential streets that have
a width of 66' or greater), shall be offered for dedication to the City of Temecula for
maintenance purposes following compliance to TCSD standards and completion of the
application process. All other slopes and open space shall be maintained by an
established Home Owners' Association (HOA).
95.
All proposed slopes and open space intended for dedication to the City of Temecula
shall be identified on the Final Map by numbered lot, with the square footage of said
lot number indexed as proposed City Maintenance area.
96.
Prior to the recordation of the final map, the subdivider shall construct or post security
and an agreement shall be executed, guaranteeing the construction of all proposed
TCSD landscape maintenance areas. Landscape construction drawings for project
areas identified as TCSD maintenance areas shall be reviewed and approved by TCSD
staff.
97.
Construction of proposed TCSD landscape maintenance areas shall commence
pursuant to a pre-job meeting with the developer and City Maintenance
Superintendent, Failure to comply with the TCSD review process will preclude
acceptance of these areas into the TCSD maintenance program.
98.
It shall be the developer's or assignee's responsibility to disclose the existence of the
Temecula Community Services District and its service level assessments to all
prospective purchasers. This disclosure shall be in the form acceptable to the TCSD
and made available to staff for their review, as set forth acceptable to the TCSD and
made available to staff for their review, as set forth in Section 2795.1 of the
regulations of the Real Estate Commissioner.'-
99.
Prior to the issuance of any building permit, the developer shall submit the current list
of Assessor's Parcel Numbers (APN) to the assigned tract.
26 ' R:%S%STAFFRPT~26941VTM.PC 12/30/92 klb
DEPARTMENT OF HEALTH
COUNTY OF RIVERSIDE
4065 COUNTY CIRCLE DR. RIVERSIDE, CA. 92505 (Mailin9 Address - P.O. BDX 7600 92513-7600)
October 31, 1991
CITY 0FTEMECULA
Planning Department
49174 Business Park Drive
Temecula, CA 92590
ATTN: Richard Ayala:
RE: VESTING TENTATIVE TRACT MAP N0. 26941: BEING A
RESUBDIVISION OF PARCEL MAP 22429 AS SHOWN IN BOOK 17 PAGES
14 THROUGH 19 RESPECTIVELY ON FILE IN THE 0~P-ICE OF COUNTY
RECORDER, COUNTY OF RIV~2~SIDE, STATE OF CALIFORNIA.
(28 lots)
Dear Gentlemen:
The Department of Public Health has reviewed Vesting
Tentative Tract Map No. 26941 and recommends:
A water system shall be installed according to plans and
specifications as approved by the water company and the
Health Department. Permanent prints of the plans of the
water system shall be submitted in triplicate. with a
minimum scale not less than one inch equals 200 feet, along
with the original drawing to the City of Temecula. The
prints shall show the internal pipe diameter, location of
valves and fire hydrants; pipe and joint specifications, and
the size of the main at the junction of the new system to
the existing system. The plans shall comply in all respects
with Div. 5. Part 1, Chapter 7 of the California Health and
Safety Code, California Administrative Code. Title 11,
Chapter 16, and General Order No. 103 of the Public
Utilities Commission of the State of California, when
applicable. The plans shall be signed by a registered
englneer and water company with the following certification:
"I certify that the design of the water system in Vesting
Tentative Tract Map 26941, is in accordance with the water
system expansion plans of the Rancho California Water
District and that the water s~rvices, storage, and
distribution system will be adequate to provide water
service to such Vesting Tentative Tract Map."
City of Temecula Planning Dept.
Page Two
Attn: Richard Ayala
October 31, 1991
This certification does not constitute a guarantee that it
will supply water to such Vesting Tentative Tract Map at any
specific quantities, flows or pressures for fire protection
or any other purpose". This certification shall be signed
by a responsible official of the water company. The plans
must be submitted to The City of Temecula's Office to review
at least two weeks Drier to the request for the recordation
of the final maD.
This subdivision has a statement from Rancho California
Water District agreeing to serve domestic water to each and
every lot in the subdivision on demand providing
satisfactory financial arrangements are completed with the
subdivider. It will be necessary for financial arrangements
to be made prior to the recordation of the final map.
This subdivision is within the Eastern Municipal Water
District and shall be connected to the sewers of the
District. The sewer system shall be installed according to
plans and specifications as approved by the District, the
City of Temecula and the Health Department. Permanent prints
of the plans of the sewer system shall be submitted in
triplicate. along with the original drawing, to the City of
Temecula. The prints shall show the internal pipe diameter,
location of manholes, complete profiles, pipe and joint
specifications and the size of the sewers at the junction of
the new system to the existing system. A single plat
indicating location of sewer lines and water lines shall be
a portion of the sewage plans and profiles. The plans shall
be signed by a registered engineer and the sewer district
with the following certification: "I certify that the
design of the sewer system in Vesting Tentative Tract Map
No. 26941 is in Eastern Municipal Water District and that
the waste disposal system is adequate at this time to treat
the anticipated wastes from the proposed Vesting Tentative
Tract Map.
City of Temecula
Page Three
Attn: Richard Ayala
October 31, 1991
The plans must be submitted to the City of Temecula's Office
to review at least two weeks prior to the request for the
recordation of the final map.
It will be necessary for financial arrangements to be
completely finalized prior to recordation of the final map.
Sincerely,
Sam Martinez.~.E.H.S. IV
Environmental Health Services
SM:dr
RIVERSIDE COUNTY FLOOD CONTROL AND
WATER CONSERVATION DISTRICT
February 22, 1988
Riverside County
Planning Department
County Administrative Center
Riverside, California
Attention: Specific Plans
Ron Goldman
Ladies and Gentlemen:
Re: Vesting Tract 23143
Amended No. 1
Tentative Tract 23143 is a proposal to subdivide approximately
q83 acres into 1,09~ residential lots; 2 open space lots and 1
park site in the Rancho California area. The property is on the
east side of Butterfield Stage Road between Pauba Road and De
Portola Road.
Well defined natural watercourses carry storm runoff off of the
property. The developer proposes to carry onsite runoff in the
tract streets and storm drains. The onsite runoff would be out-
letted into the natural watercourses.
Following are the District's recommendations:
1. Part o~ this tract is located within the limits of the
Murrieta Creek/Temecula Valley Area Drainage Plan for
which drainage fees have been adopted by the Board.
Drainage fees shall be paid as set forth'under the provi-
sions of the "Rules and Regulations for Administration of
Area Drainage Plans",. amended July 3, 198q:'
'a.
Drainage fees shall be paid to the Road Commissioner
as part of the filing for record of the subdivision
final map or parcel map, or if the recording of a
final parcel map is waiyed, drainage fees shall be
paid as a condition of the waiver prior to recording
a certificate of compliance evidencing the waiver of
the parcel map; or
At the option of the land divider, upon filing a re-
quired affidavit requesting defermerit of the payment
of fees, the drainage fees shall be paid to the
Building.Director at the time of issuanoe of a grad-
ing permit'or building permit for each approved par-
cel, whichever may be first obtained after the
recording of the subdivision final map or parcel map;
however, '-
Riverside County -2- February 22, 1988
Planning Department
Re: Vesting Tract 23143
Drainage fees shall be paid to the Road Commissioner
as a part of the filing for record of the subdiviaion
final map or parcel map, or before receiving a waiver
to record a land division, for each lot within the
land division where construction activity as evi-
denced by one of the following actions has occurred
since May 26, 1981:
(a)
A grading permit or building permit has been
obtained.
(b) GradinS or structures have been initiated·
Onsite storm runoff should be returned to existing flow
conditions offsite. If storm runoff is diverted or con-
centrated, a drainage easement should be obtained from
the affected property owner. A copy of the recorded
drainage easement should be submitted to the District for
review prior to the recordatiOn of the final map.
Channels constructed along lot lines and brow ditches
should be concrete lined.
Graded slopes should be protected from erosion as needed.
Temporary erosion control measures should be implemented
immediately following rough grading to prevent deposition
of debris onto downstream properties or drainage
facilities.
Development of this property should be coordinated with
the development of adjacent properties to ensure that
watercourses remain unobstructed and stormwaters are not
diverted from one watershed to another. This may require
the construction of temporary drainage facilities or
offsite construction and grading.
Onsite drainage facilities 'loCated outside of road right
of way should be contained within drainage easements
shown on the final map. A note should be added to the
final map stating, "Drainage easements shall be kept free
of buildings and obstructions".
Offsite drainage facilities should be located within
publicly dedicated drainage easements obtained from the
affected property owner(S). The document(s) should be
recorded and a copy submitted to the District prior to
recordation of the final map.
Riverside County
Planning Department
Re: Vesting Tract 231q3
-3- February 22, 1988
9. All lots should be graded to drain to the adjacent street
or an adequate outlet.
The 10 year storm flow should be contained within the
curb and ~he 100 year storm flow should be contained
within the street right of way. %(hen either of these
criteria is exceeded, additional.drainage facilities
should be installed.
Drainage facilities outletting sump conditions should be
designed to convey the tributary 100 year storm flows.
Additional emergency escape should also be provided·
A copy of the improvement plans, grading plans and final
map'along with supporting hydrologln and hydraulic cal-
culations should be submitted to the District for review
and approval prior to retardation of the final map.
Grading plans should be approved prior to issuance Of
grading permits. A registered engineer must sign, seal
and note his expiration date on plans and calculations
submitted'.
Questions concerning this matter may be referred to Ed Lotz of
this office at 714/787-2333.
Very truly yours,
cc: Rancho
Pacific Engineering
KENNETH L. EDWARDS
EWL:bab
210 WEST SAN JACINTO AVENUE · PERRIS, CALIFORNIA 923'70
C/I4) 657-3183
August 31, 1992
TO: CITY OF TEMECULA
ATTN: PLANNING DEPT
RE: TRACT NO: 26941
With respect to the conditions of approval for the above referenced land
division, the Fire Department recommends the following fire protection
measures be provided in accordance with Riverside County Ordinances and/or
recognized fire protection standards:
Schedule "B" fire protection approved standard fire hydrants, (6"x4"x2½")
located one at each street intersection and spaced no more than 660 feet
apart in any direction, with no portion of any lot frontage more than 330
feet from a hydrant. Minimum fire flow shall be 1000 GPM for 2 hours
duration at 20 PSI.
Applicant/developer shall furnish one copy of the water system plans
to the Fire Department for review. Plans shall be signed by a registered
civil engineer, containing a Fire Department approval signature block,
and shall conform to hydrant type, location, spacing and minimum fire
flow. Once plans are signed by the local water company, the originals
shall be presented to the Fire Department for signature.
The required water system, including fire hydrants, shall be installed
and accepted. by the appropriate water agency prior to any combustible
building material being placed on an individual lot.
All buildings shall be constructed with fire retardant roofing material
as described in Section 3203 of the Uniform Building Code. Any wood
shingles or shakes shall have a Class "B" rating and shall be approved
by the Fire Department prior to installation.
Prior to the recordation of the final map, the developer shall deposit vith
the City of Temecula, a cash sum of $400.00 per lot/unit as miti~ation for
fire protection impacts. Should the developer choose to defer the time of
payment, he/she may enter into a written agreement with the County deferring
said payment to the time of issuance of th~ first building permit.
/g.133 Commzv ~.~ ~ ~ F. ~ C.A 9ZZO:
~-in aooroved Knox Key Ooerated Switch shall be ine~alled it: the
control oanel of each of the roadway access mates along McMahon
Dr. Plans and soeclflcat~ons for the electric gate anm control
oanel shall be submittec! arid aooreved bv t~,e Fire Demartment
Ai ~ o ~estz. n s re,mardin~ the meanin~ of conditions shal i be
f.~_rred to the Flanning and Engineering Staff.
.RAYMOND H. REGIS
Chief F~re Department Planner
M~cr, aei c Gray.
Fire Ca0tain SOecial ist
ht r
October 31, 1991
RECEIVED
NOV ! 3 1991
Ans'd ............
John F. Hennigsr
Mr. Richard Ayala
City of Temecula
Planning Department
43180 Business Park Drive
Temecula, CA 92590
Water Availability
Vesting Tract Map 26941
Dear Mr. Ayala:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD). Water service,
therefore, would be available upon completion of financial arrangements
between RCWD and the property owner.
Water availability would be contingent upon the property owner signing an
Agency Agreement which assigns water management fights, if any, to
If you have any questions, please contact Ms. Senga Doherty.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
Steve Brannon, P. E.
Manager of Development Engineedng
SB:SD:ajth269
cc: Senga Doherty, Engineering Technician
office of the Chief
Regulatory Branch
DEPARTMENT OF THE ARMY
December 4, 1991
Taylor Woodrow Homes
4921 Birch Street #110
Newport Beach, California
92660
Gentlemen:
It has come to our attention =that you plan to construct a
housing development, South of Paube Road and West of Via Del
Monte in the City of Temecula, Riverside County, California. A
grading and drainage plan for the Crowne Hill Estates site
(Tentative Tract #26941) prepared by Ranpac Engineering
Corporation indicates several possible "waters of the US" which
will be impacted by your proposed development. This activity may
require a U.S. Army Corps of Engineers permit. A Corps of
Engineers permit is required for:
1. Work or structures in or affecting the "navigable waters
of the United States", including adjacent wetlands; construction
of a pier, wharf, bulkhead or jetty, dredging, dredge disposal,
filling and excavation are examples of work or structures
affecting navigable waters;
2. The discharge of dredged or fill material into the
"waters of the United States", including adjacent wetlands;
placing bank protection, temporary or permanent stock-piling of
excavated material, grading roads, any grading (including
vegetative clearing operations) involving filling 10w areas or
leveling the land, and construction of weirs, diversions,
approach fills or other structures involving the placement of
fill material are examples of activities involving the discharge
of dredged or fill material;
3. The transportation of dredged or fill material for the
purpose of dumping it into ocean waters;
4. Any combination of the abo~e.-
. Enclosed you will find a permit application form and a
pamphlet that describes our regulatory program. If you have any
questions, please contact Antal Szijj of my staff at (213) 894-
5606. Please refer to this letter in your reply.
Sincerely,
Jonathan R. Freedman
Chief, Southern Section
Enclosures
cf: David James, Ranpac Eng. Corp.
Saied Nasseh, City of Temecula, Planning Dept.
TEMECULA VALLEY
Unified School District
SUPERINTENDENT
Pitrlcia B. Novomey. Ed.O..
December 3, 1992
RECEIVED
DEC 0 1992
CiTY O; TEMECUL/&
BOARD OF EDUCATION
Dr. David Eurich
City of Temecula
43172 Business Park Drive
Temecula, CA 92390
Attention: Mr. Craig Ruiz
Re: Tentative Tract Map 26941, CZ No. 22
Dear Mr. Ruiz,
Thank you for the opportunity to comment on the above referenced tentative
tract map. We would like to provide the following information concerning the
Crowne Hills Estate Lots.
It has been brought to our attention that the private roads contain sidewalks
only on one side of the street. Since the safety of school children walking to
and from school is a primary concern of the school district, we therefore
request that sidewalks be provided for both sides of the street.
Thank you for your time and cooperation concerning this matter.
Very truly yours,
Temecula Valley Unified School District
ySt~
31350 Rancho Vista Road / Temecula, CA 92592 / (714) 676-2661
ATTACHMENT NO. 3
EXHIBITS
R:%S%STAFFRPT%26941VTM.pC 12/30/82 klb
CITY OF TEMECULA
N
· ' . . PROJECT SITE
N.T.S.
CASE NO.: Vesting Tentative Tract Map No. 26941
EXHIRIT: A
P.C. DATE: January 4, 1993
R:~S~TAFFRPT~26941VTM.PC 12129/92
CITY OF TEMECULA
1
,\
CASE NO.: Vesting Tentative Tract Map No. 26941
EXBTRIT: B DRAFT GENERAL PLAN LAND USE DESIGNATION
P.C. DATE: January 4, 1993
R:XS\STAFFRPT~26941VTM.PC 12/29/92 kJb
CITY OF TEMECULA
CASE NO.: Vesting Tentative Tract Map No. 26941
EXHIBIT: C
P.C. DATE: January 4, 1993
SWAP MAP
R:XSXSTAFFRPTX28941V'rM.PC 12129192 klb
CITY OF TEMECULA
2W
SITE
//
- CASE NO.: Vesting Tentative Tract Map No. 26941
EXttlRIT: D
P.C. DATE: January 4, 1993
\
\
~ R-A-2 / ~,~
ZONING MAP
R:\S',STAFFRPT~2694,1VTM.PC 12129/92 klb
CITY OF TEMECULA
VESTING TENTATIVE
TRACT MAP NO. 26941
/
~ l ........ ..~ ....1
- CASE NO.: Vesting Tentative Tract Map No. 26941
EX~mIT: E VESTING TENTATIVE TRACT MAP NO. 26941
P.C. DATE: January 4, 1993
R:\SXSTAFFRPT~26941VTM.pC 12/29/92 Idb
CITY OF TEMECULA
CHANGE OF ZONE NO. 22
CASE NO.: Vesting Tentative Tract Map No. 26941
EXHIBIT: F CHANGE OF ZONE NO. 22
P.C. DATE: January 4, 1993 '~
R:~S\STAFFRPT~26941VTM.PC 12/29/92 klb
CITY OF TEMECULA
REVISi~D VESTING TENTATIVE
TRACT MAP NO. 23143 '!
,,.-.-...:- _ ; ..-...-.
Hill
CASE NO.: Vesting Tentative Tract Map No. 26941
EXHIBIT: G VESTING TENTATIVE TRACT MAP NO. 23143
P.C. DATE: January 4, 1993
R:~S~STAFFRPT~26941VTM.PC 12129192 klb
ATTACHMENT NO. 4
ENVIRONMENTAL IMPACT REPORT. NO. 230
R:\S~STAFFRPT~26941VTM,PC 12/30/92 Idb
A'R'ACHMENT NO. 5
ADDENDUM TO ENVIRONMENTAL IMPACT REPORT NO. 230
36 R:~S~STAFFRPT~26941VTM.PC 12/30/92 klb
ADDENDUM TO ENVIRONMENTAL
IMPACT REPORT NO. 230
The Riverside County Board of Supervisors certified Environmental Impact Report (EIR) No.
230 in conjunction with the approval of Vesting Tentative Tract Map No. 23143. The EIR
included mitigation measures to reduce environmental impacts to levels of insignificance.
Environmental Impact Report No. 230 was originally prepared for Specific Plan No. 229,
Vesting Tentative Tract Map No. 23143 (Crowne Hill) and Vesting Tentative Tract Map No.
22430. Subsequently Specific Plan No. 229 and Vesting Tentative Tract Map No. 22430
were withdrawn from consideration. Vesting Tentative Tract Map 23143 and an Addendure
to EIR No. 230 were approved by the Temecula City Council in August of 1990. The area
that comprises Vesting Tentative Tract Map N0. 26941 (Crowne Hill Estates) is a remainder
parcel of Vesting Ten1~ative Tract Map No. 23143.
Vesting Tentative Tract Map No. 26941, with minor exceptions to the circulation pattern and
the removal of six acres from the northeast corner of the map, is unchanged from the original
project that was approved by the Riverside County Board of Supervisors. The modified
circulation pattern and removal of the northeast corner of the map will not result in any new
or increased significant impacts. The Conditions of Approval are adequate to mitigate any
potential significant impacts to levels of insignificance.
Pursuant to Section 15164 of the California Environmental Quality Act, this addendure has
been prepared to demonstrate that the changes resulting from the proposed Change of Zone
No. 22 and Vesting Tentative Tract Map No. 26941 will not result in new or substantially
increased significant impacts, that there have been no changes in the circumstances
surrounding the project that would require important revisions to the EIR due to new
significant impacts, and that no new information has arisen which would indicate that the
project will have significant effects not previously discussed or underestimated, or that
alternatives or mitigation measures not previously considered would substantially reduce any
significant impacts. By modifying the proposed circulation and removing six acres from the
northeast corner of the map the revised project will not increase the level of impacts on the
environment and on public facilities and services.
37 R:%S~STAFFRP~28841VTM,pC 12/30/92 klb
ATTACHMENT NO. 6
DEVELOPMENT AGREEMENT NO. 26
38 R:~S~$TAFFRPT~26941VTM.PC 12/30/92 Idb
Recorded at request of
Clerk. Board of Supervisors
County of Riverside
When recorded return to
Riverside County Planning Director
4080 Lemon Street. 9th Floor
Hiverside. CA 92501
DEVELOPMENT AGREEMENT NO. 26
A DEVELOPMENT AGREEMENT BETWEEN
COUNTY OF .RIVERSIDE
and
TAYLOR WOODROW HOMES CALIFORNIA. LIMITED
Butterfield Stage Ranch
VESTING TENTATIVE TRACT MAPS NO. 22430 AND NO.
23143
Development Agreement No. 26
TABLE OF CONTENTS
SECTION
1,1
1,1,1
1,1,2
1,1,3
1,1,4
1,1,5
1,1,6
1,1,7
1,1,8
1,1,9
1,1,10
1,1,11
1,1,12
1,1,13
1;1,14
1,1,15
1,1,16
1,1.17
1,2
2.1
2,2
2,3
2,4
2,4,1
2,4,2
2,4,3
2,4,4
2.4.5
2.5
2,6
2,7
HEADING
RECITALS
DEFINITIONS AND EXHIBITS
Definitions
Agreement
COUNTY
Development
Development Approvals
Development Exaction ,
Development Plan ,
Effective Date
Existing Development Approvall
Existinq Land Use Regulations
Land Use Regulations , ~
OWNER
Mortgagee
Project ,
Property
Reservations o[ Authority
Subsequent Development Approvals
Subsequent Land Use Regulations
Exhibits
GENERAL PROVISIONS
Binding E[fect of Agreement
OWnership of Property
Term ,
Assignment .... ~ Right to Assign ......
Release o[ Transferrin~ Owner
Subsequent Assignment
Partial Release of Purchaser,
Trans[eree, or Assignee of
InduStrial or Commercial Lot ,
Termination of Agreement With
Respect to.Individual Lots Upon
Sale to Public and Completion
PAGE
5
6
6
6
6
7
1
3
3
3
3
3
3
3
4
4
4
4
4
4
5
5
5
5
5
5'
7
oZ Construction , , 7
Amendment or Cancellation or Agreement 8
Termination 8
Notices 8
SECTION HEADING PAGE
3.1
3.2
3.3
3.4
3.5
3.6
3.6.1
3.6.2
3.6.3
3.6.4
3.7
3.8
3.9
3.10
3.11
4.1
4.2
4.2.1
4.2.2
4.2.3
4.2.4
4.2.5
4.3
6.2
6.3
6.4
6.5
6.6
7.2
7.3
DEVELOPMENT OF THE PROPERTY
10
Rights to DeVelop ~0
Effect of Agreement on Land Use
Regulations 10
Timing of Development ...... 10
Phasing Plan
Changes and Amendments . .
Reservations of Authority
ll
ll
Limitations. Reservations and
ExceptionS. 11
Subsequent Development Approvals
Modification or Suspension by
State or Federal Law . 13
Intent 13
Public Works 13
Provision of Reel Property
Interests by COUNTY .... 13
Regulation by Other PGb~iG Agencies 14
Tentative Tract Map Extension 14
Vesting Tentative Maps 14
PUBLIC BENEFITS
14
Intent ............
Public Facilities and Services
Mitigation Fee
Amount and Components of Fee
Time .of' Payment
Reduction for Low-Occupancy
Annual Fee Adjustment
Credits
Continuation of Fees
14
15
15
15
15
16
16
16
FINANCING OF PUBLIC IMPROVEMENTS
17
REVIEW FOR COMPLIANCE
Periodic Review 17
Special Review '.-. . 17
Procsdure ........ 17
Proceedings'U~on Modification
or Termination ............ 18
Hearing on Modification or Termination 18
Certificate of Agreement Compliance
INCORPORATION AND ANNEXATION .
19
Intent ....
Incorporation
Annexation
19
19
19
SECTION HEADING PAGE
8.1
8.2
8.3
8.4
8.5
9.3
9.4
9.5
9.6
10.
11.1
11.2
11.3
11.4
11.5
11.6
11.7
11.8
11.9
11.10
11.11
11.12
11.13
11.14
11.15
11.16
11.17
11.18
11.19
11.20
DEFAULT AND REMEDIES .
Remedies in General
Specific Performance ·
Release
Termination or Modification of
Agreement for Default of OWNER
Termination of Agreement for
Default of COUNTY
THIRD PARTY LITIGATION .
General Plan Litigation . .
Third Party Ligitation Concerning
Agreement
Indemnity .
Environment Assurances
Reservation of Rights
Survival .
MORTGAGEE PROTECTION
MISCELLANEOUS PROVISIONS
Recordation of Agreement
Entire Agreement
Severability
Interpretation and Governing Law
Section Headings
Singular and Flur~l
Joint and Several Obligations
Time of Essence
Waiver
No Third Party Beneficiaries
Force Majeure
Mutual Covenants
Successors in Interest
Counterparts
Jurisdiction and Venue
Project as a Private Undertaking
Further Actions and Instruments
Eminent Domain . .
Agent for Service of Process
Authority to Execute
Signatures
19
19
20
20
20
21
21
21
22
22
22
22
23
23
24
24
24
24
24
25
25
25
25
25
25
25
25
26
26
26
26
26
26
27
27
27
iii
DEVELOPMENT AGREEMENT NO. 26
This Development Agreement (hereinafter "Agreement") is
entered into effective on the date it is recorded with the
Riverside County Recorder (hereinafter the "Effective Date") by
and among the COUNTY OF RIVERSIDE (hereinafter "COUNTY")° and the
persons and entities listed below (hereinafter "OWNER"):
TAYLOR WOODROW HOMES CALIFORNIA. LIMITED. a California
corporation.
RECITALS
WHEREAS. COUNTY is authorized to enter into binding
development agreements with persons having legal or equitable
interests in real property for the development of such property.
pursuant to Section 65864. et seo. of the Government Code: and.
WHEREAS. COUNTY has adopted rules and regulations for
consideration of development agreements, pursuant to Section
65865 of the Government Code: and.
WHEREAS, OWNER has
development agreement and
accordance with the rules
requested' COUNTY to enter into a
proceedings have been taken in
and regulations of COUNTY: and.
WHEREAS, by electing to enter.into this Agreement, COUNTY
shall bind future Boards of Supervisors of COUNTY by the
obligations specified herein and limit the future exercise of
certain governmental and proprietary powers of COUNTY: and.
WHEREAS, the
undergone extensive
and have been found
terms and conditions of this Agreement have
review by COUNTY and the Board of Supervisors
to be fair. just and reasonable: and,
WHEREAS. the. best interests of the citizens of Riverside
County and the public health. safety and welfare_will be served
bt entering into this Agreement: and.
WHEREAS, all of the procedures of the California
Environmental Quality Act have been met with respect to the
Project and the Agreement: and,
WHEREAS, this Agreement and the Project are consistent
with the Riverside County Comprehensive General Plan and any
Specific Plan applicable thereto; and,
-1-
WHEREAS, all actions taken and approvals given by COUNTY
have been duly taken or approved in accordance with all
applicable legal requirements for notice. public hearings.
findings. votes. and other procedural matters; and.
WHEREAS. development of the Property in accordance with
this Agreement will provide substantial benefits to COUNTY and
will further important policies and goals of COUNTY: and.
WHEREAS. this Agreement will eliminate uncertainty in
planning and provide for the orderly development of the Property.
ensure progressive installation of necessary improvements.
provide for public services appropriate to the development of the
Pro)err, and generally serve the purposes for which development
agreements under Sections 65864. et seq. of the Government Code
are intended; and.
WHEREAS. on June 28. 1988. Special Assessment District
No. 159 (Rancho Villages) was formed by County Resolution No.
88-192 pursuant to a petition. executed by OWNER. requesting the
District to be formed and consenting to said District being
formed to provide a financing mechanism to pay for the
construction of certain public facilities that would benefit the
· Property and OWNER advanced those monies needed to pay all costs
associated with forming said District and retained and paid civil
engineers to design and engineer the public facilities to be
constructed. and said public facilities were designed to benefit
the Property and certain of the facilities may have been
oversized to benefit adjacent properties and the public at large;
and.
WHEREAS. OWNER has incurred and will in the future incur
substantial costs in ord6r to assure development of the Property
in accordance with this Agreement; and.
WHEREAS. OWNER has incurred and will in the future incur
substantial costs in excess of the generally applicable
requirements in order to assure vesting of legal rights to
develop the Property in accordance with this Agreement.
///
///
III
III
III
III
III
III
-2-
COVENANTS
NOW, TIiEREFORE, in consideration of the above recitals
and of the mutual covenants hereinafter contained and for other
good and valuable consideration. the receipt and sufficiency of
which is hereby acknowledged, the parties agree as follows:
1. DEFINITIONS AND EXHIBITS.
1.1 Definitions. The following terms when used in this
Agreement shall be defined as follows:
1.1.1
Agreement.
"Agreement" means this Development
1.1.2 "COUNTY" means the County of Riverside. a
political subdivision of the State of California.
1.1.3 "Development" means the improvement of
the Property for the purposes of completing the
structures. improvements and facilities comprising the
Project including, but not limited to: grading; the
construction of infrastructure and public facilities
related to the Project whether located within or outside
the Property: the construction of buildings and
structures: and the installation of landscaping.
"Development" does not include the maintenance, repair.
· reconstruction or redevelopment of any building,
structure. improvement or facility after the construction
and completion thereof.
1.1.4 "Development Approvals" means all permits
and other entitlements for use subject to approval or
issuance by COUNTY in connection with development of the
Property including. but not limited to:
(a) Specific plans and specific plan
amendments:
(b) Tentative and final subdivision and
parcel maps: .,
(c) Conditional use permits. public use
permits and plot plans:
(d) Zoning:
(e) Grading and building permits.
1.1.5 "Development Exaction" means any
requirement of COUNTY in connection with or pursuant to.
any Land Use Regulation or'Development Approval for the
dedication of land. the construction of improvements or
public facilities. or the payment of fees in order
-3-
to lessen. offset.
of development on
interests.
mitigate or compensate for the impacts
the environment or other public
1.1.6 ,'Development Plan" means the Existing
Development Approvals and the Existing Land Use
Regulations applicable to development of the Property.
1.1.7 "Effective Date" means the date this
Agreement is recorded with the County Recorder.
1.1.8 "Existing Development Approvals" means
all Development Approvals approved or issued prior to the
Effective Date. Existing Development Approvals includes
the Approvals incorporated herein as Exhibit "C" and all
other Approvals which are a matter of public record on
the Effective Date.
1.1.9 "Existing Land Use Regulations" means all
Land Use Regulations in effect on the Effective Date.
Existing Land Use Regulations includes the Regulations
incorporated herein as Exhibit "D" and all other
Regulations which are a matter o= public record on the
Effective Date.
1.1.10 "Land Use Regulations" means all
ordinances, resolutions, codes, rules, regulations and
official policies of COUNTY governing the development and
use of.land, including, without limitation, the permitted
use of land, the density or intensity of use, subdivision
requirements, the maximum height and size of proposed
buildings, the provisions for reservation or dedication
of land for public purposes, and the design, improvement
and construction standards and specifications applicable
to the development of the property. "Land Use
Regulations" does not include any COUNTY ordinance.
resolution, code, rule, regulation or o~ficial policy,
governing:
(a) The conduct of businesses. professions.
and occupations:
(b) Taxes and assessments';'
(c) The control and abatement of nuisances:
(d) The granting or encroachment permits and
the conveyance of rights and interests which
provide for the use o~ or the entry upon public
property:
(e) The exercise of the power of eminent
domain.
1.1.11 "OWNER" means the persons and entities
listed as OWNER on page 1 oi this Agreement and their
successors in interest to all or any part of the Property.
-4-
1.1.12 '*Mortgagee*' means a mortgagee of a
mortgage. a.beneficiary under a deed of trust or any
other security-device lender. and their successors and
assigns.
1.1.13 .'Project" means the development of the
Property contemplated by the Development Plan as such
Plan may be further defined. enhanced or modified
pursuant to the provisions of this Agreement.
1.1.14 "Property" means the real property
described on Exhibit "A" and shown on Exhibit "B" to
Agreement.
this
1.1.15 "Reservations of Authority" means the
rights and authority excepted ~rom the assurances and
rights provided to OWNER under this Agreement and
reserved to COUNTY under Section 3.6 of this Agreement.
1.1.16 "Subsequent Development Approvals" means
all Development Approvals required subsequent to the
Effective Date in connection with development of the
Property.
1.1.17 "Subsequent Land Use Regulations" means
any Land Use Regulations adopted and effective after the
Effective Date of this Agreement.
1.2 Exhibits. The following documents are attached to.
and by this reference made a part of. this Agreement:
Exhibit "A" -- Legal Description of the Property.
Exhibit "B" -- Map showing Property and its
location.
Exhibit "C" -- Existing Development Approvals.
Exhibit "D" -- Existing Land Use Regulations.
Exhibit "E" -- Fee Credits.
2. GENERAL PROVISIONS.
2.1 Bindina Effect of Aareement. The Property is
hereby made sub)err to this Agreement. Development of the
Property is hereby authorized and shall be carried out only in
accordance with the terms of this Agreement.
2.2 OwnerShip of PropertY. OWNER represents and
covenants that it is the owner of the fee simple title to the
Property or a portion thereof.
2.3 Term. The term of this Agreement shall commence on
the Effective Date and shall continue for a period of lO (ten)
years thereafter unless this term is modified or extended
pursuant to the provisions of this Agreement.
2.4 Assianment.
2.4.1 Riaht to Assist. OWNER shall have the
right to sell, transfer or assign the Property in whole
or in part (provided that no such partial transfer shall
violate the Subdivision Map Act, Government Code Section
66410, e~ seq.. or Riverside County Ordinance No. 460) to
any person, partners.hip, joint venture, firm or
corporation at any time during the term of this
Agreement: provided, however, that any such sale,
transfer or assignment shall include the assignment and
assumption of the rights, duties and obligations arisinq
under or from this Agreement and be made in strict
compliance with the following conditions precedent:
(a) No sale. transfer or assignment of any
right or interest under this Agreement shall be
made unless made together w~th the sale. transfer
or assignment of all or a part o~ the Property.
(b) Concurrent with any such sale, transfer
or assignment, or within fifteen (15) business days
thereafter, OWNER shall notify COUNTY, in writing.
· of such sale. transfer or assignment and shall
provide COUNTY with an executed agreement, in a
form reasonably acceptable to COUNTY. by the
purchaser, transferee or assignee and providing
therein that the purchaser, transferee or assignee
expressly and unconditionally assumes all the
duties and obligations of OWNER under this
Agreement.
Any sale, transfer or assignment not made in strict
compliance with the foregoing conditions shall constitute
a default by Owner under this Agreement. Notwithstanding
the failure. o~ any purchaser. trans[eree or assignee to
execute the agreement required by Paragraph (b) of this
Subsection 2.4.1, the burdens o= this Agreement shall be
binding upon such purchaser, transferee or assignee. but
the benefits oZ this Agreement shall not inure to such
purchaser, transferee or assignee until and unless such
agreement is executed.
2.4.2 Release o~ Trans~errinQ Owner.
Notwithstanding any sale. transfer or assignment, a
transferring OWNER shall continue to be obligated under
this Agreement unless such transferring OWNER is given a
release in writing by COUNTY, which release shall be
provided by COUNTY upon the full satisfaction by such
transferring OWNER of the following conditions:
-6r
(a) OWNER no longer has a legal or equitable
interest in all or any part of the Property.
(b) OWNER is not then in default under this
Agreement.
(c) OWNER has provided COUNTY with the notice
and executed agreement required under Paragraph (b)
of Subsection 2.4.1 above.
(d) The purchaser. transferee or assignee
provides COUNTY with security equivalent to any
security previously provided by OWNER to secure
performance o[ its obligations hereunder.
2.4.3 Subsequent AssiGnment. Any subsequent
sale. transfer or assignment alter an initial sale.
transfer or assignment' shall be made only in accordance
with and subject to the terms and conditions of this
Section.
2.4.4 Partial Release o[ Purchaser. Transferee
or Assignee of Industrial or Commercial Lot. A
purchaser. transferee or assignee o[ a lot. which has
been finally subdivided as provided for in the.
Development Plan and for which a commercial or industrial
plot plan for development o= the lot has been finally
approved pursuant to the Development Plan. may submit a
request. in writing. to COUNTY to release said lot from
the obligations under this Agreement relating to all
other portions of the property. Within thirty (30) days
o~ such request. COUNTY shall review. and if the above
conditions are satis=led shall approve the requ-~st for
release and notify the purchaser. transferee or assignee
in writing thereof. No such release approved pursuant to
this Subsection 2.4.4 shall cause. or otherwise affect. a
release o= OWNER from its duties and obligations under
this Agreement.
2.4.5 Termination o[ Aareement With Respect to
Individual Lots UPOn Sale to Public and Completion of
Construction. The provisions of Subsection 2.4.1 shall
not apply to the sale or lease ([ora period longer than
one year) oZ any lot which has been [inally subdivided
and is individually (and not in "bul~") sold or leased to
a member oZ the public or other ultimate user.
Notwithstanding any other provisions oZ this Agreement.
this Agreement shall terminate with respect to any lot
and such lot shall be released and no longer be subject
to this Agreement without the execution or recordation o=
any further document upon satis=action oZ both of the
following conditions:
(a) The lot has been finally subdivided and
individually (and not in "bulk") sold or leased
-7-
(for a period longer than one year) to a member of
the public or other ultimate user: and,
(b) A Certificate of Occupancy has been
issued for a building on the lot, and the fees set
forth under Section 4 of this Agreement have been
paid.
2.5 Amendment or Cancellation of Aareement. This
Agreement may be amended or cancelled in whole or in part only by
written consent of all parties in the manner provided for in
Government Code Section 65868. This provision shall not limit
any remedy of COUNTY or OWNER as provided by this Agreement.
2,6 Termination. This Agreement shall be deemed
terminated and of no further effect upon the occurrence of any of
the following events:
(a) Expiration of the stated term of this
Agreement as set forth in Section 2.3.
(b) Entry of a final judgment setting aside,
voiding or annulling the adoption of the ordinance
approvinq this Agreement.
(c)
overriding
Agreement.
The adoption of a referendum measure
or repealing the ordinance approving this
(d) Completion of the Project in accordance with
the terms of this Agreement including issuance of all
required occupancy permits and acceptance by COUNTY or ·
applicable public agency of all required dedications.
Termination of this Agreement shall not constitute
termination of any other land use entitlements approved for the
Property. Upon the termination of this Agreement, no party shall
have any further right or obligation hereunder except with
respect to any obligation to have been performed prior to such
termination or with respect to any default in the performance of
the provisions of this Agreement which has occurred prior to such
termination or with respect to any obligations which are
specifically set forth as surviving this Agreement. Upon such
termination, any public facilities and services mitigation fees
paid pursuant to Section 4.2 of this Agreement by OWNER to COUNTY
for residential units on which construction has not yet begun
shall be refunded co OWNER by COUNTY.
2.7 Notices.
(a) As used in this Agreement, "notice" includes,
but is not limited co, the communication of notice,
request, demand, approval, statement, report, acceptance,
consent, waiver, appointment or other communication
required or permitted hereunder.
-8-
(b) All notices shall be in writing and shall be
considered given either: (i) when delivered in person to
the recipient named below; or (ii) on the date of
delivery shown on the return receipt, after deposit in
the United States mail in a sealed envelope as either
registered or certified mail with return receipt
requested, and postaqe and postal charges prepaid. and
addressed to the recipient named below; or (iii) on the
date of delivery shown in the records of the telegraph
company after transmission by telegraph to the recipient
named below. All notices shall be addressed as follows:
If to COUNTY:
Clerk of the Board of Supervisors
County of Riverside
4080 Lemon St.. 14th Floor
Riverside, CA 92501
with copies to:
County Administrative Officer
County of Riverside
4080 Lemon St., 12th Floor
Riverside. CA 92501
and
Director
Planning Department
County o= Riverside
4080 Lemon St., 9th Floor
Riverside, CA 92501
County Counsel
County of Riverside
3535 Tenth St.. Suite
Riverside. CA 92501
300
If to OWNER:
Taylor Woodrow Homes Cali~rnia Limited
4921 Birch Street, Suite 110'
Newport Beach, CA. 92660
Attn: Richard Pope
with a copy
and
Dennis D. O'Neil. Esq.
Pettis, Tester. Kruse & Krinsky
18881 Von Karman, 16th. Floor
Xrvine, CA. 92715
Timothy L. Randall, Esq.
Meserve, Mumper & Hughes
18500 Von Karman, Suite 600
Irvine, CA 92713
-9-
, /
(c) Either party may, by notice given at any
time, require subsequent notices to be given to another person or
entity, whether a party or an officer or representative of a
party, or to a different address, or both. Notices given before
actual receipt of notice of change shall not be invalidated by
the chanqs.
3. DEVELOPI~ENT OF THE PROPERTY.
3.1 RiQhts to DeveloP. Subject to the terms of this
Aqreement including the Reservations of Authority, OWNER shall
have a vested right to develop the Property in accordance with,
and to the extent of, the Development Plan. The Project shall
remain sxxbject to all Subsequent Development Approvals required
to complete the Project as contemplated by the Development Plan.
Except as otherwise provided in this Agreement, the permitted
uses of the Property, the density and intensity of use, the
maximum height and size of proposed buildings, and provisions for
reservation and dedication of land for public purposes shall be
those set forth in the Development Plan.
3.2 Effect o~ Aqreement on Land Use Reaulations.
Except as otherwise provided under the terms of this Agreement
including the Reservations of Authority, the rules. regulations
and official policies governing permitted uses of the Property,
the density and intensity of use of the Property, the maximum
height and size of proposed buildings, and the design,
improvement and construction standards and specifications
applicable to'development of the Property shall be the Existing
Land Use Regulations. In connection with any Subsequent
Development Approval. COUNTY Shall exercise its discretion in
accordance with the Development Plan, and as provided by this.
Agreement includinq. but not limited to, the Reservations of
Authority. COUNTY shall accept for processing, review and action
all applications.for Subsequent Development Approvals, and such
applications shall be processed in the normal manner for
processing such matters.
3.3 Timing of Develonment. The parties acknowledge
that OWNER cannot at this time predict when or the'rate at which
phases of the Property will be developed. Such decisions depend
upon numerous factors which are not within the gontrol of OWNER,
such as market orientation and demand, interest rates,
absorption, completion and other similar factors. Since the
California Supreme Court held in Pardee Construction Co. v. City
of Camarillo (1984) 37 Cal.3d 465, that the failure of the
parties therein to provide for the timing of development resulted
in a later adopted initiative restricting the timing of
development to prevail over such parties' agreement, it is the
parties' intent to cure that deficiency by acknowledging and
providing that OWNER shall have the right to develop the Property
in such order and at such rate and at such times as OWNER deems.
appropriate within the exercise of its subjective business
judgment, subject only to any timing or phaeinq requirements set
forth in the Development Plan or the Phasing Plan set forth in
Section 3.4.
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3.4 Phasina Plan. Development of the Property shall be
subject to all timing and phasinq requirements established by the
Development Plan.
3.5 thansee and Amendments. The parties acknowledge
that refinement and ~urther development of the Project will
require Subsequent Development Approvals and may demonstrate that
changes are appropriate and mutually desirable in the Existing
Development Approvals. In the event OWNER ~inds that a chan~e in
the Existing Development Approvals is necessary or appropriate.
OWNER shall apply ~or a Subsequent Development Approval to
e~ectuate such change and COUNTY shall process and act on such
application in accordance with the Existing Land Use ReVulationso
except as otherwise provided by this Aqreement includinq the
Reservations of Authority. If approvedo any such change in the
Existing Development Approvals shall be incorporated herein as an
addendum to Exhibit "C". and may be further changed ~rom time to
time as provided in this Section. Unless otherwise required by
law. as determined in COUNTY's reasonable discretion. a chanqe to
the Existing Development Approvals shall be deemed "minor" and
not require an amendment to this Agreement provided such change
does not:
(a) Alter the permitted uses of the Property as a
whole: or,
(b) Increase the density or intensity o~ use of
the Property as a whole: or.
-(c) Increase the maximum height and size
permitted buildings: or.
(d) Delete a requirement for the reservation or
dedication o~ land for public purposes within the
Property as a whole: or.
(e) Constitute a project requiring a subsequent or
supplemental environmental impact report pursuant to
Section 21166 of the Public Resources Code.
3.6 Reservations of Authority.
3.6.i Limitations. Reservations and
ExcePtions. Notwithstanding any other provision of ~his
Agreement. the ~ollowing Subsequent Land Use Regulations
shall apply to the development of the Property.
(a) Processing fees and. charges of every kind
and nature imposed by COUNTY to cover the estimated
actual costs to COUNTY of processing applications
for Development Approvals or ~or monitoring
compliance with any Development Approvals granted
or issued.
(b) Procedural regulations relating to
hearing bodies, petitions, applications, notices,
findings, records. hearings, reports,
recommendations, appeals and any other matter of
procedure.
(c) Regulations governing construction
standards and specifications including, without
limitation, the County's Building Code. Plumbing
Code. Mechanical Code, Electrical Code. Fire Code
and Grading Code.
(d) Regulations imposing Development
Exactions: provided, however. that no such
subsequently adopted Development Exaction shall be
applicable to development of the Property unless
such Development ExactiOn is applied uniformly to
development, either throughout the COUNTY or within
a defined area of benefit which includes the
Property. No such subsequently adopted Development
Exaction shall apply if its application to the
Property would physically prevent development of
the Property for the uses and to the density or
intensity of development set forth in the
Development Plan. In the event any such
subsequently adopted Development Exaction fulfills
the same purposes, in whole or in part. as the fees
set forth in Section 4 of this Agreement. COUNTY
shall allow a credit against such subsequently
adopted Development Exaction for the fees paid
under Section 4 of this Agreement to the extent
such fees fulfill the same purposes.
(e) Regulations which may be in conflict with
the Development Plan but which are reasonably
necessary to protect the public health and safety.
To the extent possible, any such regulations shall
be applied and construed so as to .provide OWNER
with the rights and assurances provided under this
Agreement.
(f) Regulations which areanot in conflict
with the Development Plan. Any regulation, whether
adopted by initiative or otherwise, limiting the
rate or timing of development of the Property shall
be deemed to conflict with the Development Plan and
shall therefore not be applicable to the
development of the Property.
(g) Regulations which are in conflict with
the Development Plan provided OWNER has given
written consent to the application of such
regulations to development of the Property.
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3.6.2 Subseauent DeveloPment APProvals. This
Agreement shall not prevent COUNTY, in acting on
Subsequent Development Approvals, from applying
Subsequent Land Use Regulations which do not conflict
with the Development Plan, nor shall this Agreement
prevent COUNTY from denying or conditionally approvinq
any Subsequent Development Approval on the basis of the
Existing Land Use Regulations or any Subsequent Land Use
Regulation not in conflict with the Development Plan.
3.6.3 Modification or Suspension bY State or
Federal Law. In the event that State or Federal laws or
regulations, enacted after the Effective Date of this
Agreement, prevent or preclude compliance with one or
more of the provisions of this Agreement, such provisions
of this Agreement shall be modified or suspended as may
be necessary to comply with such State or Federal laws or
regulations, provided~ however, that this Agreement shall
remain in full force and effect to the extent it is not
inconsistent with such laws or regulations and to the
extent such laws or regulations do not render such
remaining provisions impractical to enforce.
3.6.4 Intent. The parties acknowledge and
agree that COUNTY is restricted in its authority to limit
its police power by contract and that the foregoing
limitations. reservations and exceptions are intended to
reserve to COUNTY all of its police power which cannot be.
so limited. This Agreement shall be construed. contrary
to its stated terms if necessary. to reserve to COUNTY
all such power and authority which cannot be restricted
by contract.
3.7 Public Works. If OWNER is required by this
Agreement to construct any public works facilities which will be
dedicated to COUNTY or any other public agency upon completion,
and if required by applicable laws to do so, OWNER shall perform
such Wor~ in the same manner and sub)ect to the same requirements
as would be applicable to COUNTY or such other public agency
should it have undertaken such construction.
3.8 Provision of Real Property Interests by COUNTY. In
any instance where OWNER is require~ to construct any public
improvement on land not owned by OWNER, OWNER shall at its sole
cost and expense provide or cause to be provided. the real
property interests necessary for the construction of such public
improvements. In the event OWNER is unable, after exercising
reasonable efforts, including, but not limited to, the rights
under Sections 1001 and 1002 of the Civil Code, to acquire the
real property interests necessary for the construction of such
public improvements, and if so instructed by OWNER and upon
OWNER'S provision of adequate security for costs COUNTY may
reasonably incur. COUNTY shall negotiate the purchase of the
necessary real property interests to allow OWNER to construct the
public improvements as required by this Agreement and, if
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necessary, in accordance with the procedures established by law.
use its power of eminent domain to acquire such required real
property interests. OWNER shall pay all costs associated with
such acquisition or condemnation proceedings. This section 3.8'
is not intended by the parties to impose upon the OWNER an
enforceable duty to acquire land or construct any public
improvements on land not owned by OWNER. except to the extent
that the OWNER elects to proceed with the development of the
Project. and then only in accordance with valid conditions
imposed by the COUNTY upon the development of the Project under
the Subdivision Map Act or other legal authority.
3.9 Reaulation bY Other Public Aaencies. It is
acknowledged by the parties that other public agencies not within
the control of COUNTY possess authority to regulate aspects of
the development of the Property separately from or jointly with
COUNTY and this Agreement does not limit the authority of such
other public agencies. For example. pursuant to Government Code
Section 66477 and Section 10.3S of Riverside County Ordinance No.
460. another local public agency may provide local park and
recreation services and facilities and in that event. it is
permitted, and therefore shall be permitted by the parties. to
participate jointly with COUNTY to determine the location of land
'to be dedicated or in lieu fees to be paid for local park
purposes. provided that COUNTY shall exercise its authority
subject to the terms of this Agreement.
3.10 Tentative Tract Map Extension. Notwithstanding the
provisions of Section 664S2.6 of the Government Code, no
tentative subdivision map or tentative parcel map, heretofore or
hereafter approved in connection with development of the
Property, shall be granted an extension of time except in
accordance with the Existing Land Use Regulations.
3.11 Vestina Tentative Maps. If any tentative or final
subdivision map. or tentative or final parcel map. heretofore or
hereafter approved in connection with development of the
Property, is a vesting map under the Subdivision Map Act
(Government Code Section 66410, et seo.) and Riverside County
Ordinance No. 460 and if this Agreement is determined by a final
judgment to be invalid or unenforceable insolaf as it grants a
vested right to develop to OWNER. then and ~ that extent the
rights and protections afforded OWNER under the laws and
ordinances applicable to vesting maps shall supersede the
provisions of this Agreement. Except as set forth immediately
above. development of the Property shall occur only as provided
in this Agreement, and the provisions in this Agreement shall be
controlling over any conflicting provision of law or ordinance
concerning vesting maps.
4. PUBLIC BENEFITS.
4.1 Intent. The parties acknowledge and agree that
development of the Property will result in substantial public
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needs which will not be fully met by the Development Plan and
further acknowledge and agree that this Agreement confers
substantial private benefits on OWNER which should be balanced
commensurate public benefits. Accordingly. the parties intend
provide consideration to the public to balance the private
benefits conferred on OWNER by providing more fully for the
satisfaction of the public needs resulting from the Project.
by
4.2 Public Facilities and Services Mitigation Fee.
4.2.1 Amount and Components of Fee. OWNER
shall pay to COUNTY a public facilities and services
mitigation fee in the total amount of $4277.00 for each
residential unit constructed on the Property. which fee
shall be comprised of.the following components:
(a) Public Facilities Fee
$1891 per Residential
Unit
(b) Regional Parkland Fee
$350.00 per
Residential Unit with
$50.00 allocated for
recreational trails
(c)
Habitat Conservation
and Open Space Land
Bank Fee
$260.00 per
Residential Unit
(d)
Public Services
Offset Fee
$1776.00 per
Residential Unit
The amount of the public facilities and services
mitigation fee shall be adjusted annually as provided
Subsection 4.2.4.
in
4.2.2 Time of Payment. The fees required
pursuant to Subsection 4.2.1 shall be ~aid to COUNTY
prior to the issuance of building permits for each
residential unit. No fees shall be payable for building
permits issued prior to the Effective Date of this
Agreement. but the fees required pursuant to Subsection
4.2.1 shall be paid prior to the re-issuance or extension
of any building permit for a residential unit for which
such fees have not previously been paid.
4.2.3 Reduction for Low-Occupancy Residential
Units. The fees required pursuant to Subsection 4.2.1
shall be reduced by 33.3 percent for low-occupancy
residential units. For the purposes of this Subset=ion.
low-occupancy residential units shall be limited to the'
following:
.(a) One bedroom and studio apartments
(family
(b) Mobilehomes:
(c) Residential units in developments that
are legally restricted to occupancy by senior
citizens pursuant tO Riverside County ordinance No.
348 Or state law.
4.2.4 Annual Fee Adjustment. The fees required
pursuant to Subsection 4.2.1 shall be adjusted annually
durin~ the term of this Agreement on the anniversary of
the Effective Date in accordance with the changes in the
Consumer Price Index for All Urban Consumers in the Los
Angeles-Anaheim-Riverside Area (hereinafter CPI)
published monthly by the U.S. Bureau of Labor
Statistics. The annual adjustment shall be calculated in
the following manner:
(a) Divide the CPI for month and year of the
Effective Date into the CPI for the month
,immediately preceding the anniversary in which said
fees are to be adjusted.
(b) Multiply the quotient obtained by the
calculation in Paragraph (a) above times said fees.
(c). The result of the multiplication obtained
in Paragraph (b) above shall constitute the fees
payable during the succeeding year.
If the CPI specified herein is discontinued or revised
during the term of this Agreement. such other government
index or computation with which it is replaced shall be
used in orderto obtain substantially the same result as
would have been obtained if the CPI had not been
discontinued.
In no event shall the fees be less than the fees set
forth in Subsection 4.2.1.
4,2,5 CreditS, OWNER shall be entitled to
credit against the fees required pursuant to Subsection
4.2,1 for the dedication of land, the-construction of
improvements or the p~yment of fees as Specifically set
forth in Exhibit "E".
To the extent that Subsection 4,2,4 results in an
increase in the fees payable pursuant to 4,2,1(a), then
the credit provided in this Subsection for Public
Facilities as specified in Exhibit "E" shall be likewise
increased by the same percentage. No increase in-the
credits set forth in Exhibit "E" shall be allowed for any
item which is not specifically identified as a Public
Facility Credit on Exhibit "E".
4.3 Continuation of Fees. Should all or any portion of
Property become part of a' city or another county. the fees
payable pursuant to Section 4.2 shall remain and still be payable
to COUNTY on the following basis:
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(a) Fees under 4.2.1(a) shall be payable at the
rate of five and three tenths percent (5.3%) thereof to
COUNTY and the remainder to such city or other county.
(b) Fees payable under Subsections 4.2.1(b) and
(c)' shall be fully payable to COUNTY.
(c) Fees under Subsection 4.2.1(d) shall be
payable at the rate of one-third (1/3) thereof to such
city or other county and the remainder to COUNTY.
FINANCING OF PUBLIC IMPROVEMENTS.
If deemed appropriate. COUNTY and OWNER will cooperate in
the formation of any special assessmeEt district. community
facilities district or alternate financing mechanism to pay for
the construction and/or maintenance and operation of public
infrastructure facilities required as part of the Development
Plan. COUNTY also agrees that. to the extent any such district
or other financing entity is formed and sells bonds in order to
finance such reimbursements. OWNER may be reimbursed to the
extent that OWNER spends funds or dedicates land for the
establishment of public facilities. Notwithstanding the
foregoinq. it is acknowledged and agreed by the parties that
nothing contained in this Agreement shall be construed as
requiring COUNTY or the COUNTY Board of Supervisors to form any
such district or to issue and sell bonds.
6. REVIEW FOR COMPLIANCE.
6.1 Periodic Review. The Planning Director shall
review this Agreement annually. on or before the anniversary of
the Effective Date. in order to ascertain the good faith
compliance by OWNEB with the terms of the Agreement. OWNER shall
submit an Annual Monitoring Beport. in a form acceptable no the
Planning Director. within 30 days after written notice from the
Planning Director. The Annual Monitoring Report shall be
accompanied by an annual review and administration fee sufficient
to defray the estimated costs of review and administration of the
Agreement during the succeeding year. The amount of the annual
review and administration fee shall be set annually by resolution
of the Board of Supervisors.
6.2 Special Review. The Board of Supervisors may order
a special review of compliance with this Agreement at any time.
The Planning Director shall conduct such special reviews.
Procedure.
(a) During either a periodic review or a special
review. OWNER shall be required to demonstrate good faith
compliance with the terms of the Agreement. The burden
of proof on this issue shall be on OWNER.
(b) Upon completion of a periodic review or a
special review, the Planning Director shall submit a
report to the Board of Supervisors setting forth the
evidence concerning good faith compliance by OWNER with
the terms of this Agreement and his recommended finding
on that issue.
(c) If the Board
· evidence that OWNER has
terms and conditions of
be concluded.
finds on the basis of substantial
complied in good faith with the
this Agreement, the review shall
(d) If the Board makes a preliminary finding that
OWNER has not complied in good faith with the terms and
conditions of this Agreement. the Board may modify or
terminate this Agreement as provided in Section 6.4 and
Section 6.5. Notice of default as provided under Section
8.4 of this Agreement shall be given to OWNER prior to or
concurrent with. proceedings under Section 6.4 and
Section
6.4 ProceedinuS UDOn Modification or Termination.
upon a finding under Section 6.3. COUNTY determines to proceed
with modification or termination of this Agreement. COUNTY shall
give written notice to OWNEB of its intention so to do. The
notice shall be given at least ten calendar days prior to the
scheduled hearing andshall contain:
(a) The time and place of the hearing:
(b) A statement as to whether or not COUNTY
proposes to terminate or to modify the Agreement: and.
(c) Such other information as is reasonably
necessary to inform OWNEB of the nature of the proceeding.
6.5 Hearinn on Modification or Termination. At the
time and place set for the hearing on modification or
termination. OWNER shall be given an opportunity to be heard.
OWNER shall be required to demonstrate good faith compliance with
the terms and conditions of this Aqreement. The burden of proof
on this issue shall be on OWNER. If the Board of Supervisors
finds. based upon substantial evidence. that OWNER has not
complied in good faith with the terms or conditions of the
Agreement. the Board may terminate this Agreement or modify this
Aqreement and impose such condi~ions as are reasonably necessary
to protect the interests of the County. The decision of the
Board of Supervisors shall be final. subject only to judicial
review pursuant to Section 1094.5 of the Code of Civil Procedure.
6.6 CertifiCate of Aareement Compliance. If. at the
conclusion of a Periodic or Special Beview. OWNER is found to 'be
in compliance with this Agreement. COUNTY shall. upon request by
OWNER, issue a Certificate of Agreement Compliance
("Certificate") to OWNER stating that after the most recent
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Periodic or Special Review and based upon the information known
or made known to the Planning Director and Board of Supervisors
that (1) this Agreement remains in effect and (2) OWNER is not in
default. The Cernificate shall be in recordable form. shall
contain information necessary to communicate constructive record
notice of the finding of compliance. shall state whether the
Certificate is issued after a Periodic or Special Review and
shall state the anticipated date of commencement of the next
Periodic Review. OWNER may record the Certificate with the
CountF Recorder.
Whether or not the Certificate is relied upon by
assignees or other transferees or OWNER. COUNTY shall not be
bound by a Certificate if a default existed at the time of the
Periodic or Special Review. but was concealed from or otherwise
not known to the Planning Director or Board of Supervisors.
7. INCORPORATION AND ANNEXATION.
7.1 Intent. If all or any portion of the Property is
annexed to or otherwise becomes a part of a city or another
9ounty. it is the intent of the parties that this Agreement shall
survive and be binding upon such other jurisdiction.
7.2 Incorporation. If at any time during the term of
this Agreement. a city is incorporated comprising all or any
portion of the Property. the validity and effect of this
Agreement shall be governed by Section 65865.3 of the Government
Code.
7.3 Annexation. OWNER and COUNTY shall oppose.
accordance with the procedures provided by law. the annexation to
any city of all or any portion of the Property unless both OWNER
and COUNTY give written consent to such annexation.
8. DEFAULT AND REMEDIES.
8.1 Remedies in General. It is acknowledged by the
parties that COUNTY would not have entered into this Agreement if
it were to be liable in damages under this ~reement. or with
respect to this AgreemQnt or the application thereof.
In general. each of the parties hereto may pursue
any remedy at law or equity available for the breach of any
provision of this Agreement. except that COUNTY shall not be
liable in damages to OWNER. or to any successor in interest of
OWNER. or to any other person. and OWNER covenants not to sue for
damages or claim any damages:
(a) For any breach of this Agreement or for any
cause of action which arises out of this Agreement: or
-19-
(b) For the taking. impairment or restriction
any right or interest conveyed or Provided under or
pursuant to this Agreement: or
(c) Arising out of or connected with any dispute.
controversy or issue regarding the application or
interpretation or effect of the provisions of this
Agreement.
8.2 Specific Performance. The parties acknowledge that
money damages and remedies at law generally are inadequate and
specific performance and other non-monetary relief are
particularly appropriate remedies for the enforcement of this
Agreement and should be available to all parties for the
following reasons:
(a) Money damages are unavailable against COUNTY
as provided in Section 8.1 above.
(b) Due to the size. nature and scope of the
project. it may not be practical or possible to restore
the Property to its natural condition once implementation
of this Agreement has begun. A=ter such implementation.
OWNER may be foreclosed from other choices it may have
had to utilize the Property or portions thereof. OWNER
has invested significant time and resources and performed
extensive planning and processing of the, Project in
agreeing to the terms of this Agreement and will be
i-nvesting even more significant time and resources in
implementing the Project in reliance upon the terms of
this Agreement. and it is not possible to determine the
sum of money which would adequately compensate OWNER for
such efforts.
8.3 Release. Except for nondamage remedies. including
the remedy of specific performance and judicial review as
provided for in Section 6.5. OWNER. for itself. its successors
and assignees. hereby releases the COUNTY. its o=ficers. agents
and employees from any and all claims. demands. actions. or suits
o~ any kind or nature arising out o~ any liability. known or
unknown. present or future. including. but not limited to. any
claim or liability. based or asserted. pursuant to Article I.
Section 19 o~ the California Constitution. the Fi~th Amendment of
the United States Constitution. or any other law or ordinance
which seeks to impose any other liability or damage. whatsoever.
upon the COUNTY. because it entered into this Agreement or because
of the terms of this Agreement.
8.4 Termination or Modification of Aareement for
Default o~ OWNER. Subject to the provisions contained in
Subsection 6.5 herein. COUNTY may terminate or modify this
Agreement for any failure o= OWNER to perform any material duty
or obligation of OWNER under this Agreement. or to comply in good
fai.th with the terms of this Agreement (hereinafter referred to
as "default"): provided. however. COUNTY may terminate or modify
-20-
this Agreement pursuant to this Section only after providing
written notice to OWNER of default setting forth the nature of
the default and the actions. if any. required by OWNER to cure
such default and. where the default can be cured. OWNER has
failed to take such actions and cure such default within 60 days
after the effective date of such notice or. in the event than
such default cannot be cured within such 60 day period but can be
cured within a longer time. has failed to commence the actions
necessary to cure such default within such 60 day period and to
diligently proceed to complete such actions and cure such default.
8.5 Termination of A~reement for Default of COUNTY.
OWNER may terminate this Agreement onlV in the event of a default
by COUNTY in the performance of a material term of this Agreement
and only after providing written notice to COUNTY of default
setting forth the nature of the default and the actions. if any.
required by COUNTY to cure such default and. where the default
can be cured. COUNTY has failed to take such actions and cure
such default within 60 days after the effective date of such
notice or. in the event that such default cannot be cured within
such 60 day period but can be cured within a longer time. has
failed to commence the actions necessary to cure such default
within such 60 day period and to diligently proceed to complete
such actions and cure such default.
9. THIRD PARTY LITIGATION.
9.1 General Plan Litiaation. COUNTY has determined
that this Agreement is consistent with its Comprehensive General
Plan. herein called General Plan. and that the General Plan meets
all requirements of law. OWNER has reviewed the General Plan and
concurs with COUNTY's determination. The parties acknowledge
that:
(a) Litigation is now pending challenging the
legality. validity and adequacy of certain provisions of
the General Plan: and.
(b) In the future there may be other similar
challenges.to the General Plan: and.
(c) If successful. such challenges could delay or
prevent the performance of this Agreement and the
development of the Property.
COUNTY shall have no liability in damages under
this Agreement for any failure of'COUNTY to perform under this
Agreement or the inability of OWNER to develop the Property as
contemplated by the Development Plan of this Agreement as the
result of a judicial determination that on the Effective Date.
at any time thereafter. the General Plan. or portions thereof.
are invalid or inadequate or not in compliance with law.
or
-21-
9.2 Third Party Litiaation Concerninn Aareement. OWNER
shall defend, at its expense, including attorneys, fees,
indemnify, and hold harmless COUNTY, its agents, o~ficers and
employees from any claim, action or proceeding against COUNTY,
its agents, officers, or employees to attack, set aside, void, or
annul the approval of this Agreement or the approval of any
permit granted pursuant to this Agreement. COUNTY shall promptly
notify OWNER of any such claim, action or proceeding, and COUNTY
shall cooperate in the defense. If COUNTY fails to promptl~
notify OWNER of any such claim, action or proceeding, or if
COUNTY fails to cooperate in the defense, OWNER shall not
thereafter be responsible to defend, indemnif~, or hold harmless
COUNTY. COUNTY may in its discretion participate in the defense
of any such claim, action or proceeding.
9.3 Indemnity. In addition to the provisions of 9.2
above, OWNER shall indemnify and hold COUNTY, its oificers,
agents, employees and independent contractors free and harmless
irom any liability whatsoever, based or asserted upon any act or
omission of OWNER, its officers, agents, employees,
subcontractors and independent contractors, for property damage,
bodily injury, or death (OWNER's employees included) oc any other
elementof damage of any kind or nature, =elating to or in any
way connected with or arising from the activities contemplated
hereunder, including, but not limited to, the study, design,
engineering, construction, completion, failure and conveyance of
the public improvements, save and except claims for damages
arising through the sole active negligence or sole willful
misconduct of COUNTY. OWNER shall defend, at its expense,
including attorneys' fees, COUNTY, its officers, agents,
employees and independent c0n~ractors in any legal action based
upon such alleged acts or omissions. COUNTY may in its
discretion participate in the defense of any such legal action.
9.4 Environment Assurances. OWNER shall indemnif~ and
hold COUNTY. its officers. agents. and employees free and
harmless from any liability. based or asserted. upon any act or
omission of OWNER. its officers. agents. employees.
subcontractors. predecessors in interest. successors. assigns and
independent contractors for any violation of any federal. state
or local law. ordinance or regulation relating to industrial
hygiene or to environmental conditions on. under or about the
Property. including. but not limited to. soil and groundwater
conditions. and OWNER shall de[end. at its expense. including
attorneys' fees. COUNTY. its officers. agents and employees in
an~ action based or asserted upon an~ such alleged act or
omission. COUNTY may in its discretion participate in the
defense of any such action.
9.5 Reservation of Riahts. With respect to Sections
9.2.9.3 and 9.4 herein. COUNTY reserves the right to either (1)
approve the attorneF(s) which OWNER selects. hires or otherwise
engages to defend COUNTY hereunder. which approval shall not be
unreasonably withheld. or (2) conduct i~s own defense. provided.
however. that OWNER shall reimburse COUNTY forthwith [or any and
-22-
all reasonable expenses incurred for such defense, including
attorneys' fees, upon billing and accounting therefor.
9.6
through 9.6.
Aqreement.
Survival.
inclusive.
The provisions of this Sections 9.1
shall survive the termination of this
10.
MORTGAGEE PROTECTION.
The parties hereto agree that this Agreement shall not
prevent or limit OWNER. in any manner. at OWNER's sole
discretion. from encumbering the Property or any portion thereof
or any improvement thereon by any mortgage. deed of trust or
other security device securing financing with respect to the
Property. COUNTY acknowledges that the lenders providing such
financing may require certain Agreement interpretations and
modifications and agrees upon request. from time to time. to meet
with OWNER and representatives of such lenders to negotiate in
good faith any such request for interpretation or modification.
COUNTY will not unreasonably withhold its consent to any such
requested interpretation or modification provided such
interpretation or modification is consistent with the intent and
purposes of this Agreement. Any Mortgagee of the Property shall
be entitled to the following rights and privileges:
(a) Neither entering into this Agreement nor a
breach of this Agreement shall defeat. render invalid.
diminish or impair the lien of any mortgage on the
Property made in good faith and for value. unless
otherwise required by law.
(b) The Mortgagee of any mortgage or deed of trust
encumbering the Property. or any part thereof. which
Mortgagee. has submitted a request in writing to the
COUNTY in the manner specified herein for giving notices.
shall be entitled no receive written notification from
COUNTY of any default by OWNER in the performance of
OWNER's obligations under this Agreement.
(c) If COUNTY rimely receives a request from a
Mortgagee requesting a copy of any notice of default
given to OWNER under the terms of this Agreement. COUNTY
shall provide a copy of than notice no the Mortgagee
within ten (10) days of sending the notice of default to
OWNER. The Mortgagee shall have the right. but not the
obligation. to cure the default during the remaining cure
period allowed such party under this Agreement.
(d) Any Mortgagee who comes into possession. of the
Property. or any part thereof. pursuant to foreclosure of
the mortgage or deed of trust. or deed in lieu of such
foreclosure. shall take the Property. or part thereof.
subject to the terms of this Agreement. Notwithstanding
any other provision of this Agreement to the contrary. no
Mortgagee shall have an obligation or duty under this
Agreement to perform any of OWNER'S obligations or other
a=firmative covenants of OWNER hereunder, or to guarantee
such performance: provided, however, that to the extent
that any covenant to be performed by OWNER is a condition
precedent to the performance of a covenant by COUNTY ,
the performance thereof shall continue to be a condition
precedent to COUNTY's performance hereunder, and further
provided that any sale, transfer or assignment by any
Mortgagee in possession shall be subject to the
provisions of Section 2.4 of this Agreement.
11. MISCEt.LANEOUS PROVISIONS.
11.1 Recordation of A~reement. This Agreement and any
amendment or cancellation thereof shall be recorded with the
County Recorder by the Clerk of the Board of Supervisors within
the period required by Section 65868.5 of the Government Code.
11.2 Entire AQreement. This Agreement sets forth and
contains the entire understanding and agreement of the parties,
and there are no oral or written. representations, understandings
or ancillary covenants, undertakings or agreements which are not
contained or expressly referred to herein. No testimony or
evidence of any such representations, understandings or covenants
shall be admissible in any proceeding o= any kind or nature to
interpret or determine the terms or conditions of this Agreement.
11.3 Severability. If any term, provision, covenant or
condition of this Agreement' shall be determined invalid, void or
unenforceable, the remainder of this Agreement shall aot be
affected thereby to the extent such remaining provisions are not
rendered impractical to perform taking into consideration the
purposes of this Agreement. Notwithstanding the foregoing, the
provision of the Public Benefits set forth in Section 4 of this
Agreement, including the payment of the fees set forth therein,
are essential elements or this Agreement and COUNTY would not
have entered into this Agreement but for such. provisions, and
therefore in the event such provisions are determined to be
invalid, void or unenforceable, this entire Agreement shall be
null and void and of no force and effect whatBoever.
11.4 Interpretation and Governina Law. This Agreement
and any dispute arising hereunder shall be governed and
interpreted in accordance with the laws of the State of
California. This Agreement shall be construed as a whole
according to its fair language and common meaning to achieve the
objectives and purposes o~ the parties hereto, and the rule of
construction to the effect that ambiguities are to be resolved
against the drafting party shall not be employed in interpreting
this Agreement, all parties having been represented by counsel.in
the negotiation and preparation hereof.
-24-
11.5 Section Headinas. All section headings and
subheadings are inserted for convenience only and shall not
affect any construction or interpretation of this Agreement.
11.6 Sinaular and Plurals
of any word includes the plural.
As used herein. the singular
11.7 Joint and Several Obltcations. If at any time
during the term of this Agreement the Property is owned. in whole
or in part. by more than one OWNER. all obligations of such
OWNERS under this Agreement shall be }oint and several. and the
default of any such OWNER shall be the default of all such
OWNERS. Notwithstanding the foregoing. no OWNER of a single lot
which has been finally subdivided and sold to such OWNER as a
member of the general public or otherwise as an ultimate user
shall have any obligation under this Agreement except as provided
under Section 4 hereof.
11.8. Time o~ Essence. Time is o~ the essence in the
performance of the provisions o~ this Agreement as to which time
is an element.
11.9 Waiver. Failure by a party to insist upon the
strict performance of any of the provisions of this Agreement by
the other party. or the failure by a party to exercise its rights
upon the default o= the other party. shall not constitute a
waiver of such party's right to insist and demand strict
compliance by the other party with'the terms of this Agreement
thereafter.
11.10 No Third Party Bene=iciaries. This Agreement is.
made and entered into =orthe sole protection and benefit of the
parties and their successors and assigns. No other perso.n shall
have any right of action based upon any provision o= this
Agreement.
11.11 Force Ma~eure. Neither party shall be deemed to
be in default where failure or delay in performance of any of its
obligations under this Agreement is caused by floods.
earthquakes. other Acts o~ God. ~ires. wars. riots or similar
hostilities. strikes and other labor difficulties beyond the
party's control. (including the party's empl'o~ment force).
government regulations. court actions (such as restraining orders
or injunctions). or other causes beyond the party's control. If
any such events shall occur. the term of this Agreement and the
time for performance by either party of any o= its obligations
hereunder may be extended by the written agreement of the parties
for the period of time that such events prevented such
performance. provided that the term of this Agreement shall not
be extended under any circumstances for more than rive (5) years.
11.12 Mutual Covenants. The covenants contained herein
are mutual covenants and also constitute conditions to the
concurrent or subsequent performance by the party benefited
thereby of the covenants to be performed hereunder by such
benefited party.
-25-
11.13 Successors in Interest. The burdens of this
Agreement shall be binding upon, and the benefits of this
Agreement shall inure to, all successors in interest to the
parties to this Agreement. All provisions of this Agreement
shall be enforceable as equitable servitudes and constitute
covenants running with the land. Each covenant to do or refrain
from doing some act hereunder with regard to development of the
Property: (a) is for the benefit of and is a burden upon every
portion of the Property: (b) runs with the Property and each
portion thereof: and, (c) is binding upon each party and each
successor in interest during ownership of the Property or any
portion thereof.
11.14 Counterparts. This Agreement may be executed
the parties in counterparts, which counterparts shall be
construed together and have the same effect as if all of the
parties had executed the same instrument.
by
11.15 Jurisdiction and Venus. Any action at law or in
equity arising under this Agreement or brought by a party hereto
for the purpose of enforcing, construing or determininq the
validity of any provision of this Agreement shall be filed and
tried in the Superior Court of the County of Riverside, State of
California, and the parties hereto waive all provisions of law
providing for the filing, removal or change of venue to any other
court.
11.16 Pro~ect as a Private Undertakina. It is
specifically understood and agreed by and between the parties
hereto that the development of the Project ~s a private
development, that neither party is acting as the agent of the
other in any respect hereunder, and that each party is an
independent contracting entity With respect to the terms,
covenants and conditions contained in this Agreement. No
partnership, joint venture or other association of any kind is
formed by this Agreement. The only relationship between COUNTY
and OWNER is that of a government entity regulating the
development of private property and the owner of such property.
11.17 Further Actions and Instruments. Each of the
parties shall cooperate with and provide reasonable assistance to
the other to the extent contemplated hereundeZ in the performance
of all obligations under this Agreement and the satisfaction of
the conditions of this Agreement. Upon the request of either
party at any time. the other party shall promptly execute. with
acknowledgement or affidavit if reasonably required. and file or
record such required instruments and writings and take any
actions as may be reasonably necessary under the terms of this
Agreement to carry out the intent and to fulfill the provisions
of this Agreement or to evidence or consummate the transactions
contemplated by this Agreement.
11.18 Eminent Domain.
shall be construed to limit or
its power of eminent domain.
No provision of this Agreement
restrict the exercise by COUNTY of
11.19 Anent for Service of Process. In the event OWNER
is not a resident of the State of California or it is an
association, partnership or joint venture without a member,
partner or joint venturer resident of the State of California, or
it is a foreign corporation, then in any such event, OWNER shall
file with the Planning Director, upon its execution of this
Agreement, a designation of a natural person residing in the
State of California, giving his or her name, residence and
business addresses, as its agent for the purpose of service of
process in any court action arising out of or based upon this
Agreement, and the delivery to such agent of a copy of any
process in any such action shall constitute valid service upon
OWNER. If for any reason service of such process upon such agent
is not feasible, then in such event OWNER may be personally
served with such process out of this County and such service
shall constitute valid service upon OWNER. OWNER is amenable to
the process so served, submits to the jurisdiction of the Court
so obtained and waives any and all objections and protests
thereto.
11.20 Authority to Execute. The person or persons
executing this Agreement on behalf of OWNER warrants and
represents that he/they have the authority to execute this
Agreement on behalf of his/their corporation, partnership or
business entity and warrants and represents that he/they. has/have
the authority to bind Ok~IER to the performance of its obligations
hereunder.
IN WITNESS WHEREOF, the parties hereto have executed this
Agreement on the day and year set forth below.
COUNTY OF RIVERSIDE
RE Ire
/41PLAN
10-2-88
Dated:
ATTEST:
GERALD A. MALONEY
Cler~ of the Board
By
Deputy
(SEAL)
By
Chairman.
Board of Supervisors
OWNER:
Dated:
Dated:
TAYLOE WOODROW HOMES CALIFORNIA.
LIMITED. a California corporation
ItS: V~C e ~C~ ~'~
Its:
(ALL SIGNATURES SHALL BE ACKNOWLEDGED BY A NOTARY PUBLIC~
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
't
litlilt It III VIIIMill Ill dill Iltll I, Xm, lell &,
C
Development Agreement No. 26
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
THE LAND REFERRED TO BELOW IS SITUATED IN THE UNINCORPORATED AREA
OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AND IS DESCRIBED
AS FOLLOWS:
PARCELS 1 THROUGH 6, INCLUSIVE, TOGETHER WITH LETTERED LOTS A
THROUGH G, INCLUSIVE, AS SHOWN BY PARCEL MAP 22429. ON FILE IN
BOOK 147 PAGES 14 THROUGH 19, OF PARCEL MAPS, RECORDS OF
RIVERSIDE COUNTY. CALIFORNIA.
(*
tIM, iZll&fllll 11114, II I', ' If · IO'lllff
IIICIIICII I ~ cl' lift ~al!cl&"tlcII ~ II If 210
cl, fl~ll · )
..e
.~VTR 23143/VTR 22430/CZ 4814
.
EXHIBIT B
MAP SHOWING PROPERTY AND ITS LOCATION
] LAND USE
,"2' .....4]-,' m
,./'
'k FAR ,~
· . Tt ._
LD~ATIO~AL MAP
Development Agreement No. 26
EXHIBIT C
EXISTING DEVELOPMENT APPROVALS
ZONING
Ordinance No. 348.2936
(Zone Change No. 4814)
LAND DIVISIONS
1. ~ing Tentative Tract Map No.
2.. k"V~FE~ng Tentative Trac= Map No.
23143.
22430.
The development approvals listed above include the approved
maps and all conditions of approval.
COPIES OF THE EXISTING DEVELOPMENT APPROVALS LISTED ABOVE ABE
ON FILE IN TH~ RIVERSIDE COUNTY PLANNING DEPARTMENT AND ARE
INCORPORATED HEREIN BY REFERENCE.
Development Agreement No. 26
EXHIBIT D
EXISTING LAND USE REGULATIONS
Riverside County Comprehensive General Plan as
amended through Resolution No. 88-485.
2. Ordinance No.
3. Ordinance No.
348.2857.
340.
348 as amended through Ordinance No.
Ordinance No. 448 as amended through Ordinance No.
448.a.
ordinance No. 458 as amended through Ordinance No.
458.8.
Ordinance No. 460 as amended through Ordinance No.
460.92.
Ordinance No. 461 as amended through Ordinance No.
461.6.
Ordinance No. 509. aS amended through Ordinance No.
509.2.
ordinance No. 546 as amended through ordinance No.
546.7a.
10. Ordinance No.
547.5.
11. Ordinance No.
555.15.
12. Ordinance No.
617.1.
547 as amended through Ordinance No.
555 as amended
617 as amended
through ordinance No.
through Ordinance No.
13. Ordinance No. 6S0.
14.
Resolution No. 87-~25 Establishing Procedures and
Requirements for the Consideration of Development
Agreements. as amended by Resolution No. 88-39'and
Resolution N6.88-119.
COPIES OF THE EXISTING LAND USE REGULATIONS LISTED ABOVE
ARE ON FILE IN THE RIVERSIDE COUNTY PLANNING DEPARTMENT AND ARE
INCORPORATED HEREIN BY REFERENCE.
Development Agreement No.
EXHIBIT E
FEE CREDITS
None.
26
Recorded at request of
ClerK, Board of Supervisors
County of Riverside
When recorded return to
Riverside County Planning Director
4080 Lemon ~treet, 9tb Floor
Riverside. CA 92501
DEVELOPMENT AGREEMENT N0. 37
A development agreement between
COUNTY OF RIVERSIDE
and
DAV BA~ I
and others
Specific Plan No. 164 - Roripaugh
It,0
OCT 4 1988
Development Agreement No.
TABLE OF CONTENTS
37
SECTION
1.1
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
119
1110
1111
1112
1113
1114
11..15
11.16
11.17
1.2
2.1
2.2
2.3
2.4
2.4.1
2.4.2
2.4.3
2.4.4
2.4.5
2.5
2.6
2.7
HEADING P~GE
RECITALS ................ 1
DEFINITIONS AND EXHIBITS .....
Definitions
Agreement ..........
COUNTY
Development .......
Development Approvals
Development Exaction
Development Plan
Effective Date
Existing Development Approvals
Existing Land Use Regulations
Land Use Regulations
OWNT~R
Mortgagee
Project
Property ....
Reservations of Authority
Subsequent Development Approvals
Subsequent Land Use Regulations
Exhibits .
GENERAL PROVISIONS .
Binding Effect of Agreement
O~nership of Property ......
Term .
Assignment ....
Right to Assign .
Release of Transferring Owner
Subsequent Assignment
Partial Release of Purchaser.
Transferee. or Assignee of
Industrial or Commercial Lot .
Termination of Agreement With
Respect to Individual Lots Upon
Sale to Public and Completion
of Construction
Amendment or Cancellation of Agreement
Termination
Notices
3
3
3
3
3
3
4
4
4 ,
4
4
4
5
5
5
5
5
5
5
5
5
5
6
6
6
6
7
7
7
8
8
8
i
SECTION
3.1
3.2
3.3
3.4
3.5
3.6
3.6.1
3.6.2
3.6.3
3.6.4
3.7
3.8
3.9
3.10
4.1
4.2
4.2.1
4.2.2
4.2.3
4.2.4
4.2.5
4.3
6.1
6.2
6.3
6.4
6.5
6.6
7.1
7.2
7.3
HEADINq PAGE
DEVELOPMENT OF THE PROPERTY ..... 10
Rights to Develop ........ 10
Effect of Agreement on Land Use
Regulations ........ 10
Timing of DevelopmeAt ..... 10
Phasing Plan .... .. . . 11
Changes and Amendments ..... ll
Reservations of Authority . 11
Limitations, Reservations and
Exceptions '. ......... 11
Subsequent Development Approvals 13
Modification or Suspension by
State or Federal Law . 13
Intent · ..... 13
Public Works 13
Provision of Re~l Property
Interests by COUNTY ......... 13
Regulation by Other Public Agencies 14
Tennative Tract Map Extension 14
Vesting Tentative Maps 14
PUBLIC BENEFITS
14
lntent
Public Facilities'and Services
Mitigation Fee .
Amount and Components of Fee
Time of Payment
Reduction for Low-Occupancy
Annual Fee Adjustment
Credits . .
Continuation of Fees
14
15
15
15
16
16
16
FINANCING OF PUBLIC IMPROVEMENTS .
17
REVIEW FOR CO!eLIANCE
17
Periodic Review . .
Special Review . 17
Procedure ......... 17
Proceedings Upon Modification
or Termination ...........
Hearing on Modification or Termination 18
Certificate of Agreement Compliance 18
INCORPORATION AND ANNEXATION .
19
Intent . .
Incorporation
Annexation .
19
19
19
ii
SECTION HEADING PAGE
8.1
8.2
8.3
8.4
8.5
9.1
9.2
9.3
9.4
9.5
9.6
10.
11.
11.1
11.2
11.3
11.4
11.5
11.6
11.7
ll.S
11.9
11.10
11.11
11.12
11.13
11.14
11.15
11.16
11.17
11.18
11.19
11.20
DEFAULT AND REMEDIES
19
Remedies in General 19
Specific Performance 20
Release 20
Termination or Modification of
Agreement for Default of OWNER .... 20
Termination of Agreement for
Default of COUNTY ...... 21
THIRD PARTY LITIGATION .
21
General Plan Litigation . 21
Third Party Ligitation Concerning
Agreement 22
Indemnity ....... 21
Environment Assurances 22
Reservation of Rights 22
Survival 23
MORTGAGEE PROTECTION
23
MISCELLANEOUS PROVISIONS
24
Recordation of Agreement
Entire Agreement
Severability ......
Interpretation and Governing Law
Section Headings
Singular .and Plural
Joint and Several Obligations
Time of Essence . .
Waiver ........
No Third Party Beneficiaries
Force Majeure
Mutual Covenants
Successors in Interest
Counterparts
Jurisdiction and Venus
Project as a Private Undertakim
Further Actions and Instruments
Eminent Domain . .
Agent for Service of Process
Authority to Execute
Signatures
24
24
24
24
25
25
25
25
25
25
25
25
26
26
26
26
26
26
27
27
27
iii
DEveLOPMENT AGREEMENT NO. 37
Th~s Development Agreement (hereinafter "Agreement") is
entered into effective on the date it is recorded with the
Riverside County Recorder (hereinafter the "Effective Date") by
and among the COUNTY OF RIVERSIDE (hereinafter "COUNTY"), and the
persons and entities listed below (hereinafter "OWNER"):
DAV BAR I, a California General Partnership;
JOHN E. RORIPAUGH;
JUNE RORIPAUGH TULL:
LEO E. RORIPAUGH and MARlAN E. RORIPAUGH, Trustees of the Leo E.
Rocipaugh and Marinn E. Roripaugh 1975 Trust:
LEO E, RORIPAUGH and MARlANE. RORIPAUGH 1975 TRUST: and
LEO E. RORIPAUGH and MARlAN E. BORIPAUGH
BAR-DAV, a California Partnership
DAY-BAR ~I, a California General Partnership
RECITALS
WHEREAS, COUNTY is authorized to enter into binding
development agreements with persons having legal or equitable
interests in real property for the development of such property,
pursuant to. Section 65864, et seq. of the Government Code; and,
WHEREAS, COUNTY has adopted rules and regulations for
consideration of development agreements, pursuant to Section
65865 of the Government Code: and,
WHEREAS, OWNER has requested COUNTY to enter into a
development agreement and proceedings have been taken in
accordance with the rules and regulations of COUNTY: and,
WHEREAS, by electing to enter into this Agreement, COUNTY
shall bind future Boards of Supervisors of COUNTY.by the
obligations speci[ied herein and limit the future exercise of
certain governmental and proprietary powers of COUNTY: and,
WHEREAS, the terms and conditions of this Agreement have
undergone extensive review by COUNTY and the Board of Supervisors
and have been found to be fair, just and reasonable; and,'
WHEREAS, the best interests of the citizens of Riverside
County and the public health, safety and welfare will be served
by entering into this Agreement: and,
WHEREAS, all of the procedures of the California
Environmental Quality Act have been met with respect to the
Project and the Agreement; and,
WHEREAS, this Agreement and the Project are consistent
with the Riverside County Comprehensive General Plan and any
Specific Plan applicable thereto; and,
-1-
WHEREAS. all actions taken and approvals given by COUNTY
have been duly taken or approved in accordance with all
applicable legal requirements for notice. public hearings.
findings. votes. and other procedural matters: and.
WHEREAS, development of the Property in accordance with
this Agreement will provide substantial benefits to COUNTY and
will further important policies and goals of COUNTY: and.
WHEREAS. this Agreement will eliminate uncertainty in
planning and provide for the orderly development of the Property.
ensure progressive installation of necessary improvements.
provide for public services appropriate to the development of the
Project, and generally serve the purposes for Which development
agreements under Sections 65864. e__~ seq. o~ the Government Code
are intended~ and.
WHEREAS. on July 26, 1988. Speci'al Assessment District
No. 161 was formed by County Resolution No. 88-347 pursuant to a
petition. executed by OWNER. requesting the District to be formed
and consenting to said District being formed to provide a
financing mechanism to pay for the construction of certain public
facilities that would benefit the Property and OWNER advanced
those monies needed to pay all costs associated with forming said
District and retained and paid civil engineers to design and
engineer the public facilities to be constructed. and said public
facilities were designed to benefit the Property and certain of
the facilities may have been oversized to benefit adjacent
properties and the public at large: and.
WHEREAS. OWNER has incurred and will in the future incur
substantial costs in order to assure development of the Property
in accordance with this Agreement: and.
WHEREAS. OWNER has incurred and will in the future incur
substantial costs in excess of the generally applicable
requirements in order to assure vesting of legal rights to
develop the Property in accordance with this Agreement.
III
III
III
III
III
III
III
III
-2-
COVENANTS
NOW. THEREFORE. in consideration of the above recitals
and of the mutual covenants hereinafter contained and for other
good and valuable consideration, the receipt and sufficiency of
which is here4)y acknowledged, the parties agree as follows:
DEFINITIONS AND EXHIBITS.
1.1 Definitions. The following terms when used in this
Agreement shall be defined as follows:
1.1.1 ,,Agreement" means this Development
Agreement.
1.1.2 "COUNTY" means the County of Riverside. a
political subdivision of the State of California.
1.1.3 "Development" means the improvement of
the Property for the purposes of completing the
structures. improvements and facilities comprising the
Project including. but not limited to: grading: the
construction of infrastructure and public facilities
related to the Pro]err whether located within or outside
the Property: the construction of buildings and
structures: and the installation of landscaping.
"Development, does not include the maintenance. repair.
reconstruction or redevelopment of any building.
structure. improvement or facility after the construction
and completion thereof.
1.1.4 "Development Approvals" means all permits
and other entitlements for use subject to approval or
issuance by COUNTY in connection with development of the
Property including, but not limited to:
(a) Specific plans and specific plan
amendments:
(b) Tentative and final subdivision and
parcel maps:
(c) Conditional use permits. public use
permits and plot plans:
(d) Zoning:
(e) Grading and building permits.
1.1.S "Development Exaction" means any
reguirement of COUNTY in connection with or pursuant to
any Land Use Regulation or Development Approval for the
dedication of land. the construction of improvements or
public facilities. or the payment of fees in order
-3-
to lessen, offset, mitigate or compensate for the impacts
of development on the environment or ocher public
interests.
1.1.6 "Development Plan" means the Existing
Develppment Approvals and the Existing Land Use
Regulations applicable to development of the Property.
1.1.7 "Effective Date" means the date this
Agreement is recorded with the County Recorder.
1.1.8 "Existing Developmen~ Approvals" means
all Development Approvals approved or issued prior to the
Effective Date. Existing Development Approvals includes
the Approvals incorporated herein as Exhibit "C" and all
other Approvals which are a matter of public record on
the Effective Date.
1.1.9 "Existing Land Use Regulations" means all
Land Use Regulations in effect on the Effective Date.
Existing Land Use Regulations includes the Regulations
incorporated herein as Exhibit "D" and all other
Regulations which are a ma~er of public record on the
Effective Date.
1.1.10 *'Land Use Regulations" means all
ordinances, resolutions, codes, rules, regulations and
official policies of COUNTY governing the development and
use of land, including, without limi~ation, the permitted
useof land, the density or intensity of use, subdivision
requirements, the maximum height and size of proposed
buildings, the provisions for reservation or dedication
of land for public purposes, and the design, improvement
and construction s~andards and specifications applicable
to the development of the property. "Land Use
Regulations*' does not include any COUNTY ordinance,
resolution, code, rule, regulation or official policy,
governing:
(a) The conduct of businesses,
and occupations;
(b) Taxes and assessments:
professions,
(c) The control and abatement of nuisances:
(d) The granting of encroachment permits and
the conveyance of rights and interests which
provide for the use of or the entry upon public
proper~y~
(e) The exercise of the power of eminent
domain.
1.1.11 "OWNER" means the persons and entities
listed as OWNER on page 1 of this Agreement and their
successors in interest to all or any part of the Property.
-4-
1.1.12 "Mortgagee" means a mortgagee of a
mortgage, a beneficiary under a deed of trust or any
other security-device lender, and their successors and
assigns.
1.1.13 "Project" means the development of the
Property contemplated by the Development Plan as such
Plan may be further defined. enhanced or modified
pursuant to the provisions of this Agreement.
1.1.14 "Property" means the real property
described on Exhibit "A" and .shown on Exhibit "B" to this
Agreement.
1.1.15 "Reservations of Authority" means the
rights and authority excepted from the assurances and
rights provided to OWNER under this Agreement and
reserved to COUNTY under Section 3.6 of this Agreement.
1.1.16 "Subsequent Development Approvals" means
all Development Approvals required subsequent to the
Effective Date in connection with development of the
Property.
1.1.17 "Subsequent Land Use Regulations" means
any Land Use Regulations adopted and effective after the
Effective Date of this Agreement.
1.2 Exhibits. The following documents are attached to,
and by this reference made a part of. this Agreement:
Exhibit "A" -- Legal Description of the Property.
Exhibit "B" -- Map showing Property and its
location.
Exhibit "C" -- Existing Development Approvals.
Exhibit "D" -- Existing Land Use Regulations,
Exhibit "E" -- Fee Credits.
2. GENERAL PROVISIONS.
2.1 Bindina Effect of Aareement. The Property is
hereby made subject to this Agreement. Development of the
Property is hereby authorized and shall be carried out only in
accordance with the terms of this Agreement.
2.2 Ownership of PropertY. OWNER represents and
covenants that it is the owner of the fee simple title to the
Property or a portion thereof.
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2.3 Term. The term of this Agreement shall commence on
the Effective Date and shall continue for a period of 10 (ten)
years thereafter unless this term is modified or extended
pursuant to the provisions of this Agreement.
2.4 Assignment.
2.4.1 Riaht to Assjan. OWNER shall have the
right to sell, transfer or assign the Property in whole
or in part (provided that no such partial transfer shall
violate the Subdivision Map Act, Government Code Section
66410, et seq., or Riverside County Ordinance No. 460) to
any person, partnership, joint venture, firm or
corporation at any time during the term of this
Agreement; provided, however, that any such sale,
transfer or assignment shall include the assignment and
assumption of the rights, duties and obligations arising
under or from this Agreement and be made in strict
compliance with the following conditions precedent:
(a) No sale, transfer or assignment of any
right or interest under this Agreement shall be
made unless made together with the sale, transfer-
or assignment of all or a part of the Property.
(b) Concurrent with any such sale, transfer
or assignment, or within fifteen (15) business days
thereafter, OWNER shall notify COUNTY, in writing.
of such sale, transfer Or assignment and shall
provide COUNTY with an executed agreement, in a
form reasonably acceptable to COUNTY, by the
purchaser, transferee or assignee and providing
therein that the purchaser, transferee or assignee
expressly and unconditionally assumes all the
duties and obligations of OWNER under this
Agreement.
Any sale, transfer or assignment not made in strict
compliance with the =oregoing conditions shall constitute
a default by Owner under this Agreement. Notwithstanding
the failure of any purchaser, transferee or assignee to
execute the agreement required by Paragraph (b) of this
Subsetscion 2.4.1, the burdens of this Agreement shall be
binding upon such purchaser, transferee or assignee, but
the benefits of this Agreement shall not inure to such
purchaser, transferee or assignee until and unless such
agreement is executed.
2.4.2 Release o~ Trans[errina Owner.
Notwithstanding any sale, transfer or assignment, a
transferring OWNER shall continue to be obligated under
this Agreement unless such transferring OWNER is given a
release in writing by COUNTY, which release shall be
provided by COUNTY upon the full satisfaction by such
transferring OWNER of the following conditions:
(a) OWNER no longer has a legal or equitable
interest in all or any part of the Property.
(b) OWNER is not then in default under this
Agreement.
(c) OWNER has provided COUNTY with the notice
and executed agreement required under Paragraph (b)
of Subsection 2.4.1 above.
(d) The purchaser, transferee or assignee
provides COUNTY with securi-ty equivalent to any
security previously provided by OWNER to secure
performance of its obligations hereunder.
2.4.3 SubseQuent Assignment. Any subsequent
sale, transfer or assignment after an initial sale,
transfer or assignment shall be made only in accordance
with and subject to the terms and conditions of this
Section.
2.4.4 Partial Release o[ Purchaser. Transferee
or Assiunee of Xndustrial or Commercial Lot. A
purchaser, transferee or assignee of a lot, which has
been finally subdivided as provided for in the
Development Plan and for which a commercial or industrial
plot plan for development of the lot has been finally
approved pursuant to the Development Plan, may submit a
request, in writing, to COUNTY to release said lot from
the'obligations under this Agreement relating to all
other portions of the property. Within thirty (30) days
of such request, COUNTY shall review, and if the above
conditions are satisfied shall approve the request for
release and notify the purchaser, transferee or assignee
in writing thereof. No such release approved pursuant to
this Subsection 2.4.4 shall cause, or otherwise affect, a
release of OWNER from its duties and obligations under
this Agreement.
2.4.5 Termination of Aureement With Respect-to
Individual Lots Upon Sale to Public and COmpletion of
Construction. The provisions of Subsection 2.4.1 shall
not &'pp1y to the sale or lease (for a period longer than
one year) of any lot which has been finally subdivided
and is individually (and non in "bulk") sold or leased to
a member of the public or other ultimate user.
Notwithstanding any other provisions of this Agreement,
this Agreement shall terminate with respect to any lot
and such lot shall be released and no longer be subject
to this Agreement without the execution or recordation of
any further document upon satisfaction of both of the
following conditions:
(a) The lot has been finally subdivided and
individually (and not in ~bulk") sold or leased
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([oca period longer than one year) to a member of
the public or other ultimate user; and.
(b) A Certificate of Occupancy has been
issued for a building on the lot. and the fees set
forth under Section 4 of this Agreement have been
paid.
2.5 Amendment or Cancellation of Aareement. This
Agreement may be amended or cancelled in whole or in pact only by
written consent of all parties in the manner provided for in
Government Code Section 65868. This provision shall not limit
any remedy of COUNTY or OWNER as provided by this Agreement.
2.6 Termination. This Agreement shall be deemed
terminated and of no further effect upo~ the occurrence of
the following events:
any of
(a) Expiration of the stated term of this
Agreement as set forth in Section
(b) Entry of a final )udgment
voiding or annulling the adoption of
approving this Agreement.
setting aside.
the ordinance
(c) The adoption of a referendum measure
overriding or repealing the ordinance approving this
Agreement.
(d) Completion of the Project in accordance with
the terms o~ this Agreement including issuance of all
required occupancy permits and acceptance by COUNTY or
applicable public agency of all required dedications.
Termination of this Agreement shall not constitute
termination of any other land use entitlements approved for the
Property. Upon the termination of this Agreement. no party shall
have any further right or obligation hereunder except with
respect to any obligation to have been performed prior to such
termination or with respect to any default in the performance of
the provisions of this Agreement which has occurred prior to such
termination or with respect to any obligations which are
specifically ~et forth as surviving this Agreement. Upon such
termination. any public facilities and services mitigation fees
paid pursuant to Section 4.2 of this Agreement by OWNER to COUNTY
for residential units on which construction has not yet begun
· shall be refunded to OWNER by COUNTY.
2.7 Notices.
(a) As used in this Agreement. "notice" includes.
but is not limited to. the communication of notice.
request. demand. approval. statement. report. acceptance.
consent. waiver. appointment or other communication
required or permitted hereunder.
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~ime,
(b) All notices shall be in writing and shall be
considered given either: (i) when delivered in person to
the recipient named below: or (ii) on the date of
delivery shown on the return receipt. after deposit in
the United States mail in a sealed envelope as either
registered or certified mail with return receipt
requested. and postage and postal charges prepaid. and
addressed to the recipient named below: or (iii) on the
date of delivery shown in the records of the telegraph
company after transmission by telegraph to the recipient
named below. All notices shall be addressed as follows:
If to COUNTY:
Clerk of the Board of Supervisors
County of Riverside
4080 Lemon St.. 14th Floor
Riverside. CA 92501
with copies to:
County Administrative Officer
County of Riverside
4080 Lemon St.. 12th Floor
Riverside. CA 92501
and
Director
Planning Department
County of Riverside
4080 Lemon St.. 9th Floor
Riverside. CA 92501
County Counsel
County of Riverside
3535 Tenth St., Suite 300
Riverside. CA 92501
If to OWNER:
Davidson Communities
12520 High Bluff Drive
Suite 300
San Diego. CA. 92130
with a copy
Dennis D. O'Neil. Esq.
Perils. Tester. Kcuse & Krinsky
18881 Von Karman. 16th. Floor
Irvine. CA. 92715
(c) Either party may. by notice given at any
require subsequent notices to be given to another person or
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entity. whether a party or an officer or representative of a
party. or to a different address. or both. Notices g{ven before
actual receipt of notice of change shall not be invalidated by
the change.
3. DEVELOPMENT OF THE PROPERTY.
3.1 RiUhts to Develop. Subject to the terms of this
Agreement including the Reservations of Authority. OWNER shall
have a vested right to develop the Property in accordance with.
and to the extent of. the Development Plan. The Project shall
remain subject to all Subsequent Development Approvals required
to complete the Project as contemplated by the Development Plan.
Except as otherwise provided in this Agreement. the permitted
uses of the Property. the density and intensity of use. the
maximum height and size of proposed buildings. and provisions for
reservation and dedication of land for public purposes shall be
those set forth in the Development Plan.
3.2 Effect of Aareement on Land Use Reaulations.
Except as otherwise provided under the terms of this Agreement
including the Reservations of Authority. the rules. regulations-
and official policies governing permitted uses of the Property.
the density and intensity of use of the Property. the maximum
height and size of proposed buildings. and the design.
improvement and construction standards and specifications
applicable to development of the Property shall be the Existing
Land Use Regulations. In connection with any Subsequent
Development Approval. COUNTY shall exercise its discretion in
accordance with the Development Plan. and as provided by this
Agreement including. but not limited to. the Reservations of
Authority. COUNTY shall accept for processing. review and action
all applications for Subsequent Development Approvals. and such
applications shall be processed in the normal manner for
processing such matters.
3.3 'Timing of Development. The parties acknowledge
that OWNER cannot at this time predict when or the rate at which
phases of the Property will be developed. Such decisions depend
upon numerous factors which are not within the control of OWNER.
such as market orientation and demand. interest rates.
absorption. cempletion and other similar factors. Since the
California Supreme Court held in Pardee Construction Co. v. City
of Camarillo (1984) 37 Cal.3d 465. that the failure of the
parties therein to provide for the timing of.development resulted
in a later adopted initiative restricting the timing of
development to prevail over such parties' agreement. it is the
parties' intent to cure that deficiency by acknowledging and
providing that OWNER shall have the right to develop the Property
in such order and at such rate and at such times as OWNER deems
appropriate Within the exercise of its subjective business
judgment. subject only to any timing or phasing requirements set
forth in the Development Plan or the Phasing Plan set forthin
Section 3.4.
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3.4 Phasina Plan. Development of the Property shall be
subject to all timing and phasing requirements established by the
Development Plan.
3.5 Chan~es and Amendments. The parties acknowledge
that refinement and further development of the Project will
require Subsequent Development Approvals and may demonstrate that
changes are appropriate and mutually desirable in the Existing
DeVelopment Approvals. In the event OWNER finds thata change in
the Existing Development Approvals is necessary or appropriate.
OWNER shall apply for a Subsequent Development Approval to
effectuate such change and COUNTY shall process and act on such
application in accordance with the Existing Land Use Regulations.
except as otherwise provided by this Agreement including the
Reservations of Authority. If approved, any such change in the
Existing Development Approvals shall be incorporated herein as an
addendum to Exhibit "C", and may be further changed from time to
time as provided in this Section. Unless otherwise required by
law, as determined in COUNTY's reasonable discretion, a change to
the Existing Development Approvals shall be deemed "minor" and
not require an amendment to this Agreement provided such change
does not:
(a) Alter the permitted uses of the Property as a
whole; or,
(b) Increase the density Or intensity of use of
the Property as a whole; or,
(c) Increase the maximum height and size of
permitted buildings; or,
(d) Delete a requirement for the reservation or
dedication of land for public purposes within the
Property as a whole;
(e) Constitute a project requiring a subsequent or
supplemental environmental impact report pursuant to
Section 21166 of the Public Resources Code.
3.6 Reservations of Authority.
3.6.1 Limitations, Reservations and
Exceptions. Notwithstanding any other provision of this
Agreement, the following Subsequent Land Use Regulations
shall apply to the development of the Property.
(a) Processing fees and charges of every kind
and nature imposed by COUNTY to cover the estimated
actual costs to COUNTY of processing applications
for Development Approvals or for monitoring
compliance with any Development Approvals granted
or issued.
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(b) Procedural regulations relating to
hearing bodies, petitions, applications, notices.
findings, records, hearings, reports,
recommendations, appeals and any other matter of
procedure.
(c) Regulations governing construction
standards and specifications including, without
limitation, the County's Building Code, Plumbing
Code, Mechanical Code, Electrical Code. Fire Code
and Grading Code.
(d) Regulations imposing Development
Exactions; provided, however, that no such
subsequently adopted Development Exaction shall be
applicable to development of the Property unless
such Development Exaction is applied uniformly to
development, either throughout the COUNTY or within
a defined area of benefit which includes the
Property. No such subsequently adopted Development
Exaction shall apply if its application to the
Property would physically prevent development of
the Property for the uses and to the density or
intensity of development set forth in the
Development Plan. In the event any such
subsequently adopted Development Exaction fulfills
the same purposes, in whole or in part, as the fees
set forth in Section 4 of this Agreement, COUNTY
shall allow a credit against such subsequently
adopted Development Exaction for the fees paid
under Section 4 of this Agreement to the extent
such fees fulfill the same purposes.
(e) Regulations which may be in conflict with
the Development Plan but which are reasonably
necessary to protect the public health and safety.
To the extent possible, any such regulations shall
be applied and construed so as to provide OWNER
with the rights and assurances provided under this
Agreement.
(r) Regulations which are not in conflict
~with the Development Plan. Any regulation, whether
adopted by initiative or otherwise, limiting the
rate or timing of development of the Property shall
be deemed to conflict with the Development Plan and
shall therefore not be applicable to the
development of the Property.
(g) Regulations which are in conflict with
the Development Plan provided OWNER has given
written consent to the application of such
regulations to development of the Property.
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3.6.2 SubseQuent Development AODrovals. This
Agreement shall not prevent COUNTy, in acting on
Subsequent Development Approvals. from applying
Subsequent Land Use Regulations which do not conflict
with the Development Plan. nor shall this Agreement
prevent COUNTY from denying or conditionally approving
any Shbsequent Development Approval on the basis of the
Existing Land Use Regulations or any Subsequent ~and Use
Regulation not in conflict with the Development Plan.
3.6.3 Modification or Suspension by State or
Federal Law. In the event that State or Federal laws or
regulations. enacted after the Effective Date of this
Agreement. prevent or preclude compliance with one or
more of the provisions of this Agreement. such provisions
of this Agreement shall be modified or suspended as may
be necessary to comply with such State or Federal laws or
regulations, provided, however, that this Agreement shall
remai~ in full force and effect to the extent it is not
inconsistent with such laws or regulations and to the
extent such laws or regulations do not render such
remaining provisions impractical to enforce.
3.6.4 Intent. The parties acknowledge and
agree that COUNTY is restricted in its authority to limit
its police power by contract and that the foregoing
limitations.. reservations and exceptions are intended to
reserve to COUNTY all of its police power which cannot be
so limited. This Agreement shall be construed. contrary
to 'its stated terms if necessary, to reserve to COUNTY
all such power and authority which cannot be restricted
by contract.
3.7 Public Works. If OWNER is required by this
Agreement to construct any public works facilities which will be
dedicated to COUNTY or any other public agency upon completion.
and if required by applicable laws to do so, OWNER shall perform
such work. in the same manner and subject to the same requirements
as would be applicable to COUNTY or such other public agency
should it have undertaken such construction.'
3.8 Provision of Real Pronetry Interests by COUNTY. In
any instanceS}here OWNER is required to.construct any public
~mprovement on land not owned by OWNER. OWNER shall at its sole
cost and expense provide or cause to he provided. the real
property interests necessary for the construction of such public
improvements. In the event OWNER is unable. after exercising
reasonable efforts. including, but not limited to, the rights
under Sections 1001 and 1002 of the Civil Code. to acquire the
real property interests necessary for the construction of such
public improvements, and if so instructed by OWNER and upon
OWNER'S provision of adequate security for costs COUNTY may
reasonably incur. COUNTY shall negotiate the purchase of the
necessary real property interests to allow OWNER to construct the
public improvements as required by this Agreement and, if
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necessary, in accordance with the procedures established by law.
use its power of eminent domain to acquire such required real
property interests. OWNER shall pay all costs associated with
such acquisition or condemnation proceedings. This section 3.8
is not intended by the parties to impose upon the OWNER an
enforceable'd~ty to acquire land or construct any public
improvements on land not owned by OWNER, except to the extent
that the OWNER elects to proceed with the development of the
Pro)erE, and then only in accordance with valid conditions
imposed by the COUNTY upon the development of the Project under
the Subdivision Map Act or other legal authority.
3.9 Reaulation by Other Public A~encies. It is
acknowledged by the parties that other public agencies not within
the control of COUNTY possess authority to regulate aspects of
the development of the Property separately from or jointly with
COUNTY and this Agreement does not limit the authority of such
other public agencies. For example, pursuant to Government Code
Section 66477 and Section 10.3S of Riverside County Ordinance No.
460, another local public agency may provide local park and
recreation services and facilities and in that event, it is
permitted, and therefore shall be permitted by the parties, to
participate )ointly with COUNTY to determine the location of land
to be dedicated or in lieu fees to be paid for local park
purposes, provided that COUNTY shall exercise its authority
sub)err to the terms of this Agreement.
3.10 Tentative Tract MaD Extension. Notwithstanding the
provisions of Section 66452.6 Of the Government Code, no
tentative subdivision map or tentative parcel map, heretofore or
hereafter approved in connection with development of the
Property, shall begranted an extension of time except in
accordance With the Existing Land Use Regulations.
3.11 Vestin~ Tentative Maps. If any tentative or final
subdivision map, or tentative or final parcel map, heretofore or
hereafter approved in connection with development of the
Property, is a vesting map under the Subdivision Map Act
(Government Code Section 66410, e_!t seq.) and Riverside County
Ordinance No. 460 and if this Agreement is determined by a final
judgment to be invalid or unenforceable insolaf as it grants a
vested right ~o develop to OWNER, then and to that extent the
rights and protections afforded OWNER under the laws and
ordinances applicable to vesting maps shall supersede the
provisions of this Agreement. Except as set forth immediately
above, development of the Property shall occur only as provided
in this Agreement, and the provisions in this Agreement shall be
controlling over any conflicting provision of law or ordinance
concerning vesting maps.
4. PUBLIC BENEFITS.
4.1 Intent. The parties acknowledge and agree that
development of the Property will result in substantial public
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needs which will not be fully met by the Development Plan and
further acknowledge and agree that this Agreement confers
substantial private benefits on OWNER which should be balanced by
commensurate public benefits. Accordingly. the parties intend to
provide consideration to the public to balance the private
benefits conferred on OWNER by providing more fully for the
satisfaction ~f the public needs resulting from the Pro)err.
4.2 Public Facilities and Services Mitiaation Fee.
4.2.1 Amount and Components of Fee. OWNER
shall pay to COUNTY a public facilities and services
mitigation fee in the total amount of $4277.00 for each
residentialunit Constructed on the Property. which fee
shall be comprised of the following components:
(a) Public Facilities Fee
$1891 per Residential
Unit
(b) Regional Parkland Fee
$350.00 per
Residential Unit with
250.00 allocated for
recreational trails'
(c)
Habitat Conservation
and Open Space Land
Bank Fee
S260.00 per
Residential Unit
(d)
Public Services
Offset Fee
$1776.00 per
Residential Unit
The amount of the public facilities and services
mitigation fee shall be adjusted annually as provided
Subsection 4.2.4.
in
4.2.2 Time of Payment. The fees required
pursuant to Subsection 4.2.1 shall be paid to COUNTY
prior to the issuance of building permits for each
residential unit. No fees shall be payable for building
permits issued prior to the Effective Date of this
Agreement. but the fees required pursuant to Subsection
4.2.1 shall be paid prior to the re-issuance or extension
of any building permit for a residential unit for which
such fees have not previously been paid.
4.2.3 Reduction for Low-OccupancY Residential
Units. The fees required pursuant. to Subsection 4.2.1
shall be reduced by 33.31percent for low-occupancy
residential units. For the purposes of this Subsection.
low-occupancy residential units shall be limited to the
following:
(a) One bedroom and studio apartments
rooms, dens. and any similar room shall be
considered to be bedrooms):
Cfamily
(b) Mobilehomes:
(c) Residential units in developments that
are legally restricted to occupancy by senior
citizens pursuant to Riverside County Ordinance No.
348 Or state law.
4.2.4 Annual Fee Adjustment. The fees required
pursuant to Subsection 4.2.1 shall beadjusted annually
during the term of this Agreement on the anniversary of
the Effective Date in accordance with the changes in the
Consumer Price Index for All Urban Consumers in the Los
Angeles-Anaheim-Riverside Area (bereinafter CPI)
published monthly by the U.S. Bureau of Labor
Statistics. The annual adjustment shall be calculated in
the following manner:
(a) Divide the CPI for month and Fear of the
Effective Date into the CPI for the month
immediately preceding the anniversary in which said
fees are to be adjusted.
(b) Multiply the quotient obtained by the
calculation in Paragraph (a) above times said fees.
(c) The result of the multiplication obtained
in Paragraph (b) above shall constitute the fees
payable during the succeeding year.
If the CPI specified herein iS discontinued or revised
during the term of this Agreement. such ocher government
index or computation wi~h which i~ is replaced shall be
used in order Co obtain substantially the same result as
would have been.obtained if the CPI had non been
discontinued.
In no event shall the fees be less Chat the fees set
forth'in Subsection 4.2.1.
4.2.5 Credits. OWNER shall be entitled to
credit against the fees required pursuant to Subsection
4.2.1 for Che dedication of land. the consCruction of
improaxemenCs or the payment of fees as specifically set
forth in Exhibit "E".
To Che extent that Subsection 4.2.4 results in an
increase in the fees payable pursuant Co 4.2.1(a)# then
the credit provided in this Subsection for Public
Facilities as specified in Exhibit "E" shall be likewise
increased by the same percentage. No increase in the
credits see forth in Exhibit "E" shall be allowed for any
item which is not specifically identified as a Public
Facility Credit on Exhibit "E".
4.3 Continuation of Fees. Should all or any portion of
Property become part of a city or another county. the fees
payable pursuant Co Section 4.2 shall remain and still be payable
to COUNTY on the following basis:
(a) Fees under 4.2.1(a) shall be payable at the
rate o[ five and three tenths percent (5.3%) thereof to
COUNTY and the remainder to such city or other county.
(b) Fees payable under Subsections 4.2.1(b) and
(c) shall be fully payable to COUNTY.
(c) Fees under Subsection4.2.1(d) shall be
payable at the rate of one-third (1/3) thereof to such
city or other county and the remainder to COUNTY.
5. FINANCING OF PUBLIC IMPROVEMENT$.
If deemed appropriate. COUNTY and OWNER will cooperate
the formation of any special assessment district. community
facilities district or alternate financing mechanism to pay for
the construction and/or maintenance and operation of public
infrastructure facilities required as part of the Development
Plan. COUNTY also agrees that. to the extent any such district
or other financing entity is formed and sells bonds in order to
finance such reimbursements. OWNER may be reimbursed to the
extent that OWNER spends funds or dedicates l~nd for the
establishment of public facilities. Notwithstanding the
foregoing. it is acknowledged and agreed by the parties that
nothing contained in this Agreement shall be construed as
requiring COUNTY or the COUNTY Board of Supervisors to form any
such district or to issue and sell bonds.
REVIEW FOR COMPLIANCE.
6.1 Periodic Review. The Planning Director shall
review this Agreement annually. on or before the anniversary of
the Effective Date. in order to ascertain the good faith
compliance by OWNER with the terms of the Agreement. OWNER shall
submit an Annual Monitoring Report. in a form acceptable to the
Planning Director. within 30 days after written notice from the
Planning Director. The Annual Monitoring Report shall be
accompanied by an annual review and administration fee sufficient
to defray the estimated costs of review and administration of the
Agreement during the succeeding year. The amount of the annual
review and administration fee shall be set annually by resolution
of the Board of Supervisors.
6.2 Special Review. The Board of Supervisors may order
a special review of compliance with this Agreement at any time.
The Planning Director shall conduct such special reviews.
6.3 Procedure.
(a) During either a periodic review or a special
review. OWNER shall be required to demonstrate good faith
compliance with the terms of the Agreement. The burden
of proof on this issue shall be on OWNER.
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(b) Upon completion of a periodic review or a
special review, the Planning Director shall submit a
report to the Board of Supervisors setting forth the
evidence concerning good faith compliance by OWNER with
the terms of this Agreement and his recommended finding
on that issue.
(c) If the Board finds on the basis of substantial
evidence that OWNER has complied in good faith with the
terms and conditions of this Agreement, the review shall
be concluded.
(d) If the Board makes a preliminary finding that
OWNER has not complied in good faith with the terms and
conditions of this Agreement, the Board may modify or
terminate this Agreement as provided in Section 6.4 and
Section 6.5. Notice of default as provided under Section
8.4 of this Agreement shall be given to OWNER prior to or
concurrent with, proceedings under Section 6.4 and
Section 6.5.
6.4 Proceedinns Upon Modification or Termination. If.
upon a finding under Section 6.3. COUNTY determines to proceed '
with modification or termination of this Agreement. COUNTY shall
give written notice to OWNER of its intention so to do. The
notice shall be given at least ten calendar days prior to the
scheduled hearing and shall contain:
(a) The time and place of the hearing:
(b) A statement as to whether or not COUNTY
proposes to terminate or to modify the Agreement: and,
(c) Such other information as is reasonably
necessary to inform OWNER of the nature of the proceeding.
6.5 . Hearino on Modification or Termination. At the
time and place set for the hearing on modification or
termination. OWNER shall begiven an opportunity to be heard.
OWNER shall be required to demonstrate good faith compliance wit~
the terms and conditions of this Agreement. The burden of proof
on this issue shall be on OWNER. If the Board of Supervisors
· ba ~
finds sed upon substantial evidence. that OWNER has not
complied in good faith with the terms or conditions of the
Agreement. the Board may terminate this Agreement or modify this
Agreement and impose such conditions as are reasonably necessary
to protect the interests of the County. The decision of the
Board of Supervisors shall be final. subject only to judicial
review pursuant to Section 1094.5 of the Code of Civil Procedure.
6.6 Certificate of Aareement Compliance. If. at the
conclusion of a Periodic or Special Review. OWNER is found to be
in compliance with this Agreement. COUNTY shall. upon request by
OWNER, issue a Certificate of Agreement Compliance
("Certificate") to OWNER stating that after the most recent
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Periodic or Special Review and based upon the information known
or made Known to the Planning Director and Board of Supervisors
that (1) this Agreement remains in effect and (2) OWNER is not in
default. The Certificate shall be in recordable form, shall
contain information necessary to communicate constructive record
notice of the. finding of compliance, shall state whether the
Certificate is issued after a Periodic or Special Review and
shall state the anticipated date of commencement of the next
Periodic Review. OWNER may record the Certificate with the
County Recorder.
Whether or not the Certificate is relied upon by
assignees or other transferees or OWNER, COUNTY shall not be
bound by a Certificate if a default existed at the time of the
Periodic or Special Review, but was concealed from or otherwise
not known to the Planning Director or Board of Supervisors.
7. INCORPORATION AND ANNEXATION.
7.1 Intent. If all or any portion of the Property is
annexed to or otherwise becomes a part of a city or another
county, it is the intent of the parties that this Agreement shail
survive and be binding upon such other jurisdiction.
7.2 Incorporation. If at any time during the term of
this Agreement, a city is incorporated comprising all or any
portion of the Property, the validity and effect of this
Agreement shall be governed by Section 65865.3 of the Government
Code.
7.3 Annexation.. OWNER and COUNTY shall oppose, in
accordance with the procedures provided by law, the annexation to
any city of all or any portion of the Property unless both OWNER
and COUNTY give written consent to such annexation.
8. DEFAULT AND REMEDIES.
8.1 Remedies in General. It is acknowledged by the-.
parties that COUNTY would not have entered into this Agreement
it were to b~liable in damages under this Agreement, or with
respect to this Agreement or the application thereof.
In general, each of the parties hereto may pursue
any remedy at law or equity available for the breach of any
provision of this Agreement, except that COUNTY shall not be
liable in damages to OWNER, or to any successor in interest of
OWNER, or to any other person, and OWNER covenants not to sue for
damages or claim any damages:
(a) For any breach of this Agreement or for any
cause of action which arises out of this Agreement: or
-19-
(b) For the taking. impairment or restriction of
any right or interest conveyed or provided under or
pursuant to this Agreement: or
(c) Arising out of or connected with any dispute.
controversy or issue regarding the application or
interpretation or effect of the provisions of this
Agreement.
8.2 Specific Performance. The parties acknowledge that
money damages and remedies at law generally are inadequate and
specific performance and other non-monetary relief are
particularly appropriate remedies for the enforcement of this
Agreement and should be available to all parties for the
following reasons:
(a) Money damages are unavailable against COUNTY
as provided in Section 8.1 above.
(b) Due to the size. nature and scope of the
project. it may not be practical or possible to restore
the Property to its natural condition once implementation
of this Agreement has begun. After such implementation.
OWNER may be foreclosed from other choices it may have
had to utilize the Property or portions thereof. OWNER
has invested significant time and resources and performed
extensive planning and processing of the Project in
agreeing to the terms of this Agreement and will be
investing even more significant time and resources in
implementing the Project in reliance upon the terms of
this Agreement. and it is not possible to determine the
sum of money which would'adequately compensate OWNER for
such efforts.
8.3 Release. Except for nondamage remedies. including
the remedy of specific performance and judicial review as
provided for in Section 6.5. OWNER. for itself. its successors
and assignees. hereby releases the COUNTY. its officers. agents
and employees from any and all claims. demands. actions. or suits
of any kind or nature arising out of any liability. known or
unknown. present or future. including. but not limited to. any
claim or liability. based or asserted. pursuant to Article I.
Section 19 of the California Constitution. the Fifth Amendment of
the United States Constitution. or any other law or ordinance
which seeks to impose any other liability or damage. whatsoever.
upon the COUNTY because it entered into this Agreement or because
of the terms of this Agreement.
8.4 Termination or Modification of AGreement for
Default of OWNER. SubSect to the provisions contained in
Subsection 6.5 herein. COUNTY may terminate or modify this
Agreement for any failure of OWNER to perform any material duty
or obligation of OWNER under this Agreement. or to comply in good
faith with the terms of this Agreement (hereinafter referred to
as "default"): provided, however. COUNTY may terminate or modify
-20-
this Agreement pursuant to this Section only after providing
written notice to OWNER of default setting forth the nature of
the default and the actions. if any, required by OWNER to cure
such default and, where the default can be cured. OWNER has
failed to take such actions and cure such default within 60 days
after the effective date of such notice or, in the event than
such default cannot be cured within such 60 day period but can be
cured within a longer time, has failed to commence the actions
necessary to cure such default within such 60 day period and to
diligently proceed to complete such actions and cure such default.
8.5 Termination of Aareement for Default of COUNTY.
OWNER may terminate this Agreement only in the event of a default
by COUNTY in the performance of a material term of this Agreement
and only after providing written notice to COUNTY of default
setting forth the nature of the default and the actions. if any.
required by COUNTY to cure such default and. where the default
can be cured. COUNTY has failed to take such actions and cure
such default within 60 days after the effective date of such
notice or. in the event that such default cannot be cured within
such 60 day period but can be cured within a longer time, has
failed to commence the actions necessary to cure such default
within such 60 day period and to diligently proceed to complete
such actions and cure such default.
9. THIRD PARTY LITIGATION.
9.1 General Plan Litiaation. COUNTY has determined
that this Agreement is consistent with its Comprehensive General
Plan. herein called General Plan, and that the General Plan meets
all requirements of law. 'OWNER has reviewed the General Plan and
concurs with COUNTY's determination. The parties acknowledge
that:
(a) Litigation is now pending challenging the
legality. validity and adequacy of certain provisions of
the General Plan: and,
(b) In the future there may .he other similar -
challenges to the General Plan; and,
(c) If successful, such challenges could delay or
prevent the performance of this Agreement and the
development of the Property.
COUNTY shall have no liability in damages under
this Agreement for any failure of COUNTY to perform under this
Agreement or the inability of OWNER to develop the Property as
contemplated by the Development Plan of this Agreement as the
result of a judicial determination that on the Effective Date. or
at any time thereafter, the General Plan, or portions thereof,
are invalid or inadequate or not in compliance with law.
-21-
9.2 Third Party Litiaation Concerning Aareement. OWNER
shall defend. at its expense. including attorneys, fees.
indemnify. and hold harmless COUNTY. its agents. officers and
employees from any claim. action or proceeding against COUNTY.
its agents. officers. or employees to attac~. set aside. void. or
annul the approval of this Agreement or the approval of any
permit granted pursuant to this Agreement. COUNTY shall promptly
notify OWNER of any such claim. action oc proceeding. and COUNTY
shall cooperate in the defense. If COUNTY fails to promptly
notify OWNER of any such claim. action or proceeding. or if
COUNTY fails to cooperate in the defense. OWNER shall not
thereafter be responsible to defend. indemnify. or hold harmless
COUNTY. COUNTY may in its discretion participate in the defense
of any such claim. action or proceeding.
9.3 Indemnity. In addition to the provisions of 9.2
above. OWNER shall indemnify and hold COUNTY. its officers.
agents. e-ployees and independent contractors free and harmless
from any ~iability whatsoever. based or asserted upon any act or
omission of OWNER. its officers. ~gents. employees.
subcontractors and independent contractors. for property damage.
bodily injury. or death (OWNER's employees included) or any other
element of damage of any kind or nature. relating to or in any
way connected with or arising ~rom the activities contemplated
hereunder. including. but not limited to. the study. design.
engineering. construction. completion. failure and conveyance of
the public improvements. save and except claims for damages
arising through the sole active negligence or sole willful
misconduct of COUNTY. OWNER shall defend, at its expense.
including attorneys' fees. COUNTY. its officers. agents.
employees and independent contractors in any legal action based
upon such alleged acts or omissions. COUNTY may in its
discretion participate in the defense of any such legal action.
9.4 Environment Assurances. OWNER shall indemnify and
hold COUNTY. its officers. agents. and employees free and
harmless from'any liability. based or asserted. upon any act or
omission of OWNER. its officers. agents. employees.
subcontractors. predecessors in interest. successors. assigns and
independent contractors for any violation of any federal. state
or local law. ordinance or regulation relating to industrial
hygiene or tq, environmental conditions on. under or about the
Property. including. but not limited to. soil and groundwater
conditions. and OWNER shall defend. at its expense. including
attorneys' fees. COUNTY. its officers. agents and employees in
any action based or asserted upon any such alleged act or
omission. COUNTY may in its discretion participate in the
defense of any such action.
9.5 Reservation or Riahts. With respect to Sections
9.2.9.3 and 9.4 herein. COUNTY reserves the right to either (1)
approve the attorney(s) which OWNER selects. hires or otherwise
engages to defend COUNTY hereunder. which approval shall not be
unreasonably withheld. or (2) conduct ins own defense. provided.
however. that OWNER shall reimburse COUNTY forthwith for any and
all reasonable expenses incurred for such defense. including
attorneys' fees. upon billing and accounting therefor.
9.6
through 9.6,
Agreement.
Survival.
inclusive.
The provisions of this Sections 9.1
shall survive the termination of this
10.
MORTGAGEE PROTECTION.
The parties hereto agree that this Agreement shall not
prevent or limit OWNER, in any manner, at OWNER's sole
discretion. from encumbering the Property or any portion thereof
or any improvement thereon by any mortgage. deed of trust or
other security device securing financing with respect to the
Property. COUNTY acknowledges that the lenders providing such
financing may require certain Agreement interpretations and
modifications and agrees upon request. from time to time. to meet
with OWNER and representatives of such lenders to negotiate in
good faith any such request for interpretation or modification.
COUNTY will not unreasonably Withhold its consent to any such
requested interpretation or modification provided such
interpretation or modification is consistent with the intent and
purposes'of this Agreement. Any Mortgagee of the Property shall
be entitled to the following rights and.privileges:
(a) Neither entering into this Agreement nor a
breach of this Agreement shall defeat. render invalid.
diminish or impair the lien of any mortgage on the
Property made in good faith and for value. unless
otherwise required by law.
(b) The Mortgagee of any mortgage or deed of trust
encumbering the Property. or any part thereof. which
Mortgagee. has submitted a request in writing to the
COUNTY in the manner specified heroin for giving notices.
shall be entitled to receive written notification from
COUNTY of any default by .OWNER in the performance of
OWNER's obligations under this Agreement.
(c) If COUNTY timely receives a request from a
Mortgagee requesting a copy of any notice of default
give~'to OWNER under the terms of this Agreement. COUNTY
shall provide a copy of that notice to the Mortgagee
within ten (10) days of sending the notice of default to
OWNER. The Mortgagee shall have the right. but not the
obligation. to cure the default during the remaining cure
period allowed such party under this Agreement.
(d) Any Mortgagee who comes into possession of the
Property. or any part thereof. pursuant to foreclosure of
the mortgage or deed of trust. or deed in lieu of such
foreclosure. shall take the Property. or part thereof.
subject to the terms of this Agreement. Notwithstanding
any other provision of this Agreement to the contrary. no
-23-
Mortgagee shall have an obligation or duty under this
Agreement to perform any of OWNER'S obligations or other
affirmative covenants of OWNER hereunder, or co guarantee
such performance; provided, however, that Co the extent
that any covenant to be performed by OWNER is a condition
precedent to the performance of a covenant by COUNTY ,
the performance thereof shall continue to be a condition
precedent to COUNTY's performance hereunder, and further
provided that any sale, transfer or assignment by any
Mortgagee in possession shall be subject Co the
provisions of Section 2.4 of this Agreement.
11. MISCELLANEOUS PROVISIONS.
11.1 Recordation of AQreement. This Agreement and any
amendment or cancellation thereof shall be recorded with the
County Recorder by the Clerk of the Board Supervisors within the
period required by Section 65868.5 of the Government Code.
11.2 Entire A~reement. This Agreement sets forth and
contains the entire understanding and agreement of the parties,
and there are no oral or written representations, understandings
or ancillary covenants, undertakings or agreements which are non
contained or expressly referred to herein. No testimony or
evidence of any such representations, understandings or covenants
shall be admissible in any proceeding of any kind or nature Co
interpret or determine the terms or conditions of this Agreement.
11.3 Severability. If any term, provision, covenant or
condition of this Agreement shall be determined invalid, void or
unenforceable, the remainder of this Agreement shall not be
affected thereby to the extent such remaining provisions are not
rendered impractical to perform taking into consideration the
purposes of this Agreement. Notwithstanding the foregoing. the
provision of the Public Benefits set forth in Section 4 of this
Agreement, including the payment of the fees set forth therein,
are essential elements of this Agreement and COUNTY would not
have entered into this Agreement but for such provisions, and
therefore in the event such provisions are determined to be
invalid, void or unenforceable, this entire Agreement shall be
null and void and of no force and effect whatsoever.
11.4 Interpretation and Governinu Law. This Agreement
and any dispute arising hereunder shall be governed and
interpreted in accordance with the laws of the State of
California. This Agreement shall be construed as a whole
according to its fair language and common meaning to achieve the
objectives and purposes of the parties hereCo, and the rule of
construction to the effect that ambiguities are to be resolved
against the drafting party shall not be employed in interpreting
this Agreement, all parties having been represented by counsel in
the negotiation and preparation hereof.
-2¢-
11.5 Section Headinas. All section headings and
subheadinqs are inserted for convenience only and shall not
affect any construction or interpretation of this Agreement.
11.6 Sinaular and Plural. As used herein. the singular
of any word includes the plural.
11.7 Joint and Several Obliaations. If at any time
during the term of this Agreement the Property is owned, in whole
or in part. by more than one OWNER. all obligations of such
OWNERS under this Agreement shall be joint and several. and the
default of any such OWNER shall be the default of all such
OWNERS. Notwithstanding the foregoing. no OWNER of a single lot
· which has been finally subdivided and sold to such OWNER as a
member of the general public or otherwise as an ultimate user
shall have any obligation under this Agreement except as provided
under Section 4 hereof.
11.8 Time of Essence. Time is of the essence in the
performanc.e of the provisions of this Agreement as to which time
is an element.
11.9 Waiver[ Failure by a party to insist u~on the
strict performance of any of the provisions of this Agreement by
the other party. or the failure by a party to exercise its rights
upon the default of the other party. shall not constitute a
waiver of such party's right to insist and demand strict
compliance by the other party with the terms of this Agreement
thereafter.
11.10 No Third Party Beneficiaries. This Agreement is
made and entered into for the sole protection and benefit of the
parties and their successors and assigns. No other person shall
have any right of action based upon any provision of this
Agreement.
11.11 Force Ma%eure. Neither party shall be deemed to
be in default where failure or delay in performance of any of its
obligations under this Agreement is caused by floods.
earthquakes. other Acts of God. fires. wars. riots or similar
hostilities. strikes and other labor difficulties beyond the
party's contr,~l. (including the party's employment force).
government regulations. court actions (such as restraining orders
or injunctions). or other causes beyond the party's control.
any such events shall occur. the term of this Agreement and the
time for performance by either party of any of its obligations
hereunder may be extended by the written agreement of the parties
for the period of time that such events prevented such
performance. provided that the term of this Agreement shall not
be extended under any circumstances for more than five (S) years.
11.12 Mutual Covenants. The covenants contained herein
are mutual covenants and also constitute conditions to the
concurrent or subsequent performance by the party bensifted
thereby of the covenants to be performed hereunder by such
bonefired party.
11.13 Successors in Interest. The burdens of this
Agreement shall be binding upon, and the benefits of this
Agreement shall inure to, all successors in interest to the
parties to this Agreement. All provisions of this Agreement
shall be enforceable as equitable servitudes and constitute
covenants running with the land. Each covenant to do or refrain
[:om doing some act hereunder with regard to development of the
Property: (a) is for the benefit of and is a burden upon every
portion of the Property; (b) runs with the Property and each
portion thereof; and, (c) is binding upon each party and each
successor in interest during ownership of the Property or any
portion thereof.
11.14 Counterparts. This Agreement may be executed by
the parties in counterparts, which counterparts shall be
construed together and have the same effect as if all of the
parties had executed the same instrument.
11.15 Jurisdiction and Venue. Any action at law or in
equity arising under this Agreement or brought by an party hereto
for the purpose of enforcing, construing or determining the
validity of any provision of this Agreement shall be filed and
tried in the Superior Court of the County of Riverside, State of
California. and the parties hereto waive all provisions of law
providing for the filing, removal or change of venue to any other
COUrt.
11.16 Pro~ect as a Private Undertakino. It is
specifically understood and agreed by and between the parties
hereto that the development of the Project is a private
development, that neither party is acting as the agent of the
other in any respect hereunder, and that each party is an
independent contracting entity with respect to the terms,
covenants and conditions contained in this Agreement. No
partnership, joint venture or other association of any kind is
formed by this Agreement. The only relationship between COUNTY
and OWNER is that of a government entity regulating the
development of private property and the owner of such property.
11.17 Further Actions and Instruments. Each of the
parties shall cooperate with and provide reasonable assistance to
the other to the extent contemplated hereunder in the performance
of all obligations under this Agreement and the satisfaction of
the conditions of this Agreement. Upon the request of either
party at any time, the other party shall promptly execute, with
acknowledgement or affidavit if reasonably required, and file or
record such required instruments and writings and take any
actions as may be reasonably necessary under the terms of this
Agreement to carry out the intent and to fulfill the provisions
of this Agreement or to evidence or consummate the transactions
contemplated by this Agreement.
11.18 Eminent Domain. No provision of this Agreement
shall be construed to limit or restrict the exercise by COUNTY of
its power of eminent domain.
11.19 AGent for Service of Process. In the event OWNER
is not a resident of the State of California or it is an
association, partnership or joint venture without a member,
partner or joint venturer resident of the State of California. or
it is a foreign corporation. then in any such event, OWNER snail
file with the Planning Director, upon its execution of this
Agreement, a ~esignation of a natural person residing in the
State of California, giving his or her name. residence and
business addresses, as its agent for the purpose of service of
process in any court action arising out of or based upon this
Agreement. and the delivery to such agent of a copy of any
process in any such action shall constitute valid service upon
OWNER. If for any reason service of such process upon such agent
is not feasible. then in such event OWNER may be personally
served with such process out of this County and such service
shall constitute valid service upon OWNER. OWNER is amenable to
the process so served. submits to the jurisdiction of the Court
so obtained and waives any and all objections and protests
thereto.
11.20 Authority to Execute. The person or persons
executing this Agreement on behalf of OWNER warrants and
represents that he/they have the authority to execute this
Agreement on behalf of his/their corporation. partnership or
business entity and warrants and represents that he/they has/have
the authority to bind OWNER to the performance of its obligations
hereunder.
IN WITNESS WHEREOF. the parties hereto have executed this
Agreement on the day and year set forth below.
3B07LIT
9-23-88
ATTEST:
GERALD A. MALONEY
(SEAL)
COUN OF~ RIVERBID '
rman BO lsors
-27-
OCT 4 ~l
OWNER:
Darted:
Dated:
DAV BAR I. a California General
Its:
By: '.7 - / ,//' - _ -"/, ....
ItS: "' "'
(ALL SIGNATURES SHALL BE ACKNOWLEDGED BEFORE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
-28-
COl NTY OF San Diego ~'
n. October 12, 1988
-..,..,at, ,I Davidson Communities. Inc..
_ _D_A___V BAR I . t|,e parmt. r4, ip
Eliza~ J~
Willi:qm A. D.qv{d{:nn known m me t, he the
COUNTYOF San Dielo
on Oc=ober 19, 1988
said State, ;ersonally appeared
Joseph E. Tracy an,~
Tncorpora=ed
known to me to be one ot the Pafiners of DAV BAR T,
a California General Partnership
OFFICIAL SEAL
PATRICIA L. BEVIL
Notan/Pu~ic-Calilomia
SAN DIEGO COUNTY
My Cornre. Exo. Mar. 31,199
(This area tor official notllr/I IIIB
Da ~ed:
./
STATE OF CALIFORNIA , } ?~
On this the I~L'L~L. day Of
Notar'/Puj~c in and for said ,~COunty. and State. personally apesred "
to me or proved to me on th~ ioa,~s of salisfactory ev~lence to ioe me
person -- whose name |~ subscribedtothewithininstrument
> and acknowledged that h ~-- exec~ed ~qe same.
~--
~, ~ ~gnmure of
._~
o
19~;-1 , before me the unders;gned. a
FOR NOTARY SEAL OR STAMP
(ALL SIGNATURES SHALL BE ACKNOWLEDGED BEFORE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
-29-
POWER OF ATTORNEY
KNOW ALL ~EN BY THESE PRESENTS:
THAT JUNE R. TULL has made, constituted, and appointed, and
by these presents does make, constitute, and appoint LEO E.
RORIPAUGH, of Temecula, California, her true and lawful attorney
for her and in her name, place, and stead, and for her use and
benefit in all matters pertaining to any interest she may have in
and to any and all real property located in Riverside County,
State of California.
GIVING AND GRANTING unto LEO E. RORIPAUGH, full power and
authority to do and perform all and every act and thing.
whatsoever requisite and necessary. to be done in and about the
premises, as fully to all intents and purposes as she might or
could do if personally present, and hereby ratifying and
confirming all that her said attorney, LEO R. RORIPAUGH, shall
lawfully do or cause to be done by virtue of these presents as
above stated.
IN WITNESS WHEREOF, I have hereunto set my hand and seal the
/4/ day'of octo r, gSS.
STATE OF ALASKA )
) ss.
TNIRD JD~DICIAL DISTRICT
THIS IS TO CERTIFY that on the /~day of October, 1988.
before me, the undersigned Notary PUblic, in and for Alaska, duly
coE~issioned and sworn as such, personally appeared JUNE R. TULL,
who is known to ma and to me known to be the individual nned in
and who executed the above and foregoing Power of Attorney, and
she acknowledged to me the execution thereof as her free and
voluntary act and deed for the uses and purposes therein set
forth.
IN WITNESS WHEREOF, I have hereunto set n~ hand and affixed
my notarial seal the day and year in this certificate first above
written.
Dated: ' -.,,
JUNE RORIPAUGH TULL
STATE OF CALIFORNIA
~, .,~L,:.~,._ S.S.
COUNTY OF , ·
me und~signM, a ~
L<- ;.,'.. "..' ._'
subscn~ to ~ ~in ~
andack~wl~mf
]/~' /~- i
s,~..,.,. "'-,,.'.,.', r _-'.~
FOR NOTARY SEA~ OR STAMP
(ALL SIGNAUTRES SHALL BE ACKNOWLEDGED BEFORE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
-30-
Dated:
Dated:
=MARIAN E. RO~IPAUGH 7
Trustees of the Leo E. Roripi
and Marian E. Roripaugh 1975 Trust
'~9S~ , befoe me the uf~ers,gne~l. a
FOR NOTARY SEAL OR STAMP
(ALL SIGNATURES SHALL BE ACKNOWLEDGED BEFORE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
-31-
Dated:
Dated:
Ic -Ic/
,/E'-/L/
,j
19 ~'~ . I~ef~-e me ~e un~efsign~l, a
FOR NOTARY SEAL OR STAMP
(ALL SIGNATURES SHALL BE ACKNOWLEDGED BEFOEE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
-32-
Dated:
Dated:
'/~R lJ!N E. ROR I PAUGH "., ,~
STATE OF CALIFORNIA . }
On this the I q ~'~ day of
Nom~ Pu~ic in a~ ~r ~ ~unW ~ S~e, ~
~o me or proved to m on ~ am of ~m ~
pe~ .~ w~oH name ~ ~ r~uo~ to ~ e~n
19 ~ , beforeroe the underSigned. a
FOR NOTARY SEAL OR STAMP
(ALL SIGNATURES SKIALL BE ACKNOWLEDGED BEFORE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
'OFFICERS.)
-33-
BAR-DAV. a Cali[ornia Partnership
Dated:
Dated:
By:
Its:
Its:
-T~TE OF C ~[_IFORNIA
COt NTY OF San DieSo
,, October 12, 1988
Pre~i.l.nL and n/a
-.,.~..ry ,,~ Davidson Cobunities. Inc.
_'_j~AR-DAV ______ . the plrlner,hip
,izabet~ Speer '
Name ITyped or Primeda
befnre me. the under.igned. a Nntary Public in and for
William A. Davidson k.o.. to me to be the
COUNTY OF San DieSo
On October 19, 1988
sasd State. ~onally apesred
Joseph E. Tracy and
Incorporated
known tO me tO be one of the partnem Of DAV RAR
a California General Partnership
WITNESS my hind and o~ic~l le?l. ./?
PATRICIA L. 8EVIL
Notary Pu~ic-Callfomi99~
SAN DIEGO COUNTY
My Cornre. Esp. Mar. 31, 't
(ALL SIGNATURES SHALL BE ACKNOWLEDGED BEFORE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
-34-
Dated: ,"" ' - /
DAV-BAR II. a California General
Partnership
Its:
Dated: ,'c/;r,/,~ By:
· ItS:
~TATE OF C%I.IFORN'I%
~S.
COL NTY OF San Diego
On October 12. 1988 bef,,re me. ti~e underslgned. a Nola~ Publle in and
~uid Staee. per, naH~ appeared Willi~ A. Davidson kaown m me In ~ ehe
DAV-BAR II · pann,r~hip
Ihat -,ch parmer~hi ~xeculed die same.. [U~B~H J.
~ ~ped or
said $tate, ~rso~ally aD~afe~ ~ose~h E. T~ac~ a~ · * * ~n.l~ k~n to me (or ~ to m on t~ ~
· * Barrace ~erican
a~ Incorporated
- ~ mecorporaDonthefemname~.andacknowle~geratomethstslic~
a California General Partnership
OFFICIAL SEAL~ ~i
PATP-iCIA L. 8EVIL
Notary FuD!:calitomaa
SAN DIEGO COUNTY
My Carom. E~o. Mat. 31. 1992
Frhis Irea for officill notlrml slab
(ALL SIGNATURES SHALL BE ACKNOWLEDGED BEFORE A NOTARY PUBLIC.
EXECUTION ON BEHALF OF ANY CORPORATION SHALL BE BY TWO CORPORATE
OFFICERS.)
-35-
ATTACHMENT NO. 7
DESIGN GUIDELINES
39 R:~S~STAFFI~T~28941VTM.pC 12/30/92 kJb
DESIGN GUIDE~
I
[
J
l
FISCAL IMPACT PROJECTIONS
Crowne Hill Tentative Tract 23143
Prepared for:
Taylor Woodrow Homes California Ltd.
4921 Birth Street, Suite 110
Newport Beach, California 92660
Prepared by:
Ranpac Engineering corporation
27447 Enterprise Circle West
Temecula, California 92390
July 1989
Table of Contents
II.
III.
Page
Executive Summary ............................. 1
Introduction .................................. 3
General Revenue/Expenditure Methodology ....... 9
Fiscal Revenue/Cost Projections ............... 12
Appendix
Worksheet
I-1
I-2
Exhibits
Tract 23143 Location Map ...................... 4
Tract 23143 Land Use Map ...................... 8
I-1
I-2
II-1
III-1
Tables
Land Use Component ............................ 6
Population Growth Inducement .................. 7
Property Tax Allocation ........................ 11
Assessed Valuation Through Buildout ........... 13
Executive Summary
The following report presents a fiscal profile of revised
Vesting Tract 23143, relevant to its impacts to Riverside
County's ongoing service costs and revenues. The project is
a 471 acre master planned community located in the State
Highway 79 corridor of Ranch California.
This report incorporates a hybrid of the Riverside county's
service-level multipliers method and the budget-based
cost/revenue accounting system. Individual cost and revenue
components were projected by per capita or unit area (e.g. per
acre of lane miles) multipliers. Other cost estimates for the
major County services such as fire protection, sheriff, parks
and road maintenance were directly obtained from affected
County agencies or designated administrative officials. All
figures and estimates are presented in constant 1989 dollars
unless otherwise specified, hence no fiscal adjustment was
made relevant to the effects of inflation.
Tract 23143 is a 471 acre residential development with several
park and recreational activities. The non-residential
components of this project consist of 16 acres of neighborhood
parks, 12 acres of open space and a 129 acre remainder parcel.
Barring unexpected market conditions, the project's full
buildout development is anticipated to be achieved by the year
1999.
The residential development and project's induced retail
development buildout will generate a total assessed valuation
of at least $172.2 million in present dollars. Modest
inflation combined with housing resale will undoubtedly drive
the project's assessed valuation considerably higher.
However, inflationary and housing resale .factors have been
intentionally excluded from analysis due to the high degree
of uncertainty inherent in projecting these factors. By
applying the appropriate property tax apportionment factor
associated with each major County fund (General Fund, Fire
Protection, and County Free Library Fund) and multiplying by
the project's property value and induced retail property
value, $172.2 million, translates into $616.2 thousand in
future tax revenues.
1
Said revenue will breakdown as follows:
General Fund $ 473,704
Fire Protection $ 97,264
Free Library $ 45,182
The project's fiscal profile reports a healthy monetary return
where the annual, ongoing, County revenue of $777,157 exceeds
the developments associated costs of $748,650 at project
completion. Tract 23143 offers a modest net fiscal gain for
Riverside County.
Introduction
This report presents the findings of the fiscal analysis
for the 471.59 acre Crowne Hill site, owned by Taylor
Woodrow Homes. Tract 23143 is a residential development
in the unincorporated area of Riverside County and is
located east and adjacent to Butterfield Stage Road,
south and adjacent to Pauba Road and north of Highway 79
(south) in the Rancho California area (see Exhibit I-l).
This report was prepared in response to the County's 1987
mandate requiring all subdivisions of 500 or more lots
to include a cost-revenue analysis.
The following analysis incorporates a hybrid of service-
level multiplier methods and the budget-based accounting
system. The budget-based method draws upon specific
funding allocations directly related to service cost for
unincorporated Riverside County., Additionally, the
study was further supplemented with relative statistics
gathered by interviews and formal correspondence with
affected County agencies (e.g. Sheriff, Fire Protection,
Roads, Flood Control and Parks and Recreation).
The following chapters in this report presents the fiscal
accounting model, estimate the project's property
valuation and determines the fiscal revenue/cost
projection relative to the Crowne Hill development.
The fiscal hybrid accounting approach utilized
throughout this report is outlined in the March
1988, "General Guidelines for Fiscal Impact Reports
- County Services", developed by the County
Administration Office
3
Exhibit I-1
Tract 23143 Location Map
4
Land Use Concept
The crown Hill project, Tract 23143 occupies 471.59 acres
located in the southeastern portion of the Rancho
California area, in the unincorporated area of Riverside
County (see Exhibit I-l). The proposed land uses of the
site are outlined on Table 1. The proposed development
consists of four different residential R-1 lots with a
minimum lot size ranging between 7,200 to 9,000 square
feet and R-4 lots ranging from 5,000 to 6,000 square
feet. The project also contains three park sites (5.36
acres), 30.5 acres of open space and a 129 acre remainder
parcel (see Table I-l).
If the present market absorption characteristics
continue, the Crowne Hill development should build out
within 10 years (1999). Ultimately, this project will
house an estimated population of 2,635 (see Table I-2).*
After the start of construction, the project will
experience ten years of modest population growth of 265
new residents annually.
, Note:
The household population estimate assumes
an average household size of 2.5 people
per dwelling unit at full occupancy.
5
Table I-1
Land Use Components Crowne Hill
Tract 23143
Land Use
Acreage
Units or
Square
Footage
Residential
R-1/9,000 sq ft min
R-1/7,200 sq ft min
R-4/6,000 sq ft min
R-4/5,000 sq ft min
N/A 163 du
N/A 347 du
N/A 286 du
N/A 258 du
Parks/Open Space
Neighborhood Parks
Open Space
16.4 ac N/A
12.04 ac N/A
Induced Commercial
7.50 ac 82,121
Circulation
Arterials
57.04 ac N/A
Remainder Parcel
129.00 ac N/A
Total Site 471.59 ac
Source:
Ranpac Engineering Corporation, Crowne Hill/Tract
23143 (July, 1989)
6
Table I-2
Population Growth Crowne Hill
Tract 23143
Year Housing Cumulative Population
Housing Increase
Cumulative
Population
1989 106 106 265 265
1990 106 212 265 530
1991 106 318 265 795
1992 106 424 265 1,060
1993 106 530 265 1,325
1994 106 636 265 1,590
1995 106 742 265 1,855
1996 106 848 265 2,120
1997 103 951 258 2,378
1998 103 1,054 257 2,635
1999 0 1,054 0 2,635
Buildout Totals 1,054, .-
,Assuming 2.5 people per dwelling unit
EXHIBIT I-2
Tract 23143 Land Use Map
- 8 -
II. General Revenue/Expenditure Methodology
Multipliers
This section outlines the general cost and revenue
factors or multipliers used in this study to generate the
fiscal profile associated for each major budget category.
Said cost/revenue multipliers are calculated per each
budget category by determining the locally-funded costs
and locally-derived revenue statistics and dividing by
the applicable County demographic characteristic.*
Depending on established County practices, the average
per capita multiplier will result from the aforementioned
procedure.** The final chapter of this report uses the
projects full buildout demographic characteristic(s)
multiplied times the appropriate allocation or multiplier
factor(s) to generate the fiscal accounting profile.***
The reports accounting model utilizes the 1987-88
budget data since these figures represent the latest
available "true dollar" cost and revenue statistics
at the time of our research.
In some cases other cost/revenue multipliers are
used instead of the above mentioned per capita
multiplier. For example, the Road Department uses
"lane miles" to determine the ongoing County roads
maintenance costs because lane miles more directly
assesses the quantity of roads affected and is a
more accurate multiplier for projecting road costs
then its per capita counterpart..
In some instances "in house" cost/revenue
multipliers were used based on discussions with
effected agency representatives (Fire Protection,
Sheriff and County Free Library).
9
Tax Generation Allocation Factors
The Auditors-Controller's office employs apportionment
factors to project the growth and distribution in
property tax revenues. The property tax levied is based
on a one percent taxation relevant to the projects
assessed valuation corresponding to the site's Tax Rate
Area (TRA 94-067 and 94-068). The property tax revenues
will primarily be distributed to the County's General
Fund, Structural Fire Protection, and the County Free
Library Fund. Table II-1 itemizes how the one percent
property tax levy is distributed among the major tax
units. By multiplying the proper allocation factor by
the estimated property value the project generates the
tax share dollar amounts per taxing unit.
Commercial development, although not specifically
proposed by the Crowne Hill development, will induce
future commercial projects in the surrounding area. It
is the report preparers opinion that "induced commercial"
property value should be quantified and credited as part
of the total assessed property valuation. The reasoning
for this is simple. Future Crowne Valley residents will
provide the population base necessary to support new
commercial development. These new retail properties and
facilities will, in turn,.generate additional property
tax,. sales tax and business license fee revenues. Since
new residents are a basis source substantiating retail
taxation collections~ they should be given credit for
them. Thus, future commercial development would not
generate these potential County revenues without new
customers. In terms of using the above mentioned
taxation allocation factors, the report includes "induced
retail" property value to the assessed residential
property value associated with the Crowne Hill project
(see Section III-C, page 15).
10
Table II-1
Property Tax Allocation Within Tax Rate Area 94-067
and 94-068, Riverside County, California
County General Fund
County Structural Fire Protection
County Free Library
Temecula Unified
Elsinore Area Elem. School Fund
Mt. San Jacinto Jr. College
School Equalization Aid
Special Education Fund
County Superintendent of School
County Sup. School-Capital Outlays
Flood Control Admin. and Zone 7
Temecula Cemetery
EMWD/13th Fringe
RCWD/R Division Dept. SV
.27505235
.05647570
.02623483
.33095607
.06971600
.03814563
.00756748
.01960574
.00731277
.00420713
.01843275
.00417809
.04378727
.09654291
Total Allocation 1.00000000%
Source:
Compiled by Ranpac Engineering Corporation from data
provided by the Riverside County Auditor-Controller
office
11
III. Fiscal Revenue/Expenditure Projection
Revenue
A. Property Tax
The subject property lies in Tax Rate Areas (TRA)
094-067 and 094-068. The County's Auditor-
Controllers office employs an apportionment factor
to define growth in property tax revenues. The
property tax allocation factor for the Crowne Hill
TRA(s) is 0.27505235 of the 1.0 percent property tax
applied to the property tax value of the project.
At buildout, the property tax base value of the
project will be $169,885,000. (see Table III-1).
The current property tax base value of the site is
$2,789,331'*. The change of increase in tax base
value associated with project buildout is
$167,095,669 ($169,885,000 minus $2,789,331).
By multiplying the increase in tax base value
associated with project development, $119,634,000,
to the appropriate County General Fund apportionment
factor, 0.27505235, we derive the following
calculation:
$167,095,669 x 1 percent x 0.27505235 = $459,600
The project at build out will generate an annual
property tax revenue to the County General Fund of
$459,600.
* Source:
Ranpac Engineering Corporation (July,
1989)
** Source:
Riverside County Assessor's Office
(1989) APN 926-760-001 through 005
and APN 926-770-001 through 003
12
Table III-1
Assessed Valuation Through Buildout
Crowne Hill/Tract 23143
(Assessed Property Value in Millions of Dollars)
L.U. 1989 90 91 92 93 94 95 96 97 98 99
R-i.
9,000
min.
3.04 3.04 3.04 3.04 3.04 3.04 3.04 3.04 3.33 3.33 0.00
R-i**
7,200
min.
6.13 6.13 6.13 6.13 6.13 6.13 6.13 6.13 5.86 5.86 0.00
R-4*** 4.29
6,000
min.
4.29 4.29 4.29 4.29 4.29 4.29 4.29 3.99 3.99 0.00
R-4'**.3.61
5,000
min.
3.61 3.61 3.61 3.61 3.61 3.61 3.61 3.48 3.48 0.00
Induced0.51 0.51 0.51 0.51 0.51 0.51 0.51 0.51 0.51 0.51 0.00
Retail
Annual 17.6 17.6 17.6 17.6 17.6 17.6 17.6 17.6 15.8 15.8 0.00
Total
Cumlt. 17.6 35.2 52.8 70.4 88.0 105 123 140 156 172 172
Total
Source:
Ranpac Engineering Corporation, July, 1989
All estimates in 1989 constant dollars
R-i/9,000 sq.
of $190,000
** R-1/7,200 sq.
of $175,000
*** R-4/6,000 sq.
of $148,000
R-4/5,000 sq.
of $139,000
ft. has an average 1989 sales price
ft. has an average 1989 sales price
ft. has an average 1989 sales price
ft. has an average 1989 sales price
13
Sales Tax Revenue
Recent home buyers in Southern California have
typically purchased homes with a value equivalent
to three times the home buyer household's average
annual income. The average household income of
purchasers in this project, given the average
housing cost of $161,181 per unit, implies an
average annual income of $53,727 per year.
Households in this income range typically spend
27.65 percent of their income on taxable purchases.
Applying this ratio' to the estimated average
household income applicable to the subject project
produces the following estimate of total taxable
spending of the 651 new households.
$53,727 x 27.65 percent x 1,05~ households =
$15,657,712 a year.
As the retail sector in this portion of Riverside
County matures, local retailers will capture an
increasing share of the expenditures of local
residents. For purposes of this analysis, the
Consultants have assumed that 75.0 percent of this
level of taxable consumer expenditure associated in
Riverside county (not in nearby cities or
elsewhere). The adjusted total taxable retail
purchases related to the subject development is
$11,743,284 a year within the County tax
jurisdiction.
15,657,712 x 75.00 percent = $11,743,284
The County receives 1.0 percent of the taxable sales
that occur within its taxing jurisdiction implies
a projected County revenue of 4117,433 a year.
14
Induced Property Tax From Retail Development
The increased retail expenditures directly related
to commercial purchases made by residents of Tract
23143 (i.e. $11,743,284 annually) will support an
additional 82,121 square feet of future retail
facilities., By applying an average building to lot
ratio of 25 percent of the commercial site, the
82,121 square feet of induced retail floor space
translates into 7.54 acres of future commercial
supported by Tract 23143 residents.
The market value for community retail centers is
roughly on the order of $680,000 per developed
acre.** Tract 23143 will induce/support 7.54 acres
of future commercial development implies $5,127,849
of additional property value indirectly attributed
by Crowne Hill. By applying the general fund
apportionment factor (i.e. .2750535), the project
will contribute $14,104 to the General Fund revenue.
The aforementioned GeneralFund calculation is as
follows:
$5,127,847 x .27505235 x 1 percent = $14,104
Assuming an annual retail sales to retail floor
space ratio of $143 per square foot commercial
development.
The $680,000 estimate is based on a recent
survey of recently completed commercial
projects in the Rancho California area.
15
Property Transfer Tax
According to "General Guideline For Fiscal Impact
Reports", property transfer tax revenue is estimated
to be $6.88 per capita. The project is projecting
an expected population increase of 2,635 people at
full absorption. Hence, property transfer tax
revenue will be $18,129.
Franchise Taxes
The formula for calculating franchise tax rates
incorporates consideration of the utility companies'
level of investment in facilities within the
vicinity of the projects being serviced. In no
circumstance is the franchise tax less than 1.0
percent of the gross revenue of the gas and electric
utilities. Not enough data is available to
accommodate a calculation of the precise franchise
tax rate applicable to this project. As a
consequence, the Consultants have assumed that the
franchise tax revenue will be equivalent to at least
1.0 percent of the gross revenue. Gross revenue can
be calculated as follows:
Average
Monthly Billing
Per Household
Annual
Revenue Per
Household
Gas $28 $336
Electricity $54 $648
Total = $984
$984 x 1.0 percent tax = $9.84 per household of
franchise taxes per year.
The 1,054 new households implied by the project,
therefore, represent franchise tax revenue of 1,054
x $9.84 a year, or $10,371 a year.
Cable TV franchise revenues are based on 5.0 percent
of gross revenue. Typical cable TV revenues average
$20 per month per household. .In growing areas such
as the area surrounding the subject site, 80.0
percent of the households are expected to subscribe
to cable TV. Calculation of the revenue potential
from this source, therefore is as follows:
$20 x 12 months x 0.05 x 0.80 x 1,054 = $10,118 a
year.
16
Total annual franchise tax revenue (e.g. natural
gas, electricity and cable TV) is $12,656.
F. Per Capita Revenue
The County government receives a substantial revenue
from other taxing jurisdictions as well as from
fines and forfeitures, etc. A summary of revenue
flows from these elements in relationship to,the
population served is as follows:
Per Capita- Unaudited Population Revenue/
Related Revenue Actual Served Capita
Source FY 86-87 1/1/87
Motor Vehicle
In-Lieu
Federal In-Lieu
$25,644,779 886,200 $28.94,
981,145 886 200 1.11'
Fines and Forfeits
(Road Fund)
Cigarette Taxes
Interest-Invested
Funds
Civil Penalties
Franchises
Penalties/Cost
2,404,279 886
415,486 294
9,599,482 886
99,743 886
2,220,480 294
2,938,206 886
200 2.31'
700 1.41'
200 10.81'
200 0.11,
700 7.53*
.200 3.32*
Total $55.94,
For a population of 2,635 the annual revenue is $147,402.
* Source: General Guidelines for.Fiscal Impact Report
(1989)
17
Revenue Summary
Property Taxes
Residential
Induced Retail
Sales Tax
Property Transfer Tax
Franchise Tax
Per Capita Revenue
Total
$ 459,600
14,104
117,433
18,129
20,489
147,402
$ 777,157
18
Cost
A.
Projections
Police Costs
According to the County Administration office, the
cost of providing police protection to this project
will apply the standard of one sworn officer per 900
population with an annual cost of approximately
$94,115 per deputy or $104.60 per capita. This cost
covers all vehicles, support equipment, County
facilities and overhead.
The increase in County population associated with
this project is 2,635 persons. Therefore, the
estimated police cost is $275.621 a year.
Fire Costs
County structural fire protection revenue is
generated by times the appropriate apportionment
multiplier to the corresponding increase in tax base
value associated with Crowne Hill development. The
apportionment factor for the subject are, tax rate
area 094-067 and 094-068 is .05647570. The increase
in tax base value is $172,223,518 (including retail
development). The result is a projected fire
protection revenue of $97,264.
According to the Riverside County Fire Department,
operational cost for structure fires are calculated
at $100 per County dwelling unit. The Crowne Hill
project, at build out, proposes 1,054 dwelling units
which implies a future increase in residential fire
protection operation cost of $105,400.
Capital costs for police and fire facilities are
expected to be funded by special fees or by
assessments imposed on new development in the area.
The net annual operational cost will exceed direct
revenue by $8,136 (e.g. $105,400 minus $97,264).
19
Library costs
The applicable library revenue apportionment factor
is .02623483. By applying the apportionment factor
for TRA 094-067 and 094-068 to the increase in tax
base value of $172,223,518 produces an estimated
annual revenue to library operations of $45,182.
On-going County Free Library Cost is as follows:
Annual on-going Service costs
$47,299
Total annual cost' exceeds direct revenue by
$2,117 ($47,299 minus $45,182).
One-time Capital Improvement Costs are as follows:
One-time Facilities Cost
One-time Fee Collection Cost
(Volume)
$ 94,986
$218,705
Total One-time Facilities Cost
$313,691
This one-time cost may be partially offset by a one-
time library facilities mitigation fee of $100 per
residential unit which will be collected within the
Rancho California area. According to a Riverside
City/County Public Library collection mitigation fee
of $298 per residential unit would be necessary to
provide a "desired level of service". Therefore,
the County is currently undercharging developers
$198 per housing unit.
Additional library capital improvement funding will
be provided via Federal and State block grant
funding programs, private sector donations (i.e.
Rancho California Building Foundation), and/or the
Countywide Public Facility Mitigation fee program.
In any event, no clear "one-time" funding mechanism
exists that can be directly attributed to the Crowne
Hill project. Thus, the consultant's have
intentionally excluded it from further discussion
with the understanding that some "one-time" capital
improvement funding may be lacking as a result of
future development.
20
Animal Control
The costs of providing animal control service to
Riverside County has been calculated as follows:
Amount Population Cost Per
Base Capita
Field $776,684 425,630 $ 1.825
Services
Kennel $126,065 517,180 $ 0.244
Services
Total $ 2.069
For 2,635 residents of project, net'annual cost is $5,452.
Roads and Streets
The road fund receives an estimated revenue of
$1,689- per lane mile per year. The project will
include 23.1 lane miles of streets and will generate
$39,016 a year.
The county Road Department has calculated the annual
road maintenance cost per lane mile to be $3,484.,
The project proposes 23.1 miles of new road
maintenance at a future County responsibility of
$80,480 a year.
capital cost for road facilities are expected to be
funded by special fees or by assessments imposed on
new development in the area.
Cost in excess of direct revenue is $41,464 per year
(e.g. $80,480 minus $39,016).
, Source:
Riverside County Road Department,
"General Guideline for Fiscal Impact
Reports"
21
Local Parks and Lighting
According to a CSA 143 representative, this project
has been annexed to County Service Area 143 and is
scheduled for service in the 1989-90 CSA 143 budget.
This CSA will primarily provide street lighting
maintenance in this area. The project has two, on-
site parks. Assessments for the County Service Area
will recover the cost of street lighting and
contribute to the general cost of maintaining on-
site parks and open space of benefit to the
residents of this community. The net impact of this
element on County costs and revenues, therefore, is
null.
Flood Control
Flood Control Zone 7 is responsible for maintaining
all new flood control facilities in the Rancho
California area. The project itself contains no new
flood control facilities and as such will not
contribute any on-site flood control maintenance
costs.
Additional property tax revenues will be generated
from the project for this maintenance function as
follows:
Flood Control Administration
Flood Control - Zone 7
Total Apportionment
Apportionment Factor
(x 1.0 percent)
0.00257388
0.01585887
0.01843275
Net Increase in Assessed Value
(including retail)
$172,223,518
Total Flood Control Annual Revenue $ 31,746
Total Annual Revenue (i.e. $31,746) exceeds direct cost (i.e.
$0) by $31,746.
22
H. Countywide Per Capita Costs
Based on statistical information provided by the
County's Administrative Office (see Appendix), the
following data is the net County cost of operation:
Type of Cost
Net Cost
General Cost
Public Protection
Mental Health
Health
Public Assistance
Education/Recreation
Other Miscellaneous
$ 24,959,217
82,811,799
4,173,833
10,395,375
13,409,021
1,870,521
6,962,552
Per Capita Cost = $169.87 (net cost/population),
For 2,635 residents of project, the annual cost for the
project = $447,607
Based on "General Guidelines for Fiscal Impact
Report - County Services"
23
Cost/Revenue Summary
cost Summary
Police
Fire
Library
Animal Control
Roads
Parks, Street Lighting
Flood Control (net revenue)
Countywide Per Capita
$275,621
$ 8,136
$ 2,117
$ 5,451
$ 41,464
-0-
($ 31,746)
$447,607
Total Costs
$748,650
Revenue Summary
Property Taxes
Residential
Induced Retail
Sales Tax
Property Transfer Tax
Franchise Tax
Per Capita Revenue
$ 459,600
14,104
117,433
18,129
20,489
147,402
Total Revenue
$ 777,157
Net Benefit
$ 28,507
24
cou .Z Z c, Prr,,, cos'r
F.Y. 86-87 PER CAPITA NET COUNTY COST, SY COST CENTER
11/23/67
I F.Y. 86-87 I PoPulationl Cost Per
I Unaudfted Actual I Served I Caofta
DEPT I DEPARTHENT NAHE I Net Co Lost I 1/1/87 J F.Y. 86-67l
101 BOARD OF SUPERVISORS
102 CLERK OF THE BOARD
103 ADMINISTRATIVE OFFICER
112 ASSESSOR
113 AUDITOR-CONTROLLER
116 PURCHASING AGENT
117 TREASURER & TAX COLLECTOR
118 CENTRAL mAILING
122 COUNTY COUNSEL
132 PERSONNEL
140 ELECTION DEPARTMENT
144 ELECTIONS
159 COMMUNICATIONS
168,9 BUILDING SERVICES
185 OEPT ECONONIC./CONMUNITY
190 CONTRI8 TO OTHER FUNDS
191 INSURANCE
193 SURVEYOR
197 DATA PROCESSING
1,148,412
168,195
939,103
8,795,776
1,162,852
320,840
2,005,952
141,858
1,095,766
1,068.226
712,880
599.000
11,756
6,382,489
460,986
763.200
441,354
651,890
68,580
886,2001
886,200l
886,200J
666.200J
886,200J
886,200~
886,20Df
886,200
886,200
886,200
886,200
886,200i
886,200
886,200
886,200
886,200
886,200
294,?00
886,200
sl.3of
S.1gl
sl.o6i
$7.671
$1.31
$.36
S2.26
S.16
$1.24
$1.21
$.80
$.68
$.ol
$?.20
$.52
$.88
$.50
$2.21
$.08,
sub-total General
24,959,217
$29,64
200 SUPERIOR COURT-RIVERSIDE
2C1 SUPERIOR COURT-DESERT
202 CONCILIATION SERVICE
206 NUNZ CT MT SAN JAC
209 mUNZ CT THREE LAKES
210 EXECUTIVE OFFICER-JURY CON
211 mUNICIPAL COURT-CORONA
212 mUNICIPAL COURT-DESERT
213 mUNICIPAL COURToRZVERSIDE
226 GRAND JURY
227 COUNTY CLERK
229 DISTRICT ATTORNEY
229 PUBLIC DEFENDER
231 SHERIFF·
233 CAL-ID PROGRAN
234 HARShALL-DESERT
235 NARShALL-RZVERSIDE
240 ACADEMY OF JUSTICE
248 CROSSING GUARDS
252 JAIL
254 JUVENILE HALL
256 PROBATION
262 AGRICULTRAL CO~JSSZONER
284 BUILDING & SAFETY
288 SEALER-mEIGHTS & mEASURES
292 CORONER-PUBLIC ADNIN
294 LOCAL AGY FORMATION COmM
295 PLANNING
sub-total Pubtic Protection
3,244,640
1,205,519
29.106
1,194,838
?86,569
1.792,453
543,838
1,784,715
2.023,378
153,103
844,o8o
9.9ol,838
4,805,386
tl,635,433
236.726
904,277
2,196,oo9
61,955
73,457
17,8RI,367
8,117,D04
7,623,129
854,607
1,246,010
359
2,473,615
110.607
1,071,781
82,811,7~9
886,200
886,200
886,200
886,200
886,200
886,200
886,200
888,200
886,200
886,200
886,200
886,200
886,200
886,200
886.20~
886,200
886,200;
886,20~
886,200
886,200
886,200
886,200
886.200
294,700
886.200
886,200
886,200
294.100
$3.65
$1.36
S.o3
$1.35
S.89
$2.02
$.61
$2.01
$2.28
$.17
$.95
S11.18
S5.42
$13.13
$.21
S1.02
$2.481
$.07
$.oe
$20.19
$9.16
S8.60
$.98
$4.23
$.00
$2.79
$.12l
$3.64]
$96.70
aOS RENTAL HEALTH-PUB OUARD
404 RENTAL HEALTH SUB ABUSE
805 RENTAL HEALTH DRUG ABUSE
406 RENTAL HEALTH TREAT PROG
406 RENTAL HEALTH
515,428
183,006
236,007
2,707,195
532,195
eeB,200l
886,2001
866,2001
666,2001
seB,2601
I.s61
S.2U
S.271
$3.051
$.6ol
sub-total Mental Health
4.173,833
14.71
411 HEALTH
412 ENVIRONMENTAL HEALTH
413 CALIFORNIA CHILD BVS
414 OCCUPATIONAL HEALTH
426 HOSPITAL/ANB~LANCE SERVICE
127 NEDICALLY INDIGENT PEPS P
128 HOSP/PEDS ABUSED CHILD
2,535,510
921,206
779,674
248,629
4,963,266.
739,699
207,401
PS6,200
886,200
886,200,
886,200
H6,200
886,200
S2.86
Sl.o4
$,68
$.28
$5,6o
S,83
$.23
sub-total Heahh
10,395,375
f11.73
510 DEPT PUB SOt SERV-ADHXN
520 OrBS-CATEGORICAL AID
521 DEPT PUB SERV-OTHER AID
525 DONESTZC VIOLENCE PROGRAM
549 COURT PLACEMENT CARE
561 VETERAN SERVICE
596 OFFZCE ON AGING
4,802,695
6,614,568
727,452
25,315
271,370
331,114
436,307
H6,200
886,200
986,200
886,200
866,200
866,2001
686,2oo
S5.42
$7.69
S.82
S.31
$.37
S.46
sub-total Public Assistance 13,409,021
S15.13
621 COOPERATIVE EXTENSION [ 306,505
7C1 PARKS I 1,564,016
886,2001 $.351
886,2001
subttl-Educat~on/Recreation
1J?0,521
S2,HI
612 LEASE-PURCHASE LONG TERN I 2,392,140
816 INTEREST ON REVENUE & TA I 3,670,175
618 CORAL J 105,516
619 CORAL-PUBLIC FACILITY PROJE[ 594.721
886,2001 $2.?01
686,2001 S4,371
866,200J $.12l
886,200l $.67l
sub-total Other 6,962.552 $?.86
TOTAL J 144,582,318
I
I
$169.871
* $11,635,433 of the Shertff's 86-81 budget (CC 231) mas allocated to Countywide
functions such as the SIIAT team, c~vil functions, etc. These costs ore not
in the contract rate for patrol services and therefore must be accounted for per
capita.
ITEM #4
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
January 4, 1993
Case No.: Final Environmental Impact Report and General Plan
RECOMMENDATION:
Prepared By: The Planning Center
John Meyer
David Hogan
RECOMMEND Certification of the Final Environmental Impact
Report and Adoption of the Draft General Plan to the City
Council.
BACKGROUND
On October 19, November 2 and 23, and December 7, 1992, the Planning Commission held
Public Hearings on the Draft General Plan. To date, the Commission has tentatively approved
all the General Plan Elements.
At the January 4th meeting the Commission will consider the Draft Environmental Impact
Report, closing public testimony and make a formal recommendation to the City Council.
ENVIRONMENTAL IMPACT REPORT
Background
An environmental impact report iS a document which is intended to describe and analyze
potentially significant environmental effects and discuss ways to mitigate or avoid these
effects. The legal requirements for the preparation and adoption of an environmental impact
report are contained in the California Environmental Quality Act, as amended (CEQA), and
further explained in the CEOA Guidelines prepared by the Governor's Office of Planning
Research,
Contents of an Environmental Impact Report
The purpose of an environmental impact report (EIR) is to provide information to decision
makers, responsible and affected agencies, and the public about what is likely to occur as a
result of the proposed project. To facilitate this goal, the California Environmental Quality Act
and Guidelines require that an environmental impact report provide the following information:
2.
3.
4.
5.
A description of the project;
A description of the project's physical and environmental setting;
The significant environmental effects of the project;
The project's unavoidable significant environmental effects;
The mitigation measures or actions needed to reduce the effect of the project on the
environment;
6. The alternatives to the proposed project;
7. The relationship between short-term uses and long-term productivity;
8. The significant irreversible effects and changes which would result from the project;
9. The project's growth inducing impacts;
10. The environmental effects which were found to not be significant;
11. The project's significant cumulative effects and,
12. The comment letters received on the draft EIR;
13.
14.
The responses to the comments received on the draft EIR; and,
A list of persons, organizations, and agencies consulted with or commenting upon the
draft EIR.
Process for Preparing and Certifying EIR's
In additions to the contents of an environmental impact report, State Law also contains
standards for the preparation, notification, review and comment, and certification (adoption)
processes. The standardized process for the certification of an EIR is as follows:
5.
6.
7.
8.
Notice of Preparation (of an EIR) to solicit public and agency issues and concerns and
determine the scope of the EIR;
Preparation of the Draft Environmental Impact Report (DEIR);
Notice of Completion (of an EIR) and the distribution of the DEIR for public review and
comment;
The response comments received on the DEIR;
Preparation of the Final EIR (FEIR);
Certification that the EIR was prepared in accordance with the provisions of CEQA;
Adoption of a S~atement of Overriding Considerations; and,
Notice of Determination (that a decision has made using the FEIR).
Initial Environmental Study
The Initial Environmental Study lIES) was completed for the Draft General Plan and a Notice
of Preparation (NOP) was issued on April 15, 1992. The IES identified a number of potential
impacts associated with the following issue and resource areas:
· Geology and seismicity · Population, housing and
employment
· Transportation and circulation
· Public services and utilities
· Aesthetics
· Light and glare
· Cultural resources
· Parks, recreation and trails
· '- Fiscal impacts
· Air Quality
· Hydrotogy
· Biological resources
· Noise
· Land Use
· Agricultural resources
· Safety and the risk of upset
The City received a number of responses to the NOP from a number of federal, state, and
regional organizations and individuals on the scope and content of the proposed environmental
impact report and these comments and concerns were considered in the preparation of the
Draft EIR. The Initial Environmental Study is included in the Draft EIR Technical Appendices.
The Draft Environmental Impact Report (DEIR) was completed in August, 1992. The DEIR
was sent to responsible and trustee agencies and previously identified interested parties. The
official public comment period for the DEIR was from August 14, 1992 to October 2, 1992.
During the comment period, the City received 13 comment letters from 12 different agencies
or organizations. In addition, a letter was received after the comment period ended. This
letter was also considered in the preparation of the FEIR. The majority of the comments were
focused on the continued identification and preservation of biological resources. Air quality,
circulation, aesthetics, and agriculture were also discussed in the comment letters. The
comment letters and responses to comments are attached for the Commission's review.
Significant Environmental Effects
The following table lists the identified environmental issues and the level of significance of the
impacts after mitigation.
ENVIRONMENTAL:IMPACTS
Geology and Seismic Hazards
Air Quality
Hydrology
Biology
Noise
Land Use/General Plan/Zoning
Agricultural
Risk of Upset
Population/Housing/Employment
Transportation/Circulation
Fire Service
Police Service
Hospital Service
Paramedic Service
Education
Library
Water
Sewer
Solid Waste
Electricity
~EL !:OF: SIGNIFI CANCE:AFTER M ITIGATI ON
Mitigated to a level of insignificance
Significant
No significant impacts
Significant
Significant
Mitigated to a level of insignificance
Significant
Mitigated to a level of insignificance
No significant impacts
Significant
Mitigated to a level of insignificance
Mitigated to a level of insignificance
No significant impacts
No significant impacts
Mitigated to a level of insignificance
Significant'-
Mitigated to a level of insignificance
Mitigated to a level of insignificance
Mitigated to a level of insignificance
No significant impacts
ENVIRONMENTAL :IMPACTS
Natural Gas
Aesthetics
Light and Glare
Cultural Resources
Parks/Recreation/Open Space
Fiscal Impacts
CONCLUDING DISCUSSION AND PUBLIC
LEVEL OF SIGNIFICANCE AFTER MITIGATION
No significant impact
Mitigated to a level of insignificance
Mitigated to a level of insignificance
Mitigated to a level of insignificance
Mitigated to a level of insignificance
No significant impacts
TESTIMONY '
A final revisions addendum has been attached for the Commission's review. It includes the
revisions directed by the Commission at each of the past four meetings, as well as to the
original revisions which were presented to the Commission.
In addition to receiving public testimony on the EIR, staff recommends that the Commission
receive final public comments on the Draft General Plan. These comments may address any
portion of the Plan. In order to facilitate this last round of 3ublic testimony~ the Commission
may wish once again proceed element by element.
Should the Commission wish to make additional revisions to the document or request
additional information based on public testimony, additional public hearings before the
Commission will be scheduled by staff.
Recommendation:
If is Staff's recommendation that the Planning Commission approve the Final Environmental
Impact Report and recommend that the City Council Certify the FEIR,
Attachment:
Response to Comments - blue page 5
Revisions Addendum - blue page 6
Update Parcel Specific Land Use Request Matrix - blue page 7
ATTACHMENT NO. 1
RESPONSE TO COMMENTS
City of Temecula
General Plan/Environmental Impact Report
RESPONSES TO COMMENTS
January, 1993
Consultants for the
Preparation of the General Plan
Environmental Impact Report
The Planning Center
Urban Planning and Environmental Analysis
Stanley R. Hoffman Associates, Economic,s/Fiscal Analysis
Wilbur Smith Associates, Traffic Analysis
NBS/Lowry, Infrastructure
CITY OF TEMECULA General Plan Program
CITY OF TEMECULA ENVIRONMENTAL IMPACT REPORT
RESPONSES TO COMMENTS
The Draft Environmental Impact Report (EIR) was made available for public review and
comment pursuant to State California Environmental Quality Act (CEQA) Guidelines (Section
15087(c)) for a period of 50 days starting on August 14, 1992 and ending on October 2, 1992.
During this review period comments were received on the Draft EIR from the public and
responsible agencies. In accordance with State CEQA Guidelines, Section 15087(a), the Lead
Agency has evaluated comments on environmental issues received from persons who reviewed
the Draft EIR and has prepared a written response.
Each comment submitted in writing is included along with a written response. The comments
have been give a reference number in the left margin.
The following is a list of agencies and other interested parties that submitted comments on the
Draft EIR during the public review period:
Federal and State A~,encies:
A. Department of Transportation, District 8 (9-30-92)
B. The Resources Agency of California, Department of Conservation (9-28-92)
C. Environmental Protection Agency, California Integrated Waste Management (10-1-92)
D. Office of Planning and Research (10-5-92)
Regional and Local Agencies:
E. South Coast Air Quality Management District (9-30-92)
F. County of Orange, Environmental Management Agency (9-9-92)
G. Southern California Association of Governments (9-25-92)
H. Riverside County Planning Department (9-28-92)
I. Riverside County Planning Department (10-2-92)
Interested Aaencies and Citizens
J. Friends of the Santa Margarita River (9-28-92)
The Planning Center EIR RESPONSE TO COMMENTS
Fa{~l,a~sneoM. ,.t.4sz Page I
CITY OF TEMECULA General Plan Program
K.
L.
M.
Preserve Our Plateau (9-17-92)
Dangermond & Associates (9-25-92)
Friends of the Alamos District (9-30-92)
The Planning Center EIR RESPONSE TO COMMENTS
~-o~.~snco~, - ~oa,m Page 2
LETTER A
S'r*'I~ OF CALIJI(~INI,i--IUSII4leal, TII&NIIIOI/AI'I~N AND ~1~
DEPARTMENT OF TRANSPORTATION
Slpr,*mher 23 ~ 1992
O8-Riv-15-3,4
RECEIVED
9 t992
Au'd .........
)fT. John Meyer
Senior Planner
City of Temeoula
43174 Business Park Drive
Temecula, CA 92590
Dear Mr. Meyer:
Draft =nvironmental Impact Report
for General Plan T/~date
A-1
We have reviewed ~.he above-referenced document and request
consideration of the following co~ents:
It is recognized =hat t_here is considerable public
concern about noise levels adjacent to heavily traveled
highways. Certain types of land use may no= be
appropriate near a major highway and/or may require
special noise a=~enuatton measures. The General Plan
should incl=de a policy that requires development =0
provide any necessary attenuation measures as
mitigation for noise impacts.
when available, we would like to receive the NOtice of
De=ermine=ion, Final ~nvirc~unental Impact Report, and the date of
any public hearing on =hie project. Please send this information
A1 Mullet
Transportation Planning, CEQA/IGR
california Depar~en= of Transportation
P.O. Box 231
San BernardanD, CA 92402
Pa~ 3
Mr. John Meyer
Sap=ember 23, 1992
Page Two
If you have any questions, please u~ntac~ A1 Mullet at
(714) 383-4550 or FAX (71A) 383-5936.
Sincerely,
Transpoz~ca=ion Planning
CEQA/IGR
Page
CITY OF TEMECULA General Plan Program
A. Department of Transportation, District 8 (9-30-92)
A1 Response:
This comment requests a policy requiring the mitigation of noise impacts for new
development. This has been addressed in the following General Plan policies, that are
also considered project mitigation on page 166 in the DEIR:
Policy 1.1
Discourage noise sensitive land uses in noisy exterior environments unless
measures can be implemented to reduce exterior and interior noise to
acceptable levels. Alternatively, encourage less sensitive uses in areas
adjacent to major noise generators, but require appropriate interior working
environments.
Policy 3.5
Require mitigation of all significant noise impacts as a condition of project
approval.
The Planning Center EIR RESPONSE TO COMMENTS
TEM411'~..~nCOM · 10/14m Pa~ 5
8-1
Memorandum
Mr. Douglas P. Wheeler
Secretar~ for Resources
Mr. Joh~ Meyer
City of Temecula
43174 Business Perk Drive
Temecula, CA 92590
SEP 2 8
September 22, 1992
· a~Draft Environmental
Impact Report (DEIR)
for the Temecula
General Plan.
I~[ f92052068
The Departmen~ of Conservation, which is responsible for
monitoring farmland conversion on a statewide basis, has reviewed
the City of Temecula~s DEIR for the general plan amendment
referenced above. The amendment affects 39,008 acres of land
including 842 acres of prime farmland and 2,633 acres under
Williamson Act contracts. The general plan calls for the
conversion of prime farmland and designates current agricultural
preserves to active non-agricultural uses.
Section 4.7.4 of the DEIR identifies the loss of 842 acres
of prime land and 2,633 acres of agricultural preserve land as 'a
significant and unavoidable impact which cannot be'mitigated.-
The document goes on to say =hat "implements=ion of several
General Plan policies helps mitigate impa~s associated with
urban/agriculture land use confli6-te." However, since our
Department did not receive a copy of the General Plan which
includes the policies mentioned, the information we have to
determine the adequacy of mitigation is incomplete. Although we
commented on the NOP and included the following list of
mitigation measures, we would like to reiterate that a
combination of these would lessen farmland conversion impacts.
Directing urban growth to lower quality soils in order to
protect prime agricultural land.
Increasing densities or clustering residential units to
allow a greater portion of proposed development sites to
remain in agricultural production.
Protecting other, existing farmland of equivalent, or
better, quality through planning policy that relies on an
active and strategic use of the Williamson Act.
Establishing buffers such as setbacks, beTms, greenbelts,
and open space areas to separate farmland from urban uses.
Many communities consider 300 feet as a sufficient buffer
for impacts such as pesticide spraying, noise, and dust.
Implementing right-to-farm ordinances to diminish nuisance
impacts of urban uses on neighboring agricultural
operations, and vice-verse.
Adopting a farmland protection program that'utilizes such
land use land use planning tools as transfer of development
rights, purchase of development rights or conservation
easements, and farmland trusts.
Page 6
Mr. Wheeler and Mr. Mayere
September 22, 1992
Page Two
8-2
Since the section in the document which discusses the
Williamson Act is rather brief, we are including some information
here which we hope will clarify the nonrenewal, cancellation, and
notification requirements. We have also included a brochure with
general information about =he Act.
We appreciate the.opportunity to comment on the Draft
Environmental Impact Report. We hope that ~he fanland
conversion impacts and the Williaison Act contrac~ issues are
given adequate consideration in ~/~e final EIR. If i can be of
fur=net assistance, please feel free to. call me at
(916) 445-8733.
Deborah L. Hermann
Environmental Program Coordinator
co:
Kenneth E. Trott, Manager
Land conservation Unit
Riverside - Corona Resource Conservation District
Page 7
CITY OF TEMECULA General Plan Program
B. The Resources Agency of California, Department of Conservation (9-28-92)
B1 Response:
The Temecula General Plan contains several policies and implementation programs which
parallel the mitigation measures included in the NOP letter received from the Department
of Conservation. Specific policies included in the Open Space/Conservation Element
which help lessen impacts to agricultural resources are:
Policy 7.1 Encourage the continued production of prime agricultural soils, groves and
other agricultural activities in the StUdy Area and adjacent wine country.
Policy 7.2 Coordinate as necessary with Riverside County in the preparation of a
County Agricultural Element.
Policy 7.3 Discourage urban development in agricultural areas outside the Village
Centers or the existing built-up areas of the City.
Policy 5.11 Study the feasibility of establishing a System of Transferable Development
Credits, in conjunction with the County, to conserve open space or
agricultural uses.
In addition, the following implementation programs are included as part of the Open
Space/Conservation Element:
H. Conservation of Agricultural Resources
Develop effective zoning regulations or other land use mechanisms which control
the expansion of intensive non-agriculture development onto productive or
potentially productive agriculture lands.
2. Recognize existing agriculture preserve contracts and promote the inclusion of
additional prime agriculture land.
3, Scenic or resource conservation easements should be evaluated as suitable means
for protecting prime farmland that is located adjacent to residential areas and
where the property does not qualify for inclusion in an agriculture preserve
program.
4. Implement a program that uses the Village Center concept to reduce urban sprawl
into agricultural areas.
The Planning Center EIR RESPONSE TO COMMENTS
T~.~I,,R~nC~ · ~4m Page 8
CITY OF TEMECULA General Plan Program
Require new developments to be monitored in compliance with AB 3180
("Mitigation Monitoring Program") and report to the City on the completion of
mitigation and resource protection measures required for each project.
B2 Response:
Based on the additional information provided by the Conservation Department the
following text has been added to page 182, following paragraph 2 of the DEIR:
"Williamson contracts may be terminated in four ways. The normal
method is nonrenewal. Contracts renew themselves automatically each
year unless either the property owner or local jurisdiction initiates contract
nonrenewal. Once nonrenewal commences, the contract winds down over
a nine year period. As soon as the nonrenewal process starts, Open Space
Subvention payments on that land cease and property taxes gradually climb
back to their unrestricted level over the remaining term of the contract.
In unique circumstances, where contract termination is consistent with the
purposes of the Act, or where there is an overriding public interest to be
protected, a contract may be immediately cancelled. Cancellation must be
initiated by the landowner. In addition, the local governments are required
to make specific findings, and the landowner must pay a considerable
cancellation penalty to the State.
A third method of termination is through eminent domain proceedings. A
public agency, after finding that noncontracted land is not suitable or
available for public improvement, may acquire Williamson Act contracted
land. The Act directs public entities to avoid using Williamson Act lands
in locating projects. The Act further requires public agencies to notify,
and to consider comments from, the Department of Conservation before
acquisition via eminent domain.
The fourth method of termination is by city annexation. Before January
1, 1991, a city could protest county Williamson Act contracts with
landowners on land within one mile of the city's boundaries. If a contract
had been protested prior to its signature, upon annexation of the contracted
land, the city could opt not to succeed the contract, thereby terminating it
without penalty to the landowner. While the protest provision has been
eliminated from the Act, there are still many acres under previously
protested contracts that will continue to come out of the Act as cities
annex new lands.TM
California Resources Agency, Department of Conservation, "California Land Conservation (William son) Act
Status Report - Fiscal Year 1989-90."
The Planning Center EIR RESPONSE TO COMMENTS
· rr~-ot~'2mm. xo/l.m Page 9
LETTER C
state of California
MEMORANDUM
~u~onmentaZ ~ro~ect~on ~gen~
Michael Chiriatti
State Clearinghouse
1400 Tenth Street
Saoraumento, CA 9~814
Dater September 29, 1992
~rom
John Meyer
City of Tomecola
43174 Business Park Drive
Tomsouls, CA 92~90
RECEIVED
OCT 0 1 1882
: Lcrrazne Van Keker~x,/~anager
waste Generation Analysis and Environmental Review
california Integrated waste Managemen~ 30ard
SUbject; SCI{ #920520S8 TI~CUT. A GEI~PLAN DRAFT EIR, RIVERSIDE
COUNTY.
C-1
PROJECT DEBCRIPTION
The Temecula Study Area is located in the southwestern corner cf
Riverside County. The TameculaGeneral Plan study area totals
approximately 60 square miles. The buildout scenario of the
proposed General Plan would result in a total of 79,299 housing
units, with a balance of residential, commercial and industrial
establleruments. Retail and business development will occur within
multiple commercial centers, not necessarily within a single
Central Business District.
COMMENTS
california Integrated Waste Management Board (CTWMB) staff have
reviewed the DEIR for =he document cited above and offer the
following comments:
In consideration of the California Envirorunental Quality Act (CEQA)
section !5205(c) CIWM3 staff will focus comments on specific issues
involving waste generation and ~ispcsal.
CIWMB staff request t~at the Final Environmental Impact RepoT=
(FEIR) identify any past or present areas of unpermitted
landfilling and/or dumping at the Tomsouls Study Area and discuss
mitigation measures.
Page 10
C-2
C-3
C-8
The City of Tomsouls DEIR
Page 2
NeW residential and commercial development~ increase =he amount of
waste being sent to landfills. To minimize the emo~_~t of solid
waate going into l~ndfills, staff recommends that the following
measles be considered in the FEIR:
A.) Implements=ion Of a recycling pro~am in the
residential development areas,
Provide "information ' =0" residents 'about' the
recycling services in the. dsvelapment area(s).
Identify buy back centers and possible markets =or
racyclables in the axes(s), Suggest to residents
and businesses that They recycle glass, metal,
paper, cardboard, and other materials to the
maximum exten~ feasible.
Pr~mote the use cf insulation and
made o~ recycled materials in the
development structuxes.
other products
construction of
D,) Promote the inclusion of recycling materials
storage areas into the design of the residential
units.
suggest to residents and businesses that they
utilize produc~s made from recycled materials to
the maximum extent possible,
Than/you for the opportumity to review and comment for the City of
Temecula General Plan DEIR. If you have any ~uestions regarding
these com:nenus, please contact Claire Miller of the Board's Waste
Generation A~alysis end Envirorunental Assessment Branch at (916)
255-2333.
Pag: 11
CITY OF TEMECULA General Plan Program
Environmental Protection Agency, California Integrated Waste Management (10-1-
92)
C1 Response:
Permitted and unpermitted landfills
The California Integrated Waste Management Board's Solid Waste Information System
(SWIS) reported that no permitted or unpermitted landfills exist in the Temecula Study
Area. However, consultation with the County of Riverside Waste Management
Department revealed that a landfill site named the Temecula Landfill was in operation
within the Study Area between 1969-1971, located on Rainbow Canyon Road, east of I-
215 and west of Pechanga Creek.
The Riverside County Health Department Local Enforcement Agency reported that the
site lay dormant from 1971 until 1990. In 1990 it was discovered that municipal waste
was burned onsite between 1969 and 1971 and had left lead residue in the soil. The
Riverside County Health Department has since aleclassified the landfill as a hazardous site
due to the nature of the lead contamination and its inability to leach into the ground
water. The owner of the site wishes to keep the soil on site pending the approval of the
San Diego Regional Water Quality Controt Board.
The owner of the site plans to build a recreational facility on the site which is currently
designated as Open Space/Recreational by the Temecula General Plan Land Use Element.
This designation allows both public and private areas of permanent open space including
local parks which also accommodates certain commercial outdoor recreation uses as a
conditional use.
Permitted and unr~ermitted dump sites
The Riverside County Environmental Health Department Local Enforcement Agency was
contacted on June 7, 1991 to determine if any permitted or unpermitted dump sites exist
within the Temecula Study Area. The Agency is currently researching dump sites and
information will be made available to the public upon completion of the study.
C2 Response:
The City started its curbside recycling program in 1991. In reference to new residential
and commercial development waste generation, page 265 of the DEIR states, "Sufficient
landfill capacity to accommodate projected growth is an issue the City must address as
the General Plan evolves."
The Planning Center EIR RESPONSE TO COMMENTS
TEU-01,11. ESnCQ~ · 10/14Sl 11181:12
CITY OF TEMECULA General Plan Program
The City Council approved the preliminary Source Reduction and Recycling Element
(SRRE), the Household Hazardous Waste Element (HHWE), and their proposed Negative
Declaration October 6, 1992 with final approval expected in late November or early
December, 1992 by City Council.
C3 Response:
Refer to Response C3. In addition, the preliminary SRRE encourages the use of buy back
centers.
C4 Response:
As stated in the preliminary SSRE the City's Purchasing Department will give a 10% bid
advantage for those construction contractors who use building materials manufactured
with recycled materials.
C5 Response:
Based on a conversation with Jo Hreha, City of Temecula, on October 10, 1992, single-
family homes built in Temecula are designed to accommodate three sixty-gallon drums
issued to residents as pan of the recycle program.
C6 Response:
The preliminary SRRE contains a detailed public education component which teaches the
communitv about recycling and its results. Specifically, it includes information regarding
recyclable products in the marketplace and encourages the purchase of such materials.
The Planning Center EIR RESPONSE TO COMMENTS
:,'r~.~,u,.mncoM. l~,m hge 13
GOVERNOR'S OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO. CA 95814
Oct 02, 1992
JOMN MEYER
CITY OF T~MECULA
43174 BUSINESS PARK DRIVE
T~MEClTLA, CA 92590
Subject= TEMECULA GENERAL PLAN AMENDMMNT
SCH # 92052068
RECEIVED'
OCl 0 5 ~Z
lm' l ............
Dear JOMN MEYER:
The State Clearinghouse has submitted the above named draft
Environme.tel Impact Report (~IR) to selected state agencies for review.
The review period is now closed and the comments from the responding
agency(ass) is(are) enclosed. On the enclosed Notice of Completion form
you will note that the Clearinghouse has checked the agencies that have
commented. Please review the Notice of Completion to ensure that your
comment package is complete. If the comment package is not in order,
please notify the State Clearinghouse immediately. Remember to refer to
the project's eight-digit State Clearinghouse number so that we may
respond promptly.
Please note that Section 21104 of the California Public Resources
Code required that:
"a responsible agency or other public agency shall only make
substantive comments regarding those activities involved in a
project which are within an area of expertise of the agency,o=
which are required to be carried out or approved by the agency.-
Commenting agencies are also required by this section to support
their comments with specific documentation. These comments are forwarded
for your use in preparing your final EIR. Should you need more
information or clarification, we recommend that you contact the
commenting aqency(ies).
This letter acknowledges that you have complied with the State
Clearinghouse review requirements for draft environmental documents,
pursuant to the California Environmental Quality Act. Please contact
Russell Collieu at (916) 445-0613 if you have any questions
regarding the environmental review process.
Sincerely,
Christins Kinne
Acting Deputy Director. Permit Assistance
Enclosures
co: Resources Agency
Pa~c 14
CITY OF TEMECULA General Plan Program
D. Office of Planning and Research (10-5-92)
D1 Response:
Comment noted.
The Planning Center EIR RESPONSE TO COMMENTS
rr~l,.zs~coM. ,~,,m PI8~ 15
LF_I Ic~ c
South Coast
AIR QUALITY MANAGEMENT DISTRICT
2t88~ =,. Colrosy DrWt, Dlamo~cl BIt. CA 91 765-4~82 (Tq4)396-~000
-qepmmber SO, lgrl
Mr. Jekn MaWr
Senior lZlsnner
CtW of Tsmmcs~
41174 Business lstrk Drive
Tsmsmls, CA. 92590
Dur Mr. Meyer:.
C~mme=t, Im tim ])~t Knvironmeattl ~ ~ br the Off of
Ttms'nlsGmmrt!P!sm
mgltlct'~ IL't0Z0834-01
The South Cosaz Air Quality l~,-,q~reepI Dlsma (Dislrl~) is respomibl= for s:iopttz~
implezncmtn~, s~d cnforci~ sir qutli~ re~lsliam in the Sou~ Coul Air Butn. The
Dismc: r:views Ind analyzes environmental clocumsms for projecm thsz m.y lenerlm
si,--i~czm air qualt~ impam, and thereon advises the lucl ~ency.
The Disuicz has reviewed the Propessd Dzah Ill for r~e ,,bore-mentioned pro}act Based
upon our analysis, the Disu'ic~ has dezenutned zha~ several shcrrx-tcrm and loz~-mrm air
quslky impsas were inslleq~m~y assssssd. The Drsh EIR does not contain .-c-~'sm or
a~ Luformstion on whi~ ~o bsse s.n informed decision.
E-1
The EIX Lndicazes ~e ezr~issiom b, cmrs u~ci, were ~rom the Dismers CP_~A Hindbook.
E-2 However. the fa~:ots used do not include hot/cold start, hot soak and evsporativ= runnin~
IOMeS. Th~reforl, ~ isl:inil~d ~133iM~m Ire I(_m~t'N~'sstly hilltar thin L13dksted sncl Ibe
amissions wilt need to be realculstsd.
.I,30
Mr. ~ohn ~r .2- O~r 2, 1992
It ts ~xtal that tn~ BIg clarify '.he re,anal setdn8 and 00peelalty the t~S~cnal p~._._. the
d~l w~th k, xp m ,nvinmmsnml proble~,m such su x~r q,.~i~. The F. IK musx ~om~dsr
oonsiaxeney of the Oecfz~ 1'~ wi~ ~ other applicable plans, includ~2:
~99~ A~r ~tl~y Msmag~ms::t Plan
local Adopted Congestion M, lzlatlament Proiram (impacts on mzabltshed levels of
Any other re2lonal pitus (gei~onnl Orow~ Mana2~nent Plan. ~w.) that
applicable m ~ Clt~ Ean.
The Dismet apprecmtsa the 0ppormnit~ ~o mm on ~e propped Drift ~ a~ looks
fol~d to r~ceivin2, revised ax~lysh p~cr :o the ~ x~ projec~ appr~al. If y~ have
any ~-d:~er questions, please oontacx Conuis Day, ProFen Supervise. at ~14) 396-30J5.
C2~:CAD:aB
Page 17
CITY OF TEMECULA General Plan Program
E. South Coast Air Quality Management District (9-30-92)
E1 Response:
The analysis in the DEIR provides quantified emissions, where feasible, in the analysis
of construction related emissions. Emissions are provided for construction related vehicle
trips on a typical site and for fugitive dust from earthmoving activities. To provide any
further detail related to concurrent development in the City would be speculative. The
development covered by the General Plan would not only be phased in over a period of
years, it would occur throughout the City and may not result in significant concentrations
in any single area. While the EIR identifies the types of emissions expected during the
construction phase of the General Plan, estimates of these emissions can only occur at the
project review phase when site specific information is available. It should be noted that
extensive mitigation is provided in the EIR to reduce construction impacts by the best
available methods. This mitigation would be attached as conditions of project approval,
in addition to site-specific measures.
E2 Response:
The emissions have been recalculated to account for hot/cold start, hot soak and
evaporative running losses. The following data replaces Tables 6 and 7 on page 85 in the
DEIR and paragraph 1 on page 86. In addition, the analysis assumptions are provided
below, replacing the Emission Inventory Assumptions in Volume III, Technical
Append ices.
Table 6
Mobile Source Emission Inventory
(Lbs./Day)
Criteria Air Sphere of Influence City of
Pollutant and Area of Interest Temecula Total
CO 55,474 62,680 118, 154
ROG 2,968 3,332 6,300
NOx 4,895 5,531 10,426
Paniculates 1,893 2.139 4,032
Table 7
Proposed General Plan Emission Inventory
(Lbs./Day)
Criteria Air Natural
Pollutant Gas Electricity
CO 383 606
ROG 101 30
NOx 153 3,486
Paniculates 2 121
Vehicular Total
118,154 119.143
6,300 6,431
10,426 14,065
4,032 4,155
The Ptanning Center EIR RESPONSE TO COMMENTS
~EM-o,,..,cra~.c~,., · tot..,m Page 18
CITY OF TEMECULA General Plan Program
The emissions associated with the proposed General Plan are expected to be 119.143
pounds of carbon monoxide, 6,431 pounds of reactire organic gases, 14.065 pounds of
NOX and 4,155 pounds of particulates on a daily basis. The change in land uses from
existing to proposed General Plan conditions results in a significant increase in regional
air pollutant emissions from mobile and stationary sources proposed in the General Plan."
E3 Response:
The EIR identifies consistency with applicable regionat plans in the air quality,
transportation, land use, and population/housing/employment sections. The air quality
section describes regional air quality planning efforts as they relate to the Air Quality
Management Plan, Local Government Control Measures/Actions and the Western
Riverside Sub-Regional Air Quality Implementation Progra. m addressing air quality and
the Riverside County Congestion Management Plan TDM requirements. The circulation
section considers consistency with regional transportation planning in and around
Temecula. The land use and population/housing/employment sections address SCAG
planning for jobs/housing balance in the GMP and the AQMP. Elements and strategies
of these plans were incorporated into the General Plan and EIR wherever feasible.
The Planning Center EIR RESPONSE TO COMMENTS
r~-~,w. isnco,~ · 1oa.m Page 19
RECEIVED
RANGE
SEP 0 4 1992
MICHAEL M. RUANE
DIRECTOR.~.4A
THOMAS i. MATI~a'NS
DIRECTOR OF PLANNING
LOCA'I~ON:
12 CIVIC CENTER PLAZA
SANTA ANA. CA
MAIUNG ADDRE9R:
P.C. BOX 4O48
SANTA ANA. CA e27131-404~
John Meyer, Senior Planner
City of Tamecull Planning Department
63174 Business Perk Drive
Temecule, CA 92590
SUBjeCT: DEIR for =he Gener&l Plan
Dear Mr. Meyer:
F-1
;Thank you for the opportunity to respond to the above referenced item. The
County of Orange has no comment at this time. However, ve would appreciate
being informed o£ any further developments.
If you have any questions or need to contact us, please call Karl Rigoni at
(71~) 83&-2109.
Very truly yours,
For: Timothy S. Neely, Manager
Environmental Planning Division
CH:sahEPL01-135
209031A~5119~
Pa~ 21
CITY OF TEMECULA General Plan Program
F. County of Orange, Environmental Management Agency (9-9-92)
F1 Response:
Comment noted.
The PLanning Center
EIR RESPONSE TO COMMENTS
Page 22
818 West Seventh Stmm,12tl~ Fleet · Loe Angeles, Cmlffimla 90017-3435 '~ (213) 236-1800 · FAX (213)
September :23, 1992
Mr. lohn Meyer
CiW of Temecula
Temecula Planning Depa~h.ent
43174 Business Park Drive
Temecula, CA 92590
RECEIVED
5EP 2 5 1992
Pa: Temecula Dz'~ General pl_n.
BCAG ClcafinFrhouse # 19200089
Thank you for submitting the CiW of TeJnecula's Draft General Plan and DI~IR
to SCAG for rcvL-w and comment. As ~uwid= C~t~ng~ou~= for reSionally
reviewing .projects and plans f~ consismncy W~th the Regional Housing Needs
Asseument (RI-INA), the Relional Mobility Plan (RIVIB), the Growth
Manalcment Plan (GMI'), and conformity with the Aiz Quality :Mangemere Phm
(AQlV~), all of which ale inctuded fit the State Zmplmen=don t'la~.
SCAG comments are taunt to Fovidc gt~dance ',via the context of our rq/onal
goals and poEtics. These goals and poEtics have beet adopted in the SCAG
rCgionaZ plans specified above and azc based, fit pan, upon smm and federal
mandates. WllUc the Cky is not re~?ed to undr, m.1~ ~e specific ~cdons
Leco_mmended by SCAG or other agenciu through the Inter-GovcrnmcmslReview
Fzoce--, there Lre z~luizements in stare and federal laws for consistency
conformky with regions/goals and plans.
If you have any quesdons about thc attached corm'ncnU, please contact Barbara
Dove at {213) 236-1861, She wL11 be happy to assist you.
Sinc~-=ly,
ARNOLD I. S~m~WOOD, Ph.D.
Dkector, l:or~.sd.ng, Analysis & Monitoring
Paee 23
P~g~ 2
SCAG COMMEqTS ON
Tw~-C1TYOi~TISMEC'u'LAOENERALPLANANDEIR
PROY~CT
This is Tcmecula's farst General Plan since incorporation in 1989. The Temecula Study Area
is locatcct in the southwes~'n corner of Riverside Coun~ and consists of three distinct arm:
the inccrporausd City of Temecula; the adopted Sphere of Influence for the Cat,/; and an adjacent
area west of Winchcster Road within the County of Rivm'side (for Geaeral Plan putpores, this
third area L$ called the Ar~a o~ Illt~r~t). Temecula is 85 milm south~st d Los Angels; 60
miles north of San Diego and 40 miles south of Riverside.
Th: City ~com~sse, s ap~mly 26 ~uam ~ whi~ the Study Ar:a totals appmximam]y
60 square miles. Tenmcula ~tly has abou~ 30,000 acres of undeveloped land. B,,~u~,mt is
anticipated to m]z fort,/or more years.
The General Plan offers a Vision Statement which includes the following concepts and values:
A balanco of residential, commercial and indu.m'hl ot~tiss
Retail and business development within multiple commercial centaurs, not neceasarfiy
witttin a single Cenuml Business Dhtri~
A convenient and etfeciive transpotlalion ~sw, m which includes vehicular
sir, rail, bicycles and pedeslrisn modes of travel.
The Gcne. n~ Plan aho sets forth a series of goals for each of the Plan F.~menta. Among
Land Us~ Element goals m:
pubic lana
A Plan for Old Town T~ tha~ enhance1 econom.~c viabilRy, prese~es his'te~n
structures, adth'~sses parking att~ ~ improvement n~is,
Orderly annexation and deve. lopr~nt of unincozlxzat~d ar~s within Tem~-ula's
of Influence.
A City which is compatibl~ and coordinar=d with regional land us~
The Air Quality Element goals include:
Improvement of air quality through proper land use planning in Temecula.
Enhanc~i mobility to minj,~,~ air pollutant smissjons.
Incorpon2 energy conservmion practices snd x~-yclinZ to r~tuce emissions.
Eff~-'uvc coordination of air quality impiovement dforts m the Western Riversida area.
G-1
RF-GIONAL I~LAN l~OYlf'u:.~
Thor,' ar~ a number of policies expressed in th~ Growth Management Plan (GMP) which am
Pag~ 24
Page3
zuXm, ant u~ this pzojcct. Amon2 them are policks which would:
Promozc fumzg pan=as of urban development and land use which reduce cord of
good mar..h bettureen future 2mwth ud the phuing of new facilities or cxlmnmion of
exis~g ones.
Bncourage sxo~fth ~ occur in and mound:
- sctivity cenien
- undc~,~il;-,.~ infi'um sysm
- areu ~_,~jng ~=cycling and zcdeveinpmcn~
Bncourage mixad-use developments and other .-t~_nning techniques to make employment
centers easy to walk to of reach by nansit.
Achievc bcU~r jobs/housing balance at the subregional levl
encourag~nen~ and provision of ~ccndves to auract housin2 growth in job-r/ch
subregions
encouragement and provision of inccn~ves to atu'a~ job 2~xwth in
subregions
To the de2ree pouiblc, achieve a b,lnnce, by subre2iun of the type of jobs with the price
of housing.
GROWTH MAN'AGFM'~NT
Tcmccula is locat~ in the urbs, fi~-g, housing-rich Central Y, ivenide Subregion, SCAG's
Regional Grovah Mana2cment Plan states the 2010 houmi.2 farecast for this subregion is
258,800 units, which is an addition of 168,800 units over the 1984 level. The employment
forecast of 1?9,500 rq:xruents 139,700 added jobs between 1984 and 2010. Tnc job/housan[
balance ratio of .45 in 1984 improves to .70 in the year 2010. The jobaxousing bahnce
performance zm/o computed by dividing addad jobs by added dwelling units from 1984 to 2010
is .83.
G-2 The Study Arcs is predominate/y a rexidanthl conunity with large arm of undeveloped land.
A mix of employment and housing opportunities is a major focus of the proposed General Plau
and fi~e polieiu conmir~d in ~he land Use, Bconomic Development, Housing, and Air Quality
BlemenU reflect this fOCtB. The T~fd Use Eement dtK~Mes developing Village Centen
throughout the area, the concept being to develop mixtures of comme~:ial and ruidential uses
that will minimize vehicular cir~ula~on raps and avoid sprawling of commex. 4-l development.
Sta~emenu in '.he implem~.,rlon i=ogrdm which suppen the 2oals smr~t in the Air Qualit'y
Elem=t incluc~:
Establish lcr..al performance goals for vehicle miles traveled 5rMT) reduction which
Page 25
G-2
PaSe 4
consistent with SCAG's Growth Management Plan recommended standards for Westran
Riverside Counv/subreSion.
Improve jobs/ho,_~in2 balance by encouratin2 th~ development and expansion of
businesses, while also pzomodng hou~.g, affordable to all segmems of the populsxion,
nea~ these job opportunities.
Develop air qu~tity mifip~on mea.~u~ to b~ ~ in consid~ing future development.
Approve development that could Si~tly impa~= air quality, ~ individually or
cumulatively, only if it is condilioned with all rP. Asonabl~ mi~ilafion measures to avoid,
minimize or offset me impact.
Recommend. flons
SCAG recommends r,ha~ the City phase developm_~nt so ~ boffi jobs ~ ~2 ~w ~ a
complem~ ~n~.
G-3
TRAN'SPORTATION' DI~-MAND MAN'AG~MI~TT ~iVD
Thc General Phn contains several 2oals, polici~, implemenlafion pa'o2rams and
strate~ie~ rej4xt~d to TDM. The General Plan states that the City plans to adopt a Tzip Reduction
Oralinane, to promote the use of alternative work weeks and flextime among employers,
encourage thc formation of Transpamfion Manalement Associations CIMAs), and to require
opr. rators of major outdoor evenU to subink a Trip Reduction Plan
However, m be adequam for the purposes intended by the SIP, the TDM program should
specifically addllss the following elements:
1) An adequacy det~l~i de,~ription of TDM m,'~'cs incorporated into the plan u
mitilation measures or features of the plan.
2) Expecr=d effect and VMT/VT reduclion tar2cts for ,'~'h comportera of the TDM
ysugr'4~.
3) l=undin2 sources for cach pfoifam component.
4) Idenffi~r.a~on of the aicncies or persons responsible for monitoring and administering the
TDlVl proSram.
5) An implemcntation schedule for each TDM prod'am component.
Recommendgfirm.~
The TDM policies and programs of the General Plan should be designed to include commitments
to specific TDM programs with clear delineation of P, zponsibili~ies, trip reduction zari~s,
financial arranSements and specific schedules for action on each specif-xc m~asum.
Page 26
Page 5
G-4
SIP COI'ql=OR,MrrY
A project h found to bc in confomumce with the State Implen~snv,~on Pkn (SIP) when it has
satisfied the followin2 thr=~ czit~ia:
1)
2)
3)
It improves the subre2ion's jobs/housin2 balance performance ratio or is conuibulin2 m
atuinmanz of the appropriate suhre2ional VMT inlet,
It reduces vehicle trips and vehicle miles thrilled to the maximum cxtem feasible by
implementin2 transpartalion demand mana2ement str~gies.
Its envir~mental document includes an air qualit7 analysis which demonstraws that the
pwject will not have a signifi~-n_~ ne, ga~ive impa~t on air quality in the long t~m.
All mitigation measures associated with the (Jeneml Plan should be moniWl~i in accordance
with AB 3180 requirements and rearted to SCAG throu2h the Reasonable Further Pro~ss
R~por, s.
Pa~e 27
CITY OF TEMECULA General Plan Program
G. Southern California Association of Governments (9-25-92)
G1 Response:
Comment noted.
G2 Response:
Comment noted. The General Plan Growth Management Element contains Goal 2 and
Policy 2.5 both of which encourage phasing of development in a complementary manner.
Specifically they read:
Goal 2
Orderly and efficient paRems of growth within Temecula that enhance
the quality of life for residents.
Policy 2.5
Encourage new development that helps to create and maintain a balance
between jobs and housing opportunities."
G3 Response:
The General Plan does not intend to provide the program design for the TDM Ordinance.
The five components necessary for the purposes intended by the SIP will be addressed
during the development of that program design. The General Plan clearly commits to
providing an Ordinance, however trip reduction targets, timing and responsibilities are
issues currently unresolved at the regional level and are inappropriate to address at this
G4 Response:
The City of Tcmecula General Plan adds employment to the sub-region and therefore,
improves the sub-regional jobsMousing balance. In addition to improving the
iobs/housing balance, the Plan provides for an increase in non-residential land uses which
generates additional employment and services which are needed in the area. Specifically,
the Plan increases commercial and employment space in a City that has substantial
percentage of external trips for these purposes. Therefore, a decrease in average trip
lengths is expected for trips originating or destinating at these land uses. Additionally,
the future TDM Ordinance will encourage other types of travel modes including transit
and bicycling.
The Planning Center EIR RESPONSE TO COMMENTS
~-~,~aspzcoM. ,,,,,m Page 28
, %_ RIVERSIDE COUNTY PLANNING DEPARTMENT
~*" ' ["'~ Joseph A. Rlcharas, Planning DIrector
Y . ,,,:,~ 7~ ~ Keith D. Downs, A.I.C.P., Assistant DIrect-
,,~.-_.
BCM:7683
September 23, 1992
Mr. John Meyer. Senior Planner
Temecula Planning Depmrth,ent
TemecuJa Cit3' Hall
43174 Business Park Drive
Temeeuia. CA 92590
RECEIVED
SEP 2 8 199R
Dear Mr, Meyer:
We are requesting a one week extension of time for the comment period on the City of
Temeeula Draft General Plan Environmenial Impact Report. We received Volumes H and
III on August 2.5, 1992. Volume t was missing. A request for a copy of Volume I waa
made by the telephone to IVLr. David Hogan of your devp4ment on September 18. We
received that copy on September 21, 1992.
H-1 The review period ends Sunday, September 27, 1992. The county offices are closed on
Friday, September 25, reducing this week to four days.
We c,~n not complete our comments by the September 27 deadline: therefore we are
respectfully requesting a one week extension to September 30, 1992 to submit the Riverside
Coun.ty Planning Department comments.
Thank you for your thoughtful consideration of th~s request.
Very truly yours,
RIVERSIDE COUNTY PLANNING DEPARTME~xFr
Joseph A. Richards. Planning Director
/~everl~dlds Mclntosh. Planner III
BCM:rk
Mc, t~ Office:
408Q LEMON 5T~ET,'grn FLOOR 4 ]~02 CO~JNTY
~VER~DE. CAU~NIA ~1 ~M~. C~ORN~ ~3~
~14)275~. ' '. ", - ",~.~14)~1~-:~ ""
FAX (714) 275-3157 ., .::; . .- '. -~F~1~51M . . .
Page 29
CITY OF TEMECULA General Plan Program
H. Riverside County Planning DeparUnent (9-28-92)
H1 Response:
The extension requested was granted and a second comment letter was received from the
County of Riverside on October 3, 1992.
The Planrang Center EIR RESPONSE TO COMMENTS
BC"M~TO84
Oatabet 2, Zgg2 _
LETTER I
J~mDn A. Itlc~c"mi. Planning DIrector
Kelfi'l D, Downs, A.I,CoR,
Mr. John i~leyer, Senior lsJanner
City of Temecula
PlannmS Dapmmxt
Tmnecula City Hall
43174 It~siness Park Drivs
Temect~L CA 921~
..%'eUce ~ Coml~tion: City ~ Temec~la C-criers/Plan D~afi Envtrmunental Impera
Repo~
Deer ~r. Z~m/sr:
Thank you for the c~Dormnity to cammere on the Draft Bm, irc~menml Impact gaperr
(I:)EI~) tc~ d~e City of Temectt/a General Ptan.
The~e are several issues of relichal concext that will or could be tmpa~ed by the
implementation o[ the pr~ssd Tsmseula City Gmueml Plan. Those reStcull issues aifsc~
Riverside County anvirmlansnmjly and riseally.
Pot c:cxmpla, ~ quality is ,, rqionxl issue. The 68,000+ poun~ of carbon mencede that
will be generated da~ at bttlLldcut. s~rdinI to the DBIR. oonstitu~ea a lax~ms
I-1 environm&uxxl Lmpae~. qTv~en conxidlred in ccneext with.the plans of ether cil~e$ in the
Stair reviewed Volumes L I~, and TTT Of the DEIR in conjunction with rasps and po]ieles
which ~s ~t d order, ~8 e~ent re~ ~L ~s ~ ~u~ have b~n
tdcn~ and uc ~t~ b~ ~s ~dsr of ~e Table of C~ Vc~e ~ ~P
DB~):
Page 31
.~r, .To]s= Meyer, Se=ior Phnnm
City of Timmcuia
October Z 3.g92
:Page -2-
I-2
4,2 Aj~ Ql, la~
4..3 H,/d~o~,
4,4
lqialol~,&l
4.6 Land
4.? ~t~
The T~P DEIR is idenz~ed ass a "Prairm" XIX (CXQA du-~del~nes, Soel:l~n 151~8). Sin~e
the fina! I~IR wifi sexve u a~ umbrella domxmsn~, alatnst which proposed developmea~
proJec~ are to be reviewed, ~borau~b, ha*depth review af the DBIR is aixpropzia~
ANALYSTS:
Environmental Iml~em
4.2 Air Quality
The Riven~de CourtW P]anniq Departmeat is concerned with a~' quaUty tm.x~-u to eur
client3, :he rnid=nU of the County.
TGF DE]R,/V'ck~me II, Pl. 85, Tables 6 and 7) clsuly p~esenU awesome hnpsms m the
South Coast Air Bluin (SCAB) and the Ctutrsl Rivsrsids $gbrsi~[ex~ Ac=onitnl to tha
Soud~ Coast Air Q~t~ 2vtana~emeat DisU*im (SCACND)t, l~11uttnn can in~saso
mortality, clamaSs aFicu|tu~ and nanxral and man-made matsflail I~d dagrsus vjlibtli~,
Air pollution ruults i~ xn~reucd heaJth prohim loss of pr~uc~/ty at work and ~n school
and ~ inc:eue in the use d medications to reAleve symp,,~ni d pollution IJJrllvatld
iJhlesses.
i Draft Cw-QA Air Q~aZtty handbook. South Coat Ah' Quality ManlSemea~ DistrOt,
Map 19r2. page 3-1.
Pa~c32
~r. John Muysr, Seniv Plsnner
Ctt7 of Temseuls '
0ambe7 2, Lq92
Page -3-
I-2
In ~onn~s~, the economic benefits sm'ning ~r~zn improved air quslity sre conssrvazive~
T~e state and federal stsndsrds with which ~urisdi~lo~s m supposed to ccnnply bsve been
cloveloped ~ prozea human healS. Them s,se,~-,ds hsve bun ~ aX levels below the
polluun~ ~ncsnn'axion lsve~ which m'e k~own ~ be in~urious m human lle~ltll and well.
being, The nandards are cles~ned m include · marSin of sa~t7 ~n ordar to p~msc~ ~hoss
rsaidsnts most ssnxi~vs to t~ pollution.
Tl~e eftecru on hum heakh ~ SO~, CO, NOz and PMte are ssrkms, The macbed ruble
clearly illumms ~npanz
:Based ul~m '.bcsc dam, ,.he total CO contribu'dou ~ 68, 1.69 l~unds per day, as projccted
by fine TOP DEIR, wfil tmpac~ ~e air quall~ of Temeouh stud axe rsSion to a mml~
un~.ceptable level. That ~lure xxanalates into 81S,028 pounds or 409 tons per yse of CO,
· lsollumut kn~.n m causs dsmqs m human hsal~ and dssth st Mih lsveJs ~ exposure
and them lsvela are eonmldarsd aecepxabls (a~cordtlg m *.he T~P DN~ZR) for an area that
is a~'eady idcn~ted u a non-sP. xtnmsnt aru.
When combined with ~he ftgures ~or Rsscdve Orlmmk~ Oases (ROd), Nl~roisn Ox[dea
(~O.) ~nd pnnimslnlos, *.he mlnl proands aon~zibutsd pop d~ pro O mind-boJJlinI ~4,i~
for the threshold lavais.
; Ibtd psls
Pa~c 33
City
C:~tober
Psfe
The threshold {mlterit fo~ demrmbLinS atpllfianc~~ ere in pounds per day:
CO ~0
SO; 1~0
NO,
PM~. 150
The illurea in the T~P DI~rR all exceat the thresho/d Isis
I-2
The analyses d tr-~ levels a: :,,re,_ .~_-'e's lud ~he poliumnt levels at · speeific mmz~er
d feet above the Iraand Ire me-w~lleu whea m~muimXive impacts from the ~ da~
pofiuranm [eriefeted sad centribuzed t: the sir &re to hartsaden& The cum'dhttve e~m
ire whet ccnm~ All the lasses addressed in the TGP DRIR are sfbmed by the pollution
levis prese~ed in DPJX under Loaf. term Impab~
The prsdimsi l~vels d l~l~ti~n will hsvs rs~[~s,l impam whi~ will bs nsSatt~
resident lx~l,~i~us, v~tm sad me rqtonal and l~zl s~}n~mitss.
CITY OF TLMXCIILA DRAFF GENERAL PLAN
~lr Quality Element
The Air Quality Element seknawledps the dan&mrs to the eily's residents ~ polluted sir
&rid ~dresses the ct~', oblt~ioas to canplF with the Federal (lgT0) sad State Cbsa Air
Acu (I ~M), wopera*- with the Weeturn KiverUds Council o~Oovermnanu (WRCO0), the
SCAQMD and d2e Southern Calfforms Assccistton c~ Om~emnmm.
I-3 The draft do~ment CTOP) hb'waver, is riddied with words rucb as "ene~rqe, promote,
perucipa:e"; words that bays ae mandatory sutbority, l'as word "require" is used rely ~
Ln the entire slamam. The word "adop~' is used only twice. Tl:ds hap TIe c/nation d the
~lcpth c~ ~c ctt,/I co31=litznsll! ~O bl3pove air qgS~ty.
The TGP leeks .pe4fifletty. There is no .peetae rderenoe m the ute o~meuursNs metheals
to achieve specie pollution reduction jaais for the ci~, its sphere a=d &Tea of intorest.
Clapmr IZ, ILl
Mr. John Meyer, Sanic~
City of Ternscub
i-3
The attached letter from-the ~nvh.^amenlzl Dalenee Pared (E:~ to SCAG. presents an
ovarvasw of some of the coml~licatims that can ~esult ~rom introductni addlehal ozone and
catben mcncaide into s non-l~mkaxem ares. Fee example, Fedstag), funded proitems such
u: the Inmrmodal txrtJice Tmnspermttou F. eiciency Act (ZSTF. A) of L991 1=roltibttl
pro~rxulmin2 the nee of fuderal funds for llsm ~n non-attainment areas under certain
circumstances. As such, the TOP hu regional rxmi~ca~ons relate to future federal
fundinS ~ee u'xuspeemficn proira.
4J HYDROLOGY
This section cf The TOP DXI~ does not captain the reasma for, nor importance oL the
Santa MazSar~ta Rivet warmabed. The Santa Marprita River is considered to be an
~mporcut rr~ naticnallyl s nlttiona~ remuxce. The flyer ia its trltutariel. The maba
=abutaries crZ th= Santa .%iliatilt RS, er arm Temecuta and Mumeta lq. iven. Bach o~ those
rivers hu its own watershed. The entire watershed, and msrJa o~ the other watersheds
should be cLtlousesd oollecl~'ely and indtvtdul~. The flood controJ prcrpcmall in etch
touter or area drainsto l~lan ahould be rtwtewed and revised in eedg to make those plans
compatible with the Sane Mariarite Rtver Meetle~eat 1M, n. ,&_d_ _ _,~lonally, conaideratton
should be liven co the followill: dlv~lopm~t in .the flood ~h~We c~ Tememzla Q'Mk
th~ld be prch.~bited; cancrete lined chub should be des last choic~ when ~ ~od
FenCe alone levees cr chaineels should be .hemp Mctnl which allows malt to me~fium am
ma~,~sts to reach the ri~arian resoux~el while resu'tctm2 hmnl~ acoeu to the flo(xi oontrol
l-5 ~annea. It mldces no sense to revel=ate flood plains xlag restore stream chmaeis Lf the
acceu for w0d~fe is blocked by chain rink ~Euces. Fencing Fropenis and monitorinI should
be included in d~e ~lztsl
NPDES:
The TOP DE.TR does not ineiudes cUleuaiou ~ the Xattonal Pollutant Dtscharle
E,limineUcn System (.NFDF. S) and how it applies to Tamsouls.
I-6 The NPDE$ p~oFam is part of the Federal Wafer Pollution Control A;t (Clean Wamr~
- [CWA]) w~ wO meted m m~s u~x~ ~e ~je ~ ~gu~ ~to ~e wsWn
o~ ~m United Smtek ~ a~ I~ ~e SU Water R~ces C~u~ Bo~ Di~don
of WEtor Q~uW is r~,pemibh fur admimseatiq ,.hi. pr~ratu.
PaBe 35
Mr. John Meyer, Samor
City of
October L
Pap -6.
BIOLOGICAL RESOLdiCES
112 ud 11~ ~e ~m e~ ~r, ~ ~: ~n ~6
the sensitive species listed u occurtin4 in the TOP Dill m ~, number 33, the
TIdewater Soby (Wuqyete~obua newb,,n3~. a salz witmr fish. This require an uplsnaUn.
The map (FtSure 16) id~n~,/inj sensitiv~ species ~ m~m ud p~ r~o~. ~e
lq~d cumu ~ b~ brat ~e Sum Rm Ph~ ~ ilc~ as h~ ce~n
species pr~n: but ~e map ~ ~ ~e nm~m ~ ~o. ~ a~B~ ~ ~e Santo
~S~u River ~o.
Other colTSo'dOnS on ~e map ere listed
Santa R~sa P!atesu
, Oolden eaSlss nest mcems~nlly there
, The fsiry kl~,imp ~re ~ssmn in the vsrnsl pools.
· The wsszsrn pmsd mule Is ~smnt
. The whip~sil is preMnz
,l~i~unuin lions are present
r Vst] Lsk. s
Santa ?,f~rlarlm ~Jver
Pa~e 36
;o~tu Meyer. Senior
o~ Temecuh
.7-
|-7
Shunlt Hotlaw/Rmncho Bells ~m Specific Plan, $P 1~, (now name Moanran View)
· Golden mallms rqulaxly ~arqe over the 2ra~ o~ the flea around and
tnctudtu2 ink Hollow.
. Stepbeet misttoo rats occur, or did occux. prior to the ~ c~ the habitat
(1991) under ms ]andownor'e al/~catton of abe (SKR HCP tmplsmenmzion
agreements).
Text~
The TOP DIHIR is identified as a "program HIlt which is ~t~nded to aexve u the umbrella
envircnme~zxl documenz. The decision to request fttrther st~ea will be based ulxm ~js
document. The Biolopcai Resources section is inadequate, incomplete and inaccurate;
therefore that sicdon shald not be used ~ its presmx: fcrax.
4.10 TItA,NISPOXTATrON/CIRCCLLTION
|-8 { TCP CarraYon: Filmre 3, Smd~ Arms Circulation Roadwv/s map, pMe 19{), has blank
~azes on the Island, This aftof rendm the map useIon u s za/re=ct.
S~a~ Feps~ecl a mama :o c~mp~Te the zo~ duafficattmu m ~e TOP ud ~U~
C~un~ C~rehen~ 0~ ~n C~at~n map (Fi~e ~.?, Stu~ ~ea ~, pale
204).
I- 10 Differences in clsui~catton indicate di~erences in right-of-way width and number c~ lariat
Followart2 it a list of the roadways located in the area of interest or ~a sphere d 4e~_mnce
which e. re non-m0mtenZ or mmtchec~ with the county's roads, u ahOwU on one of both
maps.
Pa8c37
.Mr. lob= Meyer, Senior Planner
City of Teme~la
Oc:cbe~ 2, 1~2
Pale -8-
bad
110' ROW
RCC~I~IJ.
SR 79 (ninth) zo
(Murr~ata Hm Springs Road)
hcoadar/
88'
net shown
(area of int~rnt)
Armrial
ROW
1-10
(SOUth O/Benton
between North ~
BrlBs and South
d Brllgs)
54ajor
120' ROW
88' ROW
not ahown
nm shewa
The gen=ztl plan may have to be amended; financan2 mecluaisms must also be prov/ded.
Impacu to adopted locaJ or ?eticmal xecreadonsl =aft x!~gm=enU must also be conxidsrsd.
The mu/~LpHer effect d fiscal impsas on the count7 rmltjn2 fram in~rm~ ~ at
intersecuons whets perpendicular roads and tile TGP reads mast ill the Coun~r area& Is
aho xn imp~-ts.~ point n= be ccsids~ed.
Impsets
F~n and ioremcst is the mean/rode d the pro~ected number o~ end trips da~y that will bm
acr, onunodated by the TOP DBIR Cfrmala~n Plan. At btt~dout. the Preferred Aimrestive
for TOP would $enerar~ 1,102,700 zr~p ands dally. These numbers clearly point to ths
l- 11 source d the 68,000, pounds d CO that ~ be added r~ air o~ ecmthweatam Rivesside
CounW daily. Su~ an ext~m mad nctwrk will Seriously e~esrbam the s/ready
de2raasd air quafity ~ the
Pap 38
Mr. 1ohn Mayer. Senior Planner
O~t~ar 2, tgG
Page -9-
1-11
The final EIR shou~d discus these Fo~nU. Tho pocentlal need to cream new costaunts/
service areas or Br~dp and Road Assemcent Dbtr~cu tn adjacent unbxoorJ:~raad ainu walt
have to be thorouGhlF analyzed.
BIOL~)GZCAL IESO~YRCES
Tile Rt,~sidinn alluvial ~an scrub is ~'ound on elevated sUeare terraces u well u alluvial
~-., This is ad:h'used in the biolc;cai rapes ~r the Metropolitan Water DtsU~et
~) and the Vail lake IramaR setdew, era ~or the Vail lake xpm~t~tc plan site.
Pcpula~io,~s cf Cen~l;~;ta~a ~ were fiend on elevated r~'ws~ terraces in that area.
All oi' The plant ccnunuxd, zise c~ special concert are ~po~t ~ m requ~e a~d~
te mat ~1 m~od f~ ~ ~ u~ue n~ ~
Vern~ Ptmim
The statement is made tn the DN.I~ that the vernal poet phut qH~ee ~ (sp,) is
~ouncl 2ttX o~ the Sum Rosa Platea~ That statealtent is inC~lTlCt
I- 13a Two vernal pools wit mbug populations c~ Dowtniia bardstint them wcrc round in late
~rmg, 1~92 in active
amnto,~ Koad (ncmeut d the old Benton School she). ' Mr. Andrew Sanders of the U.C.
Rivemale Herbarium was re4Nested to So m the site aud lock for Ot:urt's 2rau. The sits
is dearly within r. he sphere c~ in~uence oi Temscuin. IVlr. Sanders, can be conmctsd st the
UCi~ Herbarium
We a~ree with the statemere in the Trip DEIR, pa~e IZI, pmlrsph 3, '~ ~ p~
I- 13b ~e mm~em ~ a~H~ ~ D~m~ ~. u well u ~e ~u ~ w~ ~e m~ut
~ I
.s ~zed, ~e S~ ~lo button c~e~ ( .~ aH~ a~m V~ ~.
' I~ttmr to: Mr. Wayne S. White, Field Supexviwr, U.S.
19~Z ~ C~n~ Pl~m$ Dep~nt
Page 39
.Mr. ~ohn Mayer. Sen/or Plmmsr
City of Temsauls
O~.obsr 2. ljg2
P&~e -10-
1-13C
and 1~ ~e ~s ~ p~ ~
~l~t m, is ~ ~ad~.
4,4 IA.ND U$~,
Ralton=l Phnnbl$ PrortmJ
The Southern Ca~cr~a Auazia~ian dChnvernznenu (SC. AO) b responsible tor developlS
bn~onal proSrums m sddzms the problems d transporzs:ion. binrunS, ai~ qusltzy and
grQwzh msuag~nsnr, Population ~l~nves and the dimm~u~eo
bun ~ pitrimS s~eq~szs inbastmcmre in ~e region.
1-14
If and when control measures ale adopted m comp~ w~th ~e 9~Q~ Rulu ~
i~ras~ ud b~u h~ ~ ~e nn~s jufi~on ~ be ~.
The ~ impsms d corrective measures should be included and analFzed the fiul TGP
DEIR. Tn~s is especially +raptintent in view o~ ~e fact that ~e hal riotureen: miendad to
be s "proiTem ErK".
4J. AGRICULTURAL
Riverside Co~nt~ rub e,~ mxewtde in st2ricultu~s production. ~s m~fip~ s~
m~es a~nltu~ ~e 1~2 ~ ~ ~ds C~.
The SO',A~hwest Area Communi~7 Plan (SWAP) Land Usa Polistas innin:Is is goal
preser~s qrnlm~ lands and matt assoctamd usa in appropriate lo~aUons within
'Fne Ann ericart FarmAnd Trust repoms that land conve~'t~d to devel~,~q.ent bran aSm-Aimral
uss requ~zes S1.2~ tot sash $L00 d -,~, col~nsd. In contrast, activz aFireAltars mica
only $0.12 par ux dollar. (Conan: Eric Vtnk, American Parroland Trus~ Davis,
ClearS/, the ccnvsraion o~ agricultural la~x.d m urbml~d bud uss has a nsptive ~mpan can
Page 4O
M,~. John MeTer, Senior
C.~ of
C~tebaf
Pale
1-15
4,11 FUBL,/C SDY]C:~~
(4.11.1 throulh 4.1Lll)
See eommenU on agriculture
4.12 ,~EST]'IB"ZIC:S
The ~ Farm Cen+..e: ·$ the Untvorsity of Cal~o~a, DaV~ and the Buresu of Land
MxuaSement ~XI~ studies zspon ~h·x them is sc~om~ vabs ~n b senic/nsthe~
quali~js of farmland. open space end rural roads. The BL'~ kc~w~ and h3m
progem cncountle U*avolen to visit xursl and mini-rural ceu, thon~y euhancin2 ~he laml
economies r, bxouSh the dolhrs ~ b7 murbu,
1-16
The Small Farm Cantor sub report that reed·ida hnn rods sm ·e~n~ma--~ viahis,
psmt~es out cn ~unday drlv~ visit hrm stands, T!ds Monahie benefit helps to obvgtto ~
and ~ c~vsn scani~ and or sF'icukural areu to urban land use and prolids a son~s
c~ relje~ f~om urban pressures,
The finsl document should discuss the value of aestheticahoy pleasing hndampes to the lccsl
fed regionsl ecocomy sod health of the residerim and visitors.
The finsJ fIE should include an ans~ of the 5scs| lmpacu that will result ~rom reduced
1- 1 7 aSficulmral Ina,me tnclucUn2 the multiplbr xebcts and lucre. ned cmu asso~ted with
dqrsded air quality and imp·ted circs~lafiou sysmm~
4.17 C~;MULATIVK IMPACT~
1-18
The c-.~muhcive ~mpmcu ~o the rqion ale s~,~4scs.uz and the propreed ml~2&t~ons do not
reduce the fmpaczs to a levtl d 4~tignificance. Moni~rinI pro2rmns so not included.
Such proSflint enabl~ ~urbdicttons to track the success or hibxre of spect~ initiations and
~.ake cc~ecfic~ ff ninemary. The ~*~ ~ xho~Jd fi~tuds monitarini proposals ~
ac~cm~sey ths mit~azions lnapmed z~ reduce enmula~m impa~x
Pa~ 4z
1-19
S.1 ALTEP~t~LT~S
of Temac'ulk the ST=he of haulme ad t. be srea of latereft,
update ud EJ~. ?Z you l~ve tin/ estious about cornmenU. ploae Goutat
9ever~y Chtkb ~ehU~sh (7~4) 275-Z~ of our eta~ our
Ver~ truly
RIVBRSIDE COUNTY PLANNING DBPARTME'~
Joseph A. l~eas~s. P~umg D~somr
;J:BCM:rk
Page 42
RE: N'otic: cf Pro.el:saC F,n:mn;~.r:C Smms fc:' Four Fairy Sl:rimp an~l :.ha ';ernst Po:l
Tadpc!c $~:im? Endemic :: V:mat PooL'~ an:~ Swaiea m CalL~rnim
D:.r Mr. Whi:.::
four apetic, :f Fai~ ~hr[mp and ~hc Vcrnni Pc~ Tadp~l~ Shrimp.
· 'Fh.~ :.:]jun:: fn~:V sh:'!:rp "Br~,'~c!'finccm '.vnch!) po'..:uln:icns loc~tec~ on ,.hE Sant.,~ RaM
Plntocu Ezcl:~::.".! ~csc:'vc arc now prDtcctc'.'. However, ~e dcg;':c of protection provldc~
for :nz Skunk: ,'{nl!o,v pcp::iatio~ ~oca::d on :~,,' llanck:.o ~e!in VIsta Specific ,:'ran No. :84
(now na.-.~c-j Mout:'.ni'.: Vicw), sitc is quesd~::.ab]c. The I~0 ac:'c:s surroundin~ th'- vernal
p:cl (SkunM i.!c!~ow) :Invc ~ecn rcnccd %vi;n ~yc~oz:: fenci.n2, The ~alanco of Ip-..ciF,.c ~:tan
actcog- was discc:~ ~t':~ ripple cvcr n y~ar ago. In ~:c original ~pecj/~ P!nn, SP ~ I~,
R~mc.'.: B--!la V~arm, the I~O acres, inciudin~ r. nd surroun~!nl th~ vernni pcot, arc act'lacMe, d.
for eventual d~vclopn:cn:. Major rosa improy:menu are also pjann:~ fi~rouih and arc~und
',he S~ccifi: Plan acres. F~d::'nl and ~t,~tE urnnspgrm~ion morI~y will ',Andoul:tedly ~e usmd
to cons:rue: ;~:sc Amp,"ovcmBnu. T,:: roads ~i]I impac; :he wa~:rs~,e," for the ven'ml pool.
~O~ut:~. Cnr~ro-,~en~ on site. In :m'iy I~2 (April) an imn~n:ur: golden :eEls was
pcrch:~ nnC fcr~giz:2 over fi~c Specific Plan
~ piannin~ staff ~n sprm2, !~. Both pools at: on ngricultura~ lan~ whi~ was planted
7;783 CCUNTqY CLUB DItlVi. ,WIT! E'
aI~,MA~A O'JN~l, ~FQ~N~ g2~gl
Page 43
Mr. Wayce
July 7,
Page No. :2
co a cereal
. Pourr~y ~oa~. ~r:~: o~ Au~d ~oa~ an~ 3out~ ~ 3cn~cn ~oa: (~omas ~i~c. I~ map
:=~ ~1~ schc~l sit: (T~, R2~).
Andy San~.::s, U;:iversk? of CaH farr.~a, R~versicl-.., !.l~.-{~arlum sl:e:ia Iisc, was r~,-':c. cci by
sr.~ff :o survey the .-wo poojs for O~'-'::s lirais. Mr. $an~ors can be :cnmc'.~ct at (~14) 787-
r~a:~ :~ :~ Franc;~ Vn:i~y Airpot; 'Ai~wny impr~v:m:nu, and raii ~ropo:al~ ~o~h
heavy.
Riveni~s Cc;r,~ is forr;r.a:: :o ~avs v~rna: p:ola rsI:r~enmzive of l=o~ clay soll an,~ basalt
· ul:scra:.,,. TM Rivcrsi~'. County Compr~ansivs Osn~ral Plan rsoollnizu '-ha impor:nnc~
of pro~:::tr.~ '.h~s. '.:nfqL:~ ,~nd frnlii!m r~s~ur:n.
Very t, uly yours.
RIvS~SI:F, COTJN.':'"Y PLANNINO DF=.PARTMiNT
Joselsh A. llie~ar~l, Planning Dia'mc:~r
Page44
IN~MDNNINTAL.
DillNil
JUL 6 aaZ
Iwk~.COIO3O2
Dsarxr. P~lenof
~eso~rces De:ease co~no~ s~t the ~o~ ~mn~s ~ ~s
~on~o~y ana~ys~s rs~:s~ me: ths ~:~ ~o ~s a~p~ ~
~ a::n~r and ~s m~srs to'am~t an y~
pveposs~ ~ P Bd ~s oon~o~y ds~mLna~on :s~sd by ~s
· ha~ ~:p!ensn~ ',he sa/ss~on l;~;e~ rmq~tirsmon~ ~
Xit9 :s~s&';I to omens non-at~a~.nmsnt armas, saot~on ~12(b)
'
~o be ,,as s~edXtioUslV as pra~ja~e, ~t n~ later
ds~ayed un~ ~l ~md~ne ~ It is pra~i~bl$ to aC~aLn
pr~:a~ s~ndazd loonmr. ~o s;sdl~m attendant, Conezeal
~ r~u~imns tn m~i~m source ~Lssj~ vi~hi5 the smc~d
a~tsr e~lnt.
or~snie =ospou~HI emissXons be rmiu=sd by 'a~ &was& :51 ~ron
3~?MAvnwlmam
WinOCt.v,
fJtald'l~Jl61
PaF 45
m~m~1~rl , ~ =azbsn mwnox4ds non-st~a~nmsn~ s~ss~s lsot~on
t a °s
an~ml smlss~m~ Hd~t~o~ ~s~s~s~ v~ h I~t~on lIT(i)(7).
as s~s ns=sssa~ ~W I~l~n ~s l~d by ~a~ ~ts." T~I
~r~=a~ sgand~ a~l~ da~e Zor garbon m~wx~dl shall be as
so~:css ~aosuss aO~ to lOt oZ ~ ~ssions sm ~=om m~ils
sources, and 9v go~ro~ op~ou a~ avai1~%m for sZa~iona~
p:s~=~=ab~s", ~ ~s n,sssa ~ ~ plan n f:l =aV~n nw ==
oon~:~bn~s rM~c~oM in s~on ~o ~oss ~solsd ~2~ ~a/~pipe
~s rsQionsl ~ranspor~ati=n plan (l.s,,
PLan" :squired ~y leollon &34(V) o{ the :n~lraod$1 I~r~ios
Trlnlpor~lt:i,~A Z~{~=~anoy A~t og ~99~) and ~j~l ~%~ ~or your non-
a~:s~nsn~ sr~ sums o~r~u~8 ~o s~uml aimsions ~uo~ons
~ncsrnsd ~s~ u~ ~Os ~svs ~lal~sd ~lir
Page 46
aahisvsd.
Arid
s=s M3~s may sonsida: the pr~v~sions o: SesSion :7sCc)(3)
one:cue end pre~e: to :s&y on ~J2s "]r, xi~d vs.
on~y ~s s~o~ radiance Xs~si~y imp L'~lll~l~
delay an~ c~lca~e a~ain~n~ hsa~& aA: ~ i~y ~n n~n-
~a annals ~lan e~ p~am ~s aA: ~alA~y
ss~s~ ~s A~ ~: A~ a~se e~sAsss ~Xie ~sal~ ~e~ years
in~o ~s :u~=rs Dy ds~ayiq ~ ~:e ~en sUna~s san
a~sved and i~sassl ~sts of ~
rsdua~s dur
sch~sve aissi~s ~o ~nyss~ ~inl~ rsso~ss
wOuLd no~ be wise
inureass e~AelAm'~l.
EDY an~ ~ suntend
~ransporCst~on p~an and ~:~ As
~hes, amAssAss :sdue~ion rsq~iFsmsn:, ol :As Ai~ vA~X be somAeyed
as a resuX~ oZ yo~ ~zanspona:ion plan, yo~ say nee lawfully
adop~ a ~XP e: ,ppmw, er
demonsura~im~ As made. The ~uAld v,. no-build analysis does
no~ sa=w vases: sither ~he build or Chs no-~ull~ sacristies
Pa~e 47
somAeve rmduo~onm ~n s~.usJ. am~mmienm ~:=m mo~ vehiolms
omsparsd Cs r.'ss lleO ImassAine. Yur'.Aerim:e, sna~ysss per~orded
~o dsCs ~RXo arsdit ~=r missions redeat.lens rss~At~-.q ~om flee=
:sp~s=asnc and IV~ suede:as pr~suZqa~sd ~Y Us Administrator.
T~s rstArsnsn~ o~ =~ds~ veA~e~SS Ud ~s~ rep~S=~on= ~ nHs~
v~ic~ss mse~lnf mo~e~ vehicle e~au~ or ~apont.vs ~ssA~s
~akss advan~aVe e~ measures prnulVa~sd-~ ~as ~As~a~
prior ~o ~anus x, ~S~0. Se~ lea C~ (~ lm~ pre~i~ ~sse
e~ssAon :~ue~ons r:~ ~ c:sdA~sd ~w ~ ~a eAseion
a a
only ~sAwn rsdmi~s.
ss:~lAs~
s~nved
ve~iclas ~e~ seSAme ~TS~e) CS~ CA~ eS ~s A~.
xn addA~l=n ~o ~hs Clean Air ~e~ tss~s for plans in non-
a~tainman~ areas, Co~q~sss added ~u:-.Amr re~A~rsmsn~s us=mr
:riCermodal/ur~a=s Transports:nan g:Zioiancy. A~: (ZS:~A) of 1991.
Seation 134(I) prohArASs ~s pr~qrammlnV o~ hdsral ~A~ds in
eases an~ car~on monoxA~s nem-a~:aAnmsn~ az~ss "~or any
p:o~ec: .:~aC wall res~ An a sAVnA~canc i~:sase in carcyln~
capaoicW ~or sAnVie o~pan~ vs~Ic~ss unlesss~e pc~sm: As
o~ an approved son ss~i~n sanaVamen~ s~s:s:. ~e =coVesthen
mamaesmsn~ sys~ea Y. --q Ared to. adopted as pare of ~e
~ranspcrcstion planmin~ rmcsss ur.~sr section ~34(i)C3). t~sse
preyleAses bar nay aspacOlyte: sAnVie ooeupanU vehicles until
· ~e conVss~Aon nanaeeaen~ system Is adeJmsd as peru mS your plan
an~ a~prmvsd by ~C~. We are Antsrss~sl An ho~ ~ou plan ~m
Implamas: ~AAs provision An your nov TX~ an~ in your proposal
~cr a oo~qss:lon msns~smen~ IylCSu An yQ~A: ~,
We understand compliance vith these nov re~Alxsmsngs vAll
recruits a nay approach ~o transportation plannAn~ An you:
mec:opm~l~an arms. luc vs also reco~niss. ~ha~ ~_~s ~ of
sossates aap~ls o~ relieving songsscion and reducing ~Al~:Acn
· an also ~e aAsaps: An ~ lo~-~sm a~ :sd~cs ~s ~ ~umdans
:n ~',ax3mayerS. InCh seasares wall also redage aser~oa's rsXAancs
on imported cA1 sad emissions of gramfiAsco gamma ~
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your analysis oZ ~s s~a~/oZ &%% TC~s con~:slned ~n ~s
mp~licsb~s imp~smsn~s~:ion plans
evidmnn o~ D~ approval oZ your ~mm~ :mOmn4~V &floptad
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~outh Ccast Air Guality Manqemens Handbook
DEFINING WHAT I$ "S;GNXFZCAN?'
ll.l THRESHOLD CNITE~IA
The following crttsria are offIres for aNsistance in ¢etlrlllintn
thresholdm of significance for air quality tmOac:$. Theme can ba umofuV
Jn maXinf the dectalon on whether or not to en&lyXs and mttigetm air
~uallty ~mpeots in an Eli. ?hate e~itsPls a~e s ~aeetlans on)v, stng[
the ~,nal doetats, o the Si~1{~ea. ne~ of at~ ~ueY =v tm~eets ltem w~t~
the ~u~a~ent ,ftn lee~ Mal/lCX~ PPGJIC~I w~l~ mmy Im~ac~ air quiltty
a?l cer=aln|y not Ilmttec co :no examOlem of ofttorts given, i}ut theme
provtdl e I~&llr' PPmmeworW.
2n addition to in:enmity ind' ~YPe of :roJect, :hi location of tho
~roJe:t im i major considermelon. ProJectm ~o)ome{t upwtn~ ~f sensitive
reeo~tors, or in .mroam of hi~.~ :oncantra~tons of pollutenee, may ~mve
mmgntf!e~ negative Imomct, comparee to others vtth lass senst:lye
loca:tonm.
The .~ollowing tsa list of suggested tnraenold Criteria useful in
eetsrmtntng if etP quality mnmlymim in an EZR is nmmdod. Wm emphasize
a sin that t.ts of migntftcance are nc~ limt~H to theme exmmples, mnd
tree loca~ionm.1 and other factors alma affect thm clect,ion:
pollutah:s: ·
Carbon Monoxide
$ulfu~ Dissift
Nitrogen Oxtall
Parttoni&tam
Reactire Otisnit Gases
Lead .
HO lbs.
1SO lbm.
100 lbs.
1IS Ibm.
15 lbs.
3 lbs.
fThsso mre the ltmt~m of the Dialricers New Source Review
NSR) rule. Should :hi NSR rule ¢hange~ thlll thrll~olds
will &leo change). '
Z, A project which may cause an lxceldancl of any ambient air
quallty ~tanOar= or ~ekss a substantial contribution ~o an
existing excsHmncs of an elf qumllty stlndare. This cmn be
detsrmtne(i through air quality modeling. Substantial
~efinso is msktng memsuraDty worse sn existing exc.~ance
any national ambient ;('~ c~allty mtandard at any raceS:or
t ! .
3, t with the Air Oueltty Hanlgement
. Plln. Znconlll:sr.t projects ire usually those exceeding the
lmn~ ume sn~ ~opulstlcn foroca$tm a~opted by the Southern
California Asmocletton off Governments and uled in the AQMP
emissions forecasts;
l I -1 PaF 52
: Coast
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Management
·
Page 53
'fltn 2-1. I.m~!lou ~ ~ ~t SCAB md S!DA~
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Page
Page 55
CITY OF TEMECULA General Plan Program
I. Riverside County Planning Deparnnent (10-2-92)
I1 Response:
Comment noted. The DEIR states that air pollutant emissions resulting from General Plan
build-out constitute a significant environmental impact of the project.
I2 Response:
This comment and the related attachments are noted. Also note that the DEIR does not
state that the regional emission levels am considered acceptable, nor does it intend to
imply that they are acceptable. These levels are identified as significant on page 86 in
the DEIR.
I3 Response:
This comment refers to the Temecula General Plan rather than the EIR.
14 Response:
The Santa Marllarita River Basin
The Santa
upper and
formed by
the basin.
Temccula
Margarita River Basin covers about 750 square miles and is broadly divided into the
lower basins, connected by a narrow 18-mile gorge. The Santa Margarita River,
the confluence of Temecula and Murrieta CreeB, is the principal watercourse draining
Much of the Santa Margarita River basin is comprised of upstream regions of the
and Murrieta Creek watersheds, although only portions of each watershed is located
within the Study Area. Most of the upper basin lies in Riverside County while most of the lower
basin ts in San Diego County. The entire basin is within the jurisdiction of the San Diego
Regional Water Quality Control Board.
The upper basin is experiencing rapid population growth which is projected to continue well into
the next century. This growth is accompanied by a demand for more water and the need to
dispose of growing amounts of wastewater and stormwater runoff. The lower basin's major
concerns relate to water quality. Water from the Santa Margarita River recharges groundwater
basins used by downstream entities for water supply. If flow in the river becomes dominated by
wastewater and stormwater discharges, it is possible that the dissolved solids of the water quality
will increase.
Tributary Regions
The entire Temecuta and Murrieta watemheds are tributary to the Study Area, although only
portions of each watershed exist within the Study Area.
The Planning Center EIR RESPONSE TO COMMENTS
T~-o~snm~ · Io/wn Pag~ 56
CITY OF TEMECULA General Plan Program
Storm runoff represents the prime soume of source water in the Temecula Creek and Murrieta
Creek basins. Other sourues less significant in terms of streamflow include: 1) discharge of
groundwater from springs, 2) agricultural runoff, and occasionally, 3) snowmelt. Within those
parts of the Temecula and Murrieta Creek watersheds in the Study Area, streamflow is generally
ephemeral, although some sections exist which have perennial standing or flowing water.
Temecula Creek
The Temecula Creek Watershed is comprised of about 370 square miles. The upper 320 square
miles is tributary to Vail Lake, the only surface reservoir in the watershed. The 5,000 acre-feet
reservoir is owned and operated by the Rancho California Water District. Water released or
spilled from Vail Dam flows to the Pauba Valley. Peehanga Creek is the major tributary to
Temecula Creek below Vail Dam. Peehanga Creek, which drains an 18-square mile watershed,
flow into the Temecula and Murrieta Creeks.
Murrieta Creek
The 220 square-mile Murrieta Creek watershed is the second major area tributary to the Study
Area. Major tributaries to Murrieta Creek include Santa Gertrudis Creek, Tucalota Creek and
Warm Springs Creek. Lake Skinner, the only major surface reservoir in the Murrieta Creek
watershed. is located on Tucalota Creek (a tributary to Santa Gertrudis Creek). The 45,000 acre-
feet reservoir is owned and operated by the Metropolitan Water District of Southern California.
Lake Skinner drains as area of only 44 square miles, and serves as a storage and regulating
reservoir.
Upper Temecula Canyon
The rugged upper Temecula Canyon is the most upstream topographic zone of the Santa
Margartta River. The river fall approximately 1 foot vertically for every 58 feet of horizontal
distance. In addition to being steep, the river channel is relatively narrow and straight, and is
bounded on both sides by steep canyon walls.
Immediately downstream from the conftuence of Temecula and Murrieta Creeks, bedrock near
the ground surface forms a groundwater dam. Groundwaters overflowing this bedrock barrier
contribute to surface flow in the Santa Margarita River. Fed by these surfacing groundwaters,
flow in the river within the upper Temecula Canyon is perennial. Several areas of standing water
exist along the canyon as a result of beaver dams or debris blocking the narrow river channel.
Bedrock is at or near the channel surface through much of the Upper Temecula Canyon, and the
amount of surface flow lost to groundwater is minimal within the Upper Temecuta Canyon.
Flood controI regulation are discussed in response I6.
The Planning Center EIR RESPONSE TO COMMENTS
'rm.ol,~v. snco~ . Io~l.m Page 57
CITY OF TEMECULA General Plan Program
I5 Response:
The adverse impact of chain link fences on wildlife movement is noted. Fence standards
will be addressed in the Comprehensive Open Space Plan.
I6 Response:
The following discussion details the National Pollutant Discharge Elimination System
(NPDES) and its proeeas.
In 1972, the Federal Water Pollution Control Act, the Clean Water Act, was amended to
provide that the discharge of pollutants to waters of the United States from any point or
source is unlawful, unless the discharge~ is in compliance with the National Pollutant
Discharge Elimination Systems (NPDES).
The Federal Clean Water Act allows the U.S. Environmental Protection Agency to
delegate its NPDES permitting authority to states with an approved environmental
regulatory program. The State of California is one of the delegated states. The Porter-
Cologne Act (California Water Code) authorizes the California Regional Water Quality
Control Board, through its regional boards, to regulate and control the discharge of
pollutants into the waters of the state and tributaries thereto.
Section 405 of the Water Quality Act of 1987 added Section 402(p) to the Federal Clean
Water Act. Pursuant to Section 402(p) (4) of the Clean Water Act, the Environmental
Protection Agency is required to promulgate regulations for stormwater permit
applications for stormwater discharges associated with municipal separate storm sewer
systems sewing a population of 100,000 or more. Section 402(p) (4) also requires
discharges of stormwater associated with municipal separate storm sewer systems sewing
a population of 250,000 or more file stormwater permit applications by February 4, 1990.
On February 16, 1990, the U.S. Environmental Protection Agency published regulations
that establish requirements for applications for stormwater permits for specified categories
of industries. The regulations require that discharges of storm water from construction
activity of five (5) acres or morn must be regulated as an industrial activity and covered
by a NPDES permit. While federal regulations allow for two permitting options for
construction activity (individual and general), the State Board has elected to issue only
one statewide general permit at this time that will apply to all construction activity, except
from those on Indian Land and the Lake Tahoe Hydrologic Unit. A separate statewide
general permit has been issued for all other industrial stormwater discharge categories
except construction activity.
The Planning Center EIR RESPONSE TO COMMENTS
T~I,X~nCOM. Io/I,m Pag~ 58
CITY OF TEMECULA General Plan Program
Areawide Stormwater Permit
To regulate and control stormwater/urban runoff discharges from urban areas to runoff
conveyance systems and to receive waters, an areawide approach is essential. The
management and control of the runoff conveyance system cannot be effectively carded
out without the cooperation and efforts of all entities within Riverside County within the
area under the jurisdiction of the San Diego Regional Board. The Regional Board has
concluded that the best management option for the area is to issue an areawide
stormWater permits incorporating all land use regulatory agencies using the discretionary
authority granted to the Regional Board.
Description of Permit Conditions
The following is a brief description of the major provisions of the Permit and the basis
for the Permit.
Regulatory agencies shall enter into an agreement regarding the roles and
responsibilities of all co-permittees with regard to all requirements contained in
the permit.
Annual fiscal analyses shall be prepared and submitted demonstrating availability
of funds to carry out the storm water management programs.
Agencies shall inventory existing stormwater pollution control programs, illicit
discharge detection programs, monitoring programs and data, stormwater
conveyance system maps, land use maps, and existing laws, ordinances and codes
giving the dischargers the authority to implement and enforce stormwater control
programs in their areas of jurisdiction and where necessary, promulgate the
authority to carry out all functions of the stormwater management programs.
Submit reports on the adequacy of the existing data after taking into consideration
any requirements of NPDES stormwater regulations promulgated by the
Environmental Protection Agency or as specified by the Executive Officer of the
Regional Board.
Develop and implement stormwater and receiving water monitoring programs to
evaluate discharges of pollutants from stormwater conveyance systems to waters
of the United States.
Develop and implement an iIlicit connection/iIlegal discharge detection program
to identify and eliminate non-stormwater discharged to stormwater conveyance
systems.
The Planning Center EIR RESPONSE TO COMMENTS
tem.o~ae~:com - Ioll,m Psge 59
CITY OF TEMECULA General Plan Program
Prohibit illicit/illegal discharges from entering into stormwater conveyance systems
unless the discharge is permitted by the Regional Board.
Develop and implement best management practices to control discharges.
Conduct an annual analysis of the effectiveness of the overall stormwater
pollution, control management program in their areas of jurisdiction. If the water
quality objectives of the receiving water are violated as a result of stormwater/
urban runoff discharges, the dischargers shall identify proposed programs which
will result in the attainment of the water quality objectives, and a time schedule
to implement the new programs.
General Pern'tit for Construction Activity
Construction activity includes clearing, grading, or excavation that results in the
disturbance of at least five acres of total land area. Construction activity on sites of less
than five acres requires a permit if the construction is part of a larger common plan of
development. Construction activity does not include routine maintenance to maintain
original line and grade, hydraulic capacity, or original purpose of the facility, nor does
it include emergency construction activities required to protect public health and safety.
Description of Permit Conditions
The following is a brief description of the major provision of the Permit and the basis for
the Permit.
This general permit authorizes the discharge of stormwater from construction sites.
It prohibits the discharge of materials other than stormwater and all discharges
which contain hazardous substances in excess of reportable quantities.
Permits for stormwater discharges associated with construction activity must meet
all applicable provisions of Section 310 and 402 of the Clean Water Act. These
provisions require controls of pollutant discharges that utilize best available
technology economically available and best conventional pollutant control
technology to reduce pollutants, and more stringent controls necessary to meet
water quality standards.
The proposed general permit requires development and implementation of Storm
Water Pollution Protection Plans (SWPPP) emphasizing stormwater best
management practices. This approach provides the flexibility necessary to
establish controls which can appropriately address different sources of pollutants
at different construction activities.
The Planning Center EIR RESPONSE TO COMMENTS
r~l~r,~rr..sPzcoM · 101~41'~2 PIg'l:: 60
CITY OF TEMECULA General Plan Program
Another major feature of the general permit is the development and
implementation of a monitoring program. All dischargers are required to conduct
inspections of the construction site prior to anticipated storm events and after
actual storm events to identify areas contributing to a storm discharge associated
with construction activity and to evaluate whether measures to reduce pollutant
loadings identified in the .SWPPP are adequate and properly implemented in
accordance with the terms of the Permit or whether additional controls are needed.
I7 Response:
We apologize for any inconvenience resulting from mistakes during photocopying of the
DEIR.
The tidewater goby and Beldings savannah sparrow do not occur in the Study Area, but
were mistakenly referenced in the legend for Figure 16. No occurrences of either species
are plotted in Figure 16 of the DEIR, and they were excluded from the comprehensive
list of sensitive animal species found in Table 10. The Final EIR contains a corrected
Figure 16. The project boundaries on Figure 16 show that Lake Skinner, Vail Lake, the
Santa Rosa Plateau, and all but a short segment of the Santa Margarita River are also
outside of the project area.
The DEIR identifies the California Natural Diversity Database (NDDB) and several EIRs
as the sources of the data plotted or referenced in Figure 16. The existing data on the
distributions of plants and animals in the Study Area are incomplete because only a few
detailed biological assessments were available for the Study Area. The list of sensitive
species in the region (Tables 9, 10, and 11) are more complete. Figure 16 has been
corrected and updated with data from the 1992 NDDB (see attached).
The numbers plotted in Figure 16 (both in the DEIR and in the updated Figure 16 found
at the end of the responses to the Riverside County Planning Department) are the specific
locality data for individual records of sensitive species. For example, .the golden eagle
(#31 in the attached, corrected Figure 16) is plotted west of Skunk Hollow, indicating that
a record for this species in the Skunk Hollow area exists in the NDDB or in a biological
report for the area. Similarly, two published localities for the whiptail lizard (#25 in
Figure 16) were found for the Santa Rosa Plateau. For a number of species, the literature
referenced only a general location such as the Santa Rosa Plateau, Santa Margarita River
watershed, and Vail Lake. The sensitive species that have were reported using these
general localities are listed in the legend for Figure 16. The comment that the legend
consists of blank boxes is not understood. The problem with reproduction of Figure 16
is regrettable. Accurate plotting of the locality data required the use of USGS maps
because they show the township, range, and section data commonly used to record
occurrences. Copies of the revised Figure 16 that are of suitable quality can be obtained
through the Temecula Planning Department.
The Planning Center EIR RESPONSE TO COMMENTS
wo4.o.,a~.~coM · lo/,.m Page 61
CITY OF TEMECULA General Plan Program
The occurrence of the least Bell's vireo, yellow-breasted chat, and the mountain lion in
the Santa Margarita River warembed is indicated in the legend for Figure 16. The
occurrences of Nevin's barberry and the Vail Lake eeanothus at Vail Lake are noted in
Table 9, but were inadvertently omitted from Figure 16. These and other recommended
corrections have been incorporated into a revised Figure 16 (see attached).
Tables 9 and 11 reference 36 sensitive plants and 68 sensitive animals, respectively, that
are either known to occur or potentially occur in the Temecula region. Table 10 lists
another 19 sensitive plants that potentially occur there, but whose presence is unlikely.
In sum, the biological resources section of the EIR compiled a list of 123 sensitive plant
and animal species for consideration during the biological assessments required under
mitigation measure #6. Every effort was made to document the biological resources in
the Study Area. The treatment of these resources was conducted in a manner consistent
with a program-level EIR, as explained on the first page of the biological resources
section (page 103) of the DEIR. The requested corrections to Figure 16 (see above) do
not include any additions to the list of sensitive species. The comment does not explain
how the biological resources section of the EIR is incomplete. Figure 16 has been revised
in response to some of the inaccuracies noted above. It is important to note that the map
of sensitive species locations relies on the available literature and only a few detailed
biological assessments were available for the Study Area. Personal communications
opposed to published observations) are generally not included. The comment that the
biological resources section of the EIR is inadequate is not specific enough for response.
I8 Response:
Figure 32 has been corrected (see attached).
19 Response:
This comment indicates that impacts from circulation system improvements to Riverside
and the region would be largely fiscal. It is presumed that this comment refers to fiscal
impacts for road maintenance from increased traffic on roads outside the Temecuta city
limits.
The fiscal analysis in the EIR has been limited to the City of Temecula. However,
Riverside County received gasoline tax based on total county registered vehicles,
including vehicles within the City of Temecula.
Implementation of the proposed circulation system which falls within Riverside County
jurisdiction would have fiscal impacts on the County. The major portion of traffic which
contributes to the need for the proposed facilities would be generated by development
(e.g. existing, approve& and planned) which also falls within the County's jurisdiction.
Existing and approved development in these areas have been subject to Riverside County
approval and until such time that the City of Temecula annexes these areas, proposed
The Planning Center EIR RESPONSE TO COMMENTS
T~-OlX~ESP..,CO~ · io/,,m Page 62
CITY OF TEMECULA General Plan Program
development will continue to be reviewed by the County. Roadway improvements in the
County areas are currently being implemented through various funding mechanisms
including a number of assessment districts, road and bridge benefit districts, mitigation
fees and direct developer implementation. Fiscal impacts can be minimized through
continued development monitoring efforts, expansion of funding strategies, and
implementation of more aggressive transportation demand management programs.
I10 Response:
We acknowledge that them are differences between the current Riverside County
Comprehensive General Plan Cimulation map for this area and the proposed Cimulation
System map in the temecula General Plan Draft EIR document. The current County
circulation plan was used as a source and preliminary constraint during development of
the recommended plan. Additionally, the north "sphere of influence" and "area of
interest" Wilbur Smith Associates reviewed and concurred with the roadway system
recommendations formulated as a result of the Riverside County requested and
administered Airport Community Transportation Study (ACTS) conducted by Robert
Kahn, John Kain & Associates. The deviations in the planned circulation system noted
in the comment are directly a result of this study. It is our understanding that the
Riverside County Transportation Department has reviewed and generally concurs with the
ACTS recommendations. We will continue to monitor the ACTS review until such time
that formal action is taken by the County regarding the adoption of recommended General
Plan Circulation map amendments.
Ill Response:
The generation of vehicle trip ends within the City of Temecula, Sphere of Influence, and
Area of Interest are derived based on existing, approved, and planned land uses. The
proposed roadway network is designed to serve the circulation needs of area development.
Air quality impacts of the projected vehicular travel is addressed in the EIR. The fiscal
impact is recognized in the EIR Traffic Study and recommended mitigation measures
include the need to implement an areawide circulation system phasing and financing
program. The implementation of this program would require a detailed study of fiscal
needs and funding mechanisms.
112 Response:
Comment noted.
The Planrang Center EIR RESPONSE TO COMMENTS
STUDY AREA CIRCULATION ROADWAYS
i"~ Paved Road
Graded Dirt Road or
Under Constructxon
~ City Boundary
General Plan Program
FIGURE 32
CITY OF TEMECULA General Plan Program
I13 Response:
The comments regarding Dowingia sp. are noted. The results of the spring, 1992 survey
by Mr. Sanders of the University of California, Riverside were not among the literature
surveyed for the Tcmecula General Plan EIR.
The DEIR acknowledges the importance of biological resources. Serious efforts are made
to avoid impacts, and consultation with the Department of Fish and Game and the US
Fish and Wildlife Service are expected during environmental review of projects.
I14 Response:
The form of implementation of local government air quality control in Temecula is not
known at this time and therefore cannot be incorporated into the General Plan analysis.
However, it is known that SCAQMD uses a cost-effectiveness approach for: (1)
comparing, evaluating and prioritizing control measures, (2) evaluating rules prior to
adoption and (3) determining specific requirements in permit issuance. As future air
quality control measures are applied to local governments and the local planning process,
the cost-effectiveness approach will include evaluation of fiscal impacts. Some control
measures, such as parking management, may include new local revenue sources which
may be used in the implementation of a variety of control programs.
115 Response:
This comment refers to the costs of providing services to agricultural land, versus
urbanized land.
The existing City budget reflects the revenues and costs for provision of all City services
in Temecula, including services to agricultural areas and urbanized areas. The fiscal
analysis of the EIR presents all revenues and costs from incremental urban development,
including costs reflected from conversion of agricultural land to urban development.
Thus, the fiscal analysis implicitly includes the fiscal impacts of these agricultural land
conversions.
I16 Response:
The Temecula General Plan includes a detailed approach to the preservation of the unique
features of the City through development of a Community Design Element. The Element
focuses upon those aspects of the community that contribute to the image and character
of the natural and man-made environment, this includes local agricultural resources. The
goals and policies contained in this Element aim at preservation of natural features in the
community. Specifically, they encourage the development of a comprehensive trails and
open space system and protection of public views of significant natural features. Several
polices which encourage this approach are detailed below. Implementation of these and
The Planning Center EIR RESPONSE TO COMMENTS
TESl-0V, RESnCt~M - ion4m Pllge 66
CITY OF TEMECULA General Plan Program
other policies contained throughout the General Plan would adequately preserve and in
some instances enhance visual and aesthetic resources.
Policy 5.1
Work with the County of Riverside to protect the surrounding hillside
areas.
Policy 5.2 Promote the development of turn-outs on scenic roads.
Policy 5.3 Require the revegetation and maintenance of graded slope areas.
Policy 1.1
Promote the development of a comprehensive system of trails and open
space areas that connect schools, public recreation areas, residential areas
and commercial centers.
Policy 1.2
Formulate a Master Plan for the Old Town Area including a detailed
action plan for implementation.
Policy 1.3
Develop design standards to enhance the visual character of commercial
centers that are located adjacent to 1-15.
Policy 1.4
Promote community identity by providing specially designed gateway
signage at the primary entrances to the City.
Policy 1.5
Maintain and incorporate natural amenities such as rock outcroppings,
indigenous vegetation, streams and watercourses into development projects
to protect the environment and provide natural landscaping, protect views,
and to provide recreational opportunities in order to maintain the quality
of life.
I17 Response:
This comment discusses the potential fiscal impacts from reduced agricultural income,
including the multiplier effects, as well as increased costs associated with degraded air
quality and impacted circulation systems.
The fiscal impacts of conversion of agricultural lands to urban uses has been discussed
under Response 1-15. No multiplier effects are included in the assessment. These
impacts from reduced agricultural activities would be largely national and regional in
scope. Increased costs associated with degraded air quality are beyond the scope of the
economic analysis of this EIR. Finally, regarding impacted circulation systems, our
analysis has included costs for increased circulation system maintenance to the City of
Temecula. Response I-9 discusses the cost-revenue implications for circulation systems
maintained by Riverside County.
The Planning Center EIR RESPONSE TO COMMENTS
r~-o~w, esnm~ . ao~,m Pag¢: 67
CITY OF TEMECULA General Plan Program
118 Response:
A Mitigation Monitoring Program (MMP) will be provided prior to adoption of the
General Plan. The final MMP will include, finalized mitigation measures, monitoring
agency responsibilities and the timeframe for monitoring activities.
I19 Response:
Alternatives 5.2 and 5.3 may require the formation of benefit assessment districts to
finance growth. Such a formation would be the impacts of the growth under the
alternatives, and not the proposed project. Any district formation would only take place
with a majority of approval of affected landowners.
The Planning Center EIR RESPONSE TO COMMENTS
TaM~l~nc~M. 10/l~m Pa~,~ 68
LETTER J
Fronds of dz Santa Marganta River
P.O. Box 923
Fallbraok, CA
RECEi VED
et n, OF
S~ember 28, 1992
John M~.cr
Planmz~ Depaxt,,.mt
City of Temecuia
J-1
Re: CxW of T~a~cula Dra~ General Plan and EIR.
'I~:e Fnen~ of d~e S~ta Man3axam in ~aj~cUon ~ P.O.P. ~ U.R.G.E. subdued ~
mg~ ~c above d~ ~ s~= ~r. ~w~, due ~ our ~,~ ~r~
~ of ~n~m ~ FH~ds of~ S~ M~ f~I ~ ~ve s~d ~o b~ ~c
~~ ~m~ w y~r a~ ~ f~ ~ p~ 1 ~ou~ 4 ~ iu~u~ m ~r
pl~nin~ doc~ Sin~ it ~ ~¢ ~ W ~a ~1 ~ "~ d~ Um~ S~t~", ~
pam~rly ~c w~i--~. S~ ~¢ Ci~ of T~ ~ ltaly ~ ~d ~ follow ~
~lincs s~ up~ at ~ conclusion of~ ~y, k s~ ~Ie m usume ~ ~u~ ~
s~icr for you m ~c long ~n m inco~on~ ~e ¢~ mD your E~ ~ G~e~ P~.
Very truly yours.
Nancv/~ackstrand
Presz~[~n~
Page ~9
UNITED STATES ENVIRONMENTAL PROTECTION AGENCY
REGION IX
75 Hawthorne SIreN
Sen Francisco. Ca. 94105-3901
SEP ~. 5 t992
Dearscoping participant:
'As you may know, the U. S. Environmental protection Agency (EPA)
has initiated an advancad planning project in the Santa Marg~rita
River watershed. A component of this effort is an "advertcod
identificationi~ (ADID), an advance planning process whereby E~A aM
the U. S. Army Corps of Engineers, in consultation wi~h ~he State.
and with input from other public end private entities, identify
wetlands and other water~ of the U.~. as "potentially sui~abIe- or
~generaily unsuitable" for use as disoharge s'Ces rot Uredqeda'~
j!I1 ma~erl~ 'EPA nee nlre~he Cadmue ~roup' =o prepare a
watershed report ~haC includes an evaluation oT the wetlan~ an~
riparian functions within =he wa~Irghed and =he significant
s~res~urs ~ing ri~ks ~o zhese functions. I= is our in~entthat,
when completed, this information will be made available to the
agencies ~nd entities involved in 'the Santa Mar~arita River
~etershed Coordinated Management Study.
aware of additional information
Butterwick on my staff a= (415)
asslz~anc~.
Enclosed is a summary of EPA's Santa Mariarite River advance
planning pro~ect, including a working outline for the re~ort and s
list of references and GIS data sources. Please review the Bummary
for con=en~ and completeness. If you have any guestions or are
sources, pleaear. contact Mary
744-1976. Thank you for your
Wetlands and Coastal Planning Section
Enclosure
Page 70
EPA'S SANTA MARGJbRITA RIVER PROJECT
Technical $uppor~ for Wethinds Advanced Identification
In California C~a~ml Wattrgheds
Introduction
As part of an effort to protect and manage the remaining wedands and other waters of the United ,.%'tares
in southern Carlgamin, ]~PA Rolion IX has initimed the Advanced ldmtif~.ation (ADXD) process in ts
Same Mergerits River wmed. This prom fore coopera~on amoq ]~PA, m= Army Cozpl of
~qgtnee~ (COE), and oter federal, sma, aul local qe~ciae to collect ilxformation, MereiCy, tad evaluate
losttom, hamtel runway, and potea~ value of warm of the United Stam~ iadudbl the wmlm~
end a~sociated ripui~ arm.
The Cadmus Group has contracted to provide Region LX with · report upon v/bieh P-.PA and CC)X can
complete me ADID for .this coastal watershed. The resulting databases, compiled information, and
analyses on these aquatic resources wUl become generally available for pJ,..ieg sad permitting decisions
by EPA, COLE, regulated com,"mJnities, local governments, environmental Orf,-t,~e~ons, conservedon
groups, and the public. This information can be used in advancing economic development and wedand
conservation within the Santa Margarita wamrshed.
The following seaions briefly discuss the pals, objectives, and approaches of~bh projecr., me imporlanes
of werJand~ in wafers22eds, and the relationship of the whole*basin plte,,t-~ process to ehll project.
Following these discussions, the working oudine.belng used to develop the final rg~-support report
for th~s project is presented. Lasdy, the prima~ refesear, es t~at provide source matAal on the Sen,.
M~rprita basin are listed aloug with other kay tec~nical lizerature of imporumce.
For additional information or to conre'bore information for usa'in this ADID, please contact Mlry
Butterwick, Wetlands mad Coastal Planning Sealon,. U.g. Envtron~=mal ]srotoctlon Alehey, 75
Haw~orne Street, San Francisco, CA 94105, telephone (415) 74.4-1975, or Mike Mar=us, The Csdmus
Group, inc., 273~ North Care~ee C~'~e, ~lagsta~, AZ 86004, teJephone (602) 526-8092.
General Goals, Objectives, and Approaches of this Project
This ADID project will identify waters of ~be' Lfnited Shoes in the San,. Margarlta watershed,
emphasizing ch~ir wetlands and associated riparian areas. In eddlrjon, the re/ative functionel l_mpo~nance
ofthue areas wili be evaluated, and those most threatened by human a~vidas in the waterelmd wm be
identified. During this assessment three primary wed·rid functions are being emphasized: (l) wee_m'
quaJity rnair.,.-.nance, e.g., sediment trapping, nutrient cycling, nutrient supply, lind presen, ation of
beneficial us~; (2) habit3t for wed and d~dent epeciea, i.e., biodivaraity; and (3) flood ·IXenultion and
maintenance o~ base flow by wetlands.
The project uses only existing environmental data relevant to understanding these other wedsad and
riparia~ functions within ~e Santa Margarita watershed, and to idemify~g tixe most slingtic·at mrMson
posing risks to rheas functions. Maps of wed·ntis, cultural resources, and warm'shed activities ofconcent
have been compiled to determine their locations ia the watershed. Knov41 hurnln aherettonl to ie
Pagc 71
watershed that impact weltands and their associated ~unaions are being r~orded. How mese impacts
f'dnher affect the water quality, biodiversiW, groundwater recharge, and flood at~enuatinn, and other
components within the watershed are being described. Potential stresson that can affect the viabi]ity of
w~ands include increasing or decreasing water flows; dredging, filling~ or omcr physical altoretinas; and
discharging nutrients or toxicants into the watch flowing imo wetlands.
Because of limitations imposed on this project due m the use of existing data only, analyses in this study
include both quantitative and qua]ltazive evaluations. Where sufficient data are available, wedand
~nctions ere be~ng determined through quandtatNe asse~sm~ Where data ere Jackal, objective
criteria are being developed based on best professional judgment, These criteria m~ the ndonnl fur thff.
use will be documented in the ring tadraScal-support report resulting from ~ project, Many annlyses
within this project rely upon a Geographic Information System (G'IS) to essess the location and frolistens
of Santa lviergarica wetSands and the probabilities and comparative risks posed to these wedands.
Importance of Wetlands in Watersheds
Wetlands evolved in ~e landscape through interactions among diverse environmental faaon. Climate,
topo~T3pny, geelop.., soils, vegetation. land use, and other iends~ape and regionld variables con~uaJly
combine to determine the flow of water through watersheds end wedands. It is water flow, then, that
controls the furmarion of different wedand t3~es, their geographical dist~bution, and biological and
chemical properties. In rut'n, welland types, their abundances, locations, biological communities, and
physical and cheminl characteristic~ join to iovent the functional character of wellands. Amt, most
simply, it is the resulting diversity of animals, the tangle of plants, and the uniqueness and stringsrim
o~ a water. dominated environment that _m,ke wetlands ~ascinatin2 places fur many people d all a~es.
This. too. largely defines what scientists somPJ. imes call the "cultural value" of wetlends.
In total the ground and surface water environment comprise a hydrologic continuum. Modification of
any of its par~. whether wetland.or upland, wUI affe~ ell other ~arts. Location in the draina~ basin
(i.e., its topographic position) and relationship to the principal zone of Innnation (i.s., its hydelogic
position) age two ksy physical landscape properties controlling hydrologic Nnctions of wedands, From
a landrape view. important smaa~Jral proposing of wetlands include the numbe~ and to~al volume of
wetlands. their individual size, volume end shape, and geographical disu'ibutinn of different wetland
types. When evaluating their geographic distributions, consideration is given to positions of wetiand~ in
the watershed, spatial relation to other we~ends, am:l spatial relation to other ecosystems and land, use
types. Although they often occupy only small proportions of watersheels, wedands and their associated
ripztian a;sas frequently a~e the most important arm of a wareabed for a wide ran~s of cultural and
resource values. For example, wedands n o/ten borne to many sensitive, du'eatened, or sn41nim'ed
speci~ and other important ecnlogica~ resources. This h especially Wue for arid-land wmenbeds,
including the one surrounding the Santa Marguile Ravel
Wedands have become environments o~ increased interest and controversy. Often, this conu'oversy
dcrive~ from the genera] failure to consider me total value of wedand i~,mctions that effectively service
many human needs. Among the culturally valuable long-term. maintenance-free servi~ns that wedands
naturally provide ue groundwater recharge and discharge. flood flow alteration, sediment and shoreline
stabi[izatinn, toxicant retention and degrededof, nutrient removal and tnnsformadon, and habitlz for
terrestrial wildlife and aquatic species. Thordote. when considering whether tn proceed with an antivit7
that will directly or indirectly degrade wedand f'unaions, the value of the benefit~ that this activity might
2
Pa~c 72
produce should be weighed relative to the consequential loss in services provided by the wedands. For
example, is the net value resultin2 from the planned activiW 2realm' than the combined long-term value
of the w~land in increasing gr0undwater smrage, decreasing downstream flood dantags, ln~easinf
assimilation and removal of nutrients and toxicants in the receiving water ayetern, creating important
wildlife and aquatic habitat, and providing ruth=tic values for select user groups?
Wailands and Whole Basin Planning
The Santa Margargle River Project presents significant challenges and oppormnitins in the assessment and
refutedon of wetlands. Wetland regulations have often been imposed without rqard to the fundion of
wedands within the watershed or the relationshipamong the wedands connected by a common waterway,
This is because of frequent limitations in available dam, usesmerit techniques, and rqulatory
approaches. Therefore. this project includes methods that go beyond those used in earlier wetland
evaluation studies.
Part of the basis for this expansion is the Watershed Protec--'.:n Approach promoted by ~-PA's Office o~
Wetlands. Oceans, and Watersheds. This approach encourages ripanalOg life traditional scope of water
quality management profranu to conskier all inlnts into a watershed's waserbodies relative to the
capabilities of these waters to process the added materials. These capabilities have become generally
termed "the assimilative capacity of the basin."
Whole basin planning, under the Watershed Protection Approach, is a method that atlnrnpts to basalice
the assimitative capacity of aquatic systems with pollutant losdines floe both point and ltonpoillt sources.
That is, it is a useful planning and management tool for addressing cumulative effects of multiple
pollution sources within watersheds. In concept, whole basin planning is Sanerally similar to the
deveJopmem of Total Maximum Daily Loads tTMDLa), as defined by Section 303(d) of the Clean Water
Act (CWA). The TMDL process requires evaluadnS and regulating possibly all Watershed sources for
a pollutant to conu'ol its concentration in any surface water not Itffilnlng water quasiW standards for that
polJutam through other conventional approaches.
Fundamentally, there are two factors considered within the context of either the Watershed Protection
Approach or the TMDL process: (I) maintenance and enhancement of the assknilative capacity of the
system. and (').) regulation and control of inputs to the system. Both approaches encourage consideration
of cumulative impacts in the watershed, and the use of meuures to preserve and enhance physical
characteristics of habitats as an inteiral element of maintaining water quality end biological hxte~i~.
Further. TMDL narrative management su'Megies. N'PDE-q permiu, and 404 permits can all be wriv.~n
~ generally allow or specifically dh'ect discharSers to maintain, restore, or enhance physical habitats and
to possibly use but managcment practices (BMPs) to maintain or hnprove es~im!tativa capacities of
receiving water systems. Imporumly, maintainini or impwviaS on-site and downsuream wedands can
be critical components of this process. For example. watershed problems that can benefit from enbancinl'
typicaJ wetland fun~ions include:
· waters exceedinS water quality criteria for toxic4nu,
· waters with known fish kilts or eutrophication problems,
· sadimam impacted waters,
· limited aquifer recharge, and
· limiting wildlife and aquatic habitate.
Page 73
The integratcd whole-basin approach, including sp~ial consideration of watiands, is increasingly being
used as part of me water quality planning, regulation and permitting processes. For example unde~ the
TMDL proten, if the assimilative capacity of the system i~ diminished, then the TMDL~ for that system
mug also be adjusted downward. Since wetlands are signi~cant contponen~ of a watershed's asstmilarive
capacity, their health and st, ms can be critical considerations within bod~ whole basin planning and the
TMDL process. If a permit de~ision ]ms to a functional de~'adation of on-~ite or downstream
then repercossion~ :an lead to requiting ntore restric~ive permits and control programs (e.g., 404,
NPDES, urban storm water, nonpoint source liMPs) for other sources within tha~ bush.
Analyses in the Santa Mugsrite River Project include advenced me~o~ to evaluate wet]ands busd on
the fundamental concepts of the whole-busin approach. For example, beyond evilmS individual
indicators and stressor~ of wedand fun~ons. when possible this projec~ also is idmttit'yi~ de~i~l uses
for waters within each hydrologic unit of me Santa Mariarite watershed, ancl svaluszing the probable role
of wetlands In sustaining ear of these uses. These evaluations are based, in pan, on the landscape
position of the wedand relative to conncGdnZ waters and adjoining lands, and on the pet~lltlaJ belP~
from wetland functions' typically expected. Where functional properties of wedands ar~ found to be
presently de~,n'aded, oppomnitjes l~ely exist for restoring or enhancing thsb' functions.
Resuks from the ~;~nta Margarita River Project will assist Region IX in developin2 and implementing
useful indicators of wetlands conditions. and aid planning and permitting activities within this winheal.
The~e results also should help to minimize the loss of impQnant w~tlandg in this watershed, and point to
opportuniU~ to enhance valuable wedand foncdons.
4
PoSe 74
SANTA MARGARITA RIVER PROJECT
Working Outline for Final Technical-Support Repm't
Introduction
A. Nature of this report
a. Basis of project is primarily the ADID proems
b. ln:lud~s considerations drawn from whole-besin planning pr~e.~s
c. Te, chni csl-support report includes paper and electronic components
B. Brief description of the project are~
C. Background on Advanc~ ldtntification (ADID)
D. Importance of Wetlands in the Wareabed
1. Key Wetland functions
a. Watenhsd assimilative capacity
( 1 ) Sedimant/mxicant r~tsntion
(2) Nutl-iant removal/iransfonnation
(3) Link to EPA's Watersh~i Protection Approach
b. Flood Flow Alteration
c. Bioctiversity
2. Placement and Function
E. Project Goals
1. Characterize the functions and values of waters of the United Statz~ in tht Santa MarSarks
watershed. emphuizing their wellands and associated riptrian arm.
2. Assess the ioadlngs to and assimilative capaciti*~ of wetlands and related aquatic systems in
the Sann Margarita watershed.
F. Project Objectives
1. Collect sisring information, data, and reports telsEed to waters of the ljnitsd States in the
Santa Maxgarita watershed, smphuizin$ theLr wetlands and ar.,sociattd riparian arm.
2. Characterize, using existing information, the extent and starts
values} on waxzrs of the United States in the Santa MarWin watershed, emphasizing their
weLlads and associa~ riparia arm.
3. Characterize, using existing information. the extent and status of slrenon and hazards f~r
waters of the United States in the Santa l¢~rgarita watershed. errlpha4izing their weftands and
associat~ ripman
4, QuantifS, anti quali~. to the extant possibls using information from 2 and 3. both the present
and th~ projected rish to waters of the United Sates in the Santa Mergerits warm. shed,
emphuizing their wetlands and associated riparian arm.
~. Identify clan gaps, prioritize research needs. and recommend a restarch plan to complete the
analys~t of w~land functions and values at risk in the Santa MarSlrita watershed.
6. Develop graphic~ displays and GIS maps for ne~s of EPA to communicate about waters of
the United States
II. General Technical Approach
Ill. Wetland and Watershat Measures and Indicators for Functions, Stresson, and Values
Pa~e 75
IV. Methods
A, Data Compilation Procedures
B. Project Dataha.~es
I. Data dictionaries (WordPerfect 5.1)
a. Hydrological uniB and subunits descriptors
b. Data characterization descriptors
c. Keyword descriptors
2. Project Literature and Data Sources (pandox 3.5)
a. Auffior (Au:)
b. Title (Ti:)
c, Year (Yr:)
d. Document identification number (ID No.:)
e. Source (So:)
f. Hydroloiica~ units and subuni~ descrlpton (l.Iydro De:)
g, Data charanterization desctiptors (Data De:)
b. Keywoz;d descriptors (Word De:)
3, Ongoing projsets (Paradox
a, Project title
b. Performing organization
c. Projec~ contact person
d. Address
Funding orgzmzation
f. l-lydrologicai units and subunlts des~ipton
i- Data charact~rintion desctipmn
h, Keyword desrtipton
i. Annotstad deseriptors
j. l~xpe~ted completion dais
4. Comp"ed data (Paradox 3.5 or Qu~lmPm 4.0)
a. Hydrotolical units and subunks desedpton
b. Data characterization descriptors
c. Nature of data
(1) Single concentration msasurement
(2) Men
(3) Medium
(4) Range
d. First data entry field
e. S~.ond data enn'y field
f. Third data enu'y
Fourffi data entry fidd
5. GIS (Arclnfo)
a. (General methods to be used ars discussed undsr General Projsct Approach)
C. Data Ansiysis Metho4s
1. Wetland delineation-US FWS N~VI maps
2. Relative Quality/Values of Wetlands
b. US FWS NWl-map prediction pmcadure
c. Role in maintenence and enhancemeat of beneficial uses
3. Relative Risks from Stresson
6
Pag~ 76
4. Overlay of wedanti/watershed values and stresson
V, Results
A, Summary of Collected Dam and Information
1, Contacted/Cooperating Affencies and Personnel
2. Project Literature and Data Sources
3, Ongoing projects
4. Compiled aa~a
a, Subbrain of the Santa Msrgari~a Wamnhed
(I) Beneficial Us,s f~r Suneac~ and Ground Waters in thn Subbmins
(a) As Designated by the San Diego Buin Comprehensive Water Quality Control
Plan
(2) Summary-Differences and Similarities Among Subbasins
b, Land Use (1) Historical
(2) Zoning and Deve|opment
c. Archeulogy
d, Flood pJains and flood control
(1) DL~cbarge and recharge ~,heracteristics
e, Soiis
(I) Erodibility
(2) Aspect
(3) Slope
f, Wa~er QuandW
(1) USGS sudaca-wata~ flow records
(a) Monitoring sites
(b) Periods of record
(c) Hydrologicai charactuistics .,
i) Basc flows
ii) Pe~ flows
iii) Long-term trends
(2) Groundwater monitoring reoords
(3) DriVing water ~pplies sources
(aJ Eastern Municipal Water Disui~
Co) Rancho California Water District
(o) Murrleta County W~er DIstrict
(d)Elsinore Valley MunioipnJ Wster Distri~
(~) Fellbrook Public Uttlld~s District
(f) Del, uz Het~tlts Munkipal W~sr District
(Z} Rainbow Mnnicip~l Wa~.r Distri~
(h) Camp Pendleton
(i) Others
(4) Live-water discharge
Water Ouality-.~ourr, es and ginks
(1) Baseline Physicel and Chemical Conditions
(~) Summaries from STORL:'T and from other sources
(b) Rol,' of sediment movement
-Page 77
(2) NPDES wastewater and stormwatcr sources
(a) Locations
(b) Summary. characterization
i) General description
ii) Discharge limits
iii) Dirharge violations
iv) Ff'tluent and lastteam Toxi~itie. s
(3) Superfund sites
(a) Locations
Co) Summary ch~trecterL,.arion
(~) 404 permits
(a) Location.s
Co) Summary characterization
(5) Non-Point
(a) .Locations
(b) Summary char,-..~'i:eation
(6) Alsimilative C. aparjties
(a) By ma. lor slzeam reaches
h. Biodiversity
( 1 ) Terrestrial/wetland Plants
(2) Fish
(3) Other acluatic animals and plants
(4) Birds
(5) Mamma. is
(6) Species of special concern
(It) Federal thremened and endangered species
(b) State-listed aen~itive specie~
(c) Other listings
C7) Habitats of special concern
5. GIS layers
a. Summary of layers available
Analysis and EEvaluation of Wetlazxis/'vVatetsaed Functions and Values
l. Ground Water Recharge
2. Ground Water Discharge
3. Flood Flow Alteration
,,. Sedime~t/Toxicant Retention
5. Nutriet~t Removal/Transtbrmation
6. Production Expor~
7. Aquatic Diversity/Abundance
a. )-labitat value by eritit.al resident species
8. Wildlife Diversity/Abundance
a. Habitat value by critical ruident species
9. Recreauon
10. UniquenesslHerirage
1 I. Others
8
Page 78
VI.
General Summary and Conclusions
Extent and Status of Wetlends and Related Waters within the Santa Margari~ Watershed
l, Extent
2, Functional Values
3. Stressors and Risks
4, Asaimilative Capacity
S, Treads of Change
B. Data Gaps and R,-,~rch Needs
VII.
'A.
B.
C.
Appendices
Meatsfled Reporu and Dam Sets
Ongoing Projects
Guide to the GIS and Supplemental GIS Map Layers
Page 79
CITY OF TEMECULA General Plan Program
J. Friends of the Santa Margarita River (9-28-92)
J1 Response:
Comment noted. The Biological Resources section of the DEIR discusses several habitats
in the Study Project Area that are potentially classified as wetlands, including meadows,
seeps, marshes, vemal pools, various riparian habitats, and .stream beds. The mapping of
wetlands within the Study Area was not undertaken for the DEIR. This task is expected
to occur in a site-specific manner during environmental review of specific projects. The
DEIR also points out that impacts to wetlands are regulated under the Federal Clean
Water Act and Department of Fish and Game Streambed Alteration Agreements. See also
Response K2.
Response 14 in this Response to Comments document provides basic information on the
Project Area in relation to the Santa Margarita River Basin and Response I6 discusses the
National Pollution Discharge Elimination System (NPDES) and its process.
The Planning Center EIR RESPONSE TO COMMENTS
PRES tV 'OUR PLATEAU
K
K-2
K-3
Jonn Meyer, Senior Planner
City of Tamecure
43174 Business Perk Dr,
Temscula, CA 92590
Sept. 15, 1992
RECEIVED
SEP I 7 1992
RE: Draft Temecula General Plan and aIR
Deer Mr. Meyer:
Thank yOU for this opOortunity to comment on Temecula's draft General Plan
and aIR. Our grassroots citizens group of several hundred members is dedicated to
the ~rsservmton of the Santa Rosa Plateau and its surrounding ecosystem.
We are extraordinarily diaebpointed to find that watershed issues have been
given such insufficient treatment In the draft plan and aIR. Our previously submitted
comments have clearly not been given sadDue consideration. It would be tragic if this
historic opportunity to put in place modern watershed management policies was loot.
Failure to take stabs proactively may lead to costly measures later,
The E~IR gives little or no attention to adverse impacts on the Santa Mergerits
River clownstream. Deficiencies include, but are not limited to, discussions of
sedimentallen, erosion, altered flows from impervious surfaces, and non-point source
poliution. There is Illtie or no discussion of the regional Significance of the watershoot
ancl of the stuporlance to wildlife of retaining natural flows. Grounc~water managemere
issues are mmilarly neglected. The aIR is grossly inadequate for decision-makers who
need clear and accurate information about the impacts of development ul;on natural
resources. To defer analysis tO a later date, as in the mentioning possible participation
in a reglcnal watershed plan, is illegal under CEQA.
Given the deficiencies in the EIR. It Is not surprising that General Plan policies
for watershed management ere also cursory and inadequate. Besides a vague
statement on water "quality ancl quantity", these issues ere almost entirely neglected.
What is required are specific policies and goals which will lead to implementation
of modern. responsible flood control.
Specific poticies and goals which need inclusion in the General Plan include.
but are not limited to:
1) maimchance of natural stream flows end velocities, including a
comprehensive system of detention or retention basins for all past, Current and future
development. measures to control impervious suffice run-off, end prohibition of
channetization:
2) control of point and non-point source pollution;
Pa~c 81
K-3 '
K-4
K-5
K-6
3) erosion control:
4) groundwater recharge;
5) retemion and restoration of ripirish haititat and adequate ripedan buffer
Zones.
The General Plan should also integrate these policies into a 8yetera of
greenways and trails along the creeks which run through town. These greenways
constitute a great yet unrealizecl asset for the community.
The treatment of wildlife corridor i~suss is better, and serious iraDams are
identified in the EIR. Unfortunately, the draft General Plan agmn does not give
sufficiently specific policies for meaningful avoidance or mitigation.
We urge you to prepare an improved EIR and draft Dtan and remJbmit it for
review and comment. We reclueat written notification for all documents and hearings
pertaining to these matters at the address below.
Thank you for your consideration.
Sincerely,
Dan Silver, MD
President
Mailing address:
14~. N, Swsetzer Ave., #401
LOs Angeles, CA 90089-1528
Enclosure: Excemts from City of CarlOad General Ran
cc: City Council
Pa~ 82
The contents of the Open Sl~ace anti Conservation Elements meet ~e requiremern= of State law
anU prayices the CI~y of CarloDoer with a comprenens/ve {loc, ument clearing wlal Open ~paoe ancl
conservation resource management, The s~uo~ure of the elements as Gonmlnea hersin Is es
follows:
Open $z~ace Element
ire law anti Definition
Goals
Implemerrtlng F~ollr, lel end ~ Programs.
For organizabonel olaffly. the goals, ~ and implementing pollales anO action
programs nave Oeen rouPeU irno four gemCoffee or topics: Open Space planning an=
proaction; obtaining Open Spaoat special r-doume promabort; and rails/linkage system.
However, the goals apply equgly to ell four glle!~riea.
Conservezion Elemefit
G~a/a
OUjec~e
Implemen~ng Policies anti AiDeton Programs
Fremewom for en Ooen SOeCe end OansevwHan Resoume Mrmar-,,r, 4 Plan
Intant
Deacrfptlon of ODen Space and Conservation Map anti Comprehensive Open
Space Nemm~ Map
impiemenmzlon
OPI:N SPACF I:1
STate ~ enf Deffn~on
Uncter State Law (Section 65580 re. sea.. Coilfoals Governrnen~ Cocfs), cities must adopt an
Open Space plan for '..the ¢ompmt~enalve end Ion~ fanRe preaervation anti conservation of
Open Space lanc~ wi~in Its JurlsOlcrlon.' Because of Cafist~cl's unique environment ancf Open
Space opportunities, a special definition of oRen spice fee been adopteft which inolufies and
expancfs upon ell ~ lypes of Open Space pr~vlclecl for in the atom/aW.
Space" Is {~efinecf as any area of/anti or wear w11i¢11, for whatever reason, is nor cfevelopecl for
uroan/zecf uses encf whl¢tl the/'efo/'e entrances resignante' quell~y of life, The Open Space may
l~e In its nazural ace or rnocfl~ed in su¢~ e way that ~ mod/ficsg/on itself contribuNe to this
ennancemem.
/V-2
Open S~ace
I ) Open
,.)
3)
Open
a)
may fall Into five major camgone:
Space for Ihe preaeNatton of narurel resources. incJudlng, but not limited to:
Ames required for the pre~ervlU~n ~f fees, forean, piefir and anlmsl life,
including htDfia~ f~r fish and wildlife aperiM.
Atlas twclulrecl for eoolog/c and offi/r a~/ent/f/c ,ftudy purtoo~ea.
Rivers, aOlarrk% bays, lagoons. and esiulrle8.
. Coutal Z~eechea, leeshere, bank8 of r/vere.end .eearna and watereheg:f laRdS.
HIllside, slope and canyons neceuary for ~e ;reaervation of nazural resources.
SDaoe u,te~ for ~e managed pro~umlon of resource& lnoludlng, bur not limlteci
Forest lands, rangeland, agricultural and t~tlJculturel lands, In~udlnW
g~ho~.
~a~ment of ~mm~g
~) ~e containing mawr mlne~
O~en S~ae for ~mg~ ~ unnm~ o~oor ~on, including, ~ nor
limbo ~:
P~ an~ ~Uon aa, tnCl~ing ~e a~$ gMn~ an~ ~ Iake~ho~,
/ci, lago~, ~n
~e ~1~ ~ u Iln~ ~n m~or lagon an~ Open $~
/Uon, I~t~lng ~1~ leasinai, ~ka of ~ tnO ~, lunic
nlg~ ~ mil~O comaon.
T~Ii ~r ~l~ng ~
S~m nlt8 ~ Ol~ng ~ a~lng.
WIIS~m ale and n~
~m~gmunda.
~ff ~es.
d)
e)
f)
g)
n)
N.-3
- Page
4) Open $;ece for eeatheu'c, cultural ancf eauaaUonal conslclerltlon;~, including, Duz not
limiteft to:
ANsi Of important 9:enlc, hlszoHc eaa Cultural value, in=lualng sli~nlflaant
geological, paleontological, aml~aeologlr41 areas.
Areis which proviCe a Duffer beNlien lanc~ usa, inclualng larger trim stlnfian~
setDmcka arcuriC bullcringe mncf along macfwaya.
c) A~u w~ich 12mviae seMr~Uon from ~urfoundlng ~ommun/de~.
a) Museums, arDoreta, zoologic ana botanical gafflens.
Open Space for publlg fleatiff ancl Mfe~y, tnglualng, Dut not limiteel 1~:
Ames whigiT rsqulre a spitlid management or re~ulmUOns De~ause of huamous
or =peatal conardona. Exlrnplea: alfe~y zones in fie vicinity of. airports,
ear#~quake feutt zones, sleep alope& unmenle soils m, walersne~s,
~oofiplaln& ama$ prone ~o l~fielldes.
D] Areas presenb~g tllgtt fire
Ames requlre~ for r~e promorton of waif qualiW aria welt reservoirs.
of) Ames required for ate INOte~lon Ind enhancement of air Quails/.
e) Bluffs sul~Ject to eve erosion.
COALS, OBJECTIVES AND IMPI a=MFNT'IN(3 POt ~CIE~ AND ACTION PROGRAMS
1. OPEN SPACE PLANNINe AND PROTECTION
GOALS
A. 1
Coomince Open Space uses with otl~er lead uses for mutual ent;ancernent mncJ
crewion of a '~u~" u~ ~mn~ wN~ i~uO~, D~ Is not Ilmt~ ~,
fiMIopment ~ ~alon d ~o~ ~, cons~fion of n~l ~ m~-
~rsserve ead cream an Open Space ayetern of esstneUc value Vet will mainrain
Community t~eatlty, meriteve a mease d natural spaciousness, eaa proviae visual
NIlef In r~e Cllysaape.
A. 3
Ptovicle a Oallnce of visual, passtve eacl active Open S;mce use wi~ln Man of
~e ~ur q~e of ~ Cl~.
paso 85
A.4
Icfenthy Open apace ae an e~eenffel component or quNfiy-ofqlfe provlsigan
necessery to prov/de ~e offlzen~ of Carl~t~acl wlt~ safe anti healtr~/ living
eon~iffane.
UUIIz~ Open Space to delineate nelght:omoocls,
t:uflw major I~nd uae~ within ~e
I>reeeNe an saleOusts amount and erie/of Open Slyace for ouKloor recreaZlon
whtr, h shell include, but not be limited to, perle, beer. has, areas for organlzecl
epore, nonne~tlng ~'~rldom wl~ nile, wmw ~on ereea (beeones, legoone,
I~kea). unique conaeNUlon ~see for naNre afuoy, ann eemi-cJMIopefi arel8 for
cmrnplng.
B.I
To preserve, protect end antinee ~oae ereea of the Cfiy that I~ovlde unique and
specisi Open alice funcUone inctucltng, but not limiteft to, ~ulruml and vleug
amenitles, ec~tW anti peulve r~rMl~onal uses, lentImams, X3uflen begwean
inComplVDle lend uses, wildlife ~ anti unique anti cleaireDte vegetltion.
B.2
To fievelop e COhMive policy ancl plan e~tlng fortl~ Open Space gosia anO
guiding ~ ~gc Ioq~gUon, pinion, ~n~u ~ ~nlnQing ~
B. 3
B.4
To encourage pulNIc ec~e~ to ell Open Slyace ereas except where sensitive
resource may Ue ~reatene~ or clamagecl, or v/here rite puOlic fiefin ann safety
may oe compromlsecl.
B. 5
To mandate Open Space as · necessary provision of ~e Ioca/tacllffi'es
managemere plans whlQh am requltec~ Oy me Gro,,vffi Management OtcIInence.
B. 6 To provide for parks enct plee anti preeetve natural areas wi~n development.
B.?
To an=oum~e in~eaaecl setnaP, ks along anertal corrffiora anti ee~anllsh greenDelta
or similar ames tO preserve anti/or crete Open $p~ce eras es · means of
maintaining ~ommunity scale ancl /fiern~y, separet/ng ;On~lCt/ng/end uses, encl
icllieving I sense of narursi openness el an integral ~ of umen ~urrounctings.
B.8
To esrat:llsh aflndarcls of Open Space by ~/pe of Open $peu rather ~en fie
genera/sa~egory of Open Space,
Page 86
B.g
TO pfovlcle for tRe disuft;ufian Of passive recreation areas ZNaughout tRe four
quactmna Of tRe Cfiy and to ae/araze tram from acUve recreationel uses wren
possible.
IMPLEMENTIM3 POLICIES AND AClTON PROGRAMS
Open Space shall De uaecl to mvlde nelglff~ori',oad, ;;mmun/Z,/, and CIty Identfiy
and to provide aepamgone Dezween corn?lining lancl uses.
C.2 An Open $pa~e Comrnlulon.el'mi~ De es~allel'm~.
resl~nsiblliUee arell inelude:
,40voucy of Open Space:
PresenmUona to ee Planning Commlsalon an~ C~ ~nall on Open
~n~ Nlopm~t en~ ~ of O;~ $~ ~lici~ u ~
R~ommen~ p~e ~ O~ $~ In~lnf Ic~l~on, use, ann
Sing an= ~nlng gulilne ~r ~0 ;m~ ~ ~ Op~ $~,
The Open Space O~llnen~e mall require monitoring of Open $pe,:e cfurlng tRe
enure c~,elopreer~onaru~ procat '
C.4
The Cfiy aftIll Identify edstlng Open bee for potential enllanoement to increase
im nablra~ visual, or l;~'~yeleal veluee.
C.5 Cilywide maps and diagrams slll~ De prepared showing tRe following:
(2)
(3)
NiturN ~
DeignaNd Open Space
bi~ng and propaaea Open $/Mee
Open Space linkages
Aa epeclfic mapping inforrnagon beoomee MileDie regaling Open Space,
preotse tn~ ~1 N de;l~ M I~d ~e ma~, ~nln~ ma~, ~:
C~s Op~ $~ ~.
C. 7
serf shaft Ix given the flexgblllty to adfi to ~ Open Space Inventon/ main
eoae new ireIs wlllch may De r, mate~ ~ varloua circummances.
C. 8
Tne GrowtR Management Ordinance snail De utlltze~ to Implement ~e goals
o~ of ~ls ~emem ~ ~11~ ~O~s ~r Open ~e.
Page 87
Land area fiat athervvlae qualifies for meaeurerner~ tuwerO ~e Growe
Management sendar~ t~ut wt~lch le not available wiU~ut alma mone~y or other
~onslderation for uae t~y tie general puDIIo shell be considereft es meeting only
a cartin peaenrage of fie perlorrrenoe lendoral, if"at percentage to be
determined bit fie adoption of I new CIty lindBid. All other lend atee wl~iN1
quellflee for rfieelurement toward the perforrlwl;e atartdard will Z)e given 100%
fedit towed those atandarda.
C. 10 The Open Spice Olfllnence, NO. 9T95~ ltll~ be revise and a~nde~ m: (T)
~m p~i8~ idenU~ M~ d~ne I~l ~nel~ ~ unO~a~e; ~) Inclu~e
'~0 (4) inUu~e 8;~ffic c~ons ~ ~Uona on ~inenU~
C. I ~ Pcwertine eaemerra grill net De =~unld mwenf meeting the Open Spioe
81hOard.
Pr/vate gc/f courses may receive only pardel credit In meeting ~e performence
ata~dttrcl$ encl only if algnifigem vleuel benefit ie determined. The extent of fTe
credit sNdl ~e cletarmlned by a new Ilnderd.
C. 12
C. 14
Schools, pulplie or private, still not be counted In meelfng the Open Space
performance molarfla.
All m~peble lend set eelde es Open Spice shill be ~ed Open
C. 15
At fie time of any dtsP, mtJgney tpprovel, any line set allfie for Ira habitat or
scenic value shell live In Ippropriata ealement Indlor aching placed on it for
re,urea
C. 7 e Where fteali;le, panoramic viewpoint. Mall be identified and preserved for puPfie
use.
C. 17 The Cizy s~a//acquire, protein or negodate fOr put~llc access to Ilnds ~at could
be u~ed for proave recreational uses.
C, 78
Open Spice Ireas designearl for re~eatlOnel uee should De accessible to ~e
puOllc Md should be preylOad with Meentiel utilities, put~llC foGIIItfoS end
8efvica9.
Any cfevelopment whic~ may be permitled in areea identified al Open Space shaft
be con=latent w/ffi ~e Open Space and Conservation Readurea Management
Plan.
Page 88
2. OBTAINING OP~ ~PACE
A. 1 Explore III means of providing for Open $plc~ needs.
A2 lasure new development INovldea for the Open Space needs of ~hetr occupant=.
B. OBJECllVE$
To u~/I/zl $pec/~o PIes, Master Plans and Pu~lc Paalll~y Plans to refine and
amplerhea rfie Opan $pa~e and Canoeaction Rem3ume Management PIe1.
B.2
To promote the development and preaerv~ton of Open ~ and eonserva#on
ay~wra by ~veleping rnmhods of ~nenelng to scnujre, pr-,sorve, and mainruth
U~am.
9.3
To fund t3y ~e~eml Ot~llgarlon boncls, If pealhie, a well-balanced accluisition
program providing a vale/of Open $/)ace opponunltlea spread ~rougnout ~e
communily.
B.4
To uaura It~C to IP4 maximum degree l~aell~le, ~oae benefifflnl3 from ~he
scauiaiffon or Irtlprovement of Open ige and ~ fl~llifiee litall prattrole
funding In dite~ proportion 1~ fie benerie IN./derive,
B. 5 To encourage a c~:mb/na~/cn of born p,,fvete end put~//c Open Space.
Exactions from new developments Shell include, Cut not De limited re, teglalaUve
proaction, Quimt~/ Acl dedication, parl<-mqlau fees, indusO'tal recreadon fees,
setback Iwqutrarnerrtl, fie plOWsiOn Of essential improvemef~, and ~e sdop~fon
of al~proptlam Local Facility Mana~ernent Plans, Mssfer Plans, and $l~clftc
Plans.
An annuel rayfew of fie meffiods end mgrarm for acquiring Open Space and
~ in fie City of Carlel3~l W'~ll be oonductefl end shoutd include, spe~ift~elly,
~ nor De Ilmlte~ to, fie Quln'~! Act amn~mTIs and fie perk4n-lieu fee&
C. 3
/n/fiats, coo,'fllnare, anti supstyles specific Implementation programs for Ix~ffi
short-range er~l long-range pierid, lncluc~lng mmong offer Items me Cap/ml
Improvemenf Program, (3rowrn Mansgemem Plan, s flnanciel g31an, proposed
c~ngea ~o fie OIls development regulagons, ann ~ne acctulsltlon of fee and less
~ fee tfgta to lanO.
C. 4
The City sled cream a ruaf or offier mechanism to facillmm private donations for
Open Space acquisffions, proteflon, Improvement, or rna/nmnance.
h~c 89
C,S
The CRy shall encourage private donations for Open $Dece acqutsiUon, protection,
improvement or maintenance by ple¢in~ tile c~onora' name on permanent
markers at ~e efte8 of ttletr gilts.
C. 8 Where publi¢ func~ing Is necessary for Open Space purposes, Generai Obligation
Benors shaft be coneiOered e flighty lieirate soutee of func~ing.
The CIty s/noulc~ consider the exchanp cf ex=e~ vacant lands for more deslr~le
Open $~ee m.
The CIty sitell :onaic~er ela;ropriate user fees for non-real;lenla utilizing Cariebec~'e
Open Space end men f~bllltieL
· $PEC4AL RESOURCE PROTEC'11ON
A eOAL$
A 1 Prohibit ~evetopment on environmentally eena'~e land and butler ereas.
,4.2 Protect encl preserve vlSuiiy alrecffim ancllor aii~nl~cant neurel ames.
.4.3 Preserve Open S~ae areas/n ee naNre/· stale ea possible.
A4
Preserve optimum auste/nable env/ronrnenm/quality levels vvlffi respect m air,
water, sounc~ levels, ~ plant ~ animal life.
A5
Preserve u Open Slice, agricultural land, hillSides. ridges, valleys, canyons,
lifoone, Decries anc~ other untque teafume ~et proyfde vfeuel anO physical
relief to b'le ClZyaCIDe.
B. OBJECTIVES
To iclentify sens/ffi/e and cons~reine~ lands anc~ prot~tbi~ ~elr Oeveloprnent anc~
Inclusion for coenaity ~lfilL
To protest publlo fealth ancf safe/by pr'Jerv~nl3 natural anc~ men-maces
erase as Open Space anti raking special precautionary measures
puPlie safely wflere cfevel0pmem is possible anc~ permtrtec~.
B.3
To preserve highly visible egricu~ural area rhet are particularly sulffiDle for flower
,prouuction, ano' to enooutage preservation of such areas wf~ere economi:alty
vm0/e.
8.4 TO laMerye ~reaa of unique scenic, Iqlstorlcal ancf cut~drel value,
9.5 To ~evelo; euffuralleducadonai emenltles widen Open Space areas.
IV-g
Pa~e 90
C.
C. 1
C. 3"
C. 4
C.5
C. 70
C. 77
C. 72
IMPI. F, MENTINe POLICIES AND ACtiON PROGRAM~
Utilize sensitive delign ctltertl ~o preaerve ~e unique end special resource~ in
the City an~ Io integrate them into the design Of My cfeveloprnenC
Develop olTtlnln=e8 to define eenslltie and conerained land=, and prohlbtt
rlevelopment and Uensily crenlt thereon,
Development on hlllslde~ (if Illowed) MISlt rillre re the slope of the land in or~et
to prasente Ire Integrily of the ~lllsldfl.
Designate for preservation la Open $paae thoae areas that provide unique visual
smenltlea end define the ur~n form. lheae m atoll In~lu~le agriculture,
ttillsi~es, fid~es, elleye, alnyons, l~esafte~, legcons, lake and other unique
reeources r~er prorifle viaual anti physlaN relief to the ¢~yacape Dy cresdng
n~ural coniteMs ~o the l)uilt-up, manrnlde aQene.
Consicier for Open Space, Rillsides, wdley~ and ridges cluHng the approval of
Specific Plane, Me~er Plen$ and Plannecl Devetopmanra, and ai=o er the ~ime cf
euDciivilicn.
Designate as a Duffer · pemantege of/and nex~ ro aensib've environmenial ere~s.
A minimum requirafl .pemenlge re be emilefled 13y s new ranclarcf.
In dMio;rnent8 near or ecljaaenr ro n~clle8 of mr, provide Open Spice
I~e ~ub~¢ mcae.sa to anti vtew~ of the water.
Any gracitng, grdOOlng, or clearing of vegmatjon in unclevNoped leas Sl~ require
,, City permit, wiffi snpropriete pansllfs$ for violetJane.
The City sna~ ensuN ~at the imlNowmenr~ recomrnenOecl for Open Space
are eppmprtete for ~ type of Open Space end ~e u~e propo~e~. No
imDrcvemenra snail be marie In environmentally sensltjve ereas, except te enl'~nce
environmental value of the ires.
Agrfcultural .uae snell be encouraged ea a permiaiDte lenct use in Sraas
cislignate~ el Open $~l¢e in non-anvironmentelly sensffive ames.
[~revent d~e premature ellminatJOn Of IIg~cu~uril land.
Use of the W#'lllarnaon At1, land deflicarlon, scenic easement$, or Open Space
easemen-, snail ~e puraueO te preaerve unique encf special resources in ttle Cfiy.
U~lllze Mailer Plane end $~eclflc Plane to preserve es Open Space highly visible
ares =u/tfvate~ for ~o~ ;m~on.
IV-10
hgc 91
4. TRAIULINKAGE SYSTEM
A1
A,2 Crtlte natural ancI rn~n,ma~e ilnk~ belween Open Space amu.
B. OBJECi1VE$
To ad~ffe~ a CllywtOe en~ Intem~nnee~ng Irgl ~fem wt~en =onaidering an~
reviewing Ice41 faolllUea menelement piers, me/or development appllc',a~ona en~
Ippilcatlon= lfiv~Mng pofenUII Ilntmgt
B.2
To eneum ~ar lfmre ia condnulay anti envfmnmenlal aenafilvity in t~e routing Md
Oellgn of ~e rail ay'afem.
9.3
To ram nile near envfranmenrally lenaltlve ereea, wl~fi appropriate l:uffera or
tencing.
B,4
To prorifle rills lt~t larva u pefief~'ian ~nd bioyate 8wn~portafion be~veen
r~Jt~en#al M~ commamill ms, ~ wwll M purely. fr, matlonal uaea.
C.I
The Clay lnall estaDIlal~ a CiZywlfie Infereonnecrlni nil ayeIra, IN'lman'ly
pedesffian orlenmcf bur f~r tNgyclea ~ feul~e.
The CIty ~he~ pLlicipale wlffi offer norffi county oommunitlea to eetabllsh an
lnmmommuntty Open Spice ilnka~e program.
C. 3
C.4
The lrll ~fem =hill be dealgnarl to =eNe boffi #'ee=feeilon lnd non,motorize~
fana~ortetlon putpeace.
C.5
The raft mm ,heft proWam linkage from major reereaudnlOpen Space aree8 re
o~er mrle8 of mc#vfiy, InclucJing but nor limited m realclen~lal nalgN~or~ooda,
places Of emplDyrnenl. 8ahaofa, liDrarlea, and v/ewpaln~**
Trails ~ha~ be aanalb'vm to ~urroundtng land usea and =hell normally be placecl
u a atgnfficanUy differera elevation II~n I~]eCanl faaic~en~ea.
N-11
Pa~: 92
Major poweHll~e easements may race#re only pardel =re,it an~f only when they
~re enh~mced or impmvecl encl provide key links tn ~e fall ~y=tem. The exmrR
of arecffi shell De ~emrrnined Dy a new 8tln~m~l.
IlL CONSERVATION ELEMENT
In order tO enhanCe the relerionflip between reelclent8 an~l flair surroundlng~ anti
Quirerime the viaDIIIly of the nature/anlf hurlin e~olyeterna, fie Conservation Elemem
must acknowle~lae end p/an for the ~nyel~l re~oumee, me cultural P.,.eouroe& mn~l ~e
n~urel proseames wiffiln or erounfi rm Juri~dlcffon. The following rmuroe pitsparSe8
must De {n~tuclefi:
CoorOjna~e fie con~etwtton of natural anti man.rnacfe feaouroe.f with land use
for mufjJiJ enhancement.
A. 2
Conserve ol~mum env/mnmernel qu~/~ levels wire re~pe~ m e/r, water, eouncj
level& an~ p/ant an: animal life.
,4.3
Prevent tncompat~Dle Developrrfent of ms ~at fnould De reserved or regulste~f
for ~enic, hiaforfc, conservation Or puNIc I~eelm anti Ufe~y pumoses.
A.4
Pre,~erve an ecfequate amount and vafieqf of unique conservation areas for nature
stuay.
Protect wildtits n~filt through me ~reservltlon an~ enl~ancemenr of feeding,
ne.~Ung, and ~medlng areas,
W-12
Pagc ~3
B.2
B.3
8.8
B.7
Conserve ud encourage the use ~f appropriate forms of vegetation and sensitive
Fagin~ techniques neeaeU to: (~) prevent erosion. siite#on anti flooding° (~)
prote~ air ~nd water resourcM, and (o) protaGt and enhance vi=u~ fesouraea.
Conseve Carlst~acl'a hillsides anti Hclgea Is impotent visual and natural features.
Iraaerate natursi wlterwayl and courses w~h other Open $pa=e systems of the
Oily witit a view tower~l rrmxlrrdzlng the 130neffte of them to a~ olCzens.
Ccomlnate the uses of water with av~llelJle resources.
EsteDllah aollcl waste and sewage management progrsmL
oeuEcnw
To preserve natural resoun:e ~ prote~ln;i flat1, wilfillfe, and vegeZaZlon flatters;
retaining the natural character of waterways, silofeline features, hillsides, anti
acenaG areas and viewpoint=; safeguar~ing areas for scientiffO and educational
rese~cfi: respecting ~e IlmtlatiOna for ~r and wamr resources re absor~
pollution; encouraging legislation tt~t will lestat Io91cllly in preserving theel
ItlOUfCes.
To tlevelop a Cohesive policy end plan aeKIng forf9 Conservation goals and
gulcllng the systemago aQqulsi#on,. protection, malmenance and financing of
censeraden resoumea ancl providing an oqlnizaltonel arumure ~o Iml;lement ~e
utilize Specific Plafis, Master Plans end Public Facility Plans to refine and
lmplemem the Open Space an~ Conservation Resource Management Plan.
To promote ~e ~fevelopment anti preservation of conservation systems by
developing methods of financing to acquire. preserve, anti rnetntaln conservation
programs.
To l~rotecf the unique verie/ of lanoforma dlalfnctlve of the Cfiy'a topography and
ensure ~ rte development pmoea8 Consifters In~ ~fivee to preserve theae
lanoforms tamer than crette an unnatural, uniform tudscape.
To preserve the iclentlly of thoae ereel of fie Cl~y wlffi unique topographic
features and esteOllah proper ~oll managemare tecnnlques to eliminate or
minimize aUverae and unsafe soil conditions.
To manage agricultural land ancl prime ao~ eam/~atural resource end aa a
significant Centdating land use to tha uromfilzed environment of fie ClZy.
IV-13
PaSe °4
B..IO
8,11
C.
C,T
C,2
C,3
C.4
C, 5
C,8
TO prevent ~ prernamre elimination of agricultural lancl an,el preeerve salcl lanrt=
wherever feasl~/e,
To conserve, anti protect ~e water reeources inclucllng, Out nor IlmfiecJ
~Oocll;lainS, Sl~orellne, lagoons, waterways, lakes, poncls, enc~ ~e ocean.
To conserve, ~evelop anti utilize ~e poet ic and gray water recourses ava/la~/e
to ~ne Cily of CarlsZ;ecl ann manage clevelolarnent so tltat It cloe8 net exceed lhe
elaINe r-~ouraem.
To manage b~ cll=~set or reqi=fing of ~llcl ~ anti sewage within fie CIty.
and regulate development so ~ it ~oea r~t ex=eO evalll~le faolllUe&
IMPLEMENTING POLICIES AND ACTION PRO{31MM$
Soft rel;ort~, plans for erosion anti aecllrnent oonrol measures and provisions for
rnairrtenanae reaponslblllUea 8[mll t~e I requirement of any approval proce88,
Orcllnan~e~ shell N fievelol3ed end implernenlecl limiting fie ~e~etly, lrrlnstly
ancl chsra~1er of clayelephant of hlllltfie areas and riftgee and shall provlcte
Iliaclara8 for laneltlve grecllng ~ o~eloprnent of hlllllfies Is ellowlfi.
Natural wafer resources In ~ Clly of CertstaO alall 13e mainminK/ In Is natural
a sere es poul~!e by:, (e) conaeMng ~r improving fie aDpeamnce anti ecctgW
of ~=se which are In · raiserely urnoucl"mcl conclllfon; (b) rectortrig, in
mccoroance with re=ogntze~f e~ologlcel principle an~f Insofer as ir Is posetitle,
those water aream wfilcfi nave Dean Ilgtltfl~lrlOy I/tlrlo', to · condizjon w~ict? is
moat Dene~cial to ~e punlie; anft (c) simulating a naturN contriton/n areas
which are to De altere~ in ~e future for purposes of laf~y engineering, water
Incluaffel were, agricultural tunoff, weir aoftener dlecheqes, clomesWc
defergen~ anti ~f~er forrn~ ~f wmer pollution ahall ~ fxevented from en~er/ng
Itte atorrn ctra~n eyeera an;I pofiu~fng ~e Clly'a water l~alee.
Senattire Oes/gn crfierlm snarl be u~lllzecl ro protect ~e integrity of ~e water
reaourcea in the Clly.
Atteretjon of waterways anti water t~oclle8 !t/mr woulcl cause significant advene
Impacts cn f~e erntlronmenf atmll De
Urban Oevelopment at7811 eke place in Itlole areas fTm ere fie leaat agrfcufiurafiy
pmd~.
IV-14
Pa~ 95
C.9
C. IO
O.I~
C. 12
C. 13
C. 14
C.~5
The Cl~y shall auppot~ end utilize all measures available, in~u~ing ~e WIIII~
~ not on~ ~ p~ pm~m d~lopmn~, D~ al~ ~ pmm~ ~e
Ko~omi~ ~a~ll~ of agficu~ml u~
l~roper deign criteria el'all be milizecl m maxlmlze fie l~reaervation of agrlcufiural
lend$.
Lancfownera end interested ciUzena shall be proviclecl wilt; Information aOout
agricultural prNervel el estsDIlalted Dy fie WllllNnaon Act and aftall De
encouraged ~o utilize it.
The policies of fie California toetel Plan shall be recognized end implernented
when reviewing potential development In fe ~oestel fee.
The Cizy snell assist off organlzetiona in providing for ~alr spe~tffc =oncenation
neeO=.
Growut Management stendarna shaft be ao~pte~ to ensure fe ~lmety proviaion
of solid waste management end aewege cllapomal Gapecity.
FRAMI:WF)RK Fr)R AN aPtoN SPACF ANn
CnNSFRVA TION RI:, F)URCI: MANA EMFNT
INTENTOFPLAN
This setdon, including texlual contern; graphic presenrerJons eno'
luDsec/uem. mendame' Open Span zoning requiremares, constitutes a
framework for an Open Span and Conservation Resource Management
Plan. The intent of re Plan ia re accomplish fe goals, oDjecfivea and
policies of re elements and to focus Cl~y eftoRs for fie preservation,
aecluilt~on end rnalntenenn Of Open Sl~n end conaenfa#=n amaa. TIle
Plan alkali be ~tturturecl to identify re raceurea ~aa end sateDlash
atandarda for a~luiattlon end development. The intent la to manage
property ~ha Clzy'a erNfronrnenral re~ourcea. encl Open $~:aca end to
develop apeclflc crfie~a for re protecUon, maintenance end ennancement
of valueDie nllIjt"&[, economic end ~.firuml resources. Once t~e Plan la
formulataft end a~opted, It ~nall replace me frameworN aa pan of ~he Open
Space end ConaervaUon Elements.
IV-16
EXHIBIT B
AN OROZN&NCZ Or THE CiTY CQUNC~ Of THE CXTY Gf
SE~XONS 2:.S3.230 AND 2~.53.240 TO RESTM:CT ~VELOPMENT
ON CZRTAZN OPEN 5PAC~ ~EAS ZDtN?ZfXE~ XN ~
P~ ~D ~ ~XCL~D~ ~NSZDC~ATXON O~ OPEN SPACE
~oe8 ordain a8 ~o~ovat .
SE~N It T~IZ ~ZI 2~, C~ID~oF 2~.53 o~ ~e ~ar~lbed
Hun~c~a~ Code LB fended by ~he add~en a( SettLe, 2~.23.23Q to
21.53,230 Residential Density CalcUlations.
code, resLdencLl~ density IAaZ~ ~ ~e~Lned ~8ed an t~e ~m~er
(b) The foZZovtn~ ~ands are considered to ~
undeve~op/DZe and sha~Z ~ excZude~ ~rom density
(2) pe~/nent ~d[el of water
(3) e~OOdvlyl
(4) slopes vi~h In in~ina~i~n o~ greater than 4Or
or ~re
( ) mtqniftcant ~Clandm
18 (6) sLgnLff~canc rtpartan or woodland habitats
(7) land aub~e~t to major power tranem~saLon
19: easements
(8) land upon ~hLoh other significant
2Oi environmental features as determined by the environmental review
process for · project are located
21 (t) railroad track beds
(c) NO residential development shall occur on any
22 property ILlted Ln SubBe,Lion (b). Sub~e~t to the provEsions
Cha~ter 21.31 end 21.33, the City Counci~ may ~ermit 1.im~te~
23 development of such proD. try if, ~hen constdertn~ the
property If I whOZe the prohtbttton eqains~ development ~uld
24 constitute an unconstitutional deprivetEen of proper~y. The
PZann~nq Cammillion oc C~ty Council, ~Lchevec the (~niZ
25 d~screC~Onlry ~dy eor a reltdent~a~ ~eve~opment my ~rmtt
accessory JaciZities, incZudin~ but noC Elmiced to, :ecreaCiona~
~aciZitie8, view ire,am and vehicular Nrkinq areas, Co N
L=caCed in ~l~odpllin8 (Subject tO Chapter 21.3~) And on land
subject to NJor ~ver trinemission easements.
{d) ResidentLaX development en s1~pes with an
inclination ~J 25 ~ 40 percent inclusive shale N designed
28
A. iZ, PaB~ ~/
!l
18
project. for projects within the oozetel zone, the ~radinp
provisions of the CarS·bad ~ocaZ Coastal proqram lhall apply,
(e) Projects which have'received all discretionary
approvals under the provisions'of Tltle's 20 and 21 prior to thl
e~ective dale o~ th~s ordinance may o=ta n I fina~ map without
L w
Complyinq with this section for a period of t o yeare ~rm tam
date of the tentative map approveS. Any time durin~ which
approve1 o~ the final map is prohllDited Dy Ordinance No. 9791 or
any other orovth management ordinence, Ihell be edded to the tvo
year period. Upon expiration o~ the tentative ma~, the standards
o~ th~e ordinance shall apply to the property.
(~) Projects vi~h all discretionary approvals under
the provia~ons of Titla'l 20 and 21 and wttn i final mad approved
pr~or to the e~fecttve date o~ this ordinance or soproved
p~rsuant to Su=section (e), or for which a suPdivision rap is not
*reQuired, may ODe/in ~ulldin~ Hrmits without {omplying with this
section for a period of two years Jrom the effective date og this
ordinance, Once building permits are o~ta~ned, construe=ion mul~
=e dlli~ently pursued to completion or the provisions oJ this
section will apply. Upon expiration of the We yelr mriod or
the ~utlding permits, the standards og this ordinance shall app
to the property,
SgC~zoN 2~ Thee T~t~s 21, Chapter 21,S3 of the Cardsbad
read as eollov$~
21.53,240 Non-residential develooment restrictions on
Soace ant £nv~ronmencallv $en$~t:ve &lass.
Non-rem~Gent~a~ ~$veiopment Snail De Designed to avoid
~evelopment on lands ~dent~feed in Section 21.S3,230.
~FFECTIVE ~ATEa T~LI ordinance shall tm$ effective
thirty days after its adoption, and City Clerk shall certify to
the adoption oe tfii$ ordinance and caule it to ~e published at
least once in the CarlaDsd J~urnal ~tt~tn fieteen days after its
adoption.
XNTRODUC=D AND FIRST READ at a reCular meeuinG of the
Carls~ad City Council held on the 2?th day of Nay
1986,.and thereafter
Page
CITY OF TEMECULA General Plan Program
K. Preserve Our Plateau (9-17-92)
K1 Response:
Please ret~r to Responses 14 and 16 for a discussion of this issue.
K2 Response:
The Temecula General Plan and DEIR acknowledges the importance of the riparian
habitat and other significant biological resources found on the Santa Margarita River,
including the endangered least BelI's vireo and the willow flycatcher. The areas
referenced in the comment are outside of the Study Area and would not be directly
impacted by implementation of the General Plan. The Study Area contains some of the
same resources but to a lesser extent than those found along the Santa Margarita River
outside the Study Area. The Temecula General Plan and DEIR focused on the riparian
resources within the Temecula Study Area and proposed that they be protected by the
enforcement of riparian buffer zones (Figure 19 of the DEIR). The conservation of
riparian communities within the Study Area will allow them continue to buffer impacts
to downstream riparian communities along the Santa Margarita River. The DEIR
concludes that the magnitude of growth within the Study Area, much.of it from projects
under construction or with approved entitlemerits, would significantly impact biological
resources within the Study Area. CEQA requires that the impacts of particular projects
on biological resources be evaluated on a project-specific basis, including field surveys
where appropriate. The potential impacts of projects in the Study Area on the
downstream biological resources represents a cumulative impact of projects that
individually fail to control sedimentation and pollution discharges. The DEIR identifies
the Department of Fish and Game's jurisdiction over blueline streams and the Corps
lurisdiction over waters of the U.S. under Section 404 of the Clean Water Act. The
analysis below discusses requirements of the National Pollution Discharge Elimination
Act (NPDES) designed to mitigate runoff impacts of individual projects. The NPDES
permitting procedure is discussed in Response 16.
K3 Response:
See response K6.
K4 Response:
Comment noted.
K5 Response:
The DEIR concludes that the magnitude of development within the Study Area would
have a significant impact on biological resources, including the interruption of wildlife
The Planning Center EIR RESPONSE TO COMMENTS
TE,~C-01XRESnCO~4. t0/1~/~2 Pall~ 99
CITY OF TEMECULA General Plan Program
movement through the Study Area. The General Plan includes open space areas and a
system of trails, some of which will accommodate wildlife movement. The
accompanying figure combines the land use areas from the General Plan that will
potentially function as wildlife movement corridors. The land uses include open space
for resource conservation, private open space, extremely low density development areas,
and trails designed for equestrian, hiking, and bicycling. This open space system will
mitigate impacts to wildlife movement through the Study Area to some extent, although
the impact on biological resources is still considered to be significant after mitigation.
Additionally, please refer to Response K4 for further discussion of this issue.
K6 Response:
Goals, policies and implementation plans have been added to the Open Space and
Conservation Element of the General Plan in response to the comments received. These
additions are repeated below:
Goal 2
Policy 2.7
Conservation and protection of surface water, groundwater and
imported water resources.
Ensure that approved projects have filed a Notice of Intent and Stormwater
Pollution Prevention Plan in accordance with the Federal Clean Water Act,
prior to issuance of building permits.
The Planning Center EIR RESPONSE TO COMMENTS
Tm-ox',v.~ncoM - laa.,m page_ 100
POTENTL~I, MOVEMENT CORRIDORS
gOpen Space for
Resource Conservation
(.1 DU/;iC) Development
for Slope and Resource
Conserva[lon
Private Open Space
Muhi-Puz'pos= Trail
(Bicycle. Equestrian,
Hiking)
General Plan Program
CITY OF TEMECULA General Plan Program
Policy 2.8
Goal 3
Policy 3.7
Ensure adequate inspection and enforcement of the requirements of
General Construction Permits, particularly related to erosion control during
grading and construction.
Conservation of important biological habitats and protection of plant
and animal species of concern, wildlife movement corridors, and
general biodiversity.
Maintain and enhance the resources of the Temecula Creek, Santa
Margarita River, Pechanga Creek and other waterways to the ensure the
long-term viability of the habitat, wildlife, and wildlife movement
corridors.
The Planrang Center EIR RESPONSE TO COMMENTS
TE34411%RILSP2COM · lealain PaSe 10'2
LETTER L
DanaJermond & Associates
L-1
Sepmmber 25, 1902
C{~ Coundl
City of Tinheads
43174 Bus,i~'~ Park ~ve
Tm~ul~ CA 9~QO
RECEIVED
8EP 26
CITY OF TEMECULA
Dangr~ ,.ond & Associates was recently retained by URGE (Union few a Rive' Greenbelt
EnvironmetaL ~ Our P!-f~u (POR, and Friends of the Santa Marganta River (Friends) to
review the CiW's dr~ Oeneral Plan and F.~vironmemal Impact Report and tn propan comments on
their ~ehalf. URGE is a citiz~s group formed for the purpose of pwt~ting the ecological integity
S
· of the area, vatn specad concern for Mumera (..'seek and the largr area ,,%"larVarim River system of
which it h a Fart- POP i~ al~o conc~-n~d with ~ the ovtvaJ1 ecological into ' of the
River and other significant habitaZ a~ss in the refion. The Friends was :~,,.sd in 1983 as an
orpni~Hon dcdicazcd to preserving and protecting dac Sut- Mm'2~m River a~d its zcsouzc~
Th~ Grm~-al ~ is an impor~m docummt which will guicl~ ttz CAty's future, and crucial d-.-hkms
with major rami~calions for wheffie~ or not we adequmdy ~ bioloBkal resources end pa:~ide
fGrr~demf~joym~of.tl~mwillbebaedo~theRam T~m=poseofti~teu~ristopoimout
what URGE, POP, aad the Fri~ad~ b~-ve am the smmgths and ~ of both r.~ dz~.ft
General Plan and the D~R, and to offer constarve recomm¢mdatiotm fm rarefying deficim:iea.
The fu'st l:~rtion of our conun~nU will addzess the drai General Ran, and th~ second p(n-tion the
DEIR.
GENERAL PLAN COM2VfFNTS
In reviewing the Genentl Plan for tJ'RGE, R3P, and tho Friends, our overall conclusion is that ~e
~ to ~,z~-t s~nsidve r~sources is c~eafiy evident, but the m~.r~ to achjev~ the goai ar~ not
alwaysa_~_uat~lyd~lin~t. This is perhaps not stu'~lising since' of ecosystems and
then' biological resour,~ has becon~ ever mo~ difficult and ,comp~ and developrarer
URGE POP, a~d th= Friends believe that the single most important policy is to be prmr-dvc. The
protection of open spar,~ and aanLr'al resam'ces carmot be accompl.isl:~d reactively and piecemeal.
Pather it should be a4~iuached as a fuz. a of infrastructure planning. Just as effective, _~3eq,_~,=m
ciIcuiatioI1, water distribution, and sewex SyStClIIS must be laid outprim-to ,I;L-"'VClOpment,, SO a
cohenra. adequate open space system shotrid be bid out in advance of developmere to ensure at
scnsitWc ~ and habitats arc p~otcaed in an mrc2zaled, conne~ network. And just as the
Cky r~cogr~,,~ the nccd for a Capital lm.rn~3venent Plan (CIP) m fund and implemont needed
Mo~n O~co , 1721 2nO Street Su.re 203 , Socrarron~ · C~lf~nlo · 9~ 14 ,Tei: (916) ~7~ , ~x; f9 Ib) M7-~
3~ N. ~ ~C S~ S~te 2~, ~t · Caff~ · ~, Tm: (714) 70~2~, F~: (7141 7~1 h~ 103
devulopment h~rastructure. so the City needs a CIP to fund and im merit the needed open
needed open spare sysiem. and (2) developmemx of a d~.ar im~ln~mum~nn plan ~ ~ ~li~t
of ~t sy~, mclu~g ~d ~ui~i~ ~m ~ n~ ~~ ~ ~ve
~$~ m~ e~ve ~ ~ nd avid mj~ ~t~ ~b~s s~h ~ w~d
For convenience. we have generally followed the f,~Y;,at of quoting and di.~:ussmg relevant General
Plan gcals and recow,-~,,tt;-~ volicy revisions ,nd new Volicies which we believe will beUer achieve
the goal~ In some instances we have suggesu~l revisiou of the goal language itself, or have added
new goals where needed to flesh out the General Plan's protection of local eco stem. In some
instanc~ we discuss other upe~m of the ~ Plan than goals and po!!~,--, ~ nmv
language is shown in bold italics.
I.ANI) USE ELI~WF. NT GOAL 1: A COIVIPLETE AND INTEGRATi~} MIX OF
RESID~TIAL. COMMERCIAL, INDUSTRIAL, RECREATIONAL, AND PUBLIC
LAND USES.
I ~nd use planing should be comprehenmvc and seek a well-balanced communiW as the goal
suggcsts. Resource conservation should be an integral pan of that balance, and good planning
should seek to be proactive in identifying ar~s to b~ consented in a cohm'~nt system: jut as it seeks
to |ocatz and bn|nnce v'dx'ious types Of deveto~,.d tL~s; i.e. commercial, rmmid~nfiaL industrial etc.
L-'{
.l~c_?_mmendativvs
1. Revise the goal 'smuxn~nrto r~,~ as follows:
A complete and integrated mix Of reai&-,mi=|. comm6cial, industrial r~realional,
conserva~on, and rublie land uses. [Also reflect this change in the discussion text which
follows the goal smt=rn~t in the C-enenl Plan.|
2. Add a policy which states:
Identify a coherent open s~ace system for the protection oJ' natural resources;
use this system as a g,_,[_d.e in reviewing development proposals; and proactively
seek ta ensure the permanent protection of the open system system,
LAND USE ELE~IF2el' GOAL 4: A DEV'I~-OPMENT PAI'q.'EI, LN TItAT
PRESERVES AI'¢D ENHANCI~kq THE. ENVIRONMF, NTAL RESOURCES OF THE
STUDY AREA.
This is clearly an appropriate goal far the General Plan; the discussion that follows in the General
Plan does not, however, clearly articulate that preserva:kon and enhancement of these resources rnumt
occur in the context of a well planned, coherent open spa~ system.
-2-
Page 104
I. St~ng~hen ~he ctm'e~t discussion i~ the General Phn b~ rev~ ,~,~g the last sentence to
Althou~ the majority of tl~area is anticipated u3 ultimately be ufoanized, it ia impbrutal that tl~
City se~ to rerai, a weil-iganned, coherent and connected system of open apace that
is of value for its biological recr~line=l. visual or aesthetic characrtt~tics, and wh/dl
functions as part of a larger self-sustaining ecosystem.
2. Revise Policy 4.3 m state:
Cooperate with other agen~ies~ and conduct dty-initiated planning area studies as
needed, to develop Multi-spies Habitat Conservation Plans m w?~_rsra 'Riverside and
northern San Diego Counties, in wkich tile Clty will participate by conserving tkose
lands within its jurisdiction nacestary to implement an overall Multi-slides
Habitat Conservation Plan..
3. Revise Policy 4.5 ~o n:ad:
Work with the Riveni~ County Flood Control and Water Conservation D~s~ct and other
resVonsible agencies on the design of th~ flood control project for Murriexa Creekto d~dop a
system which protects the public against flooding while maintaining the
biological resource values of the Murrieta Creek dparian areas as well as down
stream haMtat along the Santa Margarita lOver.
OPEN SPACE/CONSERVATION FI.gM~.NT, INTRODUCTION
The lntroduclion to the Open Space/Ccmsenatlion Ek'ment states a numbe~ of purposes fur
Elcm~xt, including the conservation of natural resource aroae We nL2'~in feel it would be ~axe
to mor~ clearly specify. the need for a plx~-'fively planned, coherent, and connected system
space to prot~'~ wildlife habilat and moVemen~ ccn~dors as part of a.larger, self-sustaining
ecosystem. [Rt~omme~d~ wordin~ is confined in the ~menclations sec~ons below.) The
Inlzociuction useful ly des:ribes a number ctt' relatz~d planning efforts which should be consicltred in
Temecu|a's r~source conserva6.on planning efforlx One study which was nut mentioned, and which
could be quite usef-ul, is the U.S. gnvironmenta~ Pn3tection Agency's Advanced Identi~ation Study
of the Sann Margarita watershed. (A brief deacriVdon is ~ovided in the Recommen,~tma
section.)
Reeomrnenda~on.~
1. On page 5-1 of the Open Space/C~onservation Element, rewrite the fourth purpose "bullet"
To maintain and eVhan~ the City's valuable ,an,r'-~ resource areas n~.esaary for the
establishment of a proactively ~ianned, coherent, and connected system 'of open
space to protect wiidllfe habitat and movement corridors as part of a larger,
self-sustaining 6coxystem.
2. On page 5-5 add a new number "7' (and renumber the ~xisring numbu' "7" to be number "8"
as follows:
7. EPA Advanced Identification Study of the Santa Margarita River
Watershed
-3-
Page 10~
As part of an eJfort to protect and manage wetlands, the U.S.
Environmental Protection Agency (EPA) Region 1X has initiated the
Advanctd Identification (ADID) process in the Santa Margarita River
watershed. This process fobten cooperation among EPA, the Army Corps
of Engineers (COE), and otlur federal, state, and iocal agencies to eohet
information, identify and evaluate locations, natural functions, and
potential values of waters of the United States, including their wetlands
and as.,,.,.:,.pro/e , w,ll w,.,.rs o/
In River watershed, emphasizing their
the U.S. e
wetlands and associated ritmrian areas. The rdativa functional importance
of these areas will be evaluated, and those most threatened by human
activities in the enterskarl will be idenfi. t~d. Results will assist re 'on IX
in developing and implementing useful indicators of walands eon~o~as,
and aid planning and l~rmitting nctiviaes within tills watershed. These
results also should help to minimize the loss of important wetlands and
point to opportunities to enhance valuable wetlands functians. The ADID
study will also provide valuable background and analytical information for
use in the proposed Santa MarCariSe River Watershed management Study
described below.
L-1
OPEN SPACE/CONSERVATION ELEMENT, SlY of OPF2~
SPACESCONSERVATION ISSUES
Wh~]e the Consm~tion of Resources portion of the Summary references anck ~mm mar~z~s the m~e
detailed information about biological resources found in the EIR, the Cit~'s overallecological
conten is not tiescribed, and we b~iseve thaL largely as aresuit of this denciency, the ~*ment does
not ~ a suf'~c~eatiy ptoacth, e ap:~',ae~ to habitat c~aaerva~on and fails to aes:r~he what a eoheteat
and connected system of ~ spat= should genenll~ consist of. What would he most helpful in the
General Plan is li charac'~zalion of the main eccfiogical features of the area. This articulation of the
C, ity's ecological con~xt could then guide the C3ty's resource conservation plarm~ng and suggest
more carefully delB,~w~l go~ts and policies in the Genital Plan.
Rec~mmm~d-~n.
On page 5-14, add ~h,- following text as additional paragraVhs commencing alter the 4th sentence of
the lstparagraph:
To fully understand and appreciate the significance of the natanti resource areas
in the Study Area it Is necessary to understand the ecological context within
which Temecula and the larger study area are located. Ternscala sits astride the
confluence of Mumeta and Temecula Creeks, downstream of which is tits Santa.
Margarita .River. This riparian system is. of tremendous importance to a much'
larger area, not only because of its'intrinsic habitat values, indudtng habitat
for the endangered least Bei!'s vireo and many candidate and sensitive species
such as the willow flycatcher and the southwestern pond turtle, but also
because of its function as a wildli e movement corridor connecting such major
,ore. o.di ,.-,as as th.,,ores,, San,a ,,asa ,',nt..,,,
Pendleton Marine Base, and the Palemar Mountains. With the loss of tkit
wildlife corridor along the Santa MarCarise River, Temecula Creek, and
Pechanga Creek, the bioregional areas would be fragmenttel and their habitat
values adversely imlmcted.
-4-
Page 106
The J~ze of the Santa MarXafire Ri~er, in turn,. is lir~td. to fatart land use and
management practices in its waterstied. General Plan policies can hope a
significant inspect on the river system in terms of how they control erosion and
sedimentorion, increased flows from impervious surfaces, and non-point source
pollution. Both general development and flood control policies will therefort
he of great importance for the long term viability of the Santa Margarim River
as habitat and bioregionally critical wildlife movement corridor. Thus,
proaaive planning, including effective watershed management policies, will be
needed to protect the Santa Margarita River system and to provide a coherent
open space system for the protection of other sensitive species and biodivertity
in general. Other sensitive and significant habitats, such as' coastal sage scrub,
vernal pools, and grasslands, are also found in the study aroa. In general, the
resources identified below art either threatened, deteriorated or damaged due to
the effects of urbanization and an expanding population bast
OPEN SPACE/CONSERVATION RT.t~MRNT GOAL 2: CONSERVATION AND
PROTECTION OF SURFACE WATER, GROUNDWATER AND IMPORTED
WATER RESOURCES.
Thks is an i rap,,, tone goal the impiemenmlion of which would benefit fx~nn certain additional policy
s~n'ments which we have rw. orn~nended below. Additionally, the second arerace in the di.,eauim
following the goal mmmm in the Omffal Phn i~ aynta~cally meca-m~ a revision is tm:ommeadett
below.
1. Revise the second gnt~nct of the "Digunion" foBowing Goal 2 in the Ca~meral Plan aa
follows:
The protection of ~ays within the community, l~rtieularly th~ T~m~cula. Peehaaga and
Mum eta Creeks. and the Santa M/~garim River. nm only lx~vid~n for recr~tlion and ~"enic
enjoyment. but also coraerves sensitive plant and animal s~cies.
2, P, tviae Policy 2.1 to add tl~ followmg to the exisnng language:
The design of flood control improvements should include the earliest possible
consultation with the California Department of Fish & Game, the U.S. Fish and
Wildlife Service, and the U.S. Environmental Protection Agency to maximize
the intzgnuion of resource conservation with flood control objectives.
Consideration shall be given to aiternntlve drainage systems, including
detention basins, which help achieve conservation objectives.
3. RevLs~ PoLicy 2..~ ro acid tl~ following ~o ~ existing language:
At a minimum, the .following requirements shall apply to new development:
(1)
The density and design of new development shall be plannsd to be
consistent with the changteristics and constraints of the site, including
slope, strsams~ and drainage courses.
Page 107
L-1
Prior w issuance of a building permit, development permit or land
a~v~s~on, an erosion control phm indicating proposed methods for
control of runoff, erosion, and sod~mt~ movement shall he tubmated and
approyed. The trotion control plan may be incorporated into otlter
required plans. provided it is identified as xueh.
(3). Runoff from activities subject to a building permit, devdopment permit, or
land division, Shall be properly controlled to prev#nt erox~on.
Land cleaang shall be heIR to a minimum. 'Vegetation removal shall be
limited to that amount nsctssory for building, access, and construction as
shown on the approved erosion control plan.
(5) Any grading, grabbing, or clearing of vegetation in undevtlopad areas
shall require a City permit, with appropriate penalfits for violnHons.
In addition to adding n¥~ language to the General Plan, the City should, if it does not cun-en~y
have one, develop an adopt an Erosion Con=el Ordinanc~ W elaboraz and implement this
policy.
. 4. Add a new Policy 2.7 (and renumber the existing 2.7 accordingly) as follows:
Review all dsvd~pment projects for p.otantlui impacts to r~parian areas and
wellands with respect to how the prp~ect might affect groundwater recharge and
discharge, flood flow alteraaon, sediment stabaizntion, toxicam re~ention and
degradation, nutrient removal and transformnt~on, and habitat for terrestrial
wildlife and aquatic species. The value of tht benefits that the dtvolopment
activity might produce should bt wdghed relative to the loss in services
provided by the wetands. Projects shall be designed and contlltioned ta a~oid
a~verse impacts to the maximum extent feasible and to mitigate impacts where
they are unavoidable.
5. Acicl a new Policy 2.8 (and renumber the existing 2.7 .P~__~ingly) as follows:
Ensure that project runoff and flood control project design do not increase
natural stream flows and velocities or affect water qualit), in a manner which
would attversdy affect riparian and other natural resource values downstream.
OPEN SPACE/CONSERVATION F,I,F_bfF_2fr GOAL 2: CONSERVATION OF
IMPORTANT BIOLOGICAl, HABITATS AND PROTECTION OF PLANT AND
ANIMAL SPECIES OF CONCERN.
Di:iCussion
This is certainly an imlx=tant goal, and addr~ses the r~ui~me~u of the gov~anf~ent code sections
which delineate the con~nT of the open space and conservation element. While the EIR n~ the
importance of protectrig wildlj. fe corridon, the C,-eneral Plan goal doean't refiner the importance of
this; it would be an a~op~;at~ addition m the goal s~toment. Also because loas of biodivemty
ev~nv,,l ly )..~ae to species bern5 listed as thtmttmed or endangered. it would be ~ to
include protection of biot~versipy in the gnal. language to this d'fect is jarjaded m the
Recommendations Section below. Further, because this goal is the primary goal in the General Plan
th~ addresses habitat protection, it is espeaaily imlxmant to have adequa~ policies to ensure that a
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Page 108
L-1
proactively phnned. cohenmS. aad connecmd ope~ space system is established. To this end, We
recommend adding severe/policy starcareers to aaxplifT mm complain tim exis~,~ ,rnmmemL
Prepare a Comprehensive Open SiNge Plan for the Study A~aa to identify
significant habitats, buff an, and wiidltfe movement corridors which comprise
coherent and connected o n singe system in the contest of the larger
bioregional ecosystem. ~txat~ contagning threatened or endangered species,
or likely to be listed' species s~ouid be Riven special emph'nris. These would
include coastal sage scrub, gra~slamts, vernal pools, and riparian hab~ta~ The
Plan should be developed in conttdtat~on with tkt California Department of
Fish and Game, the U.S. Fish and Wildlift Sereice, and the Riverside County
Habt~zt Conservation Agency, and should ~ncltute an implementation section
wltich sets forth specific strategies and actions to protect those lands ident~lied
in the Plan for inclusion in the open space syctem. Prottcaon strategies may
include zoning, land dedication, density transfer, mitigation banidng,
acqui~tion, land excltange, and coaperatlan with 'other government agencies
and non-profit conservation organitntlans.
Add a n~w Policy 32 {and mnuml~r e, xisting polioim ggordingly) as follows:
Protect existing natgrid waterways in thtlr natural gate, and, where feasible,
restore channels which have already been modified.
Add a new Policy 3.3 (urea remanber exirdxt~ p~lici~ atx. orclingly) u follows:
Designate all perennial and intermittent waterways as Stream Conservation
Areas (SC~) within which new uses, excetg those specifically intended to
improve fish and wildll[e kaleant and entrance. gRamside vegetation, aesthetic,
~cenic, ens~ronmsntul, and passive recreational benefits, are prohibited unless
because of special circumstances applicable to a subject property, including'
parcel size, shape, topography, and the location of streams, the strict
application of this policy is found to deprive the subject property of privileges
enjoyed by other propeRitS in the vicinity. An SCA titall consist of the water
course and a strip o land eartending laterally outward' 100 feet as measured
along the surface oTtht ground from tilt shareline or top of bank.
5. Add a nmv Policy 3A (and r~qumh.m' exim~ug policiea accordingly) am foilmrs:
Protect wiidUfe movement corridors, including Pechanga Creek and others as
may be identified in the Comprehensive Open Space Plan, by requiring
ndequate setbacks as delineated in consultation with the California Department
of Fish and Game and Me U.S. Fish and Wlidllfe Service, dedication of land,
or the acquisition of sensitive lands as necessary. Require a finding with
adequate documentaHon that wildlife movement corridors will not be disrupted
or negatively impacted before approving development projects in or adjacent to
wildlife movement CorridorL
-7~
Page 109
OPEN SPACE/CONSERVATION ELEMENT, IMPLRMENTATION PROGRAMS
Delineation of implmentation ]~o~rams ~s ~ ~r~ compo,~:~t of th~ ~ Plan as ~
programs id=ntffV how the Oty intends to accomplish the goals and implement the golic~ea let forth
m the General Pl~n. If the goads and policies are the 'what", the id,plemengrm ptogx'ams ate the
t~,'how".fc~ including sl~fic impl~m~m~4cm
pmgr~.ms in ~ We wtmltl like rn r~eomm~nd sev~fi addititmal
]~rograms to assist with the implem~tation of tl~ General Ptan'-~ cnnsl~vafion and olgn spat,
goals.
P, lr.O!l~l!l~'lrinrinll$
On page 5-33 of the Gea~-ral l~an, add a new implememazion program ns follows:
Esl~bliSh an Open Space CommB~on to oversee the devdopmenl of a
C#mprehensive Open Space Plan and the eon~nued devciopment and rcm~on of
Open Spae~ and Conservation polidev; to monitor implenuntation of O!nm
Space policies; to set and review guidelines for spedJTe project review of open
space: and to recommend priorities for open space acquisition, use, restoration,
and maintenance programs, on at least an annual basis.
2. On page 5-3,* of the Gm~ral Plan, add a new irrgl~m~ta~on program u follows:
Develop ordinances to define and protea environmentally senslave and
constrained lands, lzwluding an Erosion Control Ordinance, a Riparian Corrldr
and Wetland~ Protection Ordinance.. and a Watershsd Management Ordinance.
3. O~ page 5-34 of th~ C_.-e~=rat plan; add a new imlftemml~xion program u follows:
Develop a public participation process to tad in designing developing, and
managing a Murri~ta Creek Greenway to include habitat protection and
recreational trails, and connections with green ways along other area creeks and
streamS.
4. On page 5-34 of the Gravel Plea, add a n~.v itnplememaxion pr~gram as follows:
Explore the potential to establish a mitigation bank with the California
Department of Fish and Game, tke U.S. Fish and Wildhfe Service, and other
appropriate agencies. Development within the city which impacts senxitivs
open space resources could then, if onetee preservation through dedication tn
perpetuity is not the biologicaliy superior approach, acqttira land within the
mitigaaon bank area or purchase credits from the mitigation bank to mitigate
the impacts of the development.
5. Revise existing implcm antaticm pr~gr-xm #6 by atlcnng a third sentence as follows:
Explore potential funding sources for the acquisition of open space, including
general obligation bonds, assessment districts, state and federal grants, and
impact fees.
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Page 110
RevUe esssling Unplementazian program iS as follows:
Participate m multi-spedes habitat conservation and wttterxhed rnanagementplantang
efforts.
L-2
L-3
L-4
L-5
DRAFT ENVIRONMENTAL IMPACT REPORT COMMENTS
Genera|ly, the chcription of biological resources and their signif'nnanc~ is quire good in the D]~R.
An important exception. however, is r~ description of the rs~sal se~-~ There should be Fnuz=
speciflgity as Io the study a/'ea's reh~nship to the biaregion with .special emphasis an Temecula'and
environs' p~;~,niZy tO a Imy Wi/mi t~ mOvemelg corridor which links the Clevaland N. tin.~i Fomsk
with thePa[omar Mcmntains am:! otber&reas ea~of fh_P'~. A "bio~ooad" map -~hnwinG these arms
and the connection among them would be especially usef'uJ. Unfammate]y, also, Figure,L5, the
Sensitive Habitats map, is mi~ng .from the document,
WhiletheD/EtRdiscusssth~sigaia~zofthsaxridorfo~mounminttonsandth~pozntiaJfor
aaverse impacts to this specie.% it fails m no~ the mo~ genm-al imgaa~,cs of the con-idor for a great
many plant and animal spcci~ Trig corridar should m~a~ accurazty be chs:nhed as a link betwarn
ecru smms and thereby of gearai ecnlogica] value and s~gnl_ficance rad~r than or' value only m a
sin~Y; sped.=.
A useful discussion of the CozmW of'Riverside Multip] · Species Habitat Cons~rva~on Plan occurs
on page 135, and c. onchdgs with th~ z~gontmendations that: ·
~nelxn~ialbound=~shonldbenot~ciontheGeneralPlan mapsand specificzequit~erns
should be developed ' ' S deudled biological surveys fi~r e~ areas w~th~. thuc pmlxacd
should fo, .z the ca'e of the Ix~ential habitat r~crves within the Ci. t7 and a rev~-,w of other areu,
such as Pr..hnga Creek, z~uinng pny,~__'on should be developed.'
These recommenctation~ however, were not in~ mw th= ~ Plan. and should I~.
The most significant ~c,~cy, and one which URGE, POP, and the Frionds must conclude w, nd~'s
ra~ ETR levy ipatL..~,uat~ without ll~sion and rec~rculaz~ iS th~ lack Of al~tysis Of pol~riaJ
impacts of thw C_~eaer~l ~ on the Santa M~m River downsn-gazn of the cop. fiumcc of Mun'i~ta
and Tan~cula Creeh. Th~ DEtR fails to tarovid= adequaz descri1~jn~ of th~ Santa Margarim River
which is a regionally significant re_e. ource cnnt~i,lng.the San Diego Slale University Ecolagical
P. cserve, as well as Bureau of t a,,d ~t (BLM) and Namm Canservancy lands. The
BLM, ia its South Coast pl.,,,,ing Arm Draft Resource Management Plan and E.nvirnnmemal Impact
Statement. lx~poses desigmEing 1J60 acres aloag the Sane Ma~azita River as an Area of Critical
Environmen tal Cancern and a Reseamh Natural Ast. a and al so identified a portion o f the river as
eligible tar Wild and scsmc River designa.t~on. The BLM's Ban also id=ntilies Santa ~aila
River ~ conlaining outslandhlg l'egreacnlattve gxaznples Of the rax~ npanan plant conlraunitiU
Southern W'dlow Scrub and South Coag Live Oak Riparian; aJso found is the rare Diegin Sage
Scrnb commtmity. The endangered least Bell's vireo nests along the dve~ and the candidate species
southwcmern pond ttn~ and willow flycan:her also have habitat a~ong th~ river. Many other
ser~dvc ~p.~?___,'s ar~ ~ found along the river.
The level of devetoprnmt ~nnwed trader the ~ Plan could hay= significant impacts on the
Margarita River as a result of changea jn the hydrologicai regnne resulting from mcr~__w,a flows ~ad
conveyed downstream by way of Temeash and. Mttrrieta Creeks, sc. an'ing and erosion from
increased vr4ocities, scdimentation, and increased nurinnt loading and toxicants from runoff. The
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Page
L-5
L-6
DEIR made no aUemV~ to aszas the po~nfial of ~be,-_~_- impacts and the rgsul~ng effec~ on the
resource vahe~ of the Santa Marg~a River.
environm~,i~lly sup~rier airsrelive. The DEIR, then, ~ ~y w ~ ~ ~ ~
Alive in ~r of ~e ~'~ P~. '~ ~mm~s a f~m ~ ~ly ~ ~A
G~ ~m 15126, ~ (d) (4), ~ hi ~ D~'s ~g l~y w. ~
SEMMARY
L-7
URGE, POP, and the Riends would ~ to see a much more in deplh considsmuion of the
Conservation Almmative outlined in fine DF"JR. As A..__~.ibed, it is an inmwative conc:~pt which
meets the objecUves of the Geneni Plan and yet tonsures critical environmental resources. That is a
powerful comrnmdn-on of that Alternative, znd it should C,C~r~iniy be explored further. We
reoormnend that a map and Unt be prepared w as part of a revis~l and recircula~DEIR to .~s~,the
Consen, a~on Almrnslive in greater dl~nh as s r~alisdc and supa'i~ all~nalive to the current dra~
General ~ Furl~r, the revised DI~R should in¢iud~ a xn~e compl~ description of tlz.rqional
emnronm~ml se~g for the pxoject and a specffic descriptkm of the Saam Margazia River and an
asexsment of peumx/al l~ojea imp~s ~m it a.s well as proposed mixigav.= muaures.
As me City d~ve. Jops, considers, adopts, and implements its General Plan, URGE, POP, and the
Frienas would like to play a consn'uctive. pmnmhip role wifi~ ~ City, lnsrdcularly in the caizical
tasks of developing a CorntP-,hensiveSpace Plan which pro~'ts a coherent, connec'~i open
trails along the sn'eams, creeks, and riw=s in the study area.
BiZl FIavez~
Associate
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Pagc 112
CITY OF TEMECULA General Plan Program
L. Dangermond & Associates (9-25-92)
L1 Response:
These comments are related directly to the General Plan. The purpose of the Response
to Comments is to respond to only those comments made regarding the DEIR and its
analysis. However, in some instances language recommended in this comment has been
incorporated into the General Plan and therefore, is used in responses to other comments.
L2 Response:
Comment noted. The bioregional setting indeed includes the Santa Aria Mountains
(including the Santa Rosa Plateau and Camp Pendleton), the Santa Margarita River, and
the Palomar Mountains. Regrettable, this was not stated more explicitly. Many of the
123 species of sensitive plant and animal species were identified as occurring in the
mountains surrounding the Temecula Study Area, and the discussion of the mountain lion
movement corridor identifies the Pechanga Creek as a habitat linkage that is critical for
the survival of the Santa Aria Mountains population of lions. The DEIR also recommends
conservation of a system of riparian corridors (Figure 19 on page 141 of the DEIR) that
would provide habitat linkages within the Study Area, as well as conserving the linkages
between habitats located outside of the Study Area.
L3 Response:
Comment noted. It is expected that conservation of the Pechanga Creek riparian
community and its maintenance as a movement corridor for mountain lions would
accommodate movement of other plants and animals.
L4 Response:
Comment noted.
L5 Response:
The General Plan Area includes approximately 1 mile of the Santa Margarita River
downstream of the confiuence of Murrieta and Temecula Creeks. all of which is
designated open space in the General Plan. The hillsides above the river are designated
for the lowest density residential uses in the General Plan Area (Hillside: a maximum of
0.1 dwelling units per acre). The Open Space along the segment of the Santa Margarita
River within the Study Area provides protection against direct impacts to the riparian
habitats along the river and the residential densities for the hillside areas above the river
ensure a low-intensity land use will not significantly impact resources along the river.
Response 14 in this Response to Comments document provides basic information on the
Project Area in relation to the Santa Margarita River Basin. The greatest potential for
The Planning Center EIR RESPONSE TO COMMENTS
rm-ot,x~sncoM · ~a.m Pagt: 113
CITY OF TEMECULA General Plan Program
impacting the Santa Margafita River comes from the sediments and pollution that could
be delivered into the River from Murrieta and Temecula Creeks. Response 16 discusses
the National Pollution Discharge Elimination System (NPDES) and its process. This
newly instituted permit requirement is designed to protect resources such as the Santa
Margarita River from such non point-source pollution, and mitigates this potential impact
to a level of insignificance.
L6 Response:
The following text has been added to page 309, following paragraph 7:
"As required by the California Environmental Quality Act, preparation of
the EIR involved development of an alternative that is intended to reduce
the significant environmental impacts of the project while still achieving
the objectives of the project. Alternative Three, as described in the EIR,
is the result of that effort. It was developed to mitigate the significant
impacts of the project, but without being constrained by existing land
development entitlemerits and proposed projects in the Sphere of Influence
and Area of Interest currently under review by the County of Riverside.
While the EIR notes that this alternative would produce many
environmental benefits, Alternative Three's full implementation is not
possible due to these existing entitlements. This dilemma is best explained
by reference to Figure 2-5, Specific Plan Areas, on page 2-36 of the
General Plan document. This,figure shows that the majority of the area
suggested for conservation in Alternative Three, the areas north of the City
limits, is already covered by entitled specific plans or proposed
developments under current review by Riverside County.
Alternative Three represents a significant change in planning direction
from Riverside County's current and past policies. While it may be
theoretically possible to reverse these entitlements, this scenario would be
prohibitively expensive. Development of greenbelts and conservation areas
are most feasible where the targeted area has yet to be impacted by
development pressures. In these circumstances, nearby cities and the
county can establish agreements to limit development through land use
regulation. In this instance, land use controls would not be sufficient to
accomplish this goal. The presence of the land use entitlements makes this
approach economically infeasible.
Overall, this Alternative does preserve biological and open space resources,
however, ignores the need for a balanced community with village centers,
civic and cultural centers and strong identity. It is also not consistent with
existing land use patterns for the County areas and does not enhance the
local economy or the City's economic viability. The loss of future
potential developments in the area would limit the City's ability to provide
The Planning Center EIR RESPONSE TO COMMENTS
r~-o,~t~snco,~ · .~:,m Pag~ 114
CITY OF TEMECULA General Plan Program
services and infrastructure to an area already under strain. Also, without
the limited development proposed in the Preferred Alternative, the City
would contribute only housing to an already housing rich sub-region and
conflict with Southern California Association of Government goals for the
area. In conclusion, for the reasons outlined above, Alternative Three is
not economically feasible or desirable for the Temecula General Plan and
is therefore rejected."
While Alternative Three has been rejected as infeasible, there are important concepts
within this alternative that are feasible. The General Plan has been revised to incorporate
these concepts and provisions. Specifically, goals, policies and implementation plans have
been added to the Open Space and Conservation Element of the General Plan. These
additions are repeated below.
Goal 2
Conservation and protection of surface water, groundwater and
imported water resources.
Policy 2.7
Ensure that approved projects have filed a Notice of Intent and Stormwater
Pollution Prevention Plan in accordance with the Federal Clean Water Act,
prior to issuance of building permits.
Policy 2.8
Ensure adequate inspection and enforcement of the requirements of
General Construction Permits, particularly related to erosion control during
grading and construction.
Goal 3
Conservation of important biological habitats and protection of plant
and animal species of concern, wildlife movement corridors, and
general biodiversity.
Policy 3.7
Maintain and enhance the resources of the Temecula Creek, Santa
Margarita River, Pechanga Creek and other waterways to the ensure the
long-term viability of the habitat, wildlife, and wildlife movement
corridors.
L7 Response:
Please refer to Response L6 for an expanded discussion of the Conservation Alternative.
As outlined in that Response, Alternative Three does not meet several of the General Plan
objectives and therefore not feasible. For a discussion of issues regarding regional setting
please refer to Response L2. Finally, please refer to Response 14 for a discussion of the
Santa Margarita River.
The Planrung Center EIR RESPONSE TO COMMENTS
TEM.OI~RES~COM · to/i.m Page 115
LETTER M
M-1
FRIENDS OF THE ALAJvIOS DL~IlCT
September30, 199"2 RECEIVED
Tomecub City Council
City of Temecula
~,3174 Business Park Drive
Temecula, CA 92590
SEP 30
CITY OF TEMECULA
Subject: Temecuh Draf~ General Plan and EIR
Dear Members of the Council,
The Friends of the Alamos District iS a group of citizens from the Temecula and
Mun'i~ta axeas who Wish to stabilins and enhnnce the nn-al community within the
former historic Alamos School Distri~ as an enduring open space r~sour~ for
Temecula and Murriem. The' District t~l~s m the northern part of the Study Area of
the Project extending from Lake Skinner on the east to the Antelope Hills on the west
and from Scott Road on the north to Mumeta Hot Springs Road to the South (see
attachment). With the Santa Rosa Plateau, the foothill, of Mr. Palemar, the Tucalota
Hills, and the Ternecula wine country, the District helps to form a rim of open space
around the Temecula Valley and imlmrts to the new cities of Temecula and Murrieta
much of their special chantmr.
The Draft General Plan and EIR make a~good beg~-ni-g in their assessment of
the District. We find especially interesting and valuable the Community Design
Element and believe that it will corm-ibute greatly to maltinS Temecula a distinctive
City. We would LLk~ to take this opportunity to maim recommendn~ons that we believe
will ephnnce the r~sources of the District for the benefit of both rural and urban
residents and businesses. Our recommcudations will follow the order established m the
General Plan and the ~ Underlining indicates our recommended text additions.
GENERAL PLAN
We not~ that the "Vision of Temecula" in the overview afFn'ms securing open
spa-s. the conservation of neighborhoods, multi-modal transportation, and the
preservation and enhancement Of historic and cultural resources; The pln. does not
s/:~ecLf'xcally develop goal~oolicies to achieve these concepts in our neighborhood. We
hc~ our r:commendations will rn,la, the concepts a reality for our neighborhood and
i:s resources. Without specific policies in the General Plan, the Ci~ and the
community will be forc~ to confront nsource and community issues piecemeal for
every cievel.oTnent proponl submitted for the District.
Pag~ 116
I. I.~nd Use Element
(1) I]. Summary of Land Use Issues. Our area is discussed in Section D, but the
existing rural residential and agricultural La~d uses ar~ ignortxi. We recommend the
r~vision of hut D to re, M:
M-1
D. A[smos Dis~ct
With the Santa Rosa ~ the ~ of Mr. p~lomar. the Tuealo~
andt. h~ ~e~~~Dsl form a~m ~ ~
de~ities~~$~~~ ~ ~Ci~
~m ~e n~i~hbo~ ~ ~ ~ ~ A~cullnml ~
$ ~ $~ ~mm,,i~ ~~~ offer
~ ~omie ~ ~ ~ ~ ~ offer
o~mni~es ~ ~ ~ ~ ~ Devel~mem ~ ~ ~ ~tl have a
· mt ~ ~ ~e Sumnndln~ mmm,niW / ~ ~ ~ ~ ~
~ ~ ~e Ci~ ~ ~ms of ~ no~, ~gesfi~. ~ ~e de~d f~ eomm~i~
~fies, ~ ~ for mpl~m~t ~d ~mm~ ~vi~es ~ o~er imp.
~ere a a n~ ~ ~ ~ ~ devel~ent ~ ~ ~ ~ ~ role
Dismet ~ ~ Ci~ ~ ~$~~~~ ~ de~l~m~t
~ ~ ~ ~ ~mm,ni~. ~nni~ m ~ ~ City,
(2) Goal 1. We mornmend the addition of the gg'~,CulB~enl after "recreatiOnal."
(3) Goal 1. We recommend the addition of the following policy to those under Goal I.'
Policy 1.11 .~ the development of aErieultunl i on 1~
unns~ant-smte~mllnmu~andm~$mof
a, gneultumi ~ and the dev:lopmem of l~ related hlaliinr.~ ~ the
Ci~,.
(43 Goal 2. We recommend the addition of the following wording to the discus.s.ion:
The historical resources in the eommuni.ty including Old Town. the historic
s~ctures and m features in the Alamos Di~, and the Butmncield Stage Swp
Page 117
2
Goal 2. We would like to see the following policies add~l to those under Goal 2:
p_0~2-5
historic areas.
Policy 2.6 LnrJluzi~ the ree~ational use of rural and $ aze, ai ~ the
Pl'qieet Study ~ ~ estmhlish~ bi~ele. ~ ~ $ ~ ~ ~ ~ ~
hi~ne ~ ~ sites ~ eommuni~ ~n~. ~ ~ ~ ~ rescues.
(6) Goal 7. We.r~.ommend the following:
Goal 7 A Runl Dis~et ~ for the Historic Alamos Distri~ that protects the
.~ rural $ eommnrdty. IXIIlII.0J~ nlmieulturnl ~ conserves kismfic.
cultural. ~ scenic. and wamr ~mumes. a~ess~s 1~ recreational needs.
and ~ for ~ ~ ~nexa~ and a-velo~m~-m.
Discussion The ~ ~ nral community and atrieulmra! land use in
th~Ci.ty'snorthe.~Ymb:~oflallumX~ism~n~b. Xm~alinmeana. ?h~
City has the oplxn'tunity to ~uenee land use, pbsm,lng of development, project design,
and infrastructure improvements in the area and ~ ~ th~ ~ eon~muni~y.
avoid conflict between nnl and ~ uses bl eooI}ernH-ff wi~ other jurisdietlnnn.
g and community inmre~t m in $ the Alam~ Re-'hi Dis~et Plan.
e~ir~7,3~st~HshpZm~laal~to~thetrans~rof
development I:~ LI]2]L~ from
~ the idenfi~ea~$ ~ ~
~ ~ devel~m~t $ ~
policy 7. t. ~ a wamr ~ and I:~ ~ystem that benefits
,~neult-,,~t lxnd use in *,.he ~ ~ e~ wi~ ~e a~ate ~ ~
communi~ mtenst ~
Page-ll8
3
~ 7.6 Sup_~ort an il~ ~smfi~ pre~rvation ~ for the t
that~til~lli/,l,rdallhistoricstrucmr~sandlaltilalltelemqllli,~roads,
~stonc ~ wi~in ~ ~ ~ ~ hi~ofi~ ~ ~ ~ ~ ~
Alamos ~ ~m ~ Menif~ ~ ~ ~ ~ ~ ~ fom~ ~ $eh~l ~ ~
c~¢r ~ Benran ~ Pou~y ~ See A~m~ts.
Polic'v 7.8 ~ ~ community iragroat ~ ~ land ttlalk the
California Delmrtment of Fish and .CllilR llltll other aglneies in the el~i~n.tion ~
Policy 7.9 Encourate the ,management of agricultural lands for the c~nservafion
of ~wildli,~ Jlat~smts.
The new policies will necesmtate the renumbenng of the existing policies under
We also recommend that ref~,rances to the Alamos District be added to the
existing policies a~ follows:
Plan.
Policy 7.1 a~ Policy 7.10. After "General Plan" add Alamm gunl Dismet
Policy 7.2 as Policy 7.11. Afar "using" add Alallos
Policy 7.3 as Policy 7.12. In 3 after 'City" add axld the Alarnos
(7) Goal ~. We recommend rewriting Policy 2.1 by adding the Alamos I2ittl:L¢l, after
"the City of Mum eta."
(8) IV. Land Use Plan. In the ~rz~ paragraph, we would like to see the addition of the
A~rnos ~ Dis~ct ~ after "I ~nd Use Element" in t2':,~ third sentence.
4 Page 119
(9) Draft Preferred Land Us~ Plan Map. The preferred map sllows for lup~rog
development and urban intrusions in the Alamos District. We r~cemrr~nd that general
low density ar~as of .2 to .4 dwelling units t~r acres and ar~as of . 1 dwelling uniu per
acr~ along cr~ks bed be established in the ares north of Bor~l and Hunter Roads along
with a density. transfer program.
(10) Figur~ 2. Village Center Overlay. In order to avoid ~rowth inducing
impacts on the existing rural r~sidentia] neighborhood, biological, a~ricultural, and
water r~soum~s, and nearby his~'ic sites including historic Los A!mmos P.o~, we
would li~ to s~ the Village Center Overlay r~movexi from the west side of Highway
79 northerly between Briggs and Thompson Roads.
Ii. Circulation Element
The Circulation Element ignons exlsthag circulation pattams in the Ar~a of Interest.
FoLlowing the County Plan, roadways ~ in the Area of Imarest give priority to
commuter and commercial vehicles and sz~ at odds with the Gene, ml Plan Concept of
presen,ing neighborhoods. The planned roads will ereate conflicts between commuter
and comm=mial vehicles and local motorists at driveways and lan~s who have no other
access and between commuter ~.tt commercial vahicl~s and IPtj~strisns, bieyclists,
equestrians, and school child.ran along the roads.. The 6xtension of Clinton Keith Road
and Hunter Rc~d, the Auld Rd.-Brilgs Rd link and the d~velc~ncnt of Monife~ Road
will actually fomc community r~sidents ~'om their homes since roads ar~ planned
through th~n- property.. Th~ changes will also destroy the Los/td~mos Historic
Roadway.
(1) Summary_ of C~rcni~on issues. We recommend the. addition of the following
opDosite an additional bullet on lr~e 3-7.
' The development of roads within Iti ~ of ~ and the Area of
Interest nave the ~ m cream eonflic~ with the ~ ~ ~ ~ficultu~.
child~ ~t ~ ~ ¢omm~al ~ . ~ ~ ~ ~ ~
Ci~ p~ ~ m ~ ~ ~m ~ Am ~ Inm~ from ~ ~ ~d ~
des~v hi~one ~ ~ ~,
(2) Goal 3. We re. commend the {oilowing r~writing. A mgi2aaL multimodal
~'~nsponauon system that ~ travel by, ~ ir.~a2any, ~ and lPmSic~
fczr commumry h~slth. ~ and webare inside and ~ ~h¢ ~ ~
Discussion C.u~nt traffic levels within and outside the City are ~
~ ~ air ~ communi~' ~ and F. allJlnla~ resoun:es. Future
a..~prov~l and ~ develol;nnent threamns to desr~hliliT~. the ~ nu'al
community ~thin lh~ ~ of ~fiuen~. th~ Area of ~ and surroundthe ~
Pa~ 120
M-1
Policy_ 3.1 ~ the developmere of a Z~ multi-mod,t l~,SlTortntion
System that ,stables ~ nil te-l,'commutinS. van. shu~le. bus. and Class
commuting ~ and ~ J~ ~ vehicles/~
Poli~' 3.8 ~ l I~ .m~_'ect ~ for L~ rail. telecmnmufing.
van. shunle. buS. and Clan I bicvele ~
P..ai~ ]h:n~oroff-ronc[~ommu~b~eyeleroutnsii~i~H, igtLT. a~.7.~.
Mume~ and ~ ~ Road-former I~ 395-Mission ~ Tem~a
Policy_ 3. I l .p~ in the cna~ of a ~ area-~de bicycle
cornmining ~ in coniu, edon wi~ ~ iuri~ia'l:ions al~ Ioesl budnesses.
- PoLicy 3.12 P~vide for an off-road mnlti-nur~ose lnil ~ from Temecuh
to L~ recreational areas ~ the Clevehm~ ~ Forest. Mr. P~omnr.
Lak~ Skinner ]~ ParL the ~ Domeni~oni area. the ~ Rosa P.r. Qlg. g~a2
Preserve. ~ ~ ~ County, az~[ the Alamos ~
(3) Goal 4. We reevmmend the addition of the following Policy.
Po~ev~.12 R~uinu/o~v~loVrn~ntminrum~aX~m
dive~ cortstruction, commercial. and ~ ~ ~ from the ~ rm'al
~ ~ 2thllXeyJlZ nouible.
(4) CLrculaLion Plan Figu~ 3-1. We recommend the followms alterations:
(A) Place file aeeess-mslricted urnran arterial Iransit corridor in the Area of
In:crest (ClinRm Keith Rd.) north of historic Los Alamos Road and th~ existing rural
residential area along Los Alamos,
(B) Eliminate the 4-lane roacl jo~nlng T, :-iggs and Auld Roads within the Area of
Interest.
6 Page 121
(C) Preserve and enidnee the Los Ahmos Historic Rosiw~ (t~ing in Los
AJmTIos,Thompson. znd Pourmy Roads from Menifee Ros~i to the sit~ of the former
Alamos School ~ th~ in~crsection of Bent~n and Pou,~y Road) and its contributing
historic znd rut.a1 ~.atures. (See Att~hmentsL
(D) Designate Highway 79 northerly as a scenic highway and develop
appiopriate design guidelines to retain the viewshed and contribut4~g features.
(E) Designate the rural and historic roads within the Alamos District as scenic to
preserve and .6ni~nc~ tlzir curr~t rural and recreational uses and th~ contributing
rural and histoxic fes~ur~s.
(5) Implementation Programs. A. Roadway Functional Design Guid~lj. nes. We
recommend ~he following:
I0, ..Rural and Historic ~ s~nic Rlliat
This deai~ntion should be ltgi for ex. LSlillg road ~lilhin rural areas or
thai have hintorie~lly been asiated with rural areas. Scenic rosds are ia~nded to
allow, they_ are to rmain ~ r, xilling route. =cometries. shanl2~ aria assz:ia~
ruralandhistoricfeamreswkiehm~.l=eanbeakm~toformr. a~hmad'ssmi~u~
Recreational mu}ti-puroose trails should be established when ~ossible within
the { fights-of-wRy,
_* The ciesi~ation cff a netw~k of Scenic Ro~s should be encouraged with~
~AhmosDis~_
III. Open Space/Conservalion Element'
This element presents many valuable goals and policies. We believe. however.
that it needs to acknowledge the Alamos District. its existing rural community and
agricultural land use. and its resources. We recommend the following revisions:
(1) [ntrociuction. Tb2d paragraph, fourth sentence:
7
Pa~e 122
The City has a much greater ,,F,~onunity to shape the open space of the ~
District in the 5VJ~,n: of h~uen~ and Area of Intem~ lh~ I~ieio"~on in the
development oroieets as lh~ are aDIIr,,T,~ tO the ~ The challenge fsclng Temecula
is to create a multipurpose open sVace system that does not solely consist of unusable
spaces leftover from development, but ~ and resm~s nvrieulmtnl ~
oreserves ~ ~ maxi~es water m~urees. and sf. mm recr,-~,~ona k
historic. and ~ ~sou~es.
Next to the first bullet add anti al, ri~n~lmr~) after "for conserving natural."
Next to the last bullet add ~storic al~r "promote the" and of the Alamm
Dis~ct after "of the City."
(2) Summary of Open Space/Conservation IsSues. A. Pwvision of Parks and
Recreation Facilities. Figure 5-i. The proposed parks m the Sphere of Influence 9nd
the Area of Interest appear not to be re|m~i to any significant existing community area
or resources. We recommend the following:
(A) The creation of a park and eommm~ity/interpretive ce~mr at the histerie
Garrmger Place on Brlggs Road, south of Los Alamos Road.
(B) The creation of a park and community center at the site of the former
AJamos School below Scboolhousc Hill at the intersections of Benton and Pourroy
Road accompanied by the relocation of the school house to the site from its awmnt
location in the l -~ Skinner Regional Park.
'(C) The creation of a park and eommtm~ty/interprr,.ive center at the site of the
former Adobe Springs Rest Stop.
(D) The creation of a park and interpretive center a~ the aite of the former
Native ,a~nctican settlement of Toanvi near the Warm Springs Tributary and the
mtersecuon of Benton and Highway 79 northerly.
(E) The creation of a park preserve along the Warm Springs Creek.
(3) B. Establishment of Riding, Hiking. and Bicycle Tr~i1,. Figures 5-2 and 5-3.
In adcStion. to the ~,io~osed trails we wotdd recommend the addition ors Class 1
bicycle path and a multi-purVosc trail within the fight-of-way of Los Ahmos-Thompson
Road ~om Menflee Road to the Benton and POth~vy intersection and multi-purpose off-
road Trails zlong Benton Road. Auld Road. Pourroy Road, and Leon RoacL.
(4) C. Conservation of Resourues. On page 5-14 in the Fu'st paragraph of the
discussion after the ~ sentence we recommend the addition of the following reference
to file .Alamo$ Di~.
8
Page 123
M-1
8. We recommend the addition of the following afmr "aesthetic characr:r of the
area": One wiVerv is found in the Area of Interest. The following would also best be
added:
wine ~ offer a ~ ~ ~ ~c.lm~{ ~nno~don. ~p~ovement ~
loc~ ~ ~ life. ~ ~ m ~ devel~ment ~ ~ ~
9. Our understanding ~ndicates that some of the information in this paragraph is
incorrect. We recommend the following cl~mge.:
After "23 recorded archaeological sites"; 47 p,~rdes ~ on the ~
S~te Historic P, esources ~~ a~ the ~ ~ d~e ~
~ Palks ~ ~ ~ ~ ~ ~ J ~ ~e~e~on ~
~un~_ ~ ~ ~ ~ ~ct~n~ ~e Bu~eld Over~d S~e Rout, ~e
~ Hism~c ~ ~ ~ a ~ I =ndm~rk ~ sims ~ j invenm~ ~ ~
~ ~ ~ ~ life ~ t ~m~uni~ ~ o~n overl~k~ ~ ~ hi~ ~ ~ a
~ ~ 1981 ~ ~ ~ J mS ~ ~ ~mmer~I
~mm~ sims. ~d ~h~lo~c~ eviden~ which my be ~m~n~ ~ demolition
9 I~ag~ 124
M-1
(5) Goal i. We r~,ommend the ~dition of historic ~ ~ ~ ~
af2r 'significant" in Policy. 1.6.
(6) GoaJ 2. We recommend the addition of th~ following policy.
Policy ~ Promote ~e i of t:r&3Lc, l~ water and water
agricnltu~ areas within the ~ Area.
(7) Goal 3, We recommend the following:
Policy3~9 ~ low land use d~ll~ ~ of ,2 to .4 .~ uni~s ncr
acr~mgnnnnd. and.l w~LW_fAlhgunimlnfa:acreinareasSkmgcr~:kbedsnonhoftlnml
Policy 3.10 a~,llr,,0.tlla~ I13t m"nsVernent of a,rrieuhural lands for ~
conservation.
(8) Goal 5. We recommend the following:
Add alrricultunl uses ~ "soonic enjoyment."
_Within the Discussion after the second sentence add: a and former
conservation ~
Policy 5.14 Activiely ~ in the prepsration ltf an ~amos Rural Dismet
p.~an~mtQltrjlgsggar~stoea_openllllignsvatemthroughouttheCi.~anduse
the ~ 112 rcviow devel(lpmcnt ~ and set mili~rions to ensure the m Of
the Distnct's ooen t ~
Policy 5, 15 ~ l sites. Ns~ve American rites. g scenic
road mand t ,n~serves as ~n m linkagu~t~n th Alamm
Di~;rict.
(9) O!~n Space Conservation Plan. Figure 5-10. We n:commend a dramadc mc.,m. as~
in "open space for resourr~ com.~xwalion" within the Ahmos District by desrEin,ring
hnked historic sims, Native American sites, wetlnnds, strumbeds. ~,~_nic road
corridors. and wildlLfe preserves as open sVace. These include:
10 Page 125
(A) The northern tributary of Warm Sl~'in~ on the east side of Highway 79
northerly should be extended to jo/n the more southerly tributary on the wesx of
Highway 79.
(B) Sites to be designated include the Czarringer Phce along Briggs Roaxi, the
Pourroy Places along Pourroy Road. the Cummins' Places along Pourroy and Benton
Roads, the Thompson Farrnsite along Thompson Road (See State Historic Resources
Inventory). the Adobe Springs Rest Stop, and the site of the former Alamos School
(C) W~tlands would include the numerous werhnds in the Alamos District to be
mapped during ~c rainy season.
(D) Wildlife prcs~'ves would include a large Warm Springs Preserve along the
mmn channel of Warm Springs Creek.
(E) Native American sites would include the sstrlement site of Toatwi.
(FO Scenic road coredors would include historic Los Alamos Road from
Menifee to the intersection of Benton and Pourroy, Pourroy and Bemon Roads.
(G) The plan should also include significant areas of extremely low density
within the District along the creeks and their tributaries,
(10] Goal 6. We recommcnd the following revisions.
Discuslion Cultural and historical resources axe defined as buildings,
strucmi'es, ~ f~tums. roa~. trails. o~jects, and sites, Tem~eula's ~ lies
in the unioue g.O. Illp. lexof~f~amresinrheAlamosDistrict and other mral p. a~
Of the Ci_ty as much as from ill ~muric stnac~s. There il a need to preserve these
fcam~s with an ~ historic preservation avn~oach that ~ the
significance of the/utures and seeks Itl establilh ~ between them via other
historic ladsca~e feaures lU,c,h as roads. trails. ridges. and ~sonal wat,'nv~vs. The
intent iS to.. .
Policy, 6.10 Conaeta~of~tesas~etums. roaa.
trmis. a sims. ~em~nt sites. camn~ms. and ~ f~tures $
t~e pro_~ect Area.
11 Pa~ 126
Policy 6.12 ) the desi~,n~tion and a-nuisition oflarkl and eomm,,nity
36131 Bri=~s Road. the Ad0he f,~n:ilgi Rest~$.gllk the ,ile nfTmtwi aklng~he ll:ihnla~
~ ~ ) ~ ~ ~e ~ ) School ~ ~ ) intuition ~
Benton ~ ~ ~
policy 6.13 ~ the preservation and ltUae of the
features. roads~dmarkb-ees. fields. nndtmi~assoc~wi~andlin]dZlgthemajnZ
sites of the A~mos District ~ zbove.
policy 6.14 Develop 21iitf, lhl~ for ~tttre development withill the Alamos
~ that incorporate the hi~ofie relntionahi~)s between strucm~. li)2dL and
Policy 6. 15 'Eslab~h a ) Commission ~ tZX a historic
preservation ~
[ I ) Goal 7. We reoommend the foRowing revisions:
Goal 7 Estshlishment and ~evitalinHDn of ~f, rie-ultural cme~ons on lw..ailX
lmvortam. slam imprunt glljaB~ and ~ aSrieultl,ral ~
Discuss/on A ~g~rous ~rie, ltural gl:llgl:am in the Alamos D~et and the
wine country can lXILvi~iobs to~nts-en~o~murism. con~bu~to nheal~l
qu~li~, of life far City_ ~ and help maintain and ilnSCti.~an econSZil~base for
businesses Within the Ci.ty. Growth pressures are.. .
~ 7.1 Actively ~ in the r,r~Dm-ation of 1111 ~amos Rural DisPel
.P_Lia as ~ of a Dism~ T~k Force and use this plan in ~viewing devel~nt
~ ~ ~ ~d~Hons ~ o~er m ~n~e ~cutmml ~ ~
Policy 7.2 EsmbHshggalallowlandusedensitv areas of .2 to .4 gLw. llaagunits
l~ae~.andareasfor.ldwetlmumtsseracxeinareasalmgemkb~northof
aoreiandH~.~rRoadsmtheAhmm~
Policy 7..'t ) $ ~ to ~ the transfer of
development fi~ts FrDRs) from locally $ slam $ gaiO. u~ and ,rime
f_amigad witMn the P~eet arta. innlmiing rig identification nf man~ area to receive
TDRt within the City. and the ~ of develooment fi~bts (PDRsL ~ the
identification of ~ P. gl:gbgR a~as. as initiations for the loss of ~ impfront.
state ~ u~oue. and _ta'imc ~ ~thin the Pmieet area.
policy 7,4 ~ a wa~r h_q~ and reevel~ svsmm that bestirs
agnr, ulmmmtheD~tlmtlotb~ mmiarusineoqjuaetionwRhtheappropriate
and cornre,oily interest gC~lRk
12 Pag~ 127
Poli~y ~ ,FaI~L~,I:i2 fJ31 develox~ment of ~gHcultur~l ~:~ on ~
~ o~ agricultur~ ~ and th~ development of llgti~llE.1111~ ~
~withinth~City,.
(12) Goal 9. We recommend the following revisions:
Goal 9 Protection of night skies from intrusive light sources which may impact
the Palomar Observalory, Wildlife. and crea~ i within rural arus of the ~
M-2
Discussion. We recommend adding wildlife and for toni n~den5 after
"Observatory. '
Policy 9J ~unh ni~htli~i~mmmi a~as~nugb~~m
cooperation wi~ comm,,niW ~
IV. Growth Management/Public Facilities Element
(1) II. Growth Management S~. 6. Congrve Resources, P. 6-8.
We recommend the addition of the following"
Within the first sentence of the discussion after 'comprehenelve open space
system," addAlamosnuralDistrictPJan.
Goal 2. We recommend the addition of the following:
Discussion After the second sentence add: It shouid ~so ~ the existin_~
communities and ~urces of Temeeula. the Sx~here of In~uenc~ and the Area of
Policy 2.9 Coordina,~ the Growth Mana~,ement ~ with the Old Town
Plan and the Alamos Rural DillBeg Plan.
ENVIRONMENTAL IMPACT REPORT
Like the General Plan, the Draft EIR ignores important harts of the exis~ng
community., circulation system, and resources of the Alamos DistriM. We are
esVecially concerned that the BIR indicates a number of areas where mitigations
established as policies or goals within the General Plan for air quality, circulation,
biological resounes, agriculture and noise do not reduce impacts~o levels of
insignificance. The omission of a discussion of local history and local historical sims is
also a significant omission. The California Environmental Quality Act (CEQA)
indicates that an EIR must discuss and provide' mitigations for historic sims of
Page 128
M-2
communhy importance or for sites th~ are important wltMn the major periods of
Calif~vrnia history. Such sites. as noted above and in the Attachments, do inde.,,~J e~i~
within Old Town and the historic Alamos District.
M-3
We would like the Goals and Policies we proposexl above in the General Plan
section to be evaluated as mitigations for impacls within the ElK We believe that they
may help reduce the ls"~sd impact~oted above m insignificance. We also would
lflte to see a full discussion of area history and historic sites as is required by the
California Environmental QualiW Act. Mitigations for impacts on these sites also neeti
to be set in the ErR. The City would best contact Diana Seider, the Riverside County
Historian at the Riverside County Parks and Open Space District office for assistance
with historic sites and mitigations.
/£
We provide Lu the attached Detailed Review of the Draft EIR our specific
comment~ and mitigations for each area of impact. They repeat our recommendations
the General Plan.
M-4
Finally, we would lik~ to urge that the City elaborate the discussion of
Alternaive 3 in the ~rR. In view of the significant and seriou~ impants of the
preferred General Plan identified 'in the EIR. this altemalive might best be chosen as
Temecula's General Plan. We understand ~at CEQA mandates a thorough di~ussien
in the EIR in~icatin~ why the environmentally l:n-eferred airre'native is not being
adoty,~l as the project, We believe such a discussion should be undertaken ~or
Alternative 3. Moreover, we suggest that the goals and policies we ident. i.fied be
included as mitigations, goah, and policies with Alternative 3.
MAPS AND FIOURES
M-5
A fundamental omission in the Draft General Phn and the EIR can be found on
most of the maps within the documents. Inst~ut of depicting existing roads in the Area
of Interest, the maps depict planned road ia~fc..:iuced in the Riverside County General
Plan and in this plan. These include the exten,,4on of Clinton Keith Road, a new
connecting route for Bfiggs and Auld Roads along Liberty Lane, the western extermon
of Hunter Road, and the development of Menifee Road. As noted in our discussion of
the Circulation Element, these projects threaten to desu'oy the rural neighborhood along
these roads and will certainly destroy the Los Alamc~s Historic Roadway recognized by
the Riverside County Historic Commission and the Murrieta City Council. These maps
are misleading and promote an inevimbility about the creation of these roads in the
minds of those who use the Draft General Plan and evaluate the EIR. Ideally these
wads should be deleted in General Plan and EIR maps of existing conditions and the
ensting routes be added. These include in the General Plan I:igures 1-2, 5-5, 5-6,
5-8, 5-9, 7-i, 7-2, 7-3.74, and 7-5 and in the ~IR Figures 6, 7, 12, 13, la, 27,
29, 30, 41, 44, 46, 51, 52.54, 55, and 56. The routes probably would aim best be
omitt~j on the mars where the' planned circula~on system/s not the issu~ including in
14 Pa~: 129
M-5
M-6
the General Plan Flares 2-I, 2-4, 2-5, 2-6, 5-1 . 5-2, 5-3, 5-10, 64, 6-2, 6-3, 6~,
and 8-~ and in the ;-IR Figu~s 25, 27, and 45.
We want to note that we are turning in this letter today because copies of the
Drz~ EIR were not available from the Temecula Public Letter or from the City. We
were lucky to be able to borrow the document over the weekend. Mr. Meyer of the
Planning Depsrtment kindly granted us an extension m complete our review.
We very much hope that we will be able ~o work with the City on developing an
Ahmos Rural District Plan.
Thank you very much for your consideration of our comments.
Sincerely,
Rita Gentry
37100 Los Alamos Road
Mumeta, CA 92563
(714) 677-6552
Cecelia Webster
30255 Los Ahmos Road
Mttrrieta, CA 92563
(714) 926-4337
Attachments:
Map of the Alamos District
Riverside County Historical Commission Transmittal to the Riverside
County Board of Su~rvisors on ti~ Los Alamos Historic Roadway
Riverside County. HisWrical Commission Minutes for March 18, 1992_
Riverside County Hiswrical Commission ConmbuUng Features to
Los 'Ahunos Historic Roadway, March 18, 1992
Press Enterprise, "A Journey Down Los A!arnos Road,"May- 24, 1992.
Page 130
DETAILED COMMENTS ON DRAFT EIR
CIRCULATION
The pmject's changes in circulation within the Area of Interest ',rill have the
fotlowmg impacts whi,'h have not been noted in the EIR:
([) lncreasmd conflicts along existing local rural roads between resident
M-7 motorists and commuter and commercial vel~les at driveways and lanes and between
pedestrians, school ckildnm, bicyclists, and equestrians and commuters and commercial
vehicles along the reeds.
(2) Destruction of rural neighborhoods along Los Alamos Roe& Liberty Lane,
M-8 Menifee Road, Willie Road, and Somerville Road as Clinton Keith and Hunu:r goada
are extended, Briggs and Auld Roads are reroutcd, and Menifee Road develol:~i.
M-9 [ (3) Major impac~ on the circulation system of Muftieta including the
introduction of traffi- from the Hunter Road exten-lon onto Whitewood Road.
I (4.) Destrtu:tion of the Los Alamos Historic Roadway recognized by the
M- 10 Raversid~ County I-Iistofical Commission.
M~ 11 (5) Negativ~ irapan on other District historic sit~s found along the proposed
roads or within their palhs listed on the state Historic P,~sourees Inventory.
M- 12 (6) Negative impact on biological and wsler n~soumes along Warm Springs
Cr~k and its ttibutar~s.
All of these impacts c, ountex goals and policies of the General Plan.
The unmitigated levels of service at E and P minorted along Whchester l~ad
(Highway 79 northerly) and Mumeta Hot Springs Road are unacceVtable snd
inconsistent w~th the overall goals of the circulation element of the Genenl Plan. We
believe thin the situation is critical and needs to be addre..~-d with through a vigorous
miUgation program and new goals and policies in the Gcncral Plan,
We suggest the following goals and policies that we have recommended for the
GcnenJ Plan be evaluamd as mitigations for these impacts:
M-13
(I) Goal 3. Establish a regional, multimodal msportaion system that
m~nimizes travel by single oca~pancy vekichss and provides for community health,
saYew., and well:am reside and outside the Study Ares.
(2) Policy 3.1 Support the development of a regional multi-modal
transportation system that establishes light rail, telecommuting. van, shuttle, bus, and
bicycle faciliues and minimizes single occupany vehicle facilities.
(3) Policy 3.8 Establish a priority project schedule for telecommuting, light rail.
van. shuttle. bus, and bicycte facililie~.
(4) Policy 3.9 Divert commuter and commercial vehicular traffic from rural
r=sidentLal communities and the Alamos Disl~ict by liralUng runl mad widths,
16 ,paS~131
M-13
estabEshing vehicle weight limits. and limiting ar~,e~s to ~ ~ ~mm m~jor
~ys ~ ~ ~v~t ~-
(5) Po~y 3. l0 Pmvi~ for off-~ ~mmuter bible roums ~ong ~y 79
northerly =d ~ghway 7~ be~n Tem~ a Hemet, ~ong M~e~ H~ Sp~gs
R~d be~een Tem~u~ ~ M~e~, ~o~/effe~n R~ ~n Tem~u~ ~d
Mumera, ~d ~ong Rainbow R~-fo~r Hi~way 395-~ ~w~n Tem~la
and F~bmok.
(6) PoH~ 3.11 Paa~ in ~ ~ of a vigom~ ~-~de bigcle
commuting pm~ in ~jun~ ~ffi o~er ju~ons, co~ty ~m~st ~ups,
and loc~ ~usm~s~s.
(7) Poli~ 3.12 Provide for ~ off-~d mul~-~ ~l sy~m from
T~m,cula m ~gion~ ~o~ m ~ ~e fievend Nao~ F~st. Mr.
~logi~ ~e~c, ~e Teme~la W~e Count, ~ ~ ~os Di~ct.
Our proVosed revisions to Circulation Plan Figure 3- 1shoukl also be evaluated
as mitigations for the irapeers nolsi above:
M-14
(A) Place the access-restricted mbsn arterial transit corridor in the Ares of
Interest (Clinton Keith Road) north of histom Los Alnmos Road and the existing rural
residential area along Los Alamos.
(8) Elimiriam the 4-lane mad joini:g Briggs and Auld Roeds witJain the Area of
lnteres~ to preserve the existing rural residential neighborhood along Liberty Lane and
Los Alamos Road and the historic sites in the area.
(C) Preserve and enhance the Los Alamos Historic Roadway.
(D) Designate and ~niaance the rural and historic roads within the A/amos
District as sc~zic roads.
We also believe the goals and policies we recommend for the Open
Spar, e/Conservation Element of the General Plsn should be evaluated within the EIR as
miUgations for impacts on cire,,lmfion. These include:
M-15
( 1 ) Goal 7. Establishment and reviml;,=tlon of agricultunl operations on
locally important. state important, unk/ue, and prime farmlad.
(2) Policy 7.1 Actively participate in the preparation of the Alamos Rural
District Plan as pan of a District Planning Task Force and use this plan in reviewing
development propo,ml~ and setting mitigations in order to ensure the v,,,tection of the
District' s agricultural farmland.
(3) Policy. 7.2 Establish general low land use density areas of .2 to .4 l~r acre
dwelling umts per acre and areas of. 1 dwelling units per acre in areas along cre~kb~is
north of Borel and Hunter Roads in the Alamos District.
(4) Policy 7.3 Emblish procedural guidelines for the transfer of development
rights (TDRs) from locally important, state important, unique, and l~irne farm lands
within the Project aria, includin$ the identification of target areas to receive TDRs
within the City, and for the purchase of development rights (PDRs). including the
17
Page 132
'/1'15
M-16
identicaLion of purchase areas. as mitgalions for the loss of farrnlarnd within the
Project area.
AIR QUALITY
We are concerned that the project does not mitigate its adverse impacts on air
quality. We believe this failure will have major impacts on the az:a's quality of life.
Many of the currant residents have come to the area because of the clear air. We
believe the deanoration in air quality could impact long-term residential ~-operty
values and would al~iate an evaluation of this in the BIR.
We believe that the cirmfiafion mitigations we proposed above should also be
evaluated as mitigations for the regional impacts on air quality.
BIOLOGICAL RESOURCES
We would like the goals and policies we propose in the Conservation/Open
Space Fi. jement to be evalualed as mili~ations for impacts of th~ project on biological
resources.
M-17
(l) Policy 3.8 Paniaitral~ with community interest groups including land trust,
the C. lffomi~ Depaxhaent of Fish and Game and other a~enaies in the designation and
acquisition of a Warm Springs Preserve as a mitigation bank for the Ion of habitat
within the project area.
(2) Policy 3.9 Establish general low land use density areas of .2 to .4 dwelling
units per acre and azeas of . 1 dwelling units per acre along ~reekbeds north of Bo~l
and Hunter Roads in the Alamos DisU'ict.
(3) policy 3.10 Encour~e the mslla~ement of agricultural Land for wild]ire
conservation.
M-18
The nIR notes that no land in thc Sphere of Influence and Area of Interest is
currently devoted to agriculture. We have nomd numerous acres planted in ch"yland
gram this put winter and spring, produce op~rmions. and live ~tock operations. Much
land in the District noted as farmland of local importance lies fallow because it has
been sold to developers. We believe the li!lR should discuss the potential of the area
for agricultural revimliT~rion using innovative crops, marketing techniques, and water
harvesung and recycling practices.
Once the future poamtia] for agriculture has been discussed. we would like the
following goais and policies we proposed in the OVen Spece/Conservation Element to
be evaluated as mitgations for the Projecfs adverse impact on locally im~xn'tant, state
important. unique. and prime farmland within the Project area:
15
PaB~ 133
M-18
M-19
(1) Policy 7. i Actively participat~ in the preWaration of the Albinos Rural
Distact plnn as part of a District ph,-ning Tall< Forc~ and u.~ this ph.n in reviewing
development proposals and setting mitigations.
(2) Policy 7.2 Establish general low land use density areas of .2 to .4 dwelling
units per acre and areas of. l dwelling units Ver acre along creekbeds north of Hunter
m~d Boml Roads.
(3) Policy 7.3 Establish procedural guidelines for the msfer of development
rights (TDRs) from locally important. state imporUmt. unique and prime farmland
within the Project area, including the identification of target areas to receive TDRs
within the City, and for the purchase of development rights (PDRs), including the
identification of,target purcha~ areas within farmlnnd .areas. as mitigation for the loss
of farmland within the Project area.
(4) Policy 7.4 Identify a water harvesting and recycling system that benefits
agricultural land use in cooperation with the appropriate agencies nntt community
interest groups.
(5) Policy 7.5 Encourage the development of agricultural operations on locally
importanL state important, unique, and prime fartnln.d within the Project area,
innovanve marketing of agricultural pmucts, and the development of agriculturally
related businesses within the City.
HISTORIC RESOURCES
Once area history and historic sites have been discussed, we would like the
followxng goals and poliCi~ we proposed for historic resources in tim Open
Space/Conservation Element to be evnl-~__,e~l as mitigations for the lh~j~:t's adverse
impacts on the resoura,.s:
(1) Conduct a survey of historic sites within fi~e Project area.
(2) Participate in county., state, and federal historic preservation program by
applying for recogmtion of local sites in the S~r~ HiStoric Resources Inventor),, as
Riverside County 1,.arldmark~ as State Points of Hiswric Interest. and as sites on the
Nadonal Redslet of I-Iistoric Places.
(3) Support the designation and acquisition oi path and community centers
within the Alamos Dismet at the following historic sites: the Garrmger Pla~e on
Briggs Road, the Adobe Springs Rest Stop, the site of Toatwi, and the former Alamos
School Site.
(4) Encourage the preserveion and reuse of the structures, landscape futures,
roads, landmark trees. fields, and trails associated with and linking the major sites of
the Alamos District mentioned above.
(5) Develop guidelines for future development within the Alamos District that
incorporates the historic relationships between mctures, wads, and landscape
features.
19
P,,g¢ Z34
" ' ....................... 'Road
A journey dOWn Los Alamo's
Murrieta ~ pr~e~ ' ~.~.,.~.~,'?: ~j?.~:o~'.'~'~J.~':.`'~ -~ ~ ~ - . ~.,~ .
m~ ~u~ ~ me ~n of ~m · '. '.~ ~ .~ .' ~ ~. ,~ ~. ~ .~ , .
e~term8 o t "'amer' WIUimlrMcRlnl~i~bm~ ;"till 'CiMe mime
waxits m preserve this bi
piall~ for new con.mtruc~ion
Fu-,re development ts expec~d
2.00~ new home ~r,d apml~m,,~ com-
inertial r. enters and oalce bmidinp tn le
Sr_~ool to LaRe Skinner.
The Frtend$ e~vmou me dIM3'tct e psrt
ofa~eeubettfr~rrtmeS~J,.maommPMlmau
to Lske Skir~ner lind Palmllar
enclrclin~a tJ]e urt31m Ceuterm
ty's .oumwes~ cernu.
Tue g~oup lnvile people to vMtt meir
nei~o~o~xi aud ix cirawln~ up
guided XTmp. A ~our ,,vtX be offeYmt ~i me
end 0f 3une.
~ me meuume; uvetuurous fo0m mm
a ]Jt.e imag~naPon can
own m.loq tae ueBrly slx-mile ~ of
stl!lallvetgxtay."ZlliJn~as
builtltlMamemthmtaRsoowDatis now, ltMwnm llxe we were nrmn,
tatrally ~
ed me rand In time I6~m. !tW,mm.
Jommph, a Fain farmer and ~
tiim~oundersofilleMurrietm~rmin
· Aimmmm ~tmei mit~ Tlionm-
son.R~ds~opsatPourroyRomd.
Tnebwartc~m~ze~Ll~tU~eor~-
ofwlxazwm~mmmSclaooliamami
l~llloerhmmmmiitmdeo~ltemmmt
Road. In ~e early I~OOa, it
asasectmicemerforttteAimzmm
Hdmn Cumm~m l~einmnm.
wmm ~ mole IO.~
mmrybo~aefkmtefilMaD~ldtr~
R : alam, afann scnooi,
Pa~137
t
LOS ALANOS HZSTORZCAL ROADWAY
CONTRZBIrrZ!iG FEATURE ELEMEHT$
Feature Area l: Former Rancho Temecula/Renchc San Jactnto Boundary
Eucalyptus
Seasonal Streambed with Willows
View of Nurrlete Hogbacks
Homestead Cabin
The first European-americans who settled on lends outstale the Rancho
Temecula boundary acquired the land as homesteads from ~he federal government,
The natural streambed and t~e eucalyptus, along with the homesMad cabin, ere
pert of a complex of typical features l~at characterized the landscape tn the
settlement aM feelrig periods of the Alerues District.
Feature Area 2: 'Pepper Tree Lane"
S~asonal Strem~mhed with I~tl lOwS
View of Santa Rose Plateau
View of Chaparre]/Coastal Sagebrush Ridges
View of Murr~eta Hogbacks
dames Place ~th Htstorlc Fruit Trees (listed on the HRZ)
Paul Thompson recalls l~e original 80 pepper trees along this part of
the road as beth9 ma~ure trees in t~e early 1900s when he travelled along
Los Alamos ~o his grandfather's house. The road's locaMon a~p the cresl; of
l~e h~ll harkarts back t:o t~e practice of the Payomtk Kowtc~ wfio soughl; the
crests of htlls as luc~ as possible for trail routes.
Feature And 3: Eucalyptus Corrtdor
Eucalyptus icedlot
Rock Outcrops
Ytew of IqurHeta Hogbacks
View Of Chaparral/Sagebrush Covered Ridges
HIM Ranch (listed on the HRZ)
George Hind established a homestead on ~e slte tn 1~e 1880s where M
kept bees, ratsod fruit and produce, and practiced his trade as a harness
mendot. Htnd, his wtfe Emma, and his sons and daughters planted the
eucalyptus woodlot, the native California walnuts at the house site, the
approximately 150 eucalyptus and 60 ollve trees servtng as read markers, and
cleared the f(alds of chaperrs1 ~th a team and e bar to help esta=itsh his
c'lalm to the land which was ftnally eeoclea ~o htm tn 1898 by President
McKinley.
Feature Area 4: Pass between Murrlete Valley and San Jactnto Platns, 1460 ft.
011 ve Trees
Eucalyptus Trees
Coastal Sagebush
Eucalyptus ~/oodl ot
View of Nurrteta Hogbacks
The Coastal Sagebrush was conserved by local farmers as e source of
b~ossoms for the honey that they sold for part of their livelihood.
Feature Area
"Yon Valley"
Seasonal Metland
ROck Esca~ent
Rock Outcrops
Page 138
Coastal Sagebrush
Sort1 er Trat 1 Area
Y~ev of Nurrteta Hogbacks
Vte~ of Nt. San Jactnto
Old ttmers from ~he Htnd family r~ell s~es of norabound settlers
~ssocta~d wt~ ~e antre1 bones and ~agon ~ma~ns ~ey fou~ ~n ~ls a~ u
chl 1 d~en.
Feature Area 6: T~arm Springs Grade
Vie of Route Ascent and Descent
Coastal Sagebrush
Rock Outcrops
View of Batchelor
Y~ew of We. ~an Jactn~o
~/agons loaded wlth goods or grain ere ~aken up a~d do.n ~ts c~ssSng
of ~arm Sprtngs Creek on
period.
Feature Area 7: Brtggs Road and Los Alemoo Road Zn~arsec~ion
011 ve Grove
Dryland Grain Fields
Seasonal Streamads: I~am $prtngs Creek
Rock Outcrops
View of Hurrtlta Hogbacks
View of BaChelor
Vtew of Tucaloto Htlls
View of tit, San Jac~nto
Garrfnger Place (1fated on the HRZ)
Forty acres of olive trees ~ere planted by the .~nohl brothers betran
r
B logs and Liberty Road In the lat~ 1BOOs. h
T e trees ere brought from
Los Angeles on a wagon Still on the property. L~ke mall(y firloPs tfi the
Nurrlet~ area, they raised the olives for otl and pressed them at the
Garrtnger Place (1toted on the Znvento~). Aaron Garbingot was their
stepfather.
Feature Area 8:
Thompson Road Sectfort
Dryland Grain Ffelds
Seasonal StreamJ=ed
Ylew of I~rrteta Hogbacks
'Vte~ of 9atchelor Nt.
Vle~ of Alamos District
Thompson Homestead Sfte (listed on HRZ)
Thompson homestended thts grassland area tn the 1880s ~lth
Henry C1 ay
hfs sons from Kansas. After sine har~ ttmes ~orktng the land, Thompson went
on to become sn early RIverside County supervisor. His son Joseph Thompson
~o la~er built a bungalo~ on the stte was a prominent drylend grain farmer ~n
the ~rdeta. Along with other farmers ~n the Alamos OfstHct, he orlan~zed
~e cooperative ~at butlt the grain elevator near the Hurtiota train station
to haul ~e grain from the area to market.
The los Alamos Htstortc Roadway continues for another 1.5 miles making a
right bend at the present corner of Pourroy and Thompson and ending at Benton
1
and Pourroy tn front of Schoolhouse Hfll and the $tte of the A amos School.
Z9435
,!
PaF 140 ~;
Hr. Romere and Ha. Setder represented the Historical Commission
and the Board of Supervisors at two Hurttare Ctty Coundl
meetings. The HurrY eta Ct~ Coundl supports ~e 4estgnatton
of Los A~os Road as 4 Coun~ L~n4me~ ~tth ~e unders~Mtng
~at ~e designation Mould not lffect ~etr ab111~ to cmple~
road ~p~vments for public safety.
The 8oard of Supervisors asked for suggestions for the location
of the historic marker, along with the identification of
contributing elements to the designation that should be
preserved. A subcommittee of the Historical Ccentss~on was
formed to evaluate the site and provtde the requested
information to the Board of Supervisors.
The Hhtortcal Commission subcemtttee revteved information
provided by Parks Department staff and R~ta Gentry, Citizens
for Historic Hurlers, and toured the route. Los Almos Read
was found to have significant hhtoric interest and value and
should be designated as a historic route. A detailed repo~
has been presented to the Ccaelsston.
Robert Nageemeved
to racemend to the Riverside County Board of Supervisors that
tt consider the Riverside County Historical Commtsston~s
recm~andatlon h the Los Alamos Rosd--betaeen Vla Sa, tee and
t at
tinchester Reed--having $tgnfftcant htstortc interest, be
designated as a county h4stortc route; and encourage t~ the
greatest extent feasible, innovative land planning and
circulation design alter~ethes in this area in order to
preserve the fntegr!~ of the route and its unique
characteristics as 11sted in Attachant "A"; and racemend that
the dtstgn criteria ind developer plans vrlthtn this area be
circulated through the HIstorical Commission for rayteN and
cerement,
The motion was seconded by [rnte Maxwell and carried unanimously.
Hr. Romere noted that when the recoawaendatton is made back to the
9Mr~ of Supervisors that the Board .direct the
Htstortcal0C~ission, Regional Park & Open-Space DIstrict s~ff
and Transpomtton and Land Nanagemnt Agency s~ff to fomla~ a
specific plan design.
9.3 Pending Dedications - information
a. Yalede Jean Date Garden
This item yes delayed. The application was approved by the
State of California. Dedication date will probably be In
November.
b. Blythe Depot
Dedication date ts anticipated for January 1993.
HIstorical Camtsslon Neettng Mtnutes
March 18, 1992
Page 5
PaF
FROM:
SUBJECT:
COUNTY OF RIVERSIDE. STATE OF CALIFORNIA
Parks 0eparmen~ SUBMITTALDATE: FebtuRf7
Los Alamos Road Historic Site Nomination
That the 8oard:
RECOMMENDED MOTION:
1) Approve designeffort of Los Alamos Road farore the forrat Rancho Tamecull
boundary to Winchester Road as RIverside County Potnt of Hlstortc %riterest
NO,
Authorize the Chatrman to stgn the appltcatton for registration of Los
Alamos Road from t~e fomer Rancno Tamecull bound, ry to ~/lnchester Road as
a Point of Hlstorlc Znterest, to be submitted to the State 0fftce of
Htstortc PreservaMon; and
3)
Direct the Clerk of the Board to return the executed copy of the
application to the Parks Departant for sumtttal to the State Offtca of
Htstorlc Preservation.
INFORi;~ATION: At its regular meeting on ~anuary ~e, 1991, r~e RiverslOe Counl:y
H1stoncal Commaston unanimously recammended that your Honorable Board
approve the designation of Los Alamos Road from the former Rantrio Tamecull
boundary to I/tnchester Road as a Riverside Coun~ HIstorical Landmar~ and
~equest l~at the Chatrman of the Board stgn the application t~ the State of
Caltfonn~a 0fflce of Historic Preservation for a Potn~ of HIstorical Interest.
A mador route between the grain-producing Alamos dtstrtct and Murrteta, I.os
Alamos Road helped create Murrieta's prosperity as a grain and c~mmel 11
center from the ]agOs to the 1930s. Before 1890 tt was associated wtth the
two branches of the Emigrant Trat1 that traversed the area. Before 185n tt
was part of a trail system 11nktng the ~attle-retstng Sen Jactnto Ptatns to
the coastal missions. Throughout l~e nineteenl'~ century and tn earlier ttmes
(CONTINUED ON PAGE
C.A.O. RECOMMENDATION:
FINANCIAL IMPACT:
Approve
Prey. Agn. tel.
NONE
Delats. Comme~te
NONE
Dlst. AGENDA NO
3.26
Page 142
t/
I~oard of Supervisors February 1, 1991 Page Z
Subject: Los Alamos Road Historic St~e
it traced the ath betwen Native ~mertcan settTemem and religious sites. Th
road, then, all view o~ travel duPtng four m~or per~o~ of hman acttrOt
o~ a
fn ~e area. It's e~rtng ~u~ refl~ ~e relationship of h~s~r~c ~old$ an
trails U terrain, vepta~on, agr~cul~re, and hm~sttes. A ~4tle porto
of ~e road 1s ~e onl~ remaining ?am road w~thtn ~e boun~ry of ~e neX
fomed dV of Nu~eta.
Following approval by your Honorable 8oard, a marker dedication ceremony will b
scheduled to take place. At this ceremony, City, county and state officials an
members of the local historical community w~11 be present for the marke
unveit I nO.
FZNAHCZAL DATA: The cOst, $1,000, for ~he County Narter NO, 64, w111 be raise
t~rougn donations from coaeuntty groups and ln~e~es~d ~fsto~lcal orgentzat~ons
No Coun~ general fun~ a~ ~tng requested.
Paul D,~R~ero
PDR/RG/O06 ~
Attachments: Appltcatton
C'
Admt ntstratl ve Office
County Counsel
Audt toP-Control 1 er
RiSe 143
CITY OF TEMECULA General Plan Program
M. Friends of the Alamos District (9-30-92)
M1 Response:
These comments address the General Plan document, and therefore should be part of that
process. However, it should be noted that several of the recommendations contained in
this comment have been incorporated into the General Plan. Please refer to the General
Plan for specific changes resulting from these comments.
M2 Response:
Comment noted. The scope of the Temecula General Plan DEIR was based on existing
data provided in the Master Environmental Assessment and technical studies. This data
was compiled into the existing conditions for the DEIR and the Land Use Plan was
analyzed for impacts. In some cases, (traffic, noise, air quality, biology, agriculture and
library), impacts could not be mitigated to a level of insignificance. These significant
impacts will require a Statement of Overriding Considerations which will specify why
these significant impacts are being overridden for other beneficial opportunities.
CEQA does not specifically require the inclusion of and mitigation .for historic sites of
community importance, although this analysis is often included as part of an EIR. The
DEIR does provide this information on page 280. As highlighted in the Cultural
Resources Section of the DEIR, two record searches were conducted with the University
of Riverside, Department of Anthropology. The resulting data included information
regarding historical and archeological resources. In addition to the UCR record search,
the County of Riverside General Plan, Diana Seider, the County Historian and the book
Temecula Remembered were consulted. The data presented in the DEIR was the result
of all available data. However, in response to the request for additional mitigation
regarding historical resources, Policies 6.10 and 6.11 have been added to the General
Plan. Please refer to the General Plan for these policies.
M3 Response:
As mentioned in Response M2, Diane Seider was contacted on two occasions during the
preparation of the DEIR. Two polices have been added to the General Plan and in turn
are included in the EIR as mitigation. Additionally, one mitigation measure has been
included to ensure a historical inventory is completed. Page 284 is amended to include
the following:
Support an integrated approach to historic preservation in
coordination with other affected jurisdictions, agencies, and
organizations for areas within the Study Area and surrounding
region that seek to establish linkages between historic sites or
buildings with other historic features such as roads, trails, ridges,
The PLanning Center EIR RESPONSE TO COMMENTS
v~a,oxx~se2coM . aon,m Page IdA
CITY OF TEMECULA General Plan Program
and seasonal waterways. (Policy 6.10 Open Space/Conservation
Element)
Encourage the preservation and re-use of historic structures,
landscape features, roads, landmark trees, and trails associated with
Los Alamos Road and its vicinity. (Policy 6.11 Open
Space/Conservation)
Upon completion of the County of Riverside Historical Resources
Element, the City will incorporate relevant information from the
Element as well as information provided by local historic districts
into a City of Temecuia Historical Resources Inventory and Map."
M4 Response:
Please refer to Response L6 for a thorough discussion of Alternative Three.
M5 Response:
Base maps that include roads proposed as pan of the Circulation Element were used to
delineate environmental constraints and conditions to enhance the reader's ability to gauge
the constraint's potential impact on new development areas. Without the reference points
of these new roads, this comparison would have been difficult. These base maps were
not intended to mislead the reader into believing that approval of the General Plan is a
foregone conclusion. The suggestion that the maps contained in the EIR be redrawn with
a new base map would double the number of graphics in the document and is
unnecessary. A response to this comment as it relates to the General Plan map is
unnecessary.
The EIR will go through the normal public review process and no decision regarding the
General Plan will occur until this process is complete.
M6 Response:
We apologize for the inconvenience of not finding a copy of the DEIR at the Library, a
copy should have been made available. However, a copy was available at the Temecula
Planning Department, located at 43174 Business Park Drive, Temeeula
M7-M15 General Response:
Procedures used in the development of the Circulation Element and Circulation Plan
included: documentation of existing conditions; identification of opportunities and
constraint.s; and evaluation of circulation needs for the preferred land use plan. In the
north "Sphere of Influence" and "Area of Influence" it was necessary to acknowledge both
existing and approved development projects (which include several approved specific plan
The Planning Center EIR RESPONSE TO COMMENTS
CITY OF TEMECULA General Plan Program
projects) as well as the currently adopted Riverside County General Plan Circulation Plan.
Additionally, it was necessary to coordinate with ongoing County administered circulation
system planning studies such as the Airport Community Transportation Study which was
recently completed by Robert Kahn, John Kain and Associates.
Given the currently approved Specific Plan projects and proposed General Plan land uses
in the Sphere of Influence and Area of Interest, it would be necessary to construct new
roadway facilities and widen/improve existing facilities to accommodate the "local" travel
needs. Wilbur Smith's review of the Riverside County and subsequent Airport
Community Transportation Study circulation system recommendations indicate an
appropriate density and configuration of major arterial streets to serve the approved and
planned intensity of development.
The proposed circulation system for the area in question has been designed to
accommodate traffic generated by land uses in that area. Some routes, such as State
Route 79, wouid continue to serve both local traffic and inter-regional traffic. It is
recognized, however, that a portion of the future traffic (as is true of current traffic)
generated by development in this area will travel on east-west streets to access
activity/employment centers in Murrieta and along the 1-215 and 1-15 freeway corridors.
It is clearly evident that the character of this area would change as a result of the
approved and planned development. Traffic and the needed circulation improvements are
directly related to cumulative development in this area.
M7 Response:
Approved and planned development in the area would require that some roads which are
of rural character today, become arterial roads in the future. The provision of a
comprehensive arterial network, as proposed, would minimize traffic on the remaining
"local" street network. While an increase in traffic conflicts is a product of development
and its traffic generation, the majority of the circulation system would operate at a Level
of Service "C" or better during peak periods and Level of Service "B" or better during
off-peak periods. Other than Winchester Road, most traffic on these roads would be
traffic which is generated by land uses within this area.
M8 Response:
It is recognized that impacts of varying degrees would likely result from the
extension/improvement of the referenced roads and a detailed assessment of impacts
would appropriately be made during the preliminary and final design phases of these
improvements.
M 9 Response:
The Planning Center EIR RESPONSE TO COMMENTS
CITY OF TEMECULA General Plan Program
The extension of Hunter Road to Whitewood Road would have an impact of increasing
traffic on Whitewood Road. The elimination of the Hunter Road extension would result
in increased traffic and impacts on Los Alamos Road (between Whitewood Road and
Clinton Keith Road) as well as on Clinton Keith Road and Murrieta Hot Springs Road.
M10-Mll Response:
It is recognized that Los Alamos Road has been recognized as a historic roadway by the
Rivewide County Historical Commission. The ultimate improvement of Los Alamos
Road would have to address the impacts of the roadway's design on its historic
designation. Similarly, impacts of the final alignments of the referenced roads on
individual historic sites listed on the State Historic Resources Inventory would also have
to be identified.
M12 Response:
All major road construction projects would be required to identify environmental impacts
(biological and water) resulting from their proposed design.
M13-M15 Response:
Based on the results of the build-out area traffic analysis it was estimated that up to 40
percent of the traffic using Winchester Road (State Route 79) is attributed to "inter-
regional through traffic" which cannot be Controlled by General Plan policies. Even with
major reductions in land use intensities in those areas which do not have approved plans,
only marginal improvements can be achieved in service levels. Long range travel
demand/desire is projected to be so high in this corridor, that reductions in "local" traffic
using the corridor would be offset by inter-regional traffic wanting to use the Winchester
Road corridor.
It should be noted that the referenced service levels of E and F for portions of Winchester
Road do not reflect recommended transit development mitigation measures nor do they
reflect recommended Transportation Demand Management CYDM) and Transportation
System Management (TSM) measures.
The majority of these suggested goals and policies are addressed in the Draft General
Plan Circulation Element and Open Space/Conservation Element.
M16 Response:
CEQA requires that the "physical impacts" of a project be evaluated in the EIR.
Economic impacts from decreased property values are not considered a "physical impact."
Additionally, projecting future home values would need to rely on evaluations of
projected local economics, job opportunities, quality of schools, recreation and services,
The Planrang Center EIR RESPONSE TO COMMENTS
CITY OF TEMECULA General Plan Program
etc., of which air quality would only be one component. Therefore, assessing the impacts
of air quality on long-term property values would be highly speculative.
M17 Response:
O)
Policy 3.2 of the General Plan Open Space and Conservation Element states
directs the City to work with State, regional and non-profit agencies and
organizations to preserve and enhance significant biological resources on publicly
owned lands. Two points of the Implementation Program for this policy are: 1)
Evaluate and pursue the acquisition of areas of high biological resource
significance. Such acquisition mechanisms may include acquiring land by
development agreement or gift; the dedication of conservation, open space and
scenic easements; joint acquisition with local agencies; the transfer of development
rights; and lease purchase agreements. 2) Utilize the resouroes of national,
regional, and local conservation organizations, corporations, associations and
benevolent entities to identify and acquire environmentaIly sensitive lands, and to
protect water courses and wildlife corridors.
The targeting of specific areas for acquisition and preservation is itself of process
that requires the coordination of private interest groups and state and federal
agencies, based on a conclusion that the area is particularly rich in biological
resources. The Biological Resources Section of the EIR identified 3 species that
have been known from the Warm Springs Creek area: California orcutt grass, San
Diego coast horned lizard, and Stephens' kangaroo rat. While the suggestion that
the Warm Springs area be conserved is a welcome one, a recommendation that it
serve as a mitigation bank should be based on a intensive inventory of its
biological resources, which has not been conducted. The biological resources of
the proposed mitigation bank area have not been analyzed in sufficient detail to
evaluate its use as a mitigation bank.
(2)
Currently, the residential land use densities in the Alamos District are low (up to
2 du/acre) and very low (up to 0.4 du/acre). Therefore, some of the proposed land
use densities are already consistent with those proposed b;' Friends of the Alamos.
The General Plan and EIR points out the various projects in the Area of Interest
and the Sphere of Influence that have already been approved by the Riverside
County Planning Department. Applications for other projects have already been
filed. The land use densities for these projects were incorporated into the General
Plan.
The lowering of land use densities could reduce the impact on biological
resources, but not necessarily substantially. Even development of low to moderate
intensity impacts biological resources through habitat loss, human disturbance, the
introduction of nonnative species, and the predatory habits of cats and dogs. Low
dwelling unit densities are not necessarily accompanied by proportional reductions
in habitat loss because landowners may still replace the existing habitat with
The Planning Center EIR RESPONSE TO COMMENTS
CITY OF TEMECULA General Plan Program
landscape, horse stables, additional structures, etc. Mitigation measure #2 in the
Biological Resources Section of the EIR requires that habitat linkages be
maintained with a minimum of a 75-foot buffer from the edge of the streambed
or the edge of the riparian vegetation, whichever is greater. In addition, one of
the implementation programs for the conservation of biological resources is to
require the establishment of open space areas that contain significant water
courses, wildlife corridors, and habitats for rare or endangered plant and animal
species.
(3)
The impact of a policy that encourages the management of agricultural lands for
wildlife values is uncertain. Currently, all agricultural lands in the project region
retain wildlife values. The policy that is recommended is currently implemented
by the Soil Conservation Service, the Department of Fish and Game, US Fish and
Wildlife Service, and the University of California agricultural extension. The
habitat values found in agricultural lands are, in a regional context, already in
excess of the value of habitats that would occur after even low density
development.
M18 Response:
The DEIR does not state that there is no land devoted to agrieultu/'e in the Sphere of
Influence or Area of Interest, in contrast is cites the acreage of land designated as Prime,
Unique or of Local Importance. Definition of specific acreage devoted to agriculture uses
can be found in the Existing Land Use Table (Table 19), page 170 of the DEIR.
Agricultural revitalization was not discussed in the DEIR because it is not an objective
of the General Plan, and therefore, not analyzed for impacts. However, the General Plan
does contain several policies which encourage agricultural preservation. As mentioned
in the comment, much of the land in the Sphere of Influence and Area of Interest is
currently being planned for future development and not used for agricultural purposes.
However, it should be noted many of the proposed developments are currently entitled
and the City of Temecula has very limited control over decisions regarding pending
projects. The Land Use Plan reflects entitled projects, and provides a guideline for land
use and circulation patterns only.
Response M19:
The Policy and Implementation Program mentioned in Response M18, includes several
of the elements listed in the recommended policies and goals. Please refer to Response
M18 for a description of these programs.
The Planrang Center EIR RESPONSE TO COMMENTS
na.~l,~snco,~. ,on,m
ATTACHMENT NO. 2
REVISIONS ADDENDUM
C!mpter One
GENERAL PLAN OVERVIEW
CITY OF TEMECULA General Plan Overview
· The concentration of retail and business development within Village Centers;
· A convenient and effective transportation system which includes vehicular circulation,
transit, bicycles and pedestrian modes of travel;
· An outstanding open space and parks system;
· A community dedicated to preserving family values, neighborhood conservation and
public safety;
· Opportunities for community activities for a wide array of interests, ages and lifestyles;
· Preservation and enhancement of historical and cultural resources within the
community; and
Assurances that adequate public services are provided concurrently with development.
· Capitalize on the community's greatest asset, its people, by encouraging community
involvement and community responsibility.
TEM-0I~01GP-OVR. V1W · Draft Dat=: Ociober 29, 1992 Page 1-13
ChapUr Two
LAND USE
CITY OF TEMECULA Land Use Element
there is a need to ensure that as infill or reuse occurs, the role and character of Old
Town is preserved and enhanced. The City has initiated the preparation of a specific
plan for Old Town which is scheduled to be completed in the Fall of 1992. The
Specific Plan will address future land use and design, as well as issues related to road
improvements, parking, and flood control.
D. Proposed Specific Plans
The General Plan Study Area includes some 34 square miles of unincorporated
territory. Within this area are approximately nine proposed specific plans, which when
developed, will have a direct impact on the City in terms of traffic, noise, the demand
for community facilities, the demand for employment and commercial activities, and
other impacts. It is the City's desire to annex many of these proposed developments
prior to or concurrent with project approvals, in order to exercise control over the use,
quality and design of development, and the public facilities and amenities provided.
Several of the specific plans will be approved by the County of Riverside and built
under the County's jurisdiction. Therefore, inter-governmental coordination with the
County and the City of Murrieta to influence projects to the benefit of ~:~ the City
of Temecula, City of Murrieta, and the County, is strongly needed.
E. Land Use Compatibility
Compatibility' between adjacent land uses is essential to achieve a safe, efficient, and
well-organized community. The issues involved in examining the compatibility of
proposed projects includes traffic generation, access locations, noise impacts, public
service demands, site design and visual appearance, and public safety. Land use
compatibility is expected to become a greater issue as the community builds out and
commercial/employment uses locate nearer residential areas. Residents want adequate
buffering from non-residential uses in terms of light, noise, traffic impacts and negative
visual impacts. Compatibility between residential projects of different densities is also
a major concern. The development of standard single family subdivisions within rural
residential areas or adjacent to the wine country for example, can negatively impact
the overall character of the area. Site design that involves a gradual transition of
densities within a project or an adequate open space buffer ':.'i!! should be important
considerations in future residential projects.
F. Community Facilities
Residents of the City of Temecula desire community facilities or gathering areas that
provide for social, civic-related, cultural and recreational opportunities. The
development of such facilities can foster civic pride and enhance the City's identity.
Most of the existing commercial areas lack adequate public places or plazas to
accommodate cultural and social events. The commercial development in Temecula
also needs a broader range of uses that creates day. and evening activity areas.
Furthermore, the City lacks large-scale commercial recreation opportunities such as an
amusement park, stadium, concert hall or performing am center. It is important that
Draft Date: January 4, 1993 Pap 2-7
CITY OF TEMECULA Land Use Element
IlL GOALS AND POLICIES
Goal 1
Discussion
Policy
A complete and integrated mix of residential, commercial, industrial,
recreational, a~t public and open space land uses.
A well-balanced community provides a broad range of land uses that are planned
in desirable patterns and intensities. By providing for a bahneed mixture of land
uses, the City can achieve a suitable inventory of housing for a range of income
groups, a viable commercial and employment base for residents and surrounding
communities, ample open space and recreational opportunities, and adequate
public facilities and sentices.
1.1
Policy 1.2
Policy 1.3
Policy 1.4
Policy 1.5
Policy 1.6
Policy 1.7
Policy 1.8
Policy 1.9
Review all proposed development plans for consistency with the
community goals, policies and implementation programs of this General
Plan.
Promote the use of innovative site planning techniques that contribute
towards the development of a variety of residential product styles and
designs including housing suitable to the community's labor force.
Require the development of unified or clustered community-level and
neighborhood-level commercial centers and discourage development of
strip commercial uses.
Consider the impacts on surrounding land uses and infrastructure when
reviewing proposals for new development.
Support the development of light industrial, manufacturing, research and
development, and office uses to diversify Temecula's economic base.
Provide well defined zoning and development standards and procedures to
guide private sector planning and development.
Require the preparation of specific plans as designated on the Land Uae
Plan Specific Plan Overlay to achieve the comprehensive planning and
phasing of development and infrastructure.
Consider taking the lead on preparing specific plans for areas designated
on the Land Use Plan that have multiple landowners.
Encourage planned unit devolopmenm flexible zoning techniques in
appropriate locations to preserve natural features, achieve innovate site
design, provide open space and recreation facilities, and to provide
necessary amenities and facilities.
TEM..OI~0mOP-LND.USE · Draft Dat=: January 4, 1993 PaSo 2-9
CITY OF TEMECULA Land Use Element
Policy 4.4
Policy 4.5
Policy 4.6
Policy 4.7
Work with the utility districts to develop a trail system and enhance the
natural resources along the San Diego Aqueduct. creeks, and other utility
easements where feasible.
Work with the Riverside County Flood Control District and other
responsible agencies on the design of the flood control project for Murrieta
Creek, Temecula Creek, Pechanga Creek,. and other waterways in the
City.
Consider alternative flood control methods to reduce capital and
maintenance costs and provide recreational and open space opportunities.
Conserve the resources of Peehanga, Temecula and Murrieta Creeks
through appropriate densities of development, setbacks, landscaping, and
site design of surrounding projects.
Goal 5
A land use pattern and intensity of development that encourages alternative
modes of transportation, including transit, bicycling, and walking.
Discussion Future levels of traffic congestion within the community will be influenced by the
land use pattern. The level of congestion can affect the convenience of walking,
biking, using a shuttle or bus service, or a fixed rail system that links Temecula
to other communities. The architecture, landscape design, and site planning of ·
projects should emphasize a pedestrian orientation and convenient access between
uses, to support alternative transit methods.
Policy 5.1
Include in the Development Code and through other ordinances a package
of incentives to encourage development to include:
[},l,tl~ per
planning Commission
Re~ommendation
2.
3.
4.
5.
6.
8.
8.
9.
10.
11.
Additional active parkland
Development of parkland and trails
Preservation of historic buildings or sites
Additional open space
Preservation and enhancement of natural habitat
Additional public or community facilities
Additional or improved public spaces or plazas for community use.
An in public plaoo~
Additional amenides in multifamily developments
Transit facilities and/or additional right-of-way along future transit
corridors.
Housing that meets the needs of very low and low income
households.
Provision of cultural facilities.
TI~M-01~2OP-L.ND.US~ · Draft Dam: January 4, 1993 Pap 2-12
CITY OF TEMECULA Land Use Element
IV, LAND USE PLAN
The Land Use Element defines the location and general standards for future development
in the Study Area. The Study Area includes the incorporated city of Temecula, its adopted
Sphere of Influence and an additional Area of Interest. Although the City does not have
land use authority over the Sphere and Area of Interest, the City intends to utilize the Land
Use Element and other elements of the General Plan to review development and annexation
proposals within these unineorporated areas.
The geographic locations of specific land uses are presented on the Land Use Plan
(Figure 2-1). The Land Use Plan, in conjunction with the policies of the General Plan, are
intended to reflect local and regional growth trends, provide a sufficient jobs to housing
balance, provide retail and services close to housing, and provide adequate open space for
recreation and the protection of important environmental and aesthetic resources. The Land
Use Plan shows the arrangement of land uses at the time the City is fully matured. It does
not suggest anything about the timing of development. Some projects are currently under
development, others are currently being planned and are expected to be built in the next ten
years. Based on current market trends, some land uses are not anticipated to be fully
developed for the next 20 to 40 years. The timing of future development will impact
infrastructure and services, the fiscal stability of the City, the circulation system and other
aspects of the community which are considered in the policies and programs of the other
General Plan elements.
The Land Use Plan provides for a range of 27,853 to 51,555 dwelling units in the City and
between 20,654 and 40,217 dwelling units in the Sphere of Influence at buildout (Table
2-2). The target or probable number of dwelling units within the City and Sphere of
Influence is 39,658 and 28,854, respectively. Based on a factor of 2.83 persons per
household, the number of dwelling units at the target density equates to a projected
population of 1=12,254 persons in the City and 2~°,~°5~. 81,655 persons in the Sphere of
influence (Table 2-3).
The Land Use Plan also provides for an anticipated 570 acres of Community Commercial
uses, 520 acres of Professional Office uses, and 1,611 acres of Business Park uses within
the City. Employment uses within the Sphere of Influence are primarily located around the
French Valley Airport. Approximately 1,005 acres of Business Park and 337 acres of
Neighborhood, Community and Highway Commercial uses are anticipated in the Sphere of
Influence.
Approximately 14 percent (2,318 acres) of the City and 27 percent (2,350 acres) of the
Sphere of Influence are devoted to Open Space/Recreation uses. Such uses include:
parkland, golf courses, steep slopes, open space for unique and sensitive resources,
hazardous fault zones, and waterways. Additional public parkland and open space is
anticipated to be provided as projects are planned and approved.
Tables 2-4, 2-5 and 2-6 provide a comparison of the Land Use Plan to existing uses in the
City, Sphere of Influence, and Area of Interest, respectively, as of Winter, 1991.
TEM-Ot~02GP-t..,',,rD.USE · Draft Date: January 4, 1993 Page 2-16
CITY OF TEMECULA Land Use Element
Table 24
City of Temecula
Land Use Comparison Between Existing Uses (Winter 1991)
and General Plan Land Uses
(Dwelling Units/Acres)
Existing ~ Land Use
Conditions~ Plant
].,356 du
9,912 du
200 flu
Land Use
REb~iD~-NTIAI:,} ,~.."..: ~.. ,...
I Hillside/Low Density (.1-2 du/ac)
Nf,)N.ItI.'.'-~'IllT.'-N'I'Io%T.
.__ ..................
Office
Business Park/Industrial
Public/Institutional
Open Space/Agficulmte(ac~s)
Total
Change in
Dwelling
Units
1,356 du I 0 dul
Change in
Acres
11,468 du
145 ac 520 ac 375 ac
224 ac 1,511 ac 1,:387 ac
229 ac ~Sl ac 412 ac
1,3~2 ac 2,318 ac 925 ac
2,246 ae 6,090 ae 3,844 ae
2 Based on probable level of development - target density/intensity.
3 Hillside/Low ineluden Hillside, VeP/Low and Lt~ Oen~al Plan designations: Lc~v,q~4ed~um refers to Low Medium and Medium
General Plan designations. High Density is High General Plan designation.
TEM-OPB2GP-U',~D.t,'SE · Draft Date: January 4, 1993 Page 2-20
CITY OF TEMECULA Land Use Element
~nd Use
Table 2-5
Sphere of Influence
Land Use Comparison Between Existing Uses (Winter 1991)
and General Plan Land Uses
CD~velling Units/Acres)
Plan. Chsng~ in
Existing Dwelling
Conditions~ Land Use Units
High Density (14-20 du/ac)
Tomi
5].: t.~ 2.'.'
22,993 du 22,993 du
0 du 3,151 du 3,151 du
515 du
28,854 du 28,339 du
Change in
Acres
Neighborhood Commercial 0 ac 30 ac
C~.mmunity Conunarcial 0 ac 190 ac
Highway/Tourist & Service Conuncrcial3 0 ac 137 ac
Office 0 ac 21 ac
Business Park/Industrial 0 ac 1,005 ac
Public/Insritulional 205 ac 512 ac
Open Space/Aghculmrc(acrcs) 0 ac 2,350 ac
Total 205 ac 4,245 ac
30 ac
90 ac
137 ac
21 ac
1,005 ac
307 ac
2,350 ac
3,940 ac
2 Hillside/Low includes Hillside, Very Low and Low General Plan designations; Low/Medium refers to Lmv Minturn and Me.turn
GeneraJ Plan designations. High Demiry is High General Plan designation.
3 Includes HighwayFFou~st Commercial and Service Commercial GeMill Plan Desigaations.
TEM-OI~O2GP-LI','D.US~ · Draft Date: January 4, 199~ Page 2-21
CITY OF TEMECULA Land Use Element
Table 2-6
Area of Interest
Land Use Comparison Between Existing Uses (Winter 1991)
and Genernl Plan Land Uses
CDw,011ing Units/Aeron)
Land Use
~:,~I~rlAL~ .
, Hillszde.'Low Density (.1-2 du/ac)
Low/Medium Density (2-3.4 du/ac)
High Density (14-20 du/ac)
Total
Existing Land Use
Conditions Pinnz
1,592 du :,~5 ~
· 1,273 du
672 du ' '~' ' ~"
7,633 du
0 du ~ ,r,~ .~,.
1,881 du
NO.~-Rt~'!I) F..~TIAL
Community Commercial 0 ac 110 ac
Highway/Tourist &Service Commercial4 25 ac 8 ac
Office 0 ac 19 ac
Business ParkAndustrial 0 ac 149 ac
Public/Institutional 0 ac 37 ac
Open Space/Agriculture(acres) 76 ac 260 ac
Total I01 ac ~92 ac
Change in
DwelHng
Units
(319) du
6,961 du
1,105 ~u
1,881 du
Change in
Acres
110 ac
(17 ac)
19 ac
149 ac
37 ac
184 ac
491 ac
2 B,ued on probablc level of development - target density/intensity.
3 Hillside/Low includes Hillside, Very Low and LOw General Plan designations; Low/Medium refers to LOW Medium and Medium
General Plan designations. High Density is High Generat Plan d~ignadon.
4 Includes Higbw~y/Totuist' Commercial and S~i~ice Commes'cial General Plan Designations,
TEM-0t'tr~P-L,ND.USI! · Draft Date: January 4, 1993 Page 2-22
CITY OF TEMECULA Land Use Element
A. Land Use Designations
Land use designations define the amount, type and nature of development that is
allowed in a given location on the Land Use Plan. While terms like "residential",
"commercial", and "industrial" are generally understood, State General Plan law
requires a clear and concise description of the land use designations or categories
shown on the Land Use Plan. In addition, population and intensity standards must be
specified in accordance with State General Plan law. · '
Based upon the land use designations of the General Plan, specific zoning districts will
be established in the Development Code. There may be one or more zoning districts
for each land use designation. The Development Code will contain the detailed
regulations and requirements for permitted uses and development standards to
implement the goals and policies of the Land Use Element.
1. Residential Designations
Each of the residential use categories includes a range of allowable densities.
The maximum density defines the maximum number of units per net acre at
which development can occur within a given area. Net acre is defined as the
gross project or lot area, less that portion of the site to be used for the following:
arterial, major, secondary and collector roads; and the floodway portion of a
flood plain. Determination of precise density, development location, and lot
coverage on any residential property is a function of:
Opportunities and constraints presented by natural, cultural or scenic
features;
Policies and implementation programs of the General Plan intended to
maximize public safety; achieve high quality site planning and design;
provide sufficient levels of public service; retain significant natural
resources; ensure compatibility between uses; and encourage development
of Village Centers.
Building and development standards contained in the Development Code,
pubic works standards, and other regulations and ordinances.
Future residcntial dcvclopmcnt is cxpected to occur .at the targct Icyel of dcnsity
statcd in Table :2-7 for each residential designation. Dcvclopmcnt at a density
between the target and maximum level may only occur for the Hillside, Very
Low, Low and Low Medium designations, at the discretion of the Planning
Commission/City Council in cxchangc for special public benefits (as identified
in Policy 5.1). ':.'h!ch The amenities or public benefits provided are intended to
satisfy a need over and above the minimum requirements of the General Plan and
other city policies and regulations. It is assumed that some residential
development will occur below thc target Icvcl of dcnsity and some development
Tna4-OtXO~aP-t. SD.VS~ · Draft Date: January 4, 1993 Pag~ 2-23
CITY OF TEMECULA Land Use Element
will occur above the target level based on the provision of public amenities or
benefits. For purposes of analyzing the impacts of the General Plan, the target
level of density for the above identified designations is assumed. A target level
of density is not established for the Medium and High designations so as not
to preclude or discourage the development of affordable housing. However, for
purposes of analyzing the impaas of the General Plan, a probable level of
development within the Medium and High designations is assumed.
Table 2-7
Development Intensity/Density Standards
Land Use Designation
RESIDENTIAL
Hillside
Very Low
Low
Low Medium
Medium
High
NON-RESIDENTIAL
Neighborhood Commex~--ial
Community Commercial
Highway/Tourist Commercial
Service Commercial
Office
Business Park
Public/Institutional
Range of
Development Target Intensity/
Intensity/Densityt Density2
DWI~_t.tNG UNITS/ACRE DWsn lING UNITS/ACRE
0 - .1 DU/AC MAX .1
.2 - .4 DU/AC MAX .3
.5 - 2 DU/AC MAX 1.:3
3 - 6 DU/AC MAX 4.5
7 - 12 DU/AC MAX 9.5
13 - 20 DU/AC MAX 16_~
FLOOR AREA RATIO FLOOR AREA RATIO
.20 - .40 FAR .25
.25 - 1.0 FAR .30
.25 - 1.0 FAR .30
25 - 1.5 FAR .30
.30 - 1.0 FAR .50
.30 - 1.5 FAR .40
.20 - .70 FAR .30
Medium and High dtnxity rtrldtntlal d,xignatlons.
Residential uses are intended to be the principal and dominant use within each
of the residential designations. Other uses such as public facilities/utilities,
churches, schools, agriculture, community cam and family day care facilities (as
defined in the California Health and Safety Code), which are determined to be
compatible with residential areas may also be allowed in accordance with the
Development Code.
'rFad-01~02OP-t. ND.USE * Draft Date: January 4, 1993 Page 2-2A
CITY OF TEMECULA Land Use Element
The
a.
Land Use Plan provides for six residential designations as defined below.
}lillgide Residential (0 - .1 Dwelling Unit per Acre Maximum)
The Hillside Residential category is intended to provide for the development
of very low density housing in areas that are best suited for open space or
have severe constraints for development, such as steep hillsides with slopes
over twenty-five percent, limited access and public services, fire hazards and
other environmental concerns. The typical lot size for the Hillside
Residential designation is 10 acres with one dwelling unit permitted per lot,
however, clustering of development may be appropriate to minimize grading
requirements and impacts to environmentally sensitive areas.
Very Low/Rural Density. Residential (.2 - .4 Dwelling Units per Acre
Maximum)
The Very Low Density designation is intended to provide for the
development of single family detached homes on large lots with a rural
ranchette character of development. This designation is also consistent with
large lot residences that keep homes and other animals, or utilize a portion
of the land for agricultural production. Typical lot sizes am 2.5 acres,
however, clustering of development may be appropriate to minimize grading
requirements and impacts to environmentally sensitive areas.
Low Density Residential (.5 - 2 Dwelling Units per Acre Maximum)
The Low Density designation is intended to provide for the development of
single family detached homes on larger lots with a custom character of
development. Typical lots size may be .5 to 2.0 acres, however, clustering
bf development may be appropriate to minimize grading requirements and
impacts to environmentally sensitive areas.
Low Medium Density Residential (3 - 6 Dwelling Units per Acre
Maximum) ~
The Low Medium Density designation is intended to provide for typical
single-family neighborhoods. The range of housing types includes single
family detached, single family zero lot line, patio homes and duplexes.
Congregate care facilities could be approved as a conditional use in
accordance with the provisions of the Development Code.
e. Medium Density Residential (7 - 12 Dwelling Units per Acre Maximum)
The Medium Density Residential designation is intended to provide for the
development of attached and detached residential development. Typical
housing types may include single family zero lot line, patio homes,
'r~M-01~O2GP-LI,.'D.US~ · Draft Date: January 4, 1993 Page 2-25
CITY OF TEMECULA Land Use Element
duplexes, townhouses, and multi-family garden apartments. Congregate
care facilities could be approved as a conditional use in accordance with
the provisions of the Development Code.
f. Higher Density Residential (13 - 20 Dwelling Units per Acre Maximum)
The High Density designation is intended to provide for the development of
attached residential developments. Typical housing types include multi-
family or garden apartments. Congregate care facilities couM be approved
as a conditional use in accordance with the provisions of the Development
Code. Increases in the density for congregate care may be allowed under
special provisions of the Development Code.
These residential designations allow for a wide range of housing types as
illustrated below in Figure 2-2. The housing types that may be built within each
General Plan residential designation is shown in Table 2-8.
TEM.01XOZ3p-L/4D.USE · Draft Date: January 4. 1993 Page 2-26
CITY OF TEMECULA Land Use Element
c. Highway/Tourist Commercial (Floor Area Ratio of .25 to 1.0)
The Highway/Tourist Commercial designation is intended to provide for
those uses that are located adjacent to major transportation routes and may
be oriented to the needs of tourists and recreation enthusiasts.
Highway/Tourist Commercial development should be located at appropriate
locations, and developed as clusters of commercial development rather than
as shallow commercial frontage along major stw~ts. Typical uses may
include tourist accommodations and lodging facilities, automobile service
stations, restaurants, convenience stores, gift shops, and entertainment
centers. The facilities should be welMandscaped and provide an attractive
visual image.
d. Service Commercial (Floor Area Ratio of ,5 to 1.5)
The Service Commercial designation is intended to provide for commercial
uses that typically require extensive floor area. Typical uses include home
improvement stores, discount retail stores, furniture stores, and auto
dealerships and light automotive service. Warehousing and manufacturing
may be incidental uses within a business that is consistent with the Service
Commercial designation.
e. Business Park (Floor Area Ratio of .4 to 1.5)
It is the intent of the Business Park designation to develop well designed
business and employment centers that offer attractive and distinctive
architectural design, innovative site planning, and substantial landscaping
and visual quality. Typical uses may include professional offices, research
and development, laboratories, light manufacturing storage, industrial
supply, and wholesale businesses. The development of mixed-use projects
including compatible/complementary mixtures of office, suppo~
commercla~ residential, and services, is allowed through the Planned
Development Overlay process of the Development Code.
f. Professional Office (Floor Area Ratio of .3 to 1.0)
The Professional Office designation includes primarily single or multi-tenant
offices and may include supporting uses. Office developments are intended
to include low rise offices situated in a landscaped garden arrangement and
may include mid-rise structures at appropriate locations. Typical uses
include legal, design, engineering or medical offices, corporate and
governmental offices, and community facilities. Supporting convenience
retail and personal service commercial uses may be permitted to serve the
needs of the on-site employees. The development of mixed-use projects
including compatible/complementary mixtures of office, support
commercial, residential, and services, is allowed through the Planned
Development Overlay process of the Development Code.
TEM4)XX02OP-L/,aD.USE · Draft Date: Jant~ary 4, 1993
CITY OF TEMECULA Land Use Element
g. Open Space/Recreation (Floor Area Ratio of .01 to .1)
The Open Space/Recreation designation includes both public and private
areas of permanent open space including local for such uses us: parks, golf
courses and floodways along Murrieta, Temoeula and Pechanga ereeke..
recreation faciliaes, natural open space, recreation trails, greenbelts, lakes,
utility easements, active fault zones, and undevelopable portions of
floodplains along waterways. This designation is intended to include lands
acquired by ex-aet4oav easement, fee and other methods sanctioned by state
and federal law for parkland, for preservation of biological and cultural
resources, and for protecting public safety from flood, seismic and other
hazards. Only accessory buildings or'those structures related to parks and
recreation facilities are intended for open space lands. under the City's
juric, diotion. This designation may also accommodate certain commercial
outdoor recreation uses as a conditional use in accordance with the
Development Code.
h. Public and Institutional Facilities (Floor Area Ratio of .4 to .7)
The public and institutional facilities designation i==!=d==/s intended for a
wide range of public and private uses including schools, transportation
facilities, government offices, public utilities, libraries, museums, public art
galleries, hospitals, and cultural facilities. To the extent possible, public and
institutional facilities should be clustered in activity centers to reinforce
other uses and benefit from access to alternative modes of transportation.
The publie/institutional uses designated on the Land Use Plan are either
existing facilities or planned uses based on the best available information.
Additional public and institutional uses, including churches and daycare
facilities, may be developed in the residential or non-residential land use
designations under the procedures established in the Development Code.
B. Village Center Overlay - Conceptual Boundaries
A primary concept of the General Plan is to promote the development of special
Village Centers, with an urban character, at key locations in the City. These centers
will help to provide a sense of place and focal points for community activity. The
location of the Village Centers are shown on a separate map which is an overlay to the
Land Use Plan (Figure 2-4). The overlay defines the conceptual boundaries of future
Village Centers. This map is not intended to preclude the creation of other Village
Centers within the Study Area, should they be deemed appropriate by the City. The
Village Centers are intended to contain a concentration and mixture of compatible uses
including retail, office, public facilities, recreation uses and housing, designed to
encourage non-automotive modes of transportation. In addition, each Village Center
should have design guidelines and development standards to ensure a cohesiveness in
development. Several Village Centers are designated within proposed specific plans
TEIvI-01W2Op-LND.USE · Draft Date: Januat'y 4, 1993 Page 2-34
CITY OF TEMECULA Land Use Element
Legend for Specific Plan Overlay
Figure 2-5 (Continued)
APPROVED SPECIFIC PLAN AREAS
A. Winchester Mesa
B. Rancho Spa and Country Club
C. Warm Springs
D. Silverhawk
E. Mountain View
F. Margarita Village
G. Rancho Highlands
H. Paloma del Sol
I. Vail Ranch
J. Redhawk
FUTURE SPECIi~C PLAN AREAS~
K. Winchester 1800
L. Quinta Do Lago
M. Murrieta Springs #1
N. Borel Airpark
O. Crown Valley Village
P. Hot Springs Village
Q. Johnson Ranch
R. Roripaugh 800
S. Winchester Hills
T. Winchester Meadows Business Park
U. Temecula Regional Center
V. Campos Verdes
W. Old Town
X. Unnamed Specific Plan
Y. Unnamed Specific Plan
Za,Z2,Z3. Unnamed Specific Plan
AA. Murdy Ranch
LOCATION
Area of Interest
Area of Interest
Area of Interest
Sphere of Influence
Sphere of Influence
City of Temeeula
City of Temeeula
City of Temecula
Sphere of Influence
Sphere of Influence
LOCATION
Sphere of Influence
Sphere of Influence
Sphere of Influence
Sphere of Influence
Sphere of Influence
Area of Interest
Sphere of Influence
Sphere of Influence/
City of Temecula
City of Temeeula
City of Temeeula
City of Temecula
City of Temeeula
City of Temeeula
City of Temeeula
City of Temecula
City of Temecula
City of Temecula
The names of the Future Specific Plan Ar~as are subject to change.
T~abl-0x~02OP-t. SD.tlS~ - Draft Date: January 4. 1993
Pag~ 2-38
CITY OF TEMECULA Land Use Element
D. Special Study Overlay
The Special Study Overlay designation is intended for those areas in the community
that require a comprehensive, detaaed evaluation of development opportunities and
constraints. The City of ~'emecula will lead the preparation of a special study for
the Chaparral area and Nicolas Valley area as shown on Figure 2-6. The land use
designations identified on the Land Use Plan are based on existing lot patients,
access constraints, iack of infrastructure, topography, and other considerations. The
purpose of the special study is to recommend any changes to General Plan land uses
based on a detailed evaluation of the following:
the pravision of fiood contro~ sewer, water and other services;
impacts on surrounding development in terms of traffic, light, noise, and
other impacts;
methods to provide a transiaon between rural and suburban/urban
development;
topography and related visual impacts of development;
existing lot patteras;
traffic circulation and impacts on level of service;
vegetation and wildlife resources; and
the provision of recreation trails and open space linkages.
The special study(s) should also identify a strategy for ~mancing and phasing of
infrastructure and other public improvements. Future development must be
consiaent with the adopted recommendations of the special study. Should
development be proposed prior to completion of the study, the land use should be
consistent with the existing General Plan designation.
TEM-OlIO2Gp-I, ND.Lt~r · January 4, 1993 Page 242
CITY OF TEMECULA Land Use Element
2. Local and sub-regional traffic generation, circulation patterns and improvements,
including the development of transit projects;
3. Location of schools; timing of school development; and related traffic, noise and
safety issues;
4. Extension of services and infrastructure, particularly in the Sphere of Influence;
Design and development of flood control improvements; habitat conservation,
and recreation uses along Murrieta Creek, Temecula Creel~ and other
waterways. The interfats of the improvement with the Peohanga Creok alr, o
noodr. multi jurisdictional ooordination;
6. Preservation of significant biological resources in cooperation with the State
Department of Fish and Game, and the U.S. Fish and Wildlife Service;
7. Mitigation of seismic risks in the location of development in cooperation with the
State Division of Mines and Geology;
Mitigation of fire hazards, including wildfire hazards, with the County of
Riverside;
Regional transportation and air quality improvements in cooperation with the
California Department of Transportation, Southern California Association of
Governments, and the South Coast Air Quality Management District;
t0. Regional housing needs assessment for Temecula, prepared by the Southern
California Association of Governments;
11. Use and update of the Southwest District Traffic Model in coordination with the
County of Riverside;
12.
Preparation and implementation of the Western Riverside Council of Government
(WRCOG) plans and programs. The WRCOG's plans and programs relevant to
the General Plan are discussed in the Circulation Element, Air Quality Element,
and the Growth Management/Public Facilities and Services Element; and
13. Preparation of the Comprehensive Land Use Plan and the Master Facilities Plan
for the French Valley Airport by the Airport Land Use Commission.
G. Capital Improvement Program
The City's Five-Year Capital Improvement Program should be reviewed and updated
on an annual basis to meet changing needs, priorities, and financial conditions.
Consistency between the Capital Improvement Program and the General Plan should
be maintained, in accordance with State law.
'rF.M~I'~2Gp-Lt4D.LSS$ · Draft Date: December 21, 1992 Page 2-46
CITY OF TEMECULA Land Use Element
H. Incentive Programs
Incorporate incentives within the Development Code, incentiv~ to propony o~vnors to
encourage property owners to provide ths provieion of additional park and recreation
facilities, pmssrv-ation of preserve natural habitat, additional public faciliti~ or
improvemente, additional provide additional open spaco linkages to adjacent habitat
preserves or parkland, ".~d or provide other public benefits as indicated in Policy 5.1
of the Land Use Element. Such incentives may include, but are not limited to density
bonuses, height bonuses, and reduced parking requirements.
T'~4-0n02OP-t. ND.~Sa · Draft Date: Dec.~mb~r 21, 1992 Pag~ 2-47
SPECIFIC PLAN AREAS
_ ~ Approved Specific Plan
...... . Areas
~ Proposecl Specific Plan
Areas
CIRCUIATION
CITY OF TEMECULA Circulation Element
B. Related Plans and Programs
The basic framework for the highway component of the Circulation Element was
established by Riverside County's Southwest Area Plan (SWAP). This plan which was
adopted in 1989, defined a roadway network to accommodate traffic flows which
would be generated at build.out of the land uses designated in the Southwest Area
Community Plan. While the City of Temecula Circulation Element redefines the
planned roadway network within the City's jurisdiction, !he SWAP Circulation Element
continues to influence roadway improvement plans outside the City of Terncould.
In addition to the SWAP Circulation Plan, the following plans and programs are also
relevant to the City's Circulation Element.
1. City of Temecula Five Year Capital Improvement Program (1992-96)
This document is the first Capital Improvement Plan (CIP) for the City. It serves
as a guidance and planning tool for the provision of public improvements over
the next five years. Projects included in the CIP generally include land and right-
of-way acquisition, design, construction or rehabilitation of public building,
public infrastructure, and other public facilities. The document serves to
coordinate the financing and scheduling of major public projects to be undertaken
or overseen by the City. Not all pwjeets included in the CIP have budget
approval. The City's CIP will be revised on an annual basis to meet changing
needs priorities and financial conditions.
The following CIP designated projects have particular relevance to the Circulation
Element:
Butterfield Stage Road extension from La Sererid Way to Nicolas
Road;
· Diaz Road extension from Winchester Road to Cherry Street (funded
by Assessment District 155);
· Ynez Road corridor improvements;
· Margarita Road interim extension from Winchester Road south to
current terminus at General Keamy Road;
· Calle Chapos improvement between Nicolas Road and Walcott Road;
· Overland Drive overeroasing of 1-15;
· Paid Road Bridge at Temeeula R4ves Creek;
· Rancho California Road interchange loop ramp;
· Winchester Road interchange improvements;
· Ynez Road extension to Date Street; and
· Date Street overcrossing of 1-15.
'n~-01X0SGP-CaS. CUL · January 4, 1993
Pag~ 3-2
CITY OF TEMECULA Circulation Element
2. Riverside County Congestion Management P!"r. Program
The. Riverside County Congestion Management Program (CMP) was adopted in
September, 1991 in response to the passing of Proposition 111 (June 1990).
Riverside County Transportation Commission (RCTC) has been designated by
Riverside County as the Congestion Management Agency (CMA) responsible for
preparation and implementation of the C.~P Congestion Management Program.
Proposition 111 legislation ~tabliched a number of ne, n requirements governing
the State wide procez for planning and funding transportation improvemonte.
Vnriou~ mechanisms are provided through the legislation, for the maintenance and
improvements of local roads and highv~ayc. as well the funding of mas~ transit
and congestion relief programs. The CMP component promoto~ growth
management programc whic)a most eff~ctiwoly utilize new transportation funds,
relieve traffic congeztion, and improve air quality.
RCTC ic in the prooo~ of defining the CMP roadway o°ystem which will serve
as the basis for tasting and monitoring the performance of the CMP. All local
jurisdiotions will be rosponnible for determining the impacts of looal
developmentAerial use decisions on the CMP roadway zystem, This as~asmvat
mtmt inolude the r~ultant impnora on C, MP system L~,~sl of Servioe (LOS E is
standard) as well as east ~stimate~ to mitigate the identified impact:.. Only
jurisdictions which have adoprod a Transportation Uniform Mitigation Fee
CTUMF') xvould ba exempt from the Development lmpaot Study roquiromentc.
All juri:dictiona within Riverside County will be required to adopt and implement
a Transportation Demand I~Aanagement Ci'DM) Ordinan~ (by September 1992)
and develop a deficiency plan when L~vol of Service on the CMP system falls
below "E". Adoption and conformanoo to transit performanc~ :tandards will als~
be a requirement of the CMP.
Under the CMP eonformance and monitoring process, the gouthorn California
A~sociation of Government~ (SCAG) must find the CMP consistent with the
Regional Mobility Plan (RMP) and Air Quality Management Plan (AQMP).
Conformanc~ with the CMP by local jurisdic¢ions w~ould faoilitate qualifying for
eligibility for new gee tax monio~ generated through Proposition 111 gas tax
Proposition 111 legislation established a number of new requirements
governing the State-wide process for planning and funding transportation
improvements. Various mechanisms are provided through the legislation, for
the maintenance and improvements of local roads and highways as well as the
funding of mass transit (e.g. bus and rail wansportation systems) and programs
which relieve traffic congestion. The Congestion Management Program is a
component of Proposition lli which promotes measures aimed at managing
growth including programs which most effectively utilize new transportation-
related funds, relieve traffic congestion, and improve air quality.
TEM-0I',D~GP-CIR.CUL , January 4, 1993
Page 3-3
CITY OF TEMECULA Circulation Element
The Riverside County Tran.~portation Commission is' currently in the process
of defining tt, e County roadway .system component~ which will become the
official CMP roadway system. Traffic operating conditions on the CMP
roadway network will serve as a basis for testing and monitoring how well the
Congestion Management Program is performing. All localjurlsdictions will be
responsible for determining the impacts of local development/land use decisions
on the CMP roadway system. This assessment must include the resultant
impacts on CMP ~ystem Level of Service (LOS E is standard) as well as cost
estimates to mitigate any identified impacts. Only jurisdictions which have
adopted a Transportation Uniform Mitigation Fee (TUMF) wouM be exempt
from the Development Impact Study requirements. All jurisdictions within
Riverside County will be required to adopt and implement a Transportation
Demand Management (TDM) Ordinance (by December 1992) and develop a
deficiency plan when Level of Service on the CMP .system falls below "E ".
Adoption and conformance to transit performance standards will also be a
requirement of the Congestion Management Program.
Under the Congestion Management Program conformance and monitoring
process Southern California Association of Governments (SCA G) must find the
program consistent with the Regional Mobility Plan (RMP) and Air Quality
Management Plan (AQMP). Local jurisdictions which conform with the
Congestion Management requirements would be eligible for new transportation-
related funds generated through Proposition Ill gas tax increases.
3. SCAG 1989 Air Quality Management Plan and Regional Mobility Plan
The goal of t~ia ~!"x Senthem California Association of Governments (SCAG)
1989 Air Quality Management Plan (AQMP) is to set forth a 20-year action
program for attr. ir.i::.g meeting improved h~ National ~ Air Quality
Standards in the South Coast Air Basin by the year 2007. Section 176 (c) of the
Federal Clean Air Act ctat~; that metropolitan planning organizations (SCAG in
the South Coast Air llhsin) may not approve any projeat, program, or plan which
doe,: not ~nform to the State lmplemantation l~lan (SIP).
The faderally required Regional Tram;portation lmprov, oment Program (RTIP) is
a se,,q3n :rear program of trancportation projects for the geographic area whic~h
inoludes the 8outh Coast Air Basin. The RTIP must be consistent with 8CAG'c
Regional Mobility Plan (RMP) as v/all az the approvod SIP in this region.
Tran~.~portation projoclc included in the 198,9 Regional Mobility Plan, by
definition. meet the test of AQMP and SIP conformity for years 3 through 7 of
the RTIP program. Conformity for years 1 and 2 of the RTIP program require
apooial air quality analysi,: procedurec to be performed on all transportation
projects prior to their inclusion in the short range element of the RTIP. Federal
and State funding for transportation projeots cannot be obtained until those
projeotc are inoluded in the short range element (year 1 and 3) of the RTIP.
PaSo ~
CITY OF TEMECULA Circulation Element
The primary goal of the Regional Mobility Plan (RMP) is to ~ improve t4~e
transportation mobility levels ef 19_.°~. The RMP is part of an overall regional
planning process and is linked directly to SCAG's Growth Management Plan, the
Housing Allocation Process, and the SCAQ,V,D South Coast Air Quality
ManagementDistrict'sAlt Quality Management Plan. The RMP consists of four
separate elements:
· Growth management
· Transportation demand management
· Transportation system management
· . Facilities development
The intent of the RMP is to give priority to all transit Cons and rail) and fide
sharing (HOV) projects over mixed flow highway capacity expansion projects.
Transit and ridesharing facilities are exempt from conformity review. Some other
projects exempt from conformity assessment include:
Modification to ramps/interchanges
Ramp metering projects
Signals and/or intersection improvements
Primary and Interstate system safety projects
The active participation of local governments in transportation conformity is
important to ensure that there is consistency between local general plans and the
conformity criteria described in the regional Air Quality Management Plan
(A QMP).
All local jurisdictions are required to submit their new or updated general plans
to SCAG for a conformity review with the AQMP/E!P. In order to bo considered
with th8 SIP, a A General Plan should include a program to implement, at the
local/regional level, the transportation, land use, and energy conservation control
measures contained in the AQMP. Once a local jurisdiction has established its
General Plan to be consistent with the AQMP/S:P, further conformity reviews
would be limited to annual cumulative impact review performance. If the local
jurisdiction General Plan is determined to be non-conforming, then the general
plan would need to either be modified to bring it into conformante o_r the local
jurisdiction would be required to submit environmental studies for all regionally
significant general development projects to SCAG for review.
4. Caltrans District 8 Regional Transportation Strategies Plan
This Caltrans District 8 document updated in October, 1991 is a key component
of the Distriet's long-range comprehensive transportation planning effort. The
primary objective of the Regional Transportation Strategies Plan (RTSP) is to
provide information concerning future trends and expected community impacts
and to develop a coordinated program to alleviate traffic congestion.
Page 3-5
CITY OF TEMECUI_.A Circulation Element
In the past, new residential developments were sometimes designed in a manner
which over-emphasized on-site circulation system efficiency. These layouts often
resulted in local residential street continuity "through" the project. Although at the
site level, the circulation .system design appeared to be very efficient, little thought
was given to the interaction of the on-site circulation system with the off-site system.
More ~7~eci~cally, the potential for outside traffic u.sing the continuous local
residential streets within the project as "short cuts" was not considered. A better
balance needs to be maintained between project circulation system efficiency and
potential traffic impacts on residents. This needs to be given more consideration
during project review. :
The efficiency of the future transportation system would be maximized through the
provision of a well-balanced system which incorporates multiple modes of
transportation as well as a program of Transportation System Management CYSM) and
Transportation Demand Management CI'DM) techniques. While some forms of
transportation, such as fixed light rail transit, may not be economically t~asible for
some time, advanced planning in the form of corridor identification and right-of-way
opportunities needs to be addressed in the very near future.
The coordinated and timely implementation of roadway system improvements in the
community has been lacking due to several factors including funding problems. The
City should identify and develop alternative funding mechanisms to allow more control
of implementation. Such alternatives could include: an Off-Site Road Fee Program
for new development; additional Assessment/Community Facility Districts for
improvements not included in existing Districts; gas tax revenues; and Measure A
revenues.
T~.M-O~O3~p-ClR.CI.~L · Jnnt~ty 4, t993 Page
CITY OF TEMECULA Circulation Element
III. GOALS AND POLICIES
Goal 1
Strive to maintain a Level of Service "D" or better at aH intersections within
the City during peak hours nnd Level of Service "C" or better during non-
peak hours.
Discussion
The level of service concept is defined as a qualitative measure describing
operating conditions at an intersection or along a roadway segment. A level of
service definition generally describes operating conditions in terms of factors such
as speed, freedom to maneuver, traffic interruptions, delay, comfort and
convenience, and safety. Level of Service "D" is typically considered tolerable
if limited to the peak hour periods when traffic flows are heaviest.
The stated level of service goal serves as the foundation for providing a street
network that moves people and goods safely and efficiently throughout the City
while ensuring that traffic delays are kept to a minimum.
Policy 1.I
Policy 1.2
Policy 1.3
Policy 1.4
Policy 1.5
Establish street standards and all new roadway facilities shall be
constructed or upgraded to meet City standards where feasible.
Require an ~ evaluation of potential traffic impacts associated with
new development prior to project approval, and require adequate mitigation
measures prior to, or concurrent with, project development.
Use the Circulation Element Roadway Plan to guide detailed planning and
implementation of the City's roadway system.
Pursue trip reduction and transportation systems management measures to
reduce and limit congestion at intersections and along streets within the
City.
Periodically Update every three years, or as needed, "build-out" traffic
forecasts to monitor the impact of development approvals and the
adequacy of the Circulation Element Roadway Plan.
Goal 2 Enhance traffic safety on City streets.
Discussion The safe operation of vehicular traffic on City streets is a concern of both City
officials and residents of the community. The following policies are directed
towards minimizing safety hazards and encouraging safer operating conditions on
City streets.
Policy 2.1 The City shall enforce speed restrictions throughout the City.
Page 3-9
CITY OF TEMECULA Circulation Element
Policy 2.2
Policy 2.3
Policy 2.4
Policy 2.5
Require that future roads and improvements to existing roads be designed
to minimize traffic conflicts such as those which result from curb parking
maneuvers and uncontrolled access along heavily traveled roadways.
Require that the development of new private driveways do not introduce
significant traffic conflicts along major streets and primary residential
collectors roads.
Require that vehicular and pedestrian traffic be separated to the maximum
extent feasible.
Establish an ongoing maintenance. program to ensure the safety of the
City's roadway system.
Goal 3
A regional transportation system that accommodates the safe and efficient
movement of people and goods to and from the community.
Discussion Future development within the City will create additional travel between Temecula
and other population and employment centers within the region. Special efforts
will be needed to adequately and efficiently provide for regional travel demand.
Policy 3.1
Support the completion of the Riverside County Master Plan of Arterial
Highways.
Policy 3.2
Actively pursue the construction of a new interchange north of Winchester
Road and other recommended system improvements outside tho City limit~
its jurisdiction in cooperation with Caltrans, the City of Murrieta,
Riverside County, and local developers. Measures should be taken to
preserve anticipated right-of-way needs and to identify funding
mechanisms for the interchange improvement.
Policy 3.3
Actively pursue the improvements to existing interchanges within the City
and construction of new overpasses as required to achieve the adopted
service level standards.
Policy 3.4
Coordinate with the Riverside Transit Agency to provide fixed route transit
service (bus or shuttle) along major transportation corridors connecting to
regional employment and commercial areas, airports, health care facilities,
and major recreation areas.
Policy 3.5
Provide for express transit service through implementation of park-and-fide
facilities along regional transportation corridors.
TF.M-OI%O3Qp-C:~P~CUL · January 4, 1993
Page 3-10
CITY OF TEMECULA Circulation Element
Policy 4.6
Policy 4.7
Policy 4.8
Policy 4.9
Policy 4.10
Policy 4.11
Provide a comprehensive system of Class l and/or Class II bicycle lanes
to meet the needs of cyclist traveling to and [rom work and other
destinations within the City.
Encourage a complimentary mix of uses within a project designed to
maximize internal trip making, maximize the use of parking facilities, and
to promote a shift from auto use to pedestrian and bicycle modes of travel.
Encourage the provision of additional regional public transportation
services and support facilities, including park-and-ride lots near the 1-15
freeway and within village centers.
Require all major non r~idontial and mixed ur~ projeots ~vith high traffic
generation potential to ds,/elop a travel demand management plan. which
nan be implemented by the project tonant~ Require transportation demand
management plans to be submitted for preliminary review at the Specific
Plan or Plot Plan stage of site development and submitted for final
approval prior to the issuance of buiMing permits, in accordance with
the City's Transportation Demand Management Ordinance.
Encourage the implementation of employer Travel Demand Management
CI"DM) requirements included in the Southern California Air Quality
Management District's Regulation 15 of the Air Quality Management Plan.
The City shall establish a local Congestion Management Plan and monitor
the performance and effectiveness of travel demand management programs
within the City.
Goal 5
An adequate supply of private and public parking to meet the needs of
residents and visitors to the City.
Discussion
The need for adequate private and public parking is fundamental to good
community planning. A shortage of parking can cause circulation problems and
loss of business activity. Zoning ordinances which specify the minimum parking
requirements for various types of land uses should be periodically updated to
respond to the dynamics of trip generation and parking characteristics throughout
the City. As the City develops it will become increasingly important to provide
adequate off-street parking in non-residential areas to minimize the disruption to
traffic flows caused by curbside parking activity along heavily traveled streets.
Policy 5.1
Enforce City parking ordinances and standard design requirements which
apply.
ll~M-OI,II3Gp-CIR.CUL · January 4, 1993
Page 3-12
CITY OF TEMECULA Circulation Element
Policy 5.2
Policy 5.3
Policy 5.4
Policy 5.5
Policy 5.6
Policy 5.7-6
Require the consolidation of parking, and related circulation facilities,
where appropriate, to minimize the number of ingress and egress points
onto arterials.
Provide additional public parking in the Old Town area where feasible
through common parking ~ areas or eslablishment of a parking
district.
Require project developers to provide adequate on-site parking and/or to
contribute to a program to acquire and maintain off-site facilities.
Encourage underground parking or parking structures where economically
feasible in commercial areas.
listablish a parking district in Old Town area.
Encourage joint development of parking facilities (e.g. joint-use of parking
facilities) where feasible to maximize the efficient use of available parking.
Goal 6 Safe and efficient alternatives to motorized travel throughout the City.
Discussion The successful promotion of alternative modes of transportation such as bicyele,
pedestrian, and equesD'ian modes require that facilities which support these
modes provide convenient access and are designed in a manner which promotes
safety.
Policy 6.1
Promote the safety of pedestrians and bicyclist by adhering to uniform
wail standards and practices and communicating safety practices to the
public.
Policy 6.2
Off-street bicycle and equestrian Wails should minimize the number of
locations where automobile cross Waf~c will be experienced.
Policy 6.3 Ensure accessibility of pedestrian facilities to the elderly and disabled
Policy 6.4
Traffic signals located along bike routes and where significant pedearian
activity is present shall be properly timed .and periodically adjusted to
allow for the safe movement of these non-motorized modes.
Policy 6.5
Adequate linkages shall be provided for non-motorized modes, between
residential areas and commercial/employment activity centers, public
institutions, and recreation areas.
TreM.OB03Gp~IILCUL · January 4, 1993
Page 3-13
CITY OF TEMECULA Circulation Element
Policy 6.6
Motorized vehicles and motorized cycles shall be prohibited from using
the City's recreation trail system.
Goal 7
A truck circulation system that provides for the safe and efficient transport of
commodities and also minimizes noise, air pollution and traffic impacts to the
City.
Policy 7.1
Designate primary truck routes on selected arterial streets to minimize
the impacts of truck traffic on residential areas.
Policy 7.2
Require loading areas and access ways for trucks that minimize or
eliminate conflicts with automotive and pedestrian areas to maintain safe
and efficient traffic circulation.
January 4, 1993 Page 3-14
CITY OF TEMECULA Circulation Element
IV. CIRCULATION PLAN
The Circulation Plan developed for the City of Tomecute has been designed to meet the
following objectives:
To provide adequate capacity to accommodate the travel needs resulting from the
General Plan Land Use Element as well as from anticipated development in adjacent
Riverside County and City of Murrieta areas; and
· To maintain a positive quality of'life in Temecula.
The proposed Circulation Plan for the City of Temecula and Sph~r~ of In~uen~ and Area
~ Sphere/Area of Interest is illustrated in Figure 3-1. Figure 3 1 alepleAs the
roc. ommondod circulation system for aro~ outsid~ the City and Sphere and illustrntec the
continuity and interamion of the City's Cimuiation Plan with the surrounding ciraulation
~ Figures illustrating the planned continuity and interaction of the City's
Circulation Plan with the surrounding circulation system are included in the General
Plan EIR Appendix, Volume IIL
A. Principal Plan Features
While all components of the Circulation Plan. are important, some of the Plan features
are being highlighted in this section. These features have been selected based on one
or more factors:
The facility serves as a primary traffic carrying arterial within the City;
The facility represents a significant change from the previous SWAP Circulation
Element; and/or
The facility/corridor includes special design features or serves a special function.
The principal features of the Circulation Plan include:
Designation of Winchester Road, east of Jefferson Avenue, as an "access
restricted" Urban Arterial with special added easements reserved for future transit
or travel demand management use.
· Designation of State Route 79 (south), east of 1-15, as an "access restricted"
Urban Arterial to Butterfield Stage Road and an "access restricted" A~terial east
of Butter~eld Stage Road.
· Designation of Butterfield Stage Road as an "access restricted" Arterial north of'
State Route 79 (south) except for the segment between Nicelos Road and Borel
Road which would be an "access restricted" Urban Arterial.
TEM-01~aGp-CIR. CUL · January 4, 1993
Pag~ 3-15
CITY OF TEMECULA Circulation Element
VI. GLOSSARY OF TERMS
AQMP (Air Quality Management Plan): A comprehensive policy document that
delineates goals. policies, pollution reduction strategies, and implementation
responsibilities for improving air quality in the South Coast Air Basin.
CIP: Capital hnprovement Plan.
CMA (Congestion Management Agency): A long-range comprehensive transportation
planning document prepared by Caltrans District 8.
CMP (Congestion Management Program): A program overseen by the Riverside County
Transportation Commission which promotes growth management policies, development
of mass transit, traffic congestion relief programs and improved air quality throughout
Riverside County.
HOV (High Occupancy Vehicle): Used to describe special lanes on freeways and other
roadways which are reserved for carpool vehicles and buses.
LOS (Level of Service): A qualitative measure of traffic operating Conditions.. Level of
Service range from A (free-flow conditions with no congestion) to F (gridlock conditions
with severe congestion).
RCTC (Riverside County Transportation Commission): A commission appointed by
Riverside County to administer the Measure A Transportation Improvement Program...
RCTC has also been designated by Riverside County as the Congestion Management
Agency responsible for preparation and implementation of the County's Congestion
Management Program.
RMP (Regional Mobility Plan): A comprehensive policy document prepared by the
Southern California Association of Governments which consists o f four elements--growth
management, transportation demand management, transportation system management,
and transportation facilities development.
RTIP: Regional Transportation Improvement Plan
RTSP (Regional Transportation Strategies Plan): A long-range comprehensive
transportation planning document prepared by Caltrans District 8.
SCAG (Southern California Association of Governments): The metropolitan planning
organization for the six-county region which includes Imperial, Los Angeles, Orange,
Riverside, San Bernardino, and Ventura Courtties.
SWAP (Southwest Area Plan): The land use/circulation plan developed by Riverside
County for the southwes~ portion of Riverside County. The currently incorporated Cities
of Temecula and Murrieta make up a large portion of the Southwest Area Plan.
3-30
CITY OF TEMECULA Circulation Element
TDM (Transportation Demand Management) : The management (reduction) of vehicular
traffic generation through measures which promote carpooling, use of alternative modes
of transportation and staggered work hours or~ex time (which reduce trips during traffic
periods9.
TSM (Transportation System Management): Involves low-cost measures which maximize
the efficiency of the local roadway system (e.g. intersection improvements, smart signal
systems, completion of missing links or bottlenecks, etc.).
TUMF (Transportation Uniform Mitigation Fee): A standardized fee schedule applied
to new development for the purpose of mitigating development related traffic impacts.
Fees collected under this type of mitigation program are used to implement areawide
transportation improvement.
TF..M.OI~0IGP-ClR. ClJL · January 4, 1993
Pag
CIRCULATION PLAN
,~,~.
The City of
TEMECULA
(}cn=ral Plan Pro_gram
'qP' ,RE 42
Chapter Four
HOUSING
CITY OF TEMECULA Housing Element
provided as a range to reflect development at minimum as well as maximum permitted
densities. Utilizing a generation factor of 2.83 petsons per dwelling unit, this
corresponds to a population between 7~,~2~, 78,671 and lelS,gel 145,650 persons.
Table 4-2A summarizes the number of dwelling units and projected population by
residential designation. Projections for the Sphere of Influence and Area of Interest
are also shown in Table 4-2A.
The City has established target development density/intensity standards for some
residential designations and a//non-residential land use designations. Future
residential development for Very Low, Low and Low Medium designations is
expected to occur at target density levels shown in Table ~--2B. Development at a
density between the target and maximum level for these designations may occur at the
discretion of the Planning Commission/City Council in exchange for special public
benefits. Development of affordable housing has bsen identified as suoh a benefit.
A target density standard is not applied to the Medium (8 - 12 du/ac) and High
(13 - 20 du/ac) density designations.
Table 4-2B shows the number of dwelling units and projected population at buildout.
As shown, development of target densities will yield 29,~.22 39,658 dwelling units at
buildout, and a population of ~' ~ e.~ 112,254 in the City. Projected dwelling units
and populations are also provided for the Sphere of Influence and Area of Interest.
Tr~I-OX~4GP-~OU.SNG * January 4, 1993 Page
CITY OF TEMECULA Housing Element
industry is dependent on a skilled labor force, and according to the Temecula Valley
Chamber of Commerce's Community Economic Profile. the majority of the labor force
has either a bachelor degree or received technical school training. Temecula Creek Inn
which is a prominent component of the City's tourist industry, is the largest service-
oriented employer. Temecula Valley Unified School District is the largest public
employer, with over 600 employees.
D. Household Characteristics
1. Average Size
1990 Census indicates that the avenge household size for the City of Temecula
was 2.97 persons. This figure is slightly higher than the average household size
for both the incorporated and unineorporated portions of Riverside County of 2.91
persoas~ According to the Department of Finance, the average household size in
1991 for Temecula and Riverside County is 3.0 and 2.9 respectively.
2. Income
The median income for the 1991 Fiscal Year for the Riverside-San Bernardinn
Metropolitan Statistical Area, which includes the City of Temecula, is $36,000.
The median income is less than that estimated for the nation and the State of
California. The Department of Housing and Urban Development estimates the
national median income at $38,000 and State median income at $42,700.
Ths following table idanti~ the number of hotw,~holds in Tsmsoula by incamS.
Th~ income ostimate~ wera propared by di,,aggregating 1980 and 1990
Table 4-4 shows the number of households in the City by 1989 income, us
reported in the 1990 Census. The median household income was reported at
$44,270, and is significantly higher than the 1991 median income estimate for
all of Riverside County at $36,000.4
The number of houaoholdr, in the table dora not equal thc 1990 Cotra~ figtam. Thic dic, eetpanoy ic
unavoidable a~ pwv~oug Ccr-"" dam ic not available for the CAty alone. Ths~fove innnine ec, timnt~ had to
be derived from 1980 Cormua data and pwjeatioea for the previouo cenc~u~ area that generally o~rresponda
to City boundaries,
The household income ,4.t,, shown in Table 4.4 is derived from self-reported Census quaMiens regarding
1989 income. The median income examate for Riverside County is for the year 1991. Therefore, the
comparison between Temecula and Riverside County m.,t~_on income is only of a general nature, and
cannot account for the difference in time periods.
T~rd..0t~04GP-HOU.S~IO * JaHuafy 4, 1993 Page ,4-8
CITY OF TEMECULA Housing Element
Ta~!: ~. ~.
City of Tomoe~la
1990 Bstimato of Itour~hold Income
Heeeeheide Pcr,nRI
1,317
940
:' Table 4.4
City of Temecula
1990 Estimate of Household Income
Income Category I Houaehold~ . Percent of Tot~l Households
~O00,ana up . 1,S3S I~8
Madin Income $44,270
Average Income $49,8~
To calculate existing and future housing need by income level, the following
household income classifications are established by State Law:
Very Low
Lower
Moderate
Above Moderate
less than 50% of median income
50% - 80% of median income
80% - 120% of medina income
more than 120% of median income
Low - a combination of very low and lower households
The area median income established by HUD, $36,000 was utilized in calculating
the number of households by income group. This method is consistent with
definitions of low-and moderate-income households used in various Federal and
State housing programs, e.g., Section 8 and State Density Bonus Law.
To estimate the number of Very Low, Lower, Moderate and Above Moderate
income households in the City of Temecula, the 1990 household income estimates ·
derived from Census data, and shown in Table 4-4 were used. Table 4-5
TEb~-OI',O4GP-HOU~(} · January 4, 1993 PaBc 4-9
CITY OF TEMECULA Housing Element
provides a break-down of Teraeeula households in terms of the four income
classifications?
Tz~.e -!. g
City of Temoeuln
1990 Number of Houc, ohold~ by Income Croup
~ In°am° Clrttlfieation ao In~mme Critcrle
Parapet ef County Median
'-' .... 80*L 12,09C inecmo ,,,,o °M ,,, ,~^
AbOve k~d0mto groat0r than 130%
31.1
Table 4-5
City of Temecula
1990 Number of Households by Income Group
Income Group
Very Low Income
Lower
Moderate
Above Moderate
] Totel
Income Classification as
Percent of CoonIF Median
Income
Im than 50~
Income Criteria
leas than
$18,000
$18,000.28,800
$28,800.43.200
$43200 and up
Numhar
1210 132
f~,g~ 14.2
1,943 212
4,712 51.4
;.'" l ,oo.®1
As shown in Table 4-5, approximately one-quarter of all households in
Temecula are classified as low income, or earning less than 80 percent of the
median area income. Three-fourths of all households in the City are Moderate
or Above Moderate. The Above Moderate category constitutes the largest
income category, accounting for slightly more than 50 percent of all Temecula
households.
The income categories shown in Table 4-4, e.g., 0-$14,999, do not correspond directly to the income criteria
for Very Low, Lower, Moderate and Above Moderate income households shown in Table 4.5. In order to
estimatc the number of households within each of these classifications, the income categories in Table 4-4
were broken down into smaller increments, i.e., a span of $100. The tom] bouscbolds were then allocated
to each of these increments, assuming a uniform distribution. The increments were then added according
to the income criteria for Very Low, Lower, Moderate and Above Modcratc income households.
T~M-OZ~04OP-HOU.~htO * January 4, 1993 Page 4-10
CITY OF TEMECULA Housing Element
The range of rental prices by unit type are provided in the Table 4-11.
Apartment Complex
Acacia
29605 Solaria
Margaft, a Summit
42200 Margarita
Morning Ridge
30660 Milky Way
Oak FUdge
42168 Stonewood Rd.
Park Manor
29477-29483 Rancho Cafifomia
Rancho West
28t>80 Pujol
Summerbreeze
Sycamore Terrace
41770 Morgaitta Terrace
Ternecuia Villas
28801 Pujol
Vintage View
29500 Mira Loma
WoodCreek
42200 Moraga
TOTAL
Table 4-11
Rental Prices of Market Units
Prlce J Units Price I Units
5yr~. $625-635 128 $T/'5-785 192
5 yr~. none none $675-770 140
4 yr~, $,535 48 $635 152
5 jn~, none none ,$510..545 318
5yt~, $344 280 $413 120
4yrw. $470 38 $530 112
5 yr~. none none $680 124
5yr~. $555-570 48 $600-645 176
5 ~ $427 24 ,$514 24
6 }q't $560 84 $625 136
6yrs. $525 172 $550 110
3Bed
riofie
none
riofie
TOIIJ
3
rlone
65J
Act'sage Du/Ac
320 1&O 20.0
143 17.4 82
200 18.2 13.2
318 15.2 21,0
400 21.5 18,7
150 10.5 14.2
124 9.5 3.0
224 12.8 17.5
48 10.9
220 &8 25.1
344 20,7 I&7
2,4914 tsB.3} '~5.71
Utilizing HUD's definition of affordability i.e., 30 percent of monthly household
income towards housing costs, an analysis of the number of apartment units that
provide affordable rental rates per income group was estimated. In order to
relate household size to housing affordability, income levels for both two and
four person households were utilized. 7
Household income is a function of family size. Households with fewer persons have lower income
thresholds in terms of income cltws(fwations, e.g., Vely Low, Lower. Two and four person households
are used in this analysis in order to relate household and unit size to market rate affordab'dlty, The
rn~dian income used in determining future housing ned i~ based on the median income of all households
in Temecula, and is not xpecifw to household size.
'I~-OI~O4OP-HOU~NO "January 4, 1993 Pa~c 4-15
CITY OF TEMECULA Housing Element
Table 4-12 shows the maximum rent for a two-person household (provided as
a range to provide upper and lower thresholds) that could be charged relative to
each income group in order for the unit to be considered affordable.
'/'Ebl..01'~04OP-HOU.~'qC3 · January 4, 1993 Page 4-16
CITY OF TEMECULA Housing Element
Table 4-12
Market Rate Affordability of Rental Units: l~vo Person Household
Income Group Yearly Income Ma~ Rent' I Total Units Percent of Total Units
Ve~ Low - < 50~ les~ than $14,400 ,: than $360 280 11
Lower. 50.801; $14,40D.23,050 < than $575 1,378 55
Moderate. 80. 100~ $23,0~0.28,800 < than $720 2, 156~ 86
Above Moaerate · $28,800434,550 < tITan $860 2,491 (all) 100
100. 120%
oosa Is an mooep4,d cleftuition ol efl~ it4vjslag.)
tMvjmum ent f~r M~denste hs~e ~usei~ ler, lt ls N~ognlted thal a p~ of b litO unlte would be lle~y
Souras: The Planning C,nUr, Augus~ left.
According to the above analysis, 280 units in the City are affordable to Very
Low income, two person households. To fall within an affordable rent range
for a two person househoM earning less than $14,400, or a Very Low income
household, a unit must be priced below $360. Park Manor is the only complex
with units priced within this range. The majority of units that would
accommodate two persons i.e., one and two bedroom apartments, are affordable
to Lower income; two person households. Moderate and Above Moderate
income two person households are availed of most, if not all, rental units at
affordable rents including larger units, i.e., three bedroom units which exceed
minimum space requirements.
Four person households generally require a two or three bedroom unit. Exaa
size specifications, as discussed in the Overcrowding analysis, is dependent on
the ages of persons in that household. To account for minimum size
requirements, the following affordability analysis of market rate rental units is
restricted to two and three bedroom units, and does not include the one
bedroom units. Table 4-13 shows the market rate of affordability of two and
three bedroom units relative to each income classification.
Table 4-13
Market Rate Affordability of Rental Units: Four Person Household
Income Group Yearly Income
Max. Rent' Total Units
VeryLow-<5(W. Imm than $18.000 <than$450 4L----------------~41~0
Lower - 50- 80% $18,000-28.800 < ~ $7~0 ~;~ 1,3~4a
Moderate- 80 - 100% $28,800-36,000 < ~ $1,080 '~ *"' 1,669 (all)
AIx~m Moderate - $36,000-$43,200 < ~an $1,080 '~ '~' I,C~ (all)
100 - 1~%
Percent of Total G~e
Two and ~ Three
Bedroom Unite
-1-~7
100
100.
TEM-01V)4OP-HOU.NNO * January 4, 1993 Page 4-17
CITY OF TEMECULA
Housing Element
As shown Table 4-13, a total of d24 120 units (or seven percent) are affordable
to Very Low ineome four person households. Affordable housing for this group
are those units charging rents less than $450 per month. Such units === ~c. are
located only at Park Manor. and Tomooula Villas. Rente for a minimum 2,156
unite fall within the range considered affordable to Lower innnine households,
i.es., $~150 to $720. As riotad in Tabl6 ~ 12, t~vo bedroom units at Margarita
Summit range $650 to $770, whioh indieat~ that some of this l'10 units would
alan be affordable to Lower income hoursholds. (Absent a spsoifio brealcdown
of units by rent, thor~ units w~r8 oxoludsd from tho figure of 3,156 affordable
unite.) Unite at Aeaoia and Margnrita gumreSt Apartments, t~vo and throe
bedroom unite r~spoetively, would not be in an affordable prio~ range to Lower
inoom~ households-, The majority of two and three bedroom units, 80 percent,
are affordable to Lower income, four person households. As noted in the table,
this figure is likely to be higher as it does not include units located at
Margatita Summit. All of the two and three bedroom apartment units in the
City are affordable to Moderate and Above Moderate four person households.
The above analysis is intended only to provide a general comparison between
prevailing rental rates, household size, and income characteristics. of T6moeula
households. The actual affordability of a unit is dependent on the actual income
of a household and other factors which influence housing choices such as
amenSties cpaos r~quir~msnts and deposits/conditions of leases.
5. Housing Condition
The majority of the City's housing stock is less than 30 years old - the standard
for rehabilitation of units. However, a number of older residential tracts exist in
the City. A windshield survey of the older residential portions of the City was
conducted to assess the need for rehabilitation and replacement. The assessment
was based on exterior ground level inspection, and focused on the identification
of units in need of major rehabilitation or replacement.
A unit in need of major rehabilitation was defined as one which, in its present
state, materially endangers the health, safety, or well-being of its occupancy in
one or more respects, and which is economically feasible to repair. Major
structural features such as roofing, exterior walls and porches were assessed in
making this determination. A unit in need of replacement utilizes the same
standard, with the exception that the unit is not economically feasible to repair.
A number of units near the Old Town, west of the 1-15 freeway were
characterized as in poor condition, and in need of major rehabilitation or
replacement, Approximately six units were determined as in need of replacement,
and twelve in need of major rehabilitation. Units in the Old Town area, as well
as other pockets of the City, exhibited the ne.~l for minor rehabilitation. These
units, (approximately seventy-five such units throughout the City) are structumlly
sound, yet are in need of painting, window repair or overall general maintenance.
TI~-OI~O4OP-HOD~O · January 4, 1993 Psg= ~-18
CITY OF TEMECULA Housing Element
City of Temecula, approximately 14 percent of all owner households are over 65,
and 6.2 percent of all renter households are over 65.
According to the State Department of Finance, the majority of elderly persons in
California. The high rate of ownership would appear to place the elderly an
advantage relative to other population groups in terms of housing needs.
However, many elderly live on fixed incomes and occupy older homes. These
factors make paying for needed home repairs and maintenance difficult.
Obtaining affordable housing is particularly difficult for elderly renters living on
a limited, fixed income. First, their incomes do not keep pace with increasing
rental prices due to inflation. Second, elderly renters have a more limited range
of options to address increasing housing costs compared to homeowners. For
example, renters do not have accumulated home equity nor can they typically
obtain additional income by subletting their units.
Creekside Apartment on Pujol Street provides 48 Senior citizen Section 8 units.
As of August 31, 1992, there were seven households in need of rental assistance
on the Section 8 waiting list maintained by the County of Riverside Housing
Authority. This provides some indication of the need for affordable rental
housing for this group. In addition to directly subsided units, the City should
promote living arrangements, such as Second Units and Shared Living, that
provide low-cost living alternatives for the elderly.
2. Handicapped Households
Two major housing needs of the disabled are access and affordability. Access
is particularly important for the physically handicapped. Physically handicapped
persons often require specially designed dwellings to permit access both within
the unit as well as to and from the site. The California Administrative Code Title
24 mandates that structural standards of public buildings, including motels and
hotels, permit wheelchair access. These standards, however, are not mandatory
for either new single or multifamily residential constrnetion.
Like the elderly, the handicapped also have locational needs. Many desire to be
located near public facilities, particularly public transportation facilities.
A number of disabled persons receive Supplemental Social Security Income (SSI)
and are on fixed incomes. Increasing inflation and housing costs adversely affect
these individuals in terms of securing housing.
Census data on the number of handicapped persons in the City of Temecula is not
available. According to the Handicapped Law Compliance Office, there are
approximately 27,000 handicapped persons in Riverside County. The population
of the Temecula, according to 1990 Census data, accounted for approximately 2
percent of the total population in the County. Utilizing this percentage, there are
TEM.OI~O~43P-HOU.S~O · January 4, 1993 Pa~ 4-20
CITY OF TEMECULA Housing Element
potentially approximately 540 handicapped persons in Temecula. As of
August 31, 1992, there were six households in need of rental assistance on the
Section 8 waiting list maintained by the County of Riverside Housing Authority.
3. Single Parent Households
The number of single parent households, and female-headed households in
particular, has rapidly increased over the past few decades. Divorce has been a
major factor in the rise of single parent households. When a couple splits, two
households are ereate/i, and the money available for each new household for
housing is reduced.
The problem of finding affordable housing is exacerbated for female-headed
households as the following characteristics prevail in this group: low rate of home
ownership, high poverty rate, and lower incomes.a
According to the 1990 Census, there are 223 single male parent households, and
530 single parent, female headed households in Temeeula.
The Census provides data on the number and type of households in the City
that are below the poverty line. Poverty Fatus is a function of the relationship
of income to number of children in a household. The average poverty
threshold in the 1990 Census was $12,674 for a family of four. The 1990
Census shows 227 female headed households below the poverty line, or
percent of all households in the City. This figure represents, at minimum, the .
number of female headed hoasehoids that may experience difficulty in
obtaining affordable housing.
Alternative living arrangements such as shared living provide low cost housing
options for single parent households. In addition, these arrangements can provide
support in rearing children.
4. Large Households
Large households are defined as households with five or more persons. The 1990
Census reported 1,336 households with five or more persons. Of this total
number 911 households were comprised of five persons, 294 of six persons and
131 households of seven or more persons. A breakdown of large households by
tenure is provided in Table 4-14.
For a discussion of housing needs of women headed households see "Women and Shelter: Needs and
Issues:, Housing issues of the 1990s, Eugenic Ladnet Birch, edited by Sara RosenbetTy and Cheater Hartman,
Praeger Publishers. 1989.
T~M-01%0443P-HOU~NO · January 4, 1993 Pagc 4-21
CITY OF TEMECULA Housing Element
Table 4-14
City of Temecula
Large Households by Tenure
Number of Persons
in Househ~d Owner Occupied Renter Occupied
Rye 664 247
Six 204 90
Large households are included as a special needs group because they require
larger dwelling units. In addition, this special needs group experiences a high
incidence of poverty. Difficulties in securing housing large enough to
accommodate all members of a household are heightened for renters, because
rental units are typically smaller than single-family units.
According to Table 4-11, which lists apartment units by size, there am relatively
few units in the City that could accommodate large households, without creating
overcrowded conditions. The majority of apartments are one and two bedroom
units, which can accommodate no more than 3 and 5 person households
respectively to avoid overcrowding, as defined by Ceusus.9 There are only a
total of 65 three bedroom rental apartment units in the City, which could provide
sufficient space to accommodate other large households. In terms of households
in need of affordable housing, the Housing Authority and Section 8 property
managers note a strong demand for Section 8 assiaed, two and three bedroom
units. As of August 31, 1992, there were six large households in need of rental
assistance on the Section 8 waiting list maintained by the Riverside County
Housing Authority. This provides some indication of the need for affordable
rental housing for this group.
5. Farm Workers
Agriculture is a predominant industry in Riverside County, and the area is divided
into four distinct agricultural districts. The City of Temecula is located within
the San Jacinto/Temecula agricultural district. The 1990 Census reports 339
persons employed in farming, forestry and fishing occupations. There are no
current agricultural opcratious in the City, but nearby wineries represent an
employment base for migrant farmworkers.
A one bedroom unit is assumed to have one kitchen, one dining and one living area for a total of four rooms;
and a two bedrourn unit is likewis~ assumed to have ouc kitche. n, one dining and ouc living am for a total
of five roums. Scc Scetion IV.D3 for disoassion of overcrowding,
TEM-Ot%04OP-HOU.SNG * January 4, 1993 h~ 4-22
CITY OF TEMECULA Housing Element
Several farmworker advocacy groups were contacted in preparation of the
Housing Element for information on the number of farmworker households
within the City, as well us the housing needs of this group, including the
California Rural Assistance League, County of Riverside Community Action
Agency and Housing Anthority and Coachella Valley Housing Coalition. These
organizations address the needs of farmworkers throughout the County and do
not maintain statistics for individual jurisdictions. It is estimated that there are
30,000 farmworkers in the County in need of seasonal housing.
The need for farmworker housing, documented throughout the County, indirectly
impacts the Cityv in terms of overcrowding (see Chapter II.D.3.), and the
homeless population (see discussion below). According to the City Code
Enforcement Officer, migrant farworkers often double up in apartment units
during harvest season, resulting in overcrowded conditions. However, such
overcrowded apartments are a very minor problem in Temecula according to
the Officer.
6. Homeless
The homeless population refers to persons lacking consistent and adequate shelter.
Homeless persons can be considered resident (those remaining in an area year-
round), or transient. Emergency and transitional shelters can help to address the
needs of the homeless. Emergency shelters provide a short-term solution to
homelessness and involve limited supplemental services. Transitional shelters,
in contrast, are directed towards removing the basis for homelesshess. Shelter is
provided for an extended period of time, and is combined with other social
services and counseling to assist in the transition to self-sufficiency.
According to the 1990 Census, there were no homeless persons reported visible
on street locations in Temeeula. However, the County of Riverside Department
of Community Action estimates that there are 90 to 106 homeless persons in the
Temecula area. Of these figures, approximately 25 to 30 are living "on the
streets".~° The remaining homeless live in overcrowded homes and motels.
C. Future Housing Need
1. Units Eligible for Conversion
In 1989, the Government Code was amended to include a requirement that
localities identify and develop a program in their Housing Elements for the
preservation of affordable multifamily units assisted under various federal, state
and/or local programs. In the preservation analysis, localities are required to
This terms also refers to persons living in cam, abandoned ho,,~'~, vacant lots, under bridges and in the
r_~kb~d.
TE~4-O~SOP-HOU,S~O · January 4, 1993 Page 4-23
CITY OF TEMECULA Housing Element
In addition, an adjustment for avoidance of impaction is made to the distribution
of household income.
Utilizing SCAG's methodology, the City 's future housing ne.~, to be met through
new construction, was determined at 870 units. While the City is experiencing
rapid growth, and would therefore be expected to have a higher future need, the
high vacancy rate impacted the future need calculation significantly. The
assumptions and methodology are provided in the Appendix.
The planning period for housing elements is established at five years by housing
element law. Howcvcr, thc City is prcparing its first Housing Element in the
middle of the SCAG planning pcriod. The planning pcriod for this Elemcnt is
two years and addresses the remainder of the 1989-1994 Housing Element Cycle
for the SCAG region.
Table 4-17 identifies the future housing need by income group for the period
1992 to July, 1994.
Table 4-17
City of Temecula
Future Housing Need: 1992-1994
, Income Group ~ NumNr of Housing Units , Percent
Very Low Fee 129 ~9r8 14.8
Lower 18& 137 ~ 15.8
Moderate -lg. 171 +BrS 19.6
Above Moderate LaB~ 433 ~ 49.8
I ,O'rAL ST0 I 00.0o
Up~:~AugusUt~b~d~1~e~c~u~ni~t~nh~i1~di~m~mi~u~tit1g~r'~m~`Ni~i~mTie~
Cities and counties in SCAG's jurisdiction are required to update their housing
elements by July 1, 1994. Accordingly, SCAG will be updating the RHNA by
July 1993. The City of Temeeula will be included in the next RHNA and
therefore, subsequent updates will reflect the five-year planning period
requirement.
TEM-OI',O4GP-HOU.~NO · January 4, 1993 Page 4.29
CITY OF TEMECULA Housing Element
IV. RESOURCES
A. Vacant Land
The vacant land inventory was conducted as pan of the formulation of the General
Plan Preferred Land Use Plan. The City of Temecula has a substantial amount of
vacant, developable residential land. As shown in Table 4-18, development of this
land at target densities could result in 22,2~5 26,586 additional dwelling units within
the City. The vacant land pray-ides inventory identifies adequate sites to accommodate
development of housing that meet the future housing need estimated at: ;gx)129 Very
Low; 152137 Lower; 161171 Moderate; and 2~°2.~33 Above Moderate income
households. The proposed zoning designations for residential uses are consistent
with the General Plan residential designations, us discussed further in Section V of
the Element.
Tablo '1 18
City of Tomocula
Dwelling Unit Projoetions at Targoted Doncities
Flocldcntlal ~nd ~Jco
godorato/Modoroto
2:2 ~'.';:: ;.::"_:.-.t:. 17,~1
Table 4-18
City of Temecula
Future Dwelling Unit Projections
HIllside 0..I Above Moderate/ 250 25
Moderate
Very Low .2 · .4 Above Moderate/ 1,848 554
Low .5 · 2. Above Moderate/ 123 160
Moderate
Low Medium 3.6 Moderate 3,481 15,665
Medium 7.12 Moderate 488 4,638
HIgh 13.20 Lower/Very Low 336 5,544 ·
TEM-OI~O4OP-HOU.SNO · January 4, 1993 Page 4-30
CITY OF TEMECULA Housing Element
The residential densities identified in the Land Use Plan are generally lower than other
urbanized areas primarily due to the existing rural nature of the community. The
abundance of relatively cheap land in Riverside County has allowed for the
development of housing that sells for less than the housing in Orange, Los Angeles and
San Diego counties. In addition, the rental survey demonstrates that households
earning the income limit for Lower income households can afford the majority of
current multi-family rental housing at market rate. The net density of the apartment
complexes indentified in Table 4-12 ranges from 82 to 25.2 du/ac. ]'he majority of
these complexes fall within the General Plan's High Density designation aS - 20
du/ac). Provision for exceeding this maximum are discussed below. Over 80 percent
of the apartment complexes in the rental survey were constructed between four and
five years ago, which is one indicator of the density ranges needed to produce
affordable housing in the current market. Continued multi-family development
would likely continue serving Lower income households. Development of housing
affordable to~ low income groups, earning less than 80 percent of the area median
income, is attainable within densities lower than that required in other areas to
facilitate the production of low income housing.
As discussed ~ above, development of rental housing at low medium, medium and
high densities (3 126 du/ac, 7-12 du/ac, and 13-20 du/ac, respectively) could provide
housing affordable to low income groups. However, the difficulties of producing
housing affordable to Very Low income households, i.e., below 50 percent of the
median income, is acknowledged.
Several mechanisms can effectively increase the density of development on vacant
land, and thereby provide.housing opportunities for low income households. F-istrthe
City ha~ established target de,/elopmont standards for both recidential and non
r~idontinl land uso~, and thooe targot~ ~vore treed in projooting future development
potential. Development at maximum den~itie~/intermitie~ may ooour at the diceration
of the Planning Commition/City Council pro,/ided a pubrio purpor~ is served.
D~,~olopment of affordable hou~ing is rooognized by the Land Use and Community
Da,.ign !~lements tm one oondition by whioh thi~ maximum density/intan~ity will be
permitted. In addition, First, the City will grant a 25 percent density bonus for
developers that provide affordable housing us required under certain conditions by
the State Density Bonus Law. Tho~e two me~hnnir, ms oombine This would yield a
permitted density of up to 25 units per acre. Development of housing in the Village
Centers also provides additional opportunities for development of low-income housing.
A number of Village Centers are designated throughout the General Plan Study Area.
The intent of the Village Center Concept is to provide opportunities for development
of mixtures of commercial and residential uses that will minimize vehicle trips, avoid
sprawling commercial development patterns, and provide incentives for high quality
urban design. q2he--be~ One of the criteria for ceusidering density/intensity in the
Village Centers is the provision of affordable housing. The higher floor area ratios
and residential density permissible in these areas facilitate production of affordable
housing. Joint park!rig is another feature of the Village Centers that could effectively
reduce the cost of development, thereby increasing the feasibility of low-income
TEM.,01~O443P-HOU. SHO · January 4, 1993 Page 4-31
CITY OF TEIViECULA Housing Element
V. CONSTRAINTS
A. Governmental Constraints
Governmental constraints am policies, standards or requirements imposed by the
various levels of government on development. Although federal and state agencies
play a role in the imposition of governmental constraints, these agencies am beyond
the influence of local government and are therefore not addressed in this document.
The following factors constrain the maintenance, improvement, and/or development of
housing in Temecula: land use controls; building codes; processing procedures; and
development fees.
1. Zoning Code
The General Plan is the foundation of all land use controls in a jurisdiction. The
Land Use Element identifies the location, distribution and intensity of land uses
in the City. The primary instruments for implementing the General Plan will be
the Zoning Code and Subdivision Ordinance.
The proposed Temecula Development Code contains six residential
classifications, which correspond to the six General Plan Land Use
designations. In addition, the Code provides for a Village Center Overlay and
a Planned Development Overlay. The Development Code regulates such
features as building height and density, lot area, setbacks, and open space
requirements per zoning district. The overlay zones are a special designation
which are subject to site-specific regulations.
Approval for development in the Village Center Overlay requires satisfaction
of performance standards articulated in the Development Code. These
standards reflect a focus on unique and creative development that promotes
integration of retail, open space and residential uses. Diversity of housing,
including affordable housing is one factor in the performance standards. The
Planned Development Overlay also provides flexibility in development
standards. Development standards for the six residential zoning classifications
are provided in Table 4-19.
TEM-OBO4OP-HOU,S~TO · January 4o 1993
CITY OF TEMECULA Housing Element
Table 4-19
Residential Development Standards
High Very Low
Low Low Medium
10 acrea 2.5 acres .5 acres 7000 sq. ft 7000 8q. ft,
10 acroa 2.S actea .S acrea 7000 sq. ft. 3SOO aq. fL
.I .4 2 6 12
Residential Development
Standards
MInimum Lot Area
Average Lot Area per Dwelling Unit
Maidmum Dwelling Units Per Acre
Lct D~,'~;e:,siona
FAre~ncks
Minimum AVerage Wl~h
Se
,i Front Yam
= Corner SIde Yarn
Interior Side Ynr~
Rear Yard
Accessary Building on interior Site Boundary
SeparatJon Bezween Buildings
One Story
Two Story
Three Stories
50f~
25fL
15 fL
10 fL
20fL
10 f~
SO ,".
60ft.
~ 2SfL
10 (~
20f~
40 fL 2Oft
40 fL 15ft.
lOlL 7 fL
20ft. 20ft.
lOlL 5It
10 ft,
15 fL
Medium
High
zo~o sq. ft
· ~OOsq. tL
40 ~ 30 ~
5Oft. I 50fL
!.
15 ft. 15 ft
10 f~ I0 ~
20fL 20fL
5It, 5fL
lOlL lOlL
~ll fL 15 fL
20fL 20fL
40If. 50 ~
2="/, 30%
Development standards may add to the cost of housing because the standards
may necessitate ._d__,fitional construction and building materia!~ and labor.
These standards are enacted for the protection of the community's health,
safety and welfare.
Modification of development standards can reduce the cost of housing
con~*truction, which may in turn, result in lower housing prices. Residential
development in both the Planned Development and Village Center Overlay
Zones can take advantage of greater flexibility in development aandards for
these areas. It i.v expected that development in these area8 will promote a wider
range of housing opportunities in comparison to the traditional zoning districts.
The identification of affordable housing as a factor in the performance
TEM-01N04~P-HOU,gq0" January 4, 1~93 Page 4-34
CITY OF TEMECULA Housing Element
standards for the Village Center Overlay provides a mechanism for the
realization of this objective.
2. Subdivision Ordinance
State law requires local governments to adopt a Subdivision Ordinance. The
Subdivision Ordinance governs the process of converting raw land into
development sites.t2 State Law grants local governments the authorities to
regulate the design and improvements of subdivisions and to impose dedication
and exactions on developers. The Subdivision Map Act establishes statewide
uniformity in local subdivision procedures; standards for design and
improvements are left to local government .discretion.
The Subdivision Ordinance like all land use controls, can be so restrictive as to
increase cost of development and stifle development interest. Temeeula conforms
to the procedural requirements established in the Subdivision Map Act and does
not impose additional requirements.
3. Building Cedes
Building Codes regulate the physical construction of dwellings and include
plumbing, electrical and mechanical divisions. The purpose of the Building Code
and its enforcement is to protect the public from unsafe buildings and unsafe
conditions associated with construction. The City of Temecula enforces the
Uniform Building Code as established by State Law. State affords local
government with some flexibility when adopting the uniform codes: the building
codes can be amended based on geographical, topologieal or elimatological
considerations. Further State Housing Law provides that local building
departments can authorize the use of materials and construction metheds other
than those specified in the uniform code if the proposed design is found to be
satisfactory and the materials or methods are at least equivalent to that prescribed
by the building codes. The Building Code adopted by Temecula is similar to
those used by other local governments, and therefore does not pose any special
constraints on the production or cost of housing.
4. Processing Procedures
The California Government Code establishes per~nitted time periods for local
agencies to review and act upon private development proposals. Thoee time
ro~triotions for discretionary permits are identified in Table ~l 2t). These time
restrictions are identified in Table 4-20. Local processing time frames are
within State guidelines and are further defined in Table 4-21.
The City is able to proeo~s projeom within the statutory time periods, and
~timates that a subdivision take~ approximately '1 to 6 month~ to prooo6s,
Note: Condominium and stock cooperative oonven~ions are also subject to the Sukx:livision Mnp Act,
TI]M-OZXO4OP-HOU.SNO · January 4, 1993 Page 4.-35
CITY OF TEMECULA Housing Element
through tho approval 0tago. Although the City does not conduct concurrent
processing, this ability exists with existing staff levels.
General Ran Amendment
Zone Change
Subdivision
Action on Tentative Map
Environmen~ Oocume~EOA
Addi'gonoJ Dat~ Noodod NetiN tc Aapll~ant
Review of Application for Completeness
Determinrdon of Napa~ve Declaration or E]R RequiremeN
Completion of Negative Declarrdon
Cer'd~catjon of Final BR
Table 4-20
State Development Processing Time Limits
Itsm State Mmdtnum
None
50 days
4~ 30 days
(when Application deemed complete)
1 year
(when Application deemed complete)
Dioorolicnary Po,'mit8
Addffionol Data rJoodo¢ Noticc tc Applio~qt 20
Final Aofion on Projoet
Table 4-21
Local Development Processing Time Limits
Approximate Length of Time to
Item Pul~lc Hearing~
Condi~nal Use Permit (CUP) 11 weeks
Plot Plan 11 weeks
TentaWe Parcel Map 8 - 10
Tantaf~ve Tract Map 11 w~eks
Variance I ~t weeks
Zoning A~nendman~s 16 weeks
Discretionary projects are reviewed by both the Planning Commission and City
Council, and the City does not have special design or environmental review
procedures.
The processing periods are not considered a constraint to the production of
housing. The City processes residential projects within statutory timeframes, and
therefore requests for time extensions from the State have not been necessitated.
The processing period is expedited for projects within Specific Plan areas as
environmental review has been conducted and standards have been imposed, e.g.,
exactions and payment schedules, design, for the entire area.
TEM-OZ~4GP-HOU.~IG · January 4, 1993 Pa~c 4.-36
CITY OF TEMECULA Housing Element
Goal 2
Discussion
Policy 2.1
Policy 2.2
Policy 2.3
Policy 2.4
Affordable housing for all economic segments of Temecula-
The relative affordability of housing in Riverside County has attracted
homebuyers to the County, including the City of Temecula. The diversification
of the City's economic base is of primary importance to the community, as many
residents commute to these surrounding counties for employment and
commercial/recreational opportunities. Housing that accommodates the full
spectrum of income groups facilitates an economically diverse community.
Promote a variety of housing opportunities that accommodate the needs of
all income levels of the population, and provides opportunities to meet the
City's fair share of low- and moderate-income housing.
Support innovative public, private and nonprofit efforts in the development
of affordable housing, particularly for special needs groups,.
Encourage the use of non-traditional housing models, including single-room
occupancy structures (SRO) and manufactured housing, to meet the needs
of special groups for affordable housing, temporary shelter and/or
transitional housing.
Pursue all available forms of private, local, state and federal assistance to
support development and implementation of the City's housing programs.
Goal 3
Discussion
Policy 3.1
Policy 3.2
Policy 3.3
Removal of governmental constraints in the maintenance, improvement and
development of housing, where appropriate and legally possible.
Govemmental constraints are policies, standards, or requirements imposed by
local government that constrain the production of affordable housing.
Development fees, processing procedures, and development standards are cited
as factors that impact the ability to provide for market rate affordable housing.
Provide reasonable processing time and fees for new construction or
rehabilitation of housing.
Consider mitigating development fees for projects providing affordable and
senior citizen housing.
Periodically review City dcvclopmcnt standards to ensure consistency with
the General Plan and to facilitate high-quality affordable housing.
TEM-01~IOP-HOU.~'~O · Janlaary 4, 1993 Pa$~ 4-42
CITY OF TEMECULA Housing Element
B. Quantified Objectives
State Housing Law requires that each jurisdiction establish the maximum number of
housing units that will be constructed, rehabilitated, and preserved over the planning
period. The quantified objectives for this Element reflect the planning period from
July 1, 1992 to July 1, 1994. As discussed previously, the planning period for this
Housing Element is two years, as opposed to a five year period. This abbreviated
planning period will facilitate adjustment to the Housing Update Period for the SCAG
region.
State Law recognizes that a locality may not be able to accommodate its regional fair
share housing need. The quantified objectives assume optimum conditions for the
production of housing. However, environmental, physical and market conditions exert
influence on the timing, type and cost of housing production in a community.
Table 4-24 shows the quantified objectives for Temecula by income classification.
In addition, the contribution of specific housing programs (sec the Housing Plan,
Chapter VII), is provided, e.g., the Mortgage Revenue Bond Program will facilitate
construction of 20 units available to Above Moderate Incomes.
Program
NEW CONSTRUCTION
Mortgage Revenue Bond (B.2)
Second Units (B.4)
Modgage Cred~ (e.5.) Cerfmm
Market Rate Prolecls
Total New Construction
PRESERVATION
Section 8 (D.5.)
Preservation of At-Risk Units {D.1.)~
Homeshazing (D.6.)
Exjs'dng Assisted Housing
'LIHEAP (D.8.)
Total Preservation
REHABILITATION
Code Enforcement (0.3.)
Tool Lending (D.4.)
Total Rehabilitation
Table 4-24
City of Temecula
Quantified Objectives 1992-1994
Very Low Lower
Moderate
5 5
- 10 40
8035 300 900
rm40 315 940
9
48
15 15 10
48-Creekside 71 -Woodcreek -
40-Oaktree
55-Rancho California
30 -
293 86 10
75 100
10 25
8~ 12S
200
15
215
Above
Moderate
Th~Xe~'m~k~m~muni~$mm~T~m~c~i~r~Xm~n~m~qum~l~d~t`~himpe~grm~ Alhx~Hhiel~oiectmilnotconve~umJlgSS.
ac~onwilbetalmnv/finthisCienmmgpmiod, Le. 6qm~hlg84topcmeenilheuna. llteurmilmm~o~d~eekm, eeigietommenwmithintenyeara,
pmsenm~ondb'mmeLmi~wibeinciudedinffieQumtfmdOtiec,,Nem~(mu~umlmim. 1)emmmnmgmmm/~edunitsWm~eCityamnolNmgl~e
Iocementommm.-kmtmlmmvm~hi~rwey~mt lhmeunmmemllmQmdin'EimmdAmmedHouming.'
TEM-01~04GP-HOU.9~G · January 4, 1993 Pa~{c a. ~.
CITY OF TEMECULA Housing Element
As shown in Table 4-24 the quantified objectives are ~ 40 Very Low; 315 Lower; 940
Moderate; and 1,520 Above Moderate units provided through construction. Objectives
for preservation of units am targeted at 292 Very Low; 86 Lower; and 10 Above
Moderate income households. Finally, the objective through the planning period is
rehabilitation of 85 Very Low; 125 Lower; and 215 Moderate units. A description of
objectives by topical area is provided below.
New Construction
State law requires that jurisdictions estimate the maximum number of units that can
be constructed within the planning period, by income group. The number of new units
that will be constructed through 1994 was estimated based on existing development
trends. It was assumed that new construction would continue to provide a higher
percentage of units at market rate that would accommodate Moderate and Above
Moderate income households. Development of multi-family rental units provide
housing opportunities for low-income housing. As indicated in Table 4-12 and 4-13,
approximately 17 and 86 percent of all apartmont units fall within affordable rang~c
for Very Lo~v income houc~holds, respootivoly the rtmjority of rental units at market
rate are affordable to Lower, Moderate and Above Moderate income households.
It was assumed that 350 additional apartment units could be constructed in the City
by July 1, 1994. The existing peruenrages of low-income households potentially
served by apartment units was applied to this figure to calculate the breakdown of
Very Low and Lower income households that could be served through new
construction.
Rehabilitation
The majority of the City's was built within the past thirty years, and is therefore
considered in good condition. However, units in need of rehabilitation exist in older
residential amos of the City. The Code Enforcement and Tool Lending programs
address the rehabilitation of both multi-family and single-family units in these areas.
The primary beneficiaries of these programs would be rentors and low income
households. It is assumed that Moderate and Above Moderate income households will
rehabilitate units as needed through private efforts.
Preservation
There are 119 affordable, assisted units in the City of Temecula that are eligible to
convert to market rate within ten years. The Preservation of At-Risk Units Program
(D.1) is the primary vehicle by which these units will be attempted to be preserved.
Temecula Villas is a Section 8 project which provides 48 units. With regard to these
units, the Preservation of At-Risk Units Program calls for the continued
communication with property owners of Section 8 project-based housing to determine
his/her interest in terminating the Section 8 contract. The City will encourage the
TEM.OI~04CIP-HOU.~IqO · January 4, 1993 Pag~ 4-45
CITY OF TEMECULA Housing Element
property owner to renew its Section 8 contract with HUD. If these efforts are not
successful, the City will work with non-profit organizations to facilitate the purchase
of this complex.
The remaining 71 assisted units that are eligible to convert within ten years are located
at Woodcreek Apartments. This complex received Multi-Revenue Bond Financing.
The City will consider providing incentives to the property owner to continue to
provide 71 low income units. The City will also explore the possibility of providing
tenant-based subsidies should the property owner wish to place these assisted units at
market rate.
C. General Plan Consistency
California Government Code requires that General Plans contain an integrated,
internally consistent set of policies. In order to ensure internal consistency is
maintained, a review of all elements in the Plan will be conducted. With regard to
assumptions, the General Plan utilizes uniform existing and projected population,
employment and dwelling unit figures. For purposes of the Housing Element, Census
data is used extensively as it provides more detailed information on the eommunity's
demographic and housing characteristics.
TF..M-01'~.OP-HOU.SNO · January 4, 1993 Pag: 4-46
CITY OF TEMECULA Housing Element
Housing Program
Program Intent
PROVISION OF ADEQUATE HOUSING SITES
Land Use Provide a range of
Element/Zoning residenll
Ordinance development
oppormnilies through
appropriate land See
deelge/ons.
Sites for Romelass Provide adequate
and Emergency and sites for emergency
Transilional SheItem and transittonal
shelters.
Landbanking
Acquire sites (or
funds) for
affordable/Senior
housing.
Table 2
City of Temecula
Housing Plan Summary
Plan Objective
(# Units to be Funding
A~,med) Sou~on
Adequate residential sites to
accommodate the rngi{~d fair
share determined at L~ 129
Very Low; 4~ 137 Lower;
-161.171 Moderate; and
~ Moderate income
beueshelds.
Adopt a Zoning Ordinance
which permits transitS. and
emergency housing in
commercial and Indusffial
zones. Thee uses will be
subject to discrelionary
Develop a Landbanking
Program
ASSIST IN DEVELOPMENT OF AFFORDABLE HOUSING
Incorporate Density Bonus
Program into Zoning Ordinance.
Include provisions to ensure the
con~nund affordabtl~ of units.
WOrk with Rivemide County in
sacudng tax exempt MRB
~nenc;ng. The objecUve is to
provide assistance to 20 first-
lime homebuyem year through
the single family program and
to promote the use of
mullifamlly MRB financing.
Density Bonus Encourage
Program development of
housing for low-
income households
through provision of
density benus.
Mortgage Revenue increase supply of
BOnd Financing rental ownership
units affordable to
inw- and moderate-
income households.
None necessary
None necessay
None necessaW
None Neceesary
Responsible TIme
Agency Frame
Planning Deparonem Two Years
Planning Depa~nem One year
Planning Two years
Depamneat/
Redeveloprent
Agency
Planning Deparm~eat One year
County of Riverside; Ongoing
Community
Development
Departmere
Section 202 E]dedy Provide housing and
or Handicapped ralated facilities for
Housing the eiderhi and
handicapped,
Second Units Pr~,qbe inclsesad
affordable housing
opportuni~es to low-
income households.
Support all viable nanprofit
enffiias seeking Souljon 202
funding.
None necessary
Adopt a Second Unit Ordinance None nacessar/
as part of the ZOning code.
The Second Unit Ordinance
shall permit second units on
residential lots zoned for single
and multifamily residential use.
Include in the Ordinance
incenlves for development of
senend-units intended for
ngeof62.
Planning Ongo{ng
Departrnent/
Redevelopment
Agency
Planning Depmlmeat O~e year
TEM-01~4GP-HOU.SNG · January 4, 1993 Page 4-48
CITY OF TEMECULA Housing Element
Housing Program
Program Intent
GOVERNMENTAL CONSTRAINTS
Ptiodty Processing Facilitate produceon
for Affordabis of affordable housing.
Housing
Mod~ Development Provide incentives to
Fees devalopem of
affordable/senior
housing.
Table 2
City of Temecula
Housing Plan Summary
Pidn Objective
(# Units to be Funding
~sslatea} Source
Responsible
Develop a schedule for pdortiy None necessary Planning Deparonant One year
processing of affordable
housing projects. Designate a
cantact demon to coordinate
processing of all of ~e
Review existing development General Fund
fee schedule and consider fee
reduction, or the addil~ of
fee waiver provisions for t/~
production of low-income and
senior cffizan housing.
Planning Depmlrnant Two years
CONSERVE AND IMPROVE EXISTING AFFORDABLE HOUSING
Preservahon Densawe affordable Encourage Ses~ 8 project
Progmm
housing in the Cit'/.
Redevelopmere Planning
progem/owners to renew their Sat-Aside; CDBG Department/
co~acts. Identify non-profe
organizations capable of
purchesmg these units.
Consider the use of City-basad
incanlves for a~sistod unRs that
a~e not sub~est to HUD-
sponsored incentives. Explore
the possibility of provin9 tenam-
based subsidies to asssted
units that convert to mmat
mte.
Re6evefopment
Agency;
Non-profe
organizations
Two years
Redevelopment Set- A source of funding
ASide Fund for housing programs
Code Enforcement Presews the housing
stock
Tool Lending Maintain integrity of
housing stock
Develop an expenditure pian tor None necessary
redevelopmant set-aside
monies. Programs that focus
on the rehabilitation Of units
occupied by low-end roodorate-
income households,
preservation of assisted units,
and cons~'uction of affordable
housing will resewe phority in
the expenditure plan.
Develop a Housing luspection CDBG
Program for all muffifamily
coffipiexe$.
Establish a Tool Lending CDBG
Program. Advertise the
avallabait'/of home repair
infom~a~on end tool lending.
Redevelopmant Two years
Agencynt
BulMing and Safety Inspect all
Department complexes within
two years.
.BulMing and Safety Two years
Department
Lowqnterest Preserve existing
Residential housing stock.
Rehabilitation
Loans
Eslabllsh e Iow4nterest CDBG;
residential rehabilitation Redevelopment
program. Provide program Set. Aside
referrals through code
enforcement activities.
Rebevelopment Two years
Agency
TEM-OZ~O4OP-HOU.SNG · January 4, 1993 Page 449
CITY OF TEMECULA Housing Element
Housing Program
Program Intent
Sectjon 8 Housing Provide housing
CerlfficstesNouchem subsidies for low-
income househok:ls.
Table 2
City of Temecula
Housing Plan Summary
Plan Objective
(# Units to De
Assisted)
Suppo~ eftotis to increase the HUD
amount of funding alioca~cl to
HUD programs. Provide
reforrais to aparlment complex
owners fur information on the
various Sec~on 8 programs.
Fundthg
Source
Homeshanng
Assist sentors and
others with limited
incomes in obtaining
housing,
Mobile Home Park Preserve low-cost
Assistonce housing options for
City residents.
Increase housing opportunffies CDBG
for senior cffizens, end other
low income residents, by
supbsrting SHARE and tte
homesharing acffi~lies of the
Senior Citizens Sennce Center.
The objective is 40 matches a
year: 15 Very Low Income
households; 15 Lower Income
households; and t0 Moderate
Income households.
Provide technical assistance to HCD
mobilehome park residents in
pursuing MPAP funds.
Mortgage Credit Assist first-time
Ceffificate homebuyers.
Low Income Home Utilities assistance
Energy Act Program and reduc~on of
utit~es cost
EQUAL HOUSING OPPORTUNITY
Equal Housing Compliance with
Opportunity Nadonal Fair Housing
Law.
Housing Refarral Dispense information
Directory on local, state and
federal housing
programs.
Housing Element MOnitoring and Reporting
Assist at least 50 first4ime MRB eJJocation
homebuyers by providing tax
credits, 10 of which are lower
households.
Support the County of Paveroide CDBG
Department of Community
Acljon and Temecula Senior
Citizen Sen~ices Center in
providing uljl~ies assistance
and weathedzation to 30 very
low income households.
Allocate CDBG funding to the
DCA for con~ued
edministratjon of me UHEAP.
Support the acCrUes of ~e Fair CDBG
Housing Program.
Deve~og a directory of services
and resources tor low-and
moderate-income househokJs
and special needs groups.
Provide informa~on end
rotmrais to persons on an as
needed basis.
Department
Budget
Responsible Time
Agency Frame
Rivemicle County Ongoing
Housing Authoffi'/;
SHARE; Senior Ongoing
Cffizees Service
Center
HCD; Redevelop- As needed.
merit Agency
Riverside County
Economic
Devefopmant Agency
Riverside County
Department of
Community Action
Two years
Ongoing
Riverside County Ongoing
Housing Authority
Planning One year
Department/
Redevelopmerit
Agency
TEM.OI~D4GP-HOU.SNO · January 4, 1993 Page 4-50
CITY OF TEMECULA Housing Element
A. Provision of Adequate Housing Sites
1. Land Use Element/Zoning Ordinance
The Land Use Element of the General Plan and the Zoning Ordinance provide the
planning and regulatory framework necessary to achieve adequate housing sites.
The Land Use Plan provides for development of a range of housing, at varying
densities. The densities range from .1 units per acre for lands in areas designated
Hillside Residential, to 20 units per acre in the High Density category.
The Zoning Ordinance can provide regulatory incentives for the development of
affordable housing. The DenSity Bonus allows for additional intensity in
residential development which includes affordable housing. With regard to the
needs of the homeless, the Zoning Ordinance will allow for development of
emergency and transitional shelters in specified areas.
Objective:
Adequate residential sites to accommodate the regional fair share
determined at 259129 Very Low; ',.~5137 Lower; 161171
Moderate; and ~8-5433 Above Moderate income households.
2. Sites for Emergency and Transitional Shelters
The homeless population refers to persons lacking consistent and adequate shelter.
Homeless persons can be cousidered resident (those remaining in an area year-
round), or transient. Emergency and transitional shelters can help to address the
needs of the homeless. Emergency shelters provide a short-term solution to
homelessness and involve limited supplemental services. Transitional shelters,
in contrast, are directed at removing the basis for homelessness. Shelter is
provided for an extended period of time, and is combined with other social
services and counseling to assist in the transition to self-sufficiency.
Objective:
Adopt a Zoning Ordinance which permits transitional and
emergency housing in commercial and industrial zones. These
uses will be subject to discretionary approval.
3. Landbanking
Landbanking is the acquisition of land by public agencies in anticipation of future
development. This technique serves as a hedge against speculation and inflation
as it secures land for affordable housing, until further resources are available for
their development. Where development of the land is not feasible, the local
agency can sell the land at market rate, and capture the increase in value for such
public uses, e.g., senior/low-income housing.
TFeM-01M3IGP-HOU,$1qG · January 4, 1993 Page 4-52
CITY OF TEMECULA Housing Element
income households, preservation of assisted units, and construction of affordable
housing will receive priority in the expenditure plan.
3. Code Enforcement
The City maintains a Code Enforcement Program, with one full-time code
enforcement officer. The officer chromes provisions of the City's Nuisance
Abatement Ordinance. The majority of complaints relate to negligent
housekeeping in several apartment complexes in the City. According to the code
enforcement officer, occasional complaints regarding overcrowded conditions are
also received; these complaints primarily involve migrant farmworkers. Because
the single-family housing stock is relatively new, few substandard single-family
units have been identified.
The code enforcement officer has two avenues of pursuing a code violation:
citation, and Public Nuisance Abatement Order (PNAO). Typically after
receiving a complaint, the perpetrator is given 30 days to fix the violation. If,
after this period no action is taken, the officer may cite the property owner or,
issue a PNAO. Under a PNAO, the City will fix the code violation, but charge
the property owner for these services. A citation is remedied through the courts
via the imposition of fines.
Objective:
Develop a Housing Inspection Program for multi family
complexes. Inspect all complexes within two years.
4. Tool Lending Program
During the housing condition survey, a number of units in need of rehabilitation
were identified. The City will establish a tool lending program to assist
occupants who may not have the resoumes to hire a third party to make repairs.
The program will provide home repair information and lend a variety of hand and
power tools to occupants who seek to make home repairs.
Objective:
Establish a Tool Lending Program. Advertise the availability of
home repair information and tool lending, and provide assistance
to 50 households yearly; 10 Very Low; 25 Lower; and 15
Moderate.
Objective:
Establish a low-interest residential rehabilitation program.
Provide program referrals through code enforcement activities.
5. Low-Interest Rehabilitation Loans
Preventing the los of housing from physical deterioration is an important
component in maintaining the existing stock of affordable housing. The City
TEM-01'~.OP-HOU.;.SNO · January 4, 1993 Page 4-59
CITY OF TEMECULA Housing Element
will develop a residential rehabilitation loan program which will provide low-
interest loans to be used for property and structural repairs/rehabilitation. The
program will be available to Low and Moderate-income owner-households. The
City will also consider extending low-interest loans to multi-family owners, in
exchange for a commitment to maintain a percentage of units us affordable to
low income households. CDBG and redevelopment set-aside funds are funding
sources for this program.
Objective: Establish a low-interest residential rehabilitation program.
Provide program referrals through code enforcement activities.
6. Section 8 Rental Assistance Payments/Housing Vouchers
The Section 8 program provides rental assistance to low- and moderate-income
families, elderly, and disabled persons who spend more than 30 percent of their
monthly income on rent. The subsidy represents the difference between the
excess of 30 percent of the recipients monthly income and the fedorally approved
fair market rents (FMR). In general, the FMR for an area is the amount that
would be needed to rent privately owned, decent, safe and sanitary rental housing.
Section 8 assistance is available in the following forms:
Section 8 Existing Housing Certificate Program - Under the certificate
program, the landowner enters into a contract with the local Housing
Authority which limits rent for the very low-income unit to the FMR.
Eligible tenants must pay the highest of either 30 percent of adjusted
income, 10 percent of gross income, or the portion of welfare assistance
designated for housing. Housing subsidized through this program must meet
standards of safety and sanitation established by HUD.
Section 8 Existing Housing Voucher Program - This program is similar
to the Certificate Program, however, rent for the units are not restricted.
The tenant instead must pay the difference between the FMR standard and
the actual rent.
Section 8 Moderate Rehabilitation - Designed to preserve the existing
housing rental stock, this program guarantees Section 8 payments for
eligible tenants of landlords who agree to rehabilitate their properties to
meet HUD safety and sanitation standards. The program does not provide
financing for rehabilitation, and the units must be placed under the Section
8 Program for 15 years.
Section 8 Rental Rehabilitation - Landlords receive a matching grant from
CDBG funds to rehabilitate substandard units. In return, the units must be
placed under the Section 8 Program for at least one year, and the rents must
be in accordance with the FMRs.
TEM..01'.04GP-HOU. SNG · January 4, 1993 Page 4-60
State law requires that the City's regional need be distributed on the basis of income in order to
avoid concentrating lower income units in jurisdictions which already have a high concentration.
This calculation takes into account the current distribution of household income compared to the
regional average. The distribution of income groups was derived from 1990 Ceasas data
(STF-3.) Based on SCAG methodology, the City adjusted its household income down toward
to the regional average. The distribution of growth, adjusted for impaction, is as follows:
Table A-2
Total New Units Distributed by Income
Very Low Lower Moderate Above Moderate
· 25(;129 -TG6 137 -Ite-1.171 ~ 433
14,8% 15,8% 19,6% 49.8%
Total
870
100%
The figures shown in Table A-2 constitute the regional fair share numbers for the City of
Temecula through July, 1994.
2
Ch,~,,~, n~
OPEN SPACE & CONSERVATION
CITY OF TEMECULA Open Space/Conservation Element
Pieruing Commi,lan
F~
I. INTRODUCTION
The Open Space/Conservation Element contains goals, policies and implementation
programs to encourage the conservation and proper management of the community's
resources. Furthermore, the purpose of this Element is to ensure the provision of parks and
recreation opportunities for the community's residents.
Open space is one of the key features that defines the character of Tcmecula and contributes
to the quality of life that residents want to maintain. Open space performs a multitude of
functions that are beneficial to the community. Open space functions to: provide for
outdoor recreation areas; protect viewsheds; preserve important natural resources; provide
flood control; protect public health and safety; and establish buffers between incompatible
land uses.
Approximately 8 percent of the City is presently devoted to open space uses including
parks, golf courses, passive open space and agricultural uses. Large lot subdivisions and
rural residential areas (2~6-aere lots or larger) contribute to the open space character within
several areas of the City. Although approximately 42 percent of the City is currently vacant
or undeveloped, the majority of this acreage is committed through approved projects. The
City has a much greater opportunity to shape the open spaces of development annexing to
the City. The challenge facing Temecula is to ereate a multipurpose open space system that
does not solely consist of the unnsable spaces leftover from development, but maintains
viable agriculture lands outside the City, preserves wildlife habitats, maximizes water
resources, and secures recreational, historic and cultural resources. The City will benefit
from connection with the open spaces ensured thwugh ownership by federal and state
government, such as the Cleveland National Forest, the U.S. Bureau of Land Management
and the California State University at San Diego. The goals and policies of this Element
were formulated to ensure that City benefits from the existing and future open space
resources.
The purpose of the Temecula Open Space/Conservation Element is:
To assure the continued availability of predominantly open land for the enjoyment
of scenic beauty, for recreation, and for conserving natural resources and
agriculture;
To guide development in order to make wise and prudent use of the City's
natural, environmental and cultural resources;
· To maintain and enhance the City's valuable natural resource areas necessary for
the continued survival of significant wildlife and vegetation through proactive
open space planning. ostabliahmont of a pr-oa~tiv, oly plfinnod~ oohorent and
oonncotod syatom of open space to p~otoot wadlifo habitst and .:ove;..ont
oorridot, s aa pan of a tat,get,, aolf au~ttdning ooosyato..4
· rn~.ot~0~oP-oPN~P^ -Datc: January 4, 1993 Pa~c 5-1
CITY OF TEMECULA Open Space/Conservation Element
The conservation component of the General Plan overlaps with provisions found in the
open space, land use, public safety, and growth management portions of the General
Plan. It differs, however, in that it is almost exclusively oriented toward natural
resources. The conservation component contaius goals and policies that further the
protection and maintenance of the State's resources in the Temecula Study Area such
as water, soils, wildlife, minerals, and other natural resources, and prevents their
wasteful exploitation, degradation, and destruction.
California State law does not mandate the preparation of a Parks and Recreation
Element or Trails Element of the General Plan. However, these topics are often
included in a general plan due to the concern of providing sufficient parkland for
residents. The Open Space/Conservation Element incorporate goals, policies and
implementation programs related to parks and recreation. This section of the Element
focuses on the relationship of park space to a city's entire open space system and on
the dedication and provision of parkland, trails and recreation facilities.
B. Related Plans and Programs
There are a number of plans and programs which have been adopted or are under
preparation, that are directly applicable to the aims and objectives of the Open
Space/Conservation Element. The relevant goals and policies from these plans and
programs, where appropriate, have been adapted and incorporated into the Element to
ensure the continued preservation of local and regional open space resources. In
addition, there are State and Federal regulations including the California Endangered
Species Act, the California Environmental Quality Act, the Federal Clean Water Act,
and the Federal Endangered Species Act, that are applicable to proposed projects
within the Study Area. Appendix __ of the General Plan provides a doacription of the
intent and provisions of the related Stato and Fsdsral regulations. In total, these plans
and regulations help form the open space system for Temecula as well as the regional
open space system for southwest Riverside County.
1. City of Temecula Parks and Recreation Master Plan
The City has prepared a Master Plan of Parks and Recreation to comprehensively
address long-term park and recreation needs of residents. The Master Plan
contains: current and projected recreational needs; park development and design
standards; a park and trails classification system; parks, trails and recreation
facilities improvements; target locations for acquisition of future parkland; future
trail connections to the regiona[ trail system; a Citywide bicycle route and
recreation trails system; timing and phasing of parks, recreation facilities and
trails; cost estimates for park acquisition and development costs; and a five-year
capital improvement program that identifies funding and prioritizes the.
implementation of the Master Plan. Relevant material from this document has
been incorporated into the General Plan. The Master Plan of Parks and
Recreation will support the implementation of the goals and policies contained
in the Open Space/Conservation Element.
TEM-01N05GP-0PN.SPA · Dam: January 4, 1993 Page 5-3
CITY OF TEMECULA Open Space/Conservation Element
protect species which may be listed in the near future. Two of the proposed
reserve' areas are within (or partially within) the Temecula Study Area. The
Skunk Hollow vernal pools are in the City's northern Sphere of Influence. The
reserve area in the Santa Rosa Plateau/Santa Margarita River area includes
Murrieta Creek and Temecula Creek which is in the City and Sphere of
Influence.
6. County of Riverside Agricultural Element
The County anticipates completion of an Agricultural Element in 1993. The
Element will contain programs and policies to ensure long-term protection in
areas where agricultural lands may be threatened by other uses and to limit the
adverse effects of growth on areas determined appropriate for long-term
agricultural uses.
7. EPA Advanced Identification Study of the Santa Margarita River Watershed
per
As part of an effort to protect and manage wetlands, the U3. Environmental
Protection Agency (EPA) Region IX has initiated the Advaneed Identification
(A. DID) process in the Santa Margarita River watershed. This proem feelers
cooperanon among RPA, the Army Corpo of Enginoor~ (GOE)~ and otkor
fodora~ slate, and local ag~noioo to oo~loot infon~stion, identify and evaluate
iooation~ natural functions, and potential values of waton~ of the United States,
ineluding thoir w~tlands and aoaoeiatod riparian aro,,~ This ADID project will
identify waters of the U.S. ~. ;~; Santa Margarita River watershed, om. phasizing
their w~tlands and associated fiparian aroaa~ The relative functional
importance of thes~ a~oas ~vill be evaluated, and thot~ mosf threatened by
human activities in the watershed will be identified. Rot~tlta will atzsist Regional
IX in developing and implementing u~oful indicators of ~otlands funetion~
The ADID study will :;:.7 provide valuable background and analytical
information for use in the proposed Santa Margarita River Watershed
Management Study described below. The City of Temecula is part of the
Watershed Planning Progam Program which will benefit from the information
in the ADID study as it undertakes long-term planning of the watershed.
8. Santa Margarita River Watershed Management Study
The City is involved in a coordinated Watershed Management Program for the
Santa Margarita River in conjunction with Federal, State, Regional, and other
local agencis. One of the jTrst tasks of this body is the preparation of a study
on watershed management.
Thi~ ie n propoeedThe purpose of this study will be to develop a comprehensive,
cooperative management program to balance the diverse functions and values of
the Santa Margarita River system, while maintaining its integrity as a unique
ecosystem. The Santa Margarita River is the only remaining free-flowing river
Page 5-5
CITY OF TEMECULA Open Space/Conservation Element
in the coastal plain of Southern California. The river supports an essentially
unbroken riparian corridor from the Peninsular Range to the Pacific Ocean.
While the river is highly valued as a major wildlife corridor connecting coastal
and interior habitat areas, it also provides a critical source of drinking water for
Camp Pendleton and functions as a groundwater recharge area. The purpose of
undertaking a coordinated resource management effort is to achieve the following:
Reduction of potential conflicts among diverse projects such as flood
control, endangered species protection, groundwater recharge, and water
supply facilities;
· Enhanced protection of habitat values and biodiversity;
Cost savings through identification of potential partnerships to achieve
common goals;
An improved approach to protecting the species of the riparian corridor;
Early identification of potential issues and mitigation agreement
opportunities;
Identification of opportunities to enhance cultural, scenic, and recreational
resources; and
Information to assist local governments and agencies in multiple-use
planning of the river.
The resource value of the Santa Margarita River and the need for a coordinated
management effort is recognized within the Goals and Policies of the Open Space
and Consen, ation Element. The results o/the future watershed management study
will assist the City in long-term planning along Temecula, Murrieta, and
Pechanga Creeks and other waterways within the Study Arett
9. Multi-Purpose Corridor Planning Task Force - Water Resource Management
The Planning Task Force is comprised of representatives of cities within
western Riverside County, the County of Riverside, and water agencies. The
Planning Task Force provides a forum for inter-agency collaboration to assure
the long-term availability of resources. The goal of the Task Force is to
develop planning strategies which integrate water and environmental resources
with land use plans, formulte programs that are cost-effective, address
environmental issues, and encourage economic development. Future guidelines
for water resource management developed by the Task Force may supplement
the resource conservation and development policies of the General Plan and
other plans of the City.
TEM-OI'/)5(3P~PN.SPA · Dar~: January 4, 1993 Pap 5-6
CITY OF TEMECULA Open Space/Conservation Element
B. Establishment of ~ Equestrian, Hiking, and Bicycle Trails and
Bicycle Routes
The City presently does not provide a formal bicycle route or recreation trail system
for bicycling, walking, or horseback riding. Many informal recreation trails exist that
are used for equearian and mountain bike riding and hiking. In order to implement
a formal trail system, the City will need to take advantage of the remaining
opportunities to obtain trail easements, obtain leases for trails along utility corridors,
acquire right-of-way, require dedication of land from new development, and resolve
trail conflicts.
Temecula residents participate in hiking, walking, and bicycling more frequently than
any other recreation activities (deriVed from the Community Survey results for the
Parks and Recreation Master Plan, 1992). In planning for future bike and recreation
trail facilities, residents express a strong desire for well-defined trails that link with
regional routes and connect neighborhoods to parks, schools and commercial uses.
Trails should be designed to provide access to key destination points within the City
and region, and serve as both recreation and transportation routes. Residents place a
high priority on the development of trails that provide loops wherever possible and
follow the creeks and utility easements where feasible.
De~.~n p~.
Ptlnnlng Commission
Re(mmmendalion
The Parks and Recreation Master Plan includes a Draft ~ Bicycle Routes map
(Figure 5-2). and a Draft R~reation Trail~ map (Figure 5 3). The Master Plan calls
for the preparation of a subsequent Recreation Trails Plan to r-gm~ define route
alignments, provide design standards and establish implementation mechanisms to
achieve a comprehensive system of trails within the City. The recreation trails
identified in Figure 5 3 will be the baeic for the final trails plan, A key to trail
implementation is the establishment of procedures with the Planning and Public Works
Department to ensure that recreation trail improvements become an integral part of
new road and infrastructure improvements. An issue that should be addressed in the
Recreation Trails Plan is the environmental impacts of trails (and resulting human
intrusion) on existing plant and animal life.
Pa~ f-12
CITY OF TEMECULA Open Space/Conservation Element
Planning Commadon
Recommendation
Figure 5 3 Drab Recreation Trails
TEM-OI~I$OP-OPN.~PA · Dam; January 4, 1993
Page 5-14
CITY OF TEMECULA Open Space/Conservation Element
C. Conservation of Resources
Deletion per
Planning Comm,eslon
Reoommendatk~n
Although much of the City of Temecula is comprised of urbanized and/or disturbed
areas which are expected to have low habitat value for native wildlife, a great variety
of sensitive biological resources are known to exist or potentially exist within the
remaining undeveloped areas of the Study Area. Some of these sensitive biological
resources, including wildlife corridors and certain species, still are found in the City.
The sensitive resources in the Study Area are closely associated with coastal sage
scrub and riparian communities (Figure 5-4). In general, the resources identified below
are either threatened, deteriorated or damaged primarily due to the effects of
urbanization and an expanding population base. To fully underSand and appreoi:;a
thc signifioanoo of the natural roseurea apses in the Study Ares, it is noooot~y to
understand the ooologioal context within }~hiok Tomooula and the larger alddy area
are loonted. Tomsouls otis astride tko sonflushes of Murrieta and Tomeoula Croole~
downstream of whioh is the Santa MsrgaFita Riv, or. This dpntizn sy~to..~ io of
tremondou~ importance to a muck larger ages, not only beoausc of its intrinsic
habitat valuo~ inoluding habitat for the endangered least Bdl's vlroo and many
eandidatc and sendt~ve speoios suoh as the ~illow ~yeatoher and the ~outhweste~n
pond turtle, but atso because of its funellen as a wadlife .r. ov~mont eatwider
cormeating such major bierslionel areas as the Cleveland National Fo~ost, Santa
Ro~a Platea~ Camp Pondloton Marine Ras~, and the Palemar Mountnine. With the
lo~s of this wildlife oo.. Mar along the Santa Mnrgadta Ri,~r, T~..eoula Creek, and
Poehangs Credo, the bioro&,ional areas would be fragmented snd their habitat values
adversely impacted.
Deletl(xl per
Planning Commission
Reoommendation
Thc fate of the Santa Margarita River, in turn, i~ iiniwd to future land use and
water resource management p~aetioos in its watershed. Nu#Aerouo publlo entities
involved in watershed ~anago.':;.ont i~suos including the gastom Municipal Water
Distriot, Raneke CahTornia W,~tor District, the Riverside County Flood Control
Distriet~ the San Diego Regional W~ter Qualit), Control Board, looal judadiotiona
within the 750 square mile water basin, and other state and federal a~oneioo,
General dovelopmont polieioa~ flood eonWol polieio~ and drainage policies infiuonoe
the long term viability of thc Santa Mat,get, its River habitat and bioregionally edtieal
wiMlifo mov~.zz. ont oarrider. Thu~ pt.oaotive planning inoludinS offootiv~ watetwhod
· T. anage.T..ent palisis& wilt be needed to p~oteet the Santa Marga~its River systs.z; and
to providc a eol~e~nt open space s~to... f~r the prateslion of other ~on~itive species
and biodiv~r~ity in g~neral. Other sensitive and signi~oant habitst~ such as seastel
sago soruth vernal pool~ and gra~land~ are al~o found in thv stttdy area (Fig~ro
54).
Volume II of the General Plan describes the natural setting of the Temecula area and
the data base upon which this Element has been prepared. The following is a brief
summary of those resources and open spaces that require conservation, management
and/or enhancement in the Study Area. The Study Area also contains significant ~
r-~,our-e~,, landforms and cultural and historic resources' that require conservation. In
TEM..OI~)SGP-OPN.S~A · Date: Janunty 4, 1993 h~e 5-15
CITY OF TEMECULA Open Space/Conservation Element
The Federal Endangered Species Act of 1973 prohibits any action that would
harm, harass, kill, or further endanger a listed species or its habitat. If the
mountain lion is listed as endangered or threatened by the USFWS, then proposed
projects within the Study Area which may affect the mountain lion or its habitat,
must enter into a formal consultation process with the USFWS (as stipulated by
the Endangered Species Act). The USFWS makes a determination of whether or
not a proposed project would impact the species or its critical habitat. The
agency also sets forth any terms and conditions necessary to fully mitigate the
impact to the species. The mountain lion's range in the Santa Aria Mountains
includes southern portions 0f the Study Area. If the mountain lion is listed,
development within those portions of the Study Area may be subject to the
approval of the USFWS.
Surface waters requiring conservation and management to protect quality and
quantity include, the Santa Margarita River, Temecula Creek, Murrieta Creek,
Pechanga Creek, and Santa Gertrudis Creek.
The ground water basin which requires conservation and management is the
Murrieta-Temecula Basin which is the largest groundwater basin in the San Diego
region. The basin underlies Murrieta, Pauba and Wolf Valleys. The aquifers are
recharged by underflow from the Lancaster Basin, surface flow from the creek
in the area, and by direct precipitation in the valleys.
Agricultural resources including Prime Farmlands, Farmlands of Statewide
Importance, Unique Farmlands, and Farmlands of Local Importance (see Figure
5-5). The Study Area contains areas of each of these farmland categories. The
Sphere of Influence and Area of Interest also contain agricultural preserves as
allowed under the California Land Conservation Act (Williamson Act)
(Figure 5-6). Under a Williamson Act contract, the local jurisdiction and
landowners agree to continue agricultural activities for at least ten years. In
return, the jurisdiction agrees to assess the property at its agricultural value rather
than at market value. Termination of the contract may be initiated by either the
property owner or jurisdiction.
Eleven wineries are located adjacent to the Study Area in Temecula Valley which
are important to the City in terms of trade, tourism and the aesthetic character of
the area. In addition, one winery is located in the Environmental Study Area.
These wineries constitute the most important wine making region in Southern
California. The farmlands of the Study Area and the wine country offer the
potential for agricultural innovation and business development within the City.
TEM-01~)SGP-0PN.SPA · Dat~: January 4, 1993 Pag~ 5-18
CITY OF TEMECULA Open Space/Conservation Element
Historic and Culturally Significant Resources including: 23 recorded
archaeological sites; 47 properties lined on the Historic Resources Inventory
prepared by Riverside County; four listings on the California Inventory of
Historic Resources; and several historic resources of local importance including
the Butterfield Overland Stage Route. The Temecula properties listed in the
California Inventory of Historic Resources are the Murricta Creek Archaeological
Area, Temecula's first Post Office, Temeeula Quarries, and the Little Temeeula
Rancho Adobe. The archaeological sites include prehistoric sites, sites occupied
by Native Americans, and historical sites associated with the occupation of
Temeeula Valley by Europeans and Euro-Amerieans. Figures 5-7 and 5-8
identify the sensitive archaeological and paleontological resources of the Study
Area. Due to the presence of reliable water'sources and a fertile valley floor, the
Temecula area has always been a desirable place to live. Temeeula contains
many older structures, historic sites and districts, and archaeological evidence
which may be threatened with demolition or removal as urbanization continues.
10.
Nighttime skies within the Mt. Palomar Observatory conservation areas. The City
is within close proximity to the Palomar Observatory which requires unique
nighttime lighting restrictions. Generally, Observatory sites need to be 30 to 40
miles from large lighted areas so that the nighttime sky will not be brightened.
The County of gan DisgoC//y of Temecula has adopted an ordinance which
restricts nighttime lighting for areas within a 15-mile radius and a 45-mile radius
of Palomar Observatory. Southeastern portions of the Study Area are within a
15-mile radius of the Observatory and ~he:zl~ ~e.~re subject to stringent lighting
controls and some lim_ito6on of Uses that may generate significant amounts of
light and glare to preserve nighttime skies (Figure 5-9).
The Open Space/Conservation Plan (Figure 5-10) identifies the undeveloped areas of
the Study Area which, at a minimum, should remain as open space or extremely low
density development for the conservation of resources, including water, wildlife, and
slopes. Policy guidance for the dedication of open space for public health and safety
is provided in the Public Safety Element.
TEM-O:',0SGP4}PN.SI~^ · Date: January 4, 1993 Page 5-21
CITY OF TEMECULA Open Space/Conservation Element
III. GOALS AND POLICIES
Goal 1
A high quality parks and recreation system that meets the varying
recreational needs of residents.
Discussion
A quality parks and recreation system is a high priority for both the City and
Temecula residents. Implementation of the Parks and Recreation Master Plan is
a critical tirst step in achieving this goal. The Parks and Recreation Master Plan
strives to attain a balance between quantitative and qualitative levels of service.
This balance involves providing an acceptable amount of useable parkland, in
close proximity to residents, as well as the appropriate type and number of
facilities to meet the recreation needs and desires of residents. The City's parks
and recreation facilities are supplemented by other local and regional facilities,
which may be influenced and fostered through intergovernmental cooperation.
Policy
1.1
Apply the policies and standards contained in the City's Park and
Recreation Master Plan to acquire sufficient parkland and recreation
facilities to support new development.
Policy 1.2
Require the dedication of parkland and development of facilities to be
consistent with the Parks and Recreation Master Plan.
Policy 1.3
Require developers of residential projects greater than fifty dwelling units
to dedicate land based on the park acre standard of five (5) acres of usable
parkland to one thousand (1,000) population, or the payment of in lieu fees
in accordance with the Parks and Recrection Master Plan.
Policy 1.4
Park credit for land with floodplains shall be given in accordance with'the
Local Park Code Parks and Recreation Master Plan.
Policy 1.5
Pursue the joint use of public lands available and suitable for recreation
purposes including lands under the jurisdiction of the Riverside County
Flood Control District, Southern California Edison, water districts and
other public agencies.
Policy 1.6
Encourage the enhancement and preservation of significant natural features
including, riparian areas, rock outcroppings, sensitive habitat areas and
viewpoints through park design and site development.
Policy 1.7
Encourage the enhancement and preservation of historic structures and
landscape features in the design, development and use of parks.
Policy 1.8
Encourage public safety and compatibility with adjacent use in park design
and development, including location of buildings, activity areas, lighting
and parking.
TEM4)I~0$GP-OPN.SPA · Date: January 4, 1993 Page 5-26
CITY OF TEMECULA Open Space/Conservation Element
Policy 1.9
Policy 1.10
Policy 1.11
Policy 1.12
Coordinate long range park and open space planning with Riverside
County and the City of Murrieta. in the preparation of the County'c Ton
Year Park Mat;tor Plan.
Maximize pedestrian and bicycle access to existing and new parks as an
alternative to automobile access.
Encourage joint recreational use between school and park facilities when
appropriate.
Consider the establishment of development impact fees to cover the cost
of capital improvements for parks and recreation facilities needed to serve
new development.
Goal 2
Conservation and protection of surface water, groundwater and imported
water resources.
Discussion
Policy
As the General Plan Study Area builds-out over the next 20 to 40 years, the
impact on water resources and water quality may be significant. The protection
of waterways within the community, panicu!arly the Temecula, Pechanga and
Murrieta Creeks, and the Santa Margarita River, not only provides for recreation
and scenic enjoyment, but also .~,~,"-;."ir-."- conserves sensitive plant and animals
species. In addition, given Temecula's reliance on groundwater as a water supply
for the community, it is important to ensure that recharge areas are protected and
that water conservation measures are implemented to reduce the City's dependence
on imported water.
Policy 2.2
Policy 2.3
Policy 2.4
Coordinate with the Riverside County Flood Control District to design
flood control improvements for Murrieta Creek and Temecula Creek that
preserve the important natural features and resources of the local creeks
and the riparian forest of the Santa Margarita River, to the maximum
extent feasible.
Identify and protect groundwater resources from depletion and sources of
pollution in cooperation with the Rancho California Water District.
Conserve potable water by requiring water conservation techniques in all
new development.
Use reclaimed water for the irrigation of parks, golf courses, publicly
landscaped areas and other feasible applications as service becomes
available from RCWD and EMWD.
Pa$~ ~27
CITY OF TEMECULA Open Space/Conservation Element
Deletion per
Planning Commission
Recommendation
Deletion per
Planning Commission
Recommendation
Policy 2.5
Policy 2.6
Policy 2.7
Policy 2.8
Policy 2.9
Policy 2.10
Require the use of soil management techniques to reduce erosion, eliminate
off-site sedimentation, and prevent other soil-related problems that may
adversely affect waterways in the community.
Regulate and manage lands adjacent to or affecting watercourses as
stipulated by the Regional Water Resources Control Board.
Ensure that approved projects have J'ded a Notice of Intent and
Stormwater Pollution Prevention Plan in accordance with the Federal
Clean Water Act, prior to issuance of building permits.
Ensure adequate inspection and enforcement of the requirements of
General Construction Permits, particularly related to erosion control
during grading and construenon.
Participate in regional planning a ooordinated Watsrshod Planning
Pregr"7_ for the Santa Margarita River Watershed in conjunction with
Federal, State, Regional and local agencies, and non-profit organizations.
Participate in water resource management planning witk tk~ Multi
Purpose Cor~dor Planning Task Foro~ to facilitate the long-term
availability of water resources for western Riverside County.
Goal 3
Discussion
Conservation of important biological habitats and protection of plant and
animal species of concern, wildlife movement corridors, and general
biodiversity.
The interrelationship between the built and natural environments has a strong
influence on the character and quality of life in Temecula. The permanent
dedication of open space within the Study Area should be to conserve resources
of significance, as well as to provide recreational opportunities, and to ensure
viable ecological connections between significant natural areas. The preservation
of natural resources helps to preserve biological diversity; provide passive
recreation and educational opportunities; facilitate the maintenance of natural, life-
sustaining systems; and provide residents with the opportunity to observe wildlife
in natural environs. Wildlife corridors can exist in. conjunction with recreation
trails and other open space uses. This multiple function leverages the protection
of species of concern by simultaneously providing open space and meeting
recreational needs. The intent of this goal is to identify, preserve and properly
manage natural resources within and adjacent to the community.
TEM.OI%OSOP-OPN.SPA *Datc: January 4, 1993 Page 5-28
CITY OF TEMECULA Open Space/Conservation Element
Policy 3.1
Policy 3.2
Policy 3.3
Policy 3.4
Policy 3.5
Policy 3.6
Policy 3.7
Require development proposals to identify significant biological resources
and provide mitigation including the use of adequate buffering; selective
preservation; the provision of replacement habitats; the use of sensitive site
planning techniques including wildlife corridor/recreational trails; and other
appropriate measures.
Work with State, regional and non-profit agencies and organizations to
preserve and enhance significant biological resources on publicly owned
lands.
Coordinate with the County of Riverside and other relevant agencies in the
adoption and implementation of the Riverside County Multi-Species
Habitat Conservation Plan.
Encourage developers to incorporate native drought-resistant vegetation,
mature trees, and other significant vegetation on-site into the site and
landscape design for proposed projects.
Maintain an inventory of existing natural resources in the City through
periodic updates of the Master Environmental Assessment.
Limit the recreational use of designated open space areas where sensitive
biological resources are present.
Maintain and enhance the resources of the Temecula Creek, Santa.
Margarita River, Pechanga Creek and other waterways to the ensure the
long-term viability of the habitat, a':d wildlife, and wildlife movement
corridors.
Goal 4
Discussion
Policy
Policy
Conservation of energy resources through the use of available technology and
conservation practices.
As with many other communities, Temecula is facing increased energy costs from
an environmental and economic standpoint. The intent is to encourage the use
alternative energy sources such as solar, wind, and thermal systems as they
become economically feasible. Energy efficiency in the design of buildings and
use of materials and fixtures is also important in reducing energy demand in the
near-term.
4.1
Encourage the use of site planning techniques, building orientation and
building design that reduce energy use.
4.2 Require the use of energy efficient building materials to reduce energy use.
"I'~*d-01XOSGP-OPN.SPA * Date: January 4, 1993
Page 5-29
CITY OF TEMECULA Open Space/Conservation Element
Goal 5
Discussion
Conservation of open space areas for a balance of recreation, scenic
enjoyment, and protection of natural resources and features.
The natural features of the Study Area provide a scenic setting for the community.
Topographical features such as the western ridgeline, hillsides in the northern
Study Area, and natural drainage courses should be protected from insensitive
development. The environmental resources of the Santa Margarita River should
also be protected from insensitive activities upstream. Public views to these areas
should also be maintained to the extent possible. The City's built environment
contains parkways and slopes along roadways which function as an open space
amenity. These corridors should be well landscaped and maintained. The linkage
of open space corridors to parks and regional recreation opportunities serves to tie
the community together, as well as encourage bicycling, hiking, and equestrian
activities. Such linkages simultaneously encourages other environmental benefits
by using the same pathways for wildlife connections.
Policy 5.1
Policy 5.2
Policy 5.3
Policy 5.4
Policy 5.6
Policy 5.7
Policy 5.8
Policy 5.9
Pursue the conservation of the westcrn and southern ridgelines, the Santa
Margarita River, slopes in the Sphere of Influence, and other important
land forms and historic landscape features through the development review
process and as a condition of project approval.
Identify significant viewsheds to proposed projects that may be preserved
through the dedication of open space or the use of sensitive grading, site
design and building techniques.
Encourage the use of clustered development and other site planning
techniques to maximize the preservation of open space.
Retain and improve the quality of landscaping in parkways, public slopes,
rights-of-way, parks, civic facilities and other public open areas.
Coordinate with Homeowner's Associations to maintain landscaping along
slopes adjacent to public right-of ways.
Require the dedication and improvement of parkland in accordance with
the policies and standards of the Park and Recreation Master Plan.
Require adequate open space in new development for both passive and
active recreation.
Require the revegetation of graded slopes concurrent with project
development to minimize erosion and maintain the scenic character of the ·
community.
TF..M-O/'xOSGP-OPN.SPA · Date: January 4, 1993 Palgc 5-30
CITY OF TEMECULA Open Space/Conservation Element
Deletion per
Planning Commieiion
Recommendation
Policy 5.10
Policy 5.11
Policy 5.12
Policy 5.13
Policy 5.1-1
Require the connection of open space and recreation areas to adjacent
developments and publicly owned recreation areas where appropriate.
Study the feasibility of establishing a System of Transferable Development
Credits, in conjunction with the County, to conserve open space or
agricultural uses.
Incorporate seismic hazard safety zones into valley-wide open space and
park systems.
Encourage the use of native vegetation where re-vegetation and
landscaping is to occur.
Proparc a Compvohen~w Opon 8paoo Plan for tho $tudy Aroa that
oontains moasuros to oonaorve sig~ifiaant habitat~ inolMing th~
dv~lopmvnt of buffsr ~aMa& and oon~butos to th~ oo~ation of
r~onal biod~i~ tk~ough tke protoaaon of ~ldlifc momont
Goal 6
Discussion
Preservation of significant historical and cultural resources.
Cultural and historical resources are defined as buildings, structures, landscape
features, roads, trails, objects and sites that represent significant contributions of
culture and history. Temecula's heritage lies in the abundance of cultural and
historical resources still remaining in the Study Area. The intent is to ensure
that these resources are preserved because they provide a link to the community's
past, as well as a frame of reference for the future. Development of an Indian
Cultural Interpretire Center, for example, would be a source of pride for the City
of Temecula and Indian community. There is also the need to take a
comprehensive approach to historic preservation that seeks to establish linkages
between historic sites or buildings via other historic features such as roads,
wails, ridges, and seasonal waterways. The intent of the goal is also to protect
and minimize disruption of the City's archaeological resources. All such resources
need active protection and preservation or they will be lost.
Policy 6.1
Policy 6.2
Maintain an inventory of areas of sensitive archaeological/paleontological
sensitivity in the planning area.
Require sites proposed for future development to be evaluated for
archaeological resources in accordance with the procedures established in
a Memorandum of Agreement with the Eastern Information Center at
UC Riverside.
TEM-0i%050P-OPN.Si~A, Date: Jantrot/4, 1993
Page 5-31
CITY OF TEMECULA Open Space/Conservation Element
Addition per
Planning Commission
Recommendation
Policy 6.3
Policy 6.4
Policy 6.5
Policy 6.6
Policy 6.7
Policy 6.8
Policy 6.9
Policy 6.10
Policy 6.11
Require sites proposed for future development that are identified in this
Element as being of high or undetermined paleontological sensitivity to be
evaluated by a qualified vertebrate paleontologist.
Require sims containing significant archaeological or paleontological
resources to either preserve identified sites or provide for the pwfessional
retrieval of artifacts prior to development.
Require that a certified archaeologist and/or paleontologist and Native
Amsrican ob~$rvets be present on site during grading, earth moving, or
demolition of structures when these resources have been discovered during
construction, and for sites designated or potentially designated as culturally
significant in order to ensure these sites are preserved and protected.
Native American observers may be requested to be present on site to
observe and retrieve cultural resources when deemed necessary by a
certified archaeologits or paleontologist and/or when mandated by state
law.
Preserve and reuse historical building in accordance with the Old Town
Specific Plan.
Pursue the acquisition and preservation of historical buildings for public
facilities in accordance with the Old Town Specific Plan.
Ensure compatibility between land uses and building designs in the Old
Town Specific Plan Area and areas adjacent to the Specific Plan area.
Encourage the use of California's Historic Building Code when
preserving/rehabilitating historic structures.
Support an integrated approach to historic preservation in coordination
with other affected jurisdictions, agencies, and organizations for areas
within the Study Area and surrounding region that seeks to establish
linkages between historic sites or buildings with other historic features
such as roads, trails, ridges, and seasonal waterways.
Encourage the preservation and re-use of historic structures, landscape
features, roads, landmark trees, and trails associated with Los Alamos
Road and its vicinity.
Goal 7
Protection of prime agricultural land from prenmture conversion to
urbanized uses.
'VF, M-OI%OSGP4:)PN.SPA · Date: January 4, 1993 Page 5-32
CITY OF TEMECULA Open Space/Conservation Element
Discussion Growth pressures are threatening valuable agricultural land, which is an important
component of Riverside County's economy and the agricultural lifestyle that many
residents desire. The intent is to limit the adverse effects of urbanization on areas
determined appropriate for long-term agricultural uses.
Policy 7.1
Encourage the continued production of prime agricultural soils, groves and
other agricultural activities in the Study Area and adjacent wine country.
Policy 7.2
Coordinate as necessary with Riverside County in the preparation of a
County Agricultural Element.
Policy 7.3
Discourage urban development in agricultural areas outside the Village
Centers or the existing built-up areas of the City.
Goal 8
Discussion
Policy
A Waft system that serves both recreational and transportation needs.
Temecula residents walk, hike, jog and bicycle more frequently than participating
in other forms of recreation. This level of interest is significant considering that
the City does not offer a formal, developed trail system. Many opportunities
remain for the City to implement a recreation trail system concurrent with new
development, road improvements, and flood control improvements. The future
recreation trail system should connect to regional trails and function as alternative
transportation routes, where appropriate. This recreation trail system can also
function to link cultural and historic sites within the area to recreational amenities
along local creeks, and the open spaces of the Cleveland National Forest to the
southeast and the Santa Margarita River to the southwest.
8.1
Policy 8.2
Policy 8.3
Policy 8.4
Provide a ~ city-wide recreation trails system that connects to the
County's regional trail system through adoption of a Master Plan of Trails
that provides for bicycling, equestrian, hiking and jogging trails and
support facilities.
Negotiate land deeds as necessary to implement the city-wide trail system.
Require proposed development to provide trail connections to the city-wide
trail system as defined by the Parks and Recreation Master Plan and
Master Plan of Trails.
Require development plans to identify locations for an internal
trails/sidewalk system that links land uses and provides convenient travel
to transit facilities.
TEM-01~05(3P-OPN.SPA · Da~e: January 4, 1993 Pap 5-33
CITY OF TEMECULA Open Space/Conservation Element
Prepare and adopt an implementation and improvement plan for a city-wide
bicycle system to ensure that bike routes are implemented or reserved concurrent
with new development.
C. Conservation of Water Resources
Deletion per
Planning Commission
Ree~mmendatlon
Deletion Ixr
Planning Commission
Recommendation
Work with the R_-::~c water districts to promote water conservation and
ultimately reduce the demand for peak-hour water supply and wastewater
capacity.
Work with the San Diego Regional Water Quality Board and other state and
federal agencies to identify opportunities and techniques for maintaining or
improving water quality.
Require new developments to be monitored in compliance with AB 3180
("Mitigation Monitoring Program") and report to the City on the completion of
mitigation and resource protection measures required for each project.
Review individual development projects to ensure that adequate stormwater
detention facilities are provided to accommodate surface water runoff generated
by the project, and where needed, incorporate detention of stormwater run-off at
the point of origin.
Review the City adopted Uniform Building Code and require the use of water
conservation measures to reduce water consumption. Such measures may include,
but are not limited to, the use of plumbing fixtures that reduce water usage, low-
flow toilets, drip irrigation systems and xeriscape landscaping which maximizes
the use of drought-tolerant plant species.
6. Work with the County and othsr appropriate agencies. on ths praparation of a
Coordinated Resoureo Managamont Plan(s) for Tomecula Creek, Peehanga Creek,
ganta Margarita Rivor and othor important ecological areas. 'The Coordinated
Rssouree Managemsnt Plan would idsntify s~nsitivs r~oureos, roflsc~t active and
pt~ssiv, o rscraational araas, define management rssponsibilitios, ~tablish sits
developmant standards, and prayida for enhancsmont of vegstation whsre naeded.
6. Require drought-tolerant landscaping in new development.
7. Where feasible, incorporate reclaimed water systems into landscape irrigation
plans.
Bo&,in oon~ttation with tho California Dopartmont of Fish and Gamo and tho
Army Corps of En~inoors oarly in the prootis of dcaigning flood oontrol
improv~monts to maximi~c tho intogration of reoourov oon~orvaaon with flood
yontrot objeotive~
TEbt-01%DSGP-OpN.SPA · Date: January 4, 1993 Page 5-36
CITY OF TEMECULA Open Space/Conservation Element
Evaluate and incorporate into the General Plan where appropriate the Water
Resource Management Guidelines drafted by the subcommittees comprised of
Eastern Municipal Water District and local jurisdictions. The water resource
management subject that should be integrated with the General Plan
development policies include:
Water harvesting;
Floodplain management;
Watershed management;
Groundwater basin management;
NPDES requirements;
Retention basins;
Drainage facility design;
Landbanking; and
Reclamation.
D. Conservation of Biological Resources
Require development proposals in areas expected to contain important plant
communities and wildlife habitat to provide detailed biological assessments,
assess potential impacts, and to mitigate significant impacts.
Require the establishment of open space areas that contain significant water
courses, wildlife corridors, and habitats for rare or endangered plant and animal
species.
Require appropriate resource protection measures to be prepared in conjunction
with specific plans and subsequent development proposals. Such requirements
may include the preparation of a Vegetation Management Program that addresses
landscape maintenance, fuel modification zone,s, management of passive open
space areas, provision of corridor connections for wildlife movement,
conservation of water courses, and rehabilitation of biological resources displaced
in the development process.
Develop Open Space zoning classifications that effectively regulate the types of
uses and activities allowed in open space areas to minimize the impacts of
grading and development in open space areas.
Require new developments to be monitored in compliance with AB 3180
("Mitigation Monitoring Program") and report to the City on the completion of
mitigation and resource protection measures required for each project.
Evaluate and pursue the acquisition of areas of high biological resource
significance. Such acquisition mechanisms may include acquiring land by
development agreement or gi~; the dedication of conservation, open space and
scenic easements; joint acquisition with local agencies; the transfer of
TEM-01~)$OP-0PN.SPA · Date: January 4, 1993 Pa~ 5-37
CITY OF TEMECULA Open Space/Conservation Element
Deletion per
Planning Commission
Recommendation
development rights; amt lease purchase agreements; state and federal grants, and
impact fees.
Utilize the resources of national, regional, and local conservation organizations,
corporations, associations and benevolent entities to identify and acquire
environmentally sensitive lands, and to protect water courses and wildlife
corridors.
Continue participation in multi-species habitat conservation ~ planning,
watershed management planning, and water resource management planning
efforts.
Explo,o the potential of o~ablishing a lsnd mitigation bank to prsvldv an
oppo,tunity for off sitc mitigation of dov~lopmont impaata~ Thc mitigation bank
may be cstabli~cd jointly with the ~gkopaFaxont of Fish snd Camt~ the U.~'.
Fish and Wildlife Scrvicc~ and other appropriate a~onoio~ Dovelol~aont within
the City may then hav~ tkc opportunity of purchasing land or purchasing
credits }~ithin the mi~gation bank to off~t impacts of development. The. City
;vouM also hav~ the opportunity to require a project to mitigate impacts through
the land mitigation banIt, particularly if on site preservation of open space i~
not the biologically superior approach.
E. Conservation of Energy Resources
1. Actively participate in the formation of regional siting plans and policies for
energy facilities.
Coordinate with Southern California Edison and the Southern California Gas
Company to jointly determine what new energy options are appropriate as
development proceeds.
3. Implement land use and building controls that require new development to
comply with the California State Energy Regulation requirements.
4. Enforce all current residential and commercial California Energy Commission
energy conservation standards.
Ensure that schools and other public institutions are designed to benefit from high
efficiency heating and cooling systems, advanced lighting systems and passive
solar design.
6. Coordinate with utility districts in energy-related educational media programs.
Adopt project-related energy conservation guidelines that would be incorporated
into the development approval process to promote and require conservation
strategies as development proceeds.
TEM-01%05GP-OPN,SPA .Datc: January 4, 1993 Pa~' 5-38
CITY OF TEMECULA Open Space/Conservation Element
F. Conservation of Open Space
1. Where feasible, secure permanent open space through dedication, easements or
other acquisition mechanisms as a part of the discretionary review process.
2. Impose conditions on new development within scenic corridors or viewsheds to
preserve unique visual features.
3. Require that natural landforms be respected as pan of the site planning process.
Prepare a City Hillside Grading Ordinance to provide for the preservation of
sensitive hillside and canyon areas, and require the use of proper soil
management techniques to reduce erosion, sedimentation and other soil-related
problems.
Preserve the natural open space character of the City through the development of
effective land development regulations. Such regulations may include limiting
grading of natural land forms, limiting the intensity of development in certain
areas, regulating setbacks, requiring vegetation, and conserving mature trees.
Provide for a Planned Unit Development process in the Development Code to
allow clustering of development and the dedication of open space for conserving
natural resources, views, and providing additional recreational opportunities.
Require new developments to be monitored in compliance with AB 3180
("Mitigation Monitoring Program") and report to the City on the completion of
mitigation and resource protection measures required for each project.
Deletion per
Planning Commission
Recommendation
The Comprshonsiv~ Open Spaoo Plan should identify signi~oant habitats in tke
Study Area, inoluding wiMlifo .r. ovomont corridor& and consult witk
appropriate ah, onoies, inoluding the Department of Fish and Game, the US Fish
and W4Mlifo Sorvioo, on the ostabliok:;:.ont of buffer standads around natural
aroa& Include an implementation plan that idonttyios strategies and aotions
noeoaoary for the development of an open space syatom the: conserves looal and
regional biotogioal rosourec~
G. Preservation of Historical and Cultural Resources
Enter into a Memorandum of Agreement with the Eastern Information Center of
UC Riverside to establish procedures for reviewing the archaeological sensitivity
of sites proposed for development.
Utilize the development and environmental review process to ensure that
appropriate archaeological and paleontological surveying and documentation of
findings is provided prior to project approval.
TEb~-01~)S0P-OPN.SPA ·Datc: January 4, 1993 Page 5-39
CITY OF TEMECULA Open Space/Conservation Element
Require effective mitigation where development may affect archaeological or
paleontologieal resources.
Require that an archaeologist or paleontologist be retained to observe grading
activities in areas where the probable presence of archaeological or
paleontological resources is identified.
Enforce the provisions outlined in Appendix K of the California Environmental
Quality Guidelines with regard to the preserva~.ion or salvage of significant
archaeological and paleontological sites discovered during construction activities.
Implement a low interest loan program through the Redevelopment Agency, when
feasible, for the rehabilitation and maintenance of significant architectural,
historical, and cultural buildings and districts.
Consider the adoption of a Historic Preservation Ordinance to protect
arohiteoturally and historically significant buildings, sites, roads/trails, and other
landscape elements, tm6-ptao~ while encouraging their appropriate re usa. re-use
where appropriate.
Apply for recognition of local sites in the State Historic Resources Inventory,
as Riverside County Landmarks, as State Points of Historic Interest, as State
Landmarks, and as sites on the National Register of Historic Places, as deemed
necessary.
Require new developments to be monitored in compliance with AB 3180
("Mitigation Monitoring Program") and report to the City on the completion of
mitigation and resource protection measures required for each project.
H. Conservation of Agricultural Resources
Develop effective zoning regulations or other land use mechanisms which control
the expansion of intensive non-agriculture development onto productive or
potentially productive agriculture lands.
2. Recognize existing agriculture preserve contracts and promote the inclusion of
additional prime agriculture land.
Scenic or resource conservation easements should be evaluated as suitable means
for protecting prime farmland that is located adjacent to residential areas and
where the property does not qualify for inclusion in an agriculture preserve
program.
4. Implement a program that uses the Village Center concept to reduce urban sprawl
into agricultural .areas.
TEM-01~0$GP-OPN.SPA · Date: January 4, 1993 Pag~ 5,-40
CITY OF TEMECULA Open Space/Conservation Element
Require new developments to be monitored in compliance with AB 3180
("Mitigation Monitoring Program") and report to the City on the completion of
mitigation and resource protection measures required for each project.
I. Conservation of Dark Skies/Astronomic Observation Resources
Adopt appropriatn ordinanoos to control 0ourone of light that advert, ely aff~ot tho
Painmar Obr, ervatory, including th8 arga with tho dark sky con~rvation zone
d~fin~d by tho Ob~rvatory.
Ensure that the City's Light Pollution Control Ordinance is complied with
when building plans are submitted for permits and when project are field
inspected.
Ensure that Environmental Impact Reports for proposed projects address the
issue of light pollution. Coordinate with Caitech in the review of draft EIR's
for projects within 45 miles of the Palomar Observatory.
TE.M-OI~SC3P-OPN.SPA · Dam: January 4, 1993 Page 541
OPEN SPACE/CONSERVATION PLAN
Open Space for
Resource Conservation
Extremely Low Density
(.1 DU/AC) Development
for Slope and Resource
Conservation
Private Open Space
;
General Plan Program
PLANNING
FIGU]~ 5-]0
Ct, a~r St,.
GROWTH MANAGEMENT/
PUBLIC FACILITIES
CITY OF TEMECULA Growth Management/Public Facilities Element
The Growth Management Strategy for the City of Temeeula is comprised of the
following ingredients:
1. Level of Service Standards
Level of service standards will be established for those facilities and services that
are under the direct responsibility of the City. These include fire protection,
police protection, paramedic services, local flood control and drainage, solid
waste collection, and local government facilities (civic center). Level of service
standards are dependent upon a number of key factors, which are evolving over
time. Such factors include: the needs and desires of the citizens, land use
patterns and type of development, and the financial ability of the City to
maintain level of service. In addition, the cost of providing and maintaining
a particular level of service inherently involves an opportunity cost or what has
been sacrificed to achieve level of service. For example, allocating additional
resources to the police force may mean the City has foregone the opportunity
to provide additional recreation facilities, day care, and other social services
that assist economically disadvantaged groups. The standards for police, fire
and paramedic services should be stated in response times and a personnel ratio.
For facilities and services such as libraries, schools, and water supply,
coordination and negotiation with the providers is required to set and maintain
standards that are adequate for the community. The GMP' should develop a
system for achieving adequacy, which would include the following
considerations:
Steps to plan, finance and build the facility;
Strategies to reduce existing or projected demand; and
Modifications of standards.
2. Phasing Public Facilities/Services to Support Development
Guidelines will be established for requiring the needed public facilities and
infrastructure to be phased in relation to development. Phasing requirements
would then be tailored to individual projects prior to project approval. Specific
plans should include phasing plans that specify when facilities and infrastructure
improvements will be implemented to satisfy Level of Service standards. Large
scale development projects should also define phasing requirements in relation to
regional infrastructure and facilities plans.
3. Inter-jurisdictional Agreements
Agreements will be sought as necessary with the County of Riverside, the City
of Murrieta, and the County of San Diego to address land use, facilities and
infrastructure decisions that have cross-jurisdictional impacts. The agreements
may involve joint planning and review efforts to ensure that new development
can be adequately serviced. Additionally, the agreements may involve joint
TEM-OI'4}6GP~3RO.MGT · January 4, 1993 Page 6-.7
CITY OF TEMECULA ~
Growth Management/Public Facilities Element
6. Conserve Resources
Develop an action plan within the GMP to begin the establishment of a
comprehensive open space system. This will involve the detailed study and
evaluation of the policies and implementation techniques provided in the Open
Space and Conservation Element. A potentially effective tool that will be
examined is the feasibility of a Transfer of Development Rights (TDR) Program.
The additional mitigation measures contained in the General Plan Environmental
Impact Report, particularly the Recommended Riparian Corridors (Figure 19) will
also be evaluated for the GMP.
This is a critical component of the GMP due to the significance of the resources
to the long-term quality of life within the community. Prior to incorporation, the
City experienced a severe loss of open space, and shortage of parks and
recreation facilities, due to deficient park planning. Repetition of this situation,
as Temecula continues to grow, can be avoided through proactive growth
management planning.
TEM-01'O6GP-GRO.MGT · January 4, 1993
Page 6-9
CITY OF TEMECULA Growth Management/Public Facilities Element
Currently, there are two fire stations within the City of Temecula. Station 73 is
located at 27415 Enterprise Circle, and Station 12 is located at 28330 Mercedes. The
stations are staffed by paid and volunteer personnel. The following table identifies fire
facilities and staffing levels.
Table 6-1
Temecuh Fire Facilities and Staffing
Equipment
h'fAIION 73
1-10i~ GPM eng.,ne
!-I(X)' Aerial platfo:'m
-1750 GPM Outnt
I-~250 GPM Rcscr,,c Engine
l-Light & Air Support
Personnel
Banaiton Chief
~ - F'_..-'..e:: firefighters
: No staff cu.,'rent[y assignca
I Volunteer staffed
1-1000 GPM Engine
1-Squad
1-1250 GPM Engine
2-CDF Wildland Engines
3 firefighters
Volunteer staffexi
Volunteer staffed
Minimum 3 timfighters each during declared fire
season.. January - April one engine stuffed with 2
fire fighters.
According to the ~ RCFD, current contract personnel provide adequate levels of
service to the City. The County's level of service for responding to fires and
providing emergency medical treatment are shown in Table 6-2. The fire department
will monitor projected population increases and make recommendations regarding the
addition of personnel during the contract renewal process. Three new stations are
proposed by the Riverside County Fire Master Plan, which are located on Figure 6-1.
TH/~-OI~O6~P~3RO. M~T * January 4, 1993
Pagc6-11
CITY OF TEMECULA Growth Management/Public Facilities Element
Category
1-Heavy Urban
II-Urban
III-Rural
IV-Outlying
Table 6-2
Current Fire/Emergency Medical Service
Response Time Objectives
Land Uses
Regional/community
Commercial, heavy
Fire Response Time
Apply extinguishing agent
to structure and vegetation
Emergency Medical
Service Response
Time
Initiate emergency
medical service within
industry, residential 8-20
dtt/ac.
Range of commercial and
industrial uses, residential
2-8 du/ac.
Small scale Commercial,
manufacturing, service
· commercial, medium
industrial land uses,
residential .2-1 du/ac.
Agriculture, industry,
residential i dry'5 ac.
within 7 minutes of dispatch five minutes of alan.
for Commercial/industrial
uses and within 8 minutes
for residential.
Initiate suppression action
within 10 minutes of alarm
for 90 percent of all fires.
Inidate suppression action
within 10 minutes of alarm
for 90 percent of all fires.
Initial emergency
medical services within
10 minutes of alarm.
Initiate emergency
medical service within
10 minutes of alan.
Initiate suppression action
within 15 minutes of alarm
for 90 percent of all tim.
Initiate basic
emergency fitst aid
within 20 minutes of
alarm, until released by
medical authority.
B. Police Protection Services
The City of Temecula contracts with the Riverside County Sheriff's Department for
taw enforcement services. This contract provides for the assignment of thirty-one (31)
sworn officers and seven non-sworn officers to the City. These officers are supported
by two lieutenants, seven sergeants and six investigators. Other manpower resources
such as bomb disposal, emergency services team, and internal affairs investigation are
provided through various divisions with the Sheriff's Department.
The current personnel to population ratio established by the City of Temecula is one
full-time officer per 1,000 residents. for non emergency ~rvi~. This LOS standard
is currently being met within the City. The City will need to review population figures
periodically and revise its contract with the Riverside County Sheriffs Department in
order to maintain this u:.t. level of service concurrent with anticipated growth.
TEM-01M)6GP-GRO.MGT · January 4, 1993 Page 6-12
CITY OF TEMECULA Growth Management/Public Facilities Element
IV. GOALS AND POLICIES
Goal 1 Cooperative management of growth among local governments within
Riverside County.
Discussion
The City's Growth Management Element supports WRCOG's effort to develop a
growth management strategy in which all Cc::nty jurisdictions within Riverside
County can participate. Many of the draft policies in WRCOG's strategy, which
the City has helped to shape and influence, are incorporated below. These
policies link to other General Plan policies which helps to reinforce the internal
consistency among the elements of the General Plan.
Policy 1.1
Policy 1.2
Policy 1.3
Policy 1.4
Policy 1.5
Policy 1.6
Policy 1.7
Policy 1.8
Policy 1.9
Continue to participate with the Western Riverside Council of
Governments in the preparation of plans and programs addressing regional
issues, including the Growth Management Strategy, Comprehensive
Transportation Plan, Water Resouroes Strategy, and School Facilities Plan.
Strive to achieve the policies of WRCOG's Growth Management Strategy
as appropriate through Temeeula's Growth Management Program.
b,2ssist in the establishment of cooperative efforts to implement
development standards which address quality of life issues.
Strive to achieve economic growth and prosperity, while preserving natural
beauty and the social quality of life in southwestern Riverside County.
Encourage or assist in the establishment of natural reserves for the
preservation of sensitive and endangered species, and to provide open
space for residents.
Seek to establish minimum compatibility with adjacent jurisdictions for
basic development standards related to infrastructure and engineering,
while preserving unique zoning and design standards.
Establish a joint planning process with the County to plan for future
development in the Sphere of Influence.
Establish a joint review process with the County to insure that proposed
projects in the Sphere of Influence can be adequately served in the future
by the City.
Guide the timing and provision of facilities and services to support
development and protect or enhance the quality of life.
January 4, 1993 Page 6-22
CITY OF TEMECULA Growth Management/Public Facilities Element
Policy 1.10
Policy 1.11
Policy 1.12
Require development to pay its fair share of the costs of facilities and
services required to serve the resulting level of growth.
Pursue joint efforts to achieve fiscal stability for both City and County
government.
Consider options to jointly contract with other jurisdictions for the
provisions of services or facilities to achieve economies of scale.
Goal 2
Orderly and efficient patterns of growth within Temecula that enhance the
quality of life for residents.
Discussion
The Growth Management Strategy contained in this Element is intended to be the
framework for a future Growth Management Program (GMP). This GMP should
be designed to influence adequacy of public facilities and services in relation to
the location, phasing, type, quality and intensity of new development and
redevelopmerit. It should also take into consideration the existing communities
and resources of Temecula, the Sphere of Influence, and Environmental Study
Area. All the policies of this Element, in essence, support this goal.
Policy 2.1 Prepare and implement a Growth Management Program for Temecula.
Policy 2.2 Insure that phasing of 'public facilities and services occur in such a way
that new development is adequately supported as it develops.
Policy 2.3 Establish and maintain level of service standards in order to document
adequacy requirements.
Policy 2.4
Encourage development of Village Centers, as defined in the Land Use and
Community Design Elements to reduce public service costs and
environmental impacts through compatible land use relationships, and
efficient circulation and open space systems.
Policy 2.5
Encourage new development that helps to create and maintain a balance
between jobs and housing opportunities.
Policy 2.6
Establish priority growth areas within the City and Sphere of Influence
where near-term urbanization will be encouraged.
Policy 2.7
Discourage the use of assessment districts that promote urban sprawl and
premature urbanization in rural and agricultural areas.
Policy 2.8
Coordinate the Growth Management Program with the Congestion
Management Program as necessary.
TEM-01~P-~RO.MGT · January 4, 1993 Pag~ 6-23
CITY OF TEMECULA Growth Management/Public Facilities Element
Goal 3
Effective and cost efficient sheriff, fire and emergency medical service within
the City.
Discussion Adequate levels of sheriff, fire and emergency services is essential in assuring the
security of life and property within the Study Area. Through monitoring of
service levels and projected development, the continued adequacy of these services
can be ensured.
Additim per
Planning Commission
Reeommena~tion
Additio~ per
Planning Commission
Recommendation
Policy 3.1
Coordinate with th8 County of Riversida to provide sheriff service at
standard levels of .~rvice. Strive to provide a minimum of one full-time
officer per 1,000 residents for police protection services.
Policy 3.2
Coordinate with the CoUnty of Riverside to provide fire and paramedic
s~rvie~ at standard lo,~ls of s~rvico. Strive to provide a minimum
response time of between 7 and 10 minutes of an alarm for 90 percent
of all fires, in accordance with the Riverside County Fire Protection and
Emergency Master Plan.
Policy 3.3
Require new development to address fire and police protection in a pro-
active and preventative way through street design, orientation of
entryways, siting of structures, landscaping, lighting and other security
features.
Policy 3.4
Coordinate with the County of Riverside in the location and phasing of -
new sheriff facilities or fire stations to ensure that adequate service levels
are maintained.
Policy 3.5
Promote the establishment of Neighborhood Watch Programs in
conjunction with the Sheriff's Department to increase the surveillance of
neighborhoods.
Policy 3.6
Consider the provision of police services by the City if it is more cost
effective than contracting with the County of Riverside.
Policy 3.7
Promote community awareness regarding drug use and gangs through the
Police Department, P'.:~!~z Community Service Department, and public
service organizations.
TEM..0P/)6GP-GRO.MGT ' January 4, 1993 Page 6-24
CITY OF TEMECULA Growth Management/Public Facilities Element
Goal 4
Discussion
Policy
A quality school system that contains adequate facilities and funding to
educate the youth of Temecula.
Additional school facilities and funding is necessary to ensure that the high quality
of education is extended to future residents of the City. Mitigating impacts of
development on the school system through the imposition of development fees,
and coordinating planning projections with the School District are the primary
mechanisms to sustain quality educational services.
4.1
Policy 4.2
Policy 4.3
Policy 4.4
Policy 4.5
Policy 4.6
Coordinate with the Temeeula Valley Unified School District when
considering General Plan amendments, development agreements, and
annexations in order to assist the School District with information so that
the District may provide school facilities to meet the needs of the
community in a timely manner.
Promote and encourage the phasing of project development so that the
School District may plan, finance and construct school facilities intended
to serve the development.
Review proposed development in the context of the adequacy of present
and future school facilities.
Provide safe access for school children walking, bicycling, or driving to
and from school sites through coordination between the school district, and
City departments of Planning, Public Works, and Engineering.
Pursue the establishment of a trade school, junior college or 4-year college
in Temecula that offers an emphasis in the education required by the
engineering, biotechnical and biomedical industries located in Temecula.
Plan for the joint use of school/municipal facilities wherever feasible and
desirable including the joint use of school grounds, buildings, City parks,
multi-purpose buildings and recreation facilities.
Goal 5
Discussion
Public and Quasi-public facilities and services which provide for the social,
cultural, civic, religious, and recreational needs of the cowanunity.
As the City matures and new development consumes proportionately less attention
and resources, the public and quasi-public contributions to community satisfaction
and quality of life increase in importance. The intent is to establish the
acceptability and desirability of certain quasi-public uses in the City's evolving
land use pattern.
TEM-01~06~P-GRO.MGT · January 4, 1993 Pag~ 6-25
CITY OF TEMECULA Growth Management/Public Facilities Element
Policy 5.1
Acquire a civic center site and construct permanent City Hall facilities
when feasible.
Policy 5.2
Continue to encourage citizens to participate in community programs and
volunteer for public service positions.
Policy 5.3
Evaluate the feasibility of providing child care facilities in connection with
employment-generating uses.
Policy 5.4 Encourage the development of a senior citizens center(s).
Policy 5.5
Encourage the provision of cultural facilities within the community
including art museums, theaters, a performing arts center, special
exhibitions, an outdoor amphitheatre, and Indian Culturai Interpretire
Center.
Policy 5.6
Encourage the provision of special recreation facilities such as a stadium,
a zoo, and an amusement park.
Policy 5.7
Encourage the sharing or combining of public facilities for educational,
cultural, and recreational purposes to more efficiently utilize public spaces
and to provide viable community gathering areas.
Policy 5.8
Encourage the availability of sites for religious institutions and other quasi-
public uses in the CityZ
Policy 5.9
Cooperate with Riverside County to provide for library facilities and
services that are consistent with community needs.
Policy 5.10 Continue to assist non-profit community organizations in terms of
financial and other forms of support to the extent feasible.
Goal 6
A water and wastewater infrastructure system that supports existing and
future development in the Study Area.
Discussion
Water availability is a critical determinant in Southern California's future growth
and development. By working closely with the Rancho California Water District
and Eastern Municipal Water District in developing supply options; conservation
techniques, including the use of reclaimed water; and development monitoring
systems, the City can ensure that development does not outpace the long-ten
availability of water. Close coordination with Eastern Municipal Water District
in the timely expansion of wastewater treatment facilities is equally important to
the community's well-being.
TEM-0r~,~P-ORO.MC;T · January 4, 1993 Page 6-26
CITY OF TEMECULA Growth Management/Public Facilities Element
V. IMPLEMENTATION PROGRAMS
A. Growth Management Program
Addition per
Plenning commission
Re~omrnendatlon
Prepare a Growth Management Program for Temecula that is linked to other City
programs including the 5-year Capital Improvement Program, the Congestion
Management Program, facilities and services master plans, and fee ordinances. The
Growth Management Strategy provided in the Growth Management/Public Facilities
Element should guide the scope .and focus of the Plan.
B. Fire, Emergency Medical, and Police Protection Services
1. Incorporate "defensible space criteria" within the Development Code and through
other ordinances to address crime prevention. Such criteria may include:
Proper street and walkway lighting;
Adequate off-street parking;
Sufficient access to buildings and public spaces for surveillance;
Burglary-resistant hardware and alarm systems;
Proper landscaping of residential, commercial and industrial buildings to
facilitate surveillance and minimize places for concealment; and
Door, walkway and window locations in building design that permits
surveillance from the street.
2. Periodically evaluate levels of sheriff, fire and emergency medical services, based
on changes in population and development, with the County service providers.
Consider the establishment of a Fire Facilities Impact Fee whereby new
development projects are assessed a pro-rata fee to pay for fire protection
facilities and equipment that serve the development.
C. School Facilities
Request the School District to provide the City with information concerning
potential impacts associated with proposed residential development. The
information should include a status report of the available school facilities to
serve proposed projects. To the extent that adequate school facilities are not
available on a timely basis, the City will seek to assist the District and developers
in arriving at a solution to provide adequate school facilities, to the extent
economically feasible.
Coordinate with developers and the School District to ensure that school sites are '
adequately sized and located to meet increases in demand. Require proposed
projects with school sites to include a phasing plan that links project development
with the provision of a school facility when needed.
TEM-01~6GP~3RO.MGT · January 4, 1993 Page 6-29
CITY OF TEMECULA Growth Management/Public Facilities Element
3. Work with the School District and developers as appropriate to seek funding for
new school facilities from all possible sources.
D. Public/Quasi-Public Facilities
Identify and solicit funding from additional sources to supplement cultural,
community, and library facilities and services. Such funding sources may include
state and federal grants and loans; public and private donations; sponsorships by
local and national corporations; and other private individuals and groups.
Encourage the County to provide a range of health rclateci facilities in the Study
Area to meet the needs of the growing population including, rehabilitation
centers, walk-in medical centers, clinics, and full-service hospitals.
3. Encourage the se~a~ide designation of land for religious institutions, where
deemed necessary or desirable, within master planned communities.
4. Coordinate with the County of Riverside in the location, facilities, and services
of new branch libraries needed to serve existing and future development.
5. Consider the establishment of a local library impact fee to offset the cost of
providing new libraries facilities to serve new development.
6. Work with the development community in the selection and dedication of land
for a future civic center.
Evaluate the feasibility of establishing a staff position for a Community
Services Officer. The Officer would coordinate and disseminate information
on public/private cultural events, volunteer opportunities, and community
organizations; and assist new families in becoming familiar with the
coDllnunity.
E. Water and Wastewater Facilities
Encourage water district programs that promote water conservation and ultimately
reduce the demand for water and wastewater capacity.
2. Require new development to use reclaimed water, when feasible, for irrigation
purposes.
3. Assist the water districts in projecting demand for water and wastewater service,
and in projecting new capacity requirements.
TEM-OI~0~3P-GRO.MGT · January 4, 1993 Page 6-30
CITY OF TEMECULA Growth Management/Public Facilities Element
F. Drainage Facilities
Establish guidelines for the development of regionally compatible flood control
facilities, and include criteria for the preservation of natural watercourses or the
development of greenbelt areas.
2. Review developer funded improvements to determine compatibility with existing
and proposed regional, primary and secondary flood control facilities.
3. Identify and prioritize areas of excessive flooding and encourage the District to
construct the appropriate flood control facilities to ensure public safety.
P-$opm~ Facilitate the preparation of a master plan of drainage to establish the
basis for a concerted effort towards the funding and construction of primary and
secondary flood control facilities.
G. Solid Waste Disposal
Assist the Riverside County Solid Waste Management Department, when
appropriate and feasible, to implement the objectives and policies of the County's
Solid Waste Management Plan. Support and coordination may involve assisting
in locating cost effective and environmentally acceptable solid waste sites and
facilities; and establishing public service litter clean-up programs.
2. Encourage participation by private businesses in the household hazardous waste
roundups, as provided for in the City's Household Hazardous Waste Element.
3. Develop a public awareness program to encourage participation in the quarterly
household hazardous waste roundups.
TEM-01~06GP-(3RO.MGT · January 4, 1993 Page 6-31
Cimpter ~epen
PUBLIC SAFETY
CITY OF TEMECULA Public Safety Element
I. INTRODUCTION
The purpose of the Public Safety Element is to provide a comprehensive planning
framework for the protection of the community from the threat of natural and man-made
hazards. The Public Safety Element is the primary tool for identifying hazards that must
be considered in making land use decisions. The Element also establishes goals, policies
and implementation programs to guide and direct local government decision-making in
safety-related issues.
A number of local, State and federal agencies are charged with public safety responsibilities.
The Public Safety Element accordingly focuses on coordination with these agencies.
A. Authorization and Scope
California State law (Government Code Section 65302(g)) requires that every City
prepare and adopt a Safety Element as follows:
'~ safety element for the protection of the community from any
unreasonable rislcs associated with the effects of seismically induced surface
rupture, Found shaking ground failure, tsunami, seiche, and dam failure;
slope instability leading to mudslides and landslides...; subsidence and other
geologic hazards known to the legislative. body; flooding; and wiM land and
urban fires. The safety element shall include mapping of known seismic and
other geologic hazards. It shall also address evacuation routes, peakload
water supply requirements and minimum road widths and clearances around
structures, as those items relate to identified fire and geologic hazards."
The Public Safety Element must address the issues listed above only to the extent that
the issues they pertain to the community. In addition, because the Temecula Study
Area is lodated within Seismic Zone 4, the Public Safety Element must also address
hazardous buildings.
B. Related Plans and Programs
There is a complex body of State and federal legislation that relates to the protection
of the public's health and safety and protection of environmental resources. The
following section briefly summarizes legislation bears directly on City decision-making
with regard to land use and physical development.
1. Alquist-Priolo Special Studies Zones Act
The Alquist-Priolo Special Studies Zones Act requires the State Geologist to
delineate and map special studies zones along all potentially and recently active
fault traces. The Alquist-Priolo Zones are usually one-quarter mile in width. The
Act prohibits the location of structures for human occupancy within 50 fe~t of an
Alquist Priolo Zono active fault. The 50-foot set-back requirement can be
CITY OF TEMECULA ~
Public Safety Element
2. Liquefaction and Subsidence/Slope Instability
The potential for liquefaction in an area is a function of soil type and depth of
groundwater. Soils that are poorly consolidated and combine with groundwater
during an earthquake loose their shear strength and take on the properties of a
heavy liquid. Liquefaction can result in the loss of foundation support, ground
failure due to lateral spreading, and settlement of affected soils. Areas of
potential liquefaction are located along the Santa Gertrudis and Temecula Creeks,
as shown in Figure 7-2.
Subsidence is the shrinking of earth material caused by natural or artificial
removal of underlying support. This process occurs in poor, uneonsolidated soils,
and poorly compacted fills. Seismically-induced groundshaking, both local and
regional, and heavy rainfall are naturally-induced causes of subsidence. The
potential for subsidence exists in Murrieta, Temecula and Wolf Valleys, as shown
on Figure 7-2.
Landslides are another geologic process that can be induced by seismic activity.
This process involves the downslope movement of geologic materials. The
stability of slopes is related to a variety of factors including, the slope's
steepness; the strength of geologic materials in terms of resistance to the
downslope stress of gravity; the characteristics of bedding planes, joints and
faults; surface water and groundwater conditions; and other factors. Potential
landslide conditions in the hillside areas of the Study Area may pose constraints
to development.
B. Fire Hazards
1. Natural Fire
The Temecula Study Area is surrounded by rolling foothills and mountains, and
is accordingly at risk of wildland fire. The Santa Ann Mountains are located
west of the Study Area. Located to the south are the Santa Margarita and Agua
Tibia Ranges. Figure 7 3 is a map of fir~ baird c, everity aroac in the Study
Fire in undeveloped areas results from the ignition of accumulated brush and
vegetation. The most critical times of year for wildland fire are late summer and
fall when Santa Aria winds bring hot, dry desert air into the region. The air
temperature quickly drys vegetation, thereby increasing the amount of natural
fuel. Development pressures increase the threat of wildland fire on human
populations and property as development pushes to the fringes of major forests .
and brush areas. Increased human presence in wildland areas likewise increases
the potential for man-induced wildland fire.
TEM-0]~07OP-PUB.SAF · Date: January 4, 1993
7-6
CITY OF TEMECULA Public Safety Element
2. Urban Fire
The predominant land use in the Temecula Study Area is low density residential
development. The Study Area has experienced rapid development the past
decade, and this trend is expected to continue. As the number of structural
features increase, so does the incidence of fire. Building conditions that affect
fire control include: type and use of structure; area of building; number of stories;
roof covering materials and adjacent uses.
Certain development patterns pose more difficult fire problems. These include
multi-story, wood frame, high density apartment development; large continuous
developed areas with combustible roofing materials; and facilities that use and/or
store hazardous materials. Several older residential tracts in the City feature
wood shake roofs which increase the potential for ignition and spread of fire. In
addition, the fire department has identified that facilities located in the Ranthe
California Business Park utilize and store hazardous materials.
C. Flood Hazards
Several 100-year floodplains have been designated in the Temecula Study Area and
are shown in Figure 7-3. A 100-year floodplain is defined as an area that has a ons
poresat or groatsr ohanoo of ~xp~rieneing flood inundation in any given y~ar, as an
area where flooding is estimated to occur on an average of once in 100 years (i.e.,
a 1% probability of occuring each year). Areas of 100-year flooding exist adjacent
to Murrieta Creek from Cherzy Avenue, easterly to the Santa Margarita River; along
Santa Gertrudris Creek from Murrieta Creek to the San Diego Aqueduct; and along
Temecula Creek from Murrieta Creek to the San Diego aqueduct.
Existing developed areas are located within the 100-year floodplain areas, and these
structures am at risk in the event of a 100-year flood. The potential for flood damage
is largely confined to Murrieta Creek from Cherry Avenue to approximately one-half
mile east of First Street. In the event of a 100-year flood (or greater), along Murrieta
Creek, there is the potential for severe flood damage to existing commemial, industrial
and retail development located along Diaz Road, Pujol Street and Front Street. The
Riverside County Flood Control district is finalizing plans for flood control
improvements to Murrieta Creek. which are anticipated to be ~nir,.hed in ***. The
Growth Management/Public Facilities Element discusses these improvements in greater
detail.
D. Dam Inundation
Flooding from dam failure can result from natural and man-made causes including
earthquakes, erosion, improper siting and/or design and rapidly rising floodwater
during heavy storms. The type of failure, ranging from instantaneous to gradual, is
dependent on the building material of the dam.
TEM-01',07GP-PUB.SAF · Date: January 4, 1993
Pag~ 7-8
CITY OF TEMECULA Public Safety Element
Deletion per
Planning Commission
Reeommenetlon
As shown in Figure 7-4, the Temecula Study Area is subject to inundation from three
dams located in the surrounding area:
Lake Skinner is an 43,800-acre feet earthen dam located northeast of Temecula.
Failure of the Lake Skinner Dam would result in flooding along Tucatota Creek
and Benton Road.
Railroad Canyon Dam is 11,000 acre feot in sizo and ic looatod northwest of
Temecula. Dam failure va3uld cause cubctantial flooding to Lake Elsinore. If
thic reoeptaole ic full, seriouc flooding would oocur around and downetream of
Lake 1;;lsinore, including the Temeoula area.
Vail Lake is located to the east of the Study Area. Dam failure of this 51,000
acre feet facility would cause flooding in the Pauba and Temccula Valleys.
Interstate 15 and an adjacent 3-mile area would also flood.
Dam failure will cause loss of life, and property damage. Other efteeLs include
displacement of persons residing in the inundation path and damage to infrastructure.
E. Hazardous Waste
Modern technology and our high standard of living has led to a dependence on
products containing hazardous materials. A material is considered hazardous when it
exhibits corrosive, poisonous, ~ammable and/or reactire properties, and has the
potential to harm human heath and the enviwnment. Hazardous materials are
generally substances used to produce high technological products. In contrast,
hazardous wastes are chemical remains. These substances are no longer usable and
need treatment and/or disposal. Storage, treuspon and disposal of these materials
require careful and sound management practices.
Hazardous materials are utilized by a number of businesses in Temecula. In addition,
a number of common household products contain hazardous materials. Proper
management and disposal of hazardous wastes is necessary to avoid adverse human
health and environmental impacts.
F. Transportation Incident
The Study Area is transected by Interstate 15 and State Highway 79. These facilities
serve as vital links to major metropolitan centers in southero California and the
demand for these facilities is expected to increase as development continues in the
Study Area. In addition to volume as a function of transportation incident, the
transportation of hazardous materials on freeways increases the risks associated with
an accident.
The air treusportatiOn system is an additional safety-concern. The French Valley
Airport is located within the Sphere of Influence, and general aviation flight paths are
TI~M.Ol~O7Op-pUB.SAF · Date: January 4, 1993 Pa~c 7-10
c~t~r ~¥,
NOISE
CITY OF TEMECULA Noise Element
Nois~
Location
1
3
4
6
7
8
9
10
monitored during the peak traffic hour to represent maximum noise levels, or
during off-peak conditions and then modified to reflect peak traffic conditions.
15
16
17
18
19
SFD
IND
COM
MS
Figure 8-2 and Table 8-1 provide noise measurement data and site descriptions
for the nineteen monitoring locations. As shown therein, noise levels exceeded
the 60 dBA criteria (established for locating sensitive land uses) in all but five
locations. Noise levels exceeded the 65 dBA criteria ( for prohibiting residential
development without adequate mitigation) at seven of the nineteen locations. Six
of these locations are noise sensitive recaptots.
Table 8-1
Existing Noise LeveLs
Day Time
7/19 5:28 p.m.
7/19 5:19 p.m.
7/19 12:34 p.m.
7/19 5:(30 p.m. 59.7
7/19 4:43 p.m. 65.0
7/19 12:52 p.m. 54.6
7/19 1:46 p.m. 66.8
7/18 5:51 p.m. 67.1
7/19 2:36 p.m. 58.1
7/19 2:14 p.m.
Measured Ad~__qed
60.3 602
59.2 59.2
58.8 60.2
54.7 62.2
11 7/19 12:15 p.m. 59.3
t2 7/19 5:50 p.m. 68.1
13 7/18 5:18 p.m. 66.9
14 7/18 5:36 p.m. 58.6
7/19 4:01 p.m. 66.0
-71.0
7/19 3:22p.m. 59.9
7/19 3:11 p.m. 55.1
7/19 11:56 a.m. 64.0
7/19 3:40 p.m. 69.1
= Single-Family Dwelling
= lnduettial
= Commercial
= Middle School
Land
Use Description
SF'D Residence at comer of Rori paugh and Niceins
SFD Midblock noise from Calla Medusa
MS Noise outside classroom at Margarita Middle
School
59.7 OS Park noise near playground and bar-b-qua ares
65.0 SFD Noise from Ranthe California Road; 20-25' above
grade
54.6 ES Noise in front of classroom next to front paricing
area; kids playing
66.5 SF'D Noise from C, eemic Dr. house 5 feet above grade
67.1 OS Duck Lake Park; noise froin Ranabe California
R~ad
60.1 SFD Very high speeds on Pauba Rck some noise
attenuation from vegetalion and short brick well
OS Recteatiorml park; hesse from children,
maintenance activities, aircraft and Off-Road
Vehicles in distance
61.2 HS Noise at Temeeula Valley High School be.seball
field away from permanent school structugs
68.1 SFD Noise at corner of Front and Main
66.9 ES Noise in front of Hillneat Cardan School from 1-
15 and mobile homes
58.6 CC Noise at La Petit Pgsehool child care center:
primarily from freeway, some from Santiago and
Yne= Rds.
66.0- IND/ Noise at property line botwcee C.L. Pharns Ready
71.0 COM. Mix and office/retail perking lot
62.0 SFD Residcnce at comer of Pala/Cupeno and Hwy 79
57.0 SF'D Midblock rest dance setback from Hwy 79; adjaeem
to Ranabe Fnait Market
65.6 MS Noise at Temecula Middle School; garciening and
maintenance aetivi6es on school property
71.5 SFD Corner home with high speed vehicles on Pale
Road
ES = Elementary School
HS = High School
CC = Child Care
OS = OS
TEM-OI%O~GP-NOI,SE · Date: January 4, 1993
PaF 8-~
CITY OF TEMECULA Noise Element
the traffic volume, vehicle mix and speed, and roadway geometry, to
compute typical equivalent noise levels during daytime, evening and
nighttime hours. The rez~:~:=n'. resulting noise levels are then weighted and
summed over 24 hourly periods to determine the daily CNEL value. Noise
contours are derived through a series of computerized iterations to provide
CNELs. Table 8-2 reflects the existing CNEL Range at 100 feet from the
centerline for major roadways in the City. As shown, Interstate 15 is the
only roadway with a CNEL level in excess of 75 at 150 feet from the
roadway. Portions of Winchester Road, Raneho California Road and State
Route 79 have noise levels over 65 CNEL, and portions of Jefferson
Avenue/Front Street, Ynez Road and Pala Road have noise levels over 60
CNEL.
Table 8-2
Existing CNEL Rnnge at 100 Feet from Centerline
Roadways CNEL Range
Interstate 15 74.4 - 753
Winchester Road 62.7 - 72.4
Nicholas Road 53.2 - 53.2
Solarm Way 52.0 - 57.5
Marganta Road · 46.6 - 59.5
Moraga Road 563 - 563
Rancho California Road 57.5 - 65.7
Rancho Vista Road 55.8 - 59.0
Pauba Road 51.8 - 54.3
Santiago Road 51.7 - 51.7
Jedediah Smith Road 49.9 - a9.9
SR-79 64.7 - 68.8
Diaz Route 59.8 - 59.8
Jefferson Avenue/Front Street 56.7 - 64.6
Ynez Road 52.5 - 64.9
De Ponola Road 47.9 - 47.9
Rainbow Canyon Road 53.5 - 53.5
Pain Road 6L9 - 62.6
La Paz Street 50.5 - 50.5
Calle Medusa Road 51.1 - 51.1
La Serena Way 52.6 - 54.9
I AI l~O feel from centerline.
~P.M-01~gGP-NOt,qE · Date: january 4, 1993
Page 8-9
CITY OF TEMECULA Noise Element
Ill.
GOALS AND POLICIES
Goal 1
Discussion
Policy
Land use planning that provides for the separation of significant noise
generators from sensitive receptor areas.
The separation of noise generaton from sensitive mceptors will result in an
exterior environment that requires minimal mitigation to meet acceptable noise
levels. Proper planning will ensure that sensitive recoptors are not impacted by
noise hazards by locating these land uses distant from each other. Noise hazard
areas will be considered to include locations within the 65 CNEL contour of
master planned roadways, railroad corridors, aircraft flight paths, and industrial
facilities.
Policy 1.2
Policy L3
Policy 1.4
Policy 1.5
Policy 1.6
Policy 1.7
Policy 1.8
Discourage noise sensitive land uses in noisy exterior environments unless
measures can be implemented to reduce exterior and interior noise to
acceptable levels. Alternatively, encourage less sensitive uses in areas
adjacent to major noise generators but require appropriate interior working
environments.
Limit the hours of construction activity in residential areas in order to
reduce the intrusion of noise in the early morning and late evening hours,
and on weekends and holidays.
Pr~para a comprehensive community Noir~ Ordinance or other
implomontation program that Incorporate noise sUmdards in the
Development Code to ensure that residents are not exposed to excessive
levels of noise from stationary sources.
Require pwposed industrial or commercial projects located near existing
or planned residential areas to demonstrate that the project when
constructed, will comply with the City noise requirements.
Work with the school district to relocate the school bus maintenance yard
to an area that will not adversely impact sensitive receptors.
Ensure that current noise hazard areas in the City are identified, quantified,
and mapped in a form that is available to decision makers.
Utilize the information from the noise contour map in the General Plan in
the development review process to ensure that noise sensitive land uses are
not located near major stationary noise sources.
Minimize noise conflicts between land uses and the circulation network.
TEM.01~eGP-NOI.SE · Date: January 4, 1993 Page 8-16
CITY OF TEMECULA Noise Element
IV. IMPLEMENTATION PROGRAMS
A. Plans and Ordinances
'1.
Incorporate measures into all development projects to attenuate exteriorAnterior
noise levels to acceptable levels. The City's noise standards for land use
compatibility are provided in Table 8-4. These standards shall be adhered to and
implemented during the review of all proposed development projects.
L4~d Use
Hillside Residential
Very L~w Residential
Low Medium Residential
Medium Residential
High Residential
Neighborhood Commercial
Community Commercial
Highway/Tourist Commewial
Service Commercial
Pwfessiona| Office
Business Park/Industrial
PublicAnstitutional Facilities
Open Space/Recreation
Schools
Table 8-4
Land Use with Noise Standards
Interior Standard [ Exterior
Standard
45 651
7O
50 70
55 75
50 70
-- 7e C6S~
50 65
Pursuanl to Plans and Ordinances No. Z. a mmamum exle~or noise level up Io 70 dB CNEL is allowed for
MuBiple-Family Housing.
Exterior living areas of multiple family uses Should have a maximum
noise level of 65 CNEL. A combination of site planning techniques,
noise walls, and architecture treatments should be incorporated into the
design of a project to ensure that the 65 CNEL is achieved. In multiple
family uses where all of preceding mitigation measures have bean
incorporated into the project design and the exterior living area still can
not be mitigated to 65 CNEL. a maximum exterior noise level of up to 70
CNEL may be allowed.
Enforce the Noise Ordinance for all non-emergency construction
operations.
Require a revision to the noise contour map with every General Plan
Update.
TI~I-OIM}SOP-NOISE · Dam: January 4, 1993 PaF 8-19
NUCLEAR HAZARD ZONE
Laguna
Orange County '\..,._...,~..
Lake Forrest '~'
Riverside
County
San
San Onofr~
,'Fallbrook
estion
Pathway
Zone
,Temecula
Hwy 79
Emergency Planning
Oceanside
Public Education Zone
San Diego
County
eEscondido
the City of
EC
TEM ULA
General Plan Program
RGUI~E 31
Chapter Ten
COMMUNITY DESIGN
CITY OF TEMECULA Communi~ Design Element
Policy 1.1
Policy 1.2
Policy 1.3
Policy 1.4
Policy 1.5
Promote the development of a comprehensive system of trails and open
space areas that connect schools, public recreation areas, residential areas
and commercial centers.
Formulate a Master Plan for the Old Town Area including a detailed
action plan for implementation.
Develop design standards to enhance the visual character of commercial
centers that are located adjacent to 1-15.
Promote community identity by providing specially designed gateway
signage at the primary entrances to the City.
Maintain and incorporate natural amenities such as rock outcroppings,
indigenous vegetation, streams and watercourses into development projects
to protect the environment and provide natural landscaping, protect views,
and to provide recreational opportunities in order to maintain the quality
of life,
Goal 2
Design excellence in site planning, architecture, landscape architecture and
signage in new development and modifications to existing development.
Discussion The commercial and residential areas in Temecula need strong design
coordination, improved circulation linkages, open space linkages, outdoor
pedestrian spaces, and a greater emphasis on quality architectural and landscape
design.
Policy 2.1
Establish and consistently apply design standards and guidelines for
residential and non-residential development.
Policy 2.2
Promote a cohesive and integrated pattern of development for large
undeveloped areas, by requiring the preparation of Specific Plans.
Policy 2.3
Provide development standards to ensure higher quality design that is well
integrated with the infrastructure and circulation systems.
Policy 2.4
Formulate flexible design standards for commercial development that
enhances the special identity and visual character of the commercial
development.
Policy 2.5
Limit light/glare pollution through design standards for outdoor lighting
and the use of low ~ad~:m intensity lights.
Draft Dan: hnuaty 4, 199~
Pag~
CITY OF TEMECULA Communi.ty Design Element
Policy 4.2
Policy 4.3
Policy 4.4
Policy 4.5
Policy 4.6
Policy 4.7
Policy 4.8
Formulate a comprehensive streetscape program for the major streets in the
City, including unified landscaping, lighting. paving patterns, and other
public improvements.
Encourage variety in the design of sidewalks and trails, with respect to
alignment and surface materials, to provide a convenient and enjoyable
experience for the users.
Establish a citywide street tree and median/Slope planting program.
Where feasible, require the provision of landscaped parkways between
roads and sidewalks.
Arterial roads should be designed as landscaped parkways that serve as
unifying urban design elements.
Encourage the use of drought rc.%':.r'n: tolerant landscape materials that are
easy to maintain and are approved by the City's Parks and Recreation
Department.
Tho City should Establish and enforce weed abatement programs on
undeveloped properties and along major anerials.
Goal 5
Discussion
Protection of public views of significant natural features.
One of Temecula's most important resources is its environmental setting. Situated
in the Temecula Valley, surrounded by rolling hills and along Murrieta and
Temecula Creeks, the community desires to protect and enhance the views to, and
from, these natural features.
Policy 5.1
Policy 5.2
Policy 5.3
Work with the County of Riverside to protect the surrounding hillside
areas.
Promote the development of turn-outs on scenic roads.
Require the revegetation and maintenance of graded slope areas.
'r~M-01XIOGP.CDM.D~N · Draft Dat~: JanuaP] 4, 199'~
Page 10-7
CITY OF TEMECULA Community Design Element
Goal 6 Maintenance and enhancement of the City's public spaces and resources.
Discussion Temecula has an outstanding climate for outside activities. Pedestrian spaces,
sitting areas, plazas, outdoor restaurants should be considered as a part of
commercial development projects to take advantage of these opportunities. A
critical aspect of the provision of public spaces is the commitment to provide
necessary public services to ensure ongoing maintenance of the facilities.
Policy 6.1
Provide for street furniture in areas with high pedestrian activity and
pwvide for shade trees in shopping areas.
Policy 6.2
Establish improvement plans for the City's public spaces and include
these plans in the Capital Improvements Program.
Policy 6.3
Assure that operating and maintenance costs are adequately provided
for public facilities.
Goal 7
Community gathering areas which provide for the social, civic, cultural and
recreational needs of the community.
Discussion
Policy
The design of projects rascals-to should encourage pedestrian activities and provide
for public plazas and open spaces which promote social interaction and greater
civic identity. The concentration of commercial, office public, and recreational '
uses will generate activity centers within the community that further enhance
Temecula's sense of place.
7.1
Policy 7.2
Policy
Policy 7.4
Policy 7.5
Encourage the development of public spaces and plazas within commercial
developments that can accommodate cultural and social events and
function as community gathering areas.
Encourage the development of multi-purpose facilities within commercial
developments that may be leased for a variety of public and private events.
Encourage the development of a range of uses within commercial
developments that provide for day and evening activities.
Encourage development of common areas and facilities within residential
developments to provide gathering areas for social and recreational
activities.
Encourage the development of employee lunch areas within the industrial/
business park facilities.
TI~-01U0~P-COStDS~ · Draft Dat~: Janum'y 4, 199t
Pags 10-8
CITY OF TEMECULA
Policy 7.6
Communi~ Design Element
Promote the provision of cultural facilities within the community
including art museums. theatres, performing art centers, outdoor
amphitheatres, and special cultural exhibitions.
T[~M-01\i0(Ip-COM.D~a · DtlIgt Dat~: hnt~af~] 4, 1993 Psg= 10-9
CITY OF TEMECULA Communi.ty Design Element
6. Pedestrian-Oriented Design
A significant effort should be placed upon encouraging site planning and design
in commercial and business areas that is sensitive to the needs of the pedestrian.
Typically, commercial development has emphasized the automobile rather than
the needs of pedestrians. Building design can more effectively serve pedestrian
needs through architecture that provides relief, and articulation at the first floor
level. Retail uses at this level can provide streetscape contiguity that are
amenable to the pedestrian. Continuous expanses of blank walls or sharp
unbroken vertical surfaces create a uncomfortable atmosphere for the pedestrian.
Examples of pedestrian-oriented design guidelines may include the following:
a. Pedestrian Circulation
Site Planning for commercial areas should carefully consider the relationship
between parking areas and pedestrian circulation patterns. Pedestrian areas
should be linked whenever possible to the city-wide open space and trail
system to facilitate travel by walking, biking or other non-motorized means.
b. Building Facades
The design of building facades should be architecturally interesting and in
scale with the pedestrian. The ground floor elevations should avoid large
blank walls, and windows and entrances should be located at frequent
intervals. Large wall surfaces should be divided with offsets to S
create distinctive shadow lines. The linear pedestrian linkage of building '
facades along major streets should not be disrupted.
c. Signage
A coordinated signage plan for development can be an attractive
enhancement to the project area. If the area has an overall theme, the
signage plan should be consistent with this concept. Signage should
designed at a scale that is not overpowering from the pedestrian's
perspective. For example, small signs with a unique texture, shape, or
interesting features can be more effective than large, massive or glaring
signage.
d. Streetscape Design
The design of the streetscape is one factor that can contribute to the needs
of the pedestrian. The effective design of the streetscape along exterior
streets, as well as interior streets is essential for the creation of a convenient
pedestrian environment. Continuity in landscape design, placement of street
furniture, sitting areas, and use of interesting paving patterns, lighting are
factors to be considered in development streetscape design.
TS~.OlXt0Gp-COM.llN · DrlLft Dat~: Janusry 4, 1993
10-17
CITY OF TEMECULA Community Design Element
F. Rural Character of Development
The City of Temecula has rapidly developed over the past few years from a
predominantly rural residential character to a more urbanized environment. Yet, there
remain specific areas that are lower density and rural in character. As the City
formulates development standard.', and effort should be made to pro~orv. o the character
of the~e areas. and engineering standards, such standards for rural areas should be
tailored to preserve the rural character as well as protect public safety. While most
of the community standards are appropriate for urbanized areas, rural residential
areas may require modified standard, v in subdivision requirements, zoning
regulations, and engineering public improvement standards. Such standards should
also focus on achieving a transition between rural areas and suburban/urban
development. This transition, through the u. ve of open space buffers and other
techniques, is important to ensuring compatibility between land u~es. The methods
identified below should be further defined and incorporated within the Development
Code and other regulations and ordinances. Whilo mo~.t of tho community standards
establi,~hed for urban devolopment ar~ appropriato, the rural r~idontial are~ may
roquire more ~o~tible standards, Special considerations for rural dov~lopmsnt may
include the folloxving:
Reductions in the minimum width of roadways and of street lighting
requirements;
Modifications to road pa-vomem design standards including the elimination of
vertical curbs, r.r.'4 paved guttel's, and sidewalks. Alternative drainage techniques
may be considered if adequate drainage conditions are provided.
Provision of open space and recreation buffers, increased setback, v, landscape
screening, and sensitive site planning should be considered in the design of
commercial and employment uses, and higher density residential projects. Like
product types and a step back in heights may also be appropriate for new
residential projects adjacent to existing large lot residential areas.
Where rural residential areas are near or adjacent to commercial or
employment uses, site and building design should minimize the intrusion of
lighting, glare and traffic noise.
Within or adjacent to rural reMdential areas, higher density projects should
contain lot sizes along the edge of the project and one lot dcop~ not less than
75 percent of the width of the lots of the abutting residential lot size. The lots
should also be aligned in such a way that there will be no more than two lots
abu~ing the existing residential uses.
TEM-01\10GP-(X}M.D~N{ * Draft Dart: January 4, 1993 Page 10-26
CITY OF TEMECULA Communi,ty Design Element
DietIon per
Planning Commission
R;;,~,T, men~ation
Some cities have established a separate board to review projects from the overall
design perspective. Design Review Boards are often established for Historical
Preservation Districts. Critics of this approach are concerned about the possibility of
creating addition layers of development review besides the Planning Commission and
City Council. Design Review Boards are typically comprised of Council-appointed
individuals, with representatives from the design professions.
Another approach may be to increase staff capabilities in the review and evaluation of
the design aspects of development review, by hiring plannc~ who have training in
landscape architecture and amhitectum. Also, many cities contract with local
landscape architects, engineers, and architects to provide planning review services.
D. Potential Ordinances
In addition to the Zoning Ordinance the City may consider other potential ordinances
that can implement the goals and policies of the Community Design Element.
1. Historic Preservation Ordinance
Historic Preservation Ordinance addresses historical buildings, sites and places
in the community. The ordinance would establish the process through which the
City may identify, and designate significant structures and sites as historically
significant. The ordinance would establish guidelines and procedures for
protecting and preserving the character of the historical resources. A city-wide
survey of resources would be completed. As a part of the ordinance, the City
may consider provisions that psrmit zoning, and parking varianoss provide
flexibility for zoning, parking and building code regulations to make
preservation more feasible when other alternatives are not available.
2. Enhanced Sign Ordinance
A detailed study of Sign Code provisions based upon the General Plan policies
should be conducted to assure consistency. Special guidelines would be
formulated for signage within residential, commercial and industrial areas. If
comprehensive signage programs are required the sign ordinance would indicate
the minimum requirements and characteristics of the privately initiated signage
programs.
E. Art in Public Plnees
Consideration should be given to the establishment of an Art in Public Planes Program,
Similar program= ha~o been ostablir. hod in a number of California oillos that require
contributions- for public art ba~d upon the building valuation for new projeots. As a
part of the o~tabli~-hment of the program the City, must consider the method of
administrating the program, guidelines for the soloorion of the artwork, Incalionel
TI~M-01XIOGP-COM.~ · Draft Datc: Janurn7 4, 1993
Pap 10-29
CITY OF TEMECULA Community Design Element
eritsria, oonstruotion guidalinss, oritsria for s61setion of artir-m, and ths rslationchip of
the art,,vorlc to land~oapo dosign and arehito~ture of the projeot.
Citiec v~hore An in Public~ Plao~ programs ha'w beon o~tablishod include the oitio~ of
Brea, Irvino, Santa Monic:a, and Fontaria.
TEM~)I\iCGP~OM.[~N · Draft Date: January 4, 1993 Pag= 10-30
Chapter Eleven
ECONOMIC DEVELOPMENT
CITY OF TEMECULA Economic Development Element
Policy 23
Policy 2.4
Policy 2.5
Promote development of properly located and well designed commercial
centers to meet the diverse service needs of the City.
Promote retail and other support activities that provide a broader selection
of high-quality goods and services for residents, workers and tourists,
including apparel, general merchandise, home furnishings and appliances.
Use redevelopment powers and opportunities to enhance development
opportunities.
Goal 3
Maintain an economic base to provide a sound fiscal foundation for the City
as well as quality community facilities and high service levels.
Discussion Prior to incorporation, the Temecula area experienced rapid growth under the
jurisdiction of Riverside County. With incorporation and the ability to capture
more local revenues, the City is now able to conduct fiscal planning in the context
of economic development. With economic development planning, Temecula has
an even greater opportunity to influence its fiscal base, resulting in a fiscal balance
across land uses.
Policy 3.1
Encourage a pattern of development that balances revenue generating land
uses in phase with other uses that have negative fiscal impacts.
Policy 3.2
Encourage the growth or relocation of industries that generate local tax and
employment advantages.
Policy 3.3
. Evaluate fiscal impacts of new development on an ongoing basis and
provide appropriate mitigation strategies.
Policy 3.4
Take advantage of Temecula's regional capture of taxable sales and
continue to establish Temecula as a retailing center along the Interntale 15
corridor.
Goal 4
Discussion
Establishment of a diverse education and training and job placement system
which will develop and maintain a high quality work force in Temecula.
Residents and employers have identified education as a key element in developing
the long-range economic base in Temecula. By providing superior educational
opportunities and resources, with an emphasis on practical educational programs
for the job mix required to serve the community, many residents will prefer to
work within the City. A full range of adult education, retraining, special
education, vocational/technical education and college/university level facilities and
TEM-01\IIGP-EC_DEV · Date: January 4, 1993 Page 11-6
CITY OF TEMECULA Economic Development Element
curriculums should be provided, aimed at responding to the educational needs of
the community through each phase of development.
Policy 4.1
Support economic development goals through a range of education and
training activities.
Policy 4.2
Establish a proactive, periodic dialogue early in the planning process
between the City and educational institutions, including school districts and
community colleges, on issues related to the phasing of development,
service standards and demands.
Policy 4.3
Explore the potential for a comprehensive extension center through UC
Riverside and/or the California State University system.
Goal 5
Discussion
Promote the advantages to businesses of locating in Temecuin, including cost
advantages, amenities, housing, community activities and civic services.
Tcmccula currently has a number of favorable employment growth conditions -
including demonstrated attractiveness to industry and an ideal locational
advantages for company headquarters. The City wishes to focus future efforts on
continuing to attract high quality clean industry. However, with the current
regulatory environment and rising land prices, the City may need to clearly define
incentives for businesses to locate in Temecula instead of other communities.
Policy 5.1
Policy 5.2
Policy 5.3
Policy 5.4
Develop and maintain a marketing program to publicize the virtues of
relocating to Temecula.
Monitor the economic conditions in Temecula in comparison to other
locations in California and throughout the nation to determine relative
advantages.
Monitor the supply of housing in relation to the supply of jobs in terms of
to balance area-wide jobs, households, worker earnings and housing
expenses.
Monitor existing businesses in Temecula and identify the elements of a
business retention program.
TEM-01\llGP-EC, DEV · Date: January 4, 1993 P~ge 11-7
CITY OF TEMECULA Economic Development Element
Goal 6
Discussion
per
Planning Commission
Reoommendation
Develop Temecula as a comprehensive, recognizable tourist destination, with
a range of attractions throughout and beyond the sphere of influence.
Because of its wine country location and historical significance, Temccula has
become a limited tourist destination point. For tourism to play an effective role
in the local economy, however, the industry must expand beyond Old Town and
seasonal attractions and provide for year-round activities capable of generating
greater tourist interest. Community leaders have expressed the desire to expand
Temecula's tourism industry in a manner that complements established residential
areas as well as businesses.
Policy 6.1
Policy 6.2
Policy 6.3
Policy 6.4
Encourage and enhance cooperative efforts with the wine-making industry
in the Temeeula Valley to promote Temecula as a destination resort.
Identify commercial recreation, convention and resort activities - including
golf-oriented resorts - that can take advantage of Temecula's character and
climate, while complementing wine-making activities.
Revitalize and enhance Old Town to expand its role in local tourism and
to improve its attractiveness, accessibility, and economic vitality.
Enhance the City's image through development of cultural facilities,
including performing arts,. museums and art in public plaoes.
TEMdI]\tlGP-EC, DEV · Date: January 4, 1993 Page 11-8
CITY OF TEMECULA Economic Development Element
2. Utilize the fiscal impact model on an ongoing basis to monitor
both General and Community Service District Fund fiscal .impacts as
development information becomes available.
3. Formulate land use mitigation strategies for projected deficits to incorporate a
balance of land uses that will provide sufficient revenue to cover new costs.
4. Define financing techniques that will assist in funding recurring costs in addition
to funding one-time capital improvements, allocating the impacts equitably
between new and existing development.
5. Evaluate fiscal impacts of future annexations on an ongoing basis.
6. Carefully evaluate long-term effects of proposed City sales tax rebates to large
retailers.
D. Education and Job Training
1. Explore long-range potential for locating a campus of the California State
University system within the Temeeula vicinity.
2. Designate a site for a community college in Temecula.
3. Establish an education and training eonsortium between the City, the school
districts and local employers.
4. Prepare information on advantages of Temeeula Unified School District and Mt.
San Jacinto Community College District.
E. Attracting Business
1. Work with the Temecula/Murrieta Economic Development Corporation to
promote the advantage~ of Temecula.
2. Continue to research market and demographic conditions to identify Temecula's
relative strengths and weaknesses to firms wishing to relocate.
3. Monitor existing and projected jobs/housing relationships to provide for housing
supply in balance with the labor requirements of local industry.
4. Develop commercial-oriented lodging on west side of Interstate 15.
5. Develop program to interview businesses that leave Temecula to better understand
corporate location policy.
6. Determine the impact expansion of the French Valley Airport would have on
businesses deciding to locate in Temecula.
7.' Work with local businesses to articulate and implement a business retention
program.
F. Developing Tourism
1. Determine threshold levels of golf, equestrian and related activities to provide a
viable resort environment.
2. Coordinate an annual program of events with local attractions, including Old
Town, golf, wineries, ballooning and future planned attractions.
3. Explore linkages .between Temeeula attractions and other attractions in southwest
Riverside County.
TEM-01\IIOP-ECDEV · Date: January 4, 1993 Pag~ 11-10
ATTACHMENT NO. 3
UPDATE PARCEL SPECIFIC LAND USE REQUEST MATRIX
~ Z Z
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