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HomeMy WebLinkAbout122017 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]. AGENDA TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA DECEMBER 20, 2017 — 6:00 PM CALL TO ORDER: Flag Salute: Roll Call: PUBLIC COMMENTS Next in Order: Resolution: 17-48 Ron Guerriero Guerriero, Telesio, Turley-Trejo, Watts and Youmans A total of 15 minutes is provided for members of the public to address the Commission on items that are not listed on the Agenda. Speakers are limited to three minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form may be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form may be filed with the Commission Secretary prior to the Commission addressing that item. There is a three-minute time limit for individual speakers. NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Action Minutes of December 6, 2017 1 2 Planning Application Nos. PA17-0317, a Conditional Use Permit, and PA17-0318, a Development Plan, for the construction of an approximately 5,712 square foot convenience store and automotive service station with a 700 square foot second floor dwelling unit for the proprietor of the business and a Type 20 ABC license for off -sale beer and wine located on the southwest corner of Temecula Parkway and Pechanga Parkway, Scott Cooper RECOMMENDATION: 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA DENYING PLANNING APPLICATION NO. PA17-0317, A CONDITIONAL USE PERMIT FOR AN AUTOMOTIVE SERVICE STATION, A TYPE 20 ABC LICENSE FOR OFF -SALE BEER AND WINE, AND A SINGLE DWELLING UNIT FOR THE PROPRIETOR OF THE BUSINESS LOCATED ON THE SOUTHWEST CORNER OF TEMECULA PARKWAY AND PECHANGA PARKWAY 2.2 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA DENYING PLANNING APPLICATION NO. PA17-0318, A DEVELOPMENT PLAN FOR THE CONSTRUCTION OF AN APPROXIMATELY 5,712 SQUARE FOOT CONVENIENCE STORE AND AUTOMOBILE SERVICE STATION WITH A 700 SQUARE FOOT SECOND FLOOR DWELLING UNIT FOR THE PROPRIETOR OF THE BUSINESS LOCATED ON THE SOUTHWEST CORNER OF TEMECULA PARKWAY AND PECHANGA PARKWAY COMMISSION BUSINESS 3 Appointment of Planning Commission Chairperson and Vice Chairperson for Calendar Year 2018 RECOMMENDATION: 3.1 Appoint the Chairperson, effective January 1, 2018, to preside until December 31, 2018. 3.2 Appoint the Vice Chairperson, effective January 1, 2018, to hold this office until December 31, 2018. 3.3 Recognition of outgoing Chairperson John Telesio 2 PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Community Development Department application and must be accompanied by the appropriate filing fee. 4 Planning Application Nos. PA17-1640, a General Plan Amendment to amend the underlying General Plan Land Use designations of Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) Land Use; and PA17-0741 a Specific Plan Amendment to the Roripaugh Ranch Specific Plan including an update to the development standards and facilities within the sports park, provide a greater variety of residential lot sizes, allow for age -qualified housing, add design guidelines and architectural styles for a multi -family development option, revise the circulation and aesthetics of Loop Road, improve trails and trail connections, update the landscape architecture master plan, and revise the development of Long Valley Wash as an amenity for the community while not increasing the number of dwelling units previously approved within the Specific Plan, Scott Cooper RECOMMENDATION: 4.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING ADDENDUM NO. 3 TO THE RORIPAUGH RANCH FINAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 97121030)" 4.2 Adopt a resolution entitled: PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN LAND USE DESIGNATIONS FOR THE PARCELS OF PHASE II OF THE RORIPAUGH 3 RANCH SPECIFIC PLAN TO A SPECIFIC PLAN IMPLEMENTATION (SPI) LAND USE (PA17-1640)" 4.3 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING AMENDMENT NO. 4 TO THE RORIPAUGH RANCH SPECIFIC PLAN (SP 11) (PLANNING APPLICATION NO. PA 17-0741)" REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, January 3, 2018, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NOTICE TO THE PUBLIC The agenda packet (including staff reports) will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 PM the Friday before the Planning Commission meeting. At that time, the agenda packet may also be accessed on the City's website — TemeculaCA.gov — and will be available for public viewing at the respective meeting. Supplemental material received after the posting of the Agenda Any supplemental material distributed to a majority of the Commission regarding any item on the agenda, after the posting of the agenda, will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula, 8:00 AM — 5:00 PM). In addition, such material may be accessed on the City's website — TemeculaCA.gov — and will be available for public viewing at the respective meeting. If you have questions regarding any item on the agenda for this meeting, please contact the Community Development Department at the Temecula Civic Center, (951) 694-6400. 4 ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA DECEMBER 6, 2017 — 6:00 PM Next in Order: Resolution: 17-48 CALL TO ORDER: Chairperson Telesio (5:00 p.m.) Flag Salute: Gary Watts led the Flag Salute ROLL CALL: Commissioners Present: Guerriero, Telesio, Turley-Trejo, Watts and Youmans Staff Present: Watson, Fisk, Marroquin, Cooper, Thomas, and Jacobo PUBLIC COMMENTS There were no requests to speak during Public Comments. NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 1 Minutes APPROVED 5-0; MOTION BY COMMISSIONER TURLEY-TREJO, SECOND BY COMMISSIONER YOUMANS; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, TURLEY-TREJO, WATTS AND YOUMANS RECOMMENDATION: 1.1 Approve the Action Minutes of November 15, 2017 PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. City of Temecula Page 2 Planning Commission - Regular Meeting Action Minutes December 6, 2017 6:00 — 7:15 p.m. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Community Development Department application and must be accompanied by the appropriate filing fee. 2 Planning Application Nos. PA17-0317, a Conditional Use Permit, and PA17-0318, a Development Plan, for the construction of an approximately 5,712 square foot convenience store and automotive service station with a 700 square foot second floor dwelling unit for the proprietor of the business and a Type 20 ABC license for off -sale beer and wine located on the southwest corner of Temecula Parkway and Pechanga Parkway, Scott Cooper A MOTION WAS MADE BY COMMISSIONER YOUMANS TO APPROVE THE CONDITIONAL USE PERMIT AND DEVELOPMENT PLAN WITH THE FOLLOWING MODIFICATION, TO MOVE THE DRIVEWAY AS STATED WITHIN THE GUIDELINES BY THE PUBLIC WORKS DEPARTMENT, AND SECURE THE AREA BEHIND THE CONVENIENCE STORE; SECONDED BY COMMISSIONER GUERRIERO; AYE VOTES FROM COMMISSIONERS GUERRIERO AND YOUMANS; NOES: TELESIO, TURLEY-TREJO, AND WATTS; THE VOTE WAS 2 — 3, AND THE MOTION FAILED. ON MOTION OF COMMISSIONER TURLEY-TREJO; SECONDED BY COMMISSIONER WATTS; THE PLANNING COMMISSION REQUESTED STAFF TO PREPARE A RESOLUTION WITH RECOMMENDED FINDINGS FOR DENIAL AT THE NEXT REGULAR MEETING. MOTION CARRIED 5-0 BY THE FOLLOWING VOTE: AYES: GUERRIERO, TELESIO, TURLEY-TREJO, WATTS AND YOUMANS; NOES: NONE RECOMMENDATION: 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0317, A CONDITIONAL USE PERMIT FOR AN AUTOMOTIVE SERVICE STATION, A TYPE 20 ABC LICENSE FOR OFF -SALE BEER AND WINE, AND A SINGLE DWELLING UNIT FOR THE PROPRIETOR OF THE BUSINESS LOCATED ON THE SOUTHWEST CORNER OF TEMECULA PARKWAY AND PECHANGA PARKWAY AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) 2.2 Adopt a resolution entitled: PC RESOLUTION NO. 17- 2 City of Temecula Page 3 Planning Commission - Regular Meeting Action Minutes December 6, 2017 6:00 — 7:15 p.m. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0318, A DEVELOPMENT PLAN FOR THE CONSTRUCTION OF AN APPROXIMATELY 5,712 SQUARE FOOT CONVENIENCE STORE AND AUTOMOBILE SERVICE STATION WITH A 700 SQUARE FOOT SECOND FLOOR DWELLING UNIT FOR THE PROPRIETOR OF THE BUSINESS LOCATED ON THE SOUTHWEST CORNER OF TEMECULA PARKWAY AND PECHANGA PARKWAY AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) Robert Zachowski addressed the Planning Commission J. O'Connor addressed the Planning Commission George Kypros addressed the Planning Commission Josephine Foster addressed the Planning Commission Francisco Lupursio addressed the Planning Commission REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT ADJOURNMENT he Planning Commission meeting was adjourned at 7:15 p.m., to the next regular meeting: Planning Commission, Wednesday, December 20, 2017, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. John H. Telesio, Chairperson Luke Watson Planning Commission Director of Community Development 3 PC DRAFT RESOLUTION CONDITIONAL USE PERMIT PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA DENYING PLANNING APPLICATION NO. PA17-0317, A CONDITIONAL USE PERMIT FOR AN AUTOMOTIVE SERVICE STATION, A TYPE 20 ABC LICENSE FOR OFF -SALE BEER AND WINE, AND A SINGLE DWELLING UNIT FOR THE PROPRIETOR OF THE BUSINESS LOCATED ON THE SOUTHWEST CORNER OF TEMECULA PARKWAY AND PECHANGA PARKWAY Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On February 16, 2017, Gregory Hann filed Planning Application No. PA17- 0317 a Conditional Use Permit, in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on December 6, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. D. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission rejected Planning Application No. PA17-0317, subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Required Findings. Pursuant to Temecula Development Code Section 17.04.010.E, the Planning Commission must make all of the following findings to approve the Conditional Use Permit: A. The proposed conditional use is consistent with the General Plan and the Development Code; B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures; C. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood; D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community; E. That the decision to conditionally approve or deny the application for a Conditional Use Permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal; In denying the Conditional Use Permit, the Planning Commission hereby finds, determines, and declares as follows: The proposed conditional use is not compatible with the nature, condition and development of adjacent uses, buildings and structures, and the proposed conditional use will adversely affect the adjacent uses, buildings or structures. The proposed project, is located directly next to a single family residential neighborhood. The proposed project, as designed, has an entrance and exit off of Cupeno Lane, which is the only entryway to the single family residential neighborhood that is located adjacent to the proposed project site. All the vehicles that enter the proposed project site must exit through Cupeno Lane. This means that traffic will be diverted directly into a residential neighborhood that is already overly congested with traffic. Additionally, the vehicles exiting off of Cupeno will shine their headlights directly into the residences that are located across the street from the proposed project. This will cause a constant glare from the headlights into the residences that are located across the street from the proposed project. Therefore, the proposed project, as designed, is not compatible with the adjacent single family residences. Section 3. CEQA. The Planning Commission's approval of this Resolution is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15270 as a disapproved project. Section 4. The Planning Commission hereby denies Planning Application No. PA17-0317, a Conditional Use Permit for an automotive service station, a Type 20 ABC License for off -sale beer and wine, and a single dwelling unit for the proprietor of the business located on the southwest corner of Pechanga Parkway and Temecula Parkway. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 20th day of December, 2017. John Telesio, Chairperson ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 20th day of December, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary PC DRAFT RESOLUTION DEVELOPMENT PLAN PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA DENYING PLANNING APPLICATION NO. PA17-0318, A DEVELOPMENT PLAN FOR THE CONSTRUCTION OF AN APPROXIMATELY 5,712 SQUARE FOOT CONVENIENCE STORE AND AUTOMOBILE SERVICE STATION WITH A 700 SQUARE FOOT SECOND FLOOR DWELLING UNIT FOR THE PROPRIETOR OF THE BUSINESS LOCATED ON THE SOUTHWEST CORNER OF TEMECULA PARKWAY AND PECHANGA PARKWAY Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On February 16, 2017, Gregory Hann filed Planning Application No. PA17- 0318 a Development Plan, in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on December 6, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. D. Based on the evidence presented at the aforesaid public hearing, including the staff report and oral and written testimony, the Planning Commission directed staff to prepare a Resolution of Denial of PA17-0318 for the next regularly scheduled Planning Commission hearing of December 20, 2017. E. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Findings. Pursuant to Temecula Development Code Section 17.05.010.F, the Planning Commission must make all of the following findings in order to approve the Development Plan: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; B. The overall development of the land is designed for the protection of the public health, safety, and general welfare. In denying the Development Plan, the Planning Commission hereby finds, determines, and declares as follows: The proposed use is not in conformance with the General Plan and other ordinances of the city. An automotive service station selling off-site beer and wine, with an attached dwelling unit for the proprietor, is a conditionally permitted use in the professional office zoning district. Because the conditional use permit was denied, this use does not conform to the General Plan or the other ordinances of the City since this is not an allowable use, absent a conditional use permit. Section 3. CEQA. The Planning Commission's approval of this Resolution is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15270 as a disapproved project. Section 4. The Planning Commission hereby denies Planning Application No. PA17-0318, a Development Plan for the construction of an approximately 5,712 square foot convenience store and automotive service station with a 700 square foot second floor dwelling unit for the proprietor of the business located on the southwest corner of Pechanga Parkway and Temecula Parkway. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 20th day of December, 2017. John Telesio, Chairperson ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 20th day of December, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary ELECT CHAIR AND VICE CHAIR a) Select nominations and vote for Chairperson to serve until the second meeting of December, 2018 b) Select nominations and vote for Vice Chairperson to serve until the second meeting of December, 2018 c) Recognition of outgoing Chairperson John Telesio City of Temecula Planning Commission Meeting December 20, 2017 A STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: December 20, 2017 TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Director of Community Development PREPARED BY: Scott Cooper, Case Planner PROJECT Planning Application Nos. PA17-1640, a General Plan Amendment SUMMARY: to amend the underlying General Plan Land Use designations of Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) Land Use; and PA17-0741 a Specific Plan Amendment to the Roripaugh Ranch Specific Plan including an update to the development standards and facilities within the sports park, provide a greater variety of residential lot sizes, allow for age - qualified housing, add design guidelines and architectural styles for a multi -family development option, revise the circulation and aesthetics of Loop Road, improve trails and trail connections, update the landscape architecture master plan, and revise the development of Long Valley Wash as an amenity for the community while not increasing the number of dwelling units previously approved within the Specific Plan. RECOMMENDATION: Adopt the proposed Planning Commission Resolutions recommending City Council approval of (1) an Environmental Impact Report (EIR) Addendum, (2) a General Plan Amendment, and (3) a Specific Plan Amendment. CEQA: Addendum to the Roripaugh Ranch Specific Plan EIR Section 15162, Subsequent EI Rs and Negative Declarations Name of Applicant: Roripaugh Ranch Phase 2 JDA and Wingsweep Corporation BACKGROUND SUMMARY The approved Roripaugh Ranch Specific Plan (RRSP) allows the development of 2,015 residential units on 804.7 acres, including 1,056 low and low medium density single-family units, and 959 medium density single family units. The RRSP also allows development of 15.4 acres (110,000 square feet) of commercial uses, a 12 -acre elementary school site, a 20 -acre middle school site, a 5.1 -acre neighborhood park, a 19.7 -acre community park with lighted athletic fields, 9.1 acres of private recreational facilities, 202.7 acres of biological habitat, 56.6 acres of flood control and landscaped slope areas, and a 2 -acre fire station. At build out, the project would have a gross density of 2.5 units per total acre and a net density of 4.88 units per residential acre. The project is required to construct a number of improvements, including regional and local roads such as Butterfield Stage Road, Murrieta Hot Springs Road, and Nicolas Road, and major sewer, water and drainage facilities. Planning Application PA17-0741 is a Specific Plan Amendment to amend the Roripaugh Ranch Specific Plan. The proposed changes include an update to the development standards and facilities within the sports park, provide a greater variety of residential lot sizes, allowance for age -qualified housing, adding design guidelines and architectural styles for a multi -family development option, revising the circulation and aesthetics of Loop Road, improving trails and trail connections, updating the landscape architecture master plan, and revising the development of Long Valley Wash as an amenity for the community. The Specific Plan Amendment will not increase the number of dwelling units previously approved within the Specific Plan. Planning Application PA17-1640 is a General Plan Amendment to amend the underlying General Plan Land Use designations for Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) land use. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Specific Plan Amendment The proposed Specific Plan Amendment would not revise the public improvements required of the Phase II builders, make any revisions to the current Development Agreement approved under the previous Specific Plan Amendment, or increase the number of homes previously approved in the Specific Plan. Items No. 1 through 7 provide the proposed changes to the Roripaugh Ranch Specific Plan: 1. Land Use Changes The proposed amendment to the Specific Plan would decrease the number of very small residential lots and generally increase the lot sizes throughout the Specific Plan. These changes are intended to provide a greater variety and mix of lot sizes. Planning Area boundaries have been slightly re -configured and re -numbered to accommodate these changes. These improvements to the Specific Plan would be accomplished without significantly changing the nature of the boundary conditions. One acre lots were originally approved along the eastern and southern boundaries of the Specific Plan. Large lots of one-half acre minimum would be maintained along the east boundary, and large lots of 20,000 square feet would be maintained along the south boundary. In both cases, the current lot depths for the perimeter lots would be maintained so the future homes would be built no closer to the adjacent, off-site properties than previously approved within the Specific Plan. The amendment also proposes the following additional land use changes: - Allows age-qualified/restricted dwelling units in one or more of the planning areas. A minimum age 55 would be required to reside in these units, controlled by deed restriction applied to each residential lot within the development. - Provides a second private recreation center located in a new Planning Area, 23B, in addition to the currently approved private recreation center on Planning Area 30. - Allows for the development of multi -family units on either or both of the Middle School and Elementary School sites, Planning Areas 28 and 29, should the Temecula Valley School District determine not to construct one or both of the schools. A maximum density of 20 dwelling units per acre would be allowed provided that the maximum number of dwelling units of 2,015 permitted for the Specific Plan is not exceeded. 2. Public Sports Park The Sports Park Master Plan has been updated to reflect enhancements agreed to in the previously updated Development Agreement, as well as changes resulting from City Staff working with the applicant to incorporate additional enhancements and updates. The additional facilities included within the revised public sports park are: - Two enlarged lighted soccer fields (330' x 195') with a connection (ramp) to the concession area - Two enlarged lighted full size baseball fields with the following dimensions o 90' infield and 325' outfield o 90' infield and 310' outfield - Concrete seating platform for the baseball fields - Improved and expanded picnic areas - Large open lawn area that can be used for picnics, events, and passive sports - Public restroom building with 4 restrooms - A two-story concession building that contains eight restrooms, concessions and a second story office including an elevator - Maintenance/storage building and storage yard along Butterfield Stage Drive - Paved parking lot with 221 parking spaces - Nature exploration area 3. Circulation, Trails, and Bikeways The following changes are proposed to the Circulation, Trails, and Bikeways Master Plans: - Loop Road is slightly realigned, and would now be a dedicated public roadway in its entirety. The gated entries along Loop Road are removed and three round -a -bouts are planned at key locations to facilitate traffic movement and safety. Loop Road provides for a 6' -wide sidewalk on the interior and a 10' -wide DG trail along the perimeter along with 6' -wide bike lanes on both sides of the road, within a 77 -foot wide public right-of-way. - Interior Local Streets would be revised to comply with updated fire safety requirements and would be allowed as either public or private roads, at the developer's option. - Changes proposed for the trail system include emphasizing the Long Valley Wash Trail as a project amenity open to the public, rather than open only to residents, providing both a 12 -foot wide asphalt surface to be used for maintenance vehicles as well as bicycles and pedestrians, and a 4 -foot wide decomposed granite surface. This trail will now connect to the perimeter multi -use trail along the south and east perimeter of the Project site. - Adding a trail within City -owned open space in Planning Area 13, contingent upon negotiations with the current preserve manager, the Center for Natural Lands Management. 4. Long Valley Wash Improvements The Specific Plan Amendment documents design changes in the construction of Long Valley Wash as a regional flood control channel. Rather than being concrete lined over its entirety, the channel will be mostly vegetated, with stabilization structures interspersed along the wash. This would improve the visual appeal, reduce the amount of maintenance required, and accentuate Long Valley Wash as a central public amenity for the community by opening the trails to the public rather than just the project residents. 5. Landscape Architecture Master Plan The Landscape Master Plan and Guidelines are updated to conform to the City of Temecula Water Efficient Landscape Ordinance and the City Development Codes for residential, commercial, and open space and recreational areas. Landscape concepts and plant palettes for parkways, medians and other public areas are proposed to maintain consistency with the architectural guidelines, adjacent roadways and wine country community to the east. 6. Stormwater Quality Measures The Specific Plan Amendment accommodates new provisions for stormwater quality and treatment in compliance with the current and upcoming regional and municipality requirements. All planning areas are redesigned to provide each with access to water quality basin(s) for the treatment of stormwater runoff, improving stormwater quality within the Project and to downstream properties. 7. Architectural Design The major architectural design elements of the previously approved Roripaugh Ranch Specific Plan Design Guidelines are maintained for Phase II. The fourteen different approved architectural styles are maintained for single-family development and new design guidelines including, architectural styles, for the multi -family development option in Planning Areas 28 and 29 are added. The new multi -family architectural styles are the same fourteen styles as those approved for the single family development, but will be adapted for multi -family development, incorporating the primary style core elements of each architectural style. Minor changes and updates are proposed throughout the Guidelines to bring landscaping and other standards into conformance with current City standards, or to reflect the changes in proposed streets and other facilities. The architectural guidelines would allow for more flexibility in the selection of approved architectural styles by eliminating the requirement that the specified design groups of approved architectural styles be used for each Planning Area. General Plan Amendment A General Plan Amendment (GPA) is proposed to amend the underlying General Plan Land Use designations for Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) land use. The SPI land use will allow the General Plan to defer to the provisions and restrictions of the Specific Plan. The need for the GPA is necessitated in the event that the Temecula Valley Unified School District elects not to build either one or both of the proposed schools in order to allow for multi -family development within those planning areas. The current Public Institutional Land Use does not allow for multi -family development. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on December 7, 2017 and mailed to the property owners within a 600 -foot radius. ENVIRONMENTAL DETERMINATION Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, staff has reviewed and considered the Final Environmental Impact Report ("FEIR") for the Roripaugh Ranch Specific Plan certified by the City Council on December 24, 2002, including the impacts and mitigation measures identified therein, and the subsequent environmental reviews required as mitigation measures identified therein. Based on that review, and review of the First Amendment adopted on January 11, 2005, the Second Amendment adopted on February 28, 2006, and the Third Amendment adopted on March 8, 2016, the proposed Fourth Amendment does not require the preparation of a subsequent Environmental Impact Report or Mitigated Negative Declaration as none of the conditions described in Section 15162 of the CEQA Guidelines (14 Cal. Code Regs. 15162) exist. Specifically, there are no substantial changes proposed by the Amendment that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; no substantial changes have occurred with respect to the circumstances under which the Amendment are undertaken that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and there is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted, showing that: (a) the Amendment will have one or more significant effects not discussed in the EIR; (b) there are significant effects previously examined that will be substantially more severe than shown in the EIR; (c) there are mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the City declines to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives which are considerably different from those analyzed in the EIR would substantially reduce one or more significant effects on the environment, but the City declines to adopt the mitigation measure or alternative. FINDINGS Specific Plan Amendment (Code Section 17.16.020.E) The proposed specific plan amendment is consistent with the general plan and development code. The Roripaugh Ranch Specific Plan discusses, at length, the consistency between the Specific Plan and the General Plan. Amendment No. 4 to the Specific Plan does not make any material changes to the Specific Plan that would impact the consistency findings set forth in the Specific Plan. The findings of consistency contained in the Roripaugh Ranch Specific Plan are applicable and are incorporated herein by this reference. The General Plan's Land Use Element Goal 1 is to have a complete and integrated mix of residential, commercial, industrial, recreational, public and open space land uses. Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) will provide a spectrum of residential product styles and designs as designated by the General Plan Specific Plan Overlay. The Roripaugh Project creates unified, cohesive neighborhoods, and a neighborhood -level commercial center. In addition to these land uses, the Roripaugh Project provides neighborhood amenities, as well as open space, schools and recreational facilities. Amendment No. 4 to the Specific Plan is also consistent with the City's development code because the City will require that all new construction comply with the City's design and building standards. The proposed specific plan amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the city. Amendment No. 4 to the Specific Plan would not be detrimental to the public interest, health, safety, convenience or welfare of the City because the Specific Plan clearly defines land uses, and establishes development standards, regulations and building criteria for each land use type. These regulations, which include land use intensities, setback requirements, lighting and landscaping standards, and signage regulations, contribute toward the protection of proposed residential neighborhoods in the area as well as some reduction of possible negative impacts to adjacent properties. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. The subject property area has already been rough graded and erosion control/water quality management improvements were installed on site except in the habitat conservation area to be preserved along the Santa Gertrudis Creek. The proposed specific plan amendment shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Amendment No. 4 to the Specific Plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Although the proposed land uses in the Specific Plan area are more intense than the existing agricultural and rural residential uses that the area currently supports, the lot sizes in the Specific Plan area vary from smaller lots in the interior of the Roripaugh Ranch Project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will help contribute to the continued rural nature of the area by preserving open space between development areas. General Plan Amendment The General Plan Amendment is in the public interest. The current General Plan designation for Phase II of the Roripaugh Ranch Specific Plan is Low Density Residential (L), Low Medium Density Residential (LM), Medium Density Residential (M), Neighborhood Commercial (NC), Public Institutional (PI), and Open Space (OS). The proposed amendment would change these land uses to Specific Plan Implementation (SPI) which allows for Low Density Residential (L), Low Estate Density Residential (L -E), Low Medium Density Residential (LM), Medium Density Residential (M1, M2), Multi -Family Residential (MF) Neighborhood Commercial (NC), Schools, Private Recreation (RC), Public Parks (P), and Open Space (OS1, 0S2, 0S3) land uses as specified in the Roripaugh Ranch Specific Plan. The General Plan Amendment is in the public interest because it allows for various types of residential housing including potential multi -family housing should the school district elect not to develop both of the school sites as well as commercial development and preservation of open space. The General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire, and Development Codes. These codes set policies and standards that protect the health, safety and welfare of the community. In addition, the General Plan Amendment is tied to a Specific Plan Amendment that establishes specific land uses and building design guidelines and standards that ensure compatibility and interface with the surrounding community. Therefore, the General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with existing and surrounding uses. The proposed General Plan Amendment is compatible with surrounding land uses. The current surrounding land uses include Phase I of the Roripaugh Ranch Specific Plan, residential land uses, and County of Riverside land designated as residential and open space. The Specific Plan Implementation land use allows the General Plan to defer to the provisions and restrictions of the Specific Plan in order to remain compatible with existing and surrounding land uses. Although the proposed land uses in the Specific Plan area are more intense than the existing agricultural and rural residential uses that the area currently supports, the lot sizes in the Specific Plan area vary from smaller lots in the interior of the Roripaugh Ranch Project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will help contribute to the continued rural nature of the area by preserving open space between development areas. The General Plan Amendment will not have an adverse effect on the community and is consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan Amendment will implement the goals and policies of the City's General Plan, provide balanced and diversified land uses, and impose appropriate standards and requirements with respect to land development and use in order to maintain the overall quality of life and the environment within the City. The goals and policies in the Land Use Element of the General Plan encourage "a complete and integrated mix of residential, commercial, industrial, public and open space land uses (Goal 1)." The project's land use mix currently includes residential, commercial, public institutional, and open space. The Specific Plan Implementation land use will allow for the development of Phase II of the Roripaugh Ranch Specific Plan to develop according to the regulations and standards of the Specific Plan. The proposed General Plan Amendment will result in compatible future development, which will meet the recommended land use and circulation pattern, maximum density and intensity of development, a desired mix of uses and other factors consistent with the goals and policies of the General Plan. ATTACHMENTS Aerial Map PC Resolution — EIR Addendum Exhibit A — City Council Resolution Exhibit A — EIR Addendum PC Resolution — General Plan Amendment Exhibit A — City Council Resolution Exhibit A — Amended General Plan Land Use Map PC Resolution — Specific Plan Amendment Exhibit A — City Council Resolution Exhibit A — Specific Plan Amendment Specific Plan Amendment (Underline/Strikeout) can be downloaded at https://temeculaca.gov/362/Environmental-Review-CEQA Notice of Public Hearing AERIAL MAP City of Temecula PA 1 7-0741 1_60 035 " tik • CALL CEIARCiS — t 4... r. ... '../. k...;".. ..,g . VP. k Vr V#474. ' NALF ,••• T.. -4.. ,- :4/I feit -...e.'0. — '1.‘: ::.• 9.% 0' ,4,• , it: 4Ni iv 4 • or '161.1 10:: 24 ./4, 1 A - :.• . ) ' iiiihraiiit -4. • PR, ____;.. /Ft.41-1 -` id 7 ,t• v,.. '..t Mk t 71.. NORTH 0 500 1,000 IM Feet This map was made by the City of Temecula Geographic Information System. The map is derived from base data produced by he Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County, The City of Temecula assumes no warranty or legal responsibility for the information contained on this map. Data and information represented on this map are subject to update and modification. The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale, I Geographic Information Systems PC RESOLUTION EIR ADDENDUM PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING ADDENDUM NO. 3 TO THE RORIPAUGH RANCH FINAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 97121030)" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. The City Council of the City of Temecula certified the Roripaugh Ranch Specific Plan Final Environmental Impact Report ("FEIR") on December 17, 2002. B. On May 2, 2017, Thom Fuller filed Planning Application No. PA17-0741, a Specific Plan Amendment. On November 17, 2017, Thom Fuller filed Planning Application No. PA17-1640, a General Plan Amendment. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered Planning Applications PA17-0741, Specific Plan Amendment, and PA17-1640, General Plan Amendment, and the associated Environmental Impact Report Addendum No. 3 on December 20, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application PA17-0741, Specific Plan Amendment and PA17- 1640, General Plan Amendment, subject to and based upon the findings set forth hereunder. F. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending that the City Council approve the Applications hereby finds, determines and declares that: A. The City has reviewed the potential impacts of the Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) and the various potential benefits to the City of the Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) and has concluded that Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) is in the best interests of the City. B. Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) is consistent with the City's General Plan including the goals and objectives thereof and each element thereof. C. The General Plan Amendment is consistent with the General Plan for the City of Temecula and with all applicable requirements of State law and other Ordinances of the City. The City has reviewed the potential impacts of the General Plan Amendment and the various potential benefits to the City of the General Plan Amendment and has concluded that the General Plan Amendment is in the best interests of the City. D. The General Plan Amendment is consistent with the City's General Plan including the goals and objectives thereof and each element thereof. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the General Plan Amendment and Specific Plan Amendment Applications: A. There are no substantial changes proposed by the Amendments that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; B. No substantial changes have occurred with respect to the circumstances under which the Amendments are undertaken that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and C. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted, showing that: (a) the Amendments will have one or more significant effects not discussed in the EIR; (b) there are significant effects previously examined that will be substantially more severe than shown in the EIR; (c) there are mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the City declines to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives which are considerably different from those analyzed in the EIR would substantially reduce one or more significant effects on the environment, but the City declines to adopt the mitigation measure or alternative. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council adopt a resolution approving Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report (SCH no. 97121030) for Specific Plan Amendment No. 4 and a General Plan Amendment per Exhibit "A" attached hereto. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 20th day of December, 2017. John Telesio, Chairman ATTEST: Luke Watson, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 20th day of December, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson, Secretary EXHIBIT A CITY COUNCIL RESOLUTION RESOLUTION NO. 18- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING ADDENDUM NO. 3 TO THE RORIPAUGH RANCH FINAL ENVIRONMENTAL IMPACT REPORT (SCH NO. 97121030) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council does hereby find, determine and declare that: A. In November and December 2002, the City Council of the City of Temecula approved the Roripaugh Ranch Specific Plan, along with other land use entitlements, and a 10 -year Development Agreement for the Roripaugh Ranch Project. At that time, the City certified a comprehensive Final Environmental Impact Report State, State Clearinghouse No. 97121030 ("EIR"), to comply with the requirements of the California Environmental Quality Act ("CEQA") for all of the land use approvals and the development agreement for the Project. Addendum No. 1 to the Final Envrionmental Impact Report was approved on April 23, 2013 by the adopotion of Resolution No. 13-04. Addendum No. 2 to the Final Environmental Impact Report was approved on March 22, 2016 by the adoption of Resolution No. 16-02. B. The Specific Plan provides standards and guideline for development. Amendment No. 4 to the Specific Plan would update and modify those standards including an update to the development standards and facilities within the sports park, provide a greater variety of residential lot sizes, allow for age -qualified housing, add design guidelines and architectural styles for a multi -family development option, revise the circulation and aesthetics of Loop Road, improve trails and trail connections, update the landscape architecture master plan, and revise the development of Long Valley Wash as an amenity for the community while not increasing the number of dwelling units previously approved within the Specific Plan. The General Plan Amendment revises the General Plan Land Use designations for the parcels of Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) Land Use. C. Addendum No. 3 to the Roripaugh Ranch Specific Plan Final Environmental Impact Report City of Temecula, California, State Clearinghouse No. 97121030 ("Addendum No. 3") addresses potential environmental impacts that might result from the Amendments. D. The City has caused an Addendum No. 3 ("Addendum") to be prepared for the Amendments in accordance with Section 15164 of the CEQA Guidelines because the Amendments do not require the preparation of a new or supplemental environmental impact report pursuant to CEQA Guidelines section 15164. E. An addendum need not be circulated for public review but is attached to a final EIR in accordance with CEQA Guidelines section 15164. F. The City Council has reviewed and considered the Addendum No. 3 in conjunction with the EIR, Addendum No. 1, and Addendum No. 2. G. On December 20, 2017 the Planning Commission of the City of Temecula held a duly noticed public hearing on the proposed Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report and proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) at which time all persons interested in these actions had the opportunity and did address the Planning Commission. After hearing all written and oral testimony on the proposed actions and duly considering the comments received, the Planning Commission adopted Resolution No. 17-_ recommending to the City Council that the Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report and the proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) be approved. H. On December 20, 2017 the Planning Commission of the City of Temecula held a duly noticed public hearing on the proposed Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report and proposed General Plan Amendment at which time all persons interested in this action had the opportunity and did address the Planning Commission. After hearing all written and oral testimony on the proposed actions and duly considering the comments received, the Planning Commission adopted Resolution No. 17- recommending to the City Council that the Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report and the proposed General Plan Amendment be approved On , 2018 the City Council of the City of Temecula held a duly noticed public hearing on the proposed Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report and the proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) and the General Plan Amendment at which time all persons interested in the Project had the opportunity and did address the City Council. J. The City Council has reviewed the findings made in this Resolution and finds that they are based upon substantial evidence that has been presented to the City Council in the record of proceedings. The documents, staff reports, and other materials that constitute the record of proceedings on which this Resolution is based are on file and available for public examination during normal business hours in City Hall through the office of the Director of Community Development, who serves as the custodian of these records. The City Council has independently reviewed and considered the contents of Addendum No. 3 prior to deciding whether to approve the Amendments. Section 2. Further Findings. The City Council finds and determines that Addendum No. 3 is the appropriate environmental document to analyze the proposed Amendment No. 4 to the Specific Plan and General Plan Amendment ("Amendments") because: A. There are no substantial changes proposed by the Amendments that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; B. No substantial changes have occurred with respect to the circumstances under which the Amendments are undertaken that will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and C. There is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was adopted, showing that: (a) the Amendments will have one or more significant effects not discussed in the EIR; (b) there are significant effects previously examined that will be substantially more severe than shown in the EIR; (c) there are mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the City declines to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives which are considerably different from those analyzed in the EIR would substantially reduce one or more significant effects on the environment, but the City declines to adopt the mitigation measure or alternative. Section 3. The City Council hereby adopts Addendum No. 3 which is attached hereto as Exhibit A and incorporated herein by this reference. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2018. , Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2018, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk EXHIBIT A EIR ADDENDUM APPENDICES CAN BE FOUND AT: HTTPS://TEM ECU LACA.GOV/C EQA ADDENDUM NO. 3 TO THE RORIPAUGH RANCH SPECIFIC PLAN FINAL ENVIRONMENTAL IMPACT REPORT CITY OF TEMECULA, CALIFORNIA (SCH# 97121030) Prepared for: Scott Cooper City of Temecula Planning Department 41000 Main Street Temecula, California 92590 Scott.cooperC temeculaca.gov Prepared by: Kent Norton, AICP LSA Associates, Inc. 1500 Iowa Avenue, Suite 200 Riverside, California 92507 LSA November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page i TABLE OF CONTENTS EXECUTIVE SUMMARY 1 A. INTRODUCTION 1 B. ADDENDUM DOCUMENTATION 2 C. PROJECT BACKGROUND 2 D. APPROVED PROJECT 5 E. PREVIOUS OR RELATED ACTIVITY 5 F. ADDENDUM NO. 1 6 G. ADDENDUM NO. 2 6 H. PROPOSED ADDENDUM NO. 3 6 I. ENVIRONMENTAL ASSESSMENT 12 J. SUMMARY AND CONCLUSIONS 22 K. REFERENCES AND SOURCES 23 APPENDICES A. RORIPAUGH RANCH SPECIFIC PLAN B. RORIPAUGH RANCH DRAFT EIR C. RORIPAUGH RANCH FINAL EIR AND MMRP D. RORIPAUGH RANCH EIR ADDENDUM NO. 2 E RORIPAUGH RANCH EIR ADDENDUM NO. 1 F. WINE COUNTRY EIR AND ORIGINAL RORIPAUGH EIR TRAFFIC STUDY EXCERPTS G. ARBOR VISTA TRAFFIC STUDY H. CITY OF TEMECULA SUSTAINABILITY PLAN November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 1 EXECUTIVE SUMMARY In late 2002, the City of Temecula approved a 10 -year Development Agreement as part of the Roripaugh Ranch Specific Plan. At that time, the City certified a comprehensive Environmental Impact Report to comply with the requirements of the California Environmental Quality Act. In April 2013, the City prepared Addendum No. 1 to that EIR for a 15 -year extension to the Development Agreement from 2013 to 2028. That action did not create or result in any new or different environmental impacts identified in the EIR, and was needed to continue implementation of the Specific Plan, Community Facilities District, and planned improvements for the Roripaugh project, and Addendum No. 1 was approved on April 23, 2013 (Resolution No. 13-04). The site was already rough graded and a number of permanent improvements were already installed, including roads, retaining walls, and a recreation center in the Panhandle area. Extension of the Development Agreement allowed for completion of necessary infrastructure improvements associated with the Roripaugh project. In March 2016, the City prepared Addendum No. 2 which modified the schedule and building permit "trigger points" for various public improvements related mainly to development in the "pan" portion of the Roripaugh project. The developer then requested modifications to the infrastructure implementation schedule to be able to install them in a more cost effective and efficient manner based on current market conditions. Addendum No. 2 addressed potential environmental impacts that would result from these requested infrastructure timing changes and was approved on March 22, 2016 (Resolution No. 16-02). The proposed EIR Addendum No. 3 analyzes a variety of proposed minor changes to the Roripaugh Ranch Specific Plan land plan (i.e., Specific Plan Amendment No. 4) mainly in the form of creating smaller lots adjacent to the Loop Road in the southern portion of the site (i.e., valley neighborhoods comprising Roripaugh Ranch Specific Plan Planning Areas 13-33). Specific Plan Amendment No. 4 also allows for the development of multi- and single-family housing if the Temecula Valley Unified School District decides not to build the planned middle school or elementary school (Planning Areas 28 or 29). A General Plan Amendment to amend the existing General Plan Land Use designations for Phase 2 of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) land use. This will allow the Specific Plan to defer to the provisions and restrictions of the Specific Plan. It is important to note that the overall number of units in the valley portion of the project (1,506) as well as the total number of units in the Roripaugh project (2,105) will not change, thus no new environmental impacts from the project are anticipated. The following analysis concludes that the proposed land use changes embodied in Specific Plan Amendment No. 4 would not increase the severity or extent of any of the identified impacts, would not create any new impacts, nor would it require any new or modified mitigation measures identified in the Roripaugh Ranch Specific Plan EIR. With implementation of current development regulations and mitigation measures in the EIR, no revisions to the EIR are necessary and approval of this Addendum will fully comply with the CEQA requirements for this proposed action. A. INTRODUCTION The Environmental Impact Report ("EIR"), State Clearinghouse No. 97121030, for the Roripaugh Ranch Specific Plan ("RRSP") was certified by the City of Temecula ("City") on December 17, 2002 to comply with the requirements of the California Environmental Quality Act ("CEQA"). As part of that action, the City, as the Lead Agency under CEQA, approved a Development Agreement ("DA") that stipulated impact fee limits in exchange for the private construction of various public improvements (e.g., fire station, regional roadways, etc.). The first amendment to the RRSP occurred in March 2003 and the DA was authorized for a 10 -year period which was set to expire in November 2013. Prior to its expiration, the City Council approved a 15 -year extension to assure that the identified improvements were constructed in an efficient and equitable fashion by local developers as development occurred after 2013. That DA November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 2 extension was addressed in EIR Addendum No. 1, while EIR Addendum No. 2 in 2016 addressed slight modifications to the implementation schedule of various infrastructure improvements. B. ADDENDUM DOCUMENTATION When a lead agency has already prepared an EIR, CEQA mandates that "no subsequent or supplemental environmental impact report shall be required by the lead agency or any responsible agency, unless one or more of the following occurs: (a) substantial changes are proposed in the project which will require major revisions of the environmental impact report; (b) substantial changes occur with respect to the circumstances which the project is being undertaken which will require major revisions to the environmental impact report; or (c) new information, which was not known or could not have been known at the time the environmental impact report was certified as complete, becomes available." (Cal. Pub. Res. Code Section 21166). State CEQA Guidelines Section 15162 clarifies that a subsequent EIR or supplemental EIR is only required when "substantial changes" occur to a project or the circumstances surrounding a project, or "new information" about a project implicates "new significant environmental effects" or a "substantial increase in the severity of previously identified significant effects" (State CEQA Guidelines Section 15162). When only minor technical changes or additions to a previous EIR are necessary and none of the conditions described in Public Resources Code Section 21166 calling for preparation of a subsequent or supplemental EIR have occurred, CEQA allows the lead agency to prepare and adopt an addendum to the previously approved EIR [State CEQA Guidelines Section 15164(b)]. In this case, the City of Temecula, as the Lead Agency, has decided to prepare an Addendum to the RRSP EIR for minor land use modifications to the valley portion of the land use plan because this action will not create or result in any new or different environmental impacts identified in the RRSP EIR. C. PROJECT BACKGROUND The Roripaugh Ranch project is located in the eastern portion of the City of Temecula, just west of the Temecula Wine Country area, off of Murrieta Hot Springs Road and Butterfield Stage Road, as shown in the attached exhibit from the RRSP EIR (see Figure ES -3 below). For reference, the long narrow portion of the project just south of Murrieta Hot Springs Road and west of Butterfield Stage Road is referred to as the "panhandle" while the "valley" portion covers the southeastern portion of the site. This property had been farmed for many years by the Roripaugh family, and planning for development on approximately 800 acres of this property began around 1995. In 1997, a Notice of Preparation (NOP) was prepared for the Roripaugh Ranch Specific Plan, but it was almost six years later (late 2002) before final approval was given for the Specific Plan and certification of the EIR. Subsequent to approval of the Specific Plan and EIR, the site was rough graded and temporary erosion control/water quality improvements installed, but no development has occurred on the site due to the economic downturn that started in 2007. November 21, 2017 Figure ES- 3: Surrounding Land Use & Proposed Development Surrounding Land Use & Proposed Development 1 r 1 1 1 1 1 1 1 / 1 RAN REELA vIS TA -, RtSIDENrv.L COUNTY OF RIVERSIDE OPEN SPACE Re5IDENf1A1 RORIPALG:1 RANCH ---- YTSTR DEL MONTE 1 COMMUNITY RESiDEN1TAf. 1 'S --CITY LIMITS 1 1 1 f OREL RD CALLE CONTENTOCOMHIrN.ITY RkSWDENTIA. CITY OF TEMECULA ITKC llc)r ipauJ,J) Manch Roripaugh Ranch Specific Plan 9 1Aw• t1m7r.San La. 18 NWp PROPER, 081 Lid ni Nt 7n MI 10 e tac 9B 2� l 0 c.1 e e AC { FIGURE 2-1 NAP 338 LAND USE CODE ACRES DENSITY UNITS •21nc [] LOW DENSITY RESIDENTIAL L 107 6 1 1 117 = LOW MEDIUM DENSITY RESIDENTIAL LM 194 8 4 8 939 If —� MED DENSITY RES tStandard) M1 21 5 5 7 122 7ti�' MED DENSITY RES (Clustered Courtyard) M2 BB 9 9 4 837 '33A liE NEIGHBORHOOD COMMERCIAL NC 154 Ina.L L am NEIGHBORHOOD PARK NP 5 1 15 otrs = SPORTS PARK SP 19 7 - - — _ _ M PRIVATE MINI PARK MP 3 J PRIVATE RECREATION CENTER RC 9 2 1I EDUCATIONAL (Schools) S1, S2 32 0 IN PUBLIC INSTITUTIONAL (Foe Stabon) PI 2 0 M HABITAT OSI 2027 JO FLOOD CONTROL 0S2 391 1= LANDSCAPE SLOPES (Manufactured Slopes) OS3 21 2 PUBLIC STREETS 35 4 PRIVATE STREETS 9 8 GRAND TOTAL 6047 25 2.015 enu^ Co 1 CounPy Boundary TKC Pedestrian Bridge CAkiI 18 '19 ]42A7 34 01,7 1 32 c -21;;;;,',t 20 Notes • A 15' wide multi -use trail io located on Pla-ning Areas 19 20 and 21 adlacenl to the properly boundary Planning Areas 19 20 21 33A and 33B will have 1 acre mimrnum loll adlacent to the property ooundary and 172 acre nllnirnum lots adjacent to 100 1 acre lots Proposed Land Use Plan Roripaugh Ranch Specific Plan E1R Addendum No. 3 City of Temecula Page 5 The RRSP was officially approved on March 25, 2003 but has been amended several times with the latest amended version approved on March 8, 2016. The DA was first approved on October 21, 2003 and subsequently amended on February 14, 2006, April 23, 2013, and most recently on March 22, 2016. In addition, there have been a number of "operating memoranda" for implementation of the DA by several specific builders, the last one being approved on August 12, 2014 (711 Operating Memorandum). Several administrative Specific Plan Amendments were also approved since the Specific Plan was originally adopted, and the CEQA documents prepared for these amendments were "conformity" findings tiered off the original EIR approval, as outlined in CEQA Guidelines Section 15182, Residential Projects Pursuant to a Specific Plan. The original land plan for the RRSP is shown in SPA Figure 2-1 below. The City first circulated a Draft EIR for public review on this project on June 1, 1999. After various project changes and a series of public comments, a Revised Draft EIR was circulated on June 8, 2001 and a 2nd Revised Draft EIR was circulated on April 1, 2002. The Final EIR for the project was certified by Resolution 02-111 in late December 2002 and the Notice of Determination for the EIR was filed on December 17, 2002. D. APPROVED PROJECT The approved RRSP allows the development of 2,015 residential units on 804.7 acres, including 1,056 low and low medium density single family units, and 959 medium density single family units. The RRSP also allows development of 15.4 acres (110,000 square feet) of commercial uses, a 22 -acre elementary school site, a 20 -acre middle school site, a 5.1 -acre neighborhood park, a 19.7 -acre community park with lighted athletic fields, 9.1 acres of private recreational facilities, 202.7 acres of biological habitat (mainly in the Santa Gertrudis Creek area), 56.6 acres of flood control and landscaped slopes, and a 2 -acre fire station. At buildout, the project would have a gross density of 2.5 units per total acre and a net density of 4.88 units per residential acre. The project proposed to construct a number of improvements, including regional and local roads such as Butterfield Stage Road, Murrieta Hot Springs Road, and Nicolas Road, and several major utility lines. The approved land use plan for the RRSP is shown in EIR Figure 2-1 (attached). A complete copy of the RRSP is included in Appendix A of this document, the 2nd Revised Draft EIR is included in Appendix B, and the Final EIR, including the Mitigation Monitoring and Reporting Plan (MMRP), is included in Appendix C of this document. The most recent circulated Draft EIR is dated April 1, 2002 and the Final EIR is dated September 26, 2002, although the Final EIR was certified in late December 2002 and the Notice of Determination for the EIR was filed on December 17, 2002. The March 2016 Addendum No. 2 to the EIR is attached as Appendix D, and the April 2013 Addendum No. 1 to the EIR is attached as Appendix E. E. PREVIOUS OR RELATED ACTIVITY The Specific Plan was first approved by the City Council on November 26, 2002. Land use and other changes to the Specific Plan were approved on January 11, 2005, as Amendment No. 1. On February 14, 2006, Amendment No. 2 was approved which changed the planned land use for Planning Area 33B from low density residential to a park and ride and trail head facility. Amendment No. 3 to the Specific Plan was approved on March 8, 2016, which incorporated changes made to the Development Agreement and modified the schedule and building permit thresholds for public improvements associated within Phase 2 of the Project. At the time the project was approved, approximately 201 acres of the site, most of it along Santa Gertrudis Creek, was set aside under the Assessment District 161 Sub -Regional Habitat Conservation Plan which was later absorbed into a Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Conservation Area for the same purpose. November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 6 Subsequent to approval of the RRSP and EIR, the site was rough graded and erosion control/water quality management improvements were installed on the site except in the habitat conservation area to be preserved along Santa Gertrudis Creek. In addition, roads and a private recreation center were built in the "panhandle" portion of the site just south of Murrieta Hot Springs Road. In 2007, development activity began to slow throughout the nation and California, including Temecula and western Riverside County. Development under the RRSP has not proceeded to any appreciable degree to this point, other than development of some roads and a recreation center in the panhandle portion of the site, and the fire station in the valley portion of the site. As of March 2014, the Riverside County Board of Supervisors approved the Temecula Valley Wine Country Community Plan for the unincorporated land east of the Roripaugh Ranch property. Its EIR (SCH# 2009121076 circulated December 5, 2011) included a cumulative traffic study that took into account more current data on other cumulative development in the eastern Temecula area (including delayed development of the Roripaugh Ranch project). The Development Agreement was amended on April 23, 2013 by Ordinance No. 13-04 to extend its term for 15 years. The DA extension was needed to assist the project developers to continue installing the various improvements outlined in the DA, including grading, parks, trails, recreation buildings, walls, infrastructure, etc. (see below). F. ADDENDUM NO. 1 The City and the developers involved in various portions of the Roripaugh Ranch project (e.g., Van Daele, Standard Pacific, KB Homes) had mutually agreed to extend the DA for the project for another 15 years to assure completion of the various improvements specified in the DA, in exchange for impact fee amounts to remain as indicated in the approved DA. The DA was scheduled to expire in November 2013, and the amended DA would run from November 2013 through November 2028. No physical aspects of the Roripaugh Ranch Specific Plan project were proposed to change as a result of that action. Addendum No. 1 determined the proposed changes would not increase or change the extent of any environmental impacts or mitigation measures identified in the RRSP EIR. New development under the RRSP would still have to comply with all existing laws and regulatory programs in place at the time development occurs, other than certain specific fee items exempted by the DA, such as the Multi -Species Habitat Conservation Plan (MSHCP) for Western Riverside County. Addendum No. 1 (Appendix E) was approved on April 23, 2013 (Resolution No. 13-04), was not challenged, and is now final. G. ADDENDUM NO. 2 The EIR Addendum No. 2 slightly modified the implementation schedule of various required infrastructure improvements to better match the expected phasing of development based on current market conditions (Appendix D). Addendum No. 2 was approved on March 8, 2016 (Resolution No. 16), was not challenged, and is now final. H. PROPOSED ADDENDUM NO. 3 The EIR Addendum No. 3 addresses the Roripaugh Ranch Specific Plan Amendment No. 4 (SPA #4). Roripaugh Ranch Restoration, LLC and Wingsweep Corporation, collectively, are proposing revisions to the approved Roripaugh Ranch Specific Plan. SPA #4 proposes revisions to what is referred to as Phase 2 of the Project, which includes all of the Valley Neighborhood Planning Areas (13-33B) and Planning Areas 10, 11, and 12 of the Plateau Neighborhood. Note that the full text of the proposed RRSP Amendment No. 4 is included in Appendix A. The revised land plan and conceptual lotting plan proposed in SPA #4 and addressed in EIR Addendum No. 3 are shown in the two figures below. The changes proposed by SPA #4 are detailed below. By these changes, the applicants desire to: November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 7 • Provide a greater variety and better mix of residential lot sizes. • Allow for a mix of family -focused residential and age -qualified units. • Improve and emphasize trails and connections throughout the community and beyond. • Make Long Valley Wash a central open space amenity for the community. • Update and improve the sports park development standards. • Improve the circulation and visual appeal of the Loop Road. • Make sure the landscaping, recreation centers, open space, streets and homes all work together to produce a quality, modern, master -planned community. Land Use Changes The proposed changes would decrease the number of very small residential lots, generally increase the lot sizes throughout the Plan, and are intended to provide a greater variety and mix of lot sizes. Planning Area boundaries have been slightly re -configured and re -numbered to accommodate these changes. These improvements to the Plan would be accomplished without significantly changing the nature of the boundary conditions. Large lots of one-half acre minimum would be maintained along the east perimeter, and large lots of 20,000 square feet would be maintained along the south perimeter. In both cases, the current lot depths for the perimeter lots would be maintained so the future homes would be built no closer to the adjacent, off-site properties than previously approved. In addition, the General Plan Amendment includes amending the existing General Plan Land Use designations for Phase 2 of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) land use. The SPI land use will allow the Specific Plan to defer to the provisions and restrictions of the Specific Plan. A summary of the proposed number of units, lot size and densities, compared to the existing Specific Plan, is provided in Table A. Other notable changes in land use proposed by SPA #4 include: • Allows age -qualified dwelling units in one or more of the planning areas. A minimum age 55 would be required to reside in these units, controlled by deed restriction. • Provides a second private recreation center located in a new Planning Area, 236, in addition to the currently approved private recreation center on Planning Area 30. • Allows for the development of multi -family or single-family units on either or both of the Middle School and Elementary School sites, Planning Areas 28 and 29, should the Temecula Valley Unified School District determine not to construct one or both of the schools. The zoning code for these planning areas would be changed to MF, allowing a maximum density of 20 DUs per acre, consistent with the Medium Density Land Use Designation provided the following: 1) The school district has indicated in writing that they are no longer interested in using Planning areas 28 or 29 as school sites; 2) The total number of residential units for the entire Specific Plan Project does not exceed 2,015. 3) Following approval of the Tentative Map, the project Developer has notified the School District and the Director of Community Development in writing of the Planning Areas and number of units the project Developer elects to develop for Age Qualified/Restricted residential use. 4) Upon a written determination by the School District submitted to the Director of Community Development as to the disposition or future use of either planning area, the District and Project Developer may enter into a mitigation agreement for the School, establishing the Project Developer Fee and other obligations. November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 8 Table A: Proposed Land Use Changes (Valley Portion) PA Land Use (Zoning Code) Acres Density (DU/AC) Minimum Lot Size (square feet) Units Existing SPA#4 _ Existing SPA#4 Existing SPA#4 Existing SPA#4 10 Residential -Low Density Estates 8.1 NC 1.7 NC 10,000 NC 14 NC 12 Residential -Medium 2 16.4 16.0 8.3 NC 3,000 NC 136 NC 14 Residential -Medium 2 13.5 14.4 11.4 6.3 3,000 3.600 154 90 15 Residential -Medium 2 14.1 9.3 11.3 5.0 3,000 4,000 159 47 16A Residential -Low Medium 28.4 16.8 5.1 4.0 5,000 5,500 145 67 16B Residential -Low Medium 28.4 16.8 5.1 4.0 5,000 5,500 145 67 17A Residential -Low Medium 40.2 34.0 4.3 3.6 6,000 NC 172 122 17B Residential -Low Medium Included in 17A 7.9 Included in 17A 7.4 6,000 5,000 Included in 17A 37 18A Residential -Low Medium 28.4 26.9 4.0 2.9 6,000 7,000 113 78 18B Residential -Low Medium Included in 18A 6.3 Included in 18A 4.4 6,000 5,000 Included in 18A 28 18C Residential -Low Medium Included in 18A 10.5 Included in 18A 3.8 6,000 5,400 Included in 18A 40 19 Residential -Low Medium 31.2 15.8 1.0 1.1 20,000' 0.5 -acre 30 17 20A Residential -Low Medium 30.3 12.2 1.0 2.4 20,000 5,400 30 29 20B Residential -Low Included in 19A 17.6 Included in 19A 1.4 20,000 20,000' Included in 20A 25 21 Residential -Low 23.9 14.8 6.1 1.3 20,000 20,000' 22 19 22 Residential -Medium 1 20.3 19.9 8.1 4.4 3,000 4,500 164 88 23A Residential -Medium 1 10.9 11.6 6.1 3.8 4,000 4,950 67 44 23B Park-Recr. Center (private) Included in 23A 2.5 NA NA NA NA NA NA 24 Residential -Low Medium 10.6 20.4 5 2 3.6 4,000 5,400 1 55 74 28,29 Middle SchoolZ Elementary SchoolZ 32 20.4 12 2 PI - Low MediuReside tial Residential (20.0)Fto NA NA NA Up 334 31A Residential -Medium 2 24.6 12.2 9.1 7.2 3,000 3,600 224 88 31B Residential -Medium 1 Included in 19A 14.2 Included in 19A 4.7 3,000 4,000 Included in 31A 67 33A Residential -Low 11.8 10.3 Included in 31A 1.5 20,000 NC' 15 NC TOTAL 344.73 344.33 3.43 3.43 NA NA 1.5062 1.5063 Source: City of Temecula Planning Department August 7, 2017 (see Figures 3 and 4). AC = acres, DU = dwelling units, NA = Not Applicable, NC = No Change, PA = Planning Area, SPA = Specific Plan Amendment NOTES One -acre lots are currently required on the eastern and southem perimeters of Planning Areas 19, 20 and 21 and the westem perimeter of Planning Area 33A only. Perimeter lot square footages are proposed to be reduced, but lot depths are not. One - acre perimeter lots are maintained in PA 33A. The underlying land use designation in Planning Areas 28 and 29 would be changed from Public Institutional with allowance for Low Medium Residential to Medium Residential - Multi -Family. Should the TVSD decide not to build one or both of the planned Middle School and Elementary School, the Developer may propose multi -family or single-family units up to a density of 20 DU/ac, as long as the overall total number of dwelling units in the Specific Plan does not exceed 2,015 Differences in acreage result from more recent survey/mapping activities. Density calculations do not include Phase 1 planning areas or the non-residential uses/ open space in Phase 2. November 21, 2017 Figure 2- 1: Proposed Land Use Plan 19 RC 09 AC 2 W 001.54)5 1F!AC 46 W I IS UNIT 729 AC 083 7C 15.0 AC O22 1.1) AC LEGEND a n �'c ' LAND USE COOL ACRES OENSRY TOTAL WALFOIND AND Bf�4 0U/An IMTS PAR 2- LOW L 51.5 15 115 11I LOA ESTATE LE 6.1 LT N f LOW-WDBM W 242.5 42 5031 WORN 19 Y1 55.0 4.4 111 IEDIW 121 612 42.5 1.5 561 SUBTOTAL 401.0 42' 1611' WIN-RFC111.7lu 4:, IEIGBORHOOD COWERCIAL NC 162 O SCHOOLS' MF 02.5 L1 FIRE STATION SITE P1 2.0 - P10YATE RECREATION HC 1D.6 I:.....I PIBLIC PARAS P 21.5 8000 CONTROL 052 353 C7 HABITAT 051 2033 - LANp5G1PE SLOPE 0S1 212 ROADWAYS' 41.5 SRT(TA1 111.0 TOTAL 144.T' F00TMTFS. 1. PLANNING AREAS ZDTED MULTI -FAIRLY ATTACHED RESIDENTIAL NTE DESIGNATED FA11®DLE AND ELEMENT/AT 5CNOOL OEYELOREIR. OPTIONAL IILLT]-FAMILY RESIDENT", USE WY RE N.LWED AT A MAXOM01 RESIDENTIAL DENSITY 20 DD/AC IN ACCORDANCE WRH A NIGH DENSITY RESIDENTIAL IOW OES13ATI0N. A TOTAL OF 400 01ELLf6IC UWTS ARE ALLOWED PROVIDED TIE TOTAL WXINW RIMER OF DWEL1,165 UIOTS WT NOT MELD 2015 DWELLINGS UNITS FOR THIS SPECIFIC PLAN. 2. TOTAL AREA 0f ROADWAYS INCLLI ES BOTH PIBl1C AM PRIVATE STREEIS. ROADWAY AREA WT DEFER SLWNTLY DEPENDING UPON YARIAT10445 1N SUBDMS[0N DE510R. 3.IONOR ACREAGE MJNSTIENTS WY BE WOE BETWWEN PA'S WRING TTM IPLEMENTAn01 AM FINAL ENGIWERDI0. - CITY/COMITY IOUMAR'I - [XIOTUNC 5#GtiIC PLAN 50 0EAPT PEDESTRIAN DREDGE XX FLAWING AREA 11116ER X LAM IBE COOL X UNITS NA.EN OF RFSIDENTWL UNITS OPERE APPLICABLID XX AC PLANI1NG AREA SIZE (ACRES/ ui ATTS OD AC 29 ETA 12200 179 4AE 0510)501 M 316 AFI wan 142A0 MAN 22 MI 23A QAC AL 1 .. A . • '''.,------".---i:-"-------- + ' L A 21 UM* ZOgL 17.8 SC Roripaugh Ranch PROPOSED LAND USE PLAN R 1 C h 450' 0 450' 900' Roripaugh Ranch Specific Plan 43 EXISTING PARK NEIGHBORHOOD ENTRY MONUMENT -TYP. COMMUNITY ENTRY MONUMENT SPORTS PARK HOA RECREATION CENTER (PER CONCEPTUAL RECREATION MASTER PLAN) - COMMUNITY ENTRY MONUMENT PROPOSED TRAIL INPA13 PRESERVED NATIVE OPEN SPACE STREET TREES - TYP. TRAIL (PER PEDESTRIAN AND BICYCLE CIRCULATION PLAN) - TYP. HOA RECREATION CENTER (PER CONCEPTUAL RECREATION MASTER PLAN) LONG VALLEY WASH CHANNEL MITIGATION WATER QUALITY BASIN - TYP. LOW WATER USE LANDSCAPE - TYP. Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 11 Changes to Circulation, Trails, and Bikeways Changes are proposed to the Circulation, Trails, and Bikeways Master Plans. • Loop Road is slightly realigned, and would now be dedicated a public roadway in its entirety. The gated entries along Loop Road are removed and three round -a -bouts are planned at key locations to facilitate traffic movement and safety. Loop Road provides for 6' -wide sidewalks on both sides and a 10' -wide decomposed granite (DG) trail along on the entire length, within a 77 - foot wide public ROW. • Interior Local Streets would be revised to comply with updated fire safety requirements and would be allowed as either public or private roads, at the developer's option. Private streets would be provided in Planning Areas 31A and 31B. No street improvements covered by a Community Facilities District (CFD) will be affected by these potential changes. Changes to Circulation, Trails, and Bikeways (cont'd) • Changes proposed for the trail system include emphasizing the Long Valley Wash Trail as a project amenity open to the public, rather than open only to residents, providing both a 12 -foot wide asphalt surface to be used for maintenance vehicles as well as bicycles and pedestrians, and a 4 -foot wide DG surface. This trail will now connect to the perimeter multi -use trail along the south and east perimeter of the Project site. • Proposes to add a trail within City -owned open space in Planning Area 13, contingent upon negotiations with the current preserve manager, the Center for Natural Lands Management. Update to Public Sports Park Amenities and Design The Sports Park Master Plan has been updated to reflect enhancements agreed to in the updated Development Agreement, as well as additional amenities requested by the Community Services Department over the last several months of discussions. The additional facilities requested by staff, which will be included in the SPA are: A maintenance building and storage yard patterned after newer City parks and located for better maintenance access. • Enlarged baseball fields with bigger infields and concrete bleachers. • Additional bathrooms, more centrally located. • Additional parking spaces. • A two-story concessions/staff office with an elevator, to allow staff views of the fields from the office. Long Valley Wash Improvements SPA #4 documents design changes in the construction of Long Valley Wash as a regional flood control channel. Rather than being concrete lined over its entirety, the channel will be mostly vegetated, with stabilization structures interspersed along the wash. This would improve the visual appeal, reduce the amount of maintenance required, and accentuate Long Valley Wash as a central public amenity for the community. November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 12 Design Guidelines The major elements of the Roripaugh Ranch Design Guidelines are maintained for the Valley Neighborhood Planning Areas and Planning Areas 10, 11, and 12 within the Plateau Neighborhood. The fourteen different approved architectural styles are maintained for single-family development and new design guidelines including, architectural styles, for the potential multi -family development in Planning Areas 28 and 29 are added. The new multi -family architectural styles are the same as those approved for the single family development, but will be adapted for multi -family development, incorporating the primary style elements of each architectural style. Minor changes and updates are proposed throughout the Guidelines to bring landscaping and other standards into conformance with current City standards, or to reflect the changes in proposed streets and other facilities. The architectural guidelines would allow for more flexibility in the selection of approved architectural styles by eliminating the requirement that the specified design groups of approved architectural styles be used for each Planning Area. The Director of Community Development would continue to have review and approval authority over the architectural product to insure conformance to the Specific Plan and submittal and review requirements are maintained. Update to Landscape Architecture Master Plan The Landscape Master Plan and Guidelines would be updated to conform to the City's Water Efficient Landscape Ordinance and the City Development Codes for residential, commercial, and open space and recreational areas. Landscape concepts and plant palettes for parkways, medians and other public areas are proposed to maintain consistency with the architectural guidelines, adjacent roadways and Wine Country community to the east. Update to Stormwater Quality Measures SPA #4 accommodates new provisions for stormwater quality and treatment in compliance with the current and upcoming regional and municipality requirements. All Planning Areas are redesigned to provide each with access to water quality basin(s) for the treatment of stormwater runoff, improving stormwater quality within the Project and to downstream properties. Key Elements Not Changing Key elements of the Roripaugh Ranch Specific Plan remain in place. These include: • The number of dwelling units would remain unchanged; • There would be no reduction or revision to any of the remaining required public improvements; and • The separation between proposed homes along the Project boundary with offsite, existing homes would be unchanged and the character of the boundary condition would remain as planned. I. ENVIRONMENTAL ASSESSMENT The RRSP EIR identified the following significant and unavoidable environmental impacts as a result of development of the proposed project (FEIR Sections 3.0 and 6.2): 1) Agriculture — loss of prime soils and locally important farmland (project and cumulative); 2) Traffic — two local intersections' exceed Level of Service D during peak hours (project and cumulative); Ynez Road at Winchester Road and Ynez Road at Rancho California Road November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 13 3) Air Quality — both short-term and long-term criteria air pollutants (project and cumulative); 4) Noise — contributions to cumulative noise levels; and 5) Aesthetics — loss of views and new skyglow conditions (project impacts). In addition, the EIR examined a number of alternatives, as required under CEQA, including: (1) No Project — No Development; (2) Continued Agriculture — Clustered Development; (3) Reduced Density Development; and (4) Rural Density Development (FEIR Section 7.0). Due to the nature of the proposed action relative to the previously approved EIR, the City will not use an Environmental Checklist form (i.e., an Initial Study) to document the potential effects of the action, as suggested in Section 15063 (d)(3) of the State CEQA Guidelines. Rather, the City has conducted a brief but thorough assessment of the 18 different environmental issues analyzed in the RRSP EIR. The primary factor in this assessment is that the proposed action does not increase the overall unit count of the projectand does not result in any physical changes to the environment that were not already anticipated or analyzed of the EIR. Recent economic conditions have also resulted in a delay in developing the proposed land uses within the RRSP, so the residential development, and its related infrastructure improvements outlined in the RRSP, have not yet been built. This assessment complies with the intent and requirements of CEQA relative to the preparation of an EIR Addendum to address the proposed land use changes in the Roripaugh Ranch Specific Plan Amendment No. 4 (SPA #4)(i.e., EIR Addendum No. 3). SIGNIFICANT IMPACTS FOUND IN ORIGINAL EIR Agriculture. The site has already been rough graded and is no longer used for agriculture. Whenever development of the site occurs, prime and locally important agricultural soils will be covered over so the impacts are equivalent to those identified in the EIR, which were determined to be significant both at a project level and on a cumulative basis (FEIR pages ES -4 and 3-22). No mitigation was determined to be feasible and these conditions still apply in the project area, so no new mitigation is required or needed. Approval of SPA #4 and Addendum No. 3 would not change these conclusions. Traffic. The FEIR determined the project -level and cumulative impacts in this regard to be significant (FEIR pages ES -6 and 3-97). Based on the proposed land use changes and the fact the total number of residential units is not changing, impacts from traffic from occupancy of the project under Addendum No. 3 would still require completion of the various roadway and intersection improvements identified in the original traffic study. This does not represent a substantial change from the impacts, conclusions, or mitigation identified in the original EIR. This conclusion is supported by two more recent comprehensive traffic impact studies prepared for the Wine Country Community Plan prepared by Fehr and Peers for Riverside County in 2011 (Appendix F) and the Arbor Vista project prepared by Linscott Law & Greenspan for the City of Temecula in 2014 (Appendix G). The Wine Country Community Plan (WCCP) traffic study was prepared ten years after the original Roripaugh study (November 2011 versus 2001) and used more current General Plan Buildout estimates. The newer study indicates that cumulative traffic volumes on area roadways would be increased from those identified in the cumulative analysis in the original Roripaugh EIR traffic study (see Table B). However, the EIR already concluded project and cumulative traffic impacts from the Roripaugh project were significant, and the project will still be required to fully mitigate its project -specific impacts and its fair share of cumulative traffic impacts as development occurs. On March 11, 2014 the Riverside County Board of Supervisors approved the WCCP for the unincorporated land east of the Roripaugh Ranch property. The EIR for the WCCP (SCH# 2009121076) included a cumulative traffic study with its EIR that took into account the delayed development within the Roripaugh Ranch project. The WCCP traffic study included the Roripaugh Ranch in its cumulative projects list for estimating future traffic impacts. The City determined in 2016 that RRSP EIR Addendum No. 2, both in terms of the extensions of deadlines and the re -ordering of improvements, November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 14 would not alter the WCCP traffic study conclusions, and constructing the planned improvements later in the future, and would still be implemented with development as it occurred, and would not create any new or significantly different impacts than those identified in the original Roripaugh EIR. According to the WCCP traffic study, future development within the RRSP was also consistent with the traffic projections and roadway network outlined in the County's TUMF program and as evaluated in the Wine Country Community Plan traffic study and EIR (see Appendix E). Table B: Comparison of EIR Traffic Studies — Original Roripaugh Project to Wine Country Plan A. Roadway Segment Comparison Year/Condition/Source' Butterfield Stage Road North of Rancho California Road Rancho California Road West of Butterfield Stage Road 2011 WCP TIA Existing Conditions (2009)(weekday, Table 4) General Plan Buildout (no WCP, Scenario 3, Table 8) ADT 4,616 13.516 LOS` ADT C C 14,132 17.374 LOS' C C 2001 RSP TIA Existing Conditions (2000)(Exhibit 3-7) 200 Year 2003 With Project (Exhibit 4-W) Year 2007 With Project (Exhibit 4-Y) GP Buildout Without Project (Exhibit 4-Z) GP Buildout With Project (Exhibit 4 -AA) 200 8,800 26,400 32.500 A A C F F 11,300 12,500 19,400 11,600 14.000 A A C C C B. Intersection Comparison Year/Condition/Source' Butterfield Stage Road At Rancho California Road Winchester Road At Nicolas Road Delay (sec) LOS` Delay (sec) LOS' 2011 WCP TIA Existing Conditions (2009)(weekday, Table 5) General Plan Buildout (no WCP, Scenario 3. Table 9) >120 >120 F F >120 >120 F F 20.01 RSP TIA (Without improvements) Existing Conditions (2000)(PM peak, Table 3-1) 2007 Without Project (PM peak, Table 5-3) 2007 With Project (PM peak, Table 5-4) General Plan Buildout Without Project (Table 5-5) General Plan Buildout With Project (Table 5-6) 36.8 >120 >120 37.3 61.8 E F F D D 36.3 83.6 >120 47.9 38.3 D F F D D 1 Data_Sources/Abbreviations ADT Average Daily Traffic LOS Level of Service (A -F) TIA Traffic Impact Assessment sec Seconds of Delay RSP Original Roripaugh Ranch Specific Plan TIA prepared by Urban Crossroads dated November 2001 WCP Wine Country Plan - TIA prepared by Fehr & Peers dated November 2011 2 Estimated from WCP TIA Table 1, Intersection and Roadway Segment LOS Criteria. Segments noting LOS C are actually LOS C or better November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Pack 15 In 2014 the Arbor Vista Cluster Residential project was approved by the City of Temecula just south of Nicolas Road and southwest of the valley portion of the Roripaugh Ranch project (i.e., Planning Commission approved the project on May 21, 2014 and the City Council approved it on August 12, 2014). It entailed the construction of 83 single family residential units on 73 acres. Tables C through F summarize the potential traffic impacts identified in the traffic study under cumulative and horizon year (2035) conditions. The results of this more recent traffic study are consistent with those of the original Roripaugh Ranch Specific Plan (RRSP) traffic study in that the same intersections and roadways were determined to have significant traffic impacts in the future, even with planned improvements, would be significant. At the time of approval of the RRSP, the City Council adopted a Statement of Overriding Considerations for these project -related traffic impacts. Table C: Arbor Vista Cumulative Traffic Impacts - Area Intersections Intersection Control' Peak Hour Delay` (sec) LOS2 Project- Induced Delay Delay Significant? 1. Winchester Rd./Margarita Rd. Signal AM 48.4 D 8.2 sec No PM 91.7 F 25.5 sec Yes 2. Winchester Rd./Roripaugh Signal AM 20.2 C 1.0 sec No Rd. PM 14.7 B 2.3 sec No 3. Winchster Rd./Nicolas Rd. Signal AM 233.9 F 54.1 sec Yes PM 188.6 F 62.8 sec Yes 4. Nicolas Rd./Temecula Town Signal AM 14.7 B 1.6 sec No Center Entrance PM 20.6 C 3.4 sec No 5. Nicolas Rd./N. General Signal AM 12.5 B 1.7 sec No Kearny Rd. PM 14.9 B 2.8 sec No _ 6. Nicolas Rd.Nia Lobo Rd. OWSC AM 24.0 C 9.7 sec No PM 32.2 D 16.4 sec No 7. Nicolas Rd./Joseph Rd. OWSC AM 84.0 F 64.7 sec Yes PM 203.3 F 176.0 sec Yes 8. Nicolas Rd./Calle Medusa TWSC AM 60.1 F 44.8 sec Yes PM 183.8 F 163.7 sec Yes 9. Nicolas Rd./Butterfield Stage DNE -- -- -- -- -- Rd. -- -- -- -- -- Source: Table 10-1. Cumulative Conditions Intersection Operations, LLG 2014 sec = seconds OWSC = One -Way Stop Control, TWSC -Two-Way Stop Control, DNE = Did Not Evaluate 2 Based on Opening Year plus Project plus Cumulative Projects (LOS = Level of Service) November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 16 Table D: Arbor Vista Cumulative Traffic Impacts - Roadway Links Roadway Link Direction Peak Hour Speed2 (mph) ' LOS2 Project -Induced Speed Decrease Decrease Significant? Winchester Road Margarita Rd. to Roripaugh Rd. NB AM 20.8 D 1.0 mph No PM PM 24.5 C 2.8 mph No Signal SB AM 18.5 D 1.8 mph No PM PM 12.3 F 0.5 mph No Roripaugh Rd. to Nicolas Rd. NB AM 18.0 D 0.1 mph No PM PM 6.2 F 0.0 mph No Signal SB AM 30.6 B 1.8 mph No PM PM 27.5 C 0.0 mph No Nicolas Road Winchester Rd. to Temecula EB AM 19.7 D 0.0 mph No Town Center Entrance 57.3 PM 19.1 D 0.4 mph No AM WB AM 6.6 F 0.0 mph No PM 6.5 PM 7.2 F 0.0 mph No Temecula Town Center EB AM 34.0 B 1.5 mph No Entrance to N. General Kearny 8.7 PM 34.9 B 1.2 mph No Rd. WB AM 31.2 B 0.1 mph No PM 8.3 PM 31.8 B 0.1 mph No Source: Table 10-2, Cumulative Conditions Roadway Link Operations, LLG 2014 NB = Northbound, SB = Southbound, EB = Eastbound, WB = Westbound 2 Based on Opening Year plus Project plus Cumulative Projects (LOS = Level of Service) mph = miles per [lour Table E: Arbor Vista Horizon Year (2035) Traffic Impacts - Area Intersections Intersection Control Peak Hour Delay' (sec) LOS1 Project- Induced Delay Delay Significant? 1. Winchester Rd./Margarita Rd. Signal AM 41.2 D 0.5 sec No PM 56.9 E 0.8 sec No 2. Winchester Rd./Roripaugh Signal AM 27.0 C 0.5 sec No Rd. PM 11.7 B 0.5 sec _ No 3. Winchster Rd./Nicolas Rd. Signal AM 87.7 F 1.9 sec No PM 158.3 F 6.4 sec Yes 4. Nicolas Rd./Temecula Town Signal AM 55.6 E 0.1 sec No Center Entrance PM 100.8 F 2.1 sec Yes 5. Nicolas Rd./N. General Signal AM 55.5 E 0.4 sec No Kearny Rd. PM 57.3 E 0.2 sec No 6. Nicolas Rd.Nia Lobo Rd. Signal AM 6.8 A 0.1 sec No PM 6.5 A 0.3 sec No 7. Nicolas Rd./Joseph Rd. Signal AM 10.0 A 0.4 sec No PM 8.7 A 0.2 sec No 8. Nicolas Rd./Calle Medusa Signal AM 7.7 A 0.1 sec No PM 8.3 A 0.3 sec No 9. Nicolas Rd./Butterfield Stage Signal 28.9 C 0.1 sec No Rd. 36.0 D 0.1 sec No Source: Table 11-1, General Plan (Year 2035) Intersection Operations, LLG 20 4 sec = seconds Based on Opening Year plus Project plus Cumulative Projects (LOS = Level of Service) November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 17 Table F: Arbor Vista Horizon Year (2035) Traffic Impacts - Roadway Links Roadway Link Direction' Peak Hour Speed` (mph) LOS2 Project -Induced Speed Decrease Decrease Significant? Winchester Road Margarita Rd. to Roripaugh Rd. NB AM 18.5 D 0.2 mph No PM 31.3 B 0.4 mph No 0.63 SB AM 20.3 D 0.1 mph No 0.45 0.13 PM 16.4 E 0.0 mph No Roripaugh Rd. to Nicolas Rd. NB AM 19.0 D 0.0 mph No PM 9.2 F 0.4 mph No Elementary School (750 students) SB AM 30.3 B 0.0 mph No 968 Middle School (1,500 students) PM 35.7 A 0.0 mph No Nicolas Road Winchester Rd. to Temecula EB AM 17.2 D 0.0 mph No Town Center Entrance 3.398 PM 13.8 E 0.0 mph No 124 WB AM 6.6 F 0.0 mph No PM 8.6 F 0.4 mph No Temecula Town Center EB AM 29.3 B 0.0 mph No Entrance to N. General Kearny -72% PM 32.9 B 0.0 mph No Rd. WB AM 25.8 C 0.2 mph No PM 28.8 B 0.4 mph No Source: Table 11-2, General Plan (Year 2035) Roadway Link Operations, LLG 2014 mph = miles per hour 1 NB = Northbound, SB = Southbound, EB = Eastbound, WB = Westbound 2 Based on Opening Year plus Project plus Cumulative Projects (LOS = Level of Service) One of the proposed land use changes is in Planning Areas 28 and 29 from Elementary and Middle Schools to Low Medium Residential (32 acres with up to 334 units as shown in Table A). Table G below shows the trip generation for the proposed residential uses would produce approximately 25 percent less traffic during peak hours and approximately 6 percent less overall traffic compared to the two proposed schools. While most of the traffic reduction would be experienced on local streets (i.e., those closest to the schools and within the valley portion of the project) for the most part, there would also be incremental reductions in external trips coming from areas adjacent to but outside of the Roripaugh project, depending on the ultimate attendance boundaries of the two schools. Table G: Trip Generation Comparison of Planning Areas 28 and 29 Land Use AM Peak Hour PM Peak Hour Daily Total In Out Total In Out Total Trip Generation Rates Low Medium Residential (ITE 210) 0.19 0.56 0.75 0.63 0.37 1.00 9.52 Elementary School (ITE 520) 0.25 0.20 0.45 0.13 0.15 0.28 1.29 Middle School (ITE 522) 0.30 0.34 0.54 0.08 0.08 0.16 1.62 Trips from Existing Land Uses' Elementary School (750 students) 188 150 338 98 113 210 968 Middle School (1,500 students) 450 510 675 120 120 240 2.430 Total Schools 638 660 1.013 218 333 450 3.398 Trips from Proposed Land Uses 63 187 250 210 124 334 3.180 LM Residential (334 units) Difference _ Convert from Schools to Residential -608 -473 -763 -8 -209 -116 -218 -95% -72% -25% -4% -63% -26% -6% Source: Institute of Transportation Engineers (ITE) Trip Generation (9 Edition, 2016) ' worst case assumption is minimum enrollment, more likely enrollments would be 800-1000 students for elementary school and 2,000 students for the middle school which would generate even more total traffic and traffic during both peak hours. November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 18 The City Council previously determined that the extended DA and revised improvement schedule approved under EIR Addenda No. 1 and No. 2 would still allow for the efficient implementation of the various road and intersection improvements identified in the EIR and DA through 2028. Ultimately, all of the roadway and intersection improvements identified in the original EIR will be implemented in conjunction with future development under the RRSP. Therefore, all of the improvements outlined in the original EIR would be implemented as documented in the previous EIR Addenda No. 1 and No. 2. The proposed land use changes outlined in EIR Addendum No. 3 may result in some minor changes in traffic volumes on internal streets in the valley portion of the Roripaugh project as development occurs, however, long-term traffic generation by the project at buildout, both internal and external to the project, will remain equivalent or less than that identified in the original traffic study. Therefore, the proposed land use plan changes outlined in Addendum No. 3 do not alter the significance conclusions or mitigation of the EIR, and are equivalent to those outlined in the EIR and the two previously approved EIR Addenda. Air Quality. The FEIR concluded that project -level and cumulative impacts would be significant (FEIR pages ES -6 and 3-115). Impacts from air quality, both short-term from construction and long-term from occupancy of the project, have not occurred yet, except for rough grading the site. Approval of EIR Addenda No. 1 and No. 2 extended the DA and extended the beginning and or timing of ultimate impacts of air emissions from project construction and occupancy into the future. Under these Addenda, all of the planned improvements would occur beyond 2014, which means actual emissions would likely be equivalent to or lower than estimated in the EIR due to improved fleet emission controls and upgraded fuel standards. (i.e., air assessment in original EIR assumed 1998 fleet mix and emission characteristics, while current vehicles would have to comply with the latest emission controls and standards at the time of implementation (currently 2007 or newer). The planned land use changes under EIR Addendum No. 3 would not change the overall number of units within the project, thus the total estimated vehicular trips and the estimated air pollutant emissions would not increase (i.e., see analysis associated with Table G for trip generation comparison of schools versus residential uses). For these reasons, emissions from project construction and operation would be equal to or better than those estimated in the original EIR. In addition, the cumulative list of future development outlined in the original EIR was considerably larger (i.e., more development) than that used in the more recent Wine Country Community Plan traffic study, which would support the assumption that future development under current conditions would be equal or less than that evaluated in the original EIR for cumulative impacts. Therefore, implementation of SPA #4 does not represent a substantial change from the impacts identified in the EIR, and new development would be required to implement current air quality regulations which would help reduce both project and cumulative air pollutant emissions from dust, vehicular emissions, etc. Noise. The FEIR concluded that the project would contribute to cumulative noise impacts (FEIR pages ES -8 and 3-165). Long-term noise impacts have not occurred yet, but would be similar to those impacts identified in the EIR once the project is built out. Approval of the previous EIR Addendum No. 1 extended the DA to would extend the beginning and ultimate effect of those impacts to 2028, and all of the improvements outlined in the original traffic study would still be installed under EIR Addendum No. 2, except that the timing of their construction was modified to better track actual development of the project under current market conditions. SPA #4 proposes various minor land use changes, primarily in the sizes of certain lots, but the overall number of residential units in the RRSP would not change (i.e., 2,015 units for the entire project of which 1,506 units are within the valley portion of the project). The Wine Country and Arbor Vista traffic studies discussed above indicate that area traffic would be similar to that originally projected under the original Roripaugh EIR (see Appendices E and F), so traffic -related noise would also be equal or less than outlined in the original EIR. Therefore, these minor land use changes do not represent a substantial change from the impacts, mitigation, or conclusions identified in the EIR. Aesthetics. The FEIR concluded that project -level impacts would be significant (FEIR pages ES -11 and 3- 219). Most of the project impacts would occur as identified in the EIR, including views changing and November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 19 additional skyglow as development occurs. Most of the site is not visible to the public from existing roadways or from existing residential neighborhoods in the surrounding area, other than along Calle Contento to the east and Nicolas Road to the southwest. It should be noted that grading for the panhandle portion of the site has already altered views of that area from Nicolas Road in terms of the ridgeline, although no homes have been built along the southern boundary of the panhandle that would be visible from Nicolas Road. Table A shows a number of changes to Planning Areas 19-21 (in the original plan) - the new plan changes Planning Areas 18-21 along the southeastern and southern boundaries of the RRSP, plus the west side of Planning Area 22 facing Butterfield Stage Road just south of Long Valley Wash. These planning areas are adjacent to rural residential areas. The proposed land use changes would maintain rural size lots (approx. 20,000 square feet) adjacent to the eastern and southern site boundaries and existing rural land uses, while creating smaller lots further west closer to the loop road in the "valley neighborhood" portion of the project. The rest of the proposed land use changes are "internal" to the RRSP property and would not result in significant changes in short- or long-term views from surrounding land uses different than those identified and analyzed in the EIR. Therefore, no additional mitigation is required or needed as a result of the land use changes proposed under SPA #4 and EIR Addendum No. 3. LESS THAN SIGNIFICANT IMPACTS FOUND IN ORIGINAL EIR Noise. The FEIR concluded that project -level impacts would be less than significant with mitigation (FEIR pages ES -8 and 3-165). Direct noise impacts both from construction and occupancy of the project have not occurred yet, but would be similar to those impacts identified in the EIR. The Wine Country traffic study discussed above indicates that area traffic would be equal or less than that originally projected under the original Roripaugh EIR (see Appendix E), so traffic -related noise would also be equal or less than outlined in the original EIR. Because the total number of residential units of the RRSP would remain the same, approval of Addendum No. 3 would not result in any project -related noise impacts that are more severe than those identified in the EIR. Therefore, impacts and mitigation for Addendum No. 3 are similar to that outlined in the EIR (i.e., less than significant with mitigation). Greenhouse Gas Emissions. When the EIR was prepared and approved, an analysis of impacts related to greenhouse gases and global climate change was not required. New development within the City, including Roripaugh Ranch, will be required to comply with the latest California Green Building Code (CGBC) requirements and Title 24 energy conservation standards issued by the State, which will minimize potential greenhouse gas emissions to the extent feasible. In addition, the City Council determined that changes to the DA and infrastructure implementation schedule would cause no physical changes or different impacts from those identified in the EIR, and later implementation of new development under the RRSP would place that development under the more strict building code standards of the CGBC. Therefore, no mitigation measures were required or proposed as part of EIR Addenda No. 1 or No. 2. The proposed land use changes under EIR Addendum No. 3 would not result in substantial changes to air pollutant emissions identified in the EIR (see analysis above). In addition, the City adopted a Sustainability Plan on June 22, 2010 (i.e., the equivalent of a Climate Action Plan or CAP) to address and control greenhouse gas emissions from activities within the City, including new development (Appendix G). New residential construction within the RRSP, including those changes outlined in EIR Addendum No. 3, would be required to be consistent with the City's Sustainability Plan and would therefore be considered to be less than significant. Hydrology and Water Quality. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -5 and 3-54). The site has already been rough graded, and the approved extension of the DA under EIR Addendum No. 1 allowed for effective implementation of planned improvements to the Roripaugh Ranch property, including drainage improvements along Long Valley Wash and other permanent erosion control and water quality maintenance features throughout the remainder of the site. Implementation of the approved EIR Addendum No. 2 will still tie planned improvements to new development, so the conclusions of the EIR remain unchanged relative to drainage and water quality for EIR Addenda No. 1 and No. 2. Addendum No. 3 proposes changes to RRSP land use plan, mainly the lot sizes and locations in Planning Areas 14 through 24, 28-29, 31, and 33 in the "valley neighborhood" portion of the November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 20 specific plan. These changes would maintain larger lots along the perimeter of the project while decreasing the lot sizes of the planning areas adjacent to the loop road. No changes to Santa Gertrudis Creek or Long Valley Wash are proposed, and the previous Figure 4 (conceptual lotting plan) shows the locations of various water quality basins in these areas. The project would still require regulatory permitting from various resource agencies in charge of water quality (and biological resources) such as the Regional Water Quality Control Board, California Department of Fish and Wildlife, and the U.S. Army Corps of Engineers. Therefore, the minor land use changes proposed under SPA #4 and evaluated in EIR Addendum No. 3 will not result in any drainage or water quality impacts substantially different than those identified in the EIR, and no additional mitigation is required. Biological Resources. The FEIR concluded that project -level and cumulative impacts would be Tess than significant with mitigation (FEIR pages ES -7 and 3-140). Impacts to biological resources of the proposed land use changed under Addendum No. 3 would be essentially the same as outlined in the EIR, and future development would be required to comply with the Western Riverside County MSHCP including impact fees and preservation of the Santa Gertrudis Creek area, as outlined in the RRSP. SPA #4 would provide additional trails in the upland (northern) portion of Planning Area 13 if feasible, but these are not expected to significantly impact the biological resources in that Planning Area associated with Santa Gertrudis Creek. The roadway/intersection improvements and overall improvements to the creek would still be made prior to completion of the Roripaugh project as outlined in the original EIR and as approved under EIR Addenda No. 1 and No. 2. Due to the disturbed nature of the Phase 2 planned development area (i.e., valley neighborhood area or Planning Areas 14 through 33), the proposed land use changes (mainly in the size of various lots) would not result in any new of substantially increased impacts to biological resources, including along Santa Gertrudis Creek and Long Valley Wash. This also applies to any improvements that were originally going to be constructed by developers but which the City has chosen to construct instead, because the potential environmental impacts of the improvements themselves were already evaluated in the EIR (i.e., as approved under Addendum No. 2). Implementation of Specific Plan Amendment No. 4 and EIR Addendum No. 3 would therefore not change the conclusions of the EIR, nor would they require additional mitigation. Scientific Resources. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -11 and 3-231). Impacts to paleontological, archaeological, and historical resources would be the same including onsite monitoring of grading by qualified archaeological and paleontological personnel as appropriate as development occurs. Minor changes to the land use plan as outlined in Addendum No. 3 would not affect impacts or mitigation identified for archaeological, paleontological, or historical resources. Regarding tribal cultural resources, City staff conducted consultation with local Native American tribal groups/representatives. Letters requesting consultation under SB 18 were sent out May 26, 2017 while letters requesting consultation under AB 52 were sent out August 21, 2017. During those periods, no tribal groups expressed interest in consulting with the City on this project. Geology and Soils. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -8 and 3-165). Development under the RRSP would result in the same geologic and soil impacts as identified in the EIR, and would be subject to the same mitigation and the latest Conditions of Approval from the City regarding geotechnical hazards. It was determined that extending the DA under EIR Addendum No. 1 would not result in any significant effects related to geologic or soils constraints. Likewise, the City Council determined that minor changes to the infrastructure implementation schedule approved under EIR Addendum No. 2 would also not result in substantial changes related to these impacts. All future development would also have to comply with the latest state green building code requirements regarding geotechnical hazards, and additional site specific geotech and soil testing and reports are required for specific tentative maps within the Specific Plan, consistent with Mitigation Measures 1, 2, and 4 in Section 3.3.6 of the original EIR. Future development under the land use plan changes outlined in SPA #4 and Addendum No. 3 would also be subject to these mitigation measures. Therefore, impacts would still be less than significant and no new mitigation is required for Addendum No. 3. November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 21 Hazards and Hazardous Materials. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -8 and 3-147). Future development of the site under the RRSP would result in the same number of units, same general location of planned uses, same circulation network, and similar impacts related to hazards and hazardous materials as identified in the EIR. Future uses would be subject to the same mitigation in the original EIR regarding hazards and hazardous materials. For these reasons, there would be no significant effects related to these issues by making minor changes to the land use plan relative to lot sizes and locations under the proposed under SPA #4 and EIR Addendum No. 3. Land Use and Planning. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -4 and 3-15). The revised land use plan would not alter the ultimate number or density of planned uses, although the sizes of various lots and density of some planning areas would be altered from the existing plan. SPA #4 allows age -qualified dwelling units in one or more of the planning areas. A minimum age 55 would be required to reside in these units, controlled by deed restriction. This could act to incrementally reduce impacts related to increased population and related noise, traffic, air quality, etc. but it is overly speculative to estimate the degree to which this could occur. In addition, SPA #4 provides a second private recreation center located in a new Planning Area, 23B, in addition to the currently approved private recreation center on Planning Area 30. This would help reduce potential impacts on existing and future planned recreational facilities both within and outside of the RRSP. Finally, SPA #4 allows for possible conversion of one or both of the school sites (Planning Areas 28-29) if the local school district does not need one or both of them for schools, which would result in a maximum of 334 additional units. However, the overall total number of units within the RRSP (2,015) or the number of units within the valley portion of the project (1,506 units) would not change even with conversion of one or both school sites. The revised land use plan would also have the same circulation network. Future development would still occur on the Roripaugh Ranch site generally consistent with the land use designations outlined in the RRSP, and the project site has already been rough graded with development pads and roads. Therefore, implementation of the proposed changes to the land use plan would have no demonstrable adverse effect on either land use or planning impacts of the project. Under approved EIR Addenda No. 1 and 2, the addition of new houses and residents to the City would occur at a tater time than identified in the EIR, but the magnitude of these impacts were determined to be equivalent to those identified in the EIR. The current City General Plan and Housing Element2 took into account the housing that would occur when the RRSP is built. The proposed SPA #4 and EIR Addendum No. 3 would not change the overall number and general location of residential units, although in a number of areas lot sizes will be decreasing which will help keep future units more affordable. Therefore, SPA #4 and Addendum No. 3 will not have any significant adverse effects on population or housing and no mitigation is required. Public Services. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -9, 3-173, 3-175, 3-178, 3-180, 3-185, 3-187, 3-188, 3-189, and 3- 190). Under EIR Addenda No. 1 and 2, the City concluded that service impacts identified in the EIR would still occur, but begin at a later time and extend into the future. At that time, the City determined that no substantial changes were envisioned compared to the impacts identified in the EIR, and the fire station outlined in the then current DA had already been built. The land use changes proposed under SPA #4 would not result in any increase in the total number of residential units in the project. In addition, SPA #4 allows for possible conversion of one or both of the school sites (Planning Areas 28-29) if the local school district does not need one or both of them for schools, however, the overall total number of units within the RRSP (2,015) or the number of units within the valley portion of the project (1,506 units) would not change even with conversion of one or both school sites. In addition, SPA #4 provides a second private recreation center located in a new Planning Area, 23B, in addition to the currently approved private recreation center on Planning Area 30. It 2 Published September 2009 for period July 1, 2008 to June 30, 2014 November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 22 could also provide additional trails around the project perimeter and in the northern portion of Planning Area 13 if the City determined their construction was feasible, but this would be in addition to the original trail network outlined in the RRSP. These would help reduce potential impacts on existing and future planned recreational facilities both within and outside of the RRSP. Therefore, anticipated impacts to public services are considered to be equivalent to those identified in the EIR, and no additional mitigation is required. Utilities. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -10, 3-197, 3-200, 3-201, 3-203, 3-205, and 3-207).The utility impacts identified in the EIR would still occur, but begin at a later time and extend into the future. No substantial changes in the total number of residential units are proposed which would result in no substantial increase in the overall demand for utilities would occur compared to the impacts identified in the EIR, including the conversion of school facilities to residential uses (see previous discussion related to traffic and Table G). It is possible that internal service lines, pipelines, etc. may be modified based on the location of lots under the revised land use plan. Similarly, the proposed changes to the RRSP land use plan under Addendum No. 3 would not significantly change the anticipated overall impacts or recommended mitigation measures in the EIR relative to utilities. Mineral and Forest Resources. The FEIR concluded that project -level and cumulative impacts would be less than significant with mitigation (FEIR pages ES -4 and 3-15). The site does not contain these resources so they are unaffected by internal changes in land uses within the planning areas as proposed under SPA #4. J. SUMMARY AND CONCLUSIONS Based on available information and the analysis presented in Section 1, making the proposed minor changes to the land use plan for the Roripaugh Ranch Specific Plan, as outlined in Section H and Table A above, would not increase the severity or extent of any of the identified impacts, would not create any new impacts, and would not require any new or modified mitigation measures identified in the Roripaugh Ranch Specific Plan EIR, and development within Phase 2 would still be required to implement the improvements identified in the EIR and current City development regulations (e.g., Sustainability Plan). With implementation of current development regulations and mitigation measures in the EIR, no revisions to the EIR are necessary and approval of this Addendum will fully comply with the CEQA requirements for this proposed action. November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula Page 23 K. REFERENCES AND SOURCES Development Agreement 16t Operating Memorandum, October 21, 2004 1 Amendment, February 14, 2006 2`d Operating Memorandum, March 21, 2006 3"' Operating Memorandum, August 31, 2006 4'h Operating Memorandum, March 6, 2007 51" Operating Memorandum, October 26, 2010 6 Operating Memorandum, January 25, 2011 2114 Amendment, April 23, 2013 7t' Operating Memorandum, August 12, 2014 3`4 Amendment, March 22, 2016 Environmental Impact Report Draft Environmental Impact Report for the Roripaugh Ranch Specific Plan, City of Temecula. The Keith Companies. June 1, 1999. Revised Draft Environmental Impact Report for the Roripaugh Ranch Specific Plan, City of Temecula. The Keith Companies. April 1, 2002. Final Environmental Impact Report for the Roripaugh Ranch Specific Plan, City of Temecula. The Keith Companies. September 26, 2002. Addendum No. 1, Environmental Impact Report for the Roripaugh Ranch Specific Plan, City of Temecula. Approved by City Council on April 23, 2013 (Resolution 13-04). Addendum No. 2, Environmental Impact Report for the Roripaugh Ranch Specific Plan, City of Temecula. Approved by City Council on March 22, 2016 (Resolution 16-02) Specific Pian Roripaugh Ranch Specific Plan. The Keith Companies. Approved on November 26, 2002 by Resolution No. 02-112 with the zoning portion of the RRSP approved on December 17, 2002 by Ordinance No. 02-13. Roripaugh Ranch Specific Plan Amendment No. 1, January 11, 2005 (Resolution 05-08). Roripaugh Ranch Specific Plan Amendment No. 2, February 28, 2006 (Resolution 06-02). Roripaugh Ranch Specific Plan Amendment No. 3, March 8, 2016 (Resolution No. 16-17). Roripaugh Ranch Specific Plan Amendment No. 4, Draft July 28, 2017. Wine Country Community Plan Traffic Impact Study for the Wine Country Community Plan, Riverside County, CA. Fehr & Peers. November 2011. Arbor Vista Project Final Traffic Impact Analysis, Arbor Vista Cluster Residential, City of Temecula. February 5, 2014. City of Temecula Sustainability Plan, June 22, 2010. November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula APPENDIX A RORIPAUGH RANCH SPECIFIC PLAN Revised RRSP Land Use Plan Revised Conceptual Lotting Plan (Valley Portion) Specific Pian Amendment No. 4 (Draft July 28, 2017) November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula November 21, 2017 APPENDIX B RORIPAUGH RANCH DRAFT EIR (April 1, 2002) Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula APPENDIX C RORIPAUGH RANCH FINAL EIR AND MMRP November 21, 2017 Roripaugh Ranch Specific Plan E1R Addendum No. 3 City of Temecula APPENDIX D RORIPAUGH RANCH EIR ADDENDUM NO. 2 November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula APPENDIX E RORIPAUGH RANCH EIR ADDENDUM NO. 1 November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula November 21, 2017 APPENDIX F WINE COUNTRY EIR AND ORIGINAL RORIPAUGH EIR TRAFFIC STUDY EXCERPTS Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula APPENDIX G ARBOR VISTA TRAFFIC STUDY November 21, 2017 Roripaugh Ranch Specific Plan EIR Addendum No. 3 City of Temecula APPENDIX H CITY OF TEMECULA SUSTAINABILITY PLAN November 21, 2017 PC RESOLUTION GENERAL PLAN AMENDMENT PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN LAND USE DESIGNATIONS FOR THE PARCELS OF PHASE II OF THE RORIPAUGH RANCH SPECIFIC PLAN TO A SPECIFIC PLAN IMPLEMENTATION (SPI) LAND USE (PA17-1640)" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. The Roripaugh Ranch Specific Plan (Specific Plan No. 11) was approved by the City Council on November 26, 2002 by the adoption of Resolution No. 02-112. Amendment No. 1 to the Roripaugh Ranch Specific Plan (SP 11) was approved on January 11, 2005 by the adoption of Resolution No. 05-08. Amendment No. 2 to the Roripaugh Ranch Specific Plan (SP 11) was approved on February 28, 2006 by the adoption of Resolution No. 06-02. Amendment No. 3 to the Roripaugh Ranch Specific Plan (SP 11) was approved on March 8, 2016 by the adoption of Resolution No. 16-17. The Roripaugh Ranch Specific Plan as originally approved and as amended by Amendments Nos. 1-3 shall be referred to in this Resolution as the "Specific Plan". B. On May 2, 2017, Thom Fuller filed Planning Application No. PA17-0741, a Specific Plan Amendment. On November 17, 2017, Thom Fuller filed Planning Application No. PA17-1640, a General Plan Amendment. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. On December 20, 2017 the Planning Commission of the City of Temecula held a duly noticed public hearing on the proposed Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report, proposed General Plan amendment, and proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) at which time all persons interested in these actions had the opportunity and did address the Planning Commission. E. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- , "A Resolution of the Planning Commission of the City of Temecula Recommending that the City Council adopt a Resolution Entitled 'A Resolution of the City Council of the City of Temecula Approving Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report (SCH No. 97121030)". Resolution No. 17- is hereby incorporated by this reference as set forth in full. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the General Plan Amendment Application No. PA17-1640, hereby finds, determines and declares that: A. The General Plan Amendment is in the public interest. The current General Plan designation for Phase 11 of the Roripaugh Ranch Specific Plan is Low Density Residential (L), Low Medium Density Residential (LM), Medium Density Residential (M), Neighborhood Commercial (NC), Public Institutional (PI), and Open Space (OS). The proposed amendment would change these land uses to Specific Plan Implementation (SP1) which allows for Low Density Residential (L), Low Estate Density Residential (L -E), Low Medium Density Residential (LM), Medium Density Residential (M1, M2), Multi -Family Residential (MF) Neighborhood Commercial (NC), Schools, Private Recreation (RC), Public Parks (P), and Open Space (OSI, 0S2, 0S3) land uses as specified in the Roripaugh Ranch Specific Plan. The General Plan Amendment is in the public interest because it allows for various types of residential housing including potential multi -family housing should the school district elect not to develop both of the school sites as well as commercial development and preservation of open space. B. The General Plan Amendment is compatible with the health, safety and welfare of the community. uses. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire, and Development Codes. These codes set policies and standards that protect the health, safety and welfare of the community. In addition, the General Plan Amendment is tied to a Specific Plan Amendment that establishes specific land uses and building design guidelines and standards that ensure compatibility and interface with the surrounding community. Therefore, the General Plan Amendment is compatible with the health, safety and welfare of the community. C. The General Plan Amendment is compatible with existing and surrounding The proposed General Plan Amendment is compatible with surrounding land uses. The current surrounding land uses include Phase 1 of the Roripaugh Ranch Specific Plan, residential land uses, and County of Riverside land designated as residential and open space. The Specific Plan Implementation land use allows the General Plan to defer to the provisions and restrictions of the Specific Plan in order to remain compatible with existing and surrounding land uses. Although the proposed land uses in the Specific Plan area are more intense than the existing agricultural and rural residential uses that the area currently supports, the lot sizes in the Specific Plan area vary from smaller lots in the interior of the Roripaugh Ranch Project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will help contribute to the continued rural nature of the area by preserving open space between development areas. D. The General Plan Amendment will not have an adverse effect on the community and is consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan Amendment will implement the goals and policies of the City's General Plan, provide balanced and diversified land uses, and impose appropriate standards and requirements with respect to land development and use in order to maintain the overall quality of life and the environment within the City. The goals and policies in the Land Use Element of the General Plan encourage "a complete and integrated mix of residential, commercial, industrial, public and open space land uses (Goal 1)." The project's land use mix currently includes residential, commercial, public institutional, and open space. The Specific Plan Implementation land use will allow for the development of Phase 11 of the Roripaugh Ranch Specific Plan to develop according to the regulations and standards of the Specific Plan. The proposed General Plan Amendment will result in compatible future development, which will meet the recommended land use and circulation pattern, maximum density and intensity of development, a desired mix of uses and other factors consistent with the goals and policies of the General Plan. Section 3. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a Resolution approving Planning Application No. PA17-1640, a General Plan Amendment application to revise the General Plan Land Use designations for the parcels of Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) land use in the form attached to this Resolution as Exhibit "A", attached hereto, and incorporated herein by this reference. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 20th day of December, 2017. John Telesio, Chairman ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 20th day of December, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary EXHIBIT A CITY COUNCIL RESOLUTION RESOLUTION NO. 18- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN LAND USE DESIGNATIONS FOR THE PARCELS OF PHASE II OF THE RORIPAUGH RANCH SPECIFIC PLAN TO A SPECIFIC PLAN IMPLEMENTATION (SPI) LAND USE (PA17-1640) THE CITY COUNCIL OF THE CITY OF TEMECULA HEREBY FINDS, DETERMINES AND RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. The Roripaugh Ranch Specific Plan (Specific Plan No. 11) was approved by the City Council on November 26, 2002 by the adoption of Resolution No. 02-112. Amendment No. 1 to the Roripaugh Ranch Specific Plan (SP 11) was approved on January 11, 2005 by the adoption of Resolution No. 05-08. Amendment No. 2 to the Roripaugh Ranch Specific Plan (SP 11) was approved on February 28, 2006 by the adoption of Resolution No. 06-02. Amendment No. 3 to the Roripaugh Ranch Specific Plan (SP 11) was approved on March 8, 2016 by the adoption of Resolution No. 16-17. The Roripaugh Ranch Specific Plan as originally approved and as amended by Amendments Nos. 1-3 shall be referred to in this Resolution as the "Specific Plan". B. On May 2, 2017, Thom Fuller filed Planning Application No. PA17-0741, a Specific Plan Amendment. On November 17, 2017, Thom Fuller filed Planning Application No. PA17-1640, a General Plan Amendment. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. On December 20, 2017, the Planning Commission of the City of Temecula held a duly noticed public hearing on the proposed Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report, proposed General Plan Amendment, and proposed Specific Plan amendment at which time all persons interested in this action had the opportunity and did address the Planning Commission. E. After hearing all written and oral testimony on the proposed actions and duly considering the comments received, the Planning Commission adopted Resolution No. 17- recommending to the City Council that the Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report. F. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- recommending that the City Council adopt Planning Application No. PA17-1640, A General Plan Amendment Application to revise the General Plan Land Use designations for the parcels of Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) land use. G. On , 2018 the City Council of the City of Temecula considered the Project and Addendum No. 3 to the Final Environment Impact Report for the Project, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Addendum No. 3 to the Final Environmental Impact Report prior to and at the public hearing. H. Following the public hearing, the Council adopted Resolution No. 18 - certifying the Addendum No. 3 to the Final Environmental Impact Report for the Roripaugh Ranch Project. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Project hereby finds, determines and declares that: General Plan Amendment A. The General Plan Amendment is in the public interest. The current General Plan designation for Phase 11 of the Roripaugh Ranch Specific Plan is Low Density Residential (L), Low Medium Density Residential (LM), Medium Density Residential (M), Neighborhood Commercial (NC), Public Institutional (PI), and Open Space (OS). The proposed amendment would change these land uses to Specific Plan Implementation (SP1) which allows for Low Density Residential (L), Low Estate Density Residential (L -E), Low Medium Density Residential (LM), Medium Density Residential (M1, M2), Multi Family Residential (MF) Neighborhood Commercial (NC), Schools, Private Recreation (RC), Public Parks (P), and Open Space (OSI, 0S2, 0S3) land uses as specified in the Roripaugh Ranch Specific Plan. The General Plan Amendment is in the public interest because it allows for various types of residential housing including potential multi -family housing should the school district elect not to develop both of the school sites as well as commercial development and preservation of open space. B. The General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire, and Development Codes. These codes set policies and standards that protect the health, safety and welfare of the community. In addition, the General Plan Amendment is tied to a Specific Plan Amendment that establishes specific land uses and building design guidelines and standards that ensure compatibility and interface with the surrounding community. Therefore, the General Plan Amendment is compatible with the health, safety and welfare of the community. C. The General Plan Amendment is compatible with existing and surrounding uses. The proposed General Plan Amendment is compatible with surrounding land uses. The current surrounding land uses include Phase I of the Roripaugh Ranch Specific Plan, residential land uses, and County of Riverside land designated as residential and open space. The Specific Plan Implementation land use allows the General Plan to defer to the provisions and restrictions of the Specific Plan in order to remain compatible with existing and surrounding land uses. Although the proposed land uses in the Specific Plan area are more intense than the existing agricultural and rural residential uses that the area currently supports, the lot sizes in the Specific Plan area vary from smaller lots in the interior of the Roripaugh Ranch Project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will help contribute to the continued rural nature of the area by preserving open space between development areas. D. The General Plan Amendment will not have an adverse effect on the community and is consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan Amendment will implement the goals and policies of the City's General Plan, provide balanced and diversified land uses, and impose appropriate standards and requirements with respect to land development and use in order to maintain the overall quality of life and the environment within the City. The goals and policies in the Land Use Element of the General Plan encourage "a complete and integrated mix of residential, commercial, industrial, public and open space land uses (Goal 1)." The project's land use mix currently includes residential, commercial, public institutional, and open space. The Specific Plan Implementation land use will allow for the development of Phase 11 of the Roripaugh Ranch Specific Plan to develop according to the regulations and standards of the Specific Plan. The proposed General Plan Amendment will result in compatible future development, which will meet the recommended land use and circulation pattern, maximum density and intensity of development, a desired mix of uses and other factors consistent with the goals and policies of the General Plan. Section 3. Amendment to General Plan Text. The City Council approves and amends the Land Use Element of the General Plan to revise the General Plan Land Use designations for the parcels of Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) land use and amends Figure LU -3 of the Land Use Element of the General Plan as shown on Exhibit A, "Proposed General Plan" attached hereto and incorporated herein as though set forth in full. Section 4. City Manager Authorization. The City Manager is hereby authorized and directed to take all steps necessary to implement this General Plan Amendment. Section 5. Consistency with General Plan. The Land Use Element of the General Plan, as amended by this Resolution, is consistent with the other elements of the General Plan, consistent with Government Code Section 65300.5. Insofar as other portions of the General Plan need to be revised to effectuate this General Plan Amendment, the City Clerk is hereby authorized and directed to make all necessary revisions to effectuate this General Plan Amendment. Section 6. Severability. If any portion, provision, section, paragraph, sentence, or word of this Resolution is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Resolution shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Resolution. Section 7. Effective Date. This Resolution shall take effect upon its adoption. Section 8. Notice of Adoption. The City Clerk shall certify to the adoption of this Resolution and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2018. , Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2018 by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk EXHIBIT A AMENDED GENERAL PLAN LAND USE MAP w Existing General Plan Land Use Z yPOLODRQEWK t�.j SlivE.. PRINGS R K LIJ� _,cc ' C7 ce o 711/ATR C R 0 0 0 a w COUNTRY VIEW RD OS r m i.‘".0 ''' RD z r sy i LIE D 1 REL+� VL CANTRELL RD m FeettASOLGyLE CHAPOS 0 5001,000 w c� 0 w ww m SOUTH LOOP R L M Project Site No �2 O'9 CAL LE cotiT RR TO Proposed General Plan Land Use OS Lo IU? thLEImWMir� O E4tl EEK' W 1 -N TUTzT,.�BR,uK .. n d0 m:L1SREEK:CR �0 �_�V�L�I�rU POLO CR z_xiIii ., cm l l �111�1_� 1/ 02 �.;TE ��11111 U_,�—_ - jjIt1111111/g,1 SKYLINE;IR \ 311 F g co RFF lc z pm_L-IEFER'RD C ■/ p LM GATLIN RD Project Site 0--F0 0 0O YE "' a. I m 03 I\ \I GpLLE=C,I POS Feet OS-cALL-GIRAso� -0 1,000 2000 w`M VIP SOUTH -LOOP RD RR RR PC RESOLUTION SPECIFIC PLAN AMENDMENT PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING AMENDMENT NO. 4 TO THE RORIPAUGH RANCH SPECIFIC PLAN (SP 11) (PLANNING APPLICATION NO. PA 17-0741)" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. The City Council of the City of Temecula certified the Roripaugh Ranch Specific Plan Final Environmental Impact Report ("FEIR") on December 17, 2002. B. The Roripaugh Ranch Specific Plan (Specific Plan No. 11) was approved by the City Council on November 26, 2002 by the adoption of Resolution No. 02-112. Amendment No. 1 to the Roripaugh Ranch Specific Plan (SP 11) was approved on January 11, 2005 by the adoption of Resolution No. 05-08. Amendment No. 2 to the Roripaugh Ranch Specific Plan (SP 11) was approved on February 28, 2006 by the adoption of Resolution No. 06-02. Amendment No. 3 to the Roripaugh Ranch Specific Plan (SP 11) was approved on March 8, 2016 by the adoption of Resolution No. 16-17. The Roripaugh Ranch Specific Plan as originally approved and as amended by Amendments Nos. 1-3 shall be referred to in this Resolution as the "Specific Plan". C. On May 2, 2017, Thom Fuller filed Planning Application No. PA17-0741, a Specific Plan Amendment. On November 17, 2017, Thom Fuller filed Planning Application No. PA17-1640, a General Plan Amendment. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. D. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. E. On December 20, 2017, the Planning Commission of the City of Temecula held a duly noticed public hearing on the proposed Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report, proposed General Plan amendment, and proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) at which time all persons interested in these actions had the opportunity and did address the Planning Commission. F. After hearing all written and oral testimony on the proposed actions and duly considering the comments received, the Planning Commission adopted Resolution No. 17-_ recommending to the City Council that the Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report be approved. Resolution No. is hereby incorporated herein by this reference as if set forth in full. G. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. Pursuant to Temecula Municipal Code Section 17.16.020, the Planning Commission, in recommending that the City Council approve Amendment No. 4 to the Specific Plan hereby finds, determines and declares that: A. The proposed specific plan amendment is consistent with the general plan and development code. The Roripaugh Ranch Specific Plan discusses, at length, the consistency between the Specific Plan and the General Plan. Amendment No. 4 to the Specific Plan does not make any material changes to the Specific Plan that would impact the consistency findings set forth in the Specific Plan. The findings of consistency contained in the Roripaugh Ranch Specific Plan are applicable and are incorporated herein by this reference. The General Plan's Land Use Element Goal 1 is to have a complete and integrated mix of residential, commercial, industrial, recreational, public and open space land uses. Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) will provide a spectrum of residential product styles and designs as designated by the General Plan Specific Plan Overlay. The Roripaugh Project creates unified, cohesive neighborhoods, and a neighborhood -level commercial center. In addition to these land uses, the Roripaugh Project provides neighborhood amenities, as well as open space, schools and recreational facilities. Amendment No. 4 to the Specific Plan is also consistent with the City's development code because the City will require that all new construction comply with the City's design and building standards. B. The proposed specific plan amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the city. Amendment No. 4 to the Specific Plan would not be detrimental to the public interest, health, safety, convenience or welfare of the City because the Specific Plan clearly defines land uses, and establishes development standards, regulations and building criteria for each land use type. These regulations, which include land use intensities, setback requirements, lighting and landscaping standards, and signage regulations, contribute toward the protection of proposed residential neighborhoods in the area as well as some reduction of possible negative impacts to adjacent properties. C. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. The subject property area has already been rough graded and erosion control/water quality management improvements were installed on site except in the habitat conservation area to be preserved along the Santa Gertrudis Creek. D. The proposed specific plan amendment shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Amendment No. 4 to the Specific Plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Although the proposed land uses in the Specific Plan area are more intense than the existing agricultural and rural residential uses that the area currently supports, the lot sizes in the Specific Plan area vary from smaller lots in the interior of the Roripaugh Ranch Project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will help contribute to the continued rural nature of the area by preserving open space between development areas. Section 3. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council adopt a resolution approving Specific Plan Amendment No. 4 to the Roripaugh Ranch Specific Plan in substantially the same form as attached hereto as Exhibit "A". PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 20th day of December, 2017. John Telesio, Chairman ATTEST: Luke Watson, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 20th day of December, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson, Secretary EXHIBIT A CITY COUNCIL RESOLUTION RESOLUTION NO. 18- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING AMENDMENT NO. 4 TO THE RORIPAUGH RANCH SPECIFIC PLAN (SP 11) (PLANNING APPLICATION NO. PA 17-0741) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council does hereby find, determine and declare that: A. The Roripaugh Ranch Specific Plan (Specific Plan No. 11) was approved by the City Council on November 26, 2002 by the adoption of Resolution No. 02-112. Amendment No. 1 to the Roripaugh Ranch Specific Plan (SP 11) was approved on January 11, 2005 by the adoption of Resolution No. 05-08. Amendment No. 2 to the Roripaugh Ranch Specific Plan (SP 11) was approved on February 28, 2006 by the adoption of Resolution No. 06-02. Amendment No. 3 to the Roripaugh Ranch Specific Plan (SP 11) was approved on March 8, 2016 by the adoption of Resolution No. 16-17. The Roripaugh Ranch Specific Plan as originally approved and as amended by Amendments Nos. 1-3 shall be referred to in this Resolution as the "Specific Plan". B. On May 2, 2017, Thom Fuller filed Planning Application No. PA17-0741, a Specific Plan Amendment. On November 17, 2017, Thom Fuller filed Planning Application No. PA17-1640, a General Plan Amendment. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. C. The Specific Plan provides standards and guidelines for development. Amendment No. 4 to the Specific Plan would update and modify those standards including an update to the development standards and facilities within the sports park, provide a greater variety of residential lot sizes, allow for age -qualified housing, add design guidelines and architectural styles for a multi -family development option, revise the circulation and aesthetics of Loop Road, improve trails and trail connections, update to the landscape architecture master plan, and revise the development of Long Valley Wash as an amenity for the community while not increasing the number of dwelling units previously approved within the Specific Plan. D. On December 20, 2017 the Planning Commission of the City of Temecula held a duly noticed public hearing on the proposed Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report, proposed General Plan amendment, and proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) at which time all persons interested in these actions had the opportunity and did address the Planning Commission. E. After hearing all written and oral testimony on the proposed actions and duly considering the comments received, the Planning Commission adopted Resolution No. 17-_ recommending to the City Council that the Addendum No. 3 to the Roripaugh Ranch Final Environmental Impact Report be approved. The Planning Commission also adopted Resolution No. recommending that the proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) be approved. F. On , 2018 the City Council of the City of Temecula considered the Project and Addendum No. 3 to the Final Environment Impact Report for the Project, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Addendum No. 3 to the Final Environmental Impact Report prior to and at the public hearing. G. Following the public hearing, the Council adopted Resolution No. 18 - certifying the Addendum No. 3 to the Final Environmental Impact Report for the Roripaugh Ranch Project. H. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The City Council, in approving Amendment No. 4 to the Roripaugh Specific Plan (SP 11) hereby finds, determines and declares that: A. The proposed specific plan amendment is consistent with the general plan and development code. The Roripaugh Ranch Specific Plan discusses, at length, the consistency between the Specific Plan and the General Plan. Amendment No. 4 to the Specific Plan does not make any material changes to the Specific Plan that would impact the consistency findings set forth in the Specific Plan. The findings of consistency contained in the Roripaugh Ranch Specific Plan are applicable and are incorporated herein by this reference. The General Plan's Land Use Element Goal 1 is to have a complete and integrated mix of residential, commercial, industrial, recreational, public and open space land uses. Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) will provide a spectrum of residential product styles and designs as designated by the General Plan Specific Plan Overlay. The Roripaugh Project creates unified, cohesive neighborhoods, and a neighborhood -level commercial center. In addition to these land uses, the Roripaugh Project provides neighborhood amenities, as well as open space, schools and recreational facilities. Amendment No. 4 to the Specific Plan is also consistent with the City's development code because the City will require that all new construction comply with the City's design and building standards. B. The proposed specific plan amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the city. Amendment No. 4 to the Specific Plan would not be detrimental to the public interest, health, safety, convenience or welfare of the City because the Specific Plan clearly defines land uses, and establishes development standards, regulations and building criteria for each land use type. These regulations, which include land use intensities, setback requirements, lighting and landscaping standards, and signage regulations, contribute toward the protection of proposed residential neighborhoods in the area as well as some reduction of possible negative impacts to adjacent properties. C. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. The subject property area has already been rough graded and erosion control/water quality management improvements were installed on site except in the habitat conservation area to be preserved along the Santa Gertrudis Creek. D. The proposed specific plan amendment shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Amendment No. 4 to the Specific Plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Although the proposed land uses in the Specific Plan area are more intense than the existing agricultural and rural residential uses that the area currently supports, the lot sizes in the Specific Plan area vary from smaller lots in the interior of the Roripaugh Ranch Project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will help contribute to the continued rural nature of the area by preserving open space between development areas. Section 3. Approval of Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11). The City Council of the City of Temecula hereby approves that certain Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) in substantially the form attached hereto as Exhibit "A". PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2018. , Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 18- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2018, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk RORIPAUGH RANCH SPECIFIC PLAN AMENDMENT NO. 4 PLANNING COMMISSION DRAFT VOLUME I City of Temecula 41000 Main Street Temecula, CA 92590 Tel. 951.694.6444 Prepared for: Roripaugh Valley Restoration, LLC 4675 MacAurthur Court, 15th Floor Newport Beach, CA 92660 Tel. (949) 255-2680 December 6th, 2017 TABLE OF CONTENTS ES Executive Summary ES -1 SECTION 1 1.0 General Plan Consistency 1-1 1.0.1 Land Use Element 1-1 1.0.2 Circulation Element 1-2 1.0.3 Housing Element 1-3 1.0.4 Open Space and Conservation Element 1-4 1.0.5 Growth Management/Public Facilities Element 1-5 1.0.6 Public Safety Element 1-7 1.0.7 Noise Element 1-7 1.0.8 Air Quality Element 1-8 1.0.9 Community Design Element 1-8 1.0.10 Economic Development Element 1-9 1.0.11 General Plan Conformance 1-10 1.1 Growth Management Strategies And Action Plan 1-11 1.1.1 Growth Management Strategies and Action Plan 1-11 1.2 Implementation Program 1-14 1.2.1 Summary of Implementation Program 1-14 SECTION 2 2.0 Specific Plan Components 2-1 2.0.1 Comprehensive Land Use Plan 2-1 2.0.2 Circulation Master Plan 2-16 2.0.3 Drainage and Water Quality Master Plan 2-57 2.0.4 Water Master Plan 2-67 2.0.5 Sewer Master Plan 2-73 2.0.6 Grading Master Plan 2-79 2.0.7 Phasing Master Plan 2-97 2.0.8 Open Space and Recreational Master Plan 2-101 2.0.9 Landscape Master Plan 2-110 2.0.10 Walls and Fences Master Plan 2-119 2.0.11 Utilities Plan and Public Services 2-149 2.0.12 Offsite Improvements 2-152 SECTION 3 3.0 Plateau Neighborhood Planning Area Descriptions And Development Standards 3-1 3.0.1 Planning Areas 1A and 1B 3-1 3.0.2 Planning Area 2 3-7 3.0.3 Planning Area 3 3-11 3.0.4 Planning Area 4A and 4B 3-17 3.0.5 Planning Area 5 3-23 3.0.6 Planning Area 6 3-27 3.0.7 Planning Area 7A, 7C, 8 and Portions of 6 3-31 3.0.8 Planning Area 9A 3-35 3.0.9 Planning Area 32 3-39 3.1 Plateau Neighborood Design Guidelines 3-43 3.1.1 Landscape Concept 3-43 3.1.2 Parks, Recreation and Open Space Facilities 3-47 3.1.3 Trail System 3-60 3.1.4 Project Monumentation and Private Entries 3-61 3.1.5 Streetscape Treatments 3-81 3.1.6 Fuel Modification of Open Space 3-115 3.1.7 Landscape Material Guidelines 3-123 3.1.8 Street Outdoor Lighting and Signage 3-132 3.1.9 Architectural Design Guidelines 3-144 SECTION 4 4.0 Valley Neighborhood Planning Area Descriptions And Development Standards 4-1 4.0.1 Planning Area 9A, 9A, and 13 4-1 4.0.2 Planning Area 10 4-5 4.0.3 Planning Area 11 4-9 4.0.4 Planning Area 12 4-13 4.0.5 Planning Area 13 4-17 4.0.6 Planning Area 14 4-21 4.0.7 Planning Area 15 4-25 4.0.8 Planning Area 16A and 16B 4-29 4.0.9 Planning Area 17A and 17B 4-35 4.0.10 Planning Area 18A, 18B, and 18C 4-41 4.0.11 Planning Area 19 4-49 4.0.12 Planning Area 20A and 20B 4-53 4.0.13 Planning Area 21 4-59 4.0.14 Planning Area 22 4-63 4.0.15 Planning Area 23A 4-67 4.0.16 Planning Area 23B 4-71 4.0.17 Planning Area 24 4-75 4.0.18 Planning Area 25 and 26 4-79 4.0.19 Planning Area 27 4-85 4.0.20 Planning Area 28 4-89 4.0.21 Planning Area 29 4-93 4.0.22 Planning Area 30 4-97 4.0.23 Planning Area 31A and 31B 4-101 4.0.24 Planning Area 33A 4-107 4.0.25 Planning Area 33B 4-111 4.1 Valley Neighborhood Design Guidelines 4-115 4.1.1 Landscape Concept 4-115 4.1.2 Parks, Recreation and Open Space Facilities 4-116 4.1.3 School Facilities 4-125 4.1.4 Trail System 4-131 4.1.5 Project Monumentation 4-153 4.1.6 Streetscape Treatments 4-163 4.1.7 Fuel Modificaation of Open Space 4-217 4.1.8 Landscape Material Guidelines 4-233 4.1.9 Street Outdoor Lighting, Signage, and Interface 4-246 4.1.10 Architectural Design Guidelines 4-255 SECTION 5 5.0 Specific Plan Zoning Ordinanace 5-1 5.0.1 Purpose And Intent 5-1 5.0.2 General Provisions 5-2 5.0.3 Residential Development Standards 5-3 5.0.4 Neighborhood Commercial (Planning Area 11) 5-11 5.0.5 Parks And Open Space (Planning Areas 1b, 5, 6, 7a, 7c, 8, 9a, 13, 23b, 25, 26, 27, And 30) ...5-17 5.0.6 Public Instiutional (Planning Area 32) 5-19 5.0.7 Parking Requirements 5-19 SECTION 6 6.0 Implementation 6-1 6.1 Implementation Measures 6-2 6.1.1 Comprehensive Land Use Plan 6-2 6.1.2 Circulation Master Plan 6-2 6.1.3 Drainage and Water Quality Master Plan 6-4 6.1.4 Water Master Plan 6-5 6.1.5 Sewer Master Plan 6-5 6.1.6 Grading Master Plan 6-6 6.1.7 Phasing Master Plan 6-8 6.1.8 Open Space and Recreation Master Plan 6-9 6.1.9 Landscape Master Plan 6-9 6.2 Timing And Responsibility For Improvements 6-10 LIST OF FIGURES Executive Summary Figure ES- 1: Regional Location Map ES -6 Figure ES- 2: Project Vicinity Map ES -7 Figure ES- 3: Surrounding Land Use & Proposed Development ES -9 Figure ES -4: General Plan Amendment ES -11 SECTION 1.0 Figure 1-1: Existing Zoning 1-21 Figure 1-2: Existing General Plan Land Use Designations 1-23 Figure 1-3: General Plan Circulation Element Amendment 1-25 SECTION 2.0 Figure 2- 1: Proposed Land Use Plan 2-3 Figure 2- 2: Neighborhood Plan 2-5 Figure 2- 3: Plateau Conceptual Circulation Master Plan 2-29 Figure 2- 4: Valley Conceptual Circulation Master Plan 2-31 Figure 2- 5: Plateau Typical Street Section 2-33 Figure 2- 6: Plateau Typical Street Section 2-34 Figure 2- 7: Plateau Typical Street Section 2-35 Figure 2- 7A: Plateau Typical Street Section 2-36 Figure 2- 8: Plateau Typical Street Section 2-37 Figure 2- 9: Plateau Typical Gated Entries 2-38 Figure 2- 10: Valley Typical Street Sections 1 and 2 2-39 Figure 2- 11: Valley Typical Street Sections 3 and 4 2-40 Figure 2-12: Valley Typical Street Section 5 2-41 Figure 2- 13: Valley Typical Street Sections 6 and 7 2-42 Figure 2- 14: Valley Typical Street Sections 8 and 9 2-43 Figure 2-14A: Valley Roundabout Schematic 2-45 Figure 2- 15: Proposed Circulation Improvements 2-47 Figure 2- 16: Plateau Pedestrian/Bicycle Circulation Plan 2-49 Figure 2- 17: Valley Pedestrian/Bicycle Circulation Plan 2-51 Figure 2- 18: Plateau Proposed Sidewalk Plan 2-53 Figure 2- 19: Valley Conceptual Sidewalk Master Plan 2-55 Figure 2- 20: Plateau Conceptual Drainage Master Plan 2-63 Figure 2- 21: Valley Conceptual Drainage & Water Quality Master Plan 2-65 Figure 2- 22: Valley Conceptual Water Master Plan 2-69 Figure 2- 23: Valley Conceptual Water Master Plan 2-71 Figure 2- 24: Plateau Conceptual Sewer Master Plan 2-75 Figure 2- 25: Valley Conceptual Sewer Master Plan 2-77 Figure 2- 26: Plateau Conceptual Grading Master Plan 2-83 Figure 2- 27: Valley Conceptual Grading Master Plan 2-85 Figure 2- 27A: Valley Grading Master Plan 2-87 Figure 2- 27B: Valley Grading Master Plan 2-88 Figure 2- 27C: Valley Grading Master Plan 2-89 Figure 2- 27D: Valley Grading Master Plan 2-90 Figure 2- 27E: Valley Grading Master Plan 2-91 Figure 2- 27F: Valley Grading Master Plan 2-92 Figure 2- 27G: Valley Grading Master Plan 2-93 Figure 2- 27H: Valley Grading Master Plan 2-94 Figure 2- 27I: Valley Grading Master Plan 2-95 Figure 2- 27J: Valley Grading Master Plan 2-96 Figure 2- 28: Conceptual Phasing Master Plan 2-99 Figure 2- 29: Plateau Conceptual Open Space & Recreation Master Plan 2-105 Figure 2- 30: Valley Conceptual Recreation Master Plan 2-107 Figure 2- 31: Area Wide Open Space Concept Plan 2-109 Figure 2- 32: Plateau Conceptual Landscape Master Plan 2-113 Figure 2- 33: Valley Conceptual Landscape Master Plan 2-115 Figure 2- 33A: Valley Landscape Irrigation Master Plan 2-117 Figure 2- 34: Plateau Conceptual Walls & Fences Master Plan 2-123 Figure 2- 35: Plateau Project Walls & Privacy Fences 2-125 Figure 2- 36: Plateau View Fences 2-127 Figure 2- 37: Plateau Habitat Walls & Fences 2-129 Figure 2- 38: Valley Conceptual Walls & Fences Master Plan 2-131 Figure 2-39: Valley Habitat Fence 2-133 Figure 2- 40: Valley Project Wall 2-135 Figure 2-41: Valley Partial Project Wall/Partial Glass Fence 2-137 Figure 2- 42: Valley View Fence 2-139 Figure 2- 43: Valley View Fence 2-141 Figure 2- 44: Valley 3 -Rail Lodgepole Fence 2-143 Figure 2- 45: Valley 2 -Rail Lodgepole Fence 2-145 Figure 2- 46: Valley Privacy Fence 2-147 Figure 2- 47: Plateau Off -Site Improvements - Sewer & Water 2-155 Figure 2-48: Plateau Off -Site Improvement - Street & Drainage 2-157 Figure 2-49: Valley Master Developer Improvement Areas 2-159 SECTION 3.0 Figure 3- 1: Planning Area 1A and 1B 3-5 Figure 3-2: Planning Area 2 3-9 Figure 3-3: Planning Area 3 3-15 Figure 3-4: Planning Area 4A and 4B 3-21 Figure 3-5: Planning Area 5 3-25 Figure 3-6: Planning Area 6 3-29 Figure 3-7: Planning Area 7A, 7B, 7C and Open Spaces 3-33 Figure 3-8: Planning Area 9A 3-37 Figure 3-9: Planning Area 32 3-41 Figure 3-10: Plateau Landscape Master Plan 3-45 Figure 3-11: Neighborhood Park 3-49 Figure 3-12: Primary Center 3-53 Figure 3-13: Primary Club Clubhouse ELevation 3-55 Figure 3-14: Mini -Park 3-57 Figure 3-15: Plateau Trail System Master Plan 3-63 Figure 3-16: Visual Buffer Areas 3-65 Figure 3-17: Plateau Nature Walk 3-67 Figure 3-18: Primary Project Monunnetation 3-69 Figure 3-19: Staffed Gated Primary Entry (Perspective) 3-71 Figure 3-20: Staffed Gated Primary Entry (PA 3 and 4A) 3-73 Figure 3-21: Auto and Pedestrian Gated Entry 3-75 Figure 3-22: Card Key Gated Entry (PA 1A) 3-77 Figure 3-23: Card Key Gated Entry (4A and 4B) 3-79 Figure 3-24: Butterfield Stage Road (PA 9B and 13) 3-83 Figure 3-25: Butterfield Stage Road (PA 11 and 13) 3-85 Figure 3-26: Butterfield Stage Road (PA 12 and 13) 3-87 Figure 3-27: Butterfield Stage Road (PA 12 and 14) 3-89 Figure 3-28: Butterfield Stage Road (PA 22) 3-91 Figure 3-29: Butterfield Stage Road (PA 27) 3-93 Figure 3-30: Butterfield Stage Road (PA 32) 3-95 Figure 3-31: Murrieta Hot Springs Road (PA 1A, 2, 3, and 4A) 3-99 Figure 3-32: Murrieta Hot Springs Road (PA 4A, 4B, and 8) 3-101 Figure 3-33: Murrieta Hot Springs Road (PA 6 and 9A) 3-103 Figure 3-34: Murrieta Hot Springs Road (PA 9B and 11) 3-105 Figure 3-35: Murrieta Hot Springs Road (PA 10 and 11) 3-107 Figure 3-36: Private Interior Street (Option 1) 3-111 Figure 3-37: Private Interior Street (Option 2) 3-113 Figure 3-38: Plateau Fuel Modification Zone Master Plan 3-117 Figure 3-39: Plateau Fuel Modification Zone Master Plan 3-119 Figure 3-40: Plateau Fuel Modification Zone Master Plan 3-121 Figure 3-41: Street Lighting 3-135 Figure 3-42: Street Signage 3-137 Figure 3-43: Paseo Entry Gate (Card Key Entry) 3-139 Figure 3-44: Paseo Entry Treatments 3-141 Figure 3-45: Cross Section G Open Space Plateau 3-143 Figure 3-46: American Farmhouse 3-148 Figure 3-47: Inspirational Photos 3-149 Figure 3-48: California Ranch 3-150 Figure 3-49: Inspirational Photos 3-151 Figure 3-50: Classic Revival 3-152 Figure 3-51: Inspirational Photos 3-153 Figure 3-52: Colonial Figure 3-154 Figure 3-53: Inspirational Photos 3-155 Figure 3-54: Contemporary Southwest 3-156 Figure 3-55: Inspirational Photos 3-157 Figure 3-56: Craftsman 3-158 Figure 3-57: Inspirational Photos 3-159 Figure 3-58: French Cottage 3-160 Figure 3-59: Inspirational Photos 3-161 Figure 3-60: East Coast Traditional 3-162 Figure 3-61: Inspirational Photos 3-163 Figure 3-62: Italiante 3-164 Figure 3-63: Inspirational Photos 3-265 Figure 3-64: Mediterranean 3-166 Figure 3-65: Inspirational Photos 3-167 Figure 3-66: Mission 3-168 Figure 3-67: Inspirational Photos 3-169 Figure 3-68: Monterey 3-170 Figure 3-69: Inspirational Photos 3-171 Figure 3-70: Prairie Style 3-172 Figure 3-71: Inspirational Photos 3-173 Figure 3-72: Spanish Revival 3-174 Figure 3-73: Inspirational Photos 3-175 Figure 3-74: Recessed Garage 3-176 Figure 3-75: Deep Recessed Garages 3-177 Figure 3-76: Third Car - Side Located 3-178 Figure 3-77: Third Car - Tandem 3-179 Figure 3-78: Side Garage Entry 3-180 Figure 3-79: Single Width Driveways 3-181 Figure 3-80: Porte Cochere 3-182 Figure 3-81: Varied Roof Shapes 3-191 Figure 3-82: Covered Entry Porch 3-192 Figure 3-83: Courtyard Entries 3-193 Figure 3-84: Garage Door Detailing 3-194 Figure 3-85: Roof Pitches 3-197 Figure 3-86: Solar Panels 3-198 Figure 3-87: Sample Mail Kiosk 3-200 Figure 3-88: Air Conditioning Pads 3-201 Figure 3-89: Smaller Lots (hardscape & landscape concept) 3-203 Figure 3-90: LM, M1, M2 (hardscape & landscape concept) 3-204 Figure 3-91: LM, M1, M2 (hardscape concept) 3-205 Figure 3-92: LM, M1, M2 (hardscape concept) 3-206 Figure 3-93: M2 - Tandem Garage 3-207 Figure 3-94: M2 - Rear Load Garage 3-208 SECTION 4.0 Figure 4-1: Planning Area 9B 4-3 Figure 4-2: Planning Area 10 4-7 Figure 4-3: Planning Area 11 4-11 Figure 4-4: Planning Area 12 4-15 Figure 4-5: Planning Area 13 4-19 Figure 4-6: Planning Area 14 4-23 Figure 4-7: Planning Area 15 4-27 Figure 4-8: Planning Area 16A 4-31 Figure 4-9: Planning Area 16B 4-33 Figure 4-10: Planning Area 17A 4-37 Figure 4-11: Planning Area 17B 4-39 Figure 4-12: Planning Area 18A 4-43 Figure 4-13: Planning Area 18B 4-45 Figure 4-14: Planning Area 18C 4-47 Figure 4-15: Planning Area 19 4-51 Figure 4-16: Planning Area 20A 4-55 Figure 4-17: Planning Area 20B 4-57 Figure 4-18: Planning Area 21 4-61 Figure 4-19: Planning Area 22 4-65 Figure 4-20: Planning Area 23A 4-69 Figure 4-21: Planning Area 23B 4-73 Figure 4-22: Planning Area 24 4-77 Figure 4-23: Planning Area 25 4-81 Figure 4-24: Planning Area 26 4-83 Figure 4-25: Planning Area 27 4-87 Figure 4-26: Planning Area 28 4-91 Figure 4-27: Planning Area 29 4-95 Figure 4-28: Planning Area 30 4-99 Figure 4-29: Planning Area 31A 4-103 Figure 4-30: Planning Area 31B 4-105 Figure 4-31: Planning Area 33A 4-109 Figure 4-32: Planning Area 33B 4-113 Figure 4-33: Community Sports Park 4-117 Figure 4-34: Recreation Center 4-121 Figure 4-35: Age Targeted Recreation Center 4-123 Figure 4-36: Middle School Site 4-127 Figure 4-37: Elementary School Facility 4-129 Figure 4-38: Trail Type A 4-133 Figure 4-39: Trail Type B 4-135 Figure 4-40: Trail Type C 4-137 Figure 4-41: Trail Type D 4-139 Figure 4-42: Trail Type E 4-141 Figure 4-43: Trail Type F 4-143 Figure 4-44: Trail Type G 4-145 Figure 4-45: Trail Type H 4-147 Figure 4-46: Trail Type I 4-149 Figure 4-47: Trail Type J 4-151 Figure 4-48: Pedestrian Bride 4-155 Figure 4-49: Typical Gated Entry Option 4-157 Figure 4-50: Project Monumentation 4-159 Figure 4-51: Round -About Monumentation 4-161 Figure 4-52: Nicolas Road Cross Section 4-165 Figure 4-52A: Nicolas Road (Calle Girasol to W. Project Boundary) Cross Section 4-167 Figure 4-53: Nicolas Road Oblique 4-169 Figure 4-54: Nicolas Road Perspective 4-171 Figure 4-55: Loop Road Cross Section 4-175 Figure 4-56: Loop Road Oblique 4-177 Figure 4-57: Loop Road Perspective 4-179 Figure 4-58: Loop Road Round -About Oblique 4-181 Figure 4-59: Loop Road Round -About Perspective 4-183 Figure 4-60: Roripaugh Valley Road Cross Section 4-187 Figure 4-61: Roripaugh Valley Road Oblique 4-189 Figure 4-62: Roripaugh Valley Road Perspective 4-191 Figure 4-63: Fiesta Ranch Road Cross Section 4-195 Figure 4-64: Fiesta Ranch Road Oblique 4-197 Figure 4-65: Fiesta Ranch Road Perspective 4-199 Figure 4-66: Local Street - Typical Condition 4-203 Figure 4-67: Local Street Oblique Option 1 4-205 Figure 4-68: Local Street Perspective Option 1 4-207 Figure 4-69: Local Street Oblique Option 2 4-209 Figure 4-70: Local Street Perspective Option 2 4-211 Figure 4-71: Local Street Oblique Option 3 4-213 Figure 4-72: Local Street Perspective Option 3 4-215 Figure 4-73: Valley Conceptual Fuel Modification Section Location Map 4-221 Figure 4-74: Valley Fuel Modification Master Plan - PA 10 4-223 Figure 4-75: Valley Fuel Modification Master Plan - PA 14 & 15 4-224 Figure 4-76: Valley Fuel Modification Master Plan - PA 16 & 17 4-225 Figure 4-77: Valley Fuel Modification Master Plan - 17, 22 & 28 4-226 Figure 4-78: Valley Fuel Modification Master Plan - PA 17 4-227 Figure 4-79: Valley Fuel Modification Master Plan - PA 18, 20, 24 & 31 4-228 Figure 4-80: Valley Fuel Modification Master Plan - PA 17 & 19 4-229 Figure 4-81: Valley Fuel Modification Master Plan - PA 14 4-230 Figure 4-82: Valley Fuel Modification Master Plan - PA 19 4-231 Figure 4-83: Valley Fuel Modification Master Plan - PA 20 & 21 4-232 Figure 84: Cross Section (A) Medium Density Interface 4-248 Figure 85: Cross Section (B) Medium Density Interface 4-249 Figure 86: Cross Section (C) Medium Density Interface 4-250 Figure 87: Cross Section (D) PA 12 &14 Residential Interface 4-251 Figure 88: Cross Section (F) South Project Boundary Interface 4-253 Figure 89: Cross Section (H) Low Residential Density Interface 4-254 Figure 4-90: American Farmhouse 4-258 Figure 4-91: California Ranch 4-259 Figure 4-92: Classic Revival 4-260 Figure 4-93: Colonial 4-261 Figure 4-94: Contemporary Southwest 4-262 Figure 4-95: Craftsman 4-263 Figure 4-96: East Coast Traditional 4-264 Figure 4-97: French Cottage 4-265 Figure 4-98: Italiante 4-266 Figure 4-99: Mediterranean 4-267 Figure 4-100: Mission 4-268 Figure 4-101: Monterey 4-269 Figure 4-102: Prairie Style 4-270 Figure 4-103: Spanish Revival 4-271 Figure 4-104: Recessed Garage 4-272 Figure 4-105: Deep Recessed Garages 4-273 Figure 4-106: Third Car - Side Located 4-274 Figure 4-107: Porte Cochere 4-275 Figure 4-108: Single Width Driveways 4-276 Figure 4-109: Varied Roof Shapes 4-284 Figure 4-110: Covered Entry Porch 4-285 Figure 4-111: Courtyard Entries 4-286 Figure 4-112: Garage Door Detailing 4-287 Figure 4-113: Roof Pitches 4-290 Figure 4-114: Solar Panels 4-291 Figure 4-115: Sample Mail Kiosk 4-293 Figure 4-116: Air Conditioning Pads 4-294 Figure 4-117: MF Zone PAs 28 & 29 Cluser Option (10 DU Hammerhead) 4-297 Figure 4-118: MF Zone PAs 28 & 29 Cluser Option (10 DU Cul -de -Sac) 4-298 Figure 4-119: MF Zone PAs 28 & 29 Cluser Option (8 DU Thru-Street) 4-299 Figure 4-120: MF Zone PAs 28 & 29 Cluser Option (10 DU Alley Access Scheme) 4-300 Figure 4-121: MF Zone PAs 28 & 29 Cluser Option (10 DU Rear Loaded Garages) 4-301 Figure 4-122: M2 - Tandem Garage 4-302 Figure 4-123: M2 - Rear Load Garage 4-303 Figure 4-124: Smaller Lots - Hardscape & Landscape Concept 4-304 Figure 4-125: LM, M1, M2 - Hardscape & Landscape Concept 4-305 Figure 4-126: LM, M1, M2 - Hardscape Concept 4-306 Figure 4-127: LM, M1, M2 - Hardscape Concept 4-307 Figure 4-128: American Farmhouse 4-310 Figure 4-129: California Ranch 4-311 Figure 4-130: Classic Revival 4-312 Figure 4-131: Colonial 4-313 Figure 4-132: Contemporary Southwest 4-314 Figure 4-133: Craftsman 4-315 Figure 4-134: East Coast Traditional 4-316 Figure 4-135: French Cottage 4-317 Figure 4-136: Italiante 4-318 Figure 4-137: Mediterranean 4-319 Figure 4-138: Mission 4-320 Figure 4-139: Monterey 4-321 Figure 4-140: Prairie 4-322 Figure 4-141: Spanish Revival 4-323 Figure 4-142: Neighborhood Commercial 4-333 SECTION 5 No figures listed in Section 5. SECTION 6 Figure 6-1: Landscape Maintenance Responsibility Master Plan 6-23 LIST OF TABLES Executive Summary Table ES -1: Proposed Land Uses ES -5 SECTION 1 Table 1-1: Procedural Approval Authority 1-19 SECTION 2 Table 2-1: Residential Land Uses by Land Use 2-7 Table 2-2 Proposed Land Uses by Planning Areas (PA) 2-12 SECTION 3 No tables listed in Section 3. SECTION 4 No tables listed in Section 4. SECTION 5 Table 5.1: Schedule of Permitted Uses - Residential Districts 5-5 Table 5-2: Development Standards - Residential Districts 5-6 Table 5-2.1: Accessory Structure Setbacks 5-8 Table 5-2.2: Maximum Encroachments into Required Yard Areas 5-9 Table 5-3: Schedule of Permitted Uses - Neighborhood Commercial Center (PA -11) 5-11 Table 5-4: Development Standards - Neighborhood Commercial (Commercial Uses - PA 11) 5-16 Table 5-5: Schedule of Permitted Uses - Parks and Recreational Uses 5-17 Table 5-6: Development Standards - Parks and Open Space Standards 5-18 SECTION 6 Table 6-1 Project Fair Share Contributions 6-3 SECTION ES EXECUTIVE SUMMARY EXECUTIVE SUMMARY Introduction to Roripaugh Ranch Specific Plan Amendment No. 4 Upon adoption by the City Council, this document will represent Amendment No. 4 to the Roripaugh Valley Specific Plan (SPA). This Amendment proposes revisions to the Roripaugh Ranch Project that reflect changes in densities, lots sizes, specific planning area acreages, home product type, and the design guidelines as they pertain to Valley Neighborhood (also referred to as Phase 2 of the project. In addition, Planning Areas (9B, 10, 11, and 12 of the Plateau Neighborhood (also part of Phase 2) are now incorporated with only minor revisions and clarifications. No changes are proposed to the other planning areas of the Plateau Neighborhood (Phase 1) which includes Planning Areas 1 through 9A. Many of the figures that previously related to both the Plateau and Valley Neighborhoods have been revised or deleted to reflect only the Plateau Neighborhood where changes are proposed that affect only the Valley Neighborhood. This SPA also incorporates and updates changes to the body of the text document resulting from the three prior specific plan amendments. Note that at the time of preparation of this SPA, Phase 1 construction and improvements in the Plateau Neighborhood were underway. The following criteria will apply to the Specific Plan and the Specific Plan Amendment: • Reviewers of the Specific Plan document will review the Amendment and its associated modifications to the Standards and Guidelines prior to consulting the associated sections of the prior, approved Specific Plan document. • Whenever there are discrepancies between the information contained in the Specific Plan Amendment and the Specific Plan, the information contained within the Specific Plan Amendment shall prevail. General Plan Amendment A General Plan Amendment (GPA) is proposed concurrent with SPA No. 4, which amends the Land Use Element for the Phase 2 Planning Areas of the Roripaugh Ranch Specific Plan. Specifically, the GPA (PA17-1640) changes the existing Open Space, Neighborhood Commercial, Public Institutional, and the Low, Low Medium, and Medium Residential Designations of the Roripaugh Ranch Phase 2 Planning Areas to the Specific Plan Implementation Designation (SPI). This change maintains the Specific Plan's consistency with the existing General Plan Land Use Element by permitting no increase in the Project's overall density of 2,015 dwelling units and maintaining larger lot sizes along Project's boundary adjacent to existing development. However, it provides flexibility necessary for a greater variety of lot sizes and types of housing, including the potential development of multi -family residential on the designated school sites in the event the School District determines one or both of the sites are not needed. See Figure ES -4. Summary of Specific Plan Contents The Roripaugh Ranch Specific Plan document is divided into six sections and is summarized as follows: RORIPAUGH RANCH SPECIFIC PLAN ES -1 SECTION ES EXECUTIVE SUMMARY Section 1- General Plan Consistency This section analyzes the Specific Plan's consistency with the goals and policies of the City of Temecula General Plan. This section also discusses the project's consistency with the goals and policies of the Subregional Comprehensive Plan of the Western Riverside County of Governments (WRCOG) and the Regional Comprehensive Plan (RCP). Section 2 - Specific Plan Components This section identifies the specific plan components and establishes the criteria for land use, circulation, drainage, public facilities, grading, landscaping, open space and recreation, phasing, walls and fences, offsite improvements, design and development standards. Section 3 - Plateau Neighborhood Development Standards and Design Guidelines This section outlines the descriptive summary, land use, circulation, landscape, walls and fences, and planning standards for each planning area within the Plateau portion of the plan. This section also includes design guidelines for the Plateau Neighborhood portion of the Specific Plan (now also referred to as Phase 1) which will serve as criteria for use by planners, architects, landscape architects, engineers, builders and future property owners. They will provide a viable framework and clear direction during the development process without limiting innovative design. The following Planning Areas are addressed in this section: 1A, 1B, 2, 3, 4A, 4B, 5, 6, 7A, 7B, 8, and 9A. Section 4 - Valley Neighborhood Development Standards and Design Guidelines This section outlines the descriptive summary, land use, circulation, landscape, walls and fences, and planning standards for each planning area within the Valley portion of the plan. This section also includes design guidelines for the Valley portion which will serve as criteria for use by planners, architects, landscape architects, engineers, builders and future property owners. They will provide a viable framework and clear direction during the development process without liming innovative design. The following Planning Areas are addressed in this section: 9B, 10, 11, 12, 13, 14, 15, 16A, 16B, 17A, 17B, 18A, 18B, 18C, 19, 20A, 20B, 21, 22, 23A, 23B, 24, 25, 26, 27, 28, 29, 30, 31A, 31B, 32, 33A and 33B. Section 5 - Specific Plan Zoning Ordinance This section provides a description of the zoning districts, which are intended to be consistent with the land use designations that are described in the specific plan. The zoning districts are established to implement the goals and objectives of the Specific Plan. Section 6 - Implementation This section provides a table identifying the timing and responsibility of improvements within the Phase II of the Roripaugh Ranch project. Note that at the time of the application of SPA #4, Phase 1 construction was under way/or completed, therefore provisions related to Phase I have been deleted. RORIPAUGH RANCH SPECIFIC PLAN ES -2 SECTION ES EXECUTIVE SUMMARY Introduction The Roripaugh Ranch Specific Plan project is located in Western Riverside County at the northeast corner of the City of Temecula. The City of Murrieta is located two to three miles west of the project site. Temecula is approximately 60 miles north of San Diego and 30 miles south of Riverside. Within the City of Temecula, Roripaugh Ranch is approximately two miles east of the convergence of the I- 215 and I-15 freeways at Murrieta Hot Springs Road as depicted in Figure ES -1, Regional Location Map, and Figure ES -2, Area Wide Project Vicinity Map. The Roripaugh Ranch Specific Plan authorizes a maximum of 2,015 dwelling units on approximately 804.7 acres with a gross density of 2.5 units/acre and a net residential density of 4.9 units/acre. Additional uses include 15.2 acres of neighborhood commercial, 32.6 acres for two school sites (elementary and middle school), 28.5 acres for two public park sites and trailhead/park and ride facility, 10.3 acres for three private recreation centers and a 0.3 acre private mini -park, a 2.0 acre fire station site, 35.3 acres for flood control purposes, 203.8 acres of open space and 21.2 acres of landscape slope. Project Site The City of Temecula is located in the Temecula Valley along the I-15 and I-215 freeways near the southern portion of Riverside County, just north of San Diego County. The San Jacinto Mountains are visible to the northeast and east, while the mountains of the Cleveland National Forest are visible to the west. The area surrounding the project site consists of rolling hills and valleys that have been actively farmed since the early 1900's. Roripaugh Ranch is located entirely within the City of Temecula following annexation of the Valley portion of the Project on February 6th, 2003. The City's Land Use Element (LUE) identifies the entire project site as having a Specific Plan Area Overlay, and is designated with six land use designations (Low Density Residential, Low Medium Density Residential, Medium Density Residential, Public Institutional, Neighborhood Commercial, and Open Space.). Abutting the northern and eastern boundaries of Roripaugh Ranch is the Johnson Ranch property, while the Rancho Bella Vista Specific Plan area abuts the project site north of the Plateau area. Existing large lot residential development (i.e., half -acre to 2.5 -acre) is located south and west of Roripaugh Ranch. (Figure ES -3) Project Description This Specific Plan has been prepared to guide the overall development of the project site. In addition to new homes, the project will also provide supporting land uses such as private recreation centers, schools, a neighborhood commercial center, public parks, paseos /trails, flood control facilities and natural open space. Table ES -1 summarizes the proposed land uses, while Figure 2-1 shows the proposed land use plan. The Specific Plan identifies thirty-three planning areas. The project allows for a maximum of 2,015 dwelling units on a variety of single-family lot sizes and types, ranging from 3,000 square feet to one acre in lot size. Roripaugh Ranch will include 76 single-family detached units in the Low Residential density category (1.3 du/ac), 14 single-family detached units in the Low Residential -Estate category (1.7 du/ac), 1,031 single-family detached units in the Low Medium Residential density category (4.2 du/ac), 199 single-family detached units RORIPAUGH RANCH SPECIFIC PLAN ES -3 SECTION ES EXECUTIVE SUMMARY in the Medium Residential (1) density category (4.4 du/ac) and 361 single-family detached units in the Medium Residential (2) density category (8.5du/ac). The Specific Plan also authorizes a number of multi -family residential units on the designated school sites should the School District determine that development of one or both of the proposed schools are no longer necessary. The maximum density allowed on these school sites is 20 units/acre, provided that the maximum number of dwelling units of 2,015 permitted for the Specific Plan is not exceeded. Two public parks are planned within the project site. This includes a 21.3 -acre Community Sports Park (Planning Area 27) and a 5.1 acre Neighborhood Park (Planning Area 6). Both parks are planned to include playing fields, courts, children's play areas and related facilities. One private park and three private recreation centers are proposed within the Roripaugh Ranch project. A 0.3 acre private Mini -Park (Planning Area 1B) is planned which will be a recreation facility only serving the Roripaugh Ranch residents. Two recreation centers are proposed in the Valley Neighborhood (Planning Areas 23B and 30), and a third recreation center will be located in the Plateau Neighborhood (Planning Area 5). The public and private parks and private recreation centers are linked by series of paseos and/or walking paths, sidewalks and trails. The project also plans for a 12.2 acre elementary school site (Planning Area 29), and a 20.4 acre middle school site (Planning Area 28) for the Temecula Valley Unified School District (TVUSD). As noted above, the Specific Plans provide for the development of single-family or multi -family units at a maximum density of 20 dwelling units per acre should the TVUSD not proceed with schools at one or both of the planned school sites. Development of the school sites in residential use may not result in the total maximum number of dwelling units exceeding the 2,015 permitted for the Specific Plan. A 15.2 acre Neighborhood Commercial site is planned in the northeast section of the Plateau Neighborhood (Planning Area 11). The Neighborhood Commercial site is located at the intersection of Murrieta Hot Springs Road and Butterfield Stage Road, and is also bordered by Roripaugh Valley Road. A 2.0 -acre Fire Station (Station #95) is also located at the intersection of Calle Chapos and Butterfield Stage Road. Approximately half of the open space proposed in the Roripaugh Ranch Specific Plan is in the Santa Gertrudis Creek and Long Valley Wash channels for flood control purposes. Planning Areas 9A, 9B and 13 are compatible with the open space/habitat conservation areas established within the adjacent Johnson Ranch and Rancho Bella Vista Specific Plan areas. The Roripaugh Ranch Specific Plan will set aside approximately 203.8 acres for biological habitat to meet the requirements of AD 161- SHCP and will be recorded for open space uses only. The Long Valley Wash (Planning Areas 25 and 26) functions as a flood control channel and other flood control improvements will be in the Plateau area in Phase I. The improved Long Valley Walsh channel will allow for plant growth in the sandy bottom, and restored, native vegetative sidewalls. Planning Areas 7B and 7C will be designed as detention basins to allow for drainage from the "Plateau" neighborhood. A 19.5 acre landscape slope area is located in Planning Area 7A in the Plateau. An additional 1.7 acres of landscape slope is located in Planning Area 6. All of the drainage and flood control areas will be maintained by an HOA. Table ES -1 provides the breakdown of land uses within the Roripaugh Ranch Specific Plan. Table 2- 2 provides the breakdown by Planning Areas. RORIPAUGH RANCH SPECIFIC PLAN ES -4 SECTION ES EXECUTIVE SUMMARY Table ES -1: Proposed Land Uses Land Use/Specific Plan Density (units/acres Acres Percent Density (du/ac) Total Units Residential Low 58.5 7.3 1.3 76 Low Estate 8.1 1.0 1.7 14 Low -Medium 242.8 30.2 4.2 1,031 Medium (1) 55.0 6.8 4.4 199 Medium (2) 42.6 5.3 8.5 361 Sub -Total 407.0 50.6 4.21 16811 Non -Residential Neighborhood Commercial 15.2 1.9 Schools' 32.6 4.1 Fire Station Site 2.0 .03 Private Recreation 10.6 1.3 Public Parks 28.5 3.5 Flood Control 35.3 4.4 Habitat 203.8 25.3 Landscape Slope 21.2 2.6 Roadways2 48.5 6.0 Sub -Total 397.7 49.4 TOTAL 804.73 100 2.5 2,015 1. Planning Areas zoned Multi -Family Attached Residential are designated for Middle and Elementary School development. See Section 4 for optional multi -family residential use. Maximum residential density 20 du/ac is allowed in accordance with a High Density Residential zone designation, and provided the total maximum number of dwelling units may not exceed 2,015 dwellings units. 2. Total area of roadways includes both public and private streets. Roadway area may differ slightly depending upon variations in subdivision design. 3. Minor acreage adjustments may be made between PA's during TTM implementation and final engineering. RORIPAUGH RANCH SPECIFIC PLAN ES -5 SECTION ES EXECUTIVE SUMMARY Figure ES- 1 Regional Location Map LAKE PERRIS 1 J=KI` / LAKE ELSIN c I, • TEMECULA CITY LIMITS RICK (NORTH) SKINNER PROJECT LOCATION 1 Roripaugh Ranch (SOUTH RIVERSIDE COUNTY SAN DIEGO COUNTY RORIPAUGH RANCH SPECIFIC PLAN ES -6 SECTION ES EXECUTIVE SUMMARY Figure ES- 2 Project Vicinity Map THOMPSON RO COUNTY OF RIVERSIDE -r' I�CITY LIMITS z w SPECIFIC PLAN CITY OF TEMECULA RICK R©ripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN ES -7 SECTION ES EXECUTIVE SUMMARY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN ES -8 SECTION ES EXECUTIVE SUMMARY Figure ES- 3 Surrounding Land Use & Proposed Development CITY OF TEMECULA RICK Rolipaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN ES -9 SECTION ES EXECUTIVE SUMMARY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN ES -10 SECTION ES EXECUTIVE SUMMARY Figure ES -4 SPECIFIC PLAN BOUNDARY im i� .c 43S -SPI 13 ly Iw Data Table Assessors Parcel Number: 964-180-04. 05. 07, 08.17-38, 964-460-03, 05, 07-09, 10, 11, 16-18 Legal Description: Track 29353 (Lots 1-15, A) & Tract 29353-2 (Lots 1,3-6,7-11, I, J, K and L) Zoning designation: SP -11 Existing land use: NC, PI, OS, L, LM, and M Proposed land use: Specific Plan Implementation (SP1) Total Gross Area: 623.1 acres Total Nat Area: TBD Land uses within 2,500 feet from the proposed change(s): Open space, agricultural and vineyard uses, and rural and low to low -medium residential uses involving the fdlowing land use designations, OS, VA, RR, VL, and LM. Legend Specific Plan Implementation (SPI) Hillside (HR) (0-0.1 DU/AC Max.) Rural (RR) (0-02 DU/AC Max.) Very Low (VL) (0.2-0.4 DU/AC Max) Low (L) (0.5-2.0 DU/AC Max.) Low Medium (LM) (3-6 DU/AC Max.) NM Medium (M) (7-12 DU/AC Max.) Neighborhood Commercial (NC) Public Institutional Facilities (PI) Vineyards/Agricultural (VA) IM Open Space (OS) -M SPI VL SPi os VL PROJECT VICINITY MAP COUNTY OF RIVERSIDE SPI PI -E- SPI 72,4— cPr YCIFIC LIMIITS AN IF TAP RICK ENGINEERING COMPANY 800 1,600 0 North Date of Exhibit: 11 /20/2017 General Plan Landow: City offemecula 2012 General Plan Amendment PA17-1640 RORIPAUGH RANCH SPECIFIC PLAN ES -11 SECTION ES EXECUTIVE SUMMARY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN ES -12 SECTION 1 EXECUTIVE SUMMARY Project Objectives The Specific Plan aims to achieve the following objectives: • Create a unique master -planned residential community with a variety of gated neighborhoods in northeast Temecula; • Provide a variety of quality housing compatible with existing and planned growth; • Consider natural features and resources and incorporate open space into a community system that benefits residents and important native species; • Provide unifying community themes throughout the development; • Help provide public improvements including park sites and school sites to serve project residents and the surrounding community; • Provide backbone public infrastructure (i.e. roads, utilities) to serve project residents and the surrounding community, including full improvement of Murrieta Hot Springs Road, Butterfield Stage Road (both onsite and offsite), Nicolas Road, and partial improvements to Calle Chapos and Calle Girasol; • Provide a critical link to the Eastern Bypass Corridor (Butterfield Stage Road and Murrieta Hot Springs Road); • Provide a variety of public and private recreational facilities and opportunities with a system of trails, paths, and paseos for pedestrians, bicyclists, and equestrians; • Provide improved flood and fire protection for existing and future residents; • Preserve biological habitat consistent with Assessment District 161 Sub -Regional Habitat Conservation Plan; • Be consistent with established policies and goals of the City's General Plan, or recommend necessary amendments to the General Plan; • Minimize impacts to surrounding uses and residents; • Minimize impacts to existing City services, utilities, and finances; and • Provide neighborhood commercial uses to serve residents and benefit the City's economy and finances. Specific Plan History The original project that was submitted to Planning Commission on August 15, 2001 and approved by the City Council on November 26, 2002, included 1,721 units on 819.7 acres with a gross density of 2.1 units/acre and a net density of 4.06 units/acre. At that time, the project included 1,286 single-family units, 435 multi -family units, 33.7 acres with an estimated 190,000 square feet of commercial uses, 32.6 acres for two school sites (elementary and middle school), 23.6 acres for two onsite parks, a 2.0 -acre fire station, and 255.3 acres of open space. The following history of project changes provides summaries of previous specific plan amendments in order, starting with the most recent amendment, proceeding to the first amendment. Descriptive Summary of Changes - Third Amendment to the Specific Plan On March 8, 2016, a Third Amendment to the Specific Plan was adopted by the City Council via Resolution No. 16-17. This Third Amendment modified the schedule and building permit thresholds for Public Improvements associated with what is now referred to Phase II of the Roripaugh Ranch development project, which includes the Valley Neighborhood and PAs 9B, 10, 11, 12 and 33A and 33B of the Plateau Neighborhood. No other changes to the Project design were proposed. RORIPAUGH RANCH SPECIFIC PLAN ES -13 SECTION ES EXECUTIVE SUMMARY It should be noted that at the time Resolution No. 16-17 was adopted, the amendment was erroneously referred to as Amendment No. 2. Since a prior Amendment No. 2 was adopted in February 2006, it is proposed that the amendment approved in March 2016 is hereinafter referred to as the Third Amendment and this naming convention carry forward. Descriptive Summary of Changes - Amendment No. 2 On February 28, 2006, Amendment No. 2 to the Specific Plan was adopted by the City Council via Resolution No. 06-02. This amendment changed the designation of Planning Area 33B from Low Density (L) Residential to Open Space (OS) thus allowing for the incorporation a Park -and -Ride and trail head facilities into Planning Area 33B. Revisions to the Specific Plan are detailed below: Section I Section I of the Specific Plan Amendment No.2 contained the following modifications on revised pages 9 and 10, and Figure 1-3. 1.2.1 (Evaluate Opportunities for Open Space) -Corrected the open space acreage and inserted a reference to the park and ride facility. Section II Section II of the Specific Plan Amendment No.2 contained the following modifications on revised pages 1, 2, 4, 6, 7, 20, 23, 24, 25, 52 and 53, and Figures 2-1, 2-2, 2-5C, and 2-11. 2.1.1 (Project Description -Valley Neighborhood) Language was added designating Planning Area 33B as the location of the Park and Ride and trail head facilities and adds a brief discussion of the park and ride under open space components. 2.1.2 (Residential Uses) - Corrected the acreage to reflect the designation of Planning Area 33B as Open Space. (Table 2-2) - Separated Planning Areas 33A and 33B. 2.1.3 (Land Use Project Development Standards) - Incorporated the park and ride into the project description, added total residential acreage, and removed Planning Area 33B from the list of residential areas. 2.2.6 (Phasing of Road Improvements) - Modified Item 9 to reflect the park and ride in Planning Area 33B. 2.2.7 (Alternative Transportation) - Textual changes were made designating Planning Area 33B as the location of the Park and Ride facility. 2.2.9 (Project Development Standards) Textual changes were made designating Planning Area 33B as the location of the Park and Ride facility and referencing the correct corresponding Figures. 2.8.1 Identified the park and ride as an open space component of the project and corrected the total open space acreage. Section I11 RORIPAUGH RANCH SPECIFIC PLAN ES -14 SECTION ES EXECUTIVE SUMMARY Section Ill of the Specific Plan Amendment No.2 contained the following modifications on revised pages 33, 34,95, 96, 97, 98, and Figure 3-28. 3.11.1 (Descriptive Summary) Language was incorporated describing the Park and Ride facility and designating Planning Area 33B as its location. 3.11.3 (Planning Standards -Circulation Standards) Remove references to the park and ride facility. 3.30.1 (Descriptive Summary) - Adjust the acreage and remove references to Planning Area 33B. 3.30.3 (Planning Standards, Circulation Standards, Miscellaneous Standards) - Remove the discussion of the park and ride and Planning Area 33B. 3.31. Create a new Section containing the provisions for Planning Area 33B and the park and ride facility. Section IV Section IV of the Specific Plan Amendment No. 2 contained the following modification. 4.13.10 Modify Figure 4-90 to remove the park and ride from the commercial center. Section V Section V of the Specific Plan Amendment No. 2 contained the following modifications on revised pages 1, 4, 7, 8, 18, 19, and 20. 5.1 Remove Planning Area 33B from Low Density and describe Planning Area 33B as a park and ride under #3, Parks and Open Space discussion. 5.3.1 (Description of Residential Districts -Low Density Residential) Planning Area 33B was deleted from this section. 5.3.3 5.5 (Development Standards) - Remove Planning Area 33B from the list of low Density Planning Areas. Add Planning Area 33B to the list of Open Space Planning Areas. 5.5.2 (Use Regulations) - Add Planning Area 33B to the list of Planning Areas for the Open Space 2 district Add Park and Ride to the schedule of uses. Designate "Park and Ride" as a permitted use in the Open Space 3 District 5.5.3 (Development Standards) - Add Planning Area 33B under the list of Planning Areas subject to the OS requirements. Inserted the language to require Planning and Community Services approval of development in Planning Area 33B as directed. Descriptive Summary of Changes - Amendment No. 1 On January 11, 2005, Amendment No.1 to the Specific Plan was adopted by the City Council via Resolution No. 05-08. This amendment introduced the Low Density Estate (L -E) Residential RORIPAUGH RANCH SPECIFIC PLAN ES -15 SECTION ES EXECUTIVE SUMMARY designation which was applied to Planning Area 10, and provided for the allowance of single-family detached units in Planning Areas 12, 14, and 15. This amendment also called for revisions pertaining to acreage, overall density, and minimum lots sizes in Planning Areas 1A, 7B, 10,12,16, 17, 18, 19, 20, 21, 27, 33A, & 33B. Additionally, revisions were made to the zoning ordinance, design guidelines, and multiple tables and exhibits to reflect the aforementioned changes. Descriptive Summary of Changes Section I 1.1 This Section provided an Introduction to the Specific Plan and the Specific Plan Amendment. It included the approval date, the Specific Plan components, a project description of the approved Plan and a brief introduction to the Specific Plan Amendment. 1.2 This Section contained specific criteria that will apply to the Specific -Plan and the Specific Plan Amendment. 1.3 It included a descriptive Summary of the changes. Section II Section II of the Specific Plan Amendment contained the following modifications: • Table 2-1 (Residential Land Uses by Land Use Designations; • Table 2-2 (Proposed Land Uses by Planning Areas (PA); • Section 2.10 (Walls and Fences Master Plan) based on changes to• Planning Areas 1A, 78, 10, 12 and 27; and • A footnote has been added to Table 2-2, which indicated the Specific Planning Areas where single story elevations will be required. Single -story elevations will be required in Planning Areas in which the minimum lot sizes are 5,000 square feet and larger. These Planning Areas are: 10, 16, 17, 18, 19, 20, 21, 33A, & 33B. All other Planning Areas will not contain minimum lot sizes that are conducive for single -story elevations. Section III Section I11 of the Specific Plan Amendment contained the modifications to acreage, overall units, density, and minimum lot size consistent with Table 2-2 (Proposed Land Uses by Planning Areas (PA), for the following Planning Areas: • Planning Area 1A; • Planning Area 7B; • Planning Area 10; • Planning Area 12; and • Planning Area 27 Section IV Section IV of the Specific Plan Amendment Addendum contained the following modifications: RORIPAUGH RANCH SPECIFIC PLAN ES -16 SECTION ES EXECUTIVE SUMMARY • To the language and Figures for the Fuel Modification of Open Space as it relates to Planning Areas 10,13,14,15, 16, 17 and 19 and Figures 4-34A, 4 -34B -1,4-34B-2, 4-34C-1 and 4-34C-2; and • Modifications to the Architectural Design Guidelines text and Figures for the architectural style that will be encouraged in the Specific Plan. Section V Section V of the Specific Plan Amendment contained the following: • Amended Specific Plan Zoning Ordinance; • Standards were added to the low Density Estates (L -E) for Planning Area 10; • Allowing single-family detached units in Planning Areas 12, 14 and 15; • Table 5.1(Schedule of Permitted Uses- Residential Districts) has been expanded to include the L -E designation; • Table 5.2-1 (Accessory Structures Setbacks) were added; and • Table 5.2-2 Maximum Encroachments into Required Yard Areas) were added RORIPAUGH RANCH SPECIFIC PLAN ES -17 SECTION 1 GENERAL PLAN CONSISTENCY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 1-18 SECTION 1 GENERAL PLAN CONSISTENCY 1.0 GENERAL PLAN CONSISTENCY The project is generally consistent with the goals of the City of Temecula General Plan. The project is primarily residential land and will not contribute significant new employment to this "housing rich" area. Otherwise, the project is consistent with the goals and policies of the Sub -regional Comprehensive Plan of the Western Riverside Council of Governments (WRCOG) and the Regional Comprehensive Plan (RCP) of the Southern California Association of Governments. The project proposes suburban density uses in a largely rural area and so is not fully consistent with existing uses or rural policies. 1.0.1 Land Use Element General Plan Goal 1: "A diverse and integrated mix of residential, commercial, industrial, recreational, public and open space land uses." Analysis - The project creates unified, cohesive neighborhoods with a neighborhood -level commercial center. In addition to these land uses, Roripaugh Ranch provides neighborhood amenities as well as open space, schools and recreational facilities. The development proposal is sensitive to adjacent existing and proposed land uses. The Specific Plan provides well- defined development standards and design guidelines to guide private sector planning and development for all types of uses with the exception of industrial uses. General Plan Goal 3: "A City of diversified development character where rural land historical areas are protected and co -exist with newer urban development." Analysis - The proposed land uses are more intense than the existing agricultural and rural residential uses that the area currently supports. However, lot sizes vary from smaller lots in the interior of the project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will contribute to the continued rural nature of the area by preserving open space between development areas. General Plan Goal 4: "Orderly annexation and development of unincorporated areas within Temecula's Sphere of Influence." Analysis - The project site was annexed to the City of Temecula following approval of the Specific Plan on February 6, 2003. Being directly adjacent to the city limits, annexation and development of the property was consistent with the orderly progress of growth desired by the City and WRCOG. General Plan Goal 5: "A land use pattern that protects and enhances the residential neighborhoods." Analysis - he Specific Plan clearly defines land uses, and establishes development standards, regulations and building criteria for each land use type. These regulations which include land use intensities, setback requirements, lighting and landscaping standards, and signage regulations all contribute toward the protection of proposed residential neighborhoods in the area as well as some reduction of possible negative impacts to RORIPAUGH RANCH SPECIFIC PLAN 1-1 SECTION 1 GENERAL PLAN CONSISTENCY adjacent properties. Rural areas adjacent to the east and south sides of the project will be buffered with one-half acre lots along the boundary with smaller lots "inside" of the one-half acre lots. A one -acre minimum lot size is maintained for the west edge of Planning Area 33A. The development plan provided in this Specific Plan authorizes up to 2015 residential units and includes a series of multi -use trails. Class II bicycle lanes, paseos and a pedestrian bridge that help connect the various neighborhoods as well as the support uses such as educational, recreational and commercial facilities proposed within the project site. General Plan Goal 6: "A development pattern that preserves aesthetics and enhances the environmental resources of the Planning Area." Analysis - The project has been designed to conserve the valuable natural resources associated with Santa Gertrudis Creek as well as the sage scrub community found on the northern 200 acres of the project site. General Plan Goal 8: "A City compatible and coordinated with regional land use and transportation patterns." Analysis - The project is consistent with the General Plan of the City of Temecula and the County of Riverside, and therefore consistent with applicable regional planning efforts. General Plan Amendment - As part of this SPA 4, a General Plan Amendment is being processed concurrently to adjust the underlying land use designations to Specific Plan Implementation (SPI), within the Planning Areas located in Phase 2 of the Project. However, it is consistent with 3.0 units per acre which is the specified density for this property in the General Plan. A General Plan Amendment (GPA) to the Land Use Element was processed in concert with the original Specific Plan approval and adjusted land use category boundaries and established overall densities on the project. In addition, the General Plan Specific Plan Overlay adopted previously under the original Specific Plan was amended as a part of this project to include Planning Areas 33A and 33B. 1.0.2 Circulation Element General Plan Goal 1: "Strive to maintain a Level of Service "D" or better at intersections within the City during peak hours and Level of Service "C" or better during non -peak hours." Analysis - The design criteria and standards for vehicular circulation facilities will maintain acceptable levels of service at most intersections throughout the project site. However, several intersections beyond the project boundary are expected to exceed this standard, in some circumstances, whether the project is built or not. General Plan Goal 2: "A regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community". Analysis - The circulation system proposed for the Roripaugh Ranch is consistent with both the County of Riverside and City of Temecula General Plans and implements the applicable circulation components of the circulation elements of both General Plans. RORIPAUGH RANCH SPECIFIC PLAN 1-2 SECTION 1 GENERAL PLAN CONSISTENCY General Plan Goal 4: "'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." Analysis - The proposed circulation and land use plans for the project allow access for trucks to the neighborhood commercial center (PA -11) as well as to residential uses in the project. Potential impacts from noise, air quality and traffic associated with truck traffic will be mitigated to the greatest extent feasible as discussed in the EIR. General Plan Goal 5: "Safe and efficient alternatives to motorized travel throughout the City. Analysis - The proposed plan includes a network of pedestrian, bicycle and equestrian trails within the project site that provide opportunity to access all land uses within as well as outside the community by way of non -vehicular travel. General Plan Goal 6: "Enhanced traffic safety on City streets." Analysis - The design standards for streets and circulation facilities established within this Specific Plan are generally consistent with City standards and include safety for those who utilize these facilities as a primary component. General Plan Goal 7: "An adequate supply of private and public parking to meet the needs of residents and visitors to the City." Analysis - The development standards established within the Specific Plan require adequate off-street parking in accordance with City standards to be provided by builders for all land uses proposed within the project site. General Plan Amendment - Although the proposed Specific Plan is generally consistent with the goals and policies of the Circulation Element (CE), the project proposed several roadway cross- sections that differed from those in the approved CEA. A General Plan Amendment (GPA) to the Circulation Element was processed in concert with the Specific Plan, which eliminated through access on Calle Contento at the eastern property line of the Roripaugh Ranch project site, and upgraded the designation for Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road. 1.0.3 Housing Element General Plan Goal 1: "Provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Analysis - The project proposes to provide a variety of single-family detached housing on individual lots ranging in size from 3,000 square feet to 1 acre, with an overall project density of 2.56 dwelling units per acre on 804.7 acres. The net residential density on land designated as residential will approach 4.9 dwelling units per/acre. The proposed housing mix will provide opportunity and assist in satisfying various segments of the local housing market. RORIPAUGH RANCH SPECIFIC PLAN 1-3 SECTION 1 GENERAL PLAN CONSISTENCY General Plan Goal 2: "Provide affordable housing for all economic segments of Temecula." Analysis - The project will provide a variety of housing types and lot sizes, including more variety of higher density, single-family detached units, which will provide housing opportunities for many economic segments in the City. General Plan Goal 3: "Remove governmental constraints on the maintenance, improvement and development of housing, where appropriate and legally possible." Analysis - The proposed Specific Plan offers the opportunity for the City of Temecula to assist in the improvement and development of housing in this area. General Plan Goal 4: "Conserve the existing affordable housing stock" Not applicable. General Plan Goal 5: "Provide equal housing opportunity for all residents of Temecula" Analysis - The project will offer housing to a wide variety of residents of the City of Temecula, with single family homes ranging from 3,000 square foot lots to up to one acre. Additionally, in the event that Planning Area 28 and/or 29 is developed into Multi -Family residential, the project will also offer as many as 400 attached units. This project will therefore provide a wide variety of housing opportunities to City residents. 1.0.4 Open Space and Conservation Element General Plan Goal 1: "A high quality parks and recreation system that meets the diverse recreation needs of residents." Analysis - The project proposes a 21.3 acre public Sports Park in addition to the 187.3 acres of open space, and neighborhood and community parks and one community park which will contribute to the recreational opportunities and make additional amenities available to the residents of the City of Temecula. In addition, the project offers a number of private recreational facilities and amenities including trails and a trail head facility with ample parking to further meet the needs of project and community residents. General Plan Goal 2: "Conservation and protection of surface water, groundwater and imported water resources." Analysis - Over two thirds (69%) of the site will continue to have pervious surfaces which will allow for continued percolation of rainfall on the site. The project will also meet all applicable regional and state regulations regarding water quality. General Plan Goal 3: "Conservation of important biological habitats and protection of plant and animal species of concern, wildlife movement corridors, and general biodiversity." Analysis - By maintaining and conserving the primary watercourses and riparian habitat which exist within the project site, this Specific Plan assists in the conservation of important biological habitats, protects plant and animal species of concern, and maintains wildlife movement corridors. RORIPAUGH RANCH SPECIFIC PLAN 1-4 SECTION 1 GENERAL PLAN CONSISTENCY General Plan Goal 4: "Conservation of energy resources through the use of available technology and conservation practices." Analysis - All programs and mechanisms available to conserve energy resources will be promoted within this development, including but not limited to solid waste disposal, alternative modes of transportation, and efficient lighting systems. General Plan Goal 5: "Conservation of open space areas for a balance of recreation, scenic enjoyment, and protection of natural resources and features." Analysis - The Specific Plan conserves the major habitat areas which support sensitive wildlife and plants life in the area as well as existing watercourses within the project boundaries. The Specific Plan incorporates these features into the overall open space/recreation plan, while protecting the habitats of natural resources found in the area. The proposed open space plan is consistent with the open space plans for the neighboring Rancho Bella Vista and Johnson Ranch projects. General Plan Goal 6: "Preservation of significant historical and cultural resources." Analysis - The site does not contain any identified significant resources. Grading will be monitored to assure that any buried resources are properly identified and mitigated General Plan Goal 7: "Protection of prime agricultural land from conversion to urbanized uses." Analysis - The property was formally removed from Agriculture Preserve status in 1995, and eventual development and urbanization of the property has been formally planned and considered by the City of Temecula. The land owner has indicated that continued dry farming is no longer economically feasible. General Plan Goal 8: "Development of a trail system that serves both recreational and transportation needs." Analysis - The trail system within the community includes opportunity for pedestrian, bicycle and equestrian users to move to and from the property and surrounding properties. General Plan Goal 9: "Protection of dark skies from intrusive light sources which may impact the Palomar Observatory." Analysis - All proposed outdoor lighting for commercial, residential, and park areas will conform to the Mt. Palomar Observatory Lighting Standards. 1.0.5 Growth Management/Public Facilities Element Goal 1: "Cooperative management of growth among local governments within Riverside General Plan County." Analysis- The project proponents have consulted, communicated, and discussed relevant issues with local, state and federal agencies having jurisdiction over the development of the property. RORIPAUGH RANCH SPECIFIC PLAN 1-5 SECTION 1 GENERAL PLAN CONSISTENCY General Plan Goal 2: "Orderly and efficient patterns of growth that enhance the quality of life for Temecula residents." Analysis - The public services, as well as recreational facilities that are proposed win promote orderly and efficient patterns of growth in Temecula and enhance the quality of life for residents. Additionally, the natural open space/habitat conservation areas proposed will enhance the quality of life for residents by conserving land housing sensitive wildlife and plant life. General Plan Goal 3: "Effective and cost-efficient police, fire, and emergency medical services within the City." Analysis - Project proponents will participate in those applicable and equitable programs established to ensure the adequate provision of police, fire and emergency services to the area. In addition, a two -acre fire station site was dedicated to the City as part of the Project. General Plan Goal 4: "A quality school system that contains adequate facilities and funding to educate the youth of Temecula" Analysis - The Specific Plan identifies one elementary and one middle school site to be located within the project boundaries. Appropriate agreements and financial arrangements will be pursued with the school district for the financing of the school facility construction. Development of the middle school site is dependent upon a determination by the TVUSD to construct the facility. General Plan Goal 5: "Public and quasi -public facilities and services that provide for the social, cultural, civic, religious, and recreational needs of the community." Analysis - Two public park sites are proposed within the project site which will help meet the recreational needs of project residents and also assist in meeting the recreational needs of the larger Temecula community. In addition, a private mini -park and three private recreation centers are proposed within the project site. General Plan Goal 6: "A water and wastewater infrastructure system that supports existing and future development in the planning area." Analysis - As outlined in the Water and Sewer Master Plans, the project proponents will participate in those existing infrastructure improvement programs which win result in the extension and improvement of necessary water and wastewater systems. General Plan Goal 7: "An effective, safe and environmentally compatible flood control system." Analysis - The Drainage and Water Quality Master Plan achieves an effective and safe flood control system while being environmentally compatible by monitoring runoff water quality and by maintaining natural water courses wherever possible. General Plan Goal 8: "A solid waste management system providing safe and efficient collection, transportation, recovery and disposal of waste." RORIPAUGH RANCH SPECIFIC PLAN 1-6 SECTION 1 GENERAL PLAN CONSISTENCY Analysis - The project will comply with all required solid waste reduction measures and implement existing collection, transportation, recovery and disposal practices. General Plan Goal 9: "Adequate electrical, natural gas, and telecommunication systems to meet the new development demand." Analysis - All necessary utility services and facilities will be available to project residents. 1.0.6 Public Safety Element General Plan Goal 1: "Protection from natural hazards associated with geologic instability, seismic events, wild land fires, flooding, and dam failures." Analysis - The Drainage and Water Quality Master Plan incorporates flood control measures necessary to protect the existing and future residents. Construction design, methods and materials will comply with applicable Building Codes and requirements so as to provide protection from geologic instability. The Project design provides for brush management zones, improved access for fire protection services, and other features to minimize the risk from wild land fires. General Plan Goal 2: "Protection of the public and environmental resources from hazards related to hazardous materials and waste." Analysis - Collection, transport, and disposal of any and all hazardous materials and waste will comply with all applicable regulations designed to protect the public and environmental resources. Areas with hazardous materials have already been remediated (i.e. removed) from the site. General Plan Goal 3: "A safe and secure community free from the threat of personal injury and loss of property." Analysis - Effective mitigation measures will be implemented in the design and construction phases of the project to ensure a safe and secure community including the provision of law enforcement. General Plan Goal 4: "An effective response of emergency services following a disaster." Analysis - Project proponents will participate in the adequate provision of fire and emergency services for future project residents and the surrounding community. 1.0.7 Noise Element General Plan Goal 1: "Separate significant noise generators from sensitive receptors." Analysis - Land use patterns and regulations will provide adequate protection from significant noise generators such as commercial centers. The Plateau portion of the site is within the 2 -mile planning radius for the French Valley Airport, and the proposed land uses are not consistent with the Master Plan for the airport. General Plan Goal 2: "Minimize the transfer of noise impacts between adjacent land uses." RORIPAUGH RANCH SPECIFIC PLAN 1-7 SECTION 1 GENERAL PLAN CONSISTENCY Analysis - Performance standards will ensure effective control of noise between adjacent land uses. General Plan Goal 3: "Minimize the impact of noise levels throughout the community through land use planning." Analysis - Incompatible land uses are regulated within the project so as to minimize conflicts by providing buffers between uses such as residential land commercial. General Plan Goal 4: "Minimize impacts from transportation noise resources." Analysis - Design features such as screening and setbacks will assist in minimizing noise impacts from transportation noise resources. However, the Plateau portion of the site is within the 2 -mile planning radius for the French Valley Airport, and the proposed land uses are not consistent with the Master Plan for the airport. 1.0.8 Air Quality Element General Plan Goal 1: "Continue coordination of air quality improvement efforts in the Western Riverside area." Analysis - The project proponent will work with the RTA to provide a shuttle service to project residents and thereby reduce regional air emissions In Western Riverside County. General Plan Goal 2: "Improve air quality through effective land use planning in Temecula." Analysis - Provision of commercial, educational, and recreational services and facilities within the project site will reduce potential air quality impacts by reducing external vehicular trips. In addition, the proposed trail system and enhanced pedestrian/bicycle network will encourage walking and biking and cut down on short -distance automobile trips within the project. General Plan Goal 3: "Enhance mobility to minimize air pollutant emissions." Analysis - A comprehensive non -vehicular pedestrian and bicycle trail system is proposed as an alternative means of transportation for local needs. General Plan Goal 4: "Adopt effective energy conservation practices and recycling practices to reduce emissions." Analysis - Applicable energy conservation measures and recycling programs will be incorporated into the project. 1.0.9 Community Design Element General Plan Goal 1: "Enhancement of the City's image related to its regional and natural setting and its tourist orientation." RORIPAUGH RANCH SPECIFIC PLAN 1-8 SECTION 1 GENERAL PLAN CONSISTENCY Analysis - The recreational facilities proposed for the site will mainly serve project residents, although City residents from outside the project will likely use the community park facilities. General Plan Goal 2: "Design excellence in site planning, architecture, landscape architecture and signs." Analysis - The Specific Plan contains upscale design guidelines and regulations to produce high quality architecture, landscaping, and signage for the project. General Plan Goal 3: "Preservation and enhancement of the positive qualities of individual districts or neighborhoods." Analysis - The open space resources of Santa Gertrudis Creek and Long Valley Wash, as well as the open space areas adjacent to Skunk Hollow and along the south and east boundaries of the site, will be preserved as part of the AD 161 SHCP. The plan will also preserve the rural character of the Nicolas Valley, although traffic volumes along Nicolas Road will increase. General Plan Goal 4: "A streetscape system that provides cohesiveness and enhances community image." Analysis - The streetscape design program for the project site will result in a positive sense of community and place by establishing design features that tie the community together. General Plan Goal 5: "Protection of public views of significant natural features." Analysis - The project largely preserves the major natural feature onsite (i.e. Santa Gertrudis Creek) including the natural ridgeline to its north and along the eastern boundary of the site. The project win modify onsite topography including the southern ridge along Santa Gertrudis Creek. The site is not generally visible to the general public, although about 2 dozen residences now have views of the site from the Nicolas Valley, Calle Girasol area, and the Calle Contento area. General Plan Goal 6: "Maintain and enhance public spaces and resources within the City." Analysis - The two proposed parks will enhance the existing stock of public spaces and resources within the City of Temecula. General Plan Goal 7: "Community gathering areas which provide for the social, civic, cultural, and recreational needs of the community." Analysis - The proposed parks and private recreation facilities will provide informal public gathering places associated with recreational activities, and may provide more formal gathering places to help meet cultural and civic needs of the community. 1.0.10 Economic Development Element RORIPAUGH RANCH SPECIFIC PLAN 1-9 SECTION 1 GENERAL PLAN CONSISTENCY General Plan Goal 1: "A strong base of clean manufacturing activities which employs a skilled labor force and can be successfully integrated into Temecula's community character." Not applicable. General Plan Goal 2: "A diverse economic base including a range of manufacturing, retail and service, and knowledgeable based professional activities." Analysis - The project will provide a number of diverse activities for residents and visitors; in addition to the residential land use designation, Planning Area 11 is designated as Neighborhood Commercial, Planning Areas 28 and 29 provide for the development of an Elementary and Middle School, and there a number of areas planned for recreation centers. General Plan Goal 3: "A sound economic base providing a fiscal foundation for the City, quality community facilities, and high service levels." Analysis - The development of the project will enhance the quality and quantity of community facilities available for use by residents of Temecula. General Plan Goal 4: "A diverse education, job training and placement system which will develop and maintain a high quality work force in Temecula." Not applicable. General Plan Goal 5: "Promote the advantages to businesses of locating in Temecula, including cost advantages, amenities, housing, community activities, cultural amenities and civic services." Analysis - The project will contribute a wide range of housing opportunities as well as recreational facilities which act as advantages to businesses considering locating in Temecula. General Plan Goal 6: "A comprehensive, recognizable tourist destination, offering a range of attractions throughout and beyond the Sphere of Influence." Not applicable. 1.0.11 General Plan Conformance Based on the analysis above, the proposed project is consistent with the goals, policies, and objectives of the City of Temecula General Plan. RORIPAUGH RANCH SPECIFIC PLAN 1-10 SECTION 1 GENERAL PLAN CONSISTENCY 1.1 GROWTH MANAGEMENT STRATEGIES AND ACTION PLAN 1.1.1 Growth Management Strategies and Action Plan On March 21, 2000, the City Council adopted a Growth Management Program Action Plan (GMPAP) to plan for and accommodate future growth in the City. The GMPAP identifies a number of actions to be taken by the City that does not directly affect the proposed Roripaugh Ranch Specific Plan, such as Inter -Agency Coordination (Section 1). The following analysis demonstrates that the proposed project is consistent with applicable GMPAP sections and measures. Inter - Agency Coordination This section applies to City activities and is not project specific. Redirect Urban Development to Urban Areas The project is not totally consistent with this directive of the plan, but the property has been designated for suburban density development for many years, and is being developed at a level that is almost 20 percent less dense that is allowed. It will also complete the Eastern Bypass Corridor which will help form an urban development limit for the City. Cluster Densities related to Specific Plans According to the General Plan, the project site is designated for a Specific Plan with an overall density of 3.0 units per gross acre (GP Figure 1-3). The proposed project has a net residential density of 4.26 units per acre, but actually has a gross density of 2.56 units per acre that uses clustering to preserve over 200 acres of biological habitat. Higher density single family residential uses (i.e., 5,000 square foot lots) are proposed in the Plateau area but separated by setbacks and landscaped buffering from the top of the slope and views from Nicolas Valley. Higher density housing is also located in the central portion of the Valley area east of Butterfield Stage Road, while lower density uses are located around the periphery of the site, adjacent to rural uses to the east and south. In these ways, the proposed project provides appropriate clustering within the Specific Plan, and thus is consistent with this requirement of the GMPAP. Evaluate Opportunities for Open Space Approximately a third (265 acres or 33 percent) of the proposed project is reserved for open space, including 202.7 acres for the AD 161 Sub -Regional Habitat Conservation Plan recently approved by Riverside County and the U.S. Fish and Wildlife Service. The project is therefore consistent with this requirement of the GMPAP. Goal B of this section addresses the City's Development Review Process and directs the Planning Commission to "consider approving residential projects at the lowest allowable density in each density category." It further states the Commission may "consider approving a project above the lowest density if the project provides onsite or community amenities." The project amenities include: a community park; a neighborhood park; 3 private recreational facilities; trails; open space consistent with the AD 161 SHCP; provision of major onsite and offsite public improvements and region -serving roads (i.e., Murrieta Hot Springs Road and Butterfield Stage Road); flood control RORIPAUGH RANCH SPECIFIC PLAN 1-11 SECTION 1 GENERAL PLAN CONSISTENCY facilities; a new fire station; a park and ride facility, an elementary school site and a middle school site. Preserve Open Space The first recommended goal in this section is to "acquire vital open space and resource areas." The project as proposed contains a significant amount of open space and habitat resources, which have been incorporated into the recently approved Assessment District 161 Sub -Regional Habitat Conservation Plan. The large permanent open space of the project fulfills this requirement The second action item is to "condition Specific Plans to preserve a significant amount of open space." The proposed Roripaugh Ranch plan includes 202.7 acres of land for biological habitat mainly for the California gnatcatcher and Quino checkerspot butterfly. The majority of the proposed open space land is adjacent to the Johnson Ranch open space lands to be included in the Assessment District (AD) 161 Sub -Regional Habitat Conservation Plan(SHCP) recently approved by the County and the U.S. Fish and Wildlife Service. The proposed project therefore meets this requirement of the GMPAP. The third action item is to maintain large parcel sizes in rural areas. Parcel sizes should increase the greater the distance from urban core areas. Encourage down zoning and parcel merging to maintain large rural lot sizes." The proposed Roripaugh Ranch plan also calls for suburban densities and lot sizes in the Plateau area consistent with development to the west along Murrieta. Hot Springs Road and larger lots adjacent to the rural areas to the south and east in these ways, the proposed project is consistent with this requirement of the GMPAP. The remaining action items address funding mechanisms for preserving open space, such as tax advantages or state bond funds, and conducting a study to identify the amount and cost of open space land remaining in the City. Traffic Circulation System Improvements The GMPAP addresses traffic circulation system improvements, and the first goal is to "ensure that infrastructure is constructed ahead of new development", while the third goal is to "continue to condition new development to ensure that infrastructure is constructed in conjunction with development impacts." The Roripaugh Ranch Specific Plan identifies a variety of improvements needed for overall growth in the project area as well as specific improvements needed to serve the proposed project The project EIR and traffic study identified the timing and fair share contributions required for specific intersection and roadway improvements. In this way, the proposed project is consistent with this requirement of the GMPAP. Other action items under this goal are for the City to implement the Capital Improvement Program (CIP) and to work with other agencies regarding the timing and funding of improvements. Maximize Existing Transportation Network Efficiency This section mainly addresses City programs and responsibilities regarding public transit that are not directly related to the Roripaugh Ranch project However, the project will make the following contributions to improve circulation:1) Planning Area 33B will include 50 designated park and ride spaces; 2) the project will make a 3 -year contribution to the RTA for a shuttle program for project residents; and 3) provide other transit -related features deemed appropriate by the City during the RORIPAUGH RANCH SPECIFIC PLAN 1-12 SECTION 1 GENERAL PLAN CONSISTENCY design review phase of development In this way, the project will be consistent with this requirement of the GMPAP Summary As demonstrated by the previous paragraphs, the proposed Roripaugh Ranch Specific Plan is consistent with the City's Growth Management Strategies and the goals and actions recommended in the City's Growth Management Program Action Plan. Therefore, the project will not have a significant environmental impact relative to the City's Growth Management Program Action Plan. RORIPAUGH RANCH SPECIFIC PLAN 1-13 SECTION 1 GENERAL PLAN CONSISTENCY 1.2 IMPLEMENTATION PROGRAM An Implementation Program is hereby established to meet the goals of the project. The program contains a number of legal, procedural and administrative elements. The purpose of this section is to familiarize the City, agencies and decision makers as well as interested citizens with the applicant's goals and intentions for the project. The requirements and procedures for meeting the implementation program goals will be processed concurrently. Upon adoption of this Specific Plan Amendment and Environmental Impact Report (EIR) Addendum, the Implementation Program will summarize the requirements listed in this section for the master developer and builders interested in developing within the Roripaugh Ranch Specific Plan area. 1.2.1 Summary of Implementation Program According to Government Code 65451 of the California Planning Law, specific plans shall include a program for implementation including regulations, conditions, programs and additional measures as necessary to carry out the plan. In response to this requirement, the Implementation Program for the Roripaugh Ranch Specific Plan and EIR is comprised of the following: 1. Development Agreement (Completed) 2. Adoption of the Specific Plan and General Plan Amendment (Completed) 3. Adoption (by ordinance) and Administration of the Specific Plan 4. EIR and Monitoring Program (Addendum required for SPA No. 4) 5. Annexation (Completed) 6. Master Tentative Map 7. Individual Tentative Maps 8. Discretionary Approvals 9. Grading and Improvement Plans 10. Financing Mechanisms 11. Ongoing Maintenance 1. Development Agreement A Development Agreement has been entered into between the City of Temecula and the project developer and amendment several times, including concurrently with the previously approved, Specific Plan Amendment. The agreement guarantees the developer the land uses and provisions specified in the Specific Plan in exchange for providing the City of Temecula with the benefits and requirements identified in the agreement and establishes the timeframes in which public and private improvements must be completed. 2. Adoption of the Specific Plan and General Plan Amendment The land uses and regulations of the Roripaugh Ranch Specific Plan shall be compatible with the objectives, policies, general land uses and programs specified in the City's General Plan (CGC 65860(a)). The City's General Plan (Chapter 2,Section 11.0) indicates it is the City's desire to "annex many of these proposed developments (Specific Plans) prior to or concurrent with project RORIPAUGH RANCH SPECIFIC PLAN 1-14 SECTION 1 GENERAL PLAN CONSISTENCY approvals ,in order to exercise control over the use, quality and design of development, and the public facilities and amenities provided" (Temecula 1993). The annexation was completed on February 6th, 2003. A General Plan Amendment was approved and completed for each of the following: a. General Plan Land Use Map (See Figures 1-1, 1-2 and 1-3). In addition, the current LUE map shows various areas of low (L) intensity residential uses on the site, along with open space designations along the two major drainages onsite. The location and intensities of proposed uses generally differ with those identified in the LUE, therefore, a General Plan Amendment (GPA) was required to make the proposed intensities and boundaries of land uses consistent with the land Use Element. The proposed Project is consistent with the goals and density limit of the General Plan for this property. The General Plan text allows for 3 units per acres for the proposed project site. b. Elimination of the Calle Contento connection - The elimination of through access of Calle Contento east of the project site has been completed. This connection was not consistent with the City's Circulation Element. (See Figure 1-3) Implementation of the proposed land use plan will result in the elimination of through access on Calle Contento east of the project site. While this "disconnection" is desired by local residents to help maintain the area's rural condition, it is not consistent with the City's Circulation Element. Due to public concern in adjacent communities to the southeast of the project site, the project applicant has agreed not to connect onsite roadways to Calle Contento for through traffic. This is to keep onsite and through traffic from entering these adjacent communities, for the purpose of preserving the rural character of their neighborhoods. The traffic study supports this deletion. c. The cross-section for Butterfield Stage Road is planned to be upgraded from an Arterial Highway (110' R/W) to a Specific Plan Roadway (122' R/W) from Nicolas Road to Murrieta Hot Springs Road. d. The cross-section for North and South Loop Road will be designated as a Specific Plan Roadway (77') east of Butterfield Stage Road. e. The cross-section for Roripaugh Valley Road and Fiesta Ranch Road will be designation as a Collector Roadway between Murrieta Hot Springs Road and Nicolas Road. 3. Adoption (By Ordinance) and Administration of Specific Plan (Including Minor Changes) The Roripaugh Ranch Specific Plan Amendment No. 4 (SPA) will be adopted by ordinance of the City of Temecula City Council. Adoption of the SPA defines land use and development standards for the project area which shall supersede current zoning regulations. Specific Plan Land use regulations are designed to be implemented in conjunction with the City of Temecula Development Code. In the event regulations and standards are not specified within the Specific Plan document, the provisions of the January 1996 City of RORIPAUGH RANCH SPECIFIC PLAN 1-15 SECTION 1 GENERAL PLAN CONSISTENCY Temecula Development Code and its subsequent amendments shall be used to regulate that specific element of the development. The City shall enforce the provisions of the Roripaugh Ranch Specific Plan, and City Zoning and Subdivision Codes for all projects located within the Roripaugh Ranch Specific Plan. Minor modifications to the approved Specific Plan which will not affect the general intent of the plan may be approved by the Planning Director. A partial listing of such modifications includes: 1. Changes in the size of Planning Areas not exceeding 20 percent of their gross area and not increasing the overall density of the project. 2. Transfer of dwelling units between Planning Areas not exceeding 20 percent of the total number of dwellings per Planning Area (See Section 2.1, Land Use Project Development Standards, Item 2) and not increasing the over an density of the project. 3. Changes in the location of pedestrian pathways and linkages, parking lots, building orientation and lot configuration from the typical examples shown in the Specific Plan. 4. Changes in copy, size, materials and color as long as the proposed signage is compatible with the typical signage described in the Specific Plan. 5. Reductions in required landscaping up to 15 percent and plant materials substitutions. If reduction is in a Temecula Community Services District (TCSD) area, approval of the Director Community Services will also be required. 6. Changes in materials and color that are compatible with typical wall and fencing details shown in the Specific Plan. Increases in height not to exceed 10 percent of the maximum allowed by the Specific Plan. 7. Additional architectural styles and detailing that are consistent with those styles as prescribed in the Specific Plan. 8. Reductions from required setbacks not to exceed 15 percent. 9. Phasing that differs from the Conceptual Phasing Plan and the Public Facilities Phasing Plan of the Specific Plan as long as infrastructure and community facilities needs of the community are met. Any changes to the approved Specific Plan Phasing Plan shall require approval from the Community Development, Public Works and Fire Departments. In accordance with the California Government Code Sections 65454, Specific Plans shall be prepared, adopted and amended in the same manner as General Plans, except that Specific Plans may be adopted by resolution or by ordinance. This plan may be amended as necessary in the same manner it was adopted, by ordinance. An environmental assessment form shall accompany the proposed amendment; however, the EIR certified for the project should be consulted when evaluating environmental effects from a plan amendment. RORIPAUGH RANCH SPECIFIC PLAN 1-16 SECTION 1 GENERAL PLAN CONSISTENCY 4. EIR and Monitoring Program A final EIR was adopted in September of 2011 for the proposed project according to the requirements of the CEQA. The EIR addresses the potential environmental effects of the proposed project, as well as measures to effectively mitigate significant impacts. As the lead agency under CEQA, the City reviewed the EIR and certified it as adequate before approval of the Specific Plan by the City Council. A review of the existing FEIR will be made in conjunction with this SPA. It is anticipated that an Addendum will prepared to address changes in circumstances and project description in accordance with Section 15162 of the CEQA Guidelines. CEQA also requires the preparation of a Mitigation Monitoring Plan (MMP) to identify specific implementation strategies for each mitigation measure, as required by CEQA. The Roripaugh Ranch Specific Plan EIR contains a MMP (Appendix A), for all of the mitigation measures recommended in the EIR. This MMP will be reviewed accordingly to address changes in the project description, mitigation measures if any, and conditions of approval. 5. Annexation Upon the original adoption of this Specific Plan and its supporting Environmental Impact Report, an application to annex the 634 acres of land located in the County of Riverside was filed by the City and was approved on February 6th, 2003. 6. Tentative Map ("A" Map) A Tentative Tract Map will be processed concurrently with the SPA. The Tentative Tract Map subdivides the Planning Areas associated with the Roripaugh Ranch Specific Plan Amendment No. 4 into separate lots for each type of land use proposed. Some of these lots may be further subdivided at a later date by individual developers and builders. 7. Tentative Map ("B" Map) The City of Temecula Subdivision Ordinance and California Subdivision Map Act shall apply to all development. The developer reserves the right to process one (1) unitized Tentative Tract Map ("B" Map) for the entire property concurrently with the "A" described above, or to process smaller Tentative Tract Maps for individual Planning Areas, or groups of Planning Areas. 8. Discretionary Approvals Various land use permits (Development Plan, Conditional Use Permits, Sign Programs, and Variances, etc), will be submitted to the City for review and approval. These discretionary approvals will allow for land use permits within the Specific Plan. All applications shall comply with the approved Specific Plan. In the event the Specific Plan is silent on an issue or conflicts with codes, the code shall prevail. 9. Grading and Improvement Plans RORIPAUGH RANCH SPECIFIC PLAN 1-17 SECTION 1 GENERAL PLAN CONSISTENCY Each mass grading plan shall be consistent with the EIR conceptual grading plan. Approval of a mass grading plan will allow the developer to begin grading the site for development of the individual tentative maps. The mass grading plan shall be closely tied to the phasing plan (Figure 2-28), in an attempt to balance earthwork across the entire site. A National Pollution Discharge Elimination System (NPDES) approval contingent on the developer obtaining a Notice of Intent and preparation of a Storm Water Pollution Prevention Plan will be required prior to approval of grading plans. Improvement plans such as street, water, sewer and drainage plans will need to be submitted to the City of Temecula and all affected agencies for review and approval prior to recordation of final maps. 10. Financing Mechanisms The major infrastructure and facilities within the Roripaugh Ranch Specific Plan and offsite areas will be financed through appropriate funding mechanisms acceptable to the City of Temecula. However, the developer shall ultimately be responsible for all fair share costs associated with implementing the project including but not limited to the cost to provide infrastructure and to comply with all mitigation measures, Conditions of Approval, and other requirements of the project. Different financing strategies may be utilized to fund other public facility improvements specified by the Specific Plan. The scope of financing options will vary depending upon the entity responsible for the facility including Private and/or Developer Financing or Construction; Community Facilities District(s); the application of funds from City, County, State and other agency programs; Development Impact Fees, General Fund Revenue, Gas Taxes, Redevelopment Funds, Federal State and Local Grant Funding, and Infrastructure Financing Districts and/or other financing mechanism accepted by the City. The City, developer and builders will cooperate to ensure that the public facilities are built in accordance with all requirements as established in the Specific Plan. A Development Agreement or other similar documents, together with the conditions of approval, may be used to facilitate this process. 11. Ongoing Maintenance Public Maintenance The Developer will coordinate with the City of Temecula to arrange maintenance of all parkways and medians on public roadways with a right-of-way width of 66 feet. Parkways and medians on local streets, both public and private, within the development will be HOA maintained. Please see Figure 6-1 in Section 6 for further detail. The School District will maintain the 2 school sites. In the event that the TVUSD decides not to develop Planning Areas 28 and/or 29 as a middle school or elementary school respectively, the land may be developed as Residential and thus maintained by the HOA or apartment ownership. However, the Master HOA will maintain the landscaped school frontage on North Loop Road. Master Homeowners Association Maintenance RORIPAUGH RANCH SPECIFIC PLAN 1-18 SECTION 1 GENERAL PLAN CONSISTENCY The Master HOA will maintain all gates, if proposed, all private recreation centers, the project fuel modification areas, the paseo and trail systems, major areas of manufactured slope, and landscaping in front of the school sites. The flood control channels will be maintained by the HOA. Planning Area Home Owners Associations (HOA Maintenance) Sub HOA's will provide for maintenance of private streets and any gated entrances that are proposed, and front yard maintenance on lots less than 5,000 sq.ft. Commercial Area Property Owners Association (POA) A POA will be formed to maintain the slopes and signage of the Neighborhood Commercial Center. Community Covenants and Restrictions (CC&R's) CC&R's will be drafted to allow for both Master and Sub HOAs. The CC&R's will also outline the keeping of horses on one acre lots in Planning Area 33A. 12. Procedural Approval Authority Table 1-1 outlines procedures for the processing of land use permits and other discretionary approvals within the Roripaugh Ranch Specific Plan. Table 1-1: Procedural Approval Authority Approval Admin Approval** Planning Director** Planning Commission** City Council Specific Plan Amendment (SPA): -Land Use(s) -Map(s) -Plan(s) -Zoning -Text -Environmental Assessment Recommendation X Conditional Use Permit - Existing Building X Conditional Use Permit - New Building (Less than 10,000 sq. ft.) X Development Plan (10,000 sq. ft. or more) X Development Plan (10,000 sq. ft. or less) X Development Plan (Exempt from CEQA) X Residential Product Review X Recreation Centers X Sign Permits X Sign Program (approved by the body approving the Dev. Plan/CUP) X X Modification to signs and sign program X Variance X Temporary Use Permits X Minor Exemptions X Home Occupation Permit X RORIPAUGH RANCH SPECIFIC PLAN 1-19 SECTION 1 GENERAL PLAN CONSISTENCY * Noticed public hearing ** For matters that are considered to have special significance or impact, the Director of Planning may refer such items to the Planning Commission for consideration. RORIPAUGH RANCH SPECIFIC PLAN 1-20 SECTION 1 EXECUTIVE SUMMARY Existing Zoning :_. llllll Figure 1-1 RID T ,T.RORI.PA.UG.H . RANCH • CITY VL LM PF S P-# OS NC PDO-# PI RICK City Limits Very Low Residential (0.4-2.0 du/ac) Low Medium Residential (L2-14 du/ac) Public Facilities Specific Plan Open Space Neighborhood Commercial Planned Development Public Institution PROJECT SITE 1 Roripaugh Ranch COUNTY SOUTHWEST AREA PLAN DESIGNATION RR A CH SP-# VL L M Rural Residential (<0.2 du/ac) Agriculture Conservation Habitat Specific Plan Very Low Density (0.4-2.0 du/ac) Low Density (2.0-5.0 du/ac) Medium Density (5.0-8.0 du/ac) RORIPAUGH RANCH SPECIFIC PLAN 1-21 SECTION 1 GENERAL PLAN CONSISTENCY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 1-22 SECTION 1 GENERAL PLAN CONSISTENCY General Plan Land Use Designations RICK 0 3 LM LEGEND. LM OS LM OS Proposed General Plan Land Use Code LOW MEDIUM DENSITY RESIDENTIAL LM OPEN SPACE / PARK / FLOOD CONTROL OS PUBLIC INSTITUTIONAL PI SPECIFIC PLAN IMPLEMENTATION SPI NOTE: EXISTING 70' FEE PARCEL & 80' ESMT TO MWD EXISTING 40ESMT TO RCWD 1 Roripaugh Ranch LM 70' MWD FEE ESMT 80' MWD ESMT OS /1// OS / / 40' RCWD ESMT r II _ / SPI JI , SPI /11 /LL SPI SPI SPI SPI SPI PI SPI SPI SPI Figure 1- 2 '7A.\ RORPAUGH RANCH SPECIFIC PLAN 1-23 SECTION 1 GENERAL PLAN CONSISTENCY INTENTIONALLY LEFT BLANK RORPAUGH RANCH SPECIFIC PLAN 1-24 SECTION 1 GENERAL PLAN CONSISTENCY General Plan Circulation Element Amendment 1 RICK LM 19.0 AC 98 W9 79 Loac 062 MP-PM9 2 LM 10.4 AC 99 OUR (i 99 DMU'9C LEGEND 8 081 12.5 AC 5 5.2 AC (4.8 AC) 4A LM 193 AC 100 OUR /79A 051 3.8 AC GB1 Re AC 4B LM 223 AC 113 OUR 7A 195A0 I11•• 1 Roripaugh Ranch Specific Plan Road Specific Plan Road Collector Road 6 5,1AC (10 3) NAP 33B-. 23 AC 3 3AR0A0 3 11.8 AC L_15Dv3— 13 0S1 179.89C 11 NC 159 AC (10.0 AC) CALLE 15 M2 14.1 AC 159 OUR 16 23.4 AC 148 DOS 17 LM 40.2 AC 172 OUR 27 SP 19.7 AC (1A AC 092) 22 M2 203A0 ISA 01_5• • ! II 5. 28 S2 20.0 AC 26 24.e AC 224 DU•S 052 22.1 AC 2317.0 Ac M1 e1 ovs PI 20 AC 24 M1 10.6 AC ft 5e OUR ROAD 21 22 23.09AC U'S 20 30.3 AC 30 OU'S 18 29.4 AC 113 DV8 19 31.2 AC 30174).3 02 6..2zAC ^\ A Elimination of the Calle Contento Connection Figure 1- 3 RORPAUGH RANCH SPECIFIC PLAN 1-25 SECTION 1 GENERAL PLAN CONSISTENCY INTENTIONALLY LEFT BLANK RORPAUGH RANCH SPECIFIC PLAN 1-26 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0 SPECIFIC PLAN COMPONENTS 2.0.1 COMPREHENSIVE LAND USE PLAN The intent of the Land Use Plan component of this Specific Plan is to describe the general type, location, distribution and intensity of the land uses proposed for Roripaugh Ranch. The primary objective is to establish the specific type and intensity of land uses permitted within the Roripaugh Ranch, as well as their relationship to land uses on adjoining properties, both existing and proposed. The Land Use Plan now incorporates prior changes approved for Roripaugh Ranch that were approved with Specific Plan Amendments No. 1, 2, and 3 and the changes proposed by Specific Plan Amendment No. 4. Project Description The proposed Land Use Plan for Roripaugh Ranch provides for a residential community with a maximum of 2,015 residential dwelling units, resulting in an overall density of 2.5 units per gross acre, which is less than the 3.0 dwelling units per gross acre density permitted under the Temecula General Plan. Additionally, the plan proposes supportive land uses inducting schools, public parks, private recreation centers, neighborhood commercial and open space. The Land Use Plan, as depicted in Figure 2-1 identifies the proposed land uses and development patterns for the community. The project site is comprised of three distinct neighborhood areas: A) the Plateau Neighborhood; B) the Valley Neighborhood; and, C) the Habitat Neighborhood (see Figure 2-2). The three neighborhoods are discussed below. Plateau Neighborhood This neighborhood is generally located west of Butterfield Stage Road and includes Planning Areas 1A through 6, 9A, 10, 11 and 12. This area is elevated well above the existing rural residential development in Nicolas Valley, and is roughly at grade with the future Rancho Bella Vista development to the north. Murrieta Hot Springs Road will provide the primary access to the Plateau Neighborhood. The Plateau Neighborhood includes 659 single family residential units on approximately 148.3 acres with a density of 4.5 du/ac. This area will include 14 Low Density residential lots with a minimum lot size of 10,000 square feet (Planning Area 10), 509 Low Medium Density residential lots with a minimum lot size of 5,000 square feet (Planning Areas 1A, 2, 3, 4A and 4B) and 145 clustered Medium Density residential lots with a minimum lot size of 3,000 square feet (Planning Area 12). In addition, this neighborhood will include a 0.3 -acre private mini -park (Planning Area 1B), a 4.8 acre private recreation center (Planning Area 5) and a 5.1 acre neighborhood park (Planning Area 6). Planning Areas 1 through 5 will be gated. Planning Areas 10 and 12 may be gated using a card key. Residential lots within the Plateau area that are within 175 feet of the southern property line and are visible from homes along the north side of Nicolas Road, shall either have additional rear yard building setback or additional landscaping to help screen the residential units from Nicolas Valley. Valley Neighborhood This neighborhood is generally located east of Butterfield Stage Road adjacent to "North Loop Road" and "South Loop Road" and includes Planning Areas 14 through 24 and Planning Areas 27 through 33B. RORIPAUGH RANCH SPECIFIC PLAN 2-1 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-2 SECTION 2 SPECIFIC PLAN COMPONENTS Proposed Land Use Plan PA7B PA1B 092 RC n.3AC M11RRIETA HOT' SPRINGS D PA3 LM 99 UNITS 8,6, AC PA9A - OSI 3.8 AC PA9B - OSI 6.8 AC PAR 051 12.5 AC PA3 LM 99 UNITS 18.6 AC PA4A LM 100 UNITS 19.5 AC PA 10 L -E 14 UNITS 8.1 AC HOT SPRINGS RD NC 15.2 AC PA13 OSI 180.7 AC LAND USE SUMMARY - PA7C os2 1.8 AC DENSITY TOTAL LAND USE CODE ACRES (DU/AC) UNITS RESIDENTIAL Q Low L 58.5 1.3 76 Q Low Estate L -E 8.1 1.7 14 Low -Medium LM 242.8 4.2 1,031 Medium(I) M1 55.0 4.4 199 Medium (2) M2 42.6 8.5 361 SUBTOTAL 407.0 4.21 1,6811 1 J 1 NON-RESIDENTIAL Neighborhood Commercial NC 15.2 Schools' MF 32.6 Fire Station Site P1 2.0 Private Recreation RC 10.6 Public Parks 1' 28.5 Flood Control / Restored 0S2 35.3 Riparian Scrub & Riversidean Sage Scrub Habitat Habitat OS1 203.8 Landscape Slope 0S3 21.2 Rosdways2 48.5 SUBTOTAL 397.7 PA7A PA6 093 P 195 AC 5.1 AC (1.7 AC 0S31 PA 33B PARK AND PARK AND 0126 RIDE 2.1 AC x12 136 UNITS 16.0 AC NICOL AS PA 33A L 15 UNITS 103 AC PA14 M2 90 UNITS `Th 14.4 AC PAIS MI 47 UNITS 93 AC PA16A LM - 67 UNITS 16.8 AC PA17A LM 122 UNITS 34.0 AC PA16B LM - 47 UNITS I0.OAC PAI7B LM 37 UNITS 7.9 AC PA27 SPORTS PARK 21.3 AC TOTAL 804.73 2.5 2,0151 FOOTNOTES: 1. Planning Areas zoned Multi -Family Attached Residential are designated for Middle and Elementary School development. Optional Milli -Family Residential Use may be allowed at a Maximum Residential Density 20 DU/AC in accordance with a high density residential zone designation. A total of 400 dwelling units are allowed provided the total maximum number of dwelling units may not exceed 2015 dwelling units for this specific plan. 2. Total area of roadways includes both public and private streets, roadway area may differ slightly depending upon variations in subdivision design. 3. Minor adjustments may be made between I'As with TTM implementation and final engineering. 350' 0 350' 700' C D PA26 092 20,1 AC PA29 MF (ELEMENTARY SCIIOOLI 12.2 AC PA28 MF (MIDDLE SCHOOL) - PA3IA 204AC M2 88 UNITS 2.1 AC A30 Cn AI8B LM 28 UNITS 6.3 AC PA18A LM 78 UNITS 26.9 AC PA3IB 611 67 UNITS 14.2 AC N PL OPEN SPACEAND RVJ MI 88 UNITS 19.9 AC PA24 LM 74 (NITS 12.6 AC PA18C LM 40 UNITS 10.5 AC PA l9 17 UNITS 15.8 AC PA20A LM 29 UNITS 20.4 AC EXISTING FIRE STATION PA 32 PA23B PI RC 2.0 AC REC CENTER 2.5 AC M ■ ■ City / County Boundary Existing Specific Plan Boundary E J Pedestrian Bridge P56 Planning Area Number PA21 19 UNITS 14.0 AC PA2OB 25 UNITS 17.6 AC RICK PA25 OS 4.9 AL I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 2-3 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-4 SECTION 2 SPECIFIC PLAN COMPONENTS Neighborhood Plan PA7B 052 2.0 AC PA1A LM 90 UNITS 19.0 AC LEGEND - PAID RC 0.8 AC --711.,PRIETP HOT COPINGS PO. J L- PA2 LM 99 UNITS 18.4 AC PA3 LM 99 UNITS 18.6 AC I PA3 LM 99 UNITS 18.6 AC PA5 RC 5.2 AC (4.8 AC) PA7C 0S2 1.8 AC PO4A LM 100 UNITS 19.5 AC RICK Plateau Neighborhood Valley Neighborhood Habitat Open Space 1 Roripaugh Ranch PA40 LM 113 09175 22.3 AC PA7A 003 19.5 AC PASA PA9B 001 0s1 3.8AC 6.8 AC Ppfi Jo Ivnc 0631h PA 33B TRAILERI P000 RIDE PARK & R 2.1 AC r-_ PA33A�`'® L 7 15 UNITS 10.3 AC PA26 002 20.1 A6 PA 10 7 L -E 14 UNITS 8.1 AC PA11 NC 15.2 AC PA12 M2 136 UNITS 16.0 AC PA13 002 6.6 AC PA14 M2 90 UNITS 14.4 AC PA27 SPORTSPARK 21.31.2 AC PA22 M1 88 UNITS 19.9 AC PA15 M1 47 UNITS 9.3 AC PA28 MF (MIDDLE SCHOOL( 20.4 AC PA23A 811 44 UNITS 11.6 AC PA13 051 AC PA16A LM - 67 UNITS 18.8 AC A16B LM - 47 UNITS 10.0 A - PA29 MF (ELEMENTARY SCHOOL( 12.2 AC PA316 M2 88 UNITS 12.2`AC PA30 RC - REC CTR 2.6 AC PA17' LM 37 UNITS 7.9 AC PA31B 111 67 UNITS 14.2 AC w<� PA17A LM 122 UNITS 34.0 AC 510 24 hrin4 J AG PA18A LM 78 UNITS 26.9 AC PA18C LM 40 UNITS 10.5 AC PA2IA LM 29 UNITS 20.4 AC - EXISTING FIRE STATION P1 2.0 AC PA21 PA23B L RC 19 UNITS REC CENTER 14.8 AC 2.5 AC - PA20B 25 UNITS 17.6 AC - PA25 0S 4.8 AC Figure 2- 2 PA19 17 UNITS 15.8 AC RORIPAUGH RANCH SPECIFIC PLAN 2-5 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-6 SECTION 2 SPECIFIC PLAN COMPONENTS Project Land Uses The project proposes a maximum of 2,015 residential dwelling units on a variety of lot sizes, ranging from 3,000 square feet to one acre in size. In addition, multi -family residential may be developed should the School District determine not to utilize either of the sites identified as Middle School or Elementary School. The following table is a breakdown of the residential component of the project: Table 2-1: Residential Land Uses by Land Use Land Use Designation Planning Areas Acres Dwelling Units Density 2Percentage Low Residential (L) 19, 20B, 21, 33A 58.5 76 1.3 14.4 Low Density Estates (L -E) 10 8.1 14 1.7 2.0 Low Medium Res. (LM) 1A, 2, 3, 4A, 4B, 16, 17, and 18 242.8 1,031 4.2 59.7 Medium Residential (M1) 15,22 23A, 31B 55.0 246 4.5 13.5 Medium Residential (M2) 12, 14, 31A 42.6 314 7.4 10.4 1Multi Family (MF) 28, 29 32.6 334 10.24 - Project Total 439.6 2,015 4.6 2100 -See discussion under Schools (below) and Section 5.31 for provisions that allow additional square footage or multi -family development on one or both of the proposed school sites. -Percentage does not include 32.6 acres designated for schools. Age Qualified/Restricted Residential Uses In order to maximize diversity in housing type to meet market demands, the Project provides an option to make any planning area within Roripaugh Ranch Age Qualified/Restricted. While the option applies to any of the planning areas, those most likely targeted for this option are generally located south of Long Valley Wash and includel8C, 20A and 20B, 21, 22, 23A, and 24. To reside in one of the Age Qualified/Restricted developments, residents must be 55 years of age or older. This condition will be controlled by a deed restriction applied to each residential lot within the development. Homes within these developments will be designed to meet the needs of qualifying seniors, both architecturally, in floor plans and with special features and home fixtures offered. Lot, home, and garage orientation as well as other lot development considerations will be made to respond to senior needs. RORIPAUGH RANCH SPECIFIC PLAN 2-7 SECTION 2 SPECIFIC PLAN COMPONENTS Open Space and Recreation Facilities Habitat Approximately half of the open space proposed in the Roripaugh Ranch Specific Plan is in the Santa Gertrudis Creek watershed and Long Valley Wash channels for flood control purposes. Planning Areas, 8, 9A, 9B and 13 (See Figures 2-29 and 2-30) are proposed to be compatible with the open space/habitat conservation area established within the adjacent Johnson Ranch and Rancho Bella Vista Specific Plan areas. It should be noted that at present, all of the Johnson Ranch Specific Plan area is currently planned as open space. As discussed in the Draft Environmental Impact Report, the Assessment District 161 Sub -Regional Habitat Conservation Plan (AD 161 SHCP) purchased 550 acres from the Johnson Ranch Specific Plan area, and has already received a 10(a) permit from the U.S. Fish and Wildlife Service (USF&WS). This permit established what conditions can affect listed biological species. The Roripaugh Ranch Specific Plan will set aside approximately 203.8 acres for biological habitat to meet the requirements of AD 161SHCP arid will be recorded for open space uses only. A deed restriction will be placed on the habitat land to maintain it in its natural state and minimize intrusion from recreational or other uses. The Specific Plan will preclude buildings or other structures from being constructed within this designation. Most of the habitat area is in Planning Area 13 (180.7 acres) adjacent to Santa Gertrudis Creek, with the rest provided in PA 8, 9A and 9B. Flood Control The Long Valley Wash (Planning Areas 25 and 26) (See Figures 2-20 and 2-21) functions as a regionally beneficial flood control segment in the Murrieta Creek. The improved channel will allow for plant growth in the sandy bottom, and armour flex sidewalls. The channel crossings may use hydro -arch bridges or other acceptable bridges to allow for a flow through design that minimizes downstream erosion. Planning Areas 7B and 7C (see Figures 2-20 and 2-29) will be designed as detention basins to allow for drainage within the Plateau. An additional 3.6 acres at the northeast comer of Butterfield Stage Road and Loop Road within Planning Area 14 provides flood control for Santa Gertruidis Creek. Landscape Slope The project will provide 21.2 acres of landscape slope which will include both manufactured landscape slopes with new landscaping and existing natural landscaping existing slopes (see Figure 2-29). This area includes 19.5 acres in Planning Area 7A and 1.7 acres in Planning Area 6 in the Plateau. These areas will be maintained by an HOA. Public Parks Two public parks are planned within the Roripaugh Ranch Specific Plan. This includes a 21.3- acre Community Sports Park (Planning Area 27) (see Figure 4-33) located next to the two school sites (Planning Areas 28 and 29), a 5.1 acre Neighborhood Park (Planning Area 6) (see Figure 3-6), and a public trailhead and park and ride facility (discuss further below) encompassing a total of 28.5 acres. The Community Sports Park is planned to include two lighted soccer fields; two lighted baseball fields, two lighted basketball courts and related uses. The Neighborhood Park is anticipated to include a children's play area, lighted basketball court, restroom building and a shade shelter. RORIPAUGH RANCH SPECIFIC PLAN 2-8 SECTION 2 SPECIFIC PLAN COMPONENTS Private Park and Private Recreation Facilities One private recreation center is proposed for the Plateau Neighborhood (Planning Area 5) along with one smaller private park (Planning Area 1B). The Primary Center (See Figures 2-1, 3-5, 3-12 and 3-13), is designed on a 4.8 acre site directly inside the Staffed Gated Primary Entry (see Figure 3-19) on Pourroy Road and south of Murrieta Hot Springs Road in the Plateau Neighborhood. The club house building will be a minimum of 5,000 square feet and will be designed to overlook a 45' by 75' Lap Pool and surrounding deck. The club house is also divided into activity centers including; Dusk to Dawn Bistro, lobby, Weight Rooms. Cardio Vascular Room, Aerobic Room, Game Room, library Study, Women and Men's, Locker Rooms with steam room facilities. Additional facilities include two Tennis Courts, two half -court Basketball Courts, Children's Play Area, and a large grassed activity and park area. Recreation programs for the Primary Center are designed for the Plateau Neighborhood. The 0.3 acre Mini -Park (See Figures 2-1 and 3-1), is planned adjacent to Planning Areas 1A and 2 in the Plateau Neighborhood. Both these facilities will be a private recreation facility serving the residents of Plateau Neighborhood of Roripaugh Ranch. Two additional private recreation centers are planned for the Valley Neighborhood in Planning Areas 23B and 30 (see Figures 4-34 and 4-35). These two centers total 5.1 acres, 2.5 and 2.6 respectively. Should age -qualified housing be developed, it is envisioned that the center in PA 23B would be geared to meet the needs of those residents, such as emphasizing more indoor activity and social gathering space. The center at PA 30 will include more typical amenities such as tot lot, cabanas, pool, spa, fire tables & seating, picnic area, bocce ball courts, and indoor activity space. Parks and Ride/Trailhead Planning Area 33B will contain a 50 -space park and ride facility as was as a trailhead facility that connects to the project trails network. The design of the park and ride and trailhead facilities will be approved by the Director of Community Development and/or Planning Commission through a Development Plan approval. Paseo and Trail Systems The Public Parks and Private Recreation Centers are linked at the planning area level by a series of paseos or walking paths and sidewalks. Nature Walk "Plateau" The Nature Walk will be located within the landscaped slope area of Planning Area 7A adjacent to Planning Areas 1A through 4B. This walk will link each planning area to the Neighborhood Park in Planning Area 6. The river walk will not be lighted. River Walk The River Walk is located on the north and south side of the Long Valley Wash Flood Control Channel (Planning Areas 25 and 26). The River Walk will be linked to the community Sports Park, middle school, elementary school and the recreation centers by a pedestrian bridge that crosses the channel and a series of planning area level paseos. Final location of the River Walk Trail is subject to RORIPAUGH RANCH SPECIFIC PLAN 2-9 SECTION 2 SPECIFIC PLAN COMPONENTS review and approval by the City of Temecula. The location of the trails will be shown on the Project's "A" Tentative Tract Map and reflected on the Project's "B" Tentative Tract Map as appropriate to individual planning areas. The walk will not be lighted. Multi -Use Trail The Multi -Use Trail runs along the southern and eastern boundary of the project from the Fire Station site at Butterfield Stage Road (Planning Area 32) to the connection point with the UCR Property within Planning Areas 19, 20B, and 21.The trail can be used by horses, bicycles, or hikers. This trail will not be lighted. Future Trail A Future Trail is proposed on the MWD waterline easement, adjacent to Planning Areas 33A & 33B, 4B, 6,7A, 8 and 9A. This trail is not being constructed as a part of this project RORIPAUGH RANCH SPECIFIC PLAN 2-10 SECTION 2 SPECIFIC PLAN COMPONENTS Other Land Uses Schools The project plan includes a 12.2 acre elementary school site (Planning Area 29) and a 20.4 acre middle school site (Planning Area 28) for the Temecula Valley Unified School District (TVUSD). The school sites are depicted in Figures 2-1, 4-36 and 4-37. One or both of the proposed school sites can be converted to residential uses at the High Residential Designation if the School District determines that neither one, or both, of the schools is necessary provided that all the following are met: 1) The school district has indicated in writing that they are no longer interested in using Planning areas 28 or 29 as school sites; 2) The maximum density of dwelling units within any one or both of the Planning Areas combined is 20 DUs/AC; and 3) The total number of residential units for the entire project does not exceed 2,015. 4) Following approval of the Tentative Map, the project Developer has notified the School District and the Director of Community Development in writing of the Planning Areas and number of units the project Developer elects to develop for Age Qualified/Restricted residential use. 5) The project Developer files for a site development permit for residential use of either school site. The District and Project Developer may enter into a mitigation agreement for the School, establishing the Project Developer Fee and other obligations. The school mitigation agreement may allow for the mutually agreeable relocation of the school sites and adjustment of their boundaries. Neighborhood Commercial A 15.4 acre Neighborhood Commercial (NC) site is planned for the north east section of the Plateau (Planning Area 11). Commercial uses shall not exceed 110,000 square feet. The NC site is located at the intersection of Murrieta Hot Springs Road and Butterfield Stage Road, and is also bordered by Roripaugh Valley Road. The common areas for the site will be maintained by a Property Owner's Association. Fire Station Site A 2.0 acre Fire Station (Station #95) has been constructed in the south western section of the Valley within Planning Area 32 at the intersection of Calle Chapos and Butterfield Stage Road. The Fire Station is completed and conveyed to the City. The site will be maintained by the City of Temecula and the County of Riverside. The appropriate City Department or Division will maintain the landscape treatment adjacent to Butterfield Stage Road and HOA will maintain the landscape treatment along South Loop Road. RORIPAUGH RANCH SPECIFIC PLAN 2-11 SECTION 2 SPECIFIC PLAN COMPONENTS Table 2-2 Proposed Land Uses by Planning Areas (PA) PA Land Use (Density) Acres Density Min. Lot Size (sf.) Units 1A Residential - Low Medium 21.0 4.9 5,000 104 1B Mini -Park (Private) 0.3 N/A N/A N/A 21 Residential - Low Medium 18.4 5.4 5,000 99 31 Residential - Low Medium 18.6 5.3 5,000 99 4A,4B Residential - Low Medium 41.8 5.1 5,000 213 5 Recreation Center (Private) 5.2 N/A N/A N/A 6 Neighborhood Park Landscape Slope 5.1 1.7 N/A N/A N/A N/A N/A 7A Open Space/Landscape Slope 19.5 N/A N/A N/A 7B, C Open Space/Flood Control 1.8 N/A N/A N/A 8 Open Space/Habitat 12.5 N/A N/A N/A 9A, B Open Space/Habitat 10.6 N/A N/A N/A 10 Residential - Low Density Estates 8.1 1.7 10,000 14 11 Neighborhood Commercial 15.2 N/A N/A N/A 12 Residential - Medium 2 16.0 8.3 3,000 136 13 Open Space/Habitat (OS1) Open Space/Flood Control (0S2) 180.7 6.8 N/A N/A N/A 14 Residential - Medium 2 14.4 6.3 3,000 90 15 Residential -Medium 2 9.3 5.0 4,000 47 16A Residential - Low Medium 16.8 4.0 5,500 67 16B Residential- Low Medium 10.0 4.7 5,000 47 17A Residential - Low Medium 34.0 3.6 6,000 122 17B Residential - Low Medium 7.9 4.7 5,000 37 18A Residential - Low Medium 26.9 2.9 7,000 78 18B Residential - Low Medium 6.3 4.4 5,000 28 18C Residential - Low Medium 10,5 3.8 5,400 40 19 Residential - Low 15.8 1.1 1/2 AC 17 20A Residential - Low Medium 12.2 2.4 5,400 29 20B Residential - Low 17.6 1.4 20,000 25 21 Residential - Low 14.8 1.3 20,000 19 22 Residential - Medium 1 19.9 4.4 4,500 88 23A Residential - Medium 1 11.6 3.8 4,950 44 23B Park - Recreation Ctr.(Private) 2.5 NA NA N/A 24 Residential - Low Medium 20.4 3.6 5,400 74 25 Open Space/Flood Control 20.1 N/A N/A N/A 26 Open Space/Flood Control 4.8 N/A N/A N/A 27 Sports Park 21.3 N.A N/A N/A 28, 29 Middle School2 Elementary School2 20.4 12.2 20.0 N/A N/A 30 Recreation Center (private) 2.6 N/A N/A N/A 31A Residential - Medium 2 12.2 7.2 3,600 88 31B Residential - Medium 1 14.2 4.7 4,000 67 RORIPAUGH RANCH SPECIFIC PLAN 2-12 SECTION 2 SPECIFIC PLAN COMPONENTS Table 2-2 Proposed Land Uses by Planning Areas (PA) PA Land Use (Density) Acres Density Min. Lot Size (sf.) Units 32 Public Institutional (Fire Station) 2.0 N/A N/A N/A 33A Residential - Low 10.3 1.5 20,000 15 3313 Open Space 2.1 N/A N/A N/A Public/Private Roads 49.5 N/A N/A N/A TOTAL 804.7 2.5 1,6812 1. Planning Areas where single -story products are required. Single -story elevations will be required in Planning Area in which the minimum lot sizes are 5,000 square feet and larger 2. Total does not include up to 334 multi -family dwelling units that may be developed on PA 28 and 29 (school designated sites) should the School District determine not to construct one or both of the schools and six dwelling units not constructed in the Plateau. Maximum residential density permitted on the School sites is 20.0 DUs/AC. The total number of dwelling units permitted for the entire Specific Plan (Plateau and Valley Neighborhoods combined) may not exceed 2015. Land Use Project Development Standards In order to ensure the orderly and sensitive development of the residential, commercial and recreational uses proposed for the Roripaugh Ranch Specific Plan, special techniques or mitigations have been created for each Planning Area. These area -specific standards, discussed in detail in Sections 3.0 and 4.0, Area Descriptions and Design Guidelines for the Plateau and Valley Neighborhoods respectively, will assist in accommodating the proposed development and provide adequate transitions to neighboring land uses. In addition to these specific techniques, project -wide development standards have also been prepared to complement those applicable to each individual Planning Area. These general standards are: 1. The Roripaugh Ranch Specific Plan shall be developed with a maximum of 2,015 dwelling units on approximately 804.7 acres, as illustrated on the Land Use Plan (Figure 2-1). Residential uses include 1,681 single-family residential units; an additional; 334 dwelling units may be developed in accordance with 2.0 below. Approximately 407.0 acres are projected for Residential use, 15.2 acres of neighborhood commercial uses, 32.6 acres for two school sites (elementary and middle school), 10.3 acres for three private recreation centers, 26.4 acres for two public park sites, a 0.3 acre private mini -park, a 2.3 acre park and ride and trailhead, a 2.0 acre fire station site, 35.3 acres for flood control purposes, 203.8 acres of open space for habitat, and 21.2 acres of landscaped slope. 2. A written request for density transfer shall be submitted to the Planning Department for review and approval that meets the following criteria: a. Transfer of dwelling units may occur between planning areas, provided that the transfer does not exceed the maximum density for each planning area as established in the General Plan. Transfer of units shall not be allowed into Planning Areas 10, 19, 20B, 21 and 33A. Regardless of any unit transfers, the overall number of units allowed in the Roripaugh Ranch Specific Plan for each land use category shall not RORIPAUGH RANCH SPECIFIC PLAN 2-13 SECTION 2 SPECIFIC PLAN COMPONENTS exceed the project overall total of 2,015 dwelling units or the General Plan land use density designation as follows: -Low Density -2.0 du./ac. -Low Medium -6.0 du./ac. -Medium -12.0 du./ac. b. Any proposed transfer of density will require a revised land use plan submitted to the City for approval. c. Any transfer of density to a non-residential planning area shall only be permitted with approval of a Specific Plan Amendment except that development of residential use is permitted in Planning Area 28 and 29 in accordance with the conditions specified in accordance with Item 6 below and Section 2.1. , Schools, and Section 5.3. d. Transfer of density except as provided herein shall not increase the number of units within a Planning Area by more than 20% of the number of units as shown in the Specific Plan Land Use Plan. 3. Prior to recordation of any final map in Planning Areas 1 through 5, the developer will provide the Airport Operator with aviation easements for all the parcels in Planning Areas 1 through 5 and send a copy of that proof to the Community Development Department. 4. Prior to recordation of any final map in Planning Areas 1 through 5, the developer shall provide the Community Development Department with proof that aviation easements have been obtained for all the lots in Planning Areas 1 through 5. 5. Prior to recordation of any final maps in Planning Areas 1 through 5, the developer shall demonstrate to the Community Development Department that buyer information contains a statement regarding aviation easements. This information shall be provided either in the White Report or supplementary information with an affidavit of disclosure provided by the developer. 6. One or both of the proposed school sites can be converted to residential use in accordance with provisions specified in Section 2.1, Schools. With residential development at a maximum density of 20 DUs/AC for one or both of the school sites, the total number of units for the entire Specific Plan may not exceed 2,015 units. 7. Uses and development standards will be in accordance with the Roripaugh Ranch Specific Plan Zoning Ordinance and the City of Temecula Development Code and will be further defined by Specific Plan objectives, the Specific Plan design guidelines, and future detailed development proposals including subdivisions, development plan and conditional use permits. If the Specific Plan is silent on any issue relating to uses and development standards, the City's current codes shall be enforced. 8. Standards relating to signage, landscaping, parking and other related design elements will conform to the Roripaugh Ranch Specific Plan Zoning Ordinance and the City of Temecula Development Code. When appropriate and necessary to meet the goals of this Specific Plan, the standards contained within this document will exceed the zoning ordinance requirements. RORIPAUGH RANCH SPECIFIC PLAN 2-14 SECTION 2 SPECIFIC PLAN COMPONENTS 9. Development of the property shall be in accordance with the mandatory requirements of all City ordinances and State laws and shall conform substantially to the Roripaugh Ranch Specific Plan, and its subsequent amendments as filed in the City of Temecula. 10. The permittee/applicant shall indemnify, protect and hold harmless, the City and any agency or instrumentality thereof, and/or any of its officers, employees, and agents from any and all claims, actions, or proceedings against the City, or any agency or instrumentality thereof, or any of its officers, employees, and agents, to attack, set aside, void, annul, or seek monetary damages resulting from an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application which action is brought within the appropriate statute of limitations period and Public Resources Code, Division.13,Chapter 4 (Section 21000 et seq., including but not by the way of limitations Section 21152 and 21167). The City shall promptly notify the permittee/applicant of any claim, action, or proceeding brought forth within this time period. The City shall estimate the cost of the defense of the action and applicant shall deposit said amount with the City. City may require additional deposits to cover anticipated costs. City shall refund, without interest any unused portions of the deposit once the litigation is finally concluded. Should the City fail to either promptly notify or cooperate fully, permittee/applicant shall not thereafter be responsible to indemnify, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any officers, employees, or agents. Should the applicant fail to timely post the required deposit, the Director may terminate the land use approval without further notice to the applicant. 11. An environmental assessment shall be conducted to determine potential environmental impacts resulting from each tract, change of zone, development plan, specific plan amendment or any other discretionary permit required to implement the Specific Plan, unless said proposal is determined to be exempt from the provisions of the California Environmental Quality Act. The environmental assessments shall be prepared as part of the review process for these implementing projects. At a minimum, the environmental assessment shall utilize the evaluation of impacts addressed in the Final Environmental Impact Report prepared for the Roripaugh Ranch Specific Plan. 12. Lots created pursuant to this Specific Plan and any subsequent tentative maps shall be in conformance with the development standards of the Specific Plan Zone applied to the property, and all other applicable City standards. 13. Development applications which incorporate common areas shall be accompanied by design plans specifying location and extent of landscaping, slopes, streetscapes, structures and circulation (vehicular and non -vehicular). 14. The developer shall have the CC&R's recorded at the time final maps are recorded to ensure adequate access and maintenance responsibilities. 15. The proposed Specific Plan Amendment remains consistent with the goals and policies of the Land Use Element (LUE). The site plan maintains land uses consistent with the different density categories and locations that are shown in the currently approved LUE map as adopted with the Specific Plan's original approval. It maintains consistency with the overall density of 3.0 units per acre which is the specified density for this property in the General Plan. RORIPAUGH RANCH SPECIFIC PLAN 2-15 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.2 CIRCULATION MASTER PLAN Project Description The circulation system proposed for Roripaugh Ranch, as illustrated in Figures 2-3 and 2-4, is designed to facilitate the efficient movement of people to, from and within the community, consistent with the Circulation Element of the City of Temecula General Plan. As described within this section, an appropriate network of roadways, bicycle facilities, and pedestrian trails and paths are envisioned to support the mobility needs of future residents. The circulation plan includes the improvement and/or extension of various master -planned roadways as described in the Circulation Element of the City of Temecula General Plan. These circulation standards may be refined or modified, pending the final recommendations pursuant to the traffic analysis prepared as part of the Specific Plan/CEQA entitlement process and as otherwise recommended by the City Traffic Engineer. Existing Roadways The project site is a largely undeveloped area surrounded by residential units to the west, south, southwest, and southeast. The project study area is under construction to the north and northeast, but has regional access via Rancho California Road to the south and the I-215 and I-15 Freeways to the west. Local access to the site is available from Nicolas Road which is not paved at present. Local access is also available from Murrieta Hot Springs Road to the project boundary which is paved to Butterfield Stage Road and Butterfield Stage Road from Murrieta Hot Springs road southerly to Rancho California Road. The following provides a brief description of the major roads in the project area: Interstate 15 Freeway (I-15) provides regional access to the project area. This north -south oriented freeway provides access between Lake Elsinore and Corona to the north and San Diego to the south. In the vicinity of Temecula, this freeway has 6 and 8 travel lanes (3 and 4 lanes in each direction) with interchange access at Murrieta Hot Springs Road, Winchester Road (SR -79 North), and Rancho California Road. Interstate 215 Freeway (I-215) intersects the I-15 Freeway about 3 miles due west of the project site and has local access (i.e., north and south bound ramps) off Murrieta Hot Springs Road. This freeway provides access to Hemet, Moreno Valley, Riverside, and San Bernardino to the north. The 1-215 ends at the intersection of the I-15 with three travel lanes in each direction in the vicinity of the I-15. State Route (SR) 79 North also known as Winchester Road is located 1.5 miles west of the project site and has four travel lanes for most of the way to Hemet, although it has been improved to 6 lanes from just north of Murrieta Hot Springs Road to the I-15 Freeway. This urban arterial provides access to the San Jacinto Valley to the north. Rancho California Road is a 4 -lane major arterial providing access to the Temecula wine country east of Margarita Road. It is located approximately one mile south of the southern boundary of the project site. RORIPAUGH RANCH SPECIFIC PLAN 2-16 SECTION 2 SPECIFIC PLAN COMPONENTS Murrieta Hot Springs Road is a 4 -lane major arterial road that extends east from the I-15 and I- 215 Freeways and provides local access to Pourroy Road. Butterfield Stage Road is presently a 2 -lane and 4 -lane road from SR -79 South to Murrieta Hot Springs Road. This road is a major arterial planned for widening north of Rancho California Road with 6 lanes across this Roripaugh Ranch Specific Plan area, and ultimately through the Johnson Ranch property. Nicolas Road currently provides direct access to the project site from Winchester Road. This local roadway has four travel lanes to about one-half mile west of the project site, then transitions to two travel lanes about a quarter mile west of the project site. It then becomes a dirt road as it enters the Roripaugh Ranch property. Proposed Roadways The project proposes a series of roadways that will provide adequate interior vehicular circulation as well as connections to existing and proposed roadways consistent with the City's Circulation Element. Murrieta Hot Springs Road and Butterfield Stage Road are proposed to be arterial highways (110' Right -Of -Way or ROW). Butterfield Stage Road, from Murrieta Hot Springs Road to Nicolas Road is planned to have an Augmented Arterial Highway cross section (122' ROW). A General Plan Amendment (GPA) to the Circulation Element was processed and approved in concert with the approval of the Specific Plan to eliminate through access on Calle Contento at the eastern property line of the Roripaugh Ranch project site and upgrade the designation for Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road. "North Loop Road" and "South Loop Road" are planned to provide a loop connection for the housing proposed in the southern portion of the Valley area, which is located east of Butterfield Stage Road. They are classified as modified principal collector roads (77' ROW). The portion of this road from Nicolas Road/Butterfield Stage Road east to Long Valley Wash is referred to as North Loop Road while the portion from Calle Chapos/Butterfield Stage Road east to Long Valley Wash is referred to as South Loop Road. Although the proposed project will generate substantial additional traffic in the area, the proposed roadway and intersection improvements will help alleviate existing and future traffic problems. The circulation portion of the Specific Plan will also help prevent the creation of hazardous traffic conditions. The proposed project circulation system, as shown in Figures 2-3 and 2-4, is designed to facilitate the efficient movement of people to, from, and within the community, consistent with the Circulation Element of the City's General Plan. The circulation portion of the Specific Plan includes the improvement and/or extension of various master planned roadways as described in the Circulation Element of the City General Plan. Off-site improvements (see Figure 2-48), would not change from the standards identified in the City's Circulation Plan. These improvements and others and their timing relative to the remaining project buildout of the Valley Neighborhood are described in further detail in Section 6. The following paragraphs describe the proposed project's roadway cross sections (ROW refers to right-of-way distance and CC refers to curb -to -curb distance) and are accompanied by typical street sections. Roadway sections will be consistent with City standards and subject to the approval of the RORIPAUGH RANCH SPECIFIC PLAN 2-17 SECTION 2 SPECIFIC PLAN COMPONENTS Public Works Department and/or the Fire Department. Typical street cross-sections for the Plateau Neighborhood are illustrated in Figures 2-5 through 2-9 and for the Valley Neighborhood in Figures 2-10 through 2-14A. Plateau Neighborhood Arterial Highway (110' ROW/86' CC) - This street cross section (see Figure 2-5) is on Butterfield Stage Road from Murrieta Hot Springs Road to the northern project boundary, and from Nicolas Road to the southern project boundary, including the crossings at Santa Gertrudis Creek and Long Valley Wash. It consists of a 14 -foot wide raised landscaped median, two 14 -foot travel lanes, two 12 -foot travel lanes, and two 10 -foot emergency parking bike lanes within an 86 -foot curb -to -curb width. This section will include 12 -foot parkways consisting of 6 -foot wide sidewalks either curb adjacent or curb separated as indicated in the respective figures. No on -street parking will be allowed. The same section, with minor modification, also applies to the extension of Butterfield Stage Road south of the project to Rancho California Road, exclusive of any existing improvements. The only modification is that no sidewalk will be installed on the County (east) portion of the roadway. These improvements include streetlights on both sides of the street. It should be noted that the project traffic report recommended Butterfield Stage Road have a minimum width of 34 feet south of the project site. However, the City determined that full -width improvements were needed to accommodate anticipated future traffic, since the project is contributing to cumulative traffic impacts and growth inducement. Augmented Arterial Highway (122' ROW/110' CC) - This street cross section (see Figure 2-5), is for Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road and consists of a 14 -foot wide raised landscaped median, four 12 -foot travel lanes, and two 17 -foot travel lanes, within a 96 foot curb -to -curb width. The west parkway within the street section includes a 12 -foot Class I bicycle lane/sidewalk separated 4 feet from the curb. An additional variable landscape development zone will be provided on the west side of the street outside of the right-of-way and no on -street parking is allowed. Modified Arterial Highway (110'ROW/86' CC) - This street cross section (see Figure 2-5), is for Murrieta Hot Springs Road from Butterfield Stage Road to Pourroy Road. This section of Murrieta Hot Springs Road excludes existing improvements in the County, constructed by the Rancho Bella Vista project. This proposed street cross-section, as it applies to Murrieta Hot Springs Road, shall be coordinated with the existing County cross section during the design phase. Section B consists of a 14 -foot wide raised landscaped median, two 14 -foot travel lanes two 12 -foot travel lanes, and two 10' foot emergency parking bike lanes within an 86 -foot curb -to -curb width. One side of the street that borders open space (Planning Areas 9A, 9B and the residential area (Planning Area 10), will have a 12 -foot parkway consisting of a curb separated 6 -foot sidewalk. The other side adjacent to Planning Areas 6 and 11 will also consist of a curb separated 6 -foot sidewalk located 6 feet behind curb within a 12 -foot parkway. This section will include a parkway adjacent to the Habitat Conservation Area consisting of a 6 -foot wide curb separated sidewalk located six feet behind the curb within a 12 -foot wide parkway and the parkway adjacent to the residential area shall consist of a 5 -foot wide curb separated sidewalk located 4.5 feet behind the curb with 2.5 feet behind the proposed sidewalk, all within a 12 -foot wide parkway. An additional 1.5- foot landscape easement outside of the right-of-way will need to be dedicated along the residential area of Murrieta Hot Springs Road. No on -street parking will be allowed. RORIPAUGH RANCH SPECIFIC PLAN 2-18 SECTION 2 SPECIFIC PLAN COMPONENTS Modified Collector Road (66' ROW/44' CC) - This street cross section, is on Roripaugh Valley Road and continues from Butterfield Stage Road to Murrieta Hot Springs Road, and Fiesta Ranch Road from Nicolas Road to Roripaugh Valley Road. It consists of a 10 -foot turn lane, two 12 -foot travel lanes, and two 5 -foot bike lanes located within 44 feet from curb -to -curb. Sidewalks are proposed either curb adjacent or curb separated as shown in Figure 2-7 within 11 -foot wide parkways on both sides of the street. No parking will be allowed on collector roads. The Developer may choose to construct six-foot sidewalks five feet behind the curb within the parkways provided an HOA or POA agrees to maintain both the landscaping and sidewalk within the 11 -foot parkways. The appropriate City Department or Division will only maintain a parkway in a right-of-way 66 feet or greater that is adjacent to single family residential areas. Private/Internal Streets (47' ROW/36' CC or 43' ROW/32' CC or 35' ROW/24'CC) - Within each planning area, a series of smaller private streets will be constructed to provide project residents with adequate access within their neighborhoods, with appropriate connections to adjacent neighborhoods, collector streets, and major roadways. In -tract private streets will range from 24 to 36 feet curb to curb with 4'-6" wide Public Utility Easements (PUE) on both sides, as shown in the street cross sections. Roads with a road easement less than 60 feet will be shown on subsequent tract maps prior to approval by the City. Long, steep residential local roadways shall be avoided in Planning Areas 17, 18 and 19. Streets within these planning areas shall be designed to provide safe horizontal and vertical alignments including special considerations to speed control on steep grades. Roundabouts shall be provided to lower speeds along residential local roadways. Private streets with a curb -to -curb width of 24 feet shall only be permitted if located directly off a curb -to - curb width of 32 feet or greater (Figure 2-7A and 2-8) Modified Collector Road (66' ROW/38' CC) - This street section will be Calle Girasol Road from Walcott Lane to Nicolas Road (off-site). It consists of a 10 -foot turn lane, two 14 -foot travel lanes, within 38 feet from curb -to -curb. (Figure 2-8) Modified Collector Road (66' ROW/46'CC) - This cross section is on Calle Chapos from Butterfield Stage Road to Walcott Lane. The ultimate cross section consists of two 12 -foot travel lanes and a 12 -foot turn lanes, with two 5 -foot class II bike lanes and 6 -foot curb adjacent sidewalks. However, this project will construct a 38 -foot wide center section of this offsite roadway. (Figure 2-8) Valley Neighborhood and Planning Areas 10, 11, and 12 Modified Secondary Highway (90' ROW'/70'CC) - This street cross-section applies to Nicolas Road onsite from Butterfield Stage Road to the western project boundary. See Figure 2-10. Modified Secondary Road (90' ROW/38' CC) - This street section applies to Nicolas Road off-site west of the project boundary to Calle Girasol. See Figure 2-10. Modified Principal Collector Road (77' ROW/50' CC) - This street cross section applies to North and South Loop Road. See Figure 2-11. Modified Local Entry Road (64' ROW/44' CC) - This section applies to Local Street Entries. See Figure 2-12. RORIPAUGH RANCH SPECIFIC PLAN 2-19 SECTION 2 SPECIFIC PLAN COMPONENTS Modified Local Road (56' ROW/40' CC) - This section applies to internal streets providing access to adjacent planning areas as indicated on Figure 2-4. These streets may be private at the developer's option. See Figure 2-13. Modified Local Road (Open Space Boundary) (56' ROW/40'CC) - This section applies to internal streets adjacent to Planning Area 13 as indicated on Figure 2-13. Modified Local Road (Single Frontage) (50' ROW/32' CC) - This section applies to internal streets as indicated on Figure 2-14. Modified Local Road (Private) (50' ROW/40'CC) - See Figure 2-15. This street cross section applies to private streets as shown on Figure 2-14. Design Considerations Traffic Calming Features - In general, long, steep residential local roadways shall be avoided. Streets shall be designed to provide safe horizontal and vertical alignments including special considerations to speed control on steep grades. Roundabouts shall be provided to lower speeds along roadways, such as Loop Road. Roundabouts - Roundabouts are proposed along Loop Road to serve as traffic calming while ensuring adequate vehicular flow during peak periods of usage for public facilities, including the Community Sports Park (Planning Area 27), Middle School (Planning Area 28), and Elementary School (Planning Area 29). The R.O.W. diameter consists of 65' and the inscribed roundabout diameter will be 45'. The landscaped diameter within the roundabout will be 30'. A typical section is shown in Figures 2-14A, 4-58, and 4-59. Gated Roads - Planning Areas may incorporate gated roads, subject to the approval of the Director of Community Development and/or Director of Public Works. Gated entry designs may either be card -key and/or staffed gated entries. Two gated entry designs are proposed within the Roripaugh Ranch project. This includes one Staff Gated Primary Entry and five Card Key Gated Secondary Entries within the Plateau Neighborhood. The Staff Gated Primary Entry will serve as the major private entrance into the Plateau residential neighborhoods. The entry will consist of a guard house, card reader -activated control arms, auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. The Card Key Gated Secondary Entries will consist of a card reader activated auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. Both entry types will be maintained by the Homeowners Association. Cross sections for these gated entries are shown in Figure 2-9. Gated entry design for the Valley Neighborhood is shown in Figure 4-49. Access Potential Access Road Alignments and Access Points are depicted on the Circulation Master Plan (Figures 2-3 and 2-4). The Access Road Alignments and Access Points are conceptual in nature and may be modified at the Tentative Map stage. Residences located along collector roadways will be oriented so that they do not front on collector roadways. RORIPAUGH RANCH SPECIFIC PLAN 2-20 SECTION 2 SPECIFIC PLAN COMPONENTS Signalization Traffic signals will be provided when warranted per the mitigation measures in the Certified Final EIR at the major community entry points and intersections as depicted in the Circulation Master Plans for the Plateau and the Valley Neighborhood (Figure 2-3 and 2-4). Phasing of Road Improvements The following measures are proposed to help prevent potential traffic -related impacts of the project from becoming significant traffic significant. 1. The following shall be used to implement the mitigation measures in this section: a) All proposed road improvements shall include associated flood control, storm drain, water, and sewer lines. b) All references to bridges shall mean hydro -arch bridges or other designs as approved by the City Engineer. c) Full -width improvements shall consist of the complete street and landscape improvements within the right-of-way. d) Half -width improvements shall consist of the construction of the improvements from the curb to the raised landscaped median, the full -width raised and caped median, where applicable, and a travel lane adjacent to the median on the unimproved half. e) On center improvements shall mean: i. A 38' width improvement consisting of two 14' travel lanes and a 10' turn lane; or ii. A 40' width improvement consisting of two 14' travel lanes and a 12' turn lane 2. Prior to the issuance of building permits for each phase, the developer or the CFD must construct the improvements identified below. The City reserves the right to withhold building permits in excess of those indicated below until the mitigation measures necessary to improve the Level of Service D or better are completed for each phase of development, except for the following five intersections that will exceed City standards even without project- related traffic: a) The I-15 southbound ramp at Winchester Road b) The I-15 southbound ramp at Rancho California Road c) Tthe intersection of Ynez Road at Winchester Road d) The intersection of Ynez Road at Rancho California Road e) The intersection of Margarita Road at Winchester Road. However, the developer is still responsible to comply with the mitigation measures for the improvement of the above five intersections. The developer and/or CFD will be responsible for acquiring right-of-way where necessary, for any required onsite and offsite improvements. The City will require additional or supplemental traffic studies prior to approval of future tentative tract maps. If these studies confirm that area intersections are operating below LOS D or otherwise pose an unsafe condition, then the developer shall be responsible for mitigating these conditions, in RORIPAUGH RANCH SPECIFIC PLAN 2-21 SECTION 2 SPECIFIC PLAN COMPONENTS addition to the mitigation measures already identified in the Revised DEIR. In general, the supplemental traffic studies will: 1) document ambient traffic volume conditions; 2) estimate trip generation for the particular development phase; and 3) assess traffic conditions with the traffic added by the particular development phase. The exact study area to be addressed in each of the traffic studies should be defined through discussions with the City Traffic Engineer. In general, the study area should include the immediate access intersections and roadways which would serve the new development phase, and those critical offsite intersections and roadways that will provide primary access to the new development. Critical intersections/roadways are defined as those facilities that are experiencing high levels of peak period traffic congestion at the time the traffic study is to be performed. The traffic study findings would assist the City in proactively planning for area roadway improvements. PHASE 1 Plateau Neighborhood (Planning Areas 1A -4B, 6, and 32 (Valley Neighborhood)) The following onsite and offsite improvements have been completed as of the time of application of SPA 4. Onsite Prior to issuance of the 341h building permit, the following improvements shall be completed: 1. Secondary Access - Provide secondary access limited to right -turns only from Planning Areas 1A, 2, or 4A to Murrieta Hot Springs Road. Prior to issuance of the 108th building permit, the following improvements shall be completed: 1. Butterfield Stage Road - Construct half -width improvements from Murrieta Hot Springs Road to the south project boundary at Planning Area 32, including construction of two full -width bridges within and over Santa Gertrudis Creek and Long Valley Wash. 2. Butterfield Stage Road - Dedicate full -width right-of-way from the northern project boundary to Murrieta Hot Springs Road. 3. Murrieta Hot Springs Road - Construct full -width improvements from east of Pourroy Road at the northern project boundary to the MWD pipeline property. 4. Murrieta Hot Springs Road - Construct half -width improvements from the MWD pipeline property to Butterfield Stage Road. 5. Nicolas Road - Offer a dedication for a 110' right-of-way from Butterfield Stage Road to the western project boundary. 6. Nicolas Road - Construct half -width from Butterfield Stage Road to the western project boundary. 7. South Loop Road - Construct half -width in front of fire station (Planning Area 32). Prior to issuance of the 400th building permit, the following improvements shall be completed: 1. "A" Street - Construct full -width from Murrieta Hot Springs Road to Butterfield Stage Road RORIPAUGH RANCH SPECIFIC PLAN 2-22 SECTION 2 SPECIFIC PLAN COMPONENTS 2. "B" Street - Construct full -width improvements from Nicolas Road to "A" Street. 3. North Loop Road - Construct a full -width bridge over and within Santa Gertrudis Creek and connect the bridge to Butterfield Stage Road with full width improvements. 4. Traffic Signals - Construct traffic signals and related intersection improvements as warranted at: a. Murrieta Hot Springs Road and Pourroy Road and b. All project entrances on Murrieta Hot Springs Road Offsite Prior to the issuance of the 108th building permit, the following improvements shall be completed: 1. Nicolas Road - Construct 40' width on center improvements from the western project boundary to 450' east of the existing Nicolas Road/Calle Girasol intersection. 2. Secondary Access - The required secondary access for the Plateau area shall be provided by one of the following options: a. If Nicolas Road is designated as the secondary access route, the following Improvements shall be completed: i. Construct 40' width on center improvements from 450 feet east of the existing Nicolas Road/Calle Girasol intersection to Leifer Road including the full width bridge structure over and within Santa Gertrudis Creek. Realign existing Calle Girasol to its ultimate intersection with Nicolas Road including right-of-way acquisition. b. If Calle Chapos from Butterfield Stage Road to Walcott Lane and Calle Girasol from Walcott Lane to the existing Nicolas Road/Calle Girasol intersection is designated as secondary access, the following improvements shall be completed: i. Calle Chapos from Butterfield Stage Road to Wallcot Lane - Construct 38' width improvements on center to existing pavement ii. Calle Girasol from Walcott Lane to the existing Nicolas Road/Calle Girasol intersection - Construct 38' width on center improvements as required by the City Fire Chief and City Engineer (right-of-way acquisition and horizontal and vertical realignment) c. If Butterfield Stage Road from the southern project boundary to Rancho California Road is designated as secondary access, construct half width improvements from the southern project boundary at Planning Area 32 to Chimen Clinet, excluding any existing improvements. PHASE 2 Valley and Plateau Neighborhoods (Planning Areas 10-12,14-24, 27-31,33A and 33B) RORIPAUGH RANCH SPECIFIC PLAN 2-23 SECTION 2 SPECIFIC PLAN COMPONENTS The revised development agreement approved in association with Specific Plan Amendment 3 (included in Section 6 of this Specific Plan) provides details about the required timing of developer installed infrastructure, and the timing in which these improvements are required. Phase 1 Plateau Neighborhood Fair -Share Contributions (Prior to issuance of 1st building permit in Planning Areas 1A -4B, and 6) 1. I-15 Freeway (southbound ramps) at Rancho California Road- southbound left turn lane, west bound free right turn lane, eastbound free right turn lane, and southbound free right turn lane. 2. I-215 Freeway (southbound ramps) at Murrieta Hot Springs Road - southbound left turn lane, southbound right -turn lane, eastbound through lane, eastbound right -turn lane, westbound through lane, and westbound free right -turn lane 3. Ynez Road at Winchester Road - southbound right -turn overlap 4. Ynez Road at Rancho California Road - eastbound through lane 5. North General Kearny Road at Nicolas Road -traffic signal 6. Butterfield Stage Road at Rancho California Road -traffic signal 7. Murrieta Hot Springs Road at Alta Murrieta (in the City of Murrieta) - lane improvements (as yet underdetermined). The developer shall provide the City of Temecula with a letter from the City of Murrieta stating that a fair share contribution to identified improvements at this intersection has been made. Phase 2 Valley Neighborhood (Prior to issuance of 1st building permit in Planning Areas 10-12, 14-24, 27-31, and 33A) The revised development agreement approved with Specific Plan Amendment 3 (included in Section 6 of this Specific Plan) provides details about the required timing of developer installed infrastructure, and the timing in which these improvements are required. The following measures are proposed to assure that the project is consistent with the City General Plan: 1. At the same time the Specific Plan is approved, the developer will obtain approval for a General Plan Amendment to the Circulation Element for the following: a. The designation of Calle Contento as a Principal Collector Road is recommended to be deleted within the project site; and b. The designation of Butterfield State Road as an Augmented Arterial Highway (122' right-of-way) from Murrieta Hot Springs Road to Nicolas Road is recommended. The following transportation system management/transportation demand management (TSM/TDM) measures are proposed to help reduce project -related traffic impacts: RORIPAUGH RANCH SPECIFIC PLAN 2-24 SECTION 2 SPECIFIC PLAN COMPONENTS 2. Prior to the approval of development plans for Planning Area 11, the developer shall provide pedestrian and bicycle facilities in these areas, to the satisfaction of the City Planning Department. 3. Prior to the issuance of the first building permit in Phase 2, the developer shall fund the operation of a shuttle bus service to and from the project. The developer shall pay the RTA to operate the shuttle bus service for a period of 3 years for project residents, but may be expanded to serve areas outside of the project on a fair share contribution basis. This measure shall be implemented to the satisfaction of the Community Development Director and the RTA. 4. Prior to tentative tract map approval in each phase, the developer shall coordinate with the RTA to incorporate transit -related facilities and design features to the satisfaction of the City Public Works Department 5. In conjunction with constructing Nicolas Road offsite in Phase 1, the developer shall install a 6 -foot wide temporary asphalt path so residents along Nicolas Road can access the public facilities in the project east of Butterfield Stage Road (e.g., Sports Park, middle school, etc.). This path shall be built to the satisfaction of the Temecula Community Services Department and Public Works Department at the time adjacent improvements are installed. The asphalt path shall be extended from 450 feet east of the Nicolas Road/Calle Girasol intersection to the bridge over Santa Gertrudis Creek during Phase 2. 6. Prior to the issuance of the grading permits and building permits, the developer shall provide the City with a letter stating that an contractors will be prohibited from using Nicolas Road for construction related traffic. 7. Prior to tentative map approval for Planning Area 19, the 15 -foot wide multi -use trail within a 30 -foot fuel modification zone shall be designated to be screened from offsite homes on an as needed basis. Screening shall be accomplished through the use of either landscaping or topography, to the greatest extent feasible. However, the primary goal of this trail is to provide access to the trail from adjacent onsite and offsite lots. 8. Prior to the issuance of building permits in the appropriate phase, the developer shall make a fair share contribution to four planned intersection improvements along Murrieta Hot Springs Road within the City of Murrieta: 1) I-215 southbound ramps; 2) Alta Murrieta Drive; 3) Margarita Road; and 4) Winchester Road. Alternative Transportation A park and ride site is proposed within the Roripaugh Ranch project site. The facility will be located in Planning Area 33B and will include 50 designated parking spaces. Direct access shall be provided to the facility acceptable to the Riverside Transit Agency (RTA) and the City. Appropriate lighting will also be incorporated into the facility to ensure safety and promote usage. A trailhead for the trail network will also be integrated into the facility. In addition, the developer will also provide RTA stops at Murrieta Hot Springs Road and Pourroy Road, and at North Loop Road in front of the middle school. Additional stops or modifications to these stops may be approved by the Planning Director after consultation with the RTA. All bus shelters will be designed so they are consistent with the design theme of the project. RORIPAUGH RANCH SPECIFIC PLAN 2-25 SECTION 2 SPECIFIC PLAN COMPONENTS Pedestrian/Bicycle Circulation The Specific Plan provides for both pedestrian and bicycle circulation for residents as well as project visitors (see Pedestrian/Bicycle Circulation Plan, Figures 2-16 and 2-17) and Proposed Sidewalk Plan, Figures 2-18 and 2-19. The circulation within the project site has been separated into two systems. This includes the Private Trail System and the Public Trail Systems. All trails within the project site, with the exception of the future trail proposed within the MWD property will be constructed by the developer. Sharrow bike facilities will also be provided along local streets that provide access between Class II bike lanes, parks, and regional trails. Private Trail System (See Figure 3-15) Planning areas will be linked to one another by a paseos system. These paseos will create access through the planning areas to the private and public parks, project trails, schools and neighborhood commercial center within the project site by encouraging walking or bicycling to reduce the demand for internal automobile trips. A "Nature Walk" is located within Planning Area 7A of the Plateau Neighborhood as illustrated in Figure 3-15. The walk will be 10' wide with an all-weather surface and provide an internal pedestrian link between the planning areas within the Plateau area connecting to the Neighborhood Park (Planning Area 6). Public Trail and Sidewalk System (See Figures 2-3, 2-4, and 2-16 through 2-19) A multi -use trail, sidewalk, and bicycle system compliments the private multi -use trail system planned for Roripaugh Ranch. Class II bicycle lanes are planned along both sides of Loop Road Figures 4-55 through 4-59, Butterfield Stage Road Figures 3-24 through 3-30, Murrieta Hot Springs Road, Figures 3-31 through 3-35 and both Roripaugh Valley Road, Figure 4-60 through 4-62, and Fiesta Ranch Road, 4-63 through 4-65 as illustrated in Figures 4-38, 4-39, 4-42, 4-44, and 4-45. In addition, a Class I bicycle lane will be located along the west side of Butterfield Stage Road between Nicolas Road and Murrieta Hot Springs Road. In addition, a pedestrian bridge is proposed to span Planning Area 26 as illustrated in Figure 4-48 that will connect Planning Areas 22 through 24 to the sports park (Planning Area 27) and the two school sites (Planning Areas 28 and 29). Ten (10) trail types are planned within the Valley Neighborhood as shown on Figure 2-17, and are further described in detail in Section 4: Valley Design Guidelines. A 15' wide multi -use trail is planned along the southern and eastern boundaries of the project site adjacent to Planning Areas 19, 20B, 21 and 32 (Figure 2-17). The trail will be accessible to the residents within these planning areas, as well as the general public. A home owners association within Roripaugh Ranch will maintain the trail. A River Walk will be located along both sides of Long Valley Wash between Butterfield Stage Road and the Loop Roads as illustrated in Figures 2-17 and 4-38. This walk will be fully improved with RORIPAUGH RANCH SPECIFIC PLAN 2-26 SECTION 2 SPECIFIC PLAN COMPONENTS all-weather surface and fencing and will serve as a major amenity for Roripaugh Ranch residents and be open to use by the public.. A Class II (6' wide) bicycle lane is planned along both sides of North and South Loop. The bicycle lanes within North and South Loop Roads will provide a secondary transportation system linking the public parks and schools to the private parks and neighborhoods. Project Development Standards 1. All tentative tract maps shall comply with the on-site and off-site street improvement recommendations/mitigations as stated in the Specific Plan and Mitigation Monitoring Program. The mitigation measures will be incorporated as conditions of approval for the tentative tract maps. The off-site improvements associated with each tentative tract map shall be coordinated with the overall road improvement -phasing plan. 2. Major roadways, including Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, and Loop Road shall have restricted access except at approved street intersections to provide better flow of traffic. Driveway locations to commercial, office, and residential areas, shall be approved at the development plan stage. 3. All public roads and private roads as shown in this document shall be constructed per City of Temecula standards and approved street cross sections in the Roripaugh Ranch Specific Plan. 4. Street parkways shall be landscaped in accordance with the recommendations for street landscaping as approved in this document and TCSD standards. 5. Developer shall construct a safe and efficient sidewalk, bicycle path, and multi -use trail network. 6. Sidewalks and bicycle lanes shall be provided on all major streets including Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, Roripaugh Valley Road, Fiesta Ranch Road, and Loop Road. Sidewalks shall also be included on public and private streets with the exception of the east side of Butterfield Stage Road adjacent to Planning Area 13. In addition, multi -use trails and bridges shall be provided as identified in this document to improve the overall circulation. 7. A Park and Ride facility shall be provided in Planning Area 33B as illustrated in Figure 4-32. This facility shall include 50 designated parking spaces. Direct access shall be provided to the facility acceptable to the Riverside Transit Agency. Appropriate lighting shall be incorporated into the facility to ensure safety and promote usage. 8. Bus turnouts and shelters shall be provided as required by the Riverside Transit Authority (RTA) and approved by the Department of Public Works. All shelters shall be consistent with the design theme of the project 9. Bus/Pedestrian shelters and turnouts shall be installed concurrently with street improvements. RORIPAUGH RANCH SPECIFIC PLAN 2-27 SECTION 2 SPECIFIC PLAN COMPONENTS 10. The developer shall provide RTA stops at Murrieta Hot Springs Road and Pourroy Road, at the park and ride facility in Planning Area 33B and at "North Loop Road" in front of the middle school. Additional stops or modifications to these stops may be approved by the Community Development Director after consultation with the RTA. 11. Road and traffic signal improvements shall be installed or contributed to on a fair share basis in accordance with the phasing as stated in this Section and Section 6 of the Specific Plan. 12. The project shall comply with all subsequent conditions and requirements for road design, improvements, and right -of way dedication imposed by the City of Temecula. 13. The developer shall comply with the City's Development Impact Fee requirement 14. Efficient, safe vehicular and pedestrian connections shall be provided to both school sites acceptable to the school district and the City. 15. Gated development within Roripaugh Ranch may be constructed as approved by the Fire Department, using either private or public street sections as illustrated in Figure 4- 49. 16. Long, steep residential local roadways shall be avoided in Planning Areas 17, 18 and 19. Streets within these planning areas shall be designed to provide safe horizontal and vertical alignments including special considerations to speed control on steep grades. Round -abouts shall be provided to lower speeds along residential local roadways. 17. All local streets shall have curb -separated sidewalks. Curb separated sidewalk and landscaping shall be maintained by a Homeowners Association. RORIPAUGH RANCH SPECIFIC PLAN 2-28 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Circulation Master Plan krone H F.--I ?ll„lttll{ fr1...'I I.. ..I 1 1 Avernented Model 1 (1221 pm rim 341 WOW AdedelHgtetay(11D) tee ebsezq WSW a»l MYfpMryIW } !Ik/aet (1 IM) n _ (11 ) Matted Pd Create/ Reed (lel IdOwMW! Celeetor teed) nee eeel Lead Raid 0901 Near 1. 60 spume Is PA or lee he 2 y eppmedasten t>e pOMdeddf Mule Hot Sprier Hard ere° NMI plspwybeleswt PlasdeAreas 8 and 9A end 48 red C. 3 Fie Dalakno rdedee hate pedststen mews see trees. 1 1 Iir1 14- 14—)I o- 14—)I 101 AMA, Street (20?-4?)(Coneepted) Mee Massa; ea Sae) Skenlae t aeweaam Reset SleMek a rme BMW a-F1pe PMmlap Area SmoMnry PUkniel An' rs POM Wettest Fla Awns Pana Nm.+hddnea Fie! Arr.. Pala 42rte4 A4t WpF410 Pedeeelea Bridge Mee see. 4-ee TM1e KenM1 CompaNea' 1 Roripaugh Ranch SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD Figure 2- 3 RORIPAUGH RANCH SPECIFIC PLAN 2-29 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-30 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 4 Roripaugh Ranch Valley Portion CONCEPTUAL CIRCULATION MASTER PLAN LEGEND AUGMENTED ARTERIAL HIGHWAY (122') MODIFIED ARTERIAL HIGHWAY (1(0') •.SSI MODIFIED SECONDARY HIGHWAY (110') MODIFIED SECONDARY HIGHWAY (907 MODIFIED SECONDARY HIGHWAY (907 ■u u■ MODIFIED PRINCIPAL COLLECTOR (779 MODIFIED COLLECTOR ROAD (66') MODIFIED LOCAL ENTRY STREET I64') MODIFIED LOCAL STREET (56') IIIIIIIIIIIIIIIIIIIIIII MODIFIED LOCAL STREET - NORTH BOUNDARY ADJACENT (56'1 MODIFIED LOCAL STREET - PASEO ADJACENT (51') MODIFIED LOCAL STREET - CLUSTER UNITS ISO') POTENTIAL ACCESS POINT 0 SIGNALIZED INTERSECTION 0 PROPOSED ROUNDABOUT tF PEDESTRIAN BRIDLE NOTE: BACH PIANNING AREA WILL HAVE 2 POINTI5 OF ACCESS. TO BEDETERAINED OR MODIRDID AT T1 GI TENTATIVE MAP LEVEL RICK 300' 0 300' 600' RORIM 5, 5 6 RORIPAUGH RANCH SPECIFIC PLAN 2-31 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-32 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 5 Typical Street Sections RAY ,-12'C ASST l BIKE LANEIS1DEWALK CURB I 2' 12' 4' r SIDEWALK PA's 6 1 PA's 33A RAISED LANDSCAPED s1ED Wu 17' —.-1-121-1.— 17 ----14' 12' 96' 122' AIM CURB 17' —1— 8' — Augmented Arterial Highway (122') • Butterfield Stage Road (Murrieta Hot Springs Road to Nicolas Road adjacent to Planning Areas 11 and 13, 12 and 14) CURB -1ff CLASS rl BIKE LANE „I_ 12' 14' 14' BB' Rrw 110' RAISED LANDSCAPED MEDLAN SIDEWALK PA's 13, 14 RW 14 CLASS II BIKE LANE — –CURB ILL 14' — ^ 12' �10'�--- 6, —L 6, Modified Arterial Highway (110') • Murrieta Hot Springs Road (MWD to Butterfield Stage Road adjacent to Planning Areas 6, 9A, 9B, 10, 11) SIDEWALK ! / CURB ID CLASS II BIKE LANE 10--^.t- 12' -^L 14° RAISED LANDSCAPED MEDIAN SIDEWALK CURB , 14' ---- 12' 14' 86' 110' 14 CLASS 11 BIKE LANE PA9A,Se. ID RIW Arterial Highway (110') • Butterfield Stage Road (from Murrieta Hot Springs Road to northern project boundary adjacent to Planning Areas 9B and 13) . Butterfield Stage Road (creek crossings and Planning Areas 22, 26. '27, 32, and 33A) •Butterfield Stage Road (off-site southem project boundary to Rancho California Rd.) No SAN EIS BSR Curb separated sidewalk along PA 27 south of Santa Gertrudis Creek to Long Valley Wash NOTE: Parkways shall drain at 2% toward streets, Streets shall have 2% cross fall. No on street parking allowed except on local roads and private streets. 1TKC Roripaugh Ranch PA's 22. 26, 32 PA 27' RORIPAUGH RANCH SPECIFIC PLAN 2-33 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 6 Typical Street Section R!W r51DEWALK I r- RAJSEDLANDSCAPED MEDUW SIDEWALK -9 4 ' CURS CURB 1.5' 2.5' S' 4.S 10--- 12' 14' 14' 14' 12' �-•-10' PAS 4A, 48 The keel Comp 86 LA110' LANDSCAPE EASEMENT R/'A' PA B Modred Arterial Highway (110') • Mumeta Hot Springs Road (Pourroy Road 10 MWD adjacent to PA 4A, 48, and 8) e°ITKIC 1 Roripaugh Ranch NOTE: Parkways shall dram at 2% toward streets, Streets shall have 2% cross fad No an street parking allowed except on local roads and private streets. RORIPAUGH RANCH SPECIFIC PLAN 2-34 SECTION 2 SPECIFIC PLAN COMPONENTS Typical Street Sections NAP PA IS PA 12 Figure 2- 7 RW PAINTED MEDIAN—, ^II SIDEWALK SIDEWALK 5CLASS II 1 CURB-cuRB - LANE 'ii 5 CLASS 11 �t BIKE LANE \' 1 6' 11' • 17 10' 1 12' RAY 44' 66' 8' 15' 11' Modified Collector Road (66) PA 11 • Roripaugh Valley Road (adjacent to Planning Areas 6 and 11) SIDEWALK CURB PAINTED MEDIAN 5CLASS B BIKE LANE 5' CLASS II BIKE LANE 12' �- -90'------12' RAN SIDEWALK CURB o 5' 6' 15• RAW 44' 11' 66' PA 11 Modified Collector Road (66') • Roripaugh Valley Road (adjacent to Planning Areas 11 and 12) PAINTED MEDIAN SIDEWALK [ 5' CLASS E BIKE LANE SIDEWALK� CURB URB 7 Y CLASS II IBIKE IANE 6 l 5 5' 12' 117` 17 1 5' l 5' 6' 11' 44' 11' 66' Modified Collector Road (66') PA 12 • Fiesta Ranch Road (adjacent to Planning Areas 12, NAP) NOTE: Parkways shall drain at 2% toward streets, Streets shall have 2% cross fall. No on street parking allowed except an local roads. °°1O91T1�C Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 2-35 SECTION 2 SPECIFIC PLAN COMPONENTS Typical Street Sections The Keith Companies' TICC Figure 2-7A Local Road (60') • Local Roads for PA 1-8 PUE A/E 1 44' 56' 65' SIDEWALKA CURB• I 6' 4.5 PUE Modified Local Road (44'156') • Modified Local Roads for PA 1-8 SIDEWALK CURB 5.5' 36' 47' 56' AIE QAiB •�..� I �PUE 5.5' Private Streets (36'147') • Private streets within Single Family Planning Areas with zoning designation L, LM, Mi, M2 in PA 1-8 only_ • Parking on both sides Rorijr1114-11 Ranch NOTE Parkways shall drain at 2% toward streets, Stases slit l have 2% cross fat. No on Met psAdng aimed swept on local mads and private sem. RORIPAUGH RANCH SPECIFIC PLAN 2-36 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-8 Typical Street Sections sALX PAR WW SOUTH ii'S• l 24' -- 14' 35' 44' l 4.5 RUE Private Streets (24735) • No on street parking allowed in PA 1-8 only RAY 14' —1— 14' 38' 88' 1 i Modified Collector Road (66') -Calle Girasot (Walcott Lane to Nicolas Rd.) -Ofrsite center section to be constructed NORTH 10' ' 46' 66' 10' Modified Collector Road (66') • Calle Chapos (from Butterfield Stage Road to Walcott Lane) • Ultimate offsite Section --"" "ITKIC Roripaugli Ranch NOTE Parkways shall drain al 2% Inward streets, Skeels shall have 2% cross fall Noon street par*Jrg allowed except on local roads and private streets, RORIPAUGH RANCH SPECIFIC PLAN 2-37 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 9 Typical Gated Entries Permitted only when: Located it an M2 zoning Driveways are 18' long off 24' vride street and the 24' wide street connects to a 35' wide street. Driveways are 18' minimum length and provide parking for two cars 0824' wide street =nests to either a 32 or 36' wide *rot. NOTE: Parkways shall drain al 2% tend sheer, Sheets shall have 2% cross tall. No on street parting alowed except on local roads and private streets. wE SCEWALX CURB 44' 72' HSE p.5 l 5 p.5' Private Street (72') Staffed Gated Primary Entry • Murrietla Hot Springs Road S Pourroy Road- PA 3, 4A PROPOSED MEDIMi LOCATION AHD WIDTH VARY POE 5 14.51 80' 108' SnRWAUC ams 14.51 S ,4.5' Private Street (1081 Staffed Gated Primary Entry • Murrieda Hot Springs Road 8 Pourroy Road - PA 3, 4A SIDEWALK CURS RAISED L C D WELWI WE CURB SIDEwAIi( 45,51 6'! 12'-4-- 15-- 12 Jsl'S' PDE 70' Private Street (701 Card Key Gated Entry • PA1A&2,4A&4B rne,K:,',comv.r,reer I l\orlpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 2-38 3 SECTION 2 SPECIFIC PLAN COMPONENTS ESMV RIW 10' _ TRAII_. 1EANDERS FROM Rf W TO ESMT Figure 2-10 90' RN 10' PAINTED 10' 11' 11' RIW 10' 11' 11' MEDIAN MODIFIED SECONDARY HIGHWAY (90') I') MODIFIED SECONDARY HWY - NICOLAS RD (W. PROJECT BOUNDARY TO BTJTTERFIELD STAGE RD) i5�' 5' r'a I STD.102 MODIFICATIONS: INCREASED R/W FROM 88' TO 90', EXTENDED PARKWAY BY 1', SIDEWALK/DG TRAIL ADDED TO PARKWAY, ADDED b' BIKE LANE WITH 2' BUFFER, REDUCED LANE WIDTHS FROM 14' TO 11', REDUCED MEDIAN WIDTH FROM 14' TO 10' xrw CIL 00 RIW 10'CLASS I 16' BIKEWAY RIW 26' 10' 14' PAINTED MEDIAN 14' MODIFIED SECONDARY HIGHWAY (90') MODIFIED SECONDARY HWY - NICOLAS RD OFFSITE (CALLE GIRASOL TO W. PROJECT BOUNDARY) RICK 1 CIRCULATION MASTER PLAN VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-39 5 SECTION 2 SPECIFIC PLAN COMPONENTS 2' Figure 2- 11 12' 5' 12' Z 6' MODIFIED PRINCIPAL COLLECTOR (77) RAY 12' 6' 6' .LISVW MODIFIED PRINCIPAL COLLECTOR - LOOP RD (NORTH & SOUTH) STD.103 MODIFICATIONS: 77' RIW, SIDEWALK WIDTH INCREASED FROM 5' TO 6', EXTENDED PARKWAY WIDTH, 10' TRAIL INSTEAD OF S/W ON ONE SIDE OF STREET, ADDED 6' BIKE LANE, RAISED MEDIAN INSTEAD OF PAINTED MEDIAN THIS SECTION IS USED IN CONJUNCTION WITH THE PROPOSED ROUNDABOUTS. MEDIANS EXTEND APPROXIMATELY 125' FROM EACH ROUNDABOUT 5. VW MTN x GL 15' 1a 5' 6' TRAIL 12' RAV 1T 16' PAINTED 4_ 12' MEDIAN 6' MODIFIED PRINCIPAL COLLECTOR (77) MODIFIED PRINCIPAL COLLECTOR - LOOP RD (NORTH & SOUTH) \--2-1 STD.103 MODIFICATIONS: 77' RIW, SIDEWALK WIDTH INCREASED FROM 5' TO 6' EXTENDED PARKWAY WIDTH, 10' TRAIL INSTEAD OF S/W ON ONE SIDE OF STREET, ADDED 6' BIKE LANE RICK CIRCULATION MASTER PLAN VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-40 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-12 64' WW WW 10' 20' 5' A ■ S 6' BIKE 4 NWVI 14' 4' MEDIAN y IN .4 5' 2' 20' 10' 6' S S 14' STAMPED CONCRETE MODIFIED LOCAL ENTRY STREET (64') MODIFIED LOCAL ENTRY STREET NOTES: ▪ APPLICABLE TO LOCAL STREET ENTRIES OFF LOOP ROAD • EXTENDS A MAXIMUM OF 1 BLOCK INTO EACH NEIGHEIORHOOD • MODIFIED TO ACCOMMODATE ROUNDABOUTS WHERE PROPOSED - 2' STD. 104 MODIFICATIONS: INCREASE RIW FROM 60' TO 64', INCREASE CURB TO CURB WIDTH FROM 40' TO 44', ADDED 4' MEDIAN, ADDED 6' BIKE LANE, DECREASED S/W FROM 6' TO 5' RICK CIRCULATION MASTER PLAN VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-41 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 13 Cn MODIFIED LOCAL STREET (56) a)MODIFIED LOCAL STREET Vfl AT DEVELOPER OPTION, MAY BE PRIVATE FENCE a VAR. c'�• TRAII. PA 13 WW RICK STANDARD OR ROLLED CURD STANDARD OR ROLLED CURB I MODIFIED LOCAL STREET -NORTH BOUNDARY ADJACENT (561) MODIFIED LOCAL STREET (OPEN SPACE BOUNDARY) AT NORTH BOUNDARY (PA 13 INTERFACE) HOMESITE NOTES: • T LANDSCAPE BUFFER AT 2% WHERE ADJACENT TO 4:1 OR STEEPER SLOPE. NO BUFFER REQUIRED WI-IEN ADJACENT GRADE IS LESS THAN 4:1, OR AT RESIDENTIAL FRONT YARD LESS THAN 4:1 • AT DEVELOPER OPTION, MAY BE PRIVATE STD. 104 MODIFICATIONS: DECREASE RIW FROM 60' TO 56, SIDEWALK WIDTH DECREASED FROM 6' TO 5', 10' TRAIL INSTEAD OF S/W ON ONE SIDE OF STREET CIRC[JI.ATION MASTER PLAN VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-42 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 14 Cs. MODIFIED LOCAL STREET - CLUSTER UNITS (50') 0 MODIFIED LOCAL STREET (SINGLE FRONTAGE) RICK NOTES: • 2' LANDSCAPE BUFFER AT 2% WHERE ADJACENT TO 4:1 OR STEEPER SLOPE. NO BTJFFER RE UTRED WIZEN ADJACENT GRADE IS LESS TITAN 4:1, OR AT RESIDENTIALFRONT YARD LESS THAN 4:1 • AT DEVELOPER OPTION, MAY BE PRIVATE AT DEVELOPER OPTION, MAY BE PRIVATE STD. 104 MODIFICATIONS: DECREASE RI'W FROM 60' TO 50' DECREASED CURB TO CURB 1 WIDTH FROM 40' TO 32', SIDEWALK WIDTH DECREASED FROM 6' TO 5', 10' TRAIL INSTEAD OF SAY ON ONE SIDE OF STREET CIL 5D' RAW RIW 5. 5' SAV 20' za' 24' THRQ II LANES 8' (FIRE ACCESS) 0' IVRICENip MODIFIED LOCAL STREET - CLUSTER UNITS (50') MODIFIED LOCAL STREET (PRIVATE) STD. 104 MODIFICATIONS: DECREASE RAW FROM 60' TO 4F DECREASED CURB TD CURB WIDTH FROM 40' TO 36', DECREASED PARKWAY WIDTH FROM 10'TO6' CIRCULATION MASTER PLAN VALLEY PORTION u 0 RORIPAUGH RANCH SPECIFIC PLAN 2-43 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-44 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-14A {b#vdS) ueid oi1ioadS youed u5nedi od Buffered Bicycle Lane L00p ROAD 6" Curb L-)�'ALRl)D LOOS �p�D _ Notes' • Final design to be reviewed and approved by Community Developrnent and Public Works Departments RICK Roripaugh Ranch ALx Decorative Pavement Apron Mountable Curb Staggered Pedestrian Crossing 250' 0 250' 500' NV1d a3ISVV NO iv-nogo RORIPAUGH RANCH SPECIFIC PLAN 2-45 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-46 RORIPAUGH RANCH SPECIFIC PLAN Proposed Circulation Improvements PARTICIPATE IN THE EXTENSION OF MURRIETA HOT &PRI RD- EAST OF ITS METING TFRMNUS AT CALISTOGA DFL MUPPTETA MOT SPRINGS RD FOR PHASE 1 (DEVELOPMENT OF UP TO 511 DWELLING UNITS) TRAFFIC CONDITIONS, MURRIETA HOT SPRINGS RD. AND NICOLAS RD. SHOULD BE EXTENDED TO THE PROJECT SITE WITH A MINIMUM 34 FOOT PAVEMENT SECTION TO PROVIDE SITE ACCESS. SEE SECTION 6 AND THE APPROVED DEVELOPMENT AGREEMENT. THE PROJECT SITE IS MICLUDED WITHIN THE BOUNDARIES CEDE SOUTHWEST AREA RIME. THEPROJECTSHALL PARTICIPATE ON A PRO -RATA BASIS IN THE DISTRICT TO BUILD *REMADE ROADWAY IMPROVEMENTS. HOWEVER IT SHOULD BE NOTED THAT RORIPAUGN RANCH HS PROGRAMMED TO CONSTRUCT MURINETAROT SPRINGS RD. AND BUTIEWIELD STAGE RD. WITHIN THE PROJECT SITE AT THEIR ULTTRUTE OROSSSECTION MOTHS. N AM MON TO PROVIDING OFFSITE IMPROVEMENTS TO PROVIDE SITE ACCESS. FOR GENERAL RAN BURDOUT.TPAFFIC CONDITIONS, ME CONSTRUCTION OF BURERFIElD STAGE RD. NORTH OF THE PROJECT SITE HAS BEEN ASSUMED. CONSTRUCT BUTTERFIELD STAGE ISA FROM MURRIETA HOT SPRINGS RD.7O NICOLAS RD AT ITS ULTJMATE CROSSS€CTWN WIDTH AS AN AUGMENTED ARTERIAL 141GITRAY (ITS FOOT RIGHT -FO -WAY) N CONJUNCTION WITH °EYAOPAERT. (SEE EXHIBIT 643 OF 088) CONSTRUCT BUTTERFIEI) STAGE RD.FROMNICOIAS RD. TO ME SOUTHERLY BOUNDARY OF TRAFFIC ANALYSIS ZONE 4 AT ITS ULTIMATE WIDTH AS AN AITTERIN. HIGHWAY (110 FOOT RIGHT -03 -WAY) IN CONJUNCTION WITHOEVELOPMENT. SINCE NICOLAS RD. IS PROJECTED TO SERVE LESS THAN 14.200A0TWEST OF BUTTERFELD STAGE RD. FOR GENERAL PUN BUTDOUT WITH PROJECT TRAFFIC CONDITIONS. THE CRY OF TEMECULA CIRCULATION ELEMENT COULD BE MENDED T0004YNGNADE NICOL-AS RD. FROM AN ARTERIAL TO A SECONDARY (MM FOOT RIGHT -0F -WAY) BETWEEN CALLE GIRASOLA ON BUTTERFIELD STAGE RD. OAJLE FOR PHASE 2 (DEVELOPMENT BEYOND Sit OVMELl NG UNITS) TRAFFIC CONDITIONS. BU17ERFIIB.D STAGE RD. SHOULD BE EXTEMIDED FROM RANCHO CALIFORNIA RD TO TIE PROJECT SITE WITH A MWILIUM 34 FOOT PAYMENT SECTION TO PROVIDE SITE Afx-Pt9. CONSTRUCTION OF DOME IE DSTAGE RD. NORM Df ME PROJECT SITE HAS NOT BEEN ASSUMED FOR YEAR 2007 TRAFFIC CONDITIONS. SOUTH LOOP RD TI21(—Cln-'C=IT KC I Roripaugh Ranch CONSTRUCT BUTTERFIELD STAGE RD. FROM THE SOUTHERI-Y BOUNDARY OF TRAFFIC ANALYSIS ZONE 4 TO THE &OU3HEW.Y PROJECT BOUNDARY AT RS ULTIMATE HALF SECTION WIDTH AS AN ARTERIAL HIGHWAY (110 FOOT RIGHT-OF-WAY) ON CONJUNCTION WIE N DEVELOPMENT. SIGHT DISTANC£ATEACTH PROJECT ENTRANCE SHOULD BE REVIEWED WRH RESPECT TO STANDARD CITY OFTEMEC1LA SIGHT DISTANCE STANDARDS AT THE TME OF PREPARATION OF FINAL GRAMO. LANDSCAPE AND SNMeei IMPROVEMENT 1M1N4S. TRANSPORTATION SYSTEM MANAGEMENT ACTIONS AND A TRAFFIC MITIGATIONYMONITORI NG PROGRAM ARE DESCRIBED IN THE TRAFFIC REPORT FOR THIS PROJECT AND AS MODIFIED 8Y SPA 3 AND THE UPDATED DEVELOPMENT AGREEMENT LEGEND TRAFFIC SIGNAL Z NOI.LJIS SPECIFIC PLAN COMPONENTS SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-48 SECTION 2 SPECIFIC PLAN COMPONENTS Pedestrian/Bicycle Circulation Plan "` K"`" --" micc 1 Roripaugh Ranch SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD Figure 2- 16 RORIPAUGH RANCH SPECIFIC PLAN 2-49 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-50 SECTION 2 SPECIFIC PLAN COMPONENTS • • • ■ • • .7 • • ,. 1 -- PA 10 PA 9B OPEN SPACE GERTRUOIS PA 13 OPEN SPACE • • • ■ • • • • • • • NICOLAS PO PA 33A SANTA GERTRUDIS CREEK P PA 3 EXISTING FIRE STATION PA 2 - LONG VALLEY WASH ► og SOUTH LOOP RD PA 16B L J .♦• PA 18C , • ♦ ....,..... • •• • ♦♦1•.. �-yPA 25, •• ♦ PA191 9/12/2017 PA 20B NO SYMBOL SIDEWALKS (PER STREET SECTIONS) Figure 2-17 LEGEND TRAIL TYPE A 2.03 MILES RIVERWALK/ LONG VALLEY WASH TRAIL (12' ASPHALT/ 4' D.G. MULTI -USE TRAIL - NORTH SIDE) (16' D.G. MULTI -USE TRAIL - SOUTH SIDE) TRAIL TYPE B 1.71 MILES LOOP ROAD TRAIL (10' D.G. MULTI -USE TRAIL) TRAIL TYPE C .62 MILES NATURE WALK TRAIL WITHIN R.O.W. (10' D.G. MULTI -USE TRAIL) TRAIL TYPE D 87 MILES NATURE WALK TRAIL OUTSIDE OF R.O.W. (10' D.G. MULTI -USE TRAIL) NO SYMBOL TRAIL TYPE E INTERNAL PASEO - T.B.D. IN FINAL DEVELOPMENT DESIGN (8' CONCRETE TRAIL) 4 4 TRAIL TYPE F PASEO CONNECTION TO RIVERWALK - TRAIL CONNECTIONS ARE CONCEPTUAL AND MAY VARY (6' MINIMUM CONCRETE TRAIL) TRAIL TYPE G .75 MILES NICOLAS ROAD: BUTTERFIELD STAGE RD. TO CALLE GIRASOL (10' D.G. TRAIL) TRAIL TYPE H 63 MILES NICOLAS ROAD: CALLE GIRASOL TO JOSEPH RD. (15' ASPHALT TRAIL ALONG CHANNEL) - — — - TRAIL TYPE 1 1.56 MILES EQUESTRIAN TRAIL (10' MINIMUM NATIVE SOIL TRAIL) TRAIL TYPE J 1.58 MILES OPEN SPACE TRAIL (5' NATIVE SOIL TRAIL) PARK WALKWAY WIDTH VARIES TRAIL TOTALS: 9.75 MILES FUTURE NATURAL SURFACE MULTI -USE TRAIL PER CITY OF TEMECULA TRAILS AND BIKEWAYS MASTER PLAN / COUNTY OF RIVERSIDE SOUTHWEST AREA PLAN - TRAILS AND BIKEWAYS BIKE ROUTE (CLASS 11) DEDICATED BIKE LANE ON ROAD (5' OR 6' BIKE LANE PER STREET SECTIONS) PEDESTRIAN BICYCLE AND CIRCULATION PLAN RORIPAUGH RANCH SPECIFIC PLAN 2-51 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-52 SECTION 2 SPECIFIC PLAN COMPONENTS Proposed Sidewalk Plan MWD PROPERTY` 8 �\1/ tiD z5nC / 9 SP�g1HG _ 3.6 10�1 L c it0UF8 0941 0 6.940 6E0E80 093 7A i6.5 Ac — — 11 0 Sidewalk Adjacent to Curb Sidewalk separated form Curb by Parkway Gated Entry • Location of sidewalk dedicated by walls and slopes --"--"iTioriC 1 Roripaugh Ranch 6 11 11.21 \ 16.4 4C NC 00.0 AC) j NAP 1 336 2.3 AC 15 16 221.MV AC 145 DVS 17 402 AC to 01,5 nz t Ac 1660V6 19 L 31.2 AC 2001/9 26 22 AC 231aeic 67 W8 3�2 2.0 AC 11.9 AC) 21 23AAC 2z Dus 20 30.31,2 3001/4 SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORH00D Figure 2- 18 RORIPAUGH RANCH SPECIFIC PLAN 2-53 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-54 SECTION 2 SPECIFIC PLAN COMPONENTS Roripaugh Ranch Valley Portion CONCEPTUAL SIDEWALK MASTER PLAN LEGEND SIDEWALK ADJACENT TO CURB NON-CONTIGUOUS SIDEWALK POTENTIAL GATED ENTRY NOTE EACH PLANNING AREA NOLL HAVE 2 POINTS OF ACCESS, TO HH DETERMINHDOR MODIFIED AT THE TENTATIVE MAP LEVEL RICK 300' 0 300' 600' Figure 2- 19 RORIPAUGH RANCH SPECIFIC PLAN 2-55 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-56 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.3 DRAINAGE AND WATER QUALITY PLAN Project Description As seen in Figures 2-20 and 2-21, the drainage and water quality master plan provides the framework for drainage and water quality control within the Specific Plan area and serves to avoid potential hydrologic impacts to downstream areas.. All development proposed within Roripaugh Ranch shall be required to incorporate the design criteria discussed in this section. Prior to the issuance of any grading permit, the developer shall provide a Drainage Study covering both Santa Gertrudis Creek and Long Valley Wash immediately downstream of the project site. Additionally, the developer shall also provide a Water Quality Management Plan (WQMP) demonstrating that the project fulfills stormwater quality requirements prior to issuance of any grading permit. The design of the flood control facilities is based on a 100 year storm event. This includes open channels, storm drains, and detention and/or flow -by basins. Detailed engineering of drainage facilities will be completed at the time construction plans are prepared and will be in accordance with approved engineering practices of the City of Temecula and Riverside County Flood Control and Water Conservation District standards. Hydrology for this study is based upon the document titled "The Riverside County Flood Control and Water Conservation District's Hydrology Manual" dated April 1978. The Synthetic Unit Hydrograph Method was used for tributary areas greater than 300 acres. The Rational Method was used for those areas less than 300 acres. Facility Description Plateau Approximately 550.4 acres or 68% of the site will remain in natural open space or maintained with pervious surfaces such as turf grass (e.g. parks and yards) and landscaping. This figure includes all of the open space and a majority of the parkland acreage plus approximately half of the school property for fields and half the residential acres for yards. Conversely, almost a third (254.3 acres or 32%) of the site will be covered by impervious surfaces. Therefore, development of the project site will significantly increase the amount of onsite drainage due to the covering of native soils, which are presently very pervious, with various impervious surfaces such as asphalt, concrete, and buildings. The Drainage Management Plan for the Plateau will maintain flows in the Santa Gertrudis Creek and Long Valley Wash at or below their present levels. This will be accomplished by installing two (2) detention and/or flow -by basins to detain water during high flows but allow low flows to immediately exit the site. Two additional detention basins will be located in the south-central and western portions of the Plateau. With the completion of the master drainage facilities, Santa Gertrudis Creek will have an inlet Qioo of 2,797 cfs and an outlet of 3,467 cfs, equal to its existing outflow. Long Valley Wash will have an inlet of 3,768 cfs and an outlet of approximately 4,460 cfs, equal to its existing outflow. Figure 2-20 shows the Master Plan of Drainage for the Plateau based on continuing discussions with County Flood Control and City Public Works staff the project developer will install flood protection on Santa Gertrudis Creek downstream of the site to approximately where Calle Girasol/Nicolas Road crosses the creek. RORIPAUGH RANCH SPECIFIC PLAN 2-57 SECTION 2 SPECIFIC PLAN COMPONENTS The hydrology study by Adkan Engineering in 2001 indicates that offsite flows from the easternmost of the original four small drainage channels in the Plateau area only carry 9 cubic feet per second (cfs). This drainage course will be channelized as Planning Area 4B is developed. These improvements will not have any significant impacts on downstream properties since the drainage master plan for the Roripaugh Ranch property proposes to maintain the same offsite flows as presently exist. Any concentrated offsite flows will be adequately dispersed by the use of rip -rap, or equivalent improvements as approved by the City Engineer. Project -related improvements have been arranged and designed to prevent uncontrolled runoff to Santa Gertrudis Creek and Long Valley Wash. Onsite flows generated by the development of the project site will be carried through the streets within rights-of-way until street capacities are reached. Flows beyond street capacities will necessitate a series of catch basins and storm drain systems. The Conceptual Drainage Master Plan for the project proposes the construction of four flow -by and/or detention basins in the following locations: 1) at the south end of Planning Area 3; and 2) the southwest portion of Planning Area 1A. Other improvements anticipated for both Santa Gertrudis Creek and Long Valley Wash involve hydro -arch bridges or other design approved by the City Engineer at major road crossings, as previously depicted in Figure 2-20. All drainage and flood control facilities and design standards shall be subject to review and approval by the City of Temecula and, where applicable, the Riverside County Flood Control and Water Conservation District. All structures onsite will be constructed at least one foot above established 100 -year flood limits, as required by flood insurance standards. Valley Drainage: Development of the project site will significantly increase the amount of onsite runoff due to the construction of impervious surfaces such as asphalt, concrete, and buildings. A hydromodification management plan (HMP) analysis will be performed to comply with the 2013 MS4 Permit requirements and address potential concern related to erosion of the downstream natural channels. In regards to the Drainage Study, it is anticipated that the on-site drainage characteristics to the Santa Gertrudis Creek and Long Valley Wash will be similar as compared to the current condition. This will be accomplished by providing a detention basin(s) to detain storm water for the flood control purposes. At this time, it is anticipated that a detention analysis will be needed for areas that will drain to the Santa Gertrudis Creek. An on-site detention analysis is not anticipated to be required for the Long Valley Wash; however, incidental detention and retention will be provided through the proposed BMPs that will be sized for the storm water quality and hydromodification management requirements. Offsite flow will be by-passed through the site as Planning Areas 19 and 21 are developed, and routed into Long Valley Wash. A drainage study was previously developed specifically for Long Valley Wash and Santa Gertrudis Creek, titled "Drainage Study for the CFD and Village Core Portion of Roripaugh Ranch in the City of Temecula", dated October 21, 2004, and prepared by David Evans and Associates (DEA). Project -related improvements have been arranged and designed to prevent uncontrolled runoff to Santa Gertrudis Creek and Long Valley Wash. Onsite flows generated by the development of the RORIPAUGH RANCH SPECIFIC PLAN 2-58 SECTION 2 SPECIFIC PLAN COMPONENTS project site will be carried through the streets within rights-of-way until street capacities are reached. Flows beyond street capacities will necessitate a series of catch basins and storm drain systems. Water Quality: The design of storm water quality Best Management Practices (BMPs) for the Valley is based on the 24-hour, 85th percentile storm event, as determined by regional guidance documents. The City of Temecula is currently subject to the Municipal Storm Water Permit (MS4 Permit) Order No. 2010- 0016 for the Santa Margarita Region ("2010 MS4 Permit" for Santa Margarita Region). However, implementation of the MS4 Permit Order No. R9-2013-0001, as amended by R9-2015-0001 and R9- 2015-0100 issued by the California Regional Water Quality Control Board, San Diego Region ("2013 MS4 Permit" for San Diego Region) is anticipated to take place in early 2018 and the City of Temecula will be required to comply with the 2013 MS4 Permit requirements. Therefore, the proposed storm water quality BMPs will be designed in accordance with the requirements of the 2013 MS4 Permit for the San Diego Region. In addition to storm water quality, in accordance with the 2013 MS4 Permit, Low Impact Design (LID) practices will be incorporated into the consideration of site design, source control, and structural BMP's. The project -specific WQMP will address BMP design and maintenance. Figure 2-21 shows the Valley Conceptual Drainage and Water Quality Master Plan for the proposed project. The exact locations and sizes of detention and water quality basins shown on the Figure will be determined at the time of the Tentative Tract Map submittal. The proposed BMPs (i.e. - biofiltration BMPs) may be designed to meet the storm water quality, hydromodification management, and flood control requirements. The proposed drainage and flood control facilities, as well as the storm water quality management BMPs, shall be subject to review and approval by the City of Temecula and, where applicable, the Riverside County Flood Control and Water Conservation District. Project Development Standards 1. Prior to the issuance of a grading permit, the developer shall provide a Drainage Management Plan (DMP) covering both Santa Gertrudis Creek and Long Valley Wash immediately downstream of the project site. The DMP must provide permanent erosion control measures sufficient to protect downstream properties from flooding, scour, erosion and/or other drainage -related damage up to a 100 -year storm. The DMP will demonstrate that runoff leaving the project site will not increase velocity or flow. The report will demonstrate how total offsite flows from the 2 channels can be reduced to the greatest extent feasible from existing flow. The DMP will identify maintenance responsibilities and be prepared to the satisfaction of the City Public Works Department and the Riverside County Flood Control and Water Conservation District. The DMP shall incorporate any changes to the project drainage reports and demonstrate the project meets all applicable requirements of the Riverside County Flood Control and Water Conservation District (RCFCWCD) relative to drainage improvements and drainage -related construction activities. The DMP must demonstrate the planned improvements will prevent downstream erosion and flooding impacts and any increases in offsite runoff. If it cannot RORIPAUGH RANCH SPECIFIC PLAN 2-59 SECTION 2 SPECIFIC PLAN COMPONENTS demonstrate these conditions are met, the onsite flood control structures will be modified or the number/layout of residential units or non-residential uses will be modified to achieve these standards, to the satisfaction of the City Public Works Department and the RCFCWCD. For the purposes of this measure, downstream impacts also refer to MWD pipelines that could be impacted. 2. Prior to recordation of any map, or issuance of a grading permit, the developer shall provide a maintenance agreement for the portions of the Santa Gertrudis Creek and Long Valley Wash on the project site. It must be mutually agreeable to the City Public Works Department, the Riverside County Flood Control and Water Conservation District (RCFCWCD), and the Home Owners Association (HOA). This agreement shall state that the City is only responsible for maintaining flood control facilities under public roads, and is not responsible for maintaining the Santa Gertrudis Creek and Long Valley Wash channels or detention basins, and the other facilities must be maintained by RCFCWCD. 3. Prior to issuance of grading permits, the developer shall coordinate any construction that could impact facilities of the Metropolitan Water District (MWD) to assure that their facilities are not damaged by project construction, either on or offsite. 4. Prior to the issuance of grading permits, the developer shall identify and make, as necessary, interim channel improvements including, but not limited to, grading and construction of detention basins during the period before Phase 2 permanent channel improvements are constructed to protect downstream drainage facilities constructed during Phase 1, to the satisfaction of the City Engineer. A mass grading permit shall be required for this grading and interim improvements. 5. During the entire development process for the project including grading of interim improvements, any concentrated offsite flows will be adequately dispersed by the use of rip -rap, armorflex, or equivalent improvements, as approved by and to the satisfaction of the City Engineer. In addition to the proposed Master Plan of Drainage, the following measures are proposed to mitigate potentially significant impacts to surface and/or groundwater quantity and quality that might result from project implementation, including offsite roadway and utility line work: 6. Prior to recordation of the first or any grading permit or final map, the developer shall provide a Conditional Letter of Map Revision and comply with that process, to the satisfaction of the City Public Works Department for planning areas where an existing mapped floodplain is identified, as necessary. 7. Prior to issuance of the first building permit for Phase 2, the developer shall submit appropriate documentation to the Federal Emergency Management Agency sufficient to update the Flood Insurance Rate Maps for Planning Areas 12, 13,14, 27, 33A, and 33B for Santa Gertrudis Creek, and Planning Areas 18, 19, 20, 22, 23, 24, 25, 26, 27, 28, and 31 for Long Valley Wash. 8. Prior to issuance of a grading permit, the developer shall prepare and submit a Water Quality Management Plan (WQMP} to the SDRWOCB for review and comment covering both construction and occupancy of the project. The WQMP shall be implemented to the satisfaction of the City Public Works Department. RORIPAUGH RANCH SPECIFIC PLAN 2-60 SECTION 2 SPECIFIC PLAN COMPONENTS The following Project Development Standards will be applied specifically to the Valley Neighborhood: 1. Prior to the issuance of a grading permit, the developer shall provide a Drainage Study covering both Santa Gertrudis Creek and Long Valley Wash immediately downstream of the project site. The Drainage Study must provide permanent erosion control measures sufficient to protect downstream properties from flooding, scour, erosion and/or other drainage -related damage up to a 100 -year storm. The Drainage Study will demonstrate that runoff leaving the project site will not increase velocity or flow. The Drainage Study will identify maintenance responsibilities and be prepared to the satisfaction of the City Public Works Department and the Riverside County Flood Control and Water Conservation District (RCFC & WCD). The Drainage Study shall incorporate any changes to the project drainage reports and demonstrate the project meets all applicable requirements of the RCFC & WCD and the City of Temecula relative to drainage improvements and drainage -related construction activities. The Drainage Study must demonstrate the planned improvements will prevent downstream erosion and flooding impacts and any increases in offsite runoff. 2. Prior to the issuance of a grading permit, the developer shall provide a Drainage Study for each planning area where development is proposed. The drainage strudy will be prepared by a registered civil engineer and submitted to Public Works with the initial grading plan check in accordance with the City of Temecula and County of Riverside standards. The study will identify stormwater runoff as part of the hydromodification plan (HMP). It shall identify all existing or proposed offsite or onsite, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include an analysis that any proposed water quality or HMP basin has adequate capacity to mitigate increased storm water runoff. 3. Prior to the issuance of a grading permit, the developer shall also provide a Water Quality Management Plan (WQMP) demonstrating that the project fulfills stormwater quality requirements. The WQMP will be submitted to the City of Temecula for review and comment covering both construction and occupancy of the project. The WQMP shall be implemented to the satisfaction of the City Public Works Department. 4. The design of storm water quality Best Management Practices (BMPs) for Roripaugh Ranch is based on the 24-hour, 85th percentile storm event, as determined by regional guidance documents. The City of Temecula is currently subject to the Municipal Storm Water Permit (MS4 Permit) Order No. 2010-0016 for the Santa Margarita Region ("2010 MS4 Permit" for Santa Margarita Region). However, implementation of the MS4 Permit Order No. R9-2013-0001, as amended by R9-2015-0001 and R9-2015-0100 issued by the California Regional Water Quality Control Board, San Diego Region ("2013 MS4 Permit" for San Diego Region) is anticipated to take place in early 2018 and the City of Temecula will be required to comply with the 2013 MS4 Permit requirements. Therefore, the proposed storm water quality BMPs will be designed in accordance with the requirements of the 2013 MS4 Permit for San Diego Region. In addition to the storm water quality, a hydromodification management plan (HMP) analysis will be performed to comply with the 2013 MS4 Permit requirements and address potential concern related to erosion of the downstream natural channels. RORIPAUGH RANCH SPECIFIC PLAN 2-61 SECTION 2 SPECIFIC PLAN COMPONENTS 5. Prior to recordation of any map, or issuance of a grading permit, the developer shall provide a maintenance agreement for the portions of the Santa Gertrudis Creek, Long Valley Wash, and Stormwater BMPs on the project site. It must be mutually agreeable to the City Public Works Department, the Riverside County Flood Control and Water Conservation District (RCFC & WCD), and the Home Owners Association (HOA). This agreement shall state that the City is only responsible for maintaining flood control facilities conveying flows from public roads and by-passed flows that do not enter HOA maintained Stormwater BMPs, and is not responsible for maintaining the Santa Gertrudis Creek and Long Valley Wash channels, and the other facilities must be maintained by RCFC & WCD and the HOA. 6. Prior to issuance of grading permits, the developer shall coordinate any construction that could impact facilities of the Metropolitan Water District (MWD) to assure that their facilities are not damaged by project construction, either on or offsite. 7. The developer has constructed interim channel improvements with the build -out of Phase 1, thereby allowing Phase 2 permanent channel improvements to protect downstream drainage facilities to be constructed to the satisfaction of the City Engineer. 8. During the entire development process for the project any concentrated offsite flows will be adequately dispersed by the use of rip -rap, or equivalent improvements, as approved by and to the satisfaction of the City Engineer. RORIPAUGH RANCH SPECIFIC PLAN 2-62 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Drainage Master Plan .0,.=104.3 (rosw B AC 1 _ _ •...a1 1 Proposed 24" Slam Duda Pipe Proposed 30' Stam Drain Pee Posed 42' Slum Dram Pip Proposed 7T Stam Drain Pipe Proposed Storm Drain trderfOnflet Shucks* Proposed "aBridges le ClyEnganast Q..3487 de Improved Natural Drainage Local Storm Drain flows are excluded from Nis 941*/1 The Keith CnmpnNes'.MG 1 Roripaugh Ranch +/ 33A 14 f 15 4.724c.ISI ,tea s Daienlion ";4C 052, 0Bednl 27 28 13 29 11 16 31 221 OtIS Q.-4460 ore// � alU'7!i s¢� -.1.L's. ux r '''''C' nvxr'•, u+,[fxF 2a rro Ill 2223s°^f/&-- .. 21 m' t, -•r 18 ucra ' rye a.6 awn Note: All proposed flaws exiling site are the same es existing outflows. L Figure 2- 20 SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD RORIPAUGH RANCH SPECIFIC PLAN 2-63 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-64 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 21 Roripaugh Ranch Valley Portion CONCEPTUAL DRAINAGE & WATER QUALITY MASTER PLAN LEGEND PROPOSED STORM DRAIN FLOW DIRECTION EXISTING STORM DRAIN IMPROVED NATURAL DRAINAGE PROPOSED WATER DUALITY BASINS MASTER DEVELOPMENT FACILITY LIMITS (STREET, SEWER, WATER & STORM DRAIN) NOTES: • STORM DRAIN OUTSIDE OF MASTER DEVELOPMENT STREETS WILL BE WITHIN PUBLIC EASEMENTS UNTIL THE LOCAL STREETS ARE BUILT. • FINAL WATER QUALITYAND DRAINAGE FACILITY SIZES AND LOCATIONS ARE TENTATIVE AND WILL BE DETERMINED AT THE TIME OF TENTATIVE MAP SUBMITTAL. • OFF-SITE 100 YEAR FLOW RATES SHOWN ARE CALCULATED BY OTHERS. FOR FURTHER INFORMATION, SEE THE REPORT TITLED *DRAINAGE STUDY FOR THE CFD AND VILLAGE CORE PORTION OF RORIPAUGH RANCH IN THE CITY OF TEMECUTA*, DATED OCTOBER 21, 2004, AND PREPARED BY DAVID EVANS AND ASSOCIATES (DEA) • THE EXACT LOCATIONS AND SIZES OF DETENTION AND WATER QUALITY BASINS SHOWN WILL BE DETERMINED AT THE TIME OF THE TENTATIVE TRACT MAP SUBMITTAL. • DETENTION BASINS WILL BE SIZED IN ACCORDANCE WITH CURRENT CITYAND WATER BOARD REQUIREMENTS. RICK 300' 0 300' 600' 41 NORTH RORIPAUGH RANCH SPECIFIC PLAN 2-65 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-66 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.4 WATER MASTER PLAN Project Description Domestic water will mainly be supplied to Roripaugh Ranch by Eastern Municipal Water District (EMWD), while a small portion of the project (Planning Areas 33A and 33B) will be served by the Rancho California Water District (RCWD). The Water Master Plan, as depicted in Figures 2-22 and 2-23, will provide domestic water to the future residents of Roripaugh Ranch in a manner consistent with the requirements of EMWD and RCWD. The project complies with all applicable requirements that pertain to SB221 and SB 610, as documented in the Final EIR for the project. Facility Description Onsite Domestic water will be supplied to most of the project site by EMWD, although Planning Areas 33A and 33B will be served by the Rancho California Water District (RCWD). The Water Master Plan is designed to provide domestic water to the future residents of Roripaugh Ranch in a manner consistent with the City and EMWD requirements. The project site is within the 1508 pressure zone. The daily water supply will be serviced by the existing 6.8 million gallon (MG) reservoir built by Assessment District 161. This reservoir is located in the Rancho Bella Vista Specific Plan area, approximately 3,000 feet west of Butterfield Stage Road, and approximately 3,400 feet north of Murrieta Hot Springs Road. A 24 -inch feeder line from the reservoir to the project site is needed, which is scheduled to be constructed by the developers of Rancho Bella Vista and Roripaugh Ranch. The onsite water system is shown in Figures 2-22 and 2-23 and will consist of backbone lines ranging from 8 to16 inches in diameter. Design and inspection criteria will be under the jurisdiction of EMWD although fire flow requirements are also regulated by the Riverside County Fire Department. Offsite The Eastern Municipal Water District (EMWD) currently provides water service to the project area and most of the project site. The project site is located within the 1508 Pressure Zone and, at present, a 12" water line is installed in Butterfield Stage Road between Murrieta Hot Springs Road and Nicolas Road, and a 16" water line from Nicolas Road to South Loop Road. There are 18" and 16" water lines are installed in Roripaugh Valley Road and Fiesta Ranch Road. A 16" main line is installed in Nicolas Road from Fiesta Ranch Road to Butterfield Stage Road. Finally, 16" water is stubbed on both North and South Loop Road for future extension. The Metropolitan Water District of Southern California (MWD), a regional wholesale water supplier, maintains a 96 -inch regional water line that crosses the Plateau portion of the project. The closest connection for water service to the project site is an MWD "turnout" located two miles north of the Plateau area (EM -17) at the north end of the Rancho Bella Vista property, which also has two existing reservoirs (2.0 MG and 6.8 MG). The Water Master Plan is conceptual, and facilities will be refined and adjusted during the tentative tract map process. Precise alignments and facility sizing will be finalized at that stage of development and, therefore, the location and size of water facilities depicted in this document may change, as approved by the City of Temecula Public Works Department and as required by the Riverside County Fire Department for fire flows. RORIPAUGH RANCH SPECIFIC PLAN 2-67 SECTION 2 SPECIFIC PLAN COMPONENTS Joint Emergency Connection It is currently contemplated by Rancho California Water District and Eastern Municipal Water District to construct a joint emergency connection between the two systems in the most southernly portion of the site adjacent to Butterfield Stage Road. Project Development Standards 1. Prior to recordation of final maps, the developer shall demonstrate that water in adequate volume and of adequate quality is available to serve the project start-up through the completion and full occupancy per requirements of the Eastern Municipal Water District and Rancho California Water District, as applicable. 2. All proposed water lines and facilities shall be designed and installed per Eastern Municipal Water District requirements and specifications. 3. Will serve letters will be obtained from Eastern Municipal Water District (excluding Planning Areas 33A and 33B) prior to approval of a subdivision map, and/or development plan for commercial uses in accordance with the State Subdivision Map Act. Will serve letters shall be obtained for Planning Areas 33A and 33B from the Rancho California Water District prior to approval of a subdivision map, and/or development plan for residential uses in accordance with the State Subdivision Map Act. RORIPAUGH RANCH SPECIFIC PLAN 2-68 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Water Master Plan 24" Exist. EMWD6.8 mg —_/ `— ••••••• Mountain View tank • ♦ _ (1508 Pressure Zone) • Hg H� Figure 2- 22 2 LM 113.4 BB OU'S LEGEND ,r w� Proposed 8" Water Main Proposed 1r Water Main Proposed 15"-16" Water Main Proposed 24" Water Main Existing Water Line Existing Water Tank \-32 PI 2. ne�565) T""el'" `—e'P17K= 1 Roripaugh Ranch t SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD RORIPAUGH RANCH SPECIFIC PLAN 2-69 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-70 SECTION 2 SPECIFIC PLAN COMPONENTS PA 9B 1PA 22 kln _ _ j_c b`A 23A PA 21 PA 20B Figure 2- 23 Roripaugh Ranch Valley Portion CONCEPTUAL WATER MASTER PLAN LEGEND PROPOSED 16" WATER (EMWD PZ 1508) PROPOSED 8" WATER (EMWD PZ 1508) — — EXISTING EMWD WATER- PZ 1508 — — EXISTING RCWD WATER- PZ 1485 EXISTING RCWD WATER -PZ 1610 1 EMWD PRESSURE ZONE 1508 1 RCWD PRESSURE ZONE 1485 RCWD PRESSURE ZONE 1610 NOTE.: WATER I.JNFN OUTSIDE OF MASTER DEVELOPMENT STREETS WILL BE WITHIN PUBLIC EASEMENTS UNTIL THE LOCAL STREETS ARE BUILT. RICK 300' 0 300' 600' 02017 Rik EnglneeMg Cory ny RORIPAUGH RANCH SPECIFIC PLAN 2-71 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-72 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.5 SEWER MASTER PLAN Project Description The Eastern Municipal Water District (EMWD) currently provides sewer service to the project area. At present, there is a 15" sewer installed in Murrieta Hot Springs Road, 8" sewer in Roripaugh Valley Road, 8" sewer in Fiesta Ranch Road, 8" to 15" sewer in Butterfield Stage Road, and the 21" Wine Country Sewer along Long Valley Wash and PA 27. EMWD has the present on-line capacity to treat 49 million gallons per day (MGD) of wastewater. EMWD's Temecula Valley Plant, which serves the project area, is rated at 8 MGD, but is currently treating 6 MGD. EMWD has indicated it can accommodate planned growth in the Temecula area for the foreseeable future. Facility Description Onsite System The Sewer Master Plan as illustrated in Figures 2-24 and 2-25, is designed to provide sewer services to the future project residents in a manner consistent with requirements of the City and EMWD. A series of 8 to18-inch lines would serve the project site tied to a new 18 -inch main line in Nicolas Road. Interior lines servicing individual subdivisions will consist of 8 -inch lines. This system is designed to also accommodate future flows from the Rancho Bella Vista and Johnson Ranch projects to the north and from the Calle Contento area to the southeast. Precise alignments and sizing of sewer facilities will be determined at the tentative tract map stage of development. The location and size of facilities identified in the document may change, subject to the approval of the City of Temecula Public Works Department and EMWD. NOTE: It is possible that the project applicant may wish to construct certain offsite sewer improvements on or ahead of their planned schedules to adequately serve the proposed project. The funding and scheduling of such improvements would be coordinated through the EMWD. Regional System The total average sewage flow from the project (0.62 MGD), except for the portion in the Plateau that flows northwesterly to Murrieta Hot Springs Road (0.147 MGD), will flow to Nicolas Road and be conveyed by a proposed 18 -inch pipe to Liefer Road. From that point, a 21 -inch pipe is proposed to Joseph Road where it will connect to an existing 18 -inch line maintained by EMWD. A proposed 18- inch line in Murrieta Hot Springs Road, from Pourroy Road to the end of the Plateau area will be required to convey flows from the Plateau area, Rancho Bella Vista, and the Tucalota Lift Station. Project Development Standards 1. All proposed sewer lines and facilities shall be designed and installed per Eastern Municipal Water District and Riverside County Health Department requirements and specifications. 2. Will serve letters will be obtained from Eastern Municipal Water District prior to approval of a subdivision map, and/or development plan for commercial uses in accordance with State Subdivision Map Act. RORIPAUGH RANCH SPECIFIC PLAN 2-73 SECTION 2 SPECIFIC PLAN COMPONENTS 3. If available, the developer shall obtain reclaimed water for irrigating landscaped areas on the project site, to the satisfaction of the Temecula Community Services District and Public Works Departments. RORIPAUGH RANCH SPECIFIC PLAN 2-74 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Sewer Master Plan 18" 18" 18" -FUTURE RANCHO BELLA VISTA Mwo 730140av 8 // os, 1s Ac / 03 aes RON0 LEGEND 7A T.P. Proposed 18" - 21" Sewer -- (07Sits to Joseph Road) • Proposed Gravity Sewer Main, Size Noted Proposed Manhole Flow Direction 03 "`i'" `°"'P'"" i-n<c 1 Roripaugh Ranch 6 13 os1 nae Ac tr 033) 3 NAP 3369 8' of 14 17 16 40.2. LA, ,12nv 2004 AC 4s CVS ,asoma (30 AC 052) St OUB LOVP 28 s2 z3.o Ac 8 19 342Aa 30 MS 26 z OSnc 642 203 AC 104CV5 67 OUT CALLE GHAPos 8"TM 21 2asaa 230V9 LOOP ROAD 2O 303AC 30 DUB 25 052 02. SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD Figure 2- 24 RORIPAUGH RANCH SPECIFIC PLAN 2-75 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-76 SECTION 2 SPECIFIC PLAN COMPONENTS Roripaugh Ranch Valley Portion CONCEPTUAL SEWER MASTER PLAN LEGEND PROPOSED GRAVITY SEWER MAIN — — EXISTING GRAVITY SEWER MAIN FLOW DIRECTION 0 EXISTING MANHOLE NOTE: SEWER LINES OUTSIDE OF MASTER DEVELOPMENT STREETS WILL BE WITHIN PUBLIC EASEMENTS UNTIL THE LOCAL STREETS ARE BUILT. RICK 300' 0 300' 600' NORTH Figure 2- 25 07017 Fick Engineering Cmipany RORIPAUGH RANCH SPECIFIC PLAN 2-77 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-78 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.6 GRADING MASTER PLAN Project Description The grading concept for Roripaugh Ranch is depicted on Figures 2-26 and 2-27, which illustrates the conceptual master grading activities that are required to prepare the site for development. The project site may be mass graded in two phases that generally reflect the anticipated phasing of development as discussed in Section 2.7: Phasing Master Plan. Slopes with undisturbed coastal sage scrub within open space areas are proposed to be left largely in their natural state, without grading or earthwork. Exceptions will include road crossings and construction incidental to proposed detention basins and realignment of the Santa Gertrudis Creek. Grading Description The grading plan is closely tied to the phasing plan in an attempt to balance earthwork across the entire site. While this will minimize the exporting or importing of soil, it may result in the stockpiling of soil for an extended period of time. Where this occurs, erosion control measures must be implemented to minimize the loss of soil by wind or water erosion. Preliminary grading studies indicate the total project will require approximately 7 million cubic yards of earthwork (i.e., cut and fill) which will be balanced onsite, as shown below: Area Cut (cy) Fill (cy) PA 1A through 5, 7A, 7B, 7C 1,315,247 1,321,935 PA 13 through 32 6,140,225 3,789,716 Transition Area* 543,086 1,890,234 Sub -Total 7,998,558 7,001,885 Shrinkage (-12.5%) (996.673) N/A TOTAL 7,001,885 7,001,885 *Includes Planning Areas 6, 10, 11, 12, 33A, and 33B The Plateau portion of the site will be graded relatively flat with a shallow slope to the southwest. The southern portion of the Valley area will rise gradually away from the improved Long Valley Wash, with steeper slopes found along the southern flanks of the central ridge onsite. The central and northern portions of the site area will be graded into several separate pads to help separate the various non-residential uses. Most of Santa Gertrudis Creek will remain undisturbed with minimal grading or earthwork. The only exception will be grading needed for flood control improvements, including detention basins, just east of Butterfield Stage Road. The top of the central ridge south of Santa Gertrudis Creek will be removed approximately thirty feet to allow for the placement of home pads. Grading will be completed with all stockpiling in the adjacent phase area onsite. As outlined in the Specific Plan, detailed grading plans will be processed with associated tentative tract maps according to City requirements. Contour grading is proposed on slopes over 30 feet in height, while maintaining adequate gradients for streets and intersection sight distances. Contour grading should blend in the natural slope as much as possible. The grading plan will require that graded slopes be revegetated and erosion control facilities be installed to protect residents and property from erosion and uncontrolled runoff. RORIPAUGH RANCH SPECIFIC PLAN 2-79 SECTION 2 SPECIFIC PLAN COMPONENTS The Butterfield Stage Road extension south of the project site may require up to a million cubic yards of earthwork (primarily cut) in addition to grading the project site. The work will be balanced as much as possible using the Roripaugh Ranch site for temporary stock piling, if necessary. Project Development Standards 1. Prior to the issuance of grading permits, engineering reports addressing geologic, seismic, or soil limitations and foundation design will be prepared for the following planning areas: PA(s) Report Topic(s) 12 liquification 14 liquification, landslides 15 landslides 17 landslides 18 liquification (south end) 19 landslides and liquification for lots along creek 20 landslides and liquification for lots along creek 22 liquification 23 liquification 24 liquification 27 liquification (sports park) 28 liquification (school site) 31 liquification 33A and 33B liquification Nicolas Road liquification (offsite improvements) If a particular lot cannot accommodate appropriate setbacks, it will not be built. These reports will specify appropriate foundations and other design parameters to alleviate identified potential geotechnical impacts. These reports will be prepared and approved by the City Department of Public Works prior to the issuance of grading permits. 2. Prior to the issuance of grading permits for offsite improvements related to the project, engineering reports addressing geologic, seismic, or soil limitations and foundation design will be prepared for any affected areas that have not already had such studies, to the satisfaction of the Public Works Department. 3. At least two days prior to scheduled blasting, the developer shall post a clearly visible sign at the intersection of Nicolas Road and Calle Girasol to notify residents of the Nicolas Valley if and when blasting will occur. Any blasting activities will be limited to the hours of 9 AM to 4 PM, Monday through Friday. 4. Contour grading shall be utilized on slopes over 30 feet, however, if it cannot be used, a report by a registered civil engineer must be submitted with the grading plans that demonstrates why such techniques are not feasible in the particular location. Grading plans must clearly identify slopes over 30 feet high. This report must be submitted and approved by the Public Works Department prior to the issuance of a grading permit. Contour grading shall incorporate the following techniques: o Curve contours shall blend in with the natural slope as much as possible. RORIPAUGH RANCH SPECIFIC PLAN 2-80 SECTION 2 SPECIFIC PLAN COMPONENTS o Abrupt angular intersections should be avoided. o All roads shall be designed to flow with the contours of the site. o Avoid straight, engineered slopes as much as possible. All slopes shall not exceed the maximum recommended ratio by the geo technical report. o Planting in graded areas shall create a visual appearance of similar character to nearby hillside areas. Trees and plants should be grouped together in swales and in irregular patterns to closely reflect natural conditions. o Manufactured slopes shall be contoured graded where required by City Code and shall conform to the latest California Building Code, Appendix Chapter 33.The grading concept implements techniques to ensure that the overall shape, height, and grade of any cut or slope shall be designed to simulate the natural terrain and blend as much as possible with the adjacent natural open space. 5. All grading shall conform substantially to the Conceptual Grading Plan Figures 2-26 and 2- 27 and shall include grading -related mitigation measures outlined in the EIR. Grading within each development phase shall balance on-site, whenever possible. 6. Prior to the issuance of grading permits, additional studies as required shall be performed that further analyze onsite soil conditions and slope stability. Appropriate measures to control erosion, sediment, and dust will be addressed in conditions of approval required as part of the grading permit. 7. Prior to grading, including clearing and grubbing, a grading permit shall be obtained from the City of Temecula Public Works Department. 8. Slopes exceeding ten (10') feet in vertical height shall be hydromulched, hydroseeded, jute netted, or be covered with some type of erosion control blanket and other erosion control measures needed to prevent soil erosion. 9. Manufactured slopes in excess of thirty (30') feet in vertical height shall be contour graded. 10. Adequate gradients for streets and sight distances at street intersections shall be provided as required by City standards. 11. Unless otherwise approved by the City of Temecula, all cut and fill slopes shall be constructed at inclinations not steeper than two (2) horizontal feet to one (1) vertical foot. A slope stability report addressing slope stability, erosion control, and landscaping, prepared by a soils engineer or a geotechnical engineer shall be required for proposed slopes steeper than 2:1. 12. The applicant shall be responsible for maintenance and upkeep of all planting and irrigation systems until those operations become the responsibility of other parties. 13. Graded, but undeveloped land shall be maintained weed -free and planted with interim landscaping, such as hydroseed, and temporary irrigation within ninety (90) days of completion of grading, unless building permits are obtained. RORIPAUGH RANCH SPECIFIC PLAN 2-81 SECTION 2 SPECIFIC PLAN COMPONENTS 14. Soil stabilizers shall be used to control dust as required by SCAQMD Rule 403. 15. Paleontologists and Archeologists shall be present during grading, including excavated soil stockpiles in accordance within the Revised Draft EIR. 16. The extension of Butterfield Stage Road south of the project site may require up to a million cubic yards of earthwork (primarily cut) in addition to grading the project site. This work will be balanced as much as possible using the project site for temporary stockpiling, if necessary. Construction of other offsite improvements may also require additional grading. 17. Prior to issuance of a grading permit, clearances must be obtained from the following environmental agencies: • California Department of Fish & Game • U.S. Fish & Wildlife Services • U.S. Army Corps of Engineers • San Diego Regional Water Quality Control Board Note: See Figures 2-27A through 2-27J for grading sections as they relate to the Valley Neighborhood. RORIPAUGH RANCH SPECIFIC PLAN 2-82 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Grading Master Plan LEGEND HH Proposed Contours Existing Contours Drainage Flowline Future Street Elevation Ungraded Open Space - Phase 1 (AD 161 Subragional Habitat Consenation Plan) Contour Grading of Habitat Areas Phase 2 Limited Grading - Phase 1 Graded Open Bottom Channel Phase 2 A Proposed Slope Drainage Flowline Grading - Phase 1 Grading - Phase 2 Borrow Area - Phase 1 "a"" ""'— MCC 1 Roripaugh Ranch cusraraLars SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD Figure 2- 26 RORIPAUGH RANCH SPECIFIC PLAN 2-83 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-84 SECTION 2 SPECIFIC PLAN COMPONENTS v Figure 2- 27 Roripaugh Ranch Valley Portion CONCEPTUAL GRADING MASTER PLAN LEGEND SANTA CERTRUDIS CREEK CHANNEL LONG VALLEY WASH 1 RORIPAUGH VALLEY RANCH WINGSWEEP SECTION LOCATION 0 NOTE: EACH COMPONENT REPRESENTS A SEPARATE GRADING PHASE PIAN/PERMIT. RICK 300' 0 300' 600' rc NORTH .5 RORIPAUGH RANCH SPECIFIC PLAN 2-85 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-86 SECTION 2 SPECIFIC PLAN COMPONENTS N'LY PARCEL BOUNDARY PA 13 I OPEN SPACE I RICK Figure 2-27A EXISTING GROUND PA 10 NORTH BOUNDARY CROSS SECTION N.T.S. EXISTING GROUND ELY PARCEL BOUNDARY OPEN SPACE PA 10 EAST BOUNDARY \ CROSS SECTION N.TS. GRADING MASTER PLAN - VALLEY PORTION on 0 RORIPAUGH RANCH SPECIFIC PLAN 2-87 SECTION 2 SPECIFIC PLAN COMPONENTS RICK N'LY TRACT BOUNDARY PA OPEN SPACE ! Figure 2-27B 1 EXISTING GROUND PA 14 NORTH BOUNDARY CROSS SECTION N.T.S. N'LY TRACT BOUNDARY PA 13 1 OPEN SPACE 1 ECRf UM PA 15 NORTH BOUNDARY CROSS SECTION N.T.S. GRADING MASTER PLAN - VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-88 SECTION 2 SPECIFIC PLAN COMPONENTS N'LY TRACT BOUNDARY PA 13 OPEN SPACE 1 -�1 PA 13 OPEN SPACE RICK Figure 2-27C EXISTING GROUND PA 16 NORTHWEST BOUNDARY N'LY TRACT BOUNDARY CROSS SECTION N.T.S. EXISTING GROUND PA 11 NORTHWEST BOUNDARY CROSS SECTION N.T.S. GRADING MASTER PLAN - VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-89 SECTION 2 SPECIFIC PLAN COMPONENTS PA 13 OPEN SPACE EXISTING SLOPE N'LY TRACT BOUNDARY Figure 2-27D EXIST. [couND PA 17 NORTHWEST BOUNDARY CROSS SECTION N.T.S. WIT ELY TRACT TRACT BOUNDARY BOUNDARY L *360' 1 1 1 1 1 1 1 1 • EXIST. EXIST. ; SLOPE _____,,r �. SLOPE I 1 RICK N PA 17 NE AND NW BOUNDARY CROSS SECTION --_I N.T.S. GRADING MASTER PLAN - VALLEY PORTION 0 n RORIPAUGH RANCH SPECIFIC PLAN 2-90 SECTION 2 SPECIFIC PLAN COMPONENTS PA 28 EXISTING GROUND PL RICK Figure 2-27E E'LY TRACT BOUNDARY 1 • PA13 1 OPEN SPACE 1 ■ 1 1 �-1 PA 17 EAST BOUNDARY GROSS SECTION N.T.S. PA 26 EXISTING -\ GROUND LONG VALLEY WASH BETWEEN PA 28 & PA 23A CROSS SECTION N.T.S. GRADING MASTER PLAN - VALLEY PORTION PL PA 23A RORIPAUGH RANCH SPECIFIC PLAN 2-91 SECTION 2 SPECIFIC PLAN COMPONENTS PL PA 31 PA 18 RICK Figure 2-27F PA 26 EXISTING GROUND LONG VALLEY WASH BETWEEN PAY & PA24 PL CROSS SECTION N.T.S. PA 25 EXISTING GROUND LONG VALLEY WASH BETWEEN PA18 & PA20 S SECTION N.T.S. GRADING MASTER PLAN VALLEY PORTION PL PL PA 24 PA 20 RORIPAUGH RANCH SPECIFIC PLAN 2-92 SECTION 2 SPECIFIC PLAN COMPONENTS RICK PA 21 EXISTING GROUND PA 20 EXISTING SLOPE Figure 2-27G STY TRACT BOUNDARY 1 ■ 1 N.A.P. v� 1� PA 21 SOUTH BOUNDARY CROSS SECTION N.T.S. r S'LY TRACT BOUNDARY 1 1 1 N.A.P. 1 PA 20 SOUTH BOUNDARY CROSS SECTION N.T.S. GRADING MASTER PLAN VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-93 SECTION 2 SPECIFIC PLAN COMPONENTS RICK PA 19 EXISTING Figure 2-27H S`LY TRACT BOUNDARY 1 M.A.P. EXISTING RESIDENCE •1 1 1 ■ PA 19 EAST BOUNDARY (SOUTH) PA 19 EXISTING GROUND GROSS SECTION N.T.S. E'LY TRACT BOUNDARY 1 ■ N.A.P. • EXISTING RESIDENCE 1 EXIST. FENCE VAS PA 19 EAST BOUNDARY (NORTH) CROSS SECTION N.T.S. GRADING MASTER PLAN - VALLEY PORTION 020T7 Rick Engineering RORIPAUGH RANCH SPECIFIC PLAN 2-94 SECTION 2 SPECIFIC PLAN COMPONENTS PA 33A RICK Figure 2-27I N'LY TRACT BOUNDARY PA 13 OPEN SPACE PL PA 19 EXISTING IN SLOPE PA 19 NORTH BOUNDARY i125'TOSNT GERTRUDIS CREEK CROSS SECTION N.T.S. EXISTING GROUND PA 33A SOUTH BOUNDARY CRCs SECTION N.T.S. GRADING MAS _LER PLAN - VALLEY PORTION 02017 RICk Engneenng RORIPAUGH RANCH SPECIFIC PLAN 2-95 SECTION 2 SPECIFIC PLAN COMPONENTS RICK Figure 2-27J P 4 EXISTING SLOPE PA 14 EXIS11NG GROUND PA 14 EAST BOUNDARY CROSS SECTION M.T.S. GRADING MASTER PLAN - VALLEY PORTION 1,9 RORIPAUGH RANCH SPECIFIC PLAN 2-96 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.7 PHASING MASTER PLAN Project Description The project will be developed in two phases summarized below, and as illustrated in Figure 2-28. Phase 1 Phase 1 is the Plateau and includes the residential areas (Planning Areas 1A -4B), the private recreation center (Planning Area 5), the 0.3 -acre Mini -Park (Planning Area 1B), flood control areas (Planning Areas 7B and 7C), landscape slopes (Planning Area 7A) and all necessary road improvements. This phase also includes the 5.1 acre Neighborhood Park and 1.7 acres of landscape slope (Planning Area 6), the fire station (Planning Area 32), those portions of Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, Calle Chapos, and Calle Girasol that are needed for access and related drainage Improvements. Note: Phase 1 improvements indicated above have been constructed at the time of application for Specific Plan Amendment No. 4. Phase 2 Phase 2 consists of Low, Low Estate, Low Medium, and Medium Density residential designations in the Valley of the site, along Loop Road. Long Valley Wash and Santa Gertrudis Creek will be improved with this phase. The public and private uses on the "inside" of the loop system in the Valley will also be built in this phase. These public uses include the community sports park (Planning Area 27), and subject to the School District entering into a mitigation agreement with the developer, the elementary school and potentially the middle school. The exact location and configuration of either school will be determined in the mitigation agreement, and approved by the City of Temecula through a Site Development Plan process. Alternatively, should the School District determine that one or both of the schools are not needed, these planning areas may be developed with multi -family residential dwelling units. Two private recreation facilities are proposed, one on Planning Area 30 and one on Planning Area 23B. This phase also includes the "central" portion of the site, which is the area between Butterfield Stage Road and the Plateau (Phase 1). It includes commercial uses in Planning Area 11, Low Density residential uses in Planning Areas 10, and 33A, and Medium Density residential uses in Planning Area 12. Timing of Improvements - The timing of specific roadway, intersection, traffic signal improvements, public services and utilities for Phase II was the subject of the Third Amendment to the Specific Plan, and all requirements for timing of improvements are contained in Section 6.0: Implementation. C.F.D. Funding - The developer shall participate in the establishment of a C.F.D. to help fund certain planned improvements. These improvements will be made as needed and/or as identified in the Third Amendment to the Specific Plan and Section 6.0: Implementation. Project Development Standards RORIPAUGH RANCH SPECIFIC PLAN 2-97 SECTION 2 SPECIFIC PLAN COMPONENTS The project which consists of 804.7 acres, will be phased in conjunction with the proposed Phasing Plan. In compliance with the conditions of approval of any implementing development project, such as subdivisions, and use permits, improvement plans for the respective landscaped areas, and/or plans to implement a mitigation measure relating to the respective stage of development shall be submitted to the City for approval. 1. The improvement plans shall include, but not be limited to the following: • Mass grading plans; • Rough Grading Plans; • Precise Grading Plans; • Erosion and Sediment Control Plans; • Storm Water Pollution Prevention Plans; • Street Improvement Plans; • Storm Drain Plans; • Sewer and Water Plans; • Traffic Signal Plans; • Signing and Striping Plans; • Traffic Control Plans; • Landscaping and Irrigation Plans certified by a landscape architect; • Hardscape Plan with location, type and quantity of potential recreational amenities/facilities; • Wall/Fence Treatment Plans; and • Special Treatment/Buffer Area Treatment Plans; 2. Construction of the project including recordation of final subdivision maps, may be done progressively in stages, provided vehicular access, public facilities, and infrastructure including traffic signals as warranted are constructed to adequately service the dwelling units, and/or non-residential uses or as needed for public health and safety, in each stage of development, and further provided that such phase of development conforms substantially with the intent and purpose of the Specific Plan Phasing Program; 3. The phasing sequence described herein is conceptual in nature based on current market demand. Certain planning areas or development phases may be developed out of the expected sequence, provided the required infrastructure and services are available at the time of development; 4. Grading within any development phase may encroach into an area of a future development phase in order to achieve an earthwork balance. If such is the case, grading plans shall be prepared and grading shall be performed in a manner consistent with the overall conceptual Grading Plan for the project as well as the grading plans for the future development phase. Any "offsite" grading shall adhere to all City requirements. RORIPAUGH RANCH SPECIFIC PLAN 2-98 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Phasing Plan ,e 1A a3 9 AC 2 Bimrs ta,n AC as eu•s a4WU PROPERTY� 8 /i 1E3 AC / 9A t>St LEGEND 3 uA 98 DAC 9VSV'8 P0 5 0.0 33 AC mAACI 4A LM 19.3 AC 188 DUI 3A AC 46 lM AC ,13 1at>'rs 13 1 1 .a1 7A lettC NOTE Phase 1 Phase 2 No Phase Designation Development areas only. rfn4= I Roripaugh Ranch el NAP * 336 ].SAC 17 16 Aa.AC LM MOUE 28A AC 14.3 33A e(C M COS 30 ADAC 18 23.: AC 113 Q*T3 19 31.2AC 300V8 26 es 22 33.3 AC 16a Ou'S 231a.a:C fiT IXTS 25 ail 21 xis AC a ovs 20 3 COS J 1 Figure 2- 28 RORIPAUGH RANCH SPECIFIC PLAN 2-99 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-100 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.8 OPEN SPACE AND RECREATIONAL MASTER PLAN Project Description A total of 28.5 acres of improved public parkland, 203.8 acres of natural open space (habitat), 35.3 acres of flood control, 2.1 acres of park and ride/trailhead, and 21.2 acres of landscape slope will be provided in Roripaugh Ranch. These 288.9 acres of parkland and open space represents approximately 36% of the total project acreage. The design of the project will preserve significant features of the natural landscape, such as drainage ways and important habitats, and requires provisions for active and passive recreational opportunities. The need for a comprehensive approach to parks and open space planning is essential as the increasing demand for urban development continues. The Open Space and Recreation Master Plans are shown in Figures 2-29 and 2-30. The Area Wide Open Space Concept Plan is shown on Figure 2-31. Public Parks (See Figures 3-11 and 4-33) The project includes two public parks encompassing a total of 28.5 acres to provide recreational opportunities for the project residents. Within Phase I, this includes a 5.1 acre Neighborhood Park (Planning Area 6). Within Phase II, this includes a 21.3 acre community sports park site (Planning Area 27). This location will allow the sports park and the neighboring schools to take full advantage of joint use programs and facilities. The City policy allows "full parkland dedications credit" for these public recreation facilities. Private Recreation (See Figures 3-12, 3-14, 4-34 and 4-35,) The project includes 10.2 acres of private recreation sites. Within Phase I, this entails a 4.8 acre site in the Plateau area (Planning Area 5), and a 0.3 acre Mini -Park (Planning Area 1B). Within Phase II, this entails a 2.6 acre site (Planning Area 30) and a 2.5 acre site (Planning Area 23B). The City Subdivision Ordinance only allows up to "half credit" for private recreation facilities, so the project may receive Quimby credit for 5.1 acres of parkland. Project Parkland Requirements The anticipated buildout population for both Phases I and II is 5,743 residents based on the City's recommended household factor 2.85 persons per household. The City also has a Quimby Act parkland requirement of five (5) acres of parkland per thousand residents. Therefore, Phases I and II are required to provide an aggregate of 28.7 acres parkland (5,742 residents times 5.0 acres/1,000 residents). Phase I provides 5.1 acres of dedicated public parkland. Phase II provides 21.3 acres of dedicated public parkland. At the buildout of both phases, Roripaugh Ranch will provide 26.4 acres of dedicated public parkland. In return for providing fully improved parks, Roripaugh Ranch may receive credits against the park and recreation component of the City's Development Impact Fees pursuant to a Development Agreement or Park Improvement Agreement. Between Phases I and II, the Community Services Department (TCSD) has indicated that the project will only receive "half credit" for private parks; Phase I provides 5.1 acres of private parks, and Phase II provides 5.1 acres of private parks. This totals 10.2 acres; half credit equals 5.1 acres. RORIPAUGH RANCH SPECIFIC PLAN 2-101 SECTION 2 SPECIFIC PLAN COMPONENTS Thus, the overall project will provide the equivalent of 31.5 acres of parkland (26.4 + 5.1). The overall project therefore exceeds its Quimby parkland requirement of 28.7 acres of parkland by 2.8 acres. Open Space (See Figures 2-29 and 2-30) The Open Space component of Roripaugh Ranch has been designed to complement the area -wide open space/habitat conservation program established within the Johnson Ranch and Rancho Buena Vesta Specific Plan areas. Between both Phases I and II, approximately 265 acres, or 33% of the Roripaugh Ranch's total acreage are reserved as open space, flood control purposes and landscape slopes. The resulting open space will provide visual relief as well as buffer the various land uses both on -and off-site. This open space preserves ecologically significant environments such as riparian vegetation, natural drainage and seasonal wetlands. Within Phase II, open space Habitat in Planning Areas 7A, 8, 9A, 9B and 13, will include limited grading or disturbance with the exception of fuel modification adjacent to residential development and for road and flood control purposes. Open Space in Planning Area 13 may include limited grading to allow for drainage and revegetation. The habitat in Planning Area 13 is now owned by the City of Temecula and maintained by the Center for Native Land Management, a City approved habitat manager (see Figure 6-1, Landscape Maintenance Responsibility Plan). A fuel modification zone, including an access road, will be constructed to separate the habitat from residential uses. The Open Space Habitat areas within Roripaugh Ranch are intended to maintain the land in as natural state as possible without intrusion from recreational or other uses, and is subject to approval by the California Department of Fish & Wildlife and U.S. Department of Fish & Wildlife. Minimal, naturalized improvements will be made to implement proposed fuel modification. No buildings or other structures are permitted within this designation to preserve the quality of the natural habitat areas. Trails (Pedestrian/Bicycle/Multi-Use) (See Figures 2-32, 2-33 and 4-38 through 4-47) The entire Roripaugh Ranch community will be connected by a series of sidewalks, paseos and bike lanes which will offer non -vehicular access to other educational, commercial and recreational facilities within the Specific Plan area and (eventually) to adjacent development. A future trail is also proposed along the MWD easement just west of Planning Areas 6, 33B, and 33A (from north to south) which will not be constructed as part of this project. The proposed pedestrian and bicycle trail network for the Plateau is shown in Figure 2-32, while the proposed pedestrian and bicycle trail network for the Valley is shown in Figure 2-33. Sidewalks and Class II bikeways are included in all the project major streets, including Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, Roripaugh Valley Road, Fiesta Road, Loop Road (see Figures 2-16, 2-17, 3-24, 3-31, 4-52, 4-55, 4-60 and 4-63). A 12 -foot wide asphalt path edged with four additional feet of decomposed granite will be maintained along both sides of Long Valley Wash, and a pedestrian bridge will be installed about 2,000 feet east of Butterfield Stage Road to provide residents living south of the channel access to the community park the private recreation center, middle school, and elementary school. The surrounding tracts will be designed with landscaped paseos as non -vehicular access points to the 16 -foot wide asphalt& decomposed granite path and the pedestrian bridge that crosses over Long Valley Wash. Park and Ride/Trailhead RORIPAUGH RANCH SPECIFIC PLAN 2-102 SECTION 2 SPECIFIC PLAN COMPONENTS Planning Area 33B will contain a 50 -space Park and Ride facility as well as a trailhead facility that connects to the project trail network. The design of the Park and Ride and trailhead facility will be approved by the Directors of Planning and Community Services. Project Development Standards Public and Private Parks and Recreation Facilities 1. Prior to recordation of final map, all recreational facility parking areas shall be reviewed and approved by the Planning Department and the Director of Community Services, to ensure that they are in accordance with the City of Temecula standards. 2. Prior to the issuance of the first building permit for the project, the developer shall demonstrate that a minimum of 28.7 acres of park credit has or will be provided to the satisfaction of the Community Services Director. 3. Prior to issuance of the 100th building permit for the project, the 0.3 acre mini -park (Planning Area 1B), shall be completed to the satisfaction of the Community Services Director. 4. Prior to issuance of the 250th building permit for the project, the park portion of the private recreation center in the Plateau area (Planning Area 5), shall be completed to the satisfaction of the Community Services Director. 5. Prior to the issuance of the 350th building permit for the project, the building and pool portion of the private recreation center in the Plateau area (Planning Area 5), shall be completed to the satisfaction of the Community Services Director. 6. Prior to the issuance of the 400th building permit in the project, the 5.1 acre neighborhood park site (Planning Area 6) will be developed, including all permanent utilities, completion of the 90 -day maintenance period to the satisfaction of the Community Services Director, and the grant deed accepted by the City Council. 7. The developer may receive Development Impact Fees (DIF) credit for the park and recreation component pursuant to the Development Agreement or Park Improvement Agreement. Open Space and Trails Facilities 1. TCSD does not assume maintenance of open space or habitat areas. Prior to final map approval, the developer will certify to the City that ownership and maintenance of all open space areas will be the responsibility of an appropriate conservation organization. The developer shall be responsible for all open space areas until such time another entity assumes responsibility as acceptable by the City. At the time of processing SPA 4, the City of Temecula is owner of PA 13 and PA 13 is maintained by the Center for Natural Lands Management, a City -approved conservation organization. All other open space areas and trail facilities within Phase 2 (Valley Neighborhood, and PA 9B of the Plateau Neighborhood) will be owned and maintained by the Master Home Owners Association. See Figure 6-1, Landscape Maintenance Responsibility Master Plan for Phase for maintenance of all open space and trail facilities within Phase 2. RORIPAUGH RANCH SPECIFIC PLAN 2-103 SECTION 2 SPECIFIC PLAN COMPONENTS 2. Prior to the issuance of the 400th building permit for the project, the Nature Walk and adjacent landscape area in the Planning Area 7A and the walk between Planning Area 4B and 6 shall be completed to the satisfaction of the Community Services Director. 3. The Fire Department shall be provided with adequate access to all trails including paseo entry gates as required by the Fire Department. 4. Prior to final map recordation and approval of the street improvement plans, staff shall investigate the installation of push button crossings on Butterfield Stage Road for horses with median guards. In addition, staff shall investigate the feasibility of a path through the under -crossing for Butterfield Stage Road. 5. The Development Agreement approved with Specific Plan Amendment No. 3 stipulates the open space and trail improvements and timing of those improvements in relation to the issuance of residential building permits. These requirements are provided in Section 6, Timing and Responsibility of Improvements. RORIPAUGH RANCH SPECIFIC PLAN 2-104 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Open Space & Recreational Master Plan PA7B 052 2.0 AG — PA1B 00 0.5 AC PA1A LM 89 UNITS 19.0 AN LEGEND P02 LM ON UNITS 19.4 AC PA3 LM 90 UNITA 18.9 AC PA3 LM 99 UNITS 18.6 AC — PA9A 031 3.8 AC Figure 2-29 — PA7C 052 1.8 AG PA40 LM 100 UNITS 18.5 AC I 051 083 Water District Easements/Property Habitat Flood Control Park Privale Recreation Center Landscaped Z0000Zo> H o-1 15' Multi -Use Trail within 30' Fuel Modification Zone Class !Bike Lane Class 11 Bike Lanes 6' Wide Soft Surface Path help sides) Nature Walk "Plateau" River Walk 112' Asphalt Multi -Use Hall) Pedestrian Bridge )approzlmato location) Tne "ett" `��1Q°° °SITKG 1 Roripaugh Ranch PA7A OS3 19.5 AC SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD RORIPAUGH RANCH SPECIFIC PLAN 2-105 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-106 SECTION 2 SPECIFIC PLAN COMPONENTS PA 9B OPEN SPACE PA 11 COMMERCIAL PA 13 OPEN SPACE 'PA 19 PA 338 - PARK AND RIDE & &RAILHEAD 0 • 1 1 PA 33A PA 16B HOA RECREATIO N- CE7 2. ACRE PAD SANTA GERTRUDIS 08111 1 se, ✓ LGNG PA 3 EXISTING FIRE STATION -)J PA 24 ' HOA RECREATION CENTER (AGE TARGETED). 3.2 ACRE ROS / 2.5 ACRE PAO 9/12/2017 LEGEND SPORTS PARK Figure 2- 30 PER CONCEPTUAL SPORTS PARK SITE PLAN OPEN SPACE RECREATION CENTERS PER CONCEPTUAL RECREATIONAL CENTERS SITE PLANS PEDESTRIAN BRIDGE (LOCATION TO BE DETERMINED DURING FINAL DESIGN) ON SITE TRAILS PER CONCEPTUAL PEDESTRIAN BICYCLE AND CIRCULATION PLAN FUTURE TRAILS TO BE BUILT IN THE FUTURE BY OTHERS PER CITY OF TEMECULA TRAILS AND BIKEWAYS MASTER PLAN / COUNTY OF RIVERSIDE SOUTHWEST AREA PLAN - TRAILS AND BIKEWAYS BIKE ROUTES PER CONCEPTUAL PEDESTRIAN BICYCLE AND CIRCULATION PLAN CONCEPTUAL RECREATION MASTER PLAN RORIPAUGH RANCH SPECIFIC PLAN 2-107 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-108 SECTION 2 SPECIFIC PLAN COMPONENTS Area Wide Open Space Concept Plan .t . • 1 1 RANCHO BEU€.A VISTA Figure 2- 31 • • WINCHESTER 1800 c M1 o=o- rOHNSON RANUI1 Y f!`fi ��--+RORIPAUGH RANCH CITY OF TEMECULA The Keil, ChhIphri !TKO I IRoripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 2-109 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.9 LANDSCAPE MASTER PLAN Project Description The landscape concept for both the Plateau and the Valley is intended to unify and shape a planned community whereby the residents that live within the private residential areas are linked to private and public parks, schools and neighborhood commercial establishments through a safe and pedestrian friendly paseos and trail system that provide an alternate method of transportation and reduces the necessity for auto travel within the community. The landscape theme is intended to support the architectural guidelines by defining the community image through preservation of natural open spaces, development of public and private parks and trails, formal streetscapes that create an inviting atmosphere, distinctive project monumentations and signage, and informal landscaped slopes to provide screening and buffering as the project interfaces with adjacent land uses. The landscape concept for the Plateau is illustrated in Figures 2-32 and 2-33. The areas addressed in this Landscape Master Plan are all major and secondary public roadways, private roadways within planning areas, project monumentations signage, slope and buffer areas, public and private park and recreation facilities, private guard gated and gated entries, public pedestrian trails and paseos, public equestrian trails, fuel modification and re -vegetation of natural open space areas. The landscape concept for the Valley is illustrated in Figure 2-33 and 2-33A. The areas addressed in this Master Plan identify areas anticipated to be landscaped. These include various public rights- of-way, the Community Sports Park (Planning Area 27), private recreation centers (Planning Areas 30 and 23B), the various trails identified in the Pedestrian/Bicycle Master Plan (Section 2), and water quality basins throughout the project site. Detailed design guidance is provided in Sections 3.0 and 4.0: and maintenance responsibilities are detailed in Section 6.0: Implementation. In general, all landscaping shall be installed in conformance with the City of Temecula Water Efficient Landscape Ordinance and should be integrated with site design, source control, and structural treatment control BMP's as well as the City Development Code, Section 17.06.060 for Residential areas, Section 17.08.060 for Commercial areas, and Section 17.14.050 for Open Space and Recreation areas. The City's water conservation standards shall be consulted prior to finalizing landscaping plans. Refer to section 4.1 for the plant material palettes. It should be noted that the landscape master plan is conceptual in nature. Modifications to areas identified for landscaping may be approved by the Director of Community Development. Project Development Standards Streetscapes (See Figures 2-32, 2-33, 3-25 through 3-37, and 4-52 through 4-72) Streetscape landscape treatments will be provided along primary roadways within the project. Areas set aside for streetscapes are depicted in the Typical Street Sections for the Plateau on Figures 3-24 through 3-37, and for the Valley on Figures 4-52 through 4-72. The landscaping within the streetscapes will consist of turf, trees, shrubs and ground covers. Project Entry Statements (See Figure 3-19) RORIPAUGH RANCH SPECIFIC PLAN 2-110 SECTION 2 SPECIFIC PLAN COMPONENTS Two gated entry designs are proposed within the Roripaugh Ranch project. This includes three Staff Gated Primary Entries (Figure 3-19), and eight Card Key Gated Secondary Entries (Figures. 3-21 through 3-23 and 4-49). The Staff Gated Primary Entries will serve as major private entrances into the residential neighborhoods. The entries will consist of a guard house manned 24 hours a day, card reader activated control arms, auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. The Card Key Gated Secondary Entries will consist of a card reader activated auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. Both entry types will be maintained by the Homeowners Association. Monumentation statements are also planned within the project site and are illustrated in Figures 2- 33, 3-18, 4-50 and 4-51. Landscape Plan Development 1. All detailed landscaping programs for planning areas and roadways shall be prepared by a qualified and licensed landscape architect for review and approval by City staff and applicable decision-making agencies. 2. Project entries shall be designed with landscaping and architectural treatments acceptable to the City that project a high quality identity for the community. 3. All parkway and median landscape treatments shall be installed consistent with Section 6.0. 4. The landscaping design for the project site shall include trees, shrubs and groundcover compatible with existing natural vegetation where feasible. 5. A variation in theme landscaping between residential planning areas/development phases is encouraged. 6. The applicant and/or master developer shall be responsible for maintenance and upkeep of all slope plantings, common landscaped areas and irrigation systems until such time as these operations become the responsibility of a master homeowners association or other appropriate entity acceptable to the City. 7. The appropriate City Department or Divsion shall provide maintenance for all landscape medians and perimeter parkways adjacent to single family residential development on public roadways with right-of-ways that are 66' or larger. All other landscape areas, entry monumentation, signage, pedestrian paths, bus shelters, pedestrian bridge, wall and fences shall be maintained by the HOA, private maintenance or property owners associations. See Figure 6-1, Landscape Maintenance Responsibility Master Plan, (Pocket Page Map) that provides for maintenance responsibilities applicable to the property/development subject to SPA 4 (Phase 2). SPA 4 provides for maintenance by the HOA of all private facilities and public parkways adjacent to development within Phase 2. The medians within Butterfield Stage Road will be maintained by the appropriate City Department as indicated on Figure 6- 1. 8. At the time of recordation of any final subdivision map which contains a common greenbelt or open space areas, the applicant and/or developer shall convey such areas to a master homeowners association or other appropriate entity acceptable to the City. RORIPAUGH RANCH SPECIFIC PLAN 2-111 SECTION 2 SPECIFIC PLAN COMPONENTS TCSD will only accept an offer of dedication for easements over those perimeter slopes it has agreed to consider for maintenance purposes, subject to installation of the improvements to TCSD standards and a successful property owner election in compliance with Proposition 218. Underlying ownership of the respective easement areas shall remain with a master homeowners association. See Figure 6-1, Landscape Maintenance Responsibility Master Plan (Pocket Page Map) that provides for slope maintenance responsibilities applicable to all areas/development subject to SPA 4 (Phase 2). 9. All landscape plans shall reflect the following water conservation methods: • Landscape with low water consuming plants; • Group plants with similar irrigation requirements to reduce over -irrigation; • Use mulch on top of soil to improve the water holding capacity of the soil by reducing evaporation and soil compaction; • Install efficient irrigation systems that minimize runoff and evaporation and maximize the amount of water that will reach the plant roots; • The use of reclaimed water if it is available to the site; and • Irrigation lines in all common areas and/or City maintained areas shall be alert lines (purple). 10. In addition to the above development standards, all landscaping shall be installed in conformance with the City of Temecula Development Code, Section 17.06.060 for Residential areas, Section 17.08.060 for Commercial areas, and Section 17.14.050 for Open Space and Recreation areas. The City's water conservation standards shall be consulted prior to finalizing landscaping plans. 11. All slopes shall be landscaped and irrigated per the approved landscape plan consistent with the timing specified in Section 6.0. 12. All ground mounted equipment shall be screened with landscape or screen wall acceptable to the City. 13. Primary entry monuments shall be installed consistent with the timing specified in Section 6.0. 14. Landscape for common areas, right of ways and project walls shall be approved prior to recordation of final "B" maps. RORIPAUGH RANCH SPECIFIC PLAN 2-112 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Landscape Master Plan 1A .aaAC 93912'09 � eI 54 4.0 LEGEND 2 se CuiSS Figure 2-32 8 /y 41. 5 4A RC LMS 135 rreAC) ) 100 DDS 48 xl 22.3 AC 113 2505 TA ... nSAO_.-- tJ Fr T-714 Staffed Gated Primary Entry (11 (See Figure 4-1, 424 -IM, 4-178an a -1g) Gard Key Gated Seorndary Entry(ii (See Figure 41.4-2, and, 4-21 through 4-2O)) Bridge Entry Statement() (See Figure 41, 4-2. 420A and 4-20e) Primary Monumentatrcm(D (See Figur 41, 4-2 and 417) North and South Loop Road Treatment (999 Figure 4.2691429) Parkway Street Treatment (Sea Figure 4.23A Nmyh 4.27 and 4-30A, 4300 and 4-31) 13 9c: 13.4 AC n5.03C1 1451.03 17 , _._ Lin ` 15 402 ,0961ra LM { 14 15,65 011'S �, 142 M2 915 AC _ ISO OPS 1 AC I3.0 AC ,09454 021209 t INnorwa ICN All plant materials are conceptual and will be reviewed by the Planning Department and/or TCSD during the development review process '"` "`" ° ° '¢'ITKIC Roripaugh Ranch 18 ,- „o Du 20.30.0 154 OM Crdo 1 932 PI 1 -PAC 11.5 AC) NL21„19AC 2WS 20 0 302.03 25 062 AC SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD RORIPAUGH RANCH SPECIFIC PLAN 2-113 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-114 SECTION 2 SPECIFIC PLAN COMPONENTS EXISTING PARK NEIGHBORHOOD ENTRY MONUMENT - TYP. �l PA 33B— PARN ANO RIDE PA 33A 0 COMMUNITY ENTRE � s� MONUMENT / J 1l SPNtP 1 - SPORTS PARK TRAIL BRIDGE (CONCEPTUAL LOCATION) COMMUNITY ENTRY< MONUMENT ASH PA 32 EXISTING FIRE STATION • .C464'!s9 1-PA20A +a i HOA RECREATION CENTER (PER CONCEPTUAL RECREATION MASTER PLAN) Figure 2- 33 PROPOSED TRAIL IN PA 13 PRESERVED NATIVE OPEN SPACE STREET TREES - TYP. TRAIL (PER PEDESTRIAN AND BICYCLE CIRCULATION PLAN) - TYP. HOA RECREATION CENTER (PER CONCEPTUAL RECREATION MASTER PLAN) LONG VALLEY WASH CHANNEL MITIGATION WATER QUALITY BASIN - TYP. (CONCEPTUAL LOCATION) LOW WATER USE LANDSCAPE - TYP. CONCEPTUAL LANDSCAPE MASTER PLAN RORIPAUGH RANCH SPECIFIC PLAN 2-115 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-116 SECTION 2 SPECIFIC PLAN COMPONENTS LANDSCAPE IRRIGATION MASTER P. IS CONCEPTUAL FOR PLANNING PURxsES. FINAL AOC LOCATIONS PER FINAL DESIGN PA98 OPEN SPACE LEGEND AREA & PRESSURE 111 PARKWAY MAINTAINS BY RORIPAUCH PHASE 1 1 ;NCO COMMERCIAL P.O.C. C-1 METER SIZE / LATERAL: 1.5' / 2" PEAK DEMAND: 50 G.P.M WATER DISTRICT: E.M.W.D. RIVERSIDE LAND CONSERVANCY P.O.C. R-1 METER SIZE / LATERAL: 2" (MEDIUM) / 4" PEAK DEMAND: 148 G.P.M. WATER DISTRICT: E.M.W.D. TVUSD P.O.C. 0-1 WATER DISTRICT: E.M.W.D. 215,521 SQ. FT. (ESTIMATED) ELEVATION:1350' P.S.I.: 59 679940 SQ. FT. ELEVATION:1240' P.S.I.: 107 ELEVATION:1259' P.S.I.: 98 IID TVUSD P.O.C. 5-2 WATER DISTRICT: E.M.W.D. ELEVATION:1273' P.S.I.: 92 OPTIONAL HOA— LANDSCAPE \ /PA33e PARK AND RIDE V_/ TRAILHEAD MASTER DEVELOPER INSTALLED STREET AND ADJACENT LANDSCAPE PROPOSED WATER PUMP STATION APPROXIMAT LIMIT OF LOTS SERVICED BY " PUMP STATION 0 FLOOD CONTROL A BOUNDARY A PA18A 1 TONAL. LANDSCAPE 011101 1199 PA 29 EL AFT SCHOOL M 12 ACRES -1- PA 184 ‘0"— PA PA 3 EXISTING FIRE STATION PA 26 PA 28 MIDDLE SCHOOL 20.4 ACRES OA BRIDGE ` 1 ONGY yALLEY WAIN _I, r �#000.11n, m!!!l�lllLtl�L�!! 0 11111011101. 11103/17 EASTERN MUNICIPAL WATER DISTRICT POTABLE IRRIGATION WATER METERSRINGCHART 99. Weer PC Mc. 1' Meter Mala T Meier 2' Meter P Abler 1' Service 1' Service 1.5" Service Service 4' Service 4' Service 4' Service 915 GPM 1629 GPM 2130 GPM 3145 GPLA ]6120 GPM (Sural) 121.1E0GPM) 161.2000PM(Law, RORIPAUGH RANCH SPECIFIC PLAN I 112 HOA P.D.C. H-11 REC CENTER 23B METER SIZE / LATERAL: 1"/ 1" PEAK DEMAND: 15 G.P.M. WATER DISTRICT: E W.D. HOA P.O.C. H-12 REC CENTER 3013 METER SIZE / LATERAL 3/4" / 1" PEAK DEMAND: 15 GPM. WATER DISTRICT: E W.D. 73,152 SO. FT. ELEVATION1255' PSI: 100 53,823 SQ. FT. ELEVATION: 1273' P.S.I._ 92 CS PA 25 LEGEND CITY OF TEMECULA P.O.C. T-1 PARK METER SIZE / LATERAL: 2" (LARGE) / 4' PEAK DEMAND: 185 G.P.M. WATER DISTRICT: E.M.W.D. CITY OF TEMECULA P.O.C. T-2. 1" MEDIAN METER 'E' PER LANDSCAPE PLANS BY HIRSCH & ASSOCIATES. CITY OF TEMECULA P.O.C. T-3. 1" MEDIAN METER PER LANDSCAPE PLANS BY HIRSCH & ASSOCIATES. CITY OF TEMECULA P.O.C. T-4. 1" MEDIAN METER 'D' PER LANDSCAPE PLANS BY HIRSCH & ASSOCIATES. CITY OF TEMECULA P.O.C. T-5. 1" MEDIAN METER C' PER LANDSCAPE PLANS BY HIRSCH & ASSOCIATES. HOA P.O.C. H-1 METER SIZE / LATERAL: 1" / 1,5' PEAK DEMAND: 22 G.P.M. WATER DISTRICT: E.M.W.D. HOA P.O.C. H-2 WINGSWEEP METER SIZE / LATERAL: 1.5'42" PEAK DEMAND: 38 G.P.M. WATER DISTRICT: E.M.W.D. HOA P.O.C. H-3 METER SIZE / LATERAL: 1" / 1.5' PEAK DEMAND: 24 G.P.M. WATER DISTRICT: R.C.W.D. HOA P.O.C. H-4 METER SIZE / LATERAL: 2" (SMALL) / 4" PEAK DEMAND: 107 G.P.M. WATER DISTRICT: E W.D. HOA P.O.C. H-5 METER SIZE / LATERAL: 15" / 2" PEAK DEMAND: 57 G P.M. WATER DISTRICT: E.M.W.D. HOA P.O.C. 1-1-6 METER SIZE / LATERAL: 1.5" / 2" PEAK DEMAND: 61 G.P.M. WATER DISTRICT: E.M.W.D. HOA P.O.C. H-7 METER SIZE /LATERAL: 1.5" / 2" PEAK DEMAND: 48 G.P.M. WATER DISTRICT: E.M.W.D. HOA P.O.C. H-8 METER SIZE / LATERAL: 2" (SMALL)14'' PEAK DEMAND: 109 G.P.M. WATER DISTRICT: E.M.W.D. HOA P.O.C. H-9 METER SIZE / LATERAL: 2" (MEDIUM)/4" PEAK DEMAND: 122 G.P.M. WATER DISTRICT: E.M.W.D. HOA P.O.C. H-10 METER SIZE / LATERAL: 2" (SMALL)14'' PEAK DEMAND: 76 G.P.M. WATER DISTRICT: E.M.W.D. AREA & PRESSURE 506,523 SG. FT. ELEVATION:1231' P.S.I.: 111 91 540 SQ. ET. ELEVATION:1352' P.S.I.: 58 99 333 SQ. FT. OPTIONAL: 56 870 SQ. FT. ELEVATION:1283' P.S.I.: 88 115,273 SQ. FT. ELEVATION:1213' P.S.I.: 118 351,420 SQ. FT. OPTIONAL: 55 417 SQ. FT. ELEVATION:1274' P.S.I.: 92 195,422 SQ. FT. OPTIONAL: 44 075 SQ. FT. ELEVATION:1404' P.S.I.: PER PUMP 258,596 SQ. FT. ELEVATION.1260' P.51: 98 201 785 SQ. FT. ELEVATION:1274' P.S.I.: 92 340 611 SQ. FT. OPTIONAL: 114 010 SQ. FT. ELEVATION:1244' P.S.I.: 105 509,412 SQ. FT. ELEVATION:1244' P.5.1.: 105 226 375 SO. FT. OPTIONAL: 93 121 SQ. FT. ELEVATION:1254' Figure 2-33A LANDSCAPE IRRIGATION MASTER PLAN 2-117 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-118 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.10 WALLS AND FENCES MASTER PLAN Walls and Fencing The material, style and height of walls and fences shall provide an element of visual continuity throughout Roripaugh Ranch. All construction materials and colors shall be consistent within the project. The following wall and fence applications are organized by the Plateau and Valley and shall be provided throughout the project area. Plateau (See Figure 2-34) 1. Project or Privacy Walls (See Figure 2-35) Project walls will be constructed within the project as shown on Figure 2-35 for visual and noise attenuation where appropriate. Project walls will be constructed of slump stone. Project wall pilasters will be spaced at approximately one hundred feet (100') to one hundred fifty feet (150') on center. Project walls will not exceed 6 feet in height. All Project Walls will be constructed by the developer. 2. Privacy Fence (See Figure 2-35) Privacy fences as shown in Figure 2-35 will be located in residential interior and side yards. All Privacy Fences will be constructed by the merchant builders. 3. Privacy Fencing at Front of Homes (See Figure 2-35) Privacy fencing at front of homes will be located as illustrated in Figure 2-35. This fencing will include a wood post and gate, masonry (slumpstone block) pilaster w/precast concrete cap and a 6' high masonry (slumpstone) wall with precast concrete cap. All fencing will be a color that is neutral or consistent with the adjacent residence. This fence will be constructed by the merchant builder. 4. View Fence (See Figure 2-36) One type of view fence will be utilized where view opportunities exist. The purpose of this fence is to allow for maximum view opportunities. This fence will be a maximum of six feet in height and will be Dunn Edwards SP56 "Weathered Brown" tubular fencing material. The fence will also include a pilaster with a precast concrete map. All View Fences will be constructed according to the timing specific in Section 6. 5. 6' High Habitat Fence (See Figure 2-37) This fence is proposed along Butterfield Stage Road and Murrieta Hot Springs Road adjacent to Planning Areas 9A, 9B, and 13. This fencing will be six feet high and will limit unauthorized access into open areas. This fencing shall be a black vinyl coated chain link fence. The fence shall be approved by the appropriate agency prior to recordation of the final map. This fence will be installed consistent with the timing specified in Section 6 6. Residential/Habitat View Fence (See Figure 2-37) RORIPAUGH RANCH SPENCIFIC PLAN 2-119 SECTION 2 SPECIFIC PLAN COMPONENTS The Residential/Habitat View Fence is proposed in areas where residential neighborhoods are adjacent to open space areas. This fence will be six feet high and will be located along the perimeters of Planning Areas 10, 14,15,16,17 and 19 that abut open space. This fencing will limit unauthorized access into open space areas. The Residential/Habitat View Fence along the south side of Planning Area 13 shall not be a chain link fence. The developer shall propose an alternative fence such as a glass fence, split rail fence with wire mesh or a similar fence that is acceptable to Planning staff and all applicable resource agencies. This fence will be installed consistent with the timing specified in Section 6. 7. Trail Fence (See Figure 2-37) The Trail Fence will be provided along the River Walk as illustrated in Figures 2-37. This fence will be four feet high and will include black vinyl coated chain link material with black powder coated post and rails. This fence will be installed consistent with the timing specified in Section 6. 8. Property Line Fence (See Figure 2-37) The Property line Fence shall be located along the south side of Planning Area 7A and shall be a three -rail horse fence with wire mesh approximately 5'-6" to 6' in height. This fence shall be installed according to the timing specified in Section 6. 9. Split Rail Fence (See Figure 2-37) A four foot high Split Rail Fence will be located along the Multi -Use Trail and along the south side of the Nature Walk, as illustrated in Figures 2-35 and 3-17. This fence will be installed consistent with the timing specified in Section 6. 10. Temporary Habitat Fence (See Figure 2-37) The Temporary Fence is proposed in areas where residential neighborhoods are adjacent to open space areas. The temporary fence shall remain in place until such time the Residential/Habitat View Fence is installed in its place. 11. Optional Project Wall/View Fence (See Figures 2-36 and 2-37) Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, and Butterfield Stage Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. If anticipated noise levels exceed City standards, the Project Wall will be installed. All anticipated noise levels that do not exceed City standards the View Fence will be installed. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. Valley 1. Project Walls (See Figures 2-40 and 2-41) Project walls will be constructed within the project as shown on the Valley Conceptual Walls and Fence Master Plan, Figure 2-38, for visual, noise attenuation, and/or fire protection where RORIPAUGH RANCH SPENCIFIC PLAN 2-120 SECTION 2 SPECIFIC PLAN COMPONENTS appropriate. Project walls will be constructed of double sided split face Concrete Masonry Unit (CMU), color equivalent to Orco "Wheat." Project wall pilasters will be spaced at approximately one hundred feet (100') to one hundred fifty feet (150') on center. Project walls will not exceed 6 feet in height unless required for noise attenuation or fire protection. Self -clinging vines should be planted along the public R.O.W. side of project walls per the Landscape Design Guidelines in Section 4.0. 2. Partial Project Wall/ Partial Glass Fence (See Figure 2-41) Partial project wall/ partial glass fences will be constructed within the project as shown on the Valley Conceptual Walls and Fence Master Plan Figure 2-38 for visual, noise attenuation, and or fire protection where appropriate. Partial project wall/ partial glass fence walls will be constructed of double sided split face CMU, color equivalent to Orco "Wheat." Project wall pilasters will be spaced at approximately one hundred feet (100') to one hundred fifty feet (150') on center. Partial project wall/ partial glass fence walls will not exceed 6 feet in height unless required for noise attenuation or fire protection. 3. View Fence (See Figures 2-42 and 2-43) View fences will be constructed within the project as shown on the Valley Conceptual Walls and Fence Master Plan Figure 2-38. One style of view fence will be utilized where view opportunities exist. The purpose of this fence is to allow for maximum view opportunities. This fence will be a maximum of six feet in height (five feet typical height) and will be Dunn Edwards SP56 "Weathered Brown" tubular fencing material as illustrated in Figures 2-42 and 2-43. Note: Per the Valley Conceptual Walls and Fences Master Plan (Figure 2-38), much of the project is shown as "Optional project wall or partial project wall/ partial glass or view fence" to provide flexible options that will be dictated by the noise attenuation study and fire protection plan during final design. Any of the three wall and fence types listed above will be allowed in order to meet these objectives. 4. Privacy Fence (See Figure 2-46) Privacy fences as shown in Figure 2-46 will be located in residential interior and side yards. All Privacy Fences will be constructed by the merchant builders and may be constructed of wood or vinyl. 5. 6' High Habitat Fence (See Figure 2-39) This fence is proposed along Butterfield Stage Road and Murrieta Hot Springs Road adjacent to Planning Areas 9B and 13. This fencing will be six feet high and will limit unauthorized access into open areas. This fencing shall be a black vinyl coated chain link fence. The fence shall be approved by the appropriate agency prior to recordation of the final map. 6. Three -Rail Lodgepole Pine Fence (See Figure 2-44) This fence will be provided along the River Walk (Long Valley Wash Trails), the southern and eastern Equestrian Trails along the project boundary (in areas where there is no existing fence), and around major water quality basins as illustrated in Figure 2-38 and as illustrated on the various Trail Sections Figures. This fence type is also an optional theme fence for the RORIPAUGH RANCH SPENCIFIC PLAN 2-121 SECTION 2 SPECIFIC PLAN COMPONENTS commercial site (PA 11), the Park and Ride Trailhead (PA 33B), or other areas where a theme fence is desired during final design. The fence will be pressure treated lodgepole pine, four feet high (post height). 7. Two -Rail Lodgepole Pine Fence (See Figure 2-45) This fence will be provided along the North and South Loop Roads as illustrated in Figure 2-38 and as illustrated on the various Trail Sections Figures. This fence type is also an optional theme fence for the commercial site (PA 11), and Park and Ride Trailhead (PA 33B), or other areas where a theme fence is desired during final design. The fence will be pressure treated lodgepole pine, three feet high (post height). It should be noted that the Walls and Fence Master Plan is conceptual in nature. Modifications to facility types, locations, and materials may be approved by the Director of Community Development. RORIPAUGH RANCH SPENCIFIC PLAN 2-122 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Walls & Fences Master Plan PA7B 062 2.0 AC PA1A LM 98 UNITS a.OAC p PA2 PA3 LM LM 99 UNITS 99 UNITS 18.4 AC 18.6 AC PAM NC I 0.9 AC___.—_.__.—_.__.J L_ — PA3 LM 09 UNITS PABA 18.9 AC 091 9.8 AC RCS 5.2 AC (4.8 A PAN :\. 8S1 12.6 AC LM PL4B 100 UNITS LM 19.3 AC UNITS 22.3 AC AC LEGEND 13 174:21C PA7C PA7A 052 053 1.8 AC 19.5 AC H X H Project Wall View Fence Trail Fence Split Hail Fence Property Line Fence 6' High Habitat Fence Optional Project Wall or View Fence (depending on results of noise studies) Residential /Habitat View Fence Temporary Habitat Fence Staffed Gated Entry (9) Card Key *8183 Entry 17) Potential Access Point Pedestrian Bridge 11 P 5.1 AC 003) 21 nous 20 se, Ac313 IMPS 32 ewAKI Notes: 1. Walls and Fences (excluding privacy fencing) will be mantained by the HOA. 2. When private paseos connect to public areas. they will be gated. 3. Split Rail Fence will be located adjacent to Multi -Use Trail in Planning Areas 19,20,and 21. "View fence wall may be appropriate. To be determined at b.lilding permit Issuance The Kenb Campanie;' 1 Roripaugh Ranch Figure 2-34 SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD RORIPAUGH RANCH SPECIFIC PLAN 2-123 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-124 SECTION 2 SPECIFIC PLAN COMPONENTS Project Walls & Privacy Fences - "Plateau" ree Moms* COMM oo LOW WALL WITH PILASTERS PC.ASTTAS TO 2,0 PASCO AT PASCO [WITS AND AM PAM • b /WOnON MOs OM. Soma WOO. TAM o RAN Woo, jrocoolo NAM liews.D0i vt*wflh MOAN kto...co,:..: j j PRIVACY FENCE MIOMR RO[ t EAR ONV TO marten. TO aaaa AT McollO O ROTtl. MOCOTA4TRYW a CA@Ef A.6 AMOR CcOM .CY ILMOVOMMINOM IIAR OO CMOOS.mp To MRN TV • /PoTTOO AILD DOMMMIW.IMM OR RAW Man) N AIMPOLOH MMOVOOO MMT RAW WOOM krsleaneT4MRlAm�cl PRIVACY FENCE SLOPE TRANSITI • MR.IROR OM At MAR Ole rKK I Roripaugh Ranch MAO PRIVACY FENCING AT FRONT OF HOMES 1 r_ _. .__,_••••••••••••1111•11MW _. =Ono moTRtliOR.. in SMOOMMI MOOS I—i,•_N_r_�on . _T• mm Mm ioTT. or MASTERS TD E WY= AT AIWpOMION TOO TO TMP CO COTIOe PROJECT WALL / GREEN WALL SLOPE TRANSITION MAST., W . !moo AT •O1.1.41.10T TOP TO ISP ON MOOT Ni! Figure 2- 35 RORIPAUGH RANCH SPECIFIC PLAN 2-125 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-126 SECTION 2 SPECIFIC PLAN COMPONENTS View Fences - "Plateau" T"` K"I" P —"Mi<= 1 Roripaugh Ranch CORNER LOT CONDITION ALL COAPEn LOTS MM LOTS WON EXPOSED SME MOOS MIA YAMS SHALL BE aEOUEEO Bel/APSTOMSLOOK Mee. WALLS vervi IMASTIMSAT MOPEA, LS WEeEECTIee Ce AP/M. W e, b ATT ON CENTEa OP EXPOSED WALL VIEW FENCING P>UVW003 AEAS rA. Tea >c =warm Er nus .o sw WLAswas, eOsaw3 T..a.ws.mPe3+....( VOW 1111.1:4111.1.1(1j1f VIEW FENCING iLOPE,eAPO,ION Figure 2-36 RORIPAUGH RANCH SPECIFIC PLAN 2-127 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-128 SECTION 2 SPECIFIC PLAN COMPONENTS Habitat Walls & Fences - "Plateau" BMA% 9 I r„ FENCING MATERIAL SHALL BE EITHER GLASS. SPLIT RAIL WITH NET OR A MATERIAL ACCEPTABLE TO PLANNING STAFF AND ALL APPLICABLE RESOURCE AGENCIES r, CAP FINISH GRADE VISTA. WHITE PLASTIC RESIDENTIAL/ HABITAT VIEW FENCE MAX BLACK VINYL COATED CHAIN LINK FENCING N.T.S CAP FINISH GRADE JBLACK POWDER COATED TRAIL FENCE POST *N0 RAILS GALVANIZED STEEL CHAINLAW FENCIN6 N.T.S FB M"--t BUCK VINYL COATED CHAINLINK FENCING FINISH GRADE 6' HABITAT FENCE ELAM POWDER COATED POST AND RAMS 6' MAX FIDd56 BRAN PROPERTY LINE FENCE WIPE MESH YAWL WHIT EPLASTIC N.T.S 6' MAX 6• M B MAX FINISH GRADE TENSION CABLE TEMPORARY HABITAT FENCE GALVANIZED STEEL POST TM1e Keith ComPaeieal Roripaugh Ranch N.T.S FINISH GRADE SPLIT RAIL FENCE VINYL W14TE PLASTIC N.T.S SEE FIGURE 4-16 N.7.5 Figure 2- 37 RORIPAUGH RANCH SPECIFIC PLAN 2-129 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-130 SECTION 2 SPECIFIC PLAN COMPONENTS EXISTING HABITAT FENCE _N�Gpf moi: EXISTING HABITAT FENCE S OPTIONAL (PER BUILDER'S DISCRETION) THEME FENCE. FENCE SHOULD BE 2 OR 3 RAIL FENCE WHERE IT OCCURS. INTERNAL SCREENING SHOULD BE -PROJECT WALL. SPNtP GERTRUDIS PA 13 OPEN SPACE PA 33 - PARK AND RIDE 8 TRAILHEAD SANTA GEHTRUDIS CREEK PA 2• EXISTING PROJECT WALL PA EXISTING FIRE STATION NOr.. PA 29 1 ELEMENTARY SCHOOL PA 25 7 150 300 9/12/2017 tr 000000(00 (SEE TYPICAL ENLARGEMENT BELOW) Figure 2- 38 LEGEND HABITAT FENCE (6. HEIGHT) (HOA MAINTAINED) PROJECT WALL (6' HEIGHT) (HOA MAINTAINED) OPTIONAL PROJECT WALL OR PARTIAL PROJECT WALL / PARTIAL GLASS OR VIEW FENCE (HEIGHT & MATERIAL DETERMINED BY NOISE ANALYSIS AND/OR FIRE PROTECTION PLAN) (HOA MAINTAINED / SCHOOL DISTRICT MAINTAINED) 3 -RAIL LODGEPOLE PINE FENCE (4' HEIGHT) (HOA MAINTAINED) 2 -RAIL LODGEPOLE PINE FENCE (3' HEIGHT) (HOA MAINTAINED) PRIVACY FENCE (6' HEIGHT) (HOMEOWNER MAINTAINED) NOTE: GATE LOCATIONS ARE NOT SHOWN AND WILL BE DETERMINED DURING FINAL DESIGN PILASTER (TYP.) PROJECT —WALL (TYP.) ! PRIVACY FENCE AND GATE (TYP.) (OPTIONAL BLOCK /-WALL) TYPICAL PLANNING AREA INTERNAL FENCE LAYOUT CONCEPTUAL WALLS AND FENCES MASTER PLAN RORIPAUGH RANCH SPECIFIC PLAN 2-131 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-132 SECTION 2 SPECIFIC PLAN COMPONENTS BLACK VINYL COATED CHAIN LINK FENCING, POSTS, AND RAILS KNUCKLE TOP AND BOTTOM OF FABRIC 10"-0" MAX. POST CAP \ • ♦ 4•• • 4 ♦ •► •• I. •• •► •► • •• ♦ •• • • • • 41 ; 0 ♦ • • • • • +►♦4 •••• ••4I • •®• • •• • • •• • ♦♦ • ♦ •0. 0.4 �; • • ice••• • •• •••♦••• • ♦� 1 ♦ • • ► • • ♦ • ♦ s• • •s• , ••• •• s • • • • • • 4 • •�e , ••• • • • • • • • ♦`�♦♦ ••► ♦•• •••► • • ®0► W ♦•♦ s HABITAT FENCE (6' HEIGHT) nommewswepotwvmw Figure 2-39 RORIPAUGH RANCH SPECIFIC PLAN 2-133 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-134 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 40 QUICKCRETE: "ANACAPA", SIZE 18", COLOR: DAVIS "COCOA", FINISH: ACI D -ETCH SPLIT FACE BLOCK PILASTER, COLOR ORCO "WHEAT" VINES PER DESIGN GUIDELINES 2x8x16 PRECISION CMU WALL CAP, COLOR ORCO "WHEAT" 6x8x16 SPLITFACE CMU (2 SIDES), COLOR ORCO "WHEAT" 6'-0" OR PER NOISE STUDY PROJECT WALL (6' HEIGHT OR PER NOISE STUDY) RORIPAUGH RANCH SPECIFIC PLAN 2-135 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-136 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-41 QUICKCRETE: "ANACAPA", SIZE 18", COLOR: DAVIS "COCOA", FINISH: ACID -ETCH SPLIT FACE BLOCK PILASTER, COLOR ORCO "WHEAT" 3' TALL GLASS VIEW FENCING ON BLOCK WALL 1 i r. 2x8x16 PRECISION CMU WALL CAP, COLOR ORCO "WHEAT" 6x8x16 SPLITFACE CMU (2 SIDES), COLOR ORCO "WHEAT" 6-0" OR PER NOISE STUDY l-.1 -4 PARTIAL PROJECT WALL / PARTIAL GLASS FENCE (6' HEIGHT OR PER NOISE STUDY) RORIPAUGH RANCH SPECIFIC PLAN 2-137 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-138 DUNN EDWARDS SP56 'WEATHERED BROWN' 8'-0" MAX. 1 o SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 42 VIEW FENCE (5' HEIGHT) RORIPAUGH RANCH SPECIFIC PLAN 2-139 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-140 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-43 Lna• TUBULAR STEEL FENCING IN BLACK OR DARK COPPER 8'-0" MAX. 1 1 o in VIEW FENCE (5' HEIGHT) RORIPAUGH RANCH SPECIFIC PLAN 2-141 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-142 4" DIAMETER ROUND LODGEPOLE PINE RAIL (PRESSURE TREATED) 6" DIAMETER ROUND LODGEPOLE PINE POST (PRESSURE TREATED) 8'-0" MAX. SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-44 3 -RAIL LODGEPOLE PINE FENCE (4' HEIGHT) RORIPAUGH RANCH SPECIFIC PLAN 2-143 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-144 4" DIAMETER ROUND LODGEPOLE PINE RAIL (PRESSURE TREATED) 6" DIAMETER ROUND LODGEPOLE PINE POST (PRESSURE TREATED) 8'-0" MAX. mer7-\- (0 tV SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 45 2-RAIL LODGEPOLE PINE FENCE (3' HEIGHT) RORIPAUGH RANCH SPECIFIC PLAN 2-145 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-146 VINYL OR ROUGH SAWN WOOD COLOR: WHITE OR TAN 8'-0" MAX. 0 m SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-46 PRIVACY FENCE (6' HEIGHT) RORIPAUGH RANCH SPECIFIC PLAN 2-147 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-148 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.11 UTILITIES PLAN AND PUBLIC SERVICES Both Phases I and II of Roripaugh Ranch are located within the City of Temecula's incorporated boundaries. The City of Temecula is currently responsible for providing public services. Police Protection The Riverside County Sheriffs Department provides police protection services to the City of Temecula on a contractual agreement. The existing police station serving the project site is located at 30755A Auld Road in Murrieta, CA 92563. The County provides a total of 88 personnel to serve the Temecula area. Of these 76 are sworn officers and 12 are non -sworn officers to the City. Other manpower resources such as bomb disposal, emergency services team, and internal affairs investigations are provided through various divisions within the Sheriffs Department (General Plan EIR, 2005). Fire Protection Community -wide fire protection ratings are provided by the Insurance Service Organization (ISO) based on the location of fire stations, response times, and availability of water. ISO rankings are on a scale of I to X (1-10) with I (one) being the best protection and X (ten) being the worst or no protection. The current ISO rating for the project area is IV (four). The Riverside County Fire Department (RCFD) provides service to the City on a contractual basis, and the City contract provides funding for 62 fire personnel. To ensure the availability of fire protection services, a 2.0 -acre fire station (Planning Area 32) was constructed at the southeast corner of South Loop Road and Butterfield Stage Road during Phase I development. This ensures that residents of the entire Roripaugh Ranch development (both Phases I and II) are within the City's standard 5 minute response time from the closest fire station. Schools Comprehensive K-12 public school services are provided by the Temecula Valley Unified School District (TVUSD). The District maintains a total of seventeen elementary schools, six middle schools, four high schools, and one continuation high school. The following TVUSD schools serve the project area: Nicolas Valley Elementary and Rancho Elementary Schools, James L. Day Middle School and Temecula Middle School, and Chaparral and Temecula Valley High Schools. The TVUSD maintains interim, relocatable facilities which are included within the school capacity levels. According to the District, school enrollments are stable or slightly declining. The project plan includes a 12.2 acre elementary school site (Planning Area 29) and a 20.4 acre middle school site (Planning Area 28) for the Temecula Valley Unified School District (TVUSD). The school sites are depicted in Figures2-1, 4-26, 4-27, 4-36 and 4-37 Recreation The project area is served by several regional recreational and park facilities which can accommodate boating, fishing, and swimming. These facilities include Lake Skinner, Lake Perris, and Lake Elsinore. While Lake Skinner is a Metropolitan Water District facility, a Riverside County regional park is also located at Lake Skinner. The Lake Skinner County Park offers camping, RORIPAUGH RANCH SPECIFIC PLAN 2-149 SECTION 2 SPECIFIC PLAN COMPONENTS fishing, picnicking and other outdoor activities within its 6,440 acre boundary. The Cleveland National Forest, encompassing the Santa Ana Mountains, lies to the west of the project site, and a portion of the San Bernardino National Forest is located to the east. These areas provide equestrian, camping and hiking activities. The Santa Rosa Plateau is a cooperative venture between the County of Riverside, the Nature Conservancy, the California Fish and Game Department, and the Federal Fish and Wildlife Service. This recreational area is located in Murrieta off of Clinton Keith Road and consists of a 7,000 acre nature park which is free to the public from sunrise to sunset. The park offers several trail systems both guided and un -guided. The guided trails include "Saturday morning walks", and twice a month "bird walks". The park contains a vast array of natural habitat as well as the largest vernal pools in the State of California. This vast array of habitats within the Santa Rosa Plateau is home to the golden eagle and the mountain lion, and approximately 50 other species, including several endangered species. The City of Temecula currently owns 287 acres of land for park purposes, of which approximately 200 acres are developed within 31 parks (General Plan, 2005). Parks and facilities include the Rancho California Sports Park and Community Recreation Center, Veteran's Park, Paloma Del Sol Park, Mary Phillips Senior Center, Temecula Community Center/Rotary Park, and Sam Hicks Monument Park. In addition, the City opened a local museum within Sam Hicks Monument Park in November of 1999. The City -owned facilities are operated and maintained by the Temecula Community Service District (TCSD). Local recreational facilities are also available from Temecula school campuses. School facilities are generally open to the public during non -school hours, weekends and vacations. Facilities available on school campuses generally include football, soccer, and baseball fields, as well as basketball, volleyball, tennis courts, and playground equipment. Due to the partial availability of school recreation facilities to the public at large, such facilities are considered adjuncts to the City wide park system. In addition to public recreation facilities, private recreation facilities are often provided in planned communities and apartment complexes. These facilities usually include tennis and/or basketball courts. However, these facilities are often so few and scattered that they have little impact on meeting the demand for parks and recreation facilities within a community. Trails The general goal is to provide residents with options for non -vehicular travel within the City and connection to regional trails. In January, 2002, the City adopted a "Multi -Use Trails and Bikeways Master Plan". This plan shows a multi -use trail along Nicolas Road from Winchester Road east to the MWD pipeline easement, and another multi -use trail along the MWD easement that crosses the project site. Phase II of Roripaugh Ranch proposes a series of bicycle and pedestrian trails that are consistent with the currently adopted General Plan (2005) and Multi -Use Trails and Bikeways Master Plan (2016). Open Space Approximately 2,614 acres of the City of Temecula is presently devoted to open space uses including parks, golf courses, passive open space, and agriculture uses (General Plan, 2005). Areas RORIPAUGH RANCH SPECIFIC PLAN 2-150 SECTION 2 SPECIFIC PLAN COMPONENTS designated as open space for resource conservation are primarily within the major drainages and tributaries. Library Services The City of Temecula is a member of the Riverside County Library System, which maintains 38 facilities throughout the unincorporated and incorporated areas of Riverside County. Library Services and facilities are provided to the area by the Riverside County Public Library. The branches serving the project site include the Ronald H. Roberts Temecula Public Library, located at 30600 Pauba Road, Temecula, CA 92592, and the Grace Mellman Community Library located at 41000 County Center Drive, Temecula, CA 92591. Medical Services The Temecula area is served by five comprehensive and specialized medical facilities; this includes the Temecula Valley Hospital, a 37 acre campus facility that offers major specialty services through their collaborations with UC San Diego Health and the Riverside County Emergency Medical Services Agency. There are also two County Health Clinics, located in Lake Elsinore and Perris, with facilities that include family planning services, prenatal care, child health services, immunizations and primary care. In addition to these public facilities, there are a number of private care facilities that include retirement homes, substance abuse clinics, child and sexual abuse clinics and counseling, etc. available throughout the County. Solid Waste According to the County of Riverside Waste Management Department, the site lies within the service area of both the El Sobrante Landfill and the Lamb Canyon Sanitary Landfill. The El Sobrante Landfill is located at 10910 Dawson Canyon Road, Beaumont, CA 92223, approximately 30 miles northeast of the project. The Lamb Canyon Sanitary Landfill is a Class III landfill. It totals approximately 580 acres and accepts an average 5,500 tons per day. Its maximum permitted capacity is 19,242,950 cubic yards and approximately 38,935,653 cubic yards of capacity remain (as of January 8, 2015). These landfills are nearing capacity; however, they have the potential for expansion beyond their current capacity. In addition, a third landfill, the Badlands Sanitary Landfill, can potentially service the project site. The Badlands Sanitary Landfill is located at 31125 Ironwood Avenue, Moreno Valley, CA 92555, which is within the unincorporated area of Riverside County, approximately 45 miles away from the project site. The Badlands Sanitary Landfill is a Class III landfill. It totals approximately 278 acres and accepts an average 4,800 tons per day. Its maximum permitted capacity is 34,400,000 cubic yards and approximately 15,748,799 cubic yards of capacity remain (as of January 1, 2015). The facility has a proposed 851-acrea expansion area, which will extend landfill capacity through 2033. The City of Temecula's current franchised waste hauler is CR&R, Inc. located in the City of Perris. CR&R currently provides all solid waste collection services for the City of Temecula. RORIPAUGH RANCH SPECIFIC PLAN 2-151 SECTION 2 SPECIFIC PLAN COMPONENTS 2.0.12 OFFSITE IMPROVEMENTS The project developer(s) will construct a variety of onsite improvements, including flood control structures, storm drains, sewer lines, water lines, streets, and traffic signals. These improvements are discussed in Section 6 of this document. In addition, the project will require a number of off-site improvements, some of which are being processed and constructed by other public or private agencies, including water lines, storm drains, sewer lines, and traffic signals. The locations of major offsite improvements are shown in Figures 2-47 through 2-49. Roads Initial access to the Plateau portion of the site will require the extension of Murrieta Hot Springs Road from its current terminus at Pourroy Road to the northern project boundary. Pacific Bay Homes has constructed this road from Winchester Road to Pourroy Road. Access to the central and southern portions of the site will initially be via an extension of Nicolas Road from the west project boundary to 450 feet east of the intersection of Nicolas Road/Galle Girasol. Calle Chapos will also provide access to the central and southern portions of the site. Access to the southern portion of the site will eventually require the offsite extension of Butterfield Stage Road from the southern project boundary to the existing pavement north of Rancho California Road. A new storm drain line will be included in this road extension. Drainage Flood control improvements including bank reinforcement, stabilization, and installation of rip -rap will occur downstream of the project on Santa Gertrudis Creek from Butterfield Stage Road to the MWD right-of-way and from Calle Girasol to Leifer Road. An all-weather crossing of Santa Gertrudis Creek will be provided at the Nicolas Road/Calle Girasol intersection by using a hydro -arch bridge structure or another design acceptable to the City Engineer. Water To help provide adequate water service to the area, including the project site, the Rancho California Water District (RCWD) has installed two main lines (30 -inch and 60 -inch) that will cross the central portion of the site from north to south, along the west side of the neighborhood park and neighborhood commercial area within an easement, then along Nicolas Road to the west. The RCWD supply lines will be located in Nicolas Road, with easements in Murrieta Hot Springs Road and Butterfield Stage Road. The RCWD has already prepared a Draft EIR analyzing the impacts of this project. The Eastern Municipal Water District (EMWD) will provide water to the site and has already constructed several reservoirs in the area that will eventually help serve the Roripaugh Ranch project, including the 6.8 MG Mountain View tank built by Assessment District 161 on the adjacent Rancho Bella Vista property. Sewer Project sewage flows, for Phase II of Roripaugh Ranch will be conveyed by a proposed 18 -inch to 21 -inch pipeline to Liefer Road via Nicolas Road. A proposed 18 -inch line in Murrieta Hot Springs Road, from Pourroy Road to the end of the Plateau, will be required to convey flows from the Plateau area, Rancho Bella Vista, and the Tucalota Lift Station. It should be noted that no sewer lines will be within Santa Gertrudis Creek or long Valley Wash. Construction of the Wine Country Sewer RORIPAUGH RANCH SPECIFIC PLAN 2-152 SECTION 2 SPECIFIC PLAN COMPONENTS through the Phase II property by Eastern Municipal Water District has provided additional options for routing onsite sewer flows. RORIPAUGH RANCH SPECIFIC PLAN 2-153 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-154 SECTION 2 SPECIFIC PLAN COMPONENTS Off -Site Improvements - Sewer & Water LEGEND 1 NICOLAS ROAD 1B' SEWER MAIN FROM WEST PROJECT BOUNDARY TO 450' EAST OF CALLE GIRASOL 2 30' AND 60" WATER LINES INSTALLED BY RANCHO CALIFORNIA WATER DISTRICT (RCWD) (UNDER CONSTRUCTION) PHASE 2 3 NICOLAS ROAD 21" SEWER MAIN FROM 450' WEST PROJECT BOUNDARY TO JOSEPH ROAD 1= MI 4 16' WATER LINE TO SERVICE LANDSCAPING ALONG BUTTERFIELD STAGE RD. 1 Roripaugh Ranch ttoPoµµg -1 ts, RO I SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD LOOP ROAD LA SERENA WY. Cq<<E CONTR t0 Figure 2- 47 RORIPAUGH RANCH SPECIFIC PLAN 2-155 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-156 SECTION 2 SPECIFIC PLAN COMPONENTS Off -Site Improvements - Street & Drainage LEGEND PHASE ONE 1 NICOLAS ROAD 40' WIDTH FROM 450' EAST OF CALLE GIRASOL/ NICOLAS RD TO THE 90' STREET SECTION OF WEST PROJECT BOUNDARY 2A CALLE CHAPOS 38' HALF WIDTH ON CENTER SECTION FROM BUTTERFIELD STAGE ROAD TO WALCOTT LANE 2B IF AN ALL-WEATHER CROSSING OVER SANTA GERTUDIS AT NICOLAS ROAD IS NOT BUILT, CONSTRUCT SECONDARY ACCESS 38' ON CENTER IMPROVEMENTS FROM WALCOTT LANE TO NICOLAS ROAD, AS REQUIRED 0 3 CONSTRUCT TRAFFIC SIGNAL AT THE INTERSECTION OF MURRIETA HOT SPRINGS ROAD AND POURROY ROAD re ---,—.c= 4 DOWNSTREAM BANK PROTECTION OF SANTA GERTRUD IS CREEK AND LONG VALLEY WASH IF NECESSARY ma 5 GRADING FOR SOUTHERLY EXTENSION OF BUTTERFIELD STAGE ROAD 00000 S BUTTERFIELD STAGE ROAD HALF WIDTH FROM 950' SOUTH OF NICOLAS ROAD TO SOUTH PROJECT BOUNDARY PHASE TWO 0 IMPROVE NICOLAS ROAD FROM 950' EAST CALLE GIRASOL TO DEFER ROAD CONSTRUCT TRAFFIC SIGNAL AT BUTTERFIELD STAGE ROAD AND SOUTH LOOP ROAD / CALLE CHAPOS 9 40' ALL WEATHER CROSSING OF CALLE OIRASOL AND IMPROVE NICOLAS ROAD OVER SANTA GERTRUOIS CREEK, WITH RELATED BERM AND BANK IMPROVEMENTS TO LIEFER ROAD 10 BUTTERFIELD STAGE ROAD HALF WIDTH FROM 552 SOUTH OF NICOLAS ROAD TO SOUTH PROJECT BOUNDARY 11 BUTTERFIELD STAGE ROAD MODIFIED FULL WIDTH STREET SECTION FROM SOUTH PROJECT BOUNDARY TO EXISTING PAVEMENT. PLUS RELATED STORM DRAIN AND WATERLINE IMPROVEMENTS, EXCLUSIVE OF EXISTING IMPROVEMENTS 12 FAIR SHARE CONTRIBUTION TO OFFSITE TRAFFIC SIGNALS AS WARRANTED (SEE SECTION 3.3.6 OF 2nd REVISED DRAFT EIR) * Depending on secondary 202es9 route NOTE: Improvements conceptual only - refer to Sections 34.6 and 3.5.6 of 2nd revised daft EIR for details TeeKCO1 ° -"rrK0 I Roripaugh Ranch SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD I \� PO Figure 2-48 RORIPAUGH RANCH SPECIFIC PLAN 2-157 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-158 SECTION 2 SPECIFIC PLAN COMPONENTS NICOLAS RD PA 33A PA 21 PA 20B Roripaugh Ranch Valley Portion MASTER DEVELOPER IMPROVEMENT AREAS LEGEND I MASTER DEVELOPMENT FACILITY LIMITS (STREET, SEWER, WATER & STORM DRAIN) MASTER DEVELOPMENT UNDERGROUND ONLY "''''"'''•' (SEWER & STORM DRAIN) NOTES: • ASSUMES THAT 2 POINTS OF ACCESS ARE REQUIRED TO EACH PLANNING AREA • ASSUMES DEVELOPER INSTALLS PULL WIDTH STREETS WITH CURB. • MASTER DEVELOPER TO MAINTAIN STORM DRAIN IN INDIVIDUAL PLANNING AREAS. • CITY WILL MAINTAIN STORM DRAIN AFTER CITYACCEPTANCE. 300' 0 300' 600' NORTH Figure 2-49 RORIPAUGH RANCH SPECIFIC PLAN 2-159 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-160 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0 PLATEAU NEIGHBORHOOD PLANNING AREA DESCRIPTIONS AND DEVELOPMENT STANDARDS The following describes the Planning Areas and Design Guidelines in the Plateau (Phase I). The Plateau consists of Planning Areas 1A, 1B, 2, 3, 4A, 4B, 5, 6, 7A, 7B, 8, 9A, and 32. Note that Planning Areas 9B, 10 11, 12, 33A and 33B, previously associated with the Plateau Neighborhood, are now associated with the Valley Neighborhood. 3.0.1 PLANNING AREAS 1A AND 1B Descriptive Summary Planning Areas 1A and 1B, as depicted on Figure 3-1, provides for development of 21.0 acres with low Medium Density Residential use (Planning Area 1A) and for the development of a 0.3 acre Mini -Park (Planning Area 1B). Planning Area 1A is planned for 104 single family dwelling units at a density of 4.9 du/ac. Minimum lot size shall be 5,000 square feet. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. Planning Standards Circulation Standards 1. Planning Area 1A shall only have one access point onto Murrieta Hot Springs Road. Access to Planning Area 1A will be provided from Murrieta Hot Springs Road along the north perimeter of the planning area. This access shall be right -in and right -out only. Potential access points as depicted are conceptual. Access into Planning Area 1A from Murrieta Hot Springs Road as well as access between Planning Areas 1A and 2 shall be determined when tentative tract maps are prepared. Proposed road access land located within County property between the Murrieta Hot Springs Road right-of-way and the project's north property line will need to be acquired or an access easement secured. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34th building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. A round -about shall be provided in the southeastern portion of the Planning Area as illustrated in Figure 3-1 the purpose of the round -about is to slow traffic along the roadway. 4. Vehicular access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk as illustrated in Figure 3-1. This access shall be only used for maintenance purposes. Landscape and Recreation Standards RORIPAUGH RANCH SPECIFIC PLAN 3-1 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 5. A Card Key Gated Secondary Entry, as illustrated in Figure 3-22, shall be provided at the northeast corner of planning area adjacent to Murrieta Hot Springs Road. This access shall be right -in and right -out only. 6. An Auto and Pedestrian Gated Entry, as illustrated in Figure 3-21, shall be provided behind the Card Key Gated Secondary Entry. 7. The 0.3 acre Mini -Park designated as Planning Area 1B shall be provided adjacent to Planning Area as illustrated in Figures 3-1 and 3-14. The Mini -Park shall include the following uses: • Shade arbor • One play structure for ages 2-5 years • Picnic table on slab • Benches • Low decorative steel fencing with pilasters and gate • Landscape and irrigation improvements • Project Wall (Figure 2-35) along the eastern and northern boundary • Low Wall with Pilaster (Figure 2-36) along the eastern and southern boundary 8. The Nature Walk will be located adjacent to Planning Area 1A as illustrated in Figures 3- 14 through 3-17. 9. Five paseos will be provided within Planning Area 1A as illustrated in Figures 2-32, 3-10, and 3-44. These paseos shall provide direct access to the Nature Walk. These paseos are conceptual in nature and the exact location and design will be determined prior to approval of the final map. 10. Front yard landscaping, as depicted in Figures 3-89 through 3-92, shall be installed by tile merchant builder and maintained by the property owner. Walls and Fences Standards 1. A Project Wall, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-35), shall be located along the northern perimeter of the planning area. 2. A View Fence, also illustrated in the Plateau Walls and Fences Master Plan (Figures 2-35 and 2-36), shall be located along the western and southern perimeter of Planning Area 1 adjacent to the Nature Walk. Miscellaneous Standards 3. Residential lots within Planning Area 1A that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty five (25) feet. If the residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be used to help screen views from Nicolas Valley (See Figure 3-16). The developer shall prepare a plan that identifies lots within 175 feet of the southern perimeter and lots that may have views visible from the north side of Nicolas Road. The RORIPAUGH RANCH SPECIFIC PLAN 3-2 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS plan shall be submitted to the City for review prior to approval of the tentative tract -map. The City reserves the right to request additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. 4. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 5. Please refer to Section 2.0 Specific Plan Components for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 6. Please see Section 3.1 (Plateau Design Guidelines) for criteria related to the development of Planning Areas 1A and 1B. Timing and Responsibility of Improvements 1. Improvements required of Planning Areas 1A and 1B have been completed. At the time of application of SPA No. 4, building permits for home construction and other improvements have either been completed or are underway. RORIPAUGH RANCH SPECIFIC PLAN 3-3 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-4 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area One A (1A) & One B (1B) (NNCHO DELLA VISTA SPECIFIC PIAN LANDSCAPE BY OTHERS i ¢ - MURRIETA •T SPRINGS se••••si•`•••111 Ij it Ij Ij I; Ij• IA LM 21.0 AC 104 DU'S 2 LM 18-4 AC 99 DU'S Ij I1 e I 7i4 19.5 AC ° •Nenbu MHd p g *S MAP..a nob 0 *Pained wPa•w. rnac 1 Roripaugh Ranch PAN-LOW-AIEZNMR iY -eAWAQR xfP.Anot8 -A•PIAIAe. PA 78 -PAM =I 1 H Project Wall P.. ma -I51 VW/ Farce cp•ris.ua .arlp TIAe Pete BOAC pen Feng ON Arm fH, 2'11.e4Nl Plop*LMe Faroe (FI ECOI cIwod� wAAss,l Multi Street TTeelmeN ales R B9Rot Iae VIM Nave Wak'PAeicmf IBm ry.e41e o!4 04 I --'i 1- I I I Potat&elAcura Peal Antony Amps Ee OPPIt PArAo peergnafll Figure 3- 1 RORIPAUGH RANCH SPECIFIC PLAN 3-5 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-6 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.2 PLANNING AREA 2 Descriptive Summary Planning Area 2, as depicted on Figure 3-2, provides for development of 18.4 acres with Low Medium Density Residential use. This area is planned for 99 single family dwelling units at a density of 5.4 du/ac. Minimum lot size shall be 5,000 square feet. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. Planning Standards Circulation Standards 1. Direct access from Murrieta Hot Springs Road shall be prohibited into Planning Area 2. Access to Planning Area 2 will be provided via Planning Area 1A and Planning Area 3 as shown in Figure 3-2. Potential access points as depicted, are conceptual. Access into Planning Area 2 from Planning Areas 1A and 3 shall be determined when tentative tract maps are prepared. Access points into the planning area shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34th building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. A round -about shall be provided in the southwestern portion of the planning areas as illustrated in Figure 3-2. The purpose of the round -about is to slow traffic along the roadway. 4. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards 1. The Nature Walk will be located along the southern edge of the planning area within Planning Area 7A as illustrated in Figures 3-15 through 3-17. This walk will link this Planning Area with adjacent planning areas and the Neighborhood Park (Planning Area 6). 2. A paseo will be located within the planning area as depicted in Figures 2-32, 3-2, 3-10 and 3-44. This paseo will link Planning Area 2 with Planning Area 3. The paseo is conceptual in nature and the exact location and design will be determined prior to approval of the final map. Residential lots within Planning Area 2 that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25) feet. If the RORIPAUGH RANCH SPECIFIC PLAN 3-7 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be installed to help screen views from Nicolas Valley (See Figure 3- 16). The developer shall prepare a plan that identifies lots within 175 feet of the southern perimeter and lots that may have views visible from the north side of Nicolas Road. The plan shall be submitted to the City for review prior to approval of the tentative tract map. The City reserves the right to request additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. 3. Front yard landscaping as illustrated in Figures 3-89 through 3-92, shall be installed by the merchant builder and maintained by the property owner. Walls and Fences Standards 1. A Project Wall, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-35), shall be located along the northern perimeter of the planning area. 2. A View Fence, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-36), shall be located along the southern perimeter of Planning Area 2 Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2. 10 Walls and Fences Master Plan 3. Please see Section 3.1 (Plateau Design Guidelines) for criteria related to the development of Planning Area 2. Timing and Responsibility of Improvements 1. Improvements required of Planning Area 2 have been completed. At the time of application of SPA No. 4, building permits for home construction and other improvements have either been completed are or underway. RORIPAUGH RANCH SPECIFIC PLAN 3-8 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Two (2) LANDSCAPE OF OTHERS yec t5 lee rRANCHO Blcr VISNA Ip MURRIETA HOT SPRINGS ROAD 1 B-- 0.3 AC MP 1A LM 19.0 AC 98 DU'S 2 LM 18.4 AC 99 DU'S LM 18.6 AC 99 DU'S 5 RC 5.2 AC (4.8 AC) •>••• ❑ 7A 19..6 AC Notes'. Roads are for Rostratve purposes only. Final alignment to be determined at Tentative Map stage. Access onto Murrieta Hot Springs shall 44 nghl-in righICMt 0111y. ITKC 1 Roripaugh Ranch INFORMATION PA 2 - LOW -MEDIUM DENSITY 5,000 SC. Fr. MINIMUM LOTS - 5.401fSl AC. - 99 W5 • 15.4 AC. IMMO —4-0— Project Wall (See Fgure 2.14 and 2.15) View Fence (See Rpm 2-14 and 2.16) Trail Fence (See Figure 2-1d and 2-17) Pm7acy Fence (See Figure 2-15) Split Rai Fence (See Figure 2-14) 2-17 and 416) Property Line Fence (See Fore 2.14 and 2-17) Staffed Gated Primary Entry (See Ape 41, 4-106 and 4-19) Card Key Gated Entry (See Figure 4-1 and 4-211 Parkway Street Treatment (Sae Figura 2.13 and 4.25A) Primary Project Mcnumentation (See Figure4-1 and 417) Class II Bike Lanes (bolli ) Nature Walk 'Plateau.' (Sae Foie 412 and 4-154) Potential Access Point (Sea Roe 23) Roadway Access Easement Paseo (See Forte 436) 14 13 Figure 3-2 RORIPAUGH RANCH SPECIFIC PLAN 3-9 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-10 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.3 PLANNING AREA 3 Descriptive Summary Planning Area 3, as depicted on Figure 3-3, provides for development of 18.6 acres with Low Medium Density Residential use. This area is planned for 99 single family dwelling units at a density of 5.3 du/ac. Minimum lot size shall be 5,000 square feet. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. Planning Standards Circulation Standards 1. Planning Area 3 shall only have one access off of Murrieta Hot Springs Road. Access to Planning Area 3 will be provided from Murrieta Hot Springs Road along the north perimeter of the planning area as illustrated in Figure 3-3. The potential access point as depicted is conceptual. Access into Planning Area 3 from Murrieta Hot Springs Road as well as access between Planning Areas 2 and 4A shall be determined when tentative tract maps are prepared. Proposed road access land located within County property between the Murrieta Hot Springs Road right-of-way and the project's north property line will need to be acquired or an access easement secured. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34th building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards 1. A Staffed Gated Primary Entry, as illustrated in Figures 3-3, 3-10, 3-19, and 3-20 shall be provided at the intersection of Murrieta Hot Springs Road and Pourroy Road. This entry shall substantially conform with the architecture as depicted in Figure 3-19. 2. A Primary Project Monumentation, as illustrated in Figures 3-3, 3-10 and 3-18, shall be provided at the access off of Murrieta Hot Springs Road. 3. An Auto and Pedestrian Gated Entry, as illustrated in Figure 3-21, shall be provided behind the Staffed Gated Primary Entry. 4. The Nature Walk will be located along the southern edge of the planning area within Planning Area 7A as illustrated in Figures 3-15 through 3-17. This trail will link this Planning Area with adjacent planning areas (Planning Areas 1 through 4B) RORIPAUGH RANCH SPECIFIC PLAN 3-11 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 5. Residential lots within Planning Area 3 that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25) feet. If the residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be installed to help screen views from Nicolas Valley (See Figure 3- 16). The developer shall prepare a plan that identifies lots within 175 feet of the southern perimeter and lots that may have views visible from the north side of Nicolas Road. The plan shall be submitted to the City for review prior to approval of the tentative tract map. The City reserves the right to request additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. 6. Two paseos shall be located within the planning area as illustrated in Figures 3-3, 3-10 and 3-44. One paseo will be located along the western perimeter extending from Planning Area 2. The second paseo will be located adjacent to the detention basin (Planning Area 7C) connecting the Recreation Center to the Nature Walk. These paseos are conceptual in nature and the exact location and design will be determined prior to approval of the final map. 7. Front yard landscaping as shown in Figures 3-89 through 3-92, shall be installed by the merchant builder and maintained by the property owner. Walls and Fences Standards 1. A Project Wall, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-35), shall be located along the northern perimeter of the planning area. 2. A View Fence, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-36), shall be located along the southern perimeter of the planning area. 3. A View Fence, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-36), shall be located along the western and the eastern portions of the detention basin (Planning Area 7C) as illustrated in Figure 3-3. 4. A Project Wall, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-35), shall be located along the southwestern comer of the Primary Center (Planning Area 5) and adjacent to the detention basin (Planning Area 7C). Miscellaneous Standards 1. The planning area will surround the Recreation Center in Planning Area 5. The Recreation Center will be surrounded by streets on the eastern, northern and western perimeter as illustrated in Figure 3-3. 2. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. RORIPAUGH RANCH SPECIFIC PLAN 3-12 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 4. Please see Section 3.1 (Plateau Design Guidelines) for criteria related to the development of Planning Area 3. Timing and Responsibility of Improvements 1. Improvements required of Planning Area 3 have been completed. At the time of application of SPA No. 4, building permits for home construction and other improvements have either been completed or are underway. RORIPAUGH RANCH SPECIFIC PLAN 3-13 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIIC PLAN 3-14 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Three (3) F1 sn ouSTA 4B LM 22.3 AC 113 DVS Notes. Roads am nor iuetreeve Reposes only. Final alignment to be determined at Tentative Map stage. Ne"n ` '""T1C Roripaugh Ranch I08098V1TION PA 3 • LOW -MEDIUM DENSITY •5.000S0. FT. MUM IOTS -530U5(AC. .99 D115 -18.6 AC. MOW –z—z— 6' High Habitat Fence (Sae Figura 2-14 and 2-17) Project Wall (Sae Fgwe 2.14 and 2.151 View Fence (See Figure 2•t4 and 276) Trail Fence (See Fgure 2.14 and 2-17) Privacy Fence (See Fgure 2.15 ) Split Rail Fence (See Figure 2-14, 2-17 and 4-16) Property Line Fence (See Figwe 2.14 and 2-17) Staffed Gated Primary Entry (See Figure 4-t, 4-18Aand419) Card Key Gated Secondary Entry (Sm Fgure 47 ad 4-22A) Primary Project Monunlentation (See F4094-1 end 417) Parkway Street Treatment (See Fgute 4-25A and 4-254) Gass II Bike Lanes (Ode Wes) Nature Walk "Plateau' (See Figure 4.12 and 4.156) Fuel Modification Areas (see Figure 4346 vide -24e) Potential Access Point (59e Figure 23) Roadway Access Easement Paseo (5991191.¢4-38) 10 6 u. 10 11 0. la • Figure 3-3 RORIPAUGH RANCH SPECIFIC PLAN 3-15 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-16 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.4 PLANNING AREAS 4A AND 4B Descriptive Summary Planning Areas 4A and 4B, is depicted on Figure 3-4. Planning Area 4A provides for development of 19.5 acres with low Medium Density Residential use. This area is planned for 100 single family dwelling units at a density of 5.1 du/ac. Planning Area 4B provides for development of 22.3 acres with low Medium Density Residential use with 113 single family dwelling units at a density of 5.1 du/ac. Minimum lot size for both planning areas is 5,000 square feet. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance Planning Standards Circulation Standards 1. Planning Areas 4A and 4B together shall only have one access point onto Murrieta Hot Springs Road. Access to Planning Areas 4A and 4B will be provided from Murrieta Hot Springs Road along the northwestern and northern perimeter of the planning area as illustrated in Figure 3-4. The access point between Planning Areas 4A and 4B shall be right- in and right -out only. Potential access points as depicted are conceptual. Access into Planning Areas 4A and 4B from Murrieta Hot Springs Road as well as access between Planning Area 3, 4A, and 46 and shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34th building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. Driveway approaches shall be provided on both sides of Murrieta Hot Springs Road at the MWD easement crossing for MWD access purposes. 4. A round -about shall be provided in the southeastern portion of the Planning Area 4A as illustrated in Figure 3-4. The purpose of the round -about is to slow traffic along the roadway. 5. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards 1. A Staffed Gated Primary Entry, as illustrated in Figures 3-10, 3-19, and 3-20 shall be provided at the intersection of Murrieta Hot Springs Road and Pourroy Road. This entry shall substantially conform to the architecture as depicted in Figure 3-19. RORIPAUGH RANCH SPECIFIC PLAN 3-17 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 2. A Primary Project Monumentation, as illustrated in Figures 3-4, 3-10 and 3-18, shall be provided at the access off of Murrieta Hot Springs Road. 3. A Card Key Gated Secondary Entry, as illustrated in Figures 3-10, 3-21, and 3-23 shall be provided at the entrance off of Murrieta Hot Springs Road in Planning Area 4B and for the Staff Gated Primary Entry. 4. An Auto and Pedestrian Gated Entry, as illustrated in Figure 3-21 and 3-23 shall be provided behind the Card Key Gated Secondary Entry. 5. A Parkway Street Treatment, as illustrated in the Plateau Landscape Master Plan (2-32 and 3-31 through 3-35), will be provided along the south side of Murrieta Hot Springs Road and in the median island within the planning area. 6. Residential lots within Planning Areas 4A and 4B that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25) feet. If the residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be installed to help screen views from Nicolas Valley (See Figure 3- 16). The developer shall prepare a plan that identifies lots within 175 feet of the southern perimeter and lots that may have views visible from the north side of Nicolas Road. The plan shall be submitted to the City for review prior to approval of the tentative tract map. The City reserves the right to request additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. 7. Two paseos shall be located within the planning areas as illustrated in Figures 3-4, 3-10, 3-43 and 3-44. These paseos will link Planning Areas 4A and 4B to the Nature Walk (Planning Area 7A). The paseo in Planning Area 4B will link to the Neighborhood Park (Planning Area 6) across the MWD property and easement. The design and location of the connection across the easement shall be approved by the City and the WD prior to approval of the final map. The paseos are conceptual in nature and the exact location will be determined prior to approval of the final map. 8. A Paseo Entry Gate (Card Keyed) will be provided at the northeastern corner of Planning Area 4B as illustrated in Figures 3-43 and 3-44. 9. Front yard landscaping as illustrated in Figures 3-89 through 3-92 shall be installed by the merchant builder and maintained by the property owner. Walls and Fences Standards 1. A Project Wall, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-35), shall be located along the northern perimeter of the planning areas. 2. A View Fence, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-36), shall be located along the southern perimeter of the planning areas and the southeastern perimeter of Planning Area 4B. An opening will be provided in the View Fence at the crossing of the MWD property to allow access across the MWD property to the Neighborhood Park (Planning Area 6). RORIPAUGH RANCH SPECIFIC PLAN 3-18 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, North Loop Road, South Loop Road or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 3.1 (Plateau Design Guidelines) for criteria related to the development of Planning Areas 4A and 4B. Timing and Responsibility of Improvements 1. Improvements required of Planning Areas 4A and 4B have been completed. At the time of application of SPA No. 4, building permits for home construction and other improvements have either been completed or are underway. RORIPAUGH RANCH SPECIFIC PLAN 3-19 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-20 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Four A (4A) & Four B (48) J° 3 LM 1.18.6 AC 99 DVS LANDSCAPE ST°TTEna - - - RANBC O SEL. VISTA - PUN INFORMATION PA 4A • LOW -MEDIUM DENSITY -5.000 SO. FT. MINIMUM LOTS -5.1 O115/AC. •100 DVS 19.5 AC. PA 413 • LOW -MEDIUM DENSITY -&800 RIFT. MINIMUM LOTS •5.1 DUI/AC. -113 Dln -22.3 AC. 8 OS1 12.5 AC r 9A OS1 3.8 AC 5 RC 5.2 AC (4.8 AC) 1956( Noses: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. Access onto Murrieta Hot Springs shall be right -in right -out only. Driveway approach shall be provided off of Marietta Hol Springs Road onto MWD property between Planning Areas 8 and 9A and 46 and 6. Vehicular access with hammerhead turn -around shall be provided at Nature Walk for maintenance purposes. ---,MCC `°m°'""rri 1 Roripaugh Ranch MEND WON PWWWW —14 6' High Habitat Fence (See Figure 2.14 and 2-17) Project Wall (See Figure 2.14 and 2-15) View Fence (See Fgue 2.14 end 2-16) Trail Fence (See Figure 2.14 and 2-17) Privacy Fence (See Figure 2.15) Residential / Habitat View Fence (See Fgum 2.14 and 2-17) Spit Rail Fence (See Figwe 2-14.2-17 and 4-16) Property Line Fence (See F4ure 2-14 and 2-17) Card Key Gated Secondary Entry (See Fyne 4-I and 4-22A) Staffed Gated Primary Entry (See Fgure 0.1, 4.166 and 4.19) Parkway Street Treatment (See Figure 2-13 and 4258) Primary Project Monumentaion (See Figure 4-1 and 417) Clens II Bike Lanes (both sides) Nature Walk "Plateau" (See Figure 4-12 and 4-15A) Fuel Modification Areas (See Figure 4-346 and 4348) Potential Access Point (See Figure 23) Paseo Entry Gate (See Figure437) Roadway Access Easement Paseo (See Figure 438) 1T Figure 3-4 RORIPAUGH RANCH SPECIFIC PLAN 3-21 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-22 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.5 PLANNING AREA 5 Descriptive Summary Planning Area 5, as depicted in Figures 3-5, 3-12 and 3-13, provides for development of 4.8 acres for a Recreation Center (Primary Center).This Planning Area will serve only the residents of Roripaugh Ranch. The Primary Center will be a minimum of 5,000 square feet in size. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance Planning Standards Circulation Standards 1. Planning Area 5 shall only have one access point onto Murrieta Hot Springs Road. Access to Planning Area 5 will be provided from Murrieta Hot Springs Road along the northern perimeter of the planning area. Potential access points as depicted are conceptual. Access into Planning Area 5 from Murrieta Hot Springs Road as well as access between Planning Areas 3 and 4A shall be determined when tentative tract maps are prepared. Proposed road access land located within County property between the Murrieta Hot Springs Road right -of- way and the project's north property line will need to be acquired or an access easement secured. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscape and Recreation Standards 1. A Staffed Gated Primary Entry, as illustrated in Figures 3-10 and 3-19, shall be provided at Murrieta Hot Springs Road and Pourroy Road. This entry shall substantially conform to the architecture as depicted in Figure 3-19. 2. A Primary Project Monumentation, as illustrated in Figures 3-10 and 3-18, shall be provided at the access off of Murrieta Hot Springs Road. 3. An Auto and Pedestrian Gated Entry, as illustrated in Figure 3-21, shall be provided behind the Staff Gated Entry. 4. A Project Wall as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-35), shall be located along the southwestern perimeter of the planning area. 5. A View Fence as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-36) shall be located along the southeastern perimeter of the planning area adjacent to the detention basin (Planning Area 7C). 6. As illustrated in Figure 3-12, the Recreation Center (Primary Center) shall substantially conform to the architecture as depicted in Figure 3-12. RORIPAUGH RANCH SPECIFIC PLAN 3-23 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 7. The Primary Center shall be centrally located within the planning area as illustrated in Figures 3-12 and 3-13. The developer will be responsible for providing the Primary Center. Please refer to Section 3 Plateau Design Guidelines for a complete description of amenities to be provided at the Primary Center (Planning Area 5). Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2. Please see Section 3.1 (Plateau development of Planning Area 5. Timing and Responsibility of Improvements 1. At the time of application for SPA No. 4, required improvements prerequisite for construction of Planning Area 5 have either been completed or are underway. 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan Design Guidelines) for criteria related to the RORIPAUGH RANCH SPECIFIC PLAN 3-24 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Five (5) LANDSCAPE ev OTHERS _RR! . HO_ _t4o 'RI R• _ a _ • g - a aa-'tQP ea •• • • - 1 B- - 0.3 AC MP 2 LM 18.4 AC 99 DU'S 5,1 W+ItM LM 18.6 AC 99 DU'S • • • • 5 RC 5.2 AC (4.8 AC) ••• +"4 min oC +i 4A LM 19.5 AC 160 BUS 1119.5 -AE Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. ,na — `°mn—"iT1cic 1 Roripaugh Ranch NFORMAT0e PA 5- RECREATION CENTER -4.8AC. Private Reaeekn Center •S2AC. Hese Street LEGEND —%-5— DUE MI> I KEY NA 6' High Habitat Fence (See Figure 2.14 and 2.17) Project Wall (See Figure 2-14 and 2-15) View Fence (See Figure 2.14 and 2-15) Trail Fence (See Figure 2-14 and 2.17) Privacy Fence (See Figure 2.15 ) Split Rail Fence (See Figure 2-14, 2-17 ard4-16) Property Line Fence (See Figure 2-14 and 2.17) Staffed Gated Entry (Sae Rpm 4-1, 4-18A and 4-19) Primary Project Monumentalion (See Fylde 4-1 and 4.17) Parkway Street Treatment (See Figure 2.13.4.25A and 4-258) Class II Bike Lanes (A ENDO Nature Walk 'Plateau" (See Figure 4-12 and 4-15A) Fuel Modification Areas (See Figure 4-34A and 4.3413) Potential Access Paint (See Figure 2.3) Roadway Access Easement Paseo (see Figure 4-38) 3.10 p ui 13 " 19 V 3$ 31 21 al Figure 3-5 RORIPAUGH RANCH SPECIFIC PLAN 3-25 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-26 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.6 PLANNING AREA 6 Description Summary Planning Area 6 as depicted in Figures 3-6 and 3-11 provides for development of a 5.1 acre Neighborhood Park (NP) and 1.7 acres of landscape slope. A conceptual site plan is depicted in Figure 3-11 of Section 3.1 Plateau Design Guidelines. This park and all amenities will be maintained by the appropriate City Department or Division. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. Planning Standards Circulation Standards 1. Access to the Planning Area will be provided from Roripaugh Valley Road. Access will not be permitted onto Murrieta Hot Springs Road. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access from a traffic and fire safety standpoint. 2. Adequate pedestrian circulation shall be provided to the park from the surrounding area. A paseo connection between Planning Area 4B and Planning Area 6 shall be provided as illustrated in Figures 3-6, 3-11 and 3-15. The portion of the paseo that crosses the MWD easement shall be subject to MWD approval prior to the approval of the final map. Landscape and Recreation Standards 1. A Parkway Street Treatment, as depicted in the Plateau Conceptual Landscape Plan (Figures 2-32 and 3-31 through 3-35), shall be provided along Murrieta Hot Springs Road. 2. A Parkway Street Treatment, as depicted in the Valley Conceptual Landscape Plan (Figures 2-33 and 4-60 through 4-62), shall be provided along Roripaugh Valley Road. 3. The Neighborhood Park as illustrated in Figure 3-11 shall be provided by the developer. Please refer to Section 3.1 Plateau Design Guidelines, Neighborhood Park (Planning Area 6). • Informal turf play area • Children's play area and tot lot • One picnic shelter (minimum 16' x 24' wide with picnic benches) • One lighted basketball court • Drinking fountains • Concrete walks/maintenance pathways throughout the park • Small restroom building RORIPAUGH RANCH SPECIFIC PLAN 3-27 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS • Picnic tables on slabs • Park benches • Walkway lighting • Paved parking spaces {minimum 37 spaces) • Landscape and irrigation improvements Walls and Fences Standards 1. A View Fence, as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-36), shall be located along the western and southern perimeters of the planning area at the top of the informal slope landscape area. An opening in the View Fence along the western perimeter of the planning area located across from the paseo in Planning Area 4B shall be provided to allow access between the two planning areas. Miscellaneous Standards 1. The triangle -shaped area located directly west of Roripaugh Valley Road and Fiesta Ranch Road and southeast of the Neighborhood Park (which is not a part of the Neighborhood Park), shall be landscaped with passive landscape and street furniture as approved by the City and shall be maintained by the HOA. 2. The Neighborhood Park shall be completed, the completion of the 90 -day maintenance and establishment period and the grant deed accepted by the City Council prior to the issuance of the 400th Building Permit. The park will be maintained by the appropriate City Department or Division. 3. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 4. Prior to development of the park, all plans and facilities shall be reviewed and approved by the Director of Community Service prior to the approval of the final map. Facilities shall be oriented toward passives uses containing tot lot and picnic areas. 5. Please see Section 3.1 (Plateau Design Guidelines) for criteria related to the development of Planning Area 6. Timing and Responsibility of Improvements 1. At the time of application for SPA No. 4, required improvements prerequisite for construction of Planning Area 6 have either been completed or are underway. RORIPAUGH RANCH SPECIFIC PLAN 3-28 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Six (6) MWD PROPERTY 8 $=Q � cia 12..5 AC v9 yah A URS T �� Q $gasRoq��4ofpr 4B LM 22.3 AC 113 DU'S /" • / 9A ost 3.8 AC a� At 93 33 10 L r 8.1 AC 9B 11 DU'S 0S1 8.8 AC 1 6 NP 5.1 AC 7 AC OS Notes: Roads are for illustrative purposes only. Final alignment to be determined at Final Map stage. Paseo connection from Planning Area 4B to Planning W Area 6 shall be subject to MWD review and approval prior to approval of the Tentative Tract Map. NAP rr *33B r 1- 2-3 AC - rrkc I Roripaugh Ranch 1 4 co a a a a a all a Fi•• Imo Ash woV rr 11 252551.5 r0. NC 15.4 AC (10.0 AC) tO 00.. 011 00 90 o EETK 12 "A" S 2 16.4 (15.0 AC 145 DU'S 1 4} tO :.a I, 14 J O FORAIN00N PA6- NEIGHBORHOOD PARK .8.8AC. GROSS .5.1 AC. NET -1.7AC. 063 510046 D ❑ —X-7 CO ILr____J KEY EVP 6' High Habitat Fence (See Figure 2-14 end 2-17) Project Wall (See Figure 2.14 62-15) View Fence (See Figure 2.1482-16) Residential Habitat View Fence (See Figure 2.14 and 2-17) Temporary Habitat Fence (See Figure 2-14 and 2-17) Trail Fence (Sae Figwe 2.14 and 2-17) Split Rail Fence (See Figure 2-14, 2-17 and 418) Property Line Fence (see Figure 2-14 and 2-57) Card (Bee Flgme Key4.1, Gated4.222 Secm1E 4-2ondary28) Entry Parkway Sbeet Treatment (See Figure 2-13, 4-258 and 4-250) Class I Bice Lanes (See Figure 2-4, 4-23E and 4.24) Class 11 Bike Lanes mo g sitlas) Nature Walk "Plateau" (See Figure 4-12 0754156) Fuel Modification Areas (See Figure 4-344, 4-348 and 4.34CI Potential Access Point (see Figure 2.3) Paseo Entry Gate (See Ewe 4-37) Paseo (See Figure 438) 2 5 N 4e 25 25 14 31 Figure 3-6 RORIPAUGH RANCH SPECIFIC PLAN 3-29 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-30 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.7 PLANNING AREA 7A, 7C, 8 AND PORTIONS OF 6 Descriptive Summary As depicted in Figure 3-7, Planning Areas 7A, 7C, 8 and portions of 6 will remain as flood control landscape slope and open space. This includes 1.8 acres for detention basins (Planning Area 7C), 21.2 acres for landscape slope (Planning Area 7A and portions of 6), and 12.5 acres for open space (Planning Area 8). These areas contain topographic and drainage features that will be incorporated into the Roripaugh Ranch planned community. These areas will be maintained by the HOA with the exception of Planning Area 8. Planning Area 8 will be maintained by the appropriate habitat maintenance organization. Planning Area 7B is being incorporated into Planning Area 1A, as drainage is being conveyed to an off-site facility, which has been determined to be adequately sized for the runoff created by this portion of the project. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. Planning Standards Circulation Standards 1. Vehicular access into Planning Areas 7A, 7C, 8 and portions of 6 shall be restricted to only maintenance vehicles. 2. Access into the fuel modification areas located in Planning Area 8 shall be approved by the Fire Department prior to approval of the final map. 3. Adequate pedestrian circulation shall be provided between the Nature Walk and the surrounding area. Paseo connections shall be provided as illustrated in Figure 3-7. The portion of the paseo that crosses the MWD easement as shown in Figures 3-7 and 3-11 shall be subject to MWD approval prior to the approval of the final map. Landscape and Recreation Standards 1. The Nature Walk will be located in Planning Area 7A adjacent to Planning Areas 1A through 4B as illustrated in Figures 3-7, 3-15 through 3-17 2. A Variable Width Fuel Modification Zone, as illustrated in Figures 3-16, 3-17 and 3-38 through 3-40 will be provided within Planning Area 7A. Walls and Fences Standards 1. A View Fence will be provided between Planning Area 7A and Planning Areas 1A through Planning Area 4B as illustrated in Figures 2-34 and 2-36. 2. One detention basin (Planning Area 7C) will be enclosed with chain link fencing as depicted in Figure 3-7. RORIPAUGH RANCH SPECIFIC PLAN 3-31 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3. A View Fence, as illustrated in Figures 2-34 and 2-36 will be located at the top of slope in Planning Area 6 separating the landscape slope from the park. 4. A Split -Rail Fence, as illustrated in Figures 2-34 and 2-37, will be provided along the south side of the Nature Walk. 5. A Property Line Fence as illustrated in Figures 2-34 and 2-37, will be provided along the eastern, southern and western perimeter of the planning area. 6. A Property Line Fence along the south side of Planning Area 7A shall be a three -rail horse fence with wire mesh approximately 5'-6" to 6' high. 7. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 8. Prior to development of the park, all plans and facilities shall be reviewed and approved by the Director of Community Service prior to the approval of the final map. Facilities shall be oriented toward passives uses containing tot lot and picnic areas. 9. Please see Section 3.1 (Plateau Design Guidelines) for criteria related to the development of Planning Areas 7A, 7C, 8, and portions of 6. Timing and Responsibility of Improvements 1. At the time of application for SPA No. 4, required improvements prerequisite for issuance of building permits and construction of these Planning Areas have either been completed or are underway. RORIPAUGH RANCH SPECIFIC PLAN 3-32 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Areas 7A, 7B, 7C & 8 Open Spaces MURRIETA HOT SPRING ROAD g9RIAI VIM maul W 113 8.3AC LM MP -Private I/ LA1 16.6 AC ,... _-,. -99 DU'S 1A LM 19.0 AC 98 DU'S _2 LM 16.4 AC 99 DU'S fEW(' 0S1 0S2 0S3 Habitat - PA 8 Flood Control (Detention Basins - PA's 78 and 7C) Manufactured Slope - PA 7A 8' High Habitat Fence (Sas Figure 2.14 and 2.17) Project Wall (See Figure 2-14 and 2-15) 8 —7/1- 0S1 12.5 AC 1, 9A 0s1 3.8 AC 5 RC 5.2 AC (4.8 AC LM 19.5 AC 100 DU'S 7C 1.8 AC 052 L -1 __ A 19.5 ACz LM 22.3 AC 413 DU'S Notes: Roads are for illustrative purposes Only. Final alignment to be determined at Tentative Map stage. ITKC 1 Roripaugh Ranch 6 NP 5.1 AC (105AC —X—X— \J "h3 co r• a > 4 KEVIN Yew Fence (see Figure 2-14 and 2-16) Trail Fence (See Figure 2-14 and 2.17) Privacy Fence (See Figure 2-15) Split Rail Fence (See FIgao 2-14, 2.17 and 4.16) Property Line Fence (See Figure 2-14 end 2.17) Fuel Modification Areas (5ee Figure 4-34A aM 4-346) Staffed Gated Primary Entry (See Figure 4-1.4-10A eta 4-19) Card Key Gated Secondary Entry (See Figure 4-1, 4-21 endo -22A) Primary Project Monumentation (See Figure 44 and 4.17) Parkway Street Treatment (See Figura 2-13 and 4.255) Class II Bike Lanes (ooh ries) Nature Walk 'Plateau' (See fgare4-12 and 4-15A) Potential Access Point (See Figure 2-3) Paseo Entry Gate (See FguR4-37) Roadway Access Easement Paseo (See Fguee 4.38) d_� e u -�- J Se to 9 1e Figure 3-7 RORIPAUGH RANCH SPECIFIC PLAN 3-33 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-34 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.8 PLANNING AREA 9A Descriptive Summary As depicted in Figure 3-8, Planning Areas 9A will be preserved as open space habitat. This area contains topo and drainage features that characterize the Roripaugh Ranch planned community. The open space areas will be owned and maintained by a master homeowners association or appropriate public agency as approved by the City of Temecula. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. Planning Standards Circulation Standards 1. Vehicular access into Planning Area 9A shall be restricted to only maintenance vehicles. 2. Precise access points into the fuel modification areas into Planning Areas 9A, 9B and 13 shall be approved by the Fire Department prior to approval of the final map. Conceptual access points connecting residential areas with fire access roads within Planning Area 13 are shown in Figure 3-8. Landscape and Recreation Standards 1. A Fuel Modification Zone shall be located as illustrated in Figure 3-38 through 3-40. The Fuel Modification Zone shall serve as a buffer between the open space uses and the residential uses. 2. A Parkway Street Treatment, as illustrated in the Landscape Master Plan (Figures 2-32, 3-31 through 3-35), shall be provided along Murrieta Hot Springs Road. Walls and Fences Standards 1. A Habitat Fence, as illustrated in Figures 2-34 and 2-37, shall be provided along the southern perimeter of Planning Area 9A, the southern and eastern perimeters of Planning Area 9B and along the western perimeter of Planning Area 13. RORIPAUGH RANCH SPECIFIC PLAN 3-35 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-36 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area 9A ,,r9A4 10_ 091 L•E l 15:13 AC 8..01,5 1AC5 IIT..".. -41r. • .. � fOr S`PRINC«S RaAD 51 A0 t�"' 11 //LL (LT 053) 1` 154 AC \S` i.,Y ,aln (10.0 AC) CB AG 1I li ri P P NAP 33B 053 2.3 AC lE titte.61-t _MP! 33A b onretrtir 1.8 AC 5023 +466 Ork ra a 13 051 179.8 AC psskrs."pfw 14 e` 1,62 13.55 AC {3.8 AC 052) %t1\ ♦ 154 OV5 �l"l� • •T_ �r�2 •• ••�NG��iiq_• a • to k 16 LM 15 294 AC 45 DU3 M2 14.1 AC • 5e DU'S Mnct 019 29 • 17 MAC o Nolen rm•ads are br m WaMe gepeees CSj- FW.S afpmunl m ea eawm.Nq al ianlelM. Map idaya. KV' YAP RC 4.v tatta 43201. •moi The Kala oame.roer Roripaugh Ranch /flf 1M 15'MWdn Two See ryn 4.15 via. Germ lee 017 . 2-1e as Fu/ tbdbfatite Zan Rlfinaea Rat Fero4 ...slope Lsgeatar thon 1:1 5b14 Rai Fame Os1 1.....j Co o, FOAM Habitat- PA 9198 and 13 ligh Habitat Fence leer Fpwaw au al Project Waft (aw Flawe 2-14F and Z.) View Fence (Sf 59412.14 oro 2 -la) Residential! Habitat Vane Fence )Saiysn2-l4ard 2=11) Temporary Habitat Fence 06.11 ue2.0 edal>) Trial Fence IS.Aim ae4.2-12) F=1 Split Rol Farm (Safi Fp.e 2-14,2-12aq 1421 Fuel Modification Meas (Se* Nun 4,141.4-1413 *421C) Card Key 0111ad Semrgary Entry (Sae Fwn 4-1. 422C tAmg114201 Primary Project FAonurnenlaBon ISaaF9 4.l ldI-li7 Partway Street Treatment is_ Rant 2.114710.4.11E end 42M1 fol C OLO I . gnss(bike Lanes (s.a Fa)a a-4. 4-z3E, a-ar and +-z+) amen sae Laren RIFa1 000662- 6° Wide Sod Surface Path ISee .?w+-2/1 15 MWB-Use Trail wt in 35 � F�tca ion tone SEA 41 Nettle Work "Plateau' (Sm newt manta) 053 Potentia( Access Pant Ism Rye gal Fire Access Point ta,anoat Paseo (soy Rya 4311 Landscaped •PA 338 Figure 3-8 RORIPAUGH RANCH SPECIFIC PLAN 3-37 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-38 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.9 PLANNING AREA 32 Descriptive Summary Planning Area 32, as depicted on Figure 3-9, provides for development of a 2.0 acre usable fire station site. Any slopes and monumentation shall be located outside the 2.0 acre site. The site will be conveyed by the developer before issuance of the first building permit. The station will be constructed and equipped through a combination of financing, including the developer, the City, and/or a Community Facilities District (CFD).The station will be maintained by the City and County of Riverside once it is accepted as complete by the Fire Department. NOTE: This fire station, Station No. 95, has been constructed and reflects the standards listed below. Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. Planning Standards Circulation Standards 1. Access to this planning area will be provided from South Loop Road when tentative tract maps are prepared. 2. The exact location of access easements for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in Figures 2-33 and 4-55 through 4-59, shall be provided along Loop Road. 2. A Parkway Street Treatment, as illustrated in Figures 2-32 and 3-24 through 3-30 will be provided along Butterfield Stage Road. 3. A Primary Project Monumentation, as illustrated in Figures 3-10 and 3-18 will be provided at the intersection of Butterfield Stage Road and Loop Road. 4. A Staff Gated Primary Entry, as illustrated in Figures 3-9, 3-10, and 3-19, will be provided along Loop Road. The entry shall substantially conform to the architecture as depicted in Figure 3-19. 5. An Auto and Pedestrian Gated Entry, as illustrated in Figure 3-21, shall be provided behind the Staffed Gated Primary Entry. 6. A Multi -Use Trail, as illustrated in Figures 2-33 and Figures 4-38 through 4-47 will be RORIPAUGH RANCH SPECIFIC PLAN 3-39 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS provided along the southern and western boundary of the planning area. 7. A Fuel Modification Area, as illustrated in Figures 3-9 and Figures 3-89 through 3-92, shall be provided along the southern perimeter. Walls and Fences Standards 1. A Project Wall will be located along the eastern, northern, western and southern perimeters of the planning area as illustrated in the Plateau Walls and Fences Master Plan (Figures 2-34 and 2-35). An Optional Project Wall or View Fence will be located along the northern perimeter depending upon the results of the noise study. 2. A Split Rail Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2- 34, 2-37, and 4-38 through 4-47) shall be provided along the multi -use trail. Miscellaneous Standards 1. The style of architecture for the fire station shall of a similar style to the architecture identified in Section 4.0 of this document. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan Timing and Responsibility of Improvements 1. At the time of application for SPA No. 4, construction of Fire Station 95 is nearing completion and the estimated operational start date is January 2018. RORIPAUGH RANCH SPECIFIC PLAN 3-40 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Thirty -Two (32) 27 SP 19.7 AC (1.4 AC 0S2) virOseencie PA 32 - ARE STATION SIIE -2.0AC. GROSS -1.5 AC NET 28 S2 20.0 AC ... w (1 al 220S22 AC In M2 20.3 AC 164 DU'S • SOUTH LOOP ROAD CALLE CHAPOS • •C P20ESRdnx 20059,2 1 32 P1 2.0 AC (1.5 AC) ITKO 1 Roripaugh Ranch *21 23.9 AC 22 DVS Notes: Roads are for Illustrative purposes only. Final alignment to be determired al Tentative Map stage. • A 15 wide multi -use trail is located in Planting Areas 19.20 and 21 adjacent to the property boundary. • Planning Areas 19 and 20 will nave 1.0 acre minimum lots adjacent to the property boundary and 20,000 sq. R minimum lots adjacent to the 1.0 acre lois. • Planning Area 21 will have 1.8 acre minimum lets adjacent to the property boundary and 20.000 eq. ft minimum lob adjacent to the 1.8 acre Iota. eNNH EDI 4110, 14-3 • Project Wall (See Figure 2-14 and 2-15) Trail Fence (See Figure 2-14 and 2-17) Split Rail Fence (See Flpure 2-14.2-17ad418) View Fence (See Figgie 2-14 end 2-18) Optional r anllrea Fence studies) (See Fgure 2-14 eaagh 2-16) Staffed Gated Primary Entry (See Figura 42.4-15A and 418E) Primary M1lnumentation (Sae Rpm 4-2 and4-17) Parkway Street Treatment (See 0W0 2-13.4-23A end 4.238) South Loop Road Treatment (See Five 2124-28 and 4-29) 15 Multi -Use Trail w) in 30' Fuel Modification Zone (See Figure 4-13 and 416) Class II Bike Lanes We Oder) River Walk orswim nlma-use Pal) (See Figured -13 end 4-14) Pedestrian Bridge (See Figure 414) Fuel Modification Areas (See Figure 4-34A and 4.340) Potential Access Point (See Apse 23) Fire Access Point (5m Figure 23) Paseo Entry Gate (See Rgre4 7) School Entry Gale (See Fgue 4-10 and 4-11) Non -Vehicular Fire Access Point (See Figure 23) Paseo (See Figure 4-36) ia Figure 3-9 RORIPAUGH RANCH SPECIFIC PLAN 3-41 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-42 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES The design guidelines contained within this portion of Section 3.0 shall be considered the guidance for Phase I, the Plateau Neighborhood of Roripaugh Ranch, that includes Planning Areas, 1 through 9A and 32. The guidelines presented herein are intended to encourage creative design and individuality. They are intended to assist in providing the continuity and desired planned community image that will make Roripaugh Ranch a unique and special community. 3.1.1 LANDSCAPE CONCEPT The landscape concept is intended to support the architectural guidelines by defining the community image through preservation of natural open spaces and development of: public and private parks and trails, formal streetscapes that create an inviting atmosphere, distinctive project monumentations and signage, and informal landscaped slopes to provide screening and buffering as the project interfaces with the adjacent land uses. The landscape concept is illustrated in the Plateau Landscape Master Plan, Figures 3-32 and 3-10. The areas addressed in the Landscape Master Plan are all major and secondary public roadways, private roadways within planning areas, project monumentation signage, slopes and buffer areas, public and private park and recreational facilities, private guard gated and gated entries, public pedestrian trails, private pedestrian trials and paseos, public equestrian trails, fuel modification and re -vegetation of natural open space areas. The landscape concept is intended to unify and shape a planned community whereby the residents that live within the private residential areas are linked to private and public parks, schools and neighborhood commercial establishments through a safe and pedestrian friendly paseo and trail system that provides an alternate method of transportation and reduces the necessity for auto travel within the community. RORIPAUGH RANCH SPECIFIC PLAN 3-43 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-44 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Landscape Master Plan ("Plateau") )ERE D INFORMAL SLOPE IANDSCME ®® NAiIANM.IIE SLUMS UMSCAPE AND 129IAL SUPPER CD IOD' WIDE P.H MODQ-TCATIONZOIES (1WA MAINTAINED). SEE FIWRE 413D CD VARIABLE WIDTH FUEL 1600I71CATILN LONE SEE FTSURESRLS, 4J3A, AND 4348 HPOA MAIM INEDI O ED SEE G SLD PRIMARY ENTRY, • CARD KEY GATED SUMMIT ENTRY, SEE FINNS 4.218432A Q3 EASED. SEE MORE 939 04 NATURE WALK, SEE FIGURE 4.13 84.154 ® PASEO ENTRY GATE (CARD MEDI, SEE FIGURE 4.37 NOTA PARTOWD) HIO.TECTROINDARY PRDNARYMONJMENTATION. FEE mows 4.1r 4.I9 O IWSTRATES FIGURE NMMBR! 0 0 0 ® HOA IMMUNE, 1:- PURSE WORKS MAINTAINED STREWS AND SIDEWALKS POA MAINTAINED HOA MAINTAINED / COMPACT WITH WC d WOO OPEN SPACE HABITAT TG30 MAINTAINED PARKS, MOMS, ANSPARLWAYS "`m" "'"araC 1 Roripaugh Ranch L LOW DEN511911ESTOEHT/AL L.E RDW DENSITY ESTATES LM LOW MEDIUM PESOSENTIAL NC NEI6HBCFH008 COMMERCIAL W PUBLIC NEI6113041000 PARK.5EE FIGURE 4.4 W MIL PARK SEE FIGURE 49 RC PRTVAIE RECREATION CENTER, SEE FIGLYE OSI HARIIAT 052 FLOOD CUHAOL 033 LANDSCAPE SLOPE Figure 3-10 RORIPAUGH RANCH SPECIFIC PLAN 3-45 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-46 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.2 PARKS, RECREATION AND OPEN SPACE FACILITIES The following describes the public and private parks and recreational facilities that will be incorporated into the planned community in the appropriate planning areas. Refer to Section 2.7 (Phasing Master Plan) for timing of the construction of the proposed park and recreational facilities. Public Parks and Recreational Facilities Neighborhood Park (Planning Area 6) (See Figures 3-6 and 3-11) This is a 5.1 acre neighborhood park serving primarily the Roripaugh Ranch community. The fully improved park is planned to be dedicated to the City of Temecula. DIF credit may be given pursuant to a park improvement agreement or development agreement. This park site will be fully improved prior to the issuance of the 400th building permit. As depicted in Figure 3-11, the proposed improvements for this park include the following recreational elements: • Informal open lawn areas. • One tot lot play area approximately 1,200 square feet with one play structure, slides, swing set and other age appropriate play equipment. Safety surfacing to be sand with rubberized surfacing for ADA accessibility with City -approved shade cover. Landscape Structures or equal. • One children's play area approximately 2,400 square feet with one play structure, slides, swing set and other age appropriate play equipment. Safety surfacing to be sand with rubberized surfacing for ADA accessibility with City -approved shade cover. Landscape Structures or equal. • One metal picnic shelter (minimum 16' wide x 24' long) Poligon 'or equal.' Architectural style and color to be similar to restroom building. • Two ADA accessible drinking fountains. One at the restroom building and one at the picnic shelter. • Eight 8' long ADA accessible concrete picnic tables, Quik Crete 'or equal', and one metal barbeque unit per table. Six tables shall be installed on 14' wide x 16' long concrete slabs. Two tables shall be installed at picnic shelter. • Twenty two 12' high walkway lighting fixtures. Style to be per City standards. Lamps to be high-pressure sodium. Fixtures to be spaced approximately 120' on center along walkways and around parking lot. • One cyclone style bicycle rack to be located at restroom building. • Seven concrete trash receptacles located throughout park. • Four 6' long concrete park benches with concrete backs, Quik Crete 'or equal'. • One lighted basketball court, court shall be concrete with painted stripes, no surfacing. Goal post and backboard to be galvanized steel. Court size to be 84' long x 50' wide. Court shall be lit by four metal halide lights on 20' high poles. Lights to be controlled by Musco Control Link. • One public restroom building. Architecture style of building to be similar to private recreation center building with City standard fixtures. Building to be approximately 600 square feet including small storage room between restrooms. • Paved parking lot and driveways for 37 cars with stripping and signage. Pavement section to be 3" asphalt paving over 4" aggregate base. Curbs, gutters and swales to be concrete with block trash bin enclosure with 6 -inch thick concrete approach pad. RORIPAUGH RANCH SPECIFIC PLAN 3-47 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES • 3' wide concrete swale on the park side of the 6' high view fencing located on the west and south portions of the park atop the 2:1 slope open space area within Planning Area 6. • Concrete walks: 1) walks adjacent to parking lot, at picnic slabs, plaza, patio, surrounding children's play area and tot lot and basketball court shall be 4 thick. 2) Walks used for maintenance vehicle access to be 8' wide and 6" thick. • Landscaping: 1) Lawn shall be hydro seeded per TCSD standard, 2) Trees shall be 50% 15 gallon and 50% 24" box, 3) Shrubs shall be 5 gallon, 4) Ground cover to be rooted cuttings spaced at 12" on center. Trees shall be double staked with lodge pole pine tree stake and cinch ties per City standard. Arbor guards shall be installed at all trees within lawn areas. Deep root barriers shall be installed at all tree wells and trees located within 8 feet of hardscape. • Irrigation to be City Standard equipment with automatic controller (Calsense). Controller to be connected to citywide master control system by phone wiring or radio. System to have master control valve and flow sensor monitor and other required accessories. Mainline and lateral line piping to be alert line (purple). Park watering time shall be 10pm to 6am, 5 days per week (Mondays- Fridays). Entire park shall be watered each watering day. RORIPAUGH RANCH SPECIFIC PLAN 3-48 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Neighborhood Park Project Wall (HOA Maintained) View Fencing Card Keyed Gate, Figure 4.226 Paseo. (HOA or. Project Wall, (HOA Maintained) View Fencing (HOA Maintained) Informal Slope Landscape (HOA Maintained) Planning Area 49 Future Proposed City Wide Trail System. R9htpy ,M D.. Wap /' Nature TIo l (HOA M9 nta ned) 6' Chain/.ink Property Line Fencing) (HOA Maintained) Figure/2.17 r Property Line 0 610 41Ca L. 000 Rc 4 OTA) o a n00 049 • 00 Ql� �)a 0 Park Sidewalk Picnic Table Restroom Building tel • eveo TCSD Maintained Parkway. Mu"riett S?reams ROa ti• co O.0 Children's Play Ar •1..t t SO Shelter (TCSD 3' Wide MaintConcainreteed) Swale bb- ri-Kc 1 Roripaugh Ranch Inforn'ol Slope Landscape. (404 Maintained) View Fencing (HOA Maintained)," eo 0,40044.14 Property Line Drainage Swale. Not A Part (404 Maintained) Property Line 1100 0,021 swilo v. Lighted Basketball Court 37 Cor Parking Lot Pork Boundary Planning Area 11 Note: Pork And All Amenities Are TCSD Maintained. •000 00 -GOD- TCSD Maintained Porkway. HOA Maintained Parkway. �' HOA Maintained /4:.. Property. a0KF�Y MAP TOSCOLF use Figure 3-11 RORIPAUGH RANCH SPECIFIC PLAN 3-49 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-50 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Private Parks and Recreational Facilities Primary Center (Planning Area 5) (See Figure 3-5, 3-12, and 3-13) This 4.8 acre private recreation center is planned within Planning Area 6 in the Plateau area of Roripaugh Ranch. This will be a private recreation center that will only serve the recreation needs of the Roripaugh Ranch project. This center shall include the following recreation elements. • Primary Center Club House (5,000 square feet minimum) with exercise room, weight room, aerobic room, game room, kitchen, offices, Bistro, restrooms and showers • Recreational lap pool (2,000 square feet to 3,400 square feet) and decks • Wading pool • Pool restrooms and showers • Cabana and pool equipment room • One spa • Two lighted tennis courts (6 lights per court) with viewing area • Fountain at entry drive • Drop-off area in front of recreation center with accent paving • Children's play area with one play structure for ages 2-5 and one play structure for ages 6-12 years, swings and other age appropriate play equipment • Forest Wood Products playground safety surfacing • Wood shade arbor with picnic table • Grass volleyball court • Four picnic tables on concrete slabs • Concrete walkways • Walkway lighting • Parking lot improvements for a minimum of 30 cars • Landscape and irrigation improvements Mini -Park (Planning Area 1) (See Figures 3-1 and 3-14) The 0.3 -acre private park is planned within Planning Area 1B in the Plateau area of the Roripaugh Ranch project. This will be a private recreation facility that will only serve the recreation needs of the Roripaugh Ranch project. This area shall include the following recreation elements. • Wood shade arbor with picnic table • Tot lot with one play structure for ages 2-5 years, swings and other age appropriate play equipment • Forest Wood Products playground safety surfacing • One picnic table on concrete slab • Two benches • Low wall with pilasters and gates • Concrete sidewalks • Landscape and irrigation improvements • No parking lot improvements (on -street parking) RORIPAUGH RANCH SPECIFIC PLAN 3-51 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-52 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Primary Center Planning Area 3 - - Private Interior Street On Street Parking T_.T_.1 l T_ — 'L i Faurdain :e On Street Parking Club House, Figure 4.8 Vine Covered Arbors Pool Equipment Building Courtyard 5u Note Bebw • Pool Storage _Building. -Concrete Walk Restroom as - g h O _Viewing Ara Grass Volleyball Picnic Table 44 20' Wide Sewer Easement Children's Ploy Ara Shade Arbor _1 I0 25 Car Pm, kingLot Project Wall, Figure 2-15 Pura To Nature Walker 1TKC 1 Roripaugh Ranch View Fencing. Figure 2-16 Landscape Slopes HOA Maintainer View Fencing. Figure 2-16 Planning Area 3 Project WnlrFigure 2-15 MEP Note: Pork Portion Of Primary Recreation Center To Be Fully Developed Prior To Issuance Of 250 th Building Permit. Building And Surrounding landscape Ta Be Fully Developed Prior To Issuance of 350 th Permit. Figure 3-12 RORIPAUGH RANCH SPECIFIC PLAN 3-53 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-54 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Primary Center Clubhouse Elevation ni+gtn w assn:. rr. • - umSCIPG nncm Icer 1 Roripaugh Ranch Figure 3-13 RORIPAUGH RANCH SPECIFIC PLAN 3-55 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-56 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Mini -Park Low Wall With Pilaster See Figure 2-15 0 H Shrubs & Ground Cover Concrete Sidewalk Privacy Fencing, Typical Figure 2-15 Project Wall, Figure 2-15 Picnic Table Lawn Tot Lot Gate Benches Project Wall Shade Arbor o°--1TKC 1 Roripaugh Ranch Interior Private Street Figure 3-14 RORIPAUGH RANCH SPECIFIC PLAN 3-57 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-58 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Open Space (Planning Areas 6, 7A, 7B, 7C and 9A) (See Figures 3-10 and 2-34) Planning Area 7A, and the slope portion of Planning Area 6 will provide for 21.2 acres to remain as natural open space and manufactured landscape slope. Planning Areas 8 and 9A, will provide for 16.3 acres to remain as natural open space. These areas contain topographic and natural features that characterize Roripaugh Ranch as a unique community. It is envisioned that the open space areas will be owned and maintained by a master homeowners association or appropriate public agency as approved by the City of Temecula. Portions of Planning Area 6 will include manufactured slopes that are not part of the Neighborhood Park. This slope will be landscaped with native species that will blend with and enhance the surrounding area. All landscape will be automatically irrigated. Planning Areas 7A will include a private nature walk and landscaping of slopes and other areas disturbed by construction. Landscaping will consist of planting of native species of trees, shrubs and ground cover that will blend and enhance the area. All landscaping will be automatically irrigated. Planning Areas 8 and 9Awill remain in their current natural condition with the exception of hydro seeding a of non -irrigated native plant species mix to provide erosion control in areas disturbed by construction. Fuel modification will occur at the perimeter of these areas adjacent to proposed improvement (See Figures 3-38 through 3-40). Landscaped areas will not be irrigated. RORIPAUGH RANCH SPECIFIC PLAN 3-59 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.3 TRAIL SYSTEM (See Figures 3-15 through 3-17) Private Trail System Paseo System (See Figures 3-15, 3-43 and 3-44) Paseos within the Plateau will link Planning Areas 1A, 2 and 3. The paseos together with sidewalk along the private streets will create a pedestrian path linking the planning areas to the private recreation center in Planning Area 5. Other paseos within the Plateau will link Planning Areas 1A, 2, 3, 4A, 4B, and 5 to the private Nature Walk within Planning Area 7A. A link will be provided at the easterly side of Planning Area 7A, connecting the Nature Walk to the Neighborhood Park, Planning Area 6. Paseo improvements will consist of landscape and irrigation, a 5 -foot wide concrete sidewalk, bollard lights and project walls or view fencing on both sides. Nature Walk (See Figure 3-17) The Nature Walk within the Plateau is located within Planning Areas 7A and 7B as illustrated in Figure 4-15. The trail will be constructed of 3" thick AC paving over compacted native soil base to a width of 10' and provides an internal non -vehicular link between the planning areas within the Plateau area of Roripaugh Ranch project. In most cases the Nature Walk will be a minimum of 4' below the residential lots and in other cases the Nature Walk will be level with or above the Residential lots. In all cases the view from the Nature Walk into the residential lots north and south of the walk, will be screened with existing earth mounds or informal landscaping consisting of native plant species that will blend with the existing environment. Public Trail System (See Figures 2-34 and 3-15) Bicycle Lanes (See Figures 3-24 through 3-37 and Figures 4-52 through 4-54) Class II bicycle lanes are planned for the Roripaugh Ranch project. Bicycle lanes are planned within the public street along both sides of Loop Road, Butterfield Stage Road, Murrieta Hot Springs Road and both Roripaugh Valley Road and Fiesta Ranch Road. The bicycle lanes will link all residential neighborhoods with schools, parks and neighborhood commercial center. A Class I bicycle lane/pedestrian walkway will be provided within the right-of-way on the west side of Butterfield Stage Road between Murrieta Hot Springs Road and Nicolas Road (See Figures 3- 24 through 3-30). RORIPAUGH RANCH SPECIFIC PLAN 3-60 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.4 PROJECT MONUMENTATION AND PRIVATE ENTRIES Community entries will consist of three types, Primary Project Monumentations, Staff Gated Primary Entries and Card Key Gated Entries. In addition, a Bridge Monumentation will be provided at "North Loop Road" and Butterfield Stage Road as it crosses Santa Gertrudis Creek and the "South Loop Road" s it crosses Long Valley Wash. The designs will consist of aesthetically blended construction materials, signage, specialty lighting and formal landscaping. All project monumentation and entries will be maintained by the Master Homeowner's Association and will be located outside of the TCSD maintenance areas and the public right of ways. All monumentation, signage and wall locations, setbacks and heights will conform to the City of Temecula vehicular sight line and signage standards. Primary Project Monumentation (See Figures 2-33, 2-34, 3-10 and 3-18) The Primary Project Monumentation is designed to create a sense of arrival into the project at various locations along the major arterial streets. These entries will create a formal identification for Roripaugh Ranch and will be uniform in their design and landscape. Project monumentations will occur at three locations within Roripaugh Ranch: at the intersections of Murrieta Hot Springs Road and Pourroy Road; Butterfield Stage Road and Nicolas Road/North loop Road; and Butterfield Stage Road and Calle Chapos/South loop Road between Planning Areas 22 and 32. The entry locations are illustrated in Figures 2-34 and 3-10 and their design is illustrated in Figure 3-18.These elements are subject to refinement during the final design process. Staffed Gated Primary Entries (See Figures 2-33, 2-34, and 3-19) A Staffed Gated Primary Entries are located at three areas within the Plateau Neighbor. south of the intersections of Murrieta Hot Springs Road and Pourroy Road. The Staffed Gated Primary Entries will serve as major entrances into the private residential housing areas. The entries will consist of a guard house, manned 24 hours a day, card reader activated control arms, auto and pedestrian gates, accent paving, decorative steel fencing, project walls, pilasters and formal landscaping. Entries will be designed to accommodate a turnaround for non-residents, delivery waiting areas and emergency vehicle access capabilities. The entry locations are illustrated in Figures 2-32 and 3-10 and their design is illustrated in Figure 3-19. These elements are subject to refinement during the final design process. Card Key Secondary Entries (See Figure 2-3, 3-10, and 3-19) Card Key Secondary Entries will be located in Planning Areas 1A, 4A, and 4B. Planning Areas 1A, 2, 3, 4A and 4B will serve as secondary entries. The entries will consist of card reader activated auto and pedestrian gates, accent paving, decorative steel fencing, project walls, pilasters, formal landscape and turn around areas for non-residents. The entry locations are illustrated in Figures 2-32 and 3-10 and their design is illustrated in Figure 3-21. These elements are subject to refinement during the final design process. RORIPAUGH RANCH SPECIFIC PLAN 3-61 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-62 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Trail System Master Plan ("Plateau") 6 DEVELOPMENT OF MURRIETA HOT SPRING ROAD AND OFFSITE CLA55 22 BICYCLE LANES ARE BY OTHERS NAP 2 '4.25 _ - -- MURRIETA HOf SPRING ROAD- -- COUNTY OF RIVERSIDE LEGEND 7 053 INFORMAL SLOPE LANDSCAPE (ROA MAINTAINED) NSL NATIVE SLOPE LANDSCAPE 040A MAINTAINED) FM FUEL MODIFICATION ZONES (HOA MAINTAINED) I STAFFED GATED PRIMARY ENTRY (FI61.1RE 4.19) 2 CARD KEY GATED SECONDARY ENTRY (FIGURE 4.21, 4.224, 6 4.22F) 3 PA5E0 (FIGURE 4.38) 4 NATURE WALK 5 PASEO ENTRY GATE (CARD KEYED) (FIGURE 4.37) 6 PROJECT BOUNDARY CIA FIGURE NUMBER ITKG 1 Roripaugh Ranch NM MN 4.15 PRIV4TE PA5E05 AND RECREATION TRAILS (HOA MAINTAINED) PUBLIC CLASS I BICYCLE LANE/PEDESTRIAN PATH PUBLIC CUSS II BICYCLE LANE 5' WIDE (CITY PUBLIC WORK DEPT. MAINTAINED) PUBLIC CLASS II BICYCLE UNE 10' WIDE (CITY PUBLIC WORK DEPT. MAINTAINED) L LOW DENSITY RESIDENTIAL LM LOW MEDIUM RESIDENT/AL NC NEIGHBORHOOD COMMERCIAL NP NEI6H404.1400D PARK MP MINI PARK RC RECREATION CENTER 051 HABITAT 053 LANDSCAPE SLOPE NAP NOTA PART MATCH LINE -- SEE FIGURE 4-13 Figure 3-15 RORIPAUGH RANCH SPECIFIC PLAN 3-63 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-64 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Visual Buffer Areas ----MCC 1 Roripa ugh Ranch 12 14 15 Figure 3-16 RORIPAUGH RANCH SPECIFIC PLAN 3-65 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-66 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Nature Walk "Plateau" Existing Vegetation Property Lire, Fencing At Project 1 Boundary Existing Residential Development Enhanced landscaping To Buffer View From Nicolas Rood Residence Informal landscape Native Species Project Boundary Variable Width (20' to 70') 1, Fuel Modification Zone 4' High Split Rail Fenei g Properly Line Fencing , At Project Boundary 1404 Maintained - 2:1 Slope 2' Varies (150' Max.) HOA Maintained 10 Properly Line View Fence, Figure 2.16 (HOA Maintained) 6' Proposed Residential Derek Planning Areas 14. 2, 3, 44.4 4' Min 25' Min Vanes 10' Min / Rear Yord Setback 3' ACPoning Over 66 Compacted Native Sot 175' Visual Buffer Zone Section Enhanced landscaping To Buffer Variable Width 120' to 70') Fuel Modification Zone View From Nicolas Rood Residence Projcc Boundary ibli wedIgh 607 TO SCALE \ / 1 PropertyL informal Landscape Native Specks Existing Vegetation IO' 2' .�. iY-. a4k aiY-- �Yf. Existing Erode 4' High Split Rail Fencing 3' AC Paring Over 6 Comported Native Soil Section 4'to 6' Mox. 6 to 9 Typ. Varies 069E Max) HOA Maintained 175' Visual Buffer Zane A 175 Foot Visual Buffer Zone Has Been Established From The South Property Line To The Southernmost Units. Any Units N This Buffer Zone That Arc Visible From Homes Along The Not Side Of Nicolas Road Will Either Have Enhanced Landscaping e Increased Rear Yard Building Setbacks To Assure That Units I The Plateau Area Will Hove Limited Visibility From The Nicole Valley Area. IKew fence, Figure 2.16 0IOA Maintained) Veit (Home) Proposed Residential Oevelopment Pluming Areae 14, 2, 3,44 64B 25' Min Rear Yard Setback I °''°'iTICC 1 Roripaugh Ranch NOT TO SCALE O Figure 3-17 RORIPAUGH RANCH SPECIFIC PLAN 3-67 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-68 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-18 Primary Project Monumentation te' Note: Palms to be 16' brown tnmlt height, on trees to be 36" to 48" box size, shrubs to be 5 galbn to 16 gollon, gr and covcr to be spaced at 8" O.C. TM KNm Compm„1T c 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-69 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-70 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Staffed Gated Primary Entry (Perspective) Vr,/ : if. -4%4 !4 ----MCC 1 Ron' pa ugh Ranch RONALD Gc FIIRESTONE4-0,10500..01.00-11.0 Vd..1010,101 Figure 3-19 RORIPAUGH RANCH SPECIFIC PLAN 3-71 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-72 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Staffed Gated Primary Entry (PA 3 & 4A) All Median ISlands Within Murrieta Hot Springs Road To Be Maintained By County Of Riverside Not A port. Landscape By Rancho Bella Vista Development Maintained By Rancho Bella Vista HOA Landscape Within Access Easement To Be Maintiained By Roripaugh Ranch 1104 All Median Islands Within Murrieta Hot Springs Road To Be Maintained By ---CountyACgiv Access Easement Line Murrieta Hot Springs Road Not A port. Bello Vista Development Main ante 8y Rancho Bella Vista HOA Sidewalk -' 10' Wide Class II Bicycle Lane Access Easement Line Project Wall Figure 215 (1-104 Maintained) All Street and Sidewalks within Shrub A Project Boundaries to be HOA ` droundcover of 008 Maintained Card Readee - --_._\` Control Arms -------. Curb AGutter °.i' ,.. Maunded Lawn�e, . Planning Pilasters h Area 3 i 1--: Card Keyed Pedestrian -� a4 Gate. Figure4-20C SW" (HOA Maintained) -4 . /11' v 1 i 1, III vv Vehicular Access Gate, Figure 4-20C (404 Maintained) Lawn a4' 008 at. Private Interior Street I Roripaugh Ranch County Of Riv'erside�, Sidewalk) City Of Temecur— •.Primary Project Monumentation Figure 417 (I -10A Maintained) Parking Space Project Wall, Figure 2-15 804 Maintained Shrub d GrouriCover Staffed'6ated Primary Entry, Figure 4-184 (HOA Maintained) Accent Paving (140A Maintained) Car- Pedestrian -- Gate, Figure 4-20C (HOA Maintained) Planning Area 4A NOTE: 1. All streets, curbs, gutters sidewalks. and bicycle lanes within County of Riverside to be maintained by The County of Riverside. 2. AII3treets; curbs, gutters, and sidewalks, within Roripaugh Ranch Project to be maintained by Roripaugh--- Ranch-HOA._ KEY MAP NOT TO epos Figure 3-20 RORIPAUGH RANCH SPECIFIC PLAN 3-73 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-74 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Auto & Pedestrian Gated Entry Card Keyed Pedestrian 6ate.- May Occur On One Or Bath Sides Of Entry Accent Tree (Typical) Uplights On Pdms // -- Palms 1.0i70 SCALE L�- - Wallow( Lighting See Figure 4. 5 (Typical). Decorative Steel Fetes. Color To Be Dark / Bronze Or Copper. Project Wall, Figure 2.15 Shrubs And Groundcovers, Typical Varies 3' Mink Varies Entry Drive, Typical T"`N `°m°°"" IT1CC 1 Roripaugh Ranch 12' Min. Pilaster With Ledger Stone Veneer And Concrete Cap varies 12' Min. 5'dewalk, Typical Decorative 5 eel Fencing See Figure 2. 7. Color To Be Dark Bronze Or Copper Varies 3' Min. -,(—Varies Project Wall Figure 2.15 Figure 3-21 RORIPAUGH RANCH SPECIFIC PLAN 3-75 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-76 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Card Key Gated Entry (PA 1A) Clam EL Bicycle Lane Class II Bicycle Lane Sidewalk — Median Leland (County Of Riverside Maintained) Parkway (Caunty Of Riverside Naim MURRIETA HOT SPRINGS ROAD Londscope. Outside Of Access Easement Within Glary Of Riverside To Be Installed And Maintained By Rancho Bella Vista Development. Access Easement Handicap Ramp. Typical Sidewalk Median Leland (County Of Riverside Maintained) Landscape, Outside Of AeWs Easement Wdhin County Of Riverside To Be Inetalkd And Maintained By Rancho Beth Vista Development. Parkway (County Of Riverside Mohtolned) Accor Eastmain Line Landscape. Within Access Easement To Be Installed As Pan of Roripaugh Ranch Development And Mantoined By Rartpaugh Ranch HOA. Planning Area lA Nate: 1. AB Streets. Curb, Setters. Sidewalks. Bicycle Lanes Within County Of Riverside To Be Maintained By The [merry Of Riverside 2. All Street, Sidewalks, And Landscape Within Roripaugh Ranh Project To Be Maintained By Roeipeugh Ranch HOA. Entry Statement Accent Tree Project Wall (Figure 2.15) (HOA Maintained) Sign 'Gated Entry Residents Ody' (HOA Maintained) Card Keyed Pedesirim Ban (Figure 4.20 C) (HOA Maintained) Card Roder it• ...,.... i -2 15 re U Entry Statement Accent Tax 4) RUE. Vehicle Access Gate (Figure 4.20 C) (HOA Maintained) PRIVATE INTERIOR STREET "°int `—°'ma1T1CC 1 Roripaugh Ranch Project Wall (Figure 215) (HOA Maintained) Card Keyed Pedestrian We, (Figure 420 C) (HOA Maintained) For Emergency Vehicle Access. Exit bates To Be Operable With An Option Device And No Spikes View Fencing (Figure 2.16) (HOA Maintained) PRIVATE DRIVEWAY Pankow (Comm, Of Riverside MaintoMed) COUNTY OF RIVERSIDE Cory ad Project Boundary Access Easement Line Latlscape, Within Access Easement To Be Installed As Prot of Roripaugh Ranch Development And Maintained By Ro6pough Ranch HOA. Planning Area lA KEYMAP Figure 3-22 RORIPAUGH RANCH SPECIFIC PLAN 3-77 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-78 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Card Key Gated Entry (PA 4A & 4B) tl Class —\ II Bicycle Lan Habitat Fencing. (HOA Maintained) 1/4 Planning Area 8 Open S ace. Parkway (HOA Maintained) Back of Sidewalk & Right Of Way Line Median Island (TCSD Maintained) \ 0 Class II Bicycle Lane 0 0 0 MURRIETA HOT SPRINGS ROAD 0 0 0 Entry Statement Accent Tree Sidewalk Street Tree Typical Large Evergreen Tree 3' Handicap Ramp, Typical Street Tree Typical Right Of Way Line Parkway (TC510 Maintained) Landscape Easement Sidewalk (HOA Maintained) Planning Area 4A Note: 1. All Streets And Sidewalks Within Public Right Of Way To Be Maintained By City Public Works Dept. 2. All Streets, Sidewalks, Walls, Fencing And Landscape Outside Of Street Right Of Way and Landscape Easement and Within The Roripaugh Ranch Project to be Maintained By Roripaugh Ranch HOA. Sign 'Gated Entry Residents Only Project Wall, Figure 2.15 (HOA Maintained) Parkway Landscape And Sidewalks (HOA Maintained) Typical Both Sides Of Entry. Cord Keyed Pedestrian Gate Figure 4.20 C (HOA Maintained) Vehicle Access Gate Figure 4.20 C (HOA Maintained) r S. N. Entry Statement Accent Tree (HOA Maintained) Project Wall Figure 2.15 (HOA Maintained) For Emergency Vehicle Access, Exit Gates To Be Operable With An Opticon Device And No Spikes ITKC 1 Roripaugh Ranch Class II Bike Lane Sidewalk Parkway (TCSD Maintained) Planning Area 4B View Fencing Figure 216 (HOA Maintained) PRIVATE INTERIOR DRIVE ae M KEV it EE�')a + n � a u, !. Figure 3-23 RORIPAUGH RANCH SPECIFIC PLAN 3-79 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-80 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.5 STREETSCAPE TREATMENTS The landscape treatment of the streets within the project is a vital component to the overall land use plan. The streetscape treatment sections schematically illustrate the relationships of street elements such as landscape development zones, sidewalks, trails, slopes, project walls and parkways. Streetscape treatments are illustrated in Figures 3-28 through 3-37. Any mounding and/or raised planters near intersections shall be placed so that they do not interfere with the City of Temecula sight line standards. The hierarchy for the streetscape treatment will be as follows: • Major Arterial Roads - Murrieta Hot Springs Road and Butterfield Stage Road • Interior Private Streets Butterfield Stage Road (See Figures 3-24 through 3-30) The landscape development associated with the streetscape along Butterfield Stage Road from its intersection with Murrieta Hot Springs Road to the south project boundary line will consist of: • Evergreen and deciduous formal street tree plantings at an average of thirty (30') feet to forty (40) feet on center along parkways and median islands. Tree locations are to conform to the City of Temecula sight line standards for street tree plantings. • Informal slope landscape and irrigation. • All plantings and irrigation within the TCSD areas shall be designed to meet TCSD requirements. Construction of Butterfield Stage Road has been completed in accordance with the road sections depicted in Figures 3-24 through 3-30. Landscape Development The Master Homeowner Associations (MHOA) shall maintain the project walls and fences, entry monumentation, signage and landscaping along the LDZ outside any maintenance areas that are otherwise maintained by the appropriate City Department or Division. The appropriate City Department or Division shall maintain all landscape medians and parkways within 66' wide or greater public right of ways that are adjacent to single-family residential developments. The City Public Works Department will maintain the streets, sidewalks, and bicycle lanes within public right of ways. RORIPAUGH RANCH SPECIFIC PLAN 3-81 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-82 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-24 Butterfield Stage Road (PA 9B & 13) Planning Area 9B Open Space Habitat.' Habitat Management Agency Maintained Habitat Fencing Figure 2-17 (HOA Maintained) Parkway Trees Schinus molle California Pepper 30' to 40' O.C. Median Tree k P otanus ocerifolin London Plane Tree (`' 30' to 40' O.C. 4/ 6' �, 6' �, 10' J, 12' �, 14' 100' Fuel Sidewalk i 'r Modification Class II Bike Zone/ 12' / Lane (Striped) Parlavay / / 140A Maintained ti / 14' Raised Landscaped Median 110' ROW Planning Area 13 en Space Habitat, Habitat Management Agency Maintained Habitat Fencing Figure 2-17 (HOA Maintained) 14' 12'j. 6' 6' 11 Landscaping Sidewalk ChISS II Bike [(Ho,. Aiwow Lane (Striped) 12' Parkway 100' Fuel Modification Zone HOA Maintained Within right of way (ROW) all streets and sidewalks are maintained by Public Works. Note: Refer to Landscape Material Guidelines (Section 4.6) for planting requirements for median islands, parkways, slopes and other landscaped areas. "` """ `°m°°"171CC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-83 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-84 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-25 Butterfield Stage Road (PA 11 & 13) Commercial Retail Center Planning Area 11 Informal Slope Landscape Parkway Trees Schhous nolle California Pepper 30' to A0' O.C. Median Tree k Pkltanu acerifolia London Plane Tree 30' to 40' O.C. Pluming Area 13 Open Space Habitat Habitat Management Agency Maintained 15' to 40 Habitat Fencing - Figure 2-17 (140A Maintained) "J Lej, 12. 14'I. 17' j, 12' (POA Mai)o gitimedm L Landscaping Maintained) Maintained) Varies 18' 30' to 80' Parkray Slope 12' / POA MalMdncd 12' 17' 14'Raftedlardst MacRae (TCSO �ntained) 122' ROW / 8' Landscapimg r 100' Fuel (foA stained) Modification Zone / HOA Maintained Within right of way (ROW) all streets and sidewalks ore maintained by Pudic Works. Note: Refer to Landscape Material FAdde1nes (Section 4.8) for planting requirements for mediae islands, parkways, slopes and other landscaped areas. °,.--rrIcc 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-85 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-86 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-26 Butterfield Stage Road (PA 12 & 13) SHRUB WELL @50'ac. BACK OF WALK Project Wall Figure 2-15 (HOA Maintain Planning Area 12 Residential Provide a 2' x 5' Notch in Project Wall Every 50' O.C. to Create a Shrub Well. I �21 12' 4' I17' 12' LandscapingJSidewalk/Class I Landscaping (TCSD Maintained) Bicycle Lane (TSCD Maintained) 18' Parkway Parkway Trees Schinus molle California Pepper 30' to 40' O.C. Median Tree Platanus acerifolia London Plane Tree 30' to 40' O.C. Planning Area 13 Open Space Habitat. i Habitat Management Agency Maintained I I 12' il, 7' jr 7' / 12' 1 12' k 17' j. 8' I i I X Landscape I 4 �, 14' Raised /, Landscaped Median (TCSD Maintained) 122' ROW Habitat Fencing Figure 2-17 (HOA Maintained) Slope Parkway (HOA Maintained)' 100' fuel X Modification Zone HOA Maintained Within right of way (ROW) all streets and sidewalks are maintained by Public Works. Note: Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. T" ""'" —°`""'IT1CC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-87 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-88 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-27 Butterfield Stage Road (PA 12 & 14) Pr.& a 2' x5' Match In Proyar Wall Frey 9O' O. Croats a Shrub Will. Sfilfditir Qid1 MAP p a� l MOA MGafdl ed Within right, of way (ROW) all streets and sidewalks are maintained by Public Works. Note: Refer to Landscape Material 'guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. "e """ `am'"° `1T1CC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-89 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-90 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-28 Butterfield Stage Road (PA 22) Parkway Trees Schinus molle California Pepper 30' to 40' O.C. Sidewalk T Landscaping Class II Bike ti / 12' / Lone (Striped) _, 14' Raised Parkway landscaped Mthian 110' ROW 14' Median Tree Plotarius acerifolia London Plane Tree 30' to 40' O.C. 14' J, 12' S dewalk Class II Bike Landscapii Lane (Striped) 12' / Parkway X Within right of way (ROW) all streets and sidewalks are maintained by Public Works and all landscaping is maintained by TCSD. ject Wall igure 2-15 HOA Maintained) Planning Area 22 Residential Note; Refer to landscape material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. °ITKG Rorijriugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-91 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-92 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-29 Butterfield Stage Road (PA 27) Parkway Trees Schinus molle California Pepper 30' to 40' O.L. Median Tree Platanus acerifolia London Plane Tree 30' to 40' O.C. 6' Sidewalk T Landscaping Class II Bike / 12' / Lane (Striped) J,'Parkway 14' 4, 14' Raised Lardacaped Medan 110' ROW 14' 12' T ^ T Sidewalk Planning Area 27 Class II Bike (Landscaping Community Sports Park Lane (Striped) I 12 (TLSO Maintained) XXX Parkway Within right of way (ROW) all streets and sidewalks are maintained by Public Works and all landscaping is maintained by TCSD. Note, Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. - "`�' °°m" IMMO 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-93 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-94 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Butterfield Stage Road (PA 32) 6' I, 6' 10' 12' Sidewalk Landscaping Class II Bike 12' Lone (Striped) Parkway Parkway Trees Schinus molle California Pepper 30' to 40' O.C. — Median Tree Platanus acerifolia London Plane Tree 30' to 40' O.C. 14' 1, 7' 7 4 I 14' Raised Landscaped an 110' ROW 14' 12' 'r- kW -Um Trail (TCSD Maintained) X � X 6' I 6' Sidewalk Class II Bike ;Landscaping Lane (Striped)12' X Parkway 15' 4' High Split Rail Fencing (TCSD Maintained) r --Informal Slope Landscape (HOA Maintained) 2:1 Max Slope 1 Project Wall (Figure 2-15) IT (HOA Maintained) ;' Fire Station (See Figure No. 4-188) 2 6' Within right of way (ROW) all struts and sidewalks are maintained by Public Works and all londscoping is maintained by TCSD. Note: Refer to Landscape Material Guidelines (Section 48) for planting requirements for median islands, parkways, slopes and other landscaped areas. -mimic 1 Roripaugh Ranch Figure 3-30 RORIPAUGH RANCH SPECIFIC PLAN 3-95 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-96 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Murrieta Hot Springs Road (See Figures 3-31 through 3-35) The landscape development associated with the streetscape along Murrieta Hot Springs Road from the northwestern project boundary to Butterfield Stage Road will consist of: • Evergreen and deciduous formal street tree plantings at an average of forty (40') feet on center along parkways and median islands. Tree locations are to conform to the City of Temecula sight line standards for street tree plantings. • Non-invasive evergreen shrub and ground covers (flowering and non -flowering varieties). • All plantings and irrigation within the TCSD areas shall be designed to meet TCSD requirements. Construction of Murrieta Hot Springs Road has been completed in accordance with the road sections depicted in Figures 3-31 through 3-35. Updated landscape requirements pertaining to the streetscape of Butterfield Stage Road can be found in Section 4.1: Valley Design Guidelines. The Landscape Development The Master Homeowner Associations (MHOA) shall maintain the project walls and fences, entry monumentation, signage and landscaping along the LDZ outside any maintenance areas that are otherwise maintained by the appropriate City Department or Division. The appropriate City Department or Division shall maintain all landscape medians and parkways within 66' wide or greater public right of ways that are adjacent to single-family residential developments. The City Public Works Department will maintain the streets, street lighting, sidewalks and bicycle lanes within public right of ways. RORIPAUGH RANCH SPECIFIC PLAN 3-97 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-98 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Murrieta Hot Springs Road (PA 1A, 2, 3 & 4A) !KAP Alp Awn= ll ni©melmili Landscaping by Others Project Wall Figure 245 (Roripaugh Ranch HOA Maintained) Planning Area 1A, 2, Residential 3, & 4A Parkway Tree 6 Median Trees Quercus virginaro Southern Live Oak 30' to 40' O.C. Roripaugh Ranch Development Vories I4•,1. B' ,, 43' L.5. 5idewalk I Class II Bicycle Lane Easement Landscaping (striped) Rancho Belk Vista I Installed & Maintained Landscape 43' ITKC 1 Roripaugh Ranch Raised Landscaped Median 110' ROW Rancho Bella Vista Installed Riverside County Maintained Class II Bicyck Lane (striped) BSntewalk L.S. Landscaping Easement Fencing (Not a Part) //-- 10' 'Rancho Bella Vista Development Figure 3-31 RORIPAUGH RANCH SPECIFIC PLAN 3-99 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-100 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Murrieta Hot Springs Road (PA 4A, 4B & 8) "_Jar- '_L`p' `• 1 KWAAP ■■ Project Wall, Figure 2-15 (HOA Maintained) Planning Area 4A &4B Residental �4. 5' I4'I 10' , 12' / 14' LandTCscSape DMEase ntominend)t LSewcI ICl11 am Bicycle Lane�scaPi^9(Striped) ITKC 12' Parkway Parkway Tree & Median Trees Quercus virginana Southern Live Oak 30' t . 40' O.C. 14' i Raised i Landscaped Median 110' ROW 6' High Habitat Fence F 2-17 (HOA Maintained) Planning Areas 8 Open Space Habitat Area 14' 12' 10' „ 6' / 6' 2 Class II Bicycle Lone I Sidewalk (Striped) Landscaping 100' Fuel 12' Modification Zane Parkway (HOA Maintained) (HOA Maintained) Natural Vegetation Habitat Management Agency Maintained Within right of way (ROW) all streets and sidewalks are 'maintained by Public Works and all landscaping is maintained by TC5D. Note. Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median Islands, parkways, slopes and other landscaped areas. Rorie; ugh Rauch Figure 3-32 RORIPAUGH RANCH SPECIFIC PLAN 3-101 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-102 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-33 Murrieta Hot Springs Road (PA 6 & 9A) Parkway Tree Median Trees Quercus virgiiano Southern Live Oak 30' to 40' O.C. 6' High Habitat Fence Figure 2-17 (HOA Maintained) Planning Areas 9A Open Space Habitat Arm Flawing Area 6 Neighborhood Park, TCSD Maintained 6' ♦ 6' 1 10' Sidewalk Landscaping 12' 14' / Par12' kway / / Raised Landscaped Median / 14' 12' 10' / 110' ROW 6' 12' Sidewalk Landscaping 12' / Parkway (HOA Maintained) 100' Fuel /Modification Zone Natural V -, etotion (HOA Maintained). Habitat Management Agency Maintained Within right of way (ROW) all streets and sidewalks are maintained by Public Works and ell landscaping is maintained by TCSD. Note. Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. — K"" `—"°'ITICC Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-103 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-104 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Murrieta Hot Springs Road (PA 9B & 11) Varies 0' to 15' Planning Area 11 Neighborhood Commercial Informal Slope 12' 6' 6' Landscape Sidewalk (POA Maintained) L ndscapi (FOA M.MNetl 12' Parkway 2:1 Slope Varies 0' to 30' POA Maintained Parkway Tree 6 Median Trees Quercus virginana Southern Live Oak 30' to 40' O.C. Bike LaonerII (Striped) Class nye (Striped) toped) 12' 14' 7' 14' 12' 10' Tope 6' 6' 5ldewd Landscopi Raised Landscaped Median (TC50 Maintained) 110' ROW 12' 100' l 20 6' High Habitat Fencing, Figure 2-17 (HOA Maintainied) Planning Area 9B Open $pace Varies 0' to 50' Natural Vegetation a *N'Y Fuel Modification Zone, HOA Maintained �II Habitat Management Agency Maintained Within right of way (ROW) all streets and sidewalks are maintained by Public Works Note: Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. MCG RoripaiNll Rauic1i Figure 3-34 RORIPAUGH RANCH SPECIFIC PLAN 3-105 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-106 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Murrieta Hot Springs Road (PA 10 & 11) Varies 0' to 40' Planning Arra u Neighborhood Commercial Clow II Dike Lars (Striped) Parkway Tree 6 Median Trees Quercus virginana Southern Live Oak 30' to 40' O.C. cies n Sills Lane (Striped) 'CInformol Slope jpir 6' 6' 10' Landecnpe (POA Maintained) �idelvaik Landscaping A 12' - Parkway 2: I Slope Varies 30' to 80' POA Maintained 12' 14' Raised Landscaped Median (TCSb Maintained) 110' ROW 14' X 12' . 10 f 6' j, 6' J2J, Varies Sidewak10' to 80' Landscaping It Parkway Within right of way (ROW) all streets and sidewalks are maintained by Public Works. 2: I Slope HOA Maintained Note: Refer to Landscape Materiel Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. '`'"'" °" ITICC 1 Roriimugh Ranch Informal Slope Landscape (HOA Maintained) View Fence (See Figire No. 2-16) (HOA Maintained) Planning Area 10 Residential Varies 0' to 30' Figure 3-35 RORIPAUGH RANCH SPECIFIC PLAN 3-107 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-108 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Interior Private Street (See Figures 3-36 and 3-37) Evergreen or deciduous formal street trees at an average of forty -foot (40') to fifty -foot (50') on center spacing. Trees will be planted six feet (6') from back of utility easement on private residential properties and will be maintained by the HOA. • Five and one half foot (5 1/2') wide sidewalk adjacent to curb, (maintained by HOA). • Four and one half foot (4 1/2') wide utility easements. (Maintained by HOA for all tots Jess than 4,000 square feet. lots exceeding 4,000 square feet will be maintained by homeowner. RORIPAUGH RANCH SPECIFIC PLAN 3-109 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-110 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Private Interior Street (Option 1) HOA Maintained Street Tree All Private Streets - Within All Planning Areas Street Tree Note: Refer to Landscape Material \ Palette for planting requirements for median\ islands, parkways, slopes & other landscaped areas. Lawn Public Utility Easement -'—f 6' 43 5'V Min , 6' 24' HOA Maintained Street Tree 7All Private Streets Within All Planning Areas Front Yard Landscape Sidewalk Planning Areas 12, 14, 15, 22, 23, 24 & 31 Lots 4,000 5F and above are Homeowner Maintained. Lots less Then 4,0005F are HOA Maintained. Street Easement (47') -Lawn -rr—f Public Utility Easement 6' 5V 41i 6' /Min/ Sidewalk Front Yard Landscape Planning Areas 12, 14, 15, 22, 23, 24 d 31 Lots 4,000 5F and above are Homeowner Maintained. Lots kss than 4,0005F are HOA Maintained. HOA Maintained 'e SP1M 17KC I Roripaugh Ranch Figure 3-36 RORIPAUGH RANCH SPECIFIC PLAN 3-111 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-112 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Private Interior Street (Option 2) HOA Maintained Street Tree All Private Streets Within All Planning Areas Street Tree Note: Refer to Landscape Material Palette for planting requirements for median islands, parkways, slopes d other landscaped areas. Lawn—/ -1 Public Utility Easement 6' 4 5% t'Min. Front Yard Landscape Sidewalk Planning Areas 12, 14, 15, 22, 23, 24 & 31 Lots 4,000 5F and above are Homeowner Maintained. Lots less than 4,0005F are HOA Maintained. 8' HOA Maintained Street Tree 7All Private Streets Within All Planning Areas i\` -Lown tip Public Utility Easement 24' 5 ' j Sidewalk Front Yard Landscape Planning Areas 12,14, 15, 22, 23, 24 di 31 Lots 4,000 SF and above are Homeowner Maintained. Lots less than 4,0005F ore HOA Maintained. T"'"'" """[TIC Roripaugh Ranch Street Easement (43') Min HOA Maintained Figure 3-37 RORIPAUGH RANCH SPECIFIC PLAN 3-113 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-114 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.6 FUEL MODIFICATION OF OPEN SPACE (See Figures 3-38 through 3-40) The following section of the Specific Plan contains information pertaining to the Fuel Modification of Open Space, as it relates to Planning Areas 1, 2, 3, 4A, and 7A. The County of Riverside Fire Code requires fuel modification zones be maintained along residential edges adjacent to natural open space areas. Fuel modification zones represent a physical separation between development and open space. The purpose of this zone is to reduce the hazard of wildfires and to provide a natural and visual transition between developed areas and open space. The County of Riverside Fuel Modification Plan Guidelines is utilized as the City of Temecula has yet to formally adopt its own guidelines. The project site is surrounded by existing and proposed development that will eventually reduce the possibility of a regional wildfire. However; due to open space areas retained by the Land Use Plan, the possibility of fires will always exist. As a preventative measure to protect against fires within Roripaugh Ranch project, certain parcels containing open space will be required to set up a Fuel Modification Zone as shown in Figures 3-38 through 3-40 have been modified to meet the U.S. Fish and Wildlife Service requirement that the Fuel Modification Zone not be developed within the permanent open space areas, rather, it shall be located within the adjacent residential Planning Areas. The primary criteria for achieving a fire safe buffer in this zone mandates that fuel load be lessened and the moisture content of the vegetative biomass be increased. Guidelines A landscape maintenance program will be established, depicting a Fuel Modification Zone from the rear of a residential unit to undisturbed open space. The developer shall be responsible for establishing the Fuel Modification Zones, preparing a plan to implement the fuel modification and performing the required Improvements. The Fuel Modification Plan shall be prepared in accordance with the County of Riverside Fire Code and reviewed for approval by the Community Development Director and City of Temecula Fire Department. Maintenance of all fuel modification areas shall be the responsibility of a master homeowners association. One fuel modification zone- is proposed for the Plateau Neighborhood. The fuel modification zone is located along the west and south boundaries of Planning Area 1, the south boundary of Planning Areas 2, 3, and 4A, the south and east boundaries of Planning Area 4A, and the outer edge of the ten foot (10') wide nature trail within Planning Area 7A. The fuel modification zone will vary in width from a minimum of twenty feet (20') to a maximum of seventy feet (70'). All areas disturbed by project construction will be landscaped and automatically- irrigated. utomaticallyirrigated. Planter material will consist of native fire retardant shrubs and ground covers and will be thinned out to lessen the fuel load and increase the moisture content of the vegetative biomass. Refer to the thinning guidelines below. Thinning Guidelines: • Selectively remove highly flammable plant species. • Selectively thin out large, dense groupings of plant materials. • Remove plant material in a manner that will promote a natural appearance to fuel modification areas. RORIPAUGH RANCH SPECIFIC PLAN 3-115 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES • Alterations to existing plant materials to be in compliance with Sub Regional Habitat Conservation Plan (SHCP). RORIPAUGH RANCH SPECIFIC PLAN 3-116 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Fuel Modification Zone Master Plan ("Plateau") 20 COUNTY OFRIVERSIDE 4235 053 LEGEND INFORMAL SLOPE LANDSCAPE (HOA MAINTAINED) FM FUEL MODIFICATION ZONES SEE FIGURES 4.15 AND 4.154 (HOA MAINTAINED) NSL NATIVE SLOPE LANDSCAPE (HOA MAINTAINED) 4305 FIGURE NUMBER 1 PROSECT BOUNDARY 2 NATURAL TRAIL SEE FIGURES 4.12 4.15 AND 415A. 1 Roripaugh Ranch 053211 AC 23E 'A' 3'315E7 L LOW DENSITY RESIDENTIAL LM LOW MEDIUM RESIDENTIAL NC NEIGHBORHOOD COMMERCIAL FM NEIGHBORHOOD PARK MP MINI PARK RC RECREATION CENTER 051 HABITAT 053 LANDSCAPE SLOPE NA MATCH LINE SEE FIGURE 4.340 Figure 3-38 RORIPAUGH RANCH SPECIFIC PLAN 3-117 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-118 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Fuel Modification Zone Master Plan ("Plateau") HATCH LINE SEE MUNE 4.34C SNPORAAL N.O E LANDSCAPE 040A MAIMAUED1 MI IIOMPICATLON LOIE5 SEE PDEUL[S 4.15 AND ALIA MOA MAINTAINED) NATIVE &CME LANDSCAPE (140A wawrAIleDl 7iFA'!>A£ 14)486+ 1 Winer BO111NOAm MITA& RAIL SEE FIGURES 4.12 A.15 AND 4.1E4. ITKG 1 Roripaugh Ranch WV/ OMR,DES1DWTIAL lM LOW MEDBl14BESIMHNTIAL NE NEtOyd 1OOb CII4MENIQAL HP NEnaYalfinoe PAI[ MP MI NIM % PC PKAMTWNC wn% 061 NAIITAT 050 LANDSCAPE SLOPE Figure 3-39 RORIPAUGH RANCH SPECIFIC PLAN 3-119 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-120 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Fuel Modification Zone Master Plan ("Plateau") R/W 110' R/W PA 4E1 FUEL MODIFICATION ZONE MURRIETA HOT SPRINGS ROAD SECTION A -A PA 11 OPEN SPACE PA 10 & PA 17lijr - L•-/ 4cr Iaw>�ey OPEN SPACE 2e' SIP' SECTION C -C ITKC Rolipaugh Ranch PA 108 PA 14 PL 50 I OPEN SPACE FUEL MODIF'^•"^" ZONE PROPOSED RESI PA 11 R/W 20' FIRE ACCESS ROAD SECTION 8-8 122' RVI FUEL MODIFICATION ZONE BUTTERFIELD STAGE ROAD SECTION D -D OPEN SPACE Figure 3-40 RORIPAUGH RANCH SPECIFIC PLAN 3-121 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-122 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.7 LANDSCAPE MATERIAL GUIDELINES Plant Materials Palette It is the intent of these guidelines to allow flexibility and diversity in planting design while defining an acceptable palette in order to reinforce the thematic identify of Roripaugh Ranch. A limited selection of plant materials used in simple significant compositions is encouraged. Planting designs should be compatible and complement adjacent plantings. Also, they should reinforce and enhance the individual architecture and design of each site. The materials on the plant lists have been selected for their contribution to the project theme, their adaptability to drought resistant, soil conditions and their long-term cost effective maintenance. Size of plant material shall be per City of Temecula landscape standards and American standards for nursery stock. All plant materials are conceptual and will be reviewed by the City of Temecula and TCSD during the plan review process. All planting within the open space habitat areas (Planning Areas 8, 9A, 9B and 13) is subject to approval by the Department of Fish and Game. All trees shall be a minimum of 24" box, with the exception of all trees along both sides of Butterfield Stage Road, Nicolas Road, Roripaugh Valley Road and Fiesta Ranch Road. These trees shall be a minimum 36" box, and at prominent locations such as Staff Gated Primary Entries, Primary Project Monumentations, and at the Card Key Gated Entries shall be a minimum of 48" box or 60" box, subject to the approval of the City's Landscape Architecture as space allows. All shrubs shall be a minimum of five gallons, all ground cover shall be from flats at minimum 8" on center and maximum 18" on center, subject to the approval of the City's Landscape Architecture as required by species spacing requirements, unless otherwise noted. *See adjustments to the plant materials palette, planting time, landscape installation requirements, landscape requirements for slopes, climate constraints, agriculture soils test requirements, and irrigation as they relate to Planning Areas 9B, 10-15, 16A, 16B, 17A, 17B, 18A, 18B, 18C, 19, 20A, 20B, 21, 22, 23A, 23B, 24- 30, 31A, 31B, 33A, and 33B. Murrieta Hot Springs Road Street Trees (Parkway) Botanical Name Quercus virginiana Shrubs Arbutus unedo compacta Rosemarinus officinalis Rosemarinus officinalis 'Collingwood Ingram' Cistus purpureus Rosa banksiae 'Lutea' Ground Cover Myoporum parvifolium Common Name Southern Live Oak Strawberry Tree Huntington Blue Sage Sage Rock Rose Lady Banks Rose Putah Creek RORIPAUGH RANCH SPECIFIC PLAN 3-123 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Butterfield Stage Road Street Trees Pinus eldarica Schinus molle Platanus acerifolia 'Bloodgood' Shrubs Acacia redolens Cistus spp. Cotoneaster horizontalis Escallonia fradesii Leptosperrnum scoparium Pittosporum tobira 'Wheelers Dwarf' Prunus caroliniana Pyracantha coccinea Rhaphiolepis indica species Ground Cover Festuca spp. Lonicera japonica Myoporum parvifolium Nicolas Road. North and South Loop Roads Street Trees Lagerstroemia indica 'Muskogee' Street Trees Magnolia grandiflora Washingtonia robusta 'Hybrid' Shrubs Acacia redolens Cistus spp. Cotoneaster horizontalis Escallonia fradesii Leptosperrnurn scoparium Pittosporum tobira 'Wheeler's Dwarf' Prunus caroliniana Pyracantha coccinea Rhaphiolepis indica species Ground Cover Festuca spp. Lonicera japonica Myoporurn parvifolium "A" and "B" Streets Street Trees Liriodendron tulipifera (Parkway) Mondel Pine California Pepper London Plane Tree Acacia Rock Rose n.c.n. Escallonia New Zealand Tea Tree Mock Orange Carolina Laurel Cherry Fire Thorn Pink Indian Hawthorne Marathon Honeysuckle Myoporum (Median Islands) Crape Myrtle (Parkway) Mexican Fan Palm Southern Magnolia Acacia Rock Rose n.c.n. Escallonia New Zealand Tea Tree Mock Orange Carolina Laurel Cherry Fire Thorn Pink Indian Hawthorne Marathon Honeysuckle Myoporum (Parkway) Tulip Tree RORIPAUGH RANCH SPECIFIC PLAN 3-124 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Shrubs Acacia redolens Cistus spp. Cotoneaster horizontalis Escallonia fradesii Leptospermum scoparium Pittosporum tobira Wheeler's Dwarf' Prunus caroliniana Pyracantha coccinea Rhaphiolepis indica species Slopes (Informal) Trees Cedrus deodara Pinus eldarica Pinus halepensis Platanus racemose Quercus agrifolia Schinus molle Shrubs Acacia redolens Arctostaphylos variety Baccharis pilularis Prostratus Ceanothus griseus Horizontalis Cistus villosus Cotoneaster horizontalis Escallonia fradesii Hermercallis species Heteromeles arbutifolia Flex species Leptospermum scoparium Ligustrum japonicum Melaleuca nesophila Muhlenbergia rigens Phormium spp. Pittosporum tobira `Wheeler's Dwarf' Prunus caroliniana Pyracantha coccinea Rhamnus alatemus Rhaphiolepis indica species Rhus integrifolia Viburnum tinus species Xylosma congestum Ground Covers Arctostaphylos variety Ceanothus variety Festuca spp. Hedera helix Helianthenium nummularium Acacia Rock Rose n.c.n. Escallonia New Zealand Tea Tree Mock Orange Carolina Laurel Cherry Fire Thorn Pink Indian Hawthorne Deodar Cedar Mondel Pine Aleppo Pine California Sycamore Coast Live Oak California Pepper Acacia Manzanita Dwarf Coyote Bush Carmel Creeper Rock Rose n.c.n. Escallonia Day Lily Toyon Holly New Zealand Tea Tree Japanese Privet Pink Melaeuca Deer Grass Flax Mock Orange Carolina Laurel Cherry Fire Thorn Italian Buckthorn Pink Indian Hawthorne Lemonade Berry Viburnum Manzanita Wild Lilac Marathon English Ivy Sunrose RORIPAUGH RANCH SPECIFIC PLAN 3-125 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Lonicera japonica Myoporum parvifolium Rosmarinus officinalis prostrata Vinca major School and Parks Trees Brachychiton populneus Cedrus deodara Cinnamomum camphora Pinus canariensis Pinus eldarica Ulmus parrifolia 'Drake' Gleditsia triacanthos inerimis Liquidambar styraciflua Platanus acerfolia 'Bloodgood' Platanus racemose Prunus cerasifera Prunus s. 'Kwanzan' Pyrus calleriana Washingtonia robusta Shrubs Acacia redolens Cistus spp. Cotoneaster horizontalis Escallonia fradesii Hermercallis species Ilex species Ligustrum japonicum Melaleuca nesophila Muhlenbergia rigens Phormium spp. Pittosporum tobira Wheeler's Dwarf Prunus caroliniana Pyracantha coccinea Rhaphiolepis indica species Viburnum tinus species Xylosrna congestum Ground Covers Festuca spp. Hedera helix Lonicera japonica Myoporum parvifolium Vinca major Private Interior Streets Honeysuckle Myoporum Creeping Rosemary Periwinkle Bottle Tree Deodar Cedar Camphor Tree Canary Island Pine Mondel Pine Evergreen Elm Thornless Honey Locust Sweet Gum London Plane Tree California Sycamore Purple Leaf Plum Japanese Flowering Cherry Ornamental Pear Mexican Fan Palm Acacia Rock Rose n.c.n. Escallonia Day Lily Holly Japanese Privet Pink Melaleuca Deer Grass Flax Mock Orange Carolina Laurel Cherry Fire Thorn Pink Indian Hawthorne Viburnum Xylosma Marathon English Ivy Honeysuckle Myoporum Periwinkle RORIPAUGH RANCH SPECIFIC PLAN 3-126 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Trees Cinnarnomum camphora Lagerstroemia indica (hybrid) Liquidambar styraciflua Liriodendron tulipifera Magnolia grandiflora Phoenix dactylifera Pinus canariensis Pinus halepensis Pistacia chinensis Platanus acerfolia 'Columbine' Prunus caroliniana Prunus lyonii Quercus agrifolla Quercus rubra Quercus subra Quercus virginiana Washingtonia hybrid Non -Irrigated Hydroseed Mix Camphor Tree Crape Myrtle Sweet Gum Tulip Tree Southern Magnolia Date Palm Canary Island Pine Aleppo Pine Chinese Pistache London Plane Tree Carolina Laurel Cherry Catalina Cherry Coast Live Oak Red Oak Cork Oak Southern Live Oak Fan Palm The following seed mix has been approved for use on non -irrigated slopes by the County of Riverside. Achillea millefolium Deschampsia caespitosa Eriophyllum confertiflorum Hemizonia fasiculata Hordeum califomicum Lastheia pglabrata Lotus purshianus Muhlengergia microsperma Plantago erecta Salvia coloumbariae Vulpia microstachys Planting Time White Yarrow Tufted Hairgrass Golden Yarrow Fascicled Tarweed California Barley Goldfield Pershings Lotus Beergrass Plantain Sage Three Weeks Fescue The Roripaugh Ranch area experiences temperature extremes which can make it difficult for the installation of plant materials during the hot summer months (July - September) and the cold winter months (December - March). Container plants which have not been acclimated to the region may experience heat or frost damage resulting in partial or total loss of foliage, even if these materials will be perfectly suited to the temperature extremes once they are established. If construction schedules permit, the ideal planting time is in the spring (April to June) or fall (October to November). Landscape Installation Requirements All areas required to be landscaped shall be planted with trees, shrubs, ground cover, vines, or turf selected from the plant palette contained in these guidelines or approved by City and/or TCSD. RORIPAUGH RANCH SPECIFIC PLAN 3-127 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Developer or merchant builders should assess any existing landscaping adjacent to their property and whenever possible, reinforce and complement that established character landscape plans to be submitted to the City of Temecula for review and approval prior to installation. For all those areas to be maintained by the appropriate City Department or Division, landscape - planting plans shall be reviewed and approved by TCSD prior to recordation of the respective final map. All detailed landscape planting plans are to be prepared and signed by a licensed landscape architect registered in the State of California. Landscape Requirements for Slopes All areas required to be landscaped shall be planted with turf, groundcover, shrub and/or tree materials selected from the plant palette in these guidelines. Planting on slopes shall commence as soon as the slopes are completed on any portion of the site and shall provide for rapid short-term coverage of the slope as well as long-term establishment coverage per the City of Temecula Standards. The developer shall provide a landscape bond to the City at the time that the landscape plan is approved. The bond is to guarantee the installation of interim erosion control planting in the event that the grading operation is performed and building construction does not commence within six months. The owners of parcels which require landscape development shall assess existing common landscape areas adjoining their property. Landscape development shall reinforce or be compatible with such existing common areas. The requirements for slope landscaping are as follows: slopes five feet or greater in vertical height and greater than or equal to 3:1 will be landscaped at a minimum with an appropriate ground cover spaced at 8 inches on center, one 15 gallon or larger size tree per 600 square feet of slope area (50% shall be one 15 gallon, 50% shall be 24" box), and five gallon or larger shrub for each 100 square feet of slope area. Slopes in excess of eight feet in vertical height and greater or equal to 3:1 will also be provided with one 24" box gallon or larger tree per 1,000 square feet of slope area in addition to the above requirements. Climate Constraints Plant material palettes for the Roripaugh Ranch project contained herein are compatible with the climatic setting of the area. The utilization of some materials, depending upon their site location, exposure and relationship to other influential factors may not be appropriate. 1. Temperature: Generally, the extreme summer temperature is 110 to 115 degrees Fahrenheit and generally the minimum winter temperature is 10 to 15 degrees Fahrenheit. The average summer daytime temperature is 90 degrees Fahrenheit with the average nighttime temperature being 58-1/2 degrees Fahrenheit. The average winter daytime temperature is 65 degrees Fahrenheit with an average nighttime temperature of 38 degrees Fahrenheit. RORIPAUGH RANCH SPECIFIC PLAN 3-128 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 2. Wind: 3. Rain: The prevailing summer wind direction is northwest at an average mean of five knots and an extreme mean of 43 knots. The prevailing winter wind direction is northwest at an average mean of four knots and an extreme mean of 49 knots. Extreme seasonal wind velocities may exceed 50 knots at peak gust periods: Average annual rainfall ranges from 12 to 18 inches per year. Agricultural Soils Test Requirements Soil characteristics within the Roripaugh Ranch project may be variable. The developer or builder of all public and private parkways and medians within street right of ways, slopes, public and private parks, schools, neighborhood commercial center and planning areas of which require landscape development, shall procure an agricultural soils report in order to determine proper planting and maintenance requirements for proposed plant materials. Such soils test shall be performed by a qualified agricultural laboratory and shall include a soil fertility and agricultural suitability analysis with pre -planting and post -planting recommendations. Irrigation 1. All areas other than non -irrigated hydroseeded areas requiring landscaping shall require the installation of a permanent automatic irrigation system to ensure proper plant growth. The irrigation system shall be designed to separate turf areas from shrub areas so as not to irrigate these areas simultaneously. Irrigation coverage shall be a minimum of 100%. 2. Pop-up irrigation heads adjacent to all walkways and areas of pedestrian or vehicular traffic shall be spring retractable types. 3. All irrigation heads shall have matched precipitation rates. 4. All valves shall be wired independently. 5. The landscape irrigation system shall be designed and operated to prevent or minimize run-off and discharge or irrigation water onto roadways, driveway, adjacent properties and any area not under control on the user. 6. The irrigation system shall be monitored so that the precipitation rate does not exceed the water infiltration capabilities of the soil and meets the peak moisture demands of all plant materials used within landscape areas. 7. It will be necessary to review irrigation schedules monthly to properly adjust water application to meet actual plant requirements. RORIPAUGH RANCH SPECIFIC PLAN 3-129 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 8. Emphasis shall be placed on the use of low precipitation rate heads. Precipitation rates of less than 0.5 inches per hour (on slopes) based on triangular spacing are recommended. 9. Where applicable, bubbler heads should be used rather than small diameter spray heads. 10. Anti -drain valves shall be used between heads of different elevations to minimize water runoff after valve closure. 11. Areas of separate maintenance responsibility shall be controlled by separate controllers and separate control valves. 12. Clocks for common open space areas shall be programmed for the most efficient time and frequency of watering. 13. Approved backflow prevention devices shall be installed to service any and all irrigation systems. 14. Pressure regulating valves shall be installed after meter prior to the backflow device to regulate system pressure in high-pressure areas. 15. To minimize negative visual impacts, all automatic valves servicing common open space areas shall be installed in valve boxes, and the pop-up variety of head used whenever the application allows. 16. Irrigation backflow prevention devices and controllers shall be located out of public view and/or screened with appropriate plant material to minimize visibility. 17. All irrigation plans shall be submitted to the City of Temecula for review and approval prior to installation. Submittal of plans and approvals are subject to project development schedule. 18. For all proposed maintenance areas that are otherwise maintained by the appropriate City Department or Division, irrigation plans shall be reviewed and approved by TCSD prior to recordation of the respective final map. 19. Detailed irrigation plans for all landscape area shall be prepared and signed by a licensed landscape architect registered in the State of California. Landscape Maintenance 1. The overall aesthetic effect of the landscape shall be a healthy thriving plant community. Each owner shall provide continuous maintenance for all planted and hardscape areas within their site, keeping it free and clear of weeds, debris, rubbish, and in a neat and clean condition. 2. All owners will be required to maintain plant materials in a thriving condition of growth by practicing proper agricultural techniques of pruning, pest control, and fertilization. RORIPAUGH RANCH SPECIFIC PLAN 3-130 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3. From the completion of installation, landscaping shall be maintained in a sightly and well -kept condition. 4. No owner shall interfere with the drainage of water from any site except in accordance with plans approved by all public agencies having jurisdiction. RORIPAUGH RANCH SPECIFIC PLAN 3-131 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.8 STREET OUTDOOR LIGHTING AND SIGNAGE (See Figure 3-41 and 3-42) All streets within the Roripaugh Ranch project development shall have uniform lighting standards in regard to style, materials, and colors in order to ensure consistent design. The proposed design standards for all public highways and streets and the private portions of the North and South Loop Roads shall conform to the City of Temecula lighting standards. Lighting standard for Planning Area 11, Neighborhood Commercial, shall conform to the requirement of the City of Temecula and commercial retail developer. Private parks, public parks, paseos, private streets and entries within planning areas will use the designated light fixtures as illustrated in Figure 3-41. Lighting fixtures shall be integrated into the visual environment and the appropriate architectural theme. All lighting fixtures shall comply with the following regulations and provisions: 1. The level of on-site lighting and lighting fixtures shall comply with an applicable requirements and policies of the City of Temecula. Energy conservation, safety and security measures should be emphasized when designating any lighting system. 2. All outdoor lighting, including spotlights, floodlights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading, and similar areas shall be focused, directed, and arranged to minimize glare and illumination on streets or adjoining property. 3. All exterior lights should be shielded and focused to minimize spill light into the night sky or adjacent properties per the City of Temecula Land Use Ordinances and Mount Palomar Lighting Ordinance regulating light pollution. 4. Lenses shall be high impact, recessed, or otherwise designed to reduce the problems associated with damage and replacement of fixtures. Fixtures shall be vandal resistant, yet should not look institutional. 5. Neon and similar types of lighting are prohibited in all areas of the Roripaugh Ranch Project. 6. All exterior lighting designs should develop a sense of hierarchy by varying fixtures and illumination levels. Proper lighting helps to define the organization of streets and paseos; and also distinguishes vehicular and pedestrian circulation patterns. Entry areas (both pedestrian and vehicular), public plazas, community facilities, and highly used recreation areas shall be creatively lit to develop a sense of place and arrival. 7. All exterior lighting designs shall address the issue of security. Parking lots, pedestrian walkways, and building entrances shall be lighted for security reasons. 8. No freestanding residential light fixtures shall exceed twenty-five feet (25') in height; parking lot light standards shall not exceed thirty feet (30'). In no case shall spill light occur beyond the property lines. Lighting of sports fields may exceed these standards. 9. The lighting concept of the entry monumentations features shall illuminate the sign graphics and gently wash the walls and pilasters with light. Trees and other landscape features may be illuminated with up and down lighting to highlight and accentuate landscape features. RORIPAUGH RANCH SPECIFIC PLAN 3-132 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 10. All electrical meter pedestals and light switch/control equipment shall be located with minimum public visibility and shall be screened with appropriate plant materials or walls. 11. All lighting design, fixture location(s) and lamp types within the Sports Park, Planning Area 27, and Neighborhood Park, Planning Area 6 shall be subject to the approval of the City of Temecula Community Services Department and allow for night use of the active sports fields and park facilities. RORIPAUGH RANCH SPECIFIC PLAN 3-133 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-134 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Street Lighting Street Liahtinq Major Arterial Highways "A" and "B" Streets Pablie Pertons of North and South Loop Roads (Per City of Temecula Standards) Parking Lot Lighting Perks Schools Commercial Cents (Per City of Temecula Standards) 12 Fe,/ Card Keyed Gated Entry Lights d Walkway Lights !TKO Roripaugh Ranch Light Bollard Card Keyed Gated Entries Pascoe Private Gscreat ion Centers ',ream Recreation Centers Public Parks Fire Station 511.1 `Pbvdte Strut Signage -Lr Street Lighting Private Interior Streets Color of Pole and Fiotws to be Dark Brent• or Copper. Street Light Only. No Signage Private Interior Streets Streif Light Streit Signage \ it treet Light Street Signage di I rd Private Interior Streets Figure 3-41 RORIPAUGH RANCH SPECIFIC PLAN 3-135 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-136 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Street Signage Sample Stop Sign Street Stop Sign Note, Pole color to be dark bronze or copper. MRIN STREET Street Signage '"` K`"`°m"°re'IT1CC 1 Roripaugh Ranch �II ri Do Not Enter Sign Stop Sign _. Street Light Street. Signoge Stop Sign Stop Sign Street Signage Stop Sign Street Signoge nV Stop Sign Figure 3-42 RORIPAUGH RANCH SPECIFIC PLAN 3-137 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-138 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-43 Paseo Entry Gate (Card Key Entry) I11„nrd ll.e/W e! Wlr wan* Login (Sas' Te Na 4-351 !NapewI do *row Card [eyed Entry MtaoflH S1 eel &Mei Self C4++q i?ortha ugl ► 1�<«1r11 RORIPAUGH RANCH SPECIFIC PLAN 3-139 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-140 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Paseo Entry Treatments aseo Entry, See Below lowering Ground Cover (Typ.) hrubs (Typ.) ounded Turf (Typ.) 5' Wide Meandering Walk, (Concrete) Ilard Light (Typ. 2 Places) anopy Tree (Typ.) Typical Paseo Nature Trai 100' (Approx.) Project Wall, Figure 2.15 View Fencing. See Figure 2.16 Paseo Entry Bollard Light (Typ. 2 Places) Flowering Ground Cover Exterior Paseo 419 f Privacy Fencing, anopyTurTree(Typ) (Typ) Figure 2.15 100' (Approx.) °°'-1TKC 1 Roripaugh Ranch aseo Entry, See Below aseo Entry lowering Ground Cover(Typ.) ollard Light (Typ. 3 Places) hrubs (Typ.) ounded Turf (Typ.) Project Wall, Figure 2.15 nopy Tree (Typ.) o Er1try, 5=e Below try 5Wi ean•ering alk, (Concrlete) Flowering Ground Cover & Shrubs pecimen Tree Meandering Walk,J (Concrete) Paseo Entry 200' (Approx.) Mow Curb \ Project Wall Mounded [Lawn Sea Figure 2.15 Shrub 6 Flowering Ground Cover Light Bollard ' 20' S de5ak Paseo Entry Pilaster. 84" High. See Figure 2.15 ! Low Wall, 36" High. See Figure 2.15 Pilaster, 48" High /-See Figure 2.15 4-1/2' PUE 5-1/2' Sidewalk Bollard Light Figure 3-44 RORIPAUGH RANCH SPECIFIC PLAN 3-141 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-142 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-45 Cross Section (G) - Open Space - Plateau KEY MAP Y' - 3000' 4A LM 19.5 AC 100 DU'S 0S3 9.5 AC PLAN VIEWjG) V•500' Edney Permed Property Lies Foray A7Project r MFjddada*doli d bnekerreet HOr 8 l;`- °S1 / o1� / 3.8 AC 12.5 AC Pry EM d lnWoeciM1J 7s Buffer Vies awn rJnhs Geed Redd ace Wawal Landscape Wet Sparse PrO) T GrsoAd, 1. _lotto. .4- Orlai Iv ,,,_zn 4B LM 22.3 AC 113 DUS G —G /6 1 NP j 5.1 AC (1.7 3) 1/ weMek 1Wdn (20' 10 70'), Fwd Medd imteeZara rr troperlyLlee / Ws Fere, hew2.16 OVA rad) 6` p-psed Nni kat d M-kpord plreliep Ares SA. 2.6.4A. ACS Sp1 F ii ' Ged Facing ' 'k 4'dli• 2:2 Slope ,} Yorks MO' #44 4) I4O4 M dtr ined 1(is 2O M. r AC Fair! dor 6' b Neil- US 177' Wswl Order Zees 2r Mk Asa- Yard sates* CROSS SECTION (G) N.T.S. d) nc 11?or paugrh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-143 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 3.1.9 ARCHITECTURAL DESIGN GUIDELINES Introduction These design guidelines will be utilized to direct the future physical development of the Plateau neighborhood of Roripaugh Ranch. In order to create a unique community structure, these community guidelines provide a framework for site planning, the architectural theme and landscaping relating to the project. The purpose of these guidelines is to assure a high quality community character and land use compatibility. Purpose It is the intent of these guidelines to provide direction on a project -wide level as well as a planning area and site-specific level. For example, the guidelines establish criteria at the project level to assure a unified environment, while the planning area and site-specific level individual projects will be required to comply with relevant design standards applicable to each use. Although each project should relate to the overall community design theme, these guidelines are not intended to limit innovative design. The use of these guidelines will serve to direct the overall design of Roripaugh Ranch and assure a high quality community character, appearance and land use compatibility. The City of Temecula city staff, Planning Commission, City Council, and other City decision-making bodies will be providing direction when reviewing development projects within Roripaugh Ranch. These guidelines will also serve as design criteria for use by planners, architects, landscape architects, engineers, builders and future property owners. They will provide a viable framework and clear direction during the development process, without limiting innovative design. The result will be a community with a strong sense of identity, character and cohesiveness. Residential Architectural Standards Design Groups The intent of these guidelines is to encourage architectural style diversity between the adjacent residential planning areas. Each builder is required to contact the City Planning Department to discuss and review any established facade styles in adjacent Planning Areas so as to assist in the selection of subsequent styles. • Each Planning Area shall be composed of one of the following Exterior Facade Design Groups (Groups A through E) consisting of different Architectural Styles. Within each Residential Planning Area Design Group selected, a minimum of two architectural styles and a maximum of four styles shall be used. Each style as noted in this section shall have a minimum of four-color variations for each Residential Planning Area. No more than four of the same architectural styles may be placed next to one another. Architectural styles within individual Planning Areas shall be compatible and complimentary to each other. Sharp contrasts of architectural styles will not be permitted. • Architectural styles, other than those listed below may be permitted provided that it can be demonstrated that the quality and intent of the proposed style is consistent with the style and that it can be found to be consistent with the other architectural styles. Design Group A (All Planning Areas) RORIPAUGH RANCH SPECIFIC PLAN 3-144 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES 1. Classical Revival (See Figure 3-50) 2. Spanish Revival (See Figure 3-72) 3. Prairie (See Figure 3-70) 4. California Ranch (See Figure 3-48) Design Group B (All Planning Areas) 1. Colonial (See Figure 3-52) 2. French Cottage (See Figure 3-58) 3. East Coast Traditional (See Figure 3-60) 4. Monterey (See Figure 3-68) Design Group C (Planning Areas 10, 19, 20, 21, 33A and 33B only) 1. Mediterranean (See Figure 3-64) 2. American Farmhouse (See Figure 3-46) 3. Contemporary Southwest (See Figure 3-54) Design Group D (Planning Area 10, 19, 20, 21, 33A and 33B only) 1. Italianate (See Figure 3-62) 2. Mission (See Figure 3-66) 3. Craftsman (See Figure 3-56) Design Group E (Acceptable for all Planning Areas) One style from each of the above groups. All merchant builders shall submit plans which identity unique aspects of each style to the City for approval that include text, exhibits and any other materials deemed necessary by the City indicating how the proposed residences will conform with the architectural styles shown in the Figures 3-46 through 3-73 listed in Design Groups A through E, and all other design requirements of this chapter. Submittal and Review Requirements The following materials shall be submitted for review and conformance to the Architectural Guidelines and Specific Plan for the Roripaugh Ranch. The Planning Director may choose to require additional materials for review. • Color elevations of all four sides at scale of 1/4" = 1'. Show materials and colors. Provide dimensions of height and width of major elements. Indicate features that would bring elevation design into compliance with the Architectural Design Guidelines and the specific requirements of the Design Groups (Figures 3-46 through 3-73). • Sections through each elevation at 1/4" = 1'. Indicate pitch of roof, extent of overhangs, recess of doors and windows and position of trim, trellis and other major architectural features in relation to the primary face of the residence. • Site Plan at 1/8' = 1'. Show, in color and with dimensions the areas and type of paving, area and type of landscaping, fencing, site walls, and other site appurtenances. Indicate how the paving and landscaping is consistent with the Architectural Guidelines and RORIPAUGH RANCH SPECIFIC PLAN 3-145 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES specific requirements of the Design Groups (Figures 3-46 through 3-73). Provide by separate sheet, a matrix indicating the percentage of lot coverage, percentage of impervious paved area and percentage of landscaping. • Provide a color and materials board of a minimal 18" x 18" size. Indicate all colors and materials as shown on the color elevations. Provide one board with one reduced color elevation to indicate conformance with the color variety required by the Architectural Design Guidelines and specific requirements of the Design Group (Figures 3-46 through 3-73). Provide two color sets of the above at the scales indicated including a duplicate set of the color and materials board. In addition, provide six (6) sets of the above in reduced, 11" x 17" black and white format. Architecture Forward and Garage Standards The following standards shall apply to all residential Planning Areas located in the Plateau, except as specified: • "Architectural Forward" concept shall be incorporated into at least 50% of the homes in each of Planning Areas 1A, 2, 3, 4A, and 48,. This concept includes advancing the architecture of the living space forward on the lot while concurrently, the garage is held in place or further recessed. Residential dwelling units shall be designed to allow the living portion of the dwelling unit to be "positioned" forward on the lot so that the architecture of the garage will not dominate the street scene. • A variety of garage placement solutions shall be incorporated into the overall design of the homes. Minimum driveway length from the property line to the garage door shall be eighteen feet (18') for front -entry garages in all Planning Areas and ten feet (10') from the property line the garage edge for side entry garages in the L and LM Districts. Garage solutions that should be incorporated into the overall design are as follows: o Shallow Recessed Garages (See Figure 3-74) Setting the garage back a minimum of eight feet (8') in relationship to the front of the house. o Mid to Deep Recessed Garages (See Figure 3-75) Setting the garage back to the middle or rear of the lot o Third Car Side Loaded (See Figure 3-76) Setting for garage with side -loaded entry. This plan can only occur on larger lots. o Side Entry Garages (See Figure 3-78) The use of side entry garages on lots at least 52 feet wide in order to break the continuous view of garage doors along the street scene. o Third Car Tandem (See Figure 3-77) Setting for third car tandem garage. RORIPAUGH RANCH SPECIFIC PLAN 3-146 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES o Single Width Driveways (See Figure 3-79) This setting provides a maximum driveway width of twelve (12) feet for adjacent two -car garage. o Porte Cochere (See Figure 3-80) Setting provides for the incorporation of a porte cochere. RORIPAUGH RANCH SPECIFIC PLAN 3-147 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-46 AMERICAN FARMHOUSE REQUIRED STYLE CORE ELEMENTS Simple 2 -story massing • a:12 to 9:12 roof pitch • Front to back main gable roof • 12- overhangs • Architectural quality asphalt shingles or smooth flat concrete tiles • Light to medium sand finish stucco • Vertical mull -paned windows • White vinyl wrap aluminum windows • 2 x 4 wood -appearance window and door trim • Porches with simple wood columns • Covered porches with wood railings • Garage door patterns complimentary to style • One body color and two accent colors ADDITIONAL STYLE ELEMENTS • Side elevation gable form • Main gable roof with one large intersecting gable roof • Horizontal siding accents • Built up header trims at frons windows • Shaped wood columns with knee braces • Porle-Cochere • Three accent colors Motes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or constnied as a rigid formula tor design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall tie utilized unless the Director determines they are inappropriate or do not lead to creating en architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, root forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. --MCC MCC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-148 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-47 INSPIRATIONAL PHOTOS ITKC 1 ROI`lpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-149 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-48 CALIFORNIA RANCH REQUIRED STYLE CORE ELEMENTS • Plan form massing with a vertical and an horizontal break • 6:12 to 12:12 roof pitch • 12" to 18" overhangs • Concrete roof tile with shingle look • Front to back gable or hip roof with intersecting hip or gable roofs • Blended stucco and siding • Multi paned windows • White vinyl wrap aluminum windows • Dormer shapes facing street ADDITIONAL STYLE ELEMENTS • Full wood porches and or wood balconies • Stone at base of house • Enhanced window and door trim • Garage door patterns complimentary to style (may include windows) • White detailing trims • Porte-Cochere Notes_ 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are Inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. The Kelm comp.,, ITKC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-150 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-49 INSPIRATIONAL PHOTOS ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-151 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-50 CLASSIC REVIVAL REQUIRED STYLE CORE ELEMENTS • One to two story construction • Nipped mot or elongated hip with narrow ridge • Roof often has small square hipped dormers • Steep pitch roof often with Beltoast shape • Rectangular massing with boxy qua ity • Centered or off -set open half porch • Use of wide classical columns on porch • Average cornice height of 12 feet • Wide bracketed and decorative eaves • Large, imposing entry with wide, heavy doors • Windows are usually individually spaced at regular intervals ▪ Wood clapboard siding or stucco ADDITIONAL STYLE ELEMENTS • Ornamental capitals on columns • Victorian -like embellishments in gable • Gabled attic dormer • Doors with sidelights • Porte-Cochere Notes: t, The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths: however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating en architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors, 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. ---1-17-Kc 1 i?ioripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-152 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-51 INSPIRATIONAL PHOTOS ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-153 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-52 COLONIAL REQUIRED STYLE CORE ELEMENTS • Plan form massing and simple roof design • 2 -story vertical stacking floors • 4:12 to 6:12 roof pitch • Cr to 12' overtiands • Front to bads gable roof • Architectural quality wood -appearance or asphalt shingles or smooth flat concrete tiles • Fine to light sand finish or light lace finish stucco • Vertical multi -paned windows • 2x4 wood window and door trim • White vinyl wrap aluminum windows • Entry cover porches with simply trimmed wood columns • Garage door patterns complimentary to style • Roundattic Vents and gable ends • One body color and two accent colors • Chimneys located central or at the end of the structure ADDITIONAL STYLE ELEMENTS • Entry door cover • Vertical batten doors • Front to back gable roof with one or two intersecting gable roofs • Blended horizontal siding and stucco • Bay windows • Double layered window and door tram surrounds • Full porches • Shutters and layered header trim at front elevation • Brick accents al first floor • Three accent colors • Porte-Cochere Notes: 1. The architectural drawing Is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design, Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an Integral part of the home, rather than a tack - on feature. ITKC I Roripaug'h Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-154 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-53 INSPIRATIONAL PHOTOS "-MCC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-155 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-54 CONTEMPORARY SOUTHWEST REQUIRED STYLE CORE ELEMENTS • Simple one to three story structures • Flat roof shape, varying heights • Parapet roofs of varying heights • Rounded edges or corners • Deep set windows and doors • Doors and windows flush with wall surface • Divide pane windows • Trellis beam details • Vertical multi -paned windows at front elevations ADDITIONAL STYLE ELEMENTS • Detail defining entries • Arched covered entries • Stucco columns or posts • Wood columns or posts • Wood trim around doors and windows • Delicate wood molding or accents • Ceramic tile or wrought iron accents • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. 1TKC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-156 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-55 INSPIRATIONAL PHOTOS T"° — `o P.r °1.y. I Roripaugli Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-157 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-56 CRAFTSMAN REQUIRED STYLE CORE ELEMENTS I. Simple 2 story boxed massing • 3 1.4:12 to 4'4:12 roof pitch • 18" to 24" overhangs at front elevation • Architectural quality asphalt shingles or shingle texture fiat concrete tiles • Basic gable roof side to side • Light to medium sand finish or California Monterey finish • Vertical shaped mullioned windows • White vinyl wrap aluminum windows • Porches with square columns or posts • Shaped wood appearance header trim at windows and doors • Simple knee braces or outlookers • One body color with two accent colors ADDITIONAL STYLE ELEMENTS • Vaned plan shapes • Vaned porch roof -shed or gabled • Stone veneer base accent at column • Feature ribbon windows 2 paired or more • Full porches with square columns or posts on stone piers • Classically styled columns ■ Battered columns • Blended stone and brick chimney • Decorative beams - Porte-cochere • Two body color$ Notes_ 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational, it is not meant to be replicated or construed as a rigid formula for design Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturaly valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10 3-9 for a detailed discussion of the erchitecturai standards, design groups, elevations, roof forams, and materials and colors. 2. Required and Additional Style Elements shell appear es an integral part of the home, rather than a tack - Th" Keit" Comp., r MCC'. 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-158 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-57 INSPIRATIONAL PHOTOS t ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-159 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-58 FRENCH COTTAGE REQUIRED STYLE CORE ELEMENTS • Rectangular plan form massing with one offset entry • Main roof hip only • 8:12 to 12:12 roof pitch • Architectural quality wood appearance or elements ▪ Light to medium sand finish or light lace finish stucco • Vertical shaped mullions and simple wood 2x trim at front elevation and at high visibility areas • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Entry accents with real or faux stone • Entry porches with columns • Garage door patterns to compliment style • One body color with one color accent on front door ADDITIONAL STYLE ELEMENTS • Rectangular plan forrn massing with porte-cochere • Main roof hip with small dormers or steep 2nd story roof breaking over 1.e story • Asphalt shingles or smooth flat concrete tiles • Bay windows • Full or partial porches with wood -appearance columns • Stone veneer chimney • Wrought iron balconies and pot -shelves • Two accent colors • Porte-cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational: it is not meant to be replicated or construed as a rigid formula for design. Erevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. MCC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-160 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-59 INSPIRATIONAL PHOTOS ITKC 1 Roripaug1i Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-161 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-60 EAST COAST TRADITIONAL REQUIRED STYLE CORE ELEMENTS • Plan form massing with a vertical and an horizontal break • 6:12 to 12:12 roof pitch • 18" to 24" overhangs • Concrete roof tile with shingle look • Front to back gable or hip roof with intersecting hip or gable roofs • Blended stucco and siding, with primary use of siding • Stucco used as an accent material • White vinyl wrap aluminum windows • Decorative accent windows ADDITIONAL STYLE ELEMENTS • Full wood porches and or wood balconies • Simplified versions of Colonial comice trim at gable ends • 2x6 wood windows and door trim • Garage door pattems complimentary to style • Bay windows • Porte-cochere = White detailing trims Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features, The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-162 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-61 INSPIRATIONAL PHOTOS MCC I Ronpangh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-163 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-62 ITALIANATE REQUIRED STYLE CORE ELEMENTS • 2 story massing with one vertical and one horizontal break • Main hip roof with minor intersecting hip roofs • 3Y2:12to4%:12roof pitch • 24• overhangs, stucco soffits • "S° shaped concrete tiles • Fine to light sand finish or light lace finish stucco • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs • White vinyl wrap aluminum windows • Arched top accent windows ADDITIONAL STYLE ELEMENTS • Tapered round or square simple stucco columns • Shutters • Entry porch • Belt course trim • Mid value saturated colors • Porte-cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.3 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. MCC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-164 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-63 INSPIRATIONAL PHOTOS MCC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-165 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-64 MEDITERRANEAN REQUIRED STYLE CORE ELEMENTS • 2 story massing with one vertical and one horizontal break • Main hip roof with minor intersecting hip roofs • 3 1/:12 to 4 Y;:12 roof pitch • 24' overhangs, stucco soffits • 'S' shaped concrete tiles = Fine to light sand finish or light lace finish stucco • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs • White vinyl wrap aluminum windows • Arched top accent windows • Decorative tile accents ADDITIONAL, STYLE ELEMENTS • Tapered round or square simple stucco columns • Arched entry porch • Furred out windows • Ceramic or wrought iron accents • Befit course trim • Mid value saturated colors • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational: it is not meant to be replicated or construed es a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sues, widths, and depths; however, all of the Required Style Elements shell he utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 fora detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. T"° '''th `'°`" "ITFCC Ror paugll Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-166 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES The Kerth Camp Figure 3-65 INSPIRATIONAL PHOTOS 7TKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-167 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-66 MISSION EQUIREO greLE GORE ELEMENTS • 2 story massing with strong one story element usually containing an arched component • 4:12 to 5:12 roof pitch • 12" to 18" overhang • Simple hip or gable roof with one intersecting gable roof • Barrel or "S" shape concrete tiles • Wrought iron accents • Exposed rafter tails • Fine to light sarid finish or Tight lace finish stucco • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs • Decorative tile accents ADDITIONAL STYLE ELEMENT • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Arched stucco column porches • Garage door patterns complimentary to style • White tone body with accent trim • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing Is meant to be inspirational; it is not meant to be replicated or construed as a rigid formuta for design. Elevations may be modified, when necessary, to accommodate for varying lot sixes, widths, and depths; however, at of the Required Styte Elements shall be utilized unless the Director determines they are Inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4 10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forts, and materials and colors, 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tacit - on feature. I" N= 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-168 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-67 INSPIRATIONAL PHOTOS 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-169 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-68 MONTEREY REQUIRED STYLE CORE Eixiyiplis Simple box plan form Main hip or front to back gable roof front to back at 4:12 to 7:12 and shed roof break over balcony at 3 %to 4W;12 roof pitch • 12" to 24" overhangs • Barrel or "S" time roofs • Fine sand stucco finish • Vertical siding accents at gable ends and 2nd floor balcony • Simplified colonial style window and door trim • Decorative tile accents ADDITIONAL STYLE ELEMENTS • Full wood porches and or wood balconies with stucco decorative accents ▪ Simplified cornice trim at gable ends • 2x6 wood windows and door trim • Garage door pattems complimentary to style • Light colored detailing trims • Porte-Cochere Notes_ 1. The architectural drawing is intended to demonstrate a style and architectural features, The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying rat sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an arehitecturatlyy valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2, Required and Additional Style Elements shah appear as an integral part of the home, rather than a tack - on feature. ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-170 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-69 INSPIRATIONAL PHOTOS 7"e Nem co Peas,.♦ I Roripaugll Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-171 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-70 PRAIRIE STYLE REQUIRED STYLE CORE ELEMENTS • 2 story massing with horizontal design elements with one story elements • Hip root design with boxed stucco soffits • 3 W.12 to 4 15:12 roof pitch • 24' overhangs, stucco soffits • Smooth flat concrete tiles • Fine to light sand finish or light lace finish stucco • Vertical windows at first floor and accent horizontal windows at 2nd floor along belt course • White vinyl wrap aluminum windows ADDITIONAL STYLE ELEMENTS • Broad flat chimney with brick cap detail • Covered entry with stucco or wood columns. Columns may have stone on base • Wide range of light earth tones and contrasting trim • Porte-Cochere Notes: i. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Ovations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utftzed unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. Trw "'"17143C I Rorrpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-172 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-71 INSPIRATIONAL PHOTOS 1TlCC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-173 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-72 SPANISH REVIVAL REQUIRED STYLE CORE, ELEMENTS • 2 story massing with strong one story element usually containing an arched component • 4:12 to 5:12 roof pitch • 12:10 18" overhang • Simple hip or gable roof with one intersecting gable root a Barrel or "S" shape concrete tiles • Fine to tight sand finish or light lace Finish stucco • Arched windows • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs • Decorative wrought iron tnm details • Exposed beam headers ADDITOWAL STYLE ELEMEf{TS • Furred out windows • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Arched stucco column porches • White tone body with light accent trim • Ceramic tile accents • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing Is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Required Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 4.10 Architectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.5 for a detailed discussion of the architectural standards, design groups, elevations, roof forms, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack- on feature, '"_ "'"`°-"'"'"ITKIC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-174 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-73 INSPIRATIONAL PHOTO ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-175 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Recessed Garage ettiztv.„ Figure 3-74 8' MIN. SHALLOW RECESSED GARAGES ----F v . 14;v (Fr -ft -kw. MUgf > A8t -W© a4i del ortYpw -A 'ire7UY rIFWArit' A i607aA �3 D. 2• ITKC 1 Roripaugll Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-176 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-75 Deep Recessed Garages 11- 1 . 6Artt-65 crfr tura its-. l APPLIES TO LOTS 5,000 S.F. OR GREATER PA 1A, 2, 3, 4A, 48, 16, 17,18 °$'`:'°'°°"' MC I Ror paugll Ranch P.U.E. UNE PROPERTY LINE RORIPAUGH RANCH SPECIFIC PLAN 3-177 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-76 Third Car - Side Located (can only occur on larger sites) ,!, P.U.E. UNE PROPERTY LINE AfriAgp, Tv rA • is -14-'2o I 14, NOTE: MAXIMUN OF TWO CARS CAN FACE STREET "e �, , �---1TKC 1 Rori j a gl i Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-178 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-77 Third car - Tandem [or to. z g. } z 8' MIN • 1TKG 1 Rorlpaugh Ranch m ->v 1u Pilo PROPERTY LINE RORIPAUGH RANCH SPECIFIC PLAN 3-179 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Side Garage Entry Figure 3-78 Etat w z -J w Q �tglIA rt P.U.E. LINE - --- P} OPERTY LINE rporr Y1417,17' 'ITKC 1?oripaugh Rauch V+xtefr M2' RORIPAUGH RANCH SPECIFIC PLAN 3-180 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-79 Single Width Driveways 11-i o J -ITKC I Roripaugii Ranch APPLIES TO ALL PA's PROPERTY LINE RORIPAUGH RANCH SPECIFIC PLAN 3-181 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Porte Cochere N3 bZ N Figure 3-80 "° K°"" °°-"""'ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-182 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Streetscene: Design Variation Requirements and Front Yard Landscaping • The front setbacks of both the garage and living space of adjacent buildings shall vary to provide visual interest along street scene. Please refer to Section 5.0, Specific Plan Zoning Ordinance, Table 5-2 for site specific development standards. • Provide visual interest along the street scene, a variety of front entry and side entry garages with varying setbacks shall be utilized. The maximum driveway width at the right-of-way shall be twenty-four (24) feet. Adequate driveway width shall be used onsite to allow for cars to back out of a third -car garage. In no case shall there be an alignment of three garage openings either paired or single doors. • Where possible and appropriate, variable lot sizes may be used to increase selection and variety in house and lot size configurations. • Neighborhoods shall be laid out in a manner which provides connections into the trail and paseo system as illustrated in Figures 3-15, 3-43, and 3-44. • The requirement for one-story products shall be provided in accordance with Table 2-2 (Proposed Land Uses by Planning Areas (PA). • Architectural styles within individual Planning Areas shall be compatible and complimentary to each other. Sharp contrasts of architectural styles will not be permitted. • Front Yard Landscape and Hardscape: o Within Planning Areas 12, 14, 15, 22 and 31, all lots shall have builder install, HOA maintained front yard landscaping. o Within Planning Areas 1A, 2, 3, 4A, 48, 16, 17, 18, 23, and 24 all lots shall have builder install, homeowner maintained front yard landscaping. o Within Planning Areas 10, 19, 20, 21, and 33A all lots shall have builder /homeowner installed, homeowner maintained front yard landscaping. • The following shall apply to all Planning Areas: o Front yard landscape shall be a minimum of 50% to 75% lawn with the remaining area devoted to shrubs and ground cover. o No colored rock, gravel or cobblestone shall be used for ground cover. Salt and pepper type granite boulders two to three feet in diameter and thickness may be used as long as they are placed within the landscape in a natural arrangement and accent the overall landscape theme. No more than two to three boulders will be allowed per lot. o Shrub sizes shall be 50% 1 -gallon and 50% 5 -gallon. Quantity shall be one 5 -gallon per every 50 square feet and one 1 -gallon per every 25 square feet of shrub bed RORIPAUGH RANCH SPECIFIC PLAN 3-183 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES area. Shrubs shall be planted to create a unified design theme and at the base of the houses to soften the mass of the structure. o Ground cover shall be rooted, spaced at a minimum of 8 inches on center and a maximum of 18ft on center subject to the approval of the City's Landscaped Architect as required by species spacing requirements within the shrub bed area. Ground cover shall be continuous under all shrubs and trees. All shrub beds shall be covered with a two-inch layer of one to three inch appearance grade walk-on bark mulch after installation of ground cover. o A minimum of one tree shall be installed within the front yard landscaping except PAs 10, 19, 20, 21, 33A, and 33B require two trees. These trees shall vary in species from the street tree and shall also vary every third lot in a row. No fewer than four and no more than eight different species of trees shall be used. Minimum size of the trees shall be 24" box. o Street trees shall be planted by the builder along all private streets within all planning areas and shall be installed with the front yard six feet behind the Public Utility Easement. See Figures 3-36 and 3-37. There shall be one street tree per lot for all lots with sixty foot or less front yard Widths. All lots with greater front yard widths shall have additional trees installed at a maximum spacing of sixty feet. Alstre.et trees shall be installed at a uniform on center spacing. Comer lots shall have street trees on both street frontages. Street trees may vary in species within a planning area but only one tree species will be allowed per street. Planning areas that are separated by a private street shall have the same street tree on each side of the street. Minimum size of Street tree shall be 24" box. Trees shall be installed with root barriers. The Homeowners Association shall maintain all street trees. o All front yard landscape shall be automatically irrigated to provide 100% coverage. Irrigation controllers shall be installed for each lot within the garage portion of the home and shall be connected to the homes electrical system. Shrub beds systems shall be separately valved from lawn systems. o All hardscape (walks and driveways) within the front yard shall be colored concrete with varying textures and score lines, paving stones of various colors with colored concrete borders, flag stone of various sizes and colors with concrete borders or a combination of various textures, shapes, material and colors. Hardscape design shall be uniform within each lot. Please refer to Figures 3-89 through 3-92. o Plans are required to be submitted by the Builder or Homeowner to Ashby USA, LLC for all landscaping and hardscape with the front yams for all planning areas. Plans must be prepared and stamped by a licensed landscape architect registered in the State of California. Ashby USA, LLC shall review plans and if found acceptable they shall be approved. After approval by Ashby USA, LLC all landscape and hardscape plans must be submitted to the City of Temecula for review and approval. All landscape and hardscape must be installed by Builder or Homeowner and approved by Ashby USA, LLC and the City of Temecula prior to issuance of the final for each house. RORIPAUGH RANCH SPECIFIC PLAN 3-184 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES • Side Yard Landscaping for Comer Lot Conditions o Corner lot side yards shall have at least two street trees. o At corner lot side yards, shrubs and ground cover shall be provided in accordance with the same standards as front yards. o The responsible parties identified above shall also landscape the parkway adjacent to the comer lots. The landscaping shall include trees, shrubs, and ground cover. RORIPAUGH RANCH SPECIFIC PLAN 3-185 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Building Elevations A key technique for creating a sense of variety within a project is to vary the heights and forms of the detached homes as seen from the street as illustrated in Figure 3-81 by utilizing the following: • Within Low and Low Medium density Planning Areas, utilize both one- and two-story buildings. • To improve the visual relationship between adjacent buildings, it is desirable to introduce intermediate transition between them. Use a one-story architectural element within the two- story building to lessen its apparent height. • Create varying rooflines by maximizing offsets of roof planes. • Units located at street corners (see Figure 3-81, should be either single -story or have a significant one-story mass located towards the exterior side yard Treatment of Mass • Avoid a canyon -like effect between buildings and allow greater light penetration into what otherwise might be dark side -yards. At interior side yards, it is required to create the appearance of increased building separation by stepping the second story mass away from the property line or any other substantial articulation. • Provide trims around windows, to break up the wall plane. • Avoid long uninterrupted exterior walls. • Vary the depth of plans to create variations in the building fa de. • Two story homes shall be modified to be compatible with placement on comer lots. The modification shall create two front elevations. • Surface detail, ornament and architectural elements such as cornices, color contrast, gables applied moldings, arcades, colonnades, stairways and light fixtures that provide visual interest, shadow; and contrast shall be used to enrich architectural character. Details shall be integrated with the overall design concept. • Vary the height and roof levels of the building or residence so that it appears to be divided into smaller massing elements. Architectural projections shall be used to achieve this goal. • Articulate building forms and elevations with varying rooflines, roof overhangs and intermediate roof elements to create strong patterns of shade and shadow. Interlocking Mass • Just as stepping the second story mass improves the side yard, it can be used to improve the front yard scene. As an example, the second story should be set back in relationship to the garage for living space below it. RORIPAUGH RANCH SPECIFIC PLAN 3-186 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES • The designer should envision the building form as a series of interlocking masses rather than a rectangular or "L" shaped box. Therefore achieving a more aesthetic design solution. Corner Lots • Corner lots shall appear as a second front elevation. Features such as wrap-around porches, outdoor courtyards and front door entries facing the exterior side yard are strongly encouraged for those architectural styles that would support these elements. • One-story mass located towards the exterior side yard shall be incorporated into the design. Articulation of Side and Rear Elevations There is a tendency to have "build out" planes maximized on side and rear yards without articulated treatment of those planes. This results in a two-story stucco effect with no vertical or horizontal relief. Utilize the following techniques or other acceptable techniques to avoid this effect: • Create a single -story plane at the rear by recessing the second story. • Utilize other similar architectural treatments and designs such as balconies or pop out staircases to encourage relief on potential large architectural planes. • Side and rear elevations shall have articulation with modulated facades, window treatment, second story projections and balconies. • Articulation shall be provided on all sides of the homes ("Four-sided Architecture"). Front Elevations • Architectural projections shall be utilized to emphasize entrances, balconies, and porches. Fronts of houses shall utilize several architectural features. Ground floor windows shall have significant trim or relief, second floor overhangs or built in planters. Second story windows shall have similar treatment to emphasize them. • All residences shall incorporate entry courtyards, covered entries or covered porches at the entry into the design. (See Figures 3-82 and 3-83). • Details shall be concentrated around entrances. Materials used for the front entry shall be distinctive. • Building elements that reflect the architectural style should be incorporated into building entries, windows, front porches, and living areas directly adjacent to the street. • Ornamental features including wrought iron and exterior light features shall be combined with other features to create interest In the front of the house with architecturally compatible elements. RORIPAUGH RANCH SPECIFIC PLAN 3-187 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Architectural Elements A successful project design achieves a proper visual balance and sense of cohesiveness. The differences between the plans and elevation must be readily discernable and create variety, yet at the same time elements, styles and materials should not contrast to such an extent as to result in visual chaos. Architectural elements will play a significant role in the establishment of the architectural style. Architectural elements shall be incorporated into the design of the home and shall not appear as "add-ons" or "tack -ons" to the structure. In addition, specific building elements to include, but not be limited to the following shall contribute to the representation of the architectural style: doors, entries, garage doors, chimneys, chimney caps windows, window sills and others. These elements include architectural detailing, colors and materials, and other site structures. The required Architectural and design elements techniques are as follows: Unit Entries (See Figures 3-82 and 3-83) The entry serves several important architectural and psychological functions: it identifies and frames the front doorway; it acts as an interface between the public and private spaces; and it acts as an introduction to the structure while creating an initial impression. • The entry shall be designed and located so as to readily emphasize its prime functions. Accent materials are encouraged to be used to further emphasize the entries. • If the front door location is not obvious or visible because of building configuration, the entry shall direct and draw the observer in the desired path. The design of the entry area in merchant -built housing shall be strong enough to mitigate the impact of the garage on the facade. • Entry doors and doorways shall be proportional to the architectural style of the structure. • Covered entries, courtyards and porches shall be provided as entry elements. Doors • Emphasis shall be placed on the design and type of entry door used. It functions as the major introduction to the interior of the house and concern should be given on the Image it creates. • Either single or double doors are appropriate. • The door shall be covered by an overhead element or recessed a minimum of 3 ft. into the wall plane. • The entire door assembly shall be treated as a single design element including surrounding frame, molding and glass sidelights. • Recessed doors may be used to convey the appearance of thick exterior doors. RORIPAUGH RANCH SPECIFIC PLAN 3-188 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES • Wood may be used for the entry door. Wood grain texture and rose or recessed panels contribute to the appeal of the door. Greater use is being made of metal entry doors but in order to be acceptable, they shall possess the same residential "feel" provided by the wood grain and panels. • Doorways shall be typically rectangular or round -headed and fully recessed. Spiral columns, arches, pilaster, stonework, decorative tiles, or other sculptural details shall be integrated into the doorway design to enhance the visual importance of the entry door. • The use of glass in the door and overall assembly is encouraged. It expresses a sense of welcome and human scale. It can be incorporated into the door panels or expressed as single sidelights, double sidelights, transom glass or fan windows. • Flexibility is allowed concerning the color of the door. It may match or contrast the accent trim, but should be differentiated from the wall color. Windows • Typically, the location of windows is determined by the practical consideration of room layout, possible furniture placement, view opportunities and concern for privacy. Greater design emphasis should be directed to ensure that window placement and organization will positively contribute to the exterior architectural character. Windows greatly enhance the elevation through their vertical or horizontal grouping and coordination with other design elements. This relationship to one another and the wall/roof plane creates a composition and sense of order. • All windows in a specific plan elevation shall be integrated into the architecture of the building.• This should not be interpreted that they are all the same shape, size or type but rather that a hierarchy of windows exists that visually relates and complements one window to another. • Windows shall be recessed to convey the appearance of thick exterior walls. Non -recessed windows shall be surrounded with articulated architectural elements such as wood trim, stucco surrounds, shutters or recessed openings, shutters, pot shelves, ledges, sills, plantons, and rails that compliment the architecture. • Merchant -built housing occasionally fails to adequately address proper window design and placement on rear and side elevations. This is usually due to prioritization, maintenance and cost factors. Since side elevations and second story rear windows are frequently visible, greater design effort and budget prioritization need to be given. Garage Doors (See Figure 3-84) • Utilizing garage types that compliment the architecture, door designs, and plotting techniques will do much to lessen the repetitious garage doors marching down both sides of a residential street. Variations include: o Employment of second -story feature windows above the garage. RORIPAUGH RANCH SPECIFIC PLAN 3-189 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES o Strong architectural entry elements. o Designs with a mix of 2 and 3 car garages, incorporating three single doors in some three car garage plans not facing the street. o Allowance for a 10 -foot setback between adjacent garages. o The use of tandem garages may also be incorporated into the building design. o Garage plans with a double door and a single door plan shall not be placed next to each other. • If applicable, where lot width permits plans should include swing -in or side entry garages with reduced front yard setbacks of ten (10) feet. • The design of the garage door shall relate to the overall architectural design of the residence. Colors shall be from the same paint palette. • Ornamentation of garage doors shall be provided to add visual interest from the street scene. • The use of the sectional, wood or metal, rolling garage door is required since it maximizes the availability of useable driveway length. • Several different panel designs shall be utilized for any project proposed by each merchant builder. Metal doors shall only be used when they include either texture or raised panels of a "residential" nature. The use of window elements is encouraged. • The design of the door face shall result in a treatment which breaks up the expanse of the door plane while being complimentary to the architectural elevation of the residence. Architectural detail consisting of cornices, applied molding or trim or applied headers shall be used. There shall be an 8" recess. (See Figure 3-84). RORIPAUGH RANCH SPECIFIC PLAN 3-190 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Varied Roof Shapes (mix of one & two stories) Figure 3-81 mix-rvw .1/211F5' Pius WIA591146- r Vfl1 7 We, r4 '4q .Y 2 1 vtrizr ca15 Ar cePt+04- vNeAep Ivo or 1 . 1T, c I Idoripa ugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-191 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Covered Entry Porch (sample detail) Figure 3-82 �r- "n 411512 ITKG I?orIp 1u,;l1 Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-192 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Courtyard Entries graivirW GrvPiYAM Figure 3-83 '-'1THCC 1 Ror-ipaug-h Rand] RORIPAUGH RANCH SPECIFIC PLAN 3-193 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-84 Garage Door Detailing • FCC . Ar ,4,MiN0t4Vitl) 1Vw- 4iN6 .M'UNP txmmiMING. 1 iF t7 ftu1rn( ric rat. --Ur t I -1 511 1 ►t1N1Nb ikge,�i °ITKC 1 Rorlpauugh Rands RORIPAUGH RANCH SPECIFIC PLAN 3-194 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Residential Roof Form Allowable Roof Pitch (See Figure 3-85) • Roof pitches shall be consistent with the proposed architectural style. • A single roof pitch should be used on opposite sides of a ridge. Shallow pitches tend to lessen the apparent building mass. Roof Types • The use of different roof types will add variety and interest to the street scene. Changing the roof form on a given plan is the best method of creating alternative elevations. However, the rood characteristics should be consistent with the historical style that is chosen. • Hip, gable and shake -like material shall be used separately or together on the same roof. Avoid a canyon effect in side yards when both buildings have front -to -rear gables, by providing dormer or hip elements. • Repetitious gable ends along rear elevations shall be avoided. Roof forms with pitch changes at a porch or projection are preferable. • Roof forms having dual pitches such as Gambrel or Mansard shall not be used. • Maximize variations in rooflines by offsetting roof planes and combining single -story elements with two-story elements. Long uninterrupted rooflines should be avoided. Mechanical equipment is not permitted on roofs. Design of Rakes and Eaves • The designer may choose from a variety of rake and eave types based on climatic and stylistic considerations. • Moderate or extended overhangs are acceptable if property designed. Tight fascia with appropriate style are acceptable. • Single or double fascia boards, exposed rafters, or fascias with planscias when adequately scaled, are acceptable. • Care shall be taken to ensure that material sizes avoid a weak or flimsy appearance. Overhang Projections and Covered Porches • Substantial overhangs are required as a response to solar and climatic conditions. • The inclusion of covered porches and entries are required as part of the product mix. They expand sheltered living space, create entry statements and provide elevation/relief. RORIPAUGH RANCH SPECIFIC PLAN 3-195 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES • Rear covered porches may differ from the roof in both pitch and material, but front porches should retain at least one of these two characteristics. Stepping the Roof Form • Steps in the roof respond to the interior room arrangement and provide visual relief and interest. • A vertical step within the ridgeline should be at least 12" - 18" in order to create visual impact and allow for adequate weatherproofing. Solar Panels (See Figure 3-86) • Solar panels shall be parallel to the roof slope and integrated into the roof design. • The frames shall either match the roof or fascia color. • Support equipment shall be enclosed and screened from view. RORIPAUGH RANCH SPECIFIC PLAN 3-196 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-85 Roof Pitches (at homes with sloped roofs) GQ49t i r T/41 G4 Milli IZ MIN. Th. "'th c -o• -+'C 1 Ror li)augh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-197 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-86 Solar Panels -i„a` T r N Nor E MCC 1 ROIlpaugh Raiieli RORIPAUGH RANCH SPECIFIC PLAN 3-198 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Accessory Themes Patio Covers, Trellises Patio covers, trellises, pergolas or similar exterior structures when used shall reflect the character, color and materials of the building to which they are related. o Supports and framing members shall conform to the guideline criteria for columns and posts. o The pitch of the patio roof shall be less than the adjacent building. o Materials of accessory structures are limited to, and compatible with, the dwelling's exterior siding, trim and roof material. Mailbox Structures (See Figure 3-87) Individual and group mailbox structures shall reflect the architecture and the community. This can be either the streetscape theme of the project or individual architectural detailing of the adjacent dwelling. When common mailbox service is provided, their location shall be near either the project entry or recreation facility. Their location shall minimize visual impact while ensuring easy accessibility. Air Conditioning Units (See Figure 3-88) All mechanical equipment should be screened from public view. Further consideration should be given as to air conditioning unit pad placement within the rear yard to minimize impact on yard use and layout. Awnings Canvas awning of solid accent color may be permitted with moderation. Metal awnings are permitted as long as they match the architecture. The decision to provide awnings shall include consideration of their maintenance and deterioration for projects without maintenance associations. The continuous maintenance of the awning shall be required through the HOA CC& R's to ensure their intended appearance. RORIPAUGH RANCH SPECIFIC PLAN 3-199 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-87 Sample Mail Kiosk tTKC 1 Roripaugh Rana RORIPAUGH RANCH SPECIFIC PLAN 3-200 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-88 Air Condition Pads (locate in rear yard setback) 'MK= 1 Rorlpaugiz Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-201 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Materials and Colors The appropriate selection of materials and colors will produce homes that possess their own individual identity, while remaining compatible with the surrounding residences and contributing to the overall quality of the community. • Exterior Plaster (stucco) is an acceptable exterior building material, with smooth or other light finish texture. Heavy texture is not permitted. • Use of wood, pre -cast concrete, stone/stone veneer, and tile is acceptable, when in conformance with the overall building design. • Exterior surfaces shall have only a limited number of colors, one or two base colors and two or three trim accent colors. • Exterior building materials shall be natural materials which reflect the rural character of the surrounding hillside environment. • Color is intended as a primary theme element of the community consistent with the building materials and compatible with the indigenous elements of the environment. Accents are encouraged which are lighter or darker to highlight the character of the structure. Bright and non -earth tone colors are not permitted except as accents. Roof Material It is neither necessary nor desirable that the community should have a single type or color of roof. Use of a single color or roof type creates a sense of monotony that contributes to a monolithic appearance when viewed from a distance. Clay tile, concrete tile and comparable appearing materials are acceptable roofing materials. Fiberglass and aluminum roofing is prohibited. • Roof colors shall relate to the wall and fascia color. Roofs shall be of a generally neutral tone while avoiding high contrast or blatant colors such as bright red, deep orange, or ceramic blue. Tile roofs shall consist of a blend with one color being more neutral. Medium to strong color contrasts within the blend shall be avoided. Vents shall be of the same color as the surrounding roof surface. RORIPAUGH RANCH SPECIFIC PLAN 3-202 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-89 Smaller Lots (hardscape & landscape concept) Feiff.YAF42 tkirilIii TD R - r iN(ram Ax Pr• PROPERTY LINE 9170411517 Co1gG. 'r •/ N61 rrc�N r""'"'COmF. I ■■\C 1 Rani Niugh Rand] RORIPAUGH RANCH SPECIFIC PLAN 3-203 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-90 LM, M1, M2 (hardscape & landscape concept) -C ( i�/14�F' fJ�77.14567: "*"' "-P "-ITiCC 1 Ronpaug i Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-204 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES LM, M1, M2 (hardscape concept) Figure 3-91 ca l F1\ WJ- t 4c4 W•5• MCC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-205 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-92 LM, M1, M2 (hardscape concept) cry Vv Wf1 CUN'!?Z '71 M & 1TKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-206 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES M2 - Tandem Garage (with side porte cochere) Figure 3-93 CerAiftre ;Di t MIN • 'i' `ITKC RoripaugI) 1'?aiit It 992.151v.T. RORIPAUGH RANCH SPECIFIC PLAN 3-207 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-94 M2 - Rear Load Garage (detached homes) "(/Zb FENS 1.114e. f t MArNtA'fN W T YArp T"° K"—`°m'e°'°'IT1CC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-208 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Non -Residential Architecture Standards • Building design including commercial structures, staffed gate houses, schools, fire station, and structures within public parks and private recreational areas shall be of the Mediterranean Style and shall complement and enhance the developed character of the neighboring area and surrounding environment. • Building design shall be coordinated on all elevations with regard to color, materials, architectural form, and detailing to achieve design harmony and continuity, providing complimentary architectural relief to all sides of the building. • Building design shall reflect an integration of function, form and proportion and use of color. • Buildings and landscaped open spaces shall be designed to create and shape functional space. • Buildings and landscaped open spaces should be oriented for maximum benefit of sunlight, circulation, and views. • Agreements between the School District and Developer should include conformance to specified architectural form and detailing as much as possible. • Building design should be coordinated on all elevations with regard to color, materials, architectural form and detailing. • Parking facilities shall conform to City of Temecula standards and to their architectural guidelines. (Reference City of Temecula Planning and Zoning Standards Chapter 17.24.). • Building heights: Building heights shall be related to adjacent open spaces, protect and enhance public views and minimize obstruction of views from adjoining structures. • Building heights shall be designed to allow maximum sun and ventilation and provide protection from prevailing winds. Architectural design features such as tower elements may exceed height limitations provided that the allowable overall average building height is maintained. • Orient commercial buildings to creates views of surrounding natural open space • Roof design shall include: o Pitched roof elements such as hip, gable, shed, in full or in combination of pitched or flat roof elements, with or without overhangs to articulate and reduce mass and bulk of buildings shall be included in Building Design. o Mansard roofs are generally discouraged. If used the flat portion of the roof and/or equipment will not be visible from the public right-of-way or from above. o Flat roof sections shall be covered with a material to match the color of the adjacent wall or roof material if seen from elevated streets or from adjacent residential areas RORIPAUGH RANCH SPECIFIC PLAN 3-209 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES o Roof materials shall enhance and complement the roof shape and may vary from structure to structure. Acceptable roof materials include: ■ Clay or concrete tile in Barrel, S shape or Flat ■ Slate ■ Natural metals with raised or standing seams including copper o Unacceptable materials include: ■ Wood shingles and shakes ■ Corrugated metal and highly reflective surfaces such as glass, shiny metallic and glazed roofing tiles ■ Asphalt shingles o Mechanical Equipment: Line of sight studies may be required to determine whether potential visibility of roof mounted equipment from adjoining properties• or public right-of-way will occur. All roof mounted equipment and appurtenances must be placed so as to be totally obscured from public view. If roof mounted equipment is unavoidable, the design of any roof structure shall screen the equipment and be an integral part of the roof design. RORIPAUGH RANCH SPECIFIC PLAN 3-210 RORIPAUGH RANCH SPECIFIC PLAN AMENDMENT NO. 4 PLANNING COMMISSION DRAFT VOLUME 11 City of Temecula 41000 Main Street Temecula, CA 92590 Tel. 951.694.6444 Prepared for: Roripaugh Valley Restoration, LLC 4675 MacAurthur Court, 15th Floor Newport Beach, CA 92660 Tel. (949) 255-2680 December 6th, 2017 TABLE OF CONTENTS ES Executive Summary ES -1 SECTION 1 1.0 General Plan Consistency 1-1 1.0.1 Land Use Element 1-1 1.0.2 Circulation Element 1-2 1.0.3 Housing Element 1-3 1.0.4 Open Space and Conservation Element 1-4 1.0.5 Growth Management/Public Facilities Element 1-5 1.0.6 Public Safety Element 1-7 1.0.7 Noise Element 1-7 1.0.8 Air Quality Element 1-8 1.0.9 Community Design Element 1-8 1.0.10 Economic Development Element 1-9 1.0.11 General Plan Conformance 1-10 1.1 Growth Management Strategies And Action Plan 1-11 1.1.1 Growth Management Strategies and Action Plan 1-11 1.2 Implementation Program 1-14 1.2.1 Summary of Implementation Program 1-14 SECTION 2 2.0 Specific Plan Components 2-1 2.0.1 Comprehensive Land Use Plan 2-1 2.0.2 Circulation Master Plan 2-16 2.0.3 Drainage and Water Quality Master Plan 2-57 2.0.4 Water Master Plan 2-67 2.0.5 Sewer Master Plan 2-73 2.0.6 Grading Master Plan 2-79 2.0.7 Phasing Master Plan 2-97 2.0.8 Open Space and Recreational Master Plan 2-101 2.0.9 Landscape Master Plan 2-110 2.0.10 Walls and Fences Master Plan 2-119 2.0.11 Utilities Plan and Public Services 2-149 2.0.12 Offsite Improvements 2-152 SECTION 3 3.0 Plateau Neighborhood Planning Area Descriptions And Development Standards 3-1 3.0.1 Planning Areas 1A and 1B 3-1 3.0.2 Planning Area 2 3-7 3.0.3 Planning Area 3 3-11 3.0.4 Planning Area 4A and 4B 3-17 3.0.5 Planning Area 5 3-23 3.0.6 Planning Area 6 3-27 3.0.7 Planning Area 7A, 7C, 8 and Portions of 6 3-31 3.0.8 Planning Area 9A 3-35 3.0.9 Planning Area 32 3-39 3.1 Plateau Neighborood Design Guidelines 3-43 3.1.1 Landscape Concept 3-43 3.1.2 Parks, Recreation and Open Space Facilities 3-47 3.1.3 Trail System 3-60 3.1.4 Project Monumentation and Private Entries 3-61 3.1.5 Streetscape Treatments 3-81 3.1.6 Fuel Modification of Open Space 3-115 3.1.7 Landscape Material Guidelines 3-123 3.1.8 Street Outdoor Lighting and Signage 3-132 3.1.9 Architectural Design Guidelines 3-144 SECTION 4 4.0 Valley Neighborhood Planning Area Descriptions And Development Standards 4-1 4.0.1 Planning Area 9A, 9A, and 13 4-1 4.0.2 Planning Area 10 4-5 4.0.3 Planning Area 11 4-9 4.0.4 Planning Area 12 4-13 4.0.5 Planning Area 13 4-17 4.0.6 Planning Area 14 4-21 4.0.7 Planning Area 15 4-25 4.0.8 Planning Area 16A and 16B 4-29 4.0.9 Planning Area 17A and 17B 4-35 4.0.10 Planning Area 18A, 18B, and 18C 4-41 4.0.11 Planning Area 19 4-49 4.0.12 Planning Area 20A and 20B 4-53 4.0.13 Planning Area 21 4-59 4.0.14 Planning Area 22 4-63 4.0.15 Planning Area 23A 4-67 4.0.16 Planning Area 23B 4-71 4.0.17 Planning Area 24 4-75 4.0.18 Planning Area 25 and 26 4-79 4.0.19 Planning Area 27 4-85 4.0.20 Planning Area 28 4-89 4.0.21 Planning Area 29 4-93 4.0.22 Planning Area 30 4-97 4.0.23 Planning Area 31A and 31B 4-101 4.0.24 Planning Area 33A 4-107 4.0.25 Planning Area 33B 4-111 4.1 Valley Neighborhood Design Guidelines 4-115 4.1.1 Landscape Concept 4-115 4.1.2 Parks, Recreation and Open Space Facilities 4-116 4.1.3 School Facilities 4-125 4.1.4 Trail System 4-131 4.1.5 Project Monumentation 4-153 4.1.6 Streetscape Treatments 4-163 4.1.7 Fuel Modificaation of Open Space 4-217 4.1.8 Landscape Material Guidelines 4-233 4.1.9 Street Outdoor Lighting, Signage, and Interface 4-246 4.1.10 Architectural Design Guidelines 4-255 SECTION 5 5.0 Specific Plan Zoning Ordinanace 5-1 5.0.1 Purpose And Intent 5-1 5.0.2 General Provisions 5-2 5.0.3 Residential Development Standards 5-3 5.0.4 Neighborhood Commercial (Planning Area 11) 5-11 5.0.5 Parks And Open Space (Planning Areas 1b, 5, 6, 7a, 7c, 8, 9a, 13, 23b, 25, 26, 27, And 30) ...5-17 5.0.6 Public Instiutional (Planning Area 32) 5-19 5.0.7 Parking Requirements 5-19 SECTION 6 6.0 Implementation 6-1 6.1 Implementation Measures 6-2 6.1.1 Comprehensive Land Use Plan 6-2 6.1.2 Circulation Master Plan 6-2 6.1.3 Drainage and Water Quality Master Plan 6-4 6.1.4 Water Master Plan 6-5 6.1.5 Sewer Master Plan 6-5 6.1.6 Grading Master Plan 6-6 6.1.7 Phasing Master Plan 6-8 6.1.8 Open Space and Recreation Master Plan 6-9 6.1.9 Landscape Master Plan 6-9 6.2 Timing And Responsibility For Improvements 6-10 LIST OF FIGURES Executive Summary Figure ES- 1: Regional Location Map ES -6 Figure ES- 2: Project Vicinity Map ES -7 Figure ES- 3: Surrounding Land Use & Proposed Development ES -9 Figure ES -4: General Plan Amendment ES -11 SECTION 1.0 Figure 1-1: Existing Zoning 1-21 Figure 1-2: Existing General Plan Land Use Designations 1-23 Figure 1-3: General Plan Circulation Element Amendment 1-25 SECTION 2.0 Figure 2- 1: Proposed Land Use Plan 2-3 Figure 2- 2: Neighborhood Plan 2-5 Figure 2- 3: Plateau Conceptual Circulation Master Plan 2-29 Figure 2- 4: Valley Conceptual Circulation Master Plan 2-31 Figure 2- 5: Plateau Typical Street Section 2-33 Figure 2- 6: Plateau Typical Street Section 2-34 Figure 2- 7: Plateau Typical Street Section 2-35 Figure 2- 7A: Plateau Typical Street Section 2-36 Figure 2- 8: Plateau Typical Street Section 2-37 Figure 2- 9: Plateau Typical Gated Entries 2-38 Figure 2- 10: Valley Typical Street Sections 1 and 2 2-39 Figure 2- 11: Valley Typical Street Sections 3 and 4 2-40 Figure 2-12: Valley Typical Street Section 5 2-41 Figure 2- 13: Valley Typical Street Sections 6 and 7 2-42 Figure 2- 14: Valley Typical Street Sections 8 and 9 2-43 Figure 2-14A: Valley Roundabout Schematic 2-45 Figure 2- 15: Proposed Circulation Improvements 2-47 Figure 2- 16: Plateau Pedestrian/Bicycle Circulation Plan 2-49 Figure 2- 17: Valley Pedestrian/Bicycle Circulation Plan 2-51 Figure 2- 18: Plateau Proposed Sidewalk Plan 2-53 Figure 2- 19: Valley Conceptual Sidewalk Master Plan 2-55 Figure 2- 20: Plateau Conceptual Drainage Master Plan 2-63 Figure 2- 21: Valley Conceptual Drainage & Water Quality Master Plan 2-65 Figure 2- 22: Valley Conceptual Water Master Plan 2-69 Figure 2- 23: Valley Conceptual Water Master Plan 2-71 Figure 2- 24: Plateau Conceptual Sewer Master Plan 2-75 Figure 2- 25: Valley Conceptual Sewer Master Plan 2-77 Figure 2- 26: Plateau Conceptual Grading Master Plan 2-83 Figure 2- 27: Valley Conceptual Grading Master Plan 2-85 Figure 2- 27A: Valley Grading Master Plan 2-87 Figure 2- 27B: Valley Grading Master Plan 2-88 Figure 2- 27C: Valley Grading Master Plan 2-89 Figure 2- 27D: Valley Grading Master Plan 2-90 Figure 2- 27E: Valley Grading Master Plan 2-91 Figure 2- 27F: Valley Grading Master Plan 2-92 Figure 2- 27G: Valley Grading Master Plan 2-93 Figure 2- 27H: Valley Grading Master Plan 2-94 Figure 2- 27I: Valley Grading Master Plan 2-95 Figure 2- 27J: Valley Grading Master Plan 2-96 Figure 2- 28: Conceptual Phasing Master Plan 2-99 Figure 2- 29: Plateau Conceptual Open Space & Recreation Master Plan 2-105 Figure 2- 30: Valley Conceptual Recreation Master Plan 2-107 Figure 2- 31: Area Wide Open Space Concept Plan 2-109 Figure 2- 32: Plateau Conceptual Landscape Master Plan 2-113 Figure 2- 33: Valley Conceptual Landscape Master Plan 2-115 Figure 2- 33A: Valley Landscape Irrigation Master Plan 2-117 Figure 2- 34: Plateau Conceptual Walls & Fences Master Plan 2-123 Figure 2- 35: Plateau Project Walls & Privacy Fences 2-125 Figure 2- 36: Plateau View Fences 2-127 Figure 2- 37: Plateau Habitat Walls & Fences 2-129 Figure 2- 38: Valley Conceptual Walls & Fences Master Plan 2-131 Figure 2-39: Valley Habitat Fence 2-133 Figure 2- 40: Valley Project Wall 2-135 Figure 2-41: Valley Partial Project Wall/Partial Glass Fence 2-137 Figure 2- 42: Valley View Fence 2-139 Figure 2- 43: Valley View Fence 2-141 Figure 2- 44: Valley 3 -Rail Lodgepole Fence 2-143 Figure 2- 45: Valley 2 -Rail Lodgepole Fence 2-145 Figure 2- 46: Valley Privacy Fence 2-147 Figure 2- 47: Plateau Off -Site Improvements - Sewer & Water 2-155 Figure 2-48: Plateau Off -Site Improvement - Street & Drainage 2-157 Figure 2-49: Valley Master Developer Improvement Areas 2-159 SECTION 3.0 Figure 3- 1: Planning Area 1A and 1B 3-5 Figure 3-2: Planning Area 2 3-9 Figure 3-3: Planning Area 3 3-15 Figure 3-4: Planning Area 4A and 4B 3-21 Figure 3-5: Planning Area 5 3-25 Figure 3-6: Planning Area 6 3-29 Figure 3-7: Planning Area 7A, 7B, 7C and Open Spaces 3-33 Figure 3-8: Planning Area 9A 3-37 Figure 3-9: Planning Area 32 3-41 Figure 3-10: Plateau Landscape Master Plan 3-45 Figure 3-11: Neighborhood Park 3-49 Figure 3-12: Primary Center 3-53 Figure 3-13: Primary Club Clubhouse ELevation 3-55 Figure 3-14: Mini -Park 3-57 Figure 3-15: Plateau Trail System Master Plan 3-63 Figure 3-16: Visual Buffer Areas 3-65 Figure 3-17: Plateau Nature Walk 3-67 Figure 3-18: Primary Project Monunnetation 3-69 Figure 3-19: Staffed Gated Primary Entry (Perspective) 3-71 Figure 3-20: Staffed Gated Primary Entry (PA 3 and 4A) 3-73 Figure 3-21: Auto and Pedestrian Gated Entry 3-75 Figure 3-22: Card Key Gated Entry (PA 1A) 3-77 Figure 3-23: Card Key Gated Entry (4A and 4B) 3-79 Figure 3-24: Butterfield Stage Road (PA 9B and 13) 3-83 Figure 3-25: Butterfield Stage Road (PA 11 and 13) 3-85 Figure 3-26: Butterfield Stage Road (PA 12 and 13) 3-87 Figure 3-27: Butterfield Stage Road (PA 12 and 14) 3-89 Figure 3-28: Butterfield Stage Road (PA 22) 3-91 Figure 3-29: Butterfield Stage Road (PA 27) 3-93 Figure 3-30: Butterfield Stage Road (PA 32) 3-95 Figure 3-31: Murrieta Hot Springs Road (PA 1A, 2, 3, and 4A) 3-99 Figure 3-32: Murrieta Hot Springs Road (PA 4A, 4B, and 8) 3-101 Figure 3-33: Murrieta Hot Springs Road (PA 6 and 9A) 3-103 Figure 3-34: Murrieta Hot Springs Road (PA 9B and 11) 3-105 Figure 3-35: Murrieta Hot Springs Road (PA 10 and 11) 3-107 Figure 3-36: Private Interior Street (Option 1) 3-111 Figure 3-37: Private Interior Street (Option 2) 3-113 Figure 3-38: Plateau Fuel Modification Zone Master Plan 3-117 Figure 3-39: Plateau Fuel Modification Zone Master Plan 3-119 Figure 3-40: Plateau Fuel Modification Zone Master Plan 3-121 Figure 3-41: Street Lighting 3-135 Figure 3-42: Street Signage 3-137 Figure 3-43: Paseo Entry Gate (Card Key Entry) 3-139 Figure 3-44: Paseo Entry Treatments 3-141 Figure 3-45: Cross Section G Open Space Plateau 3-143 Figure 3-46: American Farmhouse 3-148 Figure 3-47: Inspirational Photos 3-149 Figure 3-48: California Ranch 3-150 Figure 3-49: Inspirational Photos 3-151 Figure 3-50: Classic Revival 3-152 Figure 3-51: Inspirational Photos 3-153 Figure 3-52: Colonial Figure 3-154 Figure 3-53: Inspirational Photos 3-155 Figure 3-54: Contemporary Southwest 3-156 Figure 3-55: Inspirational Photos 3-157 Figure 3-56: Craftsman 3-158 Figure 3-57: Inspirational Photos 3-159 Figure 3-58: French Cottage 3-160 Figure 3-59: Inspirational Photos 3-161 Figure 3-60: East Coast Traditional 3-162 Figure 3-61: Inspirational Photos 3-163 Figure 3-62: Italiante 3-164 Figure 3-63: Inspirational Photos 3-265 Figure 3-64: Mediterranean 3-166 Figure 3-65: Inspirational Photos 3-167 Figure 3-66: Mission 3-168 Figure 3-67: Inspirational Photos 3-169 Figure 3-68: Monterey 3-170 Figure 3-69: Inspirational Photos 3-171 Figure 3-70: Prairie Style 3-172 Figure 3-71: Inspirational Photos 3-173 Figure 3-72: Spanish Revival 3-174 Figure 3-73: Inspirational Photos 3-175 Figure 3-74: Recessed Garage 3-176 Figure 3-75: Deep Recessed Garages 3-177 Figure 3-76: Third Car - Side Located 3-178 Figure 3-77: Third Car - Tandem 3-179 Figure 3-78: Side Garage Entry 3-180 Figure 3-79: Single Width Driveways 3-181 Figure 3-80: Porte Cochere 3-182 Figure 3-81: Varied Roof Shapes 3-191 Figure 3-82: Covered Entry Porch 3-192 Figure 3-83: Courtyard Entries 3-193 Figure 3-84: Garage Door Detailing 3-194 Figure 3-85: Roof Pitches 3-197 Figure 3-86: Solar Panels 3-198 Figure 3-87: Sample Mail Kiosk 3-200 Figure 3-88: Air Conditioning Pads 3-201 Figure 3-89: Smaller Lots (hardscape & landscape concept) 3-203 Figure 3-90: LM, M1, M2 (hardscape & landscape concept) 3-204 Figure 3-91: LM, M1, M2 (hardscape concept) 3-205 Figure 3-92: LM, M1, M2 (hardscape concept) 3-206 Figure 3-93: M2 - Tandem Garage 3-207 Figure 3-94: M2 - Rear Load Garage 3-208 SECTION 4.0 Figure 4-1: Planning Area 9B 4-3 Figure 4-2: Planning Area 10 4-7 Figure 4-3: Planning Area 11 4-11 Figure 4-4: Planning Area 12 4-15 Figure 4-5: Planning Area 13 4-19 Figure 4-6: Planning Area 14 4-23 Figure 4-7: Planning Area 15 4-27 Figure 4-8: Planning Area 16A 4-31 Figure 4-9: Planning Area 16B 4-33 Figure 4-10: Planning Area 17A 4-37 Figure 4-11: Planning Area 17B 4-39 Figure 4-12: Planning Area 18A 4-43 Figure 4-13: Planning Area 18B 4-45 Figure 4-14: Planning Area 18C 4-47 Figure 4-15: Planning Area 19 4-51 Figure 4-16: Planning Area 20A 4-55 Figure 4-17: Planning Area 20B 4-57 Figure 4-18: Planning Area 21 4-61 Figure 4-19: Planning Area 22 4-65 Figure 4-20: Planning Area 23A 4-69 Figure 4-21: Planning Area 23B 4-73 Figure 4-22: Planning Area 24 4-77 Figure 4-23: Planning Area 25 4-81 Figure 4-24: Planning Area 26 4-83 Figure 4-25: Planning Area 27 4-87 Figure 4-26: Planning Area 28 4-91 Figure 4-27: Planning Area 29 4-95 Figure 4-28: Planning Area 30 4-99 Figure 4-29: Planning Area 31A 4-103 Figure 4-30: Planning Area 31B 4-105 Figure 4-31: Planning Area 33A 4-109 Figure 4-32: Planning Area 33B 4-113 Figure 4-33: Community Sports Park 4-117 Figure 4-34: Recreation Center 4-121 Figure 4-35: Age Targeted Recreation Center 4-123 Figure 4-36: Middle School Site 4-127 Figure 4-37: Elementary School Facility 4-129 Figure 4-38: Trail Type A 4-133 Figure 4-39: Trail Type B 4-135 Figure 4-40: Trail Type C 4-137 Figure 4-41: Trail Type D 4-139 Figure 4-42: Trail Type E 4-141 Figure 4-43: Trail Type F 4-143 Figure 4-44: Trail Type G 4-145 Figure 4-45: Trail Type H 4-147 Figure 4-46: Trail Type I 4-149 Figure 4-47: Trail Type J 4-151 Figure 4-48: Pedestrian Bride 4-155 Figure 4-49: Typical Gated Entry Option 4-157 Figure 4-50: Project Monumentation 4-159 Figure 4-51: Round -About Monumentation 4-161 Figure 4-52: Nicolas Road Cross Section 4-165 Figure 4-52A: Nicolas Road (Calle Girasol to W. Project Boundary) Cross Section 4-167 Figure 4-53: Nicolas Road Oblique 4-169 Figure 4-54: Nicolas Road Perspective 4-171 Figure 4-55: Loop Road Cross Section 4-175 Figure 4-56: Loop Road Oblique 4-177 Figure 4-57: Loop Road Perspective 4-179 Figure 4-58: Loop Road Round -About Oblique 4-181 Figure 4-59: Loop Road Round -About Perspective 4-183 Figure 4-60: Roripaugh Valley Road Cross Section 4-187 Figure 4-61: Roripaugh Valley Road Oblique 4-189 Figure 4-62: Roripaugh Valley Road Perspective 4-191 Figure 4-63: Fiesta Ranch Road Cross Section 4-195 Figure 4-64: Fiesta Ranch Road Oblique 4-197 Figure 4-65: Fiesta Ranch Road Perspective 4-199 Figure 4-66: Local Street - Typical Condition 4-203 Figure 4-67: Local Street Oblique Option 1 4-205 Figure 4-68: Local Street Perspective Option 1 4-207 Figure 4-69: Local Street Oblique Option 2 4-209 Figure 4-70: Local Street Perspective Option 2 4-211 Figure 4-71: Local Street Oblique Option 3 4-213 Figure 4-72: Local Street Perspective Option 3 4-215 Figure 4-73: Valley Conceptual Fuel Modification Section Location Map 4-221 Figure 4-74: Valley Fuel Modification Master Plan - PA 10 4-223 Figure 4-75: Valley Fuel Modification Master Plan - PA 14 & 15 4-224 Figure 4-76: Valley Fuel Modification Master Plan - PA 16 & 17 4-225 Figure 4-77: Valley Fuel Modification Master Plan - 17, 22 & 28 4-226 Figure 4-78: Valley Fuel Modification Master Plan - PA 17 4-227 Figure 4-79: Valley Fuel Modification Master Plan - PA 18, 20, 24 & 31 4-228 Figure 4-80: Valley Fuel Modification Master Plan - PA 17 & 19 4-229 Figure 4-81: Valley Fuel Modification Master Plan - PA 14 4-230 Figure 4-82: Valley Fuel Modification Master Plan - PA 19 4-231 Figure 4-83: Valley Fuel Modification Master Plan - PA 20 & 21 4-232 Figure 84: Cross Section (A) Medium Density Interface 4-248 Figure 85: Cross Section (B) Medium Density Interface 4-249 Figure 86: Cross Section (C) Medium Density Interface 4-250 Figure 87: Cross Section (D) PA 12 &14 Residential Interface 4-251 Figure 88: Cross Section (F) South Project Boundary Interface 4-253 Figure 89: Cross Section (H) Low Residential Density Interface 4-254 Figure 4-90: American Farmhouse 4-258 Figure 4-91: California Ranch 4-259 Figure 4-92: Classic Revival 4-260 Figure 4-93: Colonial 4-261 Figure 4-94: Contemporary Southwest 4-262 Figure 4-95: Craftsman 4-263 Figure 4-96: East Coast Traditional 4-264 Figure 4-97: French Cottage 4-265 Figure 4-98: Italiante 4-266 Figure 4-99: Mediterranean 4-267 Figure 4-100: Mission 4-268 Figure 4-101: Monterey 4-269 Figure 4-102: Prairie Style 4-270 Figure 4-103: Spanish Revival 4-271 Figure 4-104: Recessed Garage 4-272 Figure 4-105: Deep Recessed Garages 4-273 Figure 4-106: Third Car - Side Located 4-274 Figure 4-107: Porte Cochere 4-275 Figure 4-108: Single Width Driveways 4-276 Figure 4-109: Varied Roof Shapes 4-284 Figure 4-110: Covered Entry Porch 4-285 Figure 4-111: Courtyard Entries 4-286 Figure 4-112: Garage Door Detailing 4-287 Figure 4-113: Roof Pitches 4-290 Figure 4-114: Solar Panels 4-291 Figure 4-115: Sample Mail Kiosk 4-293 Figure 4-116: Air Conditioning Pads 4-294 Figure 4-117: MF Zone PAs 28 & 29 Cluser Option (10 DU Hammerhead) 4-297 Figure 4-118: MF Zone PAs 28 & 29 Cluser Option (10 DU Cul -de -Sac) 4-298 Figure 4-119: MF Zone PAs 28 & 29 Cluser Option (8 DU Thru-Street) 4-299 Figure 4-120: MF Zone PAs 28 & 29 Cluser Option (10 DU Alley Access Scheme) 4-300 Figure 4-121: MF Zone PAs 28 & 29 Cluser Option (10 DU Rear Loaded Garages) 4-301 Figure 4-122: M2 - Tandem Garage 4-302 Figure 4-123: M2 - Rear Load Garage 4-303 Figure 4-124: Smaller Lots - Hardscape & Landscape Concept 4-304 Figure 4-125: LM, M1, M2 - Hardscape & Landscape Concept 4-305 Figure 4-126: LM, M1, M2 - Hardscape Concept 4-306 Figure 4-127: LM, M1, M2 - Hardscape Concept 4-307 Figure 4-128: American Farmhouse 4-310 Figure 4-129: California Ranch 4-311 Figure 4-130: Classic Revival 4-312 Figure 4-131: Colonial 4-313 Figure 4-132: Contemporary Southwest 4-314 Figure 4-133: Craftsman 4-315 Figure 4-134: East Coast Traditional 4-316 Figure 4-135: French Cottage 4-317 Figure 4-136: Italiante 4-318 Figure 4-137: Mediterranean 4-319 Figure 4-138: Mission 4-320 Figure 4-139: Monterey 4-321 Figure 4-140: Prairie 4-322 Figure 4-141: Spanish Revival 4-323 Figure 4-142: Neighborhood Commercial 4-333 SECTION 5 No figures listed in Section 5. SECTION 6 Figure 6-1: Landscape Maintenance Responsibility Master Plan 6-23 LIST OF TABLES Executive Summary Table ES -1: Proposed Land Uses ES -5 SECTION 1 Table 1-1: Procedural Approval Authority 1-19 SECTION 2 Table 2-1: Residential Land Uses by Land Use 2-7 Table 2-2 Proposed Land Uses by Planning Areas (PA) 2-12 SECTION 3 No tables listed in Section 3. SECTION 4 No tables listed in Section 4. SECTION 5 Table 5.1: Schedule of Permitted Uses - Residential Districts 5-5 Table 5-2: Development Standards - Residential Districts 5-6 Table 5-2.1: Accessory Structure Setbacks 5-8 Table 5-2.2: Maximum Encroachments into Required Yard Areas 5-9 Table 5-3: Schedule of Permitted Uses - Neighborhood Commercial Center (PA -11) 5-11 Table 5-4: Development Standards - Neighborhood Commercial (Commercial Uses - PA 11) 5-16 Table 5-5: Schedule of Permitted Uses - Parks and Recreational Uses 5-17 Table 5-6: Development Standards - Parks and Open Space Standards 5-18 SECTION 6 Table 6-1 Project Fair Share Contributions 6-3 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0 VALLEY NEIGHBORHOOD PLANNING AREA DESCRIPTIONS AND DEVELOPMENT STANDARDS The following describes the Planning Areas and Design Guidelines in the Valley Neighborhood, Phase II of Roripaugh Ranch. It consists of Planning Areas 9B, 10, 11, 12, 13, 14, 15, 16A, 16B, 17A, 17B, 18A, 18B, 18C, 19, 20A, 20B, 21, 22, 23A, 23B, 24, 25, 26, 27, 28, 29, 30, 31A, 31B, 33A, and 33B. 4.0.1 PLANING AREA 9B Descriptive Summary Planning Area 9B, as shown in Figure 4-1, provides for the development of open space in an underlying zone of Open Space (OS). Planning Area 9B totals 6.8 acres and is planned for natural open space conservation. The open space area will be owned and maintained by a master homeowners association or appropriate public agency as approved by the City of Temecula. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. Planning Standards Landscape and Recreation Standards 1. A Fuel Modification Zone shall be located as illustrated in Figures 4-73 through 4-83. The Fuel Modification Zone shall serve as a buffer between the open space uses and residential uses. 2. A Parkway Street Treatment, as detailed in the Valley Landscape Master Plan (Figures 3- 31 through 3-35), is suggested along Murrieta Hot Springs Road. 3. A Parkway Street Treatment, as depicted in the Valley Landscape Master Plan (Figures 3-24 through 3-30, shall be provided along Butterfield Stage Road. Walls and Fences Standards 1. A Habitat View Fence, as illustrated in Figures 2-38 and 2-39, shall be provided along the north side of Murrieta Hot Springs Road, on the southern perimeter of Planning Area 9B. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-39. 2. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Habitat View Fence is installed by the merchant builder. Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. RORIPAUGH RANCH SPECIFIC PLAN 4-1 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 9B. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 9B. RORIPAUGH RANCH SPECIFIC PLAN 4-2 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-1 Roripaugh Ranch Specific Plan (SPA #4) PA33B TRAILHEAD AND PARK AND RIDE 2.1 AC PA33A 10.3 AC 15 DUs RICK -r iPA10 i PA913` , 8.1 AC 14 DUs , 7.9 AC 'I --)X113▪ 1-Tri-T---A -------L --- J I PA13 �- A HOT SPRINGS RD -- — — 1 187.4 AC OPEN SPAgL PA11 ' COMMERCIAL I 15.2 AC aa� 1 atii 7 / 7 PA12 /V /meq / v� / /�' / 1,<v/ sol / PA27 21.3 AC 16.0 AC 136 DUs Roripaugh Ranch PA14 A AC 90 DUs PAIS 4 Us KEY MAP INFORMATION PA9B - OS - NATURAL OPEN SPACE - 7.9 AC LEGEND riPotential Access Paint (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan 250' D 250' 500' NORM RORIPAUGH RANCH SPECIFIC PLAN 4-3 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-4 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.2 PLANNING AREA 10 Descriptive Summary Planning Area 10, as shown in Figure 4-2, provides for the development of single family residential in an underlying zone designation of Low Estate (L -E). Planning Area 10 totals 8.1 acres and is planned for 14 units at a density of 1.7 du/ac. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. Planning Standards Circulation Standards 1. Access to the planning area will be provided from Murrieta Hot Springs Road. The exact location of access for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Landscape and Recreation Standards 1. A Card Key Gated Auto and Pedestrian Secondary Entry, as illustrated in Figure 4-49, is optional per the decision of the Developer, to be provided off of Murrieta Hot Spring Road, which will allow access for both pedestrians and vehicles. 2. A Parkway Street Tree Treatment, as illustrated in the Landscape Master Plan (Figures 3-31 through 3-35), is suggested along the north side of Murrieta Hot Springs Road. 3. A Fuel Modification Zone as illustrated in Figures 4-73 through 4-83 shall be located within this area and adjacent to the eastern, northern and western perimeters of Planning Area 10. 4. Front yard landscaping as illustrated in Figures 2-33, shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2-43), shall be located along the southern perimeter of the planning area adjacent to Murrieta Hot Springs Road. 2. A Habitat View Fence as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-39, ), shall be provided along the south western south eastern perimeters of the planning area adjacent to Planning Areas 9A and 9B. This fence shall be of the same uniformity and design as it is installed by merchant builders as shown in Figure 2-39. 3. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed by the developer to separate the habitat area from this planning area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Residential/Habitat View Fence is installed by merchant RORIPAUGH RANCH SPECIFIC PLAN 4-5 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS builders. Miscellaneous Standards 1. The two existing residences shall be removed from the site prior to development in this planning area. 2. Prior to approval of precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 3. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 10. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Areas 10. RORIPAUGH RANCH SPECIFIC PLAN 4-6 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-2 Roripaugh Ranch Specific Plan (SPA #4) PA33B TRAILHEAD AND PARK AND RIDE 2.1 AC s.A10 ! pA9B, \ 1 AC OrEN SPADE 14 DUs 7.9 AC ,I \MU�RI----'k-�-- J i RI -NTS RD l i !I aiY I PA 11 COMMERCIAL 15.2 AC en• IPI PA 12 16.0 AC 136 DUs PA33A -,\ IRo l 10.3 AC , 15 DUs rs. ,�- PA27 21.3 AC `1 RICK Roripaugh Ranch I PA13 187.4 AC PA14 14.4 AC 90 DUs PAIS 43 AC Us KEY MAP INFORMATION PA10 - LE - 10,000 SQ. FT. MINIMUM LOTS - 1.8 DU's /AC - 14 DU's - 8.1 AC LEGEND Potential Access Point (See Section 2.2 for Circulation) riProposed Water Quality Basin Location (See Section 2.3 for Details) nFire Department Emergency Access Point NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' 500' a NORTH RORIPAUGH RANCH SPECIFIC PLAN 4-7 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-8 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.3 PLANNING AREA 11 Descriptive Summary Planning Area 11 as shown in Figures 4-3 and 4-142, provides for development of 15.2 acres of Neighborhood Commercial uses. Commercial uses within the planning area shall not exceed 110,000 square feet. The Neighborhood Commercial use is intended to provide for a wide variety of different types of land uses. This planning area is envisioned to have a unique, pedestrian -oriented character and offer a variety of pedestrian amenities, such as places for resting, sitting areas, and other opportunities. Sidewalks will be placed adjacent to storefronts and wide enough to encourage browsing, stopping to talk or to walk through. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. Planning Standards Circulation Standards 1. Access to the planning area will be provided from Murrieta Hot Springs Road, Butterfield Stage Road and Roripaugh Valley Road. Access points shall be designed and located to provide adequate and safe access from a traffic and fire safety standpoint. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. 2. Pedestrian connectivity shall be provided between the neighborhood commercial center and the surrounding area as illustrated in Figure 2-19. Landscape and Recreation Standards 1. A Parkway Landscape Treatment, as depicted in the Landscape Master Plan Figures 2- 32, 2-33, 3-24 through 3-35, and 4-60 through 4-624 shall be provided along Murrieta Hot Springs Road. Butterfield Stage Road and Roripaugh Valley Road. 2. A Parkway Landscape Treatment, as depicted in the Plateau Landscape Master Plan (Figures 2-32 and 3-28 through 3-34) shall be provided along Butterfield Stage Road. 3. A Parkway Landscape Treatment, as illustrated in the Valley Landscape Master Plan Figures 2-33 and 4-60 through 4-62 shall be provided along Roripaugh Valley Road. 4. Commercial buildings adjacent to Roripaugh Valley Road shall have enhanced landscaping acceptable to the City that is incorporated along the rear of buildings to screen views from Planning Areas 6 and 12. 5. Eating establishments along Butterfield Stage Road and along the eastern portion of Roripaugh Valley Road are strongly encouraged to have outdoor seating areas that are oriented to take advantage of views looking to the southeast and east. Miscellaneous Standards 1. Tower elements may be incorporated into the design of the neighborhood commercial center buildings so that future telecommunication facilities can be incorporated into the RORIPAUGH RANCH SPECIFIC PLAN 4-9 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS tower design. 2. Please refer to Section 2.0 for the apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan following Development Plans and Standards that 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 11. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 11. RORIPAUGH RANCH SPECIFIC PLAN 4-10 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-3 Roripaugh Ranch Specific Plan (SPA #4) PA33B TRAILHEAD AND PARK AND RIDE 2.1 AC PA10 t PA9B\ '1 8.1 AC O1 FN SPA tF 1 14 DUs 7.9 AC HOT SPK GS RD PA 11 COMMERCIAL. 15.2 AC l II , 11 PA12 %� / 16.0 AC � i 136 DUs J�k �j �. '-'--9)../.4V •.� `s PA33A kp l 10.3 AC 15 DUs /---: ---- ' % PA27 21.3 AC -1 — RICK PA 13 187.4 AC KEY MAP INFORMATION PA11-NC - 15.2 AC LEGEND nPotential Access Point (See Section 2.2 for Circulation) A14 h4.4 AC 90 DUs PA 15 9�i3 AC 4 Us Proposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations Water Quality Basins shall comply ttith latest requirements from the Regional Water Quality Control Board Roripaugh Ranch 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-11 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-12 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.4 PLANNING AREA 12 Descriptive Summary Planning Area 12, as shown in Figure 4-4, provides for the development of single family residential in an underlying zone of Medium 2 (M2). Planning Area 12 totals 16.0 acres and is planned for 136 units at a density of 8.5 du/ac. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. The transfer of dwelling units from other Planning Areas may occur into Planning Area 12 provided the following conditions are met: 1. The product mix shall not be changed as discussed in the above paragraph. 2. The total number of units within the project shall not exceed 2,015 dwelling units. 3. The total number of units proposed within this planning area shall not exceed 174 units which is based on the smaller of the following: a. A 20% increase in the number of the approved units within this planning area (174 units), or; b. By applying the General Plan Medium Density of 12 dwelling units per acre to the net acres of this planning area (180 units). Planning Standards Circulation Standards 1. Access to the planning area will be provided from Roripaugh Valley Road and Fiesta Ranch Road. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. The exact location and number of access points for this planning area shall be reviewed and approved by the City at the tentative tract map stage. Landscape and Recreation Standards 1. Two Card Key Gated Auto and Pedestrian Secondary Entries, as illustrated in Figure 4- 49, are optional per the decision of the Developer, to be located off of Roripaugh Valley Road and Fiesta Ranch Road into the planning area. 2. Landscape treatments, as depicted in the Landscape Master Plan Figures 2-32, 2-33, 3- 24 through 3-30, and 4-60 through 4-65, shall be provided along Butterfield Stage Road, Roripaugh Valley Road and Fiesta Ranch Road. 3. Community Entry Monumentation will be provided at the intersection of Nicolas Road and Butterfield Stage Road as illustrated in Figures 2-33 and 4-50. 4. Front yard landscaping as illustrated in Figure 2-33 shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as RORIPAUGH RANCH SPECIFIC PLAN 4-13 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2-43), shall be located along the entire perimeter of the planning area. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 12. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 12. RORIPAUGH RANCH SPECIFIC PLAN 4-14 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-4 Roripaugh Ranch Specific Plan (SPA #4) PA33B TRAILHEAD AND PARK AND RIDE 2.1 AC PA33A 10.3 AC 15 DUs RICK - r--- - \ PA10 I PA9B\ ' 8.1 AC OPEN SPA4E 11 14DUs II, 7.9 AC , LJRR1ETA-- �-- HOT SPRINGS RD 1Ii PAI1 COMMERCIAL 15.2 AC • i; PA12 16.0 AC 136 DUs 1 ,� O / • /4•w / PA27 21.3 AC Roripaugh Ranch PA 13 187.4 AC PAIS 4 U `DUs KEY MAP INFORMATION PA12 - M2 - 3,000 SQ. FT. MINIMUM LOTS - 8.5 DU's /AC - 136 DUs - 16.0 AC LEGEND Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' 500' 4D RORIPAUGH RANCH SPECIFIC PLAN 4-15 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-16 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.5 PLANNING AREA 13 Descriptive Summary Planning Area 13, as shown in Figure 4-5, provides for the preservation of m 180.7 acres of natural open space in an underlying zone of Open Space (OS). Additionally, Planning Area 13 includes 6.8 acres of additional open space for flood control and water quality treatment. The combined acreage totals 187.5 acres. The natural open space area will be owned by the City of Temecula and maintained by a master homeowners association or appropriate public agency as approved by the City of Temecula. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. Planning Standards Circulation Standards 1. Vehicular access into Planning Area 13 shall be restricted to only maintenance vehicles. 2. Precise access points into the fuel modification area into Planning Area 13 shall be approved by the Fire Department prior to approval of the final map. Conceptual access points connecting residential areas with fire access roads are located within Planning Area 13. Landscape and Recreation Standards 1. A Fuel Modification Zone shall be located as illustrated in Figure4-38. The Fuel Modification Zone shall serve as a buffer between the open space uses and the residential uses. 2. A Parkway Street Treatment, as depicted in the Valley Landscape Master Plan (Figures 2-33 and 3-24 through 3-30), shall be provided along Butterfield Stage Road. Walls and Fences Standards 1. A Habitat View Fence, as illustrated in Figures 2-38 and 2-39, shall be provided along the western and southern perimeter of Planning Area 13. This fence shall be of the same uniformity and design as it is installed by builders. 2. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Residential/Habitat View Fence is installed by the merchant builder. Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. RORIPAUGH RANCH SPECIFIC PLAN 4-17 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 13. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 13. RORIPAUGH RANCH SPECIFIC PLAN 4-18 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-5 INFORMATION 11 PA13 - OS1 - NATURAL OPEN SPACE - 180.7 AC PA13 - OS2 - NATURAL OPEN SPACE - 6.6 AC q 01 q/ / PA13 082 fi,z, 6.6 AC 14 4 AC DITs LOOP ROAD RICK PAIS AC 47 s LEGEND PA 16A 16.8 AC cup Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) Roripaugh Ranch PA13 0S1 180.7 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board Water Quality Basin treats PA 14, PA 15, PA 16A (portion), PA 16B (portion), N. Loop Rd (portion) 250' 0 PA18A 26.9 AC 78 DU's 250' PA 19 15.8 AC 17DU's 500' tlomtl RORIPAUGH RANCH SPECIFIC PLAN 4-19 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-20 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.6 PLANNING AREA 14 Descriptive Summary Planning Area 14, as shown in Figure 4-6, provides for development of single family residential in an underlying zone designation of Medium 2 (M2). Planning Area 14 totals 14.4 acres and is planned for 90units at a density of 6.3 du/ac. Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Access to the planning area will be provided from North Loop Road along the southern perimeter of the Planning Area and from Planning Area 15. Access points into Planning Area 14 shall be determined when tentative tract maps are prepared and shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint to the satisfaction of the Director of the Department of Public Works. Landscape and Recreation Standards 1. A Card Key Gated Auto and Pedestrian Secondary Entry, as illustrated in Figure 4-49, is optional per the decision of the Developer, to be located off of Loop Road into the Planning Area. 2. A Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-33, 4-55 through 4-59), shall be provided along Loop Road. 3. A Primary Project Monumentation, as illustrated in Figures 2-33, 2-34 and 4-50, shall be provided at the intersection of Butterfield Stage Road and Loop Road. 4. A Fuel Modification Zone, as illustrated in Figures 4-73 through 4-83, shall be located along the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD161- SHCP. 5. Access into the fuel modification zone shall be approved by the Fire Department prior to approval of any tentative tract map. 6. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2-43), shall be located along the southern and western perimeters (with the exception of the flood control channel) of the planning area depending upon the results of a noise study. 2. A Habitat View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures RORIPAUGH RANCH SPECIFIC PLAN 4-21 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2-38 and 2-39) shall be located along the northern perimeter of the planning area. This fence shall be of the same uniformity and design as it is installed by builders consistent with Figures 2-39. 3. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Habitat View Fence is installed by builders. 4. A 2 -Rail Lodgepole Pine Fence, as illustrated in Figures 2-38 and 2-45, shall be located along Loop Road adjacent to the planning area. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, South Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection wilt meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 14. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 14. RORIPAUGH RANCH SPECIFIC PLAN 4-22 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-6 Roripaugh Ranch Specific Plan (SPA #4) PA13 187.3 AC PA27 SPORTS 1 PARK 21.3 AC LEGEND PA28 MIDDLE SCHOOL 20.4 AC 7 DU's T PA29 ELEMENTARY SCHOOL 12.2 AC (:—PA17A 34.0 AC 122 DU's [:—PA17B 7.9 AC 37 DU's nPotential Access Point (See Section 2.2 for Circulation) nProposed Water Quality Basin Location (See Section 2.3 for Details) RICK Roripaugh Ranch KEY MAP INFORMATION PA14-M2 - 3,600 SQ. FT. MINIMUM LOTS - 6.7 DU's /AC - 90 DUs - 14.4 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined al Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basin located in PA 13 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-23 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-24 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.7 PLANNING AREA 15 Descriptive Summary Planning Area 15, as shown in Figure 4-7, provides for the development of single family residential in an underlying zone of Medium 1 (M1). Planning Area 15 totals 9.3 acres and is planned for 47 units at a density of 5.0 du/ac. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. Planning Standards Circulation Standards 1. Access to the Planning Area 15 shall be determined when tentative tract maps or development plans are prepared. Potential access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint to the satisfaction of the Public Works Director. 2. Secondary access shall be provided between Planning Area 14 and Planning Area 15 prior to the issuance of the 34th building permit in either planning area. The design and location of the secondary access shall be subject to approval by the City. Landscape and Recreation Standards 1. A Card Key Gated Auto and Pedestrian Secondary Entry, as illustrated in Figure 4-49, is optional per the decision of the Developer to be provided off of Loop Road into Planning Areas 15 and 16. 2. A Fuel Modification Zone, as illustrated in Figures 4-73 through 4-83, shall be located along the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD161-SHCP. 3. Access into the fuel modification zone shall be approved by the Fire Department prior to approval of the tentative tract map. 4. Front yard landscaping as illustrated in Figure 2-33, shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. A Habitat View Fence, as illustrated in the Walls and Fences Master Plan (see Figures 2- 38 and 2-39), shall be located along the northern perimeter of Planning Area 15 adjacent to Planning Area 13. This fence shall be of the same uniformity and design as it is installed by builders consistent with Figures 2-38 and 2-39. 2. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Habitat View Fence is installed by builders. RORIPAUGH RANCH SPECIFIC PLAN 4-25 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 15. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 15. RORIPAUGH RANCH SPECIFIC PLAN 4-26 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-7 Roripaugh Ranch Specific Plan (SPA # PA 13 187.3 AC PA27 SPORTS PARK 21.3 AC I PA28 MIDDLE SCHOOL I 20.4 AC LEGEND PA29 47 DUs ELEMENTARY SCHOOL 12.2 AC nPotential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) RICK 33B PA 17A 33A 34.0 AC 122 DU's .—PA17B 7.9 AC 37 DU's 31B AC Ys Roripaugh Ranch KEY MAP INFORMATION PA15 - M1 - 4,000 SQ. FT. MINIMUM LOTS -6.7DU's/AC - 47 DU's - 9.3 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basin located in PA 13 250' 0 250' 500 a NORTH RORIPAUGH RANCH SPECIFIC PLAN 4-27 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-28 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.8 PLANNING AREAS 16A AND 16B Descriptive Summary Planning Areas 16A and 16B, as shown in Figures 4-8 and 4-9, provide for the development of single family residential in an underlying zone of Low Medium (LM). Planning Area 16A totals 16.8 acres and is planned for 67 units at a density 4.0 du/ac. Planning Area 16B totals 10 acres and is planned for 47 units at a density of 4.7 du/ac. Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Two access points into the planning area will be provided from North Loop Road along the southern perimeter of the planning area. Potential access points as depicted are conceptual. Access into Planning Area 16 as well as access between Planning Areas 15 and 17 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided along Loop Road. 2. A Card Key Gated Auto and Pedestrian Secondary Entry, as illustrated in Figure 4-49, is optional per the decision of the Developer, to be provided off Loop Road into Planning Areas 15, 16B, and 17B. 3. A Fuel Modification Zone, as illustrated in Figures 4-73 through 4-83, shall be located along the northern perimeter of the Planning Area 16A adjacent to Planning Area 13 in accordance with AD161-SHCP.Access into the fuel modification zone shall be approved by the Fire Department prior to approval of the tentative tract map. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2-53), shall be located along the southern perimeter of Planning Area 16B. An optional View Fence along the southern perimeter of Planning Area 16B may be used depending on the results of a noise study. 2. A Habitat View Fence, as illustrated in the Walls and Fences Master Plan (see Figures 2- 38 and2-39), shall be located along the northern perimeter of the planning area 16A, adjacent to Planning Area 13. This fence shall be of the same uniformity and design as it is installed by builders consistent with Figure 2-39. 3. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed RORIPAUGH RANCH SPECIFIC PLAN 4-29 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Habitat View Fence is installed by builders. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 1.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Areas 16A and 16B. Timing and Responsibility of Improvements 1. Please see Section 6.0: Implementation for phasing of improvements within Planning Areas 16A and 16B. RORIPAUGH RANCH SPECIFIC PLAN 4-30 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-8 Roripaugh Ranch Specific Plan (SPA #4) PA13 187.3 AC 47 DU's .....------ PA1 ioPD/ .�- —�- 14.4 's LOR y r � \ .- PA3O 0 DUQ ` ''rtypR-2.6 AC ��II= —�= 'ELEMENTARY SCHOOLPA29 PA 17A 34.0 AC 122 DU's PA 17B 7.9 AC 37 DU's PA27 SPORTS PARK 21.3 AC PA28 MIDDLE SCHOOL 20.4 AC LEGEND 12.2 AC 31B AC Us A31A 12.2 nPotential Access Point (See Section 2.2 for Circulation) RICK Roripaugh Ranch KEY MAP INFORMATION PA 16A - LM - 5,500 SQ. FT. MINIMUM LOTS - 4.O DUs /AC - 67 DU's - 16.8 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined al Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basins located in PA 13 and PA 3IB 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-31 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-32 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-9 Roripaugh Ranch Specific Plan (SPA #4) PA 13 187.3 AC PA 17A 34.0 AC 122 DU's -PA17B 7.9 AC 37 DU's PA27 ! ') SPORTS 1 PA28 PARK MIDDLE SCHOOL 21.3 AC 20.4 AC LEGEND PA29 ELEMENTARY SCHOOL 12.2 AC nPotential Access Point (See Section 2.2 for Circulation) RICK KEY MAP INFORMATION PA 16B - LM - 5,500 SQ. FT. MINIMUM LOTS - 4.6 DUs /AC - 47 DUs - 10.0 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basins located in PA 13 and PA 3111 Roripaugh Ranch 250' 0 250 500' NORM RORIPAUGH RANCH SPECIFIC PLAN 4-33 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-34 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.9 PLANNING AREAS 17A AND 17B Descriptive Summary Planning Areas 17A and 17B, as shown in Figures 4-10 and 4-11, provide for the development of single family residential in an underlying zone of Low Medium (L). Planning Area 17A totals 34.0 acres and is planned for 122 units at a density of 3.6 du/ac. Planning Area 17B totals 7.9 acres and is planned for 37 units at a density of 4.7 du/ac. Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Access to Planning Areas 17A and 17B shall be determined when tentative tract maps or development plans are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint to the satisfaction of the Director of Public Works. 2. Secondary access shall be provided to Planning Areas 17A and 17B prior to the issuance of the 34th building permit in this planning area. The location and the design of the secondary access shall be subject to approval by the City. 3. Long straight roadways should be avoided to reduce the potential for higher traffic speeds. As with other planning areas, roadways shall be designed for adequate horizontal, vertical and stopping sight distances. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided along Loop Road. 2. A Fuel Modification Zone, as illustrated in Figures 4-73 through 4-83, shall be located along the northern perimeter of Planning Area 17A adjacent to Planning Area 13 in accordance with AD161-SHCP. One restricted and secured access point into the fuel modification zone shall be provided and approved by the Fire Department prior to approval of the tentative tract map. 3. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA for residential lots. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2- 43), shall be located along the southern perimeter of Planning Area 17B. The optional View fence may be provided along the southern boundary depending on a noise study. 2. A Habitat View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-39), shall be located along the perimeter of Planning Area 17A adjacent to Planning Area 13. This fence shall be of the same uniformity and design as it is installed RORIPAUGH RANCH SPECIFIC PLAN 4-35 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS by builders. 3. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Habitat View Fence is installed by merchant builders. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Areas 17A and 17B. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Areas 17A and 17B. RORIPAUGH RANCH SPECIFIC PLAN 4-36 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-10 Roripaugh Ranch Specific Plan (SPA #4) PA 16A 16.8 AC 6 PA13 187.3 AC PA16B 47 DUs PA30 T 2.6 AC NORM PA 18A 26.9 RICK fl Roripaugh Ranch PAN 15.8 A 17 DUl KEY MAP INFORMATION PA 17A - LM - 6,000 SQ. FT. MINIMUM LOTS -3.6DU's/AC - 122 DU's - 34.0 AC LEGEND r ,,�Potential Access Point �� �� (See Section 2.2 for Circulation) {—, Proposed Water Quality Basin Location (See Section 2.3 for Details) Fire Department Emergency Access Point NOTES • Roads are for illustrative purposes only. Final alignment to he determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basin located in PA 318 250' 0 250' RORIPAUGH RANCH SPECIFIC PLAN 4-37 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-38 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-11 Roripaugh Ranch Specific Plan (SPA #4) PA16A 16.8 AC 6 PA -16B 47 DU's T-- PA30 2.6 AC PA 13 187.3 AC RICK Roripaugh Ranch KEY MAP INFORMATION PA 17B - LM - 5,000 SQ. FT. MINIMUM LOTS - 4.7 DU's /AC -37DUs - 7.9 AC LEGEND �,,., Potential Access Point �� "" �� (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) PA1q15.8 A NOTES 17 DUI • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval (Stile Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basin located in PA 31B 250' 0 a250' 500' NORTH RORIPAUGH RANCH SPECIFIC PLAN 4-39 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-40 SECTION4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.10 PLANNING AREAS 18A, 18B, AND 18C Descriptive Summary Planning Area 18A, as shown in Figure 4-12, 4-13 and 4-14, provides for the development of single family residential with an underlying zone of Low Medium (LM). Planning Area 18A totals 26.9 acres and is planned for 78 units at a density of 2.9 du/ac. Planning Area 18B, as shown in Figure 4-13, provides for the development of single family residential with an underlying zone of Low Medium (LM). Planning Area 18B totals 6.3 acres and is planned for 28 units at a density of 4.4 du/ac. Planning Area 18C, as shown in Figure 4-14, provides for the development of single family residential with an underlying zone of Low Medium (LM). Planning Area 18C totals 10.5 acres and is planned for 40 units at a density of 3.8 du/ac. Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. The exact location and number of access points for these planning areas shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Planning Area 18 prior to the issuance of the 34th building permit in this planning area. The design and location of the secondary access shall be subject to approval by the City. 3. Long straight roadways should be avoided to reduce the potential for higher traffic speeds. As with other planning areas, roadways shall be designed for adequate horizontal, vertical and stopping sight distance. 4. Two pedestrian crossings will be provided across "North loop Road" to the satisfaction of the Public Works Director. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-33 and 4-55 through 4-59), shall be provided along Loop Road. 2. A River Walk, as illustrated in Figures 2-17, trail is recommended along the southern boundary of Planning Area 18C per the Pedestrian/Bicycle Master Plan identified in Section 2.0: Specific Plan Components. 3. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2-43), RORIPAUGH RANCH SPECIFIC PLAN 4-41 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS shall be located along the western perimeter of the Planning Areas 18B and 18C, and the southern perimeter of Planning Area 18C.. The optional View Fence may be provided along the western boundary of the planning areas depending upon the results of a noise study. 2. A 3 -Rail Lodgepole Pine View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-44), shall be located along the southern perimeter of Planning Area 18C. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City Standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Areas 18A, 18B, and 18C. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Areas 18A, 18B, and 18C. RORIPAUGH RANCH SPECIFIC PLAN 4-42 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Roripaugh Ranch Specific Plan (SPA #4) LEGEND PA 17A 34.0 AC 122 DUs ElPotential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) Fire Department Emergency Access Point PA26 20.1 AC 1� I� 11 PA24 12.6 AC 74 DU's SOUTH A18C 10.5 AC 40 DU' PA20B 17.6 AC —L---- — — —25 Du'S — — — — — ----- — ----� Roripaugh Ranch PA20A 20.4 AC 9 DU' •'—PA13 187.3 AC PA19� 15.8 AC1 17DUsl RICK PA25 4.8 AC KEY MAP INFORMATION PA 18A - LM - 7,000 SQ. FT. MINIMUM LOTS - 2.9 DU's /AC - 78 DU's - 26.9 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basins located in PA 3IB and PA 1') 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN Figure 4-12 4-43 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-44 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-13 Roripaugh Ranch Specific Plan (SPA #4) PA16A 16.8 AC RICK Roripaugh Ranch 1'I i PA 19 15.84 1 17 DIP KEY MAP INFORMATION PA 18B - LM - 5,000 SQ. FT. MINIMUM LOTS - 4.4 DU's /AC - 28 DIPS - 6.3 AC LEGEND ® Potential Access Point (See Section 2.2 for Circulation) WProposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board Water Quality Basin located in PA 3IB 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-45 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-46 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-14 Roripaugh Ranch Specific Plan (SPA #4) LEGEND J( PA17A 34.0 AC 122 DU's 11 PA :A 8 DU's Potential Access Point (See Section 2.2 for Circulation) MProposed Water Quality Basin Location (See Section 2.3 for Details) PA26 20.1 AC PA24 12.6 AC 74 DUs J --- SOUTH rozl :j A 18C 10.5 AC 40 DU's 3% PA20B` 17.6 AC —L 25 DU's Roripaugh Ranch RICK PA20A 20.4 AC 129 DUs - __JJ) i PA19� 15.8 AC: 17 DUs PA13 187.3 AC PA25 1 4.8 AC • Water Quality Basin located in PA 19 KEY MAP INFORMATION PA 18C - LM - 5,400 SQ. FT. MINIMUM LOTS - 3.8 DUs /AC - 40 DUs - 10.5 AC NOTES • Roads are for illustrative purposes only. Final alignment to be detemuned at Tentative Map Stage. Final location, size and design of Waler Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fare safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Waler Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' RORIPAUGH RANCH SPECIFIC PLAN 4-47 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-48 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.11 PLANNING AREA 19 Descriptive Summary Planning Area 19, as shown in Figure 4-15, provides for the development of single family residential with an underlying zone of Low (L). Planning Area 19 totals 15.8 acres and is planned for 17 single family dwelling units at a density of 1.1 du/ac. Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. The number and locations of street access for Planning Area 19 shall be subject to review and approval by the Director of Public Works at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Pedestrian access which connects to the equestrian trail, as shown in the Pedestrian/Bicycle Master Plan in Section 2.0: Specific Plan Components is recommended to be provided in this Planning Area. 3. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the multi -use trail as illustrated in Figure2-17. Landscape and Recreation Standards 1. A Fuel Modification Zone, as illustrated in Figures 4-73 through 4-83, shall be located along the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD161-SHCP. 2. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. A Habitat View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-39), shall be located along the northern and upper eastern perimeter of the planning area. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-39. 2. Prior to the installation of the Habitat View Fence, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Habitat View Fence is installed by merchant builders. 3. A Project Wall, as illustrated in Figures 2-38, 2-40 and 2-41, will be provided for all interior privacy walls. RORIPAUGH RANCH SPECIFIC PLAN 4-49 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2-43), shall be located along the northern, eastern, and southern perimeters of the planning area adjacent to the multi -use trail. 5. A Split -Rail Fence, as illustrated in the Walls and Fences (Figures 2-38 and 2-44), shall be located along the eastern perimeter of the planning area. One opening per for off-site property shall be provided in the Split -Rail Fence to allow access to the trail from off- site properties. Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 5.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 19. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 19. RORIPAUGH RANCH SPECIFIC PLAN 4-50 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-15 Roripaugh Ranch Specific Plan (SPA #4) LEGEND El PA17A 34.0 AC 122 DU's \\P Potential Access Point \ 6 3 8 DU's (See Section 2.2 for Circulation) , ‘2k8 D nProposed Water Quality Basin Location ,\' (See Section 2.3 for Details) nFire Department Emergency Access Point PA26 20.1 AC 1 74 DU's PA24 12.6 AC SOUTH Lb�Y' ') 29 DU's PA20B 17.6 AC I;I — ---- 25 DU's — — — — — — — -- -- J A18C 105AC 40 DU's ' )\ 20 4 AC C 20.4 A • ' PA 13 osl 180.7 AC PA19I 15.8 AC; 1 17DU'sl RICK Roripaugh Ranch KEY MAF INFORMATION PA19 - L - 1/2 ACRE MINIMUM LOTS - 1.1 DU's /AC - 17 DU's - 15.8 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • PA25 4.8 AC Final location, size and design of Water Quality B asins subject to review and approval of the Water Quality Management Plan Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' 50F RORIPAUGH RANCH SPECIFIC PLAN 4-51 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-52 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.12 PLANNING AREAS 20A AND 20B Descriptive Summary Planning Areas 20A and 20B, as shown in Figures 4-16 and 4-17, provide for development of single family residential. Planning Area 20 totals 12.2 acres and is planned for 29 units at a density of 2.4 du/ac, with an underlying zone of Low Medium (LM). Planning Area 20B totals 17.6 acres and is planned for 25 units at a density of 1.4 du/ac, with an underlying zone of Low (L). Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. The exact location and number of access points for these planning areas shall be subject to review and approval by the Director of Public Works at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Planning Areas 20A and 20B prior to the issuance of the 34th building permit in this planning area. The design and location of the secondary access shall be subject to approval by the City. 3. A pedestrian crossing across Loop Road is required to be provided from these planning areas to the satisfaction of the Director of Public Works. 4. Pedestrian access acceptable to the Fire Department shall be provided from either Planning Area 20B or 21 to the multi -use trail on the southern perimeter. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Landscape Master Plan (Figure 2-33), shall be provided. 2. A fifteen (15) foot wide multi -use trail easement within a thirty (30) foot fuel modification zone, as illustrated in Figure 2-11, 4-13 and 4-16, shall be located along the eastern and southern perimeters of Planning Area20B. 3. Paseos are required to connect Planning Area 20B to the equestrian trail identified in the Pedestrian/Bicycle Master Plan shown in Section 2.0: Specific Plan Components. 4. Front yard landscaping for Planning Area 20A and 20B shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2- 43), shall be located along the northern, and western, perimeters of Planning Area 20A, and the southern and eastern perimeters of Planning Area 20B. An Optional View Fence RORIPAUGH RANCH SPECIFIC PLAN 4-53 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS may be substituted along Loop Road depending on the results of the noise study. 2. A 2 -Rail Lodgepole Pine Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-45), shall be located along Loop Road adjacent to Planning Area 20B. 3. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fenceas illustrated in Figures 2-38 and 2-40 through 2-435, will be provided along the eastern perimeter of Planning Area 20B. 4. A 3 -Rail Lodgepole Pine Fence, as illustrated in Figure 2-38 and 2-44, shall be located along the northern perimeter of Planning Area 20A, and the southern and eastern perimeter of Planning Area 20B. One opening per off-site lot shall be provided in the Split -Rail Fence to allow access to the trail from the off-site properties. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. The developer shall enter into an agreement with the adjacent property owner for any off-site grading required. The agreement shall be completed prior to the issuance of any grading permits in Planning Areas 20A, 20B and 21. All graded slope areas shall be landscaped. The developer shall install landscaping on all slope areas. The landscaping shall be maintained by the property owner. 3. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 4. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Areas 20A and 20B. Timing and Responsibility of Improvements Please see section 6.0: Implementation for phasing of improvements within Planning Areas 20A and 20B. RORIPAUGH RANCH SPECIFIC PLAN 4-54 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-16 Roripaugh Ranch Specific Plan (SPA #4) LEGEND L1 Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) -PA22 mi 88 UNITS 19 UNITS PA26 NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 20.1 AC KEY MAP INFORMATION PA 20A - LM - 5,400 SQ. FT. MINIMUM LOTS - 1.4 DU's /AC - 29 DUs -20.4 AC RICK PA20B 17.6 AC i25P.Vs Roripaugh Ranch PA18C 10.5 AC 40 DU's PA20A 20.4 AC )9 DVS --N 250' PA 19 15.8 AC 17 DU's 0 250' NORM RORIPAUGH RANCH SPECIFIC PLAN 4-55 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-56 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-17 Roripaugh Ranch Specific Plan (SPA #4) LEGEND ElPotential Access Point (See Section 2.2 for Circulation) ElProposed Water Quality Basin Location (See Section 2.3 for Details) PA26 NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board KEY MAP INFORMATION • Water Quality Basins located in PA 20A and PA 21 PA 20B - L - 20,000 SQ. FT. MINIMUM LOTS - 1.4DUs /AC - 25 DUs - 17.6 AC PA18C 10.5 AC 40 DUs PA20A 20.4 AC 9 DU' RICK Roripaugh Ranch PA20B 17.6 AC 25 DUs PA 19 15.8 AC 17 DU's PA25 4.8 AC 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-57 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-58 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.13 PLANNING AREA 21 Descriptive Summary Planning Area 21, as shown in Figure 4-18, provides for the development of single family residential. Planning Area 21 totals 14.8 acres and is planned for 19 units ata density of 1.3 du/ac, with an underlying zone of Low (L). Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Access into Planning Area 21 from Loop Road shall be determined when tentative tract maps are prepared and shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. A pedestrian crossing will be provided across Loop Road. 3. Pedestrian access acceptable to the Fire Department shall be provided from either Planning Area 20B or 21 to the multi -use trail on the southern perimeter. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-33 and 4-55 through 4-59 shall be provided along Loop Road. 2. An Auto and Pedestrian Gated Entry is optional per the decision of the Developer. 3. A fifteen (15) foot wide multi -use trail easement within a thirty (30) foot fuel modification zone, as illustrated in Figures4-73 through 4-83, or as approved by the Fire Department shall be located along the southern perimeter of the planning area. 4. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. 5. All front yard landscaping within this planning area shall be installed per the landscaping requirements outlined in Section 4.1 Landscape Concept and Material Guidelines. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2- 43), shall be located along the southern and western perimeters of the planning area. A View Fence may be substituted along Loop Road depending on the results of a noise study. 2. A Project Wall, as illustrated in Figures 2-38 and 2-40, will be provided along the eastern perimeter of the planning area. RORIPAUGH RANCH SPECIFIC PLAN 4-59 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 3. A 3 -Rail Lodgepole Pine Fence, as illustrated in Figure 2-38 and 2-44, shall be located along the southern perimeter of the planning area. 4. A 2 -Rail Lodgepole Pine Fence, as illustrated in Figure 2-38 and 2-45, shall be located along Loop Road adjacent to the northern perimeter of the planning area. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. The developer shall enter into an agreement with the adjacent property owner for any off-site grading required. The agreement shall be completed prior to the issuance of any grading permits in Planning Areas 20A, 20B and 21. All graded slope areas shall be landscaped. 3. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 4. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 21. Timing and Responsibility of Improvements Please see section 6.0: Implementation for phasing of improvements within Planning Area 21. RORIPAUGH RANCH SPECIFIC PLAN 4-60 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-18 Roripaugh Ranch Specific Plan (SPA #4) PA27 21-3 AC I I CfZ-� I P� 19.9 AC 23A Us 1' .6 AC DUs ��----- LS./QP �D---- PA21 NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board .. 1 PA26 20.1 AC 1PA23B 1 2.5 AC KEY MAP T \/ PA24 12.6 AC 74 DU's OA 29 D PA20B 14.8 AC ! 17.6 AC `---- —-------�4�[] 5 ---------------- -- 25 DUs LEGEND 901) Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) RICK Roripaugh Ranch INFORMATION PA21-L - 20,000 SQ. FT. MINIMUM LOTS - 1.3 DU's /AC - 19 DUs - 14.8 AC 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-61 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-62 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.14 PLANNING AREA 22 Descriptive Summary Planning Area 22, as shown in Figure 4-19, provides for the development of single family residential. Planning Area 22 totals 19.9 acres and is planned for 88 units at a density of 4.4 du/ac with an underlying zone of Medium 1 (M1). Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. The exact location and number of access points for this planning area shall be subject to review and approval by the Director of Public works at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Planning Area 22 prior to the issuance of the 34th building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. Landscape and Recreation Standards 1. A Community Entry Monument is required for this planning area. Refer to Section .1 for monumentation development guidelines (Figure 2-34). 2. A Card Key Gated Auto and Pedestrian Entry, as illustrated in Figure 4-49, is optional per the decision of the Developer. 3. A Parkway Street Treatment, as depicted in the Plateau Landscape Master Plan (Figures 2-32 and 3-24 through 3-30), shall be provided along Butterfield Stage Road. 4. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided along Loop Road. 5. A River Walk shall be provided along the northern perimeter of the planning area within Planning Area 26. For development standards refer to Section 2.0 for the Trails Master Plan 6. Paseos will be provided along the northern and northeastern perimeters of the planning area connecting to the River Walk. These paseos are conceptual in nature and the exact location will be determined at the time of the site development permit. 7. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as RORIPAUGH RANCH SPECIFIC PLAN 4-63 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS illustrated in the Valley Walls and Fences Master -Plan (Figures 2-38 and 2-40 through 2-43) shall be located along the southern, western, and northern perimeters of the Planning Area. An optional View Fence may be provided along the southern boundary depending upon the results of the noise study. 2. A 2 -Rail Lodgepole Pine View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-45), shall be located along Loop Road adjacent to the southern perimeter of the planning area adjacent to Planning Area 26. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 1.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 22. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 22. RORIPAUGH RANCH SPECIFIC PLAN 4-64 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-19 Roripaugh Ranch Specific Plan (SPA #4) f soy �400 p RO1D PA27 21.3 AC 22 E..a F.. PA23B 19.pus '.23A j 2.5AC AC O —� / 6 AC l„1 y � / __4 DUs 77 C7-----------___„. SO\0t, LOOP --R _ I_i __J.1....-32.„., / PA2E 14.8 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for tire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board LEGEND nPotential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) RICK Roripaugh Ranch INFORMATION KEY MAP PA24 12.6 AC 74 DUs •20 Ce PA22-Ml - 4,500 SQ. FT. MINIMUM LOTS - 4.4 DU's /AC - 88 DUs - 19.9 AC 250' PA20B -- 17.6 AC 25 DU's —----------- 0 250' 500' NORTH RORIPAUGH RANCH SPECIFIC PLAN 4-65 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-66 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.15 PLANNING AREA 23A Descriptive Summary Planning Area 23A, shown in Figure 4-20, provides for the development of single family residential. Planning Area 23A totals 11.6 acres and is planned for 44 units at a density of 3.8 du/ac, with an underlying zone of Medium 1(M1). Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Access into Planning Area 23A shall be reviewed and approved by the Director of Public Works with the Tentative Tract Map. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Planning Area 23A prior to the issuance of the 34th building permit in this planning area. The design and location of the secondary entry shall be subject to approval by the City. 3. A pedestrian bridge, as illustrated in Figures 4-24 and 4-48, will be constructed within Planning Area 26 to the school sites (Planning Areas 28 and 29) and the community sports park (Planning Area 27) providing direct linkage to the school sites and park. Its final location is subject to adjustment in response to engineering criteria. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided along Loop Road. 2. A River Walk shall be provided along the northern perimeter of the planning area within Planning Area 26. For development standards refer to Section 2.0 for the Trails Master Plan. 3. A paseo is required along the northwestern portion of the planning area connecting to the River Walk along the south side of the Long Valley Wash and to Planning Area 22. This paseo is conceptual in nature and the exact location will be determined with the site development permit or tentative tract map. 4. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-40through 2- 43), shall be located along the southern and northern perimeters of the planning area. An optional View Fence may be provided along the southern boundary depending upon the results of a noise study. RORIPAUGH RANCH SPECIFIC PLAN 4-67 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2. A 2 -Rail Lodgepole Pine View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-45), shall be located along Loop Road, adjacent to the southern perimeter of the planning area. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.5 Drainage Master Plan 2.4 Water Master Plan 3.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 23A. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Area 23A. RORIPAUGH RANCH SPECIFIC PLAN 4-68 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-20 Roripaugh Ranch Specific Plan (SPA #4) PA27 21.3 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined al Tentative Map Stage. • • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations Water Quality Basins shall comply with latest requirements from the Regional Water Quality KEY MAP Control Board Water Quality Basins located in PA 22 and PA 24 PA26 20.1 AC • ii LEGEND PA21 14.8 AC Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) RICK INFORMATION PA24 12.6 AC 74 DUs 20A PA20B�� 17.6 AC ---------- 25 DU's------------ — 29 D Roripaugh Ranch PA 23A - Ml - 4,500 SQ. FT. MINIMUM LOTS - 3.8 DUs /AC -44 DUs - 11.6 AC 250' 0 250' 500' a� RORIPAUGH RANCH SPECIFIC PLAN 4-69 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-70 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.16 PLANNING AREA 23B Descriptive Summary Planning Area 23B, as shown in Figure 4-21, provides for the development of private open space. Planning Area 23B totals 2.5 acres and is planned for a private age -targeted recreation center or traditional family-oriented recreation center in an underlying Private Recreation (RC) zone. A conceptual site plan of the private Age Targeted Recreation Center is depicted in Figure 4-35 of Section 4.1: Valley Design Guidelines. Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Access into Planning Area 23B, as well as access between Planning Areas 23A, 23B and 24, shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 4. A pedestrian bridge, as depicted in Figures 4-24 and 4-48, will be constructed within Planning Area 26, from Planning Area 23B to the school sites (Planning Areas 28 and 29) and the community sports park (Planning Area 27) providing direct linkage to the school sites and park. Its final location is subject to adjustment in response to engineering criteria. Landscape and Recreation Standards 1. A River Walk shall be provided along the northern perimeter of the planning area within Planning Area 25. For development standards refer to Section 2.0 for the Trails Master Plan. Walls and Fences Standards 1. A A 3 -Rail Lodgepole Pine View Fence shall be located along Loop Road adjacent the northern perimeter of the planning area, and adjacent to Planning Area 26 (See Figures 2-38, 2-44, and 2-45). This fence shall be of the same uniformity and design as it is installed by builders consistent with the Walls and Fences Master Plan identified in Section 2.0: Specific Plan Components Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that RORIPAUGH RANCH SPECIFIC PLAN 4-71 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS apply site -wide. 2.1 Comprehensive Land Use Plan 1.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 23B. Timing and Responsibility of Improvements Please see Exhibit 6.0: Implementation for phasing of improvements within Planning Area 23B. RORIPAUGH RANCH SPECIFIC PLAN 4-72 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-21 Roripaugh Ranch Specific Plan (SPA # PA27 21.3 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board LEGEND PA26 20.1 AC PA23B 23A 12.5 AC 1 .6 AC 4DU's STK L__4or Rc� _J PA21 14.8 AC nPotential Access Point (See Section 2.2 for Circulation) RICK INFORMATION KEY MAP /i- PA24 12.6 AC 74 DU's -_i 17.6 AC 25 DUs PA 23B - OS - RECREATION CENTER - 2.5 AC Roripaugh Ranch 29 D OA 250' 0 250' 500' ,1D RORIPAUGH RANCH SPECIFIC PLAN 4-73 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-74 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.17 PLANNING AREA 24 Descriptive Summary Planning Area 24, as shown in Figure 4-22, provides for the development of single family residential. Planning Area 24 totals 12.6 acres and is planned for 74 units at a density of 5.9 du/ac, with an underlying zone of Low Medium (LM). Please refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. One access point to the planning area will be provided from Loop Road along the southern perimeter of the planning area opposite Planning Area 20A. Access into Planning Areas 23A and 24 as well as access between Planning Areas 23 and 24 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access from Loop Road and through adjacent planning areas from a traffic and fire safety standpoint, to the satisfaction of the Director of Public Works. 2. Secondary access shall be provided to Planning Area 24 prior to the issuance of the 34th building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. One pedestrian crossing will be provided across Loop Road to satisfaction of the Director of Public Works. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-33 and 4-55 through 4-59), shall be provided. 2. A River Walk shall be provided along the northern perimeter of the planning area within the Long Valley Wash (Planning Area 26). For development standards, refer to Section 2.0 for the Trails Master Plan. 3. A paseo will be provided within this planning area. This paseo is conceptual in nature and the exact location will be determined at the final map stage. 4. Front yard landscaping„ shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2- 43 ), shall be located along the southern, northern, and eastern perimeters of the planning area. An optional View Fence may be provided along the southern and eastern perimeter depending upon the results of a noise study. RORIPAUGH RANCH SPECIFIC PLAN 4-75 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2. A 2 -Rail Lodgepole Pine Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38, 2-44, and 2-45), shall be located along the southern perimeter of the planning area adjacent to Loop Road. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, South Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 1.5 Sewer Master Plan following Development Plans and Standards that 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.0 (Valley Design Guidelines) for criteria related to the development of Planning Area 24. Timing and Responsibility of Improvements Please see Exhibit 6.0: Implementation for phasing of improvements within Planning Area 24. RORIPAUGH RANCH SPECIFIC PLAN 4-76 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-22 Roripaugh Ranch Specific Plan (SPA #4) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. / \ Final location, size and design of Water Quality Basins subject to review and approval of the Water ....\------...r. Quality Management Plan PA27 21.3 AC Water Quality Basins shall comply with latest I requirements from the Regional Water Quality Control Board i I rL ........ '- PA26 20.1 AC Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations 19.9AC 88 DUs LEGEND 14.8 AC 19 DU's nPotential Access Point (See Section 2.2 for Circulation) nProposed Water Quality Basin Location (See Section 2.3 for Details) RICK KFY MAP PA24 12.6 AC 74 DU's SOUTH 1O INFORMATION Roripaugh Ranch PA24-LM - 5,400 SQ. FT. MINIMUM LOTS -5.9DU's/AC - 74 DUs - 12.6 AC PA20B 17.6 AC 25 DU's 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-77 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-78 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.18 PLANNING AREA 25 AND 26 Descriptive Summary Planning Areas 25 and 26 as shown in Figure 4-23 and 4-24, provide for the development of open space to function as a regional flood control channel along Long Valley Wash. Planning Area 25 totals 20.1 acres while Planning Area 26 totals 4.8 acres. Both planning areas have an underlying zone of Open Space (0S2). Channel crossings may use hydro arch bridges or other design approved by the City Engineer to allow for a flow through design that minimizes downstream erosion. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. Planning Standards Circulation Standards 1. A pedestrian bridge, as illustrated in Figures 4-24 and 4-48, will be provided to cross Long Valley Wash (Planning Area 26) to link the school sites and sports park with the recreation center in Planning Area 23B and other residential areas south of Planning Area 26. Its final location is subject to adjustment in response to engineering criteria. 2. Vehicular access shall be provided into the flood control channel (Planning Areas 25 and 26) for maintenance purposes only. Landscape and Recreation Standards 1. The River Walk shall be provided in Planning Areas 25 and 26 as illustrated in Figures 2-17. Paseos will connect adjacent Planning Areas to the Riverwalk. 2. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided along Loop Road. Walls and Fences Standards 1. A 3 -Rail Lodgepole Pine View Fence will be provided along the northern and southern perimeters of both planning areas separating the residential areas from the River Walk as illustrated in the Valley Walls and Fences Master Plan (Figures 2-33, 2-38 and 2-45). Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development RORIPAUGH RANCH SPECIFIC PLAN 4-79 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS of Planning Areas 25 and 26. Timing and Responsibility of Improvements Please see Section 6.0: Implementation for phasing of improvements within Planning Areas 25 and 26. RORIPAUGH RANCH SPECIFIC PLAN 4-80 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-23 Roripaugh Ranch Specific Plan (SPA #4) LEGEND PA17A 34.0 AC 122 DU's PA 13 187.3 AC 8 A C DU's nPotential Access Point (See Section 2.2 for Circulation) PA26 20.1 AC PA18C 10.5 AC (40 DU's KEY MAP INFORMATION PA25-OS - 4.8 AC I l PA19 15.8 AC1 17 DU'sl RICK PA20B 17.6 AC DIrs Roripaugh Ranch PA25 4.8 AC NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Fuel modification requirements for fire safety apply 10 some Planning Areas. See Section 4.1 for details and reference locations 250' 0 250' 500'<ID RORIAPUGH RANCH SPECFIIC PLAN 4-81 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-82 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-24 0 gh Ranch Specific Plan (SPA #4) PA27 21.3 AC SS • � 19.9 AC tri .0 7y' Us 1 .6 AC �y----- 4 DUs 5ODT13 LOOP\ PA21 °Op ROADI NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Final location of pedestrian bridge to be determined during the tentative map stage • 23A� LEGEND 14.8 AC PA26 20.1 AC ---r- INFORMATION KEY MAP PA24 12.6 AC 74 DUs PA20B 17.6 AC — — -- 25 DUs PA 26 - OS nPotential Access Point - 20.1 AC (See Section 2.2 for Circulation) C C Pedestrian Bridge RICK Roripaugh Ranch 250' 0 250' 500' a NORM RORIPAUGH RANCH SPECIFIC PLAN 4-83 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-84 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.19 PLANNING AREA 27 Descriptive Summary Planning Area 27, as shown in Figure 4-25 and 4-33, provides for the development of open space. Planning Area 27 totals 21.3 acres and is planned for a public community sports park with an underlying Public Park (P) zone. This park site shall be fully improved and conveyed to the City of Temecula. A conceptual site plan of the Community Sports Park is depicted in Figure 4-33 of Section 4.1, Valley Design Guidelines. Please refer to section 5.0, Specific Plan Zoning Ordinance for development standards. Planning Standards Circulation Standards 1. One access point to the planning area will be provided from Loop Road along the northern perimeter of the planning area. The exact location for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint to the satisfaction of the Community Services Department and the Director of Public Works. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 34 and 4-55 and 4-59), shall be provided along Loop Road. 2. A Community Entry Monumentation, as illustrated in Figure 4-50, shall be provided at the intersection of Butterfield Stage Road and Loop Road. Refer to Section 4.1: Valley Design Guidelines for monumentation development guidelines. 3. A River Walk shall be provided along the southern perimeter of this planning area within the Long Valley Wash as illustrated in Figure 2-17, Valley Pedestrian and Bicycle Circulation Master Plan, 4. A Parkway Street Tree Treatment, as depicted in the Plateau Landscape Master Plan (Figures 2-32 and 3-24 through 3-30), shall be provided along Butterfield Stage Road. 5. A Paseo Entry Gate will be provided at the southeastern comer of the park off the River Walk as illustrated in Figure 4-49, to the satisfaction of the Community Services Department. 6. All plans and facilities shall be reviewed and approved by the Director of Community Services prior to approval of the final map. Facilities shall be oriented toward active uses containing lighted baseball fields and soccer fields. Walls and Fences Standards 1. An Optional View Fence or Partial Project Wall/Partial Glass or View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2- RORIPAUGH RANCH SPECIFIC PLAN 4-85 SECTION VALLEY NEIGHBORHOOD DESCRIPTIONS 43), shall be located along eastern perimeter of the planning area. 2. A 3 -Rail Lodgepole Pine View Fence, as illustrated in Figures 2-38 and 2-44 will be provided, along the perimeter of the flood control channel along the southern perimeter of planning area. 3. A 2 -Rail Lodgepole Pine View Fence, as illustrated in Figures 2-38 and 2-45 shall be located along Loop Road, adjacent to the northern perimeter of the planning area. Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3Drainage Master Plan 2.4 Water Master Plan 1.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 27. Timing and Responsibility of Improvements Please see Section 6:0: Implementation for phasing of improvements within Planning Area 27. RORIPAUGH RANCH SPECIFIC PLAN 4-86 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-25 NOTES • Roads are for illustrative purposes only. Final `50(p)., alignment to be determined at Tentative Map Stage. 0 'A Roq • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board H n 19.9 AC ; ____8111)L..1 1'.6AC a 4 DU's l7 ----- r LO\ 75 PA26 20.1 AC PA23B 2.5 AC 1 PA21 — — 14.8 AC LEGEND nPotential Access Point (See Section 2.2 for Circulation) RICK Roripaugh Ranch INFORMATION KEY MAP i ��A24 12.6 AC 74 DU's 20A 29 D PA O 17.6 AC — --- — 25 DU's --------------- PA 27 - OS - SPORTS PARK - 21.3 AC 250' 0 250' 500' NORTH RORIPAUGH RANCH SPECIFIC PLAN 4-87 SECTION VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-88 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.20 PLANNING AREA 28 Descriptive Summary Planning Area 28, as shown in Figure 4-26, provides for the development of 20.4 acres as a Middle School. However, the underlying zone of this Planning Area is Multi -Family (MF) which allows up to 20 du/ac. In the event that the Temecula Valley Unified School District decides to not develop the Middle School, this planning area may be developed at up to 400 multi -family residential units. Please refer to Section 5.0: Zoning for lot development standards and conditions allowing for the Planning Area to be developed into a multi -family use. Development of multi -family residential shall not result in an increase in the maximum number of units permitted for the Specific Plan of 2,015 dwelling units. Planning Standards The Temecula Valley Unified School District determines the design elements to be included, and the school facility is not subject to remain if approved by the City of Temecula. The planning standards indicated below may or may not be incorporated into the school's final design. Circulation Standards 1. Access to the planning area will be provided from "North Loop Road" along the northern perimeter of the planning area. The exact location and number of access points for this planning area shall be determined at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided along Loop Road. 2. A pedestrian bridge, as illustrated in Figure 4-24 and 4-48, will be constructed from Planning Area 23B to Planning Areas 28 and 31A, linking the residential areas south of Planning Area 26 with the school site. Its final location is subject to adjustment in response to engineering criteria. 3. A Card Key Gated Entry is optional per the decision of the Developer, to be provided off the River Walk as illustrated in Figures 2-17 and 4-49. The gates shall be completed at the time the River Walk is completed. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence as depicted in Figures 2-38 and 2-40 through 2-43, shall be located along the southern, eastern, and western perimeter of the planning area. RORIPAUGH RANCH SPECIFIC PLAN 4-89 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2. A school gate shall be provided within the Project Wall as illustrated in Figures 4-36. 3. A 2 -Rail Lodgepole Pine View Fence, as illustrated in Figure 2-38 and 2-45 shall be located along Loop Road, adjacent to the northern perimeter of the planning area. 4. The School Fence along Loop Road, as illustrated in Figure 4-36, shall be compatible with the Fence as illustrated in Figure4-26 . Miscellaneous Standards 1. Architectural elements matching the Roripaugh Ranch style as outlined in Section 4.1 shall be incorporated into the Middle School. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 1.2 Circulation Master Plan 2.3 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan Timing and Responsibility of Improvements Please see Exhibit 6.0: Timing and Responsibility of Improvements for phasing of improvements within Planning Area 28. RORIPAUGH RANCH SPECIFIC PLAN 4-90 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-26 Roripaugh Ranch Specific Plan (SPA #4) PA13 187.3 AC qicIjojg�, \ •—PA30 Zy0$-i �, 2.6 AC ---A PA29 �`�'-- ` ELEMENTARY SCHOOL ` e� 12.2 AC PA27 I SPORTS I PARK 21.3 AC .- PA 17A 33A 34.0 AC 122 DUs L'PA17B 7.9 AC 37 DUs RICK PA28 MIDDLE SCHOOL 20.4 AC Roripaugh Ranch KEY MAP INFORMATION PA28-MF - 20.4 AC - MIDDLE SCHOOL SITE LEGEND nPotential Access Point (See Section 2.2 for Circulation) nProposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' 0°. a� ttorrnt RORIPAUGH RANCH SPECIFIC PLAN 4-91 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-92 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.21 PLANNING AREA 29 Descriptive Summary Planning Area 29, as shown in Figures 4-27 and 4-37, currently provides for development of 12.2 acres as an Elementary School site. However, the underlying zone of this Planning Area is Multi -Family (MF), which allows up to 20 du/ac. In the event that the Temecula Valley Unified School District decides to not develop the Elementary School, this planning area may be developed with up to 244 multi -family residential units. Please refer to Section 5.0: Zoning for lot development standards and conditions allowing for the Planning Area to be developed into a multi -family use. Development of multi -family residential shall not result in the overall Specific Plan density exceeding 2.5 dwelling units per acre or an increase in the maximum number of units permitted for the Specific Plan of 2,015 maximum dwelling units. Planning Standards The Temecula Valley Unified School District determines the design elements to be included, and the school facility is not subject to remain if approved by the City of Temecula. The planning standards indicated below may or may not be incorporated into the school's final design. Circulation Standards 1. Access to the Planning Area will be provided from Loop Road along the northern perimeter of the Planning Area. The exact location and number of access points for this planning area shall be determined at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 34 and 4-55 through 4-59), shall be provided. 2. A School Gate will be provided at the southeastern corner of the planning area as illustrated in Figure 4-37. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence, as depicted in Figures 2-38 and 2-40 through 2-43, shall be located along the eastern perimeter of the planning area. 2. A Project Wall as depicted in Figures 2-38 and 2-40, shall be located along the southern and eastern perimeter of the planning area. All walls shall be of the same uniformity and design as it is installed by builders. 3. The School Fence along North Loop Road shall be consistent with the Valley Walls and RORIPAUGH RANCH SPECIFIC PLAN 4-93 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Fences Master Plan identified in Section 2.0: Specific Plan Components. 4. A 2 -Rail Lodgepole Pine View Fence shall be located along Loop Road adjacent to the northern perimeter of the planning area. (See Figures 2-38, 2-44 and 2-45) Miscellaneous Standards 1. Architectural elements matching the Roripaugh Ranch style as outlined in Section 4.1 Valley Design Guidelines shall be incorporated into the Elementary School. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan Timing and Responsibility of Improvements Please see Exhibit 6.0: Implementation for phasing of improvements within Planning Area 29. RORIPAUGH RANCH SPECIFIC PLAN 4-94 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-27 Roripaugh Ranch Specific Plan (SPA #4' PA 13 187.3 AC T -- PA16A 16.8 AC 67 DUs PA17A 34.0 AC 122 DUs I PA 17B 7.9 AC 37 DUs 1 PA27 SPORTS PARK MIDDLE SCHOOL 21.3 AC ! 20.4 AC PA28 RICK PA29 ELEMENTARY SCHOOL 12.2 AC 47 DU's PA30 2.6 AC Roripaugh Ranch `A31A 12.2 4 • KEY MAP INFORMATION PA29 - MF - 12.2 AC - ELEMENTARY SCHOOL SITE LEGEND nPotential Access Point (See Section 2.2 for Circulation) ElProposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety applc to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-95 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-96 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.22 PLANNING AREA 30 Descriptive Summary Planning Area 30, as shown in Figures 4-28 and 4-34, provides for the development of a private recreation center. Planning Area 30 totals 2.6 acres in the Private Recreation (RC) zone. This recreation center will be the family-oriented center to serve the residents of Roripaugh Ranch. A conceptual site plan of the recreation center is depicted in Figure 4-34 of Section 4.1, Valley Design Guidelines. Please refer to Section 5.0, Specific Plan Zoning Ordinance for lot development standards. Planning Standards Circulation Standards 1. One access will be provided to Planning Area 30 from "North Loop Road" this access shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas to the satisfaction of the Director of Public Works. Landscape and Recreation Standards 1. The Recreation Center as shown in Figure 4-34, will be constructed by the developer and shall include, but will not be limited to, the recreational amenities outlined in Section 4.1: Valley Design Guidelines. 2. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided along Loop Road. 3. A paseo connection will be provided from either Planning Area 31A or Planning Area 31B, to link the recreation center. This paseo is conceptual in nature and the exact location will be determined at the final map stage. Walls and Fences Standards 1. A 2 -Rail Lodgepole Pine View Fence, as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-45), shall be located along Loop Road, adjacent to the northeastern perimeter of the planning area as illustrated in Figure 2-38. Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 3.2 Circulation Master Plan 2.3Drainage Master Plan 2.4 Water Master Plan 1.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan RORIPAUGH RANCH SPECIFIC PLAN 4-97 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 30. Timing and Responsibility of Improvements Please see Exhibit 6.0: Implementation for phasing of improvements within Planning Area 30. RORIPAUGH RANCH SPECIFIC PLAN 4-98 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-28 Roripaugh Ranch Specific Plan (SPA #4) PA30 2.6 AC PA 13 187.3 AC PA 16A 16.8 AC 6 RICK Roripaugh Ranch KEY MAP INFORMATION PA30 - OS - RECREATION CENTER (Private) - 2.6 AC LEGEND Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board Water Quality Basin located in PA31B 250' 0 250' 500' CJ NORM RORIPAUGH RANCH SPECIFIC PLAN 4-99 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-100 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.23 PLANNING AREA 31A AND 31B Descriptive Summary Planning Areas 31A and 31B, as shown in Figure 4-29 and 4-30, provide for the development of single family residential. Planning Area 31A totals 12.2 acres and is planned for 88 units at a density of 7.2 du/ac with an underlying zone of Medium 2 (M2). Planning Area 31B totals 14.2 acres and is planned for 67 units at a density of 4.7 du/ac with an underlying zone of Medium 1 (M1). Refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Access points to the planning areas will be provided from "North Loop Road" along the eastern perimeter of the Planning Area. Potential access points as depicted are conceptual. Access points into Planning Areas 31A and 31B shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint to the satisfaction of the Director of Public Works. Secondary access shall be provided into Planning Areas 31A and 31B prior to the Issuance of the 34th building permit. The location and design of the secondary access shall be subject to approval by the City. 2. Pedestrian crossings will be provided across "North Loop Road" to the satisfaction of the Public Works Director. Landscape and Recreation Standards 1. A Loop Road Treatment, as illustrated in the Valley Landscape Master Plan (Figures 2- 33 and 4-55 through 4-59), shall be provided. 2. A paseo will be provided within the planning area to connect with the River Walk as shown in Figure 2-17. The paseo is conceptual in nature and the exact location will be determined at the final map stage. 3. A Card Key Gated Auto and Pedestrian Entry is optional per the decision of the Developer. 4. Front yard landscaping, shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional project wall or Partial Project Wall/Partial Glass or View Fence for these planning areas shall be located along the western and southern perimeter of Planning Area 31A (adjacent to Planning Area 25), and the southern and eastern perimeters of Planning Area 31B as illustrated in the Valley Walls and Fences Master Plan (Figures 2- 38 and 2-40 through 2-43). An optional View Fence may be provided along the eastern RORIPAUGH RANCH SPECIFIC PLAN 4-101 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS boundary depending upon the results of a noise study. All walls shall be of the same uniformity and design as it is installed by builders. 2. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-38 and 2- 40), shall be located along the northern perimeter of Planning Area 31A. All fences shall be of the same uniformity and design as it is installed by builders consistent with the Walls and Fences Master Plan identified in Section 2.0: Specific Plan Components. Miscellaneous Standards 1. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, Loop Road, or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 2. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.8 Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 3. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Areas 31A and 31B. Timing and Responsibility of Improvements Please see Exhibit 6.0: Implementation for phasing of improvements within Planning Area 31A and 31B. RORIPAUGH RANCH SPECIFIC PLAN 4-102 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-29 Roripaugh Ranch Specific Plan (SPA #4) PA13 187.3 AC PA 16A 16.8 AC 67 DUs PA 16B 47 DUs (1PA17A 34.0 AC 122 DUs .-PA17B rZ 7.9 AC KEY MAP 37 DUs i>A1 , o UrnL nRtti��� \ 2.6 AC 14.4 AC \ : i0 Ri `1 PA30 PA27 SPORTS PARK 21.3 AC PA28 MIDDLE SCHOOL 20.4 AC LEGEND PA29 ELEMENTARY SCHOOL 12.2 AC A31B\\ 2 A \ \ DUs Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) RICK INFORMATION NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • PA31A-M2 - 3,600 SQ. FT. MINIMIIM LOTS -6.7DUs/AC - 88 DU's - 12.2 AC Roripaugh Ranch Final location, size and design of Water Quality Basins subject to review and approval oldie Water Quality Management Plan • Fuel modification requirements for fire safety apph to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250 500' RORIPAUGH RANCH SPECIFIC PLAN 4-103 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-104 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-30 Roripaugh Ranch Specific Plan (SPA #4) PA13 187.3 AC RICK Roripaugh rRanch KEY MAP INFORMATION PA31B - M1 - 4,000 SQ. FT. MINIMUM LOTS - 4.7 DUs /AC -67DUs - 14.2 AC LEGEND Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4,1 for details and reference location • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' 500' NORM RORIPAUGH RANCH SPECIFIC PLAN 4-105 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-106 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.24 PLANNING AREA 33A Descriptive Summary Planning Area 33A, as shown in Figure 4-31, provides for the development of single family residential. Planning Area 33A totals 10.3 acres and is planned for 15 dwelling units with a density of 1.5 du/ac in the Low (L) zone. This Low Density Residential use has been planned for this area in an effort to buffer the existing Low Density Residential uses adjacent to Roripaugh Ranch. Refer to Section 5.0: Zoning for lot development standards. Planning Standards Circulation Standards 1. Access points to the planning area will be provided from Nicolas Road. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscape and Recreation Standards 1. A Card Key Gated Auto and Pedestrian Secondary Entry, as illustrated in Figure 4-90, is optional per the decision of the Developer, to be provided off of Nicolas Road into Planning Area 33A. 2. A Community Entry Monument will be provided at the intersection of Butterfield Stage Road and Nicolas Road. Refer to Section 4.1: Valley Design Guidelines for monumentation development standards. 3. Front yard landscaping shall be installed by the builder and maintained by the homeowner or HOA. Walls and Fences Standards 1. An Optional Project Wall or Partial Project Wall/Partial Glass or View Fence shall be located along each perimeter of the planning area as illustrated in the Valley Walls and Fences Master Plan (Figures 2-38 and 2-40 through 2-43). An optional View Fence may be substituted for the Project Wall depending upon the results of a noise study. Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.2 Circulation Master Plan 2.3 Drainage Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan RORIPAUGH RANCH SPECIFIC PLAN 4-107 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer Master Plan 2.10 Walls and Fences Master Plan 2. Please see Section 4.1 (Valley Design Guidelines) for criteria related to the development of Planning Area 33A. 3. Planning Area 33A shall have a minimum one acre lots along the Western boundary and minimum .5 acre lots elsewhere. Timing and Responsibility of Improvements Please see Exhibit 6: Implementation for phasing of improvements within Planning Area 33A. RORIPAUGH RANCH SPECIFIC PLAN 4-108 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-31 Roripaugh Ranch Specific Plan (SPA #4) PA33B TRAILHEAD AND PARK AND RIDE 2.1 AC PA33A 10.3 AC 15 DUs RICK PA10 8.1 AC 14 DUs `\1 PA9B\ O13EN SPAIkE 7.9 AC ' �RIETA HOT SPRINGS RD PA11 COMMERCIAL 15.2 AC ?fin, I=I 7I I�l PA12 16.0 AC 136 DUs PA27 21.3 AC Roripaugh Ranch PA 13 187.4 AC �A14 L4.4 AC 90 DUs PA 15 43 AC Us KEY MAP INFORMATION PA33A - L - 20,000 SQ. FT. MINIMUM LOTS - 1.5 DU's /AC - 15 DC's - 10.3 AC LEGEND Potential Access Point (See Section 2.2 for Circulation) Proposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Final location, size and design of Water Quality Basins subject to review and approval of the Water Quality Management Plan • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board 250' 0 250' 500' RORIPAUGH RANCH SPECIFIC PLAN 4-109 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-110 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS 4.0.23 PLANNING AREA 33B Descriptive Summary Planning Area 33B, as shown in Figure 4-32, provides for the development of open space. Planning Area 33B totals 2.1 acres and is planned for a 50 space Park and Ride facility combined with a trailhead for the community trail network. The underlying zone for this planning area is Public Parks (P). Development of this facility will be in accordance with criteria established by the direction of the Community Services Department. No residential units are allowed in this Planning Area. Planning Standards Circulation Standards 1. The exact location and number of access points for this Planning Area shall be subject to review and approval by the Director of Public Works. 2. The design of the Park and Ride facility shall be approved by the Riverside Transit Agency (RTA) and the City of Temecula prior to any construction. 3. Appropriate lighting shall be incorporated into the facility to ensure safety and promote usage. 4. All bus shelters shall be designed so they are consistent with the design theme of the project. Landscape and Recreation Standards 1. A Nicolas Road Treatment, as illustrated in Figures 2-33 and 4-52 through 4-54, shall be provided adjacent to Planning Area 33B. Miscellaneous Standards 1. Please refer to Section 2.0 for the following Development Plans and Standards that apply site -wide. 1.1 Comprehensive Land Use Plan 2.2Circulation Master Plan 2.3Drainage Master Plan 2.4 Water Master Plan 2.5 Sewer Master Plan 2.6 Grading Master Plan 2.7 Phasing Plan -Public and Private Faculties 2.8 Open Space Recreation & Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 2. Planning Area 33B shall provide the following improvements: a. A total of fifty (50) parking space Park and Ride facility; b. Six (6) parking spaces for trailers; c. Security lighting; d. Passive recreational area with benches and tables; e. Kiosk for interpretive information for the open space area; RORIPAUGH RANCH SPECIFIC PLAN 4-111 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS f. Drinking fountains; g. Water for equestrians; h. Staging area for equestrians; and i. Landscaping Timing and Responsibility of Improvements Please see Section 6 Implementation for phasing of improvements within Planning Area 33B. RORIPAUGH RANCH SPECIFIC PLAN 4-112 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Figure 4-32 v ; PA33B TRAILHEAD AND PARK AND RIDE 2.1 AC I PA10 1 PA9B\ 1 8.1 AC O1'EN SPA�E 14DUs , �9AC 1 ETA HOT SPRINGS RD I 1I / ( 1 I I 1 1 :\ PA33A 10.3 AC 15 DUs RICK PA11 COMMERCIAL 15.2 AC I, rn-qaiL Y r Y ISI PA 12 /off, 14 16.0 AC /4:7/Pi 136 DUs wISCI ; ,d: ) 4 j A"' 1ili, '\9Sl/ 42,7 ---- PA2\- 21.3 AC �....\ Roripaugh Ranch PA 13 187.4 AC PA14 .4 AC 90 DUs PA15 3 AC • Final location, size and design of Water Quality 4 Us Basins subject to review and approval of the Water Quality Management Plan KEY MAP INFORMATION PA33B - OS - TRAILHEAD AND PARK AND RIDE -2.1 AC LEGEND Potential Access Point (See Section 2.2 for Circulation) ElProposed Water Quality Basin Location (See Section 2.3 for Details) NOTES • Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map Stage. • Fuel modification requirements for fire safety apply to some Planning Areas. See Section 4.1 for details and reference locations • Water Quality Basins shall comply with latest requirements from the Regional Water Quality Control Board • Water Quality Basin located in PA33A 250' 0 250' 500 RORIPAUGH RANCH SPECIFIC PLAN 4-113 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-114 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1 VALLEY NEIGHBORHOOD DESIGN GUIDELINES The design guidelines contained within this portion of Section 4.0 shall be considered the guidance for the Valley Neighborhood Planning Areas (Phase II) of the Roripaugh Ranch development. The guidelines presented herein are intended to encourage creative design and individuality. They are intended to assist in providing the continuity and desired planned community image that will make Roripaugh Ranch a unique and special community. These guidelines are intended to complement the master plans identified in Section 2: Specific Plan Components. 4.1.1 LANDSCAPE CONCEPT The landscape concept for the Valley Neighborhood is intended to support the architectural guidelines by defining the community image through preservation of natural open spaces the and development of public and private parks and trails, formal streetscapes that create an inviting atmosphere, distinctive project monumentation and signage, and informal landscaped slopes to provide screening and buffering as the project interfaces with the adjacent land uses. The landscape concept is illustrated in the Valley Landscape Master Plan, Figures 2-33. The areas addressed in the Valley Landscape Master Plan are all major and secondary public roadways, private roadways within planning areas, project monumentation, signage, slopes and buffer areas, public and private parks and recreational facilities, public pedestrian trails, public equestrian trails, fuel modification and re -vegetation of natural open space areas. The landscape concept is intended to unify and shape a planned community whereby the residents that live within the private residential areas are linked to private and public parks, schools and neighborhood commercial establishments through a safe and pedestrian friendly sidewalk and trail system that provides an alternate method of transportation and reduces the necessity for auto travel within the community. RORIPAUGH RANCH SPECIFIC PLAN 4-115 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.2 PARKS, RECREATION AND OPEN SPACE FACILITIES The following describes the public and private parks and recreational facilities that will be incorporated into the Valley Neighborhood in the appropriate planning areas. Public Parks and Recreational Facilities Community Sports Park (Planning Area 27) (See Figures 4-25 and 4-33) This is a 21.3 acre active community sports park serving primarily the Roripaugh Ranch and surrounding community. This park site will be fully improved and dedicated to the City of Temecula. DIF credit may be given pursuant to a development agreement or park improvement agreement. It should be noted that exact facility specifications, as reviewed and approved by the Director of Community Services, will be incorporated into final design and associated construction documents. P Key components for this park include, but are not limited to the following recreational elements: • Two lighted soccer fields (330' x 195) and soccer connection to concessions (ramp) • Two lighted baseball fields (1 field with a 90' infield and 325' outfield, and 1 field with a 90' infield and a 310' outfield) • Concrete seating platform for the baseball fields • Two lighted basketball courts • Improved and expanded picnic areas • Large open lawn - for events, movie nights, picnics and passive sports • Public restroom building (4 restrooms), concession building (8 restrooms) with second story office including elevator • Maintenance/storage building and yard adjacent to the existing curb cut on Butterfield Stage Road • Paved parking with 221 spaces • Nature exploration area • One tot lot play area approximately 4,400 square feet with play structures, slides, and other age appropriate equipment. • One children's play area approximately 1,600 square feet with swing set and other age appropriate equipment. See Figure 4-33 for a complete listing of the proposed park facilities and design elements. RORIPAUGH RANCH SPECIFIC PLAN 4-116 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Planning Area 27 - Recreation Center SPORTS PARK SITE PLAN CITY REQUESTED REVISIONS PER DEVELOPMENT AGREEMENT O Blaretention Basin -Water quality measure O Permeable Pavers- Water quality measure O Drought tolerant plant materials O Synthetic Turf Soccer Field (enlarged to 330' x 1951 O Playground updated to latest CPSC standards O Connection to Long Valley Wash Trail O Conversion of ballfield to 90' Infield and 325' outfield O Potential connection to the Park -n -Ride, Equestrian, and Trail head facility in Plannning Area 338 Will be included in Construction Documents: Site lighting converted to LED including motion sensing dimmers Prose iircrClt TV sys[emmeras for parking lot, ball fields, restrooms and AndrootReeSrside CoiuIR110I igh0Land signAut omrnonity Services Director ADDITIONAL PARK DESIGN ENHANCEMENTS O Improved and Expanded Picnic Areas mr Large Open Lawn - for events, movie nights, picnics and passive sports mLandscaped Berm Lawn Picnic Area • Larger Tree Canopy Shading at Concessions Terrace • Soccer Connection to Concessions (ramp) Parking Lot -221 Spaces O Nature Exploration Area m Improved Turning Radii in Parking Lot O Park Signage Monument ® Conversion of ballfield to 90' infield and 310' outfield Maintenace/ Storage Building and Yard (similar to Birdsall Park) Restroom Building: 4 Restrooms (ADA/AB 1732 Compliant) ® Concession Building: 8 Restrooms(ADA/AB 1732 Compliant), and Second Story Office Including Elevator Concrete Seating Platform ORIGINAL PARK AMENITIES August 14, 2017 Note: Turf grass shall be a warm season blend to provide durability and att acctivvenesisin establishment seashons rat, Figure 4-33 RORIPAUGH RANCH SPECIFIC PLAN 4-117 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-118 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Private Parks and Recreational Facilities Recreation Center (Planning Area 30) (See Figure 4-34) A 2.6 acre private recreation center is planned within Planning Area 30 along Loop Road adjacent to Planning Area 29 and Planning Area 31. This will be a private recreation center that will only serve the recreation needs of the Roripaugh Ranch project residents. This center shall include the following recreation elements. • Club House/Recreation Center (approximately 5,000 square feet ) • Recreational pool Tot lot with one play structure for ages 2-5 years, swings and other age appropriate play equipment • Children's play area or splash park • Paved parking lot with sufficient capacity to support anticipated demand to the extent feasible and drop-off areas Amenities may be changed or added with the approval of the Director of Community Development. Recreation Center with Option for Age -Targeted (Planning Area 23B) (See Figure 4-35) A 2.5 acre (net pad area/3.2 acre gross lot including slope) private recreation center is planned within Planning Area 23B along the Long Valley Wash "River Walk" and neighboring Planning Areas 22, 23A, and 24. This will be a private recreation center that will only serve the recreation needs of the Roripaugh Ranch project residents. Should age -qualified housing be developed in this area, the center would be oriented to provide amenities serving this age group. This center shall include the following recreation elements. • Club House/Recreation Center (approximately 7,500 square feet). • Recreational pool. • Tot lot with one play structure, swings and other age appropriate play equipment. • Programming to support senior (ages 55+) recreation needs. • Paved parking lot with sufficient capacity to support anticipated demand to the extent feasible and drop-off areas. • Project design may incorporate the slope along Long Valley Wash into the site in order to provide visual interest through terracing. Amenities may be changed or added with the approval of the Director of Community Development. RORIPAUGH RANCH SPECIFIC PLAN 4-119 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Open Space (Planning Areas 9B, 13, 25, and 26) (See Figures 4-1, 4-5, 4-23 and 4-24) Planning Areas 9B and 13 will remain in their current natural condition with the exception of hydro seeding of non -irrigated native plant species mix to provide erosion control in areas disturbed by construction. Fuel modification will occur at the perimeter of these areas adjacent to proposed improvement. (See Figures 4-73 through 4-83). Landscaped areas will not be irrigated. Planning Areas 25 and 26 will include a private River Walk on the north and south sides of Long Valley Wash. Landscaping improvements will consist of permanent landscape and automatic irrigation on slope areas above the access road and outside of the adjacent planning area boundaries. Native plant material will be planted to establish a natural environment. The channel bottom will remain in their natural condition. Please refer to Section 4.1 Valley Design Guidelines. RORIPAUGH RANCH SPECIFIC PLAN 4-120 SECTION 4 VALLEY NEIGHBORHOOD DESCRIPTIONS Planning Area 30 - Recreation Center Figure 4-34 2.6 ACRES O Tot lot © Splash park © Open lawn Q Open gaming lawn © Informal orchard • Pool o S p a --- 0 Shade trellis with tables below Q Covered patio with BBQ island & tables O Parking Lot- 49 Spaces CDEnhanced pedestrian crossing ® Raised planters ED Entry trellis with vines CD Covered patio with 4 top seating Fire tables & seating Cabanas G Bocce ball court O Decomposed granite • Picnic area • Entry seatwalls and decomposed granite ® Trash enclosure fi NORTH I RORIPAUGH RANCH SPECIFIC PLAN 4-121 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-122 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Planning Area 23B — Recreation Center Figure 4-35 I1IIIIIIIIIIIII% 2.5 ACRES (NET) - AGE TARGETED O Front Porch Q Back Porch © Terrace with Fire Pits and Seating Q Bocce Courts © Pickleball Courts O Putting Green Q Tot Lot Q "Garden" Walk O Picnic Grove • Pool QII Spa ® Shade Trellis with lounges below • Shade Trellis with BBQ Island below 0 Parking Lot - 45 Spaces • Bioretention Basin - Water quality measure O Drought tolerant plant materials G Connection to Long Valley Wash Trail d' TV Iff 60e NORTH I RORIPAUGH RANCH SPECIFIC PLAN 4-123 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-124 SECTION 4 VALLEY NEIGHBORHOD DESIGN GUIDELINES 4.1.3 SCHOOL FACILTIES Middle School (Planning Area 28) (See Figure 4-36) A 20.4 -acre Middle School is proposed in Planning Area 28 adjacent to the Community Sports Park (Planning Area 27). The school will include active recreational opportunities (i.e., sports fields, game courts and tennis courts) typical of this use. Joint use agreements with the City of Temecula are encouraged. The conceptual site design and layout illustrated in Figure 4-36 was provided by Temecula Valley Unified School District and coordinated with previous ownership by Ashby USA, LLC. Elementary School (Planning Area 29) (See Figure 4-37) A 12.2 -acre Elementary School is proposed in Planning Area 29 adjacent to the Middle School (Planning Area 28). The school will include active recreational opportunities (i.e., sports fields and game courts) typical of this use. Joint use agreements with the City of Temecula are encouraged. The conceptual site design and layout as illustrated in Figure 4-37, was provided by Temecula Valley Unified School District and coordinated with previous ownership by Ashby USA, LLC. RORIPAUGH RANCH SPECIFIC PLAN 4-125 SECTION 4 VALLEY NEIGHBORHOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-126 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Middle School i Manning Area 14 11 ti+ Taa �. w f �` eawmrm.a u ` . x!_ m Ywn..ng ,Ej. 4p 6M.../. 1.4.4 kite O. Mr*. ..we.rse. a Sala as Nwa6wy ea .41 W,..*, Nsmi+ay.p M.e T Mati.diad np aan•.aa N..Wa 1 1amel Maes LI .6. Rae MMnerq MM. Eau eye. x -u ann Mam 1 Roripaugh Ranch -Mf W GceM Barvon f61pA Mee,ae.Taf frwr�=�,ml x �ny.e1A e4m41444.m.q �n1.111194“ Lace, tbw.a,ael uawoli .Neel 4411. .I Figure 4-36 RORIPAUGH RANCH SPECIFIC PLAN 4-127 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-128 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Elementary School CPa Planning Area 15 Accede bate Control/ed By School O Enhanced Londrecq Area To Be Installed 6 Mainland By 1.-106 Parkway Landscape (TCSD Maintainted) Informal Slope Landscape (H04 Maintained) Card Keyed Bated 0.06. Paints 4.d) (1.106A Maintained) View F (WHOA Maintained) PubOIC Private rea 16 Planning tnfarmd And d Parkway Landscape. $;�Stre5dowolkt. and Li hfing th Pnwteets. Portion Ot earth Loop RooWid. in ..-0., I-_..1 A Ma'vokined) !sem $�X40 C..,,s mila •-_ ems. • e�•• s. Planning Area 17 • 5Chool Fencing l` e�Elemen}alry chool Cord Keyed nuns Sats Figure 4.17 School Gate Controlled By Sdwol - Project Wall. Sas Figure 2.15 ()IOA Maintained) Intoned Slope Landlca . (HOA Maintained) Project Wall. See Figure 215 (HOA Maintained) Informal Slope Landscape (1.404 Maintolned) T""w'n ` °'°'°°ITKC Roripaugh Ranch tWMP Project Wall, See Figure 215 Planning HDA Maintained) i „illy. 10 _Be I {i I I • � I i I Figure 4-37 RORIPAUGH RANCH SPECIFIC PLAN 4-129 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-130 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.4 TRAIL SYSTEM River Walk - Flood Control Access Road (See Figure 2-17) A River Walk is proposed to be located along both sides of Long Valley Wash between Butterfield Stage Road and the east project boundary as illustrated in Figure 2-17. This trail system will be fully improved with AC paving and decomposed granite (See Figure 4-38) and will serve the residents of the Roripaugh Ranch project as well as the public. The north and south side trails will be linked with a pedestrian bridge across Long Valley Wash within Planning Area 26 as illustrated in 2-33 and 4-48. The River Walk connects Planning Areas 20 through 24 to the Middle School, Elementary School, Recreation Center and Multi- Use Public Trail. All improvements will be subject to review and approval by the City of Temecula. The River Walk will be maintained by the Master Homeowners Association. Bicycle System (See Figure 2-17) A series of Class II (5' or 6') bicycle lanes are anticipated along Loop Road, Butterfield Stage Road, Roripaugh Valley Road, Fiesta Ranch Road, and Nicolas Road and will connect to the broader community. Sidewalk System (See Figure 2-19) Sidewalks will be provided within Planning Areas 22, 23, 24, 31A, and 31B to connect these Planning Areas to the River Walk that runs along the north and south sides of Long Valley Wash within Planning Areas 25 and 26. This system will connect these Planning Areas to the Community Sports Park, Planning Area 27; Middle School, Planning Area 28; Elementary School, Planning Area 29; Private Recreation Center, Planning Area 30; and Multi -Use Public Trail. Pedestrian Bridge (See Figure 4-48) A pedestrian bridge will be installed within Planning Area 26 that will connect residential Planning Areas 20, 21, 22, 23A and 24 with the Community Sports Park (Planning Area 27), Middle School (Planning Area 28), Elementary School (Planning Area 29) Recreation Center (Planning Area 30), and residential designated Planning Areas 31A and 31B. Public Trail System Multi -Use Trail (See Figures 2-18 and 4-38 through 4-47) The Pedestrian/Bicycle Circulation Master Plan for the Valley as shown in Figure 2-17, calls for a network of bicycle lanes and trails to provide a variety of mobility options for residents as well as project visitors. Ten (10) trail types have been identified, described as follows. A majority are anticipated to be publicly accessible. • Trail Type A - Riverwalk/Long Valley Wash Trail (12' Asphalt/4' D.G. Multi -Use Trail): A River Walk will be located along both sides of Long Valley Wash. The River Walk will include a 12' asphalt multi -use (Class I) path, which will also function as a maintenance road for the Long Valley Wash channel. The Riverwalk will also feature a 4' stabilized D.G. trail. This trail type is illustrated in Figure 4-38. A pedestrian trail bridge shall be RORIPAUGH RANCH SPECIFIC PLAN 4-131 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES provided over Long Valley Wash similar to Figure 4-38. • Trail Type B - Loop Road (10' D.G. Multi -Use Trail): A 10' multi -use (Class I) stabilized D.G. trail will be provided along Loop Road. This trail type is illustrated in Figure 4-39. • Trail Type C - Nature Walk Trail within R.O.W. (10' D.G. Multi -Use Trail): Roads that front along the Open Space area (Planning Area 13), will incorporate a 10' multi -use (Class I) stabilized D.G. trail within the R.O.W. This trail type is illustrated in Figure 4-40. • Trail Type D - Nature Walk Trail Outside of R.O.W. (10' D.G. Multi -Use Trail): Areas that front along the Open Space area (Planning Area 13) and do not have roadway access, will incorporate a 10' multi -use (Class I) stabilized D.G. trail outside the R.O.W. to provide continuation for the Nature Walk. This trail type is illustrated in Figure 4-41. • Trail Type E - Internal Paseo (8' Concrete Trail): Planning areas will be linked to one another by a paseo system. Paseo locations will be identified for review and approval during the time of tentative map submittal. Paseos will consist of an 8' concrete trail. This trail type is illustrated in Figure 4-42. • Trail Type F - Paseo Connection to River Walk (6' Concrete Trail): Planning areas will be connected to the River Walk through a series of paseos. Paseo locations will be identified for review and approval during the time of tentative map submittal. Paseos will consist of a 6' concrete trail. This trail type is illustrated in Figure 4-43. • Trail Type G - Nicolas Road from Butterfield Stage Road to Calle Girasol (10' D.G. Trail): Nicolas Road, from Butterfield Stage Road to the project boundary, will incorporate a 10' multi -use (Class I) stabilized D.G. trail, and from the project boundary to Calle Girasol will incorporate a 10' multi -use (Class I) asphalt trail. This trail will provide a connection to the Park and Ride/Trailhead facility (Planning Area 33B). This trail type is illustrated in Figure 4-44. • Trail Type H - Nicolas Road from Calle Girasol to Joseph Road (15' Asphalt Trail Along Channel): Nicolas Road, from Calle Girasol to Joseph Road, will incorporate a 6' concrete sidewalk within the R.O.W. In addition, a 15' (Class I) asphalt trail will be provided within the Flood Access Easement along Santa Gertrudis Creek Channel. This trail type is illustrated in Figure 4-45. • Trail Type I - Equestrian Trail (10' Minimum Native Soil Trail): A 10' minimum, native soil equestrian trail is planned along the southern and eastern boundaries of the project site. This trail type is illustrated in Figure 4-46. • Trail Type J: Open Space Trail (5' Native Soil Trail): A 5' native soil open space trail is planned within the Open Space area (Planning Area 13). This trail type is illustrated in Figure 4-47. *Note that facility locations and materials are conceptual in nature and may be modified with the approval of the Director of Community Development. RORIPAUGH RANCH SPECIFIC PLAN 4-132 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-38 OPTIONAL 2:1 SLOPE WHEN NO BIOSWALE 4' HEIGHT LODGEPOLE PINE 3 RAIL FENCE PER CONCEPTUAL WALLS AND4. FENCES MASTER PLAN � VARIES 12'-0" --- 4'-13" 4:1 ASPHALT (CLASS 1) ST MULTI -USE PATH AND MAINTENANCE ROAD (NORTH SIDE ONLY) LONG VALLEY WASH 1-1APIT1T AAITI(;OTInAI AREA 16'-0" (SOUTH SIDE - ENTIRE WIDTH STABILIZED DG. TRAIL VARIES RI =S VA OPTIONAL RInC1AlAI P �EMWD WINE COUNTRY SEWER (NORTH SIDE ONLY) TRAIL TYPE A RIVERWALK / LONG VALLEY WASH TRAIL - (16' D.G. MULTI -USE TRAIL - SOUTH SIDE) (12' ASPHALT / 4' D.G. MULTI -USE TRAIL - NORTH SIDE) RORIPAUGH RANCH SPECIFIC PLAN 4-133 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-134 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES R.O.W. LINE \ PRIVATE HOMEOWNER LOT r 3' MINIMUM HOA MAINTAINED LANDSCAPE 10'-0" STABILIZED D_G_ TRAI L TRAIL TYPE B LOOP ROAD TRAIL (10' D.G. MULTI -USE TRAIL) 5-0" 6'-0" BIKE LANE 3' HEIGHT LODGEPOLE PINE 2 RAIL FENCE PER CONCEPTUAL WALLS AND FENCES MASTER PLAN PARKWAY 2'-0" ROAD 6" WIDE CONCRETE HEADER (BOTH SIDES) Figure 4-39 RORIPAUGH RANCH SPECIFIC PLAN 4-135 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-136 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES PROPERTY LINE 6' HEIGHT HABITAT FENCE PER CONCEPTUAL WALLS AND FENCES MASTER PLAN EXISTING NATIVE OPEN SPACE R.O.W. LINE 6" WIDE CONCRETE HEADER CURB AND GUTTER PER CIVIL PLANS Figure 4-40 VARIES 10'-0" ROAD STABILIZED D -G. TRAI L TRAIL TYPE C NATURE WALK TRAIL WITHIN R.O.W. (10' D.G. MULTI -USE TRAIL) RORIPAUGH RANCH SPECIFIC PLAN 4-137 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-138 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-41 PROPERTY LINE 6' HEIGHT HABITAT FENCE PER CONCEPTUAL WALLS AND FENCES MASTER PLAN EXISTING NATIVE OPEN SPACE 6" WIDE CONCRETE HEADER (BOTH SIDES) 10'-0" STABILIZED D.G. TRAIL VARIES HOA MAINTAINED SLOPE TRAIL TYPE D NATURE WALK TRAIL OUTSIDE OF R.O.W. (10' D.G. MULTI -USE TRAIL) RORIPAUGH RANCH SPECIFIC PLAN 4-139 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-140 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-42 6' PROJECT WALL PER CONCEPTUAL WALLS AND FENCES MASTER PLAN LANDSCAPE BUFFER VARIES 4'-O" -- 0 MIN_ CONCRETE TRAI L 6' PROJECT WALL PER CONCEPTUAL WALLS AND FENCES MASTER PLAN LANDSCAPE BUFFER TRAIL TYPE E INTERNAL PASEO (8' CONCRETE TRAIL) RORIPAUGH RANCH SPECIFIC PLAN 4-141 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-142 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-43 6'-0" MIN. CONCRETE TRAIL TRAIL TYPE F PASEO CONNECTION TO RIVERWALK (6' CONCRETE TRAIL) RORIPAUGH RANCH SPECIFIC PLAN 4-143 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-144 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-44 TRAIL EASEMENT LINE R.O.W. LINE STREET TREE 40' O.C. (PA 33B) -RAIL LODGEPOLE INE FENCE (3' HEIGHT HOA MAINTAINED) 10'-0" 5'-6" 6'-0" 2'-0" 10'-0" BIKE LANE E STABILIZED D.G. TRAIL (NON-CONTIGUOUS ALONG PARK AND RIDE. CONTIGUOUS TO CURB AT EAST AND WEST ENDS ROAD TRAIL TYPE G - NICOLAS ROAD: BUTTERFIELD STAGE RD. TO W. PROJECT BOUNDARY (10' D.G. TRAIL) RORIPAUGH RANCH SPECIFIC PLAN 4-145 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-146 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-45 SANTA GERTRUDIS CHANNEL NATIVE SOIL ASPHALT BIKE PATH 20'-0" FLOOD ACCESS EASEMENT CONCRETE PARKWAY BIKE LANE SIDEWALK 2'-0" ROAD TRAIL TYPE H - NICOLAS ROAD: CALLE GIRASOL TO JOSEPH RD. (15' ASPHALT TRAIL ALONG CHANNEL) RORIPAUGH RANCH SPECIFIC PLAN 4-147 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-148 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-46 WALL OR FENCE PER CONCEPTUAL WALLS AND FENCE'', MASTER PLAN PROPERTY LINE 4' HEIGHT LODGEPOLE PINE 3 RAIL FENCE PER CONCEPTUAL WALLS AND FENCES MASTER PLAN 10'-O" MIN. VARIES MULTI -USE NATIVE SOIL TRAIL TRAIL EASEMENT - WIDTH VARIES TRAIL TYPE I - EQUESTRIAN TRAIL (10' MINIMUM NATIVE SOIL TRAIL) VARIES ADJACENT PRIVATE PROPERTY RORIPAUGH RANCH SPECIFIC PLAN 4-149 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-150 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-47 TRAIL TYPE J - OPEN SPACE TRAIL (5' NATIVE SOIL TRAIL) RORIPAUGH RANCH SPECIFIC PLAN 4-151 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-152 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.5 PROJECT MONUMENTATION Community entries will consist of Community monumentation and Neighborhood monumentation. (See Valley Landscape Master Plan Figure 2-33 for Community Entry Monument locations and Neighborhood Entry Monument locations.) Overall designs will consist of aesthetically blended construction materials, signage, specialty lighting and formal landscaping. All project monumentation will be maintained by the Master Homeowner's Association and will be located outside of public rights of way. All monumentation, signage and wall locations, setbacks and heights will conform to the City of Temecula vehicular sight line and signage standards. Community Monumentation) Community Monumentation is designed to create a sense of arrival into the project at various locations along the major arterial streets. These entries will create a formal identification for Roripaugh Ranch and will be uniform in their design and landscape. Project monumentations will occur at three locations within Roripaugh Ranch: at the intersections of Murrieta Hot Springs Road and Pourroy Road (Phase I - constructed); Butterfield Stage Road and Nicolas Road/North Loop Road (Phase II); and Butterfield Stage Road and Calle Chapos/South Loop Road between Planning Areas 22 and 32 (Phase II). These elements are subject to refinement during the final design process. Neighborhood Entry Monumentation (See Figures 2-33.4-50 and 4-51) Neighborhood Entry Monumentation is intended to create a sense of arrival for individual planning areas as requested by merchant builders. Neighborhood entry monuments are encouraged to be constructed of materials similar to the primary community monuments. Neighborhood monuments should also be generally the same height and width relative to each other to promote thematic consistency within Roripaugh Ranch. (See Figure 4-50 for typical neighborhood entry monument plan and Figure 4-51 for typical neighborhood monument elevation.) RORIPAUGH RANCH SPECIFIC PLAN 4-153 SECTION 4 INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-154 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Pedestrian Bridge Figure 4-48 'xy, _, - ,, -... �,. _-y1� ,,r ,: m,,.4. ,� 2:;;: F �� x' °fes RORIPAUGH RANCH SPECIFIC PLAN 4-155 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-156 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-49 Typical Gated Entry PRIVATE STREET VEHICLE GATE 8' WIDE CURBED MEDIAD �r 22' 2 5' WIDE SIDEWALK 4' WIDE 22' CURBED MEDIAN 0' 38' 6 9 VEHICLE GATE ACCESS CONTROL KEYPAD WIDE SIDEWALK PUBLIC STREET RICK ENGINLE INI: COMPANY 1?ot ipaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-157 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-158 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Project Monumentation Figure 4-50 PROJECT WALL NEIGHBORHOOD MONUMENT (CONCEPTUAL) SCREEN SHRUBS ACCENT PLANTNG RORIPAUGH RANCH SPECIFIC PLAN 4-159 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-160 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Round -About Monumentation NEIGHBORHOOD ENTRY MONUMENT TYPICAL LOCATION Figure 4-51 RORIPAUGH RANCH SPECIFIC PLAN 4-161 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-162 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.6 STREETSCAPE TREATMENTS The landscape treatment of the streets within the project is a vital component to the overall land use plan. The streetscape treatment sections schematically illustrate the relationships of street elements such as landscape development zones, sidewalks, trails, slopes, project walls and parkways. Potential streetscape treatments are illustrated in Figures 4-52 through 4-72. Any mounding and/or raised planters near intersections shall be placed so that they do not interfere with the City of Temecula sight line standards. The hierarchy for the streetscape treatments within the Valley Neighborhood will be as follows: • Loop Road • Nicolas Road • Roripaugh Valley Road • Fiesta Ranch Road • Local Streets RORIPAUGH RANCH SPECIFIC PLAN 4-163 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Nicolas Road (See Figures 2-4 and 4-52 through 4-54) Nicolas Road connects the Valley Neighborhood of Roripaugh Ranch with existing residential communities to the west. Nicolas Road also connects Planning Areas within the Valley to the Park and Ride/Trailhead facility (Planning Area 33B). Nicolas Road, in addition to two 6' Class II bike lanes, two 11' travel lanes, and a 10' striped median, will incorporate a 10' decomposed granite (D.G.) trail on the north side, a 5' parkway, and a 5' sidewalk on the south side, as shown in Figure 4-52. Landscaping should be provided to commensurate with the function and scale of Nicolas Road. Plantings should be consistent with the recommended plant palette listed in the Valley Landscape Materials Guide. Recommended landscape design elements for Nicolas Road include: • Formal parkway street trees at an average of forty -foot (40') on center. • Planting that includes a mix of low water use shrubs, grasses, and/or groundcovers. • The Park and Ride (PA 33B) adjacent to Nicolas Road should incorporate street trees outside the ROW at an average of forty -foot (40') on center. Street trees within PA 33B should match those on the south parkway of Nicolas Road ROW. The potential application of these elements are shown in the following perspective renderings and aerial oblique renderings, Figures 4-52 through 4-54, and demonstrate the desired landscape design theme. RORIPAUGH RANCH SPECIFIC PLAN 4-164 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Nicolas Road Cross Section Figure 4-52 116 TRAIL EASEMENT LINE w J 0 Q` STREET TREE 40' O.C. (PA 33B) 10.-0" D.G. TRAIL 5'-6" 10'-0" NON-CONTIGUOUS ALONG PARK AND 6'-O" 2'-Cj'' 11'-0" 11'-0" — BIKE LANE 10'-0" 11'-0" 11,-0" LANE LANE '-0 — STRIPED MEDIAN BIKE LANE — (RAISED LANDSCAPED 6'-O" 5'-O" SID ;' .ALK RIDE. CONTIGUOUS TO CURB AT EAST AND WEST ENDS NICOLAS ROAD MEDIAN FROM ROUNDABOUT FOR 75') RORIPAUGH RANCH SPECIFIC PLAN 4-165 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-166 26'-O" SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Nicolas Road (Calle Girasol to W. Project Boundary) Cross Section Figure 4-52A Li] w Z J §I O 0 r (Y 16'-0" 10'-0" CLASS I BIKEWAY 14'-0" 5'-O" 5'-0" 14'-0" LANE LANE PAINTED MEDIAN NICOLAS ROAD (CALLE GIRASOL TO W. PROJECT BOUNDARY) RORIPAUGH RANCH SPECIFIC PLAN 4-167 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-168 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Nicolas Road Oblique Figure 4-53 STREET TREE AT 40' O.C. PER LANDSCAPE DESIGN GUIDELINES 5' SIDEWALK MIX OF LOW WATER USE SHRUBS AND GRASSES PARKWAY PLANTED WITH LOW WATER USE SHRUBS AND GRASSES 10' DECOMPOSED GRANITE TRAIL 6' BIKE LANE RORIPAUGH RANCH SPECIFIC PLAN 4-169 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-170 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Nicolas Road Perspective Figure 4-54 RORIPAUGH RANCH SPECIFIC PLAN 4-171 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-172 SECTION 4 VALLEY NEIGHBOHOOD DESIGN GUIDELINES Loop Road (See Figures 2-4 and 4-55 through 4-59) Loop Road, which connects a majority of planning areas in the Valley Neighborhood of Roripaugh Ranch, is key to establishing a sense of place for future development. Loop Road, in addition to two 6' Class II bike lanes, two 12' travel lanes, and a 10' striped median, will incorporate a 10' decomposed granite (D.G.) trail and 5' to 6' parkways, as shown in Figure 4-55. In addition, Loop Road will incorporate a series of roundabouts, which will provide traffic calming, as well as opportunities for additional landscaping that can enhance community identity. Landscaping should be provided to commensurate with the function and scale of Loop Road. Plantings should be consistent with the recommended plant palette listed in the Valley Landscape Material Guidelines. Recommended landscape elements for Loop Road include: • Formal parkway and median island street trees at an average of forty -foot (40') on center. • Formal parkway and median island accent plantings, such as succulents or cacti, low water use grasses, low water use accent shrubs and/or low water use groundcovers. • A 10' wide landscaped median at roundabouts. • Where roundabouts occur, they should feature: • A large focal tree; • Accent planting, such as low water use accent shrubs; and • Decorative concrete. For privately maintained landscape adjacent to the public right-of-way (ROW), plantings for privacy, such as evergreen low water use screen shrubs, and informal landscape, such as panels of low water use grass, are recommended. The potential application of these elements are shown in the following perspective renderings and aerial oblique renderings, Figures 4-55 through 4-59, and demonstrate the desired landscape design theme. RORIPAUGH RANCH SPECIFIC PLAN 4-173 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-174 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Loop Road Cross Section Figure 4-55 3' MINIMUM HOA LANDSCAPE w O 2' 10'-0" D.G. TRAIL 6" WIDE CONCRETE — HEADER (BOTH SIDES) LOOP ROAD 3' HEIGHT 3' HEIGHT LODGEPOLE PINE LODGEPOLE PINE 2 -RAIL FENCE PER 2 -RAIL FENCE PER WALLS AND FENCES WALLS AND FENCES MASTER PLAN MASTER PLAN w O 5'-0" 6'-O" PKWY 12'-0" LAN E — BIKE LANE 10'-0" 12`-0" 2' LAN E STRIPED MEDIAN 6'-0" 6'-0" PKWY 6'-0' — BIKE LANE - SIDEWALK RORIPAUGH RANCH SPECIFIC PLAN 4-175 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-176 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Loop Road Oblique Figure 4-56 STREET TREES 40' ON CENTER PER LANDSCAPE DESIGN GUIDELINES EVERGREEN LOW WATER USE SCREEN SHRUBS TRAIL TYPE 'B°: 10' 3' HEIGHT LODGEPOLE PINE 2 -RAIL FENCE r ' ', ti; ,- .�; ;;` D.G. MULTI -USE TRAIL PER WALLS AND FENCES MASTER PLAN 6' BIKE LANE 6' CONCRETE SIDEWALK 6' PARKWAY 10' WIDE LANDSCAPED MEDIAN AT ROUNDABOUTS ACCENT PLANTINGS (SUCCULENTS OR CACTI) 10' STRIPED MEDIAN OPTIONAL PROJECT WALL OR VIEW FENCE - PER WALLS AND FENCES MASTER PLAN 6' BIKE LANE 3' HEIGHT LODGEPOLE PINE 2 -RAIL FENCE PER WALLS AND FENCES MASTER PLAN PANELS OF LOW WATER USE GRASSES 5' PARKWAY RORIPAUGH RANCH SPECIFIC PLAN 4-177 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-178 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Loop Road Perspective Figure 4-57 RORIPAUGH RANCH SPECIFIC PLAN 4-179 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-180 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Loop Road Round -About Oblique Figure 4-58 LARGE FOCAL TREE LOW WATER USE ACCENT SHRUBS DECORATIVE CONCRETE q,1 CONTINENTAL CROSSWALK LOW WATER USE GRASSES RORIPAUGH RANCH SPECIFIC PLAN 4-181 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-182 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Loop Road Round -About Perspective Figure 4-59 RORIPAUGH RANCH SPECIFIC PLAN 4-183 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-184 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Roripaugh Valley Road (See Figures 2-4 and 4-60 through 4-62) Roripaugh Valley Road connects residents within both the Plateau and the Valley Neighborhood of Roripuagh Ranch to the Neighborhood Commercial Center (Planning Area 11). Roripaugh Valley Road, in addition to two 5' Class II bike lanes, two 12' travel lanes, and a 10' striped median, will incorporate 6' parkways, as shown in Figures 4-60 through 4-62. Landscaping should be provided to commensurate with the function and scale of Roripaugh Valley Road. Plantings should be consistent with the recommended plant palette listed in the Valley Landscape Material Guidelines. Recommended landscape design elements for Roripaugh Valley Road include: • Formal parkway street trees at an average of forty -foot (40') on center. • Planting that includes a mix of low water use shrubs, grasses, and/or groundcovers. The potential application of these elements are shown in the following perspective renderings and aerial oblique renderings, Figures 4-60 through 4-62, and demonstrate the desired landscape design theme. RORIPAUGH RANCH SPECIFIC PLAN 4-185 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-186 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Roripaugh Valley Road Cross Section Figure 4-60 W IY SIDEWALK C 5'-0" 6'-0" PKWY 5`-0" 12'-0" LAN E BIKE LANE 10'-0" W C> — STRIPED MEDIAN — BIKE LANE RORIPAUGH VALLEY ROAD RORIPAUGH RANCH SPECIFIC PLAN 4-187 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-188 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Roripaugh Valley Road Oblique Figure 4-61 STREET TREE AT 40' O.G. PER LANDSCAPE DESIGN GUIDELINES PARKWAY PLANTED WITH LOW WATER USE SHRUBS AND GRASSES RORIPAUGH RANCH SPECIFIC PLAN 4-189 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-190 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Roripaugh Valley Road Perspective Figure 4-62 RORIPAUGH RANCH SPECIFIC PLAN 4-191 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-192 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Fiesta Ranch Road (See Figures 2-4 and 4-63 through 4-65) Fiesta Ranch Road connects Nicolas Road to the Neighborhood Commercial Center (Planning Area 11). Fiesta Ranch Road, in addition to two 5' Class II bike lanes, two 12' travel lanes, and a 10' striped median, will incorporate non-contiguous 5' sidewalks and 6' parkways, as shown in Figure 4-63. Landscaping should be provided to commensurate with the function and scale of Fiesta Ranch Road. Plantings should be consistent with the recommended plant palette listed in the Valley Landscape Material Guidelines. Recommended landscape design elements for Fiesta Ranch Road include: • Formal parkway street trees at an average of forty -foot (40') on center; and • Accent planting that includes a mix of low water use shrubs and grasses. The potential application of these elements are shown in the following perspective renderings and aerial oblique renderings, Figures 4-63 through 4-65, and demonstrate the desired landscape design theme. RORIPAUGH RANCH SPECIFIC PLAN 4-193 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-194 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Fiesta Ranch Road Cross Section Figure 4-63 W §I O SIDEWALK — — BIKE LANE LANE — STRIPED MEDIAN BIKE LANE — wl 5'-O" 5-0"1 6'-0" — SIDEWALK FIESTA RANCH ROAD RORIPAUGH RANCH SPECIFIC PLAN 4-195 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-196 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Fiesta Ranch Road Oblique Figure 4-64 5' SIDEWALK STREET TREE AT 40' O.C. PER LANDSCAPE DESIGN GUIDELINES 5' BIKE LANE PARKWAY PLANTED WITH LOW WATER USE SHRUBS AND GRASSES RORIPAUGH RANCH SPECIFIC PLAN 4-197 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-198 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Fiesta Ranch Road Perspective Figure 4-65 RORIPAUGH RANCH SPECIFIC PLAN 4-199 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-200 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Streets (See Figures 2-4 and 4-66 through 4-72) Local streets will provide internal connectivity within planning areas and connectivity to Loop Road. The typical condition for local streets will include two 12' travel lanes and two 8' vehicular parking corridors, non-contiguous 5' sidewalks, and 3' to 5' parkways, as shown in Figures 4-66 through 4-72. Where vehicular parking is located next to a parkway, four recommended treatment options are identified to facilitate pedestrian crossings across the parkway area: • A decorative cobble landing area; • Concrete steppers; • Low growing and low water use groundcover; • Large fines of decomposed granite or crushed stone RORIPAUGH RANCH SPECIFIC PLAN 4-201 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-202 SIDEWALK — w w J 0 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Street - Typical Condition Figure 4-66 5'-0" 3'-O ' 8'-0" PKWY LAN E LANE — PARKING PARKING — 3'-0" P KWV SIDEWALK LOCAL STREETS - TYPICAL CONDITION RORIPAUGH RANCH SPECIFIC PLAN 4-203 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-204 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Street Oblique - Option 1 Figure 4-67 `n PANELS OF LOW WATER USE GRASSES ta, DECORATIVE COBBLE LANDING AREA FOR STREET ACCESS LOW WATER USE STREET TREES. MINIMUM (1) PER LOT IN FRONT YARD PARKWAYS & (1) PER 40 L.F. IN SIDE YARD\PARKWAYS RORIPAUGH RANCH SPECIFIC PLAN 4-205 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-206 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Street Perspective - Option 1 Figure 4-68 RORIPAUGH RANCH SPECIFIC PLAN 4-207 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-208 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Street Oblique - Option 2 Figure 4-69 74. PANELS OF LOW WATER USE GRASSES LOW WATER ROUNDCOVER WITH CONCRETE STEPPERS FOR STREET ACCESS LOW WATER USE STREET TREES. MINIMUM (1) PER LOT IN FRONT YARD PARKWAYS & (1) PER 40 L.F. IN SIDE \)1ARD\ PARKWAYS hiL RORIPAUGH RANCH SPECIFIC PLAN 4-209 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-210 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Street Perspective - Option 2 Figure 4-70 RORIPAUGH RANCH SPECIFIC PLAN 4-211 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-212 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Street Oblique - Option 3 Figure 4-71 MIX OF LOW WATER USE SHRUBS AND GRASSES LOW GROWING AND LOW WATER USE GROUNDCOVER IN PARKWAY TO ALLOW STREET ACCESS LOW WATER USE STREET TREES. -..4 ‘'ii.' ..,, ,....... .. MINIMUM (1) PER LOT IN FRONT YARD ,..,, I, ' PARKWAYS & (1) PER 40 L.F. IN SIDE ...... ' 'P :,• ' 411,41,6 ' , ,,, ., ,. yoARD PARKWAYS R= \- fr•. , ' .• 41,,A Toil: • % ' .. i 4''',,, s ‘41,‘, s ‘1 '‘ ' V'. % IP . 1 ', '' "4 , . ...I, V„ 614 % • , , , t •••• __Xi ‘N, RORIPAUGH RORIPAUGH RANCH SPECIFIC PLAN 4-213 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-214 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Local Street Perspective - Option 3 Figure 4-72 RORIPAUGH RANCH SPECIFIC PLAN 4-215 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-216 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.7 FUEL MODIFICATION OF OPEN SPACE The County of Riverside Fire Code and the City of Temecula requires fuel modification zones be maintained along residential edges adjacent to natural open space areas. Fuel modification zones represent a physical separation between development and open space. The purpose of this zone is to reduce the hazard of wildfires and to provide a natural and visual transition between developed areas and open space. The County of Riverside Fuel Modification Plan Guidelines is utilized as the City of Temecula has yet to formally adopt its own guidelines. The Valley Neighborhood portion of the project site is partially surrounded by existing development that will eventually reduce the possibility of a regional wildfire. However; due to open space areas retained by the Land Use Plan, the possibility of fires will always exist. As a preventative measure to protect against fires within Roripaugh Ranch project, certain parcels containing open space will be required to set up a Fuel Modification Zone. The Fuel Modification Section Map, Figure 4-73 and provides specific sections as shown on Figures 4-74 through 4-84. Fuel modification treatments have been modified to meet the U.S. Fish and Wildlife Service requirement that the Fuel Modification Zone not be developed within the permanent open space areas, rather, it shall be located within the adjacent residential Planning Areas. The primary criteria for achieving a fire safe buffer in this zone mandates that fuel load be lessened and the moisture content of the vegetative biomass be increased. Guidelines A landscape maintenance program will be established, depicting a Fuel Modification Zone from the rear of a residential unit to undisturbed open space. The developer shall be responsible for establishing the Fuel Modification Zones, preparing a plan to implement the fuel modification and performing the required Improvements. The Fuel Modification Plan shall be prepared in accordance with the County of Riverside Fire Code and reviewed for approval by the Community Development Director and City of Temecula Fire Department. The general parameters for the Fuel Modification are described below. Maintenance of all fuel modification areas shall be the responsibility of a master homeowners association. The fuel modification zone will vary in width from a minimum of twenty feet (20') to a maximum of seventy feet (70'). All areas disturbed by project construction will be landscaped and automatically irrigated. Planter material will consist of native fire retardant shrubs and ground covers and will be thinned out to lessen the fuel load and increase the moisture content of the vegetative biomass. The thinning guidelines are indicated below: • Selectively remove highly flammable plant species. • Selectively thin out large, dense groupings of plant materials. • Remove plant material in a manner that will promote a natural appearance to fuel modification areas. • Alterations to existing plant materials to be in compliance with Sub Regional Habitat Conservation Plan (SHCP). Fuel Modification Adjacent to PA 13 Open Space- North and Northwest Exposures The following measures will generally apply to residential lots adjacent to natural open space within Planning Area 13 having north and northwest exposures. The specific fuel modification requirement may be adjusted for specific lots on a case by case basis with the approval of the fire RORIPAUGH RANCH SPECIFIC PLAN 4-217 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES department. • Lots with 100 feet of distance from structure- 40 feet of Zone 1, followed by 60 feet of thinned vegetation (Zone 2). • Lots with less than 100 feet- additional construction measures may be required depending upon flame lengths, location, and topography • Lots at 70 feet distance from structure- Forty feet (40)' of Zone 1 and thirty feet (30') of Zone 2. A non-combustible masonry wall (with glass to preserve view) is required and sprinklers extended into the attic. • Lots with less than 70 feet- irrigation to the extent permitted beyond the lot line to boundary of PA 13 and/or enhanced thinning of native vegetation to four inches of height. Native vegetation not on the prohibited list (see below) may remain. The following additional measures may be required as determined by the Fire Department: o A non-combustible masonry wall which may have glass to preserve view. o During the construction process these lots shall be constructed with an underlay of exterior gypsum sheathing 5/8 inch thickness. The product shall be Type X for use in a fire rated wall assembly. Stucco shall be applied over the gypsum wall assembly. o Appendages and projections attached to exterior fire -resistive walls shall be constructed to maintain the same fire-resistant standards as the exterior walls of the structure. o If the roof profile allows a space between the roof covering and roof decking, the roof area will have one layer of minimum 72 pound (32.4 kg) mineral -surfaced, non- perforated cap sheet complying with ASTM D 3909 installed over the combustible decking. o Fire sprinklers shall be installed in the attics: Fire sprinklers will require a four (4) head calculation for the sprinkler design. The four head calculation must have a minimum .05 density design, QR and intermediate temperature heads; the heads may be of a small orifice type such as 3/8 or 7 /16. Listed domestic demand shutoff valves may be used to try to minimize upgrading meter sizes where possible. Copper piping is required in the attics; CPVC will only be permitted in the attic if listed heads are used to protect piping in accordance with their listing. o Within five (5) feet of the structure envelope no combustible landscaping will be allowed, no trees will be allowed on the parcel. The exception will be the front of the structure facing the street access. o Lots with less than 60 feet second story window assemblies will be non -opening, balconies with openings to the interior of the structure will be prohibited. o Extension of 2 heads to under eave area facing the natural open space area Fuel Modification Adjacent to Long Valley Wash For lots backing onto native vegetation in Long Valley Wash, California Building Code 7A/California Residential Code 337 criteria for areas within a wildland-urban interface shall be applied to construction. Non-combustible masonry walls may have glass to preserve views. Fuel Modification Zones 1 and 2 Prohibited Plant List Species that are highly flammable should be avoided when planting within the first 50 feet adjacent to a structure (or zones 1 and 2 Fuel modification zones). These plants are more RORIPAUGH RANCH SPECIFIC PLAN 4-218 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES susceptible to burning, due to rough or peeling bark, production of large amounts of litter, vegetation that contains oils, resin, wax, or pitch, large amounts of dead material in the plant, or plantings with a high dead to live fuel ratio. These plants are listed on the County of Riverside's "Prohibited Species List". RORIPAUGH RANCH SPECIFIC PLAN 4-219 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-220 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-73 ae Roripaugh Ranch Valley Portion CONCEPTUAL FUEL MODIFICATION SECTION LOCATION MAP LEGEND O(SECTION LOCATION FUEL MW[FICATIan SETBACK AREA RICK 300' 0 300' 600' f! RORIPAUGH RANCH SPECIFIC PLAN 4-221 SECTION 4 VALLEY NEIGHBORHOOD DEISGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-222 SECTION 4 RORIPAUGH RANCH SPECIFIC PLAN RICK PA 9B OPEN SPACE EXISTING GROUND Figure 4-74 N'LY PARCEL BOUNDARY N f 20' MIN. REAR YARD SETBACK ID' WIDE PL 130' MIN 50'MIN ` PA 10 NORTH BOUNDARY CROSS SECTION H.T.S. ELY PARCEL BOUNDARY FUEL MOD ZONE ARD SETBAC 1 20' WIDE FFIRE ACCESS ROAD - G' WALL 1 SLOPE DG i 1 \ 1 55' MIN , , 28'.MI V� PA 9B OPEN SPACE GGRR01R IND G PA 10 EAST BOUNDARY CROSS SECTION N.T.S. FUEL MOD MASTER PLAN - VALLEY PORTION LEGEND 1• ZONE 1 ZONE 2 RORIPAUGH RANCH SPECIFIC PLAN 4-223 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-75 N'LY TRACT BOUNDARY FUEL MOD ZONE MIN 56' R/W ROAD CL PA13 1 OPEN SPACE' HABITAT FENCE EXISTING GROUND RICK PA 14 NORTH BOUNDARY NIT TRACT BOUNDARY CROSS SECTION N.T.S. 1 FELMODZONE 95' MIN 56' R/W ROAD PA 13 CL OPEN SPACE ! . HABITAT FENCE RAGES M N.- . E Y 18' MIN. -FRONT ENTRY FRONTYARD SETBACK 2:1 MAX IRR. SLOPE 29' MIN 66' MIN PA 15 NORTH BOUNDARY CROSS SECTION N.T.S. FUEL MOD MASTER PLAN VALLEY PORTION LEGEND ZONE 1 ZONE 2 A 0 RORIPAUGH RANCH SPECIFIC PLAN 4-224 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES N'LY TRACT BOUNDARY PA 13 OPEN SPACE HABITAT FENCE EXISTING GROUND B' Figure 4-76 1 ■ 82 MIN 56' R/W I ROAD CL 18' MIN. FRONT YARD SETBACK 74' MIN PA 16 NORTHWEST BOUNDARY N'LY TRACT BOUNDARY CROSS SECTION N.T.S. IEL MOD 2 N 78' MIN 56' R/W ROAD PA 13 CL OPEN SPACE HABITAT FENCE EXISTING GROUND 4' MIH 18' MIN FRONT WARD SETBACK RICK 74' MIN PA 17 NORTHWEST BOUNDARY CROSS SECTION N.T.S. FUEL MOD MASTER PLAN - VALLEY PORTION LEGEND mPE 1 IdE 2 RORIPAUGH RANCH SPECIFIC PLAN 4-225 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES W'LY TRACT BOUNDARY a. Figure 4-77 N'LY TRACT BOUNDARY ■_ FUEL MOD ZONE PA 13 OPEN SPACE EXISTING SLOPE c.'/ 4' MIN / 56' RJW ROAD CL 74' MIN 1B' MIN. FRONT YARD SETBACK STRUCTURE PA 17 NORTHWEST BOUNDARY CROSS SECTION N.T.S. *360' LEGEND 0 7.01E 1 = ZONE 2 E'LY TRACT BOUNDARY 1 1 ■ 1 ■ 1 ■ EXIST. 1 SLOPE 1 .?/ 1 '/ 4 FUEL M.D ZONE 65' MIN PL 2O' MIN.t SETBACK FIRE ACCESS ROAD 25' MIN 40' MIN 56'R/W 'I ROAD CL F M'' 65 M PL STRUCTURE 6' WALL PROP. RET. WALL H MAX=4' PROP. RET. WALL H MAX=14' \, NOTE' SEE SECTION XX OD THE FIRE PROTECTION PLAN FOR ENHANCED MITIGATION MEASURES FOR STRUCTURES THAT ENCROACH INTO 65' MINIMUM FUEL MOD ZONE. RICK PA 17 NE AND NW BOUNDARY CROSS SECTION N.T.S. FUEL MOD MASTER PLAN - VALLEY PORTION REARI YARD SETBACK 20' WIDE DG—/ RCCESS OAD EXISTING — \ SLOPE 11. 40' MIN 25' MIN V RORIPAUGH RANCH SPECIFIC PLAN 4-226 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES PL FUEL MO 6 2 ' MIN. AR YAR SETBACK r 6' WALLI Figure 4-78 E'LY TRACT BOUNDARY i ZONE FIRE ACCESS ROAD 1 OPEN SPACE 1 211IRR. I I PROP. 1 / SLOPE IRR. SLOPE' / DG 1 40' MIN 25' MIN EXISTING > .,SLOPE NOTE' SEE THE FIRE PROTECTION PLAN FOR ENHANCED MITIGATION MEASURES FOR STRUCTURES THAT ENCROACH INTO 65' MINIMUM FUEL MOD ZONE. PA 17 EAST BOUNDARY CROSS SECTION N.T.S. FUEL MOD ZONE LONG VALLEY lc CONSERVATION EA PA 28 MIDDLE SCHOOL - WALL 61' MIN PL FUEL MOD ZONE C NT PA 26 60' 79' 60' RICK EL *1203 T8' MIN 6' WALL PROP. IRR. SLOPE LONG VALLEY WASH BETWEEN PA28 & PA22 CROSS SECTION N.TS. FUEL MOD MASTER PLAN - VALLEY PORTION LEGEND ZONE 1 [-] ZONE 2 15' MIN REAR YARD SETBACK PA 22 17' MIN a 1 RORIPAUGH RANCH SPECIFIC PLAN 4-227 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES PA 31 15' MIN. REAR YARD SETBACK PL FUEL MOD ZONE. 42' MIN PROP. IRR. SLOPE PA 18 20' MIN. REAR YARD SETBACK PROP. IRR. SLOPE 6' WALL 4 26' MIN Figure 4-79 *200` FUEL MDO ZONE PL PA24 LONG VALLEY WASH CONSERVATION EASEMENT 15 ACCESS PA 26 J8' ACCESS ROAD S *60' 79' 56'-88' PL PAVED fit FUEL MOD ZONE 59' MIN ._16: AD ACCESS FtO WALL 53' MIN _„" 6' WALL 2Z 15' MK REAR YARD SETBACK TRUCTUR PROP. IRR. SLOPE 16' -PAVED 37' MIN LONG VALLEY WASH BETWEEN PA31 & PA24 CROs SECTION N.T.S. 2200' FUEL MOD ZONE �+ MIN 16' ACCESS ROAD - LONG VALLEY WASH CONSERVATION EASEMENT PA 25 243' 50'-11O' 251.5' PAVED f 16'MIN 431 MIN RICK INED HANNEL PAVED WALL PL 50' MIN 50' MIN LONG VALLEY WASH BETWEEN PA1B & PA2O CROSS SECTION N.T.S. FURL MOD MASTER PLAN - VALLEY PORTION PA 20 TRUCT PROP. IRR. SLOPE LEGEND g a v, C—I u,,,p 0 RORIPAUGH RANCH SPECIFIC PLAN 4-228 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 20' Figure 4-80 E5M'T 30' S'LY TRACT BOUNDARY PURPOSE' SETBACK PA 21TRAIL ; N.A.P. WALLI PINE 10' OG`' FENCE TRAIL STRUCTURE PA 20 30' MIN FUEL MOD 20 50' MIN RIpz IRR. SLOPE EXISTING7– — GROUND PA 21 SOUTH BOUNDARY STRUCTURE RICK CROSS SECTION N.T.S. 20' MIN. ESM'T 30' I IMULTI- 1 N.A.P. TRAIL 1 IYALL FENCE S'LY TRACT BOUNDARY •l 1• ►- 1 -I IRR. SLOPE 10' DG TRAIL/ 30' MIN 20' FUEL MOD ZONE PA 20 SOUTH BOUNDARY CROSS SECTION N.T.S. VA EXISTING GROUND FUEL MOD MASTER PLAN - VALLEY PORTION LEGEND ousa r7 ZOE 2 1 0 RORIPAUGH RANCH SPECIFIC PLAN 4-229 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-81 E'LY TRACT BOUNDARY FUEL MOD ZONE PA 19 PL 1 MULTI- 1 PURPOSE. TRAIL 1 6'WALL r10'DGI TRAIL EXIST., SLOPE N.A.P. EXISTING RESIDENCE 30' MIN ,20' PA 19 EAST BOUNDARY PA 19 STRUCTURE RICK CROSS SECTION N.T.S. 5+ MIN PL EXIST. FENCE pRlES EXISTING GROUND (SOUTH) S'LY TRACT BOUNDARY ■ 1 30' ■ N.A.P. MIL - PURPOSE' TRAIL 1 HABITAT 414.15...--' 6' WALL EXIST. SLOPE J a 30' MIN 20" FENCE 10' DG EXISTING TRAIL GROUND PA 19 EAST BOUNDARY (NORTH) CROSS SECTION N.T.S. FUEL Mon MASTER PLAN - VALLEY PORTION LEGEND i = 701E 2 RORIPAUGH RANCH SPECIFIC PLAN 4-230 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES RICK Figure 4-82 N'LY TRACT BOUNDARY PA 13 ' FUEL MOD ZONE OPEN SPACE • 70' MIN PA 19 1 A AABITAT 1 FIRE SETBACK FEN ACCESS ROAD WAL EXISTING '� DG SLOPE re/ STRUCTURE 30' MIN 40' MIN PA 19 NORTH BOUNDARY CROSS SECTION N.T.S. PA 33A STRUCTURE ) PL 15' M AR TARO SETBACK PROP. IRR. SLOFrO' MIN 1, FUEL M0O ZONE T MIN GERTRUDIS C SANTA 6' WALL GERRTEIS CACCESS T ROAD PA 33A SOUTH BOUNDARY GROSS SECTION N.T.S. FUEL MOD MASTER PLAN - VALLEY PORTION ROCK LINED iECD I=1 zoic1 = xalE 2 1 0 RORIPAUGH RANCH SPECIFIC PLAN 4-231 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES RICIN Figure 4-83 FUEL M D ZONE 1001 PL REAR YARD SETBACK EXISTING BASIN VARIES PA 14 EXIST. SLOPE IRR. SLOPE WALL w PA 14 EAST BOUNDARY CROSS SECTION N.T.S. FUEL MOD MASTER PLAN VALLEY PORTION LEGEND zole 0 RORIPAUGH RANCH SPECIFIC PLAN 4-232 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.8 LANDSCAPE MATERIAL GUIDELINES Plant Materials Palette It is the intent of these guidelines to allow flexibility and diversity in planting design while defining an acceptable palette in order to reinforce the thematic identify of Roripaugh Ranch. A limited selection of plant materials used in simple significant compositions is encouraged. Planting designs should be compatible and complement adjacent plantings. Also, they should reinforce and enhance the individual architecture and design of each site. The materials on the plant lists have been selected for their contribution to the project theme, their adaptability to drought resistant, soil conditions and their long-term cost effective maintenance. Size of plant material shall be per City of Temecula landscape standards and American standards for nursery stock. All plant materials are conceptual and will be reviewed by the City of Temecula during the plan review process. All planting within the open space habitat areas (Planning Areas 8, 9A, 9B and 13) is subject to approval by the Department of Fish and Game. All trees, except those specified for native restoration/mitigation areas, shall be a minimum of 24" box (Trees species for mitigation areas shall be sized based on the restoration plans). All shrubs shall be a minimum of one gallon containers and all ground cover shall be from flats or one gallon containers subject to the approval of the City's Landscape Architect as required by species spacing requirements, unless otherwise noted. Fuel Modification Zones Fire resistant plant species shall be used in fuel modification zones. Murrieta Hot Springs Road Scientific Name Trees ARBUTUS 'MARINA' GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' QUERCUS ILEX Shrubs SALVIA SPP. CISTUS PURPUREUS Common Name MARINA ARBUTUS AUSTRALIAN WILLOW SWEET BAY HOLLY OAK SAGE ROCK ROSE Ground Cover ROSEMARINUS OFFICINALIS 'HUNT.CARPET' ROSEMARY SALVIA 'BEE'S BLISS' BEE'S BLISS SAGE MYOPORUM PARVIFOLIUM 'PUTAH CREEK' CREEPING MYOPORUM Loop Road, Roundabouts, and Nicolas Road Water So Cal Use Native M M L L L L L L L RORIPAUGH RANCH SPECIFIC PLAN 4-233 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Refer to the street sections, perspective renderings, and aerial oblique renderings for the landscape design theme. Scientific Name Trees ACACIA STENOPHYLLA CERCIDIUM 'DESERT MUSEUM' QUERCUS AGRIFOLIA Shrubs BACCHARIS STARN 'THOMPSON' CISTUS SPP. ENCELIA CALIFORNICA EPILOBIUM SPP. (ZAUSCHNERIA) ERIOGONUM FASCICULATUM GALVESIA SPECIOSA HESPERALOE PARVIFLORA ILEX VOMITORIA LANTANA 'NEW GOLD'. SALVIA CLEVELANDII SALVIA GREGII TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' Grasses ARISTIDA PURPUREA BOUTELOUA GRACILIS 'BLOND AMBITION' CAREX DIVULSA LEYMUS COND. 'CANYON PRINCE' MUHLENBERGIA CAPILLARIS MUHLENBERGIA RIGENS Accents AGAVE SPP. DASYLIRION WHEELERI. Groundcovers BACCHARIS PILULARAIS CVS. ROSEMARINUS 'PROSTRATUS' SALVIA 'BEE'S BLISS' Note: this list is not all inclusive. Additional department. Roripaugh Valley Road Refer to the street sections, perspective renderings, and aerial oblique renderings for the landscape design theme. Common Name SHOESTRING ACACIA PALO VERDE COAST LIVE OAK THOMPSON BACCHARIS ROCKROSE CALIFORNIA ENCELIA CALIFORNIA FUCHSIA BUCKWHEAT ISLAND BUSH SNAPDRAGON RED YUCCA BACC YAUPON NEW GOLD LANTANA CLEVELAND SAGE AUTUMN SAGE GERMANDER CEDROS ISLAND VERBENA PURPLE THREE AWN BL. AMBITION BLUE GRAMA BERKELY SEDGE BLUE LYME GRASS PINK MUHLY GRASS DEER GRASS AGAVE SPECIES DESERT SPOON DWARF COYOTE BRUSH TRAILING ROSEMARY CREEPING SAGE Water SoCal Use Native L L X L X L L L X L X L X L X L L L L L L L X L X L L L X L M X L L L L L species may be added if approved by the planning RORIPAUGH RANCH SPECIFIC PLAN 4-234 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Scientific Name Trees CERCIDIUM 'DESERT MUSEUM' QUERCUS AGRIFOLIA QUERCUS ILEX Shrubs BACCHARIS STARN 'THOMPSON' CISTUS SPP. ENCELIA CALIFORNICA EPILOBIUM SPP. (ZAUSCHNERIA) ERIOGONUM FASCICULATUM GALVESIA SPECIOSA HESPERALOE PARVIFLORA ILEX VOMITORIA LANTANA 'NEW GOLD'. SALVIA CLEVELANDII SALVIA GREGII TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' Grasses ARISTIDA PURPUREA BOUTELOUA GRACILIS `BLOND AMBITION' CAREX DIVULSA LEYMUS COND. 'CANYON PRINCE' MUHLENBERGIA CAPILLARIS MUHLENBERGIA RIGENS Accents AGAVE SPP. DASYLIRION WHEELERI. Groundcovers BACCHARIS PILULARAIS CVS. ROSEMARINUS 'PROSTRATUS' SALVIA `BEE'S BLISS' Common Name PALO VERDE COAST LIVE OAK HOLLY OAK THOMPSON BACCHARIS ROCKROSE CALIFORNIA ENCELIA CALIFORNIA FUCHSIA BUCKWHEAT ISLAND BUSH SNAPDRAGON RED YUCCA BACC YAUPON NEW GOLD LANTANA CLEVELAND SAGE AUTUMN SAGE GERMANDER CEDROS ISLAND VERBENA PURPLE THREE AWN BL. AMBITION BLUE GRAMA BERKELY SEDGE BLUE LYME GRASS PINK MUHLY GRASS DEER GRASS AGAVE SPECIES DESERT SPOON DWARF COYOTE BRUSH TRAILING ROSEMARY CREEPING SAGE Water SoCal Use Native L X L X L L L L X L X L X L X L L L L L L L X L X L L L X L M X L L L L L Note: this list is not all inclusive. Additional species may be added if approved by the planning department. Fiesta Ranch Road Refer to the street sections, perspective renderings, and aerial oblique renderings for the landscape design theme. Scientific Name Trees OLEA EUROPAEA 'SWAN HILL' Common Name FRUITLESS OLIVE Water SoCal Use Native L RORIPAUGH RANCH SPECIFIC PLAN 4-235 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Shrubs BACCHARIS STARN 'THOMPSON' CISTUS SPP. ENCELIA CALIFORNICA EPILOBIUM SPP. (ZAUSCHNERIA) ERIOGONUM FASCICULATUM GALVESIA SPECIOSA HESPERALOE PARVIFLORA ILEX VOMITORIA LANTANA 'NEW GOLD'. SALVIA CLEVELANDII SALVIA GREGII TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' Grasses ARISTIDA PURPUREA BOUTELOUA GRACILIS 'BLOND AMBITION' CAREX DIVULSA LEYMUS COND. 'CANYON PRINCE' MUHLENBERGIA CAPILLARIS MUHLENBERGIA RIGENS Accents AGAVE SPP. DASYLIRION WHEELERI. Groundcovers BACCHARIS PILULARAIS CVS. ROSEMARINUS 'PROSTRATUS' SALVIA `BEE'S BLISS' THOMPSON BACCHARIS ROCKROSE CALIFORNIA ENCELIA CALIFORNIA FUCHSIA BUCKWHEAT ISLAND BUSH SNAPDRAGON RED YUCCA BACC YAUPON NEW GOLD LANTANA CLEVELAND SAGE AUTUMN SAGE GERMANDER CEDROS ISLAND VERBENA PURPLE THREE AWN BL. AMBITION BLUE GRAMA BERKELY SEDGE BLUE LYME GRASS PINK MUHLY GRASS DEER GRASS AGAVE SPECIES DESERT SPOON DWARF COYOTE BRUSH TRAILING ROSEMARY CREEPING SAGE L L L L L L L L L L L L L L L L L L M L L L L L X X X X X X X X Note: this list is not all inclusive. Additional species may be added if approved by the planning department. Local Roads Refer to the street sections, perspective renderings, and aerial oblique renderings for the landscape design theme. Scientific Name Trees ACACIA STENOPHYLLA ARBUTUS `MARINA' CERCIDIUM 'DESERT MUSEUM' GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' QUERCUS ILEX RHUS LANCEA Common Name SHOESTRING ACACIA MARINA ARBUTUS PALO VERDE AUSTRALIAN WILLOW SWEET BAY FRUITLESS OLIVE HOLLY OAK AFRICAN SUMAC Water SoCal Use Native L M L X M L L L L RORIPAUGH RANCH SPECIFIC PLAN 4-236 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Shrubs BACCHARIS STARN 'THOMPSON' EPILOBIUM SPP. (ZAUSCHNERIA) GALVESIA SPECIOSA HESPERALOE PARVIFLORA ILEX VOMITORIA LANTANA 'NEW GOLD'. SALVIA GREGII TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' Grasses ARISTIDA PURPUREA BOUTELOUA GRACILIS 'BLOND AMBITION' CAREX DIVULSA LEYMUS COND. 'CANYON PRINCE' MUHLENBERGIA CAPILLARIS MUHLENBERGIA RIGENS Accents AGAVE SPP. DASYLIRION WHEELERI. Groundcovers BACCHARIS PILULARAIS CVS. DYMONDIA MARGARETAE ROSEMARINUS 'PROSTRATUS' SALVIA 'BEE'S BLISS' THOMPSON BACCHARIS CALIFORNIA FUCHSIA ISLAND BUSH SNAPDRAGON RED YUCCA BACC YAUPON NEW GOLD LANTANA AUTUMN SAGE GERMANDER CEDROS ISLAND VERBENA PURPLE THREE AWN BL. AMBITION BLUE GRAMA BERKELY SEDGE BLUE LYME GRASS PINK MUHLY GRASS DEER GRASS AGAVE SPECIES L L X L X L L L L L L X L X L L L X L M X L DESERT SPOON PRUNUS L DWARF COYOTE BRUSH DYMONDIA TRAILING ROSEMARY CREEPING SAGE L L L L Note: this list is not all inclusive. Additional species may be added if approved by the planning department. Butterfield Stage Road Parkways Trees CERCIDIUM 'DESERT MUSEUM' CERCIS OCCIDENTALIS OLEA EUROPAEA 'SWAN HILL' QUERCUS AGRIFOLIA QUERCUS ILEX Shrubs Ilex vomitoria 'STOKES DWARF' Grasses LEYMUS COND. 'CANYON PRINCE' Groundcovers CAREX DIVULSA PALO VERDE WESTERN REDBUD FRUITLESS OLIVE COAST LIVE OAK HOLLY OAK L X L X L L X L STOKES DWARF yaupon L BLUE LYME GRASS BERKELEY SEDGE L L X RORIPAUGH RANCH SPECIFIC PLAN 4-237 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Plant Palette shall be compatible with the Median Landscape Plans and blend with the Loop Road Plant Palette. Note: this list is not all inclusive. Additional species may be added if approved by the planning department. Project Walls Scientific Name Water SoCal Use Native Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA Common Name CREEPING FIG CAT'S CLAW BOSTON IVY M L M Note: this list is not all inclusive. Additional species may be added if approved by the planning department. Park and HOA Recreation Centers Scientific Name Common Name Water SoCal Use Native Trees - Shade ACACIA STENOPHYLLA ARBUTUS `MARINA' CERCIDIUM 'DESERT MUSEUM' GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' PISTACHIA CHINENSIS PLATANUS ACERIFOLIA `COLUMBIA'** PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS ILEX QUERCUS VIRGINIANA 'HERITAGE' RHUS LANCEA ULMUS PARVIFOLIA 'TRUE GREEN' SHOESTRING ACACIA MARINA ARBUTUS PALO VERDE AUSTRALIAN WILLOW SWEET BAY FRUITLESS OLIVE CHINESE PISTACHE LONDON PLANE TREE CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK HOLLY OAK SOUTHERN LIVE OAK AFRICAN SUMAC CHINESE ELM L M L X M L L M M M X M X L X L M L M ** Use near roads or hardscape areas only, otherwise use native California Sycamore. Trees - Accent ARBUTUS UNEDO CERCIS OCCIDENTALIS CHILOPSIS LINEARIS'WARREN JONES' CITRUS SPP. HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA STRAWBERRY TREE WESTERN REDBUD W. JONES DESERT WILLOW CITRUS(HOAAREAS ONLY) TOYON HOLLYLEAF CHERRY LAUREL SUMAC L L L M L X VL X L X RORIPAUGH RANCH SPECIFIC PLAN 4-238 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Shrubs ARCTOSTAPHYLOS SPP. ARTEMISIA CALIFORNICA BACCHARIS 'CENTENNIAL' BAILEYA MULTIRADIATA BUDDLEIA MARRUBIIFOLIA BACCHARIS STARN'THOMPSON' CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS CISTUS SPP. ENCELIA CALIFORNICA ENCELIA FARINOSA EPILOBIUM SPP. (ZAUSCHNERIA) ERIOGONUM FASCICULATUM GALVESIA SPECIOSA HESPERALOE PARVIFLORA ILEX VOMITORIA LANTANA 'NEW GOLD'. LEUCOPHYLIUM FRUTESCENS RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA MELLIFERA TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA ARCTOSTAPHYLOS MANZANITA CALIFORNIA SAGEBRUSH CENTENNIAL BACCHARIS DESERT MARIGOLD L WOOLLY BUTTERFLY BUSH L THOMPSON BACCHARIS L HOARYLEAF CEANOTHUS L CEANOTHUS RAMONA CEANOTHUS ROCKROSE CALIFORNIA ENCELIA BRITTLE BUSH CALIFORNIA FUCHSIA BUCKWHEAT ISLAND BUSH SNAPDRAGON L RED YUCCA L BACC YAUPON L NEW GOLD LANTANA TEXAS RANGER COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE BLACK SAGE GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA L L X L X L X L L X L L X L X L X L X X L L L X L X L X M X VL X L X L L L L X L L X L X L X L L L X L M X L L L L Grasses ARISTIDA PURPUREA BOUTELOUA GRACILIS 'BLOND AMBITION' CAREX DIVULSA LEYMUS COND. 'CANYON PRINCE' MUHLENBERGIA CAPILLARIS MUHLENBERGIA RIGENS Accents AGAVE SPP. DASYLIRION WHEELERI. Groundcovers BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS PURPLE THREE AWN BL. AMBITION BLUE GRAMA BERKELY SEDGE BLUE LYME GRASS PINK MUHLY GRASS DEER GRASS AGAVE SPECIES DESERT SPOON DWARF COYOTE BRUSH CEANOTHUS RORIPAUGH RANCH SPECIFIC PLAN 4-239 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES ROSEMARINUS 'PROSTRATUS' SALVIA 'BEE'S BLISS' Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA TRAILING ROSEMARY CREEPING SAGE CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE L L M L M L X Note: this list is not all inclusive. Additional species may be added if approved by the planning department. Naturalized Slopes: Note: Highly flammable species shall be omitted from fuel modification areas. Scientific Name Common Name Trees - Shade QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS LOBATA Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ARCHTOSTAPHYLOS GLAUCA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS CEANOTHUS CRASSIFOLIUS CEANOTHUS TOMENTOSUS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA EPILOBIUM CANUM SSP. CANUM ERIOGONUM FASCICULATUM 'DANA POINT' ERIOGONUM FASCICULATUM KECKIELLA ANTIRHINNOIDES KECKIELLA CORDIFOLIA MIMULUS AURANTIACUS OPUNTIA LITTORALIS COAST LIVE OAK CANYON OAK VALLEY OAK ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY TOYON HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY Water SoCal Use Native L L L L L VL L VL L L BIGBERRY MANZANITA L CALIFORNIA SAGEBRUSH L COYOTE BRUSH L HOARYLEAF CEANOTHUS L RAMONA CEANOTHUS L BEARDLESS WILD RYEGRASS L CALIFORNIA ENCELIA L BRITTLE BUSH CALIFORNIA FUCHSIA DANA POINT BUCKWHEAT BUCKWHEAT YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON L MONKEY -FLOWER L COASTAL PRICKLY PEAR L L L VL L L X X X X X X RORIPAUGH RANCH SPECIFIC PLAN 4-240 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA RHUS INTERGIFOLIA SALVIA APIANA SALVIA MELLIFERA ARCTOSTPHYLOS Vines LONICERA SUBSPICATA VITIS CALIFORNICA Seed Mix ACMISPON GLABER ARTEMISIA CALIFORNICA DEINANADRA FASCICULATA ERIOGONUM FASCICULATUM ERIOPHYLLUM CONFERTIFLORUM GNAPHALIUM BICOLOR LUPINUS BICOLOR MIMULUS AURANTIACUS PLANTAGO OVATA SALVIA APIANA STIPA PULCHRA SISYRINCHIUM BELLUM PENSTEMON COFFEEBERRY LEMONADEBERRY WHITE SAGE BLACK SAGE MISSION MANZANITA L L L VL L L X X X X X X CHAPARRAL HONEYSUCKLE L X CALIFORNIA WILD GRAPE L X DEERWEED CALIFORNIA SAGEBRUSH FASCICLED TARWEED BUCKWHEAT GOLDEN -YARROW BICOLOR CUDWEED MINIATURE LUPINE MONKEY -FLOWER WOOLY PLANTAIN WHITE SAGE PURPLE NEEDLEGRASS BLUE -EYED -GRASS Pure Live Seed Lbs./Acre 2.0 2.0 2.0 3.0 3.0 2.0 2.0 3.0 2.0 2.0 3.0 2.0 Note: seed mix may be omitted when full plant coverage is obtained through container stock. When seed mix is omitted, composted mulch shall be applied to planting area; This list is not all inclusive. Additional species may be added if approved by the planning department. Water Quality BMP's Scientific Name Trees - Shade PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII QUERCUS AGRIFOLIA Shrubs/ Grasses ARTEMISIA DOUGLASIANA BACCHARIS SALICIFOLIA ISOCOMA MENZIESII JUNCUS MEXICANUS JUNCUS PATENS JUNCUS XIPHOIDES LEYMUS CONDENSATUS 'CANYON PRINCE' MIMULUS AURANTIACUS MUHLENBERGIA RIGENS RIBES SPP. Common Name CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK MUGWORT MULE FAT GOLDENBUSH MEXICAN RUSH CALIFORNIA GRAY RUSH IRIS -LEAVED RUSH BLUE LYME GRASS MONKEY -FLOWER DEER GRASS CURRENT Water SoCal Use Native M M L M M M M M M M L M M X X X RORIPAUGH RANCH SPECIFIC PLAN 4-241 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES ROSA CALIFORNICA VERBENA LASIOSTACHYS Seed Mix ACHILLEA MILLEFOLIUM AMBROSIA PSILOSTACHYA ARTEMESIA DOUGLASIANA ARTEMESIA DRACUNCULUS HELIOTROPUM CURASSAVICUM ELYMUS TRITICOIDES HORDEUM BRACHYANTHERUM ISOCOMA MENZIESII JUNCUS BUFONIUS MIMULUS GUTTATUS MUHLENGERGIA RIGENS PLANTAGO INSULARIS FESTUCA MICROSTACHYS TRIFOLIUM OBTUSIFLORUM CALIFORNIA ROSE WESTERN VERAIN COMMON YARROW WESTERN RAGWEED CALIFORNIA MUGWORT TARRAGON SALT HELIOTROPE M X M X Pure Live Seed Lbs./Acre 1.0 4.0 4.0 5.0 3.0 BEARDLESS WILD RYEGRASS 1.0 MEADOW BARLEY 2.0 GOLDENBUSH 5.0 TOAD RUSH 0.1 COMMON MONKEYFLOWER 0.1 DEERGRASS 0.3 DESERT PLANTAIN 5.0 SMALL FESCUE 5.0 CLAMMY CLOVER 3.0 Note: seed mix may be omitted when full plant coverage is obtained through container stock. When seed mix is omitted, composted mulch shall be applied to planting area; Tops of slopes and dryer areas shall transition to the natural slopes plant palette; This list is not all inclusive. Additional species may be added if approved by the planning department. Planting Time The Roripaugh Ranch area experiences temperature extremes which can make it difficult for the installation of plant materials during the hot summer months (July - September) and the cold winter months (December - March). Container plants which have not been acclimated to the region may experience heat or frost damage resulting in partial or total loss of foliage, even if these materials will be perfectly suited to the temperature extremes once they are established. If construction schedules permit, the ideal planting time is in the spring (April to June) or fall (October to November). Landscape Installation Requirements All areas required to be landscaped shall be planted with trees, shrubs, ground cover, vines, or turf selected from the plant palette contained in these guidelines or approved by City. Developer or merchant builders should assess any existing landscaping adjacent to their property and whenever possible, reinforce and complement that established character landscape plans to be submitted to the City of Temecula for review and approval prior to installation. All detailed landscape planting plans are to be prepared and signed by a licensed landscape architect registered in the State of California. Landscape Requirements for Slopes All areas required to be landscaped shall be planted with groundcover, shrub and/or tree materials RORIPAUGH RANCH SPECIFIC PLAN 4-242 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES selected from the plant palette in these guidelines. Planting on slopes shall commence as soon as the slopes are completed on any portion of the site and shall provide for rapid short-term coverage of the slope as well as long-term establishment of coverage per the City of Temecula Standards. The developer shall provide a landscape bond to the City at the time that the landscape plan is approved. The bond is to guarantee the installation of interim erosion control planting in the event that the grading operation is performed and building construction does not commence within six months. The owners of parcels which require landscape development shall assess existing common landscape areas adjoining their property. Landscape development shall reinforce or be compatible with such existing common areas. The requirements for slope landscaping are as follows: slopes five feet or greater in vertical height and greater than or equal to 3:1 will be landscaped at a minimum with an appropriate ground cover or hyrdoseed mix, one 15 gallon or larger size tree per 600 square feet of slope area, and one gallon or larger shrub for each 100 square feet of slope area. Slopes in excess of eight feet in vertical height and greater or equal to 3:1 will also be provided with one 24" box gallon or larger tree per 1,000 square feet of slope area in addition to the above requirements (unless prohibited by fuel modification requirements). Trees should be located to preserve views and to provide naturalized groupings. Slopes that area greater than 3:1 may require additional netting to stabilize the soil and prevent soil erosion. Climate Constraints Plant material palettes for the Roripaugh Ranch project contained herein are compatible with the climatic setting of the area. The utilization of some materials, depending upon their site location, exposure and relationship to other influential factors may not be appropriate. 1. Temperature: • Generally, the extreme summer temperature is 110 to 115 degrees Fahrenheit, generally the minimum winter temperature is 10 to 15 degrees Fahrenheit. The average summer daytime temperature is 90 degrees Fahrenheit with the average nighttime temperature being 58-1/2 degrees Fahrenheit. The average winter daytime temperature is 65 degrees Fahrenheit with an average nighttime temperature of 38 degrees Fahrenheit. 2. Wind: • The prevailing summer wind direction is northwest at an average mean of five knots and an extreme mean of 43 knots. • The prevailing winter wind direction is northwest at an average mean of four knots and an extreme mean of 49 knots. • Extreme seasonal wind velocities may exceed 50 knots at peak gust periods: 3. Rain: • Average annual rainfall ranges from 12 to 18 inches per year. RORIPAUGH RANCH SPECIFIC PLAN 4-243 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Agricultural Soils Test Requirements Soil characteristics within the Roripaugh Ranch project may be variable. The developer or builder of all public and private parkways and medians within street rights of way, slopes, public and private parks, schools, neighborhood commercial center and planning areas of which require landscape development, shall procure an agricultural soils report in order to determine proper planting and maintenance requirements for proposed plant materials. Such soils tests shall be performed by a qualified agricultural laboratory and shall include a soil fertility and agricultural suitability analysis with pre -planting and post -planting recommendations based on the proposed plant palette. Irrigation 1. All areas other than non -irrigated hydroseeded areas requiring landscaping shall require the installation of a permanent automatic irrigation system to ensure proper plant growth. The irrigation system shall be designed to separate turf areas from shrub areas so as not to irrigate these areas simultaneously. Irrigation coverage shall be a minimum of 100%. 2. Drip irrigation shall be used wherever possible when practical. 3. Pop-up irrigation heads near walkways and areas of pedestrian or vehicular traffic shall be spring retractable types. 4. No overhead irrigation shall be placed within 24" of a non -permeable surface. 5. All valves shall be wired independently and installed in valve boxes. 6. The landscape irrigation system shall be designed and operated to prevent or minimize run-off and discharge or irrigation water onto roadways, driveway, adjacent properties and any area not under control on the user. 7. The irrigation system shall be monitored so that the precipitation rate does not exceed the water infiltration capabilities of the soil and meets the peak moisture demands of all plant materials used within landscape areas. 8. It will be necessary to review irrigation schedules monthly to properly adjust water application to meet actual plant requirements. 9. Anti -drain valves shall be used between heads of different elevations to minimize water runoff after valve closure. 10. Areas of separate maintenance responsibility shall be controlled by separate controllers and separate control valves. 11. Clocks for common open space areas shall be programmed for the most efficient time and frequency of watering. 12. Approved backflow prevention devices shall be installed to service any and all irrigation systems. RORIPAUGH RANCH SPECIFIC PLAN 4-244 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 13. Pressure regulating valves shall be installed after meter prior to the backflow device to regulate system pressure in high-pressure areas. 14. Irrigation backflow prevention devices and controllers shall be located out of public view and/or screened with appropriate plant material to minimize visibility. They shall also be installed in approved locking enclosures. 15. All trees shall be watered separately and have a separate valve from shrub and groundcover areas. Irrigation shall consist of (2) surface bubbler systems per tree. 16. All irrigation plans shall be submit and to the City of Temecula for review and approval prior to installation. Submittal of plans and approvals are subject to project development schedule. 17. Detailed irrigation plans for all landscape area shall be prepared and signed by a licensed landscape architect registered in the State of California. Landscape Maintenance 1. The overall aesthetic effect of the landscape shall be a healthy thriving plant community. Each owner shall provide continuous maintenance for all planted and hardscape areas within their site, keeping it free and clear of weeds, debris, rubbish, and in a neat and clean condition. 2. All owners (homeowner for residential lots and the property owner for all other land uses) will be required to maintain plant materials in a thriving condition of growth by practicing proper agricultural techniques of pruning, pest control, and fertilization. 3. From the completion of installation, landscaping shall be maintained in a well -kept condition. 4. No owner shall interfere with the drainage of water from any site except in accordance with plans approved by all public agencies having jurisdiction. RORIPAUGH RANCH SPECIFIC PLAN 4-245 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.9 STREET OUTDOOR LIGHTING, SIGNAGE, AND INTERFACE All public streets and public park facilities within the Valley Neighborhood and Planning Areas 10, 11, and 12 shall conform to the City of Temecula Lighting Standards, unless otherwise approved by the Director of Community Development and/or Director of Public Works. The lighting standard for Planning Area 11, Neighborhood Commercial, shall conform to the requirement of the City of Temecula and commercial retail developer. Private facilities, including private parks, paseos, private streets and entries within planning areas, will also conform to the City of Temecula lighting standards, or as otherwise approved by the Development Services Director and/or Director of Public Works. Lighting fixtures shall be integrated into the visual environment and the appropriate architectural theme as illustrated in Figure 3-41. All streets within the Roripaugh Ranch project development shall have uniform lighting standards in regard to style, materials, and colors in order to ensure consistent design. The proposed design standards for all public highways and streets and the private portions of the North and South Loop Roads shall conform to the City of Temecula lighting standards. Lighting standard for Planning Area 11, Neighborhood Commercial, shall conform to the requirement of the City of Temecula and commercial retail developer. Private parks, public parks, paseos, private streets and entries within planning areas will use the designated light fixtures as illustrated in Figure 3-41. Lighting fixtures shall be integrated into the visual environment and the appropriate architectural theme. All lighting fixtures shall comply with the following regulations and provisions: 1. The level of on-site lighting and lighting fixtures shall comply with an applicable requirements and policies of the City of Temecula. Energy conservation, safety and security measures should be emphasized when designating any lighting system. 2. All outdoor lighting, including spotlights, floodlights, electrical reflectors and other means of illumination for signs, structures, landscaping, parking, loading, unloading, and similar areas shall be focused, directed, and arranged to minimize glare and illumination on streets or adjoining property. 3. All exterior lights should be shielded and focused to minimize spill light into the night sky or adjacent properties per the City of Temecula Land Use Ordinances and Mount Palomar Lighting Ordinance regulating light pollution. 4. Lenses shall be high impact, recessed, or otherwise designed to reduce the problems associated with damage and replacement of fixtures. Fixtures shall be vandal resistant, yet should not look institutional. 5. Neon and similar types of lighting are prohibited in all areas of the Roripaugh Ranch Project. 6. All exterior lighting designs should develop a sense of hierarchy by varying fixtures and illumination levels. Proper lighting helps to define the organization of streets and paseos; and also distinguishes vehicular and pedestrian circulation patterns. Entry areas (both pedestrian and vehicular), public plazas, community facilities, and highly used recreation areas shall be creatively lit to develop a sense of place and arrival. 7. All exterior lighting designs shall address the issue of security. Parking lots, pedestrian walkways, and building entrances shall be lighted for security reasons. RORIPAUGH RANCH SPECIFIC PLAN 4-246 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 8. No freestanding residential light fixtures shall exceed twenty-five feet (25') in height; parking lot light standards shall not exceed thirty feet (30'). In no case shall spill light occur beyond the property lines. Lighting of sports fields may exceed these standards. 9. The lighting concept of the entry monumentations features shall illuminate the sign graphics and gently wash the walls and pilasters with light. Trees and other landscape features may be illuminated with up and down lighting to highlight and accentuate landscape features. 10. All electrical meter pedestals and light switch/control equipment shall be located with minimum public visibility and shall be screened with appropriate plant materials or walls. 11. All lighting design, fixture location(s) and lamp types within the Sports Park, Planning Area 27, shall be subject to the approval of the City of Temecula Community Services Department and allow for night use of the active sports fields and park facilities. 12. Street lighting in Planning Areas 19, 20 and 21 shall be reduced intensity to lessen the impact to adjacent off-site residents. Interface between the residential planning areas and with non-residential uses and offsite properties are depicted in Figures (4-84 through 4-89); these designs are strictly conceptual in nature, final design should be taken into consideration at build. RORIPAUGH RANCH SPECIFIC PLAN 4-247 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-84 Cross Section (A) Medium Density Interface ,a �l lA 3 0 2 5 4A 48 7C •_ KEY MAP 13 11 12 18 17 18 14 15 70 29 18 27 28 31 I >$- - 24 , 22 23 _ 25 21 20 NOT TO SCALE 22.3 AC 6 113 DU'S NP 5.1 AC (1.7 AC OS3) PLAN VIEW (A) NOT TO SCALE I NAP 1 ' 33B 2.3 AC q 11 NC 15.4 AC (10.0 AC) 9 12 40 M2 16.4 AC (15.0 AC) 145 DU'S PLANNING AREA 12 RESIDENTIAL PROJECT WALL (BEE FIGURE 2.15) 22 R0A0 66 7y IL' m LAN08CN'E— SLOPE CROSS SECTION (A) 0. SCALE: 1- .20' TM1e KeitS Campan'esiTKC 1 Ror ipa ugl r Raiicl r } 2 40• RORIPAUGH RANCH SPECIFIC PLAN 4-248 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-85 Cross Section (B) Medium Density interface KEY MAP NOT TO SCALE 113 DU'S PLAN VIEW (B) NOT TO SCALE ` j j 5.1 AC 1 Nip (10533) L 1 Ij 1 11 1 1, tl NAP r 1 338 j l 2.3 AC 1 , I_ 11 NC 15.4 AC (10.0 AC) 12 M2 16.4 AC (15.0 AG) 145 DU'S CROSS SECTION (B SCALE r - 20' The"."—"—TTKIC I I?onpaugl2 Ranch h L 64Y raw 149mnrIE6 RORIPAUGH RANCH SPECIFIC PLAN 4-249 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-86 Cross Section (C) Commercial Medium Density Interface 22.3 AG. PLAN VIEW (C) NOT TO SCALE •0 NP 5.1 AC (10S3) 11 NC 15.4 AC (10.0 AC) c 33B 11 2.3AC� 12 C 16.4 AC (15.0 AC) 145 DU'S 040. RNY CROSS SECTION (C) SCALE: 1- = 30' ITKG 1 Ror-ipaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-250 SECTION 4 RORIPAUGH RANCH SPECIFIC PLAN r[3rreK Vilecluoll- KEY MAP NOT TO SCALE NAP $ 336 // 2.3 AC / / 1' rrre 01,4. a 33A i / L 11.8 AC 15 DU'S 12 M2 16.4 AC (15.0 AC) 145 DU'S 14 M2 13.5 AC (3.6 AC OS2) 154 DU'S 27 REOESIRUR [R053rc1G PLAN VIEW (D) NOT TO SCALE CROSS SECTION (D) N.T.S. 0 MOw pNwr.u< Figure 4-87 RORIPAUGH RANCH SPECIFIC PLAN 4-251 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-252 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-88 Cross Section (F) - South Project Boundary Interface 1.=30W 26 OS2 22.1 AC 2310.9M1 AC 67 DU'S 24 M1 10.6 AC j 55 DU'S SOLI- LOOP ROAD L 21 23.9 AC 22 WS PLAN VIEW (F) F 20 L 30.3 AC 30 DU'S PARCEL 12 1/2 ACRE LOTS CROSS SECTION (F) NTS me - cama—"I ■ C 11 oR 1paugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-253 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-89 Cross Section (H) - Low Residential Density Interface KEY MAP NOT TO SCALE d if r NAP rr 33B r if H2.3AC 12 2 16.4 AC (15.0 AC) 145 DU'S o rA 33A L 11.8 AC 15 UU°S PLAN VIEW (H) NOT TO SCALE RURAL RESIDENTIAL CROSS SECTION (H) NOT TO SCALE el' RCWD SSW EMI MWD FVOI I 74` NhW tilYV1111 vxry uNE _ -- I E 1 'M` "mc°�,°e� -'ITKG Roy 1pau h Ranch PLANNING AREA 33A 6 336 LEXISTING MGM 1 .1 I-... RORIPAUGH RANCH SPECIFIC PLAN 4-254 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 4.1.10 ARCHITECTURAL DESIGN GUIDELINES Introduction These design guidelines will be utilized to direct the architectural design of the Valley Neighborhood Planning Areas within the Roripaugh Ranch Specific Plan. These architectural guidelines provide a framework and the standards for the architectural theme relating to the project. Purpose These guidelines provide direction on neighborhood -wide level architecture to assure a unified community theme and a high quality community character. Individual projects within the various planning areas of the Valley Neighborhood will be required to comply with relevant architectural design standards. Although each project should relate to the overall community design theme, these guidelines are not intended to limit innovative design. The use of these guidelines will serve to direct the overall design for the Valley Neighborhood consistent with the larger Roripaugh Ranch and assure a high quality community character, appearance and land use compatibility. The City of Temecula city staff, Planning Commission, City Council, and other City decision-making bodies will be providing additional direction when reviewing development projects within the Valley Neighborhood of Roripaugh Ranch. These guidelines will also serve as design criteria for use by planners, architects, landscape architects, engineers, builders and future property owners. They will provide a viable framework and clear direction during the development process, without limiting innovative design. The result will be a community with a strong sense of identity, character and cohesiveness. Residential Architectural Standards The intent of these guidelines is to encourage architectural style diversity between the adjacent residential planning areas and to a lesser degree within each planning area. Fourteen different architectural styles have been identified and are available to the master developer or individual builder. The builder (either master developer or builder) is required to contact the City Planning Department to discuss and review any established facade styles in adjacent Planning Areas so as to assist in the selection of subsequent styles. The fourteen styles are listed below and shown in the figures and inspirational photographs that follow. Architectural styles, other than those listed below may be permitted provided that it can be demonstrated that the quality and intent of the proposed style is consistent with the style and that it can be found to be consistent with the other architectural styles. 1. American Farmhouse (Figure 4-90) 2. California Ranch (Figure 4-91) 3. Classical Revival (Figure 4-92) 4. Colonial (Figure 4-93) 5. Contemporary Southwest (Figure 4- 94) 6. Craftsman (Figure 4-95) 7. East Coast Traditional (Figure 4-96) 8. French Cottage (Figure 4-97) 9. Italiante (Figure 4-98) 10. Mediterranean (Figure 4-99) 11. Mission (Figure 4-100) 12. Monterey (Figure 4-101) 13. Prairie Style (Figure 4-102) 14. Spanish Revival (Figure 4-103) RORIPAUGH RANCH SPECIFIC PLAN 4-255 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES The master developer or each builder shall submit plans which identity unique aspects of each style to the City for approval that include text, exhibits and any other materials deemed necessary by the City indicating how the proposed residences will conform with the architectural styles shown in the figures that follow, and all other design requirements of these guidelines. Submittal and Review Requirements The following materials shall be submitted for review and conformance to the Architectural Guidelines and Specific Plan for the Roripaugh Ranch. The Planning Director may choose to require additional materials for review. • Color elevations of all four sides at scale of 1/4" = 1'. Show materials and colors. Provide dimensions of height and width of major elements. Indicate features that would bring elevation design into compliance with the Architectural Design Guidelines and the specific architectural theme. • Sections through each elevation at 1/4" = 1'. Indicate pitch of roof, extent of overhangs, recess of doors and windows and position of trim, trellis and other major architectural features in relation to the primary face of the residence. • Site Plan at 1/8' = 1'. Show, in color and with dimensions the areas and type of paving, area and type of landscaping, fencing, site walls, and other site appurtenances. Indicate how the paving and landscaping is consistent with the Architectural Guidelines and specific architectural themes. Provide by separate sheet, a matrix indicating the percentage of lot coverage, percentage of impervious paved area and percentage of landscaping. • Provide a color and materials board of a minimal 18" x 18" size. Indicate all colors and materials as shown on the color elevations. Provide one board with one reduced color elevation to indicate conformance with the color variety required by the Architectural Design Guidelines and specific architectural theme. Provide two color sets of the above at the scales indicated including a duplicate set of the color and materials board. In addition, provide six (6) sets of the above in reduced, 11" x 17" black and white format. Architecture Forward and Garage Standards The following standards shall apply to all residential Planning Areas, except as specified: • "Architectural Forward" concept shall be incorporated into 100% of the homes in Planning Areas 10, 19, 20B, 21, and 33A. "Architectural Forward" concept shall be incorporated into at least 50% of the homes in each of Planning Areas 9B, 11, 12, 13, 14, 15, 16A, 16B, 17A, 17B, 18A, 18B, 22, 23A, 23B, 24, 25, 26, 27, 28, 29, 30, 31A, 31B, and 33B. This concept includes advancing the architecture of the living space forward on the lot while concurrently, the garage is held in place or further recessed. Residential dwelling units shall be designed to allow the living portion of the dwelling unit to be "positioned" forward on the lot so that the architecture of the garage will not dominate the street scene. Should lot width, lot orientation, or other factors make the "Architectural Forward" concept impracticable, the Planning Commission, on recommendation of the Director of Planning, may waive the requirement or reduce the percentage required upon a finding that alternative architectural enhancements are proposed that minimize the garage dominating the street scene. RORIPAUGH RANCH SPECIFIC PLAN 4-256 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES • A variety of garage placement solutions shall be incorporated into the overall design of the homes. Minimum driveway length from the property line to the garage door shall be eighteen feet (18') for front -entry garages in all Planning Areas and ten feet (10') from the property line to the garage edge for side entry garages in the L, LE and LM Districts. Garage solutions that should be incorporated into the overall design are as follows: o Shallow Recessed Garages Setting the garage back a minimum of eight feet (8') in relationship to the front of the house. o Mid to Deep Recessed Garages Setting the garage back to the middle or rear of the lot o Third Car Side Loaded Setting for garage with side -loaded entry. This plan can only occur on larger lots. o Side Entry Garages The use of side entry garages on lots at least 52 feet wide in order to break the continuous view of garage doors along the street scene. o Third Car Tandem Setting for third car tandem garage. o Single Width Driveways This setting provides a maximum driveway width of twelve (12) feet for adjacent two -car garage. o Porte Cochere Setting provides for the incorporation of a porte cochere RORIPAUGH RANCH SPECIFIC PLAN 4-257 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-90: American Farmhouse Primary Style Core Elements • Simple 2 -story massing • 8:12 to 9:12 roof pitch • Front to back main gable roof • 12" overhangs • Architectural quality asphalt shingles or smooth flat concrete tiles • Light to medium sand finish stucco • Vertical multi -panned windows • White -vinyl wrap aluminum windows Additional Style Elements • Side elevation gable form • Main gable roof with one large intersecting gable rood • Horizontal siding accents • Build up header trims at front windows • • • • • • • • 2 x 4 wood -appearance window and door trim Porches with simple wood columns Covered porches with wood railings Garage door patterns complimentary to style One body color and two accents colors Shaped wood columns with knee braces Porte-Cochere Three accent colors Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths; however, all of the Primary Style Elements shall be utilized unless the Director determines they are inappropriate, do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-258 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-91: California Ranch Primary Style Core Elements • Plan from massing with a vertical and an horizontal break • 6:12 to 12:12 roof pitch • 12" to 18" overhangs • Concrete roof tile with shingle look Additional Style Elements • Full wood porches and or wood balconies Stone at base of house Enhances window and door trim • • Notes: 1. • • • • • • • • Front to back gable or hip roof with intersecting hip or gable roofs Blended stucco and siding Multi paned windows White vinyl wrap aluminum windows Dormer shapes facing street Garage door patterns complimentary to style (may include windows) White detailed trims Porte-Cochere The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-259 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-92: Classic Revival Primary Style Core Elements • One to two story construction • Hipped roof or elongated hip with narrow ridge • Roof often has small square hipped dormers • Steep pitch roof often with Bellcast shape • Rectangular massing with boxy quality • Centered or off -set open half porch Additional Style Elements • Ornamental capitals on columns • Victorian -like embellishments in gable • Gabled attic dormer • Use of wide classical columns on porch • Average cornice height of 12 feet • Wide bracketed and decorative eaves • Large, imposing entry with wide, heavy doors • Windows are usually individually spaces at regular intervals • Wood clapboard siding or stucco • Doors with sidelights • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-260 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-93: Colonial Primary Style Core Elements • Plan from massing and simple roof design • 2 -story vertical stacking floors • 4:12 to 6:12 roof pitch • 0" to 12" overhangs • Front to back gable roof • Architectural quality wood - appearance or asphalt shingles or smooth flat concrete tiles • Fine to light sand finish or light lace finish stucco • Vertical multi -paned windows Additional Style Elements • Entry door cover • Vertical batten doors • Front to back gable roof with one or two intersecting gable roofs • Blended horizontal siding and stucco • Bay windows • Doubled layered window and door trim surrounds • 2 x 4 wood window and door trim • White vinyl wrap aluminum windows • Entry cover porches with simple trimmed wood columns • Garage door patterns complimentary to style • Round attic vents and gable ends • One body color and two accent colors • Chimneys located central or at the end of the structure • Full porches • Shutters and layered header trim at front elevation • Brick accents at first floor • Three accent colors • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-261 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-94: Contemporary Southwest Primary Style Core Elements • Simple one to three story structures • Flat roof shape, varying heights • Parapet roofs of varying heights • Rounded edges or corners • Deep set windows and doors Additional Style Elements • Detail defining entries • Arched covered entries • Stucco columns or posts • Wood trim around doors and windows Notes: 1. • Doors and windows flush with wall surface • Divided pane windows • Trellis beam details • Vertical multi -paned windows at front elevations • Delicate wood molding or accents • Ceramic tile or wrought iron accents • Porte-Cochere The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-262 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-95: Craftsman Primary Style Core Elements • Simple 2 story boxed massing • 31/2 : 12 to 41/z : 12 roof pitch • 18" to 24" overhangs at front elevation • Architectural quality asphalt shingles or shingle texture flat concrete tiles • Basic gable roof side to side • Light to medium sand finish or California Monterey finish Additional Style Elements • Varied plan shapes • Varied porch rood -shed or gabled • Stone never base accent at column • Feature ribbon windows 2 paired or more • Full porches with square columns or posts on stone piers • Vertical shaped mullioned windows • White vinyl wrap aluminum windows • Porches with square columns or posts • Shaped wood appearance header trim at windows and doors • Simple knee braces or outlookers • One body color with two accent colors • Classically styled columns • Battered columns • Blended stone and brick chimney • Decorative beams • Porte-cochere • Two body colors Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality.. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-263 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-96: East Coast Traditional Primary Style Core Elements • Plan form massing with a vertical and an horizontal break • 6:12 to 12:12 roof pitch • 18" to 24" overhangs • Concrete roof tile with shingle look • Front to back gable or hip roof with intersecting hip or gable roofs Additional Style Elements • Full wood porches and or wood balconies • Simplified versions of Colonia cornice trim at gable ends • 2 x 6 wood windows and door trim Notes: 1. • • • • • • • • Blended stucco and siding, with primary use of siding Stucco used as an accent material White vinyl wrap aluminum windows Decorative accent windows Garage door patterns complimentary to style Bay windows Porte-Cochere White detailing trims The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-264 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-97: French Cottage Primary Style Core Elements • Rectangular plan from massing with one offset entry • Main roof hip only • 8:12 to 12:12 roof pitch • Architectural quality wood appearance or elements • Light to medium sand finish or light lace finish stucco • Vertical shaped mullions and simple wood 2x trim at front elevation and at high visibility areas Additional Style Elements • Rectangular plan from massing with porte-cochere • Main roof hip with small dormers or steep 2nd story roof breaking over 1St story • Asphalt shingles or smooth flat concrete tiles • Bay windows • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Entry accents with real or faux stone • Entry porches with columns • Garage door patterns to compliment style • One body color with one color accent on front door • Full or partial porches with wood appearance columns • Stone veneer chimney • Wrought iron balconies and pot - shelves • Two accent colors • Porte-cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-265 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-98: Italiante Primary Style Core Elements • 2 story massing with one vertical and one horizontal break • Main hip roof with minor intersecting hip roofs • 31/2 : 12 to 41/2:12 roof pitch • 24" overhangs, stucco soffits • "S" shaped concrete tiles Additional Style Elements • Tapered round or square simple stucco columns Shutters Entry porch • • Notes: 1. • Fine to light sand finish or light lace finish stucco • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs • White vinyl wrap aluminum windows • Arched top accent windows • Belt course trim • Mid value saturated colors • Porte-Cochere The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-266 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-99: Mediterranean Primary Style Core Elements • 2 story massing with one vertical and one horizontal break • Main hip roof with minor intersecting hip roofs • 3 Yz : 12 to 41/z : 12 roof pitch • 24" overhangs, stucco soffits • "S" shaped concrete tiles • Fine to light sand finish or light lace finish stucco Additional Style Elements • Tapered round or square simple stucco columns Arched entry porch Furred out windows • Ceramic or wrought iron accents • • Notes: 1. • Vertically hung 9 and 12 paned windows a front elevation and in high visibility areas • Often ganged in pairs • White vinyl wrap aluminum windows • Arched top accent windows • Decorative tile accents • Belt course trim • Mid value saturated colors • Porte-Cochere The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-267 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-100: Mission Primary Style Core Elements • 2 story massing with strong one story element usually containing an arched component • 4:12 to 5:12 roof pitch • 12" to 18" overhang • Simple hip or gable rood with one intersecting gable roof • Barrel or "S" shape concrete tiles • Wrought iron accents Additional Style Elements • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Arched stucco column porches • Exposed rafter tails • Fine to light sand finish or light lace finish stucco • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs • Decorative tile accents • Garage door patterns complimentary to style • White tone body with accent trim • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-268 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-101: Monterey Primary Style Core Elements • Simple box plan form • Main hip or front to back gable roof front to back at 4:12 to 7:12 and shed roof break over balcony at 3 1/2 to 41h : 12 roof pitch • 12" to 24" overhangs • Barrel or "S" tile roofs Additional Style Elements • Full wood porches and or wood balconies with stucco decorative accents • Simplified cornice trim at gable ends • 2 x 6 wood windows and door trim • Fine sand and stucco finish • Vertical siding accents at gable ends and 2nd floor balcony • Simplified colonial style window and door trim • Decorative tile accents • Garage door patterns complimentary to style • Light colored detailing trims • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-269 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-102: Prairie Style Primary Style Core Elements • 2 story massing with horizontal design elements with one story elements • Hip roof design with boxed stucco soffits • 31/2:12 to 41/2:12 roof pitch • 24" overhangs, stucco soffits Additional Style Elements • Broad flat chimney with brick cap detail • Covered entry with stucco or wood columns. Columns may have stone on base Notes: 1. • Smooth flat concrete tiles • Fine to light sand finish or light lace finish stucco • Vertical windows at first floor and accent horizontal windows at 2nd floor along belt course • White vinyl wrap aluminum windows • Wide range of light earth tones and contrasting trim • Porte-Cochere The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-270 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-103: Spanish Revival Primary Style Core Elements • 2 story massing with strong one story element usually containing an arched component • 4:12 to 5:12 roof pitch • 12" to 18" overhang • Simple hip or gable roof with one intersecting gable roof • Barrel or "S" shape concrete tiles Additional Style Elements • Furred out windows • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Arched stucco column porches • • • • • • • • • Fine to light sand finish or light lace finish stucco Arched windows Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas Often ganged in pairs Decorative wrought iron trim details Exposed beam headers White tone body with light accents trim Ceramic tile accents Porte-Cochers Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality.. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-271 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Recessed Garage The Kerth Compeer Figure 4-104 SHALLOW RECESSED GARAGES otook A . 147 V. keiAla �.. mvoromote ir 1w© 474,1 trvtwAy. rtFWitrer, Arft4, /114, rirwrej 5f55 r r 41779- ITKG I Rorrpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-272 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-105 Deep Recessed Garages I -ice Farr 6A1'�r4 � l z:$ (Nr® ' 'r - APPLIES TO LOTS 5,000 S.F. OR GREATER PA 1A, 2, 3, 4A, 48, 16, 17, 18 T"° "" c""°—ITEC 1 Roripaugh Ranch P.U.E. LINE PROPERTY LINE RORIPAUGH RANCH SPECIFIC PLAN 4-273 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-106 Third Car - Side Located (can only occur on larger sites) crpatJ 1D D A I• erveryfrurvrwiv P.U.E. UNE �--� PROPERTY LINE A?Pt ig Tv FA • Io • I4447. 21 NOTE: MAXIMUN OF TWO CARS CAN FACE STREET "'ITICC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-274 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Porte Cochere Figure 4-107 MCC Roripd ugl i Rana) RORIPAUGH RANCH SPECIFIC PLAN 4-275 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Fiugre 4-108 Single Width Driveways 1 ITKC I Roripaugh Ranch APPLIES TO ALL PA's PROPERTY UNE RORIPAUGH RANCH SPECIFIC PLAN 4-276 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Street Scene: Design Variation Requirements and Front Yard Landscaping • The front setbacks of both the garage and living space of adjacent buildings shall vary to provide visual interest along street scene. Please refer to Section 5.0, Specific Plan Zoning Ordinance, Table 5-2 for site specific development standards for Residential Districts. • Provide visual interest along the street scene, a variety of front entry and side entry garages with varying setbacks shall be utilized. The maximum driveway width at the right-of-way shall be twenty-four (24) feet. Adequate driveway width shall be used onsite to allow for cars to back out of a third -car garage. In no case shall there be an alignment of three garage openings either paired or single doors. • Where possible and appropriate, variable lot sizes may be used to increase selection and variety in house and lot size configurations. • Architectural styles within individual Planning Areas shall be compatible and complimentary to each other. Sharp contrasts of architectural styles will not be permitted. • Front Yard Landscape and Hardscape: o Within all Planning Areas, all residential lots shall have builder installed front yard landscaping. o All front yard landscaping shall be maintained by either the HOA or homeowner. • The following shall apply to all Planning Areas: o Front yard landscape shall minimize lawn in accordance with the City's Water Efficient Landscape Design requirements.. o Neutral/ earth tone colored rock, gravel or cobblestone may be used for ground cover in limited amounts. Neutral/earth tone colored boulders one to three feet in diameter and thickness may be used as long as they are placed within the landscape in a natural arrangement and accent the overall landscape theme. No more than seven (7) boulders will be allowed per lot. o Shrub sizes shall be 75% 1 -gallon and 25% 5 -gallon. Shrubs should be spaced 24" to 48" on center based on their mature shrub bed area. Shrubs shall be planted to create a unified design theme and at the base of the houses to soften the mass of the structure. o Ground cover shall be rooted, spaced 8" to 24" on center based on their mature size. All shrub beds shall be mulched in accordance with the City's Water Efficient Landscape Design requirements. o A minimum of one tree shall be installed within the front yard landscaping except PAs 10, 19, 20, 21, 33A, and 33B require two trees. These trees shall vary in species from the street tree and shall also vary every third lot in a row. No fewer than four and no more than eight different species of trees shall be used. Minimum size of the RORIPAUGH RANCH SPECIFIC PLAN 4-277 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES trees shall be 24" box. o Street trees shall be planted by the builder along all private streets within all planning areas and shall be installed per the street landscape sections and/or City Design Standards. There shall be one street tree per lot for all lots with sixty foot or less front yard Widths. All lots with greater front yard widths shall have additional trees installed at a maximum spacing of sixty feet. All street trees shall be installed at a uniform on center spacing. Corner lots shall have street trees on both street frontages. Street trees may vary in species within a planning area but only one tree species will be allowed per street. Planning areas that are separated by a private street shall have the same street tree on each side of the street. Minimum size of Street tree shall be 24" box. Trees shall be installed with root barriers. The Homeowners Association shall maintain all street trees located in HOA maintained areas Homeowners shall maintain all street trees located in homeowner maintained areas (See Landscape Maintenance Responsibility Master Plan, Figure 6-1. o All front yard landscape shall be automatically irrigated to provide 100% coverage. Irrigation controllers shall be installed for each lot within the garage portion of the home and shall be connected to the homes electrical system. Shrub beds systems shall be separately valved from lawn systems. o Plans are required to be submitted by the Builder to the Master Developer for all landscaping and hardscape with the front yards for all planning areas. Plans must be prepared and stamped by a licensed landscape architect registered in the State of California. The Master Developer shall review plans and if found acceptable they shall be approved. After approval by the Master Developer all landscape and hardscape plans must be submitted to the City of Temecula for review and approval. All front yard landscape and hardscape must be installed by the Builder and approved by the Master Developer and the City of Temecula prior to the issuance of Certificate of Occupancy. • Side Yard Landscaping for Comer Lot Conditions o Corner lot side yards shall have at least two street trees. o At corner lot side yards, shrubs and ground cover shall be provided in accordance with the same standards as front yards. o The responsible parties identified above shall also landscape the parkway adjacent to the comer lots. The landscaping shall include trees, shrubs, and ground cover. RORIPAUGH RANCH SPECIFIC PLAN 4-278 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Building Elevations A key technique for creating a sense of variety within a project is to vary the heights and forms of the detached homes as seen from the street by utilizing the following: • Within Low and Low Medium density Planning Areas, utilize both one- and two-story buildings. • To improve the visual relationship between adjacent buildings, it is desirable to introduce intermediate transition between them. Use a one-story architectural element within the two- story building to lessen its apparent height. • Create varying rooflines by maximizing offsets of roof planes. • Units located at street corners, should be either single -story or have a significant one-story mass located towards the exterior side yard Treatment of Mass • Avoid a canyon -like effect between buildings and allow greater light penetration into what otherwise might be dark side -yards. At interior side yards, it is suggested to create the appearance of increased building separation by stepping the second story mass away from the property line or any other substantial articulation. • Provide trims around windows, to break up the wall plane. • Avoid long uninterrupted exterior walls. • Vary the depth of plans to create variations in the building facade. • Two story homes shall be modified to be compatible with placement on corner lots. The modification shall create two front elevations. • Surface detail, ornament and architectural elements such as cornices, color contrast, gables applied moldings, arcades, colonnades, stairways and light fixtures that provide visual interest, shadow; and contrast shall be used to enrich architectural character. Details shall be integrated with the overall design concept. • Vary the height and roof levels of the building or residence so that it appears to be divided into smaller massing elements. Architectural projections shall be used to achieve this goal. • Articulate building forms and elevations with varying rooflines, roof overhangs and intermediate roof elements to create strong patterns of shade and shadow. Interlocking Mass • Just as stepping the second story mass improves the side yard, it can be used to improve the front yard scene. As an example, the second story should be set back in relationship to the garage for living space below it. RORIPAUGH RANCH SPECIFIC PLAN 4-279 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES • The designer should envision the building form as a series of interlocking masses rather than a rectangular or "L" shaped box. Therefore achieving a more aesthetic design solution. Corner Lots • Corner lots shall appear as a second front elevation. Features such as wrap-around porches, outdoor courtyards and front door entries facing the exterior side yard are strongly encouraged for those architectural styles that would support these elements. • One-story mass located towards the exterior side yard shall be incorporated into the design. Articulation of Side and Rear Elevations There is a tendency to have "build out" planes maximized on side and rear yards without articulated treatment of those planes. This results in a two-story stucco effect with no vertical or horizontal relief. Utilize the following techniques or other acceptable techniques to avoid this effect: • Create a single -story plane at the rear by recessing the second story. • Utilize other similar architectural treatments and designs such as balconies or pop out staircases to encourage relief on potential large architectural planes. • Side and rear elevations shall have articulation with modulated facades, window treatment, second story projections and balconies. • Articulation shall be provided on all sides of the homes ("Four-sided Architecture"). Front Elevations • Architectural projections shall be utilized to emphasize entrances, balconies, and porches. Fronts of houses shall utilize several architectural features. Ground floor windows shall have significant trim or relief, second floor overhangs or built in planters. Second story windows shall have similar treatment to emphasize them. • All residences shall incorporate entry courtyards, covered entries or covered porches at the entry into the design. • Details shall be concentrated around entrances. Materials used for the front entry shall be distinctive. • Building elements that reflect the architectural style should be incorporated into building entries, windows, front porches, and living areas directly adjacent to the street. • Ornamental features including wrought iron and exterior light features shall be combined with other features to create interest In the front of the house with architecturally compatible elements. RORIPAUGH RANCH SPECIFIC PLAN 4-280 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Architectural Elements A successful project design achieves a proper visual balance and sense of cohesiveness. The differences between the plans and elevation must be readily discernable and create variety, yet at the same time elements, styles and materials should not contrast to such an extent as to result in visual chaos. Architectural elements will play a significant role in the establishment of the architectural style. Architectural elements shall be incorporated into the design of the home and shall not appear as "add-ons" or "tack -ons" to the structure. In addition, specific building elements to include, but not be limited to the following shall contribute to the representation of the architectural style: doors, entries, garage doors, chimneys, chimney caps windows, window sills and others. These elements include architectural detailing, colors and materials, and other site structures. The Primary Architectural and design elements techniques are as follows: Unit Entries The entry serves several important architectural and psychological functions: it identifies and frames the front doorway; it acts as an interface between the public and private spaces; and it acts as an introduction to the structure while creating an initial impression. • The entry shall be designed and located so as to readily emphasize its prime functions. Accent materials are encouraged to be used to further emphasize the entries. • If the front door location is not obvious or visible because of building configuration, the entry shall direct and draw the observer in the desired path. The design of the entry area in merchant -built housing shall be strong enough to mitigate the impact of the garage on the facade. • Entry doors and doorways shall be proportional to the architectural style of the structure. • Covered entries, courtyards and porches shall be provided as entry elements. Doors • Emphasis shall be placed on the design and type of entry door used. It functions as the major introduction to the interior of the house and concern should be given on the Image it creates. • Either single or double doors are appropriate. • The door shall be covered by an overhead element or recessed a minimum of 3 ft. into the wall plane. • The entire door assembly shall be treated as a single design element including surrounding frame, molding and glass sidelights. • Recessed doors may be used to convey the appearance of thick exterior doors. • Wood may be used for the entry door. Wood grain texture and rose or recessed panels contribute to the appeal of the door. Greater use is being made of metal entry doors but in RORIPAUGH RANCH SPECIFIC PLAN 4-281 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES order to be acceptable, they shall possess the same residential "feel" provided by the wood grain and panels. • Doorways shall be typically rectangular or round -headed and fully recessed. Spiral columns, arches, pilaster, stonework, decorative tiles, or other sculptural details shall be integrated into the doorway design to enhance the visual importance of the entry door. • The use of glass in the door and overall assembly is encouraged. It expresses a sense of welcome and human scale. It can be incorporated into the door panels or expressed as single sidelights, double sidelights, transom glass or fan windows. • Flexibility is allowed concerning the color of the door. It may match or contrast the accent trim, but should be differentiated from the wall color. Windows • Typically, the location of windows is determined by the practical consideration of room layout, possible furniture placement, view opportunities and concern for privacy. Greater design emphasis should be directed to ensure that window placement and organization will positively contribute to the exterior architectural character. Windows greatly enhance the elevation through their vertical or horizontal grouping and coordination with other design elements. This relationship to one another and the wall/roof plane creates a composition and sense of order. • All windows in a specific plan elevation shall be integrated into the architecture of the building.• This should not be interpreted that they are all the same shape, size or type but rather that a hierarchy of windows exists that visually relates and complements one window to another. • Windows shall be recessed to convey the appearance of thick exterior walls. Non -recessed windows shall be surrounded with articulated architectural elements such as wood trim, stucco surrounds, shutters or recessed openings, shutters, pot shelves, ledges, sills, plant - ons, and rails that complement the architecture. • Merchant -built housing occasionally fails to adequately address proper window design and placement on rear and side elevations. This is usually due to prioritization, maintenance and cost factors. Since side elevations and second story rear windows are frequently visible, greater design effort and budget prioritization need to be given. Garage Doors • Utilizing garage types that complement the architecture, door designs, and plotting techniques will do much to lessen the repetitious garage doors marching down both sides of a residential street. Variations include: o Employment of second -story feature windows above the garage. o Strong architectural entry elements. RORIPAUGH RANCH SPECIFIC PLAN 4-282 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES o Designs with a mix of 2 and 3 car garages, incorporating three single doors in some three car garage plans not facing the street. o Allowance for a 10 -foot setback between adjacent garages. o The use of tandem garages may also be incorporated into the building design. o Garage plans with a double door and a single door plan shall not be placed next to each other. • If applicable, where lot width permits plans should include swing -in or side entry garages with reduced front yard setbacks of ten (10) feet. • The design of the garage door shall relate to the overall architectural design of the residence. Colors shall be from the same paint palette. • Ornamentation of garage doors shall be provided to add visual interest from the street scene. • The use of the sectional, wood or metal, rolling garage door is required since it maximizes the availability of useable driveway length. • Several different panel designs shall be utilized for any project proposed by each merchant builder. Metal doors shall only be used when they include either texture or raised panels of a "residential" nature. The use of window elements is encouraged. • The design of the door face shall result in a treatment which breaks up the expanse of the door plane while being complimentary to the architectural elevation of the residence. Architectural detail consisting of cornices, applied molding or trim or applied headers shall be used. There shall be an 8" recess. (See Exhibit 4-111). RORIPAUGH RANCH SPECIFIC PLAN 4-283 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Varied Roof Shapes (mix of one & two stories) Figure 4-109 PTIONtart___L,11-10#41:416 Mim er 1''E5* PNP tMS�f f Iv(✓ ""t �ll:it'-�=i ';x• ■ =- ►ani. t. 1 raY k_ srrE:(5U;1- M1) Ov1-1160 IT1c 1 Rarrpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-284 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Covered Entry Porch (sample detail) Figure 4-110 T"e Karth Cum "'nKC Roripa 14,11 Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-285 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-111 Courtyard Entries 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-286 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Garage Door Detailing Th Figure 4-112 AT ,Mf mixt (-M) rtrioViPP- q irlb WNW fEp: AUTO IM ric =At, i ur "I rycc Roripaugh Ranch ArtA4 5S, To Au-- rt.ANNimb ARQ'+5 Ni W RORIPAUGH RANCH SPECIFIC PLAN 4-287 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Residential Roof Form Allowable Roof Pitch • Roof pitches shall be consistent with the proposed architectural style. • A single roof pitch should be used on opposite sides of a ridge. Shallow pitches tend to lessen the apparent building mass. Roof Types • The use of different roof types will add variety and interest to the street scene. Changing the roof form on a given plan is the best method of creating alternative elevations. However, the roof characteristics should be consistent with the historical style that is chosen. • Hip, gable and shake -like material shall be used separately or together on the same roof. Avoid a canyon effect in side yards when both buildings have front -to -rear gables, by providing dormer or hip elements. • Repetitious gable ends along rear elevations shall be avoided. Roof forms with pitch changes at a porch or projection are preferable. • Roof forms having dual pitches such as Gambrel or Mansard shall not be used. • Maximize variations in rooflines by offsetting roof planes and combining single -story elements with two-story elements. Long uninterrupted rooflines should be avoided. Mechanical equipment is not permitted on roofs. Design of Rakes and Eaves • The designer may choose from a variety of rake and eave types based on climatic and stylistic considerations. • Moderate or extended overhangs are acceptable if property designed. Tight fascia with appropriate style are acceptable. • Single or double fascia boards, exposed rafters, or fascias with planscias when adequately scaled, are acceptable. • Care shall be taken to ensure that material sizes avoid a weak or flimsy appearance. Overhang Projections and Covered Porches • Substantial overhangs are required as a response to solar and climatic conditions. • The inclusion of covered porches and entries are required as part of the product mix. They expand sheltered living space, create entry statements and provide elevation/relief. RORIPAUGH RANCH SPECIFIC PLAN 4-288 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES • Rear covered porches may differ from the roof in both pitch and material, but front porches should retain at least one of these two characteristics. Stepping the Roof Form • Steps in the roof respond to the interior room arrangement and provide visual relief and interest. • A vertical step within the ridgeline should be at least 12" - 18" in order to create visual impact and allow for adequate weatherproofing. Solar Panels • Solar panels shall be parallel to the roof slope and integrated into the roof design. • The frames shall either match the roof or fascia color. • Support equipment shall be enclosed and screened from view. • Ground mounted solar panels are allowed on residential lots greater than 10,000 sq. ft. RORIPAUGH RANCH SPECIFIC PLAN 4-289 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-113 Roof Pitches (at homes with sloped roofs) [705149WZAkkr Mlnl� !z.i * Teti aN rn4= 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-290 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-114 Solar Panels moo* Nnr The K`"" °°"'°'°"'ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-291 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Accessory Times Patio Covers, Trellises Patio covers, trellises, pergolas or similar exterior structures when used shall reflect the character, color and materials of the building to which they are related. o Supports and framing members shall conform to the guideline criteria for columns and posts. o The pitch of the patio roof shall be less than the adjacent building. o Materials of accessory structures are limited to, and compatible with, the dwelling's exterior siding, trim and roof material. Mailbox Structures Individual and group mailbox structures shall reflect the architecture and the community. This can be either the streetscape theme of the project or individual architectural detailing of the adjacent dwelling. When common mailbox service is provided, their location shall be near either the project entry or recreation facility. Their location shall minimize visual impact while ensuring easy accessibility. Air Conditioning Units All mechanical equipment should be screened from public view. Further consideration should be given as to air conditioning unit pad placement within the rear yard to minimize impact on yard use and layout. Awnings Canvas awning of solid accent color may be permitted with moderation. Metal awnings are permitted as long as they match the architecture. The decision to provide awnings shall include consideration of their maintenance and deterioration for projects without maintenance associations. The continuous maintenance of the awning shall be required through the HOA CC& R's to ensure their intended appearance. RORIPAUGH RANCH SPECIFIC PLAN 4-292 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Sample Mail Kiosk The heihl COO Figure 4-115 1lTe7ieJa!u.��� Lvez,/!i/r �.� :/Ii�u•R1� M ..W11111111110;44 -1714CC Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-293 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-116 Air Condition Pads (locate in rear yard setback) 17. ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-294 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Materials and Colors The appropriate selection of materials and colors will produce homes that possess their own individual identity, while remaining compatible with the surrounding residences and contributing to the overall quality of the community. • Exterior Plaster (stucco) is an acceptable exterior building material, with smooth or other light finish texture. Heavy texture is not permitted. • Use of wood, pre -cast concrete, stone/stone veneer, and tile is acceptable, when in conformance with the overall building design. • Exterior surfaces shall have only a limited number of colors, one or two base colors and two or three trim accent colors. • Exterior building materials shall be natural materials which reflect the rural character of the surrounding hillside environment. • Color is intended as a primary theme element of the community consistent with the building materials and compatible with the indigenous elements of the environment. Accents are encouraged which are lighter or darker to highlight the character of the structure. Bright and non -earth tone colors are not permitted except as accents. Roof Material It is neither necessary nor desirable that the community should have a single type or color of roof. Use of a single color or roof type creates a sense of monotony that contributes to a monolithic appearance when viewed from a distance. Clay tile, concrete tile and comparable appearing materials are acceptable roofing materials. Fiberglass and aluminum roofing is prohibited. • Roof colors shall relate to the wall and fascia color. Roofs shall be of a generally neutral tone while avoiding high contrast or blatant colors such as bright red, deep orange, or ceramic blue. Tile roofs shall consist of a blend with one color being more neutral. Medium to strong color contrasts within the blend shall be avoided. Vents shall be of the same color as the surrounding roof surface. RORIPAUGH RANCH SPECIFIC PLAN 4-295 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES SITE DESIGN Cluster Courtyard Clustered Courtyard development as illustrated in Figures 4-117 through 4-121, may be developed within Planning Areas 28 and 29. Please refer to Section 5.0, Specific Plan Zoning Ordinance, Tables 5-2, 5-2.1, and 5-2.2, for a complete description of applicable development standards. Site Planning Guidelines Street Scene Building setbacks shall vary to create visual interest along street scene. Enhanced landscaping shall occur at the entries to identify the points of entry and set the tone for the project development. The landscape plantings at these areas shall be designed to complement the road edge transition and clearly emphasize the entry statements. Pedestrian walkways shall incorporate bollards, or similar type of pedestrian level lighting technique, that is uniform, unobtrusive and complementary to the architecture and entry monumentation of the Roripaugh Ranch Specific Plan. Building Placement Building orientation should be oriented in such a manner as to create courtyards and open space areas. Clustering of attached units should be designed to create private recreational spaces, thus increasing the aesthetic appeal of the area. The following are elements that shall be incorporated into building placement: • Buildings shall be composed of a series of simple yet varied plans to assure compatibility and variety of the overall building form. • Buildings shall be oriented in random positions to avoid instances where living spaces of one structure face the living spaces of another and significantly reduce indoor privacy. • Private outdoor spaces shall be designed with maximum consideration for privacy • Buildings shall be oriented to provide a series of public open spaces for recreation and general spaces . • Public open spaces shall be located within areas accessible to most of the surrounding units . To be maintained by HOA. RORIPAUGH RANCH SPECIFIC PLAN 4-296 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-117 MF Zone PAs 28 & 29 Cluster Option (10DU hammerhead) Unit Type Lot Size Unit Size t'� •fik OPIT fWINC One story comer units Two story cluster units Roripaugli Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-297 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-118 MF Zone PAs 28 & 29 Cluster Option {1ODU cul-de-sac) Unit Type Lot Area Unit Area One Story Corner Units Two Story Cluster Units Rorlpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-298 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-119 MF Zone PAs 28 & 29 Cluster Option (8DU thru street) Unit Type Lot Area Unit Area One Story Comer Units Two Story Interior Units Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-299 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-120 MF Zone PAs 28 & 29 Cluster Option (10DU alley access scheme) EL r rIla Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-300 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-121 MF Zone PAs 28 & 29 Cluster Option (10DU rear loaded garages) J 1 7 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-301 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES M2 - Tandem Garage (with side parte cochere) e Figure 4-122 _ X � 9isavr. 1 Rortpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-302 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES M2 - Rear Load Garage (detached homes) Figure 4-123 (taf'r 1A-Nce4 (-1-f 'FeNGE UNE . " MR-tNTP IN P fikati :7:1" L -G72 rricc 1 Rorlpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-303 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-124 Smaller Lots (hardscape & landscape concept) .1 -true/ Mr/1Y./ tv rwrNN [N9 Afteer. PROPERTY LINE -r29N6 rr CC 1 Roripaugl Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-304 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-125 LM, M1, M2 (hardscape & landscape concept) 51F6er ITKC 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-305 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES LM, M1, M2 (hardscape concept) Figure 4-126 ITKC f Rorlpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-306 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-127 LM, M1, M2 (hardscape concept) Flett2Yj 't- C tv6 WIrt} C gni . '"'"'"—P"— TKC Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 4-307 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Multi -Family Residential Architectural Standards Introduction These design guidelines will be utilized to direct the future physical development of multi -family residential development within the Valley Neighborhood Roripaugh Ranch Specific Plan. They are to apply to Planning Areas 28 and 29, designated with the MF Zoning District of the Specific Plan. These two Planning Areas are designated for middle school and elementary school development, respectively. However, the Planning Areas may be developed with single-family detached, single- family clustered, or multi -family homes should the Temecula Valley School District determine that one or both of the schools are not necessary and does not proceed with development of a school on either of the Planning Areas. Purpose It is the intent of these guidelines to provide direction on planning -area wide level architecture for each of the two Planning Areas should multi -family development be pursued by the master developer or an individual builder. The guidelines establish criteria at the project level to assure that the multi -family architecture complies with the overall goals and policies of the Roripaugh Ranch Specific Plan, and provide for a built environment that is consistent with and complements the development in the surrounding residential planning areas. These guidelines should not limit innovative design, but should be used to direct the architectural design and assure a high quality community character, appearance and land use compatibility for multi -family development within Planning Areas 28 and 29. In addition, each project shall relate to the overall community design theme by applying the other design components stated previously in Section 4.1.10. As with the guidelines previously stated in Section 4.1.10, these multi -family architectural design guidelines should serve as the design criteria for use by planners, architects, landscape architects and builders. Submittal and Review Requirements The submittal and review requirements for multi -family development shall be the same as previously described in this section to assure compliance with overall design goals and design conformity with the Valley Neighborhood Planning Areas and assure high quality development. Architectural Styles Architectural styles for multi -family projects within Planning Areas 28 and 29 shall be selected from any of the fourteen styles as identified previously in this section for single-family development. These single-family styles shall be adapted for multi -family construction, introducing the primary style core elements and additional style elements to reflect a valid style architecturally. Provided below are examples of multi -family architecture which have been adapted from the fourteen single-family styles utilizing the primary style core elements (Figures 4-128 through 4- 141). The examples are: 1. American Farmhouse (See Figure 4- 128) 2. California Ranch (See Figure 4-129) 3. Classic Revival (See Figure 4-130) 4. Colonial (See Figure 4-131) 5. Contemporary Southwest (See Figure 4-132) 6. Craftsman (See Figure 4-133) RORIPAUGH RANCH SPECIFIC PLAN 4-308 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES 7. East Coast Traditional (See Figure 4- 134) 8. French Cottage (See Figure 4-135) 9. Italiante (See Figure 4-136) 10. Mediterranean (See Figure 4-137) 11. Mission (See Figure 4-138) 12. Monterey (See Figure 4-139) 13. Prairie Style (See Figure 4-140) 14. Spanish Revival (See Figure 4-141) RORIPAUGH RANCH SPECIFIC PLAN 4-309 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-128: American Farmhouse Primary Style Core Elements • Simple 2-3 story massing • 8:12 to 9:12 roof pitch • Gable roof • Architectural quality asphalt shingles or smooth flat concrete tiles • Vertical multi -panned windows • White -vinyl wrap aluminum windows • Exposed rafter rails • Straight lines Additional Style Elements • Horizontal siding accents • Brick/stone exterior chimneys • Shaped wood columns with knee braces Notes: 1. Repetition and rhythm • Defined edges • 2 x 4 wood -appearance window and door trim • Porches with simple railing and wood columns • Garage door patterns complimentary to style • One body color and two accent colors • Weathervanes • Two or three rail split -rail fences at gateways and along rails corridors to reinforce the farmhouse theme The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate, do not lead to creating an architecturally valid style, or alternative/updated elements or building materials provide for the equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the complex, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-310 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-129: California Ranch • Plan from massing with a vertical and an horizontal break • 6:12 to 12:12 roof pitch • 12" to 18" overhangs • Concrete roof tile with shingle look Additional Style Elements • Full wood porches and or wood balconies • Stone at base of house • Enhances window and door trim • Garage door patterns complimentary to style (may include windows) Notes: 1. • Front to back gable or hip roof with intersecting hip or gable roofs • Blended stucco and siding • Multi paned windows • White vinyl wrap aluminum windows • Dormer shapes facing street • White detailed trims • Porte-Cochere The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-311 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-130: Classic Revival Primary Style Core Elements • One to two story construction • Hipped roof or elongated hip with narrow ridge • Roof often has small square hipped dormers • Steep pitch roof often with Bellcast shape • Rectangular massing with boxy quality • Centered or off -set open half porch Additional Style Elements • Ornamental capitals on columns • Victorian -like embellishments in gable • Gabled attic dormer • Use of wide classical columns on porch • Average cornice height of 12 feet • Wide bracketed and decorative eaves • Large, imposing entry with wide, heavy doors • Windows are usually individually spaces at regular intervals • Wood clapboard siding or stucco • Doors with sidelights • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-312 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-131: Colonial Primary Style Core Elements • 2-3 story vertical stacking floors • 4:12 to 6:12 roof pitch • Gable roof • Architectural quality wood - appearance or asphalt shingles or smooth flat concrete tiles • 2 x 4 wood window and door trim Additional Style Elements • Entry door cover • Brick or wood accents • Bay windows • Pillars and columns • Elaborate front doors with crown pediments and overhead fanlights and sidelights Notes: 1. • • • • • • • • • White vinyl wrap aluminum windows Entry cover porches with simple trimmed wood columns Garage door patterns complimentary to style Roundattic vents and gable ends One body color and two accent colors Doubled layered window and door trim surrounds Full porches Shutters and layered header trim at front elevation Chimneys located central or at the end of the structure The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate, do not lead to creating an architecturally valid style, or alternative/updated elements or building materials provide for the equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the complex, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-313 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-132: Contemporary Southwest Primary Style Core Elements • Simple one to three story structures • Flat roof shape, varying heights • Parapet roofs of varying heights • Rounded edges or corners • Deep set windows and doors Additional Style Elements • Detail defining entries • Arched covered entries • Stucco columns or posts • Wood trim around doors and windows • Delicate wood molding or accents • Ceramic tile or wrought iron accents • Porte-Cochere Notes: 1. • Doors and windows flush with wall surface • Divide pane windows • Trellis beam details • Vertical multi -paned windows at front elevations The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate, do not lead to creating an architecturally valid style, or alternative/updated elements or building materials provide for the equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the complex, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-314 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-133: Craftsman orIN imm �r�it 1t9i O4intEWEEEk.l:`f? f _ ,art. ,�, wv I- UNIT �.,1:w Primary Style Core Elements • 2-3 story boxed massing • 3 Yz : 12 to 41/z : 12 roof pitch • Architectural quality asphalt shingles or shingle texture flat concrete tiles • Hip roofs, porch, dormers • Projecting eaves • Grouped casements (ribbon windows) Additional Style Elements • Stone or wood panel facades • Exposed rafters and beams • Classically styled columns • Wood trellis' • • • • • • • • • Porches with square columns or posts Squared bays (square bay window) Clapboards (thin horizontal wood siding) Shaped wood appearance header trim at windows and doors Simple knee braces or outlookers One body color with two accent colors Deep porch Picture windows Stacked stone Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate, do not lead to creating an architecturally valid style, or alternative/updated elements or building materials provide for the equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the complex, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-315 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-134: East Coast Traditional Primary Style Core Elements • Plan form massing with a vertical and an horizontal break • 6:12 to 12:12 roof pitch • 18" to 24" overhangs • Concrete roof tile with shingle look • Front to back gable or hip roof with intersecting hip or gable roofs Additional Style Elements • Full wood porches and or wood balconies • Simplified versions of Colonia cornice trim at gable ends • 2 x 6 wood windows and door trim Notes: 1. • • • • • • • • Blended stucco and siding, with primary use of siding Stucco used as an accent material White vinyl wrap aluminum windows Decorative accent windows Garage door patterns complimentary to style Bay windows Porte-Cochere White detailing trims The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-316 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-135: French Cottage Primary Style Core Elements • Rectangular plan from massing with one offset entry • Main roof hip only • 8:12 to 12:12 roof pitch • Architectural quality wood appearance or elements • Light to medium sand finish or light lace finish stucco • White vinyl wrap aluminum windows • Entry accents with real or faux stone Additional Style Elements • Rectangular plan from massing with porte-cochere • Main roof hip with small dormers or steep 2nd story roof breaking over 1St story • Asphalt shingles or smooth flat concrete tiles • Bay windows Stucco over foam window and door trim Vertical shaped mullions and simple wood 2x trim at front elevation and at high visibility areas Entry porches with columns Garage door patterns to compliment style One body color with one color accent on front door Full or partial porches with wood appearance columns Stone veneer chimney Wrought iron balconies and pot - shelves Two accent colors Porte-cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-317 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-136: Italianate Primary Style Core Elements • 2 story massing with one vertical and one horizontal break • Main hip roof with minor intersecting hip roofs • 31/2 : 12 to 412:12 roof pitch • 24" overhangs, stucco soffits • "S" shaped concrete tiles Additional Style Elements • Tapered round or square simple stucco columns • Shutters • Entry porch • Fine to light sand finish or light lace finish stucco • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs • White vinyl wrap aluminum windows • Arched top accent windows • Belt course trim • Mid value saturated colors • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-318 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-137: Mediterranean Primary Style Core Elements • 2-3 story massing with one vertical and one horizontal break • Asymmetrical shed and gable roofs • 312:12 to 41/2:12 roof pitch • "S" shaped concrete tiles • White vinyl wrap aluminum windows • Arched top accent windows • Deep eaves • Red -tile roofs (regular or irregularly Additional Style Elements • Tapered round or square simple stucco columns Arched entry porch Rustic pavers Bold earthen tones • Mid value saturated colors • • • Notes: 1. laid) • Vertically hung 9 and 12 paned windows • Awnings • Smooth stucco • Recessed entryway • Decorative vents • Decorative tiles • Ceramic or wrought iron accents • Round or square towers • Porticos • Exposed wood The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Director determines they are inappropriate, do not lead to creating an architecturally valid style, or alternative/updated elements or building materials provide for the equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the complex, rather than a tack on feature. RORIPAUGH RANCH SPECIFIC PLAN 4-319 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-138: Mission Primary Style Core Elements • 2 story massing with strong one story element usually containing an arched component • 4:12 to 5:12 roof pitch • 12" to 18" overhang • Simple hip or gable rood with one intersecting gable roof • Barrel or "5" shape concrete tiles • Wrought iron accents Additional Style Elements • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Arched stucco column porches • Exposed rafter tails • Fine to light sand finish or light lace finish stucco • Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas • Often ganged in pairs Decorative tile accents • Garage door patterns complimentary to style • White tone body with accent trim • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-320 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-139: Monterey Primary Style Core Elements • Simple box plan form • Main hip or front to back gable roof front to back at 4:12 to 7:12 and shed roof break over balcony at 3 1/z to 41/2 : 12 roof pitch • 12" to 24" overhangs • Barrel or "S" tile roofs Additional Style Elements • Full wood porches and or wood balconies with stucco decorative accents • Simplified cornice trim at gable ends • 2 x 6 wood windows and door trim Notes: 1. • Fine sand and stucco finish • Vertical siding accents at gable ends and 2nd floor balcony • Simplified colonial style window and door trim • Decorative tile accents • Garage door patterns complimentary to style • Light colored detailing trims • Porte-Cochere The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-321 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-140: Prairie Primary Style Core Elements • 2 story massing with horizontal design elements with one story elements • Hip roof design with boxed stucco soffits • 3 1/z : 12 to 41/z : 12 roof pitch • 24" overhangs, stucco soffits Additional Style Elements • Broad flat chimney with brick cap detail • Covered entry with stucco or wood columns. Columns may have stone on base • Smooth flat concrete tiles • Fine to light sand finish or light lace finish stucco • Vertical windows at first floor and accent horizontal windows at 2nd floor along belt course • White vinyl wrap aluminum windows • Wide range of light earth tones and contrasting trim • Porte-Cochere Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-322 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Figure 4-141: Spanish Revival Primary Style Core Elements • 2 story massing with strong one story element usually containing an arched component • 4:12 to 5:12 roof pitch • 12" to 18" overhang • Simple hip or gable roof with one intersecting gable roof • Barrel or "S" shape concrete tiles Additional Style Elements • Furred out windows • White vinyl wrap aluminum windows • Stucco over foam window and door trim • Arched stucco column porches • • • Fine to light sand finish or light lace finish stucco Arched windows Vertically hung 9 and 12 paned windows at front elevation and in high visibility areas Often ganged in pairs Decorative wrought iron trim details Exposed beam headers White tone body with light accents trim Ceramic tile accents Porte-Cochers Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; it is not meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to accommodate for varying lot sizes, widths, and depths. The Primary Style Elements shall be utilized unless the Planning Commission, on recommendation of the Director determines they are inappropriate or do not lead to creating an architecturally valid style, or alternative/updated building elements and/or materials provide for an equivalent architectural theme and/or quality. Please See Section 4.1.10 Architectural Design Guidelines, for a detailed discussion of the architectural standards, elevations, roof forms, and materials and colors. 2. Primary and Additional Style Elements shall appear as an integral part of the home, rather than a tack on feature RORIPAUGH RANCH SPECIFIC PLAN 4-323 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES ARCHITECTURAL GUIDELINES FOR NON-RESIDENTIAL BUILDINGS • Building design including commercial structures, staffed gate houses, schools, fire station, and structures within public parks and private recreational areas shall complement and enhance the developed character of the neighboring area and surrounding environment. • Building design shall be coordinated on all elevations with regard to color, materials, architectural form, and detailing to achieve design harmony and continuity, providing complimentary architectural relief to all sides of the building. • Building design shall reflect an integration of function, form and proportion and use of color. • Buildings and landscaped open spaces shall be designed to create and shape functional spaces. • Buildings and landscaped open spaces should be oriented for maximum benefit of sunlight, circulation, and views. • Agreements between the School District and Developer should include conformance to specified architectural form and detailing as much as possible. Building design should be coordinated on all elevations with regard to color, materials, architectural form and detailing. Parking facilities shall conform to City of Temecula standards and to their architectural guidelines. (Reference City of Temecula Planning and Zoning Standards Chapter 17.24.). • Building heights shall be related to adjacent open spaces, protect and enhance public views, and minimize obstruction of views from adjoining structures. • Building heights shall be designed to allow maximum sun and ventilation and provide protection from prevailing winds. Architectural design features such as tower elements may exceed height limitations provided that the allowable overall average building height is maintained. • Orient commercial buildings to creates views of surrounding natural open space • Roof design shall include: o Pitched roof elements such as hip, gable, shed, in full or in combination of pitched or flat roof elements, with or without overhangs to articulate and reduce mass and bulk of buildings; o Roof materials shall enhance and complement the roof shape and may vary from structure to structure; and/or o Mechanical Equipment: Line of sight studies may be required to determine whether potential visibility of roof mounted equipment from adjoining properties - or public right-of-way will occur. All roof mounted equipment and appurtenances RORIPAUGH RANCH SPECIFIC PLAN 4-324 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES must be placed so as to be totally obscured from public view. If roof mounted equipment is unavoidable, the design of any roof structure shall screen the equipment and be an integral part of the roof design. RORIPAUGH RANCH SPECIFIC PLAN 4-325 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES NEIGHBORHOOD COMMERCIAL (Planning Area 11) (See Figure 4-142) The following are site -planning guidelines relating to Neighborhood Commercial. It is intended that neighborhood commercial uses will be developed in Planning Area No. 11. Please refer to Section 5.0, Specific Plan Zoning Ordinance, Table 5-4, for site-specific development standards. Site Design • The Neighborhood Commercial center shall be designed to achieve a small-scale appearance. This shall be accomplished by using building articulation and ornamentation, avoiding long flat walls, and distributing the project floor area into smaller buildings as illustrated in Figure 4-90. • All buildings on the site shall have a strong spatial and functional relationship to each other and with adjacent land uses. • Multiple buildings shall be varied in size and mass. • Portions of primary buildings and free standing "satellite" buildings should be located at the street setback lines. • Special pavement and landscape enhancement shall be provided at entrances and pedestrian pathways. • Buildings shall be oriented to take advantage of the views of the site to the south and southeast by designing pedestrian plazas/seating areas that can be used as viewing or outdoor dining areas. Streetscene Provide adequate separation between parking and storefronts to allow for comfortable pedestrian spaces. Vary this distance along the face of building to provide visual interest. • Pedestrian corridors and plazas shall be integrated into the overall design of parking lots. Provide short runs of buildings and pedestrian links to avoid long vistas. • Provide continuity in landscape design, placement of street furniture, sitting areas, decorative paving and pedestrian oriented lighting features into the streetscape. • Paseos or walk links between streets and parking and edged with buildings shall be utilized as pedestrian corridors. • Loading zones shall be designed to minimize exposure to adjacent streets, highways and residential zones by using walls, fences and site plan orientation. • Exterior storage areas and trash enclosures shall be planned in such a manner to minimize the exposure of such elements. • All telephone and electrical lines shall be placed underground. RORIPAUGH RANCH SPECIFIC PLAN 4-326 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Architectural Design Guidelines Distinctive architectural elements that shall be incorporated into the commercial area development are described in this section and include the following: • Strongly articulated building facades and walls; • Pedestrian -friendly spaces, courtyards and arcades; • Decorative details, i.e. tile, ironwork, stonework, and carved woodwork; and • Appropriately scaled plazas with seating, paving and lighting accents; The architectural design of all buildings within the Neighborhood Commercial shall complement the residential architectural styles identified in this section. The following is a list of building elements that should be incorporated into the commercial center: • Significant wall articulation such as insets, pop -outs, and wing walls • Multi -planed pitched roofs with varying roof planes, full roof treatments, arcades and varying building height; • Articulated mass and bulk; • Articulate facades with insets, canopies, window recesses and arches; • High quality wall materials; • Courtyards and plazas with trellises; and • Tower elements Building elements that shall be avoided include the following: • Large blank flat walls; • Franchise architecture; • Flat roofs without a decorative element; • Unpainted concrete or cinder block walls; • Square "box -like" buildings; and • Mixing of elements that are not compatible with one another. Scale and Massing The Neighborhood Commercial center shall be designed so all buildings relate to each other and to the surrounding area with the scale and mass. Special care shall be taken to achieve compatibility of larger buildings next to "satellite" buildings. Unity RORIPAUGH RANCH SPECIFIC PLAN 4-327 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES All buildings within the Neighborhood Commercial center shall be designed so they are architecturally consistent with one another and the surrounding area. Exterior building design including roof design, color, materials, architectural form, and details should be consistent to achieve unity within the center. Windows, Doors and Openings Windows, doors, and openings should be designed as a part of the architectural form of the building. Storefront windows should be recessed or as pop -outs to add visual interest. Windows/doors should also have similar size and shapes to repeat rhythm along the sidewalk. Sills, headers, and moldings should be used to frame openings to enhance the feature. Building Entries All commercial building entries shall be enhanced to announce the point of arrival. Entries shall be consistent with the building architecture. The following are elements that should be incorporated into entries: • Flanked by columns, decorative architectural fixtures or other detail consistent with the architectural style. • Recessed within a larger arched or case decorative opening. • Covered by a portico projecting from the building facade. • Incorporate a pedestrian plaza, landscaping at the point of entry. Roofs All roofs within the Neighborhood Commercial center shall be an integral part of the building design and overall form of the structure. Varying roof planes and building height is strongly encouraged to articulate the building mass. Parapets shall be given special attention to buildings with flat roofs. Parapets should be finished with cornices or and/or other decoration treatment enhancing the building design. Materials and Colors Materials and colors should be varied where appropriate to provide architectural interest. Color contrast however is encouraged to highlight architectural details. Fluorescent paints and overly bright colors should be avoided. Landscaping Substantial landscaping along the front facade of the buildings shall be used soften the mass of the buildings. Parking Design In the Neighborhood Commercial center, the parking shall be designed so it does not dominate the visual image of the center. Large expanses of paving without visual relief should be avoided. RORIPAUGH RANCH SPECIFIC PLAN 4-328 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Because of the mixture of land uses within the center, creative approaches should be integrated into the overall parking design. The following are parking related elements that shall be incorporated into the overall design: o Surface parking lots shall not be located along the exterior or perimeter street unless they are visually screened with landscaping and/or walls compatible with the architecture of the neighborhood commercial center; o Parking lot design shall incorporate pedestrian pathways linking to the Neighborhood Commercial center and surrounding residential neighborhoods. Pathways should be enhanced with seating areas, decorative paving and accent lighting; o Parking lots shall contain both perimeter and internal planter areas with shade trees that will maximize coverage, and shrubs and ground cover that will break up the expanse of asphalt; One landscape finger shall be provided per every 10 parking spaces. o Parking lots shall be divided into smaller parking lots with the incorporation of landscaping, decorative paving and sitting areas; o The parking area and driveways shall be arranged to provide safe ingress and egress. The parking area and adjacent streets shall be designed to offer convenience without disrupting pedestrian circulation; o Adequate parking facilities shall be provided for both visitors of the commercial center and employees. Adjacent parking lots shall have reciprocal ingress and egress access; o Parking areas should be screened from view of public streets and adjacent uses by implementing landscape berms and/or may have low wall structures along the exterior boundaries of parking areas. The landscape berms and/or walls shall be a minimum of 36 inches in height; o Parking is not permitted along the front facade of the major buildings; and o There is restricted access along Murrieta Hot Springs Road, Butterfield Stage Road and Nicolas Road. Street/Plaza Furniture and Bus Shelters Street/plaza furniture and bus shelters within the Neighborhood Commercial development (see Figure 4-142), shall be designed to coordinate in design, style, and color with the principal architectural themes and/or architectural details of the primary structure(s) and building(s) within the development. Pedestrian Pathways Pedestrian pathways shall be placed within the Neighborhood Commercial site to offer places for resting, sitting areas, and other opportunities unique to the pedestrian. Effective placement of such spaces is a critical component of this area. Sidewalks shall be placed adjacent to storefronts and wide enough to encourage browsing, stopping to talk, or walk through. Walls RORIPAUGH RANCH SPECIFIC PLAN 4-329 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Decorative walls and/or screen walls shall be designed to integrate the architecture of the building(s), as well as the landscape design. Signage Signage standards for the Roripaugh Ranch Specific Plan shall be subject to the sign regulations of the Temecula Development Code, Chapter 17.28. These standards are intended to establish requirements for all development and are to be used in conjunction with these Design Guidelines. Placement of signage and lighting shall be sensitive to adjacent residential areas. Lighting Lighting shall be screened from direct view by adjacent residential neighborhoods. All lighting on- site shall conform to applicable Mount Palomar lighting restricted zone requirements. The illumination shall not spill over and adversely affect adjacent properties. Placement of signage and lighting shall be sensitive to adjacent residential areas. Service Facilities All service facilities, trash bins, loading areas, storage areas, utility cabinet, and mechanical equipment shall be designed so they do not create a nuisance to the surrounding areas. Storage Areas All storage areas shall be enclosed or completely screened from view outside the service area. Screening shall include wall, buildings, gates, landscaping, berming or a combination acceptable to the City. The design of all screening elements shall be compatible with the architecture of the surrounding area. Trash Bins Trash bins shall be enclosed within a six-foot wall with solid gates. All trash enclosures are required to have solid covers. The architecture shall incorporate colors, finishes and materials compatible with the surrounding buildings or streetscape theme. Enclosures should be located away from residential uses and should not create a nuisance for adjacent property owners. All trash and garbage bins shall be constructed with masonry walls and metal doors and shall be architecturally compatible with the surrounding buildings. Enclosures near residential areas and/or streets should include screens/solid covers to prevent windblown litter. There shall be a pedestrian access gap to bins that is ADA accessible. Utility Equipment Where possible, utility equipment shall be located in a utility room within a room. If utility equipment is located outside a building, the equipment should be completely screened from view with walls and/or landscaping acceptable to the City. Mechanical Equipment All mechanical equipment shall be concealed from view of public streets and nearby buildings. RORIPAUGH RANCH SPECIFIC PLAN 4-330 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES • Equipment located on the roof shall be screened from view by building elements that are designed as an integral part of the building design. RORIPAUGH RANCH SPECIFIC PLAN 4-331 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-332 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES Neighborhood Commercial RICK SLOPE LANDSCAPE AREAS SEE FIGURE 4-42 ENCLOSED EQUIPMENT AND TRASH SCREENED FROM VIEW MOT efrarlgsIs +40,46. (SEE FIGURE 4-26A) MONUMENT SIGNAGE - TYP. 50 CAR PARK ANO RID DESIGNATION AREA LANDSCAPE EMPHASIS AT MAJOR ENTRY POINTS 1 Roripaugh Ranch MONUMENT SIGNAGE - TYP. SLOPE LANDSCAPE AREAS SEE FIGURE 4-41 ACCENT PAVING AT MAIN DRIVES AND PEDESTRIAN PATHWAYS TRELLIS OUTDOOR DINING PATIO AREA -TYP. Figure 4-142 RORIPAUGH RANCH SPECIFIC PLAN 4-333 SECTION 4 VALLEY NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 4-334 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE 5.0 SPECIFIC PLAN ZONING ORDINANCE Overview Section 5.0 of Specific Plan Amendment No. 4 contains the Amended Specific Plan Zoning Ordinance. It maintains zoning standards and regulations previously adopted for Planning Areas 1 through 9A within Phase 1 (Plateau Neighborhood), as well as Planning Areas 9B, 10, 11, and 12 (Plateau Neighborhood within Phase 2) as reflected in the existing Specific Plan, which includes changes adopted with Specific Plan Amendments No.1 and 2. Specific Plan Amendment No.4 provides for revised development standards for the Planning Areas 13 through 31 within Phase 2 (Valley Neighborhood). 5.0.1 Purpose and Intent The zoning for the Specific Plan area is Specific Plan Overlay. This section of the Specific Plan establishes zoning districts and land use regulations and standards that will control land use and development in the land uses identified for the Specific Plan area. These regulations amend and supersede the regulations of the Temecula Development Code. Where standards and regulations are not specified in this Specific Plan, the requirements of the Temecula Development Code II provide the regulatory authority. This section also identifies the procedures to be used to review site plans for development projects proposed within the Specific Plan area. Special standards for residential development are also included here. The Site Planning and Architectural Design Guidelines in Section 4.0 are intended to be used in conjunction with the zoning and development standards stated here. The following standards will serve as the primary mechanism for implementation of the land uses for the Roripaugh Ranch Specific Plan. These regulations provide an appropriate amount of flexibility to anticipate future needs and to achieve compatibility between land uses. Principal land uses for the Specific Plan shall be as follows: 1. Residential Land Uses: • Low Density (L) Single -Family Detached: (PA 19, 20B, 21, and 33A) • Low Density Estates (L -E) Single -Family Detached: (PA10) • Low Medium (LM) Density Single -Family Detached: (PA 1A -4B, 16A, 16B, 17A, 17B, 18A, 18B, 18C, 20A, and 24) • Medium (M1) Density Single -Family Detached : (PA15, 22, 23A, and 31B) • Medium (M2) Density Single -Family Detached: (PA14, and 31A) • Multi -Family (MF) Attached: (PA 28 and 29) 2. Commercial: • Neighborhood Commercial: (PA 11) 3. Parks and Open Space: • Private Recreation Centers (PA 5, 23B, 30) • Private Mini -Park (PA 1B) • Parks (PA 6, 27) • Open Space o Habitat (OS): (PA 8,9A, 98, and 13) RORIPAUGH RANCH SPECIFIC PLAN 5-1 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE o Flood Control (OS): (PA 78, 7C, 25, and 26) o Park and Ride/Trailhead (OS): (PA 33B) o Landscape Slope (OS): (PA 7A and portion of 6) 4. Designated Elementary and Middle School Sites: (PA28 and 29) See special provisions designating schools at one or both of these sites in Section 2.1, Schools, and Sections 4.0.17 and 4.0.18. 5. Fire Station: (PA 32) 5.0.2 General Provisions This section of the development regulations states the general rules that must be observed by all development projects in order to protect the public health, safety and welfare. These regulations apply to all planning areas within the Roripaugh Ranch Specific Plan, unless otherwise specified. 1. Roripaugh Ranch Site Planning and Architectural Design Guidelines All development within the Roripaugh Ranch Specific Plan area is subject to the policy provisions of the Site Planning (Sections 3.1 and 4.1) and Architectural Design Guidelines (Sections 3.1 and 4.1) adopted by ordinance of the City of Temecula City Council. The Design Guidelines in conjunction with the development standards contained in this Specific Plan and those of the Temecula Development Code shall regulate development within the Specific Plan area. The Design Guidelines will be administered through the City of Temecula Planning Department. All development within the Roripaugh Ranch Specific Plan area shall be subject to the Development Standards in this section of the Specific Plan. 2. Code Compliance All construction and development within the Roripaugh Ranch Specific Plan area shall comply with applicable provisions of the Specific Plan, the Uniform Building code and the various related mechanical, electrical, plumbing and fire codes, water ordinance, grading and excavation codes and subdivision codes, in effect in the City of Temecula at the time grading/building permits are obtained. 3. Setback Requirements The setback requirements are as specified within the standards identified in the plan for each zoning district. If not otherwise specified, all setbacks shall be determined as the perpendicular distance from the existing or planned street right-of-way line or property line, to the foundation point of the closest structure. 4. Exceptions If specific development standards have not been established or if an issue, condition or situation arises or occurs that is not clearly understandable in the Specific Plan, then those regulations and standards of the City of Temecula Development Code that are applicable for the most similar use, condition or situation shall apply as determined by the Community Development Director. RORIPAUGH RANCH SPECIFIC PLAN 5-2 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE 5. Enforcement Enforcement of the provisions herein shall be in the manner specified in the Temecula Municipal Code for zoning enforcement 6. Unspecified Uses Whenever a use has not specifically been listed as being a permitted use in a particular zone classification within the Specific Plan, it shall be the duty of the Community Development Director to determine if said use is: (1) consistent with the intent of the zone; and (2) compatible with other listed permitted uses. Any person aggrieved by the decision may appeal to the Planning Commission. 5.0.3 Residential Development Standards The Roripaugh Ranch Specific Plan provides a mix of diverse housing products, including five different housing types that fall within three of the City's General Plan residential designations and Public Institution designations: Temecula General Plan Specific Plan Designation Residential Designation L (0.5 ac, 20,000 sq. ft.) Low Density Residential Single -Family (1-2 du/ac) Single -Family (.5-2 du/ac) L -E (10,000 sq. ft.) Low Density Residential Single -Family (1-2 du/ac) Single -Family (.5-2 du/ac) LM (5,000; 5,400; 5,500; 6,000; 7,000) Residential Single -Family (2-5 du/ac) Low Medium Density Single -Family (3-6 du/ac) M1 (4,000; 4,500; and 4,950) Medium Density Residential Single -Family (7-12 du/ac) Single -Family (7-12 du/ac) M2: (3,000; 3,600) Single -Family (7-12 du/ac) MF (No minimum lot size) Multi -family attached (13-20 du/ac) Single -Family Detached Public Institutional As part of SPA 4 the underlying General Plan land use designations within Phase 2 were changed to Specific Plan Implementation (SPI) DESCRIPTION OF RESIDENTIAL DISTRICTS LOW DENSITY RESIDENTIAL (L) - PLANNING AREAS NO. 19. 20B. 21. and 33A The Low Density Residential (L) zoning district is intended to provide for the development of RORIPAUGH RANCH SPECIFIC PLAN 5-3 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE single-family detached homes on large lots with a unique character of development. Typical lot sizes in the L zoning district will be a minimum of 20,000 square feet, except for 1/2 -acre minimum lots along the east exterior perimeter of Planning Areas 19, , and 1 acre along the western perimeter of 33A. LOW DENSITY ESTATES RESIDENTIAL (L -E) - PLANNING AREA NO. 10 The Low Density Estates Residential (L -E) zoning district is intended to provide for the development of single-family detached homes on large lots with a unique character of development. Typical lot sizes in the L -E zoning district will be a minimum of 10,000 square feet. LOW MEDIUM DENSITY (LM) - PLANNING AREAS NO. 1A, 2, 3, 4A, 4B, 16A 8116B. 17 & 17B. 18A. 18B & 18C. and 24. The Low Medium (LM) zoning district is intended to provide for the development of single-family homes on lots of 5,000 square feet to 7,000 square feet. Planning Areas 1, 2, 3, 4A, 48, 16B,17B, and 18B shall have a minimum lot size of 5,000 sq. ft. Planning Areas 18C, 20A, and 24 shall have a minimum lot size of 5,400 sq.ft. Planning Area 16A shall have a minimum lot size of 5.500 s.f.; Planning Area 17A shall have a minimum lot size of6,000 s.f.; and Planning Area 18A shall have a minimum lot size of 7,000 s.f. MEDIUM DENSITY (M1) - PLANNING AREAS NO. 15, 22, 23B, AND 31B The Medium (M1) zoning district is intended to provide for the development of single-family homes on lots of 4,000.minimum square feet to 4,950 s.f.; Planning Areas 15 and 31B shall have a minimum lot size of 4,000 s.f.; Planning Area 22 shall have a minimum lot size of 4,500 s.f; and Planning Area 23A a minimum lot size of 4,950 s.f. MEDIUM DENSITY (M2) -PLANNING AREAS NO. 12.14. AND 31A The Medium (M2) zoning district is intended to provide for the development of detached single- family development on minimum lot sizes of 3,000 square feet and 3,600 sq.ft. Planning Area 12 shall have a minimum lot size of 3,000 s.f. and Planning Areas 14 and 31A shall have a minimum lot size of 3,600. RESIDENTIAL (MF)- PLANNING AREAS 28 AND 29 The Multi -family (MF) zoning district is primarily intended to facilitate the construction of an Elementary School and Middle School, should the School District determine one or both of the schools are necessary and enters into a School Mitigation Agreement with the project developer. One or both of the proposed school sites can be converted to residential uses at the High Residential Designation if the School District determines that neither one, or both, of the schools is necessary provided that all the following are met: 1. The School District has indicated in writing that they are no longer interested in using Planning areas 28 or 29 as school sites; 2. The maximum density of dwelling units within any one, or both of the Planning Areas combined, is 20 DUs/ AC (High Residential Designation); and 3. The total number of residential units for the entire project does not exceed 2,015. 4. Following approval of the Tentative Map, the project Developer has notified the School District and the Director of Community Development in writing of the Planning Areas and RORIPAUGH RANCH SPECIFIC PLAN 5-4 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE number of units the project Developer elects to develop for Age Qualified/Restricted residential use. 5. The project Developer files for a site development permit for residential use of either school site. The District and Project Developer may enter into a mitigation agreement for the School, establishing the Project Developer Fee and other obligations. The school mitigation agreement may allow for the mutually agreeable relocation of the school sites and adjustment of their boundaries. USE REGULATIONS The list of land uses in the following table shall be permitted in one or more of the residential zoning districts as indicated in the columns corresponding to each residential zoning district. Where indicated with a letter "P", the use shall be a permitted use. Where indicated with a "-", the use is prohibited within the zone. Where indicated with a letter "C", the use shall be conditionally permitted subject to approval of a conditional use permit. Table 5-1 Schedule of Permitted Uses - Residential Districts Description of Use L L -E LM M1 M2 MF Single-family detached P P P P P P Single-family attached -- - - - P Single-family zero lot line -- - - P P Single-family attached greater than two units -- - - - P Multiple family -- - - - P Manufactured homes P P P P P - Mobilehome park -- - - - - Facilities for the mentally disordered, handicapped, or dependent or neglected children (six or fewer) P P P P P P Facilities for the mentally disordered, handicapped, or dependent or neglected children (seven to twelve) -- - - - - Alcoholism or drug abuse recovery or treatment facility (six or fewer) P P P P P - Alcoholism or drug abuse recovery or treatment facility (seven or more) -- - - - - Residential care facilities for the elderly (six or fewer) P P P P P P Residential care facilities for the elderly (seven or more) -- - - - - Congregate care residential facilities for the elderly -- - - - - Boarding, rooming and lodging facilities -- - - - - Secondary dwelling units as defined by the City Development Code P P P - - - Granny Flat P P P - - - Family day care homes -small (four or fewer) P P P P P P Family day care homes -larger C C C - - - Day care centers C C C - - - Bed and breakfast establishments -- - - - - Emergency shelters -- - - - - Transitional Housing -- - - - - Nonresidential RORIPAUGH RANCH SPECIFIC PLAN 5-5 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-1 Schedule of Permitted Uses - Residential Districts Description of Use L L -E LM M1 M2 MF Agricultural/open space uses -- 10,000 - - - - Religious institutions5 C C C C C C Utility facilities C C C C C C Educational institutions -- - - - P Public libraries -- - - - - Public museums and art galleries (not for profit) -- NA - - - - Kennels and catteries -- - - - - Non-commercial keeping of horses -- - - - - Temporary real estate tract offices P P P P P P Recreational vehicle storage yards -- - - - - Parking for commercial uses -- - - - - Nonprofit clubs and lodge halls -- - - - - Convalescent facilities -- - - - - Golf courses -- - - - - Home occupations P P P P P - Construction trailers3 P P P P P P 1. A CUP Processed for large family day care homes is subject to Health and Safety Code Section 1597.46(a)(3),In accordance there with, notice of the application being filed shall be mailed to surrounding property owners within one hundred feet only and the notice shall indicate that unless a request for a hearing is made by such surrounding property owner or other "affected person", the CUP will issue within twenty days of the notice. If a hearing is requested, the planning depat tient shall schedule such hearing within thirty days of the request and the hearing shall be held within thirty days of being scheduled. 2. Allowed only within a single-family residence. 3. The Community Development Director shall have the discretion to waive submittal of an Administrative Development Plan if it is determined that the construction trailer will not have an adverse on adjacent residences or businesses. 4. Religious institutions shall not be permitted in Planning Areas 1A, 2, 3,4A and 4B. DEVELOPMENT STANDARDS In the Low (L), Low Estates (L -E), Low Medium (LM), Medium (M1 and M2), MF Zones development standards are as follows: Table 5-2 Development Standards - Residential Districts Residential Development L L -E LM' M11 M21 MF Standards 20,000 10,000 5,000 to 4,000 to 3,000 to 3,000 (Minimum Lot Size in Feet) 7,000 4,950 3,600 19, 20B, 10 1A, 2, 3, 4A, 15, 22, 12,14, 31A 28, 29 21, and 4B,16A, 23A,17 Planning Area 33A 16B, 17A, 17B, 18C, 20A, 24 31B Minimum gross lot area 20,000 NA NA NA NA NA (square feet) 1/2 acre* *Lots in PA 19 that abut the eastern Project boundary shall be a minimum of Y2 acre. 1 acre** **Lots along the western RORIPAUGH RANCH SPECIFIC PLAN 5-6 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-2 Development Standards - Residential Districts Residential Development Standards (Minimum Lot Size in Feet) L 20,000 L -E 10,000 LM1 5,000 to 7,000 M11 4,000 to 4,950 M21 3,000 to 3,600 MF 3,000 Planning Area 19, 20B, 21, and 33A 10 1A, 2, 3, 4A, 4B,16A, 16B, 17A, 17B, 18C, 20A, 24 15, 22, 23A,17 31B 12,14, 31A 28, 29 perimeter of PA 33A shall be a minimum of lacre. Dwelling units per net acre 1.2 du/ac 1.7 du/ac 5.2 du/ac 4.0 du/ac 6.1 du/ac 10.1 du/ac Minimum lot frontage at front property line 30 ft. 25 ft. 25 ft. 25 ft. 25 ft. NA Minimum lot frontage for a flag lot at front property line 25 ft. 20 ft. 20 ft. 20 ft. 20 ft. NA Minimum width at required front yard setback area 50 ft. 40 ft. 40 ft. 40 ft. 40 ft. NA Minimum lot width *The lot width for both 20,000 sq. ft. lots and Y2 acre and 1 acre lots shall be substantially the same. 60 ft.* 50 ft. 40 ft. 40 ft. 40 ft. NA Minimum lot depth 90 ft.* 80 ft. 80 ft. 80 ft. 75 ft. NA Minimum front yard setback - Front entry garages - Side entry garages - Lots abutting Murrieta Hot Springs between Pourroy Rd. and the MWD easement may be reduced by three (3) feet 25 ft. 18 ft. 10 ft. 20 ft. 18 ft. 10 ft. 10 ft. 18 ft. 10 ft. 10 ft. 18 ft. 10 ft. 10 ft. 18 ft. 10 ft. 10 ft. 18 ft. 10 ft. Minimum corner side yard setback 15 ft. 15 ft. 15 ft. 15 ft. 15 ft. 15 ft. 2Minimum interior side yard setback 10 ft. 10 ft. 5 ft. 5 ft. 5 ft. 3 ft. 4 Minimum rear yard setback - Setbacks for lots abutting Planning Area 7A along the southern property line shall have a 25' minimum rear yard setback. - Lots abutting Multi -use trail in PA 19, 20 and 21. - Setbacks for lots abutting Murrieta Hot Springs between Pourroy Rd. and the MWD easement may be reduced by staff by three (3) feet 20 ft. 25 ft 50 ft. 20 ft. 50 ft. 20 ft. 20 ft. - 15 ft. - 10 ft. - 15 ft. Minimum Rear Yard Setbacks - Deep Recessed - Rear Access 5 ft. - 5 ft. - 5 ft. 3 ft. 5 ft. 3 ft. 5 ft. 3 ft. 5 ft. 3 ft. 2 stories, 2 2 stories, 2 Y2 2 Y2 3 RORIPAUGH RANCH SPECIFIC PLAN 5-7 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-2 Development Standards - Residential Districts Residential Development Standards (Minimum Lot Size in Feet) L 20,000 L -E 10,000 LM' 5,000 to 7,000 M11 4,000 to 4,950 M21 3,000 to 3,600 MF 3,000 Planning Area 19, 20B, 21, and 33A 10 1A, 2, 3, 4A, 4B,16A, 16B, 17A, 17B, 18C, 20A, 24 15, 22, 23A,17 31B 12,14, 31A 28, 29 Maximum height 35 feet stories, 35 feet 35 feet stories, 35 feet stories, 35 feet stories, 45 feet Maximum percentage of lot coverage 50% 50% 60% 65% 65% 60% Minimum garage size (interior space)3 20' x 20' 20' x 20' 20' x 20' 20' x 20' 20' x 20' 20' x 20' 1. See Section 5.3.1 for application of minimum lot sizes to individual Planning Areas 2. Fireplace may project not more than two (2) feet into the side yard setback provided the width of the fireplace does not exceed eight (8) feet in width 3. Where tandem parking is utilized, minimum garage size shall be 13' x 44'. All dimension measures for garage interior space are to be "clear", free of obstructions from construction details or appliances. 4. No encroachments into the required side yard setback is permitted. Note: Setbacks for structures located adjacent to the Fuel Modification Zones shall be determined at the Tentative Map stage, based on the criteria provided by the City Fire and Planning Departments. ACCESSORY STRUCTURE DEVELOPMENT STANDARDS The following development standards shall apply to all residential developments in all of the residential zoning districts within the Specific Plan. In the event of a discrepancy or ambiguity of these standards, the Director of Community Development shall have the authority to determine the appropriate standard on a case-by-case basis. Table 5-2.1 Accessory Structure Setbacks Accessory Structure Front Rear Side Minimum Distance to Front Property Line Minimum Distance to Rear Property Line Minimum Distance to Side Property Line Detached second unit 3,4 Not permitted in the actual front yard Refer to the rear yard setbacks in Table 17.06.050 of the Temecula Development Code Refer to the rear yard setbacks in Table 10.06.040 of the Temecula Development Code Detached granny unit or guest house 3,4 Not permitted in the actual front yard Refer to the rear yard setbacks in Table 10.06.040 of the Temecula Development Code Refer to the side yard setbacks in Table 17.06.050 of the Temecula Development Code Garage 20 ft. 0 in. (Entrance faces street) 10ft. 0 in. (If entrance from side not facing 5 ft. min but no less than 15 ft. from centerline of alley 5 ft. min RORIPAUGH RANCH SPECIFIC PLAN 5-8 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-2.1 Accessory Structure Setbacks Accessory Structure Front Rear Side Minimum Distance to Front Property Line Minimum Distance to Rear Property Line Minimum Distance to Side Property Line 2 ft. front yard) Awning or canopy (with no vertical supports) Awning or canopy (with vertical supports measures at vertical supports) 4 ft. 0 in. 6 ft. 0 in. Storage/utility enclosure Not permitted 3 ft. 3 ft. Swimming pool 4 Not permitted 5 ft. (water's edge) 5 ft.(water's edge) Swimming pool equipment4 Not permitted 3 ft. 3 ft. Spa Not permitted 3 ft.(water's edge) 3 ft.(water's edge) Antennas Not permitted 5 ft. 5 ft. Gazebo/garden structure Not permitted 5 ft. 5 ft. (10 ft. if a corner lot) Solar collector Not permitted in front yard 3 ft. 0 in. 3 ft. 0 in. Decks Not permitted 5 ft. min 5 ft. 0 in. Patio covers measure at vertical supports 15 ft. 5 ft. min 5 ft. 0 in. Roof deck 18 ft. - all districts 20 ft.-L,LE, LM Districts 15 ft -M1, M2, MF Must meet district side yard setback 1. On a corner lot, accessory structures are not permitted unless otherwise noted above. 2. Accessory structures with walls must be separated from other accessory and primary structure by at least six feet. 3. Second units and granny flats that are attached to the main structure shall comply with the setback and yard requirements contained in Table 5.2. 4. Not permitted in the M1 and M2 zones. Note: Setbacks for structures located adjacent to the Fuel Modification Zones shall be determined at the Tentative Map stage, based on the criteria provided by the City Fire and Planning Departments. YARD ENCROACHMENT DEVELOPMENT STANDARDS The following development standards shall apply to all residential developments in all of the residential zoning districts within the Specific Plan. In the event of a discrepancy or ambiguity of these standards, the Director of Community Development shall have the authority to determine the appropriate standard on a case-by-case basis. Table 5-2.2 Maximum Encroachments into Required Yard Areas Item Maximum Encroachments in Yard Area Front Rear Side' Architectural features (such as wall projections, eaves, overhangs, extensions, decorative materials and artwork). 2 ft. 2 ft. 2 ft. Awning or canopy (with no vertical supports) Awning or canopy (with vertical supports measures at vertical supports) 4 ft. 0 in. 6 ft. 0 in. 4 ft. 0 in. 6 ft. 0 in. 3 ft. 0 in. 3 ft. 0 in. Balconies or stairways 3 ft. 6 in. 3 ft. 6 in. 3 ft. 6 in. Bay windows 2 ft. 6 in. 2 ft. 6 in. 2 ft. 6 in. Chimneys and air conditioning units 2 ft. 6 in. 2 ft. 6 in. 2 ft. 6 in. RORIPAUGH RANCH SPECIFIC PLAN 5-9 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-2.2 Maximum Encroachments into Required Yard Areas Item Maximum Encroachments in Yard Area Front Rear Side' Porch 6 ft. 0 in. 3 ft. 0 in. 3 ft. 0 in. Stairway landings 6 ft. 0 in. 6 ft. 0 in. 3 ft. 6 in. 1. On a corner lot, projections permitted in a front yard setback also apply to a street side yard. 2. The deck and its railing shall not exceed the building height limit for the applicable zoning district. Note: Setbacks for structures located adjacent to the Fuel Modification Zones shall be determined at the Tentative Map stage, based on the criteria provided by the City Fire and Community Development Departments. RORIPAUGH RANCH SPECIFIC PLAN 5-10 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE 5.0.4 Neighborhood Commercial (Planning Area 11) DESCRIPTION OF NEIGHBORHOOD COMMERCIAL The Neighborhood Commercial/Zoning District (Planning Area 11) will include a variety of different types of land uses. Uses within this planning area include smaller -scale business activities which generally provide retail and/or convenience services for residents within Roripaugh Ranch. The following are the zoning regulations relating to Planning Area11. USE REGULATIONS The list of land uses in the following table shall be permitted in the neighborhood commercial zoning district. Where indicated with a letter "P", the use shall be a permitted use. Where indicated with a "-", the use is prohibited within the zone. Where indicated with a letter "C", the use shall be conditionally permitted subject to approval of a conditional use permit. Table 5-3 Schedule of Permitted Uses - Neighborhood Commercial Center (PA -11) Description of Use NC A Adult business subject to Chapter 5.08 of the Temecula Municipal Code - Aerobics/dance/gymnastics/jazzercise/martial arts studios (less than 5,000sq. ft.) P Aerobics/dance/gymnastics/jazzercise/martial arts studios (greater than 5,000sq. ft.) P Alcoholism or drug treatment facilities - Alcohol and drug treatment (outpatient) - Alcoholic beverage sales C Ambulance services - Animal hospital/shelter - Antique restoration - Antique sales (less than 5000 sq. ft.) P Apparel and accessory shops P Appliance sales and repairs (household and small appliances) P Arcade (pinball and video games) - Art supply stores P Auction houses - Auditoriums and conference facilities C Automobile dealers (new and used) - Automobile sales (brokerages) -showroom only (new and used)- no outdoor display - Automobile repair services - Automobile rental - Automobile painting and body shop - Automobile service stations with alcoholic sales - Automotive service stations (not selling beer and/or wine) with or without an automated car wash P Automobile parts -sales C Automobile oil changes/lube services with no major repair C B Bakery goods distribution - Bakery retail P Bakery wholesale - Banks and financial institutions P RORIPAUGH RANCH SPECIFIC PLAN 5-11 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-3 Schedule of Permitted Uses - Neighborhood Commercial Center (PA -11) Description of Use NC Barber and beauty shops P Bed and breakfast - Bicycle (sales, rentals, services) P Billiard parlor/pool hall - Binding of books and similar publications - Blood bank P Blueprint and duplicating and copy services P Bookstores P Building materials sales (with the exterior storage/sales area less than 50 percent of total sales area) - Building materials sales (with the exterior storage/sales area greater than 50 percent of total sales area) - Butcher shop P C Cabinet shop - Cabinet shops under 20,000 sq. ft. - no outdoor storage - Camera shop (sales/minor repairs) P Candy/confectionery sales P Car wash, full service/self service - Carpet and rug cleaning - Catering services P Clothing sales P Coins, purchase and sales P Communication and microwave installations) - Communication equipment sales' C Community care facilities C Computer sales and services P Congregate care housing for the eldery2 C Construction equipment sales, services or rental - Contractor's equipment sales, services or rental - Convenience market - Costume rentals P Crematoriums - Cutlery P D Data procession equipment and systems - Day care centers P Delicatessen P Discount/department store P Distribution facility - Drug store/pharmacy P Dry cleaners P Dry cleaning plant - E Emergency shelter - Equipment sales and rentals (no outdoor storage) P Equipment sales and rentals (outdoor storage) - F Feed and grain sales - Financial, insurance, real estate offices P RORIPAUGH RANCH SPECIFIC PLAN 5-12 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-3 Schedule of Permitted Uses - Neighborhood Commercial Center (PA -11) Description of Use NC Fire and police stations P Floor covering sales P Florist shop P Food processing - Fortunetelling, spiritualism, or similar activity P Freight terminals - Fuel storage and distribution - Funeral parlors, mortuary - Furniture sales (Less than 10,000 sq. ft.) P Furniture transfer and storage - G Garden supplies and equipment sales and service C Gas distribution, meter and control station - General merchandise/retail stores less than 10,000 sq. ft. P Glass and mirrors, retail sales P Government offices P Grocery store, retail P Grocery store, wholesale - Guns and firearm sales - H Hardware stores P Health and exercise club P Health food store P Heath care facility P Heliport - Hobby supply shop P Home and business maintenance service - Hospitals - Hotels/motels - I Ice cream parlor P Impound yard - Interior decorating service P 1 Junk or salvage yard - K Kennel - L Laboratories, film, medical, research or testing centers - Laundromat P Laundry service (commercial) - Libraries, museums, and galleries (private) C Liquid petroleum, sales and distribution - Liquor stores C Lithographic service - Locksmith P M Machine shop - Machinery storage yard - Mail order business P RORIPAUGH RANCH SPECIFIC PLAN 5-13 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-3 Schedule of Permitted Uses - Neighborhood Commercial Center (PA -11) Description of Use NC Manufacturing of products similar to, but not limited to the following: Custom-made product, processing, assembling, packaging, and fabrication of goods, within enclosed building (no outside storage), such as jewelry, furniture, art objects, clothing, labor intensive manufacturing, assembling, and repair processes which do not involve frequent truck traffic. Compounding of materials, processing, assembling, packaging, treatment or fabrication of materials and products which require frequent truck activity or the transfer of heavy or bulky items. Wholesaling, storage, and warehousing within enclosed building, freight handing, shipping, truck services and terminals, storage and wholesaling from the premises of unrefined, raw or semi -refined products requiring further processing and manufacturing, and outside storage. Uses under 20,000 sq. ft. with no outside storage - Massage3 P Medical equipment sales/rental P Membership clubs, organizations, lodges C Mini -storage or mini -warehouse facilities - Mobilehome sales and services - Motion picture studio - Motorcycle sales and service - Movie theaters C Musical and recording studio C N Nightclubs/taverns/bars/dance club/teen club C Nurseries (retail) - Nursing homes/convalescent homes C 0 Office equipment supplies, sales/services P Offices, administrative or corporate headquarters with greater than 50,000 sq. ft. - Offices, professional service with less than 50,000 sq. ft., but not limited to, business law, medical, dental, veterinarian, chiropractic, architectural, engineering, real estate, insurance P P Paint and wallpaper stores P Parcel delivery services - Parking lots and parking structures C Pawnshop C Personal service shops P Pest control services - Petgrooming/petshop P Photographic studio P Plumbing supply yard (enclosed or unenclosed) - Postal distribution - Postal services P Printing and publishing (newspapers, periodicals, books, etc.) - Private utility facilities (Regulated by the Public Utilities Commission) P Q Reserved - RORIPAUGH RANCH SPECIFIC PLAN 5-14 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-3 Schedule of Permitted Uses - Neighborhood Commercial Center (PA -11) Description of Use NC R Radio and broadcasting studios, offices - Radio/television transmitter - Recreational vehicle parks - Recreational vehicle sales - Recreational vehicle, trailer, and boat storage within an enclosed building - Recycling collection facilities P Recycling processing facilities - Religious institutions, without a daycare or private school C Religious institution, with a daycare C Religious institution, with a daycare C Restaurant, drive-in/fast food C Restaurant and other eating establishments P Restaurants with lounge or live entertainment C Rooming and boarding houses - S Scale, public - School, business and professional C Schools, private (kindergarten through Grade 12) C Scientific research and development offices and laboratories - Solid waste disposal facility - Sports and recreational facilities C Swap meet, entirely inside a permanent building - Swap meet, outdoor - Swimming pool supplies/equipment sales P T Tailor shop P Taxi or limousine service - Tire sales - Tobacco shop P Tool and die casting - Transfer, moving and storage - Transportation terminals and stations C Truck sales/rentals/service - TV/VCR repair P U Upholstery shop - V Vending machine sales and services - W Warehousing/distributions - Watch repair P Wedding chapels - Welding shop - Welding supply and service (enclosed) - Y Reserved - Z Reserved - RORIPAUGH RANCH SPECIFIC PLAN 5-15 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE 1. Subject to the provisions contained in Section 17.40 of the City of Temecula Development Code. 2. Subject to the provisions contained in Section17.06.050.H of the City of Temecula Development Code. 3. Subject to the provisions contained in Section 5.22 of the City of Temecula Municipal Code. DEVELOPMENT STANDARDS The following standards of development shall apply in the Neighborhood Commercial: Table 5-4 Development Standards - Neighborhood Commercial (Commercial Uses - PA 11) Minimum gross area for site 2 acres for common lot centers, 30,000 square feet for single lots Target floor area ratio .3 Maximum floor area ratio with intensity bonus as per Section 17.08.050 .50 Front yard adjacent to street: -Butterfield Stage Road/Murrieta Hot Springs Road -"A" and "B" Street 20 feet, structure & parking 20 feet, structure & parking Yard adjacent to residentially zoned property 25 feet, structure & parking Accessory structure side/rear yard setback 10 feet Minimum building separation: -One story: -Two stories: -Three stories or more: 10 feet 15 feet 20 feet Maximum building height 50 feet Maximum percent of lot coverage 40% Minimum required landscaped open space 20% Fence, wall or hedge screening outdoor storage maximum height 6 feet Minimum building setback separation: -Two stories: -Three stories or more: 15 feet 20 feet RORIPAUGH RANCH SPECIFIC PLAN 5-16 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE 5.0.5 Parks and Open Space (Planning Areas 1B, 5, 6, 7A, 7C, 8, 9A, 9B, 13, 23B, 25, 26, 27, And 30) DESCRIPTION OF PARKS AND OPEN SPACE Parks (P) and Open Space (OS) zoning district is intended to promote a wide range of public and private recreational uses in the community. These uses include community facilities, golf courses, health clubs, public parks and recreation areas, sports parks, or other outdoor athletic facilities and similar outdoor commercial recreational uses. USE REGULATIONS The list of land uses in the following table shall be permitted in one or more of the park and open space zoning district as indicated in the columns corresponding to each zoning district. Where indicated with a letter "P", the use shall be a permitted use. Where indicated with a "-", the use is prohibited within the zone. Where indicated with a letter "C", the use shall be conditionally permitted subject to approval of a conditional use permit. Table 5-5 Schedule of Permitted Uses - Parks and Recreational Uses Schedule of Uses P (Private) P (Public) OS Habitat OS Flood Control OS Other Planning Area 1B, 5, 23B and 30 6 and 27 8, 9A, 9B, and 13 7C, 25, and 26 Portion sof 5, 7A, and 33B Agricultural Uses -- - - - Athletic field P P - - - Bicycle paths P P - P P Campground -- - - - Caretakers quarters -- - - - Cemeteries, mausoleums and related uses -- - - - Game courts, badminton, tennis, racquetball P P - - - Golf driving range not part of a golf course -- - - - Golf course and clubhouses P P - - - Government and public utility facilities C C - P P Gymnasium P P -- - Utility Maintenance Access Roads 2 - - - P - Microwave antenna/tower' -- - - - Nature centers/exhibits -- - - - Nurseries -- - - - Group picnic facilities P P - - - Private parks and recreation facilities P P - P P Parking areas P P - - - Public parks and recreational facilities P P - P P Recreational vehicle park -- - - - Riding stable, public or private -- - - - Shooting galleries, ranges, archery courses -- - - - Single-family dwellings -- - - - RORIPAUGH RANCH SPECIFIC PLAN 5-17 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE Table 5-5 Schedule of Permitted Uses - Parks and Recreational Uses Schedule of Uses P (Private) P (Public) OS Habitat OS Flood Control OS Other Planning Area 1B, 5, 23B and 30 6 and 27 8, 9A, 9B, and 13 7C, 25, and 26 Portion sof 5, 7A, and 33B Trails3 - - P P - Tree farms -- 25 feet - - - 1. See Zoning Appendix for Development Code 17.40 for antenna information 2. Utility/flood facility maintenance access permitted with resource agency and Community Development Director approval. 3. Trails permitted with the approval of the responsible resource agency and Community Development Department Director. DEVELOPMENT STANDARDS In the Parks and Open Space districts development standards are as follows: Table 5-6 Development Standards - Parks and Open Space Standards Development Standards Planning Area 1B, 5, 6, 23B,27, and 30 7A, 7C, 8, 9A, 9B, 13, 25, 26, and 33B Minimum lot size 10,000 sq. ft. - Minimum lot coverage 25% - Maximum height 35 feet' - Floor area ration .1 - Setback for parking areas and structures 25 feet - Minimum open space/landscaping 75% 100% 1. Excludes light poles and communication facilities RORIPAUGH RANCH SPECIFIC PLAN 5-18 SECTION 5 SPECIFIC PLAN ZONING ORDINANCE 5.0.6 Public Institutional (Planning Area 32) Description of Public Institutional (Fire Station) The purpose of this district is to facilitate construction of a public and quasi -public uses in appropriate areas of the city. Planning Area 32 has been developed as a fire station (Station #95) on a 1.5 -acre site. Use Regulations Planning Area 32 shall only be designated as a Fire Station. 5.0.7 Parking Requirements Refer to Chapter 17.24 of the City Development Code for parking requirements. RORIPAUGH RANCH SPECIFIC PLAN 5-19 SECTION 6 IMPLEMENTATION 6.0 IMPLEMENTATION Section 6.0 includes items related to the implementation of Phase II of Roripaugh Ranch, including the timing and responsibility of improvements, as amended in the Third Amendment to the Specific Plan. Any previously approved implementation measures and building permit thresholds associated with Phase I remain unchanged. RORIPAUGH RANCH SPECIFIC PLAN 6-1 SECTION 6 IMPLEMENTATION 6.1 IMPLEMENTATION MEASURES To implement the master plans in Section 2.0: Specific Plan Components, the following measures are recommended: 6.1.1 Comprehensive Land Use Plan 1. Lots created pursuant to this Specific Plan and any subsequent tentative maps shall be in conformance with the development standards of the Specific Plan Zone applied to the property, and all other applicable City standards. 2. Development applications which incorporate common areas shall be accompanied by design plans specifying location and extent of landscaping, slopes, streetscapes, structures and circulation (vehicular and non -vehicular). 3. The developer shall provide CC&R's at the time final maps are recorded to ensure adequate access and maintenance responsibilities. 6.1.2 Circulation Master Plan 1. All tentative tract maps shall comply with the on-site and off-site street improvement recommendations/mitigations as stated in the Specific Plan and Mitigation Monitoring Program. The mitigation measures will be incorporated as conditions of approval for the tentative tract maps. The off-site improvements associated with each tentative tract map shall be coordinated with the overall road improvement -phasing plan. 2. The following measures are proposed to mitigate the project's traffic -related impacts and shall be used to implement the mitigation measures in this section: a) All proposed road improvements shall include associated flood control, storm drain, water, and sewer lines. b) All references to bridges shall mean hydro -arch bridges or other designs as approved by the City Engineer. c) Full -width improvements shall consist of the complete street and landscape improvements within the right-of-way. d) Half -width improvements shall consist of the construction of the improvements from the curb to the raised landscaped median, the full -width raised and capped median, where applicable, and a travel lane adjacent to the median on the unimproved half. e) On -center improvements shall mean: i. A 38' width improvement consisting of two 14' travel lanes and a 10' turn lane; or ii. A 40' width improvement consisting of two 14' travel lanes and a 12' turn lane 3. Prior to the issuance of building permits for each phase, the developer or the CFD must construct the improvements identified in Section 6.2: Timing and Responsibility of Improvements. The City reserves the right to withhold building permits in excess of those indicated below until the mitigation measures necessary to improve the Level of Service D or better are completed for each phase of development, except for the RORIPAUGH RANCH SPECIFIC PLAN 6-2 SECTION 6 IMPLEMENTATION following five intersections that will exceed City standards even without project - related traffic: 1) the I-15 southbound ramp at Winchester Road; 2) the I-15 southbound ramp at Rancho California Road; 3) the intersection of Ynez Road at Winchester Road; 4) the intersection of Ynez Road at Rancho California Road; and 5) the intersection of Margarita Road at Winchester Road. However, the developer is still responsible to comply with the mitigation measures for the improvement of the above five intersections. The developer and/or CFD will be responsible for pursuing right-of- way acquisition where necessary, for any required onsite and offsite improvements. 4. The developer shall provide appropriate fair share contribution to the improvements as shown in Table 6-1 (formerly Table 2-3). Table 6-1 Project Fair Share Contributions Roadways (NS) Intersection (EW) Project Percent of New Traffic AM PM I-215 Freeway - SB Ramps Murrieta Hot Springs Road 4.4 5.8 I-215 Freeway - NB Ramps Murrieta Hot Springs Road 7.3 6.8 I-15 Freeway - SB Ramps Winchester Road 3.2 5.7 Rancho California Road 5.7 6.8 I-15 Freeway - NB Ramps Winchester Road 2.4 4.9 Rancho California Road 7.8 10.0 Ynez Road Winchester Road 4.5 5.6 Rancho California Road 6.2 5.9 Margarita Road Murrieta Hot Springs Road 11.4 12.4 Winchester Road 11.1 11.2 La Serena Way 6.6 7.4 Rancho California Road 5.6 6.4 Winchester Road Murrieta Hot Springs Road 11.1 9.3 Nicolas Road 10.1 12.3 N. General Kearny Road Nicolas Road 18.6 18.3 Meadows Parkway La Serena Way 30.5 22.1 Rancho California Road 28.6 23.6 Butterfield Stage Road Murrieta Hot Springs Road 23.3 24.2 Nicolas Road 39.7 25.7 Calle Chapos 29.5 25.8 La Serena Way 20.8 19.0 Rancho California Road 21.3 19.1 Calle Contento Rancho California Road 10.3 11.3 Alta Murrieta Murrieta Hot Springs Road TBD TBD Source: Table 6-1 from Urban Crossroads, November 2001 TBD = To Be Determined (By Temecula Engineer) EW = east -west NS = north -south SB = southbound NB = northbound 5. When the appropriate warrants are met, the developer will contribute a fair share contribution towards the installation of traffic signals and related intersection improvements at (a) Butterfield Stage Road at La Serena Way; and (b) Meadows Parkway at La Serena Way. RORIPAUGH RANCH SPECIFIC PLAN 6-3 SECTION 6 IMPLEMENTATION 6. Prior to the approval of the street improvement plans, the developer shall demonstrate that the sight distance at all intersections meet City and Caltrans standards, to the satisfaction of the City Engineer. 7. Prior to the approval of development plans for Planning Area 11, the developer shall provide pedestrian and bicycle facilities in these areas, to the satisfaction of the City Planning Department. Note that at the time of preparation of SPA 4, development of Phase 1 of Roripaugh Ranch Specific Plan was completed or nearing completion. Mitigation Measure 3 was modified as it relates to Phase 2, by amendment to the Development Agreement as reflected in SPA 4. In addition, the City has determined at this time that additional traffic studies associated with this condition are not required. Mitigation Measure 4, Fair Share contributions, was satisfied with development of Phase 1 and no additional traffic studies are required. In lieu of Mitigation Measure 5, the traffic signal at Butterfield Stage Road and La Serena Way will be constructed with construction of Butterfield Stage Road Phase III and paid by the Roripaugh Ranch CFD. 6.1.3 Drainage and Water Quality Master Plan 1. Prior to the issuance of a grading permit, the developer shall provide a Drainage Study covering both Santa Gertrudis Creek and Long Valley Wash immediately downstream of the project site. The Drainage Study must provide permanent erosion control measures sufficient to protect downstream properties from flooding, scour, erosion and/or other drainage -related damage up to a 100 -year storm. The Drainage Study will identify maintenance responsibilities and be prepared to the satisfaction of the City Public Works Department and the Riverside County Flood Control and Water Conservation District (RCFC & WCD). The Drainage Study shall incorporate any changes to the project drainage reports and demonstrate the project meets all applicable requirements of the RCFC & WCD and City of Temecula relative to drainage improvements and drainage -related construction activities. The Drainage Study must demonstrate the planned improvements will prevent downstream erosion and flooding impacts and any increases in offsite runoff. 2. Prior to the issuance of a grading permit, the developer shall also provide a Water Quality Management Plan (WQMP) demonstrating that the project fulfills stormwater quality requirements. The WQMP will be submitted to the City of Temecula for review and comment covering both construction and occupancy of the project. The WQMP shall be implemented to the satisfaction of the City Public Works Department. The design of storm water quality Best Management Practices (BMPs) for Roripaugh Ranch is based on the 24-hour, 85th percentile storm event, as determined by regional guidance documents. The City of Temecula is currently subject to the Municipal Storm Water Permit (MS4 Permit) Order No. 2010-0016 for the Santa Margarita Region ("2010 MS4 Permit" for Santa Margarita Region). However, implementation of the MS4 Permit Order No. R9-2013-0001, as amended by R9-2015-0001 and R9-2015-0100 issued by the California Regional Water Quality Control Board, San Diego Region ("2013 MS4 Permit" for San Diego Region) is anticipated to take place in early 2018 and the City of Temecula will be required to comply with the 2013 MS4 Permit requirements. Therefore, the proposed storm water quality BMPs will be designed in accordance with RORIPAUGH RANCH SPECIFIC PLAN 6-4 SECTION 6 IMPLEMENTATION the requirements of the 2013 MS4 Permit for San Diego Region. In addition to the storm water quality, a hydromodification management plan (HMP) analysis will be performed to comply with the 2013 MS4 Permit requirements and address potential concern related to erosion of the downstream natural channels. 3. Prior to recordation of any map, or issuance of a grading permit, the developer shall provide a maintenance agreement for the portions of the Santa Gertrudis Creek, Long Valley Wash, and Stormwater BMPs on the project site. It must be mutually agreeable to the City Public Works Department, the Riverside County Flood Control and Water Conservation District (RCFC & WCD), and the Home Owners Association (HOA). 4. Prior to issuance of grading permits, the developer shall coordinate any construction that could impact facilities of the Metropolitan Water District (MWD) to assure that their facilities are not damaged by project construction, either on or offsite. 5. The developer has constructed interim channel improvements with the build -out of Phase 1, thereby allowing Phase 2 permanent channel improvements to protect downstream drainage facilities to be constructed to the satisfaction of the City Engineer. 6. During the entire development process for the project, any concentrated offsite flows will be adequately dispersed by the use of rip -rap or equivalent improvements, as approved by and to the satisfaction of the City Engineer. 6.1.4 Water Master Plan 1. Prior to recordation of final maps, the developer shall demonstrate that water in adequate volume and of adequate quality is available to serve the project start-up through the completion and full occupancy per requirements of the Eastern Municipal Water District and Rancho California Water District, as applicable. 2. All proposed water lines and facilities shall be designed and installed per Eastern Municipal Water District and Rancho California Water District requirements and specifications. 3. Will serve letters will be obtained from Eastern Municipal Water District (excluding Planning Areas 33A and 33B) prior to approval of a subdivision map, and/or development plan for commercial uses in accordance with the State Subdivision Map Act. Will serve letters shall be obtained for Planning Areas 33A and 33B from the Rancho California Water District prior to approval of a subdivision map, and/or development plan for residential uses in accordance with the State Subdivision Map Act. 6.1.5 Sewer Master Plan 1. All proposed sewer lines and facilities shall be designed and installed per Eastern Municipal Water District and Riverside County Health Department requirements and specifications. 2. Will serve letters will be obtained from Eastern Municipal Water District prior to approval of a subdivision map, and/or development plan for commercial uses in RORIPAUGH RANCH SPECIFIC PLAN 6-5 SECTION 6 IMPLEMENTATION accordance with State Subdivision Map Act. 3. If available, the developer shall obtain reclaimed water for irrigating landscaped areas on the project site, to the satisfaction of the Temecula Community Services and Public Works Departments. 6.1.6 Grading Master Plan 1. Prior to the issuance of grading permits, engineering reports addressing geologic, seismic, or soil limitations and foundation design will be prepared for the following Planning Areas: PA(s) Report Topic(s) 12 liquification 14 liquification, landslides 15 landslides 17 landslides 18 liquification (south end) 19 landslides and liquification for lots along creek 20 landslides and liquification for lots along creek 22 liquification 23 liquification 24 liquification 27 liquification (sports park) 28 liquification (school site) 31 liquification 33A and 33B liquification Nicolas Road liquification (offsite improvements) If a particular lot cannot accommodate appropriate setbacks, it will not be built. These reports will specify appropriate foundations and other design parameters to alleviate identified potential geotechnical impacts. These reports will be prepared and approved by the City Department of Public Works prior to the issuance of grading permits. 2. Prior to the issuance of grading permits for offsite improvements related to the project, engineering reports addressing geologic, seismic, or soil limitations and foundation design will be prepared for any affected areas that have not already had such studies, to the satisfaction of the Public Works Department. 3. At least two days prior to scheduled blasting, the developer shall post a clearly visible sign at the intersection of Nicolas Road and Calle Girasol to notify residents of the Nicolas Valley if and when blasting will occur. Any blasting activities will be limited to the hours of 9 AM to 4 PM, Monday through Friday. 4. Contour grading shall be utilized on slopes over 30 feet, however, if it cannot be used, a report by a registered civil engineer must be submitted with the grading plans that demonstrates why such techniques are not feasible in the particular location. Grading plans must clearly identify slopes over 30 feet high. This report must be submitted and approved by the City Public Works Department prior to the issuance of a grading permit. Contour grading shall incorporate the following techniques: RORIPAUGH RANCH SPECIFIC PLAN 6-6 SECTION 6 IMPLEMENTATION o Curve contours shall blend in with the natural slope as much as possible. o Abrupt angular intersections should be avoided. o All roads shall be designed to flow with the contours of the site. o Avoid straight, engineered slopes as much as possible. All slopes shall not exceed the maximum recommended ratio by the geo technical report. o Planting in graded areas shall create a visual appearance of similar character to nearby hillside areas. Trees and plants should be grouped together in swales and in irregular patterns to closely reflect natural conditions. o Manufactured slopes shall be contoured graded where required by City Code and shall conform to the latest California Building Code, Appendix Chapter 33.The grading concept implements techniques to ensure that the overall shape, height, and grade of any cut or slope shall be designed to simulate the natural terrain and blend as much as possible with the adjacent natural open space. 5. All grading shall conform substantially to the Conceptual Grading Plan including grading -related mitigation measures outlined in the EIR. Grading within each development phase shall balance on-site, whenever possible. 6. Prior to the issuance of grading permits, additional studies as required shall be performed that further analyze onsite soil conditions and slope stability. Appropriate measures to control erosion, sediment, and dust will be addressed in conditions of approval required as part of the grading permit. 7. Prior to grading, including clearing and grubbing, a grading permit shall be obtained from the City of Temecula Public Works Department. 8. Slopes exceeding ten (10') feet in vertical height shall be hydromulched, hydroseeded, jute netted, or covered with some type of erosion control blanket and other erosion control measures needed to prevent soil erosion. 9. Adequate gradients for streets and sight distances at street intersections shall be provided as required by City standards. 10. Unless otherwise approved by the City of Temecula, all cut and fill slopes shall be constructed at inclinations not steeper than two (2) horizontal feet to one (1) vertical foot. A slope stability report addressing slope stability, erosion control, and landscaping, prepared by a soils engineer or a geotechnical engineer shall be required for proposed slopes steeper than 2:1. 11. The applicant shall be responsible for maintenance and upkeep of all planting and irrigation systems until those operations become the responsibility of other parties. 12. Graded, but undeveloped land shall be maintained weed -free and planted with interim landscaping, such as hydroseed, and temporary irrigation within ninety (90) days of completion of grading, unless building permits are obtained. RORIPAUGH RANCH SPECIFIC PLAN 6-7 SECTION 6 IMPLEMENTATION 13. Soil stabilizers shall be used to control dust as required by SCAQMD Rule 403. 14. Paleontologists and Archeologists shall be present during grading, including excavated soil stockpiles in accordance within the Revised Draft EIR. 15. The extension of Butterfield Stage Road south of the project site may require up to one million cubic yards of earthwork (primarily cut) in addition to grading the project site. This work will be balanced as much as possible and the applicant will cooperate with the City for the potential use of the project site for temporary stockpiling, if necessary. Construction of other offsite improvements may also require additional grading. 16. Prior to issuance of a grading permit, clearances must be obtained from the following environmental agencies: • California Department of Fish & Game • U.S. Fish & Wildlife Services • U.S. Army Corps of Engineers • San Diego Regional Water Quality Control Board 6.1.7 Phasing Master Plan The project will be developed in compliance with the conditions of approval of any implementing development project, such as subdivisions, and use permits, improvement plans for the respective landscaped areas, and/or plans to implement a mitigation measure relating to the respective stage of development shall be submitted to the City for approval, as identified in the Third Amendment to the Specific Plan and Section 6.0: Implementation. 1. The improvement plans shall include, but not be limited to the following: • Mass grading plans; • Rough Grading Plans; • Precise Grading Plans; • Erosion Control Plans; • Storm Water Pollution Prevention Plans; • Street Improvement Plans; • Storm Drain Plans; • Sewer and Water Plans; • Traffic Signal Plans; • Signing and Striping Plans; • Traffic Control Plans; • Landscaping and Irrigation Plans certified by a landscape architect; • Hardscape Plan with location, type and quantity of potential recreational amenities/facilities; • Wall/Fence Treatment Plans; • Special Treatment/Buffer Area Treatment Plans; 2. Construction of the proposed project including recordation of final subdivision maps, may be done progressively in stages, provided vehicular access, public facilities, and infrastructure including traffic signals as warranted are constructed to adequately RORIPAUGH RANCH SPECIFIC PLAN 6-8 SECTION 6 IMPLEMENTATION service the dwelling units, and/or non-residential uses or as needed for public health and safety, in each stage of development and further provided that such phase of development conforms substantially with the intent and purpose of the Specific Plan Phasing Program. 3. The phasing sequence described herein is conceptual in nature based on current market demand. Certain planning areas or development phases may be developed out of the expected sequence, provided the required infrastructure and services are available at the time of development; 4. Grading within any development phase may encroach into an area of a future development phase in order to achieve an earthwork balance. If such is the case, grading plans shall be prepared and grading shall be performed in a manner consistent with the overall conceptual Grading Plan for the project as well as the grading plans for the future development phase. Any offsite grading shall adhere to all City requirements. 6.1.8 Open Space and Recreation Master Plan 1. Prior to recordation of final map, all recreational facility areas shall be reviewed and approved by the Planning Department and the Director of Community Services, to ensure that they are in accordance with the City of Temecula standards. 2. The developer may receive Development Impact Fees (DIF) credit for the park and recreation component pursuant to the Development Agreement or Park Improvement Agreement. 6.1.9 Landscape Master Plan 1. All detailed landscaping programs for planning areas and roadways shall be prepared by a qualified and licensed landscape architect for review and approval by City staff and applicable decision-making agencies. 2. All landscape plans shall reflect the following water conservation methods: • Landscape with low water consuming plants; • Group plants with similar irrigation requirements to reduce over -irrigation; • Use mulch on top of soil to improve the water holding capacity of the soil by reducing evaporation and soil compaction; • Install efficient irrigation systems that minimize runoff and evaporation and maximize the amount of water that will reach the plant roots; • The use of reclaimed water if it is available to the site; and • Irrigation lines in all common areas and/or City maintained areas shall be alert lines (purple). 3. In addition to the above development standards, all landscaping shall be installed in conformance with the City of Temecula Development Code, Section 17.06.060 for Residential areas, Section 17.08.060 for Commercial areas, and Section 17.14.050 for Open Space and Recreation areas. The City's water conservation standards shall be consulted prior to finalizing landscaping plans. RORIPAUGH RANCH SPECIFIC PLAN 6-9 SECTION 6 IMPLEMENTATION 6.2 TIMING AND RESPONSIBILITY FOR IMPROVEMENTS The Third Amendment to the Specific Plan revised timing and responsibility for improvements for Phase II, and are listed below, as approved by the City Council in March 2016 via Resolution No. 16- 17. Note: Table 2-3 is now re -titled Table 6-1 and relocated to Section 6.0. 1. Butterfield Stage Road Phase 3 a. Description of Public Improvement. Acquire all right-of-way complete engineering design, and construct Butterfield Stage Road Phase 3 to the intersection with Rancho California Road. Construction will include intersection and traffic signal improvements at Butterfield Stage Road and Rancho California Road and landscaping of the center medians of Butterfield Stage Road Phase 1, Phase 2 and Phase 3 improvements. When appropriate warrants are met, Owners of Phase II shall contribute a fair share contribution towards the installation of a traffic signal at Butterfield Stage Road at La Serena Way and related intersection improvements as provided in Section 2.2.6, Phasing of Road Improvements, of the Roripaugh Ranch Specific Plan, and more specifically, Table 2-3 and Paragraph 4 on page 2-22 of the Specific Plan. b. Building Permit Release Schedule. Complete Butterfield Stage Road Phase 3 improvements prior to issuance of 1St building permit in Roripaugh Ranch Phase II, excluding the installation of center median landscaping for Butterfield Stage Road, Phase 1, Phase 2, and Phase 3. Complete center median landscaping improvements for Butterfield Stage Road Phase 1, Phase 2, and Phase 3 prior to the issuance of the 500th building permit in Roripaugh Ranch Phase II. c. Responsibility. The City shall construct the Butterfield Stage Road Phase 3 improvements using Remaining CFD funds, excluding the installation of landscaping for Butterfield Stage Road, Phase 1, Phase 2, and Phase 3. Landscaping improvements for Butterfield Stage Road Phase I, Phase 2, and Phase 3 shall be constructed by the Owners of Phase II Property. (As used in this Attachment 5-A, the term "Remaining CFD funds" shall mean available bond proceeds from duly authorized community facility district bonds issued by the City and secured by a special tax on the Project Site or the Phase II Properties, or both, pursuant to Section 3.1.3.5.) 2. Traffic Signal, Road, and Intersection Acquisition Fee a. Description of Public Improvement. Establish an on and offsite traffic signal, road and intersection acquisition fee. The fee amount will be determined by the City based on cost estimates provided by the Owners of Phase II Property and fees will be collected by the City at the time of building permit issuance. The City will determine when the improvements are required to be installed. The Constructing Party will be reimbursed upon acceptance of the completed improvements by the City. Owners of Phase II Property shall be responsible to cover the cost of any shortfall. The on and offsite traffic signals, roads, and intersections to which the Acquisition Fee will be applied are: RORIPAUGH RANCH SPECIFIC PLAN 6-10 SECTION 6 IMPLEMENTATION • Butterfield Stage Road and Murrieta Hot Springs Road • Butterfield Stage Road and Nicolas Road • Butterfield Stage Road and Calle Chapos • Nicolas Road at Winchester Road b. Building Permit Release Schedule. The Owners of Phase II shall provide cost estimates and fee basis to the Director of Public Works for approval prior to issuance of the 1st building permit in Roripaugh Ranch Phase II. The City shall collect the approved fee amount at issuance of each building permit in Roripaugh Ranch Phase II starting with the 1St building permit. The ultimate signal modifications and associated improvements at the Nicolas Road and Winchester Road intersection shall be operational prior to the issuance of the 26th building permit it in Roripaugh Ranch Phase II. The timing of the installation for the remaining traffic signals and intersection improvements shall be as determined by the City Director of Public Works, and shall not be an unreasonable time -schedule. The Constructing Party will be reimbursed upon acceptance of the completed improvements by the City. Owners of Phase II Property shall be responsible to cover the cost of any shortfall. c. Responsibility. Owners of Phase II Property. Shortfall costs to be allocated as noted in item # 18 herein below. 3. Nicolas Road from Butterfield Stage Road to the Calle Girasol/Nicolas Road Connection a. Description of Public Improvement. Complete engineering design and construct full Nicolas Road improvements from Butterfield Stage Road to the Calle Girasol/Nicolas Road Connection. The City will use the Remaining CFD funds, after the funding of Butterfield Stage Road Phase 3, to construct the improvements from the approved plan as a City - sponsored project. Owners of Phase II Property shall be responsible to cover the cost of any shortfall. Owners of Phase II Property shall be required on behalf of the City to provide for all required engineering design, construction plans, CEQA analysis & processing, environmental mitigation measures, right-of-way acquisition, and to obtain all necessary Resource Agency and Riverside County Flood Control and Water Conservation District permits. Costs of design, mitigation, project management and construction will be eligible for reimbursement from the CFD funds, with priority to the costs of construction. Costs of right-of-way acquisition will be eligible for reimbursement from the CFD funds upon completion of the required acquisition. The approved plan shall include all utility, drainage, flood control, bridge, and intersection improvements necessary for the roadway connection. Resource Agency permits for the offsite portion of Nicolas Road from Butterfield RORIPAUGH RANCH SPECIFIC PLAN 6-11 SECTION 6 IMPLEMENTATION Stage Road to the Calle Girasol/Nicolas Road Connection were not obtained with the Resource Agency permits for Roripaugh Ranch Phase II. Due to Resource Agency regulations, the offsite portion of Nicolas Road from Butterfield Stage Road to the Calle Girasol/Nicolas Road Connection should be combined with the permits for the Santa Gertrudis Creek Channel improvements downstream of the existing culverts at Butterfield Stage Road and processed and obtained as a single package. Upon review of final design plans and estimates by the City, the City shall determine a security amount corresponding to the then current engineering cost estimates plus design, mitigation and right-of-way acquisition costs, costs of construction and contingencies for both the Nicolas Road Improvements as described in this Section and the Santa Gertrudis Creek Channel Improvements described in Section 4 of this Attachment 5-A associated with the Nicolas Road crossing. Owners of Phase II Property shall post a letter of credit with the City, in a form reasonably acceptable to the City Attorney, in the amount of the security amount. The City shall release the letter of Credit upon the occurrence of one of the following events: (1) Completion of the construction of both the Nicolas Road Improvements as described in this Section and the Santa Gertrudis Creek Channel Improvements described in Section 4 of this Attachment 5-A associated with the Nicolas Road crossing as required by this Agreement to the satisfaction of the Director of Public Works; or (2) additional proceeds from new CFD bonds are approved and available so that the Remaining CFD funds are sufficient to complete both the Nicolas Road Improvements as described in this Section and the Santa Gertrudis Creek Channel Improvements described in Section 4 of this Attachment 5-A associated with the Nicolas Road crossing. After determination of the security amount, any Remaining CFD funds in excess of the security amount may then be applied to Santa Gertrudis Creek and Long Valley Wash channel improvements. b. Building Permit Release Schedule. 1. Offsite Segment (Calle Girasol/Nicolas Road Connection to Phase II Boundary). The Owners of Phase II Property shall submit complete engineering design plans, including initial application for Resource Agency permits and RCFC&WCD approvals, for approval by the City Director of Public Works prior to issuance of the 1st building permit in Roripaugh Ranch Phase II. 2. The Owners of Phase II Property shall make good faith efforts to acquire any required regulatory agency permits/approvals on behalf of the City, together with the Santa Gertrudis Creek Channel Improvements downstream of the existing culverts at Butterfield Stage Road regulatory agency permits/approvals as a package, to allow for start of the City- sponsored project prior to issuance of the 200th building permit for the Phase II Property. If, however, the Owners of Phase II Property are unsuccessful in obtaining the required regulatory agency permits/approvals within a reasonable timeframe to allow orderly development of Roripaugh Ranch Phase II, the Owners of Phase II Property may petition the Director of Public RORIPAUGH RANCH SPECIFIC PLAN 6-12 SECTION 6 IMPLEMENTATION Works to allow issuance of additional sequential phases of 100 building permits, up to a total 522 building permits prior to obtaining the required regulatory agency permits/approvals. After 50 of each additional phase of 100 building permits have been issued, the Director of Public Works shall determine, using ordinary and reasonable criteria, if sufficient progress has been made in obtaining the regulatory agency approvals for the City to issue the next additional phase of building permits. 3. The City shall construct Nicolas Road from the western Project boundary to Calle Girasol. Owners of Phase II Property shall construct Nicolas Road Improvements from Butterfield Stage Road to western Project boundaries as described in this Section with the Park and Ride/Equestrian Staging Area, which is required to be constructed prior to the 1St building permit for Roripaugh Ranch Phase II. Owners of the Phase II Property shall construct a barricade and turn -around acceptable to the Fire Department on Nicolas Road at the boundary of the Phase II Property to remain in place until full Nicolas Road improvements are made from Calle Girasol to the western project boundary and Butterfield Stage Road. c. Responsibility. City, Owners of Phase II Property. Shortfall costs to be allocated between Owners of Phase II Property as noted in item #18 herein below. 4. Santa Gertrudis Creek Channel Improvements a. Description of Public Improvement. Construct the improvements upstream and downstream of the existing culverts at Butterfield Stage Road from the plans approved by Riverside County Flood Control and Water Conservation District (RCFC&WCD). Both upstream and downstream improvements must be constructed concurrently. Remaining CFD funds, after the funding of Butterfield Stage Road Phase 3, above the security amount determined by the City for Nicolas Road/Calle Girasol improvements may be applied to Santa Gertrudis Creek channel improvements. Permanent maintenance of the Santa Gertrudis Creek Channel Improvements shall be the responsibility of RCFC&WCD. City of Temecula, as the underlying property owner, will cooperate to remove the existing Restrictive Covenant on the land, and to grant fee ownership to RCFC&WCD for Permanent maintenance. Resource Agency permits for the Santa Gertrudis Creek Channel Improvements downstream of the existing culverts at Butterfield Stage Road were not obtained with the Resource Agency permits for Roripaugh Ranch Phase II, and the improvements are off site. Due to Resource Agency regulations, the Santa Gertrudis Creek Channel Improvements permits downstream of the existing culverts at Butterfield Stage Road should be combined with the permits for Nicolas Road from Butterfield Stage Road to the Calle Girasol/Nicolas Road Connection and processed and obtained as a single package. RORIPAUGH RANCH SPECIFIC PLAN 6-13 SECTION 6 IMPLEMENTATION b. Building Permit Release Schedule. 1. Owners of Phase II Property shall submit complete engineering design plans, including initial application for Resource Agency permits and RCFC&WCD approvals, for approval by the City Director of Public Works prior to issuance of the 1st building permit in Roripaugh Ranch Phase II. 2. Owners of Phase II Property shall make good faith efforts to acquire any required regulatory agency permits/approvals, together with the Nicolas Road from Butterfield Stage Road to the Calle Girasol/Nicolas Road Connection regulatory agency permits/approvals as a package, prior to the issuance of the 200th building permit within the Roripaugh Ranch Phase II. If however, Owners of Phase II Property is unsuccessful in obtaining the required regulatory agency permits/approvals within a reasonable timeframe to allow orderly development of the Roripaugh Ranch Phase II property, owners of Phase II Property may petition the Director of Public Works to allow issuance of additional sequential phases of 100 building permits for the Roripaugh Ranch Phase II property, up to a total of 522 building permits within the Roripaugh Ranch Phase II property prior to obtaining the required regulatory agency permits/approvals. After 50 of each additional phase of 100 building permits have been issued, the Director of Public Works shall determine, using ordinary and reasonable criteria, if sufficient progress has been made in obtaining the regulatory agency approvals for the City to issue the next additional phase of building permits for the Roripaugh Ranch Phase II property. c. Responsibility. Owners of Phase II Property, with costs allocated as noted in item #18 herein below. 5. Long Valley Wash Channel Improvements a. Description of Public Improvement. Construct the Long Valley Wash Channel Improvements from the plans approved by RCFC&WCD and/or City of Temecula. Construction shall include the bridge abutments for the Pedestrian Bridge. Remaining CFD funds above the security amount determined by the City for Nicolas Road/Calle Girasol and Santa Gertrudis Creek Channel improvements may be applied to Long Valley Wash Channel Improvements. Permanent maintenance of the Long Valley Wash Channel Improvements shall be the responsibility of the Roripaugh Ranch Phase II HOA, or other maintenance entity reasonably approved by the City of Temecula. As used in this Attachment 5A, "Roripaugh Ranch Phase II HOA," shall mean a homeowners association duly incorporated under the laws of the State of California for the purposes, among others, of maintaining the various public and private improvements as provided in the Development Agreement and funding such maintenance obligations. There shall only be one HOA for Roripaugh Ranch Phase II maintenance obligations in a form reasonably approved by the Director of Community Development and City Attorney, provided, however, that this HOA may provide for special benefit zones to fund maintenance obligations as approved by the Director of Public Works. b. Building Permit Release Schedule. The Owners of Phase II Property shall construct Long Valley Wash Channel Improvements prior to issuance of the 1st building RORIPAUGH RANCH SPECIFIC PLAN 6-14 SECTION 6 IMPLEMENTATION permit in a Planning Area draining into the channel (i.e., Planning Areas 17 through 31). c. Responsibility. Owners of Phase II Property, with costs allocated as noted in item #18 herein below. 6. Water Quality Improvement Plan (WQMP) a. Description of Public Improvement. As needed, each Owner of Phase II Property shall submit a WQMP Amendment covering its ownership to the San Diego Regional Water Quality Control Board (SDR WQCB) and City for review and comment. The WQMP Amendments shall address both construction and occupancy of the project. The amended WQMPs shall be implemented to the satisfaction of the City Public Works Department. b. Building Permit Release Schedule. Owners of Phase II Property shall each submit WQMP Amendments covering their respective ownerships to the SDRWQCB and City for review and comment prior to any additional approval of plans, issuance of permits, and/or grading of each Party's site. c. Responsibility. Owners of Phase II Property individually by Planning Area. 7. Remaining Public Improvements & Landscaping - Major Roadways a. Description of Public Improvement. The Owners of Phase 2 Property shall complete the public improvements, including sidewalks, parkway landscaping, raised landscaped median landscaping, perimeter walls and street lighting, along the frontage of major roadways adjacent to each Planning Area in their respective ownerships, to the satisfaction of the Public Works Director. This requirement will pertain to the following major roadways: • Murrieta Hot Springs Road • Butterfield Stage Road • Roripaugh Valley Road ("A" Street) • Fiesta Ranch Road ("B" Street) • Nicolas Road • North Loop Road • South Loop Road In the event that sidewalks along the above streets are not continuous, the Owners of Phase II Property shall provide an all-weather pedestrian path of travel to ensure continuous pedestrian circulation. b. Building Permit Release Schedule. The Owners of Phase II Property shall each complete the public improvements and landscaping including sidewalk, parkway landscaping, raised landscaped median landscaping, perimeter walls and street lighting, adjacent to their frontage on major roadways, to the satisfaction of the Public Works Director, prior to the issuance of the 1St building permit in each adjacent Planning Area and/or Tract Map. RORIPAUGH RANCH SPECIFIC PLAN 6-15 SECTION 6 IMPLEMENTATION c. Responsibility. Owners of Phase II Property, individually by Planning Area. 8. Permanent Maintenance of Parkway Landscaping- Landscape Maintenance Master Plan a. Description of Public Improvement. Although originally intended to be maintained by the TCSD, permanent maintenance of slopes and parkways along the frontage of major roadways in Roripaugh Ranch Phase II shall be the responsibility of the Roripaugh Ranch Phase II HOA. Owners of Phase II Property shall each prepare and submit a Landscape Maintenance Master Plan to the Community Development Director for review and comment covering all public and private open space areas, parks, slopes, parkways, etc., and especially slopes and parkways along their frontage on major roadways in Roripaugh Ranch Phase II, which will not be maintained by individual commercial or residential property owners. The Landscape Maintenance Master Plan(s) shall show the locations of any necessary water meters and electrical meters, together with the permanent maintenance entity for each area. b. Building Permit Release Schedule. Owners of Phase II Property shall each submit a Landscape Maintenance Master Plan for their respective ownerships to the Community Development Director for review and comment prior to the 1St building permit in each Planning Area and/or Tract Map. c. Responsibility. Owners of Phase II Property. 9. North and South Loop Roads- Complete Engineering and Landscape Architectural Design a. Description of Public Improvement. Complete engineering and landscape architectural design as public roadways, with: • narrow roadway pavement widths consistent with current City design criteria; • traffic calming measures including measures to address traffic to/from Sports Park (Planning Area 27), Secondary School (Planning Area 28) and Elementary School (Planning Area 29) such as a traffic round -about on the North Loop Road easterly of Planning Area 29; • water quality measures addressing runoff from the roadway pavement and parkway areas; • areas with widened parkways, meandering sidewalks or trails, variations in wall locations and type, or other design features intended to create unique character and visual appeal; and • a Phasing Plan for construction of the roads to allow for orderly development of Roripaugh Ranch Phase II. Submit design to the Public Works Director and Community Development Director for approval. b. Building Permit Release Schedule. RORIPAUGH RANCH SPECIFIC PLAN 6-16 SECTION 6 IMPLEMENTATION 1. The Owners of Phase II Property shall complete engineering design of Loop Road, and a Phasing Plan for construction of the roads to allow for orderly development, and submit for approval to the Public Works Director and the Fire Marshal prior to the issuance of the 1St building permit in Roripaugh Ranch Phase II. 2. The Owners of Phase II Property shall complete landscape architectural design of Loop Road and submit for approval to the Community Development Director prior to the issuance of the 1St building permit in Roripaugh Ranch Phase II. c. Responsibility. Owners of Phase II Property, with costs allocated as noted in item # 18 herein below. 10. Community Sports Park (Planning Area 27)- Complete Design & Construction and Maintenance Agreement In addition to the design measures indicated in subsection (a), the following additional improvements may be incorporated into the Community Sports Park subject to the approval by the Community Services Director (see Figure 4-33): • Improved and expanded picnic areas • Large open lawn - for events, movie nights, picnics and passive sports • Enlarged assembly terrace • Depressed amphitheater seating for the baseball fields • Maintenance/storage building and yard adjacent to the existing curb cut on Butterfield Stage Road a. Description of Public Improvement. Update design of the Sports Park with: • water quality measures addressing runoff from impervious areas and incorporating Low Impact Development (LID) Best Management Practices (BMPs), in accordance with the amended WQMP; • unnecessary turf areas converted to drought tolerant plant materials; • fescue turf soccer fields (2) converted to synthetic turf; • design of tot lot and playground updated to the latest Consumer Product • Safety Commission (CPSC) standards; • proposed site lighting converted to more efficient LED lighting; • pre -wiring for security cameras for each major use area (parking lot, ball fields, restrooms, etc.) and provision of Closed -Circuit Television (CCTV) system; • approval of the sports field lighting design by the Community Services Director, and, if required, the Riverside County Airport Land Use Authority, with the intent of minimizing the impacts of lighting on the surrounding community; • connection to the multi -use trails in Long Valley Wash and potential connection to the Park -n -Ride, Equestrian, and Trailhead facility in Planning Area 33B; and • conversion of one of the proposed ball field to a 90' infield/ 325' outfield (high school level. RORIPAUGH RANCH SPECIFIC PLAN 6-17 SECTION 6 IMPLEMENTATION Owners of Phase II Property shall submit design to the Community Services Director and Public Works Director for approval. b. Building Permit Release Schedule. 1. Prior to the issuance of the 1st building permit in Roripaugh Ranch Phase II, the Owners of Phase II Property shall update the Sports Park design, and submit plans for approval to the Community Services and Public Works Directors. 2. The Owners of Phase II Property shall construct the Sports Park and the City shall accept the park prior to the issuance of the 1200th building permit in Roripaugh Ranch, that number including Roripaugh Ranch Phase I. c. Responsibility. Owners of Phase II Property, with costs allocated on the basis of the City of Temecula's typical parks fee methodology. 11. Private Recreation Center (Planning Area 30)- Use Analysis, Design Development, and Construction and Maintenance Agreement a. Description of Public Improvement. Perform a recreational use analysis to guide design development of the Private Recreation Center, optimum location within Roripaugh Ranch Phase II, and to form the basis for fair share construction and maintenance fiscal contribution decisions by the Owners of Phase II Property. Perform design development based on the recreational use analysis and submit to the Community Development Director for approval. Design development drawings and documents must be sufficient to understand recreational uses, conceptual architecture, construction costs and maintenance/operational costs. Permanent maintenance of the Private Recreation Center shall be the responsibility of the Roripaugh Ranch Phase II HOA. b. Building Permit Release Schedule. RVR and/or Wingsweep shall perform a recreational use analysis, design development, and submit to the Community Development Director for approval prior to the 1st building permit in Roripaugh Ranch Phase II. Prior to the issuance of the 300th, the schedule for completion of construction of the Private Recreation Center shall be approved by the Director of Community Development. c. Responsibility. Owners of Phase II Property, with costs allocated as noted in item # 18 herein below. 12. Pedestrian Bridge over Long Valley Wash a. Description of Public Improvement. Construct the Pedestrian Bridge over Long Valley Wash. Bridge abutments to be constructed with Long Valley Wash channel construction. RORIPAUGH RANCH SPECIFIC PLAN 6-18 SECTION 6 IMPLEMENTATION b. Building Permit Release Schedule. RVR shall construct the Pedestrian Bridge prior to issuance of the 75th building permit for Planning Areas 22, 23, and 24. c. Responsibility. RVR, individually. 13. Multi -Use Trail in Planning Areas 19, 20, & 21- Design Development a. Description of Public Improvement. Perform design development of the 15' wide Multi -Use Trail intended to provide a trail in Planning Area 21 and Planning Area 20 along their southerly boundary, then crossing Long Valley Wash to connect to Planning Area 19 and along its easterly boundary and connecting to properties to the east. Due to changed conditions, trail access into Planning Area 13 has been precluded, crossing of Long Valley Wash may only be accomplished at the easterly Loop Road crossing and introduction of the Wine Country Sewer provides additional opportunity for alternate trail alignment. Design development shall include: • measures to screen onsite and offsite homes from the trail on an "as -needed" basis; • measures to provide for safe crossing at the easterly Loop Road crossing of Long Valley Wash; • consideration of connection to properties to the east at Calle Contento, in the alignment of the Wine Country Sewer, as opposed to an alignment through Planning Area 19 to connect to Planning Area 13; • consideration of any potential connection of the trail alignment through Planning Area 21 and Planning Area 20 to properties to the south, or to the west across Butterfield Stage Road, or to the Equestrian and Trailhead Facilities required to be constructed in Planning Area 33B. If safe and reasonably useful connections from Planning Area 21 and Planning Area 20 to such properties or to the Equestrian and Trailhead Facilities cannot be expected, then alternate alignments, such as trail crossing facilities at Nicolas Road and Butterfield Stage Road, and/or use of the multi -use trails in Long Valley Wash shall be considered in the design development instead; • a phasing plan for construction of the multi -use trail in segments to allow for its early construction as well as orderly development of Roripaugh Ranch Phase II. Owners of Phase II Property shall submit design development to the Community Development Director for approval. Permanent Maintenance of the Multi -Use Trail shall be the responsibility of the Roripaugh Ranch Phase II HOA, or as determined in the Landscape Maintenance Master Plans. b. Building Permit Release Schedule. The Owners of Phase II Property shall perform design development of the Multi -Use Trail and submit to the Community Development Director for approval prior to issuance of the 1St building permit in Roripaugh Ranch Phase II. The Multi -Use Trail may be constructed in phases, in accordance with the approved RORIPAUGH RANCH SPECIFIC PLAN 6-19 SECTION 6 IMPLEMENTATION Design. In each Planning Area, the Multi -Use Trail shall be constructed prior to issuance of the 1st building permit (excluding Model Home permits) in the Planning Area. c. Responsibility. Costs allocated in the future based on Planning Area ownership (i.e. trail costs within each Planning Area will be borne by the owner of that Planning Area). 14. Park and Ride, Equestrian Facilities, Trailhead in Planning Area 33B a. Description of Public Improvement. Complete design and construct the Park and Ride, Equestrian Facilities and Trailhead Facilities, in accordance with the approved Multi -Use Trail design development and the requirements of the City. Permanent maintenance of and providing utilities for the Park -n -Ride, Equestrian Facilities, and Trailhead in Planning Area 33B shall be the responsibility of the Roripaugh Ranch Phase II HOA, or as determined in the Landscape Maintenance Master Plans. Maintenance of the sites for Park -n -Ride, Equestrian Facilities and Trailhead Facilities and the facilities during construction shall be the responsibility of the Owners of Phase II. b. Building Permit Release Schedule. The Owners of Phase II Property shall complete design and construct the Park and Ride, Equestrian Facilities and Trailhead Facilities in accordance with the approved Multi -Use Trail design development and the requirements of the City, prior to issuance of the 1St building permit in Planning Areas 10, 12, 14 thru 23, 31 and 33A. Prior to issuance of the 1St building permit in Planning Areas 10, 12, 14 thru 23, 31 and 33A, the Owners of Phase II Property shall also complete the design and construction of the portion of Nicolas Road from Butterfield Stage Road to the MWD easement, including necessary temporary tum -around geometries to the satisfaction of the Director of Public Works. The design and construction of this portion of Nicolas Road must be coordinated and consistent with the engineering design and construction of Nicolas Road (Item #3 of this Attachment 5-A). c. Responsibility. Owners of Phase II Property, with costs allocated as noted in item #18 herein below. 15. Fire Protection Plans a. Description of Public Improvement. Submit plans for structural protection from vegetation fires to the City of Temecula Fire Department. b. Building Permit Release Schedule. Owners of Phase II Property shall each submit a Fire Protection Plan for their respective areas for approval by the City of Temecula Fire Department prior to the approval of the Tentative Tract/Parcel. Map in each of their respective ownerships. c. Responsibility. Owners of Phase II Property, individually by Planning Area. RORIPAUGH RANCH SPECIFIC PLAN 6-20 SECTION 6 IMPLEMENTATION 16. Roripaugh Valley Road ("A" Street) - Complete Improvements a. Description of Public Improvement. Complete construction of Roripaugh Valley Road Improvements from Murrieta Hot Springs Road to Butterfield Stage Road. Roripaugh Valley Road from Murrieta Hot Springs Road to the access for the Neighborhood Park (Planning Area 6) shall be installed prior to the acceptance of the Neighborhood Park by the City. b. Building Permit Release Schedule. If not already completed with the construction of the Neighborhood Park (Planning Area 6), Owners of Phase II Property shall complete the Roripaugh Valley Road Improvements prior to the issuance of the 1St building permit Planning Area 11. c. Responsibility. Owners of Phase II Property, with costs allocated as noted in item # 18 herein below. 17. Fiesta Ranch Road ("B" Street) Improvements- Complete Improvements a. Description of Public Improvement. Complete construction of Fiesta Ranch Road Improvements from Nicolas Road to Roripaugh Valley Road. b. Building Permit it Release Schedule. The Owners of Phase II Property shall complete the Fiesta Ranch Road Improvements prior to issuance of the 1st building permit in Planning Area 12. c. Responsibility. Owners of Phase II Property, with costs allocated as noted in item #18 herein below. 18. Onsite and Offsite infrastructure improvements and facilities- Proportional Cost Sharing. a. Description of Public Improvement. Owners of Phase II Property shall share the costs to complete the design, planning, government agency permit it approvals, construction and implementation of all of the On-site and Off-site infrastructure improvements and facilities per the items above on a proportional basis. b. Building Permit Release Schedule. Not Applicable. c. Responsibility. As costs are incurred, The Owners of Phase II Property shall each pay their agreed upon proportional share of said approved costs. 19. Landscape Maintenance Responsibility Master Plan A Landscape Maintenance Responsibility Master Plan is shown in Figure 6-1. Modifications may be made based on the approval of the Director of Community Development and/or Director of Public Works. The Maintenance Responsibility Plan identifies the entities responsible for the ongoing maintenance of public facilities, public and private roads, parkways, and median areas, common areas and facilities, and larger slopes. RORIPAUGH RANCH SPECIFIC PLAN 6-21 SECTION 6 IMPLEMENTATION INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 6-22 SECTION 6 IMPLEMENTATION Figure 6-1 49t95:;; BY RORIPAUGH PHASE 5 'PARKWAY MAINTAIN! 1 I PA 96 OPEN SPACE PA33 PARK AND RIDE &]RAILHEAD f\- GERTRUDIS PA 13 OPEN SPACE PROPOSEDWATE PUMP STATION SANTA GERTRUDIS CREE PA 29 ELEMENTARY SCHOOL 122 ACRES PA 26 PA 3 EXISTING FIRE STATION PA 23A ( `r2, PA 25 PA 21��////. /1/1/. ////' //i//moil/.'%%�/i/1/4% In] rasCaONNEE 1214/2017 NOTE: MAINTENANCE RESPONSIBILITIES ARE SUBJECT TO MINOR ADJUSTMENTS DURING FINAL DESIGN QUANTITIES DO NOT INCLUDE SLOPE FACTOR(S) LEGEND - HOA -LANDSCAPE - 00A- LANDSCAPE IN FUEL MODIFICATION ZONE 2 HOA/ HOMEOWNER OPTIONAL LANDSCAPE HOA/ HOMEOWNER OPTIONAL LANDSCAPE WITHIN FUEL MODIFICATION ZONE HOA- RIGHT OF WAY LANDSCAPE HOA- RIGHT OF WAY LANDSCAPE IN FUEL MODIFICATION ZONE 2 HOA- WATER QUALITY SA0I11 HOA- WATER QUALITY BASIN IN FUEL MODEICATION ZONE 2 HOA- DECOMPOSED GRANNE IRAILS HOA -ASPHALT TRAIL HOA- NATIVE SOIL TRAILS / EQUESTRIAN PATHS HOP- RECRE4.1ION CENTERS HOA- RECREATION CENTER IN FUEL MODIFICATION LONE 2 HOA- PARK AND RIDE LOT AND LANDSCAPE CITY OF TEMECULA- SPORTS PARK CITY OF TEMECULA - MEDIANS CENTER FOR NATURAL LANDS MANAGEMENT . TRAILS (POTENTIAL) CENTER FOR NATURAL 1 ANDS MANAGEMENT -OPEN SPACE COMMERCIALS. COMMERCIAL RIGHT OF WAY LANDSCAPE RIVERSIDE IAN° CONSERVANCY LONG VALLEY WASH RIVERSIDIAN SAGE SCRUB MITIGATION RIVERSIDE LAND CONSERVANCY LONG VALLEY WASH RIPARIAN SCRUB MITIGATION RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT ROAD/TRAIL RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT LAND PRIVATE HOMEOWNER MAINTAINED SLOPES OVER 0 IN HEIGHT AREA 787,537 50. FT. 850,817 SQ. FT. 179,751 so. FT. 223,912 SO. FT. 210,476 5Q. FT. 2.096 30. FT. 350,597 SO. FT. • T SQ. FT. 342,863 SQ. FT. 73,172 SO. FT. 136.571 50. FT. 5.1 ACRES 35,189 SO, FT. • S SQ. FT. 21.3 ACRES 39,021 SQ. FT. 37,140 SQ. FT. 166.63 ACRES 15.2 ACRES 16,541 SO. FT. 410,055 SQ. FT. MATS SO. FT. 78,947 SQ. FT. NA 427,065 5Q. FT. LANDSCAPE MAINTENANCE RESPONSIBILITY MASTER PLAN RORIPAUGH RANCH SPECIFIC PLAN 6-23 SECTION 6 IMPLEMENTATION INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 6-24 SPECIFIC PLAN AMENDMENT (UNDERLINE/STRIKEOUT) CAN BE DOWNLOADED AT: https://temeculaca.gov/362/Environmental-Review-CEQA NOTICE OF PUBLIC HEARING CASE NO: APPLICANT: PROPOSAL: ENVIRONMENTAL: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: CASE PLANNER: PLACE OF HEARING: DATE OF HEARING: PA17-0741, PA17-1640 Roripaugh Ranch Phase 2 JDA and Wingsweep Corporation A General Plan Amendment to amend the underlying General Plan Land Use designations of Phase II of the Roripaugh Ranch Specific Plan to a Specific Plan Implementation (SPI) Land Use; and a Specific Plan Amendment to the Roripaugh Ranch Specific Plan including an update to the development standards and facilities within the sports park, provide a greater variety of residential lot sizes, allow for age -qualified housing, add design guidelines and architectural styles for a multi -family development option, revise the circulation and aesthetics of Loop Road, improve trails and trail connections, updates to the landscape architecture master plan, and revising the development of Long Valley Wash as an amenity for the community while not increasing the number of dwelling units previously approved within the Specific Plan. In accordance with the California Environmental Quality Act (CEQA), the proposed project will not have a significant impact upon the environment based on a completed Environmental Impact Report (EIR) Addendum. As a result, the Planning Commission will take action on a recommendation that the City Council adopt an EIR Addendum in compliance with CEQA Section 15164 Scott Cooper, (951) 506-5137 41000 Main St., Temecula, CA 92590, City of Temecula, Council Chambers December 20, 2017 TIME OF HEARING: 6:00 p.m. -MURRIETA HOT 11111111 ,. INrYI. ti►. S-'.iU -� IIIIII.= �r4 1151„Illli 711I111111 .101 Lig r° -g IMMO 73 Ott rrtr+r,rr rrrrrarrr� l„ 11„rllrir1,1r, CAMINO GAEL(] LIEFER) 0 500 1 ono Feet _ ■ roe Air OIRASOL J Q Project Site SOUTH LOOP RD The complete agenda packet (including any supplemental materials) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.gov and will be available for public review at the respective meeting. Any writing distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — TemeculaCA.gov — and will be available for public review at the meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Questions? Please call the Community Development Department at (951) 694-6400.