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18-08 CC Resolution
RESOLUTION NO. 18-08 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING AMENDMENT NO. 4 TO THE RORIPAUGH RANCH SPECIFIC PLAN (SP 1.1) (PLANNING APPLICATION NO. PA17-0741) 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. Resos 18-08 E. After hearing all written and oral testimony on the proposed actions and duly considering the comments received, the Planning Commission adopted Resolution No. 17-48 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. 17-50 recommending that the proposed Amendment No. 4 to the Roripaugh Ranch Specific Plan (SP 11) be approved. . F. On January 23, 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. Resos 18-08 '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 1.1).. 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 23rd day of January, 2018. Matt Rahn, Mayor ATTES Ra di'Jo� , ityClerk [SEAL] Resos 18-08 1 1 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Rand! Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 18-08 was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the 23rd day of January, 2018, by the following vote: AYES: 4 COUNCIL MEMBERS: Comerchero, Edwards, Naggar, Rahn - NOES: 0 COUNCIL MEMBERS: None ABSTAIN: 0 COUNCIL MEMBERS:. None ABSENT: 1 COUNCIL MEMBERS: Stewart Randi Johl,.City.Clerk Resos 18-08 4 Rori paugh Ranch Specific Plan Amendment No. 4 Approved January 23rd, 2018 VOLUME ''.11111M - ' ....•l r� (t.a�.id..i+ry"i't ���`-�"'�'i•„`x �.; -r. „�r.�� �l i t low rev j �� .r � •� ��� .�� o � d' � � , y !SSA. _ •,3 `-- .. .' y;, ;� PREPARED FOR: RORIPAUGH VALLEY RESTORATION, LLC 4675 MacAurthur Court 15th Floor Newport Beach, CA 92660 Tel. (949) 255-2680 PREPARED BY: RICK Community Planning 5620 Friars Road CONDITION*0'ego, ;APPROVED by the City of Temecula ❑ Administrative Approval ❑ Planning Director Punning Commission City Council on I.2S • 14 subject to the Findin s coMained in Resolution No. and the Conditions of Approval Case No. ?A%4- OW , Date 1. 2� •\e _ Case Planner TABLE OF CONTENTS ESExecutive 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 2 3 B ...............................................................................................................................................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 Insbutional (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 Summa Figure ES- 1: Regional Location Map......................................................................................................................... ES-6 FigureES- 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 Figure1-1: 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 Figure2- 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- 2713: Valley Grading Master Plan.............................................................................................................2-88 Figure 2- 27C: Valley Grading Master Plan.............................................................................................................2-89 Figure 2- 271): Valley Grading Master Plan............................................................................................................2-90 Figure 2- 27E: Valley Grading Master Plan.............................................................................................................2-91 Figure 2- 2717: 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 Figure2-39: 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 Figure2- 42: Valley View Fence............................................................................................................................... 2-139 Figure2- 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 Figure2- 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 Figure3- 1: Planning Area 1A and 1B......................................................................................................................... 3-5 Figure3-2: Planning Area 2............................................................................................................................................. 3-9 Figure3-3: Planning Area 3...........................................................................................................................................3-15 Figure3-4: Planning Area 4A and 4B........................................................................................................................3-21 Figure3-5: Planning Area 5...........................................................................................................................................3-25 Figure3-6: Planning Area 6...........................................................................................................................................3-29 Figure 3-7: Planning Area 7A, 713, 7C and Open Spaces.....................................................................................3-33 Figure3-8: Planning Area 9A........................................................................................................................................3-37 Figure3-9: Planning Area 32........................................................................................................................................3-41 Figure 3-10: Plateau Landscape Master Plan.........................................................................................................3-45 Figure3-11: Neighborhood Park................................................................................................................................3-49 Figure3-12: Primary Center........................................................................................................................................3-53 Figure 3-13: Primary Club Clubhouse ELevation.................................................................................................3-55 Figure3-14: Mini-Park....................................................................................................................................................3-57 Figure 3-15: Plateau Trail System Master Plan.....................................................................................................3-63 Figure3-16: Visual Buffer Areas.................................................................................................................................3-65 Figure3-17: 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 413)..................................................................................................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, 413, 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 Figure3-41: Street Lighting...................................................................................................................................... 3-135 Figure3-42: 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 Figure3-47: Inspirational Photos........................................................................................................................... 3-149 Figure3-48: California Ranch................................................................................................................................... 3-150 Figure3-49: Inspirational Photos........................................................................................................................... 3-151 Figure3-50: Classic Revival....................................................................................................................................... 3-152 Figure 3-51: Inspirational Photos........................................................................................................................... 3-153 Figure3-52: Colonial Figure...................................................................................................................................... 3-154 Figure3-53: Inspirational Photos........................................................................................................................... 3-155 Figure 3-54: Contemporary Southwest................................................................................................................. 3-156 Figure 3-55: Inspirational Photos........................................................................................................................... 3-157 Figure3-56: Craftsman................................................................................................................................................ 3-158 Figure 3-57: Inspirational Photos........................................................................................................................... 3-159 Figure3-58: 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 Figure3-62: Italiante....................................................................................................................................................3-164 Figure 3-63: Inspirational Photos........................................................................................................................... 3-265 Figure3-64: Mediterranean....................................................................................................................................... 3-166 Figure 3-65: Inspirational Photos........................................................................................................................... 3-167 Figure3-66: Mission..................................................................................................................................................... 3-168 Figure 3-67: Inspirational Photos........................................................................................................................... 3-169 Figure3-68: Monterey................................................................................................................................................. 3-170 Figure3-69: Inspirational Photos........................................................................................................................... 3-171 Figure3-70: Prairie Style............................................................................................................................................ 3-172 Figure 3-71: Inspirational Photos........................................................................................................................... 3-173 Figure3-72: Spanish Revival..................................................................................................................................... 3-174 Figure 3-73: Inspirational Photos........................................................................................................................... 3-175 Figure3-74: Recessed Garage................................................................................................................................... 3-176 Figure3-75: Deep Recessed Garages.....................................................................................................................3-177 Figure 3-76: Third Car - Side Located.................................................................................................................... 3-178 Figure3-77: Third Car - Tandem............................................................................................................................. 3-179 Figure3-78: Side Garage Entry................................................................................................................................. 3-180 Figure 3-79: Single Width Driveways.................................................................................................................... 3-181 Figure3-80: Porte Cochere........................................................................................................................................ 3-182 Figure3-81: Varied Roof Shapes.............................................................................................................................. 3-191 Figure3-82: Covered Entry Porch........................................................................................................................... 3-192 Figure3-83: Courtyard Entfies................................................................................................................................ 3-193 Figure3-84: Garage Door Detailing........................................................................................................................ 3-194 Figure3-85: Roof Pitches............................................................................................................................................ 3-197 Figure3-86: Solar Panels............................................................................................................................................ 3-198 Figure3-87: Sample Mail Kiosk................................................................................................................................ 3-200 Figure3-88: 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 Figure3-93: M2 - Tandem Garage........................................................................................................................... 3-207 Figure3-94: M2 - Rear Load Garage....................................................................................................................... 3-208 SECTION 4.0 Figure4-1: Planning Area 9B......................................................................................................................................... 4-3 Figure4-2: Planning Area 10.......................................................................................................................................... 4-7 Figure4-3: Planning Area 11........................................................................................................................................4-11 Figure4-4: Planning Area 12........................................................................................................................................4-15 Figure4-5: Planning Area 13........................................................................................................................................4-19 Figure4-6: Planning Area 14........................................................................................................................................4-23 Figure4-7: Planning Area 15........................................................................................................................................4-27 Figure4-8: Planning Area 16A.....................................................................................................................................4-31 Figure4-9: Planning Area 16B.....................................................................................................................................4-33 Figure4-10: Planning Area 17A..................................................................................................................................4-37 Figure4-11: Planning Area 17B..................................................................................................................................4-39 Figure4-12: Planning Area 18A..................................................................................................................................4-43 Figure4-13: Planning Area 18B..................................................................................................................................4-45 Figure4-14: Planning Area 18C..................................................................................................................................4-47 Figure4-15: Planning Area 19.....................................................................................................................................4-51 Figure4-16: Planning Area 20A..................................................................................................................................4-55 Figure4-17: Planning Area 20B..................................................................................................................................4-57 Figure4-18: Planning Area 21.....................................................................................................................................4-61 Figure4-19: Planning Area 22.....................................................................................................................................4-65 Figure4-20: Planning Area 23A..................................................................................................................................4-69 Figure4-21: Planning Area 2 3 B ..................................................................................................................................4-73 Figure4-22: Planning Area 24.....................................................................................................................................4-77 Figure4-23: Planning Area 25.....................................................................................................................................4-81 Figure4-24: Planning Area 26.....................................................................................................................................4-83 Figure4-25: Planning Area 27.....................................................................................................................................4-87 Figure4-26: Planning Area 28.....................................................................................................................................4-91 Figure4-27: Planning Area 29.....................................................................................................................................4-95 Figure4-28: Planning Area 30.....................................................................................................................................4-99 Figure4-29: Planning Area 31A............................................................................................................................... 4-103 Figure4-30: Planning Area 31B................................................................................................................................4-105 Figure4-31: Planning Area 33A............................................................................................................................... 4-109 Figure4-32: Planning Area 3 3 B ...............................................................................................................................4-113 Figure 4-33: Community Sports Park.................................................................................................................... 4-117 Figure4-34: Recreation Center................................................................................................................................4-121 Figure 4-35: Age Targeted Recreation Center.................................................................................................... 4-123 Figure4-36: Middle School Site................................................................................................................................ 4-127 Figure 4-37: Elementary School Facility............................................................................................................... 4-129 Figure4-38: Trail Type A............................................................................................................................................4-133 Figure4-39: Trail Type B............................................................................................................................................4-135 Figure4-40: Trail Type C............................................................................................................................................ 4-137 Figure4-41: Trail Type D............................................................................................................................................ 4-139 Figure4-42: Trail Type E............................................................................................................................................ 4-141 Figure4-43: Trail Type F............................................................................................................................................ 4-143 Figure4-44: Trail Type G............................................................................................................................................ 4-145 Figure4-45: Trail Type H............................................................................................................................................ 4-147 Figure4-46: Trail Type I.............................................................................................................................................. 4-149 Figure4-47: Trail Type J..............................................................................................................................................4-151 Figure4-48: 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 Figure4-53: Nicolas Road Oblique.......................................................................................................................... 4-169 Figure 4-54: Nicolas Road Perspective.................................................................................................................. 4-171 Figure 4-55: Loop Road Cross Section...................................................................................................................4-175 Figure4-56: Loop Road Oblique..............................................................................................................................4-177 Figure4-57: 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 Figure4-91: California Ranch................................................................................................................................... 4-259 Figure4-92: Classic Revival.......................................................................................................................................4-260 Figure4-93: Colonial.....................................................................................................................................................4-261 Figure 4-94: Contemporary Southwest................................................................................................................. 4-262 Figure4-95: Craftsman................................................................................................................................................4-263 Figure 4-96: East Coast Traditional........................................................................................................................ 4-264 Figure4-97: French Cottage...................................................................................................................................... 4-265 Figure4-98: Italiante....................................................................................................................................................4-266 Figure4-99: Mediterranean....................................................................................................................................... 4-267 Figure4-100: Mission...................................................................................................................................................4-268 Figure4-101: Monterey............................................................................................................................................... 4-269 Figure4-102: Prairie Style......................................................................................................................................... 4-270 Figure4-103: Spanish Revival..................................................................................................................................4-271 Figure4-104: Recessed Garage................................................................................................................................4-272 Figure 4-105: Deep Recessed Garages................................................................................................................... 4-273 Figure 4-106: Third Car - Side Located................................................................................................................4-274 Figure4-107: Porte Cochere...................................................................................................................................... 4-275 Figure 4-108: Single Width Driveways................................................................................................................. 4-276 Figure4-109: Varied Roof Shapes...........................................................................................................................4-284 Figure4-110: Covered Entry Porch........................................................................................................................4-285 Figure4-111: Courtyard Entries..............................................................................................................................4-286 Figure 4-112: Garage Door Detailing.....................................................................................................................4-287 Figure4-113: Roof Pitches......................................................................................................................................... 4-290 Figure4-114: 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 Figure4-122: M2 - Tandem Garage....................................................................................................................... 4-302 Figure4-123: 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 Figure4-128: American Farmhouse....................................................................................................................... 4-310 Figure4-129: California Ranch................................................................................................................................ 4-311 Figure4-130: Classic Revival.................................................................................................................................... 4-312 Figure4-131: Colonial.................................................................................................................................................. 4-313 Figure 4-132: Contemporary Southwest.............................................................................................................. 4-314 Figure4-133: Craftsman............................................................................................................................................ 4-315 Figure 4-134: East Coast Traditional.................................................................................................................... 4-316 Figure4-135: French Cottage.................................................................................................................................... 4-317 Figure4-136: Italiante................................................................................................................................................. 4-318 Figure4-137: Mediterranean ...................................... .............................................................................................. 4-319 Figure4-138: Mission..................................................................................................................................................4-320 Figure4-139: Monterey.............................................................................................................................................. 4-321 Figure4-140: Prairie..................................................................................................................................................... 4-322 Figure4-141: 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 TableES-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 (913, 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, 413, 5, 6, 7A, 713, 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: 913, 10, 11, 12, 13, 14,15,16A,1613,17A,1713,18A,1813,18C,19,20A,2013,21,22,23A,2313,24,25,26,27,28,29,30, 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 I 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 bf 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 Acres Percent Density Total Density units acres du ac 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 Roadwaysz 48.5 6.0 Sub -Total 397.7 49.4 TOTAL 804.73 100 2.5 1 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 0LAKE PERRIS LAKE C�1-MATHEM CANON 1 O J LAKE ELSI 0 TEMECULA CITY LIMBS L---------- i ti— LAKE 9 SKINNER NORTH) La PROJECT LOCATION 1 - � j' RIVERSIDE COUNTY - — - - — _ - — - - DIEGO COUNTY RORIPAUGH RANCH SPECIFIC PLAN ES-6 SECTION ES EXECUTIVE SUMMARY Figure ES- 2 Project Vicinity Map ® I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN ES-7 SECTION ES EXECUTIVE SUMMARY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN ES-8 10 RICK SECTION ES EXECUTIVE SUMMARY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN ES-10 SECTION ES OS .�1 H. R R " O T SPR�N OS G S R O Data Table Assessors Parcel Number. 964-180-04, 05, 07, 08, 17-38, 05, 07-09, 10, 11, 16-18 0%�964-460-03, ! Legal Description: Track 29353 (Lots 1-15, A) & Tract 29353-2 (Lots 1,3-6,7-11, I, J, K and L) N I C O L g S Zoning designation: SP-11 G Existing land use: NC, PI, OS, L, LM, and M t S P 1 +7_ P Proposed land use: Specific Plan Implementation (SPI) Total Gross Area: 623.1 acres Q Total Net Area TB w Land uses within 2,500 feet from the proposed change(s): ro Open space, agricultural and vineyard uses, and rural and Q ~ low to low -medium residential uses involving the following land use designations, OS, VA, RR, VL, and LM. 0 J Legend W — IL Specific Plan Implementation (SPI) Ir Hillside (HR) (0-0.1 DU/AC Max.) Rural (RR) (0-0.2 DU/AC Max.) D Very Low (VL) (0.2-0.4 DU/AC Max.) m Low (L) (0.5-2.0 DU/AC Max.) Low Medium (LM) (3-6 DU/AC Max.) Medium (M) (7-12 DU/AC Max.) Neighborhood Commercial (NC) Public Institutional Facilities (PI) Vineyards/Agricultural (VA) 1 Open Space (OS) L � L_ SPI PI +4c- SPI SPI 0S 1" = 800' 0 0 800 1,600 North Date of Exhibit: 11 /20/2017 General Plan Landuse: City ofTemecula 2012 RORIPAUGH RANCH SPECIFIC PLAN M PI SPECIFIC PLAN BOUNDARY -L-SPI LM i, 0, SPI \L EXECUTIVE SUMMARY Figure ES-4 VL PROJECT VICINITY I COUNTYOF RIVERSIDE /^\ SPECIFIC PLAN / <—CITY LIMITS +' I CITY OF i TEMECULA %� r General Plan Amendment PA17-1640 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 913, 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 III RORIPAUGH RANCH SPECIFIC PLAN ES-14 SECTION ES EXECUTIVE SUMMARY Section III 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 (Development Standards) - Remove Planning Area 33B from the list of low Density Planning Areas. 5.5 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, 713, 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 Ill 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 713; • 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 61-:11#11fusUfI 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 I1 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 EfficiencX 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. S. 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. S. 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 ("BMap) 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 s . ft. X Development Plan 10,000 s . ft. or more X Development Plan 10,000 s . ft. or less X Development Plan (Exempt from CE A 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 sin 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 RICK SECTION 1 GENERAL PLAN CONSISTENCY INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 1-22 SECTION 1 General Plan Land Use Designations GENERAL PLAN CONSISTENCY Figure 1- 2 0 O �� �T OS ��� I I LM` Rc� //OS SPI SPI d I LM LM OS LM / OS J LM 11 1 SPI I OS llll OS SPI 70' MWD FEE ESMT 80' MWD ESMT 40' RCWD ESMT 11 SPI I LEGEND: % SPI Proposed General Plan Land Use Code SPI SPI LOW MEDIUM DENSITY RESIDENTIAL LM / SPI SPI OPEN SPACE / PARK / FLOOD CONTROL OS 1 SPI Q PUBLIC INSTITUTIONAL PI �1 SPI SPI I SPECIFIC PLAN IMPLEMENTATION SPI SPI SPI NOTE: SPI SPI EXISTING 70' FEE PARCEL & 80' ESMT TO I SPI MWD EXISTING 40' ESMT TO RCWD I I I SPI SPI I SPI SPI SPI GulE SPI SPI — I FIRE I STATION - Roo ipaugh Ranch 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 I ,e 3 — — — ,-7—.- — — AC F, LM 9wo 1 A MAC Posi '-Pnw. r ! e ` �'�e'°iFTA u� nC 9A 10 MO AC DUS ��DT 3.8AC 5.1AC 9B I 98 Mrs LM 5 4A svR�N I, DUS 8.6 AC 18.4 AC LM RC I z oaiuC 99 DU'8 5.2 AC 19.5 AC OS2 (4.8 AC) 100 DU 8 4M ROgD LM 1OS22 ' 13 ° 5.1 AC 11 — 7A 1055 33 IA ('Os3C 15 4 AC 0 (10.0 AC) w -A'STREET NAP V 1i 2 78. (15.4 AC �r Qo 0 AC) y LEGEND y 336 145 DUS 2.3 AC Specific Plan Road r r — 14 RC)AD M2 ■ Specific Plan Road N1G A 13.5 AC (3.8 AC OS2) / 11.8 AC 154 DUS ♦1�♦ Collector Road �15 WS- 27 I i9.7SP AC (1.4 AC OS2) I 0 J w 3 CALLE J " CHAPOS I R()I'I J)�l u (Ji Rwnc h 13 I os1 I 179.5 AC 1 I I 17 I 16 LM 40.2 AC 1 LM i 172 DUS 28.4 AC 15 146 DUS I M2 \ J 14.1 AC 159 DU'S 3 29 ooa C r RC NpP a.0� - 1 LM si 12.0 AC =A AC `t 113 DIIB 31 I 20.0 AC 224 DUS 19 I 31.2 AC 30 DUS 26 22.1sAC 24 Mt ! 23,0.9AC �--� 551;Dus 25 87 DUS OS2 8.2 AC I O 20 L I L 23.9 AC 30.3 AC t 21 22 DU•S 30 DUS PI 2.0 AC Elimination of the Calle Contento Connection 22 M2 20.3 AC 164 DU'S 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 413) 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 113), 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 PA7B PAIR PA3 OS2 RC LM PA9A 2.0 AC AC 99 UNITS OS 1 >\1i1RRII-'TA I10T SPRN S RD t 8.6AC 3.8AC PA8 os1 � 12.5 AC PAIA PA2 PA3 PA5 P`LM`�' �- LM 98 UNITS LM LM 3., 99 UNITS 99 UNITS PA4B r• 19.0 AC 1&4 AC 1&6 AC t4.8 ACl l00 UNITS 19.5 AC 11232UNITS f PA7C L-PA7A PA6 I OS2 OS3 P LAND USE SUMMARY 1'8 19.3 AC5.1 AC DENSSI TOTAL (1.7AC033) (1.TY LAND USE CODE ACRES (DU/AC) UNITS PA 33B - P RESIDENTIAL Low L 1.3 76 TRAIPARK HEAD AND Low Estate L-E 8.l 1.7 8.1 14 PARK AND RIDE 2.1 AC Low -Medium LM 242.8 4.2 1,031 • Medium(1) MI 55.0 4.4 199 Medium (2) M2 42.6 8.5 361 SUBTOTAL 407.0 4.21 1,6811 NON-RESIDENTIAL Neighborhood Commercial NC 15.2 [� Schools 1 MF 32.6 Fite Station Site PI 2.0 Private Recreation RC 10.6 Public Parks P 28.5 Flood Control / Restored OS2 35.3 Riparian Scrub & Riversidean Sage Scrub Habitat Ilabitat OSl 203.8 Landscape Slope OS3 21.2 Q Roadways2 48.5 SUBTOTAL 397.7 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 Multi -Family Residential Use may be allowed at a Maximum Residential Density 20 DU/AC in a000rdanoe with a high density residential zone designation, 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 PAs with TTM implementation and final engineering. 350' 0 350' 700' a D -- tl01eIM PA 33A L 13 UNITS 10.3 AC PA26 OS2 20.1 AC RR PA9R OS1 6.8 AC PA 1 U L-E 14 UNITS 8.1 AC PA 13 OSI 180.7 AC PA 12 k M2 13617NM. PA l 6A 16.0 AC LM - 67 UNITS PA 15 16.8 AC M1 47 UNITS PA 16B PA 13 9.3 AC OS2 PA 1-1 LM - 47 UNITS 6.6 AC M2 �,.....•✓� 10.0AC UNITS 4 AC' PA27 P SPORTS PARK 21.3 AC • PA22 M1 88 UNITS 19.9 AC ow- PA29 MP (E1.1 t , I 1 VTARY SCHOOL) 112 AC -.dd PA28 MF (MIDDLE SCHOOL) 2a4 AC OPEN SPAC'1' 1\l) 44 MM1 T 11.6 AC P1�12 88 UNITS 12.2 AC e�� PA24 LM 74 UNITS 12.6 AC EXISTING FIRE STATION PA23B P1 RC 2.0 AC REC CENTER 2.3 AC ■ ■ M City / County Boundary Existing Specific Plan Boundary Pedestrian Bridge PA# Planning Area Number • PA21 L 19 UNITS 14.8 AC y P LM LM /s 122 UNITS 34.0 AC PAI1B LM 37 UNI UNITS_ _ 7.9 AC PA31B M1 67 UNITS 14.2 AC A18B\LM \28 UNITS 6.3AC PA 18A LM 78 UNITS 26.9 AC Figure 2-1 PA18C O UN 5.8 AC 40 UNITS 10.3 AC PA 0A LM 29 UNITS 20.4 AC PA20B - PA25 L Os 25 UNITS 4.8 AC 17.6 AC Roripaugh Ranch E1. 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 PA1B PA3 PA9A PA9B RC LM 051 OS1 0.3 AC 99 UNITS 3.8 AC 6.8 AC 18.6 AC PAIR LM 4 PA 10 98 UNITS PA2 p� PA3 -L-E I 19.0 AC LM a LM PA5 PA4A -_.' 14 UNITS 9lf uNRs PA46 8.1 AC -"� 99 UNITS 4 RC LM 18.4 AC 18.6 AC 5.2 AC 100 UNITS LM - - - PA78 WSW 19.5 AC 113 UNITS PA6 052 22.3 AC 2.0 AC y _ PA11 -- NC 152 AC PA7C OS2 1.8 AC LEGEND ® Plateau Neighborhood Valley Neighborhood - Habitat / Open Space (various) I Roripaugh Rauch PA7A OS3 19.5 AC PA 33B PA12 P M2 TRAILHEAO 8 136 UNI PARK 8, RIDE � 16.0A PWo 2.1 AC PA15 M1 QPA13 PA14 47 UNITS PA33A "�.r" 0S2 U12 C 9.3 A L 6.6AC fOM2 r 15 UNITS �� 74.4 AC 10.3 AC PA27 P PA211 SPORTS PARK MF 21.3 AC (MIDDLE SCHOOL) 20.4 AC PA26 O92 29.1AC LRIVE PA22 m Ba UNITS 1 U.O AC EXISTING FIRE STATION P1 2.0 AC M1 44 UNITS 11.6 AC PA21 PA23B L RC 19 UNITS REC CENTER 14.8 AC 2.5 AC PA13 i 031 180.7 AC i PA16A LM - 67 UNITS 16.8 AC + _ PA16B r 1.14 - 47 UNITS 10.0 Ac, 1 �"� PA29 MF (ELEMENTARY SCHOOL( ` 12.2 AC PA M2 88 UNITS 12.2 AC - PA30 RC - REC CTR 2.6 AC ` PA M LM 122 UNITS 34.0 AC LM 37 UNITS _7.9 AC PA31B M1 67 UNITS 14.2 AC PA18A LM �A19 78 UNITS 28 uNlTs� 26.9 AC 6.3 AC 13 PA18C j9 LM 40 UNITS PA24 10.5 AC LM 74 UNITS 12.6 AC PALN 20A 29 UNITS 29.4 AC PA20B PA25 L 0S 25 UNITS 4.8 AC 17.6 AC PA19 L 17 UNITS 15.8 AC Figure 2- 4 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 Planning Acres Dwelling Density 2Percentage Designation Areas Units Low Residential 19, 20B, 21, 58.5 76 1.3 14.4 L 33A Low Density 10 8.1 14 1.7 2.0 Estates L-E Low Medium Res. 1A, 2, 3, 4A, 242.8 1,031 4.2 59.7 (LM) 413, 16, 17, 18, 20A and 24 Medium 15,22 23A, 55.0 246 4.5 13.5 Residential M1 31B Medium 12, 14, 31A 42.6 314 7.4 10.4 Residential M2 'Multi Family 28,29 32.6 334 10.24 - MF Project Total 1 1 439.6 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 include18C, 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 and 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 113). 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, 413, 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,413 I 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 Sloe 5.1 1.7 N/A N/A N/A N/A N/A 7A Open Space/Landscape Sloe 19.5 N/A N/A N/A 713, C I Open Space/Flood Control 1.8 N/A N/A N/A 8 Op en 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 OS2 180.7 6.8 N/A N/A N/A 14 Residential - Medium 2 14.4 6.3 3,600 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/z 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 1 Open Space/Flood Control 20.1 N/A N/A N/A 26 Op en Space/Flood Control 4.8 N/A N/A N/A 27 Sorts Park 21.3 N.A N/A. N/A 28, 29 Middle Schoolz Elementary Schoolz 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 33B 0 en 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 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, 2013, 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. 1 3,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 1-15 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 Bernardinb 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 F 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 SiLynalization 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: 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: 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 400t" 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 IA-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 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 I1 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 sdhool 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 11 (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 [.`f�KIII�LII�lhli;[KIlu1'ZILU�YY.! 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 � 1A 2 lW f pj1G — — ' 4 fir- I 1 1 -I&S hew_ �� — t2�"we 5 4A eva .0 � SS=tKm 4B Is" W S� i airs Upmei ® ArAlwMed A1Mld HV way Vm 8 sa.e�saDo�1+� ® I FISM2+' i� rt1 1 ®81p1,•ioeO bM�+aetron IIIHIlII / � ® PbW*IAct 9 Pobt ! w �"ye �/"PSWU Cd*MN Road f m !� J VWd dr Fbs AOos"a V06d ♦ • �� Rsd pm 1=J nm►*IrfdEdlr Rm Am P *d O1H>yw?a�aid�1 ® �45�1/�7�41q q�blPilllaNMlllr to' naeyAppor R @"bepoddedolf P -d6p bbwi/blbt apABt f la�lf elAe Nr W oaPa►e.M..11 a.,lblo A>e.s a.I,d �► anrrsaud� a fb. o.�.lrl.,e dr new e•e•++■1 .eeeesarstrats. The Keith ComPame%jI Reel 1 jim igh Ria l e h rAc;;/F�' I1 I 1l I NAP 1 3M / ZZ IBC / (`fffii! -- 33A / 11AAC • 10 • Lr w 1 '— • aswc 11I& me 1".I wa neAwcl !t' � 12'%w '8I Ino"" 13 Cm t7"."04 16 Uw 2"AC Ilaim to q% `V o S2." AC 31 3f OOLs 26 =A AC � nswc otr" 410-4 axis 1R 1� • 1� 7• A A �� CAUa � "ov/11 tJoor wane cSMios 21 ss'"o a ov" 17 tY 17209 " W sa■AC r Soso" =OOWN � 25 J^ w�• � ".swc 20 30.!"C 2"olf" Figure 2- 5 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 Rori augh Ranch Valley Portion CONCEPTUAL CIRCULATION MASTER PLAN LEGEND AUGMENTED ARTERIAL HIGHWAY (122') MODIFIED ARTERIAL HIGHWAY (110') •!!!• MODIFIED SECONDARY HIGHWAY (1109 MODIFIED SECONDARY HIGHWAY (90') . i = MODIFIED SECONDARY HIGHWAY (90') ■ ■ E ■ ■ ■ MODIFIED PRINCIPAL COLLECTOR (77') MODIFIED COLLECTOR ROAD (66') MODIFIED LOCAL ENTRY STREET (64') MODIFIED LOCAL STREET (56') MODIFIED LOCAL STREET - SINGLE FRONTAGE (50') MODIFIED LOCAL STREET PRIVATE (50') POTENTIAL ACCESS POINT OSIGNALIZED INTERSECTION O PROPOSED ROUNDABOUT -+--+ PEDESTRIAN BRIDGE NOTE: EACH PLANNING AREA WILL HAVE 2 POINTS OF ACCESS, TO BE DETERMINED OR MODIFIED AT THE TENTATIVE MAP LEVEL. NOTE DEVELOPER RESERVES THE RIGHT TO HAVE IN TRACT STREETS BE PRIVATE, UTILIZING THE MODIFIED LOCAL STREET (PRIVATE) SW SECTION. 300' 0 300' 600' " NOWH 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- 7 Typical Street Sections INN SI I r RASED LANDSCAPED MEDIAN RAM K 7 LA / BIE lANE/aDEWAIK � / CURa CURB PAy it 12 PA'I 13.14 �r 1r �L11 J- 17---14' 1 12'�—ir 1r B 17 4', 96, 127 PA'{ S. 11 ® Augmented Arterial Highway (122') • Butterfield Stage Road (Muntets Hot Springs Road to Nicolas Road adjacent to Planning Areas 11 and 13, 12 and 14) RAY SIDEWALK I RASED LANDSCAPED MEDIAN SIDEWALK WINfr Cl1Ra /j / 1a CLASS 118" LANE � ( 1p CLASS I BOX LANE — 7CURB I( 6' 12' 1 14' 14' W. 110' I 14' --J— 17 01— 6 Modified Arterial Highway (110') • Muniete Hot Springs Road (MWD to Butterfield Stage Road adjacent to Planning Areas 6, 9A. 96, 10. 11) PA 9A. 98. 10 ROW SIDEWALK I RAISED LANDSCAPED MEDIAN SIDEWALK RAW CLAa E CURB —� --10'U CSS 11 BIKE LANE 10' CLASS II BIKE LANE t PA's iiA L�/ PAl 22. 25. 32 -- 1..------..1... PA 21' 6' 6' 0 17 14' 14' 14' 17 - � 10'---1-- 6' 66' 110, © Arterial Highway (110-) .Butterfield Stage Road (from Murrieta Hot Springs Road to northern project boundary adjacent to Planning Areas 98 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 S!W E/S 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 parkiN allowed except on local roads and private streets. 11F<I= I Roi-11 ugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 2-33 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 8 Typical Street Section RIw r SIDEWALK I — RAISED LANDSCAPED MEDIAN SIDEWALK ROW E ' i- CLA° aA1e PAY 4A 48 PA e I _ o---L— 17 --+� 14' —+-- 14 14' �+-- 17 6 6 86 11tr LANDSCAPE EASEMENT © Modified Arterial Highway (110') . Murrieta Not Springs Road (Pourroy Road to MAID adjacent to, PA 4& 48. and 8) IT*= I Roili ugh Ranch NOTE: Parkways shall drain at 2% 11011101,41 slfaets, SV"k "I have 2% am id. No on strati patony allowd except on bw roads and Ptak sue. RORIPAUGH RANCH SPECIFIC PLAN 2-34 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 9 Typical Street Sections R/W PAINTED LEDIAN— W W SIDEWAIJr SIDEWALK T CLASS I ' I Cu ID CUNB - S' CUSS I LANE PA 11 PA e S 8 S 1 r �-- 10 —1--, r S 8 I s 1r u 1r 6v ® Modified Collector Road (66') Roripaugh Valley Road (adjacent to Planning Areas 6 and 11) R/w PAINTED MEDM It" 1, SIDEWALK � sIDEWALK c am BMCE LANE f S CLASS II eRE LANE PA 12 e s s ,r u• ,r— ee ® Modred Collector Road (66') Roripaugh Valley Road (adjacent to Planning Areas 11 and 12) NJW PANTED MEDIAN PJW SIDEWALK 7 SIDEWALK r & �E 1rG 4 CLAW I 1 E `SKE LANE PA 12 NAP8' s ,r ----1 ---12' s s B 1r re• � 1r se• ® Modified Collector Road (66') • Fiesta Ranch Road (adjacent to Planning Areas 12, NAP) NOTE: Padmays shall drain at 2% toward streets, Streets shah have 2% cross ta0. No on street pairldrlg allowed except on local roads. I-mc I Roi-l'I tugh Ran(•h RORIPAUGH RANCH SPECIFIC PLAN 2-35 SECTION 2 6jV:(1111[dQWAh[KI]u1Z1]►1C1►Y1[.y Figure 2-7A Typical Street Sections a S «u. CUFW F 4' V 2117 29 8 4' 10' 40 1Q elr Q Local Road (W) • Local Roads for PA 1-8 RIE I RiE aaEwALK f aoEWALK PUE qN cum PUE S 6 µ, V 4. 56 85' = Modified Local Road (415q • Modified Local Roads for PA 1-8 ROE I 11! tboevv�ut E �� ago ous PUE PUE S 5&EL 4.6 4r sir Private Streets (W14T) • Private streets within Single Family Planning Areas with zoning designation L, LM, M1, M2 in PA 1-8 only. Parking on both sides 1Ti c I RoijI m,,Ii Rwic h ravE Pafi..lstiW ** t2% briW ONK SYub Itd two 2t aws W No ae west pPArtp do.se.ocept on bd asdt ad PtaY a..fs. RORIPAUGH RANCH SPECIFIC PLAN 2-36 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-8 Typical Street Sections ROW I 'VW SALK F acaW�u CUM ams 5' 24' 5.5 36 I 44' - t 0 Private Streets (24736) • No on street parking allowed in PA 1-8 only NW I m W F Glna SOUiN Nomm 14' 14' --L 117 --1-- 14• 11' 38' W = Modified Cobft Road (66') •CaM Gtraeoi (Waled! Lane to Moors Rd.) •Olfsib ow do section b be ooneYmled qya i Weer OW wW SIDEWAM asas a s a�as a Q s asps e w Mtn am M —t.arEs . 4V W Modified Collector Road (W) ' CaNe Chrrnoa (f BtdlerroWd Stop Roed b Walootl Lane) • UlYmals dbMa SecYon m<C I Rohl ruA-h Rwich "m. Pub" shddrainat2% bamd beet, Stab dmd bw 2%cas bt Ib an Adwmwd rAYrpdomdaamp an bad weds aM PWO druk RORIPAUGH RANCH SPECIFIC PLAN 2-37 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 9 Typical Gated Entries fto a* when: Lo=W it an M2 rmmt . D*mways are IF b%o# 24' wide shed and tie 2r wide RE RX suet oomects to a 3S wide sheet scawsax f am SIDEWALK CURS DrWewsp am IF Duim 4S S 4.5 44' .S S S por" for two cats dt 2r °� a wide shad Canads ID ether ` 37 or 3F We SO C] Private street (77) Staffed Gated Primary Entry NOTE: Pokways 00 *w d 2% • MhKrieee Ha Spnnpa Rood a Paemy Road- PA 3. 4A Wm d , - Shoats ohd hm 2% am fat No an shed MON showed waW an bd roads and Wkb ehed4 pJE I Rm /'Lm0=ATIMA"NDwVoVV"MVARY SIDEWALK f eccwaLK Coro m "cu 4.S SN.s S ,4.5' vue tot = Private Street (108') Staffed Gated Primary Entry • Muniaaa HO SprbVs Road & Pounoy Rood - PA 3. 4A ME I /lrwvso woxwEo.,eow+ r°E eroeWALX f / a� sutwgx Cum / S, 5I S. /2 PM iS 17 5 5 S �a = Private Street (70') Card Key Gated Entry • PAIA&2.4A&4B I'i7= I Kc,rijrt111l11611c•h RORIPAUGH RANCH SPECIFIC PLAN 2-38 SECTION 2 SPECIFIC PLAN COMPONENTS >mr R/W Figure 2-10 w 10. to 7v TRAM WEMIMMS s e FROM R/W TO BUMBIKE , r . 11' 11' n&n�� III I l' BU MODIFIED SECONDARY HIGHWAY (90) OMODIFIED SECONDARY HWY - NICOLAS RD (W. PROJECT BOUNDARY TO BUTTERFIELD STAGE RD) STD. 102 MODIFICATIONS: INCREASED R/W FROM 88' TO 90' EXTENDED PARKWAY BY F, SIDEWALK/DG TRAIL ADDED TO PARKWAY ADDED b' BIK$ LANE WITH 2' BUFFER, REDUCED LANE WIDTHS FROM 14' TO I I', REDUCED MNAN WIDTH FROM 14' TO 10' Ivw IO'CLASS I IF BDLEWAY MR —m— f T � -2s. - - - - - - MODIFIED SECONDARY HIGHWAY (90) OMODIFIED SECONDARY HWY - NICOLAS RD O OFFSITE (CALLE GIRASOL TO W. PROJECT BOUNDARY) CIRCULATION MASTER PLAN VALLEY PORTION 26 R/W ww 0 RORIPAUGH RANCH SPECIFIC PLAN 2-39 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 11 VL IV MODIFIED PRINCIPAL COLLECTOR (77) OMODIFIED PRINCIPAL COLLECTOR - LOOP RD (NORTH & SOUTH) SM.103 MODIFICATIONS: 7T R/W, SIDEWALK WIDTH INCREASED FROM 5' TO 6' EXTENDED PARKWAY WIDTH, IU' TRAIL INSTEAD OF S/W ON ONE SIDE OF Sfii&T, ADDED 6' BIKE LANE, RAISED MEDIAN INSTEAD OF PAINTED MEDIAN THIS SECTION IS USED IN CONJUNCTION WrM THE PROPOSED ROUNDABOUTS. MEDIANS EXTEND APPROXIMATELY 125' FROM EACH ROUNDABOUT Y cn r�w I rr IV 10, 9 s z 10, z sTRAIL s s MODIFIED PRINCIPAL COLLECTOR (77) ®MODIFIED PRINCIPAL COLLECTOR - LOOP RD (NORTH & SOUTH} SM.103 MODIFICATIONS: 77' R/W, SIDEWALK WIDTH INCREASED FROM 5' TO 6' EXTENDED PARKWAY WIDTH,10' TRAIL INSTEAD OF S/W ON ONE SIDE OF Sl'REET, ADDED 6 BUM LANE CIRCULATION MASTER PLAN VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-40 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-12 CA I cof4cxm MODIFIED LOCAL ENTRY STREET (64) OMODIFIED LOCAL ENTRY STREET NOTES: APPLICABLE TO LOCAL STREET ENTRIES OFF LOOP ROAD • EXTENDS A MAXIMUM OF I BLOCK INTO EACH NEIGHBORHOOD • MODIFIED TO ACCOMMODATE ROUNDABOUTS WHERE PROPOSED STD.104 MODIFICATIONS: INCREASE R/W 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' CIRCULATION MASTER PLAN VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-41 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 13 CA ROLLM CORB MODIFIED LOCAL STREET (56') ©MODIFIED LOCAL STREET AT DEVELOPER OPTION, MAY BE PRIVATE THIS SECTION IS NO LONGER APPLICABLE. AND HAS BEEN REMOVED. O7 MODIFIED LOCAL STREET (OPEN SPACE BOUNDARY) AT NORTH BOUNDARY (PA 13 INTERFACE) CIRCULATION MASTER PLAN a VALLEY PORTION 0 RORIPAUGH RANCH SPECIFIC PLAN 2-42 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2- 14 CjL R/W 1 5vIV 10, 10' TAAM A NORTH BOUNDARY 29 R/W 3' s 2- (PA13) ONLY LAB AND OUTTPi -/ k0UJRD CURB J �j MODIFIED LOCAL STREET (SINGLE FRONTAGE) (50) ® MODIFIED LOCAL STREET (SINGLE FRONTAGE) NOTES: T LANDSCAPE BUFFER AT 2% WHERE ADJACENT TO 4:1 OR STEEPER SLOPE. NO BZJFFER_ RP.QLMM WIffid ADJACENT GRADE IS LESS TITAN 4:1, OR AT RESID FRONT YARD LESS THAN 4:1 AT DEVELOPER OPTION, MAY BE PRIVATE STD.104 MODIFICATIONS: DECREASE R/W FROM W TO 50' DECREASED CURB TO CURB \ WIDTH FROM 40' TO 32' SIDEWALK WIDTH DECREASED FAOM 6 TO 5',10' TRAIL INSTEAD OF S/W ON ONE SIDE OP STREET GL MODIFIED LOCAL STREET (PRIVATE) (50) OMODIFIED LOCAL STREET (PRIVATE) STD. 104 MODIFICATIONS: DECREASE R/W FROM W TO 5Y, DHCREASED PARKWAY WIDTH FROM 10' TO S ® CIRCULATION MASTER PLAN VALLEY PORTION 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 0 73 sv - L AL R D Cn 6" Curb Buffered Bicycle Lane -—___---_- Cn OP v oo 125' ia.ndscape ale 4` 25 125' Landsca �Iiediark dean Q 25' Landscape ' Area o Staggered Pedestrian Crossing Decorative Pavement Apron Mountable Curb L AL R Notes: c7 • Final design to be reviewed and approved by C Community Development and Public Works D Departments 0 z D m Ronpaugh Ratich 250' 0 250' 500' y z RORIPAUGH RANCH SPECIFIC PLAN 2-45 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-46 Proposed Circulation Improvements rTTHE PROJECT SITE IS NCLUDEO WITHIN THE BOUNDARIES OF THE SOUTHWEST AREA RBW. I C0"STTBJCT BUTTERFIELD STAGE THE PROJECT SHAH PARfICWATE ON A FOR GENERAL PLAN BUILpOVT TRAFRC RD. FROM META HOT SPRINGS RD. TO NICOLAS RD. AT PRO-RATA BASIS IN THE DISTRICT TO BUILD CONDITIONS, THE ITS ULTIMATE CROSSSECTION AREAWIOE ROADWAY IMPROVEMENTS. I CONSTRUCTION OF WA OTH AS AN AUGMENTED TKOATE THE HOWEVER, IT SHOULD BE NOTED THAT RORIPAUGH RANCH IS PROGRAMMED TO I BUTTERFIEJD STAGE ARTERIAL HIGHWAY (1 t& FOOT N I CONSTRUCT MURRIETA HOT SPRINGS RD. AND RD. NORTH OF THE RIGHT-FO-WAY) IN CONJUNCTION ENSIGN OF I U UETA HOT SPRINGS BUTTERFIELD STAGE RD. WITHN THE PROJECT M PROJECT SITE HAS ` BEEN ASSUMED. WITH DEVELOPMENT. (SEE DMIT 68 OF MR) EAST OF ITS SITE AT THEIR ULTIMATE CROSS-SECTION L= RING TERMINUS AT r WIDTHS, N ADDITION TO PROVIDING OFFSITE J8T0GA DR, « IMPROVEMENTS TO PROVIDE SITE ACCESS. rr � META HOT SPRINGS RD g o I 1 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. a SINCE NICOLAS RD. IS PROJECTED TO SERVE LESS THAN 14,200 ADR WEST OF BUTTMELD STAGE RD. FOR GENERAL PLAN BUTAOUT NTH PROJECT TRAFFIC C0 OT)ONS, THE CITY OF TEMECUTA C0KAAATION ELEMENT COULD BE AMENDED TO DOY04GRADE NICOLAS RD. FROM AN ARTERIAL TO A SECONDARY CAJ_LE (08 FOOT RIGHT-OF-WAY) BETWEEN CAME GIRASOLA DN BUTTERFIELD CW�PC STAGE RD. FOR PHASE 2 (DEVELOPMENT BEYOND 511 DWELLING UNITS) TRAFFIC CONDITIONS, BUT TERFIELD STAGE RD. SHOLD BE EXTENDED FROM RANCHO CALIFORNIA RD. TO THE PROJECT SITE WITH A WUMUM 34 FOOT PAVEMENT SECTION TO PROVIDE SITE ACCESS. CONSTRUCTION OF BUTTERFIELD STAGE RD. NORTH OF THE PROJECT SITE HAS NOT BEEN ASSUMED FOR YEAR 2007 TRAFFIC CONDITIONS. -'ITKC I RO1'1imI1g;h Rol i('h $f CONSTRUCT BUTTERRELD 11 STAGE RD. FROM NICOLAS RD. TO THE SOUTHERLY BOUNDARY OF TRAFFIC ANALYSIS ZONE 4 AT ITS ULTIMATE WIDTH AS AN I ARTERIAL HIGHWAY (110 FOOT �fp RIGHT-OF-WAY) IN CONJUNCTION s� WITH DEVELOPMENT. SITE 1 SOUTH LOOP RD CONSTRUCT BLITTERFIELD STAGE RD. FROM THE SOUTHERLY BOUNDARY OF TRAFFIC ANALYSIS ZONE 4 TO THE SOUTHERLY PROJECT BOUNDARY AT ITS ULTIMATE HALF SECTION WIDTH AS AN ARTERIAL HIGHWAY (110 FOOT RIGHT-OF-WAY) N CONJUNCTION WITTH DEVELOPMENT. SIGHT DISTANCE AT EACH PROJECT ENTRANCE SHOULD BE REVIEWED WITH RESPECT TO STANDARD CITY OF TEMECULA SIGHT DISTANCE STANDARDS AT THE TIME OF PREPARATION OF FINAL GRADW^ LANDSCAPE AND STREET MAPROVEMENT PLANS. TRANSPORTATION SYSTEM MANAGEMENT ACTIONS AND A TRAFFIC MITIGATIONIMONITORING PROGRAM ARE DESCRIBED IN THE TRAFFIC REPORT FOR THIS PROJECT AND AS MODIFIED BY SPA 3 AND THE UPDATED DEVELOPMENT AGREEMENT. LEGEND 0 TRAFFIC SIGNAL On rr1 n O z N SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-48 SECTION 2 SPECIFIC PLAN COMPONENTS Pedestrian/Bicycle Circulation Plan OWsP" ®is MulF11x Tga.R rn >a Foal Wtiodon�otr G � L__J p� Md�s+l � I Agbt M &Uw Ttal} ® ms PaOi Mft �w 4-su27) ® (pw al rr attifacaw�f m M Peema ien Gddp Q=:m `� J 'awa fcwc•vr} 110e•VdtJOtAr Amass PWM sCAad EMry 111 (saa �h � � (saa FbaM 410 and The Keith Compemeaj=j0*,= I Roripaugh Ranch 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 r • PA 10 PA 9B at OPEN SPACE 1 f 1 1 • 0 z z a a PA 33 w - PARK AND RIDE GP`��G�ON,O & TRAILHEAD Q 1��� GON 000 NICOLAS RD Dfoff• / _ PA 33A SANTA GERTRUDIS CREEK PA • to NQV P�`EV �PgN • r • • PA 32-- EXISTING FIRE STATION PA 11 COMMERCIAL gORiPgUGM VALLEY RD PA 12 PA 27 ///// \` ................... : : ..... ....: .• .... ...... _"Z SANr-9 SPNZP GERTRUDIS PA 13 OPEN SPACE PA 16A PA 15 PA 16B__--j PA 14 50 �A 30 NOPSN ow PA 29 ELEMENTARY SCHOOL +' PA 28 MIDDLE SCHOOL j PA 31 A_ ■- ��--HOA BRIDGE PA s ■■■■■■ • LONG VALLEY WASH 1 00 it w PA 24 w I PA 22 PA 23B (/ co�Y SOUTH LOOP RD I PA 23A pp �j>; ,So aoo eoo ,zoo I . 9/12/2017 PA 21 PA 20B PA 18C NO SYMBOL SIDEWALKS (PER STREET SECTIONS) PA Figure 2-17 LEGEND Z J ■■■■■■■ TRAIL TYPE A 2.03MILES RIVERWALK/ LONG VALLEY WASH TRAIL (12' ASPHALT/ 4' D.G. MULTI -USE TRAIL - NORTH SIDE) Z �■■■■■■■■■■■■� (16' D.G. MULTI -USE TRAIL - SOUTH SIDE) TRAIL TYPE B 1.71 MILES O �— LOOP ROAD TRAIL Q (10' D.G. MULTI -USE TRAIL) J ZD TRAIL TYPE C .62 MILES U NATURE WALK TRAIL WITHIN R.O.W. I..r_ (10' D.G. MULTI -USE TRAIL) ` , TRAIL TYPE D .87 MILES 0 NATURE WALK TRAIL OUTSIDE OF R.O.W. z (10' D.G. MULTI -USE TRAIL) Q NO SYMBOL TRAIL TYPE E W INTERNAL PASEO - T.B.D. IN FINAL DEVELOPMENT J U DESIGN (8' CONCRETE TRAIL) TRAIL TYPE F m PASEO CONNECTION TO RIVERWALK - TRAIL CONNECTIONS ARE CONCEPTUAL AND MAY VARY Z (I MINIMUM CONCRETE TRAIL) Q ■Emmons TRAIL TYPE G .75MILES NICOLAS ROAD: BUTTERFIELD STAGE RD. TO CALLE w GIRASOL w (10' D.G. TRAIL) Q ■■■■■■■ TRAIL TYPE H Uj .63MILES 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) 'A 25 PARK WALKWAY WIDTH VARIES TRAIL TOTALS: 9.75 MILES t■ ■ ■ ■ ■ ■ 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) RORIPAUGH RANCH SPECIFIC PLAN 2-51 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2.52 SECTION 2 Proposed Sidewalk Plan � MWO PROPERTY ,zO�6snc- � 6 6.t N (1.7A NAP - 43 4C 1 A Lw LM M DUS r'bT 12.0 AC w Dus Lm 4A I 5 4DAc 1 4Ac Is otts 6.2AC Ltt i0G6o s 4B 082 (4.6 AC) LM AC rC 22,3 LEGEND Sidewalk Adjacent to Curb 33B (---� Sidewalk separated form Curb by Parkway ®Gated Entry =33A 11.8 AC • Location of sidewalk dedicated by walls and sktpes The Keith CompamelamIrmIll,= ( Ro 1 pa ugh Ranch 10 6.1 AC 11 OU'S 11 NC 16.4 AC (10A AC) 12 M2 t6.4 AC (16.0 AC) 146 DUS A 27 aP ill .7 Y.7 AC (1.4 AC 062) CHAFKA 32 PI 2.0AC (1.SAC) SPECIFIC PLAN COMPONENTS Figure 2- 18 13 031 179.6 AC 17 16 4os AC LM 172 DUS 26.4 AC 14 15 143 OUS M2 L42 13.5 AC 14.t Ac a�) 166 OUS 30 Ftc 4: AC 29 18 st LM AC 2s.4 AC 12.0 AC t 17 3M1 28 92 24.6 AC 19 20.0 AC 224 Oils L 31.2 AC 20 OUS 26 a0 24 Mt 2310.Y AC 10.6 AC 66 cus 22 67 Dtts 0262 szAC 20 21 2'0" w m Mrs I I I • RORIPAUGH RANCH SPECIFIC PLAN 2-53 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-54 SPECIFIC PLAN COMPONENTS Roripaugh Ranch cY Vall Portion CONCEPTUAL SIDEWALK MASTER PLAN LEGEND SIDEWALK ADJACENT TO CURB NON-CONTIGUOUS SIDEWALK POTENTIAL GATED ENTRY NOTE: EACH FIANNING AREA WILL HAVE 2 POINTS OF ACCESS, TO BE DMTRMINSD OR MODIFIED AT THE TENTATIVE MAP LEVEL_ 300' 0 300' 600' Figure 2- 19 46 1 KN u NORM R 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 Qloo 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 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: 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. 119-2013-0001, as amended by 119-2015-0001 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 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 ir'. 4� O 19 3 —. '1 aK �tM 1 I 1A 2 uA w 0 2+.o Ac +9 4 AC Q+m-104-3 Iw Ors » OVS f -j � N /101",� CIA I /~�tior42 Isswc 7/,/ 4A t 1A t9.sAC 190 OtlE Ac 1 19 S AC ! !! C ! NAP 336� Proposed 2e Storm drain Pipe / Proposed 3(r Storm Drain Pipe Q.=3467 ds L+ • -• o P ad42- Storm Ores► Pipe Proposed T2' Storm Drain Pipe 1 I Seri Storm Drain INMK)trW Sftw re Proposed Hydra AFc1 Bridges br o!w fAdal +�'a'r� by Ch ® Improved Nteirrel DMbMge Laced Storm Drain flows are exdud®d from ttris extmbd The Kelth Con,{_ - .I"TKC r/ 33A So LAC Ac +S o� Q,.o-44W eft Figure 2- 20 1 I .. nlsa as 13 +M.4 AC „C i IS4 AC a / ` (fo9AM 12 I+s.o AC1 f as olr9 14 1 15 NA 1� c I AC ^A �. +3s c os71 _ �s91r.s - - �T-___ 27 71 t&PAc 28 AC sz 2b2 fro AC 8" MM _ 1y �4Ac 14S Ws 29 a� 51 - na Ar 31 I ROM y4 fooA4 23,o9nc --1 ssovs �7 ovs f_ 21 rent 77 DIIS Pfota: AM proposed flours exM V site are Ma sarne as mds&V «thaws. (' f �t I r� 1 17 40 7 AC 72 1]l1S r 18 k u4 29.Ar 1� r 1 19 ,. z ^Ar ao Ms 201. br onJ� I 'a otm 6.4 Ac1Ft SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THEOP 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 MVjgR��A /for sr` R/ Rorippaugh Ranch Val' ey Portion CONCEPTUAL DRAINAGE & WATER (QUALITY MASTER PLAN LEGEND PROPOSED STORM DRAIN FLOW DIRECTION Figure 2- 21 EXISTING STORM DRAIN ® IMPROVED NATURAL DRAINAGE PROPOSED WATER QUALITY BASINS O MASTER DEVELOPMENT FACILITY LIMITS (STREET, SEWER, WATER & STORM DRAIN) NOTES: . STORM DRAIN OUTSIDE OF MASTER DEVELOPMENT STREETS WILL BE W 171IIN PUBLIC EASEA4PNTS 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 TEMECULA*, 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 CTTYAND WATER BOARD REQUIREMENTS. �� N 300' 0 300' 600' "FM iieMm 0 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 1 1 1 11 1 1 1 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 F SECTION 2 SPECIFIC PLAN COMPONENTS , loint 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 Conceptual Water Master Plan Exist. EMWD &8 mp �_.----- Mourlain Yrew tank (1506 Prewn Zane) _ ur n r3, 1A a1�a•r an I »� 2 fu AC to a1A 1as� ImoUs LECEID ® Proposed r Water Main ' w Proposed 12* water Main ' wm Proposed 15'-16' Water Main ® Proposed 24' Water Main ExW*V Water line ! F�rbtlrg Water Tank The H.A1h Co pmnie jmjrmjj.1= I Roo j)augh Ranch 8 `' r` • fig` a ' c6i / 1L0 9B S`+4wOs_. 3a n /4b a061 • 13 / as 1001 3 l\ ua` �c 8 11+.sA 113av5 _ "C01 n[ '"AC 1r NAP lie 3, 1r rAC 1"Ac e 5= 17 a 3 p16 AC w r nova 3a A AC 14 15 145ous ao m lU AC 14.1 AC ps AC Ona) 1r nUa " 33A fib\ ` lm 29 4.0 Ac �oop Loop s1 1xoAc \ 27 28 3w 1&7A (14 AC OSa) AC WJ112 DAC aa ian h 28 n,O6tic 24 an m 23�1U AG rove ao ma m 16' / m 1M olrs • SOUTH Loos► NMI) 20 21 MAC n we man SPECIFIC PLAN COMPONENTS Figure 2- 22 18 'VAC 113 19 31 ] AC 30 ovS RORIPAUGH RANCH SPECIFIC PLAN 2-69 SECTION 2 SPECIFIC PLAN COMPONENTS ' INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-70 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 SECTION 2 a RORIPAUGH RANCH SPECIFIC PLAN SPECIFIC PLAN COMPONENTS Figure 2- 23 Rort'paugh Ranch Valley Portion CONCEPTUAL WATER MASTER PLAN LEGEND PROPOSED 16'WATER (EMWD PZ 1508) PROPOSED 8'WATER (EMWD PZ 1500) EXISTING EMWD WATER- PZ 1508 EXISTING RCWD WATER- PZ 1485 EXISTING RCWD WATER-PZ 1610 0 EMWD PRESSURE ZONE 1508 0 RCWD PRESSURE ZONE 1485 0 RCWD PRESSURE ZONE 1610 NOTE WATER LIVES OUTSIDE OF MASTER DEVELOPMENT STREETS WILL BE WITHIN PUBLIC EASEMENTS UNTO. THE LOCAL STREETS ARE BUILT. 11 1 11 :11 2-71 SECTION 2 SPECIFIC PLAN COMPONENTS ' 1 11 1 1 INTENTIONALLY LEFT BLANK 1 1 1 1 i 1 11 1 1 RORIPAUGH RANCH SPECIFIC PLAN 2-72 ' SECTION 2 SPECIFIC PLAN COMPONENTS 1 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 ofsuch 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. 1 RORIPAUGH RANCH SPECIFIC PLAN 2-73 1 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 1 1 Conceptual Sewer Master Plan �""TuRE RANCHO BELLA VISTA two rwreRrr ' �3 to ri'ar `'uK aaiic , 10 I ,uK i ' I uow Iwon Iwhbr r I f41.,K9,B 8' UK �l �i4B } owi aWK 8 ttvsK am II i + NAP � 1.2 n.. K t F WWII-� 17 LANPrapasd W- 21' Swwr v 1 W 14 15 m o �0/NYbJwR„,b„/� 1 ` La ovs MCOIN j 1Q .Q ue AC�ao,o 33H bb B. + ovKaO°" is ow + 8' ' Sow Mon. NOW if' ouKs r 30 2, ao�,to W RopaedMWwb 27 ,Z.pAC \\ tq t3� 31 ' • W n N.o"`ic 1 19 mFlow Dkoc6on s o,is ' 28 at°0tie �• 1 w 0 Due 25 1 1 K Kt 21a n &A SPECIFIC PLAN COMPONENTS Figure 2- 24 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 2-75 1 SECTION 2 SPECIFIC PLAN COMPONENTS ' 1 1 1 1 1 1 1 INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-76 SECTION 2 SPECIFIC PLAN COMPONENTS Rori augh Ranch Valley Portion CONCEPTUAL SEWER MASTER PLAN LEGEND PROPOSED GRAVITY SEWER RUIN - - EXISTING GRAVITY SEWER MAIN FLOW DIRECTION O EXISTING MANHOLE Ncvm SEWER L2W OL =E OP MASTHR DEVELOPMENT S EIEE1SWULBEWRi@I KMC BASEMOM UNM71M LOCAL STREETS ARM BUILT. C•11 1 TI :11 Figure 2- 25 RORIPAUGH RANCH SPECIFIC PLAN 2-77 SECTION 2 SPECIFIC PLAN COMPONENTS ' 1 1 1 1 INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-78 ' SECTION 2 SPECIFIC PLAN COMPONENTS 1 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 fcvl Fill c PA 1A through 5, 7A, 713, 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 Shrinkagg(-12.5°/ (996.6731 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 fiat 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 I 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 Row 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. ' S. 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 tthe City of Temecula Public Works Department. B. 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. 1 1 1 i 1 1 1 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 sods 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 rrXt)7 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 forgrading sections as they relate to the Valley Neighborhood. RORIPAUGH RANCH SPECIFIC PLAN 2-82 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-84 SECTION 2 SPECIFIC PLAN COMPONENTS Conceptual Grading Master Plan PmPos dCc 0 PtoposaaSwp Ezi g Cantor's ® D2 nar Flo i. OnmaPe Fb Geeing - Phase 1 ® Fu Street Elavatron Gaetrg - Phase 2 UngFaeee Open Specs - Phase 1 W 1fi15ubgW IWtlCmwvalbn Rfin) :"r:*'-� V_ Bo Nee Phase 1 Cm4xcG ,g of WtNaas Phase 2 Olimi C a&V - Phase 1 ®GatlaE Open mflw Channel Phase 2 ' ' ""— I-F'*cC I Roripaugh Ranch Figure 2- 26 RORIPAUGH RANCH SPECIFIC PLAN 2-83 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2.27 Roripaugh Ranch Valley Portion CONCEPTUAL GRADING MASTER PLAN 11*8:0If I SANTA GERTRUOES CREEK CHANNEL LONG VALLEY WASH RORIPAUGH VALLEY RANCH WINGSWEEP SECTION LOCATION 300 ® ' 1PEMMR H.TM g a 0 RORIPAUGH RANCH SPECIFIC PLAN 2-8S SECTION 2 SPECIFIC PLAN COMPONENTS low w "ON w 1110F:1111171UI >f 111i 1&10114 RORIPAUGH RANCH SPECIFIC PLAN 2-86 SECTION 2 SPECIFIC PLAN COMPONENTS 1 1 1 1 1 1 1 Fieure 2-27A WILY PARCEL BOUNDARY I PA 9B j OPEN SPACE I EXISTING GROUND — _ d PA 10 NORTH BOUNDARY awes sEO N.T.S. FLY PARCEL BOUNDARY EXISTING GROUN� \ PA 9B OPEN SPACE n PA 10 EAST BOUNDARY \ CROSS SECYNIN N.T.S. ®GRADING MASTER PLAN - VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-87 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-27B MLY TRACT BOUNDARY i I PA 13 OPEN SPACE i 1 1 EXISTING L GROUND c�PA 14 NORTH BOUNDARY CROSS SECTION N.T.S. PA 13 OPEN SPACE NTY TRACT BOUNDARY I i \ O�ROIM %Di 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 Figure 2-27C NTY TRACT BOUNDARY i PA 13 i OPEN SPACE i EXISTING- GROUND � a+ouND 11 E PA 16 NORTHWEST BOUNDARY CR0 SECTION N.T.S. PA 13 OPEN SPACE NTY TRACT BOUNDARY MSTMG i GROUND - %Fi PA 17 NORTHWEST BOUNDARY mm WOM N.T.S. GRADING MASTER PLAN - VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-89 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-27D WLY TRACT BOUNDARY 1 1 PA 1 OPEN SPACE 1 1 E%ISTINO�` 1 SLOPE OFAIN %1 PA 17 NORTHWEST BOUNDARY CROSS SECTION N.T.S. N'LY TRACT BOUNDARY PLY TRACT BOUNDARY I R I � I SLOPE ST.�- DMST. - / �- H PA 17 NE AND NW BOUNDARY CROSS SECTNNI N.T.S. GRADING MASTER PLAN - VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-90 ' SECTION 2 SPECIFIC PLAN COMPONENTS 1 1 1 1 Figure 2-27E FLY TRACT BOUNDARY 1 PA 13 1 OPEN SPACE 1 ECROUaSTIG ROD W �1 PA 17 EAST BOUNDARY CROSS SECTION N.T.S. PL PL PA 26 PA 26 I P� 23A— \ XISTING GROUND PWNO LONG VALLEY WASH BETWEEN PA 28 8 PA 23A CROss sECT10N N.T.S. GRADING MASTER PLAN - VALLEY PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-91 SECTION 2 SPECIFIC PLAN COMPONENTS ' Figure 2-27F PL R. PA & PA 31 PA 26 EXISTINGGROUND - LONG VALLEY WASH R� BETWEEN PA31 & PA24 CROSS SECTION N.T.S. PL PL PA 1S PA 25 PA 20 GROUND caauNo LONG VALLEY WASH iL1 BETWEEN PA18 & PA20 CROSS SECTION N.T.S. GRADING MASTER PLAN - VALLEY PORTION RORIPAOGH RANCH SPECIFIC PLAN 2-92 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-27G STY TRACT BOUNDARY 1 1 PA 21 j N.A.P. 1 O 0 4DUN(,5 j GBD IA PA 21 SOUTH BOUNDARY mm S ul" N.T.S. ' SLY TRACT BOUNDARY 1 N.A.P. PA 20 DOTING SAPE 1 CROK >IICIIDN ' PA 20 N.TS ' ®GRADING MASTER PLAN - VALLEY PORTION 0 a RORIPAUGH RANCH SPECIFIC PLAN 2-93 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-27H MY TRACT BOUNDARY 1 N.AP. MUM RE9013a PA 19 j 1 / L PA 19 EAST BOUNDARY (SOUTH) aoes wCTwN N.T.S. E'LY TRACT ROL GARY PA 19 j N.A.P. ' Ex:S-iNG NES:DENC: EXISTING- 1 GROl11Uy I ' OOST. � \ 1 FED VA� P PA 19 EAST BOUNDARY (NORTH) CROSS SECTION N.T.S. GRADING MASTER PLAN - VALI" PORTION RORIPAUGH RANCH SPECIFIC PLAN 2-94 SECTION 2 SPECIFIC PLAN COMPONENTS PA 331 PA 13 OPEN SPACE PL Figure 2-271 MLY TRACT BOUNDARY � 1 PA 19 EXISTING SLOPE PA 19 NORTH BOUNDARY CROSS SECTION N.T.S. r EXISTING GROUND - R PA 33A SOUTH BOUNDARY CROSS SECTM N.T.S. 6 GRADING MASTER PLAN - VALLEY PORTION i R A RORIPAUGH RANCH SPECIFIC PLAN 2-95 SECTION 2 SPECIFIC PLAN COMPONENTS Figure 2-271 PA 14 Dasnlx GROUND � / aoPe %51 PA 14 EAST BOUNDARY cross SEC ar.S. ®GRADING MASTER PLAN - VALLEY PORTION 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 2-26. 1 Phase I Phase 1 is the Plateau and includes the residential areas (Planning Areas IA-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 I 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 mtlwdurw 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 Conceptual Phasing Plan \YVO PRCVERiy� — � //o ,tap, 9B w 4A ae06•c I 8 "M "stars Po "a y im W 48 / �1D pass m a a c 6 passa ` 01S a 11 l�os'ii 7A as: ' psis _ uooan 1 1 b NAP � - rl' F .5. /Z" I a H� IEGBID — Phase 1 Phase 2 No Phase DB81Qei11011 xDtiE Development areas only 1q 15 L nJre / a ^ n Hart wo� w at rc in ovs - R"m I Roripaugh Ranch 27 as �c 28 0,4 e041111 Maas \ 26 « 21 IIJ ro II Wi 16 16 mars: twmn at nose 31 a& leaven SPECIFIC PLAN COMPONENTS Figure 2- 28 18 mine ,"sons 19 NJK m ooa 2w�re No11a 2j 63b t sous I 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 1, this entails a 4.8 acre site in the Plateau area (Planning Area 5), and a 0.3 acre Mini -Park (Planning Area 113). 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-Usel (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 113), 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. 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. 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 400t" 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. S. 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 Os2 2.0 AC yURR�xT� MOT i�wIMO• wp, — PA3 LM 99 UNITS ISA AC Water District o000000p 15' Multi -Use Trail within 30' Easements/Property Fuel Modification Zone 081 Habitat Class 1 Bike Lane Flood Control ® Class 11 Bike Lanes ® Park Wide Soft Surface Path (both sides) (b Private Recreation Center Nature Walk "Plateau" Landscaped River Walk (1Asphalt Multi -Use Trail) Pedestrian Bridge (approximate loeatioh) The Keith Companies'milrMIJ11= I RiCol 4-M Llgh a-il h Figure 2- 29 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 i PA 10 PA 9B OPEN SPACE M A HOT SPRiiyGS - - � qD , EXISTING PARK l PA 11 - COMMERCIAL o x U a /. LPARKAND w PA 33A SANTA GERTRUDIS CREEK PA 2E 1 I `pN a m � o LL w 1 co m `1 r................ `� � PA 32 EXISTING FIRE STATION RJR/aq�GH _ VALLEY RD PA 12 :PA 22 _ SOUTH LOOP RD ter" 0 150 No wo 12W 9/12/2017 PA 15 =V- PA PA 28 MIDDLE SCHOOL -HOA BRIDGE �LONGVALLEY WASH PA 21 SgNrq SPNSP GERTRUDIS PA 13 OPEN SPACE PA 16A PA 16B HOA RECREATIO CENTER. 2.6 ACRE PAD---I �pOP F� PA 29 ELEMENTARY SCHOOL r•r+�� PA 18C �- PA24 HOA RECREATION CENTER CERE IIGROS5 �ACRE PA : j PA 23A PA 20B PA PA 40 Figure 2- 30 LEGEND z -SPORTS PARK a- PER CONCEPTUAL SPORTS PARK SITE PLAN Uj OPEN SPACE � Q CENTERS 2 -RECREATION PER CONCEPTUAL RECREATIONAL CENTERS Z SITE PLANS O PEDESTRIAN BRIDGE w (LOCATION TO BE DETERMINED DURING FINAL If DESIGN) U (.0 ON SITE TRAILS PER CONCEPTUAL PEDESTRIAN BICYCLE AND Q CIRCULATION PLAN ��� ------• FUTURE TRAILS w TO BE BUILT IN THE FUTURE BY OTHERS PER U CITY OF TEMECULA TRAILS AND BIKEWAYS 1 MASTER PLAN / COUNTY OF RIVERSIDE Z SOUTHWEST AREA PLAN - TRAILS AND O BIKEWAYS U 'A 254 BIKE ROUTES PER CONCEPTUAL PEDESTRIAN BICYCLE AND CIRCULATION 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 ■ • a i ♦ ♦ A. 1 1 WINCHESTER 1800 ■ i i� ■ ■ ■ ■ 1 ■ 1 ■ Q.Z.A.. M.R� 1 1 • i ! ■ RANCHO BELLA i VISTA JOHNSON R'ANI.N GOP i ■ ■ ■ }'-••-----+�,+ mix ■ -•-. RORIPAUGH i RANCH i 1 ■ ............... CITY OF TEMECULA I Roripaugh Ranch Lt Figure 2- 31 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 Streetsca.pes (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 [. 1Ll_01►1�.y 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 0 R . AJ'nlrate 18.8 1 . _ ' .'MURRjETq • , 1 Ss 7,9 U ' LM = —1 - 98 DU'S 2 99 D __ �- _ iyOT S /N 3.8 Ax 18. D S OS _ ISA AC I 4A lZ/ cs 6.e AC ''. LM 9P DVS S.2 AC I I 195 AC 48 AD .. .. .. .. . (4.S AC) I 100 DU'S LM 22.3 AC ` 6 t - f`\t082 ` 113 DU's 5.11AC (, ems...—�� _ 4 _ - A (1 7 AC Nc 7A 193 AC . " ._ OS3) 15.4 AC / (10 0 AC) LEGEND ^ Staffed Gated Primary Entry(1� v (See Figure 4-1, 4-2, 4-1&A, 4-188,,rn��4-19) /1 Card Key Gated Secondary Entry(D (See Figure 4-1.4-2, and, 4-211Mough ) Bridge Entry Statement® :: (See Figure 4-1, 4-2. 4-20A and 4.208) 4 Primary Monumentation0 -cam (See F*n 4-1. 4-2 and 4-17) North and South Loop Road Treatment (See Figure 0.26 and 4.29) Parkway Street Treatment (See Flure 4.23A Wough 4-27 and 4-30A, 4-30B and 4-31) IN=ORMATION All plant materials are conceptual and will be reviewed by the Planning Department and/or TCSD during the development review process The Keith Comparo, 1-rf<C I Roripaugh Ranch NAP ic 3313, 2.3 a a O rj O •J�i I O OOT4 V , 0 .. a S11 .n e •.` ` 33A 0 o gyp/ F Yo ©O i ' o . o t CALLE L 27 SP 197 AC \(1 A AC OUi 2AC (Ti1.AC) 13 OSt 179.6 AC L6 284 AC 145 DJ - 29 20A 28 8AC — R0 M2 2AC Zia Dug _ f f � ' lA 4M2 AC in DVS Ji 18 ., LM 28.4 AC m 113[1us 26 cmYr 1;AC_-2A 24 -- - -- ---- - Mt 22 __ 1 23 to 6 AC 10.9 AC 55 D S 20.3 AC 87 DU's 164 Du' lJ L 212 23.9 AC 22 ou'S Figure 2- 32 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. COMMUNITY EN MONUMENT— SPORTS PARK TRAIL BRIDGE (CONCEPTUAL LOCATION) — 14 1 RR11-14horSPR�NGSRo PA 33B— PARK AND RIDE & TRAILHEAD T �.,Sq WASH COMMUNITY ENTRYE L — — — — — — — MONUMENT / IN-Sl c a��� �.: RORIPAUGH RANCH SPECIFIC PLAN HOA RECREATION CENTER (PER CONCEPTUAL RECREATION MASTER PLAN) Figure 2- 33 Z Q J PROPOSED TRAIL IL J IN PA 13 U) G PRESERVED NATIVE OPEN SPACE LL Q U STREET TREES - TYP. � Z Q J J TRAIL (PER PEDESTRIAN AND BICYCLE F_ CIRCULATION PLAN) - m TYP. L U U Z O U HOA RECREATION CENTER (PER CONCEPTUAL RECREATION MASTER PLAN) LONG VALLEY WASH CHANNEL MITIGATION WATER QUALITY BASIN - J TYP. (CONCEPTUAL A25 LOCATION) LOW WATER USE LANDSCAPE - TYP. 2-115 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-116 SECTION 2 SPECIFIC PLAN COMPONENTS LANDSCAPE IRRIGATION MASTER PLAN IS CONCEPTUAL FOR PLANNING PURPOSES. FINAL P.O.C. LOCATIONS PER FINAL DESIGN PA 10 PA 9B OPEN SPACE MURq�ETq Mom`/® � PARKWAY MAINTAINED—� BY RORIPAUGH PHASE 1\ PA 11 COMMERCIAL OPTIONAL HOA-- LANDSCAPE gORipgUG" VALLEY RD PA 12 z x U FLOOD CONTROL a BOUNDARY PA 33B PARK AND RIDE & TRAILHEAD PA 33A PA 27 / SANTA GERTRUDIS CREEK r - I PA j• R-ji fi N w PA22;_I- m i SOUTH LOOP AD PA 3 a EXISTING FIRE STATION LEGEND AREA & PRESSURE 1, COMMERCIAL P.O.C. C-1 215,521 SQ. FT. METER SIZE / LATERAL: 1.5" 12" (ESTIMATED) PEAK DEMAND: 50 G.P.M ELEVATION:1350' WATER DISTRICT: E.M.W.D. P.S.I.: 59 RIVERSIDE LAND CONSERVANCY P.O.C. R-1 679,940 SQ. FT. METER SIZE / LATERAL: 2' (MEDIUM) / 4" ELEVATION:1240' 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. mCITY OF TEMECULA P.O.C. T-2. 1" MEDIAN METER 'E' PER LANDSCAPE PLANS BY PEAK DEMAND: 148 G.P.M. P.S.I.: 107 HIRSCH & ASSOCIATES. WATER DISTRICT: E.M.W.D. \ CITY OF TEMECULA P.O.C. T-3. 1" MEDIAN METER 'F' PER LANDSCAPE PI ANS RY ® TVUSD P.O.C. S-1 ELEVATION:1259' — WATER DISTRICT: E.M.W.D. P.S.I.: 98 i ® TVUSD P.O.C. S-2 ELEVATION:1273' WATER DISTRICT: E.M.W.D. P.S.I.: 92 MASTER DEVELOPER INSTALLED STREET ' AND ADJACENT LANDSCAPE APPROXIMATE- JJ�-�—� PROPOSED WATERS LIMIT OF LOTS i SERVICED BY - PUMP STATION /l> PUMP STATION r� PA 17A /f1fi1T" SPA 16A PA 15 OPTIONAL LANDSCAPE PA17B PA18A PA 19 PA14 PA30' ® " PA 29 P ELEMENTARY SCHOOL - PA 31 B - - OPTIONAL HOA � LANDSCAPE 12.2 ACRES � � - PA 28 - -- _ - MIDDLE SCHOOL 20.4ACRES A31A CA BRIDGE ' LONGLONG VA�H •., � 1 � PA 18C 24 , \ PA 238 . � PA 23A - P A� -- A PA 21 ,' j PA 208 EASTERN MUNICIPAL WATER DISTRICT HOA P.O.C. H-11 REC CENTER 23B ® POTABLE IRRIGATION WATER METER SIZING CHART METER SIZE / LATERAL: 1" / 1" PEAK DEMAND: 15 G.P.M. 518'Meter 314"Meter 1' Service +' Service 0-15 GPM 16-20 GPM WATER DISTRICT: E.M.W.D. 1' Meter 1.5' Service 21-30 GPM e 150 Soo sm 1100 I S-Meter 2' Service 31-75 GPM HOA P.O.C. H-12 REC CENTER 30B t 2' Meter 4' Service 76-120 GPM (Small) / / 1" t 2'Meter 4' Service 121-160GPM (Medium) METER SIZE LATERAL: 3/4" 2'Meier 4' Service 161-200GPM ILarge) PEAK DEMAND: 15 G.P.M. 11 /03/17 WATER DISTRICT: E.M.W.D. 73,152 SQ. FT. ELEVATION:1255' P.S.I.: 100 53 823 SQ. FT. ELEVATION:1273' P.S.I.: 92 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 I LATERAL: 1.5" / 2" 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.M.W.D. HOA P.O.C. H-5 METER SIZE / LATERAL: 1.5" / 2" PEAK DEMAND: 57 G.P.M. WATER DISTRICT. E.M.W.D. ®HOA P.O.C. H-6 METER SIZE I LATERAL: 1.5" / 2" PEAK DEMAND: 61 G.P.M. WATER DISTRICT: E.M.W.D. HOT P.O.C. H-7 METER SIZE /LATERAL: 1.5" / 2" PEAK DEMAND: 48 G.P.M. WATER DISTRICT: E.M.W.D. ,25 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 I LATERAL: 2" (SMALL) / 4" PEAK DEMAND: 76 G.P.M. WATER DISTRICT: E.M.W.D. AREA & PRESSURE 506,523 SQ. FT. ELEVATION:1231' P.S.I.: 111 91,540 SQ. FT. ELEVATION:1352' P.S.I.: 58 99,333 SO. FT. OPTIONAL: 56,870 SO. FT. ELEVATION:1283' P.S.I.: 88 115.273 SQ. FT. ELEVATI ON:1213' P.S.I.: 118 351,420 SQ. FT. OPTIONAL: 95,417 SO. FT. ELEVATION:1274' P.S.I.: 92 195,422 SO. FT. OPTIONAL: 44.075 SO. FT. ELEVATI ON:1404' P.S.I.: PER PUMP 256,596 SQ. FT. ELEVATION:1260' P.S.I.: 98 201,785 SQ. FT. ELEVATION:1274' P.S.I.: 92 340.611 SQ. FT OPTIONAL: 114,010 SO. FT. ELEVATI ON:1244' P.S.I.: 105 509.412 SO. FT. ELEVATION:1244' P.S.I.: 105 226,375 SQ. FT. OPTIONAL: 93,121 SQ. FT. ELEVATI ON:1_254' Figure 2-33A RORIPAUGH RANCH SPECIFIC 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 2-341 1. Projector 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 2-371 This fence is proposed along Butterfield Stage Road and Murrieta Hot Springs Road adjacent to Planning Areas 9A, 913, 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 Lodaepole 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 3313), 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 Lodgel2ole 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 3313), 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). /t 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 Conceptual Walls & Fences Master Plan PA70 092 2.s AC PAS PAIR LM RC i 99 "ITS 0.9 AC ---------------_-- ls.! AC -VUPPIETN NOT 6�.iN05 ND ..... ...... PAIIA �. , LM rT as UNITS ;4ACT11.1 19.0 AC PAS PAS PA" LN1 RC LM !!UMTTs !.2 AC 1M UMITs t Al 4•s AC 1l.s AC PA7C 032 1.0 AC LEGEND PAB ost 12.5 AC PA413 LM 113 OMITS 22.3 AC— — L PA7A A6 0as / P 1l.6 AC b.l AC //1IJAC 033) r� •—• •�•7 Project Wall �• View Fence XTrail Fence Split Rail Fence Property Line Fence 6' High Habitat Fence Optional Project Wall or View Fence (depending on results of noise studies) MEMOS= Residential /Habitat View Fence monnow■ Temporary Habitat Fence �J Staffed Gated Entry (3) VJ Card Key Gated Entry (7) Potential Access Point �® Pedestrian Bridge l3 wo ,s ovs PAMA 031 3.0 AC W K.• we � a o wcI wz N.AC rKAwC) ac alas • • • • CJ1ltE � I 13 1 , ass we 1 a r T 16 '� lY 14 15 of M4 AC ..s rxrs rQ is I►C 94.1 AC rlc we osE, n• ova ,sa ovs _ 29 ••wc s, o AE: �` y 28 7 28 31�� 31 .W T• ho �� N AC me Ac Lt+ lllls a.1 Ac K 26 24 Nl G, WA Ac aw Dug � /_ 21 Z39AC 3"AC = ells = uvs Notes: 1. Walls and Fences (excluding privacy fencing) will be maintained 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 building permit Issuance The Ketth Companies 1 1?01- pal ugh Ral2ch 17 .eiAC 1312 olrs �19 31 2 An 30 Mrs SPECIFIC PLAN COMPONENTS Figure 2- 34 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" The Keith Compantr-.1'1r r'r;Lla[iaTOTE u,tnc wuu a �swsT� /�. f ` �EtAs��oMOifrf crs - raws*w�s ro • oo" , amt e•IaAa1o< Ito LOW WALL WITH PILASTERS air ►mwo nvws ATO on #-mw TOT / WTTOa1 tAIISIWV.tUt "U" UVM. IAXW O STAM Intl!, r as«wWAN"awa 1419A"e.eo 1111OaM 1 r TOS* I u 00J04 SAW WOIAi r OM cswm r--V7 PRIVACY FENCE WmAm�a olm"m IMS . AI'TO0f "IlLT N LO CO�R3 a immaw OOIQ cm TO• / wrrom MZL s VaL SM "wm WOOp. TAOITO• tTAm Mam f�AI'/CS p011SII M1tlI• w000. ►AIM►Ol ETA X IOWM %LOST/CMfftme fAWNw0m) . ONdUfM U AX SPACOMO r ALAX PRIVACY FENCESLOPE TRANSITION OffM= sot a stave wRo N.Ts I Roripaugh Ranch .MOOD Im"m I.mm's a'* • MATONW WO" IMi i4tiaTA! TTIRl� ToaATelnlout oaYl1MAT PRIVACY FENCING AT FRONT OF HOMES ITeLAF OOIIC�Tt CAT N.T.S ■AIr►lTOI! �OrX �>7R pZiiOIA ulaysTos sLaa wAaL to {,�sasrw•i / / � a.u+nsTOl+t slAoc wALL t+trsssa8 PROJECT WALL p"S"m TO E SPOM AT ppormommy low TO lw ON CORER KTS NW4& T OGIIDlTt CAT e.11M►fTtl1l SLOM ASM atzst<o.n ■ANIFN O+e WALL CAT GUInW4 ■.Iaf"mm Wit" Passm 4 /r W aAtt PROJECT WALL / GREEN WALL SLOPE TRANSITION MASTIM TO O SPAM AT APPRQOOW7FIT IOC TO IW ON CORG N.T.1 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" The Ke th C—pm—'mF.*.,= I Roripaugh Ranch CORNER LOT CONDITION ALL OOM" LOTS AND Ira WITH Dave® S4X Avon REAR YAWS owl eE w. T.s HWEWM.0 SLUUMCW E SLX= VFWAGT WALLI WHrN PRAST015 AT PROPEi LICE IWTEFkSfiCTTONS OR APPROYisATRY 90 FELT ON CENTER OF EXPOGM WALL ACA5*C0NCj&-7E CAI pQ5T) TUNAAn STM PoNom (Ouw 45& r "T am" —TORT —rn. sTLds TO OCCYH AT pH1OplaT`� MMSE AND ONS APMOXIC TfLv .rwOeQ/An TFI• 9T OX --f ir MAX VIEW FENCING P"P"NO AREAS 7A. 79 A TC w.T.S Immo � opts w� - —U,mwm ----- VIEW FENCING SLOVE TAANSTTTON N.T.S 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 Habitat Walls & Fences - "Plateau" FENCING MATERIAL SHALL BE EITHER GLASS, SPLIT RAIL WITH NET OR A MATERIAL ACCEPTABLE TO PLANNING STAFF AND ALL APPLICABLE RESOURCE AGENCIES B MAX F CAP MAX FINISH GRADE VINYL WHITE PLASTIC RESIDENTIAL/ HABITAT VIEW FENCE N.T.S /— BLACK VINYL COATED CHAIN LINK FENCING t8 MAX CAP t 4' MAX FINISH GRADE rvwVC« wA 1 cv — POST AND RAILS TRAIL FENCE WtS IX FINISH GRADE TENSION CABLE —J &ALvwructu area. — POST TEMPORARY HABITAT FENCE N.T.S The Keith Compame� I R()rlim ugh Ram]] i8 MAX I BLACK YD%r& COATED CHAIN LINK FENCING CAP �— t j ; 1 W MAX J FINISH GRADE BLACK POWDER COATED POST AND RAILS 6' HABITAT FENCE N.T.S tB MAX t FINISH GRADE --' PROPERTY LINE FENCE td MAX t WIRE MESH CAP CAP 6' MAX N.T.S i i i FINISH GRADE vm& wMm PLASTIC SPLIT RAIL FENCE SEE FIGURE 4-16 N.T.S SPECIFIC PLAN COMPONENTS 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 MVgq� fTA H07, ; U Z a PA w PARK AND RIDE .. & TRAILHEAD PA 10 PA 96 OPEN SPACE PA 11 COMMERCIAL ROH/pAUGy VALLEY RC PA 12 • PA 33A PA 27 SANTA GERTRUDIS CREEK I PA 265, PgN `O F w LL EXISTING m PROJECT WALL PA 3 EXISTING FIRE STATION \l HABITAT FENCE ` — OPTIONAL (PER BUILDER'S ~TA GERTRUDIS 5 DISCRETION) THEME ? FENCE. FENCE SHOULD BE 2 OR 3 RAIL FENCE WHERE PA 13 IT OCCURS. INTERNAL OPEN SPACE i SCREENING SHOULD BE 1 PROJECT WALL. PA 15 PA 14 0 PA 28 0 MIDDLE SCHOOL I K' F—HOA BRIDGE LONG VALLEY WASH ---------------------------------- PA 22 SOUTH LOOP RD o tm aoo soo taoo 9/12/2017 PA 21 .i v. PA 16A PA 16B,--i ✓ ZH LOOY PO rrt u� •�• ELEMENTARY SCHOOL PA • ,C. �x PA 31 A .� . r. ■ ■ ■ `4 PA 23A PA 208 ............ 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) -o-0-ad-0-o-o- 3-RAIL LODGEPOLE PINE FENCE (4' HEIGHT) (HOA MAINTAINED) ¢ 2-RAIL LODGEPOLE PINE FENCE (3' HEIGHT) (HOA MAINTAINED) (SEE TYPICAL PRIVACY FENCE (6' HEIGHT) ENLARGEMENT (HOMEOWNER MAINTAINED) BELOW) E NOTE: GATE LOCATIONS ARE NOT SHOWN AND WILL BE PA 1i DETERMINED DURING FINAL DESIGN i •� ` `� . �„2..... PA 18C ; PA 2 TER I ECT (TYP. ) kCY FENCE SATE (TYP.) ONAL BLOCK TYPICAL PLANNING AREA INTERNAL FENCE LAYOUT Q J LLI Q LLJ U LLJ LL- Z U) J J Q J Q I� LLJ Z 0 RORIPAUGH RANCH SPECIFIC PLAN 2-131 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-132 SPECIFIC PLAN COMPONENTS BLACK VINYL COATED CHAIN LINK FENCING, POSTS, AND RAILS KNUCKLE TOP AND BOTTOM OF FABRIC HABITAT FENCE (6- HEIGHT) 10'-0" MAX. POST CAP -\ 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 QUICKCRETE: "ANACAPA", SIZE 18", COLOR: DAVIS "COCOA", FINISH: ACID -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" lis PROJECT WALL (6' HEIGHT OR PER NOISE STUDY) Figure 2- 40 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 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 I 2x8x16 PRECISION CMU WALL CAP, COLOR ORCO "WHEAT" 6x8xl6 SPLITFACE CMU (2 SIDES), COLOR ORCO "WHEAT" 0 �I c~n w! cn - O �o Z co IY w' b O cy o co PARTIAL PROJECT WALL / PARTIAL GLASS FENCE (6' HEIGHT OR PER NOISE STUDY) Figure 2-41 RORIPAUGH RANCH SPECIFIC PLAN 2-137 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-138 SECTI0N 2 SPECIFIC PLAN COMPONENTS VIEW FENCE (5' HEIGHT) r%11AIA1 r-r%%AtAr%r%n t%r%t•r+ Figure 2- 42 RORIPAUGH RANCH SPECIFIC PLAN 2-139 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-140 61:1111V[I],11fm SPECIFIC PLAN COMPONENTS VIEW FENCE (5' HEIGHT) Tl Inl 11 A rf n-rrrl rrA lhIA l/'% IAl O Figure 2- 43 RORIPAUGH RANCH SPECIFIC PLAN 2-141 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-142 SECTION 2 SPECIFIC PLAN COMPONENTS All r11ARACTCM Mt -NI IAIrI C" MIARACTC) Onl Min 3-RAIL LODGEPOLE PINE FENCE (41 HEIGHT) MIN v Figure 2- 44 RORIPAUGH RANCH SPECIFIC PLAN 2-143 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-144 SECTION 2 F.�' D 111�[Il�ll;1►[KI]u11�7►1�1►Y1F.� All MlAlkACTC0 Oni Mir) W" nlAlkACTCC? Dni inin 2-RAIL LODGEPOLE PINE FENCE (3' HEIGHT) Figure 2- 45 RORIPAUGH RANCH SPECIFIC PLAN 2-145 SECTION 2 SPECIFIC PLAN COMPONENTS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 2-146 SECTION 2 SPECIFIC PLAN COMPONENTS VINYL OR ROUGH SAWN WOOD COLOR: WHITE OR TAN 8'-0" MAX. PRIVACY FENCE (6' HEIGHT) A Figure 2- 46 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 2-1S3 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 PHASE 1 1 NICOLAS ROAD 16- SEWER MAIN FROM WEST PROJECT BOUNDARY TO 4W 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 4 16- WATERLINE TO SERVICE LANDSCAPING ALONG BUTTERFIELD STAGE RD. The M.eith CompanteslmIrmill= R()ripa ugh , an( ` ` SEE AMENDED FIGURE INDICATING CHANGES APPLICABLE TO THE VALLEY NEIGHBORHOOD ci W / J ul C40 40 L / G� 4►+g — _ LOOP ROAD Ao CALLE mIyjlO T m O m I LA SERENA WY. — — — — — — — 1 I \ t I wop 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 PHASE ONE Itttttttttttttttttt� 1 NICOLAS ROAD 40' WIDTH FROM 450' EAST OF CALLE GIRASOU 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 * 213 IF AN ALL-WEATHER CROSSING OVER SANTA GERTUDIS AT NICOLAS ROAD IS NOT BUILT, CONSTRUCT SECONDARY ACCESS 38ON CENTER IMPROVEMENTS FROM WALCOTT LANE TO NICOLAS ROAD, AS REQUIRED 3 CONSTRUCT A TRAFFIC SIGNAL AT THE INTERSECTION OF O MURRIETA HOT SPRINGS ROAD AND POURROY ROAD 4 DOWNSTREAM BANK PROTECTION OF SANTA GERTRUDIS CREEK AND LONG VALLEY WASH IF NECESSARY own saw 5 GRADING FOR SOUTHERLY EXTENSION OF BUTTERFIELD STAGE ROAD see** 6 BUTTERFIELD STAGE ROAD HALF WIDTH FROM 550' SOUTH OF NICOLAS ROAD TO SOUTH PROJECT BOUNDARY PHASE TWO somas 7 IMPROVE NICOLAS ROAD FROM 450' EAST CALLE GIRASOL TO LIEFER ROAD a8 CONSTRUCT TRAFFIC SIGNAL AT BUTTERFIELD STAGE ROAD AND SOUTH LOOP ROAD / CALLE CHAPOS 9 40' ALL WEATHER CROSSING OF CALLE GIRASOL AND IMPROVE NICOLAS ROAD OVER SANTA GERTRUDIS CREEK, WITH RELATED BERM AND BANK IMPROVEMENTS TO LIEFER ROAD 10 BUTTERFIELD STAGE ROAD HALF WIDTH FROM 550' 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 OFF -SITE TRAFFIC SIGNALS AS WARRANTED (SEE SECTION 3.5.6 OF 2nd REVISED DRAFT EIR) * Depending on secondary access route NOTE: Improvements conceptual onty - refer to Sections 3.4.6 and 3.5 6 of 2nd revised draft EIR for details The Keith Comp- 1701<j= Rori `a l i(Oi Ranch a°� - SEE AMENDED FIGURE 0 INDICATING CHANGES 9: APPLICABLE TO THE VALLEY NEIGHBORHOOD � t v I � to u. C Q "C O' C�O- Or CALLE. / der' CHAPOS i/ LOOP ROAD_ 1 I m �C�cQ�T�;I r_ NTo f 2i JI Ip 11 $ 's 7 �y 3 Q IAm _LA SERENA WY_ _ I I 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 Rori augh Ranch Valley Portion MASTER DEVELOPER IMPROVEMENT AREAS LEGEND 0 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 FULL WIDTH STREETS WITH CURB. • MASTER DEVELOPER TO MAINTAIN STORM DRAIN IN INDIVIDUAL PLANNING AREAS. • CITY WILL MAINTAIN STORM DRAIN AFTER CITY ACCEPTANCE. 300, 0 300' 600' 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, 113, 2, 3, 4A, 413, 5, 6, 7A, 7B, 8, 9A, and 32. Note that Planning Areas 913, 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 1131 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 113). 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 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. S. 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 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer 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 113 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 (1 B) > ItMCW IMELL4 NSCM PLM A L/1108CAPE BY OTIiERB - 00 to>• NOW A wo � Uri i WINABET T 8PR •` 1100 ••i'i♦i••.i r 1 B h 0.3 AC w MP is �j 1 ALM LM ' 21 0 AC 18.4 AC 104 DU'S 99 DU'S i 1� OS3 �\ f ! 7A 19.5 AC N~ R-b w f r ■ &&%* Orp� Mk.a1 Tema" mw m• Aeop oM. MAP" MM mpI om 00 a A�►In Ay�4wA edr• The Kc,M Com"me.'.�.�+ I Roppaugh Ranch PA M-LOW40M wce/err,r fIMlS ". WMW IM 'AM -tn/ua UAAQ PAS -PM •NNN M Ux U. ® pw�ii�-/s1q TM Firm © e�� ©LMFWW on bo w P�Ilrgr ftWTwdMW *r1p/fOw/4�A1 M Jowa La 1/ 1� C "ms � aw": ® PanrAool/- pdd ® Romom Iscal/ emmw POW !E P Figure 3- 1 RORIPAUGH RANCH SPECIFIC PLAN 3-S 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 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 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 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. Please refer to Section 2 for the following Development Plans and Standards that apply site -wide. 2.1 Comprehensive Land Use Plan 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer 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) RAn1Gr0 BEUA VISTA ? speacic pt AN g LAIIADSCAM VY MURRIETA HOT SPRINGS ROAD s�&qt ra aiiiiiiiiiia MW a 0.3 AC MP LM 18.6 AC ..::...... — 99 DU•S ~ 1A 2 LM LM 19.0AC AC 5 98 DU'S 99 18.4 4 AC RC DUS5.2 AC (4.8 AC) 7C 1.8 AC _ ~ OS2 ------- 7A 19.5AC Notes. Roads are for 9lustrative purposes only. Final alignment to be determined at Tentative Map stage. Access onto Murrieta hot Springs shall be right -in right -out only. The Keith Comper, , I -n= I Roripaugh Ranch MFORM4TION PA 2 - LOW -MEDIUM DENSITY 5.000 SQ FT. MOM" LOTS 5.4 OUS I AC. 99 DVS 18.4 AC. tEGM ••••• Project Wall (See Figure 2.14 and 2-15) View Fence (See Fgue 2-14 and 2.16) Trail Fence x—x (Ses Figure 2-14 and 2-17) Privacy Fence (S{{ Figtre 2.15) ®Split Ralf Fence (See Fipw{ 2.14, 2-17 and 4.18) Property Line Fence (See Figue 2.14 and 2-17) ®Stafl`ed Gated Primary Entry (SM Figure 4-1. 4.18A and 4.19) ©Card Key Gated Entry (See Fqn 16-1 and 4.21) Parkway Street Treatment (see Figure 2.13 and 4-25A) Primary Project MOnumentation (See Figure 4.1 and 4-17) Class II Bike Lanes (loth sides) Nature Walk 'Plateau' (See Fgue 4-12 and 4-15A) Potential Access Point (See Fgu i 2.3) Roadway Access Easement Paseo (See Figue 4-38) MV MAP >• 2 i M M 9° 7 _ 6 11 n.. Z 1° it H V 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. 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 413) 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 The planning area will surround the Recreation Center in Planning Area S. The Recreation Center will be surrounded by streets on the eastern, northern and western perimeter as illustrated in Figure 3-3. 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 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer 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) LANDSCAPE BY OTHERS RANCHO SEw VISTA SPECIM PUN L lk ftftm� 7A '00 - -- ---^w 9.5 AC Notes: Roads are for WusWive purposes only. Final alignment to be deMrmirod at TentaNe Map stage. The Ketth Co psnoeaa1rXC I Rohija ugh Ranch ef01e1MTION PA 3 - LOW -MEDIUM DENSITY • 5= SO. Fr. W MA LOTS • 53 OU'S I AC. 99 DVS 1.6 AC. LEGEND 6' High Habitat Fence (See Fq" 2-14 and 2.17) project����• W24 (( and 2-15) View Fence (See Figure 2.14 and 2.16) Trait Fence x—x (See Fgm 2.14 and 2-17) Privacy Fence (see Flpse 2.15 ) Split Rail Fence (See Figure 2.14, T-17 and 4•16) Property Line Fence (See Fgl.e 2•14 and 2-1n ®Staffed Gated Primary Entry (See Figure 4.1, 4.18A and 4-19) Card Key Gated Secondary Entry (See Fgure 4.1 and 4.22A) Primary Project Monumentation (See Figure 4-1 and 4-17) FWParkway Street Treatment (See Fqn 2.13, 4.25A and 4.258) Class II Bike Lanes (boat sides) Nature Walk "Plateau' (See Figure 4.12 and 4-15A) 771 Fuel Modification Areas (See Figure 4.34A end 4.348) ®Potential Access Point (See Fgue 2-3) Roadway Access Easement eo (Sm F KEY MAP >7 to • 2 , e � 4A e • 10_ w 7C U a 71 )A _ IIN tt 3M 14 t5 to t7 t9 zo x to 27 20 at 22 4 24 26 21 10 Figure 3-3 RORIPAUGH RANCH SPECIFIC PLAN 3-15 61:14o olkla3 PLATEAU NEIGHBORHOOD DESCRIPTIONS INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-16 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS 3.0.4 PLANNING AREAS 4A AND 413 Descriptive Summary Planning Areas 4A and 413, 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 SA 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 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 413 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 appraaches 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. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards 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 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer 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 (413) O o D cr LANDSCAPE BY OTTERS am c � _ RANCHO BELLA VWA sPEC X PLAN WORMATION PA 4A - LOW -MEDIUM DENSITY - 5,000 SO, FT. Will 1 LOTS 5.1 MIS 1 AC. 100 DIPS 12.5 AC. PA 48 - LOWMEDIUM DENSITY 5.000 SQ. FT. hW*xr LOTS 5.1 Dt7S I AC. 113 DIPS 22.3 AC. 1-9LM II1�� 1 , �� • 22.3 AC Wo F i •S Notes: Roads are for illustrative purposes only. Final align rent to be detmmined at Tentative Map stage. Access onto Murrieta Hot Springs shah, be r#t4n right -out only. Driveway approach shall be provided off of Mmom Hot Spr W Road onto MWD property between Planning Arun 8 and Sh and 48 and S. Vehicular access with hanrrwhead Wm -around shall be provided at Nature Walk for maintenance purposes. . , . ; , ivnm I RO1'ipa ug ] Rat l ](l i LEGEND 6' Fence (Habitat (See 2.14 erd 2-17) • • • Pmd "2-1 (See and 2-15) View Fence (See Fiptaa 244 end 2-16) Trai Fence X_x (See Fugue 2-14 and 2.17) Privacy Fence (See F9m 2.15) Residential / Habitat View Fence (See Fugue 2.14 wd 2-17) Split Rai Fence (SM Fpus 2-14, 2.17 and 4•16) Property Line Fence (See figure 2.14 and 2-17) ©Card Key Gated Secondary Entry (See Fgue 4.1 OW 4.221y Staffed Gated Prknary Entry Iy I (See Fqm 4.1, 4.1M end 4.19) Parkway Street Treatment (See Fipue 2-13 and 4.258) Primary Project Mawnrentabon (See Fgum 4.1 and 4-17) Class Bike Lanes PJAIII NaUe Wak'Platm' (See F9n 4.12 and 4-15A) Fuel ModiliCation Area (See Fugue 434A and 4446) ®Potential Access Pant (See Figure 2.3) Pasco Entry Gate (See Fiptre 4-M Roadway Access Easement Pasco ----� (SwF9w4a) KEY MAP N 1A�2 s2M ° 1 16 M — 13 7c 6 n IMP 12 16 17 to 23A a 2e /a 27 26 31 0 24 22 23 2s 21 26 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 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. 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. 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. 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 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 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 3.1 (Plateau Design Guidelines) for criteria related to the 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. RORIPAUGH RANCH SPECIFIC PLAN 3-24 SECTION 3 PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Five (5) -1g . 0.3 AC MP 2 LM 18.4 AC 99 DU'S >9a LVCWAPE BY OTHERS a MW mom Notes: Roads are for iquatrative purposes Only. Final alignment to be determined at Tentative Map Maps. The Kedh Compenme'ololl,= Ro Pa l gh Ranch PIFORANTION PA 5 - RECREATION CENTER 4.8 AC. PrWM RKMSSM Career 5.2 AC. Private Seeet LEGEND - - - 6' High Habitat Fence (See Figure 2-14 and 2-M •� • Projed Well (See FVn 2-14 and 2-15) View Fence (See Fgue 2.14 and 2.16) Tray Fence x—z (See Fqn 2.14 and 2.17) Privacy Fence (See 1igt9e 2-15 ) Split Rail Fence (See Figure 2-14, 2-17 and4-16) Property Line Fence (See Fqn 2-14 and 2.17) ®Staffed Gated Entry (See Figure 4-1, 4.19A and 4.19) Primary Project Monumentation (See Figure 4.1 and 4.17) Parkway Street Treatment (See Figure 2-13, 4.25A and 4-258) 6>� Class H Bike Lanes (both Sides) Nature Walk "Plateau' (See Figure 4-12 and 4.15A) Fuel Modification Areas (See Frgae 4-34A and 4-348) Access Point ®Potential (See Figure 2-3) Roadway Access Easement Paseo Fqn 4.36) (Sur KEY MAP 'a „ 1A 1 2 a , e IK' 4A 46 M 10 9, 13 1c e IMP 11 t2 14 15 16 29 30 17 19 to 27 2s 31 -s iN 22 23 „ 21 10 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 413 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 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. 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 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer 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 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 61-;[]011111101[C] PLATEAU NEIGHBORHOOD DESCRIPTIONS Planning Area Six (6) MWD PROPERTY` _ 8 ■�■�1 ` • OS1 ` 12.5 AC 9A 1 O `URRiEj 0S1 • 1 ANpr + - 3.8AC 8.1 AC 9B •=F'R1SRp ���' 11 DUS 8A 1 6.AC 4B LM 22.3 AC Now mean mommems mm- 113 DU'S _ I 5.1"AC 11 W a i AC os NC 15.4 AC , ! _ (10.0 AC) 1 a, f' W S REETt ar` Roads are for iMustrathro purposes orJy. Final alignment to be detemdned at Final Map stage. /— Paseo connection from Planning Area 4B to Planrdng w Area a shall be subject to MWD review and approval prior to approval of tha Tentative Tract Map. NAP '!: • . 12 • O �2 - v W 16.4 AC (� (15.0 ACT E 145 DU'S •' i *33B 2.3 AC � �" • he Keith Compame� RO1' Pa ugh Ranch eFOR1MTION PA 6 - NEOSM000 PARK GA AC. GROSS 5.1 AC. NET 1.7 AC. OS3 LEGEND 6' High Habitat Fence (See Frpme 2-14 urd 2-17) •���• (Sit Figure 82.15) View Fence (See Figure 2.14 8 2.16) ■ Residential 1 Habitat View Fence ■ ■ (See Figure 2.14 and 2-M Temporary Habitat Fence ■ ■ ■ (See Figure 2-14 and 2-17) Trail Fence x—x (See Figure 2.14 and 2-17) Spkt Rae Fence (See Figure 2-14, 2-17 and 4-16) Properly tine Fence [_] (See Figure 2-14 and 2-17) Card Key Gated Secondary Entry J (See Fon 4-1. 4.22D and 4-22E) Parkway Street Treatment (See Figure 2.13, 4.25E and 4.25C) Bass I Lanes (See Figure re 2-4 2-d, 4-23E and 4.24) Class II Bike lanes (both sides) Nature Walk "Plateau" (See Figure 4-12 and 4-15A) Fuel Modification Areas (See Fgure 4.34a,, 4.348 and 4.34C) ®Potential Access Point (See Figure 2-3) Paseo Ent-3 Gate (See Figure7) r.- „--- - Paseo (See Figure 4.38) KEY MAP „ to ' 2 3 a? M ° r 10 as b 13 — A. 11 12 MIA 1i 15 ,e 1 a f r 18 27 2s 31 M 24 22 23 23 21 20 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 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 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 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. 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. S. 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 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer 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, 713, 7C & 8 Open Spaces MURRIETA HOT SPRING ROAD JR LEGM OS1 Habitat - PA 8 ® Ye Fence (See Fpue 2-14 and 2-18) OS2 (Control lotion Basins - PA's 7B and 7C) x—x T (S« Fqm 2-114 and 2.17) Manufactured Slope - PA 7A ' " Privacy Fence (see Fpve 2•15) 5 High Habitat once (See Figure 2-14 and 2-17) W Rail Fence (See FgLn 2.14. 2.17 end 4.16) ����• Project Wall (See Fqn 2.14 and 2-15) Property Line Fence (See Fiore 2-14 and 2-17) Fuel Modification Areas (See Figure 4.34A and 4,W) ® Staffed Gated Primary Entry w* � — — — — — (See Figure 4.1, 416A and 4.1 ) va- 0-10 3 AC - 8 �/ / 1 Card Key Gated Secondary Entry i 1A MP- Private �� OS1 (SeePgn4-1.4.21and42W LM ......... 18.6 AC ` ` 12.5 AC / / 9A perry pit Monumentation 99 DIPS / OS1 19.0 AC 98 DU S LM 4A ` 3.8 AC (See Fore 4.1 ad 4.17) 2 5 - r_ .! 00 Parkway Street Treatment 18.4 AC LM - `-^ti (See Figure 2-13 ad 4258) RC - ` j - 2.0 Ac'" 99 DU'S 5.2 AC 19.5 AC 413 ! Class II Bike Lanes (4.8 AC 100 DU'S LM MOO") �`. 8 13 DUS N7C 22.3 AC 6 Nature Walk'Plateau` OS2 _ _ - ' 5 .1 AC (Sn Fore 4-12 and 4-1 M) — Potential Access Point (See Figm 2-3) - ---- - - - OS3) Paseo Entry Gate Notes: Roads are for Hkatrative purposes oNy. Final aligrrrwrn to be damffn ted at Terrtauve Map stage. (See Fgure 437) Roadway Access Easement eo (See F The K[rth Ca p•n.elolrlp= Rori )mil. ugh Ran(l i idtr MAP » 3 _i _ • n 1A 2 s 4A .. 10 M u 4a a 12 1e 17 19 ?L 14 15 > - 1e -- � r 2e at >f H 22 23 76 21 - 20 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 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 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 NP S. A0 � l { cS r! al NAP 33B m OS3 2.3 AC 33A L 1.8 AC 5 Dus 10 l-E8.1 AC , ~ 14 ovs o�si o a8 AC a 51 SPR2NGS RGAD 11 NC i 15.4 AC i (10.0AC) A'STs2ctr 1Lt1 12'% M2 16.4 AC (15.0 AC) 135 OLTS 14 15 M2 13.5 AC M2 , 14.1 AC (3.8 AC OS2) %L� 159 OU'S ` 154 OILS 13 031 179.8 AC 16 LM 28.4 AC 145 MIS �p 29 .c\4�._oAC&.�' Notes: Roads ara for QLLWaeve pteposes o * FkW efgn M to be debmrrAned at TentafNe ►A p %1". 7nC Keitn Coma—, -.I-jraj.,c I Rvrlpau�-h Ranch 17 L.M 40.2 AC 172 OLDS 15Muh14Jsa Ttao See nw" 4-m vwm Ferro - See Ftptaa 2-16 3a Fuel Maditiceton - zom 4 High Spit Rai. Fence it dawn slops: b geaacl C1fn 3:1 Spll Rai Ferns - I<GCW OS 1 Habitat - PA 9A, 99 and 13 V High Habitat Fence (bee Rw* 2. A and 2-17) ..... Project Wa! (See ngw* 2.14 and 2-15) View Fence (S[a FlW* 2-t4 atd 2-1f) Residential / Habitat View Fence (SU Fl fact 2.14 arN 2.17) Temporary Habitat Fence (See Flew 2.14 end 2-17) �] Trail Fence (SeeFigin2-tleadi•t7) (S— ®Split Rai fence (See Fyn 2-14, 2-17 and 1-16) Fuel MDditcallonowe4-30.4, Areas tsee rqu.4su(. care a11d 4•'tec> Card Key Gated Secondary Entry / (See Fyne 4.1. 4-22C Owargh CMe) Primary Plojad Monurnentahon (See Figlre 4.1 ant 4-17) lY�-1 Parkway Street Treatment l f (See F1we 2.13, 4.710, 4.23E end 4-2+1) Brac I e Lades Cla:Sm R ;se. rayo.24.4,x3c.+,z+F.ro 414) Class II Hike Lanes L=� lecnsnee) to Wade Soft Surface Path ON c e,.* 4-211 15' Multi -Use Tract wf in W 0000G Fuel Modification Zone (Sae note 4.13 ald 4.16) Nature Walk'MateaAf (See Ftyura 4.12 sM 4-1%A) ®Potential Access Pant (Sae Fore 23) Fire Access Point (See Apm 2.3) Paseo —�-� (See Fg"43C OS3 Lmascaped -PA 338 Figure 3-8 RORIPAUGH RANCH SPECIFIC PLAN ? ;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 2.6 Grading Master Plan 2.2 Circulation Master Plan 2.7 Phasing Plan -Public and Private Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation & Trails Master Plan 2.4 Water Master Plan 2.9 Landscape Master Plan 2.5 Sewer 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 28 (1.4 AC OS2) S2 20.0 AC WFO WTION PA 32 - FIRE STATION SITE 2.OAC GROSS - 1.5 AC NET a_ :.c1 rr=- x:rzr- r=.- J. 22.1 AC —f Irk` 411 22 - - w M2 20.3 AC uj • 164 DU'S 1 XN • ♦• • � *2 SOUTH LOOP ROAD CALLS •" CHAPOS ♦ ♦-- PrpESTRw cRossr.c L 23.9 AC 22 DU'S P2 Dotes Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. 2.0 AC A 15' wide mute -use trail is located in Planning Areas 19. 20 and 21 adjacent to the property boundary. (1.5 AC) Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary and 20,000 sq. fL minimum lots adjacent to the 1.0 acre lots. Planning Area 21 will have 1.8 acre minimum bts adjacent to the property boundary and 20,000 sq. ft. minimum lots adjacent to the 1.8 acre lots. The Kedh Comp, Lac I Roripaugh Ranch LEG80 Project Wall •���• (See Figure 2-14 and 2-15) Trail Fence x—x (See Fon 2.14 and 2.17 ) Split Rail Fence (See Figure 2.14, 2-17 and 418) Fence ®View (See Fgurc 2.11 end 2.16) Project Wall or View Fence ©Optional (dewrarq an rawer at noire mates) (See Figure 2.14 bough 2.16) ®Staffed Gated Primary Entry (See Figure 4.2, 418A and 4.188) ®Primary Monumentation (See Figure 4.2 and 4-17) Parkway Street Treatment (See Figue 2.13, 4.23A and 4.23B) ( ^1 South Loop Road Treatment f i (See Fqn 2.13, 4-28 and 4-29) 15' Multi -Use Trail wl in 30' Fuel Modification Zone (See Figure 4-13 and 4.16) Class II Bike Lanes W SKIes) --1 River Walk (17 Asphalt Multi -use Trail) (See Figure 4.13 and 4-14) Pedestrian Bridge (See Figure 411) Fuel Modification Areas (See Fgue 4-34A and 4-34C) ®Potential Access Point (See Figure 2-3) Fire Access Point (See Fqn 2-3) Paseo Entry Gate (See Figure 4 7) Scholl Entry Gate (See Figure 410 and 411) Non -Vehicular Fire Access Point (See Figure 2-3) • . Paseo -. (See Fqn 4-38) KEY MAP '♦ 2 0 x S u r 10 As 13 ! tt t2 WLJ n �e 27 2! 1, u p 21 20 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") u (4J9 v :3 M► ` / 433 4A +49 2 3 LM O 1A RM LAI I05 104 432 A Tw. O Ra.-S, L 3 1� I CMM ASIMME 6 1 051 Qf �J LE480 7A 053� !E IFOIIRIAL51OFElAHDS[APE k j HOAMAINTAINED w NAVUR =Q.OPE L*bSGME AND PLIKIC WORKS MAWTAV4 D STREETS AND SIDEWACS fM W WIDE Ka MODIFICATION W ES I POA MAINTAINED OW RADWAI W1 SEE PIGIME 423D VFM VA M402 WIDTH fUELMODI FICATION ZONE. HOA MAINTAINED / CONTRACT WITH R(FC 6 WCD SEE FISURES 4,15, 4]6A, AND 434E 040A MAINTAINS) OPEN SPACE RAMAT © STAFM GATED FRMVAW WIRY, TCSD MAWTAINED PARKS, MEDIANS. AND PARKWAYS SEE FIRMS 4.19 20 CARD KEY GATED SECONDARY ENTRY, SEE FIGURES 4.21E 422A L LOW DENSITY RESIDENTIAL ( PASEO , SEE FIGURE 4.3A L-E LOW DENSITY ESTATES LA LOW MEDIUM RESIDENTIAL Q NATURE WALK, SEE MkW 4,1E 6 4.15A W NE*HbCRHOOD COMMERCIAL Q PASEO ENTRY ERNE (CARD M*bj NP PUBLIC NEIGHBORHOOD PARK. SEE FIGURE 4.4 SEE FIGURE 4.37 W MINI PARK SEE FIGURE 4.9 © NOT A PART (W) RC PRIVATE RECREATION CENTER, SEE FIGURE 4.7 g' PACT ROLMARY 051 HABITAT OS2 RDm CONTROL A PRIMARY MONUMENTATX N, D53 LANDSCAPE SLOPE SEE FIGURES 4-17 6 4.19 ® ILLU5TRATES FIGURE NUMBER The Keith Compa1--1' I Roripaugh Ranch r '.) 6 w MAN_ 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 61 (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 4001" 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 TCSO Maintained Parkway. (HOA Maintained) / View Fencing % ; Myrrlett 14 a °i Sprite i • Q O S Card Keyed bate, Figure 4.22E ROadPasco (HOA Maintained) --- I Pil! I . - 1 (TYPO ! I O Project Wall, / (HOA Maintained) M Lighted Basketball Court View Fencing ' Q'9ht Of 44 qp• (HOA Maintained) way FOkmq{rt Park Sidewalk I Irfortnnl Slo Nature T il � (HOA M4intaincd) Picnic Table Restrwom Landscape I` Building _ (HOA Maintained) 6' Chain :ink / 37 Car Parking Lot Property Lint Planning Park Boundary Area 4B (HOA Maintoinel) Figur4(2.17 / Children's Future / Play Ar Planning Proposed / Tot �/ Area 11 City Wilt r I OO Trail System. re Note: Pork And All Amenities 5hodc jj" Are TCSD Maintained. Shelter 3' Wide Concrete Swale (TCSD Maintained) O Property L/hre �i E ! Informal Slope Landscape, , '_—TCSD Maintained Parkway. (HOA Maintained) I View Fencing r (HOA Maintained) HOA Maintained Parkway. \—Property Line Dr aisle Swale. Not A Part (HOA Maintained) HOA Maintained Property Line Property. 1Tx= I Ro lI' m l lgh Ranch •h nr.. 1A 2 i 5 3 4A 10 A — — 7c 4B 11 13 \ �. '-- ,2 a� is 17 » 3_ 14 ,S 27 28 71 23 P glr 21 20 `I 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 11 (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 The Keith Companies' Planning Area 3 20' Wide Sewer Easement On Street Parking Private Interior Street _ I 11_ —t—.. T.- .J i - i, _ Fountain Ar F a Inn c O Project Wall, Figure 2-15 Pnseo To Nature Walk Roripaugh Ranch mOn Street Parking - - - - - - Ckcb House, Figure 4.8 - Courtyard See Note Below Pool Storage _Building. / - Concrete Walk Restroom AD - Viewing Area Planning Area 3 Project WalrFigunw 2-15 n 13 ■..I 17 N 17 19 KEY MAP` — NOT TO SCALE .7 k Note: Park Portion Of Primary Recreation Center To Be Fully Developed Prior To Issuance Of 250 th Building Permit. Building And Surrounding Landscape To 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 A C0MML ii r) C E *1. TER r 0 R A S H B Y U S A, L L C. —5-cn !i %ssoriji s 11C - lilpsC %re IF4GMarCCT The Keith Co pamevldlirlil= I 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 Mini -Park Low Wall — With Pilaster See Figure 2-15 d d L } V) o► } v �L 4 L O C H Sate E Shrubs A Ground Cover �11w� Concrete Sidewalk MIN Shade Arbor Street Light Interior Private Street The Ke� `�pmn"'I ■ ll= I Ro ripa ugh Ranch U w PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-14 KEY t+u►r _ Privacy Fencing, Typical Figure 2-15 Project Wall, Figure 2-15 Picnic Table Lawn Tot Lot elate Project Wall 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, 713, 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 S. Other paseos within the Plateau will link Planning Areas 1A, 2, 3, 4A, 413, 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 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-62 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Trail System Master Plan ("Plateau") DEVELOPMENT OF MURRIETA HOT SPRING ROAD AND OFF -SITE CLASS II BICYCLE LANES ARE BY OTHERS NAP 2 44.25 b� 1 NAP z 6 COUNTY OF RIVERSIDE FM NSI NAP - 3 3 3 MAP�NS ' OSI FMlo- , y - , t 4A _ - 1 1 OSl ! A.23D` 4.9 LM - - _ � 1 -A 1 LAM LM LM 4.7 RC 46 z 1 ... ; �3' 4.32 ^LX I'� TYP. 4.4 ` 1 3 �u i`^"-` �- -�� L , ___ 6 4.26A 4.269 N I �. _�1 NP 7�PALMMEMATMI! NC 1 FM 7 a , 6 053 4.15 6 a� . OS3 1 woo i — goo NAP 6 _ LEGEND 4.30E INFORMAL SLOPE LANDSCAPE (HOA MAINTAINED) PRIVATE PASEOS AND RECREATION TRAILS (HOA MAINTAINED) 4.31 ' � NSL NATIVE SLOPE LANDSCAPE (HOA MAINTAINED) + � � PUBLIC CLASS I BICYCLE LANE/PEDESTRIAN PATH MATCH LINE -- SEE FIGURE 4-13 FM FUEL MODIFICATION ZONES (HOA MAINTAINED) PUBLIC CLASS n BICYCLE LANE 5' WIDE (CITY PUBLIC WORK DEPT. MAINTAINED) 1 STAFFED GATED PRIMARY ENTRY (FIGURE 4.19) Kax CUSS II BICYCLE LANE 10' WIDE (CITY PUBLIC WORK DEPT. MAINTAINED) 2 CARD KEY GATED SECONDARY ENTRY (FIGURE 4.21.422A, 6 4.22F) L LOW DENSITY RESIDENTIAL 3 PASEO LAM LOW MEDIUM RESIDENTIAL (FIGURE4.38) NC NEIGHBORHOOD COMMERCIAL NP NEI6HOORHOOD PARK 4 NATURE WALK MP MINI PARK 5 PASEO ENTRY GATE (CARD KEYED) RC RECREATION CENTER (FIGURE 4.37) OSI HABITAT 053 LANDSCAPE SLOPE 6 PROJECT BOUNDARY NAP NOT A PART C&A FIGURE NUMBER The KeO Ca.w.n p,ITim ( R()1' Pau h Ranch 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 Visual Buffer Areas The Ke+th Co panoejTP= I Roripaugh Ranch IeeNew �MM i�t.:�w • - . t ,.F'i7Ef:�i'7.. i PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-16 M !!1 w1k.: u ,S I • I iw RORIPAUGH RANCH SPECIFIC PLAN 3-65 axotolliml PLATEAU NEIGHBORHOOD DESIGN GUIDELINES INTENTIONALLY LEFT BLANK RORIPAUGH RANCH SPECIFIC PLAN 3-66 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Nature Walk "Plateau" Enhanced Landscaping To Buffer Variable Width (20' to 70') View From Nicolas Rood Residence Fuel Modification Zone Informal Landscape Property Line Native Species — View Fence, Figure 2.16 Project Boundary 4' High Split (HOA Maintained) Roil Fencing I 16- Proposed Residential Devek \\ Pkrnirg Areas IA, 2, 3, 4A, Existing ��/ Vegetation 10• "� VV� �2:1 Slop Property Line Fencing At Project 2• 2 Brdary 2' * f ` l0 Varies 10, Min. Existing 2:1 slope Residential 3' AC Paving Over Devekpment 6- Compacted Native sob — Varies (150' Max) HOA Maintained 175' Visual Buffer Zone Property Line Fencing At Project Boundary HOA Maintained Section Enhanced Landscaping To Buffer View From Nicolas Road Residence Project Boundary �? J Section ITKG Roripaugh Ranch Varies (M' Max.) HOA Maintained 175' Visual Buffer Zone -- 4' Mint 25' Min Reap Yard Setback Unit (Ffo1nc) NOT TO SCALE Variable Width (20' to 70') Fuel Modification Zone Property Line — View Fence. Fiore 2.16 25' Min. -- Rear Yard Setback A 175 Foot Visual Buffer Zone Has Been Established From TM South Property Line To The Southermast Units. Any Units A This Buffer Zone That Are Visible From Homes Along The Nor Side Of Nicolas Rood Will Either Have Enhanced Landscaping r Increased Rear Yard Building Setbacks To Assure That Units l The Plateau Area Will Have Limited Visibility From The Nicola, Valley Area. NOT TO SCALE 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 Primary Project Monumentation PROJECT WALL 54 Z :o tll'�32'11'-�- 4 CURB AND GUTTER SIOEWALK tip 100 of .cant w.r #n V--w f.%." awd.d by lima � IMaa .w 4tt.. 4. b..gent p- . b...oa tt. b. y 4Md f— P6 M. b-,. 9n6. m—..a"5.t..a Ledg, V— —.rtb came+."and 0-tc cnp. Note: Pokns to be 15' brown mink height, all trees to be 36" to 48" box size, shrubs to be 5 galbn to 15 gcMon, grand cover to be spoced at 8" O.C- The K` `°R °"91ZKC I Roripaugh Ranch Figure 3-18 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) The Kedh Comp. mi = I Roripaugh Ranch 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 8Y County Of Riverside / Not A part. Landscape By Rancho Bella Vista Development Maintained By Rancho Bella Vista HOA c 5 Sidewalk 10' Wide Class II Bicycle lane Access Easement Line Project Wall ---/ Figure 2.15 (HOA Maintained) Landscape Within Access — Easen"t To Be Maintfained By Roripagh Ranch HOA Murrieta Hot Springs Road Annual Color All Median Islands Within Mumeta Hot Springs Road To Be Maintained By CounRyACgiverside Easement Line / Not A part. Bella Vista Devebprmcnnt AAu sty Bella Vista HOA County RiVVer - e JCity Sidewalk Of TemeeU�— S :r "— Primary Project Alloresnentat'on Figure 4.17 ti! (HOA Mointwed) arlung Space AB Street and Sidewalks within --Shrub 6 �--- Project Boundaries to be HOA 6roundcover •}' iuE :'- + bf�;: ; ; Maintained Card Reodea Control Arms Curb 6 6utttr •.� Mounded Lawn Planning Pilasters Area 3 cam Keyed Pedestrian rate, Figure 4-20C (HOA Mointoiened) VeNc Gate,Figure 4-2t Gate, Fk�nre 4-20C (HOA Maintained) 4J- fl1E 44, 4 ' ! to Lawn Private Interior Street The Keith ComDameIT*= I Ror pa u h Rat 11(h Project Wan, Figure 2-15 HOA Maintained Shrub 6 6rasd Cover Staffed -bated Primary Entry, Figure 4-18A (HOA Maintained) Accent Paving (140A Maintained) Cad Keyed Pedestrian 6ate, Figure 440C (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. Alrstreets,-curbs, gutters, and sidewalks, within Roripo* Ran, Project to be maintained by Roripough Ranch HOA. + _'_\ w_:w e 5 M r 13 N+ e ++ IAA a w ns n s „ -1— a --» 01;s n a KEY MAP Ulm 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 Sate, May Occur On One Or Both Sides Of Entry Accent Tree (Typical) Project Wall, Fgiire 2.15 Wights On Patens I Shrubs And -1 Entry Drive, - Groudcovers, Typical Typical Varies 3' few Varies 12' Min. Palms Decorative Steel bates. Color To Be Dark Bronze Or Copper. Pilaster With Ledger J -- - — Sidewalk, Stone Veneer And Typical Concrete cap -- Varies 12' Min. Varies r— Walkway Lighting See Figure 4.35 (Typical). I L Decorative Steel Fencing j See Figure 2.17. Color To Be Dark Bronze Or Copper. Min.--- Varies �* Project WON Figure 215 Figure 3-21 RORIPAUGH RANCH SPECIFIC PLAN 3-75 I,1x1U6forkal 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) Pa Ift" (County Of R,venide Maintained) Clm a 1 _J awfcwLana #,"M laird (C"ity Of MURRIETA HOT SPRINGS ROAD eeu Riverside #Abtt nod) Access Easement Class II Laedscqpe Outside Of Access Bicycle Lou Emww within County Of fthwade Holulicap pro. TyP1csi ;r To Be Irotdlsd And Maintained b/ Class 1T Bicycle lens Sidows k N Roche Begs Vista DevdopneM. 3 • Sidewalk st Parleeay (County Of RiveHde M.intaintd) Access Eostenw+t Liu I a dsc+apa. Within Access Easement To Be Installed As Part of IMripo gh Ranch Devdopmnt And MdnfoiKd By Roripough Rond1 HOA. Planning Area 1A Mptl L AM Streets, Curb, Gutters, Sid"alm. Bicyche Lanes Within County Of Riverside To Be Msintwded By The County Of Riverside. 2. AI strut. Sidwola, And Landscape Within Raipo gh Ranch Project To Be Maintained Dy Ro Vo* Ranch HOA. Irr Entry Statement . Accent Tree Project Wog (Fgurs 2.15) (HOA Maintained) Sign'Geted Entry Residents Only' (HOA Meintokned) Cad Keyed Pedestrian Gate (Figure 4.20 C) (HOA Mmntened) Card Raeder - Vehicle Access Gate (Figure 4.20 C) (HOA Maintained) _ L Entry Stotamnt IN Accent Tree �— Project Wall (Figu'e 2.15) ls' 1 (HOA Me -erred) Pl1E 4YeOUE. Card Keyed Pedestrian Gate. (FW* 4.20 C) 70 (HOA Malntoww4 For EwArgency Vehicle Access. Eat Gates To Be Operable With An Opticoa Device And oleo Spikes View Fencing (F'qu a 2.16) (HOA Maintained) PRIVATE INTERIOR STREET PRIVATE DRIVEWAY `1 f L— Sidewalk Median r.slerd (Cmvty Of Riverside Msintai w) L.ndscape, outside Of Access Eesenrnt within County Of Riwside To Be Insteled And Maietsinsd By Rancho solo Vuta Devabpent. Parleay (sty Of hiva.ide Maintoed) COUNTY OF�� RIVERSIDE Coy and Project Boundary Attest 6eseeent Line Ladttea@. Within Access Easeni nt To Be Installed As Part of Raripsigh Ranch Dewlepawnt And Msrnoined Sy Mor" h kanth HOA. Planning Area 1A y_ 3 sou y a r W w 17 w ??a, 1e 12 1e y N 1e w it u r 37 2] 3d IN 21 A KEY MAP NOT TO W10a Figure 3-22 RORIPAUGH RANCH SPECIFIC PLAN 3-77 6xoollrel 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) 6' Habitat Fencing. �lz� (HOAMairtained) Planning Area 8 Open Space. Bicycle Lane Parkway (HOA Maintained) Back et 41, .1 A Right Of Way Una o % O Sidewalk N I Cloys II � N Bicycle Lane � sr� o ' Pa4iway. (TC5D Maintained) Sidewalk Planning Area 4A Median Island (TCSDMaintained) MURRIETA HOT SPRINGS ROAD 0—, 0. -0 0 Large Evergreen Tree Entry Statement 3' Handicap Romp, Typical Accent Tree 1 � '1y ir1 .. r sir • Sign 'Gated Entry - Residents Only' Note: Project Wall, — 1. All Streets And Sidewalks FigureF (HOA Mai ainntao t2.ined)) Within Public Right Of Way To Be Maintained By City Parkway Landscape - Public Works Dept. And Sidewalks (HOA 2. All Streets, Sidewalks, Walls, Maintained) Typical Fencing And Landscape Outside Both Sides Of Entry. Of Street Right Of Way and Landscape Easement and Within Cord Keyed Pedestrian The Ror'ipough Ranch Project Gate Figure 4.20 C to be Maintained By (HOA Maintained) Roripa gh Ranch HOA. Vehicle Access bate Figure 4.20 C (HOA Maintained) The Kedh ComDanielor*= I Roo-ipa ugh Rxich A Street Tree Typical Street Tres Typical r- Right Of Way Line Class II Bike Lone Sidewalk Parkway (TCSD Maintained) 70 Entry Statement a (OAMaai tined) Planning Project Wall Area 4B 15' 12' ' S', Figure 2.15 o (HOA Maintained) N For Emergency Vehicle Access, nn Exit Gotes To Be Operable With An Opticon Device And No Spikes 1 View Fencing Figure 2.16 (HOA Maintained) PRIVATE INTERIOR DRIVE IA 4A N w 1< 13 MP /t 17 A .t�1 J� 27 b 31 0a " 3r n wimp 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 Butterfield Stage Road (PA 9B & 13) Pk r"ng Area 90 Open Spxei�-6itaf. Habitat Management Agency Maintained Habitat Fencing Fignrs 2-17� (HOA Maintained) slope VIIWA 2' 6' 6' 100' Fuel Sidewalk Modification Zone 22' Parkway HOA Maintained Parkway Trees schinus molle California Pepper 30' to 40' O.C. dry �4 0. Q - Median Tree Pkrtanus acerifolia London Plan Tree 30' to 40' O.C. 10' L 12' 14' 7' 7' 14' 12' 10' 6' 6' wndscapClass II Bike �- Class II Bike WA MMu Lane (striped) 14' Raised Lane (sP�) 12' Planning Area 13 Open space RiNitat. Habitat Management Agency Maintained Habitat Fencing Figim 2-17 (KOA Maintained) Skqm 100' Fuel Modification Zone HOA Maintained Within right of way (RW all streets and sidewalks are maintained by Pubic Works. Nate: Refer to Landscape Material Guidelines (Section 4.8) for pluming requirements for median islands, parkways. slopes and other landscaped areas. mcc I Roripaugh Ranch Figure 3-24 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 Butterfield Stage Road (PA 11 & 13) Conrnercial Retail Certer Planning Arm u 15,10 rnformal Slope Landscape L (POA 12' Parkway Trots Schbm molle Californlia Pepper 30' to 40' O.G. Median Troy —Platanus acerifoiia London Plane Tree 30' to 40' O.G. 7' L r Pkinning Area 13 pace Habitat Habitat Mlanogment Agency Matintained Habitat Fencing Figure 2-17 (HOA Maintained) Shope Varies 18' 14' Raised 30' to SO Pei'kwaY LM4009W mwiae (HOA MaintaineO 100' FueJ (TCSD iKointaited) Modification Zone POA Ad ad 122, ROW HOA Maintained Within right of way (ROW) all streets and sidewalks are maintained by Public Works. Note Refer fro Lomisoape Material Gukklines (Section 4.8) for planting requirerraarts for median islords, Parkways, slopes and other kudscaped aroas. I Ro"Paugh Ran(1i Figure 3-25 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 Butterfield Stage Road (PA 12 & 13) SHRUB WELL @ 50' O.C. 5' a. r BACK OF WALK Provide a 2' x 5' Notch in Pro *wct Wall Every 50' O.C. to Create a Shrub Well. Project Wall �J <' Figure 2-15 (HOA Mni ntni ne s N N ]1 M tI M f/ a 14 30 21 30 Parkway Trees Schinus mode California Pepper 30' to 40' O.C. Median Tree \� �rcnc��Platanus acerifolia \; London Plane Tree 30' to 40' O.C. Planning Area 12 Residential ,� -- ; 12 12 12' 12 _ 17' 8'-- 22- 4 17' � � v � 7 L 7 sc°pi"g I Sidewalk/Class I Landscaping j Landscaping (TCSO Maintained) Bicycle Lane (TSCD Maintained) 4 _18' � 14' Raised Pw kwW Parkway Landscaped Median '—) (TCSD Maintained) --- (HOA Mointnined) 122' ROW The Keith Co paniej=jr0jjj,= Within right of way (ROW) all streets and sidewalks are maintained by Public Works. Planning annig Area 13 Open Space Habitat. Habitat Marage wt Agency Maintained Habitat Fencing Figure 2-17 (HOA Maintained) Slope 100' Fuel Modification Zone HOA Maintains Note: Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. Ro r paugh Ranch Figure 3-26 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 Butterfield Stage Road (PA 12 & 14) r SHRua WELL Q 50•0.G w = 1� M , m b 4 13 t2 N � It Z• I � BACK OF WALK t7 b26 „ I as herW* It 2' f, 5' Notch in Project Wet ! Every B0' O.G +e [nehe a Sh;6b Wall FVj ka / Trew Ww" Skye - CIN.-Oak Gri(ania P.q/s V ve 40' 04 M TOM r �11a1e� et�ifelV ref Fumr! (Sr N. Rp. N 2-0 hvjs► Wda 040A M49- 2-15 rJ" `�.< torAn MfM Trim d QqA ;L^;. .� 30 is40 O C y =_ Mwr,ig t c Ana 12 .,,. ,�-Ma rim r-,;a RC5b r +M.efw (Tr.r.aj 0' Agrw 1-10 r wruw esne. OW App+m 20' Awn 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 require:mv is for median islands, parkways, slopes and other landscaped areas. ikWef ViwFoeYg Nyrre 2-16 Plm*eAm 14 kreidutkl Figure 3-27 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 Butterfield Stage Road (PA 22) Not a Part Parkway Trees i Schinus molle California Pepper 30' to 40' O.C. L6 6' I 10 12' 14'_ -t 7- 7. Sidewalk Landscaping, Class II Bike I 12' L Lane (Striped) 14' Raised Parkway Landscaped M1edian — 11Q' ROW — - Median Tree Pletanus acerifolia London Plane Tree 30' to 40' O.C. 14' 12' L 10- 6- 6' Sidewalk Class II Bike Landscapii Lane (Striped) 12' Parkway Within right of way (ROW) all streets and sidewalks are maintained by Public Works and all landscaping is maintained by TCSD. :t Wall 2-15 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. IT1� I ROI ipa ugh Ran(11 Figure 3-28 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 Butterfield Stage Road (PA 27) 6' 6' I. 10' 12' Sidewalk mdscapi Class II Bike 12Lane (Striped) Parkway Parkway Trees ��- Schinus mile California Pepper 30' to 40' O.C. Median Tree Plata►mu ocerifola London Plane Tree - �� 30' to 40' O.C. 2� 14' �1 7' 14' 12, 10' 6' 6' Sidewalk Planning Area 27 I Class II Bike Landscaping Community Sports Park : Lane (Striped) 1 u' (TCSD Maintained) an Parkway W - -- — - Within right of way (ROW) all struts and sidewalks are maintained by Public Works and al 'landscaping is maintained by TCSD. Note: Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for mae&= islands, parkways, slopes and other landscaped areas. Ro�rII' mugh Ranc11 Figure 3-29 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) Parkway Trees _ _-- -- Schinus nalle , \ California Pepper r- Multi -Use Trail (TCSD Maintained) 30' to 40' O.C. f Median Tree - j 4' High Split Rail Fencing Platanus ocerifolia (TCSD Maintained) Cordon Plane Tres Informal Slope Ladscape 30' to 40' O.C. (HOA Maintained) 2:1 Max Slope Project Wail (Figure 2-15) (HOA Maintained) Not a Port Ali I Fire Station I ' i (Sec Figure No. 4-188) 6' 6' i 10', 12' 7' T I 14' 12' i ZO' 6' 6' 2 I Sidewalk I j i Sidewalk f �LardscapirglI Class II Bike I i Class II Bike :Landscaping 12' i �� (Striped) 14' Raised Lane (Striped) 12' Parkways l andscapal an Parkway 110' ROW fir_ _-- Within right of way (ROW) all streets mW sidwa&s are nwintained by Public Works and all krdscaping is maintained by TCSb. Note: Refer to Landscape #Material Guidelines (Section 4.8) for plaiting requirements for median isbnds, parkways, slopes and other landscaped areas. The Keith Compamerri= I 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) Landscaping by Others Project Wall Figure 2-15 — (Roripaugh Ranch HOA Maintained) Pksming Area 1A, 2, Residential 3, & 4A a 0-1.1P L.S: ' Sidawdk I Class II Bicycle Lane Easement Londw4ft (Striped) LRaeeha Bella Vista Installed & Maintained Landscape Roripa ugh Ranch Parkway Tree 6 Median True virgitnra Southern Live Oak 30' to 40' O.C. 9' Landscaped Median 110' ROW Rancho Bella Vista Installed Riverside County Maintained Class II Bicycle Lam (Striped) L L. Lmdscaping Easen+errt Bella Vista Fencing (Not a Part) 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) 13 . t1 n� r n ...a r ;; n Parkway Tree KEY MAP I� „ & Median Trees Project Wall, Figure 2-15 (HOA Maintained) Planning Area 4A h 48 Residental Landscape Easement (TC50 Maintained) A 1 5 I i 10' � 2' � Sidewalk I Close II Bicycle Laws Londscopingl (Striped) Quercus vlrgimm, Southern Live Oak 30. 7' L 7' L 14- 12' 10' 6' L 6' 4' Class II Bicycle Lana I Sidewd Raised (Striped) Landscapes Landscaped Medion 12' (HOA M 110, ROW 100' Fuel 6' High Habitat Fence Figure 2-17 OA Maintained) Planning Areas 8 Open Space Habitat Area Within right of war (ROW) all struts and sidewalks are maintained by Public Works and all kmdscaping is maintained by TC5b. Habitat Monagemen Agency Maintained Note: Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. The Kmth CompamelailrojIM I R( nPa u h Ranch 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 Murrieta Hot Springs Road (PA 6 & 9A) Pkrining Area 6 Neighborhood Park, TCS0 Maintained Parkway Tree & Median Trees Quercus virginana Southern Live Oak 30- to 40' O.C. Ka1Sea Landscaped Median 110' ROW Parkway (HOA Maintained) 6' High Habitat Fence Figure 2-17 (HOA Maintained) Pkuming Areas 9A Open Space Habitat Area 100' Fuel lification Zone , Natural on Agency Maintained WltHn right of way (ROW) all streets and sidewalks are maintained by Public Works and oil 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. The Keith Co pamesriijrf= ( Roripa ug-h Ranch Figure 3-33 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 n 3 Informal Slope 2' 6' L6' 10 Landscape Sidewalk (POA Maintained) Lortdicapi Roy rw.t 2:1 Slope Varies 0' to 30 POA Maintained Parkway Tree 6 Median Trees C,hiercu5 virginona Southern Live Oak 30' to 40' O.C. Casa rx Las (striped) 12' L 14' L 7' L 7' ,anndseaped Median (TC5b Maintained) 110, ROW 14' 10' L 6' I. 6' 29 i b i n n r u :l 7. it 20 6' High Habitat Fencing, Figure 2-17 (HOA Mointoin e4l Planning Area 98 Open space Varies 0' to 50' L 100' L Natural q— Fuel Modification Zone, L HOA Maintained 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 4.6) for planting requirements for median islands, parkways, slopes and other landscaped areas. The Kedh Compemes101111,= I RO1 ipa ugh Ran( l 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' Informal Slope Landoc (PO rw 2: 1 Siope Varies 30' to 8( POA Maintained Clow t La(St riped) triped) 6' L 6' L 10' L 12' Parkway Tree 6 Median Treys Southern Uve Oak 30' to 40' O.C. 14' L 7' L 7' Larmiscme Median (TCSb Maintained 110' ROW Cie" sitLem i w z i t! i � N KEY MAP ® „ � Informal Stripe Landscape (HOA Maintained) View Fence (See F W. 2-16) (HOA MaintaW) (' Plannh g Area 10 1 Residential 6' L 6' L2'L Varies sidewalk 10' to f)0' : o 12' Parkway 2:1 slope HOA Maintained Within right of way (ROW) all streets and sidewalks are mainfnined by Public Works. Note: Refer to Landscape Material Guidelines (Section 4.8) for planting requirements for median islands, parkways, slopes and other landscaped areas. I RO1'lj)a(1gh Raimli 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 , Lawn - Public Utility Easement 6' Mir Front Yard Landsca Planning Areas 12, 14, 15, 22, 23, 24 de 31 Lots 4,000 5F and above are Homeowner Maintained. Lots less than 4,0005F are HOA Maintained. Street Tree Note: Refer to Landscape Material �Polette for planting requirements for median islands, parkways, slopes 6 other landscaped areas. HOA Maintained Street Tree All Private Streets /I Within All Planning Areas Lawn I Public Utility Easement 5'V 624' 6' 5Y 414 6' — -- -- Min. Sidewalk Sidewalk Front Yard Landscape 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. Street Easement (47') L HOA Maintained 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 Planing Areas , Lawn - Public Utility Easement 6' Mir Front Yard Planning Areas 12,14, 15, 22, 23, 24 do 31 Lots 4,000 5F and above am Homeowner Maintained. Lots less than 4,0005F arc HOA Maintained. ITI� I RonPa ugh Ran(l i Street Tree Note: Refer to Landscape Material Paktte for planting regoirements for median islands, parkways. slopes A other landscaped areas. 511, 8' Sidewalk 24' Street Easement (43') A Maintained 5V 1, Sidewal HOA Maintained Street Tree All Private Streets Within All Planning Areas Public Utility Easement 6' 1 Front Yard La Planning Areas 12, 14, 15, 22, 23, 24 de 31 Lots 4,000 5F and above are Homeowner Maintained. Lots less than 4,0005F are 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. 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") LEGEND INFORMAL SLOPE LANDSCAPE (HOA MAINTAINED) _ FM FUEL MODIFICATION ZONES SEE FIGURES 4.15 AND 4.15A (HOA MAINTAINED) NSL NATIVE SLOPE LANDSCAPE (HOA MAINTAINED) 4.18A FIGURE NUMBER i PROJECT BOUNDARY 2 NATURAL TRAIL SEE FIGURES 4.12 4.15 AND 4.15A. The Keith Compamel-rl<i= RonPa ugh Ra nc 11 FM L LOW DENSITY RESIDENTIAL LM LOW MEDIUM RESIDENTIAL NL NEIGHBORHOOD COMMERCIAL NP NEIGHBORHOOD PARK MP MINI PARK RC RECREATION CENTER OSl HABITAT OS3 LANDSCAPE SLOPE MATCH LINE SEE FIGURE 4.34C 0A15L • 1 FM 00-10 0 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") The Keith Camps jZ.jj.,= I Roripaugh Ranch fx TRACT SOLVA AW aF LCrE mw LA M — % 4 / MATCH LINE SEE FWff 4.34C TRACT SOUNDARY Usem _ fl10MAL SR Wf L.ANbW- /f L LOW WASM Ofs2DeITZAL 040A NAiMiADOW LA LO'W oftl" MSI O-M AL FM FUG w0vwTm rpm$ NC NEWNOON4000 0DAM9 IAA SK FJ PJM 4b AND 4.13A UP NEDN4/0M4000 MRz 040A MAIWADEDI AM OM PACK �® NAME RM LM WOF RC ReMATWW C94M 040A VAMAMW 0Si HMITAT MWNUNM OS.I LA44MAPESLOPE 1 FROACT POUNbAw 2 NATURAL TPAU SIFE Ftrr M S 412 AJ5 AM 4.15A. 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") PA 48 MURRIETA HOT SPRINGS ROAD SECTION A -A PA 11 OPEN SPACE PA103PA17 / i / �'rt�cr icy \ ` OPEN SPACE .vw. 2rMA� The Keith Comp&mej=Fm§<= SECTION C-C Rohi lugh Raiich PA 11 PA10&PA14 PL 50' I rFUEL MODIFICATION SECTION " FUEL MODIFICATION ZONE BUTTERFIELD STAGE ROAD SECTION D-D OPEN SPACE 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 Common Name Quercus virginiana Southern Live Oak Shrubs Arbutus unedo compacta Strawberry Tree Rosemarinus officinalis Huntington Blue Sage Rosemarinus officinalis 'Collingwood Ingram' Sage Cistus purpureus Rock Rose Rosa banksiae 'Lutea' Lady Banks Rose Ground Cover Myoporum parvifolium Putah Creek RORIPAUGH RANCH SPECIFIC PLAN 3-123 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Butterfield Staee Road Street Trees (Parkway) Pinus eldarica Mondel Pine Schinus molle California Pepper Platanus acerifolia 'Bloodgood' London Plane Tree Shrubs Acacia redolens Acacia Cistus spp. Rock Rose Cotoneaster horizontalis n.c.n. Escallonia fradesii Escallonia Leptosperrnum scoparium New Zealand Tea Tree Pittosporum tobira 'Wheelers Dwarf Mock Orange Prunus caroliniana Carolina Laurel Cherry Pyracantha coccinea Fire Thorn Rhaphiolepis indica species Pink Indian Hawthorne Ground Cover Festuca spp. Marathon Lonicera japonica Honeysuckle Myoporum parvifolium Myoporum Nicolas Road. North and South Loop Roads Street Trees (Median Islands) Lagerstroemia indica 'Muskogee' Crape Myrtle Street Trees (Parkway) Magnolia grandiflora Mexican Fan Palm Washingtonia robusta 'Hybrid' Southern Magnolia Shrubs Acacia redolens Acacia Cistus spp. Rock Rose Cotoneaster horizontalis n.c.n. Escallonia fradesii Escallonia Leptosperrnurn scoparium New Zealand Tea Tree Pittosporum tobira'Wheeler's Dwarf Mock Orange Prunus caroliniana Carolina Laurel Cherry Pyracantha coccinea Fire Thorn Rhaphiolepis indica species Pink Indian Hawthorne Ground Cover Festuca spp. Marathon Lonicera japonica Honeysuckle Myoporur parvifolium Myoporum "A" and "B" Streets Street Trees (Parkway) Liriodendron tulipifera Tulip Tree RORIPAUGH RANCH SPECIFIC PLAN 3-124 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Shrubs Acacia redolens Acacia Cistus spp. Rock Rose Cotoneaster horizontalis n.c.n. Escallonia fradesii Escallonia Leptospermum scoparium New Zealand Tea Tree Pittosporum tobira Wheeler's Dwarf Mock Orange Prunus caroliniana Carolina Laurel Cherry Pyracantha coccinea Fire Thorn Rhaphiolepis indica species Pink Indian Hawthorne Slopes (Informal) Trees Cedrusdeodara Deodar Cedar Pinus eldarica Mondel Pine Pinus halepensis Aleppo Pine Platanus racemose California Sycamore Quercus agrifolia Coast Live Oak Schinus molle California Pepper Shrubs Acacia redolens Arctostaphylos Acacia variety Baccharis pilularis Manzanita Prostratus Ceanothus griseus Dwarf Coyote Bush Horizontalis Cistus villosus Carmel Creeper Cotoneaster horizontalis Rock Rose Escallonia fradesii n.c.n. Hermercallis species Escallonia Heteromeles arbutifolia Day Lily Flex species Toyon Leptospermum scoparium Holly Ligustrum japonicum New Zealand Tea Tree Melaleuca nesophila Japanese Privet Muhlenbergia rigens Pink Melaeuca Phormium spp. Deer Grass Pittosporum tobira `Wheeler's Dwarf Flax Prunus caroliniana Mock Orange Pyracantha coccinea Carolina Laurel Cherry Rhamnus alatemus Fire Thorn Rhaphiolepis indica species Italian Buckthorn Rhus integrifolia Pink Indian Hawthorne Viburnum Pnus species Lemonade Berry Xylosma congestum Viburnum Ground Covers Arctostaphylos variety Manzanita Ceanothus variety Wild Lilac Festuca spp. Marathon Hedera helix English Ivy Helianthenium nummularium Sunrose RORIPAUGH RANCH SPECIFIC PLAN 3-125 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Lonicera japonica Honeysuckle Myoporum parvifolium Myoporum Rosmarinus offlcinalis prostrata Creeping Rosemary Vinca major Periwinkle School and Parks Trees Brachychiton populneus Bottle Tree Deodar Cedrus deodara Cedar Camphor Cinnamomum camphora Tree Canary Island Pinus canariensis Pine Mondel Pinus eldarica Pine Ulmus parrifolia'Drake' Evergreen Elm Gleditsia triacanthos inerimis Thornless Honey Locust Liquidambar styraciflua Sweet Gum Platanus acerfolia 'Bloodgood' London Plane Tree Platanus racemose California Sycamore Prunus cerasifera Purple Leaf Plum Prunus s. 'Kwanzan' Japanese Flowering Cherry Pyrus calleriana Ornamental Pear Washingtonia robusta Mexican Fan Palm Shrubs Acacia redolens Acacia Cistus spp. Rock Rose Cotoneaster horizontalis n.c.n. Escallonia fradesii Escallonia Hermercallis species Day Lily Ilex species Holly Ligustrum japonicum Japanese Privet Melaleuca nesophila Pink Melaleuca Muhlenbergia rigens Deer Grass Phormium spp. Flax Pittosporum tobira Wheeler's Dwarf Mock Orange Prunus caroliniana Carolina Laurel Cherry Pyracantha coccinea Fire Thorn Rhaphiolepis indica species Pink Indian Hawthorne Viburnum Pnus species Viburnum Xylosrna congestum Xylosma Ground Covers Festuca spp. Marathon Hedera helix English Ivy Lonicera japonica Honeysuckle Myoporum parvifolium Myoporum Vinca major Periwinkle Private Interior Streets RORIPAUGH RANCH SPECIFIC PLAN 3-126 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Trees Cinnarnomum camphora Camphor Tree Lagerstroemia indica (hybrid) Crape Myrtle Liquidambar styraciflua Sweet Gum Liriodendron tulipifera Tulip Tree Magnolia grandiflora Southern Magnolia Phoenix dactylifera Date Palm Pinus canariensis Canary Island Pine Pinus halepensis Aleppo Pine Pistacia chinensis Chinese Pistache Platanus acerfolia 'Columbine' London Plane Tree Prunus caroliniana Carolina Laurel Cherry Prunus lyonii Catalina Cherry Quercus agrifolla Coast Live Oak Quercus rubra Red Oak Quercus subra Cork Oak Quercus virginiana Southern Live Oak Washingtonia hybrid Fan Palm Non -Irrigated Hydroseed Mix 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. S. 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 pedestri,3n 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 Light_ inn Major Arterial Highways 'A' and'V Streets Public Portions of North and South Loop Roods (Per City of Temecula Standards) Parking Lot Light-Los Parks Schools Commercial Center (Per City of Temecula Staedsrds) Keith Kh Compen.. nwm I Roripaugh Ranch Gated Entry Lights d Walkway Lights Cad Keyed Gated Entries Private Recreation Centers Public Parks Fire Station r111%5[fit II -Private Street Sigenge Ssesr Crri Street Lighting Private Interior Streets Light Bollard Paseos Private Rtcreation Centers Color of Pole and F �xture to be pork Bronze or Copper. ca..* I "h+ n. 6 ► lg 51g1ogs Private Interior Streets Street Signoge _--Street Light 6 treet Signage li 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 Note: Pole color to be dark bronze or copper. MRIN STREET Street Sisme The Keith Comp•mIMM I Roripaugh Ranch Street 5top Sign E r, Do Not Enter Sign Street 5ignoge 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) iTKC I Roripaugh Rxich 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 oleo Entry, See Below hrubs (Typ.) lowering Ground Cover (Typ.) ounded Turf (Typ.) a- 5' Wide Meandering Walk, (Concrete) Project Wall, ollard Light (Typ. 2 Places) Figure 2.15 anopy Tree (Typ.) 100' (Approx.) Typical Paseo View Fencing. See Figure 2.16 Nature Trai Paseo Entry Bollard Light (Typ. 2 Places) Flowering Ground Cover Exterior Paseo Turf(Typ) privacy Fencing, anopy Tree (Typ) Figure 2.15 100' (Approx. The Keith CamOenie"Is1JNJJ,= I R(�riPaugh Ran(li aseo Entry, See Below. r-Bollard Light (Typ. 3 Places) aseo Entry hrubs (Typ.) lowering Ground Cover(Typ.) ounded Turf (Typ.) P kseo E ry, S e Below I aseo try Flowering Ground Cover 6 Shrubs Specimen Tree 5' Wi e Mean ering alk, (Concrete) Project Wall, Meandering Walk, Fioure 2.15 f.,....... ) Tree (Typ.) 200' (Approx.` Pasoo ---20' Min.--+ Mounded �Lown Mow Curb \ Project Wall See Figure 2.15 Shrub 6 Flowering Ground Cover Pilaster, 84" High. See Figure 2,15 Light Bollard 20' S k Paseo Entry Low Wall, 36" High /See Figure 2.I5 / 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 I_ m ,-J KEY MAP r-30W 4A LM 19.5 AC 100 DU'S KOr 413 LM 22.3 AC 113 DU'S 9.5 AC — — 5S 1AC / / 9A / � OS1 3.8 AC SPR/ _NGS r i 6 NP j 5.1 AC Q (1OS3) PLAN VIEW (G) �! 1r • sar G CROSS SECTION (G) N.T.S. ITKC I Roilimugh Ramc h 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 • 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 mukl-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 front windows • Shaped wood columns with knee braces • Porte-Cochere • Three aunt colors Notes: 1. The architectural drawing is intended to demonstrate a style and architectural features. The dravnng 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 rmc I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-148 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-47 INSPIRATIONAL PHOTOS '"`K-`°"".°'""ITKC I Roripaugh 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 file with shingle look • Front to back gable or hip roof with intersecting hip or gable roofs • Blended stucco and siding • Mufti 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 pattems complimentary to style (may include windows) • While 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 took - on feature. T--`-" —ITI= I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-150 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-49 INSPIRATIONAL PHOTOS 1TKG I Roj']'mu li Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-151 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-50 CLASSIC REVIVAL � �. ea � L4 •' 1 : rrs ! • 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 Belkast shape • Rectangular massing with boxy quality • Centered or off -set open half porch • Use of wide dassical columns on porch • Average comice 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: 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 410 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 end colors 2 Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack - on feature. ". . °iT1ac I Roripaug-h Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-152 SECTION 3 f�7G 1�::I11►111[_ ■ : oT:i:[ll"I 711,�[el►[e111117:1111►1 7 Figure 3-51 INSPIRATIONAL PHOTOS "' ITKc I Roripaug'h Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-153 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-52 COLONIAL ■ Plan form massing and simple roof design • 2-story vertical stacking floors • 4:12 to 6:12 roof pitch • 0' to 12' overhands • Front to back gable roof • Architectural quality wood -appearance or asphalt shingles or smooth flat concrete wes • 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 pattems 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 =SAIMrlIA • 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 trim surrounds • 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 archtectural 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 saes, widths, and depths: however, all of the Required Style Elements shall be utilized unless the Director detennnes they are inappropriate or do not lead to creating an architecturally veld 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 fortes, and materials and colors. 2. Required and Additional Style Elements shall appear as an integral part of the home, rather than a lack - on feature ITKG I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-154 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-53 INSPIRATIONAL PHOTOS 1TKC I Roi-1 j),Z ugh Ranch h 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 comers ■ 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 the 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 We 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. IT1C I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-156 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-55 INSPIRATIONAL PHOTOS 177— I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-157 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-56 CRAFTSMAN REQUIRED STYLE CORE ELEMENTS • Simple 2 story boxed massing • 3 % 12 to 4'/z:12 roof pitch • 18" to 24" overhangs at front elevation • Architectural quality asphalt shingles or shingle texture Oat concrete tiles • Basic gable roof side to side • Light to medium sand finish or Califomia 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 • Varied 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 colors Notes 1 The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; h 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 forts, and materials and colors. 2 Required and Additional Style Elements shall appear as an integral part of the home, rather than a tack- ITKC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-158 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES r Figure 3-57 INSPIRATIONAL PHOTOS t .-K.p.`- -rn= I Roripaugh Raw ll 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 form massing with porte-cochere • Main roof hip with small dormers or steep 2nd story roof breaking over a 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. 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 shell appear as an integral part of the home, rather than a tack - on feature. ITKC I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-160 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-59 INSPIRATIONAL PHOTOS The 1-111 nmp.n�.� 1 RonPaugh Il;l l ch 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 cornice trim at gable ends • 2x6 wood windows and door trim • Garage door patterns 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; R 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. - - °" --rTi= I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-162 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-61 INSPIRATIONAL PHOTOS r a� 9910 21 i® f J! A rm n.r rrrc r.n .�i 1il[IIII.JU{.HII.T'.� mKo i Roripdugh J ancll 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 • 3 %:12 to 4 %: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 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 modlfied, 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 fors, 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. IT7c I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-164 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-63 INSPIRATIONAL PHOTOS ; 1T7— I Roripaugh Rauch 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 root with minor intersecting hip roofs • 3 1/0 2 to 4 'Yi:12 roof pitch • 24' overhangs, stucco soffits • 'S' shaped concrete tiles • Fine to fight 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 tee accents • Tapered round or square simple stucco columns • Arched entry, porch • Furred out windows • Ceramic or wrought iron accents • Bell 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 mean to be inspirational, it is not meant to be rephcated 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 seating 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 We Elements shall appear as an integral part of the home, rather than a tack - on feature 1TW.- I Roripaugh Randi RORIPAUGH RANCH SPECIFIC PLAN 3-166 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-65 INSPIRATIONAL PHOTOS • ? 1 . 1f4= 1TI<C I Rorli);wg1i Ramll RORIPAUGH RANCH SPECIFIC PLAN 3-167 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-66 MISSION fig'! c•�?'� c i UIRED 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 • Wrought iron accents • 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 the accents ADDITIONAL STYLE ELEMENTS • 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: I. The architectural drawing is intended to demonstrate a style and architectural features. The drawing is meant to be inspirational; 0 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 to& - on feature. 17W- 1 Roripaug-h Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-168 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-67 INSPIRATIONAL PHOTOS I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-169 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-68 MONTEREY REQUIRED 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 %to 4'/z: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 comice trim at gable ends • 2x6 wood windows and door trim • 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; 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 We Elements shall appear as an integral part of the home, rather than a tack - on feature. rrx= I Roripaugh Ran(l) RORIPAUGH RANCH SPECIFIC PLAN 3-170 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-69 INSPIRATIONAL PHOTOS . , -mKc I Roripaug-h Rauch RORIPAUGH RANCH SPECIFIC PLAN 3-171 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-70 PRAIRIE STYLE - e - 41;A raj 2 story massing with horizontal design elements with one story elements Hip roof design with boxed stucco soffits 3 %:12 to 4 %: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 2n° floor along bell course White vinyl wrap aluminum windows • Broad flat chimney with brick cap detail • Covered entry with stucco or wood cohrmns. Columns may have stone on base • 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 modi0ed, when necessary, to accommodate for varying lot sizes, widths, and depths; however, of 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. `-" ITHO I Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-172 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-71 INSPIRATIONAL PHOTOS -"w C ,"lrifQ.. I R011paugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-173 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-72 SPANISH REVIVAL • 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 • Fine to light sand finish or light lace finish stucco • Arched vAndows • 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 ADDITONAL STYLE ELEMENTS • 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 no( meant to be replicated or construed as a rigid formula for design. Elevations may be modified, when necessary, to acoorrmodete for varying lot sizes, widths, and depths, however, all of the Regtared Style Elements shall be utilized unless the Director determnes they are inappropriate or do not lead to creating an architecturally valid style. Please see Section 410 Archnectural Design Guidelines, specifically Sections 4.10.3 through 4.10.3.9 for a detailed discussion of the architectural standards, design groups, elevations, roof forma, and materials and colors. 2. Required and Additional Style Elements shall appear as an Integral part of the home, rather than a lack - on feature. I Roripaug-h Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-174 64:10111110m] PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-73 INSPIRATIONAL PHOTO m7c I Roripaugh Rauch RORIPAUGH RANCH SPECIFIC PLAN 3-175 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-74 Recessed Garage Ncugrw-Apw rr JWV 44Ry dN t�rYPA" *"ij SHALLOW RECESSED GARAGES .rvor. ilAfa ff-f WAw. RORIPAUGH RANCH SPECIFIC PLAN 3-176 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-75 Deep Recessed Garages I P.U.E. LINE -- - PROPERTY LINE 6PM466 wr vAr Wr'o W. APPLIES TO LOTS 5,000 S.F. OR GREATER PA 1A, 2, 3, 4A, 48, 16, 17,18 I Roi'll iug11 R. wil 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 -- `•rtv&,*TV i\ NWAY�>�N�"i� I R• Ala • 21 NOTE: MAXIMUN OF TWO CARS CAN FACE STREET ITEM I RO1'1j)allgll Ramli RORIPAUGH RANCH SPECIFIC PLAN 3-178 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Third car - Tandem Figure 3-77 MfUVI rn MA- rh' PROPERTY UNE ITKC I KohPall,411Ilawl] RORIPAUGH RANCH SPECIFIC PLAN 3-179 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Side Garage Entry Figure 3-78 W Z Uj :3 n6n w Z a a 41 BAR- Y1►� 1 IL i �1 I P .U.E. LINE PROPERTY LINE — Amy 1b Au- I Roi'lim ijo1 K: m l i j0Imw K bvz1%A-, wAy RORIPAUGH RANCH SPECIFIC PLAN 3-180 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-79 Single Width Driveways yt�►ci6Nr / MA1��/�IN6 Gfrlt ITX= I Rorlimli;li Rmic•11 PROPERTY LINE RORIPAUGH RANCH SPECIFIC PLAN 3-181 4:1011M[11►al PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Porte Cochere Figure 3-80 T cot�7� OZ �` =v - - — — N /VR9• -, - Rol-ijriu��1� Ral)(41 RORIPAUGH RANCH SPECIFIC PLAN 3-182 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. AIstre.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 CJ] 4/6/11001 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 IQjZ- �- � P� Wb45yiN6.l�aui� M!s 1TKC I llohimugh Kawll RORIPAUGH RANCH SPECIFIC PLAN 3-191 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Covered Entry Porch (sample detail) Figure 3-82 16 ITICC I Roi'llmligli Rawls RORIPAUGH RANCH SPECIFIC PLAN 3-192 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-83 Courtyard Entries Ir Mcc (ll��ri�rru,1� Ila»c h RORIPAUGH RANCH SPECIFIC PLAN 3-193 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Garage Door Detailing Ira Figure 3-84 f rA MIN1MUMj EMT 4v1zf2;vUtjc, `f & . Ana.igs,) hu- tlLlvEWkX "NIN& AfzA5 ffI mw MCC I Roriimim j Raw]) 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. Ste1212ing 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 Roof Pitches (at homes with sloped roofs) Figure 3-85 On ITIH= 11Zoni);wgli Ram ll RORIPAUGH RANCH SPECIFIC PLAN 3-197 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Solar Panels Figure 3-86 �qf-'EL*) oyt HCNt�v M� -V - fI Teo . 171 01, i •• "i-ruc I Roi7imllgh I Rich 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 Sample Mail Kiosk Figure 3-87 c1c, Ismzmmsj�j , � T�I.-`°m ..M= I Roripaugh Randi RORIPAUGH RANCH SPECIFIC PLAN 3-200 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Air Condition Pads (locate in rear yard setback) Figure 3-88 ITKC I Roillmlig-h Ramch 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) I 1 �'LA•NN ING AR�h�i PROPERTY LINE ij erfrMpw CvNG -( 1,� T AW �Ni5 F�,m5izN RORIPAUGH RANCH SPECIFIC PLAN 3-203 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES Figure 3-90 LM, M1, M2 (hardscape & landscape concept) W WA W-, <-- ,17F I Roripaugh Rand, RORIPAUGH RANCH SPECIFIC PLAN 3-204 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES LM, M1, M2 (hardscape concept) Figure 3-91 4miO \ wt 1 - 1 Roripaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-205 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES LM, M1, M2 (hardscape concept) Figure 3-92 FV4kf2YW ova �Mv6 will+ izi ITKG ( ROTIpaugh Ranch RORIPAUGH RANCH SPECIFIC PLAN 3-206 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES M2 - Tandem Garage (with side porte cochere) Figure 3-93 TftNPEOA N!� '"""'"`°"`--rrKo I Roripaugh Rxich RORIPAUGH RANCH SPECIFIC PLAN 3-207 SECTION 3 PLATEAU NEIGHBORHOOD DESIGN GUIDELINES M2 - Rear Load Garage (detached homes) Figure 3-94 F 154 P6Yt2. reNCe U N 6. f tci4,- MAINrAfNW ILI M'D Alm. I 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