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HomeMy WebLinkAbout111517 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]. AGENDA TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA NOVEMBER 15, 2017 — 5:00 PM CALL TO ORDER: Flag Salute: Roll Call: PUBLIC COMMENTS Next in Order: Resolution: 17-43 Ron Guerriero Guerriero, Telesio, Turley-Trejo, Watts and Youmans A total of 15 minutes is provided for members of the public to address the Commission on items that are not listed on the Agenda. Speakers are limited to three minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form may be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form may be filed with the Commission Secretary prior to the Commission addressing that item. There is a three-minute time limit for individual speakers. NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Action Minutes of November 1, 2017 1 PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Community Development Department application and must be accompanied by the appropriate filing fee. 2 The proposed project, referred to as "Altair," includes four Planning Applications for a 1) General Plan Amendment; 2) Specific Plan; 3) Tentative Tract Map; and 4) Development Agreement for subsequent permits such as grading, infrastructure improvement permitting for on-site and off-site utilities, and resource agency permitting to allow for development of up to 1,750 residential units, limited neighborhood -serving commercial, civic/institutional uses, elementary school, parks, and open space within a 270 -acre area in the southwesterly portion of the City of Temecula, west of Old Town. In addition, the proposed project would construct the Western Bypass that would link Temecula Parkway with Diaz Road, including widening Vincent Moraga Road. The proposed project site is located within the Murrieta Creek and Santa Rosa Plateau Subunits of the Riverside County Multi -Species Habitat Conservation Plan Southwest Area Plan. Planning Application No. PA14-0158, a proposed General Plan Amendment (GPA) by Ambient Communities to revise the current alignment of the proposed Western Bypass, and to replace the existing General Plan Land use designations of Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) with Specific Plan Implementation (SPI) for land uses proposed in the Altair Specific Plan as Active Open Space (AO), Natural Open Space (NO), Residential (R), Mixed -Use (M), Mixed -Use Residential (MR), Educational (E), and Institutional (I). Planning Application No. PA14-0159, a proposed Specific Plan to include the four -lane divided Western Bypass, up to 1,750 residential units, an elementary school, up to 7,000 square feet of neighborhood commercial, a clubhouse, civic site, parks, trails, and hillside preservation. The Specific Plan will also include off-site improvements for public infrastructure including, but not limited to, construction of the Western Bypass bridge over Murrieta Creek, road widening of Vincent Moraga, construction of Main Street north of Puiol, and off-site sewer, water and dry utility extensions. Planning Application No. PA14-0160, a proposed Tentative Tract Map (TTM 36959) that will create the residential planning areas consistent with the Specific Plan, and include the four -lane divided Western Bypass, public and private roads, an elementary school site, civic site, open space, parks, trails, and hillside preservation. Planning Application No. PA14-0161, a Development Agreement for the proposed Specific Plan by Ambient Communities, Matt Peters RECOMMENDATION: 2 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APN 922- 210-049, 940-310-013, 940-310-015, 9401-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007) 2.2 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE CURRENT ALIGNMENT OF THE PROPOSED WESTERN BYPASS, AND TO RECOGNIZE THE PROPOSED LAND USES IDENTIFIED IN THE ALTAIR SPECIFIC PLAN BY REPLACING INDUSTRIAL PARK (IP), OPEN SPACE (OS), MEDIUM DENSITY RESIDENTIAL (M), HIGH DENSITY RESIDENTIAL (H), AND HILLSIDE RESIDENTIAL (HR) WITH SPECIFIC PLAN IMPLEMENTATION (SPI) ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)" 2.3 Adopt a resolution entitled: PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007" 3 2.4 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 36959 TO SUBDIVIDE 270 ACRES INTO 63 NUMBERED LOTS TO DEFINE THE OPEN SPACE AND THE VILLAGE AREAS, AND 20 LETTERED LOTS TO DEFINE PUBLIC AND PRIVATE STREETS FOR THE ALTAIR SPECIFIC PLAN GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)" 2.5 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE DEVELOPMENT AGREEMENT WITH AMBIENT COMMUNITIES FOR THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940 310-048, AND 940-320-001 THROUGH 940-320-007" REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, December 6, 2017, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NOTICE TO THE PUBLIC The agenda packet (including staff reports) will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 PM the Friday before the Planning Commission meeting. At that time, the agenda packet may also be accessed on the City's website — TemeculaCA.gov — and will be available for public viewing at the respective meeting. Supplemental material received after the posting of the Agenda Any supplemental material distributed to a majority of the Commission regarding any item on the agenda, after the posting of the agenda, will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula, 8:00 AM — 5:00 PM). In addition, such material may be accessed on the City's website — TemeculaCA.gov — and will be available for public viewing at the respective meeting. If you have questions regarding any item on the agenda for this meeting, please contact the Community Development Department at the Temecula Civic Center, (951) 694-6400. 4 ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA NOVEMBER 1, 2017 — 6:00 PM Next in Order: Resolution: 17-42 CALL TO ORDER: Commissioners Present: Telesio, Turley-Trejo, and VVatts ABSENT: GUERRIERO, YOUMANS ROLL CALL: Staff Present: Fisk, Marroquin, Thomas, Jones, and Jacobo PUBLIC COMMENTS There were no requests to speak during public comments. NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 1 Minutes APPROVED 3-0-2; MOTION BY COMMISSIONER TURLEY-TREJO, SECOND BY COMMISSIONER WATTS; AYE VOTES FROM COMMISSIONERS TELESIO, TURLEY-TREJO AND WATTS; GUERRIERO AND YOUMANS ABSENT RECOMMENDATION: 1.1 Approve the Action Minutes of October 18, 2017 PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Community Development Department application and must be accompanied by the appropriate filing fee. City of Temecula Page 2 Planning Commission - Regular Meeting Action Minutes November 1, 2017 6:00 — 6:08 p.m. 2 Planning Application Number PA17-1210, a Minor Modification to an approved development plan to revise its approved use mix with regard to Development Impact Fees and Transportation Uniform Mitigation Fees. The project is generally located on the northeast corner of Old Town Front Street and 4th Street, Eric Jones APPROVED 3-0-2; MOTION BY COMMISSIONER WATTS, SECOND BY COMMISSIONER TURLEY-TREJO; AYE VOTES FROM COMMISSIONERS TELESIO, TURLEY- TREJO AND WATTS; GUERRIERO AND YOUMANS ABSENT RECOMMENDATION: 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-42 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-1210, A MINOR MODIFICATION TO AN APPROVED DEVELOPMENT PLAN TO REVISE ITS APPROVED USE MIX WITH REGARD TO DEVELOPMENT IMPACT FEES AND TRANSPORTATION UNIFORM MITIGATION FEES FOR A PROJECT LOCATED ON THE NORTHEAST CORNER OF OLD TOWN FRONT STREET AND 4TH STREET, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN: 922-033-021) REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT ADJOURNMENT The Planning Commission meeting was adjourned at 6:08 p.m., to the next regular meeting: Planning Commission, Wednesday, November 15, 2017, 5:00 PM City Council Chambers, 41000 Main Street, Temecula, California. John H. Telesio, Chairperson Luke Watson Planning Commission Director of Community Development 2 DATE OF MEETING: TO: FROM: PREPARED BY: APPLICANT NAME: PROJECT SUM MARY: STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION November 15, 2017 Planning Commission Chairperson and members of the Planning Commission Luke Watson, Director of Community Development Matt Peters, Senior Planner Rob Honer, Ambient Communities The proposed project, referred to as "Altair," includes four Planning Applications for a 1) General Plan Amendment; 2) Specific Plan; 3) Tentative Tract Map; and 4) Development Agreement for subsequent permits such as grading, infrastructure improvement permitting for on-site and off-site utilities, and resource agency permitting to allow for development of up to 1,750 residential units, limited neighborhood -serving commercial, civic/institutional uses, elementary school, parks, and open space within a 270 -acre area in the southwesterly portion of the City of Temecula, west of Old Town. In addition, the proposed project would construct the Western Bypass that would link Temecula Parkway with Diaz Road, including widening Vincent Moraga Road. The proposed project site is located within the Murrieta Creek and Santa Rosa Plateau Subunits of the Riverside County Multi -Species Habitat Conservation Plan Southwest Area Plan. Planning Application No. PA14-0158, a proposed General Plan Amendment (GPA) by Ambient Communities to revise the current alignment of the proposed Western Bypass, and to replace the existing General Plan Land use designations of Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) with Specific Plan Implementation (SPI) for land uses proposed in the Altair Specific Plan as Active Open Space (AO), Natural Open Space (NO), Residential (R), Mixed -Use (M), Mixed -Use Residential (MR), Educational (E), and Institutional (I). Planning Application No. PA14-0159, a proposed Specific Plan to include the four -lane divided Western Bypass, up to 1,750 residential units, an elementary school, up to 7,000 square feet of neighborhood commercial, a clubhouse, civic site, parks, trails, and hillside preservation. The Specific Plan will also include off-site improvements for public infrastructure including, but not limited to, construction of the Western Bypass bridge over Murrieta Creek, road widening of Vincent Moraga, construction of Main Street north of Pujol, and off-site sewer, water and dry utility extensions. 1 LOCATION: CEQA: Planning Application No. PA14-0160, a proposed Tentative Tract Map (TTM 36959) that will create the residential planning areas consistent with the Specific Plan, and include the four -lane divided Western Bypass, public and private roads, an elementary school site, civic site, open space, parks, trails, and hillside preservation. Planning Application No. PA14-0161, a Development Agreement for the proposed Specific Plan by Ambient Communities. South and west of the intersection of Ridge Park Drive and Vincent Moraga; west of Pujol Street and Murrieta Creek; north of Santa Margarita River within the City of Temecula, California Assessor's Parcel Numbers (APNs) associated with this proposed project include: 922-210-049, 940-310-013, 940-310-015, 940-310- 016, 940-310-044 through 940-310-048, and 940-320-001 through 940-320-007. Environmental Impact Report (El R) Altair Specific Plan (formerly "Village West") State Clearinghouse No. 2014111029 RECOMMENDATION: Adopt Resolutions recommending City Council approval of the proposed project subject to conditions of approval BACKGROUND SUMMARY The City of Temecula has a long history of planning for the area west of Old Town, along the escarpment of the foothills. This section includes a summary of past planning efforts in order to provide a context for the proposed Altair Specific Plan in relation to the 1993 General Plan (and 2005 update), Old Town Specific Plan, Westside Specific Plan, Keyser Marston Associates Market Study for Old Town, Western Riverside County Multi -Species Habitat Conservation Plan (MSHCP), and the Quality of Life Master Plan 2030. After incorporation on December 1, 1989, the City adopted its first General Plan in 1993. Policy 6.1 of the General Plan states, "Prepare a Specific Plan for Old Town, including any transition or expansion areas, to preserve and enhance the historic character, economic viability, and address community facility and service needs in the area." Figure 2-5 of the 1993 General Plan, Specific Plan Overlay, identifies the land west of Old Town for a future Specific Plan area, "To provide complementary land uses to Old Town that increase the vitality of the area; to increase the range of housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." In addition, Figure 3-1 of the 1993 General Plan identifies the construction of the Western Bypass Corridor, which is described as, "Designation of a new four -lane Westside Corridor facility extending from 1-15 at State Route 79 (south), along the west side foothills, to beyond the northwestern City limit." In 1994, the City of Temecula adopted the Old Town Specific Plan, which "Establishes a vision for guiding the future development of the heart of Temecula, Old Town." As further stated in the Specific Plan, "The document provides a comprehensive plan for land use, development 2 regulations, design guidelines, vehicular circulation, parking, development incentives, and other related actions aimed at implementing the goals and objectives set forth in the General Plan as it relates to Old Town and the surrounding area." The Altair Specific Plan is proposed to replace the existing Westside Specific Plan, which was adopted in 1995 to ensure developments surrounding Old Town were compatible and complementary with the vision for Old Town Temecula. The Westside Specific Plan proposed a mixed use development that would include 50,000 square feet of special event commercial (allowing tourist and hotel uses), 45,000 square feet of commercial, and 20,000 square feet of mixed-use space, as well as up to 302 dwelling units and approximately 70 acres of open space. In 1998, the City hired Keyser Marston Associates (KMA) to prepare a Market Study for Old Town. The resulting document contained recommendations for creating a "downtown," which included: • Promote arts and culture • Enhance Murrieta Creek • Create a uniform shopping environment • Encourage civic uses and activities • Promote housing to support retail It should be noted that the KMA study specifically recognized the Westside Specific Plan, and anticipated 2,000 homes in and around Old Town in the analysis, and in making their recommendations for creating a downtown. A successful downtown requires a critical mass of residents "living" in the area, as visitors and tourists alone cannot support a downtown. As a result, the City has made significant investments in Old Town in order to implement the City's General Plan, the Old Town Specific Plan, and the KMA Marketing Study. Examples of projects and events include, but are not limited to, the new Main Street bridge, Old Town Front Street Sidewalk and Beautification Improvements, Hot Summer Nights, Rod Run Events, the Fourth of July Parade, the Old Town Theatre, the Murrieta Creek flood control channel widening and trail project, Temecula Chilled and ice skating rinks during the Holidays, the award-winning Pennypickle's Workshop and Children's Museum, and Sam Hicks Park. Other noteworthy improvements or programs include The "Merc" and Old Town Community Theater, the Temecula Community Center on Pujol, mixed use Redevelopment Agency projects including the Dalton Building, Warehouse at Creekside, and Front Street Plaza, strategic acquisition of surface parking areas for future parking structures, the Saturday morning Farmer's Market in the Sixth Street parking lot, Taste of the Valley, and Temecula Reality Rally. Most notably, the City completed the Civic Center, parking garage, conference facility and acquired two parcels north and south of the town square for a future marketplace. The City has made a concerted effort to implement the recommendations from the KMA Market Study. In 2004, the Western Riverside County Regional Conservation Authority (RCA) was created to implement the Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The plan protects 146 native species of plants, birds, and animals and preserves a half -million acres of their habitats. The Altair project is within Subunits 1 (Murrieta Creek) and 6 (Santa Rosa Plateau) of the MSHCP's Southwest Area Plan. When the MSHCP was adopted, the plan recognized the Western Bypass as a "covered activity," or planned roadway. As a result of the planning for this proposed project, the Western Bypass Corridor has been redesigned to be located in the least environmentally sensitive location feasible to accommodate its circulation 3 purpose. The redesign would eliminate 7,700 linear feet of roadway from the northern portion of the project site to its previous connection to Via Industria. The new alignment, connecting to existing Vincent Moraga Drive and then Diaz Road, reduces the length by 50 percent, and avoids approximately 55 acres of sage scrub, chaparral, and other habitats. Unfortunately, when the MSHCP was approved, it did not recognize the City's previous planning efforts and did not consider the City's General Plan or the Westside Specific Plan, which were in place almost ten years prior. As a result, criteria cells (with targeted acres of preservation) were placed over property previously planned for urban density development adjacent to Old Town. With the Western Bypass approved as a covered activity, its construction would result in a fragmented "island of habitat" between a four lane regional roadway and Old Town. In 2008, the City's Quality of Life Master Plan (QLMP 2030) was adopted. The plan identifies six core values, including: 1. A Healthy and Livable Community; 2. Economic Prosperity; 3. A Safe and Prepared Community; 4. Transportation Mobility and Connectivity; 5. A Sustainable City; and 6. An Accountable and Responsive City Government. Key priorities identifed in the QLMP and the proposed Altair project include: constructing the Murrieta Creek Phase II improvements; commencing construction of the Temecula Parkway/I- 15 Interchange Project; western escarpment land acquisitions; increasing road connectivity to job centers in the west to residents in the east; commencing construction of the Western Bypass Corridor; construction of the Old Town Gym; expansion of higher education, and facilitating construction of a hotel/conference center. In 2013, Ambient Communities submitted Pre -Application Number, PR13-0043, for Village West (later renamed Altair). The planning for this included review by the City's Development Review (DRC) Committee, which consists of representatives from Planning, Public Works, Building and Safety, Fire Prevention, and the Police Department. This effort involved "big picture" analysis including land use planning, density and number of units, circulation, access, and preliminary environmental analysis. On November 24, 2014, Ambient Communities submitted the Altair Specific Plan project consisting of: • PA14-0158, General Plan Amendment • PA14-0159, Specific Plan • PA14-0160, Tentative Tract Map • PA14-0161, Development Agreement The proposed project also includes a Fiscal Impact Analysis (FIA), that informed the Development Agreement and an Environmental Impact Report (EIR). ANALYSIS General Plan Amendment 4 The City's General Plan is the citizens' "blueprint" for development and the guide to achieving our vision for the built environment. California law requires each local government to adopt a local General Plan, which must contain at least seven elements: Land Use, Circulation, Housing, Conservation, Noise, Open Space and Safety. The project proposes to amend the Land Use Element, Figure LU -3, to replace the Westside Specific Plan and surrounding land use designations with the Altair Specific Plan on 270 acres west of Old Town. In addition to the proposed Land Use Element change, the proposed project will amend the Circulation Element, Figure C-2, to change the alignment of the Western Bypass Corridor from its connection to the north at Via Industria to Vincent Moraga and Diaz Road, north of Ranch California Road. Previous planning efforts and traffic studies recognized the efficiencies of a reduced corridor length while still achieving efficient circulation of vehicles throughout the City. Thus, the revised alignment of the Western Bypass, a proposed four -lane thoroughfare, would be constructed as part of the proposed project, and would link Temecula Parkway across Murrieta Creek to Diaz Road (north of Ranch California Road) via Vincent Moraga Road. Specific Plan A Specific Plan is a comprehensive planning and zoning document for a defined geographic region of the City. Altair is proposed to develop primarily as a residential, mixed-use development with supporting civic uses and open space. A maximum of 1,750 dwelling units are proposed on 270 acres. Different housing types are proposed to meet the needs of a range of age groups, and household sizes. The proposed project is located to take advantage of the shopping, dining, and entertainment venues of Old Town and is designed to encourage a strong pedestrian connection to both Old Town and planned open space within the development. An extensive network of bike lanes and trails are proposed to connect to the City's overall and regional network. The vehicular circulation system is influenced by the linear shape of the proposed project site. The backbone of the street network would consist of four major streets; the Western Bypass, Altair Vista, Levant Trail, and "B" Street. The main offsite connections would be at Vincent Moraga Drive on the north, First Street on the east, and Temecula Parkway on the south. Altair Vista would be an internal, north -south two-lane road that connects the planned villages and elementary school site. Its cross section would vary to slow traffic and provide on street parking, depending on the its location and the character of each village. Altair proposes a form -based code using building types clustered in villages as the organizing principle. No specific architectural styles are identified in the Specific Plan. Instead, the design guidelines discuss building form and elements such as proportion, massing, roofline variation, enhanced entries, building materials, window placement, and balconies, which all contribute to high quality architecture. This approach is already being implemented in Old Town and the Uptown Temecula Specific Plan areas. Also, building placement will require entrances facing the street with porches and stoops to create active streets, which reinforce the connection of the road and the community. Building placement is intended to create meaningful and pleasant open spaces between them, such as courtyards, paseos, and plazas. This approach creates a "Smart Growth" development that concentrates growth in a compact, walkable, urban neighborhood to avoid sprawl. Furthermore, the Villages have been designed around a 1/4 mile radius with small block lengths to facilitate 5 -minute walking distances between Old Town, neighborhood parks, the community center, elementary school, and a proposed Nature Center at the south end of the proposed project. 5 The Altair Specific Plan proposes the following building types: • Detached, single-family housing — Consists of individually owned, multi -story dwellings arranged around or along a common outdoor space. • Multiplex — Combines two to six dwelling units into one structure; the individual dwelling unit is not distinctly expressed in the multiplex type. • Rowhouse — Attached dwelling units arranged side-by-side, typically in a linear manner. • Live/work — Combines residential and commercial uses into a single dwelling unit, and are then repeated side-by-side to create a commercial strip that serves as the focus of a neighborhood. • Multifamily walk-up — Buildings of two to four stories combining stacked dwelling units. • Multifamily podium — Combines four or five stories of stacked dwelling units over a subterranean or partially subterranean enclosed parking garage. • Micro -unit — Efficiency dwelling units that provide affordable housing for smaller households. • Mixed-use — Combines two or more distinct uses into a single structure or group, typically residential in combination with neighborhood -serving commercial, service or office uses. These building types are assigned to seven neighborhood "villages" which, in turn, are overlaid with one of three proposed residential uses (Residential, Mixed-Use/Residential, or Mixed -Use), in combination with an Active Open Space zone. Building heights could range from two to five stories depending on the building type. All residential uses would allow a small amount of accessory commercial use to support the neighborhood, with the majority focused in Village C, which is centrally located to the proposed project and in line with Main Street in Old Town. Neighborhood commercial uses may include a corner coffee shop, ice cream parlor, or live/work units with ground floor offices. Each village is centered on a node or focal point separated by landscape terrain. The open space between the villages preserves the existing appearance of ravines extending from the upper hillside through the development, allowing similar drainage patterns and maintaining existing views. The non-residential uses include an elementary school site covered by the Educational zone, and a civic area ("South Parcel") covered by the Institutional zone. The majority of land west of the Western Bypass, and the southernmost portion of the proposed project are zoned Natural Open Space. The proposed project will be built from north to south in four main phases; 1) north phase, 2) central phase, 3) south phase, and 4) civic phase. Consistent with previous City direction on other projects such as Wolf Creek and Harveston, there are very specific requirements for the installation of public infrastructure (streets, traffic signals, parks, trails, etc.) in advance of the City issuing building permits to the developer. The grading (cut/fill) for each phase balances so as to be efficient with the movement of dirt, and to avoid unnecessary prolonged visual scarring of the green hillside if mass grading were to take place prior to a slowdown in the economy, or other construction delays. A detailed phasing plan has been included with the Tentative Tract Maps exhibits. Given the proposed density associated with this proposed project, generally ranging from 18-30 units per acre, Staff took extra effort to address quality of life issues, which can become magnified if not dealt with properly, and more important to consider at higher density. A few of these aspects include parking (residents and guests), trash service, private open space (balconies/courtyards), sidewalks, trail connections and public open space. Staff has ensured the development standards in the Altair Specific Plan will meet or exceed the same high 6 standards established by the City's other planned developments, which are predominantly single family. Furthermore, a Condition of Approval has been included, and agreed to by the applicant, which limits the number of apartments to 750 units, thus ensuring a substantial number of owner -occupied units, which is intended to ensure "pride of ownership" and investment in the community. Village A contains approximately 16 gross acres, and is located at the northern end of the proposed project. It is bounded by existing business parks on the north, the proposed Western Bypass on the east, and natural open space on the south and west. Housing would be arranged around a formal green space that would allow for passive sports play. Residential development density is anticipated to range from 9 to 18 dwelling units per acre (du/ac) with a maximum of 280 dwelling units allowed. Village B contains approximately 12 gross acres, and is located at the northern end of the development. Like Village A, it would function as a gateway site to the community. It is bounded by the proposed Western Bypass on the north, existing single and multifamily development on the east and south, and the proposed Altair Vista Road on the west. Similar to Village A, Village B is primarily on a previously graded pad, elevated well above the surrounding existing development. This village is located across from the proposed elementary school site, making it a convenient location for families with young children. Residential development density is anticipated to range from 9 to 18 du/ac with a maximum of 220 dwelling units allowed. Village C is the core of Altair. It is approximately 21 acres in size (not including the elementary school site) and located in the heart of the proposed project. This village includes a five -acre central park, community center and clubhouse, high density residential dwelling units, and would allow up to 7,000 square feet of neighborhood -serving commercial development. It is bounded by the proposed elementary school on the north, single and multifamily development and religious facilities of Old Town Temecula on the east, Village D on the south, and the proposed Western Bypass on the west. The focal point of the proposed project and Village C is a promontory plaza that sits atop the high point of the central park and that visually and physically connects the proposed project with Old Town Temecula, emphasizing a strong axis aligning with Altair, Main Street in Old Town Temecula, and City Hall. The clubhouse and residential development with front doors/porches or patios/balconies will provide "eyes on the park," which will create synergy between the surrounding homes and central park, which is anticipated to receive the most visitors from outside the community to use the park and elementary school. A similar development comparison would be the residential cottages surrounding Harveston Lake, which is open to the public. Residential development density is anticipated to range from 18 to 29 du/ac, with a maximum of 225 dwelling units for the north core; and 21 to 33 du/ac, with a maximum of 440 dwelling units for the south core. Village D is approximately nine gross acres in size and visually located on the axis with the First Street entrance into Altair. The village is on a stepped plateau defined by two open space ravines to the north and south. It is bounded by Village C on the north, multifamily development on the east, Village E on the south, and the proposed Western Bypass on the west. Vehicular access would be from Altair Vista Road, which bisects the site and splits into one-way segments encompassing the park. Up to 15,000 square feet of ground floor accessory office, live/work or retail commercial development would be allowed along Altair Vista, oriented towards the neighborhood park. Residential development density is anticipated to range from 8 to 18 du/ac, with a maximum of 160 dwelling units allowed. Village E is approximately eight gross acres in size and is located on steep terrain that is most suitable for lower density residential development to minimize grading. The neighborhood park is on an east -west alignment to take advantage of the mountain views south and east of the site. The village is bounded by Village D on the north, multifamily development on the east, Village F on the south, and the proposed Western Bypass on the west. Residential development density is anticipated to range from 5 to 15 du/ac, with a maximum of 115 dwelling units allowed. Village F is very linear and has a steep slope along the eastern edge. It is approximately nine gross acres in size and is bounded by Altair Vista Road and Village E on the north, proposed "B" Street North and multifamily development on the east, and the proposed Western Bypass on the south and west. There are two small park locations in Village F. Residential development density is anticipated to range from 7 to 20 du/ac, with a maximum of 180 dwelling units allowed. Village G is south of the proposed Western Bypass on terrain that steeply slopes to the southeast. As such, a lower density development of clustered, detached homes is most appropriate. The South Parcel is recommended to be developed as a Nature/Culture/Sustainability Center, but if it were to develop as a higher education institution, some type of student housing would also be appropriate. The village is approximately seven gross acres in size and is bounded by the proposed Western Bypass on the north, "B" Street South on the east, "C" Street on the south, and open space on the west. Residential development density is anticipated to range from 4 to 18 du/ac, with a maximum of 130 dwelling units allowed. The Elementary School Site is approximately seven gross acres in size and would be dedicated to the Temecula Valley School District to serve the residents of Altair and nearby neighborhoods. It is anticipated that the school would accommodate 600 to 730 students in a two-story building. The site is bounded by the proposed Western Bypass on the west, proposed Altair Vista Road on the north and east, and Village C and the community center on the south. Significant effort has gone into the design of the driveways and circulation in and around the elementary school to avoid disruption to the neighborhood, and backups on the Western Bypass. Dual stacking lanes several hundred feet long, a right turn entry off Altair Vista Road, and a roundabout at the entry/exit are intended to move traffic safely and efficiently during peak pick-up and drop-off times. Also, several pedestrian and bicycle paths converge on this location to allow safe, non -vehicular access to this site from all directions. If the School District elects to not receive the land, the land may be developed with residential uses. Allowable residential density for the school site would be transferred from other villages, so that the total dwelling units for the entire Altair Specific Plan area shall not exceed 1,750 residential units. The "South Parcel" or "Civic Site" is located at the southern end of the Specific Plan area and contains approximately 55 gross acres, most of which (approximately 37 acres) would be conserved as natural open space. The parcel is bordered by "B" Street South, "C" Street, and Metropolitan Water District pipeline property on the north, Murrieta Creek on the east and south, and Camino Estribo and natural open space on the west. The development area is approximately 16 acres, including a 3.7 -acre buildable pad for a Nature/Culture/Sustainability Center building and parking lot, herein referred to as "Nature Center." The balance of the development area surrounding the Nature Center would be revegetated with natural vegetation on undulating slopes of 3:1, 4:1 and 5:1 slopes to provide a natural landscape appearance. The remaining approximately 37 acres would be left as natural open space and offered for dedication to the Western Riverside County Regional Conservation Authority (RCA), while 8 another two acres consists of "B" and "C" Streets and detention basins. Trails will be developed along the eastern slope of the development area, and in the open space utilizing siting guidance in the Multi Species Habitat Conservation Plan (MSHCP). The Nature Center and associated trails would fulfill the City's goal of providing benefits to the public associated with trails and environmental education. The trails would be limited to on-site, and are not proposed to access the Santa Margarita Ecological Reserve, which has had several trespass issues. It is intended that the Nature Center would accommodate an office for City Park Rangers, and/or Code Enforcement. The presence of a nature center with "eyes on the creek" will help police the area and limit trespass violations, while protecting the area and its value for habitat. The South Parcel has been the subject of much discussion and debate with regard to the MSHCP and wildlife corridor movement, specifically for mountain lions. Following circulation of the Draft EIR ending June 17, 2016, the City Council held two public workshops in July and September, and then put the South Parcel/Civic Site on the February 14, 2017 agenda for discussion by the City Council. Based on input from the environmental community, and numerous meetings with wildlife agencies, the RCA, and representatives from the Sierra Club, The Nature Conservancy, and Endangered Habitat League, a decision was made at that meeting to direct staff to evaluate the impacts of a Nature Center as the preferred, less impactful use. Although the proposed Nature Center is the recommended land use for the South Parcel of the Specific Plan, the City Council retains the right to consider the previously proposed institutional land use on the South Parcel (evaluated in the Draft EIR) in their public hearing deliberations. Resolutions and Ordinances with findings for both options have been prepared, along with two versions of the Specific Plan, and are included as attachments to the Staff Report. Tentative Tract Map No. 36959 The proposed Tentative Map 36959 will subdivide 270 acres into four phases (36959, 36959-1, 36959-2, and 36959-3) corresponding to the phasing and infrastructure improvements plan outlined in the Development Agreement. The map will create 63 numbered lots, which will subdivide the property into smaller areas consistent with the proposed Altair Specific Plan. This results in creating open space lots for dedication to the RCA, public and private park areas, and lots for financing and marketing to merchant builders. Consideration has been given to areas for maintenance by the Homeowners Association (HOA) or City as identified in the attached Developer Responsibility Map, Exhibit 10E. The proposed tentative map will also create 20 lettered lots, which identify public and private streets. In general, the public streets include the Western Bypass, portions of Altair Vista in front of the proposed Elementary School, "B" and "C" Streets for accessing the South Parcel/Civic Site, and transitions into the proposed project from public right-of-way at First Street and Pujol Street. The proposed lot sizes, access points, and circulation are all consistent with the requirements of the Subdivision Ordinance and the City's Water Quality Management Plan (WQMP) regulations. It should be noted that the Altair Specific Plan will require subsequent tract maps and/or condo maps at the time of submittal for each home product review application. Fiscal Impact Analysis (FIA) and Development Agreement (DA) In accordance with the City's fiscal policies, a Fiscal Impact Analysis (FIA) has been completed for the proposed project to evaluate any projected deficit (revenues from taxes and spending by new residents in comparison to the cost of providing municipal services) to the City's General 9 Fund. The City's fiscal policies require FIAs to be completed for development that proposes an increase in residential density from what is currently allowed in the General Plan. The FIA was used to inform the Development Agreement between the City and Ambient Communities, and will also be used to inform the creation of a Services Community Facilities District (CFD). The services to be financed by the CFD include, but are not limited to, police protection, fire protection, and municipal services. A Development Agreement (DA) is a voluntary contract between a local jurisdiction and a person who owns or controls property within the jurisdiction, detailing the obligations of both parties and specifying the standards and conditions that will govern development of the property. The following are the significant elements of the DA: • The term of the agreement is for twenty years with the potential for a ten-year extension; • Construction will be phased from north to south, and each phase has requirements for the installation of public infrastructure (streets, utilities, parks, etc.) before issuance of building permits and any related impacts; • Fee credits are provided for infrastructure constructed and land preserved consistent with the DIF, TUMF, and MSHCP programs; • Voluntary Conservation Features are required in the Development agreement, specifically $500,000 for an engineering feasibility study for a wildlife crossing; • The DA allows the $500,0000 amount mentioned above to be reduced up to $300,000 (to $200,000) in the event of any litigation against the proposed project; • The City retains the right to consider the previously proposed institutional land use on the South Parcel (evaluated in the Draft El R) in their public hearing deliberations; • If no legal action is filed against all or any portion of the proposed project, the City waives any and all rights to a seek a Specific Plan Amendment to change the use of all or any portion of the Nature Center; • The proposed project receives full credit (100%) for QUIMBY based on the public and private parks proposed at Altair; • The City will receive the 55 -acre South Parcel for a civic use and public benefits via land dedication. In exchange, the developer will be reimbursed from the CFD fair market value for the cost of the land and public improvements; and • The developer will form a Services Community Facilities District (CFD) to cover the deficit in the General Fund resulting from the provision of municipal services to higher density residential. In the Development Agreement, the City agrees to work with bond counsel to establish a CFD, which is proposed to fund three components of the proposed project. Special Tax A will be used to fund public infrastructure (parks, roads, utilities, etc.). Special Tax B is for city services such as police and fire protection, at a rate of $237/per unit/per year with inflator ("City Services Deficit"). Special Tax C is for wildlife conservation at a fee of $43/per unit/per year to include maintenance of open space, land acquisitions, police and code enforcement of trespass and vandalism, and construction of future crossings of the Interstate 15 Freeway ("Annual Wildlife Conservation Fee"). Both Special Tax B and C include rates of adjustment for inflation. The effective tax rate will not exceed (capped) 2.1%. The owners and their successors are responsible for payment to the City of the City Services Deficit payment and the Annual Wildlife Conservation Fee regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. Growth Management Plan and Extraordinary Public Benefits 10 On March 21, 2000, the City Council adopted the Growth Management Program, which is intended to serve as the policy for the study and implementation of growth management measures in the City of Temecula. A policy of the plan is to consider approving residential projects at the lowest allowable density in each density category. Projects may be approved above the lowest density if the project provides onsite amenities that benefit the community as a whole. Given the proposed General Plan Amendment, and Specific Plan for higher density, the proposed project is proposing the following to comply with the City's Growth Management Plan: • An estimated $28 million dollars of regional infrastructure (Western Bypass Corridor and Bridge over Murrieta Creek), and improved east -west connectivity in the City; • A 5 -acre Central Park and "Grand Staircase" connection to Main Street in Old Town on the west side of 1-15 for public use; • An elementary school site to serve existing and future residents on the west side of 1-15; • Approximately 84 acres of natural open space (nearly one-third of total proposed project acreage) will be deed transferred to the RCA; • Another 20 acres of graded slopes will be revegetated and offered for additional acreage dedication to the RCA; • Over eight miles of pathways and trails connecting to the City's bike lane and trail network; • Per the Development Agreement, the applicant will provide $150,000 dollars of "start-up" funding for a shuttle connecting to RTA transit stops and/or a bikeshare program; • Up to $500,000 dollars toward an engineering feasibility study for a future crossing of the 1-15 freeway south of the Temecula Creek undercrossing; • Further financial contributions to preserve 8.9 additional acres along the escarpment west of Altair to add to the 128 acres previously dedicated by the City to the RCA; • A 55 -acre Civic Site for a Nature Center/Culture/Sustainability Center and trails to provide environmental education and protection of natural resources at the confluence of the Santa Margarita River; • A Wildlife Conservation Fee proposed as part of a Community Facilities District (CFD) at $43/unit/per year to fund maintenance (graffiti and trash removal), land acquisition within the Santa Ana Palomar Mountain Special Linkage Area, and engineering and feasibility studies for construction of a wildlife crossing at Interstate 15. The extraordinary public benefits listed above are required by Conditions of Approval, and in the Development Agreement. As previously stated, the $500,000 dollars required of the applicant for an engineering feasibility study for a wildlife crossing may be reduced to $200,000, if it is needed to offset the costs of potential litigation against the proposed project. Consistency with the Riverside County Regional Conservation Authority (RCA) Multi Species Habitat Conservation Program (MSHCP) As provided in the MSHCP, Section 3.3.1, and analyzed in the EIR, determining consistency with the MSHCP should occur in a "sequential approach" that begins "at the broad, landscape scale and proceeds through the individual cell criteria." The MSHCP further states on page 3- 123, "It should be noted that achievement of the variable target acreages will be measured on a Core and Linkage or Area Plan and Area Plan and Subunit basis, not an individual project or Cell/Cell Group basis." Thus, a proposed project may not specifically meet the acreage 11 requirements within a given Cell, but will still achieve the overall goals and acreage targets for the Area Plan and Subunit level. Using this guidance in the MSHCP, and considering the City's past and present efforts to implement the MSHCP which include, but are not limited to, dedicating 128 acres of hillside escarpment in Linkage 10 to the RCA; reducing the length of the Western Bypass by 50 percent (preserving approximately 55 acres of habitat); requiring an additional 84 acres of undisturbed open space in Altair to be dedicated to the RCA; and minimizing impacts to the South Parcel/Civic Site, the City has determined the Altair project is consistent with the MSHCP as analyzed in the Final Environmental Impact Report (FEIR) for Altair. Furthermore, the City concludes the following in the FEIR as it relates to consistency with the MSHCP: The proposed project would not preclude achievement of the MSHCP Reserve Assembly target acreages in either Subunit 1 or Subunit 6 due to the acres conserved by the Altair project, and the availability of other undeveloped and rural residential lands for conservation. Accordingly, the proposed project will meet overall conservation goals for Linkage 10. In particular, the analysis concluded that the midpoint acreage targets for Subunit 1 could still be exceeded by as much as 163 acres (15 percent) and for Subunit 6 the acreage targets could be exceeded by as much as 712 acres (34 percent) with available conservation in both subunits following implementation of the project as proposed. Therefore, no Criteria Refinement is necessary. In addition, based on numerous meetings with the RCA, Wildlife Agencies and various environmental groups, the following has been required of Ambient Communities by the City in the attached Development Agreement as mentioned above: • $500,000 for an engineering feasibility study (may be reduced by as much as $300,000 in the event of litigation); • 84 acres of onsite, undisturbed open space dedication to RCA; • Nearly 9 acres of additional, offsite conservation of hillside escarpment facilitated by Ambient to the RCA; • A CFD assessment in the amount of $43/unit/per year to assist in maintenance, enforcement, land acquisition and further study and engineering of a future crossing of I- 15. As noted in the FEIR, the need for a viable wildlife crossing(s) as a result of the construction of 1-15 is a regional issue for which the Altair project cannot be held solely responsible. Ultimately, finding a solution will require a multi -jurisdictional effort, increased collaboration, and millions of dollars. It is intended that the mitigation, required conservation features, communication, and processes set forth by this proposed project will result in increased efforts by all parties to preserve additional habitat and facilitate an eventual east -west wildlife crossing between the Santa Ana and Palomar Mountain ranges in Southern California. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on November 2, 2017 and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION Staff has reviewed the proposed project in accordance with the California Environmental Quality Act (CEQA). It has been determined the proposed project could have a significant impact on 12 the environment; therefore, an Environmental Impact Report (EIR) has been prepared for the proposed project. A Draft EIR was prepared under staff's direction by Environmental Science Associates (ESA) and was distributed to responsible agencies, interested groups, organizations, and individuals. The Draft EIR was made available for public review and comment via the State Clearinghouse for a period of 45 days. The public review and comment period for the Draft EIR established by the State Clearinghouse commenced May 2, 2016 and expired on June 17, 2016. Notices were mailed to surrounding property owners, signs were placed on the property, and a notice was placed in the San Diego Union Tribune. The City of Temecula received 26 written comments and responded to each comment. Comments were provided by the State Clearinghouse, Caltrans, US Fish and Wildlife Service/CA Department of Fish and Wildlife (joint letter), National Marine Fisheries Service, Regional Conservation Authority, Southern California Association of Governments, Metropolitan Water District of Southern California, Eastern Municipal Water District (two), Rancho California Water District, Riverside County Airport Land Use Commission, Temecula Valley Unified School District, Pechanga Temecula Band of Luiseno Mission Indians, The Nature Conservancy, Endangered Habitats League, San Diego State University Santa Margarita Ecological Reserve, The Sierra Club, Winston Vickers and UC Davis Wildlife Health Center, The Mountain Lion Foundation, Wildlife Research Institute, Laguna Greenbelt, South Coast Steelhead Coalition, Johnson & Sedlack, John Laundre, Larry McNall, Mark Mahan, and Inland Empire Biking Alliance. Five of the letters came in after the June 17, 2016 comment deadline with the latest comment letter coming in ten days after on June 27, 2016. However, the City and its EIR Consultant addressed all letters with equal detail. A copy of the City's responses has been provided to commenting agencies as required by State law. A copy of the Draft EIR document has been provided to the Planning Commission via the link at the end of this report. Another joint letter was received from the Center for Biological Diversity/The Sierra Club/Cougar Connection on November 30, 2016, well after the 45 -day comment period. This letter has been addressed in a separate technical memo attached to the staff report. In addition, the US Fish and Wildlife Service/CA Fish and Wildlife Service (joint letter), and Endangered Habitat League submitted comment letters to the City regarding the South Parcel/Civic Site when it was considered for a Nature Center by the City Council on February 14, 2017. These letters have also been addressed in the attached technical memo. The environmental analysis identified four areas where impacts were considered to be less than significant. These areas are: Geology/Soils and Seismicity, Population and Housing, Public Services, and Utilities. Another six areas were identified where potentially significant impacts could be avoided or mitigated. These six areas include Aesthetics, Biological Resources, Cultural Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, and Land Use. The EIR contains mitigation measures for those environmental impacts that can be mitigated to a less than significant impact in the form of a Mitigation Monitoring and Reporting Program. Four areas were identified as resulting in Significant and Unavoidable Impacts. These areas are: 1) Air Quality at the project and cumulative level, 2) Greenhouse Gas Emissions at the cumulative level, 3) Noise and Vibration at the project and cumulative level, and 4) Transportation and Traffic at the project and cumulative level. In accordance with Section 15093 of the State CEQA Guidelines, a Statement of Overriding Considerations must be adopted prior to approval of the project because of these impacts. A Statement of Overriding 13 Considerations states that any significant adverse project effects are acceptable if the expected project benefits outweigh unavoidable adverse environmental impacts. As mentioned previously in the staff report, although the proposed Nature Center is the recommended land use for the South Parcel of the Specific Plan, the City Council retains the right to consider the previously proposed institutional land use on the South Parcel (evaluated in the Draft El R) in their public hearing deliberations. Resolutions and Ordinances with findings for either option have been prepared, along with two versions of the Specific Plan, and are included as attachments to the Staff Report. Based on the additional analysis specific to the Nature Center use it was determined that the Transportation and Traffic Impacts were reduced and mitigation measures previously identified in the DEIR no longer apply (Impact TRA -8, Impact TRA -10, and TRA -11). However, a Statement of Overriding Consideration is necessary for either option, as the Specific Plan will cause the level of service at the existing 1-15 southbound ramps to degrade from Level of Service ("LOS") LOS D to LOS F during AM and PM peak hours prior to construction of the "Ultimate Interchange" improvements. This is a conservative approach to the impact assessment in the DEIR as the ultimate interchange improvements are under construction and once complete, the improvements will reduce project impacts below a level of significance. The proposed project provides six (6) primary benefits to the community as incorporated into the Statement of Overriding Consideration for the proposed project: 1. An estimated $28 million dollars of regional infrastructure (Western Bypass Corridor and Bridge over Murrieta Creek), and improved east -west connectivity in the City. The Western Bypass Corridor and Bridge are part of a regional facility, identified in the Transportation Uniform Mitigation Fee (TUMF) program. The Regional System needs to be expanded to accommodate anticipated future growth in the City of Temecula and southwestern Riverside County. 2. A 5 -acre Central Park and "Grand Staircase" connection to Main Street in Old Town on the west side of 1-15 for public use. Currently, the City does not have a park of sufficient size for residents on the west side of 1-15 to accommodate parks and recreation programs. Residents west of 1-15 have to travel to the east side sports parks. The Central Park will accommodate existing and future growth, and provide an important destination and gathering place for passive and active recreation in and around Old Town. 3. An elementary school site to serve existing and future residents on the west side of 1-15. Similar to the City's current situation with a lack of parks and programming relative to population on the west side of 1-15, the elementary school site has the ability to provide a neighborhood school in walking distance for many that will help eliminate the need to rely exclusively on schools on the east side of 1-15. 4. Over eight miles of pathways and trails connecting to the City's bike lane and trail network. The Quality of Life Master Plan identifies six core values as identified by the community. Transportation Mobility and Connectivity figures prominently in the City's planning 14 efforts. Altair is designed as a "Smart Growth" development which makes walking easy and promotes a healthy and active lifestyle. Furthermore, the proposed trails, pathways, and sidewalks connect to the surrounding network closing gaps and increasing opportunities for active transportation. 5. Per the Development Agreement, the applicant will provide $150,000 dollars of "start-up" funding for a shuttle connecting to RTA transit stops and/or a bikeshare program. Transportation Mobility and Connectivity figures prominently in the City's planning efforts. This funding will assist in promoting active transportation in an effort to relieve auto congestion in the City. 6. A 55 -acre Civic Site for a Nature Center/Culture/Sustainability Center and trails to provide environmental education and protection of natural resources at the confluence of the Santa Margarita River, which is southern California's last "free flowing" river and the center of the Pechanga Band of Luiseno Indians Sacred Place/Origin Area, a recognized Traditional Cultural Place (TCP) on the National Register of Historic Places. The primary public benefits listed above are required by Conditions of Approval, and in the Development Agreement. FINDINGS General Plan Amendment A. The General Plan Amendment is in the public interest. The existing General Plan Land use designations to be replaced include Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR). The revised General Plan Land Use designations proposed in the Altair Specific Plan will be Specific Plan Implementation (SPI) to include Active Open Space (AO), Natural Open Space (NO), Residential (R), Mixed -Use (M), Mixed -Use Residential (MR), Educational (E), and Institutional (I). The General Plan Amendment is in the public interest because it diversifies the City's housing stock and provides options besides single family dwelling units, builds regional infrastructure (Western Bypass), provides parks and trails, and a civic site for public use. B. The General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire and Development Code requirements. These codes set policies and standards that protect the health, safety, and welfare of the community. In addition, the General Plan Amendment is tied to a Specific Plan, which establishes specific design guidelines and standards that ensure compatibility with the surrounding area. The City has engaged in extensive studies and review of the potential impacts of the General Plan Amendment and concluded that the General Plan Amendment is in the best interest of and is compatible with the health, safety and general welfare of the City. The development that will be allowed by the General Plan amendment is located directly adjacent to Old Town Temecula 15 and its added residential population base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The General Plan Amendment will allow up to 1,750 new homes for a range of household sizes, income, and demographics. C. The General Plan Amendment is compatible with existing and surrounding uses. The General Plan Amendment is compatible with existing and surrounding uses. The Specific Plan that is tied to the General Plan Amendment conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. The Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well-designed compact neighborhoods, a variety of transportation choices, preservation of open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. This area has been planned for extensively as evidenced by the General Plan, Old Town Specific Plan, and Westside Specific Plan. The proposed Altair Specific Plan is consistent with the community vision for complementary uses to Old Town. These uses include single family, multi family, mixed use (residential, office and retail), parks, trails, civic uses and infrastructure. D. The General Plan Amendment will not have an adverse effect on the community, and is consistent with the goals and policies of the adopted General Plan. The General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan Amendment will implement the goals and policies of the City's General Plan specific to residential development west of Old Town, and implementation of the Western Bypass Corridor. The Environmental Impact Report (EIR) prepared for the project includes Table 3.9-4, which identifies General Plan Goals and Policies with a comparison of Consistency, Non -Consistency, or Not Applicable. The proposed Project is consistent with all applicable goals and polices of the adopted General Plan. Specific Plan A. The Specific Plan complies with the requirements of California Government Code Section 65451 based on, but not limited to, the following: (1) The Specific Plan contains diagrams and text which specify in detail the distribution, location, and extent of the uses of land, including open space, within the area covered by the Specific Plan (Sections 2, 3 and 8 of the Specific Plan). (2) The Specific Plan contains diagrams and text which specify in detail the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the Specific Plan and needed to support the land uses described in the Specific Plan (Sections 4, 6 and 7 of the Specific Plan). 16 (3) The Specific Plan contains diagrams and text which specify in detail the standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable (Sections 3, 9 and 10 of the Specific Plan). (4) The Specific Plan contains a program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3) above (Sections 5 and 11 of the Specific Plan). (5) The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan (Section 2.6 of the Specific Plan). B. Pursuant to Temecula Municipal Code Section 17.16.020(E), the the following findings must be made in adopting the Specific Plan: (1) The proposed Specific Plan is consistent with the general plan and development code. The Specific Plan is consistent with the City's General Plan, as amended. The Specific Plan will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Specific Plan is consistent with these objectives. The Specific Plan provides a range of multifamily and detached housing types within walking distance of OId Town that will result in a vibrant combination of uses for the aggregate planning areas. The Specific Plan respects existing topography and embraces existing scenic vistas as focal points for the community. The Specific Plan satisfies two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the OId Town area." The proposed Specific Plan is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." A significant portion of the Western Bypass Corridor project is accomplished in the Specific Plan, connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The proposed Specific Plan is consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The Specific Plan will create a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Specific Plan implements 17 Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Specific Plan development is predominantly east of the Western Bypass, preserving the western portion of the Specific Plan area as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." The Specific Plan will establish the design and development framework for the proposed Project. The Specific Plan is consistent with the City's development code, as amended by this Ordinance. As proposed and conditioned, the Specific Plan will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Further findings of consistency with the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. (2) The proposed Specific Plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. (3) The City has engaged in extensive studies and review of the potential impacts of the Specific Plan as well as the various potential benefits to the City by the development of the Specific Plan and concluded that the Specific Plan is in the best interests of, and is not detrimental to, the health, safety and general welfare of the City. The proposed specific plan is located directly adjacent to Old Town Temecula and its added residential population base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The proposed specific plan will provide up to 1,750 new homes for a range of household sizes, income, and demographics. The Specific Plan was reviewed and determined to be in conformance with the City's General Plan, as amended. The General Plan set policies and standards that protect the health, safety and welfare of the community. In addition, the Specific Plan establishes specific building design guidelines and standards that ensure compatibility and interface with the surrounding community in terms of density, design and circulation. Therefore, the Specific Plan is compatible with the health, safety and welfare of the community. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. There are no physical constraints of the Specific Plan area which would preclude or prohibit the requested land use designations or anticipated developments. Moreover, the Specific Plan land uses are consistent with the land uses of the 18 General Plan, as amended, and will serves as the tool to regulate and implement the goals and policies of the General Plan. The subject property is currently undeveloped land with only a few of the required public utilities located onsite. The proposed development within the Specific Plan area will provide the necessary connections, extensions, and upgrades as required to serve the area. (4) The proposed Specific Plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The Specific Plan conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. In addition, the Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well-designed compact neighborhoods, a variety of transportation choices, preserve open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. Tentative Tract Map (Section 16.09.140) A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, any applicable Specific Plan and the City of Temecula Municipal Code. As designed and conditioned, the proposed map is consistent with the Subdivision Ordinance, Temecula General Plan, and the City of Temecula Municipal Code. The map has been reviewed by Planning, Public Works and Fire Departments and is consistent with size, setbacks, parking, water quality and other applicable standards. The proposed subdivision will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics which is consistent with the General Plan. The Land Use Element of the General Plan identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The subdivision will allow for a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The subdivision will satisfy the following implementation measure listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area." The proposed subdivision is also consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The proposed subdivision will create a mixture of 19 housing which is needed in the City. Among other policies in the Housing Element, the proposed subdivision implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." B. The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use. The land identified in the proposed map is not subject to the California Land Conservation Act of 1965 or Williamson Land Act. In addition, the land has not been used as agriculture in the recent past. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The subject site consists of 270 -acres of vacant land. The proposed map subdivides 270 acres to allow for residential, parks, mixed use, and civic/institutional uses. The proposed Tentative Tract Map design is consistent with the Temecula General Plan and the development standards for the Altair Specific Plan. D. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The proposed project consists of a Tentative Tract Map on vacant property. An Environmental Impact Report (EIR) has been prepared for the proposed project. Four impacts have been determined to be significant and unavoidable after all mitigation has been taken into account (Air Quality, Greenhouse Gas, Noise and Vibration, and Traffic). A Statement of Overriding Considerations has been prepared for the proposed project finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The design of the subdivision and improvements have been reviewed and conditioned by the Fire, Public Works, Planning, and Building and Safety Departments. As a result, the proposed project is consistent or has been conditioned to be consistent with Fire and Building Codes and the City's General Plan and Municipal Code which contain provisions to protect the health, safety, and welfare of the public. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. All development must meet all appropriate Building and Fire Code requirements as they relate to passive or natural heating or cooling opportunities. 20 G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All acquired rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby Act). The proposed project involves the construction of a residential development. The proposed project will meet all Quimby requirements through the provision of park improvements, and as outlined in the Development Agreement. Development Agreement A. The Development Agreement complies with the requirements set forth in Government Code section 65865 through 65869.5, which require that the Development Agreement specify in detail, and contain the following: (1) Provisions in Section 9.1 requiring periodic review at least every twelve months, at which time the Applicant shall be required to demonstrate good faith compliance with the terms of the Development Agreement (California Government Code Section 65865.1). (2) Duration of the Development Agreement, as specified in Section 2.3 of the Agreement as being twenty (20) years (Government Code Section 65865.2). (3) The permitted uses of the property, the density and intensity of use, the maximum height and size of the proposed buildings, and provisions for reservation or dedication of land for public purposes in Sections 2, 3, and 7-10 of the Specific Plan (which is incorporated into the Development Agreement and herein by this reference) and in Section 4 of the Development Agreement (Government Code Section 65865.2). (4). Terms and conditions in Section 11 of the Specific Plan (which is incorporated into the Development Agreement by reference), and in Sections 2-4 of the Development Agreement, that require the developer to construct all necessary public improvements necessary to access and improve the property for the proposed use (Government Code Section 65865.2). B. Pursuant to Section 65867.5(b), the Development Agreement must be consistent with the City's General Plan and any applicable specific plan. The Development Agreement is consistent with the City's General Plan, as amended. The Development Agreement will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics residence. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to 21 increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Development Agreement will allow for the construction of a range of multifamily and detached housing types within walking distance of OId Town that will result in a vibrant combination of uses for the aggregate planning areas. The Development Agreement will satisfy two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the OId Town area." The Development Agreement is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." The Development Agreement will require the developer to construct a significant portion of the Western Bypass Corridor project connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The Development Agreement is also consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single- family detached houses represent 80% of the existing housing stock in the City. The Development Agreement will allow for the construction of a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Development Agreement implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Development Agreement will allow development predominantly east of the Western Bypass, preserving the western portion of the property as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." Further findings of consistency between the Specific Plan, which the Development Agreement implements, and the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. The Development Agreement complies with the goals and objectives of the General Plan by providing extraordinary public benefits in the form of public infrastructure, parks, trails, and a 55 -acre civic site for public use to justify the increased density associated with the Altair Specific Plan and Development Agreement. C. Pursuant to Section 65867.5(c), a Development Agreement that includes a subdivision shall not be approved unless the agreement provides that any tentative map prepared for the subdivision will comply with the provisions of Government Code section 66473.7. 22 Section 3.7.5 of the Development Agreement provides that any tentative map prepared for the proposed project shall comply with California Government Code Section 66473.7. ATTACHMENTS 1. Vicinity Map 2. Subject Property and Assessor Parcel Numbers (APNs) 3. Altair Site Plan 4. Altair Zoning Map in Specific Plan 5. PC Resolution Recommending City Council Certification of EIR and Actions Related Thereto (NC) 5.1 City Council Resolution Certifying the EIR and Actions Related Thereto (NC) Exhibit A — Findings and Facts in Support of Findings (NC) Exhibit B — Mitigation Monitoring and Reporting Program (NC) Exhibit C — Statement of Overriding Considerations (NC) 6. PC Resolution Recommending City Council Certification of EIR and Actions Related Thereto (Civic Use) 6.1 City Council Resolution Certifying the EIR and Actions Related Thereto (Civic Use) Exhibit A — Findings and Facts in Support of Findings (Civic Use) Exhibit B — Mitigation Monitoring and Reporting Program (Civic Use) Exhibit C — Statement of Overriding Considerations (Civic Use) 7. PC Resolution — Recommending General Plan Amendment 7.1 City Council Resolution Exhibit A — Proposed Land Use Map Exhibit B — Revised Alignment to Western Bypass Corridor 8. PC Resolution — Recommending Altair Specific Plan (NC) 8.1 City Council Ordinance (NC) Exhibit A — Draft Conditions of Approval (NC) Exhibit B — Altair Specific Plan (NC) 9. PC Resolution — Recommending Altair Specific Plan (Civic Use) 9.1 City Council Ordinance (Civic Use) Exhibit A — Draft Conditions of Approval (Civic Use) Exhibit B - Altair Specific Plan slip sheets for Civic Use 10. PC Resolution — Recommending Tentative Tract Map 36959 10.1 City Council Resolution Exhibit A— Draft Conditions of Approval Exhibit B - Tentative Tract Map 36959 Exhibit C — Conceptual Grading Plan Exhibit D — Construction Phasing and Improvements Exhibit Exhibit E — Developer Responsibility Map 23 PC Resolution - Recommending Development Agreement City Council Ordinance Exhibit A — Altair Development Agreement Exhibit B - Fiscal Impact Analysis Draft Environmental Impact Report (DEIR) with Appendices can be downloaded at: https://temeculaca.gov/DocumentCenter/Home/View/1214 Final Environmental Impact Report (FEIR) with Appendices can be downloaded at: https://temeculaca.gov/DocumentCenter/Home/View/4513 12. Technical Memo on Related Correspondence 13. Public Correspondence 14. Notice of Public Hearing ATTACHMENT 1 VICINITY MAP ATTACHMENT 2 SUBJECT PROPERTY AND ASSESSOR PARCEL NUMBERS (APN) Inky 49#P`; t 4440 `0310047 I+ +�1 ti 4 940310046 * 940310048♦�a► `4� 940310045 940310044 �,� ATTACHMENT 3 ALTAIR SITE PLAN Old Town City_ Hall SITF(01EPT PEDESTRIAN PATH BICYCLE/PEDESTRIAN PATH PUBLIC SPACE MAIN ROAD carrierjohnson + CULTUR3 ATTACHMENT 4 ALTAIR ZONING MAP IN SPECIFIC PLAN 61dge Park Drive Alftir ZONING MAP Temecula, CaifomFa 5356.00 ZONING MAP LEGEND 1 I SP -AO Active Open Space SP -NO Natural Open Space ▪ SP -R Residential Zone 1 1 SP -M Mixed -Use [. SP -MR Mixed -Use/ Residential ▪ SP -E Educational SP -C Civic HAIL I°=x1': - - 5.6 2015 ATTACHMENT 5 PC RESOLUTION RECOMMEND CITY COUNCIL CERTIFICATION OF EIR AND ACTIONS RELATED THERETO (NC) PC RESOLUTION NO. - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APN 922-210-049, 940-310-013, 940-310-015, 9401-310- 016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007) Section 1. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities, filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161 a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development on the property. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance on the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. Pursuant to the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000, et seq.) and the State CEQA Guidelines (14 Cal. Code Regs. § 14000, et seq.), the City is the lead agency for the proposed Project. D. Pursuant to CEQA, City staff determined that the proposed Project could have a significant effect on the environment and therefore an environmental impact report (EIR) should be prepared for the proposed Project. E. On November 5, 2014, a Notice of Preparation was released to all agencies and persons that might be affected by the proposed Project. The NOP was also distributed through the State Office of Planning and Research, State Clearinghouse (#2014111029). The NOP was circulated from November 14, 2014 through December 15, 2014 to receive comments and input from interested public agencies and private parties on issue to be addressed in the Environmental Impact Report ("EIR"). F. On December 3, 2014, a scoping session was held, at which time City staff and interested persons had an opportunity to determine the extent of issues to be addressed in the EIR for the proposed Project. G. Thereafter, the City contracted for the independent preparation of a Draft EIR for the proposed Project, including preparation or review, as applicable, of all necessary technical studies and reports in support of the Draft EIR. In accordance with CEQA and the CEQA Guidelines, the City analyzed the proposed Project's potential impacts on the environment, potential mitigation, and potential alternatives to the proposed Project. H. Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ron Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. I. During the comment period, the City received 26 written comments on the Draft EIR from various agencies, individuals, and organizations. In compliance with CEQA Guidelines Section 15088, the City prepared written responses to all comments. None of the comments presented any new significant environmental impacts or otherwise constituted significant new information requiring recirculation of the Draft EIR pursuant to CEQA Guidelines Section 15088.5. J. The "Final EIR" consists of the Draft EIR and all of its appendices, the Errata to the Draft EIR, the comments and responses to comments on the Draft EIR, and Appendix A to the Final EIR. The Final EIR was made available to the public and to all commenting agencies on November 3, 2017, which is at least 10 days prior to certification of the Final EIR, in compliance with Public Resources Code Section 21092.5(a). K. On November 15, 2017, the Planning Commission held a duly noticed public hearing to consider the Final EIR and the proposed Project, at which time the Commission heard and considered information presented by City staff on the proposed Project and its environmental review. In addition, interested persons had an opportunity to and did testify regarding this matter. L. The Planning Commission has reviewed and considered the entire record, including the Final EIR, evidence presented at the hearing, staff reports, technical studies, appendices, plans, and other materials. Section 2. After due consideration of the proposed Project and in its independent judgment, the Planning Commission hereby finds and resolves that: A. All of the above recitals are true and correct, and are hereby incorporated into this section as though set forth in full. B. Agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final EIR and the proposed Project. The proposed Project has been environmentally reviewed pursuant to the provisions of CEQA and the State CEQA Guidelines. C. The Planning Commission has independently considered the administrative record before it, which is hereby incorporated by reference and which includes the Final EIR, the written and oral comments on the Draft EIR and Final EIR, responses to comments incorporated into the Final EIR, staff reports and presentations, and all oral and written testimony. D. The Final EIR reflects the independent judgment of the Planning Commission. The Planning Commission further finds that the additional information provided in the staff reports, in comments on the Draft EIR, the responses to comments on the Draft EIR, and the evidence presented in written and oral testimony does not constitute new information requiring recirculation of the EIR under CEQA. None of the information presented has deprived the public of a meaningful opportunity to comment upon a substantial environmental impact of the proposed Project or a feasible mitigation measure or alternative that the City has declined to implement. E. The Planning Commission, in the exercise of its independent judgment, hereby recommends that the City Council certify the Final EIR for the proposed Project, make appropriate environmental findings, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the proposed Project. The Planning Commission further recommends that the mitigation measures set forth therein be made applicable to the proposed Project. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of November, 2017. John Telesio, Vice Chairperson ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. - was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of November, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary ATTACHMENT 5.1 CITY COUNCIL RESOLUTION CERTIFYING EIR AND ACTIONS RELATED THERETO (NC) RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES, GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APN 922-210-049, 940-310-013, 940- 310-015, 9401-310-016, 940-310-044 THROUGH 940-310- 048, AND 940-320-001 THROUGH 940-320-007) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities, filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161 a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development on the property. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance on the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including the California Environmental Quality Act, Public Resources Code § 21000, et seq. (CEQA) and the CEQA Guidelines, 14. Cal. Code Regs. § 15000 et seq. D. Pursuant to CEQA, the City is the lead agency for the proposed Project because it is the public agency with the authority and principal responsibility for reviewing, considering, and potentially approving the proposed Project. E. On November 5, 2014, in accordance with CEQA Guidelines Section 15082, the City published a Notice of Preparation (NOP) of a Draft Environmental Impact Report (Draft EIR) to all agencies and persons that might be interested in or affected by the proposed Project. The NOP was also distributed through the State Office of Planning and Research, State Clearinghouse (SCH # 2014111029). The NOP was circulated from November 14, 2014, through December 15, 2014, to receive comments and input from interested public agencies and private parties on issues to be addressed in the Environmental Impact Report ("EIR") for the proposed Project. On December 3, 2014 in accordance with CEQA Guidelines Section 15082(c)(1), the City held a public scoping meeting to obtain comments from interested parties on the scope of the Draft EIR. F. In response to the NOP, written comments were received from various individuals and organizations. These comment letters assisted the City in formulating the analysis in the Draft EIR. G. Thereafter, the City contracted for the independent preparation of a Draft EIR for the proposed Project, including preparation of review, as applicable, of all necessary technical studies and reports in support of the Draft EIR. In accordance with CEQA and the CEQA Guidelines, the City analyzed the proposed Project's potential impacts on the environment, potential mitigation, and potential alternatives to the proposed Project. H. Upon completion of the Draft EIR in April 2016, the City initiated a public comment period by filing a Notice of Completion with the State Office of Planning and Research on Friday, April 28, 2016. The City also published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. I. The Draft EIR was circulated for public review from May 2, 2016 through June 17, 2016. Copies of the Draft EIR were sent to various public agencies, as well as to organizations and individuals requesting copies. In addition, copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. J. In response to the Draft EIR, 26 written comments were received from various agencies, individuals, and organizations. In compliance with CEQA Guidelines Section 15088, the City prepared written responses to all comments. None of the comments presented any new significant environmental impacts or otherwise constituted significant new information requiring recirculation of the Draft EIR pursuant to CEQA Guidelines Section 15088.5.. K. The "Final EIR" consists of the Draft EIR and all of its appendices, the Errata to the Draft EIR, the comments and responses to comments on the Draft EIR, Appendix A to the Final EIR, and the Mitigation Monitoring and Reporting Program. The Final EIR was made available to the public and to all commenting agencies on November 3, 2017, which is at least 10 days prior to certification of the Final EIR, in compliance with Public Resources Code Section 21092.5(a). L. On November 15, 2017, the Planning Commission, at its regularly scheduled and duly noticed meeting, considered the proposed Project and the Final EIR, at which time the City staff presented its report and interested persons had an opportunity to be heard and to present evidence regarding the proposed Project and the Final EIR. M. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- recommending that the City Council certify the Final EIR prepared for the Altair Project, adopt Findings pursuant to the CEQA, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the proposed Project. The Planning Commission also adopted Resolution Nos. 17- , recommending that the City Council take various actions, including adoption of a General Plan Amendment, Specific Plan, Tentative Tract Map, and Development Agreement related to the approval of the proposed Project. N. Section 15091 of the CEQA Guidelines requires that the City, before approving a project for which an EIR is required, make one or more of the following written finding(s) for each significant effect identified in the EIR accompanied by a brief explanation of the rationale for each finding: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the Final EIR; or, Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency; or, 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. O. These required written findings are set forth in Exhibit A, attached hereto and incorporated herein by reference as if set forth in full. 1. Environmental impacts identified in the Final EIR as no impact or Tess than significant and do not require mitigation are described in Sections IV and V, respectively, of Exhibit A. 2. Environmental impacts, or certain aspects of impacts, identified in the Final EIR as potentially significant, but that can be reduced to less than significant levels with mitigation, are described in Exhibit A, Section VI. 3. Environmental impacts identified in the Final EIR as significant and unavoidable despite the imposition of all feasible mitigation measures are described in Exhibit A, Section VII. 4. Alternatives to the project that might eliminate or reduce significant environmental impacts are described in Section VII of Exhibit A of this Resolution. P. CEQA Section 21081.6 requires the City to prepare and adopt a Mitigation Monitoring and Reporting Program for any project for which mitigation measures have been imposed to ensure compliance with the adopted mitigation measures. The Mitigation Monitoring and Reporting Program is attached to this Resolution as Exhibit B, and is herein incorporated by reference as if set forth in full. Q. CEQA Guidelines Section 15093 requires that if a project will cause significant unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations prior to approving the project. A Statement of Overriding Considerations states that any significant adverse project effects are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts. The Statement of Overriding Considerations is attached hereto as Exhibit C, and is incorporated herein by reference as if set forth in full. R. Prior to taking action, the City Council has heard, been presented with, reviewed, and considered the information and data in the administrative record, including the Final EIR, the written and oral comments on the Draft EIR and Final EIR, responses to comments, staff reports and presentations, and all oral and written testimony presented during the public hearings on the proposed Project.. S. Custodian of Records. The City Clerk of the City of Temecula is the custodian of records, and the documents and other materials that constitute the record of proceedings upon which this decision is based are located at the Office of the City Clerk, City of Temecula, 41000 Main Street, Temecula, California 92590. Section 2. Substantive Findings. The City Council of the City of Temecula, California does hereby: A. Declare that the above Procedural Findings are true and correct, and hereby incorporates them herein by this reference. B. Find that agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final EIR and the proposed Project. C. Find and declare that the City Council has independently considered the administrative record before it, which is hereby incorporated by reference and which includes the Final EIR, the written and oral comments on the Draft EIR, staff reports and responses to comments incorporated into the Final EIR, and all testimony related to environmental issues regarding the proposed Project. D. Find and determine that the Final EIR fully analyzes and discloses the potential impacts of the proposed Project, and that those impacts have been mitigated or avoided to the extent feasible for the reasons set forth in the Findings attached as Exhibit A and incorporated herein by reference, with the exception of those impacts found to be significant and unmitigable as discussed therein. E. Find and declare that the Final EIR reflects the independent judgment of the City Council. The City Council further finds that the additional information provided in the staff reports, in comments on the Draft EIR, the responses to comments on the Draft EIR, and the evidence presented in written and oral testimony does not constitute new information requiring recirculation of the EIR under CEQA. None of the information presented has deprived the public of a meaningful opportunity to comment upon a substantial environmental impact of the proposed Project or a feasible mitigation measure or alternative that the City has declined to implement. F. Certify the Final EIR as being in compliance with CEQA. The City Council further adopts the Findings pursuant to CEQA as set forth in Exhibit A; adopts the Mitigation Monitoring and Reporting Program attached as Exhibit B; and adopts the Statement of Overriding Considerations as set forth in Exhibit C. The City Council further determines that all of the findings made in this Resolution (including Exhibit A) are based upon the information and evidence set forth in the Final EIR and upon other substantial evidence that has been presented at the hearings before the Planning Commission and the City Council, and in the record of the proceedings. The City Council further finds that each of the overriding benefits stated in Exhibit C, by itself, would individually justify proceeding with the proposed Project despite any significant unavoidable impacts identified in the Final EIR or alleged in the record of proceedings. G. The City Council hereby imposes as a condition on the Altair Project each mitigation measure specified in Exhibit B, and directs City staff to implement and to monitor the mitigation measures as described in Exhibit B. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk ATTACHMENT 5A FINDINGS AND FACTS IN SUPPORT OF FINDINGS (NC) TO BE PROVIDED ATTACHMENT 5B MITIGATION MONITORING AND REPORTING PROGRAM (NC) Mitigation Monitoring and Reporting Program DRAFT— NATURE CENTER MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures Responsible Action Enforcement Monitoring Indicating Monitoring Phase Agency Verification of Compliance Agency Compliance Initials Date Remarks Aesthetics Mitigation Measure MM -AES -1: The following light and glare standards shall be applied to all future development within the project area: • The applicant shall ensure that all outdoor lighting fixtures in public areas contain "sharp cut-off' fixtures, and shall be fitted with flat glass and internal and external shielding. • The applicant shall ensure that site lighting systems shall be grouped into control zones to allow for opening, closing, and night light/security lighting schemes. All control groups shall be controlled by an automatic lighting system utilizing a time clock, photocell, and low voltage relays. Pre -Construction / Construction / Post -Construction City of Temecula City of Temecula Building Official or other Designee City of Temecula project approval and field verification and sign -off by City of Temecula • The applicant shall ensure that design and layout of the development shall take advantage of landscaping, onsite architectural massing, and off—site architectural massing to block light sources and reflection from cars. • The use of highly reflective construction materials on exterior wall surfaces shall be prohibited. • Prior to the issuance of construction permits for any phase of the project that includes outdoor lighting, the applicant shall submit an outdoor lighting plan and photometric plan to be reviewed and approved by the City of Temecula. The lighting plan shall be in compliance with Ordinance No. 655 as adopted by the Riverside County Board of Supervisors and shall include, but not be limited to, the following information and standards: o Light fixtures shall not exceed 4,050 lumens; o Light fixtures shall be fully shielded so that light rays emitted by the fixtures are projected below the Cypress Ridge Project MMRP 1 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Air Quality Mitigation Measure MM -AQ -la: No fireplaces shall be included in the residential units. horizontal plan passing through the lowest point of the shield; o A map showing all lamp locations, orientations, and intensities, including security, roadway, and task lighting; o Specification of each light fixture and each light shield; o Total estimated outdoor lighting footprint, expressed as lumens per acre; and o Specification of motion sensors and other controls to be used, especially for security lighting. City of Temecula City of Temecula Building Official or other Designee City of Temecula project approval Mitigation Measure MM -AQ -1 b: The lease or purchase agreements • The City shall conduct a post -installation inspection to ensure that the development is in compliance with the design standards in Altair Specific Plan, Mitigation City of Issuance of for all non-residential units shall include the following: Temecula Measure MM -AES -1 and Riverside County Ordinance No. Certificate of Building Official 655. a) Required use of low VOC cleaning supplies in all or other Air Quality Mitigation Measure MM -AQ -la: No fireplaces shall be included in the residential units. Pre -Construction City of Temecula City of Temecula Building Official or other Designee City of Temecula project approval Mitigation Measure MM -AQ -1 b: The lease or purchase agreements Post -Construction City of City of Issuance of for all non-residential units shall include the following: Temecula Temecula Certificate of Building Official Occupancy by a) Required use of low VOC cleaning supplies in all or other City of buildings. b) Required use of low VOC architectural coatings. Designee Temecula Architectural coatings shall be 150 grams per liter or less for both interior and exterior coatings applied as part of building maintenance and upkeep. Cypress Ridge Project MMRP 2 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks c) Employers shall allow alternative work weeks, flextime, telecommuting, and/or work -at-home programs as appropriate to the business developed. (non -quantifiable) Mitigation Measure MM -AQ -1c: All residential and non-residential properties shall be equipped with exterior electrical outlets such that a minimum of 10 percent of landscape equipment can be electrically operated. Landscape contracts for all multi -family residential and non-residential buildings shall include a mandatory requirement stipulating that a minimum of 10 percent of all landscape equipment used onsite would be electrically operated. Construction City of Temecula City of Temecula Building Official or other Designee Field verification and sign -off by City of Temecula Mitigation Measure MM -AQ -1d: All residential and non-residential buildings shall be constructed such that they meet one of the following conditions: a) Buildings shall implement energy efficiency standards that exceed the 2013 Title 24 standards by 15 percent; or b) Project design shall include onsite renewable energy, for example the incorporation of solar panels into project development, such that 9 percent of the onsite energy consumption is offset. Pre -construction/ Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Building Permit and field verification and sign -off by City of Temecula Mitigation Measure MM -AQ -le: The lease or purchase agreements for all multi -family residential and non-residential units shall: a) Require that transit routes be posted in common areas of multi -family residential buildings and employee/student areas for non-residential buildings. Additionally, building management shall encourage a ride -share program within the specific plan area such that employees as well as residents have more access to car-pooling opportunities. (non -quantifiable) b) Shall encourage the use of alternative vehicles by providing incentives such as, but not limited to, special parking for alternative fueled vehicles and/or parking cost reduction for alternative fueled vehicles. (non -quantifiable) Require that 5 percent of all available off-street parking spaces (per multi -family and non-residential development) shall be equipped with charging stations to encourage the use of electric vehicles. (non - quantifiable) Post -Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Certificate of Occupancy by City of Temecula Mitigation Measure MM -AQ -2: The site shall be watered four times per day during ground disturbance (grading) activities for all project Cypress Ridge Project MMRP 3 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks development phases. During drought conditions, defined as Water Pre -Construction / City of City of Issuance of Shortage Stages 4 or 5 as determined by the Rancho California Construction Temecula Temecula grading permit Water District, use of reclaimed water or non -water chemical stabilizers shall be implemented such that fugitive emissions reductions are comparable. Permission to use potable water for dust control activities during drought conditions shall be granted by the Qualified and sign -off by City of Temecula Building Official if the General Contractor shows in writing that (1) Reclaimed water is not available in sufficient quality and quantity from recycled wastewater treatment facilities located within 10 miles of the construction site; and (2) Well water or groundwater is not available in sufficient quality and quantity from wells and groundwater sources located within 10 miles of the construction site. Biologist City of Temecula Biological Resources Mitigation Measure MM -BIO -1: To the extent feasible, clearing and Pre -Construction / City of City of Issuance of grubbing activities shall take place outside of the avian breeding Construction Temecula Temecula grading permit season, which occurs from February 1 to September 15. If clearing Qualified and sign -off by and grubbing activities are necessary during the breeding season, a focused survey for active nests of raptors and migratory birds shall be conducted by a qualified biologist having demonstrated experience conducting breeding bird and nest surveys. The survey shall occur no more than 7 days prior to any clearing, grubbing, construction or ground -disturbing activities. If active nest(s) (with eggs or fledglings) are identified within the project area, the nest shall not be disturbed until the young have hatched and fledged (matured to a state that they can leave the nest on their own and are no longer relying on the nest for survival). A 500 -foot construction setback from any active raptor nesting location (or a distance to be determined by the qualified biologist, based on species, construction activity, the birds' response/habituation to human presence, and/or topographic features that could limit construction activity disturbance to the nest) shall be adhered to in order to avoid disturbance of the nest until the young have fledged or the nest has failed, as determined by a qualified biologist. A 300 -foot construction setback (or a distance to be determined by the qualified biologist, based on species, construction activity, and the birds' response/habituation to human presence, and/or topographic features that could limit construction activity disturbance to the nest) shall be established for all other migratory birds. If no active nests are identified, construction may commence. All construction setbacks shall be clearly demarcated in the field with appropriate material (flagging, staking, construction fencing, etc.) and verified by a qualified Biologist City of Temecula Cypress Ridge Project MMRP 4 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks biologist. Such fencing shall be maintained and monitored until the nest is confirmed to be inactive. If an avoidance buffer is not feasible, as determined by a qualified biologist in consultation with the City, noise walls or other noise attenuation devices may be installed as needed to prevent disturbance to the nest. Mitigation Measure MM -BIO -2: Suitable burrowing owl habitat Pre -Construction City of City of Issuance of a identified on the project site shall be surveyed by a qualified biologist Temecula Temecula grading permit using the methods described in the Burrowing Owl Survey Qualified and signed off Instructions for the Multiple Species Habitat Conservation Plan Area Biologist by the City of (EPD, 2006) no more than 30 days prior to initial ground disturbing activities to determine presence or absence of burrowing owl. If no burrowing owls are identified, no additional mitigation is necessary and activities may commence. If a burrowing owl is detected, the Temecula City of Temecula and the RCA will be notified. If burrowing owls are found on the project site, the applicant shall implement the following measure: Take of active nests shall be avoided. Passive or active relocation (use of one way doors and collapse of burrows), as approved by the RCA, may occur when owls are present outside the nesting season (March 1 - August 31). If active relocation is selected, translocation sites for the burrowing owl shall be created in the MSHCP Conservation Area for the establishment of new colonies. Translocation sites will be identified, taking into consideration unoccupied habitat areas, presence of burrowing mammals, existing colonies and effects to other MSHCP covered species. Selected translocation sites shall be coordinated with CDFW and USFWS prior to translocation site development. Mitigation Measure MM -BIO -3: The following Best Management Construction City of City of Issuance of Practices shall be adhered to: Temecula Temecula Grading Permit • Prior to the issuance of any clearing, grubbing, or grading Qualified and signed off permit for the project, a qualified biologist (Project Biologist by the City of Biologist) with a minimum of 3 years of experience in field supervision on construction sites, shall be retained by the applicant to oversee compliance with the protection and avoidance measures for biological issues associated with the project. The Project Biologist shall have the authority Temecula Cypress Ridge Project MMRP 5 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks • • to halt construction activities in the event of non- compliance. The Project Biologist shall be onsite during initial ground disturbing activities, including, but not limited to: vegetation removal, tree removal or trimming, grading, and restoration landscaping to ensure project activities remain in compliance with all applicable biological resource permits. Intentional killing or unauthorized collection of plant and wildlife species shall be prohibited. • Workers shall be prohibited from bringing pets and firearms to the project site, and from feeding wildlife. • Proposed and existing Western Riverside Multiple Species Habitat Conservation Plan (MSHCP) Conservation Areas shall be protected in place by the installation of orange silt fencing. Fencing shall be maintained in working order and inspected weekly. Fencing repair shall occur within 2 working days following inspection. • All trash and food items shall be contained in closed containers and trash removed daily to reduce the attractiveness to opportunistic predators such as common ravens and feral cats and dogs. • All fueling of construction vehicles shall be within designated areas beyond 100 feet of any drainage course, and be contained using appropriate protection measures. • Nighttime construction shall be prohibited in areas directly abutting or within 200 feet of existing or project -proposed MSHCP Conservation Areas. Nighttime construction which does occur outside these areas shall use directional lighting to minimize the impacts of increased artificial nighttime lighting. • All construction equipment and vehicles shall not idle for more than 45 minutes to minimize ambient noise produced by the project. Cypress Ridge Project MMRP 6 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -BIO -4a: Prior to the issuance of a grading Pre -Construction City of City of Issuance of a permit for the project, the applicant shall obtain all necessary agency Temecula Temecula grading permit permits for impacts to jurisdictional waters, wetlands and riparian Building Official by the City of resources, including the U.S. Army Corps of Engineers (USAGE), the California Department of Fish and Wildlife (CDFW), and the or other Designee Temecula Regional Water Quality Control Board (RWQCB). Impacts to riparian habitat shall be mitigated at a minimum of a 3:1 ratio. Impacts to unvegetated channel shall be mitigated at a minimum of a 1:1 ratio. Mitigation for both temporary and permanent impacts shall be accomplished by one or more of following options: on- or offsite habitat restoration; purchase of credits from an in -lieu fee program; and/or purchase of credits from a mitigation bank. If a Habitat Mitigation and Monitoring Plan is required by any of the respective resource agencies (USAGE, RWQCB, and CDFW), it shall be prepared according to agency requirements and shall include, at a minimum, the following information: • Location and detailed maps of the mitigation and revegetation areas • An evaluation of the existing function and values, and a description of the function and values to be achieved through compensatory mitigation • Detailed plant and seed mix requirements • Detailed planting plan • Specific and measurable five-year success criteria • Five-year maintenance and monitoring requirements • Invasive species management • Irrigation requirements including the requirement to be off of irrigation for at least two years prior to final sign -off • Securing of a bond or line of credit to guarantee success of the compensatory mitigation Cypress Ridge Project MMRP 7 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -BIO -4b: Prior to the issuance of a grading permit for the project, a Determination of Biological Equivalent or Superior Preservation (DBESP) shall be approved by the Western Riverside County Regional Conservation Authority to address impacts to 1.24 acres of riparian/riverine habitat. The DBESP shall include the following information: • Definition of the project area • A written project description, demonstrating why an avoidance alternative is not possible • A written description of biological information available for the project site including the results of resource mapping • Quantification of unavoidable impacts to riparian/riverine areas and vernal pools associated with the project, including direct and indirect effects • A written description of project design features and mitigation measures that reduce indirect effects, such as edge treatments, landscaping, elevation difference, minimization and/or compensation through restoration or enhancement • A baseline biological assessment of the resources being impacted, used for comparison of biological equivalency • A written description of the proposed habitat mitigation, including habitat type, location, functional lift, and long- term stewardship responsibility A finding demonstrating that although the proposed project would not avoid impacts, the habitat mitigation would be biologically equivalent or superior to that which is being impacted and would result in a net equivalent or superior ecological condition Pre -construction City of Temecula City of Temecula Qualified Biologist Issuance of a grading permit by the City of Temecula Mitigation Measure MM -BIO -6a: Prior to the issuance of a building permit for the project, or any phase thereof, the applicant shall pay Local Development Mitigation fees, as determined by the City of Construction City of Temecula City of Temecula Building Official or other Designee Issuance of a building permit by the City of Temecula Cypress Ridge Project MMRP 8 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Temecula Municipal Code Chapter 15, to offset impacts to sensitive habitat and covered sensitive species. Mitigation Measure MM -BIO 6b: At the time of final map recordation for the project, or any phase thereof, lands identified to contribute to Linkage Areas and open space areas of the project (Conserved Lands) and included on the final map shall be conserved in perpetuity through the recordation of conservation easements in favor of the Western Riverside County Regional Conservation Authority (RCA) or deed transfer of said parcels to the RCA. Conserved Lands shall include all areas identified for the continued preservation and functionality of Proposed Linkage 10 and Proposed Constrained Linkage 13. The project shall conserve onsite a minimum of 82.77 acres, which have been identified at a Criteria Cell level to include Cells 7077, 7161, 7078, 7164, 7258, 7264, 7355 and 7356. Pre -construction City of Temecula City of Temecula Building Official or other Designee Approval and Recordation of final map by the City of Temecula Mitigation Measure MM -BIO -7a: The portion of Camino Estribo that lies between the South Parcel and the main development area within the project footprint shall remain as a dirt road to minimize vehicular speeds. Construction City of Temecula City of Temecula Engineering Official or other Designee Issuance of a grading permit verified and signed off by the City of Temecula Mitigation Measure MM -BIO -7b: The applicant shall install permanent fencing along the Western Bypass where the Bypass right-of-way is contiguous with existing or proposed MSHCP Conserved Lands, to keep animals within the wildlife corridor. Prior to the issuance of any construction permits for the project, the applicant shall prepare and submit a detailed fencing plan for review by the City of Temecula and the wildlife agencies (CDFW and USFWS), and approval by the City. The fencing plan shall include, at a minimum, the fencing location, fencing specifications, plant list, and method and timing of installation. The fence shall be installed prior to the issuance of a building permit for the project. Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Grading and Building Permits by the City of Temecula Cypress Ridge Project MMRP 9 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -BIO -7c: A Slope Revegetation Plan shall be prepared by the project applicant. The Plan shall be submitted for approval to the City prior to the construction of the Western Bypass. The Plan shall include at a minimum: • The requirement to salvage and stockpile excavated topsoil up to the first six inches along selected portions of the ground disturbance area for use in spreading as the top layer of soil in restoring disturbed areas Pre -Construction/ Construction City of Temecula City of Temecula Building Official or other Designee Issuance of grading and building permits by the City of Temecula • Equipment and methods for planting Temecula Temecula grading permit • A planting plan, including the amount and species of seed necessary to revegetate the target habitat types Qualified and project • Success criteria for the revegetated areas over a five-year period following installation Archeologist approval by the • Specific BMPs for erosion control during and after revegetation City of Temecula • A requirement for five years of maintenance of the revegetated areas, including removal of invasive species and irrigation (if necessary) A requirement for five years of monitoring to evaluate compliance with the success criteria and to adjust maintenance activities using an adaptive management approach Cultural Resources Mitigation Measure MM -CUL -la — Retention of a Qualified Pre -construction City of City of Issuance of a Archaeologist: Prior to issuance of a grading permit and prior to the Temecula Temecula grading permit start of any ground disturbing activity, the applicant shall retain a Qualified and project qualified archaeologist, defined as an archaeologist meeting the Archeologist approval by the Secretary of the Interior's Professional Qualification Standards for archaeology (Department of the Interior, 2012), and as approved by the City of Temecula, to carry out all mitigation measures related to archaeological resources and to coordinate the archaeological program with the Pechanga Band of Luiseno Indians (Pechanga City of Temecula Tribe). The Project archaeologist will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate Cypress Ridge Project MMRP 10 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks the find and determine the appropriate next steps, in consultation with the Pechanga Tribal Monitor. Mitigation Measure MM -CUL -1 b - Retention of a Professional Pre -Construction/ City of City of City of Pechanga Tribal Monitor: At least 30 days prior to seeking a Construction Temecula Temecula Temecula grading permit, the project Applicant shall contact the Pechanga qualified Project Tribe to notify the Tribe of their intent to pull permits for the proposed Archaeologist Approval; grading and excavation, and to coordinate with the Tribe to develop and Pechanga verification by a Cultural Resources Treatment and Monitoring Agreement. The tribal representatives City of in Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of professional consultation with Pechanga Tribe Pechanga Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors, including overtime and weekend rates, in addition to mileage reimbursement; and treatment and final disposition of any cultural resource , sacred sites, and human remains discovered on the site. The Pechanga Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. Such evaluation shall include culturally appropriate temporary and permanent treatment pursuant to the Agreement which may include avoidance of cultural resources, in-place preservation and/or re -burial on the project property in an area that will not be subject to future disturbances for preservation in perpetuity. Mitigation Measure MM -CUL -lc — Cultural Resources Sensitivity Pre -Construction/ City of City of City of Training: The qualified archeologist, or an archaeologist working Construction Temecula Temecula Temecula under the direction of the qualified archaeologist, and a qualified Project representative of the Pechanga Tribe shall conduct preconstruction Archaeologist Approval; cultural resources sensitivity training which will include a brief review and Pechanga verification by of the cultural sensitivity of the project and the surrounding area to tribal representatives City of in inform construction personnel of the types of cultural resources that may be encountered, and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains. The applicant shall ensure that construction consultation with Pechanga Tribe Cypress Ridge Project MMRP 11 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks personnel are made available for and attend the training and shall retain documentation demonstrating attendance. All new construction personnel that begin work on the Project following the initial Training must take the cultural resources sensitivity training prior to beginning work and the project archaeologist and Pechanga Tribe shall make themselves available to provide the training on an as -needed basis. Mitigation Measure MM -CUL -1d — Archaeological and Native Pre -construction/ City of City of Issuance of a American Monitoring and Resurvey of the South Parcel: Prior to Construction Temecula Temecula grading permit issuance of a grading permit and prior to the start of any vegetation qualified and project removal or ground disturbing activity, a qualified archaeological Archaeologist approval by the monitor and Pechanga Tribal monitor shall be retained by the and Pechanga City of applicant to monitor ground disturbing activities including, but not tribal Temecula; limited to, brush clearance and grubbing, grading, trenching, excavation, and the construction of fencing and access roads as indicated in MM -CUL -la and 1 b. The archaeological and Pechanga representatives verification by City of Temecula in consultation with Tribal monitors shall re -survey the South Parcel involving ground disturbance, after vegetation removal and grubbing and prior to other ground disturbing activities. This will ensure that previously undocumented resources obscured by thick brush can be identified and appropriate treatment measures for the resources can be developed. Archaeological monitoring shall be conducted by an archaeologist familiar with the types of historic and prehistoric resources that could be encountered within the project, and under direct supervision of the qualified archaeologist. If ground disturbing activities occur simultaneous in two or more locations located more than 500 feet apart, additional archaeological and Pechanga Tribal monitors may be required. Pechanga Tribe The archaeological and Pechanga Tribal monitors shall keep daily and/or weekly logs. After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring, which shall be submitted to the City, Pechanga, and to the Eastern Information Center at the University of California, Riverside. Cypress Ridge Project MMRP 12 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -CUL -le— Unanticipated Discovery If Pre -Construction/ City of City of City of cultural resources are encountered during the course of ground Construction Temecula Temecula Temecula disturbing activities, the applicant shall cease any ground disturbing qualified Project activities within 100 feet of the find until it can be evaluated by the Archaeologist Approval; qualified archaeologist, who shall inspect the find within 24 hours of and Pechanga verification by discovery, during normal working hours. The qualified archaeologist, the archaeological monitor, and/or Native American monitor shall be empowered to halt or redirect ground disturbing activities away from the vicinity of the find until it has been assessed for significance. The qualified archaeologist, in consultation with the applicant and the tribal representatives City of Temecula in consultation with Pechanga Tribe Pechanga Tribe, shall assess the significance of discovered resources and shall take into account the religious beliefs, customs, and practices of the Pechanga Tribe. Avoidance shall be the preferred manner of mitigation pursuant to Calif. Pub. Res. Code § 21083.2(b). Preservation in place may be accomplished by, but is not limited to, complete avoidance, incorporating the resource into open space, or deeding the site into a permanent conservation easement. In the event that preservation in place is demonstrated to be infeasible and data recovery through excavation is determined to be the only feasible mitigation option, a treatment plan shall be prepared and implemented by the qualified archaeologist, in consultation with the applicant and the Pechanga Tribe. The treatment plan shall provide for the adequate recovery of the scientifically consequential information contained in the archaeological resource. The Pechanga Tribe shall be consulted to ensure that cultural values ascribed to the resource, beyond that which is scientifically important, are considered and additional appropriate mitigation to address the cultural values is applied. The treatment plan shall also provide for the analysis, reporting, and curation/disposition of resources in accordance with the Treatment Agreement required in MM -CUL -1 b. Mitigation Measure MM -CUL -1f — Completed Avoidance of Pre -construction/ City of City of Verification by Impacts to the TCP: The City and the Project Applicant/Land Construction Temecula Temecula City of Owner shall ensure that no impacts occur to the Traditional Cultural Qualified Temecula in Property south of the proposed South Parcel Area. This includes, but is not limited to off-site improvements, staging activities, trenching, geotechnical work, Riverside County Flood Control improvements, Water Department impacts, Public Works projects, biological and fire control programs, and any other program or project that would affect the integrity of the TCP. Should any of these activities, or others as indicated, be proposed, the City and the Archaeologist and Pechanga tribal representatives consultation with Pechanga Tribe Cypress Ridge Project MMRP 13 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Applicant/Land Owner shall contact the Pechanga Tribe for additional consultation and review. Mitigation Measure MM -CUL -2a — Paleontological Resource Pre -Construction City of City of Verification by Impact Mitigation Program (PRIMP): The applicant shall Temecula Temecula City of implement the paleontological mitigation program outlined in the qualified Temecula in PRIMP (Kennedy and Wirths, 2013) during project implementation. Paleontologist consultation with The PRIMP requires paleontological monitoring of mapped exposures of the sandstone facies of the Pauba Formation (Qp) as shown on Attachment 3a of the PRIMP. In addition, because the fanglomerate facies of the Pauba Formation is considered to have undetermined potential to yield significant paleontological resources, initial excavations into the unit shall be spot-checked by a qualified paleontologist (defined as a paleontologist meeting the Society for Pechanga Tribe Vertebrate Paleontology Standards, 2010) to determine if the lithology of the geological unit is conducive to the preservation of unique paleontological resources. The qualified paleontologist shall also contribute to any construction worker cultural resources sensitivity training, either in person or via a module provided to the qualified archaeologist. Monitoring shall be conducted by a qualified paleontologist, or a monitor working under the direct supervision of a qualified paleontologist. Monitors shall have the authority to temporarily halt or divert work away from exposed fossils in order to recover the fossil specimens. The qualified paleontologist, based on observations of subsurface soil stratigraphy or other factors, may reduce or discontinue monitoring, as warranted, if the qualified paleontologist determines that the possibility of encountering fossiliferous deposits is low. Monitors shall prepare daily logs detailing the types of activities and soils observed, and any discoveries. Any fossils recovered shall be prepared to the point of identification and curated at an accredited facility. The qualified paleontologist shall prepare a final monitoring and mitigation report to be submitted to the City and filed with the local repository. Mitigation Measure MM -CUL -2b — Unanticipated Paleontological Construction City of City of Verification by Resources Discoveries: If construction or other project personnel discover any potential fossils during construction, regardless of the Temecula Temecula City of Cypress Ridge Project MMRP 14 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks depth of work, work at the discovery location shall cease until the qualified paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. Construction/ Post- City of qualified Paleontologist Temecula in consultation with Pechanga Tribe Mitigation Measure MM -CUL -3 — Human Remains: If human Pre -Construction/ City of City of Verification by remains are uncovered during project construction, the applicant Construction Temecula Temecula City of shall immediately halt work and follow the procedures and protocols set forth in Section 15064.5(e) of the CEQA Guidelines, which require compliance with Health and Safety Code Section 7050.5 and qualified Paleontologist Temecula Public Resources Code Section 5097.98 (as amended by AB 2641). The applicant shall immediately contact the Riverside County Coroner to evaluate the remains. If the County Coroner determines that the remains are Native American and not subject to his or her authority, the County Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. The NAHC shall designate a Most Likely Descendant (MLD) for the remains, who shall have 48 hours from the time of being granted access to the site to provide recommendations to the landowner for the means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods. Until the landowner has discussed and conferred with the MLD, the landowner shall ensure that the immediate vicinity where the discovery occurred is not subject to further disturbances, is adequately protected according to generally accepted cultural and archaeological standards, and that further activities take into account the possibility of multiple burials. In the event that no MLD is identified, or if the MLD fails to make a recommendation for disposition, or if the landowner rejects the recommendation of the MLD and mediation with the NAHC fails to provide measures acceptable to the landowner, the landowner may reinter the remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance. Greenhouse Gas Emissions and Climate Change Mitigation Measure MM-GHG-1: Upon full entitlement of the project Construction/ Post- City of City of Issuance of and prior to the issuance of a certificate of occupancy for the project, the project sponsor shall submit an application for a Pre -Certified construction Temecula Temecula Building Official Certificate of Occupancy by LEED-ND Plan through the U.S. Green Building Council. If the or other the City of application meets the LEED-ND prerequisites, the project sponsor shall continue with the certification, and the project shall receive a minimum base -level LEED-ND certification within two years of project build -out. If Pre -Certified LEED-ND Plan approval is denied, the project applicant shall nevertheless incorporate the following measures in the project design that are normally scored to achieve Designee Temecula Cypress Ridge Project MMRP 15 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks LEED standards and shall achieve a fifteen -percent (15%) reduction in energy use beyond 2016 Title 24 building standards by undertaking the following: Pre -construction City of City of Issuance of 1) Provide parking associated with electrical charging stations; Temecula Temecula Grading Permit 2) Subsidize public transit and expand transit network (e.g., help fund Riverside Transportation Authority and City smart shuttle or bike share programs); Building Official by the City of 3) Provide an enhanced pedestrian network, including pedestrian connections to the local community; or other Designee Temecula 4) Provide traffic calming measures and urban non -motorized zones; 5) Install bicycle parking and storage, as well as dedicated bike lanes or trails with connectivity to the local community and recreation areas; 6) Prohibit wood -burning fireplaces; 7) Where practicable, install or ensure facilities are compatible with renewable energy (e.g. solar photovoltaics); 8) Install energy efficient boilers and appliances, including programmable thermostat timers; 9) Install energy efficient street and area lighting, including LED traffic lights, motion detection lighting, and limited outdoor lighting for security and safety purposes; 10) Install electrical outlets compatible with electric yard equipment; 11) Provide for use of reclaimed water; 12) Install low -flow bathroom and kitchen fixtures (e.g., faucets, toilets, and showers); 13) Install water efficient irrigation systems; 14) Where practicable, reuse or recycle materials from operation and construction activities. Hydrology and Water Quality Mitigation Measure MM -HYD -1: Prior to issuance of a grading Pre -construction City of City of Issuance of permit, a final drainage study shall be prepared by a registered civil Temecula Temecula Grading Permit engineer in accordance with the Riverside County Hydrology Manual Building Official by the City of and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The final study shall identify storm water runoff quantities from the development of this site and upstream of the site, and shall identify all existing or proposed 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 or any substantial adverse change in receiving water quality or habitat values; the final study shall include a capacity analysis verifying the adequacy of all facilities and any or other Designee Temecula Cypress Ridge Project MMRP 16 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks features to include in the design to minimize or avoid runoff impacts. Construction City of City of Issuance of a Features to be included in the site design shall conform with the City of Temecula MS4 permit and Stormwater Ordinance, and may include, for example: Temecula Temecula grading permit 1) Non-structural, structural, source control and treatment control Building Official by the City of BMPs; or other Designee Temecula 2) Infiltration basins, detention basins, vegetated swales, and media filters; 3) Pervious concrete, storm drain stenciling or signage, protection of material and trash storage areas from rainfall; and 4) Other low impact development (LID) BMPs, including measures to reduce increases in runoff through hydromodification and infiltration protection. If the receiving facilities are determined to be under capacity, then onsite detention and/or alternative drainage facilities and outfalls shall be required as needed to avoid damage to public or private property and alterations in water quality or habitat values. Mitigation Measure MM -HYD -3: As a condition of approval, each Pre -Construction / City of City of Issuance of future development project will be required to generate a project- specific Water Quality Management Plan (WQMP), as required by the City of Temecula Stormwater Ordinance and as specified in the Construction/ Post- Construction Temecula Temecula Building Official or other Building Permit, review of plans, field verification City's Jurisdictional Runoff Management Plan, which will ensure that the project implements specific water quality features to meet the Designee and sign -off by City of City's MS4 Permit and Stormwater Ordinance requirements. Each project -specific WQMP shall be reviewed and approved by the City of Temecula prior to the issuance of a building or grading permit. Temecula NOISE Mitigation Measure MM -N01 -1a: Prior to the issuance any grading Construction City of City of Issuance of a or building permits for a phase or sub phase (project -specific future Temecula Temecula grading permit development within a construction phase), the applicant shall Building Official by the City of provide evidence to the City that the development will not exceed the City's exterior noise standards for construction (see Table 3.10- or other Designee Temecula 5). If it is determined that City noise standards for construction activities would be exceeded, the applicant shall submit a construction -related exception request to the City Manager at least one week in advance of the project's scheduled construction activities, along with the appropriate inspection fee(s), to ensure that the project's construction noise levels would be granted an Cypress Ridge Project MMRP 17 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks exception from the noise standards set forth in Section 9.20.040 of the City of Temecula Municipal Code. Factors the City shall consider when granting a noise exception include, but are not limited to, the consideration of the level of noise, duration of noise, constancy or intermittency of noise, time of day or night, place, proximity to sensitive receptors, nature and circumstances of the emission or transmission of any such loud noise. If a construction -related exception request is not approved by the City, design measures shall be taken to reduce the construction noise levels to the maximum extent feasible to achieve compliance with the City's construction noise standards. These measures may include, but are not limited to, the erection of noise barriers/curtains, use of advanced or state-of-the-art mufflers on construction equipment, and/or reduction in the amount of equipment that would operate concurrently at the development site. Mitigation Measure MM-NOI-1 b: The applicant shall comply with Construction City of City of Field verification the following noise reduction measures during construction: Temecula Temecula and sign -off by Building Official City of • Ensure that noise and groundborne vibration construction activities whose specific location on a construction site may be flexible (e.g., operation of compressors and generators, cement mixing, general truck idling) shall be conducted as far as possible from the nearest noise- and vibration -sensitive land uses. or other Designee Temecula • Ensure that the use of construction equipment or construction methods with the greatest peak noise generation potential will be minimized. Examples include the use of drills and jackhammers. When impact tools (e.g., jack hammers, pavement breakers, and caisson drills) are necessary, they shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used; this muffler can lower noise levels from the exhaust by up to about 10 Cypress Ridge Project MMRP 18 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks dBA. External jackets on the tools themselves shall be used where feasible; this could achieve a reduction of 5 dBA. Quieter procedures, such as use of drills rather than impact tools, shall be used whenever feasible, as determined by the City of Temecula's Building Official based on the circumstances such as exposure to sensitive receptors, type and number of equipment used, and duration of noise. • Locate stationary construction noise sources away from adjacent receptors and muffled and enclosed within temporary sheds, incorporate insulation barriers, or other measures to the extent feasible, as determined by the City's Building Official based on the circumstances such as exposure to sensitive receptors, type and number of equipment used, and duration of noise. • Construction truck traffic shall be restricted to routes approved by the City of Temecula, and shall avoid residential areas and other sensitive receptors, to the extent feasible. • Designate a construction relations officer to serve as a liaison with surrounding residents and property owners who is responsible for responding to address any concerns regarding construction noise and vibration. The liaison's telephone number(s) shall be prominently displayed at construction locations. Hold a preconstruction meeting with the City's job inspectors and the general contractor or onsite project manager to confirm that noise and vibration mitigation and practices (including construction hours, sound buffers, neighborhood notification, posted signs, etc.) are implemented. Mitigation Measure MM -N01 -2a: The operation of construction Construction City of City of Issuance of equipment that generates high levels of vibration, such as large Temecula Temecula Grading Permit bulldozers, loaded trucks, and caisson drills, shall be prohibited Building Official and field within 45 feet of residential structures and 35 feet of institutional or other verification and structures during construction activities to the extent feasible. Small, rubber -tired construction equipment shall be used within this area Designee sign -off by City of Temecula Cypress Ridge Project MMRP 19 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks during demolition and/or grading operations to reduce vibration effects, where feasible. Mitigation Measure MM -N01 -2b: The operation of jackhammers shall be prohibited within 25 feet of existing residential structures and 20 feet of institutional structures during construction activities, to the extent feasible. Construction City of Temecula City of Temecula Building Official or other Designee Field verification and sign -off by City of Temecula Mitigation Measure MM -N01-3: Prior to the issuance of a building permit for future developments in the project, the applicant shall provide evidence to the City that operational noise levels generated by the proposed development would not exceed the City's permissible exterior noise standards that are applicable to adjacent properties. If City noise standards at the adjacent properties would be exceeded, design measures shall be taken to ensure that operational noise levels associated with the proposed development would be reduced to levels that comply with the permissible City noise standards. These measures may include, but are not limited to, the erection of noise walls, use of landscaping, and/or the design of adequate setback distances for the new developments. Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Building Permit and field verification and sign -off by City of Temecula Mitigation Measure MM -N01 -4a: The applicant of individual development projects within the project area shall minimize noise impacts from mechanical equipment, such as ventilation and air conditioning units, by locating equipment away from receptor areas, installing proper acoustical shielding for the equipment, and incorporating the use of parapets into building design to ensure that noise levels do not exceed the ambient noise level on the premises of existing development by more than five decibels. Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Grading Permit and field verification and sign -off by City of Temecula Mitigation Measure MM -N01 -4b: Prior to City approval of a residential development project within the project area, the applicant shall provide documentation to the City that all exterior windows associated with a proposed residential development will be constructed to provide a sufficient amount of sound insulation to ensure that interior noise levels would be below an Ldr, or CNEL of 45 dBA in any habitable room. Construction City of Temecula City of Temecula Building Official or other Designee City of Temecula project approval; and field verification and sign -off by City of Temecula Mitigation Measure MM -N01-5: All future residential developments located adjacent to the proposed Western Bypass in the project area shall be set back a minimum of 45 feet from the centerline of the Post -Construction City of Temecula City of Temecula Building Official Field verification and sign -off by Cypress Ridge Project MMRP 20 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Western Bypass. If this minimum setback distance cannot be Pre -Construction/ Construction City of Temecula or other City of achieved, other measures shall be taken to ensure compliance with the City's noise/land use compatibility standard of 70 dBA Ldr,, including, but not limited to, greater setback distances, the erection of noise walls or use of landscaping. Pre -Construction/ Construction City of Temecula Designee Temecula Traffic and Circulation Mitigation Measure MM -TRA -1: Prior to the completion of Phase 1 of the project, the project proponent/developer shall install or provide funding for system -wide signal timing optimization (phase timings and cycle length) to the satisfaction of the City Engineer. Since Rancho California Road and Jefferson Avenue operate on an Adaptive Traffic Signal Timing Program, the developer shall be responsible for system -wide optimization along both corridors to mitigate impacts.. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -2: Prior to the completion of Phase 1 of the project, the project proponent/developer shall install or provide funding for system -wide signal timing optimization (phase timings and cycle length) to the satisfaction of the City Engineer. Since Ynez Road and Rancho California Road operate on an Adaptive Traffic Signal Timing Program, the developer shall be responsible for system -wide optimization along both corridors to mitigate impacts. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -3: Prior to the completion of Phase 2 of the project, the project proponent/developer shall install or provide funding for signal timing optimization (phase timings and cycle length) at the intersection of 1-15 Northbound Ramps and Temecula Parkway to proportion more time to the heavier traffic volumes, to the satisfaction of the City Engineer. The project proponent/developer shall coordinate implementation of this improvement with Caltrans. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -5: Prior to the completion of Phase 1 of the project, the project proponent/developer shall install stop signs on the Pujol Street approaches at the intersection of Pujol Street and First Street, converting the intersection from side -street stop -control to all -way stop control. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Cypress Ridge Project MMRP 21 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -TRA -6: Prior to the completion of Phase 2 of the project, the project proponent/developer shall install or provide funding for one additional exclusive eastbound left turn lane and signal timing optimization (phase timings and cycle length) at the intersection of Ynez Road and Santiago Road, to the satisfaction of the City Engineer. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -7: Prior to the issuance of a certificate of occupancy for Phase 1 of the project, the City shall have completed the Capital Improvement Project entitled "1-15 / SR 79 South (Temecula Parkway) Ultimate Interchange". Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -9: Prior to the completion of Phase 3 of the project, the project proponent/developer shall contribute 20 percent of the cost to construct a fourth through lane to both the eastbound and westbound Temecula Parkway approaches to the intersection of La Paz Road and Temecula Parkway, toward the acquisition of right-of-way, and modification of existing traffic signal facilities at the intersection Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -12: Prior to the completion of Phase 3 of the project, the project proponent/developer shall contribute 43 percent of the cost to construct improvements at the west Ridge Park Drive leg to allow for right -in / right -out turn movements only at the intersection of Vincent Moraga Drive and Ridge Park Drive, to the satisfaction of the City Engineer. This improvement would prohibit vehicles from making northbound left and westbound left turning movements at the intersection. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -13: Prior to the completion of Phase 3 of the project, the project proponent/developer shall contribute 17 percent of the cost to install traffic signals at the intersection of Pujol Street and First Street. Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -14: Prior to the issuance of any grading permit or any permit that authorizes construction activities within the Specific Plan area, or at offsite locations for improvements associated with the Specific Plan, the project applicant(s) shall Pre -Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading and Building Permits Cypress Ridge Project MMRP 22 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks prepare a Construction Traffic Mitigation Plan(s) for review and approval by the City of Temecula as part of the permit application. The Construction Traffic Mitigation Plan(s) shall include measures to minimize the construction traffic volumes entering the roadway system (including local roads) during AM and PM peak hours. At a minimum, the Construction Traffic Mitigation Plan(s) shall include the following implementation measures: • Construction truck routes shall be prepared to designate principal haul routes for trucks delivering materials to and from the construction site. • Should a temporary road and/or lane closure be necessary during construction, the project applicant shall provide traffic control activities and personnel, as necessary, to minimize traffic impacts. This may include detour signage, cones, construction area signage, flagmen, and other measures as required for safe traffic handling in the construction zone. The project applicant shall keep a minimum of one lane in each direction free from encumbrances at all times on perimeter roads accessing the project site. In the event a full road closure is required, the contractor shall coordinate with the City of Temecula and other affected jurisdictions (i.e., Caltrans, and/or County of Riverside) to designate proper detour routes and signage to appropriate proper access routes. Cypress Ridge Project MMRP 23 ESA/ 150642 July 2017 ATTACHMENT 5C STATEMENT OF OVERRIDING CONSIDERATIONS (NC) STATEMENT OF OVERRIDING CONSIDERATIONS — NATURE CENTER The following Statement of Overriding Considerations is made in connection with the proposed approval of the Altair Specific Plan (the "Project"). CEQA requires the decision-making agency to balance the economic, legal, social, technological or other benefits of a project against its unavoidable environmental risks when determining whether to approve a project. If the benefits of the project outweigh the unavoidable adverse effects, those effects may be considered acceptable. CEQA requires the agency to provide written findings supporting the specific reasons for considering a project acceptable when significant impacts are unavoidable. Such reasons must be based on substantial evidence in the EIR or elsewhere in the administrative record. The reasons for proceeding with this Project despite the adverse environmental impacts that may result are provided in this Statement of Overriding Considerations. The City Council finds that the economic, social and other benefits of the Project outweigh the significant and unavoidable impacts to: • Air quality at the project and cumulative level give that the City is in the South Coast Air Quality Management District, which is a non -attainment region for ozone; • Greenhouse gas emissions at the cumulative level for exceeding the conservative threshold of 3,000 MTCO2e per year even with incorporation of Smart Growth development standards, which promote walking and alternative transportation; • Noise and vibration impacts during construction; and • Traffic impacts to the 1-15 SB Ramps/Temecula Parkway intersection under Future Buildout (2035) Conditions (prior to completion of the Ultimate interchange improvements, which are under construction). Although the FEIR concludes there are significant and unavoidable impacts to the 1-15 SB Ramps/Temecula Parkway intersection under Future Buildout (2035) Conditions, it should be noted that this is a conservative approach as the ultimate intersection improvements are under construction and once complete, the improvements will reduce the project impacts below a level of significance. In making this Statement of Overriding Considerations, the City Council has balanced the benefits of the Project against its unavoidable impacts and has indicated its willingness to accept those adverse impacts. The City Council finds that each one of the following benefits of the Project, independent of the other benefits, would warrant approval of the Project notwithstanding the unavoidable environmental impacts of the Project. The City Council finds that all feasible mitigation measures have been imposed to either lessen Project impacts to less than significant or to the extent feasible, and furthermore, that alternatives to the Project are infeasible because they generally have similar impacts, or they do not provide the benefits of the Project, or are otherwise socially or economically infeasible as fully described in the Findings and Facts in Support of Findings. Furthermore, the following primary public benefits are required by Conditions of Approval, and in the Development Agreement: A. An estimated $28 million dollars of regional infrastructure (Western Bypass Corridor and Bridge over Murrieta Creek), and improved east -west connectivity in the City; The Western Bypass Corridor and Bridge are part of a regional facility, identified in the Transportation Uniform Mitigation Fee (TUMF) program. The Regional System needs to be expanded to accommodate anticipated future growth in the City of Temecula and southwestern Riverside County; the Project provides critical infrastructure to assist the City in meeting this need. B. A 5 -acre Central Park and "Grand Staircase" connection to Main Street in Old Town on the west side of 1-15 for public use; Currently, the City does not have a park of sufficient size for residents on the west side of 1-15 to accommodate parks and recreation programs. Residents west of 1-15 have to travel to the east side sports parks. The Central Park will accommodate existing and future growth, and provide an important destination and gathering place for passive and active recreation in and around Old Town. C. An elementary school site to serve existing and future residents on the west side of 1-15; Similar to the City's current situation with a lack of parks and programming relative to population on the west side of 1-15, the elementary school site has the ability to provide a neighborhood school in walking distance for many that will help eliminate the need to rely exclusively on schools on the east side of 1-15. D. Over eight miles of pathways and trails connecting to the City's bike lane and trail network; The Quality of Life Master Plan identifies six core values as identified by the community. Transportation Mobility and Connectivity figures prominently in the City's planning efforts. Altair is designed as a "Smart Growth" development which makes walking easy and promotes a healthy and active lifestyle. Furthermore, the proposed trails, pathways, and sidewalks connect to the surrounding network closing gaps and increasing opportunities for active transportation. E. Per the Development Agreement, the applicant will provide $150,000 dollars of "start-up" funding for a shuttle connecting to RTA transit stops and/or a bikeshare program; Again, Transportation Mobility and Connectivity figures prominently in the City's planning efforts. This funding will assist in promoting active transportation in an effort to relieve auto congestion in the City. F. A 55 -acre Civic Site for a Nature Center/Culture/Sustainability Center and trails to provide environmental education and protection of natural resources at the confluence of the Santa Margarita River, which is southern California's last "free flowing" river and the center of the Pechanga Band of Luiseno Indians Sacred Place/Origin Area, a recognized Traditional Cultural Place (TCP) on the National Register of Historic Places; G. Per the Development Agreement, the applicant is committed to provide Project conservation features in excess of what is required as environmental mitigation, including the following: • 55 -acre reduction in hillside escarpment/Multi Species Habitat Conservation Plan (MSHCP) impacts associated with the shortened Western Bypass alignment, as compared to the current alignment in the City's General Plan Circulation Element and the approved West Side Specific Plan and MSHCP; • Facilitation of the sale of an additional 8.97 acres of hillside escarpment adjacent to the project site to the Riverside County Regional Conservation Authority for conservation; • Additional funding for conservation efforts (up to $500,0000) to be used for a wildlife connectivity study, engineering feasibility, and/or land acquisition in the special linkage area south of the Project. H. The City Council finds that the foregoing benefits provided through approval of the Project outweigh the identified significant adverse environmental impacts. The City Council further finds that each of the Project benefits discussed above outweighs the unavoidable adverse environmental effects identified in the Final EIR and therefore finds those impacts to be acceptable. The City Council further finds that each of the benefits listed above, standing alone, is sufficient justification for the City Council to override these unavoidable environmental impacts. ATTCHMENT 6 PC RESOLUTION RECOMMEND CITY COUNCIL CERTIFICATION OF EIR AND ACTIONS RELATED THERETO (CIVIC USE) PC RESOLUTION NO. - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APN 922-210-049, 940-310-013, 940-310-015, 9401-310- 016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007) Section 1. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities, filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161 a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Pian Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development on the property. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance on the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Pian Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. Pursuant to the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000, et seq.) and the State CEQA Guidelines (14 Cal. Code Regs. § 14000, et seq.), the City is the lead agency for the proposed Project. D. Pursuant to CEQA, City staff determined that the proposed Project could have a significant effect on the environment and therefore an environmental impact report (EIR) should be prepared for the proposed Project. E. On November 5, 2014, a Notice of Preparation was released to all agencies and persons that might be affected by the proposed Project. The NOP was also distributed through the State Office of Planning and Research, State Clearinghouse (#2014111029). The NOP was circulated from November 14, 2014 through December 15, 2014 to receive comments and input from interested public agencies and private parties on issue to be addressed in the Environmental Impact Report ("EIR"). 11086-0182/2134337v1 F. On December 3, 2014, a scoping session was held, at which time City staff and interested persons had an opportunity to determine the extent of issues to be addressed in the EIR for the proposed Project. G. Thereafter, the City contracted for the independent preparation of a Draft EIR for the proposed Project, including preparation or review, as applicable, of all necessary technical studies and reports in support of the Draft EIR. In accordance with CEQA and the CEQA Guidelines, the City analyzed the proposed Project's potential impacts on the environment, potential mitigation, and potential alternatives to the proposed Project. H. Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ron Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. I. During the comment period, the City received 26 written comments on the Draft EIR from various agencies, individuals, and organizations. In compliance with CEQA Guidelines Section 15088, the City prepared written responses to all comments. None of the comments presented any new significant environmental impacts or otherwise constituted significant new information requiring recirculation of the Draft EIR pursuant to CEQA Guidelines Section 15088.5. J. The "Final EIR" consists of the Draft EIR and all of its appendices, the Errata to the Draft EIR, the comments and responses to comments on the Draft EIR, and Appendix A to the Final EIR. The Final EIR was made available to the public and to all commenting agencies on November 3, 2017, which is at least 10 days prior to certification of the Final EIR, in compliance with Public Resources Code Section 21092.5(a). K. On November 15, 2017, the Planning Commission held a duly noticed public hearing to consider the Final EIR and the proposed Project, at which time the Commission heard and considered information presented by City staff on the proposed Project and its environmental review. In addition, interested persons had an opportunity to and did testify regarding this matter. L. The Planning Commission has reviewed and considered the entire record, including the Final EIR, evidence presented at the hearing, staff reports, technical studies, appendices, plans, and other materials. Section 2. After due consideration of the proposed Project and in its independent judgment, the Planning Commission hereby finds and resolves that: A. All of the above recitals are true and correct, and are hereby incorporated into this section as though set forth in full. B. Agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final EIR and the proposed Project. The proposed Project 11086-0182/2134337v1 has been environmentally reviewed pursuant to the provisions of CEQA and the State CEQA Guidelines. C. The Planning Commission has independently considered the administrative record before it, which is hereby incorporated by reference and which includes the Final EIR, the written and oral comments on the Draft EIR and Final EIR, responses to comments incorporated into the Final EIR, staff reports and presentations, and all oral and written testimony. D. The Final EIR reflects the independent judgment of the Planning Commission. The Planning Commission further finds that the additional information provided in the staff reports, in comments on the Draft EIR, the responses to comments on the Draft EIR, and the evidence presented in written and oral testimony does not constitute new information requiring recirculation of the EIR under CEQA. None of the information presented has deprived the public of a meaningful opportunity to comment upon a substantial environmental impact of the proposed Project or a feasible mitigation measure or alternative that the City has declined to implement. E. The Planning Commission, in the exercise of its independent judgment, hereby recommends that the City Council certify the Final EIR for the proposed Project, make appropriate environmental findings, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the proposed Project. The Planning Commission further recommends that the mitigation measures set forth therein be made applicable to the proposed Project. 11086-0182/2134337v1 PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of November, 2017. John Telesio, Vice Chairperson ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. - was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of November, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary 11086-0182/2134337v1 ATTCHMENT 6.1 CITY COUNCIL RESOLUTION CERTIFYING EIR AND ACTIONS RELATED THERETO (CIVIC USE) RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES, GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APN 922-210-049, 940-310-013, 940- 310-015, 9401-310-016, 940-310-044 THROUGH 940-310- 048, AND 940-320-001 THROUGH 940-320-007) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities, filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161 a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development on the property. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance on the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including the California Environmental Quality Act, Public Resources Code § 21000, et seq. (CEQA) and the CEQA Guidelines, 14. Cal. Code Regs. § 15000 et seq. D. Pursuant to CEQA, the City is the lead agency for the proposed Project because it is the public agency with the authority and principal responsibility for reviewing, considering, and potentially approving the proposed Project. E. On November 5, 2014, in accordance with CEQA Guidelines Section 15082, the City published a Notice of Preparation (NOP) of a Draft Environmental Impact Report (Draft EIR) to all agencies and persons that might be interested in or affected by the proposed Project. The NOP was also distributed through the State Office of Planning and Research, State Clearinghouse (SCH # 2014111029). The NOP was circulated from November 14, 2014, through December 15, 2014, to receive comments and input from interested public agencies and private parties on issues to be addressed in the Environmental Impact Report ("EIR") for the proposed Project. On December 3, 2014 in accordance with CEQA Guidelines Section 15082(c)(1), the City held a public scoping meeting to obtain comments from interested parties on the scope of the Draft EIR. F. In response to the NOP, written comments were received from various individuals and organizations. These comment letters assisted the City in formulating the analysis in the Draft EIR. G. Thereafter, the City contracted for the independent preparation of a Draft EIR for the proposed Project, including preparation of review, as applicable, of all necessary technical studies and reports in support of the Draft EIR. In accordance with CEQA and the CEQA Guidelines, the City analyzed the proposed Project's potential impacts on the environment, potential mitigation, and potential alternatives to the proposed Project. H. Upon completion of the Draft EIR in April 2016, the City initiated a public comment period by filing a Notice of Completion with the State Office of Planning and Research on Friday, April 28, 2016. The City also published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. I. The Draft EIR was circulated for public review from May 2, 2016 through June 17, 2016. Copies of the Draft EIR were sent to various public agencies, as well as to organizations and individuals requesting copies. In addition, copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. J. In response to the Draft EIR, 26 written comments were received from various agencies, individuals, and organizations. In compliance with CEQA Guidelines Section 15088, the City prepared written responses to all comments. None of the comments presented any new significant environmental impacts or otherwise constituted significant new information requiring recirculation of the Draft EIR pursuant to CEQA Guidelines Section 15088.5.. K. The "Final EIR" consists of the Draft EIR and all of its appendices, the Errata to the Draft EIR, the comments and responses to comments on the Draft EIR, Appendix A to the Final EIR, and the Mitigation Monitoring and Reporting Program. The Final EIR was made available to the public and to all commenting agencies on November 3, 2017, which is at least 10 days prior to certification of the Final EIR, in compliance with Public Resources Code Section 21092.5(a). L. On November 15, 2017, the Planning Commission, at its regularly scheduled and duly noticed meeting, considered the proposed Project and the Final EIR, at which time the City staff presented its report and interested persons had an opportunity to be heard and to present evidence regarding the proposed Project and the Final EIR. M. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- recommending that the City Council certify the Final EIR prepared for the Altair Project, adopt Findings pursuant to the CEQA, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the proposed Project. The Planning Commission also adopted Resolution Nos. 17- , recommending that the City Council take various actions, including adoption of a General Plan Amendment, Specific Plan, Tentative Tract Map, and Development Agreement related to the approval of the proposed Project. N. Section 15091 of the CEQA Guidelines requires that the City, before approving a project for which an EIR is required, make one or more of the following written finding(s) for each significant effect identified in the EIR accompanied by a brief explanation of the rationale for each finding: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the Final EIR; or, Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency; or, 3. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. O. These required written findings are set forth in Exhibit A, attached hereto and incorporated herein by reference as if set forth in full. 1. Environmental impacts identified in the Final EIR as no impact or less than significant and do not require mitigation are described in Sections IV and V, respectively, of Exhibit A. 2. Environmental impacts, or certain aspects of impacts, identified in the Final EIR as potentially significant, but that can be reduced to less than significant levels with mitigation, are described in Exhibit A, Section VI. 3. Environmental impacts identified in the Final EIR as significant and unavoidable despite the imposition of all feasible mitigation measures are described in Exhibit A, Section VII. 4. Alternatives to the project that might eliminate or reduce significant environmental impacts are described in Section VII of Exhibit A of this Resolution. P. CEQA Section 21081.6 requires the City to prepare and adopt a Mitigation Monitoring and Reporting Program for any project for which mitigation measures have been imposed to ensure compliance with the adopted mitigation measures. The Mitigation Monitoring and Reporting Program is attached to this Resolution as Exhibit B, and is herein incorporated by reference as if set forth in full. Q. CEQA Guidelines Section 15093 requires that if a project will cause significant unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations prior to approving the project. A Statement of Overriding Considerations states that any significant adverse project effects are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts. The Statement of Overriding Considerations is attached hereto as Exhibit C, and is incorporated herein by reference as if set forth in full. R. Prior to taking action, the City Council has heard, been presented with, reviewed, and considered the information and data in the administrative record, including the Final EIR, the written and oral comments on the Draft EIR and Final EIR, responses to comments, staff reports and presentations, and all oral and written testimony presented during the public hearings on the proposed Project.. S. Custodian of Records. The City Clerk of the City of Temecula is the custodian of records, and the documents and other materials that constitute the record of proceedings upon which this decision is based are located at the Office of the City Clerk, City of Temecula, 41000 Main Street, Temecula, California 92590. Section 2. Substantive Findings. The City Council of the City of Temecula, California does hereby: A. Declare that the above Procedural Findings are true and correct, and hereby incorporates them herein by this reference. B. Find that agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final EIR and the proposed Project. C. Find and declare that the City Council has independently considered the administrative record before it, which is hereby incorporated by reference and which includes the Final EIR, the written and oral comments on the Draft EIR, staff reports and responses to comments incorporated into the Final EIR, and all testimony related to environmental issues regarding the proposed Project. D. Find and determine that the Final EIR fully analyzes and discloses the potential impacts of the proposed Project, and that those impacts have been mitigated or avoided to the extent feasible for the reasons set forth in the Findings attached as Exhibit A and incorporated herein by reference, with the exception of those impacts found to be significant and unmitigable as discussed therein. E. Find and declare that the Final EIR reflects the independent judgment of the City Council. The City Council further finds that the additional information provided in the staff reports, in comments on the Draft EIR, the responses to comments on the Draft EIR, and the evidence presented in written and oral testimony does not constitute new information requiring recirculation of the EIR under CEQA. None of the information presented has deprived the public of a meaningful opportunity to comment upon a substantial environmental impact of the proposed Project or a feasible mitigation measure or alternative that the City has declined to implement. F. Certify the Final EIR as being in compliance with CEQA. The City Council further adopts the Findings pursuant to CEQA as set forth in Exhibit A; adopts the Mitigation Monitoring and Reporting Program attached as Exhibit B; and adopts the Statement of Overriding Considerations as set forth in Exhibit C. The City Council further determines that all of the findings made in this Resolution (including Exhibit A) are based upon the information and evidence set forth in the Final EIR and upon other substantial evidence that has been presented at the hearings before the Planning Commission and the City Council, and in the record of the proceedings. The City Council further finds that each of the overriding benefits stated in Exhibit C, by itself, would individually justify proceeding with the proposed Project despite any significant unavoidable impacts identified in the Final EIR or alleged in the record of proceedings. G. The City Council hereby imposes as a condition on the Altair Project each mitigation measure specified in Exhibit B, and directs City staff to implement and to monitor the mitigation measures as described in Exhibit B. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk ATTACHMENT 6A FINDINGS AND FACTS IN SUPPORT OF FINDINGS (CIVIC USE) TO BE PROVIDED ATTACHMENT 6B MITIGATION MONITORING AND REPORTING PROGRAM (CIVIC USE) Mitigation Monitoring and Reporting Program DRAFT INSTITUTIONAL USE MMRP MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measures Responsible Action Enforcement Monitoring Indicating Monitoring Phase Agency Verification of Compliance Agency Compliance Initials Date Remarks Aesthetics Mitigation Measure MM -AES -1: The following light and glare standards shall be applied to all future development within the project area: • The applicant shall ensure that all outdoor lighting fixtures in public areas contain "sharp cut-off' fixtures, and shall be fitted with flat glass and internal and external shielding. • The applicant shall ensure that site lighting systems shall be grouped into control zones to allow for opening, closing, and night light/security lighting schemes. All control groups shall be controlled by an automatic lighting system utilizing a time clock, photocell, and low voltage relays. Pre -Construction / Construction / Post -Construction City of Temecula City of Temecula Building Official or other Designee City of Temecula project approval and field verification and sign -off by City of Temecula • The applicant shall ensure that design and layout of the development shall take advantage of landscaping, onsite architectural massing, and off—site architectural massing to block light sources and reflection from cars. • The use of highly reflective construction materials on exterior wall surfaces shall be prohibited. • Prior to the issuance of construction permits for any phase of the project that includes outdoor lighting, the applicant shall submit an outdoor lighting plan and photometric plan to be reviewed and approved by the City of Temecula. The lighting plan shall be in compliance with Ordinance No. 655 as adopted by the Riverside County Board of Supervisors and shall include, but not be limited to, the following information and standards: o Light fixtures shall not exceed 4,050 lumens; o Light fixtures shall be fully shielded so that light rays emitted by the fixtures are projected below the Cypress Ridge Project MMRP 1 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Air Quality Mitigation Measure MM -AQ -la: No fireplaces shall be included in the residential units. horizontal plan passing through the lowest point of the shield; o A map showing all lamp locations, orientations, and intensities, including security, roadway, and task lighting; o Specification of each light fixture and each light shield; o Total estimated outdoor lighting footprint, expressed as lumens per acre; and o Specification of motion sensors and other controls to be used, especially for security lighting. City of Temecula City of Temecula Building Official or other Designee City of Temecula project approval Mitigation Measure MM -AQ -1 b: The lease or purchase agreements • The City shall conduct a post -installation inspection to ensure that the development is in compliance with the design standards in Altair Specific Plan, Mitigation City of Issuance of for all non-residential units shall include the following: Temecula Measure MM -AES -1 and Riverside County Ordinance No. Certificate of Building Official 655. a) Required use of low VOC cleaning supplies in all or other Air Quality Mitigation Measure MM -AQ -la: No fireplaces shall be included in the residential units. Pre -Construction City of Temecula City of Temecula Building Official or other Designee City of Temecula project approval Mitigation Measure MM -AQ -1 b: The lease or purchase agreements Post -Construction City of City of Issuance of for all non-residential units shall include the following: Temecula Temecula Certificate of Building Official Occupancy by a) Required use of low VOC cleaning supplies in all or other City of buildings. b) Required use of low VOC architectural coatings. Designee Temecula Architectural coatings shall be 150 grams per liter or less for both interior and exterior coatings applied as part of building maintenance and upkeep. Cypress Ridge Project MMRP 2 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks c) Employers shall allow alternative work weeks, flextime, telecommuting, and/or work -at-home programs as appropriate to the business developed. (non -quantifiable) Mitigation Measure MM -AQ -1c: All residential and non-residential properties shall be equipped with exterior electrical outlets such that a minimum of 10 percent of landscape equipment can be electrically operated. Landscape contracts for all multi -family residential and non-residential buildings shall include a mandatory requirement stipulating that a minimum of 10 percent of all landscape equipment used onsite would be electrically operated. Construction City of Temecula City of Temecula Building Official or other Designee Field verification and sign -off by City of Temecula Mitigation Measure MM -AQ -1d: All residential and non-residential buildings shall be constructed such that they meet one of the following conditions: a) Buildings shall implement energy efficiency standards that exceed the 2013 Title 24 standards by 15 percent; or b) Project design shall include onsite renewable energy, for example the incorporation of solar panels into project development, such that 9 percent of the onsite energy consumption is offset. Pre -construction/ Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Building Permit and field verification and sign -off by City of Temecula Mitigation Measure MM -AQ -le: The lease or purchase agreements for all multi -family residential and non-residential units shall: a) Require that transit routes be posted in common areas of multi -family residential buildings and employee/student areas for non-residential buildings. Additionally, building management shall encourage a ride -share program within the specific plan area such that employees as well as residents have more access to car-pooling opportunities. (non -quantifiable) b) Shall encourage the use of alternative vehicles by providing incentives such as, but not limited to, special parking for alternative fueled vehicles and/or parking cost reduction for alternative fueled vehicles. (non -quantifiable) Require that 5 percent of all available off-street parking spaces (per multi -family and non-residential development) shall be equipped with charging stations to encourage the use of electric vehicles. (non - quantifiable) Post -Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Certificate of Occupancy by City of Temecula Cypress Ridge Project MMRP 3 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -AQ -2: The site shall be watered four times per day during ground disturbance (grading) activities for all project development phases. During drought conditions, defined as Water Pre -Construction / City of City of Issuance of Shortage Stages 4 or 5 as determined by the Rancho California Construction Temecula Temecula grading permit Water District, use of reclaimed water or non -water chemical stabilizers shall be implemented such that fugitive emissions reductions are comparable. Permission to use potable water for dust control activities during drought conditions shall be granted by the Qualified and sign -off by City of Temecula Building Official if the General Contractor shows in writing that (1) Reclaimed water is not available in sufficient quality and quantity from recycled wastewater treatment facilities located within 10 miles of the construction site; and (2) Well water or groundwater is not available in sufficient quality and quantity from wells and groundwater sources located within 10 miles of the construction site. Biologist City of Temecula Biological Resources Mitigation Measure MM -BIO -1: To the extent feasible, clearing and Pre -Construction / City of City of Issuance of grubbing activities shall take place outside of the avian breeding Construction Temecula Temecula grading permit season, which occurs from February 1 to September 15. If clearing Qualified and sign -off by and grubbing activities are necessary during the breeding season, a focused survey for active nests of raptors and migratory birds shall be conducted by a qualified biologist having demonstrated experience conducting breeding bird and nest surveys. The survey shall occur no more than 7 days prior to any clearing, grubbing, construction or ground -disturbing activities. If active nest(s) (with eggs or fledglings) are identified within the project area, the nest shall not be disturbed until the young have hatched and fledged (matured to a state that they can leave the nest on their own and are no longer relying on the nest for survival). A 500 -foot construction setback from any active raptor nesting location (or a distance to be determined by the qualified biologist, based on species, construction activity, the birds' response/habituation to human presence, and/or topographic features that could limit construction activity disturbance to the nest) shall be adhered to in order to avoid disturbance of the nest until the young have fledged or the nest has failed, as determined by a qualified biologist. A 300 -foot construction setback (or a distance to be determined by the qualified biologist, based on species, construction activity, and the birds' response/habituation to human presence, and/or topographic features that could limit construction activity disturbance to the nest) shall be established for all other migratory birds. If no active nests are identified, construction may commence. All construction setbacks shall be Biologist City of Temecula Cypress Ridge Project MMRP 4 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks clearly demarcated in the field with appropriate material (flagging, staking, construction fencing, etc.) and verified by a qualified biologist. Such fencing shall be maintained and monitored until the nest is confirmed to be inactive. If an avoidance buffer is not feasible, as determined by a qualified biologist in consultation with the City, noise walls or other noise attenuation devices may be installed as needed to prevent disturbance to the nest. Mitigation Measure MM -BIO -2: Suitable burrowing owl habitat Pre -Construction City of City of Issuance of a identified on the project site shall be surveyed by a qualified biologist Temecula Temecula grading permit using the methods described in the Burrowing Owl Survey Qualified and signed off Instructions for the Multiple Species Habitat Conservation Plan Area Biologist by the City of (EPD, 2006) no more than 30 days prior to initial ground disturbing activities to determine presence or absence of burrowing owl. If no burrowing owls are identified, no additional mitigation is necessary and activities may commence. If a burrowing owl is detected, the Temecula City of Temecula and the RCA will be notified. If burrowing owls are found on the project site, the applicant shall implement the following measure: Take of active nests shall be avoided. Passive or active relocation (use of one way doors and collapse of burrows), as approved by the RCA, may occur when owls are present outside the nesting season (March 1 - August 31). If active relocation is selected, translocation sites for the burrowing owl shall be created in the MSHCP Conservation Area for the establishment of new colonies. Translocation sites will be identified, taking into consideration unoccupied habitat areas, presence of burrowing mammals, existing colonies and effects to other MSHCP covered species. Selected translocation sites shall be coordinated with CDFW and USFWS prior to translocation site development. Mitigation Measure MM -BIO -3: The following Best Management Construction City of City of Issuance of Practices shall be adhered to: Temecula Temecula Qualified Grading Permit and signed off • Prior to the issuance of any clearing, grubbing, or grading permit for the project, a qualified biologist (Project Biologist by the City of Temecula Biologist) with a minimum of 3 years of experience in field supervision on construction sites, shall be retained by the Cypress Ridge Project MMRP 5 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks • applicant to oversee compliance with the protection and avoidance measures for biological issues associated with the project. The Project Biologist shall have the authority to halt construction activities in the event of non- compliance. The Project Biologist shall be onsite during initial ground disturbing activities, including, but not limited to: vegetation removal, tree removal or trimming, grading, and restoration landscaping to ensure project activities remain in compliance with all applicable biological resource permits. • Intentional killing or unauthorized collection of plant and wildlife species shall be prohibited. • Workers shall be prohibited from bringing pets and firearms to the project site, and from feeding wildlife. • Proposed and existing Western Riverside Multiple Species Habitat Conservation Plan (MSHCP) Conservation Areas shall be protected in place by the installation of orange silt fencing. Fencing shall be maintained in working order and inspected weekly. Fencing repair shall occur within 2 working days following inspection. • All trash and food items shall be contained in closed containers and trash removed daily to reduce the attractiveness to opportunistic predators such as common ravens and feral cats and dogs. • All fueling of construction vehicles shall be within designated areas beyond 100 feet of any drainage course, and be contained using appropriate protection measures. • Nighttime construction shall be prohibited in areas directly abutting or within 200 feet of existing or project -proposed MSHCP Conservation Areas. Nighttime construction which does occur outside these areas shall use directional lighting to minimize the impacts of increased artificial nighttime lighting. • All construction equipment and vehicles shall not idle for more than 45 minutes to minimize ambient noise produced by the project. Cypress Ridge Project MMRP 6 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -BIO -4a: Prior to the issuance of a grading Pre -Construction City of City of Issuance of a permit for the project, the applicant shall obtain all necessary agency Temecula Temecula grading permit permits for impacts to jurisdictional waters, wetlands and riparian Building Official by the City of resources, including the U.S. Army Corps of Engineers (USAGE), the California Department of Fish and Wildlife (CDFW), and the or other Designee Temecula Regional Water Quality Control Board (RWQCB). Impacts to riparian habitat shall be mitigated at a minimum of a 3:1 ratio. Impacts to unvegetated channel shall be mitigated at a minimum of a 1:1 ratio. Mitigation for both temporary and permanent impacts shall be accomplished by one or more of following options: on- or offsite habitat restoration; purchase of credits from an in -lieu fee program; and/or purchase of credits from a mitigation bank. If a Habitat Mitigation and Monitoring Plan is required by any of the respective resource agencies (USAGE, RWQCB, and CDFW), it shall be prepared according to agency requirements and shall include, at a minimum, the following information: • Location and detailed maps of the mitigation and revegetation areas • An evaluation of the existing function and values, and a description of the function and values to be achieved through compensatory mitigation • Detailed plant and seed mix requirements • Detailed planting plan • Specific and measurable five-year success criteria • Five-year maintenance and monitoring requirements • Invasive species management • Irrigation requirements including the requirement to be off of irrigation for at least two years prior to final sign -off • Securing of a bond or line of credit to guarantee success of the compensatory mitigation Cypress Ridge Project MMRP 7 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -BIO -4b: Prior to the issuance of a grading permit for the project, a Determination of Biological Equivalent or Superior Preservation (DBESP) shall be approved by the Western Riverside County Regional Conservation Authority to address impacts to 1.24 acres of riparian/riverine habitat. The DBESP shall include the following information: • Definition of the project area • A written project description, demonstrating why an avoidance alternative is not possible • A written description of biological information available for the project site including the results of resource mapping • Quantification of unavoidable impacts to riparian/riverine areas and vernal pools associated with the project, including direct and indirect effects • A written description of project design features and mitigation measures that reduce indirect effects, such as edge treatments, landscaping, elevation difference, minimization and/or compensation through restoration or enhancement • A baseline biological assessment of the resources being impacted, used for comparison of biological equivalency • A written description of the proposed habitat mitigation, including habitat type, location, functional lift, and long- term stewardship responsibility A finding demonstrating that although the proposed project would not avoid impacts, the habitat mitigation would be biologically equivalent or superior to that which is being impacted and would result in a net equivalent or superior ecological condition Pre -construction City of Temecula City of Temecula Qualified Biologist Issuance of a grading permit by the City of Temecula Mitigation Measure MM -BIO -6a: Prior to the issuance of a building permit for the project, or any phase thereof, the applicant shall pay Local Development Mitigation fees, as determined by the City of Construction City of Temecula City of Temecula Building Official or other Designee Issuance of a building permit by the City of Temecula Cypress Ridge Project MMRP 8 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Temecula Municipal Code Chapter 15, to offset impacts to sensitive habitat and covered sensitive species. Mitigation Measure MM -BIO 6b: At the time of final map recordation for the project, or any phase thereof, lands identified to contribute to Linkage Areas and open space areas of the project (Conserved Lands) and included on the final map shall be conserved in perpetuity through the recordation of conservation easements in favor of the Western Riverside County Regional Conservation Authority (RCA) or deed transfer of said parcels to the RCA. Conserved Lands shall include all areas identified for the continued preservation and functionality of Proposed Linkage 10 and Proposed Constrained Linkage 13. The project shall conserve onsite a minimum of 82.77 acres, which have been identified at a Criteria Cell level to include Cells 7077, 7161, 7078, 7164, 7258, 7264, 7355 and 7356. Pre -construction City of Temecula City of Temecula Building Official or other Designee Approval and Recordation of final map by the City of Temecula Mitigation Measure MM -BIO -7a: The portion of Camino Estribo that lies between the South Parcel and the main development area within the project footprint shall remain as a dirt road to minimize vehicular speeds. Construction City of Temecula City of Temecula Engineering Official or other Designee Issuance of a grading permit verified and signed off by the City of Temecula Mitigation Measure MM -BIO -7b: The applicant shall install permanent fencing along the Western Bypass where the Bypass right-of-way is contiguous with existing or proposed MSHCP Conserved Lands, to keep animals within the wildlife corridor. Prior to the issuance of any construction permits for the project, the applicant shall prepare and submit a detailed fencing plan for review by the City of Temecula and the wildlife agencies (CDFW and USFWS), and approval by the City. The fencing plan shall include, at a minimum, the fencing location, fencing specifications, plant list, and method and timing of installation. The fence shall be installed prior to the issuance of a building permit for the project. Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Grading and Building Permits by the City of Temecula Cypress Ridge Project MMRP 9 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -BIO -7c: A Slope Revegetation Plan shall be prepared by the project applicant. The Plan shall be submitted for approval to the City prior to the construction of the Western Bypass. The Plan shall include at a minimum: • The requirement to salvage and stockpile excavated topsoil up to the first six inches along selected portions of the ground disturbance area for use in spreading as the top layer of soil in restoring disturbed areas Pre -Construction/ Construction City of Temecula City of Temecula Building Official or other Designee Issuance of grading and building permits by the City of Temecula • Equipment and methods for planting Temecula Temecula grading permit • A planting plan, including the amount and species of seed necessary to revegetate the target habitat types Qualified and project • Success criteria for the revegetated areas over a five-year period following installation Archeologist approval by the • Specific BMPs for erosion control during and after revegetation City of Temecula • A requirement for five years of maintenance of the revegetated areas, including removal of invasive species and irrigation (if necessary) A requirement for five years of monitoring to evaluate compliance with the success criteria and to adjust maintenance activities using an adaptive management approach Cultural Resources Mitigation Measure MM -CUL -la — Retention of a Qualified Pre -construction City of City of Issuance of a Archaeologist: Prior to issuance of a grading permit and prior to the Temecula Temecula grading permit start of any ground disturbing activity, the applicant shall retain a Qualified and project qualified archaeologist, defined as an archaeologist meeting the Archeologist approval by the Secretary of the Interior's Professional Qualification Standards for archaeology (Department of the Interior, 2012), and as approved by the City of Temecula, to carry out all mitigation measures related to archaeological resources and to coordinate the archaeological program with the Pechanga Band of Luiseno Indians (Pechanga City of Temecula Tribe). The Project archaeologist will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate Cypress Ridge Project MMRP 10 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks the find and determine the appropriate next steps, in consultation with the Pechanga Tribal Monitor. Mitigation Measure MM -CUL -1 b - Retention of a Professional Pre -Construction/ City of City of City of Pechanga Tribal Monitor: At least 30 days prior to seeking a Construction Temecula Temecula Temecula grading permit, the project Applicant shall contact the Pechanga qualified Project Tribe to notify the Tribe of their intent to pull permits for the proposed Archaeologist Approval; grading and excavation, and to coordinate with the Tribe to develop and Pechanga verification by a Cultural Resources Treatment and Monitoring Agreement. The tribal representatives City of in Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of professional consultation with Pechanga Tribe Pechanga Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors, including overtime and weekend rates, in addition to mileage reimbursement; and treatment and final disposition of any cultural resource , sacred sites, and human remains discovered on the site. The Pechanga Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. Such evaluation shall include culturally appropriate temporary and permanent treatment pursuant to the Agreement which may include avoidance of cultural resources, in-place preservation and/or re -burial on the project property in an area that will not be subject to future disturbances for preservation in perpetuity. Mitigation Measure MM -CUL -lc — Cultural Resources Sensitivity Pre -Construction/ City of City of City of Training: The qualified archeologist, or an archaeologist working Construction Temecula Temecula Temecula under the direction of the qualified archaeologist, and a qualified Project representative of the Pechanga Tribe shall conduct preconstruction Archaeologist Approval; cultural resources sensitivity training which will include a brief review and Pechanga verification by of the cultural sensitivity of the project and the surrounding area to tribal representatives City of in inform construction personnel of the types of cultural resources that may be encountered, and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains. The applicant shall ensure that construction consultation with Pechanga Tribe Cypress Ridge Project MMRP 11 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks personnel are made available for and attend the training and shall retain documentation demonstrating attendance. All new construction personnel that begin work on the Project following the initial Training must take the cultural resources sensitivity training prior to beginning work and the project archaeologist and Pechanga Tribe shall make themselves available to provide the training on an as -needed basis. Mitigation Measure MM -CUL -1d — Archaeological and Native Pre -construction/ City of City of Issuance of a American Monitoring and Resurvey of the South Parcel: Prior to Construction Temecula Temecula grading permit issuance of a grading permit and prior to the start of any vegetation qualified and project removal or ground disturbing activity, a qualified archaeological Archaeologist approval by the monitor and Pechanga Tribal monitor shall be retained by the and Pechanga City of applicant to monitor ground disturbing activities including, but not tribal Temecula; limited to, brush clearance and grubbing, grading, trenching, excavation, and the construction of fencing and access roads as indicated in MM -CUL -la and 1 b. The archaeological and Pechanga representatives verification by City of Temecula in consultation with Tribal monitors shall re -survey the South Parcel involving ground disturbance, after vegetation removal and grubbing and prior to other ground disturbing activities. This will ensure that previously undocumented resources obscured by thick brush can be identified and appropriate treatment measures for the resources can be developed. Archaeological monitoring shall be conducted by an archaeologist familiar with the types of historic and prehistoric resources that could be encountered within the project, and under direct supervision of the qualified archaeologist. If ground disturbing activities occur simultaneous in two or more locations located more than 500 feet apart, additional archaeological and Pechanga Tribal monitors may be required. Pechanga Tribe The archaeological and Pechanga Tribal monitors shall keep daily and/or weekly logs. After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring, which shall be submitted to the City, Pechanga, and to the Eastern Information Center at the University of California, Riverside. Cypress Ridge Project MMRP 12 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -CUL -le— Unanticipated Discovery If Pre -Construction/ City of City of City of cultural resources are encountered during the course of ground Construction Temecula Temecula Temecula disturbing activities, the applicant shall cease any ground disturbing qualified Project activities within 100 feet of the find until it can be evaluated by the Archaeologist Approval; qualified archaeologist, who shall inspect the find within 24 hours of and Pechanga verification by discovery, during normal working hours. The qualified archaeologist, the archaeological monitor, and/or Native American monitor shall be empowered to halt or redirect ground disturbing activities away from the vicinity of the find until it has been assessed for significance. The qualified archaeologist, in consultation with the applicant and the tribal representatives City of Temecula in consultation with Pechanga Tribe Pechanga Tribe, shall assess the significance of discovered resources and shall take into account the religious beliefs, customs, and practices of the Pechanga Tribe. Avoidance shall be the preferred manner of mitigation pursuant to Calif. Pub. Res. Code § 21083.2(b). Preservation in place may be accomplished by, but is not limited to, complete avoidance, incorporating the resource into open space, or deeding the site into a permanent conservation easement. In the event that preservation in place is demonstrated to be infeasible and data recovery through excavation is determined to be the only feasible mitigation option, a treatment plan shall be prepared and implemented by the qualified archaeologist, in consultation with the applicant and the Pechanga Tribe. The treatment plan shall provide for the adequate recovery of the scientifically consequential information contained in the archaeological resource. The Pechanga Tribe shall be consulted to ensure that cultural values ascribed to the resource, beyond that which is scientifically important, are considered and additional appropriate mitigation to address the cultural values is applied. The treatment plan shall also provide for the analysis, reporting, and curation/disposition of resources in accordance with the Treatment Agreement required in MM -CUL -1 b. Mitigation Measure MM -CUL -1f — Completed Avoidance of Pre -construction/ City of City of Verification by Impacts to the TCP: The City and the Project Applicant/Land Construction Temecula Temecula City of Owner shall ensure that no impacts occur to the Traditional Cultural Qualified Temecula in Property south of the proposed South Parcel Area. This includes, but is not limited to off-site improvements, staging activities, trenching, geotechnical work, Riverside County Flood Control improvements, Water Department impacts, Public Works projects, biological and fire control programs, and any other program or project that would affect the integrity of the TCP. Should any of these activities, or others as indicated, be proposed, the City and the Archaeologist and Pechanga tribal representatives consultation with Pechanga Tribe Cypress Ridge Project MMRP 13 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Applicant/Land Owner shall contact the Pechanga Tribe for additional consultation and review. Mitigation Measure MM -CUL -2a — Paleontological Resource Pre -Construction City of City of Verification by Impact Mitigation Program (PRIMP): The applicant shall Temecula Temecula City of implement the paleontological mitigation program outlined in the qualified Temecula in PRIMP (Kennedy and Wirths, 2013) during project implementation. Paleontologist consultation with The PRIMP requires paleontological monitoring of mapped exposures of the sandstone facies of the Pauba Formation (Qp) as shown on Attachment 3a of the PRIMP. In addition, because the fanglomerate facies of the Pauba Formation is considered to have undetermined potential to yield significant paleontological resources, initial excavations into the unit shall be spot-checked by a qualified paleontologist (defined as a paleontologist meeting the Society for Pechanga Tribe Vertebrate Paleontology Standards, 2010) to determine if the lithology of the geological unit is conducive to the preservation of unique paleontological resources. The qualified paleontologist shall also contribute to any construction worker cultural resources sensitivity training, either in person or via a module provided to the qualified archaeologist. Monitoring shall be conducted by a qualified paleontologist, or a monitor working under the direct supervision of a qualified paleontologist. Monitors shall have the authority to temporarily halt or divert work away from exposed fossils in order to recover the fossil specimens. The qualified paleontologist, based on observations of subsurface soil stratigraphy or other factors, may reduce or discontinue monitoring, as warranted, if the qualified paleontologist determines that the possibility of encountering fossiliferous deposits is low. Monitors shall prepare daily logs detailing the types of activities and soils observed, and any discoveries. Any fossils recovered shall be prepared to the point of identification and curated at an accredited facility. The qualified paleontologist shall prepare a final monitoring and mitigation report to be submitted to the City and filed with the local repository. Mitigation Measure MM -CUL -2b — Unanticipated Paleontological Construction City of City of Verification by Resources Discoveries: If construction or other project personnel discover any potential fossils during construction, regardless of the Temecula Temecula City of Cypress Ridge Project MMRP 14 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks depth of work, work at the discovery location shall cease until the qualified paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. Construction/ Post- City of qualified Paleontologist Temecula in consultation with Pechanga Tribe Mitigation Measure MM -CUL -3 — Human Remains: If human Pre -Construction/ City of City of Verification by remains are uncovered during project construction, the applicant Construction Temecula Temecula City of shall immediately halt work and follow the procedures and protocols set forth in Section 15064.5(e) of the CEQA Guidelines, which require compliance with Health and Safety Code Section 7050.5 and qualified Paleontologist Temecula Public Resources Code Section 5097.98 (as amended by AB 2641). The applicant shall immediately contact the Riverside County Coroner to evaluate the remains. If the County Coroner determines that the remains are Native American and not subject to his or her authority, the County Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. The NAHC shall designate a Most Likely Descendant (MLD) for the remains, who shall have 48 hours from the time of being granted access to the site to provide recommendations to the landowner for the means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods. Until the landowner has discussed and conferred with the MLD, the landowner shall ensure that the immediate vicinity where the discovery occurred is not subject to further disturbances, is adequately protected according to generally accepted cultural and archaeological standards, and that further activities take into account the possibility of multiple burials. In the event that no MLD is identified, or if the MLD fails to make a recommendation for disposition, or if the landowner rejects the recommendation of the MLD and mediation with the NAHC fails to provide measures acceptable to the landowner, the landowner may reinter the remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance. Greenhouse Gas Emissions and Climate Change Mitigation Measure MM-GHG-1: Upon full entitlement of the project Construction/ Post- City of City of Issuance of and prior to the issuance of a certificate of occupancy for the project, the project sponsor shall submit an application for a Pre -Certified construction Temecula Temecula Building Official Certificate of Occupancy by LEED-ND Plan through the U.S. Green Building Council. If the or other the City of application meets the LEED-ND prerequisites, the project sponsor shall continue with the certification, and the project shall receive a minimum base -level LEED-ND certification within two years of project build -out. If Pre -Certified LEED-ND Plan approval is denied, the project applicant shall nevertheless incorporate the following measures in the project design that are normally scored to achieve Designee Temecula Cypress Ridge Project MMRP 15 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks LEED standards and shall achieve a fifteen -percent (15%) reduction in energy use beyond 2016 Title 24 building standards by undertaking the following: Pre -construction City of City of Issuance of 1) Provide parking associated with electrical charging stations; Temecula Temecula Grading Permit 2) Subsidize public transit and expand transit network (e.g., help fund Riverside Transportation Authority and City smart shuttle or bike share programs); Building Official by the City of 3) Provide an enhanced pedestrian network, including pedestrian connections to the local community; or other Designee Temecula 4) Provide traffic calming measures and urban non -motorized zones; 5) Install bicycle parking and storage, as well as dedicated bike lanes or trails with connectivity to the local community and recreation areas; 6) Prohibit wood -burning fireplaces; 7) Where practicable, install or ensure facilities are compatible with renewable energy (e.g. solar photovoltaics); 8) Install energy efficient boilers and appliances, including programmable thermostat timers; 9) Install energy efficient street and area lighting, including LED traffic lights, motion detection lighting, and limited outdoor lighting for security and safety purposes; 10) Install electrical outlets compatible with electric yard equipment; 11) Provide for use of reclaimed water; 12) Install low -flow bathroom and kitchen fixtures (e.g., faucets, toilets, and showers); 13) Install water efficient irrigation systems; 14) Where practicable, reuse or recycle materials from operation and construction activities. Hydrology and Water Quality Mitigation Measure MM -HYD -1: Prior to issuance of a grading Pre -construction City of City of Issuance of permit, a final drainage study shall be prepared by a registered civil Temecula Temecula Grading Permit engineer in accordance with the Riverside County Hydrology Manual Building Official by the City of and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The final study shall identify storm water runoff quantities from the development of this site and upstream of the site, and shall identify all existing or proposed 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 or any substantial adverse change in receiving water quality or habitat values; the final study shall include a capacity analysis verifying the adequacy of all facilities and any or other Designee Temecula Cypress Ridge Project MMRP 16 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks features to include in the design to minimize or avoid runoff impacts. Construction City of City of Issuance of a Features to be included in the site design shall conform with the City of Temecula MS4 permit and Stormwater Ordinance, and may include, for example: Temecula Temecula grading permit 1) Non-structural, structural, source control and treatment control Building Official by the City of BMPs; or other Designee Temecula 2) Infiltration basins, detention basins, vegetated swales, and media filters; 3) Pervious concrete, storm drain stenciling or signage, protection of material and trash storage areas from rainfall; and 4) Other low impact development (LID) BMPs, including measures to reduce increases in runoff through hydromodification and infiltration protection. If the receiving facilities are determined to be under capacity, then onsite detention and/or alternative drainage facilities and outfalls shall be required as needed to avoid damage to public or private property and alterations in water quality or habitat values. Mitigation Measure MM -HYD -3: As a condition of approval, each Pre -Construction / City of City of Issuance of future development project will be required to generate a project- specific Water Quality Management Plan (WQMP), as required by the City of Temecula Stormwater Ordinance and as specified in the Construction/ Post- Construction Temecula Temecula Building Official or other Building Permit, review of plans, field verification City's Jurisdictional Runoff Management Plan, which will ensure that the project implements specific water quality features to meet the Designee and sign -off by City of City's MS4 Permit and Stormwater Ordinance requirements. Each project -specific WQMP shall be reviewed and approved by the City of Temecula prior to the issuance of a building or grading permit. Temecula NOISE Mitigation Measure MM -N01 -1a: Prior to the issuance any grading Construction City of City of Issuance of a or building permits for a phase or sub phase (project -specific future Temecula Temecula grading permit development within a construction phase), the applicant shall Building Official by the City of provide evidence to the City that the development will not exceed the City's exterior noise standards for construction (see Table 3.10- or other Designee Temecula 5). If it is determined that City noise standards for construction activities would be exceeded, the applicant shall submit a construction -related exception request to the City Manager at least one week in advance of the project's scheduled construction activities, along with the appropriate inspection fee(s), to ensure that Cypress Ridge Project MMRP 17 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks the project's construction noise levels would be granted an exception from the noise standards set forth in Section 9.20.040 of the City of Temecula Municipal Code. Factors the City shall consider when granting a noise exception include, but are not limited to, the consideration of the level of noise, duration of noise, constancy or intermittency of noise, time of day or night, place, proximity to sensitive receptors, nature and circumstances of the emission or transmission of any such loud noise. If a construction -related exception request is not approved by the City, design measures shall be taken to reduce the construction noise levels to the maximum extent feasible to achieve compliance with the City's construction noise standards. These measures may include, but are not limited to, the erection of noise barriers/curtains, use of advanced or state-of-the-art mufflers on construction equipment, and/or reduction in the amount of equipment that would operate concurrently at the development site. Mitigation Measure MM-NOI-1 b: The applicant shall comply with Construction City of City of Field verification the following noise reduction measures during construction: Temecula Temecula and sign -off by Building Official City of • Ensure that noise and groundborne vibration construction activities whose specific location on a construction site may be flexible (e.g., operation of compressors and generators, cement mixing, general truck idling) shall be conducted as far as possible from the nearest noise- and vibration -sensitive land uses. or other Designee Temecula • Ensure that the use of construction equipment or construction methods with the greatest peak noise generation potential will be minimized. Examples include the use of drills and jackhammers. When impact tools (e.g., jack hammers, pavement breakers, and caisson drills) are necessary, they shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used; this muffler can Cypress Ridge Project MMRP 18 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks lower noise levels from the exhaust by up to about 10 dBA. External jackets on the tools themselves shall be used where feasible; this could achieve a reduction of 5 dBA. Quieter procedures, such as use of drills rather than impact tools, shall be used whenever feasible, as determined by the City of Temecula's Building Official based on the circumstances such as exposure to sensitive receptors, type and number of equipment used, and duration of noise. • Locate stationary construction noise sources away from adjacent receptors and muffled and enclosed within temporary sheds, incorporate insulation barriers, or other measures to the extent feasible, as determined by the City's Building Official based on the circumstances such as exposure to sensitive receptors, type and number of equipment used, and duration of noise. • Construction truck traffic shall be restricted to routes approved by the City of Temecula, and shall avoid residential areas and other sensitive receptors, to the extent feasible. • Designate a construction relations officer to serve as a liaison with surrounding residents and property owners who is responsible for responding to address any concerns regarding construction noise and vibration. The liaison's telephone number(s) shall be prominently displayed at construction locations. Hold a preconstruction meeting with the City's job inspectors and the general contractor or onsite project manager to confirm that noise and vibration mitigation and practices (including construction hours, sound buffers, neighborhood notification, posted signs, etc.) are implemented. Mitigation Measure MM -N01 -2a: The operation of construction Construction City of City of Issuance of equipment that generates high levels of vibration, such as large Temecula Temecula Grading Permit bulldozers, loaded trucks, and caisson drills, shall be prohibited within 45 feet of residential structures and 35 feet of institutional Building Official and field verification and Cypress Ridge Project MMRP 19 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks structures during construction activities to the extent feasible. Small, rubber -tired construction equipment shall be used within this area during demolition and/or grading operations to reduce vibration effects, where feasible. or other Designee sign -off by City of Temecula Mitigation Measure MM -N01 -2b: The operation of jackhammers shall be prohibited within 25 feet of existing residential structures and 20 feet of institutional structures during construction activities, to the extent feasible. Construction City of Temecula City of Temecula Building Official or other Designee Field verification and sign -off by City of Temecula Mitigation Measure MM -N01-3: Prior to the issuance of a building permit for future developments in the project, the applicant shall provide evidence to the City that operational noise levels generated by the proposed development would not exceed the City's permissible exterior noise standards that are applicable to adjacent properties. If City noise standards at the adjacent properties would be exceeded, design measures shall be taken to ensure that operational noise levels associated with the proposed development would be reduced to levels that comply with the permissible City noise standards. These measures may include, but are not limited to, the erection of noise walls, use of landscaping, and/or the design of adequate setback distances for the new developments. Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Building Permit and field verification and sign -off by City of Temecula Mitigation Measure MM -N01 -4a: The applicant of individual development projects within the project area shall minimize noise impacts from mechanical equipment, such as ventilation and air conditioning units, by locating equipment away from receptor areas, installing proper acoustical shielding for the equipment, and incorporating the use of parapets into building design to ensure that noise levels do not exceed the ambient noise level on the premises of existing development by more than five decibels. Construction City of Temecula City of Temecula Building Official or other Designee Issuance of Grading Permit and field verification and sign -off by City of Temecula Cypress Ridge Project MMRP 20 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -N01 -4b: Prior to City approval of a Construction City of City of City of residential development project within the project area, the applicant Temecula Temecula Temecula shall provide documentation to the City that all exterior windows Construction Building Official project approval; associated with a proposed residential development will be or other and field constructed to provide a sufficient amount of sound insulation to ensure that interior noise levels would be below an Ldr, or CNEL of 45 dBA in any habitable room. Designee verification and sign -off by City of Temecula Mitigation Measure MM -N01-5: All future residential developments Post -Construction City of City of Field verification located adjacent to the proposed Western Bypass in the project area Pre -Construction/ Temecula Temecula and sign -off by shall be set back a minimum of 45 feet from the centerline of the Construction Temecula Building Official City of Western Bypass. If this minimum setback distance cannot be achieved, other measures shall be taken to ensure compliance with the City's noise/land use compatibility standard of 70 dBA Ld,,, including, but not limited to, greater setback distances, the erection of noise walls or use of landscaping. or other Designee Temecula Traffic and Circulation Mitigation Measure MM -TRA -1: Prior to the completion of Phase 1 Pre -Construction/ City of City of Issuance of of the project, the project proponent/developer shall install or provide Temecula Temecula Grading Permit funding for system -wide signal timing optimization (phase timings Construction Engineer or and Issuance of and cycle length) to the satisfaction of the City Engineer. Since other Designee a Certificate of Rancho California Road and Jefferson Avenue operate on an Occupancy Adaptive Traffic Signal Timing Program, the developer shall be responsible for system -wide optimization along both corridors to mitigate impacts.. Mitigation Measure MM -TRA -2: Prior to the completion of Phase 1 Pre -Construction/ City of City of Issuance of of the project, the project proponent/developer shall install or provide Construction Temecula Temecula Grading Permit funding for system -wide signal timing optimization (phase timings Engineer or and Issuance of and cycle length) to the satisfaction of the City Engineer. Since Ynez other Designee a Certificate of Road and Rancho California Road operate on an Adaptive Traffic Occupancy Signal Timing Program, the developer shall be responsible for system -wide optimization along both corridors to mitigate impacts. Cypress Ridge Project MMRP 21 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -TRA -3: Prior to the completion of Phase 2 Pre -Construction/ City of City of Issuance of of the project, the project proponent/developer shall install or provide Construction Temecula Temecula Grading Permit funding for signal timing optimization (phase timings and cycle Engineer or and Issuance of length) at the intersection of 1-15 Northbound Ramps and Temecula other Designee a Certificate of Parkway to proportion more time to the heavier traffic volumes, to the satisfaction of the City Engineer. The project proponent/developer shall coordinate implementation of this improvement with Caltrans. Occupancy Mitigation Measure MM -TRA -5: Prior to the completion of Phase 1 Pre -Construction/ City of City of Issuance of of the project, the project proponent/developer shall install stop signs Construction Temecula Temecula Grading Permit on the Pujol Street approaches at the intersection of Pujol Street and Engineer or and Issuance of First Street, converting the intersection from side -street stop -control to all -way stop control. other Designee a Certificate of Occupancy Cypress Ridge Project MMRP 22 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks Mitigation Measure MM -TRA -6: Prior to the completion of Phase 2 of the project, the project proponent/developer shall install or provide funding for one additional exclusive eastbound left turn lane and signal timing optimization (phase timings and cycle length) at the intersection of Ynez Road and Santiago Road, to the satisfaction of the City Engineer. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -7: Prior to the issuance of a certificate of occupancy for Phase 1 of the project, the City shall have completed the Capital Improvement Project entitled "1-15 / SR 79 South (Temecula Parkway) Ultimate Interchange". Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -8: Prior to the completion of Phase 3 of the project, the project proponent/developer shall contribute 20 percent of the cost to construct one additional exclusive right turn lane to the eastbound Rancho California Road approach to the intersection of Ynez Road and Rancho California Road, toward the possible acquisition of right-of-way, and modification of existing traffic signal facilities at the intersection Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -9: Prior to the completion of Phase 3 of the project, the project proponent/developer shall contribute 20 percent of the cost to construct a fourth through lane to both the eastbound and westbound Temecula Parkway approaches to the intersection of La Paz Road and Temecula Parkway, toward the acquisition of right-of-way, and modification of existing traffic signal facilities at the intersection Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -10: Prior to the completion of Phase 3 of the project, the project proponent/developer shall contribute 15 percent of the cost to construct an exclusive right turn lane to the westbound Temecula Parkway approach to the intersection of Margarita Road and Temecula Parkway, toward the acquisition of right-of-way, and modification of existing traffic signal facilities at the intersection. Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Mitigation Measure MM -TRA -12: Prior to the completion of Phase 3 of the project, the project proponent/developer shall contribute 43 percent of the cost to construct improvements at the west Ridge Park Drive leg to allow for right -in / right -out turn movements only at the intersection of Vincent Moraga Drive and Ridge Park Drive, to Pre -Construction/ Construction City of Temecula City of Temecula Engineer or other Designee Issuance of Grading Permit and Issuance of a Certificate of Occupancy Cypress Ridge Project MMRP 23 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks the satisfaction of the City Engineer. This improvement would prohibit vehicles from making northbound left and westbound left turning movements at the intersection. Mitigation Measure MM -TRA -13: Prior to the completion of Phase Construction City of City of Issuance of 3 of the project, the project proponent/developer shall contribute 17 Temecula Temecula Grading Permit percent of the cost to install traffic signals at the intersection of Pujol Engineer or and Issuance of Street and First Street. other Designee a Certificate of Occupancy Mitigation Measure MM -TRA -14: Prior to the issuance of any Pre -Construction City of City of Issuance of grading permit or any permit that authorizes construction activities Temecula Temecula Grading and within the Specific Plan area, or at offsite locations for improvements associated with the Specific Plan, the project applicant(s) shall prepare a Construction Traffic Mitigation Plan(s) for review and approval by the City of Temecula as part of the permit application. Engineer or other Designee Building Permits The Construction Traffic Mitigation Plan(s) shall include measures to minimize the construction traffic volumes entering the roadway system (including local roads) during AM and PM peak hours. At a minimum, the Construction Traffic Mitigation Plan(s) shall include the following implementation measures: • Construction truck routes shall be prepared to designate principal haul routes for trucks delivering materials to and from the construction site. • Should a temporary road and/or lane closure be necessary during construction, the project applicant shall provide traffic control activities and personnel, as necessary, to minimize traffic impacts. This may include detour signage, cones, construction area signage, flagmen, and other measures as required for safe traffic handling in the construction zone. The project applicant shall keep a minimum of one lane in each direction free from encumbrances at all times on perimeter roads accessing the project site. In the event a full road closure is required, the contractor shall coordinate with the City of Temecula Cypress Ridge Project MMRP 24 ESA/ 150642 July 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Measures Responsible Enforcement Monitoring Agency Monitoring Phase Agency Action Indicating Verification of Compliance Compliance Initials Date Remarks and other affected jurisdictions (i.e., Caltrans, and/or County of Riverside) to designate proper detour routes and signage to appropriate proper access routes. Cypress Ridge Project MMRP 25 ESA/ 150642 July 2017 ATTACHMENT 6C STATEMENT OF OVERRIDING CONSIDERATIONS (CIVIC USE) STATEMENT OF OVERRIDING CONSIDERATIONS — CIVIC USE -- The following Statement of Overriding Considerations is made in connection with the proposed approval of the Altair Specific Plan (the "Project"). CEQA requires the decision-making agency to balance the economic, legal, social, technological or other benefits of a project against its unavoidable environmental risks when determining whether to approve a project. If the benefits of the project outweigh the unavoidable adverse effects, those effects may be considered acceptable. CEQA requires the agency to provide written findings supporting the specific reasons for considering a project acceptable when significant impacts are unavoidable. Such reasons must be based on substantial evidence in the EIR or elsewhere in the administrative record. The reasons for proceeding with this Project despite the adverse environmental impacts that may result are provided in this Statement of Overriding Considerations. The City Council finds that the economic, social and other benefits of the Project outweigh the significant and unavoidable impacts to: • Air quality at the project and cumulative level give that the City is in the South Coast Air Quality Management District, which is a non -attainment region for ozone; • Greenhouse gas emissions at the cumulative level for exceeding the conservative threshold of 3,000 MTCO2e per year even with incorporation of Smart Growth development standards, which promote walking and alternative transportation; • Noise and vibration impacts during construction; and • Traffic impacts to the 1-15 SB Ramps/Temecula Parkway intersection under Future Buildout (2035) Conditions (prior to completion of the Ultimate interchange improvements, which are under construction), and for a decrease in Level of Service at Rancho California Road and Ynez Road during the AM peak hour. Although the FEIR concludes there are significant and unavoidable impacts to the 1-15 SB Ramps/Temecula Parkway intersection under Future Buildout (2035) Conditions, it should be noted that this is a conservative approach as the ultimate intersection improvements are under construction and once complete, the improvements will reduce the project impacts below a level of significance. In making this Statement of Overriding Considerations, the City Council has balanced the benefits of the Project against its unavoidable impacts and has indicated its willingness to accept those adverse impacts. The City Council finds that each one of the following benefits of the Project, independent of the other benefits, would warrant approval of the Project notwithstanding the unavoidable environmental impacts of the Project. The City Council finds that all feasible mitigation measures have been imposed to either lessen Project impacts to less than significant or to the extent feasible, and furthermore, that alternatives to the Project are infeasible because they generally have similar impacts, or they do not provide the benefits of the Project, or are otherwise socially or economically infeasible as fully described in the Findings and Facts in Support of Findings. Furthermore, the following primary public benefits are required by Conditions of Approval, and in the Development Agreement: A. An estimated $28 million dollars of regional infrastructure (Western Bypass Corridor and Bridge over Murrieta Creek), and improved east -west connectivity in the City; The Western Bypass Corridor and Bridge are part of a regional facility, identified in the Transportation Uniform Mitigation Fee (TUMF) program. The Regional System needs to be expanded to accommodate anticipated future growth in the City of Temecula and southwestern Riverside County; the Project provides critical infrastructure to assist the City in meeting this need. B. A 5 -acre Central Park and "Grand Staircase" connection to Main Street in Old Town on the west side of 1-15 for public use; Currently, the City does not have a park of sufficient size for residents on the west side of 1-15 to accommodate parks and recreation programs. Residents west of 1-15 have to travel to the east side sports parks. The Central Park will accommodate existing and future growth, and provide an important destination and gathering place for passive and active recreation in and around Old Town. C. An elementary school site to serve existing and future residents on the west side of 1-15; Similar to the City's current situation with a lack of parks and programming relative to population on the west side of 1-15, the elementary school site has the ability to provide a neighborhood school in walking distance for many that will help eliminate the need to rely exclusively on schools on the east side of 1-15. D. Over eight miles of pathways and trails connecting to the City's bike lane and trail network; The Quality of Life Master Plan identifies six core values as identified by the community. Transportation Mobility and Connectivity figures prominently in the City's planning efforts. Altair is designed as a "Smart Growth" development which makes walking easy and promotes a healthy and active lifestyle. Furthermore, the proposed trails, pathways, and sidewalks connect to the surrounding network closing gaps and increasing opportunities for active transportation. E. Per the Development Agreement, the applicant will provide $150,000 dollars of "start-up" funding for a shuttle connecting to RTA transit stops and/or a bikeshare program; Again, Transportation Mobility and Connectivity figures prominently in the City's planning efforts. This funding will assist in promoting active transportation in an effort to relieve auto congestion in the City. F. Per the Development Agreement, the applicant is committed to provide Project conservation features in excess of what is required as environmental mitigation, including the following: • 55 -acre reduction in hillside escarpment/Multi Species Habitat Conservation Plan (MSHCP) impacts associated with the shortened Western Bypass alignment, as compared to the current alignment in the City's General Plan Circulation Element and the approved West Side Specific Plan and MSHCP; • Facilitation of the sale of an additional 8.97 acres of hillside escarpment adjacent to the project site to the Riverside County Regional Conservation Authority for conservation; • Additional funding for conservation efforts (up to $500,0000) to be used for a wildlife connectivity study, engineering feasibility, and/or land acquisition in the special linkage area south of the Project. The City Council finds that the foregoing benefits provided through approval of the Project outweigh the identified significant adverse environmental impacts. The City Council further finds that each of the Project benefits discussed above outweighs the unavoidable adverse environmental effects identified in the Final EIR and therefore finds those impacts to be acceptable. The City Council further finds that each of the benefits listed above, standing alone, is sufficient justification for the City Council to override these unavoidable environmental impacts. ATTACHMENT 7 PC RESOLUTION GENERAL PLAN AMENDMENT PC RESOLUTION NO. - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE CURRENT ALIGNMENT OF THE PROPOSED WESTERN BYPASS, AND TO RECOGNIZE THE PROPOSED LAND USES IDENTIFIED IN THE ALTAIR SPECIFIC PLAN BY REPLACING INDUSTRIAL PARK (IP), OPEN SPACE (OS), MEDIUM DENSITY RESIDENTIAL (M), HIGH DENSITY RESIDENTIAL (H), AND HILLSIDE RESIDENTIAL (HR) WITH SPECIFIC PLAN IMPLEMENTATION (SPI) ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310- 013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development in the proposed Project area. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mel!man Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17-_ and the findings therein are hereby incorporated by this reference as set forth in full. G. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the General Plan Amendment Application No. PA14-0158, hereby finds, determines and declares that: A. The General Plan Amendment is in the public interest. The existing General Plan Land use designations to be replaced include Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR). The revised General Plan Land Use designations proposed in the Altair Specific Plan will be Specific Plan Implementation (SPI) to include Active Open Space (AO), Natural open Space (NO), Residential (R), Mixed -Use (M), Mixed -Use Residential (MR), Educational (E), and Institutional (I). The General Plan Amendment is in the public interest because it diversifies the City's housing stock and provides options besides single family dwelling units, builds regional infrastructure (western bypass), provides parks and trails, and a civic site for public use. B. The General Plan Amendment is compatible with the health, safety and welfare of the community. uses. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire and Development Code requirements. These codes set policies and standards that protect the health, safety, and welfare of the community. In addition, the General Plan Amendment is tied to a Specific Plan, which establishes specific design guidelines and standards that ensure compatibility with the surrounding area. The City has engaged in extensive studies and review of the potential impacts of the General Plan Amendment and concluded that the General Plan Amendment is in the best interest of and is compatible with the health, safety and general welfare of the City. The development that will be allowed by the General Plan Amendment is located directly adjacent to Old Town Temecula and its added residential population base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The General Plan Amendment will allow up to 1,750 new homes for a range of household sizes, income, and demographics. C. The General Plan Amendment is compatible with existing and surrounding The General Plan Amendment is compatible with existing and surrounding uses. The Specific Plan that is tied to the General Plan Amendment conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. The Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well-designed compact neighborhoods, a variety of transportation choices, preservation of open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. This area has been planned for extensively as evidenced by the General Plan, Old Town Specific Plan, and Westside Specific Plan. The proposed Altair Specific Plan is consistent with the community vision for complementary uses to Old Town. These uses include single family, multi family, mixed use (residential, office and retail), parks, trails, civic uses and infrastructure. D. The General Plan Amendment will not have an adverse effect on the community, and is consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan Amendment will implement the goals and policies of the City's General Plan specific to residential development west of Old Town, and implementation of the Western Bypass Corridor. The Environmental Impact Report (EIR) prepared for the proposed Project includes Table 3.9-4, which identifies General Plan Goals and Policies with a comparison of Consistency, Non - Consistency, or Not Applicable. The proposed Project is consistent with all applicable goals and polices of the adopted General Plan. Section 3. Services Deficit Fiscal Impact Payments A. The City and owners estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment, adoption of the Specific Plan, and change of zone for the proposed Project will substantially exceed the municipal revenue from the proposed Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of September, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the proposed Project, and their successors of interest, shall pay the City the sum of Two Hundred Thirty -Seven Dollars ($237.00) per residential dwelling unit within the proposed Project area that is an Occupied Residential Property, each year as mitigation for the City Services Deficit, with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. B. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. C. This requirement is set forth in Section 11.8 of the Specific Plan. Section 4. Annual Wildlife Conservation Fee A. In order to facilitate local wildlife conservation efforts, each Occupied Residential Property in the Specific Plan area shall pay Forty -Three Dollars ($43.00) per dwelling unit per year, to be increased each fiscal year by a percentage equal to two percent (2%) of the prior year's payment, to fund the Annual Wildlife Conservation Fee for Wildlife Conservation Costs. B. For the purposes of this provision, "Occupied Residential Property" means an assessor's parcel in the Specific Plan area for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued. C. For the purposes of this provision "Wildlife Conservation Costs" means: (1) An engineering feasibility study to be prepared by the City in conjunction with the Western Riverside County Regional Conservation Authority within the Interstate 15 freeway Special Linkage Area south of the proposed Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lions) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or (2) Acquisition by the City of lands within the Special Linkage Area south of the proposed Project for conservation; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Specific Plan area. D. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the Annual Wildlife Conservation Fee payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. E. This requirement is set forth in Section 11.9 of the Specific Plan. Section 5. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a Resolution entitled, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE CURRENT ALIGNMENT OF THE PROPOSED WESTERN BYPASS, AND TO RECOGNIZE THE PROPOSED LAND USES IDENTIFIED IN THE ALTAIR SPECIFIC PLAN BY REPLACING INDUSTRIAL PARK (IP), OPEN SPACE (OS), MEDIUM DENSITY RESIDENTIAL (M), HIGH DENSITY RESIDENTIAL (H), AND HILLSIDE RESIDENTIAL (HR) WITH SPECIFIC PLAN IMPLEMENTATION (SPI) ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APN 922-210-049, 940-310-013, 940-310-015, 9401-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)" in substantially the same form attached to this Resolution as Exhibits "A" for Land Use, and "B" for Circulation, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of November, 2017. ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA ) )ss ) John Telesio, Vice Chairperson I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. - was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of November, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary ATTACHMENT 7.1 CITY COUNCIL RESOLUTION GENERAL PLAN AMENDMENT RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE CURRENT ALIGNMENT OF THE PROPOSED WESTERN BYPASS, AND TO RECOGNIZE THE PROPOSED LAND USES IDENTIFIED IN THE ALTAIR SPECIFIC PLAN BY REPLACING INDUSTRIAL PARK (IP), OPEN SPACE (OS), MEDIUM DENSITY RESIDENTIAL (M), HIGH DENSITY RESIDENTIAL (H), AND HILLSIDE RESIDENTIAL (HR) WITH SPECIFIC PLAN IMPLEMENTATION (SPI) ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310- 013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development in the proposed Project area. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." G. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE CURRENT ALIGNMENT OF THE PROPOSED WESTERN BYPASS, AND TO RECOGNIZE THE PROPOSED LAND USES IDENTIFIED IN THE ALTAIR SPECIFIC PLAN BY REPLACING INDUSTRIAL PARK (IP), OPEN SPACE (OS), MEDIUM DENSITY RESIDENTIAL (M), HIGH DENSITY RESIDENTIAL (H), AND HILLSIDE RESIDENTIAL (HR) WITH SPECIFIC PLAN IMPLEMENTATION (SPI) ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210- 049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." H. On December 12, 2017, the City Council of the City of Temecula considered the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, 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 proposed Project and EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations proior to and at the public hearing. I. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES, GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. J. All legal preconditions to the adopting of this Resolution have occurred. Section 2. The City Council in approving the General Plan Amendment hereby finds, determines and declares that: A. The General Plan Amendment is in the public interest. The existing General Plan Land use designations to be replaced include Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR). The revised General Plan Land Use designations proposed in the Altair Specific Plan will be Specific Plan Implementation (SPI) to include Active Open Space (AO), Natural open Space (NO), Residential (R), Mixed -Use (M), Mixed -Use Residential (MR), Educational (E), and Institutional (I). The General Plan Amendment is in the public interest because it diversifies the City's housing stock and provides options besides single family dwelling units, builds regional infrastructure (western bypass), provides parks and trails, and a civic site for public use. B. The General Plan Amendment is compatible with the health, safety and welfare of the community. uses. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire and Development Code requirements. These codes set policies and standards that protect the health, safety, and welfare of the community. In addition, the General Plan Amendment is tied to a Specific Plan, which establishes specific design guidelines and standards that ensure compatibility with the surrounding area. The City has engaged in extensive studies and review of the potential impacts of the General Plan Amendment and concluded that the General Plan Amendment is in the best interest of and is compatible with the health, safety and general welfare of the City. The development that will be allowed by the General Plan Amendment is located directly adjacent to Old Town Temecula and its added residential population base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The General Plan Amendment will allow up to 1,750 new homes for a range of household sizes, income, and demographics. C. The General Plan Amendment is compatible with existing and surrounding The General Plan Amendment is compatible with existing and surrounding uses. The Specific Plan that is tied to the General Plan Amendment conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. The Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preservation of the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well-designed compact neighborhoods, a variety of transportation choices, preserve open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. This area has been planned for extensively as evidenced by the General Plan, Old Town Specific Plan, and Westside Specific Plan. The proposed Altair Specific Plan is consistent with the community vision for complementary uses to Old Town. These uses include single family, multi family, mixed use (residential, office and retail), parks, trails, civic uses and infrastructure. D. The General Plan Amendment will not have an adverse effect on the community, and is consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan Amendment will implement the goals and policies of the City's General Plan specific to residential development west of Old Town, and implementation of the Western Bypass Corridor. The Environmental Impact Report (EIR) prepared for the project includes Table 3.9-4, which identifies General Plan Goals and Policies with a comparison of Consistency, Non -Consistency, or Not Applicable. The proposed Project is consistent with all applicable goals and polices of the adopted General Plan. Section 3. Services Deficit Fiscal Impact Payments A. The City and owners estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment, adoption of the Specific Plan, and change of zone for the Project will substantially exceed the municipal revenue from the proposed Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of September, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the proposed Project, and their successors of interest, shall pay the City the sum of Two Hundred Thirty -Seven Dollars ($237.00) per residential dwelling unit within the proposed Project area that is an Occupied Residential Property, each year as mitigation for the City Services Deficit, with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. B. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. C. This requirement is set forth in Section 11.8 of the Specific Plan. Section 4. Annual Wildlife Conservation Fee A. In order to facilitate local wildlife conservation efforts, each Occupied Residential Property in the Specific Plan area shall pay Forty -Three Dollars ($43.00) per dwelling unit per year, to be increased each fiscal year by a percentage equal to two percent (2%) of the prior year's payment, to fund the Annual Wildlife Conservation Fee for Wildlife Conservation Costs. B. For the purposes of this provision, "Occupied Residential Property" means an assessor's parcel in the Specific Plan area for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued. C. For the purposes of this provision "Wildlife Conservation Costs" means: (1) An engineering feasibility study to be prepared by the City in conjunction with the Western Riverside County Regional Conservation Authority within the Interstate 15 freeway Special Linkage Area south of the proposed Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lions) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or (2) Acquisition by the City of lands within the Special Linkage Area south of the proposed Project for conservation; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Specific Plan area. D. The owners and their successors to the property within the Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the Annual Wildlife Conservation Fee payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. E. This requirement is set forth in Section 11.9 of the Specific Plan. Section 5. Amendment to the Land Use Policy Map and Circulation Element. The Land Use Policy Map Figure LU -3 in the Land Use Element of the General Plan is hereby amended to identify that the designation of APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 through 940-310-048, and 940-320-001 through 940-320-007 are changing from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) as provided in Exhibit "A". The Circulation Element, Figure C-2, Roadway Plan is hereby amended to identify the revised alignment to the Western Bypass Corridor as provided in Exhibit "B", attached hereto incorporated herein by this reference as thought set forth in full. Section 6. City Manager Authorization. The City Manager is hereby authorized and directed to take all steps necessary to implement this General Plan Amendment. Section 7. Consistency with the General Plan. The Land Use Element and Circulation Element of the General Plan, as amended by this Resolution, are consistent with the other elements of the General Plan, in conformity with Government Code Section 65300.5. Insofar as other portions of the General Plan need to be revised to effectuate this General Plan Amendment, the City Clerk is hereby authorized and directed to make all necessary revisions to effectuate this General Plan Amendment. Section 8. Severability. If any portion, provision, section, paragraph, sentence, or word of this Resolution is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences and words of this Resolution shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Resolution. Section 9. Effective Date. This Resolution shall take effect upon the effective date of Ordinance No. "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210- 049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Section 10. Notice of Adoption. The City Clerk shall certify to the adoption of this Resolution and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk ATTACHMENT 7A ALTAIR LAND USE MAP Af Ridge Park Drive ZONING MAP 7emeaAa, California 5356.00 ZONING MAP LEGEND SP -AO Active Open Space SP -NO Natural Open Space SP -R Residential Zone SP -M Mixed -Use SP -MR Mixed -Use/ Residential SP -E Educational SP -C Civic 1 f I 1 mr r 1_.f Ll I sum r=xrr . 5.6 2015 ATTACHMENT 7B PROPOSED CIRCULATION ELEMENT WESTERN BYPASS CORRIDOR ATTACHMENT 8 PC RESOLUTION ALTAIR SPECIFIC PLAN (NC) PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210- 049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940- 320-007" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the propose Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development in the proposed Project area. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. G. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Altair Specific Plan #15 No. PA14-0159, hereby finds, determines and declares that: A. The Specific Plan, which is incorporated herein by this reference, complies with the requirements of California Government Code section 65451 based on, but not limited to, the following: (1) The Specific Plan contains diagrams and text which specify in detail the distribution, location, and extent of the uses of land, including open space, within the area covered by the Specific Plan (Sections 2, 3 and 8 of the Specific Plan). (2) The Specific Plan contains diagrams and text which specify in detail the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the Specific Plan and needed to support the land uses described in the Specific Plan (Sections 4, 6 and 7 of the Specific Plan). (3) The Specific Plan contains diagrams and text which specify in detail the standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable (Sections 3, 8, 9, and 10 of the Specific Plan). (4) The Specific Plan contains a program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3) above (Sections 5 and 11 of the Specific Plan). (5) The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan (Section 2.6 of the Specific Plan). B. Pursuant to Temecula Municipal Code Section 17.16.020(E), the City Council in adopting the Specific Plan finds determines and declares that: (1) The proposed specific plan is consistent with the general plan and development code. The Specific Plan is consistent with the City's General Plan, as amended. The Specific Plan will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Specific Plan is consistent with these objectives. The Specific Plan provides a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The Specific Plan respects existing topography and embraces existing scenic vistas as focal points for the community. The Specific Plan satisfies two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the Old Town area." The proposed Specific Plan is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." A significant portion of the Western Bypass Corridor project is accomplished in the Specific Plan, connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The proposed Specific Plan is consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The Specific Plan will create a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Specific Plan implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Specific Plan development is predominantly east of the Western Bypass, preserving the western portion of the Specific Plan area as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." The Specific Plan will establish the design and development framework for the proposed Project. The Specific Plan is consistent with the City's development code, as amended by this Ordinance. As proposed and conditioned, the Specific Plan will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Further findings of consistency with the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. (2) The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. The City has engaged in extensive studies and review of the potential impacts of the Specific Plan as well as the various potential benefits to the City by the development of the Specific Plan and concluded that the Specific Plan is in the best interests of, and is not detrimental to, the health, safety and general welfare of the City. The proposed specific plan is located directly adjacent to Old Town Temecula and its added residential population (3) base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The proposed specific plan will provide up to 1,750 new homes for a range of household sizes, income, and demographics. The Specific Plan was reviewed and determined to be in conformance with the City's General Plan, as amended. The General Plan sets the policies and standards that protect the health, safety and welfare of the community. In addition, the Specific Plan establishes specific building design guidelines and standards that ensure compatibility and interface with the surrounding community in terms of density, design and circulation. Therefore, the Specific Plan is compatible with the health, safety and welfare of the community. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. There are no physical constraints of the Specific Plan area which would preclude or prohibit the requested land use designations or anticipated developments. Moreover, the Specific Plan land uses are consistent with the land uses of the General Plan, as amended, and will serves as the tool to regulate and implement the goals and policies of the General Plan. The subject property is currently undeveloped land with only a few of the required public utilities located onsite. The proposed development within the Specific Plan area will provide the necessary connections, extensions, and upgrades as required to serve the area. (4) The proposed specific plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The Specific Plan conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. In addition, the Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well- designed compact neighborhoods, a variety of transportation choices, preserve open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. Section 3. Services Deficit Fiscal Impact Payments A. The City and owners estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment, adoption of the Specific Plan, and change of zone for the proposed Project will substantially exceed the municipal revenue from the proposed Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of September, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the proposed Project, and their successors of interest, shall pay the City the sum of Two Hundred Thirty -Seven Dollars ($237.00) per residential dwelling unit within the proposed Project area that is an Occupied Residential Property, each year as mitigation for the City Services Deficit, with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. B. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. C. This requirement is set forth in Section 11.8 of the Specific Plan. Section 4. Annual Wildlife Conservation Fee A. In order to facilitate local wildlife conservation efforts, each Occupied Residential Property in the Specific Plan area shall pay Forty -Three Dollars ($43.00) per dwelling unit per year, to be increased each fiscal year by a percentage equal to two percent (2%) of the prior year's payment, to fund the Annual Wildlife Conservation Fee for Wildlife Conservation Costs. B. For the purposes of this provision, "Occupied Residential Property" means an assessor's parcel in the Specific Plan area for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued. C. For the purposes of this provision "Wildlife Conservation Costs" means: (1) An engineering feasibility study to be prepared by the City in conjunction with the Western Riverside County Regional Conservation Authority within the Interstate 15 freeway Special Linkage Area south of the proposed Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lions) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or (2) Acquisition by the City of lands within the Special Linkage Area south of the proposed Project for conservation; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Specific Plan area. D. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the Annual Wildlife Conservation Fee payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. E. This requirement is set forth in Section 11.9 of the Specific Plan, Section 5. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt an Ordinance entitled "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310- 015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007" in substantially the same form attached hereto as Exhibit A, and incorporated herein by this reference. Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of November, 2017. John Telesio, Chairperson ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. - was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of November, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary ATTACHMENT 8.1 CITY COUNCIL ORDINANCE ALTAIR SPECIFIC PLAN (NC) ORDINANCE NO. - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210- 049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940- 320-007) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development in the proposed Project area. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." G. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED 'AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." H. On , the City Council of the City of Temecula considered the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, 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 City Council considered all the testimony and any comments received regarding the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. I. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES, GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. J. All legal preconditions to the adoption of this Ordinance have occurred. Section 2. Legislative Findings. The City Council in approving the Altair Specific Plan hereby makes the following findings: A. The Specific Plan, which is incorporated herein by this reference, complies with the requirements of California Government Code section 65451 based on, but not limited to, the following: (1) The Specific Plan contains diagrams and text which specify in detail the distribution, location, and extent of the uses of land, including open space, within the area covered by the Specific Plan (Sections 2, 3 and 8 of the Specific Plan). (2) The Specific Plan contains diagrams and text which specify in detail the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the Specific Plan and needed to support the land uses described in the Specific Plan (Sections 4, 6 and 7 of the Specific Plan). (3) The Specific Plan contains diagrams and text which specify in detail the standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable (Sections 3, 8, 9 and 10 of the Specific Plan). (4) The Specific Plan contains a program of implementation measures including regulations, programs, public works projects, and financing (5) measures necessary to carry out paragraphs (1), (2), and (3) above (Sections 5 and 11 of the Specific Plan). The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan (Section 2.6 of the Specific Plan). B. Pursuant to Temecula Municipal Code Section 17.16.020(E), the City Council in adopting the Specific Plan finds determines and declares that: (1) The proposed specific plan is consistent with the general plan and development code. The Specific Plan is consistent with the City's General Plan, as amended. The Specific Plan will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Specific Plan is consistent with these objectives. The Specific Plan provides a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The Specific Plan respects existing topography and embraces existing scenic vistas as focal points for the community. The Specific Plan satisfies two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the Old Town area." The proposed Specific Plan is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." A significant portion of the Western Bypass Corridor project is accomplished in the Specific Plan, connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The proposed Specific Plan is consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The Specific Plan will create a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Specific Plan implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Specific Plan development is predominantly east of the Western Bypass, preserving the western portion of the Specific Plan area as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." The Specific Plan will establish the design and development framework for the proposed Project. The Specific Plan is consistent with the City's development code, as amended by this Ordinance. As proposed and conditioned, the Specific Plan will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Further findings of consistency with the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. (2) The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. The City has engaged in extensive studies and review of the potential impacts of the Specific Plan as well as the various potential benefits to the City by the development of the Specific Plan and concluded that the Specific Plan is in the best interests of, and is not detrimental to, the health, safety and general welfare of the City. The proposed specific plan is located directly adjacent to Old Town Temecula and its added residential population base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The proposed specific plan will provide up to 1,750 new homes for a range of household sizes, income, and demographics. The Specific Plan was reviewed and determined to be in conformance with the City's General Plan, as amended. The General Plan sets the policies and standards that protect the health, safety and welfare of the community. In addition, the Specific Plan establishes specific building design guidelines and standards that ensure compatibility and interface with the surrounding community in terms of density, design and circulation. Therefore, the Specific Plan is compatible with the health, safety and welfare of the community. (3) The subject property is physically suitable for the requested land use designations and the anticipated land use developments. There are no physical constraints of the Specific Plan area which would preclude or prohibit the requested land use designations or anticipated developments. Moreover, the Specific Plan land uses are consistent with the land uses of the General Plan, as amended, and will serves as the tool to regulate and implement the goals and policies of the General Plan. The subject property is currently undeveloped land with only a few of the required public utilities located onsite. The proposed development within the Specific Plan area will provide the necessary connections, extensions, and upgrades as required to serve the area. (4) The proposed specific plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The Specific Plan conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. In addition, the Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well- designed compact neighborhoods, a variety of transportation choices, preserve open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. Section 3. Services Deficit Fiscal Impact Payments A. The City and owners estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment, adoption of the Specific Plan, and change of zone for the proposed Project will substantially exceed the municipal revenue from the proposed Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of September, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the proposed Project, and their successors of interest, shall pay the City the sum of Two Hundred Thirty -Seven Dollars ($237.00) per residential dwelling unit within the proposed Project area that is an Occupied Residential Property, each year as mitigation for the City Services Deficit, with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. B. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. C. This requirement is set forth in Section 11.8 of the Specific Plan. Section 4. Annual Wildlife Conservation Fee A. In order to facilitate local wildlife conservation efforts, each Occupied Residential Property in the Specific Plan area shall pay Forty -Three Dollars ($43.00) per dwelling unit per year, to be increased each fiscal year by a percentage equal to two percent (2%) of the prior year's payment, to fund the Annual Wildlife Conservation Fee for Wildlife Conservation Costs. B. For the purposes of this provision, "Occupied Residential Property" means an assessor's parcel in the Specific Plan area for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued. C. For the purposes of this provision "Wildlife Conservation Costs" means: (1) An engineering feasibility study to be prepared by the City in conjunction with the Western Riverside County Regional Conservation Authority within the Interstate 15 freeway Special Linkage Area south of the proposed Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lions) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or (2) Acquisition by the City of lands within the Special Linkage Area south of the proposed Project for conservation; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Specific Plan area. D. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the Annual Wildlife Conservation Fee payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. E. This requirement is set forth in Section 11.9 of the Specific Plan. Section 5. Section 17.16.070 (Approved specific plans.) of Chapter 17.16 Specific Plan Zoning District (SP-) of Title 17 (Zoning) is hereby amended to add the following, with all other provisions of Section 17.16.070 remaining the same: "SP -15 Altair Specific Plan" Section 6. Zoning Map Amendment. The City Council hereby amends the Official Zoning Map of the City of Temecula to change the zoning classification for the property located on 270 acres in the southwesterly portion of the City of Temecula, west of Old Town (APNs 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 through 940-310-048, and 940-320-001 through 940-320-007) to the Altair Specific Plan #15. The amended Zoning Map is attached as Exhibit "A" to this Ordinance and is incorporated herein by this reference as though set forth in full. Section 7. Consistency with General Plan. On , the City Council adopted Resolution No. , which amended the Land Use Element and Circulation Element of the General Plan, in conformity with Government Code section 65300. Therefore, the foregoing amendments outlined in this Ordinance are consistent with the goals and policies of the General Plan for the City of Temecula. Section 8. The City Council of the City of Temecula hereby adopts the Altair Specific Plan. The Altair Specific Plan is on file in the City Clerk's office and is incorporated herein by reference as though set forth in full. Section 9. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 10. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 11. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. - was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of , and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk ATTACHMENT 8A CONDITIONS OF APPROVAL (ALTAIR SPECIFIC PLAN - NC) Planning Application No.: Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: QUIMBY Category: Approval Date: Expiration Date: PLANNING DIVISION EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL PA14-0159 A proposed Specific Plan to include the four -lane divided Western Bypass, up to 1,750 residential units, an elementary school, up to 7,000 square feet of neighborhood commercial, a clubhouse, civic site, parks, trails, and hillside preservation. The Specific Plan will also include off-site improvements for public infrastructure including, but not limited to, construction of the Western Bypass bridge over Murrieta Creek, road widening of Vincent Moraga, construction of Main Street north of Pujol, and off-site sewer, water and dry utility extensions 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310- 044 through 940-310-048, and 940-320-001 through 940-320-007 Credits per the Development Agreement (PA14-0161) Credits per the Development Agreement (PA14-0161) Credits per the Development Agreement (PA14-0161) Exempt per the Development Agreement (PA14-0161) Within 48 Hours of Approval 1. Filing Notice of Determination. The applicant/developer shall deliver to the Planning Division a cashier's check or money order made payable to the County Clerk in the amount of Three Thousand One Hundred and Twenty Hundred Dollars and Zero Cents ($3,128.00) which includes the Three Thousand and Seventy Dollars and Zero Cents ($3,078.00) fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the Fifty Dollars ($50.00) County administrative fee, to enable the City to file the Notice of Determination for the Environmental Impact Report required under Public Resources Code Section 21152 and California Code of Regulations Section 15904. If within said 48-hour period the applicant/developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements 2. Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the 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. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. Expiration. This approval shall be used within twenty (20) years per the Development Agreement; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant up to five extensions of time, one year at a time. 5. Consistency with Specific Plans. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 15, Altair Specific Plan. 6. Consistency with Development Agreements. The project and all subsequent projects within this site shall be subject to Development Agreement (PA14-0161). 7 Compliance with EIR. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the EIR for Altair (SCH No. 2014111029). 8. Signage Permits. A separate building permit shall be required for all signage. 9. Landscape Maintenance. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Community Development. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 10. Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers, equipment, walls, or other structures. 11. Water Quality and Drainage. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and leaks shall be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. 12. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 13. Phased Construction. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Director of Community Development. 14. Subdivision Map Act. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 60 days prior to the expiration date. 15. Subdivision Phasing. If subdivision phasing is proposed, a phasing plan shall be submitted to and approved by the Community Development Director. 16. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code. 17. Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by the property owner or maintenance association. 18. Class I Multi -Use Trails. Class I multi -use trails shall be provided as per the City of Temecula's Multi -Use Trails and Bikeways Master Plan, the Tentative Tract Map and the Specific Plan. The construction plans for the Class 1 trails shall be included on the perimeter landscape plans and constructed in concurrence with the installation of the landscaping. 19. Class II Bicycle Lanes. Class II bicycle lanes, as specified in the City of Temecula Multi -Use Trails and Bikeways Master Plan, , the Tentative Tract Map and the Specific Plan, shall be identified on the street improvement plans, and constructed in concurrence with the street improvements. 20. Mitigation Monitoring Program. The Altair project is required to comply with all mitigation measures identified in the Final EIR, and Mitigation Monitoring and Reporting Program (MMRP). 21. Maximum Number of Rental Units (Apartments). Prior to the issuance of a building permit by the City for a residential community in the Project, the Guest Builder shall provide a letter to the City declaring whether the project will include residential units for sale to homeowners (a "For -Sale Community") or residential units for rent (Apartments) to tenants (a "For -Rent Community"), and if it is a For -Rent Community, the number of Rental Units being proposed for the For -Rent Community. Further, in conjunction with the overall development of the Project, the Guest Builder will also provide a list of all previously approved For -Sale and For -Rent Communities in the Project and the number of Rental Units for each For Rent Community. There shall be a maximum of 750 Rental Units within the Project. Notwithstanding the forgoing, homes that are in a For -Sale Community that are sold to individuals and then later rented to the public shall not count towards the 750 Rental Unit threshold. 22. Project Phasing. The project shall be built in four phases per the attached "Phasing Exhibit, 10D." Infrastructure shall be required prior to the issuance of building permits in each phase per the phasing plan. 23. Fiscal Impact Compliance. Any development within the Altair Specific Plan will be required to address impacts to the City's budget as a result of the increased costs to the City of providing public safety and other municipal services to the Project area substantially exceeding the municipal revenue generated from the Project ("City Services Deficit"). The City has a received a Fiscal Impact Analysis dated October, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors of interest, at the time a certificate of occupancy is issued for a residential dwelling, shall pay the City the sum of two - hundred thirty-seven ($237) per residential dwelling unit within the project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a Community Facilities District Act of 1982, Government Code Section 53311, et seq., provided however, the obligation of each owner and their successors to the pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. 24. Trail Siting and Location on the South Parcel/Civic Site. In addition to the mitigation measures identified in the Final El for cultural resources, MM -CUL -1a through MM -CUL - 3, City Staff will work with the Pechanga Tribe to determine the final trail alignment for an out and back, or loop trail. Using trail siting guidance identified in the Multi -Species Habitat Conservation Plan (MSHCP) Section 7.0, the trail will utilize existing dirt roads whenever possible. Portions of existing trail may be eliminated, and revegetated to protect environmentally sensitive areas. Any new trail segment will be designed to discourage and prevent intrusion into adjacent environmentally sensitive areas. 25. Direction Fencing. Directional Fencing for wildlife shall be required as identified in the Specific Plan, El R, and in conformance with the Western Riverside County Multi -Species Habitat Conservation Plan (MSHCP). Prior to Issuance of Grading Permit 26. Central Park Design Meeting. Prior to the issuance of any grading permits associated with the Central park area, a pre -design meeting shall be held to include Planning, TCSD, and Public Works to complete a final design for the Central Park. The Altair Specific Plan includes a conceptual plan for the park, however, final arrangement and location of amenities shall be determined prior to any grading and/or construction. 27. Placement of Transformer. Provide the Planning Division with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check valves prior to final agreement with the utility companies. 28. Placement of Double Detector Check Valves. Double detector check valves shall be installed at locations that minimize their visibility from the public right-of-way, subject to review and approval by the Director of Community Development. 29. Pechanga Mitigation Measures. The Altair project is required to comply with Mitigation measures MM -CUL -la through MM -CUL -3. 30. Archaeological/Cultural Resources Grading Note. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Community Development at his/her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Director of Community Development shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Community Development shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Community Development." 31. Cultural Resources Treatment Agreement. The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. This Agreement will address the treatment and disposition of cultural resources and human remains that may be impacted as a result of the development of the project, as well as provisions for tribal monitors. 32. Discovery of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation." 33. Archaeological Monitoring of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property." 34. Tribal Monitoring of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated by the developer." 35. Relinquishment of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition." 36. Preservation of Sacred Sites. The following shall be included in the Notes Section of the Grading Plan: "All sacred sites are to be avoided and preserved." 37. Mitigation Measure MM -CUL -1 a — Retention of a Qualified Archaeologist. Prior to issuance of a grading permit and prior to the start of any ground disturbing activity, the applicant shall retain a qualified archaeologist, defined as an archaeologist meeting the Secretary of the Interior's Professional Qualification Standards for archaeology (Department of the Interior, 2012), and as approved by the City of Temecula, to carry out all mitigation measures related to archaeological resources and to coordinate the archaeological program with the Pechanga Band of Luiseno Indians (Pechanga Tribe). The Project archaeologist will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Pechanga Tribal Monitor. 38. Mitigation Measure MM -CUL -1 b - Retention of a Professional Pechanga Tribal Monitor. At least 30 days prior to seeking a grading permit, the project Applicant shall contact the Pechanga Tribe to notify the Tribe of their intent to pull permits for the proposed grading and excavation, and to coordinate with the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of professional Pechanga Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors, including overtime and weekend rates, in addition to mileage reimbursement; and treatment and final disposition of any cultural resource , sacred sites, and human remains discovered on the site. The Pechanga Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. Such evaluation shall include culturally appropriate temporary and permanent treatment pursuant to the Agreement which may include avoidance of cultural resources, in-place preservation and/or re -burial on the project property in an area that will not be subject to future disturbances for preservation in perpetuity. 39. Mitigation Measure MM -CUL -1 c — Cultural Resources Sensitivity Training. The qualified archeologist, or an archaeologist working under the direction of the qualified archaeologist, and a representative of the Pechanga Tribe shall conduct preconstruction cultural resources sensitivity training which will include a brief review of the cultural sensitivity of the project and the surrounding area to inform construction personnel of the types of cultural resources that may be encountered, and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains. The applicant shall ensure that construction personnel are made available for and attend the training and shall retain documentation demonstrating attendance. All new construction personnel that begin work on the Project following the initial Training must take the cultural resources sensitivity training prior to beginning work and the project archaeologist and Pechanga Tribe shall make themselves available to provide the training on an as -needed basis. 40. Mitigation Measure MM -CUL -1 d — Archaeological and Native American Monitoring and Resurvey of the South Parcel. Prior to issuance of a grading permit and prior to the start of any vegetation removal or ground disturbing activity, a qualified archaeological monitor and Pechanga Tribal monitor shall be retained by the applicant to monitor ground disturbing activities including, but not limited to, brush clearance and grubbing, grading, trenching, excavation, and the construction of fencing and access roads as indicated in MM -CUL -la and 1 b. The archaeological and Pechanga Tribal monitors shall re -survey the South Parcel involving ground disturbance, after vegetation removal and grubbing and prior to other ground disturbing activities. This will ensure that previously undocumented resources obscured by thick brush can be identified and appropriate treatment measures for the resources can be developed. Archaeological monitoring shall be conducted by an archaeologist familiar with the types of historic and prehistoric resources that could be encountered within the project, and under direct supervision of the qualified archaeologist. If ground disturbing activities occur simultaneous in two or more locations located more than 500 feet apart, additional archaeological and Pechanga Tribal monitors may be required. The archaeological and Pechanga Tribal monitors shall keep daily and/or weekly logs. After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring, which shall be submitted to the City, Pechanga, and to the Eastern Information Center at the University of California, Riverside. 41. Mitigation Measure MM -CUL -1e — Unanticipated Discovery. If cultural resources are encountered during the course of ground disturbing activities, the applicant shall cease any ground disturbing activities within 100 feet of the find until it can be evaluated by the qualified archaeologist, who shall inspect the find within 24 hours of discovery, during normal working hours. The qualified archaeologist, the archaeological monitor, and/or Native American monitor shall be empowered to halt or redirect ground disturbing activities away from the vicinity of the find until it has been assessed for significance. The qualified archaeologist, in consultation with the applicant and the Pechanga Tribe, shall assess the significance of discovered resources and shall take into account the religious beliefs, customs, and practices of the Pechanga Tribe. Avoidance shall be the preferred manner of mitigation pursuant to Calif. Pub. Res. Code § 21083.2(b). Preservation in place may be accomplished by, but is not limited to, complete avoidance, incorporating the resource into open space, or deeding the site into a permanent conservation easement. In the event that preservation in place is demonstrated to be infeasible and data recovery through excavation is determined to be the only feasible mitigation option, a treatment plan shall be prepared and implemented by the qualified archaeologist, in consultation with the applicant and the Pechanga Tribe. The treatment plan shall provide for the adequate recovery of the scientifically consequential information contained in the archaeological resource. The Pechanga Tribe shall be consulted to ensure that cultural values ascribed to the resource, beyond that which is scientifically important, are considered and additional appropriate mitigation to address the cultural values is applied. The treatment plan shall also provide for the analysis, reporting, and curation/disposition of resources in accordance with the Treatment Agreement required in MM -CUL -1 b. 42. Mitigation Measure MM -CUL -1f — Completed Avoidance of Impacts to the TCP. The City and the Project Applicant/Land Owner shall ensure that no impacts occur to the Traditional Cultural Property south of the proposed South Parcel Area. This includes, but is not limited to off-site improvements, staging activities, trenching, geotechnical work, Riverside County Flood Control improvements, Water Department impacts, Public Works projects, biological and fire control programs, and any other program or project that would affect the integrity of the TCP. Should any of these activities, or others as indicated, be proposed, the City and the Applicant/Land Owner shall contact the Pechanga Tribe for additional consultation and review. 43. Mitigation Measure MM -CUL -2a — Paleontological Resource Impact Mitigation Program (PRIMP). The applicant shall implement the paleontological mitigation program outlined in the PRIMP (Kennedy and Wirths, 2013) during project implementation. The PRIMP requires paleontological monitoring of mapped exposures of the sandstone facies of the Pauba Formation (Qp) as shown on Attachment 3a of the PRIMP. In addition, because the fanglomerate facies of the Pauba Formation is considered to have undetermined potential to yield significant paleontological resources, initial excavations into the unit shall be spot- checked by a qualified paleontologist (defined as a paleontologist meeting the Society for Vertebrate Paleontology Standards, 2010) to determine if the lithology of the geological unit is conducive to the preservation of unique paleontological resources. The qualified paleontologist shall also contribute to any construction worker cultural resources sensitivity training, either in person or via a module provided to the qualified archaeologist. Monitoring shall be conducted by a qualified paleontologist, or a monitor working under the direct supervision of a qualified paleontologist. Monitors shall have the authority to temporarily halt or divert work away from exposed fossils in order to recover the fossil specimens. The qualified paleontologist, based on observations of subsurface soil stratigraphy or other factors, may reduce or discontinue monitoring, as warranted, if the qualified paleontologist determines that the possibility of encountering fossiliferous deposits is low. Monitors shall prepare daily logs detailing the types of activities and soils observed, and any discoveries. Any fossils recovered shall be prepared to the point of identification and curated at an accredited facility. The qualified paleontologist shall prepare a final monitoring and mitigation report to be submitted to the City and filed with the local repository. 44. Mitigation Measure MM -CUL -2b - Unanticipated Paleontological Resources Discoveries. If construction or other project personnel discover any potential fossils during construction, regardless of the depth of work, work at the discovery location shall cease until the qualified paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. 45. Mitigation Measure MM -CUL -3 — Human Remains. If human remains are uncovered during project construction, the applicant shall immediately halt work and follow the procedures and protocols set forth in Section 15064.5(e) of the CEQA Guidelines, which require compliance with Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98 (as amended by AB 2641). The applicant shall immediately contact the Riverside County Coroner to evaluate the remains. If the County Coroner determines that the remains are Native American and not subject to his or her authority, the County Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. The NAHC shall designate a Most Likely Descendant (MLD) for the remains, who shall have 48 hours from the time of being granted access to the site to provide recommendations to the landowner for the means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods. Until the landowner has discussed and conferred with the MLD, the landowner shall ensure that the immediate vicinity where the discovery occurred is not subject to further disturbances, is adequately protected according to generally accepted cultural and archaeological standards, and that further activities take into account the possibility of multiple burials. In the event that no MLD is identified, or if the MLD fails to make a recommendation for disposition, or if the landowner rejects the recommendation of the MLD and mediation with the NAHC fails to provide measures acceptable to the landowner, the landowner may reinter the remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance. 46. MSHCP Pre -Construction Survey. A 30 -day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30 -day preconstruction survey shall be submitted to the Planning Division prior to scheduling the pre -grading meeting with Public Works. 47. Burrowing Owl Grading Note. The following shall be included in the Notes Section of the Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling the pre -grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30 -day preconstruction survey that shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on-site, then the project may move forward with grading, upon Planning Division approval. If burrowing owls are found to be present or nesting on-site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." 48. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Division. Prior to Issuance of Building Permit 49. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance per the Development Agreement (PA14-0161). The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. 50. Development Impact Fee (DIF). The developer shall comply with the provisions of Title 15, Chapter 15.06 of the Temecula Municipal Code and all its resolutions by paying the appropriate City fee per the Development Agreement (PA14-0161). 51. Quimby Requirements. Per the Development Agreement, the developer has satisfied the City's parkland dedication (Quimby) requirement through the provision of parks and open space identified in the Altair Specific Plan. These parks will be privately maintained, but open to the public. The Central Park in Village C will be dedicated to the City per the Development Agreement (PA14-0161). 52. Construction Landscaping and Irrigation Plans. Four (4) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Division. These plans shall be submitted as a separate submittal, not as part of the building plans or other plan set. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. 53. Landscaping Site Inspections. The Landscaping and Irrigation Plans shall include a note stating, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 54. Agronomic Soils Report. The Landscaping and Irrigation Plans shall include a note on the plans stating, "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." 55. Water Usage Calculations. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. 56. Landscape Maintenance Program. A landscape maintenance program shall be submitted to the Planning Division for approval. The landscape maintenance program shall detail the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. 57. Specifications of Landscape Maintenance Program. Specifications of the landscape maintenance program shall indicate, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 58. Irrigation. The landscaping plans shall include automatic irrigation for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to 66 feet or larger; and, all landscaping excluding City maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. 59. Wall and Fence Plans. Wall and fence plans shall be reviewed with all landscape plans, and shall be consistent with the Altair Specific Plan. 60. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. 61. Landscaping Requirement for Phased Development. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, the landscaping plans shall indicate it will be temporarily landscaped and irrigated for dust and soil erosion control. 62. WQMP Landscape Compliance. The construction landscape plans shall be consistent with Appendix A, Table 31 of the Low Impact Development (LID) Manual for Southern California for plant materials and treatment facilities, and shall reference the approved precise grading plan for WQMP features. 63. Utility Screening. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three-foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after -thought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit 64. Landscape Installation Consistent with Construction Plans. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Community Development. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 65. Performance Securities. Performance securities, in amounts to be determined by the Director of Community Development, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan, shall be filed with the Planning Division for a period of one year from final Certificate of Occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Community Development, the bond shall be released upon request by the applicant. 66. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Prior to Recordation of the Final Map 67. Final Map. A copy of the Final Map for each phase shall be submitted to, and approved by, the Planning Division. 68. Environmental Constraint Sheet. A copy of the Environmental Constraint Sheet (ECS) shall be submitted to, and approved by, the Planning Division with the following notes: a. This property is located within 30 miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. 69. Submittal of CC&Rs. A copy of the Covenants, Conditions, and Restrictions (CC&Rs) for the project or any phase thereof shall be submitted and approved by the Director of Community Development. The CC&Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings, and landscaped and open areas, including parkways. Applicants shall provide a deposit in the amount of $3,750 for the review of the CC&Rs. Amended CC&Rs will require a $2,000 deposit. The applicant shall be responsible for al costs incurred during review of the CC&Rs and additional fees may be required during the course of the review. 70. Form and Content of CC&Rs. The CC&Rs shall be in the form and content approved by the Director of Community Development, City Engineer, and the City Attorney, and shall include such provisions as are required by this approval and as said officials deem necessary to protect the interests of the City and its residents. 71. Preparation of CC&Rs. The CC&Rs shall be prepared at the developer's sole cost and expense. 72. Review of CC&Rs. The CC&Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Director of Community Development, Public Works Director, and the City Attorney. 73. CC&Rs and Management and Maintenance of Common Areas. The CC&Rs shall provide for the effective establishment, operation, management, use, repair, and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the Water Quality Management Plan for the project or any phase thereof. 74. CC&Rs and Public Nuisance. The CC&Rs shall provide that the property shall be developed, operated, and maintained so as not to create a public nuisance. 75. Termination of CC&Rs. The CC&Rs shall provide that the association may not be terminated without prior City approval. 76. CC&Rs and Maintenance of Property. The CC&Rs shall provide that if the property is not maintained in the condition required by the CC&Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the CC&Rs or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. 77. Interest in Association. Every owner of a suite or lot governed by CC&Rs shall own as an appurtenance to such suite or lot, either: (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. 78. Maintenance of Open Areas. All open areas and landscaping governed by CC&R shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning Divisions and Public Works Department prior to the issuance of building permits. 79. Reciprocal Easements. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features, shall be provided by the CC&Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. 80. Consent of City of Temecula. An Article must be added to every set of CC&Rs, following the Declarant's signature, to read as follows: CONSENT OF CITY OF TEMECULA The Conditions of Approval for Tentative Tract Map No. 36959, -1, -2, and -3, require the City of Temecula to review and approve the CC&Rs for the Parcel. The City's review of these CC&Rs has been limited to a determination of whether the proposed CC&Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC&Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC&Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessments, enforcement of assessments, resolutions of disputes or procedural matters. Subject to the limitations set forth herein, the City consents to the CC&Rs. Luke Watson Director Community Development Approved as to Form: Peter M. Thorson City Attorney 81. Operation of Association. No lot or suite in the development shall be sold unless a corporation, association, property owners group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&Rs, which shall include compulsory membership of all owners of lots and/or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&Rs shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 82. Recordation of CC&Rs. CC&Rs shall be finalized and recorded at the time of Final Map Recordation. 83. Copies of CC&Rs. Three copies of the final recorded CC&Rs shall be provided to the Planning Division. 84. General. The CC&Rs shall contain a provision requiring the HOA to perform yearly inspections of garages to ensure adequate parking. 85. General. The CC&Rs shall contain a list of all disclosures (tax rate — Mello Roos, wildlife, noise, etc.) as required by the City of Temecula and State of California. OUTSIDE AGENCY LETTERS 86. Rancho Water. The applicant shall comply with the recommendations set forth in the Rancho Water transmittal dated August 26, 2014, a copy of which is attached. 87. Riverside County Flood Control and Water Conservation District (RCFCWD). The applicant shall comply with the recommendations set forth in the RCFCWD transmittal dated March 5, 2015, a copy of which is attached. 88. Metropolitan Water District (MWD). The applicant shall comply with the recommendations set forth in the MWD transmittal dated April 14, 2015, a copy of which is attached. 89. Army Corps of Engineers (ACOE). The applicant shall comply with the recommendations set forth in the ACOE transmittal dated May 18, 2015, a copy of which is attached. 90. Southern California Edison (SCE). The applicant shall comply with the recommendations set forth in the SCE transmittal dated September 17, 2015, a copy of which is attached. 91. Eastern Municipal Water District (EMWD). The applicant shall comply with the recommendations set forth in the EMWD transmittal dated September 21, 2016, a copy of which is attached. FIRE PREVENTION General Requirements 92. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 2,000 GPM at 20 -PSI residual operating pressure for a 2 -hour duration for this projects. The fire flow as given above has taken into account all information as provided (CFC Appendix B and Temecula City Ordinance 15.16.020). 93. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Standard fire hydrants (6" x 4" x (2) 2 %2" outlets) shall be located on fire access roads and adjacent public streets. For all multi -family projects hydrants shall be spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant for all and for single family dwellings and tract homes hydrants shall be 500 feet apart, and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. (CFC Appendix C and Temecula City Ordinance 15.16.020). 94. Fire Dept. Plan Review. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 95. Water Maintenance Agreement. An agreement for the maintenance and repair of any and all existing underground Fire Department water systems, including all fire sprinkler supplies, and all fire hydrants and supplies, will be in place as a condition of this division to maintain available water in perpetuity Prior to Issuance of Grading Permits 96. Turning Radius (Culdesac). Maximum cul-de-sac length shall not exceed 1320 feet. Minimum outside turning radius on any cul-de-sac shall be 37 -feet for single family dwelling tracts and 45 feet for multi -family dwelling tracts. (CFC Chapter 5 along with the Temecula City Ordinance 15.16.020). 97. All Weather Access Roads. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all-weather driving capabilities. Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In accordance with Section 3310.1, prior to building construction, all locations where structures are to be built shall have fire apparatus access roads. (CFC Chapter 5 and City Ordinance 15.16.020) 98. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet with an unobstructed vertical clearance of not less than 13 feet 6 inches. (CFC Chapter 5 and Temecula City Ordinance 15.16.020). 99. Gradient Of Access Roads. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5 and City Ordinance 15.16.020). Prior to Issuance of Certificate of Occupancy 100. Knox Box. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC Chapter 5) 101. File Format Requirements. A simple plot plan and a simple floor plan, each as an electronic file of the .DWG format, must be submitted to the Fire Prevention Bureau. Contact Fire Prevention for approval of alternative file formats which may be acceptable PUBLIC WORKS DEPARTMENT General Requirements 102. Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any Government Agency. It is understood that the Developer correctly shows on the tentative site plan all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission will subject the project to further review and may require revision. 103. Developer shall execute a City Standard Subdivision Improvement Agreements for the applicable phase of the development to install and secure with appropriate security as provided by law, public improvements shown on the tentative map. These improvements include, but are not limited to paving, base, signing & striping, sidewalks, curbs and gutters, grading, clearing and grubbing, undergrounding or relocation of utilities, sewer, water, fire hydrants, street lights, pedestrian ramps, drainage structures, and best management practices for stormwater treatment, reconstruction, replacement and repair of adjacent improvements where the subdivision transitions and connects to existing improvements as applicable. Said improvements shall be installed to City Standards to the satisfaction of the Director of Public Works. 104. Prior to approval of improvement plans or final map for each phase, Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the Water District Engineer. 105. Prior to issuance of building permits for each phase, Developer shall underground all existing overhead utilities along and within the subdivision boundary. 106. Developer shall cause Owner to waive direct access rights on the final map for all lots abutting the Western Bypass Corridor Road. 107. Developer shall cause Owner to make an offer of dedication to the City and/or other appropriate entities for the Sewer, Water and Storm Drainage easements shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the City. 108. Additional drainage easements may be required. Developer shall dedicate and provide or install drainage structures, as may be required by the Director of Public Works, prior to or concurrent with any grading or building permit. 109. All utility systems such as electric, including those which provide direct service to the project site and/or currently exist along public rights -of -ways adjacent to the site (except electrical lines rated 33 kv or greater), gas, telephone, water, sewer, and cable TV shall be placed underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. 110. Prior to the issuance of any grading permit, as deemed necessary by the Department of Public Works, the Developer shall consult with the State of California Department of Fish and Game, U.S. Army Corps of Engineers, and U.S. Fish and Wildlife Service to determine if permits or approvals are necessary from such agencies for any action contemplated by this proposal. Such consultation shall be in writing, and copies of said correspondence, including responses from agencies, shall be submitted to the City. Where deemed appropriate by the Director of Public Works, the terms, conditions, and recommendations of the noted agencies shall be incorporated as Conditions of Approval into the areas of development. 111. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. 112. Landscaping and permanent irrigation facilities shall be installed with all street improvements on and off-site grading. Perimeter walls, where required, shall be treated with graffiti -resistant coating and shall be installed adjacent to street improvements within each phase. 113. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06, unless otherwise provided for by a written agreement between the City and the Developer. 114. All development within this site shall be in accordance with the requirements of all City ordinances, except as expressly modified herein or by development agreement, and State laws, and shall conform to the approved Specific Plan. Regulations or procedures not covered by the Specific Plan or appurtenant documents shall be subject to the City ordinances in effect at the time entitlement is required. 115. Approval of this Specific Plan is contingent upon and shall not become effective nor shall it vest until a General Plan Amendment (GPA) is approved by the City Council, and an Environmental Impact Report (EIR) or any other environmental review under the provisions of the California Environmental Quality Act (CEQA) are certified by the City Council. 116. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the Temecula Valley Unified School District that this project has satisfied its obligation to comply with all school district requirements. 117. The first submittal of Final Landscape and Irrigation Plans for each phase shall be pursuant to the landscape plan check process on file in the Planning Department and accompanied by the project's building, improvement, and grading plans. 118. A detailed noise attenuation evaluation shall be conducted in a supplemental acoustical study to be submitted when the tract map is filed with the appropriate agency. 119. Prior to the approval of a development plan or tentative map for individual planning areas, the developer and City staff will review plans, especially for multi -family housing areas, commercial uses, and parks for the provision of appropriate, necessary, and adequate pedestrian and bicycle facilities. 120. Prior to approval of any development projects, appropriate clearances, conditions and approvals from all agencies with jurisdiction on project review shall be obtained by the developer. These agencies shall be determined by the Director of Planning and the Director of Public Works. 121. Developer shall cause property owner to execute and submit to the Director of Public Works for recordation, the City's standard form Geologic Failure Hold Harmless Agreement. 122. The developer or the developer's successor -in -interest shall be responsible for maintaining the undeveloped portion of the site including weed abatement, litter removal and erosion control as applicable. 123. Prior to approval of any development projects, the developer shall investigate the feasibility of a reclaimed water system, to irrigate landscaping within the roadway medians, parkways, drainage channel, schools, the community park, the paseo park, neighborhood parks, and other common open space areas. The developer shall provide evidence that compliance with this condition is in accordance with Senate Bill 2095. 124. Developer shall provide to the Director of Public Works, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements (e.g. roads, driveways, sidewalks, utilities, water quality treatment facilities and private storm drain improvements, etc.) located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 125. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 126. All lighting shall be reviewed by the City to assure compliance with the Ordinance No. 655. 127. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs consistent with the Specific Plan. Grading 128. No grading shall be permitted for any development area prior to tentative map approval and issuance of grading permits for the specific area of development. 129. Grading plans and operations shall be in accordance with the Uniform Building Code, City Grading Standards, the recommendations contained in the Geotechnical Report, or any subsequent reports prepared for the project, the conditions of the grading permit, and accepted grading construction practices and the recommendations and standards specified in the Specific Plan and Environmental Impact Report (El R) document. 130. Prior to issuance of any grading permit, erosion control plans shall be prepared in conformance with applicable City Standards and subject to approval by the Department of Public Works. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements as applicable. 131. Each subsequent application for a phase of development shall include a conceptual grading plan to indicate at a minimum: a) Preliminary quantity estimates for grading. b) Techniques and methods which will be used to prevent erosion and sedimentation during and after the grading process in compliance with the City Standards and NPDES requirements. c) Preliminary pad and roadway elevations. d) Designation of the borrow or stockpile site location for import/export material. e) Approximate time frames for development including the identification of areas which will be graded during the rainy months. f) Hydrology and hydraulic concerns and mitigations. 132. Major grading activities shall be scheduled during the dry season wherever possible, or as otherwise approved by the Department of Public Works. 133. Soils stabilization, which may include revegetation of graded areas, shall occur within 30 days of completion of grading activities as directed by the Department of Public Works. 134. The site shall be watered during grading operations to control dust. 135. Temporary drainage and sediment control devices shall be installed as directed by the Department of Public Works. 136. An import/export route shall be submitted to the Department of Public Works prior to issuance of any grading permit. The plan shall include limitation to the duration of the grading operation and construction activities, a Traffic Control Plan, and a daily time schedule of operations. 137. Prior to issuance of any grading permit, a soils reports shall be submitted to the Department of Public Works for review and approval, to address engineering, geologic, seismic, and soils engineering concerns for each tentative map or commercial parcel map for each phase of proposed development. 138. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist and submitted to the Department of public Works with the initial grading plan check. The report shall address special study zones and identify any geotechnical hazards for the site including location of faults and potential for liquefaction. The report shall include recommendations to mitigate the impact of ground shaking and liquefaction. 139. All public streets shall be maintained and cleaned if necessary on a daily basis during grading operation and construction activities. Cash deposit, letter of credit or posting of bond to guarantee maintenance of all public rights-of-way affected by the grading operations and construction activities, shall be posted prior to issuance of grading permits. 140. If subsequent Geotechnical and Soils Reports determine that dewatering of the site is necessary during construction, necessary permits (ie. in compliance with NPDES permit) shall be obtained from appropriate agencies prior to approval of the grading plans. Drainage 141. Floodplain/Floodway Development. If applicable, the developer shall comply with the provisions of Title 15, Chapter 15.12 of the Temecula Municipal Code, which requires a Conditional Letter of Map Revision (CLOMR) from FEMA. A FEMA -approved CLOMR shall be submitted to Public Works for review and approval. The developer shall pay all fees required by FEMA (and City) for processing of the FEMA reviews. 142. Drainage Study. A drainage study shall be prepared by a registered civil engineer and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The study shall identify storm water runoff quantities (to mitigate the 100 -year storm event) from the development of this site and upstream of the site as required by the City. 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 a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. 143. Drainage and flood control facilities shall be provided in accordance with the requirements of the City and/or Riverside County Flood Control and Water Conservation District (RCFC&WCD). 144. Prior to approval of any subsequent development applications, the Developer shall submit the master drainage plan to the City and RCFC&WCD to review the adequacy of the proposed and existing downstream drainage facilities. 145. Drainage facilities within each phase shall be constructed immediately after the completion of the site grading and prior to or concurrently with the initial site development within that phase. 146. All drainage facilities shall be designed to convey 100 -year storm flows, subject to the approval of the Department of Public Works and RCFC&WCD, as applicable. 147. The Developer shall construct the proposed on and offsite drainage facility improvements and the interim detention basin provision as recommended in the Specific Plan and Drainage Study documents and/or as directed by the Department of Public Works and RCFC&WCD, as applicable. 148. As required by the Department of Public Works, additional Hydrology and Hydraulic Reports shall be submitted with subsequent tentative maps and/or development applications to study the drainage impacts and analyze necessary measures to mitigate the runoff created as part of the development of this project. 149. The Developer shall accept and properly dispose of all off-site drainage flowing onto or through the site as required by the Director of Public works. 150. The Developer shall protect downstream properties from damages caused by alteration of the drainage patterns; i.e., concentration or diversion of flow. Protection shall be provided by constructing adequate drainage facilities, including enlarging existing facilities or by securing drainage easements as necessary. 151. During review of any future tentative map, an updated geotechnical/geologic report shall be prepared to include any necessary revisions to earthwork, foundation, design, and construction recommendations. 152. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be submitted to Public Works with the initial grading plan submittal. The report shall address the site's soil conditions and provide recommendations for the construction of engineered structures and preliminary pavement sections. 153. Geological Report. The developer shall complete any outstanding County geologist's requirements, recommendations and/or proposed Conditions of Approval as identified during entitlement. 154. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The document's format is as directed by, and shall be submitted to, Public Works for acceptance. The document information shall be noted on the approved grading plan. WQMP / SWPPP 155. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; or other affected agencies 156. Water Quality Management Plan (WQMP). The developer shall submit a final WQMP (prepared by a registered professional engineer) with the initial grading plan submittal for any phase approval by Public Works. A copy of the final project -specific WQMP must be kept onsite at all times. Refer to the WQMP template and agreement link below: http://www.cityoftemecula.orq/Temecula/Government/PublicWorks/WQMPandNPDES/W QMP.htm 157. Erosion & Sediment Control Plan. The developer shall submit a grading/erosion & sediment control plan(s) to be reviewed and approved by Public Works. All plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site. The approved plan shall include all final WQMP water quality facilities and all construction -phase pollution -prevention controls to adequately address non -permitted runoff. Refer to the City's Engineering & Construction Manual at: http://www.cityoftemecula.org/Temecula/Government/PublicWorks/engineeringconstman ual.htm 158. 0 & M Agreement: The developer shall submit a completed WQMP Operation and Maintenance (O&M) Agreement for review and approval 159. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements. 160. NPDES General Permit Compliance. The developer shall obtain project coverage under the State National Pollutant Discharge Elimination System (NPDES) General Permit for Construction Activities and shall provide the following: a. A copy of the Waste Discharge Identification number (WDID) issued by the State Water Resources Control Board (SWRCB); b. The project's Risk Level (RL) determination number; and c. The name, contact information and certification number of the Qualified SWPPP Developer (QSD). Pursuant to the State Water Resources Control Board (SWRCB) requirements and City's storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP) shall be generated and submitted to the Board. Throughout the project duration, the SWPPP shall be routinely updated and readily available (onsite) to the State and City. Review www.cabmphandbooks.com for SWPPP guidelines. Refer to the following link: http://www.waterboards.ca.gov/water issues/programs/stormwater/construction.shtml Circulation 161. Prior to Final Map recordation for each phase, the Developer is responsible to bond for or construct the traffic signals at the project's accesses, as required, including the associated street improvements, based on traffic signal warrants analysis relative to subsequent tentative maps and/or development applications. 162. Adequate primary and secondary access shall be provided for each phase of development as approved by the Department of Public Works. Access to and from developments areas shall be reviewed by the Department of Public Works at the time of submittal of individual tentative maps and/or development applications. Additional rights-of-way at entries to the aforementioned sites may be required to provide for turning lanes as directed by the Department of Public Works, consistent with the Specific Plan and the Tentative Tract Map. 163. The exact location and number of access points shall be subject to review and approval by the Department of Public Works upon future tentative map and/or development plan approvals consistent with the Specific Plan and the Tentative Tract Map. 164. All street sections shall correspond with Typical Roadway Cross Sections and requirements of the Circulation Element of City's General Plan, City ordinances and standards or as approved with the Specific Plan and the Tentative Map. 165. All intersection intervals shall comply with City standards and requirements. 166. Developer, at its sole cost, shall design and improve Vincent Moraga Road to ensure that all driveways providing access from to adjoining properties shall be allowed for safe ingress and/or egress. Improvements may include, but not be limited to, truck deceleration, acceleration and turn -in lanes. The improvements shall conform to the standards adopted by the City of Temecula for public roadway and rights of way consistent with the Specific Plan and the Tentative Tract Map. 167. Developer, at its sole cost, shall fund the acquisition and installation of traffic signals and related roadway and right of way improvements, when warranted. The design and installation shall conform to the standards adopted by the City of Temecula, consistent with the Specific Plan and the Tentative Tract Map. 168. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The limits of these sight distance corridors shall be reflected on all improvement, grading, or landscape plans prepared in association with the development. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Temecula Engineering Standards. 169. The Developer shall provide bus bays and shelters within the Specific Plan. Location and number of bus bays shall be subject to approval of the City and Riverside Transportation Agency (RTA). Additional rights-of-way dedications associated with bus bays shall be provided by the Developer. 170. Developer shall provide the design of all private streets and drainage systems to the satisfaction of the Director of Public Works. The structural section of all private streets shall conform to City of Temecula Standards based on R -value tests. All private streets and drainage systems shall be inspected by the City. 171. Necessary improvements have been/will be conditioned based on the project traffic studies and the conceptual phasing plan shown in the Altair Specific Plan. Any substantive re -phasing of the development must be approved by the Planning and Public Works Director through a re -phasing application. Prior to the issuance of occupancy permits within any phase, all on and offsite improvements as referred to in the Traffic Reports and subsequent addenda along with additional requirements set herein, or as set by conditions on individual tracts, must be constructed and/or bonded as required by the Department of Public Works. 172. Ensuing Traffic Reports, analyzing traffic impacts associated with subsequent development stages of the Specific Plan, shall be submitted to the Department of Public Works to identify implementation and timing of the necessary improvements to mitigate cumulative traffic impacts. Traffic Mitigation Monitoring Program 173. The Traffic Mitigation Monitoring Program shall be established in compliance with the approved mitigation measures identified in the approved Traffic Impact Analysis and shall be completed prior to issuance of first occupancy permit in each additional phases of the development as required by the Director of Public Works. Water and Sewer 174. Water and sewer facilities shall be installed in accordance with the requirements and specifications of the City, Rancho California Water District (RCWD), and Eastern Municipal Water District (EMWD). Such requirements shall be applicable thru completion of this development. 175. Prior to the approval of final engineering for each phase as subsequent development applications, the Developer shall obtain written approval for the water system from RCWD. 176. Prior to the approval of final engineering for each phase subsequent development applications, the Developer shall obtain written approval for the sewer system from EMWD. 177. The Developer shall install potable water services and meters at locations approved by the Water District Engineer. The locations of said services shall be reflected on public improvement plans. 178. The Developer shall install sewer laterals and clean -outs at locations approved by the Sewer District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. Final Map Notes 179. Add the following notes to the final map as non -mapping data: "All improvements within private Streets are privately owned and are to be privately maintained with including but not limited to: Curbs, gutter, A.C. paving, street lights, storm drains. All Storm Water treatment control facilities are considered private requiring private maintenance." Master HOA 180. Developer shall establish a Master homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval. Prior to issuance of a building permit for a phase, the Developer shall provide the Planning Department with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the Planning Director. At a minimum, the CC&Rs shall contain the following provisions: d. General Enforcement by the City. The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. e. Notice and Amendment. A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to reasonably disapprove. A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. g. Failure of Association to Maintain Common Area Lots and Easements. In the event that the Association fails to maintain the "Common Area Lots and/or the Association's Easements," the City shall have the right, but not the duty, to perform the necessary maintenance. If the City elects to perform such maintenance, the City shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's Easements within the period specified by the City's notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. Special Assessments Levied by the City. In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the City shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association's Easements. The City shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the City will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. h. Landscape Maintenance Responsibilities. The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth on the "Developer Responsibility Map" of the Specific Plan. Lighting Restrictions on Private Residential Lots: Restrictions on lighting within residential lots adjacent to open space conservation areas shall be as set forth in the Specific Plan and Final EIR. Prior to the Issuance of Grading Permits 181. Required Clearances. As deemed necessary by the Director of Public Works, the developer shall receive written clearance when applicable, from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; e. Riverside County Health Department; f. City of Temecula Fire Prevention Bureau; g. Planning Department; h. Department of Public Works; i. Community Services District; j. Caltrans; k. Rancho California Water District; I. Eastern Municipal Water District; m. Verizon; n. Telephone Company; o. Southern California Edison Company; p. The Gas Company; and q. Metropolitan Water District or other affected agencies 182. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by providing documented evidence that the fees have already been paid or fee credits have been provided. 183. Securities. For each of the phases, the developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the grading and erosion & sediment control improvements. 184. Area Drainage Plan (ADP) Fee to RCFC&WCD. For each phase, the developer shall demonstrate to the City that the flood mitigation charge (ADP fee) has been paid to RCFC&WCD. If the full ADP fee has already been credited to this property, no new charge will be required. 185. The developer shall provide proof to the Department of Public Works and Planning that the conditions of any Wildlife Agency or Army Corps permits if necessary for any restoration have been bonded for and shall be implemented consistent with the timing requirements of the permits. 186. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided in Altair Specific Plan and the Development Agreement. 187. The project shall comply with the latest disabled access requirements pursuant to Title 24 of the California Building Code. 188. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for each phase of this project is required. Developer shall apply for and obtain a grading permit from the Director of Public Works. 189. This project requires off site grading. No grading for any improvements shall occur outside the limits of this approval unless Developer obtains, records, and submits a recorded copy to the Director of Public Works a grading or slope easement or agreement from the owners of the affected properties. If Developer is unable to obtain the grading or slope easement, or agreement, no grading permit will be issued. In that case Developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance from both the Director of Public Works and Planning Director. 190. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required; and shall be obtained: a. from Public Works for public offsite improvements; b. from the California Department of Transportation if encroaching within their right- of-way; and c. from Riverside County Flood Control & Water Conservation District (RCFC&WCD) if encroaching within their right-of-way. 191. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the Director of Public Works for the proposed haul route. 192. Upon completion of grading, Developer shall file an "as -graded" geologic plan with the Director of Public Works. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. The plan shall be signed by both the soils engineer and the engineering geologist, and shall be submitted on a 24"x 36" mylar or similar drafting film format suitable for a permanent record. Prior to the Issuance of Building Permits 193. Final Map. Final Map shall be approved and recorded for the applicable phase. 194. The developer shall provide proof to the Director of Public Works that the has contributed its fair share towards regional traffic improvements systems (i.e., traffic impact fees) for the area the area through a Development Agreement. This shall include efforts to synchronize traffic lights on streets impacted by development of each phase. 195. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. Phasing 196. Construction of the development permitted by the Specific Plan, including recordation of final subdivision maps, may be carried out in stages provided that, adequate vehicular access is constructed for all dwelling units in each stage of development and further provided that such development conforms substantially with the intent and purpose of the Specific Plan Phasing Plan. 197. Development applications shall be submitted for each planning unit in each phase. Total acreage and land uses within each phase shall be substantially in accordance with the specifications of the Specific Plan. 198. The Developer shall be permitted to seek a reimbursement agreement for qualifying facilities and improvements. The City and the Developer shall proceed in good faith to allocate appropriate reimbursements to the Developer pursuant to the City's then enforceable ordinance applicable to such reimbursement pursuant to Development Agreement. Tract Map 36959-1 (North Phase) In addition to the above noted Conditions, the following improvements shall be completed as part of North Phase and prior to 1st building permit in North Phase: 199. Acquisition of right-of-way on the east side of Vincent Moraga between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Corridor northbound right turn lane improvements within this road segment. 200. Acquisition of right-of-way on the south side of Rancho California Road between Vincent Moraga Drive and the Murrieta Creek Bridge and construction of all intersection improvements within this road segment including an additional westbound left turn lane on Rancho California Road to Vincent Moraga Drive. 201. Traffic signal and utility relocation where needed and construction of the ultimate build -out of the Rancho California Road, Diaz Road and Vincent Moraga Drive intersection. 202. Construction of the designed onsite Western Bypass Corridor Phase 1 improvements from the project's northern property line to the future Altair Vista intersection. 203. Construction of the Ridge Park Drive and Western Bypass Corridor intersection improvements to provide left -turn ingress and right-in/right-out to Ridge Park Drive. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 204. Install Multi -Way Stop Controls at the First Street & Pujol Street intersection. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 205. The following improvements shall be constructed as part of the North Phase and completed prior to the earlier of, i) the 350th building permit in North Phase, or ii) the 1st building permit in the Central Phase: 206. Acquisition of right-of-way on the west side of Vincent Moraga Drive between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Corridor improvements within this road segment. 207. Acquisition of right-of-way on the east side and west side of Vincent Moraga Drive between Felix Valdez and Ridge Park Drive and construction of the designed Western Bypass Corridor improvements within this road segment. 208. Following the occupancy of both villages within this North Phase (Village A and Village B), optimize Adaptive Traffic Signal Program at: (a) Intersection of Old Town Front Street and Rancho California Road; (b) Intersection of Ynez Road and Rancho California Road; (c) including the collection of intersection traffic count data at affected intersections. Tract Map 36959-2 (Central Phase) In addition to the above noted Conditions, the following improvements shall be completed as part of Central Phase and prior to 1St building permit in Central Phase: 209. Construction of the designed Coromell Trail road segment between Altair Vista and First Street. 210. Installation of one (1) new left turn lane (re -stripe only), and modify signal operation, install signal indications and necessary equipment at Ynez Road and Santiago Road. 211. Construction of traffic signals at the Pujol Street and First Street intersection. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 212. The following improvements shall be constructed as part of the Central Phase and completed prior to the issuance of any building permits on pads south of the Village C Park: a. Construction of the "A" Street vehicular bridge that crosses over the Village C Park. 213. The following improvements shall be constructed as part of the Central Phase, shall commence before the 700th building permit is issued in the project and completed prior to the earlier of, i) the 950th building permit in the project, or ii) the 1St building permit in the South Phase: a. Construction of either the Western Bypass Bridge or construction of the Western Bypass Corridor Phase 2 improvements (two (2) eastern lanes; ultimate northbound) including parallel Class 1 bikeway. If requested by Developer, City will allow for stockpiling of dirt on either Village G or the Nature Center Parcel prior to grading permit issuance for the Civic Phase. 214. Following the construction of the Western Bypass Bridge and Phase 2 Road, optimize Adaptive Traffic Signal Program at: (a) Intersection of 1-15 northbound onramp and Temecula Parkway; (b) Intersection of Temecula Parkway and Margarita Road; (c) Intersection of Ynez Road and Santiago Road; (d) including the collection of intersection traffic count data at these affected intersections. Tract Map 36959-3 (South Phase) 215. In addition to the above noted Conditions, the following improvements shall be completed as part of South Phase and prior to 1St building permit in South Phase: a. Construction of both the Western Bypass Bridge and construction of the Western Bypass Corridor Phase 2 improvements (two (2) eastern lanes; ultimate northbound) including parallel Class 1 bikeway. If requested by Developer, City will allow for stockpiling of dirt on either Village G or the Nature Center Parcel prior to grading permit issuance for the Nature Center Phase. b. Construction of traffic signal improvements at the Western Bypass Corridor and Altair Vista intersection. c. Construction of the designed "B" Street North road segment between Altair Vista and the Western Bypass Corridor. 216. Following the completion of the villages in this South Phase (Village D, Village E and Village F), optimize Adaptive Traffic Signal Program at: (a) Intersection of 1-15 northbound onramp and Temecula Parkway; (b) Intersection of Temecula Parkway and Margarita Road; (c) Intersection of Ynez Road and Santiago Road; (d) including the collection of intersection traffic count data at these affected intersections. Tract Map 36959 (Civic Phase) 217. In addition to the above noted Conditions, the following improvements shall be completed as part of Civic Phase and prior to 1St building permit in Civic Phase: a. Construction of all remaining Western Bypass Corridor improvements (Phase 3 which includes 2 western lanes; southbound). b. Construction of traffic signal improvements at the Western Bypass and "B" Street intersection. 218. Following completion of both villages in this Civic Phase (Village G and Nature Center), optimize Adaptive Traffic Signal Program at: (a) Intersection of Old Town Front Street and Rancho California Road. (b) Intersection of Ynez Road and Rancho California Road; (c) Intersection of 1-15 northbound onramp and Temecula Parkway; (d) Intersection of Temecula Parkway and Margarita Road; (e) Intersection of Ynez Road and Santiago Road; (f) including the collection of intersection traffic count data at these affected intersections. TEMECULA COMMUNITY SERVICES DEPARTMENT General Requirements 219. If any of the following conditions of approval differ from the Specific Plan text or exhibits, the conditions enumerated herein shall take precedent. 220. The current park dedication requirement (Quimby) shall be satisfied with the 5 acre community park, the proposed private Parks that are HOA owned and maintained including recreational areas identified in the Altair Specific Plan. 221. The actual design of the 5 acre community park in Central Phase shall be in substantial conformance with the conceptual designs and guidelines identified within the Specific Plan. Prior to submittal of construction plans, the developer shall meet with the Director of Community Services to determine the location and specifications of the park amenities to be provided on site. Construction plans and specifications must be approved by the Director of Community Services. 222. All park plans submitted for consideration shall be in conformance with the City of Temecula Landscape and Irrigation Specifications and Installation Details and the Park Land and Landscape Dedication Process. 223. The design of the community park in Central Phase shall provide for pedestrian circulation and access for the disabled throughout the park. 224. The developer, the developer's successor or assignee, or Master HOA shall be responsible for all maintenance of the park sites and slopes/landscaping areas except as defined in the Development Agreement, on Developer Responsibility Map. 225. The 5 acre community park shall be improved and dedicated to the City free and clear of any liens, assessment fees, or easements that would preclude the City from utilizing the property for public purposes. A policy of title insurance and a soils assessment report shall also be provided with the conveyance of the property. 226. The developer may receive a credit against the park component of the City's Development Impact Fee (DIF) based upon the actual cost of improving the community park in Central Phase. The fee/credit issue shall be addressed pursuant to the execution of a Development Agreement or a Park Improvement Agreement between the applicant and the City prior to approval of the final map. ATTACHMENT 8B ALTAIR SPECIFIC PLAN COMPLETELY TEMECULA. SPECIFIC PLAN November 2017 November 2017 ,„\w# 01 1 1-01 r SPECIFIC PLAN Prepared by: 179 Calle Magdalena, #201 Encinitas, CA 92024 ELZEI*IEEINI carrierjohnson + CULTUR3 2850 Womble Road Suite 100-403 San Diego, CA 92106 1301 Third Avenue San Diego, CA 92101 November 2017 2020 Camino Del Rio North Suite 1000 San Diego, CA 92108 November 2017 TABLE OF CONTENTS Al f"Ai r 1 SUMMARY 1-1 1.1 Document Purpose 1-1 1.2 Related Application and Studies 1-1 1.3 Legal Authority and Process 1-1 1.4 Organization 1-2 2 INTRODUCTION 2.1 Vision 2-1 2.2 Smart Growth 2-1 2.3 Site 2-6 2.4 Design Concept 2-9 2.5 Land Use 2-15 2.6 Relationship to the General Plan 2-17 3 LAND USE 3.1 Summary 3-1 3.2 Relationship of Land Uses to Zoning 3-7 3.3 Open Space 3-7 3.4 Altair Villages 3-7 3.5 Village A 3-9 3.6 Village B 3-17 3.7 Village C 3-23 3.8 Village D 3-33 SPECIFIC PLAN November 2017 (TABLE OF CONTENTS 1 II 3.9 Village E 3-41 3.10 Village F 3-49 3.11 Village G 3-57 3.12 School Site 3-63 3.13 Civic Site 3-69 4 CIRCULATION PLAN 4-1 4.1 Pedestrian Walkways, Trails & Bikeways 4-3 4.2 Circulation Plan - Vehicular 4-19 5 GRADING PLAN 5.1 Grading Description 5-1 5.2 Grading Plan Standards 5-1 6 INFRASTRUCTURE AND UTILITIES 6-1 6.1 Drainage 6-1 6.2 Water 6-8 6.3 Sewer 6-17 6.4 Dry Utilities 6-21 PUBLIC SERVICES 7-1 7.1 Schools 7-1 7.2 Libraries 7-1 7.3 Fire Protection 7-3 7.4 Police 7-3 November 2017 SPECIFIC PLAN 7.5 Parks 7-3 7.6 Hospitals 7-4 7.7 Public Transit 7-4 7.8 Waste Management 7-7 8 OPEN SPACE AND RECREATION PLAN 8-1 8.1 Natural Open Space 8-4 8.2 Interstitial Open Space 8-5 8.3 Active Open Space 8-7 8.4 Private Open Space 8-10 8.5 Park Programming 8-10 8.6 Crime Prevention through Environmental Design 8-11 9 DESIGN GUIDELINES 9.1 Design Objectives 9-1 9.2 Building Placement 9-1 9.3 Building Form 9-2 9.4 Building Frontage 9-9 9.5 Utility Placement and Screening 9-22 9.6 Fences, Walls and Gates 9-25 9.7 Slopes and Retaining Walls 9-27 9.8 Materials, Textures and Colors 9-32 9.9 Public Art 9-34 SPECIFIC PLAN November 2017 1 TABLE OF CONTENTS (TABLE OF CONTENTS 1 IV 9.10 Monuments and Gateways 9-41 9.11 Wind Screening 9-45 9.12 Outdoor Lighting 9-45 9.13 Streets 9-46 9.14 Signage 9-47 9.15 Accessibility 9-48 10 DEVELOPMENT STANDARDS 10-1 10.1 Application 10-1 10.2 Zoning 10-1 10.3 Height Limits and Vertical Projections 10-1 10.4 Setbacks and Build -To Line 10-4 10.5 Signage 10-8 10.6 Conceptual Landscape Plan 10-10 10.7 Parking 10-24 10.8 Fences, Hedges and Walls 10-26 10.9 Refuse and Service Areas 10-27 10.10 Building Types 10-28 10.11 Detached Housing 10-29 10.12 Multi-Plex 10-38 10.13 Rowhouse 10-42 10.14 Live/Work 10-47 November 2017 SPECIFIC PLAN 10.15 Multifamily Walk -Up 10.16 Multifamily Podium 10.17 Micro -Units 10.18 Mixed -Use 10.19 Iconic Tower 10.20 Civic Buildings / Nature Center 10.21 School Buildiings 10.22 Community Buildings 10-51 10-55 10-58 10-60 10-63 10-64 10-66 10-68 11 IMPLEMENTATION 11.1 Regulations that Administer the Specific Plan 11-1 11.2 Capital Improvements 11-5 11.3 Phasing 11-5 11.4 Maintenance 11-7 11.5 Density Transfer 11-7 11.6 Lot Reconfiguration or Consolidation 11-9 11.7 Financing Strategies 11-9 11.8 Services Deficit Fiscal Impact Payments 11-10 11.9 Annual Wildlife Conservation Fee 11-10 11.10 Severability 11-11 APPFNDICEt. Appendix A - Plant Lists SPECIFIC PLAN November 2017 1 TABLE OF CONTENTS V (TABLE OF CONTENTS 1 November 2017 SPECIFIC PLAN A tir LAND USE Table 3-1 Zones and Development Intensity Table 3-1 Cont. Zones and Development Intensity 8 OPEN & RECREATION Table 8-1 Open Space Summary Table 8-2 Park and Open Space Areas DEVELOPMENT STANDARDS Table 10-1 Permitted Uses Table 10-2 Zoning Regulations Table 10-3 Parking Requirements Table 10-4 Building Types 3-4 3-5 8-2 8-2 10-2 10-3 10-25 10-28 TABLES Al f"Ai r VII SPECIFIC PLAN November 2017 (TABLE OF CONTENTS 1 November 2017 SPECIFIC PLAN A tir TABLE OF FIGURES Al f"Ai r 2 INTRODUCTION Figure 2-1 Regional Location Map 2-6 Figure 2-2 Vicinity Map 2-8 Figure 2-3 Connection to Open Space 2-10 Figure 2-4 Connection to Old Town Temecula 2-11 Figure 2-5 View Opportunities 2-12 Figure 2-6 Outdoor Rooms Linked Enfilade 2-13 Figure 2-7 Outdoor Rooms Linked in a "Daisy Chain" 2-14 Figure 2-8 Aerial Photograph 2-16 3 LAND USE Figure 3-1 Natural Open Space 3-2 Figure 3-2 Land Use 3-3 Figure 3-3 Zoning Map 3-6 Figure 3-4 Village A - Plan Area 3-8 Figure 3-5 Vehicular Access - Village A 3-10 Figure 3-6 Pedestrian Circulation - Village A 3-11 Figure 3-7 Park Plan at Village A 3-14 Figure 3-8 Village B - Plan Area 3-16 Figure 3-9 Vehicular Access - Village B 3-18 Figure 3-10 Pedestrian Circulation - Village B 3-19 Figure 3-11 Park Plan at Village B 3-20 SPECIFIC PLAN November 2017 IX (TABLE OF FIGURES 1 X Figure 3-12 Village C - Plan Area Figure 3-13 Vehicular Access - Village C Figure 3-14 Pedestrian Circulation - Village C Figure 3-15 Park Plan at Village C Figure 3-16 Park Section at Village C Figure 3-17 Village D - Plan Area Figure 3-18 Vehicular Access - Village D Figure 3-19 Pedestrian Circulation - Village D Figure 3-20 Park Plan at Village D Figure 3-21 Village E - Plan Area Figure 3-22 Vehicular Access - Village E Figure 3-23 Pedestrian Circulation - Village E Figure 3-24 Park Plan at Village E Figure 3-25 Village F - Plan Area Figure 3-26 Vehicular Access - Village F Figure 3-27 Pedestrian Circulation - Village F Figure 3-28 Park Plan at Village F Figure 3-29 Village G - Plan Area Figure 3-30 Vehicular Access - Village G Figure 3-31 Pedestrian Circulation - Village G Figure 3-32 School - Plan Area 3-22 3-24 3-25 3-29 3-30 3-32 3-34 3-35 3-38 3-40 3-42 3-43 3-46 3-48 3-50 3-51 3-54 3-56 3-58 3-59 3-62 November 2017 SPECIFIC PLAN A tir Figure 3-33 Vehicular Access - School Figure 3-34 Pedestrian Circulation - School Figure 3-35 Conceptual Site Plan - School Figure 3-36 Civic Site - Plan Area Figure 3-37 Vehicular Access - Civic Site Figure 3-38 Pedestrian Circulation - Civic Site CIRCULATION PLAN Figure 4-1 5 Minute Walk Figure 4-2 Circulation Plan - Pedestrian and Bicycle Figure 4-3 Class I Bikeway Section Figure 4-4 Key Walkway Section Figure 4-5 Plan at Mid -Block Crossing Figure 4-6 Typical Village Sidewalk Section Figure 4-7 Hiking Trail Section Figure 4-8 Bicycle Facilities Figure 4-9 Crossing at Coromell Trail Figure 4-10 Conceptual Plan at Grand Stair Figure 4-11 Vehicular Entries Figure 4-12 Vehicular Circulation Plan Figure 4-13 Street Section - Western Bypass Corridor 1 Figure 4-14 Street Section - Western Bypass Corridor 2 SPECIFIC PLAN November 2017 1 TABLE OF FIGURES 3-64 3-65 3-66 3-68 3-70 3-71 4-2 4-7 4-8 4-9 4-9 4-10 4-11 4-13 4-16 4-17 4-18 4-23 4-24 4-24 XI (TABLE OF FIGURES 1 XII Figure 4-15 Street Axon - Western Bypass Corridor 2 4-25 Figure 4-16 Street Section - C Street + B Street South 4-26 Figure 4-17 Street Axon - C Street + B Street South 4-27 Figure 4-18 Street Section - Coromell Trail 4-28 Figure 4-19 Street Section - Coromell Trail - Split Lanes 4-28 Figure 4-20 Street Axon - Coromell Trail - Split Lanes 4-29 Figure 4-21 Street Section - Altair Vista - Planted Parkways 4-30 Figure 4-22 Street Axon - Altair Vista - Planted Parkways 4-31 Figure 4-23 Street Section - Altair Vista + A Street - Urban 4-32 Figure 4-24 Street Axon - Altair Vista + A Street - Urban 4-33 Figure 4-25 Street Section - Altair Vista one way 4-34 Figure 4-26 Street Axon - Altair Vista one way 4-35 Figure 4-27 Street Section - Altair Vista 4-36 Figure 4-28 Street Axon - Altair Vista 4-37 Figure 4-29 Street Section - Altair Vista Culverts + A St Bridge 4-38 Figure 4-30 Street Axon - Altair Vista Culverts + A St Bridge 4-39 Figure 4-31 Street Section - B Street North 4-40 Figure 4-32 Street Section - B Street North with Bikeway 4-40 Figure 4-33 Street Axon - B Street North 4-41 Figure 4-34 Street Section - Alley 4-42 Figure 4-35 Typical Alley at Cottages at Harveston 4-43 November 2017 SPECIFIC PLAN A tir 5 GRADING PLAN Figure 5-1 Project Grading Diagram Figure 5-2 Project Grading Sections Figure 5-3 Retaining Wall Diagram 6 INFRASTRUCTURE AND UTILITIES Figure 6-1 Typical Drainage Draw Plan Figure 6-2 Typical Drainage Draw Section Figure 6-3 Storm Drainage Plan Figure 6-4 Enlarged Storm Drainage Plans Figure 6-5 Domestic Water Plan Figure 6-6 Enlarged Domestic Water Plans Figure 6-7 Sewer Plan Figure 6-8 Enlarged Sewer Plans PUBLIC SERVICES Figure 7-1 Public Services Figure 7-2 RTA Route Map Figure 7-3 Smart Shuttle Route Proposal OPEN SPACE AND RECREATION PLAN Figure 8-1 Parks, Open Space and Amenities Plan Figure 8-2 Open Space and Recreational Images 5-3 5-4 5-5 6-3 6-3 6-4 6-6 and 6-7 6-9 6-11 and 6-12 6-16 6-18 and 6-19 7-2 7-5 7-6 8-3 8-9 1 TABLE OF FIGURES XIII SPECIFIC PLAN November 2017 (TABLE OF FIGURES 1 DESIGN GUIDELINES Figure 9-1 Motor Court Elements 9-6 Figure 9-2 Building Frontage 9-8 Figure 9-3 Straight Stoop 9-10 Figure 9-4 Sideways Stoop 9-10 Figure 9-5 Projecting Porch 9-12 Figure 9-6 Integral Porch 9-12 Figure 9-7 Recessed Entry 9-14 Figure 9-8 Walled Yard 9-15 Figure 9-9 Raised Yard 9-16 Figure 9-10 Entry Court 9-19 Figure 9-11 Shopfront 9-20 Figure 9-12 Arcade 9-21 Figure 9-13 Utility Locations 9-22 Figure 9-14 Retaining Wall Section where Visible to Public 9-27 Figure 9-15 Stepped Buildings 9-28 Figure 9-16 Roundabout 1 - Plan 9-36 Figure 9-17 Roundabout 1 - Elevation 9-37 Figure 9-18 Roundabout 2 - Plan 9-38 Figure 9-19 Roundabout 2 - Elevation 9-39 Figure 9-20 Roundabout 3 - Elevation 9-39 November 2017 SPECIFIC PLAN Akir 1 TABLE OF FIGURES Figure 9-21 Roundabout 3 - Plan 9-40 Figure 9-22 Major Entry Monument A - Plan 9-41 Figure 9-23 Major Entry Monument A - Elevation 9-41 Figure 9-24 Entry Monuments + Gateways 9-42 Figure 9-25 Major Entry Monument B - Elevation 9-43 Figure 9-26 Major Entry Monument C - Elevation 9-43 Figure 9-27 Gateway Bridge 9-44 Figure 9-28 Street Organization 9-47 10 DEVELOPMENT STANDARDS Figure 10-1 Allowable Setback Encroachments - Porch 10-4 Figure 10-2 Allowable Setback Encroachments - Stoop 10-5 Figure 10-3 Allowable Setback Encroachments - WaIIs+Trellises 10-5 Figure 10-4 Allowable Setback Encroachments - Awnings, Balconies, Roofs 10-6 Figure 10-5 Allowable Setback Encroachments - Arcades 10-7 Figure 10-6 Building -Mounted Signs 10-8 Figure 10-7 Monument Signs 10-9 Figure 10-8 Conceptual Landscape Plan 10-11 Figure 10-9 Landscape Exhibit 1 10-12 Figure 10-10 Landscape Exhibit 2 10-13 Figure 10-11 Landscape Exhibit 3 10-14 XV SPECIFIC PLAN November 2017 (TABLE OF FIGURES 1 Figure 10-12 Landscape Exhibit 4 10-15 Figure 10-13 Street Tree Plan 10-16 Figure 10-14 Urban Parkway with Tree Grate 10-23 Figure 10-15 Urban Parkway with Planter Pocket 10-23 Figure 10-16 Detached Housing with small entry yard 10-29 Figure 10-17 Detached Housing clustered around common green space 10-30 Figure 10-18 Detached Housing Facing Street 10-31 Figure 10-19 Detached Housing around Motor Court 10-32 Figure 10-20 Detached Housing Clustered around Green 10-33 Figure 10-21 Typical Landscaping at Bungalow Court and Rose Court 10-34 Figure 10-22 Typical Front Yard Landscaping at Detached Housing 10-35 Figure 10-23 4th Floor Limits in Detached Housing 10-36 Figure 10-24 Typical Massing at Detached Housing 10-36 Figure 10-25 Detached garages and/or accessory dwelling 10-37 Figure 10-26 Typical Massing at Multiplex 10-39 Figure 10-27 Multiplex Housing with shared Driveway & Motor Court 10-40 Figure 10-28 Rowhomes along a street facade 10-42 Figure 10-29 Rowhouse massing and articulation 10-45 Figure 10-30 Typical Live/Work Building 10-47 November 2017 SPECIFIC PLAN A hr Figure 10-31 Example Live/Work Building Section Figure 10-32 Typical Massing at Multifamily Walk -Up Figure 10-33 Motor Court at Multifamily Housing Figure 10-34 Multifamily Walk -Up Housing Arrangement Figure 10-35 Multifamily Podium example with street -level entries Figure 10-36 Multifamily Podium Building Figure 10-37 Resident Courtyard at Multifamily Podium Housing Figure 10-38 Micro -Units Typical Layout Figure 10-39 Building with Micro -Units Figure 10-40 Iconic Tower 11 IMPLEMENTATION Figure 11-1 Public and Private Roads at Altair Figure 11-2 Altair Conceptual Phasing Plan Figure 11-3 Developer Responsibility Map 1 TABLE OF FIGURES 10-48 10-51 10-52 10-53 10-55 10-56 10-57 10-58 10-58 10-63 XVII SPECIFIC PLAN November 2017 1 I (IIKilfl SUMMARY 1.1 Document Purpose The Altair Specific Plan serves as the regulatory document and planning instrument for the future development of a 270 -acre land parcel west of the Old Town planning area in the City of Temecula. This Specific Plan is a mechanism for implementing the City of Temecula General Plan in the area defined therein as Altair. 1.2 Related Applications and Studies SUMMARY N�f"Ail' The Altair Specific Plan is one of several concurrent studies and approvals necessary for the complete entitlement of Altair. These include: • PA14-0158 General Plan Amendment to amend the land use and allowable density and to revise the alignment of the Western Bypass Corridor. • PA14-0159 Specific Plan and Environmental Impact Report (SCH #2014111029) • PA14-0160 Tentative Tract Map • PA14-0161 Development Agreement, including a Fiscal Impact Analysis and formation of a Community Facilities District. 1.3 Legal Authority and Process The City of Temecula General Plan authorizes in its Land Use Element the use of Specific Plans that comply with Section 65451 of the California Government Code and with the City's Development Code. California Government Code Section 65450-65457 grants local planning agencies the authority to create specific plans to execute the applicable general plan for any area within that general plan. Both the General Plan and the Development Code of the City require approval of a specific plan prior to any land use entitlement or building or grading permit in designated specific plan areas of 100 or more acres. Altair is in such a designated area and, therefore, requires an approved specific plan for development. Both the General Plan and the official Zoning Map of the City of Temecula designate the majority of the subject property as SP -8, Westside Specific Plan. This was a previously adopted document that never developed as a built project. Therefore, the new Altair Specific Plan requires a rezone process with a general plan amendment to revise the land uses for the site and remove the SP -8 designation. Specific plans in the City of Temecula require a Planning Commission hearing and City Council hearing, both with public notice. Additionally, the EIR / CEQA process requires a public scoping meeting. The Planning Commission shall make a recommendation to the City Council based on findings listed in the Development Code. Council will then consider the recommendation of the Planning Commission as well as the findings to determine whether to SPECIFIC PLAN November 2017 1-2 adopt the Specific Plan. Adoption will be by ordinance. The findings that must be made are: 1. The proposed specific plan is consistent with the general plan and development code. 2. The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. 3. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. 4. The proposed specific plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. Upon adoption of the Altair Specific Plan, it becomes the regulatory document for Altair. All future development plans, tentative maps, parcel maps or other entitlements and public improvements located within the boundaries defined by this plan must be found to be consistent with this Specific Plan. All regulations, policies and implementation measures described in this Specific Plan shall be considered individually. If any provision is determined to be without legal basis by a presiding State or Federal court, the remaining document and stipulations shall continue to be valid and enforceable. 1.4 Organization The Altair Specific Plan is organized in eleven sections to cover the various aspects of planning and regulation for development and construction at Altair. Section 1 offers a short summary of the purpose and process of this document and associated approvals. Section 2 introduces the vision and design concept for the Altair community, discusses the smart growth principals that guide this concept and explains the plan's consistency with the City of Temecula General Plan. Section 3 discusses land use and describes the individual Villages and civic plan areas. Section 4 outlines the circulation plans for pedestrians, bicycles and vehicles to achieve a walkable community. Section 5 explains the grading work needed for the site and provides standards to prevent erosion and minimize the visual impacts of grading. Section 6 discusses infrastructure and utilities, including stormwater drainage and treatment, water, sewer, electricity and natural gas services. Section 7 discusses public services available to the project, including libraries, police, fire and rescue, parks, public transit, waste management, schools and the site available for a new elementary school. Section 8 describes the extensive network of parks and open space proposed for Altair, and how open spaces are integrated with the villages concept and with the historic terrain. The Design Guidelines that will ensure the aesthetic quality of development in Altair are located in Section 9. Section 10 includes development standards regulating the site for zoning, building parameters, building type, parking and landscaping. Finally, Section 11 outlines the implementation of this Specific Plan, including proposed phasing, capital improvements and maintenance responsibilities. November 2017 SPECIFIC PLAN A tir INTRODUCTION 2.1 Vision The name "Altair" derives from the Latin roots for "a high place" and "an altar". The combined meaning is "a high place of significance or prominence". Altair is also the name of a star in the constellation Aquila. The name is appropriate to this site that sits above the heart of Temecula and is easily seen from many points in the City. The ridge line above Altair has long been a visual backdrop to the City and will only be enhanced by this neighborhood at its base. The community of Altair will play a prominent role in the physical, social and economic evolution of Temecula. INTRODUCTION Al f"Ai r OLD TOWN FRONT STREET IN TEMECULA, CALIFORNIA Altair is envisioned as the complementary residential component to the Old Town Specific Plan area of the City of Temecula. The two plan areas are integral to a successful urban mixed-use environment. Altair is located directly adjacent to Old Town Temecula and its added residential population base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientelle of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore very dependent on tourism, which can fluctuate dramatically. The downtown area must also satisfy the intense parking demand of all of those visitors. Altair will provide up to 1,750 new homes for a range of household sizes, income and demographics. The homes of Altair will be a pedestrian -oriented community within walking or cycling distance of Old Town. The dense design will attract residents looking for an urban lifestyle, a demographic that tends to patronize the type of restaurants and shops already in Old Town. These residents will broaden and stabilize the consumer base for Old Town businesses. Altair also provides public amenities close to Old Town. A central park, plazas, play field and an elementary school are proposed. A new Western Bypass links Temecula Parkway with Rancho California Road, an important public benefit to alleviate traffic congestion in Old Town. Altair's attractive trails, vistas and parks will add to and diversify the tourism market of the vicinity. 2.2 Smart Growth "Smart growth" is a collection of land use and development principles that aim to enhance our quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Smart growth principles ensure that growth is fiscally, environmentally and socially responsible and recognizes the connections between urban development and quality of life. Smart growth enhances and completes communities by placing priority on infill, redevelopment, and densification strategies. The Altair Specific Plan is founded in the philosophy of smart growth. The following is a summary of 10 smart growth principles and how the Altair project embodies each. 1 SPECIFIC PLAN November 2017 2-1 2-2 INTRODUCTION 2 10 Smart Growth Principles 1. Mix Land Use Each neighborhood has a balanced mixture of homes, retail, business, and recreational opportunities to stimulate vitality throughout the day. A. The Altair Specific Plan meets this principle by providing a mix of housing types and active open space in an area of the City currently dominated by commercial uses. B. Old Town is the shopping and nightlife center of Temecula. However, it is separated from the existing housing base east of 1-15, the majority of which is suburban in nature, predominantly single-family homes dependent on vehicular circulation. Altair introduces urban housing adjacent to Old Town to form a larger community integrating a mix of mutually supportive uses. 2. Build well-designed compact neighborhoods Residents can choose to live, work, shop and play in close proximity. People can easily access daily activities, transit is viable, and local businesses are supported. A. Altair is inherently compact and walkable due to the size, scale and density of the development. Figure 4-1 of this Specific Plan overlays 1/4 mile walking radius on the project map to demonstrate ease of access to Old Town and other parts of the community without driving. B. Safety — landscaping, lighting and visibility are considered and integrated into the design. C. Eyes on the street - dense communities with buildings that face circulation routes and public spaces have many observers to deter crime or notice someone in trouble. D. Livability — each unit has access to private and public open space. Functional needs, such as parking and trash service, are fully considered and accommodated with no negative impacts on the neighborhood. E. Environmental design — homes and open spaces have shade and shelter from the wind. Stormwater is treated and contained to prevent flooding. 3. Provide a variety of transportation cnoices. Neighborhoods are attractive and have safe infrastructure for walking, cycling and transit, in addition to driving. A. The Altair plan focuses on walking and cycling for both transportation and recreation. Residents walk between villages, to parks, to the neighborhood elementary school, nearby Old Town, and can access a regional trail system. B. Altair features complete streets, that equally accommodate pedestrians, bicyclists, motorists, and transit riders of all ages and abilities. Complete streets support social interaction and neighborhood vitality beyond the simple need for circulation. C. A potential shuttle route has been coordinated with RTA to connect with the bus system. D. A variety of bike lanes and trails, from sharrows to Class 1 trails, are provided to match different cycling modes. E. A true walkable neighborhood like Altair results in physical and social public health benefits. Residents are more fit, interact more with their neighbors and breathe cleaner air. November 2017 SPECIFIC PLAN 2 INTRODUCTION 4. Create diverse housing opportunities. People in different family types, life stages and income levels can afford a home in the neighborhood of their choice. A. The Altair development is very different from the rest of the City, especially east of the freeway, which is characterized by single family housing interspersed with shopping centers and few apartments. B. At Altair, housing is available for all stages of life. Housing types range from micro -units and apartments to rowhouses to detached housing on small lots. Development parcels are small and in close proximity to encourage a mix of people of different ages and lifestyles. C. The Elementary School site will serve younger families. D. The zoning allows day care, either in homes or day care centers, to support young families and provide opportunities for employment. E. Senior housing is encouraged. More importantly, Altair strives to provide communal resources, flexible housing and a supportive neighborhood that allows inhabitants to age in their own homes. 5. Preserve open spaces, natural beauty, and environmentally sensitive areas. Development respects natural landscape features and has a higher aesthetic, environmental, social and financial value. A. Altair preserves over 68 acres of the existing hillside west of Old Town as MSHCP corridor. The Western Bypass Corridor alignment has been revised from previous designs to achieve this significant conservation land, an increase from the land conserved by the prior alignment. This hillside is a critical viewshed seen from Old Town, the freeway and surrounding neighborhoods. B. Additionally, Altair conserves almost 35 acres of land containing native oak trees at the south end of the site. C. Altair features active and passive recreation parks in each village to form a "string of pearls". The main park at Village C is directly visible from Old Town along Main Street, so that the visual link is to open space. D. Altair protects Temecula's green infrastructure, which is as important to the health, happiness and welfare of its residents as roads and utilities. E. Altair sustains the region's shade trees and urban forests, the organic plant and soil materials that filter our water and air, attenuate noise, ease wind, prevent erosion and flood damage, and moderate temperatures. F. Bio-swales and stormwater retention basins are designed to look natural, and are not fenced -off detention ponds. SPECIFIC PLAN November 2017 2-3 INTRODUCTION 2 6. Urh+ r+ r!POan R 4r nnrtnnt Site plan trumps architecture, meaning the basic arrangement of the building on the site is far more important than the exterior appearance and "envelope" of the structure. There are three rules of urban design which when combined result in well designed compact neighborhoods: A. Require build -to lines. As opposed to setbacks that establish areas where a building cannot be constructed, build -to lines specify where a building is to be built on the lot. Establishing build -to lines can facilitate a sense of enclosure, and provide a method of creating visually interesting, pedestrian -oriented streetscapes by arranging buildings and entrances to the front of lots. B. Make the building front "permeable" (i.e., no blank walls) and building entrances easily identifiable. Whether commercial or residential, patios, porches, windows and doors are important to activate the street, create pedestrian scale and define public and private space. It is never appropriate to have a blank fagade or sidewall along a pedestrian thoroughfare, regardless of topography. All buildings respect this principle and front on Altair Vista. C. Prohibit parking lots in front of buildings. Pedestrian -oriented neighborhoods start with the location of the parking lot. In an urban village, there are no parking lots along the street front. While parking lots are a necessity, on-site parking should be located below, behind through an alley, or behind from a street, and buildings should be placed at or near the sidewalk. Pedestrians interact with building facades, not cars. While site plan trumps architecture, building height, massing, and materials are all extremely important and should be designed to have a lasting permanence, both programmatically and materially. 7. Foctpr a iiniriuir naighhnr4ir1q-,1 444prrf+#r Each community is unique, vibrant, diverse, and inclusive. A. Rooftop patios and balconies take advantage of spectacular views overlooking the City, and help define the unique character of Altair. B. The clubhouse has portions open to the public, including a large terrace overlooking a central park, which helps create synergy between Old Town and Altair. C. Public art is strategically located throughout Altair and helps to define place. D. "Hidden treasures" - utilitarian components treated in creative and fun ways - are woven throughout the community, such as messages or footprints in concrete, painted utility boxes, wayfinding or informational signage, creative bike racks, etc. E. Spaces under bridges are decorated or landscaped to discourage graffiti. F. Design guidelines and regulations are flexible to encourage design ingenuity and allow neighborhoods to express their own November 2017 SPECIFIC PLAN tir 2 INTRODUCTION distinct ideas of beauty and form. This means that rigidly historical styles are not imposed. G. Strong neighborhood identity increases a sense of ownership and belonging, resulting in better maintained communities, less turnover and higher property values. d. LA/ett uevecujmeht tUVVA -u eXiSting CUilatiflUilitieS with urban infrastructure. Avoid the physical impact and high cost of new infrastructure associated with suburban development by building adjacent to existing infrastructure. A. The Altair development is a logical and efficient extension of existing gray infrastructure — streets, storm sewer, sanitary sewer, water, cable, gas, electric - and essentially defines the southwestern edge of the City. B. The project provides much needed infrastructure, in the Western Bypass and bridge over Murrieta Creek, to ease existing traffic congestion. Old Town, in particular, will have less vehicular through - traffic and will therefore be more pedestrian -friendly as a result of these improvements. C. Technology — wireless communications, cell towers, satellite, street lights - will be thoughtfully considered and planned into the design to promote modernization with little impact. D. Solar energy opportunities exist. 9. Nurture engaged citizens. Places belong to those who live, work, and play in them. Engaged citizens participate in community life and decision-making. A. People are more aware of social opportunities when they are discovered in the course of daily activities. The centrally located community center overlooking a central park in close proximity to the elementary school, City Hall, museum, theater, Children's Museum, shopping, and special events in Old Town create a synergy that will help to promote civic engagement. B. The site zoned for civic use lies in close proximity to the 1-15 interchange and serves as an anchor to Altair and Old Town. 10. Make Deveiupment ueusiuns Predictable, Fair, and Cost Effective. For a community to be successful in implementing smart growth, its vision, objectives, and actions must be embraced by the private sector. Local governments must make an effort to make development decisions that support innovation in a more timely, cost effective, and predictable way that is mutually beneficial to the City and its residents, and to developers. A. The Altair Project includes a General Plan Amendment, Tentative Map, Specific Plan, Development Agreement, Environmental Impact Report (EIR), and Fiscal Impact Analysis. The resulting documents and associated Conditions of Approval will provide clear direction for preservation of natural resources, development processing requirements, timing of infrastructure improvements, and mitigation of impacts. Sources: Getting to Smart Growth: 100 Policies for Implementation (ICMA.org) City Comforts: How to Build an Urban Village (David Sucher) 10 Smart Growth Principles (www.smartgrowth.bc.ca) SPECIFIC PLAN November 2017 2-5 INTRODUCTION 2 2.3 Site The Altair Specific Plan area encompasses 270 acres west of Old Town and Murrieta Creek within the City of Temecula in Riverside County in southern California. The City limits form the western edge of the property. The subject land area is comprised of two portions: the majority 215 acres and a non-contiguous 55 -acre site to the south that is designated for a use benefitting the public, predominantly through conservation. The site slopes dramatically, offering striking views from vantage points on the site as well as providing a visual backdrop to Old Town. A substantial portion of the site will be added to the wildlife corridor established under the Multiple Species Habitat Conservation Plan (MSHCP) and will, therefore, be maintained in a natural state. Box Springs Mountain Park Upland Game Hunting Area Mystic Lake Lake Perris State Recreation Area Yucalpa *Perris Reservoir • Lake Mathews Estelle Mountain Reserve Santiago Peak Wincheste Ronald W. Caspers Wildernes Park San Bernadino National Forest Hemet Diamond Valley Lake erg Skinner Reservoir Rancho Santa Rosa Historic Area Santa Margarita Ecological Reserve Camp Pendleton Capistrano Par Pt Vail Lake Cleveland National Forest Bi Canyon 62 Mt. San Jacinto Morongo Preserve Palm Springs Idyllwild County Park San Bernadino National Forest Palomar Mountain Cleveland National Palomar Mountain Forest State Park Los Coyotes Reservation Hellhole Canyon Reserve Oceanside Figure 2-1 Regional Location Map November 2017 SPECIFIC PLAN , u� 2 INTRODUCTION The Western Bypass proposed in the Altair Specific Plan establishes the western edge through most of the planned development and acts as a buffer and fire break between development and the MSCHP wildlife corridor, providing a clear line of distinction between urban civilization and natural habitat. The alignment of the Western Bypass Corridor is determined by several factors. It's southern end is anchored by the approved and permitted design of the bridge over Murrieta Creek that will connect the Bypass to Temecula Parkway (SR -79) and planned interchange improvements at Interstate 15. The position of this bridge also constrains the curve and slope of the Bypass as it climbs above the proposed development. The bridge, improved interchange and high visibility from Interstate 15 make the 55 -acre portion of the site south of the Bypass ideally suited for civic or visitor uses, offering direct access to Interstate 15 and Temecula Parkway. The potentially higher traffic volumes associated with these uses are, therefore, separated from the main community, maintaining its safe, walkable character. A civic use at the south parcel will be an anchor to Altair and Old Town due to its function, visible location, and history. This proposed civic site is proximate to the Temeku Village Site where the Luiseno Native Americans originally settled. A facility to pay respect to the Traditional Cultural Place (TCP) and Origin Area, in partnership with the Pechanga Tribal Council, is one possible use for the civic site or a portion thereof. The north end of the Bypass is controlled by the existing alignment of Vincent Moraga Drive, which will become the link to Rancho California Road. A previous plan extended the Bypass further to the north and west, crossing Rancho California Road with a flyover bridge. Traffic studies did not support the high cost of this approach or it's impact to natural habitat. The revised alignment preserves more habitat corridor, specifically Linkage 10 of the MSHCP. Access points off the Western Bypass are restricted, allowing only two vehicular entries into the project from the Bypass, at the north and south ends respectively. This separates the grading and geometry of the Bypass design from the project's internal streets and allows for the most efficient bypass alignment, with less impact to existing terrain. The north entry is the ideal location for the elementary school, allowing convenient pick-up and drop-off from Rancho California Road and the Bypass with minimal disruption to the Altair neighborhood. The east entry to Altair is via Coromell Trail from First Street. This will be the most direct vehicular route to Old Town Temecula. The First Street entry allows Coromell Trail the necessary length to negotiate the grade up to Altair Vista. A vehicular connection at Main Street is not possible, given the topographical constraints of the site. However, direct pedestrian connectivity to Old Town is provided, indeed celebrated, with a grand staircase and plaza at the west end of Main Street. The Main Street axis extends into Altair through the community's focal park and terminates at a plaza and second set of grand steps with seating framed by the recreation center and clubhouse. This axis aligns with Temecula's Civic Center, Town Square and Main Street Bridge. Benefitting from the topography, the park and clubhouse will be visible from Old Town, and the club house terrace will look out onto the park, town and hills beyond. The sloping park lends itself to a natural ampitheater where the public may relax and enjoy the view. Because of this vantage point, a destination restaurant or event facility may possibly be located in the clubhouse. (2iI ISPECIFIC PLAN November 2017 2-7 INTRODUCTION 2 ,,I\GOLAs. W N0RTE RENA WY 215 -Acre Parcel Altair Specific Plan Area 55 -Acre Parcel NZA P% 15 Figure 2-2 Vicinity Map November 2017 SPECIFIC PLAN City Limits Highways Roads tir 2 INTRODUCTION f 1 • • • • l• • • • • • • • 2.4 Design Concept Altair consists of several neighborhood "villages", each centered on a node or focal point and separated by landscaped terrain. The open space between the villages mimics the existing ravines extending from the hillside above and preserves the sculptural quality of the site. It is the character of the node that gives identity to each village. These public spaces are shared outdoor rooms, typically a plaza or park, that function as the "living room" of each neighborhood. View opportunities from these common spaces are featured. The edges of the villages are less important. There are no high walls or entry monuments. None of the communities at Altair are gated. One should feel as if they have arrived at the center, not entered through a boundary. The village nodes are linked by a main north -south road, Altair Vista, and by a network of pedestrian and bicycle paths, a "string of pearls". This concept provides cohesion to a very linear site while conserving much of the existing land forms, allowing similar drainage patterns and maintaining views to the hillside above. There is a hierarchy to the scale and character of the neighborhoods reflecting their environment and location within the overall scheme. The primary village occupies an existing promontory with views to and from Old Town. This neighborhood encompasses a large park and features a community center at the high point, directly on axis with Main Street and Temecula City Hall. A pedestrian path allows direct access to Main Street. This primary village is higher in density and scale with buildings potentially up to five stories in height. 2-9 SPECIFIC PLAN November 2017 INTRODUCTION 2 r — — C)50 ce>, . L] 0 0 06. /• i — IC nII I r Civic Center reef h� L • `♦ First Street i° 0 View to Open Space Gully Altair Vista • Natural Open Space i war qR�� F qY Figure 2-3 Connection to Open Space November 2017 0 300' 600' N 1200' SCALE: 1" = 1200'-0" SPECIFIC PLAN A kir yn ., pi O • ti 1- — r L J, L Grand Staircase Civic Center Promontory Plaza,+Steps Pedestrian Promenade First Street co m 0: w cn F W Figure 2-4 Connection to Old Town Temecula lyyll:I SPECIFIC PLAN November 2017 2 INTRODUCTION • • +> Visual Axis qy \ 1200' 0 300' 600' Park/Open Space Altair Vista Natural Open Space 2-11 INTRODUCTION 2 Ra * io` • e00, s(/- )- L LI Civic 10 IL Center eet - — �I First Street DDDDOC i Panoramic View View Up to Open Space/Ridge Park/Open Space Altair Vista Natural Open Space N Figure 2-5 View Opportunities November 2017 0 300' 600' 1200' 1 SPECIFIC PLAN k it 2 INTRODUCTION The village centers are linked by a primary north -south road, Altair Vista, and by a network of pedestrian and bicycle trails, forming a "string of pearls". The experience when traveling along the string is a rhythm of intensity followed by release, just as a well-designed series of interior spaces will play upon volumetric compression and expansion between rooms. The enfilade arrangement of the villages, where one leads to the next, is critical to the spirit of Altair. By passing through each village, residents understand the community as a whole, the personalities of different neighborhoods, and what makes their own village unique. Nfr Figure 2-6 Outdoor Rooms Linked Enfilade Each village node has an open space with a vantage point unique to its geographic and topographic location. These views combine with the design, function and materials of the open space and the buildings framing it to imbue each village with its distinct character. Artwork, special activities or events add to the individuality of a village. SPECIFIC PLAN November 2017 2-13 2-14 INTRODUCTION 2 Altair Vista, the principal roadway linking the villages, is designed in straight segments that hinge at each village node. This arrangement brings focus to the nodes at the same time that it creates a sequence of unfolding events from village to village. Important to this progression are the exterior spaces formed by the buildings framing the nodes. These spaces serve as outdoor "rooms" for community gathering and neighborhood identity. To extend the analogy, the more narrowly framed sections of Altair Vista between nodes serve as corridors and the ravines separating villages are like natural, diaphonous walls. The buildings framing the outdoor rooms and corridors are, therefore, extremely important to the overall design concept for Altair. Setbacks are minimized and build -to lines are mandated in this Plan in order to create a strong and consistent building edge that clearly defines the outdoor spaces between. Figure 2-7 Outdoor Rooms Linked in a "Daisy Chain" Configuration November 2017 SPECIFIC PLAN A tir 2.5 Land Use 2 INTRODUCTION The predominant land use at Altair is residential, consisting of multifamily, attached and detached housing types. Housing types are further defined in Sections 10.10-10.20. Densities range from 4 to 33 dwelling units per net acre, with the higher densities at the village nodes, in the primary village and at the north end of the property. Development will be phased, achieving 870 to 1,750 dwelling units at full build -out. A Community Center to include a recreation center and clubhouse is provided for residents. Some ancillary retail or restaurant space may be included, depending on market demand, as well as a limited number of live/work units located within certain village centers, where street frontage lends itself to ground floor business storefronts. Commercial and live/work uses are allowed in all residential and mixed-use zones with a limit on the total area of such uses in Altair, as described in Table 3-1. An approximate 7 -acre site is set aside for an elementary school and playfield. The school site is located adjacent to the recreation center and near the main park to facilitate shared parking and common amenities. The separate 55 -acre property to the south, referred to as the Civic Site in this Plan, provides the opportunity for a public amenity or tourism use for the City of Temecula to promote its culture and its connection to nature. Possible uses include a nature center with cultural and/or environmental sustainability exhibits. The existing oak tree groves at the west side of the Civic Site will be preserved for their ecological and historical significance. Land Use is discussed in further detail in Section 3. SPECIFIC PLAN November 2017 2-15 INTRODUCTION 2 November 2017 SPECIFIC PLAN k it 2.6 Relationship to the General Plan 2 INTRODUCTION The City of Temecula General Plan presents a Vision for the Future that creates and maintains a "strong business community, quality housing stock, scenic open space, and cultural amenities" to support a "positive community identity". The Altair Specific Plan aligns with this vision by increasing and diversifying housing choices in close proximity to the existing business and mercantile community of Old Town. The Specific Plan also preserves open space and provides park and civic amenities for use by residents and the surrounding community. The General Plan is organized into elements addressing key City planning issues. Each element lists goals and policies to achieve those goals. The Altair Plan supports many of these policies, as described below. The Land Use Element of the General Plan designates certain specific plan areas to establish policies, planning guidelines and implementation strategies for those segments of the City. The Altair development area is already anticipated in the General Plan as Specific Plan Area SP -8 Westside/ Villages at Old Town. The identified Plan Area Objectives are: "To provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." Afir SPECIFIC PLAN November 2017 2-17 INTRODUCTION 2 The Altair Specific Plan is consistent with these objectives. The Plan provides a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The Plan respects existing topography and embraces existing scenic vistas as focal points for the community. The Altair Specific Plan satisfies two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: • "Providing infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area. • Locating additional public and community facilities within and surrounding the Old Town area." The Circulation Element of the General Plan presents several measures to improve mobility in the Temecula region. One of these measures is the Temecula Five Year Capital Improvement Program, which lists multiple projects, including a "Western Bypass Corridor from SR -79 South to French Valley Parkway/' The Western Bypass will help to satisfy a major goal of the Circulation Element: Goal 2 A regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community. Policy 2.2 Develop a bypass system of roadways on the east, west and south sides of the City to accommodate traffic flow from development outside the City and improve center -of -town traffic conditions. November 2017 SPECIFIC PLAN tir 2 INTRODUCTION A significant portion of the Western Bypass project is accomplished in the Altair Specific Plan, connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. This proposed route differs from the bypass route shown in the Roadway Plan (Figure C-2 of the General Plan). The advantages of the proposed route are discussed further in Section 4 of this document. The Western Bypass route will be revised through a General Plan amendment, concurrent with the adoption of this specific plan. Goal 3 An efficient City circulation system through the use of transportation system management and travel demand management strategies. Policy 3.3 Goal 5 Policy 5.1 Provide a comprehensive system of Class I and/or Class II bicycle lanes to meet the needs of cyclists traveling to and from work and other destinations within the City. Safe and efficient alternatives to motorized travel throughout the City. Promote pedestrian and bicycle safety by adhering to uniform trail standards and communicating safety practices to the public. Policy 5.3 Ensure the accessibility of pedestrian facilities to the elderly and disabled. Policy 5.4 Provide a comprehensive network of multi -use trails and bikeways between residential areas and commercial/ employment activity centers, public institutions, and recreation areas. The Temecula Multi -Use Trails and Bikeways Master Plan was developed to advance these policies. Altair is designed as a pedestrian -oriented community with its own system of trails and bikeways that will complement and tie into the citywide system and master plan. The trail system is discussed further in Section 4 of this specific plan. The Housing Element explains that single-family detached houses represent 80% of the existing housing stock in Temecula. A greater range of housing types is needed. Afir Policy 1.2 Provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula. Encourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types. SPECIFIC PLAN November 2017 INTRODUCTION 2 Policy 1.3 Require a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity. Policy 1.4 Support the use of innovative site planning and architectural design in residential development. Policy 1.5 Encourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles. The Land Use section of this specific plan describes the diversity of residential types and the concentration of densities at village nodes and plazas. Development is predominantly east of the Western Bypass, preserving the western portion of the property as natural open space. The Open Space and Conservation Element of the General Plan addresses both the need for active parks and recreational space for residents and conservation of natural open space to protect wildlife and resources. Policy 1.1 A high quality parks and recreation system that meets the diverse recreation needs of residents. Ensure sufficient parkland and recreation facilities to support new development through acquisition and/or dedication that meets the requirement for 5 acres of useable park land per 1,000 population. Policy 1.5 Coordinate long-range park, trail and open space planning with Riverside County and the City of Murrieta. Policy 1.6 Encourage the establishment of natural habitat spaces for recreational hiking and nature education. The neighborhoods at Altair are designed around village greens and parks that serve as focal points identifying each village. These urban green spaces are then linked by a system of pedestrian walkways and trails across open space — a "string of pearls". The core village is developed around a large central park linked to Main Street in Old Town Temecula, both visually and via a pedestrian path. The proposed nature center at the civic site will conserve open space, add trails and educate the public about the natural environment in Temecula. An historic stand of oak trees will be preserved, as will open space views to this parcel from the Temeku Village Site. November 2017 SPECIFIC PLAN tir Goal 2 Conservation and protection of surface water, groundwater and imported water resources. 2 INTRODUCTION The Altair Specific Plan is consistent with the many General Plan policies aimed at achieving this goal. Water conservation and protection strategies are detailed in the Drainage Plan and Water Plan portions of Section 6, as well as in the Landscape Guidelines in Section 10. Goal Policy 3.3 Policy 3.4 Conservation of important biological habitats and protection of plant and animal species of concern, wildlife movement corridors and general biodiversity. Coordinate with the County of Riverside and other relevant agencies in the adoption and implementation of the Riverside County Multi -Species Habitat Conservation Plan. Encourage developers to incorporate native drought -resistant vegetation, mature trees, and other significant vegetation into site and landscape designs for proposed projects. Goal 5 Conservation of open space areas for a balance of recreation, scenic enjoyment, and protection of natural resources and features. Policy 5.1 Conserve the western escarpment .... and other important landforms and historic landscape features through the development review process. Policy 5.13 Utilize natural, undeveloped greenbelts as buffers between developments and on outskirts of the City to preserve the rural and unique character of Temecula. Portions of the Altair site lie within Proposed Linkage 10 in the Southwest Region of the MSHCP Plan Area. This linkage is intended to provide both "live-in habitat" for various species and a movement corridor connecting the Santa Margarita and the Santa Rosa Plateau Ecological Reserves. The proposed Western Bypass as well as roads at the north and south ends of the site will serve as a buffer between development and the Linkage. Edge treatment along these roads will be developed through the environmental review process with input from Riverside County and MSHCP stakeholders. The Linkage conserves the ridgeline and escarpment west of Old Town and includes the highest elevations of the Altair property. 2-21 SPECIFIC PLAN November 2017 2-22 INTRODUCTION 2 The Growth Management / Public Facilities Element seeks to ensure that growth in the City occurs in such a manner that services may be provided efficiently and adequately. Goal 2 Orderly and efficient patterns of growth that enhance quality of life for Temecula residents. The proximity of Altair to Old Town Temecula lends efficiency to the project and City since the facilities needed to serve the land uses are close by. The location eliminates the need to install and maintain long utility distribution mains. In addition, on site facilities such as the school and parks can serve the surrounding neighborhood. A quality school system with adequate facilities and funding to educate the youth of Temecula. Policy 4.4 Coordinate with the School District to provide safe access for school children walking, bicycling, or driving to and from school sites. Policy 4.5 Policy 4.6 Pursue the establishment of a trade school, a junior college, and/ora four-year college that offers education required by the engineering, biotechnical and biomedical industries located in Temecula. Plan for the joint use of school/municipal facilities wherever feasible and desirable, including: school grounds, buildings, City parks, multi-purpose buildings, and recreation facilities. Altair includes a site of approximately 7 acres for a public elementary school and playfield to be built by the Temecula Valley Unified School District. The school site is near the main park and community center. Opportunities for shared use of school and community facilities will be pursued with the School District. The Civic Site also has the potential to be developed as a nature center, which could include an educational program. November 2017 SPECIFIC PLAN 2 INTRODUCTION The Air Quality Element strives to improve regional air quality through better land planning, reduction of automobile emissions and energy conservation. Goal 2 Policy 2.2 Improve air quality through effective land use planning in Temecula. Encourage infill development near activity centers, within Mixed Use Overlay Areas, and along transportation corridors. Goal 3 Enhance mobility to minimize air pollutant emissions. Policy 3.4 Establish a convenient and efficient system of bicycle routes and pedestrian walkways. Altair is a walkable community connected with pedestrian and bicycle trails to the employment, shopping and entertainment activities of Old Town Temecula. Both the location and design of the project will give residents a choice other than automotive transportation. The Community Design Element proposes to enhance the City's image through quality design that strengthens Temecula's many assets. Design excellence in site planning, architecture, landscape architecture and signs. Goal 4 A streetscape system that provides cohesiveness and enhances community image. Goal 5 Protection of public views of significant natural features. Community gathering areas which provide for the social, civic, cultural and recreational needs of the community. Altair is a comprehensive plan that strongly integrates landscape design with the planning and architectural concept. The overlay of the trail system and streetscapes with communal open spaces highlighting major vistas results in a composition that engages the surrounding context and natural beauty of the region. 2-23 SPECIFIC PLAN November 2017 INTRODUCTION 2 November 2017 SPECIFIC PLAN A tir LAND USE 3.1 Summary LAND USE N�f"Ail' The Altair Specific Plan depicts a 270 -acre community of primarily residential development with supporting civic uses and open space. It presents an urban lifestyle in its density, convenience of activities and close relationship to the shopping, dining and entertainment venues of Old Town Temecula. Altair is intended to house multiple demographics, spanning age groups and household types. A dominant pedestrian network linking active open spaces encourages interaction amongst these diverse residents. Due to the property's shape and location, the Altair Specific Plan area is physically and conceptually divided into three main parts. To the south is a 55 -acre area that is separated from the remaining site by a parcel under ownership of the Metropolitan Water District. The location of the original Luiseno Native American settlement, the Temeku Village Site is immediately adjacent to the south. The parcel also lies within the Multiple Species Habitat Conservation Plan (MSHCP) corridor, discussed in more detail in Section 8 of this Specific Plan, and supports an existing stand of oak trees. Because of these significant cultural and biological considerations, the southern parcel is mostly reserved as open space. The remaining area of approximately 13 acres is intended for civic or community use that will provide opportunities for environmental and/or cultural education, recreation trails benefitting the public, and that will promote civic pride and engagement. Possible uses include a nature center or visitor center. The remaining 215 -acre parcel is bifurcated by the Western Bypass road that carries through - traffic around Old Town Temecula. To the west of this road is predominantly natural open space that is a component of the Proposed Linkage 10 of the MSHCP (discussed in Section 8.1). Only two small residential components lie west of the Bypass, villages A and G. The area east of the Bypass is developed with the most density. Uses are mainly residential with supporting civic and community uses (including a school) and interstitial and active open space. These residential uses are described in the following Community Design narrative and in the village descriptions that follow. All residential uses allow a small amount of accessory commercial use to support the neighborhood. These might be a corner coffee shop, ice cream parlor or live/work units with ground floor offices. Accessory commercial uses shall be at street level near village cores. TABLE 3-1 describes the acreage and density of each land use. FIGURE 3-2 shows the location of each use on the Altair site and FIGURE 3-3 shows zoning per parcel. Afir SPECIFIC PLAN November 2017 3-1 LAND USE 3 3-2 i Natural Open i iSpace TT-TITT' r- .rrrm?n Civic Center _ri111110 m Natural or IRevegetated Open Space 55 -Acre Civic Site Parcel Line Off -Site Natural Open Space Property Line Figure 3-1 Natural Open Space November 2017 0 300' 600' 1200' SPECIFIC PLAN i ISchool F m Civic T r Tririn Center _` �lbw D E r m Civic Site • Figure 3-2 Land Use SPECIFIC PLAN November 2017 • co qy 3 LAND USE Open Space I Civic/Community ■ Residential • — Property Line 3-3 LAND IiSF Planning District Tract Map 4 Lot No. 2 Land Use 2 Zone Area Density Range (for Net Lot Area) Intensity Range Open Space Buildable Lots Min. Max. 1 Min. Max. 1 Upper Hillside Conservation Area 36959-1 8 Open Space SP -NO 29.37 ac Conservation Area 36959-2 25 Open Space SP -NO 8.06 ac Conservation Area 36959-3 20 Open Space SP -NO 8.30 ac Open Space 36959-1 7 Open Space SP -NO 4.83 ac Open Space 36959-2 18 Open Space SP -NO 4.60 ac Open Space 36959-3 12 Open Space SP -NO 5.40 ac Open Space 36959 7 Open Space SP -NO 4.26 ac Conservation Area 36959 8 Open Space SP -NO 4.23 ac ages VILLAGE A 36959-1 1 Residential SP -R 6.18 ac 9 - 18 D.U./ac 56- 110 D.U. 36959-1 2 Residential SP -R 4.17 ac 9 - 18 D.U./ac 38- 75 D.U. 36959-1 3 Residential SP -R 2.36 ac 9 - 18 D.U./ac 21- 42 D.U. 36959-1 4 Residential SP -R 2.89 ac 9 - 18 D.U./ac 26- 52 D.U. 1140 - 280 Village A Subtotal (D. U.) VILLAGE B 36959-1 5 Residential SP -R 7.24 ac 9 - 18 D.U./ac 64- 128 D.U. 36959-1 6 Residential SP -R 5.16 ac 9 - 18 D.U./ac 46- 92 D.U. 1110 - 220 Village 8 Subtotal (D. U.) VILLAGE C: Recreation Center 36959-2 14 Mixed Use SP -M 1.75 ac Clubhouse 36959-2 13 Mixed Use SP -M 0.30 ac Park 36959-2 19 Open Space SP -AO 5.04 ac North Core 36959-2 2 Residential SP -R 2.37 ac 18 - 29 D.U./ac 43- 69 D.U. 36959-2 3 Residential SP -R 3.74 ac 18 - 29 D.U./ac 68- 109 D.U. 36959-2 4 Residential SP -R 1.63 ac 18 - 29 D.U./ac 29- 47 D.U. 1140 - 225 North Core Subtotal (D. U. South Core 36959-2 5 Residential SP -MR 0.40 ac 21 - 33 D.U./ac 8- 13 D.U. 36959-2 6 Residential SP -R 2.53 ac 21 - 33 D.U./ac 54- 84 D.U. 36959-2 7 Residential SP -R 1.64 ac 21 - 33 D.U./ac 34- 54 D.U. 36959-2 8 Residential SP -R 1.84 ac 21 - 33 D.U./ac 39- 61 D.U. 36959-2 9 Residential SP -R 1.53 ac 21 - 33 D.U./ac 32- 50 D.U. 36959-2 10 Residential SP -R 1.30 ac 21 - 33 D.U./ac 27- 43 D.U. 36959-2 11 Residential SP -R 1.80 ac 21 - 33 D.U./ac 38- 59 D.U. 36959-2 12 Residential SP -R 2.28 ac 21 - 33 D.U./ac 48- 75 D.U. 1280 - 440 South Core Subtotal (D. U. VILLAGE D 36959-3 1 Residential SP -R 2.55 ac 8 - 18 D.U./ac 20- 45 D.U. 36959-3 2 Residential SP -R 2.32 ac 8 - 18 D.U./ac 18- 41 D.U. 36959-3 3 Residential SP -R 1.96 ac 8 - 18 D.U./ac 15- 35 D.U. 36959-3 4 Residential SP -R 2.15 ac 8 - 18 D.U./ac 17- 38 D.U. Park 36959-3 14 Open Space SP -AO 0.80 ac 1 70 - 160 Village D Subtotal (D.U.) VILLAGE E 36959-3 5 Residential SP -R 1.51 ac 5 - 15 D.U./ac 8- 22 D.U. 36959-3 6 Residential SP -R 1.23 ac 5 - 15 D.U./ac 6- 18 D.U. 36959-3 7 Residential SP -R 1.17 ac 5 - 15 D.U./ac 6- 17 D.U. 36959-3 8 Residential SP -R 2.51 ac 5 - 15 D.U./ac 13- 37 D.U. 36959-3 9 Residential SP -R 1.42 ac 5 - 15 D.U./ac 7- 21 D.U. 1 40 - 115 Village ESubtotal (D.U.) VILLAGE F 36959-3 10 Residential SP -R 4.51 ac 7 - 20 D.U./ac 30- 90 D.U. 36959-3 11 Residential SP -R 4.52 ac 7 - 20 D.U./ac 30- 90 D.U. 60 - 180 Village F Subtotal (D. U.) VILLAGE G 36959 1 Residential SP -R 2.50 ac 4 - 18 D.U./ac 11- 46 D.U. 36959 2 Residential SP -R 4.55 ac 4 - 18 D.U./ac 19- 84 D.U. 30 - 1 an +r "n,,,, _`' c,,btotal (D. U.) SUBTOTAL 74.89 ac 84.01 ac 10 - 21 D.U./ac averaee 870 - 1,750 TOTAL DWELLING UNITS Table 3-11 Zones and Development Intensity November 2017 SPECIFIC PLAN GL School 3 36959-2 1 Educational SP -E 7.07 ac 16.13 ac 50,000 gsf 600- 730 students Civic Site Nature Center Nature Center Nature Center Nature Center Conservation Area Conservation Area 36959 36959 36959 36959 36959 36959 3 4 5 6 9 10 Civic Open Space Open Space Open Space Open Space Open Space SP -C SP -NO SP -NO SP -NO SP -NO SP -NO 0.31 ac 0.12 ac 0.42 ac 34.63 ac 2.61 ac 5,000 gsf Interstitial Open Space Open Space (HOA) 36959-2 15 Open Space SP -AO 4.54 ac Open Space (HOA) 36959-2 16 Open Space SP -NO 0.78 ac Open Space (HOA) 36959-2 17 Open Space SP -NO 0.52 ac Open Space (HOA) 36959-2 20 Open Space SP -AO 0.59 ac Open Space (HOA) 36959-2 21 Open Space SP -NO 0.83 ac Open Space (HOA) 36959-2 22 Open Space SP -NO 1.63 ac Open Space (HOA) 36959-2 23 Open Space SP -AO 1.39 ac Open Space (HOA) 36959-2 24 Open Space SP -AO 1.80 ac Open Space (HOA) 36959-3 13 Open Space SP -AO 4.88 ac Open Space (HOA) 36959-3 15 Open Space SP -NO 0.74 ac Open Space (HOA) 36959-3 16 Open Space SP -NO 0.52 ac Open Space (HOA) 36959-3 17 Open Space SP -AO 0.25 ac Open Space (HOA) 36959-3 18 Open Space SP -NO 0.38 ac Open Space (HOA) 36959-3 19 Open Space SP -AO 2.64 ac Circulation 28.22 ac TOTALS 162.69 ac 107.21 ac 10 - 21 D.U./ac 870 - 1,750 TOTAL DWELLING UNITS 269.90 ac AVERAGE Definitions: Gross Area: the total area within the lot lines of a lot or parcel of land before public streets, easements or other areas to be dedicated or reserved for public use Net Area: the gross project or lot area, less that portion of the site to be used for arterial and collector roads, public parks, and/or the floodway portion of a floodplain. For the purposes of this Specific Plan, arterial and collector roads shall include only those roads provided by the Master Builder and/or public roads owned by the City of Temecula. terstitial Open Space: non -developable area installed by the Master Developer including fixed slope banks and retaining walls, floodways and drainage basins, utility easements, the Class 1 bikeway, the Western Bypass and Street 1. D.U.: dwelling unit Notes: 1, Maximum density and intensity within a village may be increased by the transfer of unused development intensity (D.U.) from one village to another, but the total number of dwelling units in the Altair Specific Plan shall not exceed 2, Commercial and live/work uses are allowed in residential and mixed use designations, but the total amount of commercial space in the Altair Specific Plan shall not exceed 22,000 square feet. See zoning regulations and Table 10-1 for permitted uses. 3. If the School District does not use the site, residential uses are permitted on this lot as described in Section 3.12. 4. Lot numbers indicated here correspond to the lot numbers in Tentative Tract Map 36959 and 36959-1, 2 and 3. SP - SPECIFIC PLAN NO - NATURAL OPEN SPACE AO - ACTIVE OPEN SPACE R - RESIDENTIAL ZONE M - MIXED USE MR- MIXED USE / RESIDENTIAL E - EDUCATIONAL ZONE C - CIVIC ZONE Table 3-1 Continued Zones and Development Intensity i SPECIFIC PLAT November 2017 3-5 LAND USE 3 3-6 Western Bypass Corridor Figure 3-3 Zoning Map November 2017 ZONING MAP LEGEND SP -AO Active Open Space SP -NO Natural Open Space SP -R Residential Zone SP -M Mixed -Use SP -MR Mixed -Use/ Residential SP -E Educational SP -C Civic SPECIFIC PLAN k it 3.2 Relationship of Land Uses to Zoning Adoption of the Altair Specific Plan is a rezone of the plan area. The City of Temecula Zoning Map will be amended to reflect the new Specific Plan zone. Development regulations for this zone are defined in this specific plan in Section 10 Development Standards and in Section 11.1, Regulations that Implement the Specific Plan. 3.3 Open Space A significant portion of the Altair plan area is open space, both natural and active. It is the interstitial and boundary open spaces, as well as topographic forms, that give shape to the villages. And it is active open space, in the form of plazas, parks, greens and community gardens, that distinguish and define the villages and civic places. The open space and recreation concept and standards for Altair are discussed in further detail in Section 8 of this specific plan. The Village outlines following in this section describe village nodes and other open space within each village. Requirements and guidelines for common and private open space within private developments are included in the Building Types subsection of Section 10, Development Standards 3.4 Altair Villages Altair is a community of villages arranged to promote an active and socially connected lifestyle. There are seven residential Villages at Altair, labeled A through G, in addition to the sites for the school and civic uses. Descriptions, locations and standards for each village, the school site and the Civic Site are provided in the following pages. 3-7 SPECIFIC PLAN November 2017 LAND USE 3 1 School a'4 --- -t ( j 441 i z -01 W 1 eivnitcer Frmin • Volk o Mam ' r a ism I aLi Ll IP FD1t reef Figure 37-4 Village A - Plan Are November 2017 0 300' 600' 1200 ,NECIFIC PLAN fir 3.5 Village A Villages A and B comprise the northernmost development area and function as a pair to frame the north entrance to Altair via the Western Bypass. The two villages are divided by the Western Bypass Corridor, but are visually engaged over the bypass. The villages occupy previously graded pads resembling plateaus that are approximately at the same elevation and above the depressed bypass road. Therefore, they have a strong visual connection over and across the bypass. They are also similar in character, defined by a higher density and scale of massing. Each village is arranged around a formal green. Village B is discussed in further detail in Section 3.6. Because it is west of the Bypass, Village A has a closer relationship with the natural open space of the MSHCP corridor. The road accessing the village is located between the open space and development to minimize wildlife encroachment into yards or other conflicts. Due to site contours and edge conditions, the outline of Village A creates a narrower "panhandle" shape at the north end. This north section of the village is better suited to lower scale development, such as rowhomes, multiplexes or clustered detached housing. The remaining bulk of the village should be higher scale multifamily development framing the central green. Afir SPECIFIC PLAN November 2017 3-9 LAND USE 3 — BOUNDARIES: Open space for MSHCP corridor to the west and south, Western Bypass to the east, Ridge Park Drive and adjacent properties to the north. SIZE: Approximately 15.6 gross acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. Secondary Access Connecting road -final route to / / \ �' ,, be determined // �/ // Park Residential Primary Access \ Altair Vista Figure 3-5 School ri L Vehicular Access - Village A CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN tir ACCESS: Main entry is at the southeast corner from the Western Bypass. Secondary access is at the north end directly from Ridge Park Drive. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. The road connecting these two entries serves as an edge between development and open space for the MSHCP corridor. Pedestrian and bicycle routes parallel the vehicular path. DWELLING UNITS: See Table 3-1 Park Residential dry Pedestrian Crosswalk Altair Vista To Class 1 Trail 7 School Figure 3-6 Pedestrian Circulation - Village A CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. =ffnISPECIFIC PLAN November 2017 3-12 ALLOWABLE BUILDING TYPES: The following building types are allowed in Village A. See Section 10.10 for definitions and standards of each building type. Lower density uses, such as Detached Housing should be focused toward the north end of this village, with higher scale framing the urban park. Detached Housing Multiplex Rowhouses Live / Work Micro Units Multifamily Walk -Up Multifamily Podium Community Buildings BUILDING FRONTAGE: Buildings should front on the park and other open space, boundary road and secondary streets. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Sections10.4 for further explanation of setbacks and yards. From Internal Streets: From Western Bypass ROW: From Ridge Park Drive ROW: 3 ft. min. 20 ft. min. 20 ft. min. 10 ft. max. No maximum No maximum ALLOWABLE BUILDING HEIGHT: 2-5 stories. See Table 10-2. DRIVEWAY AND SECONDARY STREET STANDARDS: 1. A one-way loop road or couplet, similar to Figures 4-25 and 4-26 should be provide around the Village A park. 2. A parkway and sidewalk shall be provided on the east side only of the boundary road between the development and the natural open space (MSHCP). Walkways are discouraged adjacent to the MSHCP. 3. Shared driveways are encouraged wherever possible. 4. Driveways on the same side of a street shall be separated by 50 feet to centerline, except at rowhomes. 5. Driveways at rowhomes should be paired to allow more landscaped area between driveway pairs. November 2017 SPECIFIC PLAN A tir PARKING STANDARDS: 1. Parallel parking shall be provided on the east side only of the boundary road between the development and the open space. 2. Parallel parking shall be provided on one side only of the one-way loop road around the park. 3. Parallel or diagonal on -street parking is encouraged on one or both sides of internal secondary streets. 4. Parallel or diagonal on -street parking is primarily for visitors, guests and overflow parking at night. 5. Required off-street parking shall comply with Section 10.7 and Table 10-3 and will predominantly be provided in private and shared garages. 6. Additional parking shall be located within the developable area. See Sections 9 and 10.7 for standards. 7. Parking lots shall not be visible from the park or surrounding open space, or from the Boundary Road.Easement. APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards 11 Implementation Plan GRADING STANDARDS: Village A occupies land that has been substantially graded to form a generally flat pad at the foot of the western slope that is significantly higher than the Western Bypass or Ridge Park Drive to the east. Grade changes within the pad area will be resolved in the park and open spaces between building types. The pad narrows at the north end, but the buildable area can be expanded with a sloped site and smaller, stepped buildings. This can be accomplished by placing rear garages at different levels from street entries, sloping interstitial landscape areas and terracing private patios. See Section 9.7 for standards regarding slopes and retaining walls. Afir SPECIFIC PLAN November 2017 3-13 LAND USE 3 Village A Park Concept The Village "A" Park, FIGURE 3-7, is a long linear park space allowing a large lawn area for general purpose passive sports and play. At one end is a playground area for children, heavily shaded with trees, while the other end is a natural landscaped area with a winding path and shaded seating spots. A planted parkway or low wall provides a buffer from vehicular circulation. The northwest end opens to views of the natural hillside and ridgeline beyond. The southeast end offers a visual connection above and across the Western Bypass to Village B. 1.07 ACRES LEGEND: 1. NATURAL LANDSCAPE AREA 2. PLAYGROUND 3. LAWN 4. SHADED SEATING AREA 5. PLANTED PARKWAY * 13/CYCLE RACK (FINAL LOCATIONS TO BE DETERMINED) Figure 3-7 Park Plan at Village` CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN tir Afir OPEN SPACE: See Section 8 for an explanation of public, common and private open space. The primary public open space is the Village A Park, an approximately 1 -acre park to be installed with the development of the village. The requirements for this park are prescribed in Table 8-2. Common open space is required for each sub -development in addition to the public park. Common open space is typically a shared amenity for the residents of that development and may be secured if necessary. Requirements are factored by building type and dwelling unit quantity, as defined in Section 10. Smaller common spaces between building groups, over parking structures and at motor courts are encouraged. Private open space requirements per dwelling unit are defined by building type in Section 10. Example of Open Space Development in Village A: Example assumes 40 detached and 170 multifamily walk-up residences are constructed, for a total of 210 dwelling units. Common Open Space: Per Table 10-4, common open space is required at the following ratios: 40 detached units x 80 sf/du = 3,200 sf of common open space 170 multifamily walk-up units x 60 sf/du = 10,200 sf of common open space 13,400 sf of common open space This can be one large common open space shared by both the detached and multifamily residents or separate spaces. A portion of the common open space requirement may be fulfilled in the primary public open space. Table 8-2 requires that 0.65 acres of the 0.95 -acre park must be open to the public. The remaining 0.3 acres (13,068 sf) may be used to satisfy a portion of the required common open space. For example, a pool and deck area of 13,000 sf could be located within the 0.95 -acre Village A Park and could be enclosed as required by code, with access limited to residents of Village A. A separate roof deck or tot lot within the multifamily development could satisfy the remaining 400 sf of required common open space. Private Open Space: May be accomplished through balconies, terraces or yards attached to each dwelling. Per Table 10-4, private open space is required at the following ratios: 40 detached units x 100% = 40 of the units require 100 sf min. of private open space 170 multifamily walk-up units x 100% = 170 of the units require 80 sf min. of private open space LANDSCAPE PALETTE: See Appendix A. Selections for park trees and accent plants should express the unique identity of Village A. See Section 10.6 for Landscape Standards. SPECIFIC PLAN November 2017 3-15 LAND USE 3 3-16 Figure 3-8 Village B - Plan Area November 2017 0 300' 600' 1200 SPECIFIC PLAN tir 3.6 Village B Village B occupies a previously graded pad and is suitable for large scale multifamily housing mirroring the building forms of Village A. The location of Village B at the north end of the property makes it a gateway site, especially as it occupies a promontory that, together with Village A, frames either side of the Western Bypass Corridor at its northerly base. Development along the edge of the plateau is favorable for views overlooking Temecula to the east. The trapezoidal outline of the plateau presents the opportunity for a triangular green or some other unique shape to distinguish this village from others. Opening the east end of the green also provides view opportunities for housing surrounding the green. Village B is next to the elementary school site making this location ideal for families with young children. Higher density is appropriate to the activity generated by a school. BOUNDARIES: Altair Vista to the west, Western Bypass Corridor to the north, adjacent properties to the east and south. SIZE: Approximately 12.4 gross acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. ACCESS: Entry is at the southwest corner from Altair Vista. Secondary access for emergency only is located further north near the intersection of Altair Vista with the Western Bypass. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. Pedestrian and bicycle routes parallel the vehicular path. DWELLING UNITS: See Table 3-1. SPECIFIC PLAN November 2017 3-17 LAND USE 3 ALLOWABLE BUILDING TYPES: The following building types are allowed in Village B. See Section 10.10 for definitions and standards of each building type. Detached Housing Micro Units Multiplex Multifamily Walk -Up Rowhouses Multifamily Podium Live / Work Community Buildings BUILDING FRONTAGE: Buildings should front on the park and on Altair Vista. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Section 10.4 for further explanation of setbacks and yards. From Altair Vista Property Line: From Western Bypass ROW: At other lot lines: 3 ft. min. 20 ft. min. 0 ft. min. 10 ft. max. No maximum ALLOWABLE BUILDING HEIGHT: 2-5 stories. See Table 10-2. .9P dry Secondary Fire access onl 1:_____;:1, Residential Altair Vista 110.1.,e School Figure 3-9 Vehicular Access - Village B CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 Primary Entrance SPECIFIC PLAN1 DRIVEWAY AND SECONDARY STREET STANDARDS: 1. A one-way loop road or couplet, similar to Figures 4-25 and 4-26 should be provided around the Village B park. 2. No driveways may be located on Altair Vista, except the village access road and any required emergency access. 3. Shared driveways are encouraged wherever possible. 4. Driveways on the same side of a street shall be separated by at 50 feet to centerline, except at rowhomes. 5. Driveways at rowhomes should be paired to allow more landscaped area between the pairs. PARKING STANDARDS: 1. Parallel parking shall be provided on one side only of the one-way loop road around the park. 2. Parallel or diagonal on -street parking is encouraged on one or both sides of internal secondary streets. 3. Parallel or diagonal on -street parking is primarily for visitors, guests and overflow parking at night. 4. Required off-street parking shall comply with Section 10.7 and Table 10-3 and will predominantly be provided in private and shared garages. 5. Additional parking shall be located within the developable area. See Sections 9 and 10.7 for standards. 6. Parking lots shall not be visible from the park or surrounding open space or from Altair Vista. Residential Altair Vista Class 1 Trail Figure 3-10 Pedestrian Circulation - Village B CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 3-19 LAND USE 3 3-20 Village "B" Park Concept: The flatiron shape of the Village "B" Park, FIGURE 3-11, allows for natural open space in contemporary, geometric form. A large recreational lawn utilizes most of the space, yet there are also pockets of natural landscaped area in the corners and a children's playground. Tucked near the playground is a shaded picnic and seating area. A landscaped parkway provides a buffer from vehicular circulation. LEGEND: 1. NATURAL LANDSCAPE AREA 2. LAWN 3. SHADED SEATING / PICNIC AREA 4. PLANTED PARKWAY 5. PLAYGROUND *BICYCLE RACK (FINAL LOCATIONS TO BE DETERMINED) -*sr', Figure 3-11 Park Plan at Village B CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN A tir APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards 11 Implementation Plan GRADING STANDARDS: Village B occupies land that has been substantially graded to form a generally flat plateau that is significantly higher than the Western Bypass or adjacent properties to the southeast and northeast. Grade changes within the pad area will be resolved in the park and open spaces between building types. The buildable area can be expanded with stepped buildings, by placing rear garages at different levels from street entries, sloping interstitial landscape areas and terracing private patios. See Section 9.7 for standards regarding slopes and retaining walls. OPEN SPACE: See Section 8 for an explanation of public, common and private open space. The primary public open space is the Village B Park, an approximately 0.6 acre park to be installed with the development of the village. The requirements for this park are prescribed in Table 8-2. Common open space is required for each sub -development in addition to the public park. Common open space is typically a shared amenity for the residents of that development and may be secured if necessary. Requirements are factored by building type and dwelling unit quantity, as defined in Section 10. Smaller common spaces between building groups, over parking structures and at motor courts are encouraged. Private open space requirements per dwelling unit are defined by building type in Section 10. Example of Open Space Development in Village B: Example assumes 170 multifamily walk-up residences are constructed. Common Open Space: Per Table 10-4, common open space is required at the following ratios: 170 multifamily walk-up units x 60 sf/du = 10,200 sf of common open space This can be one large common open space shared by all buildings or separate spaces. A portion of the common open space requirement may be fulfilled in the primary public open space. Table 8-2 requires that 0.40 acres of the 0.65 -acre park must be open to the public. The remaining 0.25 acres (10,890 sf) may be used to satisfy a portion of the required common open space. For example, a typical 8,000 sf tennis court could be located within the 0.65 -acre Village B Park and could be enclosed, with access limited to residents of Village B. A separate courtyard or roof deck within the multifamily development could satisfy the remaining 2,200 sf of required common open space. Private Open Space: May be accomplished with balconies, terraces or yards attached to each dwelling. Per Table 10-4, private open space is required at the following ratios: 170 multifamily walk-up units x 100% = 170 of the units require 80 sf min. of private open space LANDSCAPE PALETTE: See Appendix A. Selections for park trees and accent plants should express the unique identity of Village B. See Section 10.6 for Landscape Standards. %m SPECIFIC PLAN November 2017 3-21 LAND USE 3 3-22 Figure 3-12 Village C - Plan Are November 2017 0 300' 600' I n 1 1200 ,PECIFIC PLANrjI1Ji 3.7 Village C Village C is the core of Altair. It is the most densely developed Village and offers the most variety of uses and building types. It encompasses the central park, includes the community center and is adjacent to the school site. The planning is very urban with apartment buildings, row houses and tight clusters of homes punctuated by plazas. The focal point of Village C and the entire community is a promontory plaza and roundabout anchoring one end of an axis aligning with Main Street in Old Town and anchored on the opposite end by the Temecula Civic Center. From this vantage point, the relationship between Altair and Old Town Temecula is very clear. The plaza is defined by two structures comprising the community center: a recreation center with pool to the northwest and a clubhouse to the northeast. Multi -story attached or stacked residences form the south edge of the plaza, possibly with street -level commercial uses. The club house opens onto the park with terrace seating. Streets and pedestrian paths radiate from the plaza. The park and community center are described in greater detail in FIGURE 3-13 and FIGURE 3-14 and in Section 8: Open Space and Recreation of this Specific Plan. Village C overlooks Old Town and provides a pedestrian link to Main Street through the park. The village is itself divided by terrain and roads into neighborhoods linked by a semi -circular street. The street bridges over the park where it crosses the east -west path descending down to Main Street. This bridge, when seen from Old Town along the Main Street axis, is another visual gateway to the community, framing the park and set against the backdrop of the natural hillside above. It is anticipated that Village C will receive the most visitors from outside the community to use the park and school. A higher level of commercial retail space is therefore appropriate in this planning area. SPECIFIC PLAN November 2017 LAND USE 3 Primary Access Roundabout 1 See Fig. 9-16 Altair Vista Recreation Center Roundabout 2 See Fig. 9-17 Iconic Tower Altair Vista a ›- CO z CC LU Lr) U..1 Bridge Over A Street C Residential Roundabout 3 See Fig. 9-20 Figure 3-13 Vehicular AcceMaVillage CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN k it Roundabout 1 See Fig. 9-16 Altair Vista Mid -Block Crossing see Figure 4-5 Recreation Center Roundabout 2 See Fig. 9-17 Grand Staircase Seating Iconic Tower Class 1 Trail Altair Vista School Residential Centra Park Clubhouse Walkways on Bridge Grand Staircase Main Street 1- — - — - — 4,-- axis to Civic Center Mid -Block Crossing see Figure 4-9 Plaza Residential Residential Residential Residential Residential Figure 3-14#Pedestrian Circulation - Village C CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Afir SPECIFIC PLAN November 2017 Path Under Bridge Pedestrian Promenade Outlook Roundabout 3 See Fig. 9-20 3-25 BOUNDARIES: Western Bypass to the west, adjacent properties to the north and east, open space ravine to the south. SIZE: Approximately 21.1 gross acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. ACCESS: Altair Vista from north and south, running through the village. Coromell Trail from north and east. Major internal circulation along A Street. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. Pedestrian and bicycle connectivity is key to the success of Village C and the Park: • Pedestrian and bicycle routes are provided along Altair Vista and A Street. • An accessible link is provided to the Class 1 bike path paralleling Western Bypass • Additional pedestrian access to/from Old Town via Main Street, the grand staircase and east/west path through park • Pedestrian promenade to southeast, connecting to trail system. DWELLING UNITS: See Table 3-1. ALLOWABLE BUILDING TYPES: The following building types are allowed in Village C. See Section 10.10 for definitions and standards of each building type. Lower density uses should be focused toward the north end of this village, with higher scale framing the urban park. Detached Housing Multiplex Rowhouses Live / Work Micro Units Multifamily Walk -Up Multifamily Podium Mixed Use Community Buildings Iconic Tower BUILDING FRONTAGE: Buildings should front on Altair Vista and secondary streets and on the park and other open space. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. November 2017 SPECIFIC PLAN A tir BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Section 10.4 for further explanation of setbacks and yards. From Altair Vista Property Line: From Coromell Trail ROW: From A Street Property Line: 3 ft. min 3 ft. min 0 ft. min 5 ft. max. No maximum 5 ft. max. ALLOWABLE BUILDING HEIGHT: 2-5 stories. See Table 10-2. DRIVEWAY AND SECONDARY STREET STANDARDS: 1. Shared driveways are encouraged wherever possible. 2. Driveways on the same side of a street shall be separated by 50 feet to centerline, except at rowhomes. 3. Driveways at rowhomes should be paired to allow more landscaped area between driveway pairs. 3-27 SPECIFIC PLAN November 2017 LAND 'USF. 3 Central Park at Village C Concept In the heart of the development is a Village "C" Park to serve as a central open space to the Altair community and Old Town Temecula, FIGURE 3-15. It is anchored by the community center at the top of the hill to the west and encircled by the homes and apartment buildings of Village C. The park is strategically situated on axis with Main Street and the City of Temecula Civic Center. The southern edge of the park is designed as a linear path on that same axis that cascades down the slope, passing under the A Street bridge and connecting to the town via a grand staircase to Main Street. Conversely, from Main Street in Old Town the view up the axis features an arched bridge framing the park, with the community center promontory above, an iconic tower and the natural escarpment beyond. The park allows residents along its perimeter to open onto the park with direct access and views. Walkways stretching out from the park allow easy pedestrian access from many points in the community and the City of Temecula. While the site offers a 50' topographical change, the park gracefully incorporates accessible walkways and stairs into the design instead of clumsy ADA ramp "switchbacks". These gradual walkways allow access to the park's recreational, natural, and commercial spaces. Various types of shade structures and planted groves of trees provide shade as users sit, picnic, and move throughout the park. The different areas of the park offer a gradient of uses. The lower end of the park to the east is less formal and features open space and native landscape planting which leads into a nature trail as topography increases. This nature trail encompasses an open lawn space which acts as a play area and amphitheater to the centrally located stage/ picnic shelter. The natural amphitheater may host movie nights, concerts and festivals as well as passive recreation and picnicking. In the upper end of the park to the west are shaded picnic areas, children's play space, and restrooms all located near the parking lot. Additional overflow parking will occur on Altair Vista, A Street and at the school site across the street when school is not in session. The community center is composed of two facilities: a recreation center west of Altair Vista and a clubhouse east of Altair Vista and contiguous to the park. The recreation center edges grand steps at the peak of the Main Street axis, a prime gathering space and scenic viewpoint. The recreation center incorporates outdoor pools and a spa, fitness and exercise rooms for residents. The clubhouse is a dual -fronted building with entry from the street side and openings to a large terrace on the park side. The Master HOA will operate the recreation center and clubhouse facilities and may work with the City's Community Services Department and/or the general public for the potential hosting of classes, activities, wedding and event rentals at the clubhouse. At the highest point in the park, a terrace available for cafes or events has views over the park and out over the City of Temecula. The design of surrounding architecture is critical to the success of the Village C Park. Facades should face the park with entries, windows, balconies and porches to facilitate interaction between the public open space and perimeter residents. Pedestrian walkways edging the park and providing direct access between development and the park are encouraged. These "eyes" on the park will improve park safety and benefit the surrounding buildings with enhanced views. See Sections 9.4.1, 9.4.2, 9.4.4, 9.4.5 and 9.4.8 for examples of frontage types appropriate to face the park. As shown in Figure 10-1 and 10-3, architectural elements such as porches and trellises that soften park facades may encroach into required setbacks. Any walls or fences should be kept low to allow views across by seated persons and to avoid a defensive appearance. November 2017 SPECIFIC PLAN A hr 1. CLUBHOUSE 2. PARKING LOT 3. PARK RESTROOMS 4. SHADE SHELTERS 5. OPEN LAWN 6. PLAYGROUND 7. LARGE SHELTER/ STAGE 8. DOG RUN 9. OVERLOOKS 10 FORMAL "URBAN AREA" 11. INFORMAL NATURAL" AREA (NATIVE TREES AND SHRUBS, BOULDER TRAVERSING AREAS I* BICYCLE RACK {FINAL LOCATIONS Tp BE DETER 3 LAND USE VIEWS INTO PARK FROM ADJACENT RESIDENCES 'EYES ON THE PARK" POLICE + EMERGENCY VEHICULAR ACCESS POLICE + EMERGENCY ACCESS POINTS (INDICATES POINT THAT CAN BE REACHED BY EMERGENCY VEHICLE FROM SURROUNDING STREETS) PEDESTRIAN CONNECTION TO OLD TOWN Figure 3-15 Park Plan at Village CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. 3-29 A. SPECIFIC PLAN November 2017 LAND USE A WESTE BYPASS PARKING STANDARDS: 1. Parallel parking shall be provided on one side only of Altair Vista 2. Parallel or diagonal on -street parking is encouraged on one or both sides of internal secondary streets. 3. Parallel or diagonal on -street parking is primarily for visitors, guests and overflow parking at night. 4. Required off-street parking shall comply with Section 10.7 and Table 10-3 and will predominantly be provided in private and shared garages. 5. Additional parking shall be located within the developable area. See Sections 9 and 10.7 for standards. 6. Residential parking lots shall not be visible from the park or surrounding open space, from Altair Vista, or from A Street. 7. Parking lots shall be provided for the park and for the community center. Both lots shall be accessed from Altair Vista. APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards 11 Implementation Plan GRADING STANDARDS: Village C steps down from west to east, with different pad levels separated by Altair Vista, A Street and the large park. Buildings should also be stepped to negotiate grade changes and present engaged facades to these streets, with entries in reasonable proximity to street level. This can be accomplished by placing rear garages at different levels from street entries, sloping interstitial landscape areas and terracing porches and entry stoops. Blank basement walls and high retaining walls must be avoided along streets and pedestrian paths. Nor should pedestrians see only exposed roofs and eaves, unless landscaped roof terraces are incorporated. See Section 9.7 for standards regarding slopes and retaining walls. Grading design in Village C should maximize views while maintaining a cohesive neighborhood. Certain promontories shall be maintained, such as the traffic oval and the southeast terminus of the pedestrian promenade. UPPER STAIR PLAZA CLUBHOUSE • f A STREET BRIDGE Figure 3-16 Park Section at Village CONCEPTUAL SECTION ONLY; ACTUAL DESIGN MAY VARY. November 2017 COROMELL TRAIL GRAND STAIR 1 .«i+e MAIN ST p. SPECIFIC PLAN PUJOL ST k it OPEN SPACE: See Section 8 for an explanation of public, common and private open space. The primary public open space is the 5.0 -acre Village C Park, to be installed as part of the master development. The requirements for this park are prescribed in Table 8-2. Afir Common open space is required for each sub -development in addition to the public park. Common open space is typically a shared amenity for the residents of that development and may be secured if necessary. Requirements are factored by building type and dwelling unit quantity, as defined in Section 10. Smaller common spaces between building groups, over parking structures and at motor courts are encouraged. Private open space requirements per dwelling unit are defined by building type in Section 9. Example of Open Space Development in Village C: Example assumes 290 rowhouses and 260 multifamily podium residences are constructed, for a total of 550 dwelling units. Common Open Space: Per Table 10-4, common open space is required at the following ratios: 290 rowhouse units x 60 sf/du 260 multifamily podium units x 50 sf/du = 17,400 sf of common open space = 13,000 sf of common open space = 30,400 sf of common open space Given the large size of Village C and the central park, the common open space should be spread as separate spaces throughout the village, with some kind of exterior amenity in close proximity to all residences, particularly tot lots. These spaces may be shared between different housing types and even distinct projects. Multifamily projects typically have exterior common space within the building footprint, such as podium -level courtyards or pools, or roof terraces. Table 8-2 requires that all 5.0 acres of the Village C Park must be open to the public. Therefore, no portion of the common open space requirement for Village C may be fulfilled by the primary public open space. Private Open Space: May be accomplished with balconies, terraces or yards attached to each dwelling. Per Table 10-4, private open space is required at the following ratios: 290 rowhouse units x 100% = 290 of the units require 100 sf min. of private open space 260 multifamily podium units x 100% = 130 of the units require 60 sf min. of private open space LANDSCAPE PALETTE: See Appendix A. Selections for park trees and accent plants should express the unique identity of Village C. See Section 10.6 for Landscape Standards. SPECIFIC PLAN November 2017 3-31 LAND USE 3 Figure 3-17 Village D - Plan Area November 2017 0 300' 600' 1200 PECIFIC PLANhIM 3.8 Village D Village D is located on axis with the First Street entrance to Altair. It occupies a stepped plateau bracketed by two open space ravines to the north and south and overlooking the First Street entry. The adjacent Western Bypass is at its highest point in this segment and is elevated above the village. Village D is situated to either side of a central green that is the social and physical focus of the neighborhood. East -west pedestrian paths link the neighborhood with the park and with trails linking to other villages. These paths shall be separate from vehicular routes for the most part and are in addition to walkways along side the vehicular system. This results in a pedestrian "green" network overlapping - but distinct from - the paved vehicular network. BOUNDARIES: Western Bypass to the west, open space ravines to the north and south, adjacent properties to the east. SIZE: Approximately 9.0 gross acres. Pad size may vary through implementation of retaining walls and/or stepped foundation systems. 3-33 SPECIFIC PLAN November 2017 LAND USE 3 'Altair Vista Access 1,1 Residential Altair Vista Figure 3-18 Minter Access - Village D CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. ACCESS: Altair Vista from adjacent villages from the north and south. Altair Vista intersects the green at the north and south ends and splits into a one-way lane circumnavigating the open space. Traffic is forced to slow upon entering the village and the one-way configuration makes pedestrian crossing safer. Pedestrian and bicycle routes parallel the vehicular path. Additional pedestrian access from trails crossing and through ravines; link to bike path paralleling Western Bypass. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. DWELLING UNITS: See Table 3-1. November 2017 SPECIFIC PLAN k it Afir 3 LAND USE Altair Vista i Class 1 Trail I CL z m w Lr) w Residential Altair Vista ti Figure 3-19 Pedestrian Circulation - Village D CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. ALLOWABLE BUILDING TYPES: The following building types are allowed in Village D. See Section 10.10 for definitions and standards of each building type. Higher density uses should be focused toward the center of this village, with lower scale and density along the ravine edges. Detached Housing Multiplex Rowhouses Live / Work Micro Units Multifamily Walk -Up Multifamily Podium Mixed -Use Community Building SPECIFIC PLAN November 2017 3-35 BUILDING FRONTAGE: Buildings should front on the park, Altair Vista and surrounding open space. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Section 10.4 for further explanation of setbacks and yards. From Altair Vista Property Line: All other Lot Lines: 0 ft. min 0 ft. min 5 ft. max. 10 ft. max. ALLOWABLE BUILDING HEIGHT: 2-4 stories. See Table 10-2. DRIVEWAY AND SECONDARY STREET STANDARDS: 1. No individual private drives shall be located on the Altair Vista loop around the park. 2. Secondary street and/or common driveway intersections with Altair Vista shall be limited to four locations. 3. Shared driveways are encouraged wherever possible. 4. Driveways on the same side of a street shall be separated by 50 feet to centerline, except at rowhomes. 5. Driveways at rowhomes should be paired to allow more landscaped area between driveway pairs. PARKING STANDARDS: 1. Parallel parking shall be provided on one side only of the one-way Altair Vista loop around the park. This is primarily for visitors, guests and overflow parking at night. 2. Required off-street parking shall comply with Section 10.7 and Table 10-3 and will predominantly be provided in private garages. 3. Additional parking shall be located in motor courts or along secondary streets. See Sections 4 and 9 for motor court standards. 4. Parking lots shall not be visible from the park or surrounding open space, or from Altair Vista. APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards 11 Implementation Plan November 2017 SPECIFIC PLAN GRADING STANDARDS: Village D slopes down from west to east, with steep slope banks on all sides. Buildings should be used to negotiate grade changes as much as possible. This can be accomplished by placing rear garages at different levels from street entries, sloping interstitial landscape areas and terracing private patios. See Section 9.7 for standards regarding slopes and retaining walls. OPEN SPACE: See Section 8 for an explanation of public, common and private open space. The primary public open space is the Village D Park, a 0.8 -acre village green to be installed as part of the master development with construction of this segment of Altair Vista. The requirements for this park are prescribed in Table 8-2. Common open space is required for each sub -development in addition to the public park. Common open space is typically a shared amenity for the residents of that development and may be secured if necessary. Requirements are factored by building type and dwelling unit quantity, as defined in Section 10. Smaller common spaces between building groups, over parking structures and at motor courts are encouraged. Private open space requirements per dwelling unit are defined by building type in Section 10. Example of Open Space Development in Village D: Example assumes 90 rowhouses and 30 live/work units are constructed, for a total of 120 dwelling units. Common Open Space: Per Table 10-4, common open space is required at the following ratios: 90 rowhouse units 30 live/work units x 60 sf/du x 60 sf/du = 5,400 sf of common open space = 1,800 sf of common open space = 7,200 sf of common open space This can be one large common open space shared by both the rowhouse and live/work residents or separate spaces. Table 8-2 requires that all 0.80 acres of the Village D Park must be open to the public. Therefore, no portion of the common open space requirement for Village D may be fulfilled by the primary public open space, unless it is in excess of the 0.80 -acre minimum public area. Private Open Space: May be accomplished with balconies, terraces or yards attached to each dwelling. Per Table 10-4, private open space is required at the following ratios: 90 rowhouse units x 100% = 90 of the units require 100 sf min. of private open space 30 live/work units x 100% = 30 of the units require 100 sf min. of private open space SPECIFIC PLAN November 2017 3-37 LAND USE 3 .91 ACRES LEGEND; 1. SHRUBS OR GRASSES 2. GROVE PICNIC AREA 3. LAWN 4. PLANTED PARKWAY 5. TOT LOT PLAYGROUND 6. SEATWALL 7. SIGN WALL B. DECORATIVE FENCE, 36" HIGH 9. BENCHES so 0 BICYCLE RACK IFINAL LOCATIONS TO BE DETERMPNED� Figure 3-20 CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN k it LANDSCAPE PALETTE: See Appendix A. Selections for park trees and accent plants should express the unique identity of Village D. See Section 10.6 for Landscape Standards. Village "D" Park Concept: Strong geometric arcs divide the space of the 0.80 -acre Village "D" Park, FIGURE 3-20. The largest space is an open recreational lawn. Next to the lawn is a large playground with a dense tree canopy for shade. Tucked between the lawn and playground is a shaded seating area with seatwalls and picnic benches. Bookending the entire park are two natural landscaped areas that frame the park. A planted parkway around the entire park provides a buffer from vehicular circulation. 3-39 SPECIFIC PLAN November 2017 LAND USE 3 3-40 Figure 3-21 Village - Plan Area November 2017 0 300' 600' I n r- 1200 ,NECIFIC PLAN k it Afir 3.9 Village E Village E is elongated in the north -south direction and slopes steeply down from west to east. Buildings will need to step to avoid excessive cut and fill, therefore lower scale development and lower density are suitable for this planning area. The village green is arranged in the east - west direction to give village E a different character and to take advantage of excellent vistas to mountains south and east of the site. BOUNDARIES: Western Bypass to the west, open space ravines to the north, B Street North and Village F to the south, adjacent properties to the east. SPECIFIC PLAN November 2017 3-41 3-42 LAND USE 3 — SIZE: Approximately 7.8 gross acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. ACCESS: Altair Vista from Village D from the north; Altair Vista from project entry from the south. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. Pedestrian and bicycle routes parallel vehicular path. Additional pedestrian access from trails crossing and through ravines; link to bike path paralleling east property line. DWELLING UNITS: See Table 3-1. Altair Vista Altair Vista 1 Secondary Access 1 - P. Residential Residential Primary Access B Street North Figure 3-22 Vehicular Access - Villag CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN k it ALLOWABLE BUILDING TYPES: The following building types are allowed in Village E. See Section 10.10 for definitions and standards of each building type. Lower density uses should be focused toward the north end of this village, with higher scale framing the urban park. Detached Housing Multiplex Rowhouses Live / Work Micro Units Multifamily Walk -Up Community Buildings 1 Altair Vista Residential Class 1 Trail Altair Vista Residential B Street North Residential Figuistrtiestrian Cirction Villag CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. 3-43 SPECIFIC PLAN November 2017 3-44 BUILDING FRONTAGE: Buildings should front on Altair Vista and on the village park and other open space. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Section 10.4 for further explanation of setbacks and yards. From Altair Vista Property Line: All other Lot Lines: 0 ft. min 0 ft. min 5 ft. max. 10 ft. max. ALLOWABLE BUILDING HEIGHT: 2-4 stories. See Table 10.2. DRIVEWAY AND SECONDARY STREET STANDARDS: 1. There shall be no driveways to private garages on Altair Vista. Only driveways to alleys, motor courts or secondary streets are allowed. 2. Shared driveways are encouraged wherever possible. 3. Driveways on the same side of a street shall be separated by 50 feet to centerline, except at rowhomes. 4. Driveways at rowhomes should be paired to allow more landscaped area between driveway pairs. PARKING STANDARDS: 1. Parallel parking shall be provided on one side only of Altair Vista. 2. On -street parking is primarily for visitors, guests and overflow parking at night. 3. Required off-street parking shall comply with Section 10.7 and Table 10-3 and will predominantly be provided in private and shared garages. 4. Additional parking shall be located within the developable area. See Sections 9 and 10.7 for standards. 5. Residential parking lots shall not be visible from the park or surrounding open space, or from Altair Vista. November 2017 SPECIFIC PLAN A tir APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards GRADING STANDARDS: Village E slopes down from west to east, with steep slope banks on the north, west and east sides. Buildings should be used to negotiate grade changes as much as possible. This can be accomplished by placing rear garages at different levels from street entries, sloping interstitial landscape areas and terracing private patios. See Section 9.7 for standards regarding slopes and retaining walls. 3-45 SPECIFIC PLAN November 2017 LAND USE 3 3-46 Village "E" Park Concept The Village "E" Park, FIGURE 3-24, is split into two separate spaces by Altair Vista. The western space is a large recreational lawn with perimeter planting of shrubs and shade trees. The eastern space has a recreational lawn, a playground, and a seating area overlooking the hillside. Both sides of the park have a shaded picnic area along the sidewalk nearest the road for an urban plaza feel. .73 ACRES LEGEND 1. NATURAL LANDSCAPE AREA 2. LAWN 3. SHADED PICNIC AREA 4. SEATING AREA OVERLOOKING HILLSIDE 5. PLAYGROUND 6. SPECIAL PAVING AT CROSS WALK WITH BOLLARDS 7. NATURE PLAY TRAIL 8. CONNECTION TO HIKING TRAIL BICYCLE RACK {FINAL LOCATIONS TO BE DETERMINED) co / , Figure 3-24 Park Plan at Village E CONCEPTUAL PLAN ONLY; ACTUAL DESIGN November 2017 MAY VARY. SPECIFIC PLAN A tir OPEN SPACE: See Section 8 for an explanation of public, common and private open space. The primary public open space is the Village E Park, an approximately 0.5 acre park to be installed with the development of the village. The requirements for this park are prescribed in Table 8-2. Access should be provided from the park to the Class 1 bike path to the west and the hiking trail to the east. Common open space is required for each sub -development in addition to the public park. Common open space is typically a shared amenity for the residents of that development and may be secured if necessary. Requirements are factored by building type and dwelling unit quantity, as defined in Section 10. Smaller common spaces between building groups, over parking structures and at motor courts are encouraged. Private open space requirements per dwelling unit are defined by building type in Section 10. Example of Open Space Development in Village E: Example assumes 50 rowhouses and 30 multiplex units are constructed, for a total of 80 dwelling units. Common Open Space: Per Table 10-4, common open space is required at the following ratios: 50 rowhouse units 30 multiplex units x 60 sf/du x 60 sf/du = 3,000 sf of common open space = 1,800 sf of common open space = 4,800 sf of common open space This can be one large common open space shared by both the rowhouse and multiplex residents or separate spaces. A portion of the common open space requirement may be fulfilled in the primary public open space. Table 8-2 requires that 0.25 acres of the 0.35 -acre park must be open to the public. The remaining 0.1 acre (4,356 sf) may be used to satisfy a portion of the required common open space. For example, a community produce garden of 3,000 sf could be located within the 0.35 -acre Village E Park and could be enclosed, with access limited to residents of Village E. A separate courtyard or roof deck within the multifamily development could satisfy the remaining 1,800 sf of required common open space. Afir Private Open Space: May be accomplished with balconies, terraces or yards attached to each dwelling. Per Table 10-4, private open space is required at the following ratios: 50 rowhouse units x 100% = 50 of the units require 100 sf min. of private open space 30 multiplex units x 100% = 30 of the units require 100 sf min. of private open space LANDSCAPE PALETTE: See Appendix A. Selections for park trees and accent plants should express the unique identity of Village E. See Section 10.6 for Landscape Standards. SPECIFIC PLAN November 2017 3-47 LAND USE 3 3-48 0/2 p School +----__I /F 7 Irk mTn 1 111 rTT .IICiViC L_1 ` }tidy Center r T Tr r -m T Main m w First treet 77. 1 h, iI 0I C l col 1 • , • Figure 3-25 Village - Plan Area November 2017 0 300 600 1200 SPECIFIC PLAN k it 3.10 Village F Village F is very linear and has a steep slope along the eastern edge. The west edge is relatively flat and level with the Bypass. Privacy and sound screening are important along this edge. A single street serves the neighborhood, ending at a promontory at the south end of the village. A gated access point is provided from the Western Bypass for emergency use by the Fire Department only. Multistory flats are appropriate on the west side of the street, closer to the Bypass. Attached single-family homes are better suited to the east side of the street, as the terrain slopes quickly and the lots are small. There are two park spaces in Village F. One park is centrally located adjacent to the clubhouse and pool for this village. The other park is at the southern tip and will be a destination for the community. Its elevation and location afford excellent views to the southeast. This park overlooks the south entry to the specific plan area as well as the south end of the Western Bypass and is one of the major entry monuments of Altair. SPECIFIC PLAN November 2017 3-50 LAND USE 3 — BOUNDARIES: Western Bypass to the west and south; Altair Vista to the north; B Street North to the east; Village E to the north. SIZE: Approximately 9.0 gross acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. Altair Vista Primary Access Secondary Fire Access only i m LU LU N W> Residential B Street North Park Access Figure 3-26 Vehicular Access - Village F CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN k it Afir ACCESS: Altair Vista and B Street North from the north; emergency only access from Western Bypass. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. Pedestrian and bicycle routes parallel vehicular path. Additional pedestrian and bicycle links to bike path paralleling Western Bypass and east property line. DWELLING UNITS: See Table 3-1. i Class 1 Trail Altair Vista Residential Residential Figure 3-27 Pedestrian Circulation - Village F CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 B Street North 3-51 3-52 ALLOWABLE BUILDING TYPES: The following building types are allowed in Village F. See Section 10.10 for definitions and standards of each building type. Lower density uses should be focused toward the north end of this village, with higher scale framing the urban park. Detached Housing Multiplex Rowhouses Micro Units Multifamily Walk -Up Multifamily Podium Community Buildings BUILDING FRONTAGE: Buildings should front on Altair Vista and on the village park and other open space. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Section 10.4 for further explanation of setbacks and yards. From Western Bypass ROW: 10 ft. min From B Street North Property Line: 3 ft. min All other Lot Lines: 0 ft. min No maximum No maximum 10 ft. max. ALLOWABLE BUILDING HEIGHT: 2-4 stories. See Table 10-2. DRIVEWAY AND SECONDARY STREET STANDARDS: 1. There shall be no driveways to private garages on Altair Vista. Only driveways to alleys, motor courts or secondary streets are allowed. 2. Shared driveways are encouraged wherever possible. 3. Driveways on the same side of a street shall be separated by 50 feet to centerline, except at rowhomes. 4. Driveways at rowhomes should be paired to allow more landscaped area between driveway pairs. November 2017 SPECIFIC PLAN PARKING STANDARDS: 1. Parallel parking shall be provided on one side only of the Altair Vista or its extension into the village. 2. On -street parking is primarily for visitors, guests and overflow parking at night. 3. Required off-street parking shall comply with Section 10.7 and Table 10-3 and will predominantly be provided in private and shared garages. 4. Additional parking shall be located within the developable area. See Sections 9 and 10.7 for standards. 5. Residential parking lots shall not be visible from the park or surrounding open space, from Altair Vista or its extension into the village. APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards 11 Implementation Plan GRADING STANDARDS: Village F slopes down steeply on the south and east. Buildings should be used to negotiate grade changes as much as possible. This can be accomplished by placing rear garages at different levels from street entries, sloping interstitial landscape areas and terracing private patios. See Section 9.7 for standards regarding slopes and retaining walls. SPECIFIC PLAN November 2017 3-53 LAND USE 3 3-54 Village "F" Park Concept The Village "F" Park, FIGURE 3-28, is also split into two separate spaces by a street. To the west is a large lawn for active recreation and may be used for sports. Shade trees along the lawn's perimeter provide shade for passive recreation. To the east is a smaller lawn adjacent to a playground and shaded picnic area. Natural landscaped areas border the space to create geometry to match the style of similar park spaces in the Altair community. 38 ACHES LEGEND: 1, NATURAL LANDSCAPE AREA 2. LAWN 3. SHADED PICNIC AREA 4, PLAYGROUND 5. SPECIAL PAVING AT CROSSWALK WITH BOLLARDS o so C) * BICYCLE RACK (FINAL LOCATIONS TO BE DETERMNNED) Figure 3-28 Park Plan at Village F CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN k it OPEN SPACE: See Section 8 for an explanation of public, common and private open space. The primary public open space are the Village F Parks, totalling approximately 1.0 acres to be installed with the development of the village. These include the central Village F Park described in FIGURE 3-28 and a Promontory Park at the south end of the village. All buildings shall be generally north of the Promontory Park to maximize views from the park. The requirements for these parks are prescribed in Table 8-2. Common open space is required for each sub -development in addition to the public park. Common open space is typically a shared amenity for the residents of that development and may be secured if necessary. Requirements are factored by building type and dwelling unit quantity, as defined in Section 10. Smaller common spaces between building groups, over parking structures and at motor courts are encouraged. Private open space requirements per dwelling unit are defined by building type in Section 10. Example of Open Space Development in Village F: Assume 40 rowhouses and 80 multifamily walk-up units are constructed, for a total of 120 dwelling units. Common Open Space: Per Table 10-4, common open space is required at the following ratios: 40 rowhouse units 80 multifamily walk-up units x 60 sf/du x 60 sf/du = 2,400 sf of common open space = 4,800 sf of common open space = 7,200 sf of common open space This can be one large common open space shared by both the rowhouse and multifamily residents or separate spaces. A portion of the common open space requirement may be fulfilled in the primary public open space. Table 8-2 requires that 0.40 acre of the 0.60 -acre park must be open to the public. The remaining 0.2 acre (8,712 sf) may be used to satisfy a portion of the required common open space. For example, a community produce garden of 3,000 sf could be located within the 0.35 -acre Village F Park and could be enclosed, with access limited to residents of Village F. A separate courtyard or roof deck within the multifamily development could satisfy the remaining 1,800 sf of required common open space. Private Open Space: May be accomplished with balconies, terraces or yards attached to each dwelling. Per Table 10-4, private open space is required at the following ratios: 40 rowhouse units x 100% = 40 of the units require 100 sf min. of private open space 80 multifamily walk-up units x 100% =80 of the units require 80 sf min. of private open space LANDSCAPE PALETTE: See Appendix A. Selections for park trees and accent plants should express the unique identity of Village F. See Section 10.6 for Landscape Standards. 3-55 SPECIFIC PLAN November 2017 LAND USE 3 Figure 3-29 Village G - PI November 2017 0 300' 600' 1200 1 rPECIFIC PLAN tir 3.11 Village G Village G is south of the Western Bypass on land that slopes steeply to the southeast, offering prime views. The area has a strong connection to the south 55 -acre parcel and a proposed Nature Center. The interface with the MSHCP corridor is a critical edge condition. A relatively less urban development of clustered homes is appropriate here to take advantage of the views, negotiate the terrain and complement the adjacent open space. BOUNDARIES: Western Bypass to the north and northeast; B Street South to the east; Metropolitan Water District pipeline area and C Street to the south; MSHCP corridor to the west. SIZE: Approximately 7.3 gross acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. Afir SPECIFIC PLAN November 2017 3-57 LAND USE 3 3-58 ACCESS: C Street from the south. Secondary fire access from B Street South for emergency use only. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. Pedestrian and bicycle routes parallel vehicular path. DWELLING UNITS: See Table 3-1. ALLOWABLE BUILDING TYPES: The following building types are allowed in Village G. See Section 10.10 for definitions and standards of each building type. Buildings should be sited in a manner to maximize vistas in every direction. Detached Housing Multiplex Rowhouses Multifamily Walk -Up Community Buildings Primary Access C Street Camino • B Street C Street South Fire Access (emergency only) Figure 3-30 Vehicular Access - Village CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. B Street North November 2017 SPECIFIC PLAN k it BUILDING FRONTAGE: Buildings should front on C Street, B Street South, secondary roads and on open space. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Section 10.4 for further explanation of setbacks and yards. From B Street South ROW: All other Lot Lines: 3 ft. min 0 ft. min No maximum 10 ft. max. ALLOWABLE BUILDING HEIGHT: 2-4 stories. See Table 10-2. 1 B Street North C Street Camino / B Street Estribo South 1 1♦ C Street Figure 3-31 Pedestrian CirculatioIage G CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 3-60 DRIVEWAY AND SECONDARY STREET STANDARDS: 1. There shall be no driveways to private garages on B Street South. 2. Shared driveways are encouraged wherever possible. 3. Driveways on the same side of a street shall be separated by 50 feet to centerline, except at rowhomes. 4. Driveways at rowhomes should be paired to allow more landscaped area between driveway pairs. PARKING STANDARDS: 1. Parallel parking may be provided on one side only of secondary streets. 2. On -street parking is primarily for visitors, guests and overflow parking at night. 3. Required off-street parking shall comply with Section 10.7 and Table 10-3 and will predominantly be provided in private and shared garages. 4. Additional parking shall be located within the developable area. See Sections 9 and 10.7 for standards. 5. Residential parking lots shall not be visible from surrounding open space, from the Civic Site, or from B Street South or the Western Bypass. APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards GRADING STANDARDS: Village G slopes down from west to east, with slope banks on either side. There is also a steep slope bank on the north side down to the Western Bypass. Buildings should be used to negotiate grade changes as much as possible. This can be accomplished by placing rear garages at different levels from street entries, sloping interstitial landscape areas and terracing private patios. See Section 9.7 for standards regarding slopes and retaining walls. November 2017 SPECIFIC PLAN 1 hr OPEN SPACE: See Section 8 for an explanation of public, common and private open space. The primary public open space is the Village G Park, an approximately 0.35 -acre park to be installed with the development of the village. The requirements for this park are prescribed in Table 8-2. Common open space is required for each sub -development in addition to the public park. Common open space is typically a shared amenity for the residents of that development and may be secured if necessary. Requirements are factored by building type and dwelling unit quantity, as defined in Section 10. Smaller common spaces between building groups, over parking structures and at motor courts are encouraged. Private open space requirements per dwelling unit are defined by building type in Section 10. Example of Open Space Development in Village G: Example assumes 40 detached and 40 multiplex residences are constructed, for a total of 80 dwelling units. Common Open Space: Per Table 10-4, common open space is required at the following ratios: 40 detached units 40 multiplex units x 80 sf/du x 60 sf/du = 3,200 sf of common open space = 2,400 sf of common open space = 5,600 sf of common open space This can be one large common open space shared by both the detached and multiplex residents or separate spaces. Per Table 8-2, there is no public open space open space requirement for Village G. Therefore, the common open space and private open space calculated according to the quantity and type of dwelling units will fulfill the full open space requirement for Village G. This could be a pool and deck area, with access limited to residents of Village G, a central green or a series of linked playgrounds and smaller spaces. Private Open Space: May be accomplished with balconies, terraces or yards attached to each dwelling. Per Table 10-4, private open space is required at the following ratios: 40 detached unit x 100% = 40 of the units require 100 sf min. of private open space 40 multiplex units x 100% = 40 of the units require 100 sf min. of private open space LANDSCAPE PALETTE: See Appendix A. Selections for park trees and accent plants should express the unique identity of Village G. See Section 10.6 for Landscape Standards. Afir SPECIFIC PLAN November 2017 3-61 LAND USE 3 Figure 3-32 School - Plan Area November 2017 I n PECIFIC Eiltji 3.12 School Site Land of approximately 7 acres will be dedicated to the Temecula Valley Unified School District for a new elementary school to serve Altair and adjacent neighborhoods. The designated site for this school is at the north end of Altair Vista where it connects to the Western Bypass, south of Village B. This location is ideal for a school, as it allows convenient pick-up and drop-off from Rancho California Road and the Bypass with minimal disruption to the Altair neighborhood. It is anticipated that a percentage of the students will commute to this school from east of 1-15 via Rancho California Road. Any alternate location south of the designated site would route this traffic through Altair, creating gridlock and compromising the walkable nature of the community. Any location further north would lose connection with the neighborhoods of Altair. The designated site also has excellent views and places the school at an elevation where it can be seen as a prominent and recognizable edifice in the community. If the School District elects not to receive the land, the land may be developed with residential uses. Allowable residential density for the school site will be transferred from other villages, so that the total dwelling units for the entire Altair Specific Plan area shall not exceed the limits of Table 3-1. Access points to this parcel shall be similar to Figures 3-31 and 3-32, regardless of use. BOUNDARIES: Western Bypass to the west; Altair Vista to the east and north; Community Center to the south. FRANCIS PARKER SCHOOL IN SAN DIEGO, CA Afir SPECIFIC PLAN November 2017 3-63 LAND USE 3 3-64 SIZE: Approximately 7 net acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. ACCESS: Altair Vista. Routing of bus and vehicular traffic will be further refined in cooperation with the School District. STUDENT BODY: 600-730 students in grades K-6. N. N. Primary Access Figure 3-33 Park Altair Vista Coromell Trail 1�1 Secondary Access Vehicular Access - School CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN BUILDING TYPE: The style and scale of the building shall complement surrounding neighborhoods, but shall distinguish itself as an important civic institution. If the School District elects not to receive this land, then allowable building types include: Detached Housing Multiplex Rowhouses Live / Work Micro Units Multifamily Walk -Up Multifamily Podium Mixed Use SPECIFIC PLAN Pedestrian Circulation - School CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 Altair Vista Coromell Trail 3-65 3-66 BUILDING FRONTAGE: Buildings should front on Altair Vista. Additional frontages may be provided along internal circulation routes, quads, or courts. See Figure 9-2. BUILDING SETBACK: From Altair Vista ROW: From Western Bypass ROW: 5 ft. min 10 ft. min No maximum No maximum ALLOWABLE BUILDING HEIGHT: 1-2 stories for school; 4 stories if residential. See Table 10-2. DRIVEWAY AND SECONDARY STREET STANDARDS: 1. There shall be no driveways to private garages on Altair Vista. Only driveways to secondary streets are allowed. 2. Shared driveways are encouraged wherever possible. 3. Driveways on the same side of a street shall be separated by 50 feet to centerline, except at rowhomes. 4. Driveways at rowhomes should be paired to allow more landscaped area between driveway pairs. • 1 AQUATICS CENTER 2 SHARED PARKING (63SPACES) 3 PLAY FIELDS 4 ELEMENTARY SCHOOL 5 ES PARKING (49SPACES) Figure 3-35 Conceptual Site Plan - School CONCEPTUAL PLAN ONLY; ACTUAL DESIGN AND PROGRAM MAY VARY. November 2017 SPECIFIC PLAN A hr PARKING STANDARDS: 1. Parking shall be provided on site for faculty and visitors, based on the anticipated student body for the size of school that is ultimately built. See section 10.7 2. Overflow parking for special events will be shared with parking for the community swimming pool / recreation center. 3. If residential uses are developed on the site, in the event that the School District elects not to receive the site, parking shall be provided as required in Table 10-3 for the appropriate dwelling types and quantities. APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards GRADING STANDARDS: The school site slopes down from west to east, with slope banks on either side. See Section 9.7 for standards regarding slopes and retaining walls. COMMON OPEN SPACE: A playfield will be provided at the school site. This field will be a shared facility with the Altair community and open to the general public when school is not in session. The play field will remain even if the School District elects not to receive the site and it is developed as residential use. In this case, the field will be maintained by the Master HOA. PRIVATE OPEN SPACE: Not applicable for school use. If the site is developed as residential use, then common and private open space must be provided as required in Section 10 for the appropriate housing type. LANDSCAPE PALETTE: See "School" section under Appendix A Plant List and Section 10.6.8 School. See "Villages" section under Appendix A plant list if residential units are developed. See Section 10.6 for Landscape Standards. Afir SPECIFIC PLAN November 2017 3-67 LAND USE 3 Figure 3-36 Civic Site - Plan Area November 2017 0 300' 600' 1200' I n 1 SPECIFIC PLAN tir 3.13 Civic Site The southernmost parcel at Altair will be reserved for a nature center that will benefit the public through recreation, tourism and education related to the culture, natural environment and sustainability of the region. A significant portion of the site will be natural open space. The site is strategically located near existing and proposed trails, near the confluence of Temecula Creek and Murrieta Creek, forming the Santa Margarita River, and within the Pechanga Origin Area. The nature center's hours will be limited to dawn until two hours after dusk. BOUNDARIES: Camino Estribo and open space to the west; C Street and storm water easement (open space) to the north; Murrieta Creek to the east and south. SIZE: Approximately 55 total gross acres and 16 net acres. Pad size of 3.6 acres may vary through implementation of retaining walls and/ or stepped foundation systems. ACCESS: B Street South from the Western Bypass and 1-15; C Street from Village G. MAXIMUM SIZE: 20,000 s.f. max. in one or more buildings Site development to include surface parking, outdoor terraces, trails and other landscape features as needed to support the institution's program. BUILDING TYPE: Civic Building The scale, materials and style of the buildings should be appropriate for a public facility and should be an asset to the community. The buildings must also be sensitive to the adjacent natural open space and the Temeku Village site to the south. Building design is discussed further in Section 10.20. Final siting, design and location of the Nature Center will be developed pursuant to MSHCP guidelines. Afir MISSION TRAILS REGIONAL PARK, SAN DIEGO, CALIFORNIA SPECIFIC PLAN November 2017 3-69 LAND USE 3 BUILDING FRONTAGE: A clear entry shall be provided at the termination of B Street South. Procession and circulation for both vehicles and pedestrians shall be carefully designed to avoid conflicts and celebrate arrival. Development on this site shall focus on shared open space and places for outdoor gathering. The building and common spaces should take advantage of the impressive vistas from this site. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at south parcel boundary. There are no setback requirements at interior lot lines, streets or alleys within the overall boundary. At Camino Estribo and C Street: 10 ft. min No maximum ALLOWABLE BUILDING HEIGHT: Up to 2 stories. See Table 10-2. C Street Natural Open Space Secondary Fire J I Access Only if Buildable Pad 111( I Ni 1 I Nature Center '. \ 1 ,n l I CaminoWI I1 i Revegetated Open Space with Trails I Estribo 11' ` I I : \\ II I II I • \ II I • V—'\ /' 1 I r V• \ ' I i 1 .i / I Natural Open / I Space with Trails / / / / I / I / / B Street South Primary i r✓- \ Access / /'' II -t \ 1 /I /I Parking Western Bypass Turn Around / / Natural Open Space with Trails Figure 3-37 Vehicular Access - Civic SY CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN tir DRIVEWAY AND SECONDARY STREET STANDARDS: 1. There shall be one primary driveway entry onto B Street South. 2. A secondary driveway will be provided on Camino Estribo for emergency fire access only. 3. Camino Estribo will remain a natural surface road. PARKING STANDARDS: 1. Approximately 120 parking spaces will be provided for the nature center use. Surface parking will comply with City of Temecula standards for parking dimensions, landscaping and screening. 2. Paving shall have a low impact on water quality per the model WQMP. A permeable surface is preferred. C Street Natural Open Space Buildable Pad Nature Center Western Bypass • • Parking • • 1 .i 1111 k • • • • L. II Future Trails To Be Determined B Street South l I Trail From Offsite To Trail Network (5% - 10% grade) Natural ® Open Space / Existin. Trails Trail From Offsite To Nature Center (5% - 8% grade) Revegetated O.en S.ace Trail From Nature Center To Trail Network (8% - 10% grade) Trail From Nature Center To Trail Network (5% grade) Natural Open Space Figure 3-38 Pedestrian Circulation CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 3-72 APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards GRADING STANDARDS: The site slopes down from west to the east and south, with slope banks on three sides. Site grading for the building pad and trails shall result in undulating slopes that appear natural and mimic existing surrounding topography. See Section 9.7 for standards regarding slopes and retaining walls. TRAIL DEVELOPMENT: 1. Trails will be 8'-10' wide and of a natural, pervious surface. 2. Trail layout will use siting guidance in the Western Riverside County Multiple Species Conservation Plan (MSHCP). 3. The City will work with the Pechanga tribe on the routing of trails to avoid significant cultural artifacts. 4. Existing trails will be utilized wherever possible. 5. Portions of existing trails may be eliminated through revegetation to provide a more specific trail alignment, and to protect sensitive habitat or cultural resources. 6. Proposed trails will begin and end at the Nature Center, providing a loop or out -and -back route. COMMON OPEN SPACE: Most of the south parcel will be left as natural open space. An existing stand of native oak trees at the west side of the parcel will be maintained. The south portion of the parcel will also be maintained as an open space buffer between new development and the historic Temecu Village site to the south. PRIVATE OPEN SPACE: N/A LANDSCAPE PALETTE: See "Civic / Community" section under Appendix A Plant List and Section 10.6.10. See Section 10.6 for Landscape Standards. November 2017 SPECIFIC PLAN CONSERVATION AND MITIGATION MEASURES: The Environmental Impact Report for Altair describes mitigation measures that, while applicable to the entire site, are particularly relevant to the conservation open space in the south and west portions of the south parcel and the goal of encouraging wildlife movement through this tract. Noted measures include: • Control Zones for exterior lighting; • Shielded exterior light fixtures that avoid light spillage or uplighting; • Limit hours of operation to the period from dawn to 2 hours after dusk; • Installation of a Wildlife Fence as shown in Figure 8-1 and described in Section 8.1. • Construction period best practices to minimize noise, erosion and other disturbances; • The portion of Camino Estribo west of the development area will remain unpaved to minimize vehicular speeds. Afir SPECIFIC PLAN November 2017 3-73 November 2017 4 CIRCULATION PLAN CIRCULATION N�f"Ail' Transportation corridors and facilities are major components of the nation's landscape and public realm including the Altair Community and City of Temecula. The alignment, scale, and character of our thoroughfares play an integral role in determining urban form, development patterns, and a sense of place. The American Society of Landscape Architects supports the design, construction, and management of streets and highways that enhance interconnected transportation options, particularly for pedestrians, bicyclists, transit riders, and people with disabilities. All multi -modal transportation systems should be safe, efficient, convenient, and beautiful. Communities with "complete streets" encourage alternative transportation uses including provision of safe sidewalks and bicycle lanes enhanced with appropriate roadside plantings. Multi -modal streets provide mobility to people of all ages and abilities. Safe routes to schools are critical and encourage physical exercise. Streets should be community assets, compatible with built and natural environments, and reflect the balanced needs of the community and transportation networks. Altair embraces the concept of "complete streets". Narrow travel lanes and roundabouts calm traffic while improving traffic flow. "Sharrows" (shared bike lane symbols) as well as separate Class 1 bikeways provide multiple opportunities for bicycling. A network of large sidewalks, key walkways and separate hiking trails provide safe opportunities for walking, jogging, and rollerblading. Integrated "green infrastructure" and substantial landscape treatments will also help define the streets as sustainable community assets. The plan for Altair intends to return neighborhood streets to their historical function as social spaces and to free non -motorists from the defensive zones necessitated by high-speed automobile traffic. Afir The circulation plan for Altair overlaps vehicular, pedestrian and bicycle systems to provide transportation choices and promote a safe and healthy lifestyle. While this plan recognizes the necessity to accomodate automobiles, the main focus is on human -powered circulation. Pedestrian and cycling routes due not merely parallel car lanes. In many instances, they are completely separate from vehicular streets. Several of the most prominent routes - the Main Street axis, the Promenade - are pedestrian only. Individual development projects within the villages of Altair are an important part of this pedestrian and bicycle system. It is vital to the success of the circulation plan that the final design of these sub -developments include internal pedestrian and cycling routes that connect to the community -wide system of walkways, trails and bikeways. SPECIFIC PLAN November 2017 4-1 1 CIRCULATION 4 4-2 Main Street 20-25 minute walk First 6ti 11 5 minute vetik 1/4 mile/ co A Civic ,t1P-Pc-wireal N Figure 4-1 5 Minute Walk 4 .! gg, 1111, tt...!..41:•&1511.1* - 4 November 2017 SPECIFIC PLAN hr 4.1 Pedestrian Walkways, Trails and Bikeways 4 CIRCULATION The pedestrian and cycling network is interwoven through all of the villages and active open spaces at Altair and connects to adjacent communities. Village nodes are within a 5 -minute walk of the next village and the majority of the developed area can be traversed north to south in about 30 minutes. See FIGURE 4-1. It is hoped that residents and visitors alike will walk these neighborhoods as much for pleasure as for convenience. 4.1.1 Temecula Multi -Use Trails and Bikeways Master Plan The Temecula Multi -Use Trails and Bikeways Master Plan was developed in response to a 1991 survey of Temecula residents that identified the need for a trail system that would: • Access key destinations within the City and region • Serve as both recreation and transportation routes • Connect neighborhoods to parks, schools employment and commercial areas • Form loops that follow creeks and utility easements wherever feasible 4-3 SPECIFIC PLAN November 2017 The Plan developed the following goals for the trail system: "An interconnected system of pathways and bike routes is needed to supporta variety of recreational uses and non -motorized transportation requirements for Temecula residents. This system should be community -wide and should connect a variety of community and regional destinations (such as schools, parks and other areas of interest) and should utilize open space corridors, flood control channels, utility easements, publicly owned lands and roadways most appropriate for non -motorized uses. Trails and bike routes should be provided to improve the quality of life for residents of Temecula, offer transportation alternatives, accommodate recreational enjoyment and increase the value and connectiveness (sic) of the community." A trail system is provided in the Altair Plan to provide a non -motorized circulation network, separate from the vehicular system, linking villages with each other and with parks and community amenities. This will serve predominantly pedestrians and bicyclists at slow speeds. The trail system will also link to Old Town and will be accessible by non-residents. Trail and bikeway types identified in this plan are consistent with Types M1, B1 and B3 described in the Trails Master Plan. November 2017 SPECIFIC PLAN A tir 4.1.2 Circulation Plan - Pedestrian/ Bicycle Altair is designed as a Walkable Community. There are numerous factors that contribute to a community's walkability besides a strong pedestrian and bicycle circulation network. Walkable.org a national leader in defining walkable communities has developed a "Healthy Development Checklist". Altair utilizes the following principles from that checklist to enhance walkability: • The project promotes interaction between neighbors through parks, street front standards that encourage public / private transition spaces such as porches, etc. • The project is adjacent to Old Town Temecula and includes several strong pedestrian and roadway linkages. • There is a diversity of housing densities and potential diversity of income levels. • Nonresidential land uses such as parks, civic and school facilities are fully integrated with the residential land uses. • Land use is configured around walkable block sizes. Street patterns and block sizes are discussed further in Section 9.13. • Neighborhoods are permeable. There are no gated communities or other barriers to pedestrian connectivity. • Where closed motor courts or dead-end streets are unavoidable, a walkway or bike path shall be provided to connect through to the overall circulation network. • Homes are properly oriented towards streets and plazas and will have windows watching over parks, streets and trails. • Architecture will be attractive and supportive of life on the streets, parks and the school. • Public buildings, parks and common destinations are properly placed to maximize the number of people that can walk to them. • The majority of people can walk safely and comfortably to the elementary school. • There are no large off-street parking lots along the street network. • The project provides mobility options for those who cannot drive. • The project has a well-connected sidewalk and trail system that leads to local destinations. Afir SPECIFIC PLAN November 2017 4-5 • Street sidewalks are generous at 6' minimum width. • Some sidewalks are at 7' width to allow small children to more safely bike on the sidewalk rather than in the street. • Sidewalks are typically separated from curbs with parkways along the main arterials. • All street corners will have accessibility ramps. • Parkways offer street trees for shade and visual comfort. • Curb extensions prevent motorists from parking too close to corners. • The project connects to a larger trail system for walking and biking. • Decorative, pedestrian height street lights will be provided. • Buildings will address the street (front doors). • Visibility at intersections will be adequate for pedestrian safety. • Speed limit on local streets will be 25mph or below. • Project will contain design elements to calm traffic such as narrow lanes, roundabouts, special pavement in key areas, and raised pedestrian street crossings. • Street sidewalk gradients are typically below 5% slope to accommodate people with disabilities. • Key walkways and sidewalks have high transparency (surveillance ability). • The school, parks and other destinations will have adequate and secure bicycle parking. • The majority of people can walk safely and comfortably in five minutes to a public gathering place such as park, plaza or community center. The Circulation Plan - Pedestrian/ Bicycle, FIGURE 4-2 ( FACING PAGE , notes the locations of the four different levels of pedestrian circulation. Along the Western Bypass and on the south east edge of the community runs an 8 foot wide Class 1 Bike Way. Throughout the site run various 5 foot wide hiking trails and 8 foot wide key pedestrian walkways. Along the interior streets are 6 -foot minimum wide sidewalks (7' wide typical along Altair Vista) for ease of pedestrian circulation. This network satisfies a diverse set of needs, from the person who wants a direct and convenient walk to a certain destination, to the family enjoying a short walk with a stroller or small children, or a weekend athlete running a large loop. November 2017 SPECIFIC PLAN A tir !School —/ i' a/ H 1 i I L 1- rrm 111 TTFT?! -rrTTrTr' - Civic L 1 "' Center r r r1n L J F:;: Main / 4 CIRCULATION LEGEND CLASS 1 BIKEWAY (8' WIDTH) KEY WALKWAY (8' MIN. WIDTH) • • • • HIKING TRAIL (5' MIN. WIDTH) SIDEWALKS (6' MIN WIDTH) ® MID BLOCK CROSSING O CONNECTION POINT TO W.B.C. CLASS 1 BIKEWAY 0 300' 600' 1200' Figure 4-2 Circulation Plan Pedestrian + Bicycle LJZJ I SPECIFIC PLAN November 2017 4-1 CIRCULATION 4 8' Figure 4-3 Class I Bikeway Section 4.1.2.1 Class 1 Bikeways A Class 1 Bikeway, FIGURE 4-3, will span the entire length of the community following the Western Bypass. At the southeast end of the Western Bypass the class 1 bikeway will also turn back north to connect with First Street. The bikeway is an 8' wide asphalt path with two 4' wide lanes, one for either direction of travel. There is a 2 foot clear zone shoulder on the outside of each lane. The uphill side will also incorporate a 3' vegetated swale (or cobble swale over concrete). Guidelines for a class 1 bike way require a 2% to 5% sustained gradient (and maximum of 12.5% gradient for 10' with landings - railings not required). Typical cross slope shall be 2%. Gaps on surface shall not to exceed %". Clearances shall be 10' vertical and 2' horizontal. November 2017 SPECIFIC PLAN R11=1 4 CIRCULATION 111 1111 w LANDSCAPE WALKWAY LANDSCAPE (LOW WATER USE) (LOW WATER USE ) • 8' Figure 4-4 Key Walkway Section 4.1.2.2 Key Walkways The key pedestrian walkways, FIGURE 4-4, can be found in the core of the community connecting the different villages and open spaces. These walkways provide a pedestrian network allowing users to move about the community while staying away from the main vehicular circulation. All key pedestrian walkways are 8 foot wide minimum. 3' BAND OF TRUNCATED DOME a6 �t_ PARKING »- � LANE MARKINGS -0 RAPID FLASHING BEACONS O�- RAISED CROSSWALK ° DECORATIVE PAVEMENT ro Figure 4-5 Plan at Mid -Block Crossing 4-9 SPECIFIC PLAN November 2017 CIRCULATION 4 12' s / SETBACK VARIES i SEE ARCHITECTURAL GUIDELINES Figure 4-6 Typical Village Sidewalk Section 4.1.2.3 Sidewalks and Mews Sidewalks, FIGURE 4— 6, will be located on each side of Altair Vista connecting the different villages and parks, and on A Street. Sidewalks shall be a minimum of 6' wide (7' wide along portions of Altair Vista, to allow small children to ride on the sidewalk). (See Vehicular Circulation section for street -specific sidewalk configurations.) There are no requirements for separate sidewalks at alleys, motor courts and streets that are internal to lots at Altair, unless the streets frame parks or are designated to have sidewalks in other sections of this Plan. These are shared streets, or mews, where pedestrians and cyclists have priority over automobiles and where speeds are limited to a walking pace. Mews feature enhanced paving across the entire surface and no curbs. See Section 4.2.3 and the description for Alley Street Type for a further explanation of how motorized and non -motorized traffic co- exist on internal streets. November 2017 SPECIFIC PLAN tir Afir 12' Figure 4-7 Hiking Trail Section 4.1.2.4 Hiking Trails The main hiking trail, FIGURE 4- 7, runs along the eastern slope of the community connecting many points of interest. Starting at the school site to the north and running along the 1st Street extension road into the main park, it splits to continue down to 1st Street and switches back to connect to Main Street. While the main portion of the trail continues along the eastern slope, other shorter segments of trails provide pedestrian connections to the different villages. The trail is 5' wide, stabilized, decomposed granite with a 2' wide bench on either side. The uphill side will have a 3' wide vegetated swale (or cobble swale over concrete.) Outdoor recreation access routes (ORAR) utilizes the following guidelines for trails and are adopted for Altair: 5% maximum for any distance (no rest interval required.) 5.1%-8.33% up to 200' maximum (rest interval required every 200'). 8.34%-10% up to 30' maximum (rest interval required every 30'.) 10%-12% for 10' maximum (rest interval required every 10'). Rest intervals shall be 60" minimum length and same width as trail. Salvaged boulders from grading operations should be used along open space trails for visual interest and to create overlooks and rest areas. SPECIFIC PLAN November 2017 4-11 CIRCULATION 4 4.1.3 Bike Routes The circulation network recognizes that bicycling includes a wide range of cycling skills and speeds. A cyclist could be a commuter going to and from work, a small child just learning or someone out for a Saturday ride. The Temecula region is also home to an active road racing community always looking for new training routes. The Temecula Valley Century charity ride has historically gone by the Altair site. The annual Tour de Murrieta incorporates the ridgeline portion of Rancho California Road. In 2013, the Tour of California, an international professional cycling race, visited the area with the start and finish of Stage 1 in Escondido and Stage 2 beginning in Murrieta. These various cycling levels require different bikeway types. Sidewalks along Altair Vista are widened to 7 feet to allow small children to ride on the sidewalk instead of the street. Two Class 1 Bikeways, one paralleling the Bypass and another connecting to First Street, can be used by leisurely riders and children and are wide enough for cyclists to pass pedestrians. In addition, all roads in the Altair community are to have either shared or dedicated bike lanes, except for the Western Bypass. Shared lanes are indicated with "sharrows" painted on the road to inform bicyclists and to alert motorists that the lane is to be shared. Ample bike racks throughout the community, especially at parks, recreation centers and the school further encourage cycling. November 2017 SPECIFIC PLAN LEGEND CLASS I BIKEWAY PROPOSED CLASS I BIKEWAY CLASS 11 BIKEWAY PROPOSED CLASS 11 BIKEWAY Figure 4-8 Bicycle Facilities: Existing and Proposed a k ir SPECIFIC PLAN November 2017 4-13 M711////0/7 1-� r�+r•irll+. r� *,fi i Y ` a � . ]��fauve1111ttallit,, li 4.1.4 Pedestrian Bridges Pedestrian bridges will be utilized when necessary to connect trail segments over drainage draws. While the site may feature bridges of various scales, all pedestrian bridges will match the modern rustic motif of the Altair community. November 2017 SPECIFIC PLAN A tir 4.1.5 Connection to Old Town 4 CIRCULATION A significant element of the pedestrian circulation plan is the linkage to Old Town Temecula via Main Street. This connection serves as circulation, community gateway and public open space, and is formed by four major links along the axis with Main Street leading to the central park and plaza in Village C. There is a substantial grade change between the park and the west end of Main Street. Much of this grade is reconciled by the first link: a sloped and meandering, accessible path leading out of the park and under the monumental bridge to Coromell Trail. The next component crosses Coromell Trail with a raised crosswalk, median and flashing warning lights to ensure pedestrian safety and priority over vehicles, as shown in FIGURE 4-9. East of Coromell Trail, a grand staircase welcomes visitors from Old Town. The stairs are complemented by an accessible path that stretches to either side of the staircase. This path will be enjoyed by all and is intended to be integral to the composition, not a tacked on necessity. The path slope will be gradual enough to avoid the requirement for railings that are visually confining. Both the stairs and path are broken up into manageable portions interspersed with shaded areas to sit and enjoy the view. Secondary stairs also connect the switchbacks periodically, so that a walker has the option to shorten their path. The design satisfies a variety of moods - a slow stroll along the full length of the path, with areas to stop and enjoy the scenery, a shorter amble along the path via intermediate steps, a direct route on the grand staircase, or merely sitting on one of the break-out landings of the stair to meet a friend or watch people pass by. The arrangement of curved steps, angular paths and segmented stone retaining walls creates a beautiful monumental entry to Altair and proclaims the importance of pedestrians to the community. SPECIFIC PLAN November 2017 4-15 LANE MARKINGS — RAPID FLASHING BEACONS !I— RAISED CROSSWALK +-- —DECORATIVE PAVEMENT Figure 4-9 Crossing at Coromell Trail The visual axis with Main Street is reinforced by the offset stair segments that lead the traveler off and then back onto the axis at critical junctures, such as view platforms and seating areas. These gathering spaces are embraced by the broad arcs of the stair flights. Ornamental landscaping in color blocks between retaining walls further enhances the scheme, evoking stepped gardens that one passes between. Final design of these elements should ensure safety, discourage vandalism and damage from skateboards and employ durable, classic materials. The grand staircase is designed to be a focal public space to meet friends or relax - an event, rather than just a means of travel. November 2017 SPECIFIC PLAN A tir 4 CIRCULATION The fourth link is the off-site courtyard at the west end of Main Street. A concept for improvements to this now dead-end street is shown in FIGURE 4-10, but the final plans will come about through public dialogue and should be coordinated with the stair and path design to produce a cohesive space. Seating Areas Plaza Improvements Main Street Meandering Path Grand Stair 0 Accessible Path o_ Seating Areas Figure 4-10 Conceptual Plan at Grand Stair CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 CIRCULATION 4 F l ,L/4aoo .�V___ j / 1I� School i I I v �. I CO First Street A I1 1i (4? ill1' 1: i_ i i m i • • ... . 4141i I I I I i li i A _1 177-7 TT-TITT-1 o 111, LI L 9- Lai -3 -3 -:_vi Civic Site Figure 4-11 Vehicular Entries November 2017 0 300' 600' On Site Circulation Off Site Circulation 1200' SPECIFIC PLAN f"ir Afir 4.2 Circulation Plan - Vehicular The vehicular circulation system facilitates resident mobility; access to the school and to parks by non-residents; and through traffic on the Western Bypass. The circulation pattern is fairly simple and is guided by grading constraints and connections to the existing off-site network. FIGURE 4-11 depicts the vehicular entries of Altair. Main connections are at Vincent Moraga Drive on the north, First Street on the east, and Temecula Parkway (SR -79) to the south. The Western Bypass makes the north and south connections and is the largest street section, but it does not provide internal circulation for the Altair community. The Western Bypass links Temecula Parkway to Rancho California Road. It is primarily a public benefit to allow through - traffic to bypass Old Town and relieve congestion. Intersections with the Western Bypass are therefore, limited. It will be a scenic bypass due to its elevation above the City, with easterly views over the proposed development to mountains and valleys beyond. Views to the west will be into the natural hillside of the MSCHP wildlife corridor and dedicated open space. A split -lane configuration with landscaped median enhances the parkway character of the Western Bypass. Coromell Trail connects to the off-site street grid at First Street on the east side of the site. Due to slope limitations, Coromell Trail circumnavigates Village C and intersects with Altair Vista at a roundabout near the school. The Western Bypass, the round -about between First Street and Coromell Trail, and the portion of Altair Vista between the Bypass and Coromell Trail are public streets. All other streets in the Altair site are private. Altair Vista is a north -south spine through Altair that links the Villages. It is the main circulation element serving the residents of Altair, but is not intended as a through -way. A number of traffic calming measures are implemented to slow traffic on Altair Vista, including narrow lanes, street parking on one side (which should alternate sides) and frequent stops. Potential traffic congestion due to the slowing of Altair Vista will be aleviated by the parallel Western Bypass with its faster speeds. The cross section of Altair Vista varies depending on its location and the character of each Village: sometimes more urban, sometimes a couplet framing a park. It is generally framed by a tree -lined parkway and wide sidewalks. With the exception of Streets A, B and C, all remaining automotive access will be provided as part of individual development projects. These will be predominantly alleys and private drives running perpendicular to Altair Vista. These should be very intimate, in contrast with the formality of Altair Vista, with enhanced paving in lieu of raised sidewalks and no minimum setbacks. The character of these passageways is reflective of a mews, where pedestrians, bicycles and cars share the roadway. SPECIFIC PLAN November 2017 4-19 CIRCULATION 4 4-20 4.2.1 Roundabouts and Couplets Roundabouts are used at Altair to slow and coordinate traffic without the idling, stacked automobiles that occur at signalized intersections. In some cases, such as the entrance from First Street and at the Community Center, roundabouts are installed at important locations in the project where drivers should be more aware of their surroundings. The centers of roundabouts are prime opportunities for special landscaping and public art, as discussed further in Section 9.9. Couplets are pairs of one-way streets that are separated by more than just a median. They facilitate safe crosswalks because the pedestrian only has to look one way and has a narrower street to cross. Couplets are used at Altair to frame the park at Village D. and are strongly encouraged around greens at Villages A and B. See FIGURE 4-25 and FIGURE 4-26 for an example of the Altair Vista couplet at Village D. November 2017 SPECIFIC PLAN tir 4 CIRCULATION 4.2.2 Internal Streets Alleys, motor courts and streets that are internal to lots at Altair are shared streets where pedestrians and cyclists have priority over automobiles and where speeds are limited to a walking pace. These are referred to as "mews" or "home zones" in Britain and as "woonerven" in the Netherlands. They have been shown to be safer than streets having separate sidewalks because drivers are forced to be more aware of pedestrians. They also become social spaces that are more intimate than parks but more interactive than a private yard, serving as a transition between public and private space. Mews feature enhanced paving across the entire surface, no curbs, landscaping and smaller pockets of parking that do not form a roadway edge or barrier. Drainage can occur through a central gutter or, preferably, through pervious pavement or to a landscaped area. See also the description for the Alley street type. A' 61 SPECIFIC PLAN November 2017 gyp.I,. CUI..ATIION 4.2.3 The Vehicular Circulation Plan FIGURE 4-12 notes the locations of the eleven different types of street sections and three roundabouts. Site specific conditions such as additional turn pocket lanes at intersections shall be determined by the traffic study and shall be designed per the Tentative Map. Specific roads (listed from widest to narrowest) shall be constructed as: The Western Bypass Corridor 1- Standard Section — 100' R.O.W. The Western Bypass Corridor 2 - Split Section — 100' R.O.W. C Street and B Street South - Local Street (Modified) — 60' R.O.W. Coromell Trail (Public) — Split Lanes, Separate Trail, with no Parking — 58' P.U.A.E. Altair Vista & A Street - Landscaped Parkways with Parking one side — 56' P.U.A.E. Altar Vista & A Street - Urban Parkways with Parking one side — 56' P.U.A.E. Altar Vista - One-way Street with Parking one side — 45' P.U.A.E. Altar Vista - Public — 70' to 83' R.O.W. Altair Vista Culvert / A Street Bridge — 48' R.O.W. B Street North — 46' to 50' P.U.A.E. Alley Private streets are shown with Public Utility and Access Easements (P.U.A.E.'s) to allow for utility infrastructure. The utilities will primarily be located under sidewalks, with utility boxes or vaults located in the parkway. See Figure 9.13. Above -grade utility boxes and devices shall be screened with landscaping (with required clearances) and irrigation control valves shall be located in parkways or residential setbacks (if HOA maintained). See Section 9.5 for utility placement and screening guidelines. November 2017 SPECIFIC PLAN A tir COROMELL TRAIL OLD TOWN 110 ALTAIR VISTA } WESTERN BYPASS C STREET FIRST STREET B STREET NORTH B STREET SOUTH 400 4 CIRCULATION ._EGEND: STREET SECTION - WESTE93IJ BYPASS CORRIDOR 1 (PUBLK,7 STREET SECTION - VESTERN BYPASS CORRIDOR 2 (PLOBLIg STREET SECTION - C STREET & B STREET S. (PUBLJC) STREET SECTION - COROMELL T.RAIL SPLIT (PRIVATE) • ■ • STREET SECTION - OOROMEi1 TRAIL (PRIVATE) STREET SECTION - ALTAIR VISTA &A S 1 Fitt 1, PLANTED PARKWAYS (PRIVATE) STREET SECTION - ALTPJR VISTA &A STREET, URBAN PAF (WAYS (PRIVATE) STREET SECTION - ALTAIR VISTA ONE WAY WITH PARIONG ONE SIDE (PRIVATE) STREET SECTION - ALTAIR VISTA (PUBLIC) STREET SECTION - ALTAIR VISTA CULVERT / A STREET BRIDGE Ii STREET SECTION - B STREET N. WITi-I CLASS I BIKE TRAIL I'I1WATE) = STREET SECTION - B STREET N. WITH SHARED BIKE LANE (PRPVATEI TRANSRIONAL AREA PER TENTATIVE MAP ROUNDABOUT -1 fik ROUNDABOUT - 2 RO JNDABOLIT - 3 RDUNUABOU T - 4 Figure 4-12 Vehicular Circulation Plan SPECIFIC PLAN November 2017 4-23 2' B' 1 PKWAY LANE LANE LANDSCAPED MEDIAN 38' O 7, 12' Western Bypass Corridor (Public) 12' 14' 12' 12' LANE LANE 100' R.O.W. 38' 6' 8' PKWAY CLASS 1 BIKEWAY Figure 4-13 Street Section - Western Bypass Corridor 1 ( Public, TTM lots D, N and portion of J ) The Western Bypass Corridor 1, FIGURE 4-13 (Section), running along the western perimeter of the developed portion of Altair. • 12 -foot travel lanes. • 7 -foot shoulder running in either direction. • 14 -foot landscaped median separates the different directional lanes of travel and is planted with native trees, shrubs, and ground cover. • 8 -foot wide class 1 bikeway runs alongside the Western Bypass separated by a parkway with similar planting to the median. • Trees for both the parkways and the median shall be clustered and spaced 15 feet to 100 feet apart with an average count of 40 foot on center. Trees shall be a minimum of 50% 15 gallon size, 45% 24" box, and 5% 36" box. 11' PKWAY 2% 12' i 12' 12' 22' I2' 12' 7 5' LANE 42 LANE LANDSCAPD M€DIAN LANE 42' LANE PKWA 100' 3' 2' 8' 3' I CLASS 1 ' BIKEWAY R.O.W. Figure 4-14 Street Section - Western Bypass Corridor 2 (Public, TTM lot L) 4-24 November 2017 SPECIFIC PLAN 4 CIRCULATION The Western Bypass Corridor The design intent is to create a very natural/SoCal native landscape character for this street type. Trees shall be clustered to provide a dynamic experience of openness and enclosure as well as to enhance scenic views. These areas shall use a combination of primarily SoCal native trees, shrubs, and groundcovers in natural organic patterns with limited non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 85% of the total planting area of this zone and non -natives a maximum of 15%. Low water use plants shall compose a minimum of 90% of the total planting area of this zone and medium water use plants a maximum of 10%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways or median. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. TREE SPACING PER GUIDELINES Figure 4-15 Street Axon - Western Bypass Corridor 2 ( Public) The Western Bypass Corridor 2, FIGURE 4-14 (Section) and FIGURE 4-15 (Axonometric), running along the western perimeter of the developed portion of Altair. Two 12 -foot travel lanes and a 7 -foot shoulder running in either direction. 22 -foot landscaped median separates the different directional lanes of travel and is planted with native trees, shrubs, and ground cover. 8 -foot wide class 1 bikeway runs alongside the Western Bypass lower in elevation and separated by a parkway with similar planting to the median. Trees for both the parkways and the median shall be clustered and spaced 15 feet to 100 feet apart with an average count of 40 foot on center. Trees shall be a minimum of 50% 15 gallon size, 45% 24" box, and 5% 36" box 117iiiyzASPECIFIC PLAN November 2017 4-25 C Street & B Street South C STREET --*^ B STREET 12' 3' S' 8' 6' 12' a2� 6' 5' WALK PARKING BIKE LANE LANE BIKE WALK 44' 60' R.Q.W. 02 Figure 4-16 Street Section - C Street (TTM lots D+E) & B Street South ( lots B,C+F) ( Public) C Street and B Street South - 60' ROW , FIGURE 4-16 (Section) and FIGURE 4-17 (Axonometric). Features: • Two 12 -foot travel lanes with 6 -foot wide bike lanes each side. • Parking along one side. • 5 -foot contiguous sidewalks along both sides. • 3 -foot landscaped parkways. • Decorative street lights will be located based on safety and comfort. • Dedicated bike lanes shall be provided. • Street trees shall be spaced at 24 feet on center. Trees shall be a minimum of 100% 24" box size. 4-26 November 2017 SPECIFIC PLAN 4 CIRCULATION NATIVE SLOPE ,-� SCORED CONCRL I E NATIVE SLOPE STREET LIGHT 24' O.C. `— DEDICATED BIKE LANE Figure 4-17 Street Axon - C Street & B Street South (Public) C Street and B Street South These areas shall use a combination of primarily SoCal natives with limited non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 85% of the total planting area of this zone and non -natives a maximum of 15%. Low water use plants shall compose a minimum of 90% of the total planting area of this zone and medium water use plants a maximum of 10%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. 4-27 SPECIFIC PLAN November 2017 CIRCULATION 4 Coromell Trail 24 10' P LANE y, LANE 24' 40' 6' PKWY PUBLIC UTILITY & ACCESS EASEMENT R. Figure 4-18 Street Section - Coromell Trail ( Private, TTM lot G ) s' TRAIL 12' BENCH VARIES 1 4' 6' 14' MIN. BIKE LANE LANE 58' PUBLIC UTILITY AND ACCESS EASEMENT R. Figure 4-19 Street Section - Coromell Trail - Split Lanes ( Private, TTM lot G ) Split Lanes (portion of street), Separate Trail with no Parking - 40' to 58' Easement, FIGURE 4-18 and FIGURE 4-19 (Sections), FIGURE 4-20 (Axonometric) Features: • Two 12 -foot travel lanes. • Split lane portion features 14 -foot travel lane and 6 -foot bike lane each side, separated by a landscaped median. • While there are no sidewalks along this street type, there will be a 5 foot wide hiking trail alongside higher in elevation. Rolled curbs are included for ease of emergency vehicle access. • Decorative street lights will be located based on safety and comfort. Native street trees and various shrubs, grasses, and ground covers will be planted in the median and along the sides of the road on the slopes. • Trees for both the parkways and the median shall be clustered and spaced 15 feet to 100 feet apart with an average count of 40 foot on center. Trees shall be a minimum of 50% 15 gallon size, 45% 24" box, and 5% 36" box. Trees shall be a minimum of 50% 15 gallon size, 45% 24" box, and 5% 36" box. • Dedicated bike lanes shall be provided when road width allows. November 2017 SPECIFIC PLAN 4 CIRCULATION STREE I LIGHT TREE SPACING PER GUIDELINES NATIVE SLOPE DEDICA I ED BIKE LANE Figure 4-20 Street Axon - Coromell Trail - Split Lanes ( Private ) Coromell Trail - Split Lanes, Separate Trail, no Parking The design intent is to create a very natural/ SoCal native landscape character for this street type. Trees shall be clustered to provide a dynamic experience of openness and enclosure as well as to enhance scenic views. These areas shall use a combination of primarily SoCal native trees, shrubs, and groundcovers in natural organic patterns with limited non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 85% of the total planting area of this zone and non -natives a maximum of 15%. Low water use plants shall compose a minimum of 90% of the total planting area of this zone and medium water use plants a maximum of 10%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. IiiiIMISPECIFIC PLAN November 2017 4-29 CIRCULATION 4 Altair Vista SETBACK VARIES SEE DEVELORNIENT STANDARDS. 7' 5' 12' 12' PKWA E LANE 16' 37' 56' 2% 8" 5 7' PARKING PKWAY 16' PUBLIC UTILITY & ACCESS EASEMENT SETBACK VARIES SEE DEVELOPMENT STANDARDS. Figure 4-21 Street Section - Altair Vista - Planted Parkways ( Private, TTM lot K ) Altair Vista — Landscaped Parkways with Parking one side , FIGURE 4-21 (Section) and FIGURE 4-2 2 (Axonometric) Features: • Two 12 -foot travel lanes with an 8 -foot parking lane on one side. Each side has a 5 -foot landscaped parkway and 7 -foot sidewalk. • On the parking side, there are breaks in the landscaped parkway with concrete pads allowing pedestrians to exit their parked vehicle. • Decorative street lights will be located based on safety and comfort. Shared bike lanes shall be indicated by "sharrows" painted in the travel lanes. Street trees shall be spaced 24 feet on center. • Street trees at every 24 feet provide shade. Trees shall be a minimum of 100% 24" box size. 4-30 November 2017 SPECIFIC PLAN k it FACE OF BUILDING 4 CIRCULATION PLANTED PARKWAY SCORED CONCRETE 24' O.C. STREET UGHT SHARED BIKE LANE Figure 4-22 Street Axon - Altair Vista - Planted Parkways Altair Vista - Landscaped Parkways with Parking one side It is intended that the urbanized Village streets use a combination of SoCal native and non-native trees, shrubs and groundcovers. Although the plant species will be the same or similar to the natural areas, this street type shall be designed in more defined patterns (such as blocks of matching plant material, interesting angles, or geometric patterns) rather than natural organic patterns. These areas shall use a combination ofSoCal native and non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. IIMIMISPECIFIC PLAN November 2017 4-31 CIRCULATION 4 SETBACK VARIES SEE DEVELOPMENT STANDARDS. .w u -u�] u LU LU ce 1— 111 7 5' 12' PKWA' LANE URBAN 16' 2% 8' 5' 7' LANE PARKING PKWAY 16' ,URBAN 32' 56' PUBUC UTILITY & ACCESS EASEMENT SETBACK VARIES SEE DEVELOPMENT STANDARDS. Figure 4-23 Street Section - Altair Vista (TTM lot F) & A Street ( lot 1) - Urban Parkways ( Private ) Altair Vista & A Street Altair Vista and A Street - Urban Parkways with Parking one side, FIGURE 4-23 (Section) and FIGURE 4-24 (Axonometric) Features: • Two 12 -foot travel lanes with an 8 foot parking lane on one side. Each side has a 5 -foot decorative hardscaped parkway and 7 -foot sidewalk. This streetscape is found in the main Village nodes and high pedestrian use areas. • The hardscape parkway provides a larger walkable area for pedestrians and a zone for benches, potted plants, and decorative paving such as brick, granite cobbles, or concrete unit pavers. • Decorative street lights will be located based on safety and comfort. Shared bike lanes shall be indicated by "sharrows" painted in the travel lanes. • Street trees at every 24 feet provide shade and may be in planting beds or with tree grates. Trees shall be a minimum of 100% 24" box size. November 2017 SPECIFIC PLAN FACE OF BUILDING 4 CIRCULATION SPECIAL PAVING /—SCORED CONCRETE -� STREEE 1 LIGHT 56 ! TREE PLANTER WITH PLANTING QR TREE GRATE SHARED BIKE LANE Figure 4-24 Street Axon - Altair Vista & A Street - Urban Parkways Altair Vista and A Street - Urban Parkways with Parking one side It is intended that the urbanized Village streets use a combination of SoCal native and non-native trees, shrubs and groundcovers. Although the plant species will be the same or similar to the natural areas, this street type shall be designed in more defined patterns (such as blocks of matching plant material, interesting angles, or geometric patterns) rather than natural organic patterns. These areas shall use a combination of SoCal native and non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. HOIMISPECIFIC PLAN November 2017 4-33 CIRCULATION 4 — Altair Vista - One Way SETBACK VARIES 7 5' f SEE DEVELOPMENT WALK PKWY STANDARDS. URBAN 45' PUBLIC UTILITY & ACCESS EASEMENT 1. Figure 4-25 Street Section - Altair Vista One Way ( Private, TTM lot K ) Altair Vista - One -Way Street with Parking one side, FIGURE 4-25 (Section) and FIGURE 4-26 (Axonometric) Features: • 20 -foot travel lane with an 8 -foot parking lane on the developed side. The developed side also has a 5 -foot hardscaped parkway and 7 -foot sidewalk. This streetscape type is found around the Village "A", "B" and "D" parks with a 5 -foot landscaped parkway around the park side. • The hardscape parkway provides a larger walkable area for pedestrians and a zone for benches, potted plants, and decorative paving such as brick, granite cobbles, or concrete unit pavers. • Decorative street lights will be located based on safety and comfort. Shared bike lanes shall be indicated by "sharrows" painted in the travel lanes. • Street trees at every 24 feet provide shade and may be in planting beds or with tree grates. Trees shall be a minimum of 100% 24" box size. 4-34 November 2017 SPECIFIC PLAN tir FACE OF BUILDING 4 CIRCULATION SCORED CONCR% I E TREE PLANTER WITH PLANTING OR GRATE /—BENC °PLANTS 24' O.C. Figure 4-26 Street Axon - Altair Vista One Way Street with Parking One Side Altair Vista - One-way Street with Parking one side It is intended that the urbanized Village streets use a combination of SoCal native and non-native trees, shrubs and groundcovers. Although the plant species will be the same or similar to the natural areas, this street type shall be designed in more defined patterns (such as blocks of matching plant material, interesting angles, or geometric patterns) rather than natural organic patterns. These areas shall use a combination of SoCal native and non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. IiiiIMPECIFIC PLAN November 2017 4-35 CIRCULATION 4 Altair Vista (Public) R.O.W. Figure 4-27 Street Section - Altair Vista ( Public, TTM lots C and E ) Altair Vista (Public) - Split Lanes with no Parking, FIGURE 4-27 (Section) and FIGURE 4-28 (Axonometric) Features: • Split lane design with 14-27 foot (varies) travel lane and 6 -foot wide bike lane each side, separated by a landscaped median. • This streetscape type is found northeast of the proposed school site, between Coromell Trail and the Western Bypass and will be the main route to the school. • The southwest (school) side features a contiguous 6 -foot sidewalk with a landscaped parkway against the right-of-way line. • The opposite side features a 5 -foot landscaped parkway between the curb and a 6 -foot sidewalk. • Street trees at every 24 feet provide shade. Trees shall be a minimum of 100% 24" box size. • Decorative street lights will be located based on safety and comfort. • Dedicated bike lanes shall be provided. 4-36 November 2017 SPECIFIC PLAN tir 4 CIRCULATION STREET LIGHT SCORED CONCRE I E TREE SPACING PER GUIDELINES 70'-83' --, DEDICATED BIKE LANE Figure 4-28 Street Axon - Altair Vista ( Public) Altair Vista (Public) It is intended that the urbanized Village streets use a combination of SoCal native and non-native trees, shrubs and groundcovers. Although the plant species will be the same or similar to the natural areas, this street type shall be designed in more defined patterns (such as blocks of matching plant material, interesting angles, or geometric patterns) rather than natural organic patterns. These areas shall use a combination of SoCal native and non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways or median. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. 4-37 SPECIFIC PLAN November 2017 CIRCULATION 4 Altair Vista Culverts & A Street Bridge 7 WALK LANE24 LANE 48 PUBLIC UTILITY & ACCESS EASEMENT �. Figure 4-29 Street Section - Altair Vista Culverts & A Street Bridge ( Private ) Altair Vista & A Street (Bridge/ Culvert Locations), FIGURE 4-29 (Section) and FIGURE 4-30 (Axonometric) Features: • Two 12 -foot travel lanes and 7 -foot sidewalks with 5 feet of bridge treatment. Since this type of streetscape is found at the bridges (or faux bridges) there is no parking and no landscaped parkway. • Decorative street lights will be located based on safety and comfort. Shared bike lanes shall be indicated by "sharrows" painted in the travel lanes. • Shared bike lanes shall be indicated by "sharrows" painted in the travel lanes. November 2017 SPECIFIC PLAN1 4 CIRCULATION Figure 4-30 Street Axon - Altair Vista Culvert and A Street Bridge Contiguous Sidewalks with no Parking These areas do not have landscaping since they are bridges or faux bridges (culverts.) 4-39 SPECIFIC PLAN November 2017 CIRCULATION 4 B Street North 12' 12' 5' LANE 24' LANE f'KWA 7, Y > 46' SIDEWALK PUBLIC UTILITY & ACCESS EASEMENT R. ,a Figure 4-31 Street Section - B Street North ( Private, portion of TTM lot L ) R. gg 24' LANE BAY 50' PUBLIC UTILTTY & ACCESS EASEMENT EXISTING GRADE PER TRACT 36568 Figure 4-32 Street Section - B Street North with Class 1 Bikeway ( Private, TTM lots L and M ) B Street North (Private) Landscaped Parkways with no Parking, FIGURE 4-31 (Section), FIGURE 4-32 (Section),and FIGURE 4-33 (Axonometric), features: • Two 12 -foot travel lanes and no parking. The side adjacent the retaining wall features a 10 -foot heavily planted parkway to screen the wall. The other side has a 5 -foot landscaped parkway and either an 8 -foot class !bikeway or key walkway, depending on the portion of the street. • This streetscape is found at the south entry to the community off the Western Bypass road. • Decorative street lights will be located based on safety and comfort. • Shared bike lanes shall be indicated by "sharrows" painted in the travel lanes. • Street trees shall be spaced 15 feet to 100 feet apart with an average count of 40 feet on center. Trees shall be a minimum of 50% 15 gallon size, 45% 24" box, and 5% 36" box. 4-40 November 2017 SPECIFIC PLANGI/ 4 CIRCULATION SCORED CONCRETE ,TREE SPACING PER GUIDELINES "—SHARED BIKE LANE Figure 4-33 Street Axon - B Street North ( Private ) B Street North (Private) - Landscaped Parkways with no Parking The design intent is to create a very natural/ SoCal native landscape character for this street type. Trees shall be clustered to provide a dynamic experience of openness and enclosure as well as to enhance scenic views. These areas shall use a combination of primarily SoCal native trees, shrubs, and groundcovers in natural organic patterns with limited non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 85% of the total planting area of this zone and non -natives a maximum of 15%. Low water use plants shall compose a minimum of 90% of the total planting area of this zone and medium water use plants a maximum of 10%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) There is a considerable grade change to the west of this street section. See Section 9.7 for standards for slopes and retaining walls, including allowances for stepped walls or taller segmental walls where necessary at steep slopes. — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. illMSPECIFIC PLAN November 2017 4-41 SETBACK VARIES SEE DEVELOPMENT STANDARDS. 24' AIIey Street Type SETBACK VARIES SEE DEVELOPMENT STANDARDS. Figure 4-34 Street Section - AIIey ( Private ) Alley Street Type FIGURE 4-34 (Section) This street type is found in interior developments only and is not part of the primary circulation plan. Features: • One 24 -foot drive aisle • No minimum set back; dimension from alley to face of building varies • No sidewalks are required. Drive aisle is also the pedestrian route. • Provide landscaping on one or both sides. Landscaping depth and location should vary traffic and creates a more intimate path. • Avoid dead-end alleys. Where a dead-end is necessary, provide adequate turn -around path through to connect with other paths. • Where appropriate, alleys should be widened to allow parking. 4-42 November 2017 so that drive aisle meanders. This slows for a fire truck and continue pedestrian SPECIFIC PLAN A tir Figure 4-35 Typical Alley at Cottages at Harveston in Temecula Alley Street Type - 24' Width -SEE VILLAGE SECTION AND VILLAGE PLANT LISTS. SPECIFIC PLAN November 2017 4-43 1 I Afir 5 GRADING PLAN 5.1 Grading Plan Description GRADING PLAN N�f"Ail' The Grading Plan for the Altair Specific Plan is tailored to the existing topography of the project site. It is intended that the proposed grading plan be sensitive to and reflect natural landforms where possible. Site planning is carefully integrated with these landforms, so that the individual villages are distinguished and separated by topographical features as shown in Figure 5-1 Grading Plan. An earthwork quantity take -off conducted by the project engineer anticipates that the project site grading will approximately balance and will require minimal soil export. During the development of the project, the Master Developer may need to stockpile dirt on the Civic Site for an interim period. This would require a stockpile permit from the City. The Conceptual Grading Plan (Exhibit A for TTM No. 36959-1, 36959-2, 36959-3 and 36959) also accommodates a street system that meets the City of Temecula standards for acceptable grades. The associated Water Quality Management Plan, described in Section 6.1, establishes a basis for appropriate treatment of drainage requirements. The grading concept implements techniques to ensure that the overall shape, height, and grade of any cut or fill slope is designed to simulate the natural terrain and blend as much as possible with the adjacent natural open space. The plan proposes that graded slopes be revegetated and that drainage devices and erosion control facilities be constructed in accordance with project design objectives as well as City standards. Interim erosion control measures shall be provided during construction phases to address water quality regulations. Grading west of the Western Bypass Corridor shall not exceed a maximum slope ratio of 1.5:1. This will reduce amount of grading in the hillside areas. 5.2 Grading Plan Standards 1. All grading activities shall be in substantial conformance with the overall Grading Plan and shall implement any grading related mitigation measures outlined in the Preliminary Geotechnical Studies as contained in the Technical Appendices of the Environmental Impact Report (EIR). 2. Prior to any grading permits a soils report and geotechnical study shall be prepared to further analyze onsite soil conditions and slope stability. An erosion control plan and Water Quality Management Plan (WQMP) shall be prepared and approved. These documents shall include appropriate measures to control erosion and dust. 3. For erosion control purposes, slopes exceeding ten (10') feet in vertical height shall be hydro -mulched, prior to final acceptance and prior to the beginning of the rainy season (October - March). SPECIFIC PLAN November 2017 5-1 GRADING PLAN 5 4. All on-site grading shall be performed to the City of Temecula standards. 5. Graded slopes shall be oriented to minimize visual impacts (i.e., inclusion of complimentary slope plants) to surrounding areas, specifically areas adjacent to proposed structures. 6. Grading work shall be balanced on-site wherever possible. 7. Graded but undeveloped land shall be maintained weed free and planted with interim landscaping, such as hydro -seed, within ninety (90) days of completion of grading, unless building permits are obtained. 8. Unless otherwise approved by the City of Temecula, all cut and fill slopes shall be constructed at inclinations of no steeper than two (2) horizontal feet to one (1) vertical foot. The Grading Plan shall reflect a contouring and landscaping program for the purpose of controlling slope erosion. 9. Slopes in hillside areas shall not exceed a maximum ratio of 1.5:1. This ratio will reduce the amount of grading west of the Western Bypass Corridor, thus reducing potential impacts. All other slopes shall not be steeper than 2:1 unless approved by the Public Works Department and considered safe in a slope stability report prepared by a soils engineer or an engineering geologist. The slope stability report shall also contain recommendations for landscaping and erosion control. 10. Prior to commencing any grading activities, including clearing and grubbing, a grading permit shall be obtained from the City of Temecula. 11. A qualified archaeologist shall be consulted to ascertain the significance of any historic or prehistoric remains. 12. Soil stabilizers shall be used to control dust as required by SCAQMD Rule 403. 13. All grading activities shall comply with the mitigation measures as outlined in the Altair Final Environmental Impact Report. 14. Recycled water shall be utilized for all grading activities. November 2017 SPECIFIC PLAN hr N O Figure 5-1 Project Grading Diagram SPECIFIC PLAN November 2017 5 GRADING PLAN 5 -3 GRADING PLAN 5 TR 36959-1 LOT 2 PAD GRADED BERM 8' TERACE DRAIN TRACT BOUNDARY 2 —I1 VARIES 2 9/W 1 2% 2% WESTERN BYPASS CORRIDOR TR 36959-1 LOT "B" Q/-12" WATER 8" RECYCLED WATER a 2% R/W TR 36959-2 LOT 25 TR 36959-3 LOT 20 R TR 36959-2 LOT 18 -� JOPEN SPACE ITR 36959-3 LOT 12 (CONSERVATION) OPEN SPACE ---\ I DAYLIGHT 6' INTERCEPTOR i DRAIN J 1.5 —111.5 I I EXISTING GRADE 6' TERRACE DRAIN (MAX. 30' VERTICAL OFFSET) 12' TERRACE DRAIN TR 36959-3 LOT 10 PAD GRADED SWALE RETAINING WALL (HEIGHT PER SEPARATE EXHIBIT) .5 RAH 1 18" 5D ` EXISTING xj 2' GRADE 100' VARIES R.O.W. SECTION A -A NTS WESTERN BYPASS CORRIDOR TR 36959-2 LOT "A" TR 36959-3 LOT "A" 2% 36" SD J 31' 1 / 5./ 12' 1,5 39' 2% 31' 45 100' R.O.W. SECTION K -K NTS TR 36959-3 R LOT "C" R �1 II "B" STREET NORTH 'r X PRIVATE ACCESS & MAY EASEMENT 1 y 2% �� 2% 10 6" WATER 24' 46' 5r PKWY 6' SWALE 0 ,1' EX. 18° SFM EX. 20° SFM TR 36959-1 LOT 5 PAD GRADED BERM TR 36959-2 LOT 24 TR 36959-3 LOT 19 RVARIES t. GUARD RAIL PER TR 36959-2 LOT 1 CALTRANS STD'S ; TR 36959-2 LOT 12 TR 38959-3 LOT 10 16' PUBUC j, ACCESS 2% 2 I EASEMENT 5'23- 2 VARIES ,1 / 6' /3'/ PAD BIKEWAY 6" RECYCLED WATER TR 36959-3 LOT 13 OPEN SPACE 40' ACCESS & UTILITY I( EASEMENT I. SECTION S -S NTS 1' 1,1 10' 1, I EXIST. 30' EMWB SEWER EASEMENT TRACT BOUNDARY TRACT 36568 EX. GROUND 12' DG TRAIL Figure 5-2 Project Grading Sections November 2017 SPECIFIC PLAN k it BRIDGE SUPPORT SECTION A -A BRIDGE SUPPORT 5 GRADING PLAN EXHIBIT E - TRACT 36959 ALTAIR RETAINING WALL LEGEND Figure 5-3 Retaining Wall Diagram lI/IISILISPECIFIC PLAN November 2017 OCTOBER 2016 1 I INFRASTRUCTURE & UTILITIES N�f"Ail' INFRASTRUCTURE AND UTILITIES The Altair Specific Plan project site is currently undeveloped land with only a few of the required public utilities located onsite. Proposed development within Altair will provide the necessary connections, extensions, and upgrades as required to serve Altair. As part of the Altair Specific Plan, associated public utility plans have been developed to identify these anticipated facilities. This section reviews the availability of public facilities to serve the Altair Specific Plan as well as the project demands based upon the type and intensity of land uses proposed. The information included in the following infrastructure and utility facilities plan sections is preliminary. The final location and size of all public facilities will be based upon final improvement plans prepared under the direction of a Registered Civil Engineer and based upon the review and approval of the agency with jurisdiction. 6.1 DRAINAGE 6.1.1 Project Description The project site is situated at the base of the Santa Rosa foothills on the westerly side of Temecula Valley. Under pre -project conditions, runoff from these foothills and the project site flows easterly across the project site and directly or indirectly into Murrieta Creek. The project will maintain storm runoff into Murrieta creek. The project proposes storm drainage system to collect and transport the 100 -year on- and off-site storm flows through the site as required by the City of Temecula. Murrieta Creek is a regional drainage facility and under the jurisdiction of Riverside County Flood Control & Water Conservation District (RCFC & WCD). The proposed drainage systems will include separate storm drain facilities (streets, curb and gutter, drainage ditches, drainage swales, inlets, catch basins, and pipe) to convey on-site and off-site (open space) runoff through the project to Murrieta Creek. This dual system will avoid commingling of runoff from the developed (on-site runoff) and non-developed (off-site runoff) areas of the project. The off-site runoff drainage system will collect and carry storm flows from the natural open space hillsides immediately west of the project, through the project site along the proposed Western Bypass, and into Murrieta Creek at two locations. The first location is near the northerly end of the project and the second location is near the southerly end of the project. The storm drain facilities used to convey the off-site runoff consists of catch basins, ditches, and storm drain pipes. Afir SPECIFIC PLAN November 2017 6-1 INFRASTRUCTURE & UTILITIES 6 6-2 The on-site runoff drainage system will collect and treat surface runoff from the proposed development, before exiting the site. The treatment control best management practices (BMP) include desiltation basins and bioretention basins. Desiltation basins will collect and store sediment from several of the mass -graded pads. Biorention basins will treat storm water from the majority of the remaining graded areas as well as the proposed streets. In addition, the project includes some proposed perimeter slopes along its easterly boundary. The slopes will be landscaped and the runoff will flow directly off-site to existing drainage facilities. The runoff from these slopes is self -treating and does need to be directed to a BMP. The project runoff will discharge into Murrieta Creek at several locations along the easterly boundary. Some locations are at existing storm drain outfalls. In this situation, the proposed drainage system will connect to an existing system prior to reaching the creek. Other locations are new outfall locations into the creek. Each storm drain will be sized to convey its tributary 100 -year flow. 6.1.2 WQMP/NPDES The onsite drainage plan utilizes the project's streets, open channels, ditches and underground storm drains to convey storm water flows. To adequately control storm water quality, both point and non -point sources of urban pollutants must be identified and controlled. As required by the Regional Water Quality Control Board (RWQCB), the runoff from the proposed developed surfaces will be treated for water quality purposes. This treatment train will incorporate a variety of desiltation basins and bioretention facilities to reduce any potential water quality impacts on Murrieta Creek and the Santa Margarita River Watershed. See Figures 6-1 and 6-2. A Preliminary Water Quality Management Plan has been prepared that identifies the Best Management Practices (BMPs) for storm water treatment facilities, source control and site design. The Preliminary WQMP addresses the project specific constraints of the site and proposed treatment and filtration of storm water runoff. The project will also be required to comply with the NPDES General Construction Activity Storm Water Permit. This permit will be required prior to receipt of a grading permit from the City of Temecula and requires the submission of a Storm Water Pollution Prevention Plan (SWPPP) which will also identify proposed BMPs. The proposed onsite drainage and water quality system facilities located on privately held land will be privately owned and maintained by the proposed Home Owners Association (HOA), while portions of the system within a public R.O.W. will be maintained by the City of Temecula. All storm water and associated water quality facilities will be designed to comply with the City of Temecula and, where applicable, the Riverside County Flood Control and Water Conservation District requirements. November 2017 SPECIFIC PLAN hr Figure 6-1 Typical Drainage Draw Plan Figure 6-2 Typical Drainage Draw Section =11SPECIFIC PLAN November 2017 6 INFRASTRUCTURE 1 & UTILITIES INFRASTRUCTURE & UTILITIES 6 EXHIBIT F - TRACT 36959 ALTAIR CONCEPTUAL STORM DRAIN PLAN LEGEND: MAO 2017 EXISTING STORM DRAIN LINE PROPOSED STORM DRAIN LINE PROPOSED CONCRETE CHANNEL Figure 6-3 Storm Drainage Plan November 2017 SPECIFIC PLAN k it 6.1.3 Drainage Plan Standards 6 INFRASTRUCTURE & UTILITIES Drainage and flood control facilities and improvements shall be designed and constructed in accordance with the City of Temecula and, where applicable, Riverside County Flood Control and Water Conservation District requirements. 1. Major backbone drainage/flood control facilities shall be accepted and maintained by the Riverside County Flood Control and Water Conservation District. Local drainage devices, including inlets/catch basins and storm drains to be constructed within street rights-of- way will be maintained by the City of Temecula. Only those drainage easements serving inlets/outlets to facilities to be maintained by the City will be accepted by the City. Onsite easements will not be accepted for maintenance by the City. 2. All drainage facilities shall be designed to provide 100 -year protection. The 10 -year storm flow should be contained within the curb and the 100 -year storm flow should be contained within the street R.O.W. When either of these criteria is exceeded, additional drainage facilities will be installed. 3. Erosion control and Storm Water Pollution Prevention Plans (SWPPP) incorporating Best Management Practices (BMP) shall be prepared and implemented for the project grading and construction phases in accordance with the City of Temecula and San Diego Regional Water Quality Control Board and National Pollutant Discharge Elimination Systems (NPDES). All projects proposing construction activities including: clearing, grading, or excavation which results in the disturbance of at least five acres of total land area, or activities which are part of a larger common plan of development of five acres or greater, shall obtain the appropriate NPDES construction permit and pay the appropriate fees. All development within the Specific Plan boundaries shall be subject to future requirements adopted by the County of Riverside and the City of Temecula to implement the NPDES program. 4. A Preliminary Water Quality Management Plan (WQMP) shall be prepared under the Clean Water Act and the City of Temecula's Storm Water and Urban Runoff Management and Discharge Control Ordinance (Temecula Municipal Code Title 8.28). 5. The EIR mitigation measures, standard Conditions of Approval, and Project Design Guidelines shall be followed. 6-5 SPECIFIC PLAN November 2017 INFRASTRUCTURE & UTILITIES 6 6' CONC. CHANNEL 2p 25 6' CONC.vass_ �CHA EL tie i 30' irlizs— rI — i- 25 36 NORTH PHASE TR 36959-7 EX. 48" CENTRAL PHASE TR 36959-2 Figure 6-4 Enlarged Storm Drainage Plans by Phase November 2017 SPECIFIC PLAN tir 1a 6 INFRASTRUCTURE & UTILITIES 24" 6 CONC. HANNEL 8 21 14 s 36 •7109,vogiON _ � CHANNE JOIN BSI Kms— EX. 24' 11 EX. 24"` c/ EX. 24„.",,„ EX. 24" 24" 8" 6 EX. 6' CONC. CHANNEL EX. 36" EX. 24" EX. 36" 6' CONC. LEX 36" CHANNEL SEX. 42" EX. 6' CONC. CHANNEL 48" PUJ L STREET X. 2-24" CIVIC PHASE TR 36959 9 9 C STREET 24" SOUTH PHASE TR 36959-3 VZ 20 8 18" G Isw 04 36 8" 10 LEGEND: EXISTING STORM DRAIN LINE PROPOSED STORM DRAIN LINE PROPOSED CONCRETE CHANNI 6-7 SPECIFIC PLAN November 2017 INFRASTRUCTURE & UTILITIES 6 6-8 6.2 WATER 6.2.1 Water Description Domestic Water & Fire Service The proposed domestic water system is diagrammed in Figures 6-5 and 6-6. The Altair Specific Plan is located within the service area of the Rancho California Water District (RCWD). The project is located within the District's Rancho division and more specifically the 1305 Pressure Zone. The District's main source of domestic water is from the Metropolitan Water District's two existing San Diego Aqueduct pipelines Numbers 4 and 5. These pipelines traverse the southern end of the project site between the proposed Civic Site and Village G. The project's domestic water service can be broken down in three systems as follows: Backbone, Onsite (to be constructed by the subsequent merchant builders) and Offsite. Backbone The backbone public systems will be broken down into four Tracts as follows: Tract 36959-1 is located at the most northerly portion of the project and will connect to the existing 12 -inch main in Ridge Park Drive at the intersection of the proposed Western Bypass public ROW and Ridge Park Drive public ROW. A 12 -inch main will be brought on site within the Western Bypass public ROW to the intersection with Altair Vista public ROW and continuing in Altair Vista to the southerly Tract 36959-1 boundary. This portion of the proposed backbone system will provide domestic and fire service to Villages A and B. Tract 36959-2 is located in the north central portion of the project and will connect to the existing 24 -inch main in Pujol Street at First Street. A 12 -inch main will be brought on site in First Street ROW to the Coromell Trail public access and utility easement which shall loop through Coromell Trail public access and utility easement, A Street public access and utility easement and Altair Vista public access and utility easement and eventually terminate at the northerly Tract 36959-2 boundary. This portion of the proposed backbone system will provide domestic and fire service to Villages C North and South as well as the School Site and Park Site. Tract 36959-3 is located in the south central portion of the project and will connect to the existing 24 -inch transmission main in the Pujol Street ROW at the most southerly portion of Tract 36959- 3. A 12 -inch main will extend northwesterly in the proposed Western Bypass ROW to the park area (Open Space Lot 17 in said Tract) between Villages E and F. At this location the 12 -inch main will traverse the project northerly within the Altair Vista public access and utility easement to the northerly potion of said Tract 36959-3 and terminate. This portion of the proposed backbone system will provide domestic and fire service to Villages 'E', 'F' and 'D'. November 2017 SPECIFIC PLAN tir 6 INFRASTRUCTURE & UTILITIES EXHIBIT D - TRACT 36959 ALTAIR CONCEPTUAL WATER PLAN MAO 2017 EXISTING DOMESTIC WATERLINE EXISTING RECYCLED WATER LINE PROPOSED DOMESTIC WATER LINE PROPOSED RECYCLED WATERLINE PROPOSED FIRE HYDRANT Figure 6-5 Domestic Water Plan SPECIFIC PLAN November 2017 INFRASTRUCTURE & UTILITIES 6 — Tract 36959 is located at the most southerly end of the Altair Specific Plan and will connect to the existing 30 -inch transmission main within the proposed public ROW of 'C' Street and 'B' Street South in separate locations. This portion of the proposed backbone system will provide domestic and fire service to Village 'G' and the Civic Site. Offsite Offsite water main improvements would be limited to the following: For Tract 36959-1 an offsite connection is required within the existing Ridge Park Drive public ROW where the proposed Western Bypass public ROW intersects with Ridge Park Drive. This will be a 12 -inch connection to the existing 12 -inch domestic water line at that location. This offsite connection will provide domestic and fire service to Villages 'A' and 'B'. For Tract 36959-2 an offsite connection is required at the intersection of existing Pujol Street public ROW and First Street Public ROW. This will be a 12 -inch connection to the existing 12 - inch domestic water line at that location. A 12 -inch line will then extend up within the existing First Street public ROW to the proposed Coromell Trail public ROW. This offsite connection will provide domestic and fire service to Villages 'C' North and South as well as the School site and Park Site. For Tract 36959-3 an offsite connection is required at the intersection of existing Pujol Street public ROW and the proposed Western Bypass public ROW. This will be a 12 -inch connection to the existing 12 -inch domestic water line at that location. This offsite connection will provide domestic and fire service to Villages 'E', 'F' and 'D'. For Tract 36959 two offsite connections will be required and will connect to the existing 30 -inch transmission main within the proposed 'C' Street and 'B' Street public ROW in separate locations. This offsite connection will provide domestic and fire service to Village 'G' and the Civic Site. Onsite Onsite water systems serving the various villages would be constructed by subsequent merchant builders and may become private systems. Final sizes, and systems will be determined at final engineering. November 2017 SPECIFIC PLAN tir ulifiiI"iil 6 INFRASTRUCTURE & UTILITIES e � Ir EX 24" RW EX 36" W A ,...4,„, NORTH PHASE TR 36959-1 EX 36" W PUJOL STREET II I L E LLE EX EX. 69" . 2 nuu.,uu�/ ." W \ D S.D. _ \ \ 1 AGUE U :RIDGE PLAN' I .6-04) PER (PW OLD TOWN FRONT STREET X 24"W 0 SOUTH PHASE TR 36959-3 Figure 6-6 Enlarged Domestic Water Plans by Phase SPECIFIC PLAN November 2017 INFRASTRUCTURE & UTILITIES 6 PUJOL STREET CENTRAL PHASE TR 36959-2 CIVIC PHASE TR 36959 EX 97° MWd S.D. AQUEDUCT / EX. 89° MWD S.D. AQUEDUCT / \\\. / ry.a\. \\\ 2 / \ \ 8" RW E\\ s /- a.. 42°W EX. 30° W EXISTING DOMESTIC WATER LINE/ / ` V NI / %i �M r0_ /.°232/ \ �a EX. 36 6I S�R� LEGEND: 1 - EXISTING DOMESTIC WATER LINE EXISTING RECYCLED WATER LINE PROPOSED DOMESTIC WATER LINE PROPOSED RECYCLED WATER LINE PROPOSED FIRE HYDRANT 12" W ��„ . y2° RW EX 42 = — 8" RW EX. 30° W / EX. 36° W EX 42°W \O EXHIBIT D-2 ALTAIR CONCEPTUAL WATER PLAN MAY 2017 Figure 6- 6 ( continued) Enlarged Domestic Water Plans by Phase November 2017 ,PECIFIC PLAN A tir 6 INFRASTRUCTURE & UTILITIES Reclaimed Water The proposed reclaimed water system is diagrammed in Figures 6-5 and 6-6. Reclaimed water is provided by the Rancho California Water District (RCWD). The district maintains existing 24 -inch reclaimed water lines within the District's 1381 Pressure Zone. These existing lines are located in a looped system from the in Vincent Moraga/Felix Valdez intersection and extending southerly to the existing 24 -inch reclaimed main in Pujol Street at the intersection with First Street. At the southerly end of the project, the City's approved Western Bypass bridge plans propose to bring two 12 -inch reclaimed water mains westerly across Murrieta Creek from the existing 20 -inch reclaimed water main in Old Town Front Street. This westerly extension within the proposed bridge from Old Town Front Street to the intersection of the Western Bypass and B Street North will provide a secondary connection point to the RCWD's reclaimed water system and meet the project's irrigation demands. The projects reclaimed water service will have a looped system that will be connected to the existing system described above and can be broken down into two systems as follows: Backbone and Offsite. Backbone The backbone public systems will be broken down into the four Tracts as follows: Tract 36959-1 is located at the most northerly portion of the project and will connect to the existing 24 -inch reclaimed water main at the intersection of the Vincent Moraga and Felix Valdez public ROW. An 8 -inch reclaimed water main will be brought on site within the existing Vincent Moraga public ROW and continue within the proposed Western Bypass public ROW to the southerly Tract 36959-1 boundary. This portion of the proposed backbone system will provide reclaimed water service to Villages 'A' and 'B'. Tract 36959-2 is located in the north central portion of the project and will connect to the proposed 8 -inch reclaimed water main located at the southerly end of Tract 36959-1 within the proposed Western Bypass public ROW with a proposed 8 -inch reclaimed water main. The proposed 8 -inch reclaimed water main will continue within the proposed Western Bypass public ROW to the southerly end on Tract 36959-2. An additional proposed 8 -inch reclaimed water main will connect to the proposed 8 -inch reclaimed water main within the Western Bypass public ROW adjacent to the Recreation Center and traverse easterly through the Recreation Center and Park Site to the easterly boundary of Tract 36959-2 and continue offsite to connect with the existing 24 -inch reclaimed water main located in Pujol Street at the intersection of First Street. This portion of the proposed backbone system will provide reclaimed water to Villages 'C' North and South as well as the School Site and Park Site. 6-13 SPECIFIC PLAN November 2017 INFRASTRUCTURE & UTILITIES 6 — Tract 36959-3 is located in the south central portion of the project and will connect to the proposed 8 -inch reclaimed water main located at the southerly end of Tract 36959-2 within the proposed Western Bypass public ROW with a proposed 8 -inch reclaimed water main. The proposed 8 -inch reclaimed water main will continue within the proposed Western Bypass public ROW to the southerly end on Tract 36959-3. An additional proposed 8 -inch main will connect to the proposed 8 -inch main within the Western Bypass public ROW adjacent to Village 'E and 'F' and run easterly through to a terminus at Altair Vista a Private Street. This portion of the proposed backbone system will provide reclaimed water to Villages 'E', 'F' and 'D'. Tract 36959 is located at the most southerly end of the Altair Specific Plan and will connect to the proposed 8 -inch reclaimed water main located at the southerly end of Tract 36959-3 within the proposed Western Bypass public ROW with a proposed 8 -inch reclaimed water main. The proposed 8 -inch reclaimed water main will continue within the proposed Western Bypass public ROW and extend offsite to connect with one of the two proposed 12 -inch reclaimed water mains shown on the approved Western Bypass bridge plans. A proposed 10 -inch reclaimed water main will be provided via a connection with the second proposed 12 -inch reclaimed water main shown on the approved Western Bypass bridge plans and extend westerly within the proposed Western Bypass public ROW to the intersection with proposed 'B' Street public ROW and then extend southerly within the proposed Western Bypass public ROW to the Civic Site. A proposed 8 -inch reclaimed water main will then connect to the proposed 10 -inch reclaimed water main at the intersection of proposed 'B' Street and proposed 'C' Street both public ROW. The proposed 8 -inch reclaimed water main with then extend westerly through the proposed 'C' Street public ROW and transition to a 6 -inch reclaimed water main within the proposed 'C' Street public ROW and terminate adjacent to Village 'G'. This portion of the proposed backbone system will provide reclaimed water to Villages 'G' and the Civic Site and also close the reclaimed water loop system within the proposed Western Bypass public ROW. Offsite Offsite reclaimed water main improvements would be limited to the following: For Tract 36959-1 an offsite connection is required to connect to the existing 24 -inch reclaimed water main at the intersection of the Vincent Moraga and Felix Valdez public ROW. An offsite 8 -inch reclaimed water main will be brought on site within the existing Vincent Moraga public ROW and continue within the proposed Western Bypass public ROW to the northerly Tract 36959-1 boundary. This offsite connection will provide domestic and fire service to Villages 'A' and 'B'. November 2017 SPECIFIC PLAN tir 6 INFRASTRUCTURE & UTILITIES For Tract 36959-2 an offsite connection is required to connect to the existing 24 -inch reclaimed water main located in Pujol Street at the intersection of First Street. An offsite 8 -inch reclaimed water main will be brought on site within the existing First Street public ROW to the easterly boundary of the Altair Vista Specific Plan. This offsite connection will provide reclaimed water to Villages 'C' North and South as well as the School Site and Park Site. For Tract 36959-3 no offsite connections are required. For Tract 36959 two offsite connections will be required, connecting the two proposed 12 - inch reclaimed water mains shown on the approved Western Bypass bridge plans. These two connections will bring two proposed offsite 12 -inch reclaimed water mains on site within the existing Western Bypass public ROW to the easterly boundary of the Altair Vista Specific Plan. These offsite connections will provide reclaimed water to Villages 'G' and the Civic Site. Final sizes and systems will be determined at final engineering. 6.2.2 Water Development Standards 1. All water lines shall be designed per the Rancho California Water District and the Eastern Municipal Water District requirements for the reclaimed water system. 2. The project shall comply with Title 20, California Administrative Code Section 1604 (f) (Appliance Efficiency standards), which establishes efficiency standards that set the maximum flow rate of all new showerheads, lavatory faucets, as well as Health and Safety Code Section 17621.3 which requires low -flush toilets and urinals in virtually all buildings. 3. The EIR mitigation measures, standard Conditions of Approval, and Project Design Guidelines shall be followed. SPECIFIC PLAN November 2017 6-15 INFRASTRUCTURE & UTILITIES 6 EXHIBIT C - TRACT 36959 ALTAIR CONCEPTUAL SEWER PLAN LEGEND: MAO 2017 (MIN 81 EXISTING GRAVITY SEWER LINE EXISTING FORCE MAIN PROP. GRAVITY SEWER LINE PROP. 24" SEWER FORCE MAIN BY EMWD Figure 6-7 Sewer Plan November 2017 SPECIFIC PLAN A kir 6.3 SEWER 6.3.1 Sewer Description The proposed sewer system is diagrammed in Figures 6-7 and 6-8. 6 INFRASTRUCTURE & UTILITIES The project is within the boundaries of the Eastern Municipal Water District (EMWD) sanitary sewer service area. All project generated wastewater flows will be transported via a proposed network of onsite and offsite gravity pipes which will be tributary to the District's existing offsite Pujol Street lift station. A Plan of Service (POS) for the entire Altair Specific Plan has been approved by EMWD on July 14, 2016. The Altair Specific Plan has been identified in the EMWD overall master -plan, including the July 2015 approved Pala Lift Station Condition & Capacity Assessment and Implementation Plan which has identified that capacity at build -out will be available to serve the Altair Specific Plan via the Pujol Lift Station. The project's sewer service will be a gravity system that will be connected to the existing system described above and can be broken down into three systems as follows: Backbone, Offsite and Onsite (private to be constructed by the subsequent merchant builders). Backbone The backbone public systems will be broken down into four Tracts as follows: Tract 36959-1 is located at the most northerly portion of the project and sewer will be provided by constructing a new 8 -inch gravity sewer main from the proposed intersection of Altair Vista public ROW and the Western Bypass public ROW, the proposed 8 -inch sewer main will proceed southerly within the proposed Altair Vista public ROW and then leave the proposed Altair Vista public ROW northeasterly along the southerly limits of Tract 36959-1. It will then head southeasterly within the existing EMWD easement along the easterly boundary of the Altair Specific Plan where it will intersect with existing First Street. At this point the sewer will be will be up-sized to 12 -inch and continue easterly within the First Street Public ROW to the Pujol Lift Station, the 12 -inch gravity sewer will be considered offsite improvements associated with the backbone system for Tract 36959-1. This portion of the proposed backbone system will provide sewer service to Villages A and B. Tract 36959-2 is located in the north central portion of the project and sewer will be provided by constructing two 8 -inch gravity sewer mains. The first being located in Altair Vista private street and beginning just northerly of the roundabout in Altair Vista, the 8 -inch sewer will run northerly in Altair Vista and connect to the proposed Tract 36959-1 8 -inch gravity sewer main. The second being located in Altair Vista private street just southerly of the roundabout in Altair Vista and continuing southerly in Altair Vista to the intersection of A Street private street, the 8 -inch sewer will then continue through A Street to the intersection of Coromell Trail private street and then continue southerly within Coromell Trail and connect to the proposed 12-ich gravity sewer constructed in First Street as part of Tract 36959-1. This portion of the proposed backbone system will provide sewer service to Villages C North and South as well as the School Site and Park Site. SPECIFIC PLAN November 2017 6-17 INFRASTRUCTURE & UTILITIES 6 25 1�6 2 Rk i, 4 8 3 I 23 COROMELt1,t,/ TRAIL 17 PROP. 12 15 N. A. P. 15 I L EX 20" FORCE MAIN EX 13" FORCE MAIN 16 PUJOL STREET (73 PUJOL STREET \_ EX 0' EX 12" EX. 12" FORCE MAIN EX. PUJOL LIFT STATION (UPGRADES BY EMWD) Ex 20" FORCE MAIN EX 18" FORCE MAIN EX 20" FORCE MAIN EX 18" FORCE MAIN PROP. 24" FORCE MAIN (BY EMWD) PROP. 24" FORCE MAIN (BY EMWD) 8" C HIM cn m EX NORTH PHASE TR 36959-1 20 20 STREET • 8 i�282528_ —r - EX. 20" FORCE MAIN EX. 78" FORCE MAIN OLD TOWN FRONT STREET PRO 13 EX. 20" FORCEAIN EX. 78" FORCE MAIN 8 EX. 8" PUJOL STREET PROP. 8 EX. PUJOL LIFT STATION (UPGRADES BY EMWD) I— .0 SOUTH PHASE TR 36959-3 Figure 6-8 Enlarged Sewer Plans by Phase November 2017 SPECIFIC PLAN tir 6 INFRASTRUCTURE & UTILITIES CIVIC PHASE TR 36959 s 9�f 2p 25 PUJOL STREET EX 8" EX. 12" EX. 12" FORCE MAIN EX. PUJOL LIFT STATION (UPGRADES BY EMWD) PROP. 8" TRAIL 15 / 16 EX 20" FORCE ALAIN EX 15" FORCE MAIN PUJOL STREET 1 EX. 20" FORCE MAIN EX. 18" FORCE MAIN CENTRAL PHASE TR 36959-2 20 RN VISTA O C 30 6 PROP. 8" PROP. 8" B STREET NAP. PROP. 10" 3 EX. 20" FORCE MAIN EX. 18" FORCE MAIN T EX. 20" FORCE MAIN EK 18" FORCE MAIN EX 8" EX 2• 0" FORCE 8881 EX 18" FORCE MAIN LEGEND PUJOL STREET -N, PROP. 8 EX. PUJOL LIFT STATION (UPGRADES BY EMWD) EX. FRONT ET. LIFT STATION EXISTING GRAVITY SEWER LINE — EXISTING FORCE MAIN PROP. GRAVITY SEWER LINE PROP. 24" SEWER FORCE MAIN BY EMWD OLD TOWN FRONT STREET EXHIBIT C-2 ALTAIR CONCEPTUAL SEWER PLAN SPECIFIC PLAN November 2017 MARCH 2007 INFRASTRUCTURE & UTILITIES 6 — Tract 36959-3 is located in the south central portion of the project and sewer will be provided by constructing 8 -inch gravity sewer mains in Altair Vista private street beginning at the northerly boundary of Tract 36959-3 and running southerly within Altair Vista to the intersection of B Street private street and then running easterly to the existing EWWD easement ant then run within the easement northerly and connect to the proposed 12-ich gravity sewer constructed in First Street as part of Tract 36959-1. This portion of the proposed backbone system will provide sewer service to Villages E, F and D. Tract 36959 is located at the most southerly end of the Altair Specific Plan and sewer will be provided by constructing a new 10 -inch sewer main from the prosed civic site within 'B' street public ROW and running northerly to existing Pujol Street public ROW the 10 -inch main will then run northerly within Pujol Street to the proposed 12-ich gravity sewer constructed within First Street as part of Tract 36959-1. This portion of the proposed backbone system will provide domestic and fire service to Village G and the Civic Site. Offsite Offsite sewer main improvements would be limited to the following: For Tract 36959-1 an offsite 12 -inch gravity sewer main will be constructed within First Street public ROW and run easterly within First Street to the Pujol Lift Station. For Tract 36959-2 no offsite connections are required. For Tract 36959-3 no offsite connections are required. For Tract 36959 an offsite new 10 -inch sewer main from the prosed civic site within 'B' street public ROW and running northerly to existing Pujol Street public ROW the 10 -inch main will then run northerly within Pujol Street to the proposed 12-ich gravity sewer constructed within First Street as part of Tract 36959-1. Onsite All onsite sewer systems serving the various villages would be constructed by subsequent merchant builders and may become private systems. Final sizes, and systems will be determined at final engineering. 6.3.2 Sewer Development Standards 1. Sewage disposal facilities shall be installed in accordance with the requirements and specifications of the Riverside County Health Department. 2. Assurance for provision of adequate sewer service is required prior to approval of a subdivision map, and/or Development Plan for commercial uses in accordance with the State Subdivision Map Act. 3. All sewer lines shall be designed per Eastern Municipal Water District requirements. 4. The EIR mitigation measures, standard Conditions of Approval, and Project Design Guidelines shall be followed. November 2017 SPECIFIC PLAN tir Afir 6 INFRASTRUCTURE & UTILITIES 6.4 DRY UTILITIES 6.4.1 Dry Utility Description Specific Plan Development Guidelines shall dictate the location and screening of onsite electric power facilities such as transformers and underground vaults. The project is currently within the Frontier service area for telephone and fiber optic internet. All onsite telephone service lines shall be within underground conduits. The Specific Plan Development Guidelines shall dictate the location and screening of onsite telephone facilities such as underground vaults and above ground connection pedestals. Spectrum currently provides cable television, internet and residential phone services to the project area. All onsite cable service lines shall be within underground conduits. The Specific Plan Development Guidelines shall dictate the location and screening of onsite cable facilities such as underground vaults and above ground connection pedestals. 6.4.2 Dry Utility Development Standards 1. All natural gas facilities shall be installed underground and by or in accordance with Southern California Edison regulations and specifications. 2. All electric power facilities shall be installed underground and by or in accordance with Southern California Edison regulations and specifications. 3. All telephone facilities shall be installed underground and by or in accordance with Frontier's regulations and specifications. 4. All cable television facilities shall be installed underground and by or in accordance with Spectrum's regulations and specifications. 5. The EIR mitigation measures, standard Conditions of Approval, and Project Design Guidelines shall be followed. SPECIFIC PLAN November 2017 6-21 1 I PUBLIC SERVICES 7.1 Schools PUBLIC SERVICES Al f"Ai r Schools located within the Temecula Valley Unified School District provide elementary, middle school and high school education to students generated by residential development in Altair. Vail Elementary School located at 29835 Mira Loma Road (1.12 miles away), Margarita Middle School located at 30600 Margarita Road (2.26 miles away) and Temecula Valley High School located at 31555 Rancho Vista Road (2.03 miles away) currently include the Altair project area within their service boundaries. All three schools operated below capacity in the 2013-2014 school year. A new elementary school is proposed on site to service the area of Temecula immediately west of Interstate 15, including Old Town Temecula. Many of the students for the proposed elementary school will be residents of Altair. A prominent and easily accessed land parcel of approximately 7 acres will be dedicated to the Temecula Valley Unified School District for construction of a school, depending on the District's assessment of their needs. A school facilities fee provides funding for school construction and is authorized by State of California. Developers of residential projects will be responsible for the payment of fees associated with public school service based on the square foot area of residential construction and as established by the school district in accordance with State law. Additionally, a portion of the property taxes generated by the project will be allocated to the school district. 7.2 Libraries There are two libraries in Temecula that are part of the Riverside County Library System, which has 35 branch libraries and two bookmobiles. Temecula Public Library, located at 30600 Pauba Road (1.63 miles from Altair), has a Technical Homework Center, a Law Resource Center and two community rooms. The second facility, Grace Mellman Community Library, is located at 41000 County Center Drive. The County of Riverside has under contract Library Systems and Services, a private national contractor, to operate the library system. Afir SPECIFIC PLAN November 2017 7-1 PUBLIC SERVICES 7 7-2 ▪ HOSPITAL ■ SCHOOL STOREFRONT POLICE STATION LIBRARY IF FIRE STATION ■ PARK/RECREATION CENTER LALTAIR SPECIFIC PLAN AREA Temecula Valley High School Erle Stanley Gardner Middle School Figure 7-1 Public Services November 2017 SPECIFIC PLAN A tir 7 PUBLIC SERVICES 7.3 Fire Protection Fire protection is provided by the Riverside County Fire Department (RCFD), through a contract with the City of Temecula. Temecula is primarily served by Battalion 15 of RCFD's Temecula Division, which consists of seven stations housing seven engines and one aerial ladder truck to serve multistory buidings. Battalion 15 targets four person staffing, including one paramedic. This policy helps promote faster response times and helps ensure safety of the firefighters and citizens of the Temecula community. Fire service to Altair will likely be provided by Fire Station 12, located at 28330 Mercedes Street, approximately 1/3 mile from the project site. This station provides both fire protection and paramedic services. Fire Station 73, located at 27415 Enterprise Circle West (1.5 miles away and equipped with the ladder truck) and Fire Station 84 at 30650 Pauba Road (1.8 miles away) serve as secondary responders. Altair is located near a wildfire hazard area. The Western Bypass Corridor forms a fire barrier protecting the majority of the proposed development. Fuel Modification setbacks for the remaining areas are defined in the Tentative Tract Map concurrent to this Specific Plan. 7.4 Police The Temecula Police Department provides about one police officer per 1,000 residents through a contract with the Riverside County Sheriff's Department for staff and equipment. The RCSD Southwest Station is located at 30755-A Auld Road in Murrieta, CA and is the closest full station at approximately 6.4 miles from the Specific Plan area. In addition, Temecula has two storefront police locations, one in Old Town Temecula at 28690 Mercedes Street, near 3rd Street (1/3 mile from the project site) and one in the Promenade Mall at 40820 Winchester Road, suite 2020. A traffic team, investigations bureau and special teams to deal with drugs and gang -related issues are integrated into the police department. 7.5 Parks The City of Temecula has more than 39 City parks. City Parks located in the immediate vicinity of Altair include Rotary Park, a 1.09 acre park with BBQ and picnic tables located on the corner of Pujol Street and 1st Street, Town Square Park at the fountain at the east end of Main Street, the Duck Pond at 28250 Rancho California Rd and Sam Hicks Memorial Park, a 1.8 acre park, located within % mile of the project site, contains a children's play area, picnic tables and restrooms. Parks, open space and recreational facilities will be provided in the Altair development. These amenities are described in Section 8. Afir SPECIFIC PLAN November 2017 7-3 7-4 7.6 Hospitals There are four regional hospitals within an 8 -mile distance of Altair: Temecula Valley Hospital, Rancho Springs Medical Center and Loma Linda University Medical Center in Murrieta, and the Inland Valley Regional Medical Center in Wildomar. Temecula Valley Hospital is the closest and largest, located approximately 2.3 miles away at 31700 Temecula Parkway. This is a 140 -bed facility with five surgical suites, a full ER and expansion potential on it's 37 -acre campus. The hospital has 300 associated physicians. 7.7 Public Transit Riverside Transit Agency (RTA) was established in 1975 to operate bus service in Riverside County. RTA is the Consolidated Transportation Service Agency for western Riverside County and is responsible for coordinating transit services throughout the approximate 2,500 square mile service area, providing driver training, assistance with grant applications and development of Short Range Transit Plans (SRTPs). RTA provides both local and regional services throughout the region with 36 fixed -routes, eight CommuterLink routes, and Dial -A -Ride services using 266 vehicles. In the cities of Corona, Beaumont and Banning, RTA coordinates regional services with municipal transit systems. In Riverside, RTA coordinates with the city's Riverside Special Services, which provides ADA complementary service to RTA's fixed -route services. Old Town Temecula is served by bus transit with three Local Routes 79, 23 and 24 with alternate routing and three Commuter Routes 202, 206 and 208. Route 202 runs from Murrieta to the north and reaches in Oceanside to the south. Route 206 runs between Promenade Mall and Corona Transit Station. Route 208 runs from Promenade Mall and reaches Downtown Riverside. In addition, the Temecula Trolley (route 55) is a loop route that circulates just east of Interstate L Powered by Clean eialurat Go November 2017 SPECIFIC PLAN A tir MURRIETA fPuitypez TRANSFER STOP County Center Drive TEMECULA Promenade Mall • Promenade Mall @ P.F. Chang's 206 208 217 MAJOR STOP Temecula City Hall OLD TOWN •��,, MAJOR STOPS l \S� FOR BOTH ROUTES Temecula Valley Hospital Temecula Walmart O\ER\)* 24 Community Center 7 PUBLIC SERVICES REDHAWK 9F0 A�yy97* PEPPERCORN» Pechanga Resort GreatOakHS Rt 217 continues to Escondido Transit Center Figure 7-2 RTA Route Map 15 next to The Promenade at Temecula and Harveston School Road at the north end. Local Route 24 also connects to Margarita and Gardner Middle Schools and to Temecula Valley High School. RTA provides discounted monthly passes to students in grades 1-12 to facilitate public transit for commutes to school. Altair will participate with the RTA and the City of Temecula to further a "Smart Shuttle" or "bike share" program to link Altair with Old Town Temecula and the RTA Bus system. A proposed route with connections to RTA bus routes 24 and 79 is shown in Figure 7-3. The Master Developer will contribute financial support for a period of two years as defined in the Development Agreement. The shuttle will be operated by the RTA. S�]SPECIFIC PLAN November 2017 7-5 PUBLIC SERVICES 7 7-6 Figure 7-3 Smart Shuttle Route Proposal November 2017 0 300 600 1200 SCALE: 1" = 1200'-0" OLD TOWN LOOP PROPOSED SHUTTLE ROUTE Connection to RTA Bus Stop — Connection to RTA Bus Stop SPECIFIC PLAN 7.8 Waste Management 7 PUBLIC SERVICES The Riverside County Waste Management Department (RCWMD) operates six landfills that serve Riverside County residents. All new development projects are required to provide Refuse/Recycling Collection and Loading Areas. Development near or adjacent to a Department facility may be subject to additional requirements/restrictions. These projects are addressed on a case-by-case basis. Design Guidelines for Refuse and Recyclables Collection and Loading Areas The City of Temecula publishes Waste and Recycling Design Guidelines for multifamily and commercial projects through it's franchise waste hauler (currently CR&R Inc.). The guidelines are intended to assist project proponents in identifying space and other design considerations for Refuse/Recyclables collection and loading areas, consistent with state and local regulations. See also Section 9.5 for design of refuse and recyclable area enclosures. Trash and Recycling The City of Temecula contracts with a franchise waste hauler (currently CR&R Inc.) for trash and recycling services. CR&R provides trash collection with a state of the art recycling and green waste program. Automated collection is an efficient and safe process for collecting residential waste and recyclables. Through the use of a mechanical arm operated by the driver, trash is collected quickly and neatly. Each home (except multifamily housing) is furnished with three special containers which residents roll out to the curb on collection day: for trash, recycling and green waste, respectively. Section 10.9 describes space requirements for storing these containers. Green Waste Disposal Green waste can be disposed of using the green 3 -yard bin and collected by CR&R or through the City of Temecula's City Wide Clean Up events held periodically. Commercial and multifamily residential properties are required to implement an organic material recycling program in compliance with AB 1826. Detached and attached single-family developments at Altair are also required to provide facilities for green waste. Construction and Demolition (C&D) Recycling Prior to receiving a permit, developers or their contractors must contract with the City of Temecula's franchise waste hauler for recycling of construction and demolition waste. Afir SPECIFIC PLAN November 2017 7-7 1 I OPEN SPACE & RECREATION Al f"Ai r 8 OPEN SPACE AND RECREATION PLAN The City of Temecula General Plan targets 5 acres of useable park land per 1,000 population in its Open Space and Conservation Element in order to ensure sufficient park land and recreation facilities. While the General Plan excludes natural open space and trails from its park standard, they are a substantial and integral part of the open space and recreation network at Altair. The large amount of natural and interstitial open space and usable cycling and running trails complements the available active open space. This inter -connected system is consistent with and contributes to the Temecula Multi -Use Trails and Bikeways Master Plan, discussed previously in Section 4. To meet the General Plan target, Altair would need between 9.6 and 19.3 acres of useable park land, based on an expected person per household factor of 2.2 and planned development intensity in the range of 870-1,750 dwelling units. The target factor of 5 acres per 1,000 persons is high for the region. The City of San Diego, for instance, requires only 2.8 acres per 1,000 population in its General Plan, while the City of Riverside requires 3 acres per 1,000 residents. Escondido recognizes the value of passive parks and habitat land by targeting passive and active open space in equal measure, with a combined total of 11.8 acres per 1,000 people. The combined passive and active open space area in the Altair Specific Plan totals approximately 140 acres. This equates to 36 acres per 1,000 residents at the maximum density of 1,750 dwelling units. A successful community has many different kinds of open space that offer a range of activities and varying levels of privacy and control. Open space is divided into four main categories in the Altair Specific Plan: natural open space, interstitial open space, active open space and private open space. A summary of open spaces are shown in Tables 8-1 and 8-2 and general locations are indicated in Figure 8-1. Afir SPECIFIC PLAN November 2017 OPEN SPACE & RECREATION 8 Use Acres % of Total Conservation Open Space Open Space Clubhouse and Recreation Center Parks, Trails & Bikeways Master Developer Guest Builders Elementary School 10.18 3.55 2.00 87.20 31.50 2.05 32.3% 11.7% 0.8% Total 15.73 15.73 5.8% Developed Area* (Residential, School + Civic Sites) Roadways 105.21 39.0% 28.22 10.5% Total 269.91 100.0% * Approximately 20% of the Village Lot Areas are 2:1 open space slopes to the east and/or west of each Village. The final buildable pad area is anticipated to be 60 - 65 acres (22%-24% of the total acreage). Table 8-1 ' Open Space Summary Location Use Responsibility TOTAL AREA (Acres) Portion of Park Area that is Open to the Public Master Developer / School District Guest Builder Active Open Space Master HOA Maintained Sub -HOA Maintained Village A Active Park Guest Builder 0.95 1 0.65 Village B Active Park Guest Builder 0.65 1 0.40 Village C Active Park Plaza Promenade Community Center Master Developer Master Developer Master Developer Master Developer 5.04 0.37 0.59 2.05 0.75 2 5.04 0.37 0.59 2.05 Village D Active Park Master Developer 0.80 0.15 2 0.80 Village E Active Park Guest Builder 0.35 1 0.25 Between E+ F Active Park Master Developer 0.25 0.25 Village F Active Park Guest Builder 0.60 1 0.40 Village G Active Park Guest Builder 0.10 2 School Play Field School District 2.00 2.00 3 Trail South of 1st Street Class I Bikeway Master Developer 1.40 1.40 Trail North of 1st Street Jogging Path Master Developer 0.78 0.78 Western Bypass Class I Bikeway Master Developer 0.92 0.92 Active Subtotal : 14.19 3.55 15.89 Natural Open Space Upper Hillside Civic Site MSHCP + Slopes MSHCP + Slopes Master Developer Master Developer 69.05 37.24 Interstitial Open Space Passive Ravines + Slopes Master Developer 21.49 21.49 Total: 141.97 37.38 1. Includes Guest Builder constructed "String of Pearls" parks that are open to the public (1.7 acres). 2. Estimated Common Open Space parks (varies based on product type) which may be public or private. 3. Subject to joint use agreement with School District. Table 8 -lark and Open Space Areas November 2017 SPECIFIC PLAN 8 & 1' OFF OPEN SPACE CLUBHOUSE UPPER STAIRCASE SEATING PLAZA PROMENADE Figure 8-1 IF if VILLAGE 'F' PARKS WILDLIFE FENCE PRESERVED 1 RESTORED OPEN SPACE Ce VILLAGE 'A' PARK VILLAGE 'B' PARK SCHOOL RECREATION HOA RECREATION CENTER VILLAGE 'C' CORE PARK MAIN ST. PLAZA 47-1 O GRAND ST AIRLD TOWN VILLAGE `D' PARK VILLAGE 'E' PARK CIVIC SITE Parks, Open Space and Amenities Plan • SPECIFIC PLAN November 2017 OPEN SPACE RECREATION 8-3 8.1 Natural Open Space Natural open space is basically left in its current state. While access is not prohibited, natural open space is only intended to be active or programmed for recreation where intentionally delineated. Natural open space in the Altair Specific Plan is primarily located in the MSHCP corridor west of the Western Bypass and at the southern portions of the site. It includes natural habitat, chaparral, Diegan coastal sage scrub, and oak woodland. The majority of this area is part of Proposed Linkage 10 in the Multiple Species Habitat Conservation Plan and will provide both live-in habitat and a passageway for critical species including bobcat and mountain lion. A smaller portion is located within the prposed Constrained Linkage 13 of the MSHCP. The natural open space within the Specific Plan area is connected to the much larger MSHCP plan that extends westward beyond the ridgeline, maximizing the value of each area as part of a greater conservation zone. The south 55 -acre parcel is mostly natural open space with a proposed nature center and trails serving the public. The south portion of this parcel is just across the river from the Temeku Village Site. Natural open space in this area provides an appropriate backdrop and helps to maintain the cultural significance of the neighboring historical site. The conservation area preserves a large stand of native oak. Effective separation of natural habitat from development is critical to preserve the habitat and protect both native species and residents, including their pets, from predators. The Western Bypass Corridor divides most of the natural open space from new development. A wildlife fence will also be provided as shown in Figure 8-1 to keep animals out of the Bypass and to separate the natural open space from Villages A and G. Wildlife Fencing Standard: 1. 8.0' high vinyl coated chain link "Wildlife Fence" with access gates included throughout. 2. Located at the toe of slope along the entire Western Bypass Road as well as areas adjacent to Villages A and G (see Figure 8-1). November 2017 SPECIFIC PLAN A tir Protection from fire hazards is also critical for development near natural open space. The Western Bypass Corridor will act as a fire break to most of the proposed development at Altair. A Fuel Modification Plan will be a condition of approval of the Tentative Tract Map, which includes fire setback areas where developed parcels are directly adjacent to potential wildfire areas. 8.2 Interstitial Open Space Interstitial open spaces are the landscaped areas between the village clusters and at the edge of the developed area. Interstitial spaces serve several functions. They define the perimeter of each village. They add variety to the circulation experience, especially for pedestrians and cyclists. Interstitial spaces are typically characterized by steep slope banks or ravines, as they transition between development at different elevations. They are also opportunities for bioswales. Therefore, they are integral to the grading and drainage plan patterns discussed in previous sections of this specific plan. They are also destinations in themselves, offering a quieter alternative to the more active parks. All disturbed areas in Altair are slated to be restored with Native vegetation to match the surrounding hillsides. Hiking Trails through the interstitial open space areas will allow residents and visitors to have a close encounter with the natural world. 8.2.1 Ravines The ravines generally run west to east and slope longitudinally down toward the east. They loosely align with existing draws in the undisturbed open space to the west of the Western Bypass. The naturalized drainage draws, shown in section 6 will utilize native riparian vegetation to serve as water quality treatment corridors. These draws will also feature boulders and rock repurposed from grading operations to create naturalized grade breaks and check dams in the draws. Roads and trails cross the ravines over bridges, culverts and footbridges. These spans are creative design opportunities that contribute to the personality of Altair. 1 a it SPECIFIC PLAN November 2017 8-5 OPEN SPACE & RECREATION 8 8.2.2 Bypass Trail The bypass trail area separates the Western Bypass from the residential development and is a linear open space running along the east edge of the road. The trail roughly parallels the bypass, is contiguous to the road at the north and south ends, but drops away from and below the road for most of its length. The trail can be accessed from several points in the community, as identified in Figure 4-2. It is a paved trail serving pedestrians and cyclists and is designed as a Class 1 Bikeway. There are slope banks to either side of the trail and some low retaining walls. Native landscaping will buffer noise and sight lines from the road to screen adjacent residences. Views from the trail are dramatic and certain vistas are highlighted with breaks in the trees, areas to step off the trail, etc. The bikeway portion of the bypass trail area is included as active open space in Table 8-1. The trail network is also an opportunity to display artwork in a public setting, such as the example on the right. Art installations alongside a trail add whimsy and delight and can support themes such as nature or movement. Altair's contribution to Art in Public Places is discussed in Section 9.9. 8.2.3 Eastern Slope A sculpture on the Lackawanna River Heritage Trail Altair is a linear site occupying the hillside west of Old Town Temecula. The eastern edge of the site slopes down to meet the existing grade at the property line. A stabilized decomposed granite trail runs along the slope, utilizing a bench required by adopted grading standards. As with the Bypass Trail, the elevation change of the eastern slope offers overlooks of the City and vistas of the surrounding terrain. A utility and emergency fire access easement parallels the property line at the base of the slope south of First Street. The easement is proposed to be widened from the existing 30 feet to 40 feet. This easement has long been used by the community as a dog walking trail - a use that is anticipated to continue. This area will also be improved as a paved bikeway per the Circulation section. The eastern slope is intersected by ravines at their bases. Grades are softened at these junctions to slow run-off from the ravine, which also relieves the visual continuity of the slope bank. A major intervention occurs at the perpendicular path connecting the central park to Main Street. This path and how it cuts through the slope bank is described more thoroughly below. November 2017 SPECIFIC PLAN hr 8 & 8.3 Active Open Space Active open space is developed for human recreation and gathering. These spaces are the focus of the individual neighborhoods of the Altair Specific Plan and give each village its unique character. Active spaces are closely tied to adjacent architecture, functioning as outdoor rooms. They often occupy important loci or scenic vantage points within the overall plan. Active open space falls into two general types at Altair: public open space and common open space. 8.3.1 Public Open Space Public Open Spaces are parks, playfields, and other spaces for public use that are typically established by the master developer and maintained by the Altair community as a whole. Public Open Spaces include the central park, the Community Center area, upper stair and plaza and the promenade, all at Village C; the village parks; and the Nature Center trails at the Civic Site. Guest builders can also install and maintain public open spaces as long as they are open to the general public, such as at the village parks. Active public open spaces include circulation elements such as Class I bikeways and established paths that can be used for walking or jogging. The pedestrian link from Village C to Main Street is a series of connected urban spaces at the Grand Stair and Main Street plaza that encourages interaction between residents of Altair and Old Town. A Recreation Center and Clubhouse are provided to serve all residents of Altair. Both of these facilities are located in the Community Center at Village C and they define and punctuate the Plaza at the top of the Main Street axis. See the Village C description in Section 3 for more information on this area of the Plan and its adjacencies. The Recreation Center features an outdoor pool and spa framed by the recreation building and a pergola. Inside the recreation building are locker rooms, restrooms, spaces for fitness equipment and yoga or other exercise classes, a children's game room and offices and other support spaces. The Recreation Center edges grand steps at the peak of the Main Street axis, a prime gathering space and scenic viewpoint. SPECIFIC PLAN November 2017 OPEN SPACE RECREATION 8-7 OPEN SPACE & RECREATION 8 The Clubhouse anchors the southwest corner of the central park at Village C. The Clubhouse is a 2 -story structure featuring a large terrace that spills out into the park at it's high point. Casual seating is provided on the terrace, offering excellent views of the park, Old Town and the surrounding hills of Temecula. Residents and guests may relax on these terraces while enjoying music or other performances in the park. Inside the Clubhouse are kitchen and dining facilities, meeting rooms and game rooms. A restaurant or wedding / banquet facility may also be considered to optimize this unique location. Under the Development Agreement, the building will provide office space for the Community Services Department, which will work with the Master HOA for the potential hosting of classes, activites and wedding or event rentals at the facility. 8.3.2 Common Open Space Common Open Spaces are defined and installed as part of individual development projects within the Altair Specific Plan area, typically by a guest developer. Common open spaces may be shared facilities serving an entire village or can be communal pools, courtyards or roof terraces for residents of a particular project as a private amenity. Requirements for the minimum aggregate area and dimension of common open spaces per project are designated by building type in Section 10, Development Standards and Table 10-4. Common open spaces should connect to the pedestrian circulation system wherever practical. Some of the common open space amenities for residents may contribute toward the total active park area required to be provided by guest builders in each village. However, a minimum area of park space in each village must be open to the public. The minimum areas of total park and public park are indicated in Table 8-2. November 2017 SPECIFIC PLAN hr OPEN SPACE 8 & RECREATION The open space and recreational imagery, Figure 8-2, sets the theme of the Altair parks and open space and influences the community as a whole. Natural play areas, open play fields, and nature trails encourage children and adults alike to live active, healthy lifestyles. Urban parks mixed in pockets of open space allow all members of the community to have access to a park space no matter where they live in Altair. A wide array of recreational uses from urban parks to naturalized open space provokes the residents of Altair and Temecula to explore nature and their community. Active open spaces can also satisfy lifestyle needs beyond recreation. Functional program areas such as dog parks, playgrounds and communal vegetable gardens offer convenience and blend social interaction with daily tasks. Most of us can remember playing outside all day until it was dinner time, exploring a creek or corner of a vacant lot, and getting "lost" in nature as a kid. During the last generation, there has been a major shift from outdoors to indoors. Kids seldom play outside anymore unless under the direct supervision of a parent and often times as a scheduled visit to a "tot lot". In Last Child in the Woods, Richard Louv explores the missing connection to the natural world and describes how we can save our children (and ourselves) from "Nature Deficit Disorder". Feeling the warmth of a boulder, sensing the softness of pine needles underfoot, hearing the rustle of leaves, or experiencing the fragrance of a plant species can connect us to a green space. Research says "Natural Play" contributes to the overall physical, cognitive, and emotional development of children, helps them score higher on tests for concentration and self-discipline, helps them experience more diverse play, helps them exhibit less aggressive behavior, strive toward advanced motor fitness, and become healthier. The recreational value of Altair is enhanced by going "beyond the tot lot" by providing open lawn areas and traditional park elements as well as natural places to discover, explore, climb, dig and roll. Native plantings requiring little to no maintenance will be used to blend into the natural setting and reduce maintenance costs. Figure 8-2 Open Space and Recreational Images SPECIFIC PLAN November 2017 8-9 OPEN SPACE & RECREATION 8 8.4 Private Open Space Private Open Spaces are yards, patios, balconies, entry stoops, courts or roof terraces attached to individual dwelling units for the private use of the residential household. Requirements for the minimum area and dimension of private open space per dwelling unit are designated by building type in Section 10, Development Standards. Private open space can be located on any side of a dwelling unit, as fits its purpose. 8.5 Park Programming The Master Developer and Merchant Builder Parks of Altair are intended for a range offlexible and passive uses that will provide common social spaces for each Village and the Altair Community as a whole. These spaces are not intended to be "over -programmed" or "over-amenitized". Instead, they should allow a flexible range of recreational uses such as picnicking, kite flying, pick up soccer games, playing catch, frisbee, concerts, movie nights, children's play, and other uses that are not limited by single -user type facilities that are typically league dominated. Suggested programming can be found in the Conceptual Park Design Concepts in the description of each Village in Sections 3.5 through 3.10. Encouraged programming includes: open lawn areas, natural/native landscape/garden/exploration areas, children's play areas, shaded seating and picnic areas. Discouraged uses include, but are not limited to, ball diamonds, soccer fields, and tennis courts. These types of uses are intended for the school site and will provide the balance between flexible recreation areas and the formally programmed recreation areas. Public parks should generally have a minimum dimension of 85 feet in either direction to allow adequate activity space. Natural open space use is limited to hiking, walking, and bicycling as described in Section 4 Circulation and Section 8.1 Natural Open Space. Common open space programming will reflect the type of activities preferred by residents of each community, expressing the diversity of Altair. Neighborhoods with young families may have more playgrounds, while developments favored by singles might have a dog park or more areas to gather. Community gardens are strongly encouraged in all neighborhoods to support healthy eating and as an educational activity for children. All residences should be within easy walking distance of a tot lot or playground, whether in a park or in common open space. November 2017 SPECIFIC PLAN hr 8 & 8.6 Crime Prevention through Environmental Design Crime prevention through environmental design (CPED) as developed by the National Crime Prevention Institute (NCPI) supports the concept that "the proper design and effective use of the built environment can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life." Following are the nine primary strategies that support this concept. These strategies should be integrated into the design of Altair to the greatest extent feasible. 1. Provide clear border definition of controlled space. Examples of border definition may include fences, shrubbery or signs in exterior areas. Within a building, the arrangement of furniture and color definition can serve as a means of identifying controlled space. 2. Provide clearly marked transitional zones. Persons need to be able to identify when they are moving from public to semi-public to private space. 3. Gathering or congregating areas to be located or designated in locations where there is good surveillance and access control. 4. Place safe activities in unsafe locations. Safe activities attract normal users to a location and subsequently render the location less attractive to abnormal users due to observation and possible intervention. 5. Place unsafe activities in safe locations. Placing unsafe activities in areas of natural surveillance or controlled access will help overcome risk and make the users of the areas feel safer. 6. Design the use of space to provide natural barriers. Separate activities that may conflict with each other (outdoor basketball court and children's play area, for example) by distance, natural terrain or other functions to avoid such conflict. 7. Improve scheduling of space. The timing in the use of space can reduce the risk for normal users and cause abnormal users to be of greater risk of surveillance and intervention. 8. Design space to increase the perception of natural surveillance. Abnormal users need to be aware of the risk of detection and possible intervention. Windows and clear lines -of -sight serve to provide such a perception of surveillance. 9. Overcome distance and isolation. This strategy may be accomplished through improved communications (portable two-way radios, for example) and design efficiencies, such as the location of restrooms in a public building. SPECIFIC PLAN November 2017 OPEN SPACE RECREATION 8-11 1 I DESIGN GUIDELINES DESIGN GUIDELINES N�f"Ail' 9.1 Design Objectives Altair is intended to be an urban environment, with the kind of energy that is inherent in well - executed compact design. Streets and open spaces are well defined by a clear, consistent building edge. Streets are as narrow as is practical to slow traffic and reinforce the pedestrian environment. Building massing is appropriate to a human scale and pedestrian pace. These design guidelines are used in conjunction with the development standards in the following chapter to ensure a community of the highest aesthetic quality. The two sections strive to: • Provide guidance to developers and their design and engineering teams to create projects consistent with the standards of the Altair Specific Plan. • Establish a basis of design against which City staff can review future development projects in the planning area. • Ensure that the components necessary for a connected and pedestrian -friendly community are carried through all of the phases and districts comprising the specific plan. • Allow flexibility and ingenuity in design to create distinctive neighborhoods. These guidelines use positive and negative examples to ensure quality design. There can be circumstances where a preferred method is not achievable or a discouraged material is used skillfully. Therefore, exceptions to these guidelines may be granted through the Design Review process described in Section 11, Implementation. 9.2 Building Placement Placement of buildings sets the scene for development projects, especially on a sloping site, where the visual effect of buildings on a hillside is more apparent. Buildings facing the street should be designed to interface with the street in a special way, so that there is an interplay of building and street. Entries facing the road, along with porches and balconies, reinforce the connection of the road and the community. See Section 9.4 for further discussion of building frontage and Figure 9-2 showing streets that require building entries to face them. Also, refer to Section 10.4 for setbacks and explanation of build -to lines that regulate the location of facades relative to streets and otherlot lines. Buildings shall be arranged in a manner that creates meaningful and pleasant open spaces between them, such as courtyards, paseos and plazas. Buildings and groupings should relate to each other. In particular, perimeter buildings of development projects shall address adjacent developments so that there is no "dead space" between. Views, solar orientation and protection from prevailing winds are important considerations in building placement and orientation. Opportunities for views over buildings and view corridors should be carefully considered to maximize the connection to the surrounding environment and increase the quality of the neighborhood development. 9-1 SPECIFIC PLAN November 2017 DESIGN GUIDELINES 9 E 9.3 Building Form These guidelines do not dictate any particular style, but rather discuss building form and elements that are conducive to the design objectives. Variations in style are encouraged for visual interest, vibrancy and diversity. 9.3.1 Building facades should be broken down in scale with off -setting planes. This can be achieved with wall offsets, recesses or with projecting elements such as bay windows, chimneys, stoops and porches. All building facades are important and require the same level of detail. Architecture at Altair will be "four-sided", meaning a high level of design and attention to detail shall be maintained for all elevations. 9.3.2 Proportions of building elements should be carefully considered in relation to eachother and to the building as a whole. A graceful progression of scale and proportion from the building outline to the door frame down to the door handle should inform all designs. Proportion is an opportunity to emphasize verticality or horizontality. The proportion of traditional or structural elements, in particular, shall be correct to their perceived function. For example, columns that are too tall and narrow or oddly space will detract from a building composition. 9.3.3 Indoor / Outdoor spaces, such as covered open space, trellises, screen walls and decorative fencing are inviting to pedestrians and help to distinguish public from private space. Indoor / outdoor spaces should progress from open to more enclosed and private. Landscaping should integrate built forms with complementary planting and hardscape. A courtyard functions as an outdoor room and entry foyer. November 2017 A progression of indoor/ outdoor spaces. SPECIFIC PLAN tir Afir 9.3.4 Roofs should be varied with multiple planes, stepped roof lines and a variety of forms, including sloping and flat roofs. Roof terraces are highly encouraged. 9.3.5 Stepped buildings are encouraged to reduce the scale of large masses. Elegant transition between levels, either through roof forms or patio terraces, is critical. 9.3.6 Roof Terraces are an excellent way to vary roof forms and provide private outdoor space that looks onto public space. In Temecula's mild climate, a roof terrace can be a second living room. Roof terraces are encouraged at Altair, particularly common open space roof terraces for gathering and neighborhood events. Terraces shall be designed to support landscaping and container gardening, including drainage and irrigation, and/or self -watering pots. Example of a successful stepped building in DC. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-3 DESIGN GUIDELINES 9 9.3.7 Building entries are fundamental to the iconography of residential architecture. The placement, materials and design of entry doors should make a statement about the quality and character of a home. Doors of attached dwelling units such as triplexes should enter at different locations to express the individuality of each unit and support the 3-dimensional building composition. Entry doors at the side facade of end units are preferred at long row home groupings. Recessed or covered entries are recommended, as they provide both protection from weather and a transition zone from public to private . Doorways should be considered as one element of an entry procession, in combination with gates, walkways, stoops or porches. The arrangement of these elements creates of series of spaces that address the public realm (i.e. the street) and gradually introduce the visitor to the private realm. These layers of ascending privacy add security both to the home and the neighborhood as a whole. See further discussion on Building Frontage in this Section. Also see Section 9.3.3 regarding indoor / outdoor spaces. 9.3,8. Windows shall project from or be recessed into exterior walls. Sills, lintels and casing trim around windows are encouraged. Flush mounting of windows is prohibited, unless the window openings are appropriately trimmed on the exterior. Windows facing adjacent buildings should be placed to ensure privacy between neighbors. Energy efficiency should be promoted through the installation of sunscreens above windows where appropriate. The placement and proportion of windows on all sides of a building should be carefully considered. Fabric awnings at residential windows are not permitted due to maintenance issues. Recessed or framed windows like these are preferred. Flush windows without trim are prohibited. November 2017 SPECIFIC PLAN tir 9.3.9 Street level facades of public, institutional and commercial buildings should have a high level of transparency and visual activity for the interest of pedestrians. Vacant or lightly used spaces such as utility or storage rooms or private offices should be avoided at street frontages of public and commercial structures. Display windows should be large and extend down to or near to the adjacent walking surface. The street level of residences may be more private, with higher or smaller windows, but should offer interesting elements such as window boxes, planters, operable shutters, decorative gates and artwork. 9.3.10 Balconies should vary in form from projecting to semi -recessed to fully recessed, particularly on large multifamily buildings. Railing materials and transparency should also vary and complement building designs. Railings are opportunities for ornament at a human scale. On multifamily buildings, the effect of repeating and grouping balconies should be considered. To be deemed useable, a balcony should have a 6 foot by 6 foot minimum area for furnishing. A projecting balcony with decorative railing. Afir SPECIFIC PLAN .7 _i____,__i .r_.; Partially recessed balconies grouped to create a design element. The detailing of the rails provide a distinct character and match the building style. Balcony railings can be extended and joined to form a semi -transparent facade plane. November 2017 DESIGN 9 GUIDELINES 9-5' DESIGN GUIDELINES 9 WINDOWS & BALCONIES FACE COURT 11 1 kit'4i Above: preferred examples of modern and traditional garage doors that support the building style. 9.3.11 Garage doors should face away from streets wherever possible. Shared motor courts, shared driveways and alleys are preferred. Garage doors should vary in size, style and materials such as wood, steel or glass. Doors shall be of high quality and appropriate to the style of architecture exemplified in the building. Individual, single car garage doors are encouraged at double -car garages to reduce scale. LANDSCAPING AT VARIOUS HEIGHTS MATERIALS OF SIMILAR QUALITY AS STREET FRONT HIGHLY DETAILED 3 - DIMENSIONAL FACADES ENHANCED PAVING ART LOW WALL DEFINES PRIVATE SPACE ELIMINATE PAINTED LINES WALKWAY Figure 9-1 Motor Court Elements November 2017 SPECIFIC PLAN 9.3.12 Motor courts and alleys are shared by pedestrians and vehicles, as signified by enhanced paving and landscaping. Landscape planting should vary in height to soften the space and screen private areas. Motor courts should feel enclosed by surrounding buildings and have a strong separation from the street. Motor courts, in particular, shall have elevations developed to the same quality as street facades. Facades facing alleys and motor courts shall have off -setting planes, balconies, trellises and other elements to create visual interest and reduce scale. See 9.3.11 for description of garage doors. Garages must meet the minimum size requirements defined in Section 10 in order to keep refuse containers stored in garages and out of motor courts. These garage doors are well-proportioned with the balconies above. Above: Parking between the building and street as shown here is prohibited. Open parking structures shall not be visible to or accessed from the street. Below: recessed garage doors and projecting bay windows enliven this alley in Baltimore. Afir SPECIFIC PLAN DESIGN 9 GUIDELINES DESIGN GUIDELINES 9 _ / ' 1 ��`\ r Street �� ' '4/ Alignment to be 1 m 'Determined y �'•��s� J����a • lSchool Street Alignment to be Determined L±— 7 Yrm -l) Ai , _1Imo111 1 -1 fTiTTIT-1 Civic { Lr . iTLITH r Center I Li y IC Street a LEGEND: Street Requiring •"•'• Entry Frontage Trail or Open Space • • Requiring Entry or Garden Frontage Figure 9-2 Building Frontage November 2017 0 300' 600' 1200' LJ—LJ I SCALE: 1" = 1200'-0" SPECIFIC PLANL= 9.4 Building Frontage Well designed building frontages are essential to creating a community with active streets and visual character that makes walking enjoyable and interesting. The placement of symbolic elements such as stoops, porches and overhangs identify "home". Other elements, such as arcades, are more appropriate to commercial or civic structures. These elements also establish the transition from public to private space so that pedestrians comfortably know where they are supposed to be. A properly executed facade will anchor the structure into it's site and architectural context. How a building meets the ground is important aesthetically and helps to define its use. A successful facade shall offer transparency and human scale to enhance the pedestrian environment. All structures facing streets, bikeways or open space shall incorporate one or more of the following frontage strategies. FIGURE 9-2 shows key streets and open space where frontage is required. Frontage shall be provided facing trails and pedestrian paths as indicated in FIGURE 9-2, such as the Class 1 Bikeways along the west and east perimeter of development. In some cases frontage may be required on multiple facades, as for a corner lot. While an entry door is not necessary on both facades, other frontage features should be provided to create a 3-dimensional design. A wrap-around porch or side porch separate from the entry element are appropriate solutions at corner lots. Where a building fronts both a street and key open space, such as a park or ravine, both an entry front and a "garden" front, shall be provided on the appropriate opposing sides. For example, the homes along the east edge of Village F will have a street entry front facing the internal circulation road and a second front facing B Street North. Even though there is a significant grade difference, it is important that the view from public routes such as the bikeway and B Street North are not perceived to be to the "back" side of buildings. The frontage types below are described in more detail in the following sections. Building designs are not limited to these types, as long as the aesthetic goals described in the previous paragraph are met. Combining frontage elements is strongly encouraged. 9.4.1 Stoop 9.4.2 Porch 9.4.3 Recessed Entry 9.4.4 Walled Yard 9.4.5 Raised Yard 9.4.6 Entry Court 9.4.7 Shopfront 9.4.8 Arcade Afir SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-9 DESIGN GUIDELINES 9 9.4.1 Stoop Stoops are exterior stairs and landings that provided access to elevated front doors of buildings. Stoops signify entry by providing an obvious path of access, but the vertical displacement also implies separation between the public and private realm. A person on a stoop has passed onto private property, but is still visible to and engaged with the public. The design of a stoop can thus convey a message about the structure being accessed: a straight stair with just a few steps is very accessible, whereas a high stoop with many steps or a circuitous route makes the entry more removed from the public way. Stoop Design Standards: A. At least half, and preferably all, of the stoop composition should be in the setback zone. B. Entry doors should be further enhanced with a frame, cover or some architectural treatment that is compatible with the stoop design. C. Stoops may be covered or uncovered. D. Railings or low walls should be of the same design and material for both the steps and the landing. E. Railings or low walls should be of compatible materials and design with the building and any garden fences or walls. F. Railings or low walls should be integrated with the building and any garden fences or walls. For instance, stoop walls and building walls that are parallel and of the same material should be flush. G. Large landings that can function as terraces or as places for potted plants and other site furnishings are encouraged. H. Multiple landings are encouraged where many steps are needed. I. Facades facing side streets or common space shall have windows, projections or other architectural features to add visual interest. J. Steps can either be parallel or perpendicular to the street frontage. K. Provide disabled access to buildings and residences in compliance with all applicable codes, including the ADA, CBC nd FHA Guidelines. November 2017 Figure 9-3 Straight Stoop ETBACK PER TABLE 10-2 Figure 9-4 SPECIFIC PLAN tir «>r Examples of Straight Stoop frontages. Examples of Sideways Stoop frontages. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-11 DESIGN GUIDELINES 9 9.4.2 Porch A porch is a semi -private outdoor room that has a floor and "ceiling", but no full walls. It offers the resident a protected place to be outdoors and watch passersby while not feeling too exposed. The cover plane of a porch may be a roof, trellis, balcony or building overhang. The floor of a porch is typically elevated above a yard or public way, at the same level or one step below the entry door sill. A front porch is typically located between the entrance and the public way and serves to transition between the public and the private realm. A porch is an element along an entry procession. The design of a porch is significant to the character and style of a building. Porches may project from the building front (Fig. 9-5) or be fully or partially embraced in the building mass (See Fig.9-6). Porch Design Standards: A. Projecting porches can be partially or entirely in the setback zone. B. Porches that are fully integrated into the building mass are typically located behind the build -to line. C. A porch may be partially projecting and partially integrated, to create multiple planes. D. Porch depth shall allow sufficient space for furnishings for sitting or dining. E. Porch covers need not be solid - a trellis is acceptable. But covers shall be static and permanent. A retractable awning or canopy is not sufficient for a porch. F. Porch lids shall be supported on columns, arches or partial walls. An overhang or cantilever alone does not define a porch. G. Entry doors may be more simply detailed when fronted or framed by a porch. H. Porch floors shall be elevated by at least 4 inches above the adjacent grade and shall be of a distinct material from adjacent paving. Figure 9-5 Projecting Porch Figure 9-6 Integral PorZil November 2017 SPECIFIC PLAN tir Example of Projecting Porch. Example of Integral Porch. Example of a Porch integrated with a balcony above in multifamily housing. I. Porches should be accessed by steps that can be partially or fully recessed into the porch or may project from the porch face. A ramp may be substituted where required for accessibility and where no other compliant routes are available. J. Railings or low walls at the edges of a porch should continue down the steps with the same design and material. K. The elements of a porch shall be of compatible materials and design with the building and any garden fences or walls. L. Front porches may not be fully enclosed with screening or other material. M. Facades facing side streets or common space shall have windows, projections or other architectural features to add visual interest. S�]SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES DESIGN GUIDELINES 9 9.4.3 Recessed Entry A recessed entry is similar to an integral porch in that the entry door is pulled back into the mass of the building and a semi -private outdoor space is created in the entry sequence. However, the recessed entry is generally more enclosed by the building or site walls. Recessed entries are not necessarily elevated, although they can be. The design purpose is to extend the arrival sequence and create more space between public and private without a large, formal lawn. There is a playful ambiguity to recessed entries. On the one hand, the entry door is more hidden and private. On the other hand, the curiosity created by the hidden or shadowed entry invites the observer to look more closely. Recessed entries are often combined with other frontage elements, such as stoops and porches. Recessed Entry Design Standards: A. Recessed entries are placed behind the build - to line. B. Recessed entries shall be enclosed by at least two building walls. C. Recessed entries shall be covered by a building overhang or a trellis, or a combination of these. D. The overhang or trellis may be cantilevered in a recessed entry. E. Recessed entries that are not raised should be integrated with the yard landscaping. Walkway paving materials should be continuous. F. Facades facing side streets or common space shall have windows, projections or other architectural features to add visual interest. Figure 9-7 Recessed Entry Preferred example of a Recessed Entry. November 2017 SPECIFIC PLAN A tir Afir 9.4.4 Walled Yard Walled yards are private outdoor spaces between the building and property line that are enclosed by a wall or fence at the property line. The wall or fence presents the same level of detail and visual interest to the public realm as the facade of a building does. Walled yards do not necessarily cover the entire frontage of a lot. They are often most successful when the walls are an extension of building walls at or near the property line. While denoting privacy, walled yards should still offer glimpses of the gardens beyond. Walled yards are often combined with other frontage elements, such as raised yards and entry courts. Walled Yard Design Standards: A. Fences shall be placed at the property line. B. Solid walls shall be placed within 2 feet of the property line. The space between the wall and property line shall be densely landscaped with plants that climb over the wall or are otherwise integrated with the design of the wall. C. See guidelines for Fences, Walls and Gates for acceptable materials and other design requirements. Materials and style shall be complementary to the building form. D. Fences and walls enclosing yards shall offer some transparency into the garden, particularly at front yards. This can be accomplished by semi-opaque fencing patterns, framed openings in solid walls, see-through gates, or simply by lowering the height of the barrier. E. Gates, when open 90 degrees, shall encroach no more than 18" across the property line. In - swinging gates are preferred. F. Security measures shall be discrete and non- threatening. G. Fences or walls enclosing yards shall be decorative and shall incorporate street furniture elements such as built-in benches, lighting, artwork or potted plants. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES Figure 9-8 WaIled Yard Preferred examples o 9-15 DESIGN GUIDELINES 9 9.4.4 Raised Yard Raised yards are front gardens or lawns that are elevated above the sidewalk. They are particularly useful at Altair to mitigate sloping grades in a creative way, with purpose. Raised yards can be seen as extended stoops that are used as functional space. The steps are placed at the property line, before the yard and at the beginning of the entry sequence. The building and property are elevated, as on a plinth. This arrangement can cause the building to seem more removed from the public realm than other schemes. However, it is not more private. The raised yard can sometimes seem like a stage. Careful design is needed to create a distinct zone without appearing aloof. Raised Yard Design Standards: A. Raised yards are located between the property line and the build -to line, and extend back to recessed entries or to portions of the building that are set back from the build -to line. B. Raised yards shall be contained by short retaining walls that allow some views into the yard. See retaining walls guidelines to follow. Walls retaining raised yards shall be placed at the property line. C. Raised yards more than 6 inches above the sidewalk shall not transition to the adjacent grade with a slope bank. A gradual slope (5% or less) from the build -to line to the property line does not constitute a raised yard. D. Steps shall start at the property line. E. Multiple landings are encouraged where many steps are needed. F. Steps shall be integrated with the design of the retaining walls and yard landscaping. G. Railings or low walls shall be of compatible materials and design with building and retaining walls. H. Large landings that can function as terraces or as places for potted plants and other site furnishings are encouraged. I. Entry doors should be further enhanced with a frame, cover or some architectural treatment that is compatible with the stoop design. J. Facades facing side streets or common space shall have windows, projections or other architectural features to add visual interest. Figure 9-9 Raised Yard November 2017 SPECIFIC PLAN A tir Preferred example of a Raised Yard. Afir Example of a raised yard that does not meet Design Standards. Walls are too high and do not leave enough space between for seating or substantial landscaping. The front wall is set back from the sidewalk, leaving a narrow strip of grass. There are no steps. The overall impression is defensive rather than inviting. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-17 DESIGN GUIDELINES 9 9.4.6 Entry Court Entry courts are outdoor spaces created either by setting back a portion of a single building or by arranging multiple buildings to form a court, or a combination of both. Entry courts may be open or walled. When open, they should be combined with other frontage elements, such as stoops, framed entries and porches. Entry courts may be elevated, but must be accessible, such as a slightly raised terrace. Entry Court Design Standards: See Figure 9-13 for examples of some of these entry court elements: A. Entry courts include both the setback area and space behind the build -to line. B. If used, walls or fences enclosing entry courts shall follow the walled yard design standards as well as the guidelines for Fences, Walls and Gates. C. Entry courts used for vehicular access to parking shall be screened or enclosed. D. Entry courts shall feature enhanced paving, seating, artwork and landscaping that supports these activities. E. Entry courts shall provide clear paths to building entries. F. When an entry court is used at a building or group of buildings with multiple entries, it is not necessary that all entries face the court. G. Buildings adjacent to the street frontage or common space should have entrances facing the public way or some architectural frontage treatment to address the street or common space. Examples of Entry Courts at multifamily housing. The top example is preferred because the security gate is set back from the building face and is, therefore, more inviting. November 2017 SPECIFIC PLAN A tir Figure 9-101 Entry Court Preferred example of an Entry Court that also serves as a Bungalow Court with detached housing. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-19 DESIGN GUIDELINES 9 9.4.7 Shopfront Shopfronts are featured at commercial, mixed- use and live/work buildings and at community institutions. Whereas the previous frontage types define a transition from public to private space, shopfronts are intended to be very public. Shopfronts are predominantly transparent, with walls or columns for structure only. Openings in walls should frame the activity or product within as a display. Shopfronts should stimulate a high level of street activity and visual interest to promote strolling. Shopfront Design Standards: A. Shopfronts are located at the property line, unless set back by an arcade. B. The floor line of the level above the shopfront shall be at least 15 feet above the sidewalk at any point adjacent to the shopfront. C. Shopfronts shall be 75% transparent at the street level, with clear, untinted glass. D. The bottom of the glass shall be no more than 18 inches above the sidewalk, and shall not slope. E. The bottom edge of shopfront glazing shall rest on a sill of tile, wood or stone. Any wall surfaces below glazing shall be decorative, such as mosaic tile. F. The top edge of shopfront glazing shall be at least 11 feet above the adjacent sidewalk elevation, but shall not slope. G. At outside building corners, shopfront glazing shall extend back a minimum of 20 feet perpendicular to the street frontage. H. Unless fronted by an arcade, shopfronts shall have awnings, canopies or a trellis to shade shoppers. I. Clerestory windows are encouraged. J. Entry doors to shopfronts shall be at least 8'-6" high. K. Entries shall be accessible to the disabled, with no step at the door sill. L. The Master Developer will develop a sign program for City approval. Figure 9-11 Shopfront November 2017 SPECIFIC PLAN RINI=1 9.4.8 Arcade Arcades are combined with shopfronts at commercial, mixed-use and live/work buildings and at community institutions. Arcades provide shade and protection in front of shopfronts and present a uniform facade for varied buildings or entries. They also provide a outdoor space that can be lit in the evenings while avoiding light spillage to the night sky. Arcades are similar in appearance and function to galleries, except that they do not encroach over the sidewalk. Arcade Design Standards: A. The front edge of an arcade is located at the property line. See Figure 10-5. B. The arcade lid shall be solid and can support either a balcony/terrace above or a building overhang. The levels above the arcade shall comply with all setback regulations. C. Arcades in this sense may be supported on columns or arches. D. The spacing and dimension of columns or arches shall align with and be fully integrated with the design and rhythm of the facade or balcony rail above. E. The paving surface shall be of the same material and flush with the adjacent sidewalk. F. The depth of arcades shall be 8 feet minimum and 12 feet maximum from the shopfront face to the front face of the arcade at the property line. DESIGN 9 GUIDELINES OCEANSIDE CITY HALL BY IRVING GILL, OCEANSIDE, CALIFORNIA ARCADE AT SANTANA ROW, SAN JOSE, CALIFORNIA Figure 9-12 Arcade 9-21 SPECIFIC PLAN November 2017 (DESIGN GUIDELINES 9 — 9-22 9.5 Utility Placement and Screening Utility infrastructure such as water, sewer and gas mains and dry utilities will run under streets and sidewalks in public rights of way or in Public Utility and Access Easements (P.U.A.E.'s) in the case of private streets. The street section diagrams in Specific Plan Section 4.2.3 show PUAE and ROW locations for Altair streets. Placement of Rancho California Water District (RCWD) utilities for water and recycled water systems is required to comply with RCWD standards and requirements, including related advanced metering infrastructure antenna. GAS METERS & DEVICES SERVING INDIVIDUAL DWELLINGS SHALL BE LOCATED IN SETBACK 5'to 6' REMAINING SIDEWALK WIDTH vi UTILITY DEVICES IN 5' TYPICAL PARKWAY WIDTH PADS FOR LARGER DEVICES MAY ENCROACH 1' INTO SIDEWALK UTILITY MAINS UNDER STREET R.O.W. OR PUBLIC UTILITY & ACCESS EASEMENT jo Figure 9-13 Utility Locations ALSO SEE FIGURES 4-13 THROUGH 4-34 Utility devices that serve common areas or multiple properties shall be located in parkways between the sidewalk and street curb. If necessary due to size, these equipment pads may encroach into the sidewalk by a maximum of 1 foot, as shown in FIGURE 9-13. If an above ground utility (such as irrigation controls, water valves, etc.) cannot be located within the parkway, the developer may create a "pop -out" easement within the building setback area to accommodate the utility. This would occur in final engineering and site planning. The purpose of such an easement must be to maximize the sidewalk width, ideally up to 7 feet. At utilities in underground vaults, the vault may extend under the sidewalk, as long as the sidewalk remains flat. November 2017 SPECIFIC PLAN A tir 9.5.1 Preferred Examples: Well placed and screened utility meters. Utility devices such as backflow preventers should be located away from public view and screened with landscaping and/or low walls, or with decorative enclosures approved by the Master Developer. Underground vaults are recommended for transformers, irrigation valves, regulators and meters whenever possible, even when serving detached housing and small lots. If vaults are not possible, then such utilities shall be screened with landscaping and/or walls or fencing as described in Section 9.6. Such screening must not interfere with the use or maintenance of the device. Residential mechanical equipment such as air conditioning units shall be located on private property and screened with landscaping and/or walls or fencing as described in Section 9.6. Air conditioner compressors should not be near dwelling entries. At civic, commercial and institutional buildings and large multifamily buildings, cooling towers and compressors must be located on rooftops and screened from view, including view from higher elevations. Roof top screening may be accomplished by parapets, trellises or other methods that are integrated into the building's architecture and of materials consistent with the overall composition. Satellite dishes shall be located away from public view. Trash, recycling and yard waste containers in multifamily housing, commercial and instiutional uses shall be located in enclosures to screen them from view from any direction. Refuse enclosures shall have solid covers to prevent rainwater intrusion and windblown trash, in compliance with City of Temecula requirements. Enclosures shall be opaque for at least the height of the refuse container. See Section 9.6 for fence, wall and gate guidelines. Enclosures shall be sized per the City of Temecula Waste and Recycling Guidelines, subject to the City's franchise agreement for refuse and recycling collection and disposal. See Section 7.8 Waste Management for further information. Garage space must be provided for trash, recycling and green waste bins beyond the minimum parking dimensions prescribed in Section 10.9. Afir SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-23 (DESIGN GUIDELINES 9 — 9.5.2 Examples of Discouraged Utility Placement: These utilities are not screened, block views of the building and obstruct movement. November 2017 SPECIFIC PLAN A tir 9.6 Fences, Walls and Gates Fences and walls are limited to 6 feet high in residential areas and 3 feet high in required front setbacks, except where serving as a guardrail. Fences and walls may only be used for screening of private open spaces, motor courts, utility and refuse areas, and for safety at swimming pools, etc. There are no gated communities at Altair. Fences should not be installed to imply exclusivity or separation from the rest of the community, nor should they impede pedestrian circulation. Fences and screen walls shall be of durable, quality materials: wood, stone, plaster, steel, glass. Chain link fencing is discouraged and is not appropriate in areas visible from public view. Any chain link fencing should be black vinyl -coated. See Section 10.8 for further information. Fences that surround yards are encouraged to have some transparency. This may be accomplished with openings or gates that a passerby may peak through, or the structure of the fence itself may be semi -transparent, such as a picket fence. Fences and walls should be integrated with landscaping. Long fences and walls shall be divided into segments with some rhythm or pattern. Decorative elements such as tile, fountains and niches are encouraged. Glass fences are encouraged around community pools and along ravines and slope banks, where privacy is of less concern. It is preferred that the glass be located above a curb or low wall at sloping grades. EXAMPLES OF ARTWORK INTEGRATED WITH FENCE. Afir SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-25 DESIGN GUIDELINES 9 9.6.1 Preferred Fence Examples: These fences are of quality materials, are consistent with their adjacent buildings and enhance the public realm. Gates are opportunities for artistic expression. Unique ornamental gates are strongly encouraged, to signify entry as well as provide identity and character to a home. Walls for screening sound may be necessary in selected locations as identified in the environmental report. While sound walls are typically opaque, the materials used should provide texture and visual interest. Glass is also acceptable at sound walls. Sculptural forms are encouraged. Sound walls should also be integrated with landscaping. 9.6.2 Examples of Discouraged Fence Installations: In the right photo, the gate and security interface are positioned in front of the steps, creating a very defensive impression. The canopy is not suited to the fence. November 2017 SPECIFIC PLAN k it 9.7 Slopes and Retaining Walls Altair is a sloping site and consequently has areas of extreme grade change. While major areas of elevation change, such as the Eastern Slope, are designed in this Specific Plan, there are smaller examples between homes and around patios and terraces throughout the development. These are designed either as slope banks, retaining walls, or a combination of both. Required standards for erosion control and storm water management at slopes are explained in the Grading section of this specific plan. Slopes and stepped walls are landscaped to prevent erosion and soften their appearance, as described in the Landscape Guidelines. Well-designed retaining walls are encouraged to break up large areas of slope bank. Walls are limited in height per the development standards, although walls may be used in stepped combination to accommodate greater level change. Single, large retaining walls should be avoided. Wherever retaining walls are visible to the public from a road, pedestrian walkway, bike path or from off-site, they are limited to 6 feet in height. Walls may be stepped as shown in FIGURE 9-14 where necessary to retain a taller slope. 1. Laid back segmental walls may exceed 6 feet in height and be used throughout the project as long as: a) they adhere to the wall design standards within the Specific Plan (including landscape screening in areas that are highly visible by the public), and b) they are set back from street curbs (if applicable). 2. Vertical retaining walls may not exceed 8' anywhere in the project. In areas where greater than 8' of vertical walls are desired, the wall system shall be stepped. Small-scale modular materials are preferred at retaining walls: stone, cast stone, brick. Plaster veneer, exposed textured or formed concrete and Gabion meshes are only acceptable in small areas. Segmental concrete block is acceptable only where substantially screened by plant material. The finish of segmental concrete block shall be split -face, ground face or textured. Channel block, wood, timbers, earthbags, shotcrete, galvanized sheet exposed piles, stamped or pebble -finish concrete, kribbing (i.e.Kriblock), and modular plastic are strongly discouraged as exposed materials. All walls shall have caps or tie courses at the top. Wall materials shall be graffitti-resistant or have an anti -graffiti coating. Afir EQUAL 4' MIN. Figure 9-14 Retaining Wall Section where Visible to the Public SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-27 DESIGN GUIDELINES 9 9-23 - ENTRY LEVEL Figure 9-15 Stepped Buildings Slopes should be resolved through building forms to the greatest extent possible to avoid the appearance of large terraced building pads. Larger multifamily buildings on sloping sites should have entry level access for pedestrians on an upper level and vehicular access at a lower level, away from the street. Smaller buildings can also be stepped to either side of a green, alley or motor court by partially submerging lower floor garages, as shown in FIGURE 9-15. 9.7.1 Examples for Retaining Wall Design The following examples display both preferred and discouraged attributes for retaining walls at Altair. All retaining wall designs must be reviewed and approved by the Master Developer. Stone Wall November 2017 PREFERRED ATTRIBUTES • Integrated with mixed plant palette. • Multiple planes. • Varied textures and sizes DISCOURAGED ATTRIBUTES • Single monotonous wall plane and top elevation SPECIFIC PLAN1 Segmental Concrete Wall SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES PREFERRED ATTRIBUTES • Wall cap • Sinuous lines • Ends of walls blend into landscape Varied coursing DISCOURAGED ATTRIBUTES • No cap • Clumsy wall terminations • No landscape integration PREFERRED ATTRIBUTES • Wall cap • Sinuous lines • Natural color • Planting is in balance with wall height. DISCOURAGED ATTRIBUTES Unattractive finish • No cap • Drain holes will stain wall • Poor construction 9-29 DESIGN GUIDELINES 9 Formed Concrete Vegetated Wall PREFERRED ATTRIBUTES • Low height • Deep plane offsets create an appealing shadow pattern DISCOURAGED ATTRIBUTES • Artificial stone pattern is not appropriate to exposed pile structure PREFERRED ATTRIBUTES • Variety of color and pattern in plant palette PREFERRED ATTRIBUTES I • Wall structure is completely hidden by plants November 2017 SPECIFIC PLAN tir Textured Concrete Gabion Mesh SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES PREFERRED ATTRIBUTES Interesting + unique texture • Abstract pattern DISCOURAGED ATTRIBUTES Pattern attempts to look like natural stone, unsuccessfully PREFERRED ATTRIBUTES • Interesting mix of colors and materials • Wall plane divided into smaller areas by built-in seating wall cap DISCOURAGED ATTRIBUTES • Scale is too large • No termination at top or base 9-31 DESIGN GUIDELINES 9 9.8 Materials, Textures and Colors Materials should be durable, refined and appropriate to the building style and form, but are otherwise not limited. Limited maintenance of building finishes should be required. Architectural materials should be compatible with surrounding neighborhoods. Buildings should generally have two to four distinct materials, depending on building size, with two material or clor changes on a single facade. Too many materials can be as unattractive as too few. The distinction between materials shall be of texture and pattern, for a rich facade. 9.8.1 Relationship Between Materials: Materials should be used to compliment and support architectural form. Material changes should occur at volumetric breaks or offsetting planes. Material changes within the same wall plane or at outside corners is discouraged, except where necessary to a compelling design. There should be a consistency of design around all sides of a building, with materials and colors wrapping corners. Monotonous or overly consistent lines between colors or materials are discouraged. Appropriate edging and transitions shall be provided between materials, such as trim boards, reveals, edge beams and wall caps. All transitions shall be properly flashed to prevent water intrusion or material failure. 9.8.2 Materials at the Base of a building shall have a hard surface. The exclusive use of stucco is not appropriate at the ground floor of commercial, mixed use, live/work, civic or institutional buildings. Base materials should not be of a lighter quality than materials above. 9.8.3 Veneer Materials such as brick, tile and stone shall wrap outside corners and jambs and only terminate into perpendicular planes. The installation and detailing of brick and stone should be consistent with the historical use of these materials as bearing walls: solid corners, true bonding patterns, struck mortar joints, lintels and wall caps. November 2017 SPECIFIC PLAN A tir 9.8.4 Color Palettes should not be limited to earthtones. Facades should be developed with layers of color, accent colors and contrasting trim. Contrasting cool and warm tones are encouraged, such as warm natural wood against concrete or stucco. 9.8.5 Reflective Materials such as reflective glass or sheet metal should only be used in very small areas where necessary for a compelling design. Darkly tinted glass is discouraged, especially in residential buildings. Shop fronts and community buildings should have highly transparent glazing. 9.8.6 Sloped Roof Materials shall be tile, metal (standing seam or shingle), or slate. Asphalt shingles are discouraged. Wood shakes or shingles are prohibited due to combustibility. Non-combustible (cementitious) alternative shakes may be allowed upon review of a mock-up installation. Integrated solar roof tiles are strongly encouraged. 9.8.7 Roof Drains should be internal wherever possible. Where gutters and downspouts are utilized, they shall be harmoniously integrated with the building design and of highly durable materials. Damaged gutters and downspouts shall be replaced immediately. 9.8.8 Decorative Paving such as brick or concrete pavers, stone or integrally colored concrete is encouraged as an accent to call attention to building entries, celebrate viewpoints or special places, and to clearly demark pedestrian paths such as cross -walks. For large paving areas pervious, light-colored paving should be used to reduce both storm water run- off and heat island affect due to solar absorption. Accent bands can be of darker materials . 9.8.9 Accessory Elements such as screen walls, secondary structures or carports should complement or match adjacent primary buildings in material selection, color and texture, as well as form. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-33 DESIGN GUIDELINES 9 1 NM #MMS_ •MMIll I r, s, mos in MOW in .:• .iun 9.9 Public Art Public art is important to the success of any pedestrian environment and is, therefore, strongly encouraged throughout the community. Art enlivens spaces, aids wayfinding and serves to identify significant places. Public art can vary in scale from grand monuments to small discoveries on a quiet path. Playful art is especially appropriate in areas like playgrounds, parks, and swimming pools that are frequented by children. Everyday functional items such as bike racks, water fountains, benches, picnic shelters or trash receptacles can exhibit whimsy, craft and creativity. Common spaces should incorporate art features where possible. Art installations should be durable and protected from damage. November 2017 SPECIFIC PLAN A tir The City of Temecula requires new development to contribute to Art in Public Places in accordance with Section 5.08 of the Temecula Municipal Code through impact fees. Recognizing that public art is a great community amenity, the Master Developer intends to install artwork throughout Altair and to then seek reimbursement of fees paid towards Art in Public Places, equal to the cost of the art and its installation costs. These installations will be in prominent locations used by the public, as seen in the examples shown in this Specific Plan. Guest developers may also choose to install permanent public artwork within their projects and may also seek reimbursement of their impact fees. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-35 DESIGN GUIDELINE' r:3 KEY PLAN LEGEND: 1. PLANTING 2. SCULPTURE / SPECIMEN TREE 3. COBBLE 4. PAVERS IN ROUND -A -BOUT 5. DECORATIVE CONCRETE 6. CROSSWALK 6 Ejpure 9-16 RQund2bOut CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN Akir 9.9.1 Roundabouts Altair features three roundabouts to calm traffic while improving traffic flow. They also serve as artistic landmarks for the community. Each roundabout has a variety of shrubs, grasses and ground cover, boulders and cobbles as well as sculpture. Decorative pavement such as brick, granite cobbles or concrete unit pavers within the street surface further enhance the roundabout and provide a physical texture change to help slow drivers. Afir Figure 9-17 Roundabout 1 — Elevation CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Roundabout "1", FIGURE 9-16 (Plan) and FIGURE 9-17 (Elevation), located in front of the school site includes a specimen Coast Live Oak and sculptural elements surrounded by shrubs, grasses, boulders and cobbles potentially quarried onsite during grading operations. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-37 (DESIGN GUIDELINES 9 — 9-38 LEGEND: 1. PLANTING 2. SCULPTURE 3. COBBLE 4. PAVERS IN ROUND -A -BOUT 5. SPECIAL PAVING 6. TREE PITS WITH PLANTING 7. CROSSWALK 0 16 ® Figure 9-18 Roundabout 2 - Plan CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN A tir Figure 9-19 Roundabout 2 - Elevation CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Roundabout "2", FIGURE 9-18 (Plan) and FIGURE 9-19 (Elevation), located at the Village "C" core adjacent to the Private Recreation Center and Village "C" Core Park includes a pedestrian zone with tree planters and benches connecting the various residential, commercial and recreational spaces. Roundabout "3", FIGURE 9-20 (Elevation) and FIGURE 9-21 (Plan), located at the extension of First Street includes a large sculpture and a variety of planting species in a banding pattern including shrubs, grasses, boulders and cobbles potentially quarried onsite during grading operations. Figure 9-20 Roundabout 3 - Elevation CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. =ffnISPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-39 DESIGN GUIDELINES 9 9-40 LEGEND: 1. PLANTING 2. SCULPTURE 3. COBBLE 4. PAVERS IN ROUND -A -BOUT 5. BIKE PATH 6. HIKING TRAIL 7. DECORATIVE CONCRETE 8. CROSSWALK FIRST STREET Figure 9-21 Roundabout 3 - Pian CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 1 SPECIFIC PLAN A tir 9.10 Monuments and Gateways 9.10.1 Entry Statement Monument Plan Major and Minor Entry Statement Monument locations are illustrated in Figure 9-23. Major vehicular entries are located on the south and north ends of the Western Bypass and on the east at First Street. The intent of the major monuments is to denote arrival into Altair and to begin to convey the design theme of the community. Three alternatives are included to illustrate the look and feel of the major monuments at a conceptual level. 7 Figure 9-22 Major Entry Monument A - Plan CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. NO OBJECTS OVER 36" HIGH IN VISIBILITY TRIANGLE PER SECTION 10.9 Major Entry Monument -Alternative A Alternative A, FIGURE 9-22 and FIGURE 9-23, shows a low, linear sign wall in the modern rustic motif. The materials consist of corten steel and natural colored concrete. The lettering is a large san serif font easily read from a distance. Native planting and boulders surround and frame the sign but do no block the letters, and a large Coast Live Oak tree is used as an accent. A plan view illustrating the typical location of the major monument is illustrated in FIGURE 9-24. Figure 9-23 Major Entry Monument A - Elevation CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. =ffnISPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-41 DESIGN GUIDELINES 9 North Entry Roundabout 1 oundabout fi South Entry �+ Roundabout 3 j co r .-r-rrrrrm Civic L Center T 1:7 7-11717 m ;/. o • co c 15 OEntry Monuments Gateway Bridge Figure 9-24 Entry Monuments +F Gateways November 2017 0 300' 600' 1200' SPECIFIC PLAN tir DESIGN 9 GUIDELINES Major Entry Monument -Alternative B Keeping with the modern rustic motif, the Alternative B, FIGURE 9-25, features a corten steel sign panel mounted on a gabion wall. The gabion wall stone may be potentially quarried onsite during the mass grading operations. The lettering is a large san serif font easily read from a distance. Native planting and boulders surround and frame the sign but do no block the letters, and a large Coast Live Oak tree is used as an accent. Figure 9-25 Major Entry Monument B - Elevation CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Major Entry Monument -Alternative C Alternative C, FIGURE 9-26, is an angled chevron shaped wedge acting as a retaining wall. This corten steel sign wall maintains the modern rustic motif and provides visual interest with planting spilling over the top. The lettering is a large san serif font easily read from a distance. Native planting and boulders surround and frame the sign but do no block the letters, and a large Coast Live Oak tree is used as an accent. Figure 9-26 Major Entry Monument C - Elevatio CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 DESIGN GUIDELINES 9 E 9.10.2 Major Vehicular Entries The north entry to Altair is at the intersection of Altair Vista and the Western Bypass. This is a major 4 -way intersection with entries on both sides of the Bypass. The south entry is just east of the Bypass before it crosses Murrieta Creek. This entry features open space on two levels separated by stepped retaining walls and landscaping. The lower open space also functions as a drainage basin and will be planted accordingly. The upper open space is a small park at the elevation of Village F, offering vistas to the southeast. Monument signage will be integrated with the retaining walls. The east entry is at the current terminus of First Street. It features a roundabout 9.10.3 Gateways In addition to the entry monuments discussed above, the bridge linking the north and south portions of Village C functions as a gateway into Altair, as seen in FIGURE 9-27. The bridge is a significant symbol of the Altair community as seen from Old Town. This bridge spans over the linear walkway leading from the central park to Main Street and frames the axial view from City Hall up the hillside to the community center and beyond. The bridge connects the two sides of "A" Street in Village C and will carry both vehicular and pedestrian traffic. Therefore, this bridge will be of substantial construction and size. An arched span would also be appropriate here. 9.10.4 Village and Neighborhood Entries Village identifiers are commonly located in the focal parks or greens of each village. Monument signs that imply a separate product type or community segregation are to be avoided. Signage should be unique to each village and have a neighborhood quality. Figure 9-27 Gateway Bridge CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN hr fa6. 9.11 Wind Screening Due to location and topography, prevailing winds at Altair blow from west to east and are stronger in the afternoon. Cool air from the ocean warms as it moves eastward and is then forced up over the ridgeline just west of Altair. The air then picks up velocity as it drops down the east face of the ridge and across the Altair site. The design of all outdoor spaces, especially roof decks, should consider orientation, landscaping and walls to screen against wind and to maintain the comfort of occupants. Courtyards are very appropriate to shelter open space from wind. Water features in particular must be designed and located to avoid overspray in windy conditions. Afir LESS THAN 0.5% LIGHT INTENSITY ABOVE 90° HORIZONTAL PLANE 90° — 80° MAXIMUM 10% LIGHT INTENSITY IN FIRST 10° BELOW HORIZONTAL 9.12 Outdoor Lighting Altair is located approximately 20 miles from the Palomar Observatory. Therefore, exterior lighting must comply with the Zone B restrictions of the Mount Palomar Lighting Ordinance (Riverside County Ordinance No. 655). All fixtures shall have International Dark -Sky Association (IDA) seal of approval. LED lighting shall have a color temperature of 2700K or below to minimize blue light. Exterior lighting should provide for the security of pedestrians. However, too much lighting can be uncomfortable and distracting to neighbors. Development at Altair has been carefully sited to be unobtrusive when seen from other parts of the City. Outdoor lighting should be consistent with that goal. Large areas of lighting or high lumen levels that cause the community to "glow" shall be avoided. Parking lot lighting shall be carefully designed to minimize bright areas that can be seen from Old Town and environs. Light poles should be shorter, so that trees screen upward glare. Light fixtures shall incorporate cut-offs and appropriate lenses to eliminate glare and light spillover to adjacent properties. An even level of light along circulation routes is safer than contrasting areas of brightness and shadow. SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-45 (DESIGN GUIDELINES 9 — 9-46 Light fixture types can help identify different levels of circulation: pedestrian -scale pole lights at public plazas, sidewalks and major walkways, low-level lighting at more private paths and trails, taller poles at vehicle -only roads. Accent lighting shall also celebrate important community design features and monuments. Only structures that are important to community identity, such as the tower or gateway bridge, shall be lit. Lighting of residential or commercial buildings is strongly discouraged. Street lights along Altair Vista should be of a consistent style, material and color. However, some variation in the pole base, or in accessories such as banners, is allowed to distinguish a village or special location. Integration of other systems - such as microcelss, wi-fi, speakers or emergency beacons - into street light poles is encouraged to mimimize redundant support structures. 9.13 Streets The streets of Altair are one of its' most important characteristics. In order for Altair to be a successful development, its' streets must have definition. They should have boundaries, usually building walls of some sort, that communicate where the edges of the street are, that set the street apart, that keep the eyes on and in the street, that make it a place. Width of the street and height of buildings, that create the boundaries of the street, set the stage. The horizontal to vertical proportion of a street determines the scale and character. The elements that are placed in the street, such as trees, landscaping, lighting and street furniture, help to humanize the street. Color and material of horizontal and vertical planes of buildings contribute to the beauty of streets as well but on their own merits will not make a street successful. Spacing of buildings along the street also contribute to the definition of streets. The closer buildings are placed gives the street clearer definition. All of these elements, to a greater or lesser degree, contribute to the beauty of the neighborhood. Chapter4 deals with the design of the principle streets included in the Grading Plan and Tentative Map. The street sections and axonometrics illustrate the quality and design intent of the streets in Altair. The secondary streets that will make up the network of streets within each village should have the same level of quality. Streets should be kept as narrow as practicable, with street parking, trees, landscaping and urban furniture to help beautify and provide a pedestrian - scaled environment. Linking the project's private drives with the surrounding streets is vital for the neighborhood and the rest of the community to avoid the characteristics of a "gated community" that isolates a project and erects barriers. Multiple entry points to the site increases connectivity to the community while providing more convenient circulation for residents and neighbors. Street Standards A street grid scaled for people is fundamental. Streets suitable for pedestrians should avoid excessive block lengths. The objective is to avoid a condition where pedestrians are forced to walk lengthy routes to get to their destination. Long blocks limit travel direction and increase travel time, distance and inconvenience for pedestrians. Pass-through points at mid -block and/ or at the corners of the development should be utilized to enhance walkability and encourage foot traffic to surrounding villages, local businesses, schools and community amenities. In order to accomplish this objective, there shall be a maximum 300 -foot distance between cross -streets or pedestrian paths to adjacent streets. November 2017 SPECIFIC PLAN A tir PREFERRED: URBAN GRID STREET PATTERN DISCOURAGED: SUBURBAN STREET NETWORK WITH CUL—DE—SACS Figure 9-28 Street Organization Pedestrian only streets (paseos or mews) are highly encouraged to improve walkabilty. Paseos can be as narrow as 6 feet wide with adjoining yard setbacks of up to 10 feet. Where residential yard setbacks are not provided, the width of the mews shall be a minimum of 15 feet. To ensure the durability and longevity of road surfaces, upgraded concrete pads shall be utilized in turn -around areas used by heavy utility vehicles such as trash collection trucks within the project. All streets must be capable of bearing an 80,000 pound gross vehicle weight for fire trucks and equipment, per the Temecula Municipal Code and California Fire Code. 9.14 Signage Community -wide Signage Guidelines will be submitted and reviewed as more precise design evolves at Altair. Signage shall follow the general standards established in Temecula Municipal Code Chapter 17.28 Article 1, except that commercial signs are not prohibited next to residential areas and signage is allowed on awnings and canopies that project into the public right of way per Figure 10-4. The Guidelines should allow for stylistic variation between villages. There should not be a single signage theme or material used uniformly throughout Altair. Design, materials and color should support and celebrate the character and identity of the particular village, and not individual developments. While sub -development name signs are allowed for way -finding, they should be discrete and must not compete with other village signage for visibility. Signage for multifamily housing, commercial and institutional buildings should be mounted on the buildings, except at the Civic Site and school, which may have each have one major and one minor free-standing monument sign. Sign standards are discussed further in Section 10.5. Where these standards are more restrictive than those in the Municipal Code, the standards in this Specific Plan shall apply. Project Pre -application Submittal requirements for signage are outlined in Section 11.1.3.(2). Street identification signs should be consistent throughout Altair. They should be simple and legible from a safe driving distance and at night. Street signs or sign supports are not allowed to span over streets. Afir SPECIFIC PLAN November 2017 DESIGN 9 GUIDELINES 9-47 DESIGN GUIDELINES 9 9.15 Accessibility Altair strives to provide a supportive neighborhood for an inclusive population, especially those with physical disabilities. Development at Altair will fully comply with all applicable accessibility guidelines and regulations of the Americans with Disabilities Act (ADA), Fair Housing Act (FHA) and California Building Code (CBC). Builders are strongly encouraged to go beyond these baseline requirements to meet the specific housing needs of the disabled. An example would be dwelling units and common spaces equipped with visual aids and open floor plans to assist the Deaf and increase resident safety. Builders are also encouraged to offer customized dwelling amenities to meet the particular special needs of buyers. November 2017 SPECIFIC PLAN A tir a kir DEVELOPMENT STANDARDS Al f"Ai r DEVELOPMENT STANDARDS 10.1 Application These Development Standards should be used integrally with the regulations set forth in Section 3 Land Use, the village descriptions in Section 3 and with Section 9 Design Guidelines. 10.2 Zoning Unless otherwise indicated, the standards described below and in other sections of this Specific Plan replace Chapter 17.06 "Residential Districts" of the City of Temecula Development Code in its entirety. Development regulations for the Altair Specific Plan are prescribed in the following Tables 10-1 and 10-2. Uses listed in Table 10-1 are as defined in the City of Temecula Development Code with the following additions: Live/Work means a dwelling unit with both residential and commercial uses, wherein the commercial space is at the ground floor and the commercial or business activity is conducted by the resident of the contiguous dwelling unit. Commercial activities are limited to the nonresidential and commercial uses allowed in Table 10-1. Community Gardens are shared land areas that are collectively farmed or gardened. They may be sub -divided into individual plots, each maintained by a single gardener or family, although that is not mandated. At Altair, community gardens are intended for the cultivation of non- commercial produce and ornamental plants to be consumed by local residents. The raising or use of animals is not permitted. 10.2.1 Prohibited Uses: The following uses are prohibited in all zones: Adult Entertainment Business Drive -Through Businesses Marijuana Dispensary Tattoo Studio Pawn Shop Donation Center ( temporary donation collection events are allowed ) Gas Station 10.3 Height Limits and Vertical Projections Building height limits listed in TABLE 10-2 are to highest roof deck. Roof parapets, railings, spires, flues, chimneys, elevators, mechanical equipment and screens, antennas, or similar architectural, utility or mechanical features may extend an additional 15 feet beyond the listed height limit. Building height shall be measured from the lowest of either pre-existing grade or proposed finished grade, as defined in City of Temecula Development Code Chapter 17.34 "Definition ofTerms". Buildings greater than 55 feet in height from the lowest floor of fire department access shall provide certain high-rise provisions in compliance with Section 15.16.020-1.1.7.1 of the Temecula Municipal Code. SPECIFIC PLAN November 2017 10-1 DEVELOPMENT STANDARDS 10 Legend P C Use is permitted in subject zone Use is conditionally permitted subject to the approval of a Conditional Use Permit (CUP) Use is prohibited in subject zone Notes 1 Parking for park visitor use only. 2 Conform with Housing Type regulations per Sections 10.10-10.22. 3 A CUP is required if use is added after initial development. 4 Conform with "accessory dwelling" regulations per Sections 10.11-10.22. 5 Permitted only as an ancillary use to the Nature Center. 6 Only a park ranger's residence is permitted, subject to City design review. 7 See Temecula Municipal Code Section 17.10, Supplemental Development Stds. Table 10-1 Permitted Uses November 2017 SPECIFIC PLAN A kir Open Space Residential Mixed Use Public/Institutional Description of Use I ZONE: SP -AO SP -NO SP -R SP -M SP -MR SP -E SP -C Residential 2 Single-family detached Duplex (two-family dwellings) Single-family attached (greater than two units) Multiple -family - - - - - - - - P P P P P P P P P P P P - - - - P 6 - - - Manufactured Homes Mobilehome Park Efficiency / Micro- Units 2 Secondary Dwelling Unit 4 - - - - - - - - - - P P - - P P - - P P - - - - - - - - Group Homes Congregate care facilities (elderly or disabled) Residential care facilities 2 (for elderly, disabled, mentally disordered, dependent or neglected children) Recovery or treatment facility 7 - - - - - - - - C C C C C C C - C C C - - - - - - - - - Guest House 4 Boarding, rooming and lodging facilities 7 Bed and breakfast establishment 7 - - - - - - C C C P P P P P P - - - - - - Family day care homes Live/ Work Home Occupation - - - - - - P P P P P P P P P - - - - - - Nonresidential Day care centers Educational, K -8th grade Educational, trade or vocational school Higher Education Nature Center / Visitor Center Conference facility Libraries Museums and galleries (nonprofit) Nonprofit clubs and lodge halls Religious Institutions Hospital and Ancillary Medical Office - - - - - - - - - - - - - - - - - - - - - - P 3 - - - - - P 3 P 3 P 3 - - P - - - - - P P P C - C - - - - - P P P C - P P - - - - P P - C - - - - - P P 5 P 5 P 5 - - - Commercial Retail Restaurant Offices - - - - - - P P P P P P P P P - - - P 5 P 5 P 5 Open Space Community Gardens Athletic Field BicyclePaths/Trails Communications and microwave installations Game courts, badminton,tennis, racqetball Nature centers / exhibits Parking Areas Picnic group facilities Private parks and recreation facilities Public parks and recreation facilities Recreational vehicle park Riding stable, public or private Shooting galleries, ranges, archery courses P P P C P P P 1 P P P - - - - - C - - C - C - C - - - P - P C - P P P P - - - - - - P C P - P - P - - - - - - P C P - P - P C - - - P P P C P P P P P P - - - C - P C - P P 1 P P P - C - Legend P C Use is permitted in subject zone Use is conditionally permitted subject to the approval of a Conditional Use Permit (CUP) Use is prohibited in subject zone Notes 1 Parking for park visitor use only. 2 Conform with Housing Type regulations per Sections 10.10-10.22. 3 A CUP is required if use is added after initial development. 4 Conform with "accessory dwelling" regulations per Sections 10.11-10.22. 5 Permitted only as an ancillary use to the Nature Center. 6 Only a park ranger's residence is permitted, subject to City design review. 7 See Temecula Municipal Code Section 17.10, Supplemental Development Stds. Table 10-1 Permitted Uses November 2017 SPECIFIC PLAN A kir DEVELOPMENT 10 STANDARDS Standards 'illage E Village F Village G School 8 Civic Site min. max.3 min. maxi min. maxi min. max.3 min. max.3 min. maxi min. max.3 min. max.3 min. maxi Lot Minimum Lot Area N/A Minimum Lot Frontage Determined by Building Type. See Sections 10.10-10.18 and Table 10-4 Setbacks (feet) 1'2 From Altair Vista Property Line 3 4 10 4 3 10 3 5 5 0 5 5 0 5 5 3 - 3 - 5 From Western Bypass ROW 20 130 20 100 10 - 10 From Ridge Park Drive ROW 20 160 From Coromell Trail ROW 3 From "A" Street Property Line 0 5 From Camino Estribo ROW 10 All other Lot Lines 0 - 0 - 0 - 0 10 0 10 0 10 0 : 10 0 - 0 - Height Maximum Height (feet) 6'7 65 70 75 65 55 55 55 50 50 Maximum Stories 5 5 5 4 4 4 4 2 2 Other Requirements Park Space Minimum total area 0.95 acre 0.60 acre 5.00 acres 0.80 acres 0.50 acres 1.00 acres 0.35 acre 2.00 Minimum contiguous area 0.65 acre 0.40 acre 5.00 acres 0.80 acres 0.25 acres 0.40 acres -- 1.50 Common Open Space (sq. ft. per unit) Determined by Building Type. See Section 10.10-10.18 and Table 10-4 Private Open Space (sq. ft. per unit) Determined by Building Type. See Sections 10.10-10.18 and Table 10-4 Allowable Building Types Detached Housing (Section 10.11) ■ ■ 1 SI 1 • , 8 Multiplex (Section 10.12) ■ ■ ■ ■ r • r . 8 Rowhouse (Section 10.13) ■ • IN ■ • . 8 Live / Work (Section 10.14) ■ • ■ . 8 Multifamily Walk -Up (Section 10.15) N ■ 8 Multifamily Podium (Section 10.16) 8 8 Micro Unit (Section 10.17) Mixed Use (Section 10.18) 8 Iconic Tower (Section 10.19) Civic Buildings (Section 10.20) School Buildings (Section 10.21) Community Buildings (Section 10.22) • Notes: 1. Setbacks do not apply to interior lot lines. 2. See Section 10.4 for allowable encroachments into setback area. 3. At least 30% of the building frontage area must comply with the maximum setback. See Fig. 10-1 4. Measured from Boundary Road easement at Village A. 5. May be increased to 8 feet maximum where an arcade is provided per Section 9.4. 6. Structure height is measured as the vertical distance from the grade established by the Grading Plan exhibit referenced in this Specific Plan to the highest point of the parapet of a flat or mansard roof, or to the mid -point of a gable, hip or gambrel roof. Screened mechanical and electrical equipment, chimneys, towers, railings and other integral parts of a building or structure occupying no more than five percent of the roof area shall be excluded from this measurement. Photovoltaic panels and their support framework may be excluded from this measurement. 7. Buildings greater than 55 feet in height from the lowest floor of fire department access shall provide certain high-rise provisions in compliance with the Temecula Municipal Code and California Fire Code. 8. If the School District elects not to receive the land, the land may be developed with the indicated residential uses. Setback and height regulations will match Village B. The park space requirements remain. Table 10-2 Zoning Regulations SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 10-4 10.4 Setbacks and Build -To Line Required setbacks are determined by the fronting street or boundary within each village per TABLE 10-2, not by zone. Setbacks are required only at the designated street and boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. 10.4.1 Build -To Line: These standards enforce a build -to line to define the streetscape and enhance the pedestrian character of Altair. Build -to lines are required at all street frontages listed in Table 10-2, so there may be multiple build -to lines on a lot. The build -to line is established by the placement of the building relative to required setbacks. The build -to line is essentially the front vertical plane of the building enclosure. To encourage multiplane facades, between 50% and 100% of the building front at street level shall be at the build -to line. Between 40% and 80% of the building front at upper levels shall be at the build -to line. The frontage -facing plane(s) of the remainder of the building must be within 30 feet maximum of the build -to line. 10.4.2 Encroachment into Setbacks: Architectural features including wall projections, eaves, overhangs, extensions, decorative materials and artwork may extend into the required setback zone. Porches, balconies, steps and landings, awnings and canopies (with or without vertical support) may encroach into setbacks, provided that the aggregate of these elements does not exceed 75% of the frontage length. Bay windows and chimneys may encroach no more than 2 feet 6 inches into setbacks. FOPERTY DIE SETBACK PER FABLE 10-2 ROOFED PORCHES AND PORCHES SUPPORTING TERRACES ABOVE MAY BE LOCATED IN THE SETBACK, INCLUDING COLUMNS, ARCHES. PARTIAL NaLLS, RAILING AT4D STEPS RSSOCLITED WITH THE PORCH. Figure 10-1 Allowable Setback Encroachments - Porch November 2017 SPECIFIC PLAN A tir liBUIWING HEIGHT PER TABLE 10-2 UVfS, CORNICES AND ROOF O VERIH G5 MAY DE LOCATED ▪ RE SETBACTS ENTRY OVERHANGS k CR4A1 ENT NAY PROJECT IN1D THE SETBACK PALINGS CR LOW HALLS SHALL NOT ENCROACH RETCND THE PROPERTY LNE STOOPS MAY RE LOCATED IH THE SEBAGC SUB. f PER TABLE 10-2 51 21 Figure 10-2 Allowable Setback Encroachments - Stoop DEVELOPMENT 10 STANDARDS TRELLISES AND SUNSCREENS. MAY BE LOCATED IN THE SETHACK GARDEN was MAY BE LOCATED IN THE SETBACK. WALLS. SHALL BE INTEGRATED WITH WIBSCAPINC. SEE DESIGN GUIDELINES. s SEI&LM PER THEE 10-2 BUND -TO LINE Figure 10-3 Allowable Setback Encroachments - WaIIs+Trellises 10-5 SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 BUILDING HEIGHT PER TABLE 10-2 BALCONIES, EYEBROWS AND ROOF OVERHANGS MORE THAN 8'-0' VERTICALLY ABOVE THE SIDEWALK WY OVERHANG THE PROPERTY LINE BY UP TO 2'-0' MAX SIGNAGE PERMITTED IN EITHER LOCATION WALL -MOUNTED AWNINGS OR CANOPIES MORE THAN 8'-0' VERTICALLY ABOVE THE SIDEWALK WY OVERHANG THE PROPERTY UNE BY UP TO 4'-0 BLADE SIGNS MAY OVERHANG PROPERTY UNE BY BUILT-IN PLANTERS MAY BE LOCATED IN THE SETBACK SETBACK PER TABLE 10-2 Figure 10-4 Allowable Setback Encroachments - Awnings, Balconies, Roofs November 2017 SPECIFIC PLAN A tir BUILDING HEIGHT PER TABLE 10-2 MAIC BALCONIES MORE THAN B'-0° VERTICALLY ABOVE THE SIDEWALK MAY OVERHANG THE PROPERTY LINE BY UP TO 2'-0° SIGNAGE MAY PROJECT INTO SETBACK ARCADES OR CANOPIES SUPPORTED ON COLUMNS MAY NOI EXTEND BEYOND THE PROPERTY LINE. 0 SETBACK PER TABLE 10-2 5 SETBACK MAY Rt INCREASED 10 ti' -o" WY WHERE AN - ARCADE IS PROVIDED AND - FACE OF ARCADE IS AT PROPERTY LINE Figure 10-5 Allowable Setback Encroachments - Arcades SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS 10-7 DEVELOPMENT STANDARDS 10 10.5 Signage Signage shall follow the general standards established in Temecula Municipal Code Chapter 17.28 Article 1, except that commercial signs are not prohibited next to residential areas and signage is allowed on awnings and canopies that project into the public right of way. 10.5.1 General Sign Standards: 1. A community -wide Sign Program for the Altair Specific Plan area may be submitted to the Planning Department for approval. 2. Individual development projects shall include signage exhibits with each Pre -Application Submittal to the City of Temecula per Section 11.1.3 (2). 3. All signs erected or modified in style, color or construction shall obtain a sign permit and shall be consistent with the Altair Sign Program and with approved Pre -Application exhibits. 4. Pylon signs and internally illuminated cabinet signs are prohibited. 5. Internally illuminated channel letters are discouraged. External illumination is preferred at all signs. 6. Illumination for signs must comply with the Zone B restrictions of the Mount Palomar Lighting Ordinance (Riverside County Ordinance No. 655) and with the MSHCP Urban/ Wildlands Interface Guidelines. 10.5.2 Building -Mounted Sign Standards: 1. Building signs include wall -mounted, window, blade and awning signs. 2. Commercial and office uses may have two signs for each business. The signs may be of two different types listed above. 3. Signs shall not be located above the finished floor elevation of the level above street level. The only exception shall be for only retail or restaurant uses above street level, where a sign for that establishment may be mounted at the main floor level for that retail or restaurant space. Sign Band Integrated with Architecture Window Sign Figure 10-6 Building -Mounted Signs 1 No Signs Allowed Floor Line Signs Permitted November 2017 SPECIFIC PLAN tir 4. Signs shall be integrated into the building's architecture in style, location, proportion and materials. Building designs should provide logical locations for signage, while avoiding monotony across a long facade. 5. Sign colors shall provide sufficient contrast to be clearly legible, while complimenting the color scheme of the building. 6. Signs are allowed on awnings. Awnings may project into the public right of way or street easements per Figure 10-4. 7. Awnings shall be of canvas or other durable fabric. Hard plastic or vinyl awnings and internally illuminated awnings are prohibited. 8. Window signs are allowed in commercial, institutional, live/work and mixed-use buildings, but should not block or obscure transparency. Window signs are only permitted at street level. WINDOW SIGNS THAT BLOCK TRANSPARENCY LIKE THESE SHADE SIGNS ARE PROHIBITED 9. Blade signs are allowed and may encroach into setbacks as shown in Figure 10-5. Blade signs may also project into the public right of way or street easements by up to three feet. 10. The vertical clearance below blade signs and hanging signs shall be 8'-0" minimum. 11. Blade signs shall not be internally illuminated. 12. See Building Types in Section 10.10 through 10.22 for other restrictions on signage. 10.5.3 Monument Sign Standards: 1. Each residential development is limited to one (1) monument sign. 2. External illumination is required for monument signs. 3. Monument signs shall be integrated into the landscape design. 4. Monument signs are limited to one place name or business name, except directional signs may include multiple place names. 5. Monument signs for residential developments are limited in size to 32" high and 60" wide. Figure 10-7 Monument Signs 10.5.4 Sign Size and Scale: Signs shall be of an appropriate size and scale for a pedestrian, smart growth neighborhood. Auto - oriented signage is discouraged. Signs shall not be oriented toward the freeway or Western Bypass. Afir SPECIFIC PLAN November 2017 32" max. 10-9 DEVELOPMENT STANDARDS 10 10.6 Conceptual Landscape Plan The landscape at Altair will be a key contributor to creating the community's sense of place. The plan will feature natural (native) landscaped open spaces and natural materials such as boulders and cobble contrasted with contemporary elements and materials of design such as corten steel or gabion walls. The preserved and restored natural open space, the Western Bypass streetscape and the Coromell Trail streetscape will lean towards a natural feel similar to the surrounding hillsides, while the urban villages, village streetscapes and parks will have a more refined contemporary flavor. Primarily native as well as non-native low water use plants will be introduced into the urban village areas and parks using clean, geometric patterns. Figure 10-8 categorizes the primary landscape tree types, quantity and arrangement for Altair along with areas of preserved open space and restored open space. Tree types are categorized in Appendix A. (This list is intended as a general guideline and is not all inclusive.) Restored natural open spaces and slopes will utilize the "Tyson Method" supplemented with additional native container stock and/ or seed. The Tyson Method removes (scrapes) the existing vegetation and top layer of seed -bearing topsoil from native areas slated for mass grading, grinds the plant/topsoil mixture and stores it in windrows, then redistributes the material back onto the surface of the completed manufactured slopes. This provides a natural seed bank and mulch material which helps to prevent erosion and encourages natural regrowth of the former vegetation. Container stock and seed for open space restoration (excluding trees) shall be propagated and collected from existing open space areas to ensure genetic compatibility and planted in addition to the Tyson Method mixture. Open space drainage draws, bioretention areas and bioswales shall be landscaped with native riparian vegetation. The list of shrubs, groundcovers and vines in Appendix A provides an opportunity to create a predominantly low water use landscape within the landscape theme of the community. (This list is intended as a general guideline and is not all inclusive.) Figure 10-9 through Figure 10-12 conceptually illustrate the landscape of each Village Planning Area. Building massing is shown on these exhibits only in order to convey potential landscape areas and urban fabric as related to the landscape, trails, bikeways, key walkways, streets, parks, and open space. Figure 10-13 shows the location of street trees referenced by street in Appendix A, Plant Lists. Trees shall be selected from the range of species designated for each street. Please refer to the Circulation Plan -Vehicular, Circulation Plan -Pedestrian/ Bicycle, Open Space and Recreation Plan, and Entry Statement Monumentation Plan for additional design requirements and landscape illustrations for each of those planning categories. November 2017 SPECIFIC PLAN PRESERVED/ RESTORED OPEN' SPACE ')c6 c, OFF SITE OPEN SPACE Ra, VILLAGE `A' PARK o` Baa �a VILLAGE 'B' PAR 40,4410 SCHOOL • RECREATION HOA RECREATION CENTER CLUBHOUSE UPPER STAIRCASE SEATING PLAZA PROMENADE VILLAGE 'C' CORE PARK MAIN ST. PLAZA OLD TOWN 0 GRAND STAIR w WUA VILLAGE 'E' PARK / VILLAGE 'D' PARK VILLAGE `F' PARKS WILDLIFE FENCE CIVIC SITE Figure 10-8 Conceptual Landscape Plan SPECIFIC PLAN CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 DEVELOPMENT 10 STANDARDS DEVELOPMENT STANDARDS 10 C NATURAL SLOPES USING TYSON METHOD, HYDROSEED AND CONTAINER STOCK PER LANDSCAPE GUIDELINES. TYP. (TEMPORARILY IRRIGATED) PRESERVED OPEN SPACE ■ TEMPORARY SLOPES HYDROSEED PER LANDSCAPE GUIDELINES. TYP. (TEMPORARILY IRRIGATED( TREES CONCENTRATED AT TOE OF SLOPE FOR A NATURAL CHARACTER WESTERN BYPASS TREES CLUSTERED WITH VARIABLE SPACING FROM 1R TO 400' WITH AN AVERAGE COUNT OF 40' ON CENTER. ( NATURAL SLOPES USING TYSON METHOD. HYDROSEED AND CONTAINER STOCK PER LANDSCAPE GUIDELINES (PERMANENTLY IRRIGATED) TREES CONCENTRATED AT TOE OF SLOPE FOR A NATURAL CHARACTER AND TO PRESERVE SCENIC VIEWS. TYP. STREET TREES WITHIN URBAN VILLAGES SPACED 24' 0 C. TO REDUCE URBAN HEAT ISLAND EFFECT AND TO PROVIDE SHADED SIDEWALKS_ TYP Figure 10-9 Landscape Exhibit 1 CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN NATURAL SLOPES USING TYSON METHOD. HYDROSEED AND CONTAINER STOCK PER LANDSCAPE GUIDELINES, TYP (TEMPORARILY IRRIGATED) NATURAL SLOPES USING TYSON METHOD, HYDROSEED AND CONTAINER STOCK PER LANDSCAPE GUIDELINES, TYP. (PERMANENTLY IRRIGATED) ■ TEMPORARY SLOPES HYDROSEED PER LANDSCAPE GUIDELINES, TYP (TEMPORARILY IRRIGATED) SHADE TREES AT BIKEWAY AND TRAIL TO REDUCE URBAN HEAT ISLAND EFFECT AND TO PROVIDE A COMFORTABLE CIRCULATION CORRIDOR. DEVELOPMENT 10 STANDARDS WESTERN BYPASS TREES CLUSTERED WITH VARIABLE SPACING PROM 15' TO 100' WITH AN AVERAGE COUNT DF 40' ON CENTER. ■ DRAINAGE DRAW WITH NATIVE ---.- RIPARIAN VEGETATION PRESERVED OPEN SPACE TREES CONCENTRATED AT TOE OF SLOPE FOR A NATURAL CHARACTER AND TO PRESERVE SCENIC VIEWS. TYP. STREET TREES WITHIN URBAN VILLAGES SPACED 24' 0 . TO REDUCE UREAN HEAT ISLAND EFFECT AND TO PROVIDE SHADED SIDEWALKS, TYP. Figure 10-10 Landscape Exhibit 2 CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 10-13 DEVELOPMENT STANDARDS 10 H ■ ■ NATURAL SLOPES USING TYSON METHOD, HYDROSEE❑AND CONTAINER STOCK PER LANDSCAPE GUIDELINES. TVP. TEMPORARILY IRRIGATED) NATURAL SLOPES USING TYSON METHOD, HYDROSEED AND CONTAINER STOCK PER LANDSCAPE GUIDELINES. TY? (PERMANENTLY IRRIGATED) TEMPORARY SLOPES HYDROSEED PER LANDSCAPE GUIDELINES. TYP. (TEMPORARILY IRRIGATED) TREES CONCENTRATED AT TOE OF SLOPE FOR A NATURAL CHARACTER AND TO PRESERVE SCENIC VIEWS, TYP. SHADE TREES AT TRAIL TO WESTERN BYPASS TREES REDUCE URBAN HEAT ISLAND CLUSTERED WITH VARIABLE Il 1 �i r 99A1 EFFECT AND TO PROVIDE A SPACING FROM 15 TO IOD' I i COMFORTABLE CIRCULATION WITH AN AVERAGE COUNT 1 7. CORRIDOR. OF 4D' ON CENTER SHADE TREES AT BIKEWAY TO REDUCE URBAN HEAT ISLAND' EFFECT AND TO PROVIDE Al COMFORTABLE CIRCULATIO CORRIDOR C r ▪ a STREET TREES WITHIN URBAN VILLAGES SPACED 24' O.C. TO REDUCE URBAN HEAT ISLAND EFFECT AND TO PROVIDE SHADED SIDEWALKS. TYP Figure 10-11 Landscape Exhibit 3 CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. November 2017 SPECIFIC PLAN NATIVE SLOPE RESTORATION USING TYSON METHOD. HYDROSEED, AND CONTAINER STOCK PER LANDSCAPE GUEDLINES. TYP (TEMPORARILY IRRIGATED) DEVELOPMENT 10 STANDARDS PRESERVE OPEN SPACE PRESERVE OPEN SPACE NATIVE TREES CONCETRATED AT TOE OF SLOPE FOR NATURAL CHARACTER. TYP. NATURE TRAIL. TYP Figure 10-12 Landscape CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 10-15 L DEVELOPMENT STANDARDS 10 WESTERN BYPASS ALTAIR VISTA COROMELL TRAI A STREET B STREET C STREET 0 ROUNDABOUT Refer to the Vehicular Circulation Plan for spacing and quantities per street. Refer to the plant list Appendix for tree species and species percentages per street. Figure 10-13 Street Tree Plan November 2017 SPECIFIC PLAN tir Afir 10.6.1 Landscape Development Standards 1. All detailed landscape plans shall be prepared by a California Licensed Landscape Architect for review and approval by the City of Temecula. 2. "Master Developer" and perimeter "Unit Tract" walls and fences will be prohibited at Altair to accommodate and encourage pedestrian and vehicular circulation throughout the community. Walls and fences are allowed for areas such as private residential courtyards, pool enclosures, or other areas where fences are required for safety. Fence materials shall be compatible with the architectural schemes and may include tubular steel view fence, stucco, stone veneer, or material that matches building architecture. Materials such as barbed wire and chain link are prohibited, except as noted in Section 10.8. Also se Section 9.6 for fence wall and gate design guidelines. 3. Retaining walls shall be softened or screened with trees, shrubs and vines. See Section 9.7. 4. At the time of recordation of any final subdivision map which contains greenbelts or open space areas, the subdivision shall have those common areas conveyed to the property owners association or appropriate public maintenance entity either in fee title or as an easement. 5. All planting, irrigation and built elements of open space, parks, streetscapes, monuments, walls, fences, street furnishings, pedestrian bridges, and slopes shall be maintained by an HOA, private maintenance association, or public maintenance entity. 6. All landscaping shall meet the City of Temecula Water Efficient Ordinance, Chapter 17.32 of the City of Temecula Development Code or to the satisfaction of the Planning Director. 7. All loading, service, parking areas, and trash enclosures shall be screened with appropriate green -screens, vines, trees or shrubs at the direction of the City of Temecula. 8. The minimum sizes for trees, shrubs and groundcover shall meet City Code requirements. 9. All parking lot landscaping shall be consistent with the City of Temecula Development Code requirements. 10. Slopes shall be revegetated with trees, shrubs, groundcover, and seed (or mulch) to prevent erosion control. 11. Typical residential front yard landscape requirements shall be in conformance with the City of Temecula Development Code. Special lots or configurations shall have modified landscape standards approved by the Planning Director. 12. Graded or disturbed areas not to be developed shall be treated per the approved Storm Water Pollution Prevention Plan. 13. Developers/ applicants of each property shall ensure that plantings at maturity will not interfere with utility lines and traffic sight lines. SPECIFIC PLAN November 2017 10-17 DEVELOPMENT STANDARDS 10 14. Horticultural soil tests and recommendations shall be required for each developed area based on the proposed plant list for that area. (CA native plants require different horticultural amendments compared with ornamental plants and this shall be reflected in the test recommendations.) 15. All landscape areas shall be designed with a permanent below grade irrigation system based on current code requirements and the latest efficiency technologies. Restored native slopes may utilize a temporary system until established, but shall also be below grade and shall be shut off after full establishment. 16. Each landscape area shall be maintained by the landscape installer fora minimum of 90 days prior to the perpetual maintenance entity taking control of that area. 17. Weather -based or Soil moisture -based irrigation controllers shall be set to "automatically adjust" on or before day 60 of the 90 -day maintenance period. The installing contractor shall make fine-tuned adjustments to each station as necessary during days 60 to 90 of the 90 -day maintenance period in order to maximize water efficiency and plant health. 18. The landscape palette shall conform to the State of California Model Landscape Ordinance. 19. All landscape design and plant selection shall be compatible with recycled water use. 20. Plant species identified in Table 6-2 of the Multiple Species Habitat Conservation Plan (MSHCP) shall not be used in areas adjacent to the MSHCP corridor and/or native open space. 21. Recommend a guideline for care and long term maintenance of Oak trees be established. 22. Espaliers, or columnar small tree/clipped hedge, and vines should be used to soften building massing where limited planter areas and/or building density does not allow adequate room for typical tree placement or shrub massing. November 2017 SPECIFIC PLAN A tir Afir 10.6.2 Natural (Permanent) Slopes: All permanent natural slopes (See Conceptual Landscape Plan for Locations) shall be revegetated with native landscaping utilizing native container stock and seed in addition to the "Tyson Method". The Tyson Method removes (scrapes) the existing native vegetation and top layer of seed -bearing topsoil from native areas prior to mass grading, grinds the plant/topsoil mixture and stores it in windrows, then redistributes the material back onto the surface of the completed manufactured graded slopes. This provides a natural seed bank and mulch material which helps to prevent erosion and encourages natural regrowth of the former vegetation. Except for boxed and larger container trees, supplemental container stock and seed for slopes should be collected and propagated from existing open space areas prior to grading to ensure genetic compatibility. Restored plant communities shall be designed to be consistent with the plant communities of the adjoining open space (i.e. Diegan coastal sage scrub next to Diegan coastal sage scrub, Southern mixed chaparral next to Southern mixed chaparral, etc.) especially along the Western Bypass Corridor and preserved natural open space areas. Slope banks five feet or greater in vertical height with slopes between 5:1 and 2:1 shall, at a minimum, be irrigated and landscaped with a combination of appropriate shrubs, vegetative ground cover, and mulch that will absorb rainwater and reduce runoff for erosion control. All trees and shrubs shall be planted in staggered clusters to soften and vary the slope plane. If drip irrigation is used on slopes, a fertilizer injector system shall also be used. A. Slope banks five feet or greater in vertical height with slopes greater than or equal to 3:1 shall, at a minimum, be irrigated and landscaped with a combination of appropriate shrubs, vegetative ground cover, and mulch that will absorb rainwater and reduce runoff for erosion control, and to soften their appearance as follows: 1. One 15 -gallon or larger tree per each six hundred square feet of slope area. Large growing native trees, such as Coast Live Oaks, shall be clustered and concentrated at toes of slopes to emulate patterns found in nature (bigger trees in wetter areas at bottoms of slopes) and to accommodate views from residential pads. (Small native trees including Toyon, Laurel Sumac, Lemonadeberry, and Sugar Bush may be used on the remaining slope areas to meet the intent of this requirement); 2. One 1 -gallon or larger shrub for each one hundred square feet of slope area; and 3. Appropriate vegetative ground cover that will absorb rainwater and reduce runoff. SPECIFIC PLAN November 2017 10-19 DEVELOPMENT STANDARDS 10 10-20 B. In addition to the requirements above, slope banks in excess of ten feet in vertical height with slopes greater or equal to 2:1 shall also provide a 5 -gallon or larger tree per each one thousand square feet of slope area. Large growing native trees, such as Coast Live Oaks, shall be clustered and concentrated at toes of slopes to emulate patterns found in nature (bigger trees in wetter areas at bottoms of slopes) and to accommodate views from residential pads. (Small native trees including Toyon, Laurel Sumac, Lemonadeberry, and Sugar Bush may be used on the remaining slope areas to meet the intent of this requirement). C. Western Bypass Corridor slopes, as illustrated on the Conceptual Landscape Plan, shall comply to the requirements above and shall be irrigated on a temporary basis until establishment (estimated 3 to 5 years) or non -irrigated (only if planted during the appropriate season with the approval of the City.) - Refer to Section 8 Open Space and Recreation Plan for additional information. - Refer to the Appendix for plant list. 10.6.3 Temporary Slopes: Temporary Slopes occur within Villages and are likely to be re -graded during the construction of that village. Temporary slopes are illustrated on the Conceptual Landscape Plan and shall be hydroseeded and temporarily irrigated. - Refer to the Appendix for plant list. 10.6.4 Hiking Trails. Bikeways: Restored natural open spaces and slopes adjacent to the hiking trails and bikeways will utilize the same landscape guidelines as Natural (Permanent) Slopes. Larger native trees shall be clustered around trails and bikeways to provide a natural appearance and shade for pedestrians. - Refer to Sections 4 and 8 for additional information. - Refer to the Appendix for plant list. Key Pedestrian Walkways: When not within natural slope areas, key pedestrian walkway areas shall use a combination of SoCal native and non-native trees, shrubs, and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Areas adjacent to native open space shall use 100% natives. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Recreational turf shall be provided for recreational use areas only per City standards. - Refer to Section 4 Circulation and Section 8 Open Space and Recreation Plan for additional information. - Refer to the Appendix for plant list. November 2017 SPECIFIC PLAN tir 10.6.5 Drainage Draws, Bioswales, Retention/Detention/Water Quality Basins Drainage Draws, Bioswales, and Retention/ Detention/ Water Quality basins shall be designed using low water use native plants at the tops of slopes and medium to higher water use native plants towards the bottom of slopes and the bottom of swales and basins. The intent is to re-create a native riparian ecosystem of concentrated canopy trees such as California Sycamore, Cottonwood, and Cost Live Oak with an understory of native grasses and shrubs. (Trees may be reduced or eliminated for narrow bioswale areas if necessary based on site constraints). - Refer to Section 6 Infrastructure and Utilities for additional information. - Refer to the Appendix for plant list. 10.6.6 Roundabouts: These areas shall use a combination of SoCal native and non-native trees, shrubs, and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water us- age. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) - Refer to Section 9 Design Guidelines for additional information. - Refer to the Appendix for plant list. 10.6.7 Entry Statements: These areas shall use a combination of SoCal native and non-native trees, shrubs, and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Areas adjacent to native open space shall use 100% natives. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) - Refer to Section 9 Design Guidelines for additional information. - Refer to the Appendix for plant list. 10.6.8 Park and Recreation Areas: These areas shall use a combination of SoCal native and non-native trees, shrubs, and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Areas adjacent to native open space shall use 100% natives. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Recreational turf is encouraged for park and recreation areas. Turf areas shall be wide and long enough to allow passive or active recreation uses per City standards. - Refer to Sections 3 and 8 for additional information. - Refer to the Appendix for plant list. Afir SPECIFIC PLAN November 2017 10-21 DEVELOPMENT STANDARDS 10 10.6.9 School: These areas shall use a combination of SoCal native and non-native trees, shrubs, and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Areas adjacent to native open space shall use 100% natives. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Recreational turf is encouraged for school recreation areas. Turf areas shall be wide and long enough to allow passive or active recreation uses per City standards. - Refer to the Appendix for plant list. 10.6.10 Villages A, B, C, D, E, F, G: It is intended that the Village areas use a combination of SoCal native and non-native trees, shrubs and groundcovers. Although the plant species will be the same or similar to the natural areas, it shall be designed in more defined patterns (such as blocks of matching plant material, interesting angles, or geometric patterns) rather than natural organic patterns. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Areas adjacent to native open space shall use 100% natives. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Recreational turf shall be provided for recreational use areas only per City standards. - Refer to the Appendix for plant list. 10.6.11 Civic/ Community: These areas shall use a combination of SoCal native and non- native trees, shrubs, and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 50% of the total planting area of this zone and non -natives a maximum of 50%. Areas adjacent to native open space shall use 100% natives. Low water use plants shall compose a minimum of 75% of the total planting area of this zone and medium water use plants a maximum of 25%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Recreational turf shall be provided for recreational use areas only per City standards. - Refer to the Appendix for plant list. 10.6.12 Parking Lots: All parking lot landscape shall be consistent with the city's adopted water efficient landscape ordinance as listed in Chapter 17.32 of the Temecula Municipal Code. Parking areas shall have a minimum of a five foot perimeter planting area. A minimum of one tree per four parking spaces shall be provided. Trees shall be broad canopy species and at least fifteen - gallon in size at installation. Planting islands are required at the end of each parking bank and every ten spaces. Islands shall be a minimum of five feet wide and as long as the adjacent parking space. Each island shall have one tree and a combination of shrubs and groundcover. - For additional requirements, see Temecula Municipal Code, Chapter 17.24.050.H November 2017 SPECIFIC PLAN 10.6.13 Shade: The utilization of shade trees and shade structures is encouraged considering the climate in Temecula. Street trees in the urban village areas are spaced at 24' o.c. to optimize the shade canopy over the sidewalks and to reduce the urban heat island effect. The conceptual village park plans found in the Section 3 illustrate how shade trees, shade structures, and shade sails may be incorporated to provide shaded outdoor spaces. Clusters of native trees are also encouraged along bikeways and hiking trails in the natural open space areas to shade pedestrians. Figure 10-14 Urban Parkway with Tree Grate Figure 10-15 Urban Parkwaywith Planter Pocket 10.6.14 Tree Grates: This specific plan intends to provide a variety of street types, with both landscape parkways and urban parkways. Urban parkways may use either planting pockets or tree grates. Tree grates shall be used in higher pedestrian traffic areas. Tree grates shall complement the grates in Old Town. When planter pockets are used, plants shall be greater than 24" in height and robust/ hardy to prevent pedestrians from walking over them. -Refer to Section 4 Circulation for additional information. Afir SPECIFIC PLAN November 2017 10-23 DEVELOPMENT STANDARDS 10 10.7 Parking Parking Lot Dimensions: The standard minimum parking space shall be nine feet wide by eighteen feet long. In exchange for electric vehicle charging stations or extensive bike rack systems above the minimum requirements, the Planning Director has the option to allow up to 10% of the required parking stalls to be compact stalls with minimum dimensions of eight feet wide by sixteen feet long. Parking spaces are required to have clear delineation with paint or other easily distinguishable material. Drive aisles shall be a minimum of fourteen feet wide for one-way aisles, and directional signs and arrows shall be provided. When fire apparatus access is required, the minimum driveway width shall be twenty feet for one-way traffic and twenty-four feet for two-way traffic. 10.7.1 Off-street parking and loading shall comply with City of Temecula Development Code Chapter 17.24, except as modified below and in Table 10-3. These modifications recognize that Altair is a pedestrian -oriented community where residents will walk to recreation facilities, restaurants, etc. A key principle of walkable and sustainable communities is the reduction of parking requirements, in order to change the mindset from driving to walking or cycling on short trips and to reduce the amount of space taken up by parking, which in turn allows the community to be more compact and walkable. Ride Share programs are encouraged to reduce traffic and parking demand. A higher proportion of enclosed and covered parking is mandated for residential uses to reduce the size of open parking areas and maintain the aesthetic quality of the community. Large parking areas are to be avoided, and are limited to locations of high parking demand, such as near the community center, school and park or at the civic use on the south parcel. Parking for the Recreation Center, Clubhouse and Park in Village C will be available to the public on a first come, first served basis. However, school parking will be prohibited in those lots. Parking on the school site will be for the exclusive use of the school on days when school is in session. On days when the school is closed, the school parking lot will be open to the public. A designated, permanent loading/unloading space shall be provided at each Village, and may provide shared use by multiple lots within that village. The size shall be large enough to accommodate moving and delivery trucks and ride share services. The loading space may be either off-street or on -street, including on Altair Vista. November 2017 SPECIFIC PLAN A tir DEVELOPMENT - 10 STANDARDS Description of Use Required Number of Spaces Additional Requirements Residential Uses Single-family residence Detached residence 2 enclosed spaces per residence - Guest or service parking shall be provided for all residential uses at a rate of one space for every 10 dwelling units, unless noted otherwise. See Note 1. Duplex (two-family dwellings) 2 enclosed spaces for each unit within the duplex Single-family attached (greater than two units) 1.5 enclosed spaces per unit plus 0.5 covered space per unit Multiple -family residential 1 bedroom or less 1 covered space per unit _ Guest or service parking shall be provided for all residential uses at a rate of one space for every 10 dwelling units, unless noted otherwise. See Note 1. Provide secured bicycle parking for multifamily residential uses at a rate of 0.5 spaces per unit. Units with individual enclosed garages are exempt from this requirement. See Note 3 2 bedrooms 1.5 covered spaces per unit plus 0.5 uncovered spaces per unit 3 bedrooms or more 2 covered spaces per unit plus 0.25 uncovered spaces per unit Efficiency Units (micro -units) 0.5 covered spaces per unit Transitional Housing 0.5 covered spaces per unit Congregate care facilities (elderly or disabled) 0.5 covered spaces per unit plus 1 guest space for every 8 units Residential care facilities + group homes 1 covered space for every 3 residents Guest House Boarding, rooming and lodging facilities Bed and breakfast establishment 1 space per guest room or suite Family day care homes As required by Section 17.06.050(1) of the Temecula Municipal Code Live/ Work Same as for applicable Multiple -family residential unit plus 0.5 uncovered space per unit for customers Home Occupation Same as for applicable residence Nonresidential Uses Nature Center 120 spaces per Section 3.13 Bicycle Spaces: Note 3 1 space for every 10 vehicle spaces Note 2 Educational (trade or vocational school; higher ed) As required by Temecula Municipal Code, Table 17.24.040 Conference facility Religious Institutions 1 space for every 3 seats or 1 space per 35 gross square feet (gsf) 1 space for every 20 vehicle spaces Libraries, museums, galleries 1 space per 300 gross square feet (gsf) 1 space for every 10 vehicle spaces Recreational facilities (including pools) 1 space per 1,000 sf gross of recreation area Office 1 space per 300 gross square feet (gsf) Retail 1 space per 400 gross square feet (gsf) 1 space for every 20 vehicle spaces Restaurant, lodge hall, club 1 space per 200 gross square feet (gsf) Notes: 1. Guest parking requirement may be satisfied by on -street parking on internal Village streets and on A Street. Street parking on Altair Vista may not be used to satisfy the residential guest parking requirement. 2. Parking requirements at elementary school will be determined by Temecula Valley Unified School District, as approved by the City of Temecula. 3. No bicycle or motorcycle credits will be given for vehicle parking spaces. Table 10-3 Parking Requirements SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 10.7.2 On -street parking Safe and enjoyable pedestrian circulation is critical in the Altair Specific Plan. Street parking has been found to increase pedestrian safety and comfort by slowing traffic speeds and by separating traffic lanes from sidewalks. Therefore, street parking is strongly encouraged in this specific plan, including at internal streets and alleys. Street parking is provided on one side of Altair Vista. This will aleviate overflow parking from the parks in villages C and D. Guest parking requirements listed in Table 10-3 may be satisfied by on -street parking on internal streets, but not on Altair Vista. Striping is not required for parking on private streets. 10.7.3 Parking Standards "Enclosed" parking shall be located in a private garage with a door. "Covered" parking may be located in a garage or under a trellis, roof, building overhang or solar panels. No parking may be located between a building and the street, except in the case of motor courts where some buildings may be to the rear of the court. See the Design Guidelines for motor courts. Parking is prohibited in setback areas. Garage doors shall not face the street. Garage doors and parking may front alleys and motor courts. 10.7.3 Bicycle parking shall be provided per Table 10.4. Bicycle parking for multifamily residential uses shall be in a secure room or secure garage. Bicycle parking for office uses shall be located in lockers or a secure room. All other bicycle parking may be on exterior racks designed to be used with personal locks. Bicycle parking shall comply with the Design Standards in Section 17.24.040(F)(3) of the City of Temecula Development Code. 10.7.4 Motorcycle parking shall be provided to meet the requirements of Section 17.24.040(G) of the City of Temecula Development Code. No bicycle or motorcycle parking credits will be given for vehicle parking spaces. 10.7.5 Landscaping of parking areas shall comply with Section 10.6 Landscape Standards and Appendix A Plant List. 10.8 Fences, Hedges and Walls Fences, hedges and walls are limited to 6 feet high in residential areas and 3 feet high in required front setbacks, except where serving as a guardrail or enclosing a pool or other hazard. The design and materials of fences and walls shall comply with the Design Guidelines in this plan, Sections 9.6 and 9.7. Exceptions at sports fields and dog parks may be allowed at the discretion of the Director of Community Development. 10.8.1 Site Visibility A triangular site visibility area shall be provided at all street intersections, with each leg of the triangle measured at 15 feet from the curb return. Nothing may be located or allowed to grow in the visibility area which obstructs visibility and is taller than 36 inches from the top of the curb. Site visibility areas are not required at alley or driveway intersections with streets. November 2017 SPECIFIC PLAN tir 10.9 Refuse and Service Areas DEVELOPMENT 10 STANDARDS There are a variety of housing types at Altair that will receive services such as trash pickup in different ways depending on the extent to which facilities are shared within the sub -development. A multifamily apartment building over a common garage both generates and disposes of refuse differently than a household in detached housing or a commercial building. Guidelines for each building type are included in the following sections, with general information below. The City of Temecula contracts with a private waste disposal service, currently CR&R Inc., for collection of trash, recycling and organic waste. The franchise agreement for these services will guide the type and quantity of waste bins, storage areas and collection routes for waste disposal and recycling. Single-family detached homes typically have three bins (one for each type of waste collected) that are stored in private garages or other enclosures and moved to the curb on collection day. Multiplex housing and rowhouse developments may store all refuse bins, including trash and recycling, in a common location by demonstrating that adequate space is provided for the number of dwelling units and other uses, as approved by the Planning Director and the franchise hauler. Live/Work and multifamily housing projects that do not have private garages, mixed use, commercial and institutional buildings will have common enclosures for waste bins with space for trash, recycling and organics. Compactors are encouraged to reduce the quantity of bins and resultant space needed. For Live/Work units, the commercial and residential bin requirements should be calculated separately for the areas of each use. Larger mixed use projects should have separate trash rooms or enclosures for commercial and residential uses. Residential podium buildings greater than three stories and over 30 dwelling units, with a common garage, are strongly encouraged to provide trash and recycling chutes to a common trash room, typically in the garage. When stored in private garages, sufficient space must be provided for the three bins outside of the required parking space (20'x20' for 2 -car garage, 10'x20' for single -car and 10'x36' for tandem garages). There also must be adequate clearance to manuever the bins past parked cars and out to the street. Refuse enclosures shall be opaque for at least the height of the tallest waste container and must have a solid cover to prevent rainwater intrusion and windblown trash, in compliance with the City of Temecula Water Quality Management Plan. Common waste bin enclosures shall meet the requirements of the Municipal Code and the City of Temecula Waste and Recycling Guidelines for Commercial and Multifamily Housing, which detail clearances around bins, aisles, gates and a paved surface with curb. Clearances for truck access must be provided as defined in the guidelines. Paving in front of refuse enclosures shall be reinforced with stress pads to protect the paving from the weight and operation of the collection truck. Site plans and trash enclosure plans for all new projects shall be submitted to the City and the franchise waste hauler for review and approval.. SPECIFIC PLAN November 2017 10-27 DEVELOPMENT STANDARDS 10 10.10 Building Types A wide variety of building types are encouraged at Altair, to promote the social diversity of the community as well as serving the housing needs of the City of Temecula. A mix of building types also enhances visual interest and creates a vibrant urban fabric. The building types should support the goals of a compact and walkable com- munity with fairly high densities. Traditional, single-family houses on single lots are not included, as they are al- ready prevalent in the City. Large footprint multi -family housing encircling common garages, commonly referred to as "wraps", are also discouraged because they create uncomfortably large block lengths for pedestrians. Building types are listed below and are described in greater detail in the following pages. Table 10-4 as well as the Planning Area descriptions in Section 3 identify allowable building types for each village. section Building Type Lot Width (ft.) Lot Depth (ft.) Private Open Space Common Open Space Building Height min. 25 max. 45 min. 60 max. -- 1 ratio 100% 3,5 min. size 4 100 s.f. area per d.u. 80 s.f. (stories) 2 - 4 10.11 Detached Housing 10.12 Multiplex 24 -- 35 -- 100% 4 100 s.f. 60 s.f. 2 - 4 10.13 Rowhouse 24 -- 35 -- 100% 4 100 s.f. 60 s.f. 2 - 4 10.14 Live / Work 24 -- 35 -- 100% 4 100 s.f. 60 s.f. 2 - 4 10.15 Multifamily Walk -Up -- -- -- -- 100% 80 s.f. 60 s.f. 2 - 4 10.16 Multifamily Podium -- -- -- -- 100% 60 s.f. 50 s.f. 4 - 5 10.17 Micro Unit 2 2 2 2 75% 50 s.f. 45 s.f. -- 2 10.18 Mixed Use -- -- -- -- 100% 60 s.f. 50 s.f. 4 - 5 10.19 Iconic Tower 50-75 feet 10.20 Civic Buildings 2 10.21 School Buildings 2 10.22 Community Buildings 1- 3 Notes: 1. Percentage of dwelling units that must provide a private exterior open space of the minimum size indicated. 2. As defined by the building type in which the micro -unit is located. 3. If project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit, but to no less than 6' x 6'. 4. If private open space is provided on the third level or higher in the noted housing types, then the minimum area of private open space may be reduced by 20 s.f. for that dwelling unit, but to no less than 6' x 6'. 5. Reductions granted by notes 3 and 4 may not be used in combination. Table 10-4 Building Types November 2017 SPECIFIC PLAN tir 10.11 Detached Housing Single -Family cluster development consists of individually owned, multistory dwellings arranged around or along a common outdoor space. In contrast to traditional single-family / single -lot housing, a higher density is achieved in the cluster type by placing buildings in close proximity to each other and by greatly reducing or eliminating private yards. The design and execution of the common outdoor space is critical to replace the privacy and buffering provided by private yards. Buildings may be arranged around courts, commons, greens or linearly along pedestrian mews, paseos, or "rosewalks". Each dwelling has a private garage accessed from a motor court or alley. Figure 10-16 Detached Housing with small entry yard A. Lot Size Width: 25 feet minimum; 45 feet maximum, except at corner lots Depth: 60 feet minimum; no maximum B. Access: 1. All units shall have doors at street level facing the lot frontage or common open space. Stoops are encouraged, except at required accessible units for the disabled. 2. Private garages should be accessed through the dwelling or a private, enclosed court. SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS 10-29 Figure 10-17 Detached Housing clustered around common green spaced. DEVELOPMENT STANDARDS 10 10-30 Setback Per Table 10-2 BUNGALOW COURT w CC v cl Y ' 6' Minimum Between Houses ALLEY Garages Face Alley Garages Face Alley A Pedestrian Front Entry TVehicular Garage Entry 6' Minimum Between Houses 1 ALLEY OR MOTOR COURT November 2017 SPECIFIC PLAN tir STREET 1 C. Parking: 1. See Table 10-3 for the required minimum number of resident and guest parking spaces. 2. See Section 10.7 for general parking requirements. 3. Required enclosed parking shall be in private garages accessed from a motor court or alley. See Section 9.3.12 and Figure 10-17 through Figure 10-19 for motor court and alley standards. 4. Garages must be of sufficient size to allow a 20'x20' parking area (for 2 -car garages) clear of any equipment and clear of the space needed for refuse and recycling bin storage. The clear parking area shall be 10'x20' for single -car garages or 10' x 36' for tandem garages. 5. An enclosed storage area for three bins (refuse, recycling and organic waste) must be provided at each dwelling unit, preferably in private garages. Location for bin storage in garages must allow for manuevering of the bins to the street or alley when cars are parked. 6. Garages may be attached, detached or located beneath the dwelling and shall be fully enclosed. Detached garages must be linked to dwellings by walls, trellises and / or decorative paving to create an outdoor room between the garage and dwelling, and shall be of similar materials as the dwelling. 7. Unenclosed off-street guest parking shall be located in motor courts or behind buildings and shall not be visible from streets. See Figure 9-1 and Figure 10-19. 8. Unenclosed off-street parking shall be covered with a trellis or solar panels. 9. Dwelling units may have direct or indirect access to parking stalls. E in CO 4 v J 30' m i n. Entry 1 45' max. L i Property Line Garages Face Alley ��Alley paving meanders around landscape, utility, and/or parking area 6' Min. Between Buildings Figure 10-18 Detached Housing Facing Street SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS 10-31 DEVELOPMENT STANDARDS 10 STREET 0 MOTOR COURT Property Line , .I!_, V I Entry - I I I I i I i Figure 10-19 Detached Housing around Motor Court Garage entries & additional parking at motor court. Dwelling entries at common green space(pedestrian only). Common may be easement or separate parcel. D. Services: 1. Utilities and meters shall be screened from view from the street or common areas. 2. Residential mechanical equipment such as air conditioning units shall be located on private property and screened with landscaping and/or walls or fencing as described in Sections 9.5 and 9.6. 3. Air conditioner compressors should not be near dwelling entries. 4. A common area to store the individual bins for organic waste for each dwelling unit may be considered, if consistent with the franchise waste disposal agreement and as approved by the Planning Director and franchise hauler. The storage area shall be enclosed by walls or an opaque fence and roof. November 2017 SPECIFIC PLAN hr Figure 10-20 Detached Housing Clustered around Green E. Open Space: (see Section 8 for an explanation of private and common open space) 1. Private Open Space: 100% of detached dwelling units shall have at least 100 square feet of private open space in a balcony, porch, patio or yard. Private open space shall have a minimum dimension in either direction of 6'-0" to accomodate a table and chairs. 2. If private open space is provided on the third level or higher in a detached dwelling unit, then the minimum area of private open space may be reduced by 20 s.f. for that dwelling unit. This reduction may not be used in combination with a reduction for common open space on the second level or higher (note 5 below). 3. Common Open Space: Common open space shall be provided at a ratio of 80 square feet per dwelling unit, but shall be no less than 300 square feet. Common open space shall have a minimum horizontal dimension of 25 feet. 4. Common open space may be shared among buildings in a single, central park, but the minimum ratio shall be based on the total number of dwelling units and may not be reduced. 5. If a project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit. This reduction may not be used in combination with a reduction for private open space on the third level or higher (note 2 above). 6. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 7. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. 8. Roof decks and terraces are encouraged. SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS 10-33 DEVELOPMENT STANDARDS 10 10-34 EVERGREEN=OUNDAT •N SHRUB, TYPICAL 4 r .cv_'O*O*O*OO ACCENT SHRUB, TYPICAL. ACCENT TREE, TYPICAL. STREET FLOWERING ACCENT PERENNIAL SHRUBS, TYPICAL. EVERGREEN GROUNDCOVER, TYPICAL. ACCENT SHRUB EVERGREEN CANOPY TREE, TYP. CONCRETE WALK STREET TREE PROPERTY LINE 7' WIDE SIDEWALK 5' WIDE PARKWAY ACCENT TREE, TYPICAL. EVERGREEN FOUNDATION SHRUB, TYPICAL. FLOWERING ACCENT PERENNIAL SHRUBS, TYPICAL. Figure 10-21 Typical Landscaping at Bungalow Court and Rose Court November 2017 SPECIFIC PLAN Lir M TORCOURT EVERGREEN FOUN HRUB, TYPIC L. FLOWERING A PERENNIAL S EVERGREEN GROUNDCOV ACCENT SHR B, TYPICAL. ACCENT TREE, TYPICAL. STREET ALLEY STREET TREE PROPERTY LINE 7' WIDE SIDEWALK 5' WIDE PARKWAY EVERGREEN FOUDATION SHRUB, TYPICAL. FLOWERING ACC�NT PERENNIAL SHRU S, TYPICAL. EVERGREEN GROUNDCOVER, TYPICAL. ACCIN TREE, TYPICA . ACCEN SHRUB, TYPIpA STREET STREET TREE PROPERTY LINE 7' WIDE SIDEWALK 5' WIDE PARKWAY Figure 10-22 Typical Front Yard Landscaping at Detached Housing Afir SPECIFIC PLAN November 2017 10-35 DEVELOPMENT STANDARDS 10 SIMILAR MATERIALS WITHIN GROUP OF BUILDINGS F. Landscape Standards: 1. Trees shall be included in common areas, green spaces, alleys and motor courts for shade and to soften building massing. 2. Shrub massings shall be used to provide visual interest and plant diversity. 3. Turf shall be used only as a recreational element in common areas and is not allowed in areas less than 8' wide. G. Frontage Guidelines: 1. See Sections 9.4 and 10.4 for applicable street frontage requirements. 2. Architectural and landscape elements should be used to delineate public, semi -private and private space. 3. Porches, stoops and balconies may project into required street setbacks. H. Building Size and Massing: 1. Buildings may be two to four stories. 2. The fourth story may not exceed 65% of the building footprint area. See Figure 10-23. 3. A minimum of 6 feet shall be provided between buildings. 4. Other design guidelines in this chapter shall apply. AREA OF 4th FLOOR MAY NOT EXCEED 65% OF FOOTPRINT AREA LEVEL 4 LEVEL 3 LEVEL 2 LEVEL 1 BUILDING FOOTPRINT AREA Figure 10-23 4th Floor Limits in Detached Housing mow_. j 11 I k I ~' LOW WALLS AT GRADE Figure 10-24 Typical Massing at Detached Housing November 2017 SPECIFIC PLAN LANDSCAPED SPACE BETWEEN BUILDINGS VARIED MATERIALS AT EACH DWELLING k it Accessory Dwellings: 1. Accessory dwellings are allowed with detached housing, and should be linked to dwellings by walls, trellises and / or decorative paving to create an outdoor room between the main and accessory dwelling. See Figure 10-25. Both dwellings shall be of similar materials. 2. The accessory dwelling shall be smaller than and clearly subsidiary to the main dwelling. Only one accessory dwelling is permitted per detached home. 3. Accessory dwellings may be located over detached garages. 4. A secondary dwelling unit permit is required for accessory dwelling units that include cooking facilities with a vent. 5. One off-street covered parking space shall be provided for each accessory dwelling unit in addition to the parking required for the main dwelling unit. 6. Accessory dwelling units may not be sold separately or sub -divided from the main residence. Accessory Dwelling Detached Garage • Property Line Street or Common Figure 10-25 Detached gages and/or accessory ILwelling . DEVELOPMENT 10 STANDARDS SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 10.12 Multi-Plex Multi-plexes combine two- to six -dwelling units into one structure. They differ from both the single-family cluster type and the rowhouse type in that the individual dwelling unit is not distinctly expressed in the multi-plex type. Duplexes and triplexes in particular should appear as a single large house. Duplexes and triplexes can then be combined with courtyards to form quad- and six-plexes. Multi-plexes generally include multi -story dwelling units of two to three stories each. Flats may be allowed in combination with multi -story dwellings, but no multi-plex structure should consist exclusively of flats. A. Lot Size Width: 24 feet, minimum Depth: 35 feet, minimum B. Access: 1. Dwelling unit entries shall primarily be located at the ground floor. 2. No dwelling unit entry shall be above the second floor above grade. 3. Dwelling unit entries should be located on different facades in an asymetrical arrangement or may face interior courts. 4. At least one dwelling unit entry of a multi-plex shall face the street at or near street level. 5. Each dwelling unit entry should have a unique character and/ or orientation. C. Parking: 1. Required enclosed parking shall be in private garages below and / or adjacent to dwelling units. 2. Garage entries should be on different sides of the multi-plex structure. 3. Garage doors should be of similar materials, but should vary in size or detailing. 4. Free-standing private garages are discouraged. 5. Dwelling units shall have direct access to parking garages. November 2017 SPECIFIC PLAN tir SIMILAR AND COMPLEMENTARY MATERIALS REDUCE MASS WITH DECKS, OVERHANGS, ETC. GARAGES ON DIFFERENT SIDES Figure 10-26 Typical Massing at Multiplex 6. Garages must be of sufficient size to allow a 20'x20' parking area (for 2 -car garages) clear of any equipment and clear of the space needed for refuse and recycling bin storage. The clear parking area shall be 10'x20' for single -car garages or 10' x 36' for tandem garages. 7. An enclosed storage area for three bins (refuse, recycling and organic yard waste) must be provided at each dwelling unit, preferably in private garages. Location for bin storage in garages must allow for manuevering of the bins to the street or alley when cars are parked. Alternatively, a common space may be provided as described in the next paragraph. D. Services: 1. In lieu of waste bin storage in individual garages, a common area may be provided to store the individual bins for refuse, recycling and organic waste bins for each dwelling unit, or common dumpster bins for each type of waste. The storage area shall be enclosed by walls or an opaque fence and roof. 2. Access must be provided to common waste storage enclosures from each dwelling unit, as well as access by collection trucks per Section 10.9. Driveway or alley access is accept- able for both resident and collection access, if consistent with the franchise waste disposal agreement and as approved by the Planning Director and franchise hauler. 3. Utilities and meters shall be screened from view from the street or common areas. 4. Residential mechanical equipment such as air conditioning units shall be located on private property and screened with landscaping and/or walls or fencing as described in Sections 9.5 and 9.6. 5. Air conditioner compressors should not be near dwelling entries. 6. A fire riser room is required to house the fire sprinkler riser and fire alarm control panel. =11SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS DISTINCT DWELLING ENTRIES 10-39 DEVELOPMENT STANDARDS 10 VARIED ROOF FORMS E. Open Space: (see Section 8 for an explanation of private and common open space) 1. Private Open Space: 100% of multiplex dwelling units shall have at least 100 square feet of private open space in a balcony, patio or yard. Private open space shall have a minimum dimension in either direction of 6'-0" to accomodate a table and chairs. 2. If private open space is provided on the third level or higher in a multiplex dwelling unit, then the minimum area of private open space may be reduced by 20 s.f. for that dwelling unit. This reduction may not be used in combination with a reduction for common open space on the second level or higher (note 5 below). 3. Common Open Space: Common open space shall be provided at a ratio of 60 square feet per dwelling unit, but shall be no less than 300 square feet. Common open space shall have a minimum horizontal dimension of 25 feet. 4. Common open space may be shared among buildings in a single, central park, but the minimum ratio shall be based on the total number of dwelling units and may not be reduced. 5. If project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit. This reduction may not be used in combination with a reduction for private open space on the third level or higher (note 2 above). STEPPED BUILDING FORMS WITH ROOF DECK OVER GARAGE DISTINCT DWELLING ENTRIES Figure 10-27 Multiplex Housing with shared Driveway & Motor Court November 2017 SPECIFIC PLAN ENHANCED PAVING DEFINES DRIVE COURT LOW WALLS & GATE AT SHARED DRIVEWAY DEFINE STREET WALL 6. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 7. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. 8. Community swimming pools (not the Recreation Center) may be counted toward the common open space requirement. 9. Roof decks and terraces are encouraged. F. Landscape Standards: 1. Trees shall be included in common areas, green spaces, alleys and motor courts for shade and to soften building massing. 2. Shrub massings shall be used to provide visual interest and plant diversity. 3. Turf shall be used only as a recreational element in common areas and is not allowed in areas less than 8' wide. G. Frontage Guidelines: 1. See Sections 9.4 and 10.4 for applicable street frontage requirements. 2. Architectural and landscape elements should be used to delineate public, semi -private and private space. 3. Porches, stoops and balconies may project into required street setbacks. H. Building Size and Massing: 1. Buildings may be two to four stories. 2. The fourth story may not exceed 65% of the building footprint area. See Figure 10-23. 3. Other design guidelines in this chapter shall apply. Accessory Dwellings: Accessory dwellings are not appropriate to the multi-plex building type. Afir SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 10-42 10.13 Rowhouse Rowhouses are attached dwelling units arranged side-by-side, typically in a linear manner. The massing and character of the rowhouse type differs from multi-plexes in the clear and distinct expression of each dwelling unit. The basic forms and volumes should be repetitve, creating a rhythm of projecting elements both in plan and elevation. Materials should be consistent and complementary. Variation is achieved through modulation of the facade and roof line, rather than through color and materials. Dwelling units can be given individuality by smaller changes in entry detailing, etc. The end units of a row should have openings on the side and a counterpoint to the forms of the middle units. A. Lot Size Width: 24 feet, minimum Depth: 35 feet, minimum B. Access: 1. All units, except end units, shall have doors at street level facing the lot frontage or common open space. Stoops are encouraged, except at required accessible units for the disabled. 2. End units should have doors at the end (side) walls. REPETITIVE ENTRY DETAILS AND MATERIALS STOOPS VARY IN ORIENTATION, BUT NOT MATERIALS Figure 10-28 Rowhomes provide an interesting rhythm along a street facade. November 2017 SPECIFIC PLAN REPETITIVE VOLUMES AND ROOF FORMS tir Afir C. Parking: 1. Required enclosed parking shall be in private garages accessed from a motor court or alley. See Section 9.3.12 for motor court standards. 2. Garage entrances should be on the opposite side of the building from the predominant entry side, to avoid interruption of the pedestrian frontage by driveways. 3. Unenclosed off-street parking shall be located in motor courts or behind buildings and shall not be visible from streets. 4. Unenclosed off-street parking shall be covered with a trellis or solar panels. 5. Free-standing private garages are discouraged. 6. Dwelling units shall have direct access to parking garages. 7. Garages must be of sufficient size to allow a 20'x20' parking area (for 2 -car garages) clear of any equipment and clear of the space needed for refuse and recycling bin storage. The clear parking area shall be 10'x20' for single -car garages or 10' x 36' for tandem garages. 8. An enclosed storage area for three bins (refuse, recycling and organic waste) must be provided at each dwelling unit, preferably in private garages. Location for bin storage in garages must allow for manuevering of the bins to the street or alley when cars are parked. D. Services: 1. In lieu of waste bin storage in individual garages, a common area may be provided to store the individual bins for refuse, recycling and organic waste bins for each dwelling unit, or common dumpster bins for each type of waste. The storage area shall be enclosed by walls or an opaque fence and roof. 2. Access must be provided to common waste storage enclosures from each dwelling unit, as well as access by collection trucks per Section 10.9. Driveway or alley access is acceptable for both resident and collection access, if consistent with the franchise waste disposal agreement and as approved by the Planning Director and franchise hauler. 3. Utilities and meters shall be screened from view from the street or common areas. 4. Residential mechanical equipment such as air conditioning units shall be located on private property and screened with landscaping and/or walls or fencing as described in Sections 9.5 and 9.6. 5. Air conditioner compressors should not be near dwelling entries. 6. A fire riser room is required to house the fire sprinkler riser and fire alarm control panel. SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 E. Open Space: (see Section 8 for an explanation of private and common open space) 1. Private Open Space: 100% of rowhouse dwelling units shall have at least 100 square feet of private open space in a balcony, patio or yard. Private open space shall have a minimum dimension in either direction of 6'-0" to accomodate a table and chairs. 2. If private open space is provided on the third level or higher in a rowhouse unit, then the minimum area of private open space may be reduced by 20 s.f. for that dwelling unit. This reduction may not be used in combination with a reduction for common open space on the second level or higher (note 5 below). 3. Common Open Space: Common open space shall be provided at a ratio of 60 square feet per dwelling unit, but shall be no less than 300 square feet. Common open space shall have a minimum horizontal dimension of 25 feet. 4. Common open space may be shared among buildings in a single, central park, but the mini- mum ratio shall be based on the total number of dwelling units and may not be reduced. 5. If a project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit. This reduction may not be used in combination with a reduction for private open space on the third level or higher (note 2 above). 6. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 7. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. 8. Community swimming pools (not the Recreation Center) may be counted toward the com- mon open space requirement. 9. Roof decks and terraces are encouraged. F. Landscape Standards: 1. Trees shall be included in common areas, green spaces, alleys and motor courts for shade and to soften building massing. 2. Shrub massings shall be used to provide visual interest and plant diversity. 3. Turf shall be used only as a recreational element in common areas and is not allowed in areas less than 8' wide. G. Frontage Guidelines: 1. See Sections 9.4 and 10.4 for applicable street frontage requirements. 2. Architectural and landscape elements should be used to delineate public, semi -private and private space. 3. Porches, stoops and balconies may project into required street setbacks. See Section 10.4. November 2017 SPECIFIC PLAN tir REPEATED VERTICAL VOLU MES Figure 10-29 Rowhouse massing and articulation SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS Rhythm and repetition of forms are fundemental to rowhouse massing Entry porches and stoop add visual interest at street level, continue rhythm, and reduce scale. Repetitive roof forms and differentiation of end units. 10-45 DEVELOPMENT STANDARDS 10 10-46 H. Building Size and Massin 1. Buildings may be two to four stories. 2. No dwelling unit entries may be above the third story. 3. The fourth story may not exceed 65% of the building footprint area. See Figure 10-23. 4. Rhythm and repetition of forms are fundamental to row house massing 5. Entry porches and stoops add visual interest at street level, continue rhythms and reduce scale. 6. Other design guidelines in this chapter shall apply. Accessory Dwellings: Accessory dwellings are not allowed in the rowhouse building type. November 2017 SPECIFIC PLAN tir EMPHASIZE CORNERS CONSISTENT SIGNAGE PROGRAM 10.14 Live/Work The Live / Work building type combines residential and commercial uses into a single dwelling unit. Those dwelling units are then repeated side-by-side to create a commercial strip that serves as the focus of a neighborhood. The residential portion of the unit can either be behind or above the commercial portion. Subject to building codes and other applicable regulations, the living space may be either open to or separated from the commercial space. Additional residential -only units may also be included in Live / Work buildings, typically on upper floors. A. Lot Size Width: 24 feet, minimum Depth: 35 feet, minimum DEVELOPMENT 10 STANDARDS RECESSED COMMERCIAL ENTRIES OR ARCADE Figure 10-30 Typical Live/Work Building SPECIFIC PLAN November 2017 10-47 DISTINCT RESIDENTIAL SCALE AT UPPER LEVELS AWNINGS OR ARCADE FOR SHADE SHOPFRONT PER GUIDELINES IN SECTION 9.4.7 DEVELOPMENT STANDARDS 10 10-48 B. Access: 1. All commercial spaces shall be accessed at street level, generally on the same side of the building. 2. Commercial frontage shall follow the "shopfront" guidelines in Section 9.4.7. Arcades (Section 9.4.8) are also appropriate at Live/Work buildings 3. Separate doors shall be provided to the residential portions of live/work units. These doors may be located at the commercial "store front" facade of the building or at the rear or sides. 4. Residential entries adjacent to commercial "store fronts" shall be limited to doorways and shall not include any living space, in order to maintain a cohesive and uninterrupted commercial "street". 5. If residential entries are adjacent to commercial entries, they should be designed to clearly differentiate between residential and commercial access. For example, the dwelling entry might have an opaque door and stoop, while the commercial front would be very transparent with at -grade entry. Figure 10-31 Example Live/Work Building Section C. Parking: 1. Residential parking shall be in enclosed private garages accessed from the rear of the building, opposite the commercial front 2. Commercial parking will be provided on the street. 3. Garages must be of sufficient size to allow a 20'x20' parking area (for 2 -car garages) clear of any equipment and clear of the space needed for refuse and recycling bin storage, if not provided in a common area. The clear parking area shall be 10'x20' for single -car garages or 10' x 36' for tandem garages. November 2017 SPECIFIC PLAN A k ir D. Services: 1. A common enclosure for refuse, recycling and organic waste bins shall be provided in motor courts or alleys and shall be covered by an opaque fence and roof. 2. For Live/Work units, the commercial and residential bin requirements should be calculated separately for the areas of each use. See Section 10.9. 3. See Section 10.9 for trash bin enclosure requirements. 4. Access must be provided to common waste storage enclosures from each dwelling unit, as well as access by collection trucks per Section 10.9. Driveway or alley access is acceptable for both resident and collection access, if consistent with the franchise waste disposal agreement and as approved by the Planning Director and franchise hauler. 5. Utilities and meters shall be grouped as much as possible and shall be screened from view from the street or common areas. 6. Residential mechanical equipment such as air conditioning units shall be located on private property and screened with landscaping and/or walls or fencing as described in Sections 9.5 and 9.6. 7. Air conditioner compressors shall be located on the roof and screened from view from the street, public areas or other buildings with a parapet or mechanical equipment screen. E. Open Space: (see Section 8 for an explanation of private and common open space) 1. Private Open Space: 100% of live/work dwelling units shall have at least 100 square feet of private open space in a balcony, patio or yard. Private open space shall have a minimum dimension in either direction of 5'-6" to accomodate a table and chairs. 2. If private open space is provided on the third level or higher in a live/work unit, then the minimum area of private open space may be reduced by 20 s.f. for that dwelling unit. This reduction may not be used in combination with a reduction for common open space on the second level or higher (note 5 below). 3. Common Open Space: Common open space shall be provided at a ratio of 60 square feet per dwelling unit, but shall be no less than 300 square feet. Common open space shall have a minimum horizontal dimension of 25 feet. 4. Common open space may be shared among buildings in a single, central park, but the minimum ratio shall be based on the total number of dwelling units and may not be reduced. 5. If a project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit. This reduction may not be used in combination with a reduction for private open space on the third level or higher (note 2 above). 6. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 7. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. 8. Community swimming pools (not the Recreation Center) may be counted toward the common open space requirement. 9. Roof decks and terraces are encouraged. Afir SPECIFIC PLAN November 2017 10-49 DEVELOPMENT STANDARDS 10 F. Landscape Standards: 1. Trees shall be included in common areas, green spaces, alleys and motor courts for shade and to soften building massing. 2. Shrub massings shall be used to provide visual interest and plant diversity. 3. Turf shall be used only as a recreational element in common areas and is not allowed in areas less than 8' wide. G. Frontage Guidelines: 1. See Sections 9.4 and 10.4 for applicable street frontage requirements. 2. Architectural and landscape elements should be used to delineate public, semi -private and private space. 3. Porches, stoops and balconies may project into required street setbacks. See Section 10.4. H. Building Size and Massing: 1. Buildings may be two to four stories. 2. No dwelling unit entries may be above the third story. 3. The fourth story may not exceed 65% of the building footprint area. See Figure 10-23. 4. Other design guidelines in this chapter shall apply. I. Accessory Dwellings: Accessory dwellings are not allowed in the live/work building type. November 2017 SPECIFIC PLAN tir VARIED ROOF LINES HIGHLY DETAILED 3 - DIMENSIONAL FACADES 10.15 Multifamily Walk -Up Multifamily Walkups are buildings of two to four stories combining stacked dwelling units. The dwelling units are typically flats, but can be multistory. Vertical circulation is via stairs rather than elevators, typically exterior stairs and walkways that are internal to the site. A. Lot Size Not applicable to this building type B. Access: 1. Ground floor units shall have doors at street level facing the lot frontage or common open space. Stoops are encouraged, except at required accessible units for the disabled. 2. Upper level units are accessed via open stairs and walkways. No more than four dwelling units shall be served by a single walkway. C. Parking: 1. Required enclosed parking shall be in private, interior tuck -under garages accessed from a motor court. See Section 9.3.12 and Figure 10-33 for motor court standards. 2. Unenclosed off-street parking shall be located in motor courts or behind buildings and shall not be visible from streets. 3. Unenclosed off-street parking shall be covered with a trellis or solar panels. DEVELOPMENT 10 STANDARDS LOW WALLS AT GRADE Figure 10-32 Typical Massing at Multifamily Walk -Up =11SPECIFIC PLAN November 2017 VARIED MATERIALS 10-51 DEVELOPMENT STANDARDS 10 4. Garages must be of sufficient size to allow a 20'x20' parking area (for 2 -car garages) clear of any equipment and clear of the space needed for refuse and recycling bin storage, if not provided in a common area. The clear parking area shall be 10'x20' for single -car garages or 10' x 36' for tandem garages. Free-standing private garages are permitted. 5. Dwelling units may have direct or indirect access to parking stalls. VARY GARAGE DOOR SIZE&TYPE DECORATIVE GARAGE DOORS OF HIGH-QUALITY MATERIALS COVERED REFUSE ENCLOSURE 10-52 WINDOWS+BALCONIES FACE COURT GATEWAY HIGHLY DETAILED ENTRY 3-DIMENSIONAL FACADES TRELLIS OR SOLAR PANEL TO SHADE PARKING ENHANCED PERVIOUS PAVING Figure 10-33 Motor Court at Multifamily Housing D. Services: 1. Common enclosures for refuse, recycling and organic waste bins shall be provided in motor courts and shall be covered by an opaque fence and roof. 2. See Section 10.9 for trash bin enclosure requirements. 3. Access must be provided to common waste storage enclosures from each dwelling unit, as well as access by collection trucks per Section 10.9. Driveway or alley access is acceptable for both resident and collection access, if consistent with the franchise waste disposal agreement and as approved by the Planning Director and franchise hauler.. 4. Utilities and meters shall be grouped as much as possible and shall be screened from view from the street or common areas. 5. Air conditioner compressors shall be located on the roof and screened from view from the street, public areas or other buildings with a parapet or mechanical equipment screen. November 2017 SPECIFIC PLAN LANDSCAPING AT VARIOUS HEIGHTS MAXIMIZE GREEN SPACE A kir E. Open Space: (see Section 8 for an explanation of private and common open space) 1. Private Open Space: 100% of multifamily walk-up dwelling units shall have at least 80 square feet of private open space in a balcony, patio or yard. Private open space shall have a minimum dimension in either direction of 6'-0" to accomodate a table and chairs. 2. Common Open Space: Common open space shall be provided at a ratio of 60 square feet per dwelling unit, but shall be no less than 300 square feet. 3. Common open space shall have a minimum horizontal dimension of 25 feet. 4. Common open space may be shared among buildings in a single, central park, but the minimum ratio shall be based on the total number of dwelling units and may not be reduced. 5. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 6. Community swimming pools (not the Recreation Center) may be counted toward the common open space requirement. 7. Roof decks and terraces are encouraged for either private or common open space. 8. If the project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit. This reduction may not be used in combination with other reductions for private open space. 9. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. DEVELOPMENT 10 STANDARDS pedestrian access vehicular entries Figure 10-34 Multifamily Walk -Up Housing Arrangement arranged to form a court with multiple vehicular and pedestrian openings 10-53 SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 F. Landscape Standards: 1. Trees shall be included in common areas, green spaces, alleys and motor courts for shade and to soften building massing. 2. Shrub massings shall be used to provide visual interest and plant diversity. 3. Turf shall be used only as a recreational element in common areas and is not allowed in areas less than 8' wide. G. Frontage Guidelines: 1. See Sections 9.4 and 10.4 for applicable street frontage requirements. 2. Architectural and landscape elements should be used to delineate public, semi -private and private space. 3. Porches, stoops and balconies may project into required street setbacks. See Section 10.4. H. Building Size and Massing: 1. Buildings may be two to four stories. 2. No dwelling unit entries may be above the third story. 3. The fourth story may not exceed 65% of the building footprint area. See Figure 10-23. 4. Other design guidelines in this chapter shall apply. Accessory Dwellings: Accessory dwellings are not allowed in the multifamily building type. November 2017 SPECIFIC PLANK DEVELOPMENT — 10 STANDARDS 10.16 Multifamily Podium Multifamily Podium buildings combine four or five stories of stacked dwelling units over a subterranean or partially subterranean enclosed parking garage. The dwelling units are typically flats, but can be multistory. Vertical circulation is via interior stairs and elevators, accessing internal common corridors. Multifamily podium buildings are often also mixed-use buildings (see 10.18). Ground floor retail is encouraged in multifamily podium buildings to activate the street and the pedestrian experience. A. Lot Size Not applicable to this building type. B. Access: 1. Dwelling units are typically accessed via internal common corridors. 2. Entries to the building are through a common lobby and directly from the garage. 3. Ground floor units may have doors at street level facing the lot frontage or common open space, but this is not a requirement. 4. The common garage is accessed by no more than two secured openings from a driveway or alley, not directly from the street. C. Parking: 1. Required enclosed parking shall be located below the residential portion of the building, typically in a common garage structure. 2. Private garages may be allowed to satisfy a portion of the enclosed parking requirement, provided they are located along the edge of the common garage, under the footprint of the residential floors, and are accessed from an alley or motor court. 3. Unenclosed off-street parking shall be covered with a trellis or solar panels. 4. Free-standing private garages are not permitted to serve multifamily podium buildings. 5. Dwelling units shall have direct access through the building to the common parking garage. Figure 10-35 Multifamily Podium example with street -level entries. SPECIFIC PLAN November 2017 10-55 DEVELOPMENT STANDARDS 10 D. Services: 1. Common refuse and recycling bins shall be provided in an enclosed room within the common garage. 2. Residential podium buildings greater than three stories and over 30 dwelling units, with a common garage, are strongly encouraged to provide trash and recycling chutes to a common trash room. 3. An area for organic waste bins shall be provided outside the building and shall be covered by an opaque fence and roof. 4. See Section 10.9 for trash room and waste bin enclosure requirements. 5. Compactors are encouraged to reduce the quantity of bins and resultant space needed. 6. Air conditioner compressors shall be located on the roof and screened from view from the street, public areas or other buildings with a parapet or mechanical equipment screen. Figure 10-36 Multifamily Podium Building 7. Utilities shall be screened from view from the street and closets with decorative gates and fencing for security. E. 1. shall be located in building recesses or Open Space: (see Section 8 for an explanation of private and common open space) Private Open Space: 100% of multifamily podium dwelling units shall have at least 60 square feet of private open space in a balcony, patio or yard. Private open space shall have a minimum dimension in either direction of 6'-0" to accomodate a table and chairs. 2. Common Open Space: Common open space shall be provided at a ratio of 50 square feet per dwelling unit, but shall be no less than 300 square feet. 3. Common open space shall have a minimum horizontal dimension of 25 feet. 4. Common open space is typically accomodated as a courtyard over the parking structure and/or located on roof decks. 5. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 6. Community swimming pools (not the Recreation Center) may be counted toward the common open space requirement. 7. Both private and common roof decks and terraces are encouraged. 8. If the project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit, but not to less than 6' x 6'. This reduction may not be used in combination with other reductions for private open space. 9. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. November 2017 SPECIFIC PLAN tir F. Landscape Standards: 1. Trees shall be included in common areas, green spaces, alleys and motor courts for shade and to soften building massing. 2. Shrub massings shall be used to provide visual interest and plant diversity. 3. Turf shall be used only as a recreational element in common areas and is not allowed in areas less than 8' wide. G. Frontage Guidelines: 1. See Sections 9.4 and 10.4 for applicable street frontage requirements. 2. Architectural and landscape elements should be used to delineate public, semi -private and private space. 3. Stoops, balconies, canopies and entry marquees may project into required street setbacks. H. Building Size and Massing: 1. Buildings may be four to five stories. 2. Massing shall be broken into multiple components resulting in an overall pedestrian scale. 3. Provide multiple off -setting planes at each facade. 4. Vary roof lines. 5. Other design guidelines in this chapter shall apply. Accessory Dwellings: Accessory dwellings are not allowed in the multifamily podium building type. Figure 10-37 Resident Courtyard at Multifamily Podium Housing SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS 10-57 DEVELOPMENT STANDARDS 10 10.17 Micro -Units Micro -units are efficiency dwelling units that provide affordable housing for smaller households. The units are typically between 250 and 400 square feet. Micro -units may be located in any building type except detached housing, although they may be an accessory dwelling to detached housing as described in paragraph 10.11.1. A. Development Standards: Micro -units shall comply with Sections 17.10.025. C and D of the Temecula Municipal Code. B. Lot Size: As defined by the building type in which the unit is located. C. Access: As defined by the building type in which the unit is located. D. Parking: 1. Parking for micro -units shall be provided at a ratio of one space per dwelling unit. 2. If the micro -unit development employs management or support staff on site, then one parking space shall be provided for each employee that does not live on on site. 3. Micro -unit parking may be enclosed or open. Figure 10-38 Micro -Units Typical Layout D. Services: As defined by the building type in which the unit is located. Figure 10-39 Building with Micro -Units November 2017 SPECIFIC PLAN hr E. Open Space: (see Section 8 for an explanation of private and common open space) 1. Private Open Space: 75% of micro dwelling units shall have at least 50 square feet of private open space in a balcony, patio or yard. 2. Common Open Space: Common open space shall be provided at a ratio of 45 square feet per dwelling unit, but shall be no less than 300 square feet. Common open space shall have a minimum horizontal dimension of 25 feet. 3. Common open space is typically accomodated as a courtyard over the parking structure and/or located on roof decks. 4. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 5. Community swimming pools (not the Recreation Center) may be counted toward the common open space requirement. 6. Both private and common roof decks and terraces are encouraged. 7. If the project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit, but not to less than 6' x 6'. This reduction may not be used in combination with other reductions for private open space. 8. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. F. Landscape Standards: As defined by the building type_in which the unit is located. G. Frontage Guidelines: As defined by the building type in which the unit is located. H. Building Size and Massing: As defined by the building type in which the unit is located. SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS 10-59 DEVELOPMENT STANDARDS 10 10.18 Mixed -Use Mixed -Use buildings combine two or more distinct uses into a single structure or group, typically residential in combination with neighborhood -serving commercial, service or office uses. Mixed-use buildings benefit a community by activating the public realm and providing goods and services within walking distance of dwellings. Mixed -uses are generally stacked vertically, with dwellings over ground floor commercial. A podium building type with a subterranean garage, retail space at street level and several stories of residential flats above is a common example of a mixed-use building. Different uses may also occur side-by-side, such as rowhouses with a commercial or office use at the end of a row or at a street corner. A. Development Standards: 1. Commercial, assembly or office uses shall occur at the ground floor and shall have direct access from the street frontage or a public plaza or park. 2. Multi-level uses are allowed if the levels share an entry at the street. 3. Individual tenants in non-residential uses should have distinct entries at street level. B. Lot Size: Not applicable to this building type. PU' °.TCS .,. ARGE Ji INIAN RESTAURANT GRILL PAM November 2017 SPECIFIC PLAN tir C. Access: 1. Dwelling units above street level uses are typically accessed via internal common corridors. 2. Entries to upper level residential units are through a common lobby and directly from the garage. 3. Rowhomes in mixed-use blocks shall have entries at street level facing the lot frontage or common open space. Stoops are encouraged, except at required accessible units for the disabled. 4. The common garage is accessed by no more than two secured openings from a driveway or alley, not directly from the street. D. Parking: 1. Required parking quantity shall be calculated based on the cumulative requirements of each use. 2. A reduction for shared parking between uses may be allowed if justified through an approved shared parking analysis, at the discretion of the Director of Community Development. 3. Parking provided for multiple uses, including residential, may be located in the same common garage structure or area. 4. Reserved residential parking shall be secured separately from parking provided for other uses. 5. Private residential garages may be allowed to satisfy a portion of the enclosed parking requirement, provided they are located along the edge of the common garage, under the footprint of the residential floors, and are accessed from an alley or motor court. 6. Unenclosed off-street residential and office parking shall be covered with a trellis or solar panels. 7. Free-standing private garages are not permitted to serve mixed-use buildings. 8. Dwelling units shall have direct access through the building to a common parking garage. D. Services: 1. Common refuse and recycling bins shall be provided in an enclosed room within the common garage. 2. Residential buildings greater than three stories should have trash and recycling chutes to a trash room. 3. An area for organic waste bins shall be provided outside the building and shall be covered by an opaque fence and roof. 4. See Section 10.9 and the City of Temecula Waste and Recycling Guidelines for trash room and waste bin enclosure requirements. 5. The commercial and residential bin requirements should be calculated separately for the areas of each use, per the requirements of the City of Temecula Waste and Recycling Guidelines and as approved by the Planning Director and the franchise hauler. 6. Compactors are encouraged to reduce the quantity of bins and resultant space needed. 7. Air conditioner compressors shall be located on the roof and screened from view from the street, public areas or other buildings with a parapet or mechanical equipment screen. 8. Utilities shall be screened from view from the street and shall be located in building recesses or closets with decorative gates and fencing for security. Afir SPECIFIC PLAN November 2017 10-61 DEVELOPMENT STANDARDS 10 10-62 E. Open Space: (see Section 8 for an explanation of private and common open space) 1. Private Open Space: 100% of dwelling units in mixed-use buildings shall have at least 60 square feet of private open space in a balcony, patio or yard. 2. Common Open Space: Common open space shall be provided at a ratio of 50 square feet per dwelling unit, but shall be no less than 300 square feet. 3. Common open space shall have a minimum horizontal dimension of 25 feet. 4. Common open space is typically accomodated as a courtyard over the parking structure and/or located on roof decks. 5. Common open space shall include furniture such as benches, play structures, bike racks, games (chess tables, bocce ball, etc.), picnic tables. 6. Community swimming pools (not the Recreation Center) may be counted toward the common open space requirement. 7. Both private and common roof decks and terraces are encouraged. 8. If the project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit. This reduction may not be used in combination with other reductions for private open space. 9. Common Areas over structures (including roof decks and terraces) shall provide structural integrity and appropriate design for container gardening and irrigation. F. Landscape Standards: 1. Trees shall be included in common areas, green spaces, alleys and motor courts for shade and to soften building massing. 2. Shrub massings shall be used to provide visual interest and plant diversity. 3. Turf shall be used only as a recreational element in common areas and is not allowed in areas less than 8' wide. G. Frontage Guidelines: 1. See Sections 9.4 and 10.4 for applicable street frontage requirements. 2. Architectural and landscape elements should be used to delineate public, semi -private and private space. 3. Stoops, balconies, canopies and entry marquees may project into required street setbacks. H. Building Size and Massing: 1. Buildings may be four to five stories. 2. Massing shall be broken into multiple components resulting in an overall pedestrian scale. 3. Each use shall be distinctly expressed on the building exterior through scale, materials, detailing and ornament appropriate to each use. 4. Provide multiple off -setting planes at each facade. 5. Vary roof lines. 6. Other design guidelines in this chapter shall apply. Accessory Dwellings: Accessory dwellings are not allowed in the mixed-use building type. November 2017 SPECIFIC PLAN tir 10.19 Iconic Tower An Iconic Tower is featured in Village C, where it can be see from most of the Altair community and from Main Street in Old Town. A. Development Standards: 1. See Figure 10-40. 2. A commercial use may be located at the base of the tower. 3. There shall only be one iconic tower. B. Building Size and Massing: 1. Tower height will be between 50 feet and 75 feet. 2. Proportions shall emphasize verticality. 3. Tower may be attached to a building or may be free-standing. DEVELOPMENT 10 STANDARDS C. Parking, services, open space, landscape standards, frontage guidelines and accessory dwelling regulations do not apply to this building type. SLOPED ROOF OF METAL OR TILE CLOCK OR SIGNATURE ARTWORK STONE OR BRICK VENEER ON ALL OR PORTION OF WALLS ON ALL SIDES REVEALS AND NARROW OPENINGS DEEP OPENINGS WITH WRAPPED VENEER FINISH TO MAKE WALLS APPEAR THICK TOWER SHALL BE DESIGNED AS A 3-DIMENSIONAL ELEMENT TO BE VIEWED FROM ALL EXPOSED SIDES. Figure 10-40 Iconic TowerlIM CONCEPTUAL IMAGE ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN November 2017 10-63 DEVELOPMENT STANDARDS 10 10.20 Civic Buildings / Nature Center Civic buildings are located at the Civic Site, where a Nature Center is proposed (see Section 3.13). This category does not include community buildings, such as recreation centers and clubhouses that are described in Section 10.22. A. Development Standards: 1. The nature center at the Civic Site must be sensitive to the adjacent natural open space and the Pechanga Origin Area/ Traditional Cultural Place (TCP) site to the south. 2. The scale, materials and style of civic buildings should be appropriate for a public facility and should be an asset to the community. 3. Materials at the nature center shall be sturdy, fire-resistant and complementary to the natural setting, with massing and details appropriate to those materials, as seen in the "PARKitecture style" of many buildings in National Parks of the West. 4. Integrated indoor and outdoor spaces are encouraged. 5. Attached or detached shade structures that are appropriate to the building style are encouraged. 6. The building and key outdoor spaces should be arranged to maximize and/ or frame views that have historic or regional significance. Educational installations, such as plaques or artwork, are appropriate to explain these vistas. NATURE CENTER AT SAN ELIJO LAGOON, ENCINITAS, CALIFORNIA Lot Size: Not applicable to this building type. C. Access: 1. Building entries will typically be at the ground floor and should be apparent to visitors. 2. Pedestrian access must be provided from a public way, from public transportation, and from off-street parking. November 2017 SPECIFIC PLAN A tir D. Parking: 1. Surface parking must be landscaped per Section 10.6.12 and Temecula Municipal Code Section 17.24.050.H. Solar panels on canopy structures may be substituted for required trees in the same ratio. 2. See Section 3.13 for additional parking standards. E. Services: 1. Loading zones shall be provided per Temecula Municipal Code Section 17.24.060. Delivery and loading areas shall be screened from view from the street. 2. A single area for refuse, recycling and organic waste bins shall be provided and shall be screened by an opaque fence or wall and covered. 3. Additional refuse and recycling receptacles shall be distributed along trails and in parking areas. Receptacles shall have an integral lid or be otherwise designed to prevent wind-blown trash and to keep animals out. A combined refuse / recycling receptacle is preferred. 4. See Section 10.9 for enclosure and access requirements for trash collection. 5. Utilities shall be grouped and screened from view from the street, trails or common areas. F. Open Space: Common open space will be provided as described in Section 3.13. Spaces should facilitate gatherings and the interaction of visitors with staff and with the surrounding environment. G. Landscape Standards: See Section 10.6.11 (Civic / Community) as well as the corresponding plant lists in Appendix A. H. Frontage Guidelines: 1. See Section 9.4 for applicable street and garden frontage types. 2. The nature center should provide a public front on all sides, not just a single facade. 2. Frontages for civic buildings should be of a larger scale than residential frontages to convey a greater sense of importance. 3. Architectural elements should characterize social institutions, rather than residences. Spaces that comprise civic frontages are public and should celebrate building entry. 4. Arcades, colonnades, entry courts and shopfronts are appropriate to civic buildings such as a nature center. They also provide shade and help to integrate the building into the landscape. I. Building Size and Massing: 1. Buildings may be two stories maximum. 2. Floor plates of an individual building should not exceed 15,000 sf. 3. Individual buildings should be well-proportioned. Massing that sprawls horizontally, as in a large 1 -story building, does not present the proper stature of a civic building. Avoid tower forms that compete with the Iconic Tower at Altair's core. J. Accessory Dwellings: A park ranger's residence is permitted, subject to City design review. Afir SPECIFIC PLAN November 2017 10-65 DEVELOPMENT STANDARDS 10 10.21 School Buildings The educational buildings at the School Site will ultimately be designed and developed by the Temecula Valley Unified School District with public input. However, the guidelines and standards included in this Specific Plan should be followed to ensure that the school architecture complements the community of Altair and supports the underlying principles of smart growth, compact design, walkability and strong neighborhood identity. See Section 3.12 for further information regarding the site. A. Development Standards: 1. The School Site should be planned as a campus. There should be a clear integration of functional elements within each campus. Multiple buildings are preferred to reduce the overall scale and to create active space between buildings. 2. The relationship between buildings on a campus is as important as the buildings themselves. Buildings should refer to eachother to maintain a cohesive aesthetic. Buildings should be arranged to form outdoor rooms for shared use by occupants. 3. The scale, materials and style of school buildings should be appropriate for a public facility and should be an asset to the community. 5. Integrated indoor and outdoor spaces are encouraged. 6. Materials shall be durable, timeless, and shall give edifices a sense of importance, with massing and details appropriate to those materials. Brick and stone veneers are encouraged, as are metal roofs B. Lot Size: Not applicable to this building type. C. Access: 1. Building entries will typically be at the ground floor and should be apparent to students and visitors. 2. There should be a sense of formality to entering the buildings and /or the campus. 3. Clearly defined pedestrian access must be provided from a public way, from public transportation, and from off-street parking. D. Parking: 1. Surface parking must be landscaped per Section 10.6.12 and Temecula Municipal Code Section 17.24.050.H. Solar panels on canopy structures may be substituted for required trees in the same ratio. 2. See Sections 3.12 for additional parking standards. E. Services: 1. Loading zones shall be provided per Temecula Municipal Code Section 17.24.060. Delivery and loading areas shall be screened from view from the street. 2. A single area for refuse, recycling and organic waste bins shall be provided for each campus and shall be screened by an opaque fence or wall and covered. 3. See Section 10.9 for enclosure and access requirements for trash collection. 4. Utilities shall be grouped and screened from view from the street or common areas. November 2017 SPECIFIC PLAN tir ALEX G SPANOS ELEMENTARY SCHOOL DEVELOPMENT 10 STANDARDS F. Open Space: Common open space will be provided as described in Section 3.12. Spaces should facilitate education and recreation programs and the interaction of students. G. Landscape Standards: See Sections 10.6.9 (School) as well as the corresponding plant lists in Appendix A. H. Frontage Guidelines: 1. See Section 9.4 for applicable street frontage types. 2. Frontages for educational buildings should be of a larger scale than residential frontages to convey a greater sense of importance. 3. Architectural elements should characterize educational institutions, rather than residences. Spaces that comprise school frontages are public and should celebrate building entry. 4. Arcades, colonnades and entry courts are appropriate to educational buildings. They also provide shaded exterior common spaces to facilitate civic engagement. 5. Frontages should be designed to tie buildings together and create a single theme for the campus. For instance, buildings can be grouped around an entry court with an arcade linking them together. I. Building Size and Massing: 1. Buildings may be two stories maximum. 2. Individual buildings should be well-proportioned. Massing that sprawls horizontally, as in a large 1 -story building, does not present the proper stature of a school building. 3. Avoid tower forms that compete with the Iconic Tower at Altair's core. J. Accessory Dwellings: Not applicable. 10-67 SPECIFIC PLAN November 2017 DEVELOPMENT STANDARDS 10 10-68 10.22 Community Buildings The main community buildings at Altair are located in Village C around its central Plaza that anchors the western end of the Main Street axis to the Temecula Civic Center. These include a Recreation Center with pool to the west of Altair Vista and a Community Center/ Clubhouse east of Altair Vista at the high point of the Village C Park. Smaller community buildings may also occur in the other villages, such as at neighborhood pools and parks. A. Development Standards: 1. The combined community buildings at Village C should frame and define the central Plaza and promontory steps that anchor the Main Street axis. The two buildings should relate to each other to form a cohesive whole. 2. Community buildings should be four-sided, due to their prominent and central location. The Community Center, especially, must have facades addressing the Plaza and Altair Vista as well as the Park. The Park facade may be slightly different in character to engage terraces into the Park and to take advantage of the expanding views. 3. Community buildings should be used to negotiate grade changes, nestling into hillsides, with entries on multiple levels where possible. The Recreation Center, in particular, shall be a two-story structure forming the north edge of the promontory steps, with building entries at the top and bottom landings of these steps and a publicly accessible elevator. 4. Community Buildings should combine interior and exterior space through such design ele- ments as courtyards, terraces, colonnades, roof overhangs and permeable walls with large openings. B. Lot Size: Not applicable to this building type. C. Access: 1. Building entries should occur on all at -grade levels and should be apparent to visitors. 2. Pedestrian access must be provided from the common circulation network and from off- street parking. D. Parking: 1. Per Table 10-3. This ratio assumes that most users of Community facilities will be residents who will walk or bike to the facility. 2. Surface parking must be landscaped per Section 10.6.12 and Temecula Municipal Code Section 17.24.050.H. Solar panels on canopy structures may be substituted for required trees in the same ratio. November 2017 SPECIFIC PLAN E. 1. Services: Loading zones shall be provided per Temecula Municipal Code Section 17.24.060. Delivery and loading areas shall be screened from view from the street. 2. An area for refuse, recycling and organic waste bins shall be provided and shall be screened by an opaque fence or wall and covered. 3. See Section 10.9 for enclosure and access requirements for trash collection. 4. Utilities shall be grouped and screened from view from the street or common areas. 5. Mechanical equipment such as cooling towers and water heaters should be located on the building roof and screened from view from the street or from above by parapets, equipment screens or trellises. F. Open Space: Open space requirements do not apply to this building type. However, community buildings are typically adjacent to or within shared open spaces and should be integrated into these landscapes through stepped massing, courtyards, arcades or low walls. G. Landscape Standards: See Sections 10.6.11 (Civic / Community) as well as the corresponding plant lists in Appendix A. H. Frontage Guidelines: 1. See Section 9.4 for applicable street frontage types. 2. Frontages for community buildings should be of a larger scale than residential frontages to convey a greater sense of importance. 3. Architectural elements should characterize social institutions. Residential elements such as porches and pitched roofs may also be appropriate, but should be at a larger scale. 4. Arcades, colonnades and entry courts are appropriate to community buildings and provide shaded indoor/outdoor space for passive recreation. 5. A community building sets the aesthetic tone for the village where it is located. The main Recreation Center and Club House, in particular, should be stylistically similar or of similar materials to establish Altair's architectural image. Building Size and Massing: 1. Buildings may be one to three stories tall. 2. Floor plates of individual buildings should not exceed 40,000 sf. 3. Individual buildings should be well-proportioned. Massing that sprawls horizontally, as in a large 1 -story building, does not present the proper stature of a civic building. Avoid tower forms that compete with the Iconic Tower at Altair's core. J. Accessory Dwellings: Not applicable. SPECIFIC PLAN November 2017 DEVELOPMENT 10 STANDARDS 10-69 1 I 11 IMPLEMENTATION IMPLEMENTATION Al f"Ai r The methodology for the implemenation of the Altair Specific Plan is provided in accordance with Government Code 65451 of the California Planning Law, which requires "a program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out" the specific plan. The following elements compose the Implementation Program: 1. Adoption of the Specific Plan and General Plan Amendment 2. Administration of the Specific Plan 3. Development Agreement 4. Environmental Impact Report (EIR) and Mitigation + Monitoring Program 5. Master Tentative Tract Map 6. Master Conceptual Grading Plan 7. Discretionary Approvals 8. Individual Tentative and Final Maps 9. Finish Grading Plans and Improvement Plans 10. Financing Strategies 11. Maintenance Program The Altair Specific Plan will be adopted by Ordinance of the City of Temecula City Council. Adoption of the Specific Plan defines land use and development standards for the project area which shall supersede current zoning regulations. 11.1 Regulations that Administer the Specific Plan 11.1.1 Development in the Altair Specific Plan area shall be regulated by this document in combination with the City of Temecula General Plan and Title 17 of the Temecula Municipal Code (referred to as the City of Temecula Development Code). Unless otherwise regulated in this Specific Plan, the following Articles of the City of Temecula Development Code shall apply: Chapter 17.01 General Provisions Chapter 17.03 Administration of Zoning Chapter 17.04 Permits, except 17.04030 Home occupation permits does not apply. A home occupation permit is not required for accessory commercial uses in residential zones (i.e. live/work). Chapter 17.06.050(I.)Family Day Care Home Facilities Chapter 17.06.060 Landscape Standards Chapter 17.16 Specific Plan Zoning District Chapter 17.26 Covenants for Easements Chapter 17.34 Definition of Terms Chapter 8.48 Heritage Tree Ordinance Chapter 17.32 Water Efficient Landscape Design SPECIFIC PLAN November 2017 IMPLEMENTATION 11 11-2 The City shall enforce the provisions of the Altair Specific Plan and City Development and Subdivision Codes for all projects located wholly or partially within the Altair Specific Plan area limits, in accordance with the State of California Government Code, Subdivision Map Act and Local Subdivision Ordinance. In case of conflict with directives or restrictions in other documents, the requirements of this specific plan shall apply. Where regulation is not provided in this Specific Plan, the provisions of the Development Code shall prevail. 11.1.2 Minor modifications to the approved Specific Plan which will not detract from the general intent of the plan may be approved by the Planning Director. Such modifications may include, among other allowances: 1. Changes in the size of planning districts (i.e. Villages) not exceeding 20 percent of their gross area and not increasing the overall density of the project. 2. Transfer of density between planning districts, with limitations as described in Section 11.5. 3. Changes to the alignment of pedestrian and/or bicycle paths, or utility networks from that shown in the Specific Plan figures, as long as intended linkages are maintained. 4. Modifications to the orientation of buildings and site elements such as yards, walls, walkways, landscaping or parking from that shown in typical examples. 5. Plant material substitutions, as long as they are consistent with the Landscape Development Standards. 6. Variations of materials, color, architectural styles or design details from those shown in the examples. 7. Reductions from required setbacks not to exceed 15 percent. 8. Future adoption of a Signage Program. 9. Phasing that differs from the Conceptual Phasing Plan and the Phasing Summary in this Specific Plan, as long as the infrastructure and community facilities needs of Altair are met. Any changes to the approved Phasing Plan shall require review and approval from the Planning, Public Works and Fire Departments. 10. The Planning Director has the option to allow up to 10% of the required parking stalls to be compact stalls with minimum dimensions of eight feet wide by sixteen feet long, when utilized with electric vehicle charging stations or extensive bike rack systems above the minimum requirements. 11. Exceptions to fence height and material standards at sports fields and dog parks. 11.1.3 Development plans for individual projects (i.e. by Merchant Builders) within the Altair Specific Plan area shall be submitted to the City of Temecula and reviewed by several departments under the following sequential process: 1. Master Developer Consultation With Guest Builder: Guest Builders submit architectural, civil and landscape plans, elevations, sections, renderings and material/color sample boards to the Master Developer. Necessary design revisions are made following consultation. Guest Builders must have approval from the Master Developer prior to making a Pre -Application Submittal to the City of Temecula. November 2017 SPECIFIC PLAN tir 11 IMPLEMENTATION 2. Standard Pre -Application Submittal: Following Master Developer approval, a pre -application submittal is made to the City. This free review is intended to provide a more efficient Development Plan review and public hearing process. Applications are reviewed by the Planning, Public Works, Fire, Building and Safety, and Police Departments to assist in providing critical design feedback. The review period is two weeks. Any revisions made during the pre -application process shall be reviewed with the Master Developer prior to Development Plan Submittal to the City. The pre - application submittal should include the following: A. Site plan to include common open space calculation, size and location B. Conceptual architecture plans and elevations C. Private open space calculation, locations and dimensions D. Pedestrian circulation exhibit. E. Trash exhibit. Show garage dimensions and bin locations in single-family residential projects, refuse / recycling enclosure locations, dimensions, materials and cover design in multifamily and commercial development. Show collection route with clearances. See Section 10.10. F. Dimensioned parking exhibit and calculation. See Table 10-3. G. Utilities screening and location exhibit (AC units, electric meters, FDC/PIV, etc...) H. Sign location and size parameters; show dimensioned envelope where signage will occur. Include proposed sign materials and illumination method. See Section 10.5. 1. Frontage exhibit. See Figure 9.2 for street and garden frontage orientation. Provide 3-dimensional diagram showing frontage type per Section 9.4 and compliance with build -to line regulations in Section 10.4 and Table 10.2. 3. Development Plan Approval: Development plans and related documents, such as tract maps, grading plans, architectural and engineering drawings are reviewed by the appropriate departments for compliance with requirements and guidelines of this specific plan, The Temecula Municipal Code, conditions of approval and other applicable codes and regulations. Fees are charged for Development Plan review. For Development Plan Approval, City staff must make the following findings: 1. The proposed use is in conformance with the General Plan, Specific Plan, Development Agreement, EIR and MMRP and with all applicable requirements of State law and other Ordinances of the City. 2. The overall development of the land is designed for the protection of the public health, safety and general welfare. 4. Conditions Of Approval govern utilization of the Development Permit and list infrastructure improvements and other requirements necessary for the project or benefitting the community. 5. Planning Commission Approval of each Development Plan is required in order to obtain a Development Permit. 11-3 SPECIFIC PLAN November 2017 IMPLEMENTATION 11 11-4 LEGEND PRIVATE STREETS PUBLIC STREETS OFF-SITE STREETS Figure 11-1 Public and Private Roads at Altair November 2017 SPECIFIC PLAN — 11 IMPLEMENTATION Once the Development Permit has been granted, builders may proceed with Plan Check, in which construction documents are reviewed for compliance with requirements and guidelines of this specific plan, conditions of approval and all applicable City, state and federal codes, regulations and standards. Building permits are then issued after approval of construction documents and collection of securities and Development Impact Fees (DIF), as outlined in the Development Agreement. 11.2 Capital Improvements Several capital projects are needed for the successful implementation of the Altair Specific Plan. The projects are listed and detailed in the Development Agreement between the Master Developer and the City of Temecula (see Section 11.7). These projects include: • Western Bypass Road connecting SR -79 South (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. • Improvements to Rancho California Road at its intersection with the Western Bypass • Bridge over Murrieta Creek between Western Bypass and Temecula Parkway • Storm water management system • Water system improvements • Sewer system improvements • B Street intersection with Pujol Street and with the Western Bypass • Pedestrian promenade at the west end of Main Street (west of Pujol Street) 11.3 Phasing Altair will be developed in multiple phases, with the advancement of circulation, utilities and other infrastructure as necessary for each phase. Relocation of substantial quantities of earth, particularly in grading of the Western Bypass Corridor, is an important consideration in the phasing schedule to avoid soil export and subsequent re -grading. The north parcels at Villages A and B are anticipated to comprise the first phase of development. Phasing will subsequently continue southward, village by village, as indicated in Figure 11-2 Phasing Plan. The process of developing the site, village by village, will be commensurate with market demand. The Development Agreement between the Master Developer and the City of Temecula outlines the on-site and off-site infrastructure improvements that must be complete at certain development thresholds within each phase. Phasing may occur out of sequence, as long as the infrastructure required for that phase is completed. 11-5 SPECIFIC PLAN November 2017 IMPLEMENTATION 11 PHASING SUMMARY PHASE TRACT NOP N0. NLLME AREA (CROSS AC.) TRACT LOP MIME 'A' 15.60 NORTH N0. 36959-1 NLLME11' 12.40 TRACT 4444 MIME '0' NORTH 7.74 CENINPL 60. 36956-2 VILLAGE 'C' SOUTH 13.32 NLLAGE'0' 6.96 mU114 No. 5 3 VILLAGE 'E' 7.84 NLLACE P 9.03 CMC TRACT NMP MACE t. 7.05 CMC SIZE 16.13 NO. 36959 11-6 PHASING MAP I TRACT MAP \ NO. 36959.1 NORTH PHASE 25 r 1 TRACT MAP NO. 36959.2 1 CENTRAL PHASE I 24*VA liPt TRACT MAP 1NO. 36959-3 1 2SOUTH PHASE 9 TRACT MAP NO. 36959 CIVIC PHASE 4 J. GRAPHIC SCALE 400 0 200 400 800 1200 Figure 11-2 Altair Conceptual Phasing Plan November 2017 �N SPECIFIC PLAN tir 11.4 Maintenance Maintenance shall generally be the responsibility of the property owners within the Altair development, except at public roads and any spaces dedicated to the City of Temecula. Included in this project are parks, parkways and public areas that beautify the development. The future maintenance of these common areas into perpetuity shall be the responsibility of the Home Owner's Association (HOA) established by the development. There will be a Master HOA for spaces shared by the entire community and sub-HOA's within each village or planning district. Common area landscaping and open areas will be developed in conjunction with the project. The maintenance of these areas will also be the responsibility of the Home Owner's Association. See Figure 11-3 Developer Responsibility Map. The following areas will be maintained by the City: • Western Bypass Corridor, including the Class 1 Bikeway where it is in the public right of way. The main portion of the Class 1 Bikeway is on private property and will be maintained by the Master HOA. • the north portion of Altair Vista from Coromell Trail to the Western Bypass • "B" Street south • "C" Street • Village C Park • Grand Stair • Plaza at west end of Main Street (Main Street Transition) The School site will be maintained by the Temecula Valley Unified School District (TVUSD) after ownership of the property is transferred to the District. If the TVUSD declines to accept the dedication, then the property will be maintained by the respective property owners and the Master HOA, as applies. 11.5 Density Transfer Transfer of dwelling units is permitted between districts in the specific plan area with the following limitations: A. The total number of dwelling units in the specific plan area shall not exceed 1,750 units. B. No planning area may exceed the target quantity of dwelling units by more than 20%. C. Transfer must not cause significantly increased or new environmental impacts. D. Circulation, infrastructure and utility systems must be adequate for the altered density distribution. E. Applications for density transfer shall include a Project Residential Unit Reconciliation Report comparing the approved number of units to the proposed quantity for each planning area, including the remaining permitted quantity of dwelling units. Afir SPECIFIC PLAN November 2017 11-7 IMPLEMENTATION 11 Master Developer Constructed, Master Developer Constructed, Master HOA Maintained Master Developer Constructed, Sub HOA Maintained Master HOA Maintained Deeded to Guest Builder, Deeded to Guest Builder, Private Roads: Master Developer Responsible for Curb to Curb Street Improvements, Master HOA Maintained Public Roads: Master Developer Responsible for Curb to Curb Street Improvements, City of Temecula Maintained Master Developer Road Frontage Improvements, Deeded to the City of Temecula for Maintenance Master Developer Constructed Pedestrian Corridor Improvements, Master HOA Maintained Master Developer Park Improvements, Deeded to the City of Temecula for Maintenance Master Developer Park Improvements, Easement Granted to the City of Temecula for 1Vlaintenance Master Developer Park Improvements on Land Owned and Maintained by the City of Temecula Master Developer Park Improvements, Master HOA Maintained Master Developer Recreation Center, Master HOA Maintained Guest Builder Constructed, Sub HOA Maintained Figure 11-3 Developer Responsib7a Map November 2017 SPECIFIC PLAN C' k — 11 IMPLEMENTATION 11.6 Lot Reconfiguration or Consolidation Lots within the Altair Specific Plan area may be consolidated, subdivided or otherwise adjusted as allowed by the Subdivision Ordinance of the City of Temecula and other applicable codes. Such adjustments do not require an amendment this Specific Plan, as long as the resultant lot(s) comply with the intent and guidelines of this Specific Plan. All lots shall meet the minimum lot dimensions outlined in Section 10, Development Standards. This Specific Plan does not limit construction of buildings over lot lines of contiguous lots under the same ownership. 11.7 Financing Strategies Funding for the construction of the infrastructure and facilities at Altair may be provided by a variety of potential sources, such as Developer Financing; Development Impact Fees (DIF); Transportation Uniform Mitigation Fees (TUMF); Federal, State or Local Grant Funding; or revenue from any Community Facilities District, Assessment District, Infrastructure Financing District, Gasoline Taxes, or the General Fund. In several instances including but not limited to the construction of the Western Bypass Corridor and Bridge, the sewer facilities, parks, etc., the developer shall utilize fee credits and/or reimbursements from the various agencies, including the City of Temecula, to directly off -set the costs expended by the developer. Some of these credits and reimbursements are outlined in the Development Agreement described below. The Master Developer and the City of Temecula will enter into a Development Agreement for Altair Specific Plan and Related Entitlements to enable adequate and timely funding of the infrastructure necessary to Altair's success. The Agreement will outline public and private improvement cost responsibilities, project related costs, credits and/or reimbursements and corresponding agencies. The Development Agreement lays out the timing of infrastructure improvements relative to project phasing. A Community Finance District (CFD) will be formed which will include special taxes to fund public infrastructure related to the project as well as the projected annual deficit for the cost of City Services. 11-9 SPECIFIC PLAN November 2017 11-10 11.8 Services Deficit Fiscal Impact Payments A. The City and owners estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment, adoption of the Specific Plan, and change of zone for the Project will substantially exceed the municipal revenue from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of September, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors of interest, shall pay the City the sum of Two Hundred Thirty -Seven Dollars ($237.00) per residential dwelling unit within the Project area that is an Occupied Residential Property, each year as mitigation for the City Services Deficit, with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. B. The owners and their successors to the property within the Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. 11.9 Annual Wildlife Conservation Fee A. In order to facilitate local wildlife conservation efforts, each Occupied Residential Property in the Specific Plan area shall pay Forty -Three Dollars ($43.00) per dwelling unit per year, to be increased each fiscal year by a percentage equal to two percent (2%) of the prior year's payment, to fund the Annual Wildlife Conservation Fee for Wildlife Conservation Costs. B. For the purposes of this provision, "Occupied Residential Property" means an assessor's parcel in the Specific Plan area for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued. C. For the purposes of this provision "Wildlife Conservation Costs" means: (1) An engineering feasibility study to be prepared by the City in conjunction with the Western Riverside County Regional Conservation Authority within the Interstate 15 freeway Special Linkage Area south of the Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lions) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or November 2017 SPECIFIC PLAN A tir 11 IMPLEMENTATION (2) Acquisition by the City of lands within the Special Linkage Area south of the Project for conservation; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Specific Plan area. D. The owners and their successors to the property within the Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the Annual Wildlife Conservation Fee payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. 11.10 Severability If any section, subsection, sentence, clause phrase or portion of this specific plan, or any future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this specific plan, or any future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional. 11-11 SPECIFIC PLAN November 2017 1 I Altair Appendix -Plant Lists (Refer to various Specific Plan Sections for Design Intent Descriptions of each area) APPENDIX Al f"Ai r NOTE: Plant species identified in Table 6-2 of the Multiple Species Habitat Conservation Plan (MSHCP) shall not be used in areas adjacent to the MSHCP corridor and/or native open space. Natural (Permanent) Slopes: Scientific Name Trees - Shade QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS ENGLEMANNII QUERCUS LOBATA Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES FRAXINUS DIPETALA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA QUERCUS BERBERIDIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ASCLEPIAS FASCICULARIS ARCHTOSTAPHYLOS GLAUCA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS CEANOTHUS CRASSIFOLIUS CEANOTHUS TOMENTOSUS CERCIS OCCIDENTALIS 'ALBA' ENCELIA FARINOSA EPILOBIUM CANUM SSP. CANUM KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA MI MUL US AURANTIACUS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA Common Name COAST LIVE OAK CANYON OAK ENGELMANN OAK VALLEY OAK ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY CALIFORNIA ASH TO YON HOLLYLEAF CHERRY SCRUB OAK LAUREL SUMAC BLUE ELDERBERRY CHAMISE NARROWLEAF MILKWEED BIGBERRY MANZANITA CALIFORNIA SAGEBRUSH COYOTE BRUSH HOARYLEAF CEANOTHUS RAMONA CEANOTHUS WESTERN REDBUD BRITTLE BUSH CALIFORNIA FUCHSIA YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON MONKEY -FLOWER COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY SPECIFIC PLAN November 2017 Water SoCaI Use Native L L L L X X X X L X L X VL X L X L X VL X L X L X L X VL X L X L X L X L X L X L X L X L X L X L X L X L X L X L X L X A-1 APPEND!) Altair Appendix -Plant Lists (Refer to various Specific Plan Sections for Design Intent Descriptions of each area) NOTE: Plant species identified in Table 6-2 of the Multiple Species Habitat Conservation Plan (MSHCP) shall not be used in areas adjacent to the MSHCP corridor and/or native open space. Natural (Permanent) Slopes: Scientific Name Trees - Shade QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS ENGLEMANNII QUERCUS LOBATA Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES FRAXINUS DIPETALA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA QUERCUS BERBERIDIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ASCLEPIAS FASCICULARIS ARCHTOSTAPHYLOS GLAUCA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS CEANOTHUS CRASSIFOLIUS CEANOTHUS TOMENTOSUS CERCIS OCCIDENTALIS 'ALBA' ENCELIA FARINOSA EPILOBIUM CANUM SSP. CANUM KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA MI MUL US A URA NTIACUS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA Common Name COAST LIVE OAK CANYON OAK ENGELMANN OAK VALLEY OAK ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY CALIFORNIA ASH TO YON HOLLYLEAF CHERRY SCRUB OAK LAUREL SUMAC BLUE ELDERBERRY CHAMISE NARROWLEAF MILKWEED BIGBERRY MANZANITA CALIFORNIA SAGEBRUSH COYOTE BRUSH HOARYLEAF CEANOTHUS RAMONA CEANOTHUS WESTERN REDBUD BRITTLE BUSH CALIFORNIA FUCHSIA YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON MONKEY -FLOWER COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY Water SoCaI Use Native L X L X L X L X L X L X VL X L X L X VL X L X L X L X VL X L X L X L X L X L X L X L X L X L X L X L X L X L X L X L X November 2017 SPECIFIC PLAN tir Temporary Slopes: Seed Mix AMBROSIA PSILOSTACHYA ARTEMISIA CALIFORNICA CAMISSONIOPSIS CHEIRANTHIFOLIA CLARKIA PURPUREA CORETHROGYNE FILAGINIFOLIA DISTICHLIS SPICATA STRICTA ERIOGONUM FASCICULATUM ERIOPHYLLUM CONFERTIFLORUM ESCHSCHOLZIA CALIFORNICA GALIUM ANGUSTIFOLIUM ISOCOMA MENZIESII LUPINUS BICOLOR SALVIA APIANA SALVIA MELLIFERA STIPA PULCHRA Seed Mix Supplemental Products CONWED 1000 WOOD FIBER ECOLOGY CONTROLS M-BINDER/TACK BIOSOL FORTE 7-2-1 ORGANIC FERTILIZER AM -120 MYCORRHIZAL INOCULUM TRI -C SOLUBLE HUMATE Pure Live Seed Lbs./Acre WESTERN RAGWEED CALIFORNIA SAGEBRUSH SUN CUP FOUR -SPOT CLARKIA CALIFORNIA -ASTER SALTGRASS BUCKWHEAT GOLDEN -YARROW CALIFORNIA POPPY NARROW -LEAVED BEDSTRAW GOLDENBUSH MINIATURE LUPINE WHITE SAGE BLACK SAGE PURPLE NEEDLEGRASS 0.50 1.00 0.20 0.20 0.10 1.00 2.00 0.70 1.50 0.50 0.50 2.00 0.50 1.00 3.00 Application Rate 2000 LBS/ACRE 200 LBS/ACRE 800 LBS/ACRE 60 LBS/ACRE 1 LBS/ACRE NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. Afir SPECIFIC PLAN November 2017 A-3 APPENDIX Hiking Trails, Bikeways Scientific Name Trees - Shade QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS ENGLEMANNII QUERCUS LOBATA Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES FRAXINUS DIPETALA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA QUERCUS BERBERIDIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ASCLEPIAS FASCICULARIS ARCHTOSTAPHYLOS GLAUCA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS CEANOTHUS CRASSIFOLIUS CEANOTHUS TOMENTOSUS CERCIS OCCIDENTALIS 'ALBA' ENCELIA FARINOSA EPILOBIUM CANUM SSP. CANUM KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA MI MUL US AURANTIACUS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA RHUS INTERGIFOLIA SALVIA APIANA SALVIA MELLIFERA XYLOCOCCUS BICOLOR Groundcovers ADENOSTEMA FASCICULATUM 'NICOLAS' ARTEMESIA CALIFORNICA 'CANYON GRAY' Common Name COAST LIVE OAK CANYON OAK ENGELMANN OAK VALLEY OAK ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY CALIFORNIA ASH TO YON HOLLYLEAF CHERRY SCRUB OAK LAUREL SUMAC BLUE ELDERBERRY CHAMISE NARROWLEAF MILKWEED BIGBERRY MANZANITA CALIFORNIA SAGEBRUSH COYOTE BRUSH HOARYLEAF CEANOTHUS RAMONA CEANOTHUS WESTERN REDBUD BRITTLE BUSH CALIFORNIA FUCHSIA YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON MONKEY -FLOWER COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY LEMONADEBERRY WHITE SAGE BLACK SAGE MISSION MANZANITA PROSTRATE CHAMISE CANYON GRAY SAGEBRUSH November 2017 Water SoCaI Use Native L X L X L X L X L X L X VL X L X L X VL X L X L X L X VL X L X L X L X L X L X L X L X L X L X L X L X L X L X L X L X L X VL X L X L X VL X L X SPECIFIC PLAN tir BACCHARIS PILULARIS 'PIGEON POINT' ERIOGONUM FASCICULATUM 'DANA POINT' ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM Vines LONICERA SUBSPICATA VITIS CALIFORNICA Seed Mix AMBROSIA PSILOSTACHYA ARTEMISIA CALIFORNICA CAMISSONIOPSIS CHEIRANTHIFOLIA CLARKIA PURPUREA CORETHROGYNE FILAGINIFOLIA DISTICHLIS SPICATA STRICTA ERIOGONUM FASCICULATUM ERIOPHYLLUM CONFERTIFLORUM ESCHSCHOLZIA CALIFORNICA GALT UM ANGUSTI FOLI UM ISOCOMA MENZIESII LUPINUS BICOLOR SALVIA APIANA SALVIA MELLIFERA STIPA PULCHRA Seed Mix Supplemental Products CONWED 1000 WOOD FIBER ECOLOGY CONTROLS M-BINDER/TACK BIOSOL FORTE 7-2-1 ORGANIC FERTILIZER AM -120 MYCORRHIZAL INOCULUM TRI -C SOLUBLE HUMATE DWARF COYOTE BUSH DANA POINT BUCKWHEAT BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT L X VL X L X L X L X CHAPARRAL HONEYSUCKLE L X CALIFORNIA WILD GRAPE L X Pure Live Seed Lbs./Acre WESTERN RAGWEED CALIFORNIA SAGEBRUSH SUN CUP FOUR -SPOT CLARKIA CALIFORNIA -ASTER SALTGRASS BUCKWHEAT GOLDEN -YARROW CALIFORNIA POPPY NARROW -LEAVED BEDSTRAW GOLDENBUSH MINIATURE LUPINE WHITE SAGE BLACK SAGE PURPLE NEEDLEGRASS 0.50 1.00 0.20 0.20 0.10 1.00 2.00 0.70 1.50 0.50 0.50 2.00 0.50 1.00 3.00 Application Rate 2000 LBS/ACRE 200 LBS/ACRE 800 LBS/ACRE 60 LBS/ACRE 1 LBS/ACRE APPENDIX NOTE: SEED MIX MAY BE OMITTED WHEN FULL PLANT COVERAGE I5 OBTAINED THROUGH CONTAINER STOCK. NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 APPENDIX Key Pedestrian Walkways Scientific Name Trees - Shade ACACIA STENOPHYLLA ALBIZIA JULIBRISSIN ARBUTUS 'MARINA' CERCIDIUM 'DESERT MUSEUM' CHITALPA x TASHKENTENSIS GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' PINUS ELDARICA PISTACHIA CHINENSIS POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS ENGLEMANNII QUERCUS ILEX QUERCUS VIRGINIANA 'HERITAGE' RHUS LANCEA Trees - Accent ARBUTUS UNEDO CERCIS OCCIDENTALIS CHILOPSIS LINEARIS 'WARREN JONES' CITRUS SPP. LAGERSTROEMIA INDICA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSIFOLIUM ASCLEPIAS FASCICULARIS AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA BUDDLEIA MARRUBIIFOLIA Common Name SHOESTRING ACACIA SILK TREE MARINA ARBUTUS PALO VERDE CHITALPA AUSTRALIAN WILLOW SWEET BAY FRUITLESS OLIVE AFGHAN PINE CHINESE PISTACHE WESTERN COTTONWOOD COAST LIVE OAK ENGELMANN OAK HOLLY OAK SOUTHERN LIVE OAK AFRICAN SUMAC STRAWBERRY TREE WESTERN REDBUD W. JONES DESERT WILLOW ORGANGE, LEMON, LIME, ETC. CRAPE MYRTLE TO YON HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD NARROWLEAF MILKWEED CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH COYOTE BRUSH DESERT BROOM DESERT MARIGOLD WOOLLY B UTTERFL Y BUSH November 2017 Water SoCaI Use Native L M M L X L M L L L M M X L X L X L M L L L L M M L X VL X L X L X VL X VL X L X L L L X L X L X L X L X L L SPECIFIC PLAN BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ELAEAGNUS PUNGENS ENCELIA FARINOSA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' EUPHORBIA MILII 'REDI-RED' FEIJOA SELLOWIANA GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA HETEROMELES ARBUTIFOLIA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEUCOPHYLIUM FRUTESCENS LIGUSTRUM JAPONICUM 'TEXANUM' LOTUS SCOPARIUS MAHONIA NEVINII MI MUL US AURANTIACUS MUHLENBERGIA RIGENS MYRTUS COMMUNIS OPUNTIA LITTORALIS OPUNTIA SANTA-RITA 'TUBAC' PENSTEMON HETEROPHYLLUS PODOCARPUS MACROPHYLLUS 'MAKI' RHAPHIOLEPIS 'MAJESTIC BEAUTY' RHAPHIOLEPIS UMBELLATA 'MINOR' RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SPECIFIC PLAN BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON SILVERBERRY BRITTLE BUSH GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH RED EUPHORBIA PINEAPPLE GUAVA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA TO YON YAUPON YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON LANTANA LAVENDER TEXAS RANGER JAPANESE PRIVET DEAR WEED NEVIN MAHONIA MONKEY -FLOWER DEER GRASS MYRTLE COASTAL PRICKLY PEAR PURPLE PRICKLY PEAR PENSTEMON SHRUBBY YEW PINE MAJESTIC BEAUTY YEDDO HAWTHORN COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT November 2017 L L VL M L X L L X L L L L L L L X L L X L L M L X L M L L X L L X L X L L L M VL X L L X M X M L X L L X M M M L X L X L X M X APPENDIX A-7 APPEND SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA XYLOCOCCUS BICOLOR Groundcovers BACCHARIS 'CENTENNIAL' BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM LEYMUS COND. 'CANYON PRINCE' ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA WHITE SAGE BLUE SAGE CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA BENTENNIAL BACCHARIS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT BLUE LYME GRASS TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE VL X L X L L L L X L L VL X L L X L L X L L L L L X L X L X L X L L L M L M L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. November 2017 SPECIFIC PLAN tir Drainage Draws, Bioswales, Retention/Detention/Water Quality Basins Scientific Name Trees - Shade PLATANUS ACERIFOLIA 'BLOODGOOD'** PLATANUS ACERIFOLIA 'COLUMBIA'** PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA SALIX LASIOLEPIS Common Name LONDON PLANE TREE LONDON PLANE TREE CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK ARROYO WILLOW* (* WET AREAS ONLY) Water SoCaI Use Native M M M X M X L X H X ** Use near roads or hardscape areas only, otherwise use native California Sycamore. Trees - Accent SAMBUCUS NIGRA CAERULEA Shrubs/ Grasses ASCLEPIAS FASCICULARIS ARTEMISIA DOUGLASIANA BACCHARIS SALICIFOLIA JUNCUS MEXICANUS JUNCUS PATENS JUNCUS XIPHOIDES LEYMUS CONDENSATUS 'CANYON PRINCE' MUHLENBERGIA RIGENS RIBES SPP. ROSA CALIFORNICA RUBUS URSINUS VERBENA LASIOSTACHYS Seed Mix ACHILLEA MILLEFOLIUM AGROSTIS PALLENS AMBROSIA PSILOSTACHYA ARTEMISIA DOUGLASIANA CLAYTONIA PERFOLIATA DESCHAMPSIA DANTHONIOIDES GRACILIS ELYMUS TRITICOIDES HORDEUM BRACHYANTHERUM JUNCUS BUFONIUS MIMULUS GUTTATUS MUHLENBERGIA RIGENS OENOTHERA ELATA HOOKERII _LiA, SPECIFIC PLAN BLUE ELDERBERRY NARROWLEAF MILKWEED MUGWORT MULE FAT MEXICAN RUSH CALIFORNIA GRAY RUSH IRIS -LEAVED RUSH BLUE LYME GRASS DEER GRASS CURRENT CALIFORNIA ROSE CALIFORNIA BLACKBERRY WESTERN VERAIN L X L M M M M M M M M M M M X X X X X X X X X X X X Pure Live Seed Lbs./Acre 1.00 3.00 0.50 0.20 0.20 0.50 1.00 2.00 0.10 0.10 0.30 0.50 COMMON YARROW SEASHORE BENT GRASS WESTERN RAGWEED CALIFORNIA MUGWORT MINER'S LETTUCE ANNUAL HAIR GRASS BEARDLESS WILD RYEGRASS MEADOW BARLEY TOAD RUSH COMMON MONKEYFLOWER DEERGRASS EVENING PRIMROSE November 2017 APPENDIX APPEND PLANTAGO INSULARIS DESERT PLANTAIN 5.00 FESTUCA MICROSTACHYS SMALL FESCUE 5.00 TRIFOLIUM OBTUSIFLORUM CLAMMY CLOVER 3.00 Seed Mix Supplemental Products CONWED 1000 WOOD FIBER ECOLOGY CONTROLS M-BINDER/TACK BIOSOL FORTE 7-2-1 ORGANIC FERTILIZER AM -120 MYCORRHIZAL INOCULUM TRI -C SOLUBLE HUMATE Application Rate 2000 LBS/ACRE 200 LBS/ACRE 800 LBS/ACRE 60 LBS/ACRE 1 LBS/ACRE NOTE: SEED MIX MAY BE OMITTED WHEN FULL PLANT COVERAGE I5 OBTAINED THROUGH CONTAINER STOCK. NOTE: TOPS OF SLOPES AND DRYER AREAS SHALL TRANSITION TO THE NATURAL SLOPES PLANT PALETTE. NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. November 2017 SPECIFIC PLAN tir Roundabouts Scientific Name Trees - Shade CERCIDIUM 'DESERT MUSEUM' QUERCUS AGRIFOLIA Shrubs AGAVE SPP ARISTIDA PURPUREA BAILEYA MULTIRADIATA BULBINE FRUTESCENS CEANOTHUS CULTIVARS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ENCELIA CALIFORNICA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' GALVESIA SPECIOSA HESPERALOE PARVIFLORA ILEX VOMITORIA LANTANA SPP. LAVANDULA SPP. LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MUHLENBERGIA RIGENS OPUNTIA LITTORALIS OPUNTIA SANTA-RITA 'TUBAC' SALVIA CLEVELANDII SALVIA GREGII SANTOLINA SPP. TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' SPECIFIC PLAN Common Name PALO VERDE COAST LIVE OAK CENTURY PLANT PURPLE THREE AWN DESERT MARIGOLD BULBINE CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON CALIFORNIA ENCELIA GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA ISLAND BUSH SNAPDRAGON L RED/YELLOW YUCCA L BACC YAUPON LANTANA LAVENDER BLUE LYME GRASS DEAR WEED DEER GRASS COASTAL PRICKLY PEAR PURPLE PRICKLY PEAR CLEVELAND SAGE AUTUMN SAGE LAVENDER COTTON GERMANDER CEDROS ISLAND VERBENA Water SoCaI Use Native L X L X L L X L L L L L L L L L X L L X L L X L X L L L L X VL X M X L X L L L L L L X November 2017 APPENDIX A-1'. APPEND!) Groundcovers BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ENCELIA CALIFORNICA ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA CALIFORNIA ENCELIA TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS L L L L X L L L NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. November 2017 SPECIFIC PLAN Afir Entry Statements Scientific Name Trees - Shade PLATANUS ACERIFOLIA 'BLOODGOOD'** PLATANUS ACERIFOLIA 'COLUMBIA' * * PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA SALIX LASIOLEPIS Common Name LONDON PLANE TREE LONDON PLANE TREE CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK ARROYO WILLOW* (* WET AREAS ONLY) Water SoCaI Use Native M M M M L H ** Use near roads or hardscape areas only, otherwise use native California Sycamore. Trees - Accent ARBUTUS UNEDO CERCIS OCCIDENTALIS CHILOPSIS LINEARIS 'WARREN JONES' HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSI FOLI UM AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS 'CENTENNIAL' BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA BUDDLEIA MARRUBIIFOLIA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS CISTUS SPP. CONVOLVULUS CNEORUM ,‘„AlISPECIFIC PLAN STRAWBERRY TREE WESTERN REDBUD W. JONES DESERT WILLOW TO YON HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH BENTENNIAL BACCHARIS DESERT BROOM DESERT MARIGOLD WOOLLY B UTTERFL Y BUSH BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS ROCKROSE BUSH MORNING GLORY November 2017 X X X X L L L L X VL X L X L X VL X VL X L L L X L X L X L L X L L L L VL M L X L L X L L APPENDIX APPENDIX COREOPSIS A URI CULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ELAEAGNUS PUNGENS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' FEIJOA SELLOWIANA GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA HETEROMELES ARBUTIFOLIA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEUCOPHYLIUM FRUTESCENS LIGUSTRUM JAPONICUM 'TEXANUM' LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MAHONIA NEVINII MI MUL US AURANTIACUS MUHLENBERGIA RIGENS MYRTUS COMMUNIS OPUNTIA LITTORALIS OPUNTIA SANTA-RITA 'TUBAC' PENSTEMON HETEROPHYLLUS PODOCARPUS GACILIOR RHAPHIOLEPIS 'MAJESTIC BEAUTY' RHAPHIOLEPIS UMBELLATA 'MINOR' RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA DWARF COREOPSIS COREOPSIS DESERT SPOON SILVERBERRY BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BRITTLE BUSH GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA PINEAPPLE GUAVA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA TO YON YAUPON YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON LANTANA LAVENDER TEXAS RANGER JAPANESE PRIVET BLUE LYME GRASS DEAR WEED NEVIN MAHONIA MONKEY -FLOWER DEER GRASS MYRTLE COASTAL PRICKLY PEAR PURPLE PRICKLY PEAR PENSTEMON FERN PINE (HEDGE FORM) MAJESTIC BEAUTY YEDDO HAWTHORN COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE November 2017 L L L L L X L X L X L L X L L X L M L X L M L L X L L X L X L L L M L X VL X L L X M X M L X L L X M M M L X L X L X M X VL X L X L L L SPECIFIC PLAN SALVIA MELLIFERA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA XYLOCOCCUS BICOLOR Groundcovers BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ENCELIA CALIFORNICA ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA BLACK SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA DWARF COYOTE BRUSH CEANOTHUS DYMONDIA CALIFORNIA ENCELIA TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE L X L L VL X L L X L L X L L L L X L L L M L M L X NOTE: THIS LIST IS NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. Afir SPECIFIC PLAN November 2017 APPENDIX Park and Recreation Areas Scientific Name Trees - Shade ACACIA STENOPHYLLA ALBIZIA JULIBRISSIN ARBUTUS 'MARINA' CERCIDIUM 'DESERT MUSEUM' CHITALPA x TASHKENTENSIS GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' PINUS ELDARICA PISTACHIA CHINENSIS PLATANUS ACERIFOLIA 'BLOODGOOD' PLATANUS ACERIFOLIA 'COLUMBIA' * * PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS ENGLEMANNII QUERCUS ILEX QUERCUS VIRGINIANA 'HERITAGE' RHUS LANCEA Common Name SHOESTRING ACACIA SILK TREE MARINA ARBUTUS PALO VERDE CHITALPA AUSTRALIAN WILLOW SWEET BAY FRUITLESS OLIVE AFGHAN PINE CHINESE PISTACHE LONDON PLANE TREE LONDON PLANE TREE CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK ENGELMANN OAK HOLLY OAK SOUTHERN LIVE OAK AFRICAN SUMAC Water SoCaI Use Native L M M L X L M L L L M M M M X M X L X L X L M L ** Use near roads or hardscape areas only, otherwise use native California Sycamore. Trees - Accent ARBUTUS UNEDO CERCIS OCCIDENTALIS CHILOPSIS LINEARIS 'WARREN JONES' CITRUS SPP. HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSI FOLI UM ASCLEPIAS FASCICULARIS AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA STRAWBERRY TREE WESTERN REDBUD W. JONES DESERT WILLOW ORGANGE, LEMON, LIME, ETC. TO YON HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD NARROWLEAF MILKWEED CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN November 2017 L L L M L VL L L VL VL L L L L L X X X X X X X X X SPECIFIC PLAN ARTEMISIA CALIFORNICA BACCHARIS 'CENTENNIAL' BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA BUDDLEIA MARRUBIIFOLIA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ELAEAGNUS PUNGENS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' FEIJOA SELLOWIANA GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA HETEROMELES ARBUTIFOLIA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEUCOPHYLIUM FRUTESCENS LIGUSTRUM JAPONICUM 'TEXANUM' LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MAHONIA NEVINII MI MUL US A URA NTIACUS MUHLENBERGIA RIGENS MYRTUS COMMUNIS OPUNTIA LITTORALIS a,::dilliSPECIFIC PLAN CALIFORNIA SAGEBRUSH BENTENNIAL BACCHARIS DESERT BROOM DESERT MARIGOLD WOOLLY B UTTERFL Y BUSH BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON SILVERBERRY BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BRITTLE BUSH GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA PINEAPPLE GUAVA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA TO YON YAUPON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L L X L L X L L L L VL M L X L L X L L L L L L L X L X L X L L X L L X L M L X L M L L X L X X LANTANA LAVENDER TEXAS RANGER JAPANESE PRIVET BLUE LYME GRASS DEAR WEED NEVIN MAHONIA MONKEY -FLOWER DEER GRASS MYRTLE COASTAL PRICKLY PEAR November 2017 L L L M L VL L L M M L X X X X X APPENDIX A-17 APPENDIX OPUNTIA SANTA-RITA 'TUBAC' PENSTEMON HETEROPHYLLUS PODOCARPUS GACILIOR RHAPHIOLEPIS 'MAJESTIC BEAUTY' RHAPHIOLEPIS UMBELLATA 'MINOR' RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA XYLOCOCCUS BICOLOR Groundcovers BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ENCELIA CALIFORNICA ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA PURPLE PRICKLY PEAR PENSTEMON FERN PINE (HEDGE FORM) MAJESTIC BEAUTY YEDDO HAWTHORN COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA DWARF COYOTE BRUSH CEANOTHUS DYMONDIA CALIFORNIA ENCELIA TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE L L X M M M L X L X L X M X VL X L X L L L L X L L VL X L L X L L X L L L L X L L L M L M L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. November 2017 SPECIFIC PLAN tir School Scientific Name Trees - Shade ACACIA STENOPHYLLA ALBIZIA JULIBRISSIN ARBUTUS 'MARINA' CERCIDIUM 'DESERT MUSEUM' CHITALPA x TASHKENTENSIS GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' PINUS ELDARICA PISTACHIA CHINENSIS PLATANUS ACERIFOLIA 'BLOODGOOD' PLATANUS ACERIFOLIA 'COLUMBIA' * * PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS ENGLEMANNII QUERCUS ILEX QUERCUS VIRGINIANA 'HERITAGE' RHUS LANCEA Common Name SHOESTRING ACACIA SILK TREE MARINA ARBUTUS PALO VERDE CHITALPA AUSTRALIAN WILLOW SWEET BAY FRUITLESS OLIVE AFGHAN PINE CHINESE PISTACHE LONDON PLANE TREE LONDON PLANE TREE CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK ENGELMANN OAK HOLLY OAK SOUTHERN LIVE OAK AFRICAN SUMAC Water SoCaI Use Native L M M L X L M L L L M M M M X M X L X L X L M L ** Use near roads or hardscape areas only, otherwise use native California Sycamore. Trees - Accent ARBUTUS UNEDO CERCIS OCCIDENTALIS CHILOPSIS LINEARIS 'WARREN JONES' CITRUS SPP. HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSI FOLI UM ASCLEPIAS FASCICULARIS AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA „ISPECIFIC PLAN STRAWBERRY TREE WESTERN REDBUD W. JONES DESERT WILLOW ORGANGE, LEMON, LIME, ETC. TO YON HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD NARROWLEAF MILKWEED CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH November 2017 L L L M L VL L L VL VL L L L L L L X X X X X X X X X X APPENDIX A-19 APPENDIX BACCHARIS 'CENTENNIAL' BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA BUDDLEIA MARRUBIIFOLIA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ELAEAGNUS PUNGENS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM FEIJOA SELLOWIANA GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA HETEROMELES ARBUTIFOLIA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEUCOPHYLIUM FRUTESCENS LIGUSTRUM JAPONICUM 'TEXANUM' LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MAHONIA NEVINII MI MUL US AURANTIACUS MUHLENBERGIA RIGENS MYRTUS COMMUNIS OPUNTIA LITTORALIS OPUNTIA SANTA-RITA 'TUBAC' PENSTEMON HETEROPHYLLUS BENTENNIAL BACCHARIS DESERT BROOM DESERT MARIGOLD WOOLLY BUTTERFLY BUSH BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON SILVERBERRY BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BRITTLE BUSH GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT PINEAPPLE GUAVA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA TO YON YAUPON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L L L X L L L L VL M L X L L X L L L L L L L X L X L X L L X L L X M L X L M L L X L X X LANTANA LAVENDER TEXAS RANGER JAPANESE PRIVET BLUE LYME GRASS DEAR WEED NEVIN MAHONIA MONKEY -FLOWER DEER GRASS MYRTLE COASTAL PRICKLY PEAR PURPLE PRICKLY PEAR PENSTEMON L L L M L VL L L M M L L L X X X X X X November 2017 SPECIFIC PLAN Atir APPENDIX PODOCARPUS GACILIOR RHAPHIOLEPIS 'MAJESTIC BEAUTY' RHAPHIOLEPIS UMBELLATA 'MINOR' RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA XYLOCOCCUS BICOLOR Groundcovers BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ENCELIA CALIFORNICA ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA FERN PINE (HEDGE FORM) MAJESTIC BEAUTY YEDDO HAWTHORN COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA DWARF COYOTE BRUSH CEANOTHUS DYMONDIA CALIFORNIA ENCELIA TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE M M M L X L X L X M X VL X L X L L L L X L L VL X L L X L L X L L L L X L L L M L M L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 APPENDIX Villages A, B, C, D, E, F, G Scientific Name Trees - Shade ACACIA STENOPHYLLA ALBIZIA JULIBRISSIN ARBUTUS 'MARINA' CERCIDIUM 'DESERT MUSEUM' CHITALPA x TASHKENTENSIS GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' PINUS ELDARICA PISTACHIA CHINENSIS POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS ENGLEMANNII QUERCUS ILEX QUERCUS VIRGINIANA 'HERITAGE' RHUS LANCEA Trees - Accent ARBUTUS UNEDO CERCIS OCCIDENTALIS CHILOPSIS LINEARIS 'WARREN JONES' CITRUS SPP. HETEROMELES ARBUTIFOLIA LAGERSTROEMIA INDICA MAGNOLIA G. 'LITTLE GEM' PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSI FOLI UM ASCLEPIAS FASCICULARIS AGAVE AMERICANA ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS BACCHARIS SAROTHROIDES Common Name SHOESTRING ACACIA SILK TREE MARINA ARBUTUS PALO VERDE CHITALPA AUSTRALIAN WILLOW SWEET BAY FRUITLESS OLIVE AFGHAN PINE CHINESE PISTACHE WESTERN COTTONWOOD COAST LIVE OAK ENGELMANN OAK HOLLY OAK SOUTHERN LIVE OAK AFRICAN SUMAC STRAWBERRY TREE WESTERN REDBUD W. JONES DESERT WILLOW ORGANGE, LEMON, LIME, ETC. TO YON CRAPE MYRTLE LITTLE GEM MANGOLIA HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD NARROWLEAF MILKWEED CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH COYOTE BRUSH DESERT BROOM November 2017 Water SoCaI Use Native L M M L X L M L L L M M X L X L X L M L L L L M L X M M VL X L X L X VL X VL X L X L L L X L X L X L X L X SPECIFIC PLAN tir BAILEYA MULTIRADIATA BUDDLEIA MARRUBIIFOLIA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS A URI CULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. DODONAEA VISCOSA ELAEAGNUS PUNGENS ENCELIA FARINOSA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' EUPHORBIA MILII 'REDI-RED' FEIJOA SELLOWIANA GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA HETEROMELES ARBUTIFOLIA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEUCOPHYLIUM FRUTESCENS LIGUSTRUM JAPONICUM 'TEXANUM' LOTUS SCOPARIUS MAHONIA NEVINII MI MUL US AURANTIACUS MUHLENBERGIA RIGENS MYRTUS COMMUNIS OPUNTIA LITTORALIS OPUNTIA SANTA-RITA 'TUBAC' PENSTEMON HETEROPHYLLUS PODOCARPUS MACROPHYLLUS 'MAKI' RHAPHIOLEPIS 'MAJESTIC BEAUTY' RHAPHIOLEPIS UMBELLATA 'MINOR' RHAMNUS CALIFORNICA SPECIFIC PLAN DESERT MARIGOLD WOOLLY B UTTERFL Y BUSH BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON HOPSEED BUSH SILVERBERRY BRITTLE BUSH GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH RED EUPHORBIA PINEAPPLE GUAVA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA TO YON YAUPON YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON LANTANA LAVENDER TEXAS RANGER JAPANESE PRIVET DEAR WEED NEVIN MAHONIA MONKEY -FLOWER DEER GRASS MYRTLE COASTAL PRICKLY PEAR PURPLE PRICKLY PEAR PENSTEMON SHRUBBY YEW PINE MAJESTIC BEAUTY YEDDO HAWTHORN COFFEEBERRY November 2017 L L L L VL M L X L L X L L L L L L L L X L L X L L M L X L M L L X L L X L X L L L M VL X L L X M X M L X L L X M M M L X APPENDIX A-23 APPEND RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA XYLOCOCCUS BICOLOR Groundcovers BACCHARIS 'CENTENNIAL' BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM LEYMUS COND. 'CANYON PRINCE' ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA BENTENNIAL BACCHARIS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT BLUE LYME GRASS TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE L X L X M X VL X L X L L L L X L L VL X L L X L L X L L L L L X L X L X L X L L L M L M L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. November 2017 SPECIFIC PLAN tir Civic/ Community Scientific Name Trees - Shade ACACIA STENOPHYLLA ALBIZIA JULIBRISSIN ARBUTUS 'MARINA' CERCIDIUM 'DESERT MUSEUM' CHITALPA x TASHKENTENSIS GEIJERA PARVIFLORA LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' PINUS ELDARICA PISTACHIA CHINENSIS POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS ENGLEMANNII QUERCUS ILEX QUERCUS VIRGINIANA 'HERITAGE' RHUS LANCEA Trees - Accent ARBUTUS UNEDO CERCIS OCCIDENTALIS CHILOPSIS LINEARIS 'WARREN JONES' CITRUS SPP. HETEROMELES ARBUTIFOLIA MAGNOLIA G. 'LITTLE GEM' PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSI FOLI UM ASCLEPIAS FASCICULARIS AGAVE AMERICANA ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS 'CENTENNIAL' BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA ,‘„AlISPECIFIC PLAN Common Name SHOESTRING ACACIA SILK TREE MARINA ARBUTUS PALO VERDE CHITALPA AUSTRALIAN WILLOW SWEET BAY FRUITLESS OLIVE AFGHAN PINE CHINESE PISTACHE WESTERN COTTONWOOD COAST LIVE OAK ENGELMANN OAK HOLLY OAK SOUTHERN LIVE OAK AFRICAN SUMAC STRAWBERRY TREE WESTERN REDBUD W. JONES DESERT WILLOW ORGANGE, LEMON, LIME, ETC. TO YON LITTLE GEM MANGOLIA HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD NARROWLEAF MILKWEED CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH BENTENNIAL BACCHARIS DESERT BROOM DESERT MARIGOLD November 2017 Water SoCaI Use Native L M M L X L M L L L M M X L X L X L M L L L L M L X M VL X L X L X VL X VL X L X L L L X L X L X L L X L APPENDIX A-25 APPENDIX BUDDLEIA MARRUBIIFOLIA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. DODONAEA VISCOSA ELAEAGNUS PUNGENS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' FEIJOA SELLOWIANA GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA HETEROMELES ARBUTIFOLIA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEUCOPHYLIUM FRUTESCENS LIGUSTRUM JAPONICUM 'TEXANUM' LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MAHONIA NEVINII MI MUL US A URA NTIACUS MUHLENBERGIA RIGENS MYRTUS COMMUNIS OPUNTIA LITTORALIS OPUNTIA SANTA-RITA 'TUBAC' PENSTEMON HETEROPHYLLUS PODOCARPUS GACILIOR WOOLLY B UTTERFL Y BUSH BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON HOPSEED BUSH SILVERBERRY BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BRITTLE BUSH GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA PINEAPPLE GUAVA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA TO YON YAUPFIND ON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L L L L VL M L X L L X L L L L L L L L X L X L X L L X L L X L M L X L M L L X L X X LANTANA LAVENDER TEXAS RANGER JAPANESE PRIVET BLUE LYME GRASS DEAR WEED NEVIN MAHONIA MONKEY -FLOWER DEER GRASS MYRTLE COASTAL PRICKLY PEAR PURPLE PRICKLY PEAR PENSTEMON FERN PINE (HEDGE FORM) L L L M L VL L L M M L L L M X X X X X X November 2017 SPECIFIC PLAN Atir APPENDIX PODOCARPUS MACROPHYLLUS 'MAKI' RHAPHIOLEPIS 'MAJESTIC BEAUTY' RHAPHIOLEPIS UMBELLATA 'MINOR' RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA XYLOCOCCUS BICOLOR Groundcovers BACCHARIS 'CENTENNIAL' BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM LEYMUS COND. 'CANYON PRINCE' ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA SHRUBBY YEW PINE MAJESTIC BEAUTY YEDDO HAWTHORN COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA BENTENNIAL BACCHARIS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT BLUE LYME GRASS TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE M M M L X L X L X M X VL X L X L L L L X L L VL X L L X L L X L L L L L X L X L X L X L L L M L M L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. Miniffli SPECIFIC PLAN November 2017 APPENDIX Street Types: Western Bypass Corridor 1 and 2 Scientific Name Trees - Shade PLATANUS ACERIFOLIA 'BLOODGOOD'** PLATANUS ACERIFOLIA 'COLUMBIA' * * PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS ENGLEMANNII QUERCUS LOBATA Common Name LONDON PLANE TREE LONDON PLANE TREE CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK CANYON OAK ENGELMANN OAK VALLEY OAK Water SoCaI Use Native M M M X M X L X L X L X L X ** Use near roads or hardscape areas only, otherwise use native California Sycamore. Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES FRAXINUS DIPETALA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA QUERCUS BERBERIDIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSI FOLI UM ASCLEPIAS FASCICULARIS AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS DASYLIRION SPP. ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY CALIFORNIA ASH TO YON HOLLYLEAF CHERRY SCRUB OAK LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD NARROWLEAF MILKWEED CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH DESERT BROOM DESERT MARIGOLD HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS DESERT SPOON BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BRITTLE BUSH November 2017 L X L X VL X L X L X VL X L X L X L X VL X VL X L X L L L X L X L X L X L L X L L X L L X L X L X SPECIFIC PLAN tir APPENDIX EPILOBIUM SPP. (ZAUSCHNERIA) ERIOGONUM FASCICULATUM GALVESIA SPECIOSA HETEROMELES ARBUTIFOLIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MI MUL US AURANTIACUS MUHLENBERGIA RIGENS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SIMMONDSIA CHINENSIS VERBENA LILACINA 'DE LA MINA' XYLOCOCCUS BICOLOR Groundcovers BACCHARIS PILULARAIS CVS. BACCHARIS PILULARIS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM Vines VITIS CALIFORNICA CALIFORNIA FUCHSIA BUCKWHEAT ISLAND BUSH SNAPDRAGON TO YON YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON BLUE LYME GRASS DEAR WEED MONKEY -FLOWER DEER GRASS COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE JOJOBA CEDROS ISLAND VERBENA MISSION MANZANITA DWARF COYOTE BRUSH COYOTE BRUSH BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT CALIFORNIA WILD GRAPE L X L X L X L X L X L X L X VL X L X M X L X L X L X L X L X M X VL X L X L L L X L VL X L X L X L L X L X L X L X L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 APPENDIX Street Types: B Street South and C Street Scientific Name Trees - Shade QUERCUS AGRIFOLIA QUERCUS ENGLEMANNII Trees - Accent CERCIS OCCIDENTALIS HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSIFOLIUM AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS DASYLIRION SPP. ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA EPILOBIUM SPP. (ZAUSCHNERIA) ERIOGONUM FASCICULATUM GALVESIA SPECIOSA HETEROMELES ARBUTIFOLIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MI MUL US A URA NTIACUS MUHLENBERGIA RIGENS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA Common Name COAST LIVE OAK ENGELMANN OAK WESTERN REDBUD TO YON HOLLYLEAF CHERRY LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH DESERT BROOM DESERT MARIGOLD HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS DESERT SPOON BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BRITTLE BUSH CALIFORNIA FUCHSIA BUCKWHEAT ISLAND BUSH SNAPDRAGON TO YON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L BLUE LYME GRASS DEAR WEED MONKEY -FLOWER DEER GRASS COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY Water SoCaI Use Native L X L X L L X VL X L X L X VL X VL X L L L X L X L X L X L L X L L X L L X L X L X L X L X L X L X X X L X VL X L X M X L X L X L X November 2017 SPECIFIC PLAN RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SIMMONDSIA CHINENSIS VERBENA LILACINA 'DE LA MINA' XYLOCOCCUS BICOLOR Groundcovers BACCHARIS PILULARAIS CVS. BACCHARIS PILULARIS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM Vines VITIS CALIFORNICA LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE JOJOBA CEDROS ISLAND VERBENA MISSION MANZANITA DWARF COYOTE BRUSH COYOTE BRUSH BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT CALIFORNIA WILD GRAPE L X L X M X VL X L X L L L X L VL X L X L X L L X L X L X L X L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. Afir SPECIFIC PLAN November 2017 A-31 APPENDIX Street Type: Coromell Trail — Split Lanes, Separate Trail, no Parking Scientific Name Trees - Shade PLATANUS ACERIFOLIA 'BLOODGOOD'** PLATANUS ACERIFOLIA 'COLUMBIA' * * PLATANUS RACEMOSA 'ROBERTS' POPULUS FREMONTII 'NEVADA' QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS ENGLEMANNII QUERCUS LOBATA Common Name LONDON PLANE TREE LONDON PLANE TREE CALIFORNIA SYCAMORE WESTERN COTTONWOOD COAST LIVE OAK CANYON OAK ENGELMANN OAK VALLEY OAK Water SoCaI Use Native M M M X M X L X L X L X L X ** Use near roads or hardscape areas only, otherwise use native California Sycamore. Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES FRAXINUS DIPETALA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA QUERCUS BERBERIDIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ADENOSTOMA SPARSI FOLI UM ASCLEPIAS FASCICULARIS AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA CEANOTHUS CRASSIFOLIUS CEANOTHUS CULTIVARS CEANOTHUS TOMENTOSUS DASYLIRION SPP. ELYMUS TRITICOIDES ENCELIA CALIFORNICA ENCELIA FARINOSA ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY CALIFORNIA ASH TO YON HOLLYLEAF CHERRY SCRUB OAK LAUREL SUMAC BLUE ELDERBERRY CHAMISE RED SHANKS/RIBBONWOOD NARROWLEAF MILKWEED CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH DESERT BROOM DESERT MARIGOLD HOARYLEAF CEANOTHUS CEANOTHUS RAMONA CEANOTHUS DESERT SPOON BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BRITTLE BUSH L X L X VL X L X L X VL X L X L X L X VL X VL X L X L L L X L X L X L X L L X L L X L L X L X L X November 2017 SPECIFIC PLAN tir EPILOBIUM SPP. (ZAUSCHNERIA) ERIOGONUM FASCICULATUM GALVESIA SPECIOSA HETEROMELES ARBUTIFOLIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LEYMUS COND. 'CANYON PRINCE' LOTUS SCOPARIUS MI MUL US AURANTIACUS MUHLENBERGIA RIGENS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA RIBES SPP. SALVIA APIANA SALVIA CHAMAEDROIDES SALVIA CLEVELANDII SALVIA LEUCOPHYLLA SALVIA MELLIFERA SALVIA TRIDENT SIMMONDSIA CHINENSIS VERBENA LILACINA 'DE LA MINA' XYLOCOCCUS BICOLOR Groundcovers BACCHARIS PILULARAIS CVS. BACCHARIS PILULARIS ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM Vines VITIS CALIFORNICA CALIFORNIA FUCHSIA BUCKWHEAT ISLAND BUSH SNAPDRAGON TO YON YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON BLUE LYME GRASS DEAR WEED MONKEY -FLOWER DEER GRASS COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY LEMONADEBERRY SUGAR BUSH CURRENT WHITE SAGE BLUE SAGE CLEVELAND SAGE PURPLE SAGE BLACK SAGE HYBRID SAGE JOJOBA CEDROS ISLAND VERBENA MISSION MANZANITA DWARF COYOTE BRUSH COYOTE BRUSH BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT CALIFORNIA WILD GRAPE L X L X L X L X L X L X L X VL X L X M X L X L X L X L X L X M X VL X L X L L L X L VL X L X L X L L X L X L X L X L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 APPENDIX A-33 APPENDIX Street Type: Altair Vista - Landscaped Parkways with Parking one side and Altair Vista (Public) — Split Lanes with No Parking Scientific Name Trees - Shade ACACIA STENOPHYLLA CERCIDIUM 'DESERT MUSEUM' LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' QUERCUS AGRIFOLIA QUERCUS ILEX RHUS LANCEA Shrubs AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARISTIDA PURPUREA BAILEYA MULTIRADIATA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CULTIVARS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ENCELIA CALIFORNICA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEYMUS COND. 'CANYON PRINCE' Common Name SHOESTRING ACACIA PALO VERDE SWEET BAY FRUITLESS OLIVE COAST LIVE OAK HOLLY OAK AFRICAN SUMAC CENTURY PLANT MANZANITA CULTIVARS PURPLE THREE AWN DESERT MARIGOLD BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON CALIFORNIA ENCELIA GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA YAUPON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L LANTANA L LAVENDER L BLUE LYME GRASS L Water SoCaI Use Native L L X L L L X L L L L L X L L L VL M L L L L L L L X L L X L L X L L X L M L L X X X November 2017 SPECIFIC PLAN MUHLENBERGIA RIGENS MYRTUS COMMUNIS PENSTEMON HETEROPHYLLUS RHAPHIOLEPIS UMBELLATA 'MINOR' SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' Groundcovers BACCHARIS 'CENTENNIAL' BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM LEYMUS COND. 'CANYON PRINCE' ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS DEER GRASS MYRTLE PENSTEMON YEDDO HAWTHORN CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA BENTENNIAL BACCHARIS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT BLUE LYME GRASS TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS M X M L X M L L L L L VL X L L X L L L L L X L X L X L X L L L NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 A-3 5 APPENDIX Street Type: Altair Vista and A Street - Urban Parkways with Parking one side Scientific Name Trees - Shade ACACIA STENOPHYLLA CERCIDIUM 'DESERT MUSEUM' LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' QUERCUS AGRIFOLIA QUERCUS ILEX RHUS LANCEA Shrubs AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARISTIDA PURPUREA BAILEYA MULTIRADIATA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CULTIVARS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ENCELIA CALIFORNICA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEYMUS COND. 'CANYON PRINCE' MUHLENBERGIA RIGENS Common Name SHOESTRING ACACIA PALO VERDE SWEET BAY FRUITLESS OLIVE COAST LIVE OAK HOLLY OAK AFRICAN SUMAC CENTURY PLANT MANZANITA CULTIVARS PURPLE THREE AWN DESERT MARIGOLD BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON CALIFORNIA ENCELIA GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA YAUPON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L Water SoCaI Use Native L L X L L L X L L L L L X L L L VL M L L L L L L L X L L X L L X L L X L M L L X X L L L X M X LANTANA LAVENDER BLUE LYME GRASS DEER GRASS November 2017 SPECIFIC PLAN MYRTUS COMMUNIS PENSTEMON HETEROPHYLLUS RHAPHIOLEPIS UMBELLATA 'MINOR' SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' Groundcovers BACCHARIS 'CENTENNIAL' BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM LEYMUS COND. 'CANYON PRINCE' ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS MYRTLE PENSTEMON YEDDO HAWTHORN CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA BENTENNIAL BACCHARIS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT BLUE LYME GRASS TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS M L X M L L L L L VL X L L X L L L L L X L X L X L X L L L NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 A-37 APPENDIX Street Type: B Street North - Landscaped Parkways with No Parking Scientific Name Trees - Shade ACACIA STENOPHYLLA CERCIDIUM 'DESERT MUSEUM' LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' QUERCUS AGRIFOLIA QUERCUS ILEX RHUS LANCEA Shrubs ADENOSTOMA FASCICULATUM AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARCTOSTAPHYLOS SPP. ARISTIDA PURPUREA ARTEMISIA CALIFORNICA BACCHARIS SAROTHROIDES BAILEYA MULTIRADIATA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CULTIVARS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ENCELIA CALIFORNICA EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA HETEROMELES ARBUTIFOLIA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA Common Name SHOESTRING ACACIA PALO VERDE SWEET BAY FRUITLESS OLIVE COAST LIVE OAK HOLLY OAK AFRICAN SUMAC CHAMISE CENTURY PLANT MANZANITA CULTIVARS MANZANITA PURPLE THREE AWN CALIFORNIA SAGEBRUSH DESERT BROOM DESERT MARIGOLD BULBINE BAJA DUSTER LITTLE JOHN BOTTLEBRUSH CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON CALIFORNIA ENCELIA CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA TO YON YAUPON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L Water SoCaI Use Native L L X L L L X L L VL L L L L L L L L L M L L L L L L L L L L L L L M L L L November 2017 X X X X X X X X X X X X SPECIFIC PLAN LANTANA SPP. LAVANDULA SPP. LEUCOPHYLIUM FRUTESCENS LEYMUS COND. 'CANYON PRINCE' MI MUL US AURANTIACUS MUHLENBERGIA RIGENS MYRTUS COMMUNIS PENSTEMON HETEROPHYLLUS RHAPHIOLEPIS UMBELLATA 'MINOR' RHAMNUS CALIFORNICA RHUS INTERGIFOLIA RHUS OVATA SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' WESTRINGIA FRUTICOSA XYLOCOCCUS BICOLOR Groundcovers BACCHARIS 'CENTENNIAL' BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM LEYMUS COND. 'CANYON PRINCE' ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS Vines FICUS PUMILA MACFADYENA UNGUIS-CATI PARTHENOCISSUS TRICUSPIDATA VITIS CALIFORNICA LANTANA LAVENDER TEXAS RANGER BLUE LYME GRASS MONKEY -FLOWER DEER GRASS MYRTLE PENSTEMON YEDDO HAWTHORN COFFEEBERRY LEMONADEBERRY SUGAR BUSH CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA COAST ROSEMARY MISSION MANZANITA BENTENNIAL BACCHARIS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT BLUE LYME GRASS TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS CREEPING FIG CAT'S CLAW BOSTON IVY CALIFORNIA WILD GRAPE L L L L X L X M X M L X M L X L X L X L L L L L VL X L L X L L X L L L L L X L X L X L X L L L M L M L X NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 APPENDIX A -.3c. APPENDIX -4. Street Type: Altair Vista - One-way Street with Parking one side Scientific Name Trees - Shade ACACIA STENOPHYLLA CERCIDIUM 'DESERT MUSEUM' LAURUS NOBILIS 'SARATOGA' OLEA EUROPAEA 'SWAN HILL' QUERCUS AGRIFOLIA QUERCUS ILEX RHUS LANCEA Shrubs AGAVE SPP. ARCTOSTAPHYLOS CULTIVARS ARISTIDA PURPUREA BAILEYA MULTIRADIATA BULBINE FRUTESCENS CALLIANDRA CALIFORNICA CALLIANDRA ERIOPHYIA CALLISTEMON VIM. 'LITTLE JOHN' CEANOTHUS CULTIVARS CISTUS SPP. CONVOLVULUS CNEORUM COREOPSIS AURICULATA 'NANA' COREOPSIS LANCEOLATA DASYLIRION SPP. ENCELIA CALIFORNICA ECHINOCACTUS GRUSONII EPILOBIUM SPP. (ZAUSCHNERIA) EREMOPHILA HYGRO. 'BLUE BELLS' ERIOGONUM FASCICULATUM EUPHORBIA MILII 'REDI-RED' GALVESIA SPECIOSA GREVILLEA SPP. GAURA LINDHEIMERI HESPERALOE PARVIFLORA ILEX VOMITORIA KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA LANTANA SPP. LAVANDULA SPP. LEYMUS COND. 'CANYON PRINCE' MUHLENBERGIA RIGENS Common Name SHOESTRING ACACIA PALO VERDE SWEET BAY FRUITLESS OLIVE COAST LIVE OAK HOLLY OAK AFRICAN SUMAC CENTURY PLANT MANZANITA CULTIVARS PURPLE THREE AWN DESERT MARIGOLD BULBINE BAJA DUSTER FAIRY DUSTER LITTLE JOHN BOTTLEBRUSH CEANOTHUS ROCKROSE BUSH MORNING GLORY DWARF COREOPSIS COREOPSIS DESERT SPOON CALIFORNIA ENCELIA GOLDEN BARREL CACTUS CALIFORNIA FUCHSIA BLUE BELLS EMU BUSH BUCKWHEAT RED EUPHORBIA ISLAND BUSH SNAPDRAGON GREVILLEA GUARA RED/YELLOW YUCCA YAUPON YELLOW PENSTEMMON L HEART -LEAVED PENSTEMMON L LANTANA LAVENDER BLUE LYME GRASS DEER GRASS Water SoCaI Use Native L L X L L L X L L L L L X L L L VL M L L L L L L L X L L X L L X L L X L M L L X X L L L X M X November 2017 SPECIFIC PLAN tir MYRTUS COMMUNIS PENSTEMON HETEROPHYLLUS RHAPHIOLEPIS UMBELLATA 'MINOR' SALVIA CLEVELANDII SALVIA GREGII SALVIA LEUCOPHYLLA SALVIA TRIDENT SANTOLINA SPP. SIMMONDSIA CHINENSIS TEUCRIUM CHAMAEDRYS VERBENA LILACINA 'DE LA MINA' Groundcovers BACCHARIS 'CENTENNIAL' BACCHARIS PILULARAIS CVS. CEANOTHUS CULTIVARS DYMONDIA MARGARETAE ELYMUS TRITICOIDES ENCELIA CALIFORNICA ERIOGONUM FASCICULATUM LEYMUS COND. 'CANYON PRINCE' ROSEMARINUS 'PROSTRATUS' SENECIO MANDRALISCAE SENECIO SERPENS MYRTLE PENSTEMON YEDDO HAWTHORN CLEVELAND SAGE AUTUMN SAGE PURPLE SAGE HYBRID SAGE LAVENDER COTTON JOJOBA GERMANDER CEDROS ISLAND VERBENA BENTENNIAL BACCHARIS DWARF COYOTE BRUSH CEANOTHUS DYMONDIA BEARDLESS WILD RYEGRASS CALIFORNIA ENCELIA BUCKWHEAT BLUE LYME GRASS TRAILING ROSEMARY KLEINIA BLUE CHALKSTICKS M L X M L L L L L VL X L L X L L L L L X L X L X L X L L L NOTE: THIS LIST I5 NOT ALL INCLUSIVE. ADDITONAL SPECIES MAY BE ADDED IF APPROVED BY THE PLANNING DEPARTMENT. SPECIFIC PLAN November 2017 A-41 APPEND!) Street Type: Altair Vista Culvert and A Street Bridge - Contiguous Sidewalks with no Parking These areas do not have landscaping since they are bridges or faux bridges (culverts.) Street Type: Alley — 24' Width See Village Plant lists. November 2017 SPECIFIC PLAN it it Altair Appendix -Plant Lists (Refer to various Specific Plan Sections for Design Intent Descriptions of each area) NOTE: Plant species identified in Table 6-2 of the Multiple Species Habitat Conservation Plan (MSHCP) shall not be used in areas adjacent to the MSHCP corridor and/or native open space. Natural (Permanent) Slopes: Scientific Name Trees - Shade QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS ENGLEMANNII QUERCUS LOBATA Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES FRAXINUS DIPETALA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA QUERCUS BERBERIDIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ASCLEPIAS FASCICULARIS ARCHTOSTAPHYLOS GLAUCA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS CEANOTHUS CRASSIFOLIUS CEANOTHUS TOMENTOSUS CERCIS OCCIDENTALIS 'ALBA' ENCELIA FARINOSA EPILOBIUM CANUM SSP. CANUM KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA MI MUL US AURANTIACUS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA Common Name COAST LIVE OAK CANYON OAK ENGELMANN OAK VALLEY OAK ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY CALIFORNIA ASH TO YON HOLLYLEAF CHERRY SCRUB OAK LAUREL SUMAC BLUE ELDERBERRY CHAMISE NARROWLEAF MILKWEED BIGBERRY MANZANITA CALIFORNIA SAGEBRUSH COYOTE BRUSH HOARYLEAF CEANOTHUS RAMONA CEANOTHUS WESTERN REDBUD BRITTLE BUSH CALIFORNIA FUCHSIA YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON MONKEY -FLOWER COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY SPECIFIC PLAN November 2017 Water SoCaI Use Native L X L X L X L X L X L X VL X L X L X VL X L X L X L X VL X L X L X L X L X L X L X L X L X L X L X L X L X L X L X L X APPENDIX A-43 APPEND!) Altair Appendix -Plant Lists (Refer to various Specific Plan Sections for Design Intent Descriptions of each area) NOTE: Plant species identified in Table 6-2 of the Multiple Species Habitat Conservation Plan (MSHCP) shall not be used in areas adjacent to the MSHCP corridor and/or native open space. Natural (Permanent) Slopes: Scientific Name Trees - Shade QUERCUS AGRIFOLIA QUERCUS CHRYSOLEPIS QUERCUS ENGLEMANNII QUERCUS LOBATA Trees - Accent CEANOTHUS ARBOREUS CERCIS OCCIDENTALIS CERCOCARPUS BETULOIDES FRAXINUS DIPETALA HETEROMELES ARBUTIFOLIA PRUNUS ILICIFOLIA ILICIFOLIA QUERCUS BERBERIDIFOLIA RHUS (MALOSMA) LAURINA SAMBUCUS NIGRA CAERULEA Shrubs ADENOSTOMA FASCICULATUM ASCLEPIAS FASCICULARIS ARCHTOSTAPHYLOS GLAUCA ARTEMISIA CALIFORNICA BACCHARIS PILULARIS CEANOTHUS CRASSIFOLIUS CEANOTHUS TOMENTOSUS CERCIS OCCIDENTALIS 'ALBA' ENCELIA FARINOSA EPILOBIUM CANUM SSP. CANUM KECKIELLA ANTI RHI NNOI DES KECKIELLA CORDIFOLIA MI MUL US AURANTIACUS OPUNTIA LITTORALIS PENSTEMON HETEROPHYLLUS RHAMNUS CALIFORNICA Common Name COAST LIVE OAK CANYON OAK ENGELMANN OAK VALLEY OAK ISLAND CEANOTHUS WESTERN REDBUD MOUNTAIN MAHOGONY CALIFORNIA ASH TO YON HOLLYLEAF CHERRY SCRUB OAK LAUREL SUMAC BLUE ELDERBERRY CHAMISE NARROWLEAF MILKWEED BIGBERRY MANZANITA CALIFORNIA SAGEBRUSH COYOTE BRUSH HOARYLEAF CEANOTHUS RAMONA CEANOTHUS WESTERN REDBUD BRITTLE BUSH CALIFORNIA FUCHSIA YELLOW PENSTEMMON HEART -LEAVED PENSTEMMON MONKEY -FLOWER COASTAL PRICKLY PEAR PENSTEMON COFFEEBERRY Water SoCaI Use Native L X L X L X L X L X L X VL X L X L X VL X L X L X L X VL X L X L X L X L X L X L X L X L X L X L X L X L X L X L X L X November 2017 SPECIFIC PLAN tir 1 I ATTACHMENT 9 PC RESOLUTION ALTAIR SPECIFIC PLAN (CIVIC USE) PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210- 049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940- 320-007" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the propose Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development in the proposed Project area. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- , "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. G. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Altair Specific Plan #15 No. PA14-0159, hereby finds, determines and declares that: A. The Specific Plan, which is incorporated herein by this reference, complies with the requirements of California Government Code section 65451 based on, but not limited to, the following: (1) The Specific Plan contains diagrams and text which specify in detail the distribution, location, and extent of the uses of land, including open space, within the area covered by the Specific Plan (Sections 2, 3 and 8 of the Specific Plan). (2) The Specific Plan contains diagrams and text which specify in detail the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the Specific Plan and needed to support the land uses described in the Specific Plan (Sections 4, 6 and 7 of the Specific Plan). (3) The Specific Plan contains diagrams and text which specify in detail the standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable (Sections 3, 8, 9, and 10 of the Specific Plan). (4) The Specific Plan contains a program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3) above (Sections 5 and 11 of the Specific Plan). (5) The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan (Section 2.6 of the Specific Plan). B. Pursuant to Temecula Municipal Code Section 17.16.020(E), the City Council in adopting the Specific Plan finds determines and declares that: (1) The proposed specific plan is consistent with the general plan and development code. The Specific Plan is consistent with the City's General Plan, as amended. The Specific Plan will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Specific Plan is consistent with these objectives. The Specific Plan provides a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The Specific Plan respects existing topography and embraces existing scenic vistas as focal points for the community. The Specific Plan satisfies two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the Old Town area." The proposed Specific Plan is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." A significant portion of the Western Bypass Corridor project is accomplished in the Specific Plan, connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The proposed Specific Plan is consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The Specific Plan will create a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Specific Plan implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Specific Plan development is predominantly east of the Western Bypass, preserving the western portion of the Specific Plan area as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." The Specific Plan will establish the design and development framework for the proposed Project. The Specific Plan is consistent with the City's development code, as amended by this Ordinance. As proposed and conditioned, the Specific Plan will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Further findings of consistency with the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. (2) The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. The City has engaged in extensive studies and review of the potential impacts of the Specific Plan as well as the various potential benefits to the City by the development of the Specific Plan and concluded that the Specific Plan is in the best interests of, and is not detrimental to, the health, safety and general welfare of the City. The proposed specific plan is located directly adjacent to Old Town Temecula and its added residential population (3) base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The proposed specific plan will provide up to 1,750 new homes for a range of household sizes, income, and demographics. The Specific Plan was reviewed and determined to be in conformance with the City's General Plan, as amended. The General Plan sets the policies and standards that protect the health, safety and welfare of the community. In addition, the Specific Plan establishes specific building design guidelines and standards that ensure compatibility and interface with the surrounding community in terms of density, design and circulation. Therefore, the Specific Plan is compatible with the health, safety and welfare of the community. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. There are no physical constraints of the Specific Plan area which would preclude or prohibit the requested land use designations or anticipated developments. Moreover, the Specific Plan land uses are consistent with the land uses of the General Plan, as amended, and will serves as the tool to regulate and implement the goals and policies of the General Plan. The subject property is currently undeveloped land with only a few of the required public utilities located onsite. The proposed development within the Specific Plan area will provide the necessary connections, extensions, and upgrades as required to serve the area. (4) The proposed specific plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The Specific Plan conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. In addition, the Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well- designed compact neighborhoods, a variety of transportation choices, preserve open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. Section 3. Services Deficit Fiscal Impact Payments A. The City and owners estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment, adoption of the Specific Plan, and change of zone for the proposed Project will substantially exceed the municipal revenue from the proposed Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of September, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the proposed Project, and their successors of interest, shall pay the City the sum of Two Hundred Thirty -Seven Dollars ($237.00) per residential dwelling unit within the proposed Project area that is an Occupied Residential Property, each year as mitigation for the City Services Deficit, with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. B. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. C. This requirement is set forth in Section 11.8 of the Specific Plan. Section 4. Annual Wildlife Conservation Fee A. In order to facilitate local wildlife conservation efforts, each Occupied Residential Property in the Specific Plan area shall pay Forty -Three Dollars ($43.00) per dwelling unit per year, to be increased each fiscal year by a percentage equal to two percent (2%) of the prior year's payment, to fund the Annual Wildlife Conservation Fee for Wildlife Conservation Costs. B. For the purposes of this provision, "Occupied Residential Property" means an assessor's parcel in the Specific Plan area for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued. C. For the purposes of this provision "Wildlife Conservation Costs" means: (1) An engineering feasibility study to be prepared by the City in conjunction with the Western Riverside County Regional Conservation Authority within the Interstate 15 freeway Special Linkage Area south of the proposed Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lions) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or (2) Acquisition by the City of lands within the Special Linkage Area south of the proposed Project for conservation; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Specific Plan area. D. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the Annual Wildlife Conservation Fee payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. E. This requirement is set forth in Section 11.9 of the Specific Plan. Section 5. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt an Ordinance entitled "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310- 015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007" in substantially the same form attached hereto as Exhibit A, and incorporated herein by this reference. Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of November, 2017. John Telesio, Chairperson ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. - was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of November, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary ATTACHMENT 9.1 CITY COUNCIL ORDINANCE ALTAIR SPECIFIC PLAN (CIVIC USE) ORDINANCE NO. - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210- 049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940- 320-007) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development in the proposed Project area. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." G. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED 'AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." H. On , the City Council of the City of Temecula considered the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, 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 City Council considered all the testimony and any comments received regarding the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. I. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES, GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. J. All legal preconditions to the adoption of this Ordinance have occurred. Section 2. Legislative Findings. The City Council in approving the Altair Specific Plan hereby makes the following findings: A. The Specific Plan, which is incorporated herein by this reference, complies with the requirements of California Government Code section 65451 based on, but not limited to, the following: (1) The Specific Plan contains diagrams and text which specify in detail the distribution, location, and extent of the uses of land, including open space, within the area covered by the Specific Plan (Sections 2, 3 and 8 of the Specific Plan). (2) The Specific Plan contains diagrams and text which specify in detail the proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the Specific Plan and needed to support the land uses described in the Specific Plan (Sections 4, 6 and 7 of the Specific Plan). (3) The Specific Plan contains diagrams and text which specify in detail the standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable (Sections 3, 8, 9 and 10 of the Specific Plan). (4) The Specific Plan contains a program of implementation measures including regulations, programs, public works projects, and financing (5) measures necessary to carry out paragraphs (1), (2), and (3) above (Sections 5 and 11 of the Specific Plan). The Specific Plan includes a statement of the relationship of the Specific Plan to the General Plan (Section 2.6 of the Specific Plan). B. Pursuant to Temecula Municipal Code Section 17.16.020(E), the City Council in adopting the Specific Plan finds determines and declares that: (1) The proposed specific plan is consistent with the general plan and development code. The Specific Plan is consistent with the City's General Plan, as amended. The Specific Plan will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Specific Plan is consistent with these objectives. The Specific Plan provides a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The Specific Plan respects existing topography and embraces existing scenic vistas as focal points for the community. The Specific Plan satisfies two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the Old Town area." The proposed Specific Plan is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." A significant portion of the Western Bypass Corridor project is accomplished in the Specific Plan, connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The proposed Specific Plan is consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The Specific Plan will create a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Specific Plan implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Specific Plan development is predominantly east of the Western Bypass, preserving the western portion of the Specific Plan area as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." The Specific Plan will establish the design and development framework for the proposed Project. The Specific Plan is consistent with the City's development code, as amended by this Ordinance. As proposed and conditioned, the Specific Plan will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Further findings of consistency with the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. (2) The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. The City has engaged in extensive studies and review of the potential impacts of the Specific Plan as well as the various potential benefits to the City by the development of the Specific Plan and concluded that the Specific Plan is in the best interests of, and is not detrimental to, the health, safety and general welfare of the City. The proposed specific plan is located directly adjacent to Old Town Temecula and its added residential population base will support the commercial uses of Old Town. There are few housing opportunities in Old Town currently, limiting the clientele of Old Town's shops and restaurants to visitors who arrive primarily by car. Old Town businesses are therefore dependent on tourism, which can fluctuate dramatically. The proposed specific plan will provide up to 1,750 new homes for a range of household sizes, income, and demographics. The Specific Plan was reviewed and determined to be in conformance with the City's General Plan, as amended. The General Plan sets the policies and standards that protect the health, safety and welfare of the community. In addition, the Specific Plan establishes specific building design guidelines and standards that ensure compatibility and interface with the surrounding community in terms of density, design and circulation. Therefore, the Specific Plan is compatible with the health, safety and welfare of the community. (3) The subject property is physically suitable for the requested land use designations and the anticipated land use developments. There are no physical constraints of the Specific Plan area which would preclude or prohibit the requested land use designations or anticipated developments. Moreover, the Specific Plan land uses are consistent with the land uses of the General Plan, as amended, and will serves as the tool to regulate and implement the goals and policies of the General Plan. The subject property is currently undeveloped land with only a few of the required public utilities located onsite. The proposed development within the Specific Plan area will provide the necessary connections, extensions, and upgrades as required to serve the area. (4) The proposed specific plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The Specific Plan conforms to the City's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the City's standards for residential development, and the village -center concept. In addition, the Specific Plan is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well- designed compact neighborhoods, a variety of transportation choices, preserve open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. Section 3. Services Deficit Fiscal Impact Payments A. The City and owners estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment, adoption of the Specific Plan, and change of zone for the proposed Project will substantially exceed the municipal revenue from the proposed Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of September, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the proposed Project, and their successors of interest, shall pay the City the sum of Two Hundred Thirty -Seven Dollars ($237.00) per residential dwelling unit within the proposed Project area that is an Occupied Residential Property, each year as mitigation for the City Services Deficit, with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. B. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. C. This requirement is set forth in Section 11.8 of the Specific Plan. Section 4. Annual Wildlife Conservation Fee A. In order to facilitate local wildlife conservation efforts, each Occupied Residential Property in the Specific Plan area shall pay Forty -Three Dollars ($43.00) per dwelling unit per year, to be increased each fiscal year by a percentage equal to two percent (2%) of the prior year's payment, to fund the Annual Wildlife Conservation Fee for Wildlife Conservation Costs. B. For the purposes of this provision, "Occupied Residential Property" means an assessor's parcel in the Specific Plan area for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued. C. For the purposes of this provision "Wildlife Conservation Costs" means: (1) An engineering feasibility study to be prepared by the City in conjunction with the Western Riverside County Regional Conservation Authority within the Interstate 15 freeway Special Linkage Area south of the proposed Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lions) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or (2) Acquisition by the City of lands within the Special Linkage Area south of the proposed Project for conservation; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Specific Plan area. D. The owners and their successors to the property within the proposed Project may fulfill this obligation through the levy of an annual special tax of a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq.; provided, however, the obligation of each owner and their successors to pay the Annual Wildlife Conservation Fee payment under this obligation remains an obligation of the owners and their successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. E. This requirement is set forth in Section 11.9 of the Specific Plan. Section 5. Section 17.16.070 (Approved specific plans.) of Chapter 17.16 Specific Plan Zoning District (SP-) of Title 17 (Zoning) is hereby amended to add the following, with all other provisions of Section 17.16.070 remaining the same: "SP -15 Altair Specific Plan" Section 6. Zoning Map Amendment. The City Council hereby amends the Official Zoning Map of the City of Temecula to change the zoning classification for the property located on 270 acres in the southwesterly portion of the City of Temecula, west of Old Town (APNs 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 through 940-310-048, and 940-320-001 through 940-320-007) to the Altair Specific Plan #15. The amended Zoning Map is attached as Exhibit "A" to this Ordinance and is incorporated herein by this reference as though set forth in full. Section 7. Consistency with General Plan. On , the City Council adopted Resolution No. , which amended the Land Use Element and Circulation Element of the General Plan, in conformity with Government Code section 65300. Therefore, the foregoing amendments outlined in this Ordinance are consistent with the goals and policies of the General Plan for the City of Temecula. Section 8. The City Council of the City of Temecula hereby adopts the Altair Specific Plan. The Altair Specific Plan is on file in the City Clerk's office and is incorporated herein by reference as though set forth in full. Section 9. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 10. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 11. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of . ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Maryann Edwards, Mayor I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. - was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of , and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk ATTACHMENT 9A CONDITIONS OF APPROVAL (ALTAIR SPECIFIC PLAN - CIVIC USE) Planning Application No.: Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: QUIMBY Category: Approval Date: Expiration Date: PLANNING DIVISION EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL PA14-0159 A proposed Specific Plan to include the four -lane divided Western Bypass, up to 1,750 residential units, an elementary school, up to 7,000 square feet of neighborhood commercial, a clubhouse, civic site, parks, trails, and hillside preservation. The Specific Plan will also include off-site improvements for public infrastructure including, but not limited to, construction of the Western Bypass bridge over Murrieta Creek, road widening of Vincent Moraga, construction of Main Street north of Pujol, and off-site sewer, water and dry utility extensions 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310- 044 through 940-310-048, and 940-320-001 through 940-320-007 Credits per the Development Agreement (PA14-0161) Credits per the Development Agreement (PA14-0161) Credits per the Development Agreement (PA14-0161) Exempt per the Development Agreement (PA14-0161) Within 48 Hours of Approval 1. Filing Notice of Determination. The applicant/developer shall deliver to the Planning Division a cashier's check or money order made payable to the County Clerk in the amount of Three Thousand One Hundred and Twenty Hundred Dollars and Zero Cents ($3,128.00) which includes the Three Thousand and Seventy Dollars and Zero Cents ($3,078.00) fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the Fifty Dollars ($50.00) County administrative fee, to enable the City to file the Notice of Determination for the Environmental Impact Report required under Public Resources Code Section 21152 and California Code of Regulations Section 15904. If within said 48-hour period the applicant/developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements 2. Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the 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. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. Expiration. This approval shall be used within twenty (20) years per the Development Agreement; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant up to five extensions of time, one year at a time. 5. Consistency with Specific Plans. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 15, Altair Specific Plan. 6. Consistency with Development Agreements. The project and all subsequent projects within this site shall be subject to Development Agreement (PA14-0161). 7 Compliance with EIR. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the EIR for Altair (SCH No. 2014111029). 8. Signage Permits. A separate building permit shall be required for all signage. 9. Landscape Maintenance. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Community Development. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 10. Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers, equipment, walls, or other structures. 11. Water Quality and Drainage. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and leaks shall be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. 12. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 13. Phased Construction. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Director of Community Development. 14. Subdivision Map Act. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 60 days prior to the expiration date. 15. Subdivision Phasing. If subdivision phasing is proposed, a phasing plan shall be submitted to and approved by the Community Development Director. 16. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code. 17. Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by the property owner or maintenance association. 18. Class I Multi -Use Trails. Class I multi -use trails shall be provided as per the City of Temecula's Multi -Use Trails and Bikeways Master Plan, the Tentative Tract Map and the Specific Plan. The construction plans for the Class 1 trails shall be included on the perimeter landscape plans and constructed in concurrence with the installation of the landscaping. 19. Class II Bicycle Lanes. Class II bicycle lanes, as specified in the City of Temecula Multi -Use Trails and Bikeways Master Plan, , the Tentative Tract Map and the Specific Plan, shall be identified on the street improvement plans, and constructed in concurrence with the street improvements. 20. Mitigation Monitoring Program. The Altair project is required to comply with all mitigation measures identified in the Final EIR, and Mitigation Monitoring and Reporting Program (MMRP). 21. Maximum Number of Rental Units (Apartments). Prior to the issuance of a building permit by the City for a residential community in the Project, the Guest Builder shall provide a letter to the City declaring whether the project will include residential units for sale to homeowners (a "For -Sale Community") or residential units for rent (Apartments) to tenants (a "For -Rent Community"), and if it is a For -Rent Community, the number of Rental Units being proposed for the For -Rent Community. Further, in conjunction with the overall development of the Project, the Guest Builder will also provide a list of all previously approved For -Sale and For -Rent Communities in the Project and the number of Rental Units for each For Rent Community. There shall be a maximum of 750 Rental Units within the Project. Notwithstanding the forgoing, homes that are in a For -Sale Community that are sold to individuals and then later rented to the public shall not count towards the 750 Rental Unit threshold. 22. Project Phasing. The project shall be built in four phases per the attached "Phasing Exhibit, 10D." Infrastructure shall be required prior to the issuance of building permits in each phase per the phasing plan. 23. Fiscal Impact Compliance. Any development within the Altair Specific Plan will be required to address impacts to the City's budget as a result of the increased costs to the City of providing public safety and other municipal services to the Project area substantially exceeding the municipal revenue generated from the Project ("City Services Deficit"). The City has a received a Fiscal Impact Analysis dated October, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors of interest, at the time a certificate of occupancy is issued for a residential dwelling, shall pay the City the sum of two - hundred thirty-seven ($237) per residential dwelling unit within the project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a Community Facilities District Act of 1982, Government Code Section 53311, et seq., provided however, the obligation of each owner and their successors to the pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. 24. Trail Siting and Location on the South Parcel/Civic Site. In addition to the mitigation measures identified in the Final El for cultural resources, MM -CUL -1a through MM -CUL - 3, City Staff will work with the Pechanga Tribe to determine the final trail alignment for an out and back, or loop trail. Using trail siting guidance identified in the Multi -Species Habitat Conservation Plan (MSHCP) Section 7.0, the trail will utilize existing dirt roads whenever possible. Portions of existing trail may be eliminated, and revegetated to protect environmentally sensitive areas. Any new trail segment will be designed to discourage and prevent intrusion into adjacent environmentally sensitive areas. 25. Direction Fencing. Directional Fencing for wildlife shall be required as identified in the Specific Plan, El R, and in conformance with the Western Riverside County Multi -Species Habitat Conservation Plan (MSHCP). Prior to Issuance of Grading Permit 26. Central Park Design Meeting. Prior to the issuance of any grading permits associated with the Central park area, a pre -design meeting shall be held to include Planning, TCSD, and Public Works to complete a final design for the Central Park. The Altair Specific Plan includes a conceptual plan for the park, however, final arrangement and location of amenities shall be determined prior to any grading and/or construction. 27. Placement of Transformer. Provide the Planning Division with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check valves prior to final agreement with the utility companies. 28. Placement of Double Detector Check Valves. Double detector check valves shall be installed at locations that minimize their visibility from the public right-of-way, subject to review and approval by the Director of Community Development. 29. Pechanga Mitigation Measures. The Altair project is required to comply with Mitigation measures MM -CUL -la through MM -CUL -3. 30. Archaeological/Cultural Resources Grading Note. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Community Development at his/her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Director of Community Development shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Community Development shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Community Development." 31. Cultural Resources Treatment Agreement. The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. This Agreement will address the treatment and disposition of cultural resources and human remains that may be impacted as a result of the development of the project, as well as provisions for tribal monitors. 32. Discovery of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation." 33. Archaeological Monitoring of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property." 34. Tribal Monitoring of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated by the developer." 35. Relinquishment of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition." 36. Preservation of Sacred Sites. The following shall be included in the Notes Section of the Grading Plan: "All sacred sites are to be avoided and preserved." 37. Mitigation Measure MM -CUL -1 a — Retention of a Qualified Archaeologist. Prior to issuance of a grading permit and prior to the start of any ground disturbing activity, the applicant shall retain a qualified archaeologist, defined as an archaeologist meeting the Secretary of the Interior's Professional Qualification Standards for archaeology (Department of the Interior, 2012), and as approved by the City of Temecula, to carry out all mitigation measures related to archaeological resources and to coordinate the archaeological program with the Pechanga Band of Luiseno Indians (Pechanga Tribe). The Project archaeologist will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Pechanga Tribal Monitor. 38. Mitigation Measure MM -CUL -1 b - Retention of a Professional Pechanga Tribal Monitor. At least 30 days prior to seeking a grading permit, the project Applicant shall contact the Pechanga Tribe to notify the Tribe of their intent to pull permits for the proposed grading and excavation, and to coordinate with the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of professional Pechanga Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors, including overtime and weekend rates, in addition to mileage reimbursement; and treatment and final disposition of any cultural resource , sacred sites, and human remains discovered on the site. The Pechanga Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. Such evaluation shall include culturally appropriate temporary and permanent treatment pursuant to the Agreement which may include avoidance of cultural resources, in-place preservation and/or re -burial on the project property in an area that will not be subject to future disturbances for preservation in perpetuity. 39. Mitigation Measure MM -CUL -1 c — Cultural Resources Sensitivity Training. The qualified archeologist, or an archaeologist working under the direction of the qualified archaeologist, and a representative of the Pechanga Tribe shall conduct preconstruction cultural resources sensitivity training which will include a brief review of the cultural sensitivity of the project and the surrounding area to inform construction personnel of the types of cultural resources that may be encountered, and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains. The applicant shall ensure that construction personnel are made available for and attend the training and shall retain documentation demonstrating attendance. All new construction personnel that begin work on the Project following the initial Training must take the cultural resources sensitivity training prior to beginning work and the project archaeologist and Pechanga Tribe shall make themselves available to provide the training on an as -needed basis. 40. Mitigation Measure MM -CUL -1 d — Archaeological and Native American Monitoring and Resurvey of the South Parcel. Prior to issuance of a grading permit and prior to the start of any vegetation removal or ground disturbing activity, a qualified archaeological monitor and Pechanga Tribal monitor shall be retained by the applicant to monitor ground disturbing activities including, but not limited to, brush clearance and grubbing, grading, trenching, excavation, and the construction of fencing and access roads as indicated in MM -CUL -la and 1 b. The archaeological and Pechanga Tribal monitors shall re -survey the South Parcel involving ground disturbance, after vegetation removal and grubbing and prior to other ground disturbing activities. This will ensure that previously undocumented resources obscured by thick brush can be identified and appropriate treatment measures for the resources can be developed. Archaeological monitoring shall be conducted by an archaeologist familiar with the types of historic and prehistoric resources that could be encountered within the project, and under direct supervision of the qualified archaeologist. If ground disturbing activities occur simultaneous in two or more locations located more than 500 feet apart, additional archaeological and Pechanga Tribal monitors may be required. The archaeological and Pechanga Tribal monitors shall keep daily and/or weekly logs. After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring, which shall be submitted to the City, Pechanga, and to the Eastern Information Center at the University of California, Riverside. 41. Mitigation Measure MM -CUL -1e — Unanticipated Discovery. If cultural resources are encountered during the course of ground disturbing activities, the applicant shall cease any ground disturbing activities within 100 feet of the find until it can be evaluated by the qualified archaeologist, who shall inspect the find within 24 hours of discovery, during normal working hours. The qualified archaeologist, the archaeological monitor, and/or Native American monitor shall be empowered to halt or redirect ground disturbing activities away from the vicinity of the find until it has been assessed for significance. The qualified archaeologist, in consultation with the applicant and the Pechanga Tribe, shall assess the significance of discovered resources and shall take into account the religious beliefs, customs, and practices of the Pechanga Tribe. Avoidance shall be the preferred manner of mitigation pursuant to Calif. Pub. Res. Code § 21083.2(b). Preservation in place may be accomplished by, but is not limited to, complete avoidance, incorporating the resource into open space, or deeding the site into a permanent conservation easement. In the event that preservation in place is demonstrated to be infeasible and data recovery through excavation is determined to be the only feasible mitigation option, a treatment plan shall be prepared and implemented by the qualified archaeologist, in consultation with the applicant and the Pechanga Tribe. The treatment plan shall provide for the adequate recovery of the scientifically consequential information contained in the archaeological resource. The Pechanga Tribe shall be consulted to ensure that cultural values ascribed to the resource, beyond that which is scientifically important, are considered and additional appropriate mitigation to address the cultural values is applied. The treatment plan shall also provide for the analysis, reporting, and curation/disposition of resources in accordance with the Treatment Agreement required in MM -CUL -1 b. 42. Mitigation Measure MM -CUL -1f — Completed Avoidance of Impacts to the TCP. The City and the Project Applicant/Land Owner shall ensure that no impacts occur to the Traditional Cultural Property south of the proposed South Parcel Area. This includes, but is not limited to off-site improvements, staging activities, trenching, geotechnical work, Riverside County Flood Control improvements, Water Department impacts, Public Works projects, biological and fire control programs, and any other program or project that would affect the integrity of the TCP. Should any of these activities, or others as indicated, be proposed, the City and the Applicant/Land Owner shall contact the Pechanga Tribe for additional consultation and review. 43. Mitigation Measure MM -CUL -2a — Paleontological Resource Impact Mitigation Program (PRIMP). The applicant shall implement the paleontological mitigation program outlined in the PRIMP (Kennedy and Wirths, 2013) during project implementation. The PRIMP requires paleontological monitoring of mapped exposures of the sandstone facies of the Pauba Formation (Qp) as shown on Attachment 3a of the PRIMP. In addition, because the fanglomerate facies of the Pauba Formation is considered to have undetermined potential to yield significant paleontological resources, initial excavations into the unit shall be spot- checked by a qualified paleontologist (defined as a paleontologist meeting the Society for Vertebrate Paleontology Standards, 2010) to determine if the lithology of the geological unit is conducive to the preservation of unique paleontological resources. The qualified paleontologist shall also contribute to any construction worker cultural resources sensitivity training, either in person or via a module provided to the qualified archaeologist. Monitoring shall be conducted by a qualified paleontologist, or a monitor working under the direct supervision of a qualified paleontologist. Monitors shall have the authority to temporarily halt or divert work away from exposed fossils in order to recover the fossil specimens. The qualified paleontologist, based on observations of subsurface soil stratigraphy or other factors, may reduce or discontinue monitoring, as warranted, if the qualified paleontologist determines that the possibility of encountering fossiliferous deposits is low. Monitors shall prepare daily logs detailing the types of activities and soils observed, and any discoveries. Any fossils recovered shall be prepared to the point of identification and curated at an accredited facility. The qualified paleontologist shall prepare a final monitoring and mitigation report to be submitted to the City and filed with the local repository. 44. Mitigation Measure MM -CUL -2b - Unanticipated Paleontological Resources Discoveries. If construction or other project personnel discover any potential fossils during construction, regardless of the depth of work, work at the discovery location shall cease until the qualified paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. 45. Mitigation Measure MM -CUL -3 — Human Remains. If human remains are uncovered during project construction, the applicant shall immediately halt work and follow the procedures and protocols set forth in Section 15064.5(e) of the CEQA Guidelines, which require compliance with Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98 (as amended by AB 2641). The applicant shall immediately contact the Riverside County Coroner to evaluate the remains. If the County Coroner determines that the remains are Native American and not subject to his or her authority, the County Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. The NAHC shall designate a Most Likely Descendant (MLD) for the remains, who shall have 48 hours from the time of being granted access to the site to provide recommendations to the landowner for the means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods. Until the landowner has discussed and conferred with the MLD, the landowner shall ensure that the immediate vicinity where the discovery occurred is not subject to further disturbances, is adequately protected according to generally accepted cultural and archaeological standards, and that further activities take into account the possibility of multiple burials. In the event that no MLD is identified, or if the MLD fails to make a recommendation for disposition, or if the landowner rejects the recommendation of the MLD and mediation with the NAHC fails to provide measures acceptable to the landowner, the landowner may reinter the remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance. 46. MSHCP Pre -Construction Survey. A 30 -day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30 -day preconstruction survey shall be submitted to the Planning Division prior to scheduling the pre -grading meeting with Public Works. 47. Burrowing Owl Grading Note. The following shall be included in the Notes Section of the Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling the pre -grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30 -day preconstruction survey that shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on-site, then the project may move forward with grading, upon Planning Division approval. If burrowing owls are found to be present or nesting on-site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." 48. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Division. Prior to Issuance of Building Permit 49. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance per the Development Agreement (PA14-0161). The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. 50. Development Impact Fee (DIF). The developer shall comply with the provisions of Title 15, Chapter 15.06 of the Temecula Municipal Code and all its resolutions by paying the appropriate City fee per the Development Agreement (PA14-0161). 51. Quimby Requirements. Per the Development Agreement, the developer has satisfied the City's parkland dedication (Quimby) requirement through the provision of parks and open space identified in the Altair Specific Plan. These parks will be privately maintained, but open to the public. The Central Park in Village C will be dedicated to the City per the Development Agreement (PA14-0161). 52. Construction Landscaping and Irrigation Plans. Four (4) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Division. These plans shall be submitted as a separate submittal, not as part of the building plans or other plan set. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. 53. Landscaping Site Inspections. The Landscaping and Irrigation Plans shall include a note stating, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 54. Agronomic Soils Report. The Landscaping and Irrigation Plans shall include a note on the plans stating, "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." 55. Water Usage Calculations. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. 56. Landscape Maintenance Program. A landscape maintenance program shall be submitted to the Planning Division for approval. The landscape maintenance program shall detail the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. 57. Specifications of Landscape Maintenance Program. Specifications of the landscape maintenance program shall indicate, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 58. Irrigation. The landscaping plans shall include automatic irrigation for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to 66 feet or larger; and, all landscaping excluding City maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. 59. Wall and Fence Plans. Wall and fence plans shall be reviewed with all landscape plans, and shall be consistent with the Altair Specific Plan. 60. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. 61. Landscaping Requirement for Phased Development. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, the landscaping plans shall indicate it will be temporarily landscaped and irrigated for dust and soil erosion control. 62. WQMP Landscape Compliance. The construction landscape plans shall be consistent with Appendix A, Table 31 of the Low Impact Development (LID) Manual for Southern California for plant materials and treatment facilities, and shall reference the approved precise grading plan for WQMP features. 63. Utility Screening. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three-foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after -thought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit 64. Landscape Installation Consistent with Construction Plans. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Community Development. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 65. Performance Securities. Performance securities, in amounts to be determined by the Director of Community Development, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan, shall be filed with the Planning Division for a period of one year from final Certificate of Occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Community Development, the bond shall be released upon request by the applicant. 66. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Prior to Recordation of the Final Map 67. Final Map. A copy of the Final Map for each phase shall be submitted to, and approved by, the Planning Division. 68. Environmental Constraint Sheet. A copy of the Environmental Constraint Sheet (ECS) shall be submitted to, and approved by, the Planning Division with the following notes: a. This property is located within 30 miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. 69. Submittal of CC&Rs. A copy of the Covenants, Conditions, and Restrictions (CC&Rs) for the project or any phase thereof shall be submitted and approved by the Director of Community Development. The CC&Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings, and landscaped and open areas, including parkways. Applicants shall provide a deposit in the amount of $3,750 for the review of the CC&Rs. Amended CC&Rs will require a $2,000 deposit. The applicant shall be responsible for al costs incurred during review of the CC&Rs and additional fees may be required during the course of the review. 70. Form and Content of CC&Rs. The CC&Rs shall be in the form and content approved by the Director of Community Development, City Engineer, and the City Attorney, and shall include such provisions as are required by this approval and as said officials deem necessary to protect the interests of the City and its residents. 71. Preparation of CC&Rs. The CC&Rs shall be prepared at the developer's sole cost and expense. 72. Review of CC&Rs. The CC&Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Director of Community Development, Public Works Director, and the City Attorney. 73. CC&Rs and Management and Maintenance of Common Areas. The CC&Rs shall provide for the effective establishment, operation, management, use, repair, and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the Water Quality Management Plan for the project or any phase thereof. 74. CC&Rs and Public Nuisance. The CC&Rs shall provide that the property shall be developed, operated, and maintained so as not to create a public nuisance. 75. Termination of CC&Rs. The CC&Rs shall provide that the association may not be terminated without prior City approval. 76. CC&Rs and Maintenance of Property. The CC&Rs shall provide that if the property is not maintained in the condition required by the CC&Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the CC&Rs or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. 77. Interest in Association. Every owner of a suite or lot governed by CC&Rs shall own as an appurtenance to such suite or lot, either: (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. 78. Maintenance of Open Areas. All open areas and landscaping governed by CC&R shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning Divisions and Public Works Department prior to the issuance of building permits. 79. Reciprocal Easements. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features, shall be provided by the CC&Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. 80. Consent of City of Temecula. An Article must be added to every set of CC&Rs, following the Declarant's signature, to read as follows: CONSENT OF CITY OF TEMECULA The Conditions of Approval for Tentative Tract Map No. 36959, -1, -2, and -3, require the City of Temecula to review and approve the CC&Rs for the Parcel. The City's review of these CC&Rs has been limited to a determination of whether the proposed CC&Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC&Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC&Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessments, enforcement of assessments, resolutions of disputes or procedural matters. Subject to the limitations set forth herein, the City consents to the CC&Rs. Luke Watson Director Community Development Approved as to Form: Peter M. Thorson City Attorney 81. Operation of Association. No lot or suite in the development shall be sold unless a corporation, association, property owners group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&Rs, which shall include compulsory membership of all owners of lots and/or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&Rs shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 82. Recordation of CC&Rs. CC&Rs shall be finalized and recorded at the time of Final Map Recordation. 83. Copies of CC&Rs. Three copies of the final recorded CC&Rs shall be provided to the Planning Division. 84. General. The CC&Rs shall contain a provision requiring the HOA to perform yearly inspections of garages to ensure adequate parking. 85. General. The CC&Rs shall contain a list of all disclosures (tax rate — Mello Roos, wildlife, noise, etc.) as required by the City of Temecula and State of California. OUTSIDE AGENCY LETTERS 86. Rancho Water. The applicant shall comply with the recommendations set forth in the Rancho Water transmittal dated August 26, 2014, a copy of which is attached. 87. Riverside County Flood Control and Water Conservation District (RCFCWD). The applicant shall comply with the recommendations set forth in the RCFCWD transmittal dated March 5, 2015, a copy of which is attached. 88. Metropolitan Water District (MWD). The applicant shall comply with the recommendations set forth in the MWD transmittal dated April 14, 2015, a copy of which is attached. 89. Army Corps of Engineers (ACOE). The applicant shall comply with the recommendations set forth in the ACOE transmittal dated May 18, 2015, a copy of which is attached. 90. Southern California Edison (SCE). The applicant shall comply with the recommendations set forth in the SCE transmittal dated September 17, 2015, a copy of which is attached. 91. Eastern Municipal Water District (EMWD). The applicant shall comply with the recommendations set forth in the EMWD transmittal dated September 21, 2016, a copy of which is attached. FIRE PREVENTION General Requirements 92. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 2,000 GPM at 20 -PSI residual operating pressure for a 2 -hour duration for this projects. The fire flow as given above has taken into account all information as provided (CFC Appendix B and Temecula City Ordinance 15.16.020). 93. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Standard fire hydrants (6" x 4" x (2) 2 %2" outlets) shall be located on fire access roads and adjacent public streets. For all multi -family projects hydrants shall be spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant for all and for single family dwellings and tract homes hydrants shall be 500 feet apart, and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. (CFC Appendix C and Temecula City Ordinance 15.16.020). 94. Fire Dept. Plan Review. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 95. Water Maintenance Agreement. An agreement for the maintenance and repair of any and all existing underground Fire Department water systems, including all fire sprinkler supplies, and all fire hydrants and supplies, will be in place as a condition of this division to maintain available water in perpetuity Prior to Issuance of Grading Permits 96. Turning Radius (Culdesac). Maximum cul-de-sac length shall not exceed 1320 feet. Minimum outside turning radius on any cul-de-sac shall be 37 -feet for single family dwelling tracts and 45 feet for multi -family dwelling tracts. (CFC Chapter 5 along with the Temecula City Ordinance 15.16.020). 97. All Weather Access Roads. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all-weather driving capabilities. Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In accordance with Section 3310.1, prior to building construction, all locations where structures are to be built shall have fire apparatus access roads. (CFC Chapter 5 and City Ordinance 15.16.020) 98. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet with an unobstructed vertical clearance of not less than 13 feet 6 inches. (CFC Chapter 5 and Temecula City Ordinance 15.16.020). 99. Gradient Of Access Roads. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5 and City Ordinance 15.16.020). Prior to Issuance of Certificate of Occupancy 100. Knox Box. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC Chapter 5) 101. File Format Requirements. A simple plot plan and a simple floor plan, each as an electronic file of the .DWG format, must be submitted to the Fire Prevention Bureau. Contact Fire Prevention for approval of alternative file formats which may be acceptable PUBLIC WORKS DEPARTMENT General Requirements 102. Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any Government Agency. It is understood that the Developer correctly shows on the tentative site plan all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission will subject the project to further review and may require revision. 103. Developer shall execute a City Standard Subdivision Improvement Agreements for the applicable phase of the development to install and secure with appropriate security as provided by law, public improvements shown on the tentative map. These improvements include, but are not limited to paving, base, signing & striping, sidewalks, curbs and gutters, grading, clearing and grubbing, undergrounding or relocation of utilities, sewer, water, fire hydrants, street lights, pedestrian ramps, drainage structures, and best management practices for stormwater treatment, reconstruction, replacement and repair of adjacent improvements where the subdivision transitions and connects to existing improvements as applicable. Said improvements shall be installed to City Standards to the satisfaction of the Director of Public Works. 104. Prior to approval of improvement plans or final map for each phase, Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the Water District Engineer. 105. Prior to issuance of building permits for each phase, Developer shall underground all existing overhead utilities along and within the subdivision boundary. 106. Developer shall cause Owner to waive direct access rights on the final map for all lots abutting the Western Bypass Corridor Road. 107. Developer shall cause Owner to make an offer of dedication to the City and/or other appropriate entities for the Sewer, Water and Storm Drainage easements shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the City. 108. Additional drainage easements may be required. Developer shall dedicate and provide or install drainage structures, as may be required by the Director of Public Works, prior to or concurrent with any grading or building permit. 109. All utility systems such as electric, including those which provide direct service to the project site and/or currently exist along public rights -of -ways adjacent to the site (except electrical lines rated 33 kv or greater), gas, telephone, water, sewer, and cable TV shall be placed underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. 110. Prior to the issuance of any grading permit, as deemed necessary by the Department of Public Works, the Developer shall consult with the State of California Department of Fish and Game, U.S. Army Corps of Engineers, and U.S. Fish and Wildlife Service to determine if permits or approvals are necessary from such agencies for any action contemplated by this proposal. Such consultation shall be in writing, and copies of said correspondence, including responses from agencies, shall be submitted to the City. Where deemed appropriate by the Director of Public Works, the terms, conditions, and recommendations of the noted agencies shall be incorporated as Conditions of Approval into the areas of development. 111. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. 112. Landscaping and permanent irrigation facilities shall be installed with all street improvements on and off-site grading. Perimeter walls, where required, shall be treated with graffiti -resistant coating and shall be installed adjacent to street improvements within each phase. 113. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06, unless otherwise provided for by a written agreement between the City and the Developer. 114. All development within this site shall be in accordance with the requirements of all City ordinances, except as expressly modified herein or by development agreement, and State laws, and shall conform to the approved Specific Plan. Regulations or procedures not covered by the Specific Plan or appurtenant documents shall be subject to the City ordinances in effect at the time entitlement is required. 115. Approval of this Specific Plan is contingent upon and shall not become effective nor shall it vest until a General Plan Amendment (GPA) is approved by the City Council, and an Environmental Impact Report (EIR) or any other environmental review under the provisions of the California Environmental Quality Act (CEQA) are certified by the City Council. 116. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the Temecula Valley Unified School District that this project has satisfied its obligation to comply with all school district requirements. 117. The first submittal of Final Landscape and Irrigation Plans for each phase shall be pursuant to the landscape plan check process on file in the Planning Department and accompanied by the project's building, improvement, and grading plans. 118. A detailed noise attenuation evaluation shall be conducted in a supplemental acoustical study to be submitted when the tract map is filed with the appropriate agency. 119. Prior to the approval of a development plan or tentative map for individual planning areas, the developer and City staff will review plans, especially for multi -family housing areas, commercial uses, and parks for the provision of appropriate, necessary, and adequate pedestrian and bicycle facilities. 120. Prior to approval of any development projects, appropriate clearances, conditions and approvals from all agencies with jurisdiction on project review shall be obtained by the developer. These agencies shall be determined by the Director of Planning and the Director of Public Works. 121. Developer shall cause property owner to execute and submit to the Director of Public Works for recordation, the City's standard form Geologic Failure Hold Harmless Agreement. 122. The developer or the developer's successor -in -interest shall be responsible for maintaining the undeveloped portion of the site including weed abatement, litter removal and erosion control as applicable. 123. Prior to approval of any development projects, the developer shall investigate the feasibility of a reclaimed water system, to irrigate landscaping within the roadway medians, parkways, drainage channel, schools, the community park, the paseo park, neighborhood parks, and other common open space areas. The developer shall provide evidence that compliance with this condition is in accordance with Senate Bill 2095. 124. Developer shall provide to the Director of Public Works, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements (e.g. roads, driveways, sidewalks, utilities, water quality treatment facilities and private storm drain improvements, etc.) located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 125. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 126. All lighting shall be reviewed by the City to assure compliance with the Ordinance No. 655. 127. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs consistent with the Specific Plan. Grading 128. No grading shall be permitted for any development area prior to tentative map approval and issuance of grading permits for the specific area of development. 129. Grading plans and operations shall be in accordance with the Uniform Building Code, City Grading Standards, the recommendations contained in the Geotechnical Report, or any subsequent reports prepared for the project, the conditions of the grading permit, and accepted grading construction practices and the recommendations and standards specified in the Specific Plan and Environmental Impact Report (El R) document. 130. Prior to issuance of any grading permit, erosion control plans shall be prepared in conformance with applicable City Standards and subject to approval by the Department of Public Works. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements as applicable. 131. Each subsequent application for a phase of development shall include a conceptual grading plan to indicate at a minimum: a) Preliminary quantity estimates for grading. b) Techniques and methods which will be used to prevent erosion and sedimentation during and after the grading process in compliance with the City Standards and NPDES requirements. c) Preliminary pad and roadway elevations. d) Designation of the borrow or stockpile site location for import/export material. e) Approximate time frames for development including the identification of areas which will be graded during the rainy months. f) Hydrology and hydraulic concerns and mitigations. 132. Major grading activities shall be scheduled during the dry season wherever possible, or as otherwise approved by the Department of Public Works. 133. Soils stabilization, which may include revegetation of graded areas, shall occur within 30 days of completion of grading activities as directed by the Department of Public Works. 134. The site shall be watered during grading operations to control dust. 135. Temporary drainage and sediment control devices shall be installed as directed by the Department of Public Works. 136. An import/export route shall be submitted to the Department of Public Works prior to issuance of any grading permit. The plan shall include limitation to the duration of the grading operation and construction activities, a Traffic Control Plan, and a daily time schedule of operations. 137. Prior to issuance of any grading permit, a soils reports shall be submitted to the Department of Public Works for review and approval, to address engineering, geologic, seismic, and soils engineering concerns for each tentative map or commercial parcel map for each phase of proposed development. 138. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist and submitted to the Department of public Works with the initial grading plan check. The report shall address special study zones and identify any geotechnical hazards for the site including location of faults and potential for liquefaction. The report shall include recommendations to mitigate the impact of ground shaking and liquefaction. 139. All public streets shall be maintained and cleaned if necessary on a daily basis during grading operation and construction activities. Cash deposit, letter of credit or posting of bond to guarantee maintenance of all public rights-of-way affected by the grading operations and construction activities, shall be posted prior to issuance of grading permits. 140. If subsequent Geotechnical and Soils Reports determine that dewatering of the site is necessary during construction, necessary permits (ie. in compliance with NPDES permit) shall be obtained from appropriate agencies prior to approval of the grading plans. Drainage 141. Floodplain/Floodway Development. If applicable, the developer shall comply with the provisions of Title 15, Chapter 15.12 of the Temecula Municipal Code, which requires a Conditional Letter of Map Revision (CLOMR) from FEMA. A FEMA -approved CLOMR shall be submitted to Public Works for review and approval. The developer shall pay all fees required by FEMA (and City) for processing of the FEMA reviews. 142. Drainage Study. A drainage study shall be prepared by a registered civil engineer and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The study shall identify storm water runoff quantities (to mitigate the 100 -year storm event) from the development of this site and upstream of the site as required by the City. 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 a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. 143. Drainage and flood control facilities shall be provided in accordance with the requirements of the City and/or Riverside County Flood Control and Water Conservation District (RCFC&WCD). 144. Prior to approval of any subsequent development applications, the Developer shall submit the master drainage plan to the City and RCFC&WCD to review the adequacy of the proposed and existing downstream drainage facilities. 145. Drainage facilities within each phase shall be constructed immediately after the completion of the site grading and prior to or concurrently with the initial site development within that phase. 146. All drainage facilities shall be designed to convey 100 -year storm flows, subject to the approval of the Department of Public Works and RCFC&WCD, as applicable. 147. The Developer shall construct the proposed on and offsite drainage facility improvements and the interim detention basin provision as recommended in the Specific Plan and Drainage Study documents and/or as directed by the Department of Public Works and RCFC&WCD, as applicable. 148. As required by the Department of Public Works, additional Hydrology and Hydraulic Reports shall be submitted with subsequent tentative maps and/or development applications to study the drainage impacts and analyze necessary measures to mitigate the runoff created as part of the development of this project. 149. The Developer shall accept and properly dispose of all off-site drainage flowing onto or through the site as required by the Director of Public works. 150. The Developer shall protect downstream properties from damages caused by alteration of the drainage patterns; i.e., concentration or diversion of flow. Protection shall be provided by constructing adequate drainage facilities, including enlarging existing facilities or by securing drainage easements as necessary. 151. During review of any future tentative map, an updated geotechnical/geologic report shall be prepared to include any necessary revisions to earthwork, foundation, design, and construction recommendations. 152. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be submitted to Public Works with the initial grading plan submittal. The report shall address the site's soil conditions and provide recommendations for the construction of engineered structures and preliminary pavement sections. 153. Geological Report. The developer shall complete any outstanding County geologist's requirements, recommendations and/or proposed Conditions of Approval as identified during entitlement. 154. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The document's format is as directed by, and shall be submitted to, Public Works for acceptance. The document information shall be noted on the approved grading plan. WQMP / SWPPP 155. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; or other affected agencies 156. Water Quality Management Plan (WQMP). The developer shall submit a final WQMP (prepared by a registered professional engineer) with the initial grading plan submittal for any phase approval by Public Works. A copy of the final project -specific WQMP must be kept onsite at all times. Refer to the WQMP template and agreement link below: http://www.cityoftemecula.orq/Temecula/Government/PublicWorks/WQMPandNPDES/W QMP.htm 157. Erosion & Sediment Control Plan. The developer shall submit a grading/erosion & sediment control plan(s) to be reviewed and approved by Public Works. All plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site. The approved plan shall include all final WQMP water quality facilities and all construction -phase pollution -prevention controls to adequately address non -permitted runoff. Refer to the City's Engineering & Construction Manual at: http://www.cityoftemecula.org/Temecula/Government/PublicWorks/engineeringconstman ual.htm 158. 0 & M Agreement: The developer shall submit a completed WQMP Operation and Maintenance (O&M) Agreement for review and approval 159. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements. 160. NPDES General Permit Compliance. The developer shall obtain project coverage under the State National Pollutant Discharge Elimination System (NPDES) General Permit for Construction Activities and shall provide the following: a. A copy of the Waste Discharge Identification number (WDID) issued by the State Water Resources Control Board (SWRCB); b. The project's Risk Level (RL) determination number; and c. The name, contact information and certification number of the Qualified SWPPP Developer (QSD). Pursuant to the State Water Resources Control Board (SWRCB) requirements and City's storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP) shall be generated and submitted to the Board. Throughout the project duration, the SWPPP shall be routinely updated and readily available (onsite) to the State and City. Review www.cabmphandbooks.com for SWPPP guidelines. Refer to the following link: http://www.waterboards.ca.gov/water issues/programs/stormwater/construction.shtml Circulation 161. Prior to Final Map recordation for each phase, the Developer is responsible to bond for or construct the traffic signals at the project's accesses, as required, including the associated street improvements, based on traffic signal warrants analysis relative to subsequent tentative maps and/or development applications. 162. Adequate primary and secondary access shall be provided for each phase of development as approved by the Department of Public Works. Access to and from developments areas shall be reviewed by the Department of Public Works at the time of submittal of individual tentative maps and/or development applications. Additional rights-of-way at entries to the aforementioned sites may be required to provide for turning lanes as directed by the Department of Public Works, consistent with the Specific Plan and the Tentative Tract Map. 163. The exact location and number of access points shall be subject to review and approval by the Department of Public Works upon future tentative map and/or development plan approvals consistent with the Specific Plan and the Tentative Tract Map. 164. All street sections shall correspond with Typical Roadway Cross Sections and requirements of the Circulation Element of City's General Plan, City ordinances and standards or as approved with the Specific Plan and the Tentative Map. 165. All intersection intervals shall comply with City standards and requirements. 166. Developer, at its sole cost, shall design and improve Vincent Moraga Road to ensure that all driveways providing access from to adjoining properties shall be allowed for safe ingress and/or egress. Improvements may include, but not be limited to, truck deceleration, acceleration and turn -in lanes. The improvements shall conform to the standards adopted by the City of Temecula for public roadway and rights of way consistent with the Specific Plan and the Tentative Tract Map. 167. Developer, at its sole cost, shall fund the acquisition and installation of traffic signals and related roadway and right of way improvements, when warranted. The design and installation shall conform to the standards adopted by the City of Temecula, consistent with the Specific Plan and the Tentative Tract Map. 168. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The limits of these sight distance corridors shall be reflected on all improvement, grading, or landscape plans prepared in association with the development. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Temecula Engineering Standards. 169. The Developer shall provide bus bays and shelters within the Specific Plan. Location and number of bus bays shall be subject to approval of the City and Riverside Transportation Agency (RTA). Additional rights-of-way dedications associated with bus bays shall be provided by the Developer. 170. Developer shall provide the design of all private streets and drainage systems to the satisfaction of the Director of Public Works. The structural section of all private streets shall conform to City of Temecula Standards based on R -value tests. All private streets and drainage systems shall be inspected by the City. 171. Necessary improvements have been/will be conditioned based on the project traffic studies and the conceptual phasing plan shown in the Altair Specific Plan. Any substantive re -phasing of the development must be approved by the Planning and Public Works Director through a re -phasing application. Prior to the issuance of occupancy permits within any phase, all on and offsite improvements as referred to in the Traffic Reports and subsequent addenda along with additional requirements set herein, or as set by conditions on individual tracts, must be constructed and/or bonded as required by the Department of Public Works. 172. Ensuing Traffic Reports, analyzing traffic impacts associated with subsequent development stages of the Specific Plan, shall be submitted to the Department of Public Works to identify implementation and timing of the necessary improvements to mitigate cumulative traffic impacts. Traffic Mitigation Monitoring Program 173. The Traffic Mitigation Monitoring Program shall be established in compliance with the approved mitigation measures identified in the approved Traffic Impact Analysis and shall be completed prior to issuance of first occupancy permit in each additional phases of the development as required by the Director of Public Works. Water and Sewer 174. Water and sewer facilities shall be installed in accordance with the requirements and specifications of the City, Rancho California Water District (RCWD), and Eastern Municipal Water District (EMWD). Such requirements shall be applicable thru completion of this development. 175. Prior to the approval of final engineering for each phase as subsequent development applications, the Developer shall obtain written approval for the water system from RCWD. 176. Prior to the approval of final engineering for each phase subsequent development applications, the Developer shall obtain written approval for the sewer system from EMWD. 177. The Developer shall install potable water services and meters at locations approved by the Water District Engineer. The locations of said services shall be reflected on public improvement plans. 178. The Developer shall install sewer laterals and clean -outs at locations approved by the Sewer District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. Final Map Notes 179. Add the following notes to the final map as non -mapping data: "All improvements within private Streets are privately owned and are to be privately maintained with including but not limited to: Curbs, gutter, A.C. paving, street lights, storm drains. All Storm Water treatment control facilities are considered private requiring private maintenance." Master HOA 180. Developer shall establish a Master homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval. Prior to issuance of a building permit for a phase, the Developer shall provide the Planning Department with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the Planning Director. At a minimum, the CC&Rs shall contain the following provisions: d. General Enforcement by the City. The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. e. Notice and Amendment. A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to reasonably disapprove. A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. g. Failure of Association to Maintain Common Area Lots and Easements. In the event that the Association fails to maintain the "Common Area Lots and/or the Association's Easements," the City shall have the right, but not the duty, to perform the necessary maintenance. If the City elects to perform such maintenance, the City shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's Easements within the period specified by the City's notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. Special Assessments Levied by the City. In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the City shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association's Easements. The City shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the City will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. h. Landscape Maintenance Responsibilities. The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth on the "Developer Responsibility Map" of the Specific Plan. Lighting Restrictions on Private Residential Lots: Restrictions on lighting within residential lots adjacent to open space conservation areas shall be as set forth in the Specific Plan and Final EIR. Prior to the Issuance of Grading Permits 181. Required Clearances. As deemed necessary by the Director of Public Works, the developer shall receive written clearance when applicable, from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; e. Riverside County Health Department; f. City of Temecula Fire Prevention Bureau; g. Planning Department; h. Department of Public Works; i. Community Services District; j. Caltrans; k. Rancho California Water District; I. Eastern Municipal Water District; m. Verizon; n. Telephone Company; o. Southern California Edison Company; p. The Gas Company; and q. Metropolitan Water District or other affected agencies 182. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by providing documented evidence that the fees have already been paid or fee credits have been provided. 183. Securities. For each of the phases, the developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the grading and erosion & sediment control improvements. 184. Area Drainage Plan (ADP) Fee to RCFC&WCD. For each phase, the developer shall demonstrate to the City that the flood mitigation charge (ADP fee) has been paid to RCFC&WCD. If the full ADP fee has already been credited to this property, no new charge will be required. 185. The developer shall provide proof to the Department of Public Works and Planning that the conditions of any Wildlife Agency or Army Corps permits if necessary for any restoration have been bonded for and shall be implemented consistent with the timing requirements of the permits. 186. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided in Altair Specific Plan and the Development Agreement. 187. The project shall comply with the latest disabled access requirements pursuant to Title 24 of the California Building Code. 188. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for each phase of this project is required. Developer shall apply for and obtain a grading permit from the Director of Public Works. 189. This project requires off site grading. No grading for any improvements shall occur outside the limits of this approval unless Developer obtains, records, and submits a recorded copy to the Director of Public Works a grading or slope easement or agreement from the owners of the affected properties. If Developer is unable to obtain the grading or slope easement, or agreement, no grading permit will be issued. In that case Developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance from both the Director of Public Works and Planning Director. 190. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required; and shall be obtained: a. from Public Works for public offsite improvements; b. from the California Department of Transportation if encroaching within their right- of-way; and c. from Riverside County Flood Control & Water Conservation District (RCFC&WCD) if encroaching within their right-of-way. 191. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the Director of Public Works for the proposed haul route. 192. Upon completion of grading, Developer shall file an "as -graded" geologic plan with the Director of Public Works. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. The plan shall be signed by both the soils engineer and the engineering geologist, and shall be submitted on a 24"x 36" mylar or similar drafting film format suitable for a permanent record. Prior to the Issuance of Building Permits 193. Final Map. Final Map shall be approved and recorded for the applicable phase. 194. The developer shall provide proof to the Director of Public Works that the has contributed its fair share towards regional traffic improvements systems (i.e., traffic impact fees) for the area the area through a Development Agreement. This shall include efforts to synchronize traffic lights on streets impacted by development of each phase. 195. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. Phasing 196. Construction of the development permitted by the Specific Plan, including recordation of final subdivision maps, may be carried out in stages provided that, adequate vehicular access is constructed for all dwelling units in each stage of development and further provided that such development conforms substantially with the intent and purpose of the Specific Plan Phasing Plan. 197. Development applications shall be submitted for each planning unit in each phase. Total acreage and land uses within each phase shall be substantially in accordance with the specifications of the Specific Plan. 198. The Developer shall be permitted to seek a reimbursement agreement for qualifying facilities and improvements. The City and the Developer shall proceed in good faith to allocate appropriate reimbursements to the Developer pursuant to the City's then enforceable ordinance applicable to such reimbursement pursuant to Development Agreement. Tract Map 36959-1 (North Phase) In addition to the above noted Conditions, the following improvements shall be completed as part of North Phase and prior to 1st building permit in North Phase: 199. Acquisition of right-of-way on the east side of Vincent Moraga between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Corridor northbound right turn lane improvements within this road segment. 200. Acquisition of right-of-way on the south side of Rancho California Road between Vincent Moraga Drive and the Murrieta Creek Bridge and construction of all intersection improvements within this road segment including an additional westbound left turn lane on Rancho California Road to Vincent Moraga Drive. 201. Traffic signal and utility relocation where needed and construction of the ultimate build -out of the Rancho California Road, Diaz Road and Vincent Moraga Drive intersection. 202. Construction of the designed onsite Western Bypass Corridor Phase 1 improvements from the project's northern property line to the future Altair Vista intersection. 203. Construction of the Ridge Park Drive and Western Bypass Corridor intersection improvements to provide left -turn ingress and right-in/right-out to Ridge Park Drive. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 204. Install Multi -Way Stop Controls at the First Street & Pujol Street intersection. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 205. The following improvements shall be constructed as part of the North Phase and completed prior to the earlier of, i) the 350th building permit in North Phase, or ii) the 1st building permit in the Central Phase: 206. Acquisition of right-of-way on the west side of Vincent Moraga Drive between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Corridor improvements within this road segment. 207. Acquisition of right-of-way on the east side and west side of Vincent Moraga Drive between Felix Valdez and Ridge Park Drive and construction of the designed Western Bypass Corridor improvements within this road segment. 208. Following the occupancy of both villages within this North Phase (Village A and Village B), optimize Adaptive Traffic Signal Program at: (a) Intersection of Old Town Front Street and Rancho California Road; (b) Intersection of Ynez Road and Rancho California Road; (c) including the collection of intersection traffic count data at affected intersections. Tract Map 36959-2 (Central Phase) In addition to the above noted Conditions, the following improvements shall be completed as part of Central Phase and prior to 1St building permit in Central Phase: 209. Construction of the designed Coromell Trail road segment between Altair Vista and First Street. 210. Installation of one (1) new left turn lane (re -stripe only), and modify signal operation, install signal indications and necessary equipment at Ynez Road and Santiago Road. 211. Construction of traffic signals at the Pujol Street and First Street intersection. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 212. The following improvements shall be constructed as part of the Central Phase and completed prior to the issuance of any building permits on pads south of the Village C Park: a. Construction of the "A" Street vehicular bridge that crosses over the Village C Park. 213. The following improvements shall be constructed as part of the Central Phase, shall commence before the 700th building permit is issued in the project and completed prior to the earlier of, i) the 950th building permit in the project, or ii) the 1St building permit in the South Phase: a. Construction of either the Western Bypass Bridge or construction of the Western Bypass Corridor Phase 2 improvements (two (2) eastern lanes; ultimate northbound) including parallel Class 1 bikeway. If requested by Developer, City will allow for stockpiling of dirt on either Village G or the Nature Center Parcel prior to grading permit issuance for the Civic Phase. 214. Following the construction of the Western Bypass Bridge and Phase 2 Road, optimize Adaptive Traffic Signal Program at: (a) Intersection of 1-15 northbound onramp and Temecula Parkway; (b) Intersection of Temecula Parkway and Margarita Road; (c) Intersection of Ynez Road and Santiago Road; (d) including the collection of intersection traffic count data at these affected intersections. Tract Map 36959-3 (South Phase) 215. In addition to the above noted Conditions, the following improvements shall be completed as part of South Phase and prior to 1St building permit in South Phase: a. Construction of both the Western Bypass Bridge and construction of the Western Bypass Corridor Phase 2 improvements (two (2) eastern lanes; ultimate northbound) including parallel Class 1 bikeway. If requested by Developer, City will allow for stockpiling of dirt on either Village G or the Nature Center Parcel prior to grading permit issuance for the Nature Center Phase. b. Construction of traffic signal improvements at the Western Bypass Corridor and Altair Vista intersection. c. Construction of the designed "B" Street North road segment between Altair Vista and the Western Bypass Corridor. 216. Following the completion of the villages in this South Phase (Village D, Village E and Village F), optimize Adaptive Traffic Signal Program at: (a) Intersection of 1-15 northbound onramp and Temecula Parkway; (b) Intersection of Temecula Parkway and Margarita Road; (c) Intersection of Ynez Road and Santiago Road; (d) including the collection of intersection traffic count data at these affected intersections. Tract Map 36959 (Civic Phase) 217. In addition to the above noted Conditions, the following improvements shall be completed as part of Civic Phase and prior to 1St building permit in Civic Phase: a. Construction of all remaining Western Bypass Corridor improvements (Phase 3 which includes 2 western lanes; southbound). b. Construction of traffic signal improvements at the Western Bypass and "B" Street intersection. 218. Following completion of both villages in this Civic Phase (Village G and Nature Center), optimize Adaptive Traffic Signal Program at: (a) Intersection of Old Town Front Street and Rancho California Road. (b) Intersection of Ynez Road and Rancho California Road; (c) Intersection of 1-15 northbound onramp and Temecula Parkway; (d) Intersection of Temecula Parkway and Margarita Road; (e) Intersection of Ynez Road and Santiago Road; (f) including the collection of intersection traffic count data at these affected intersections. TEMECULA COMMUNITY SERVICES DEPARTMENT General Requirements 219. If any of the following conditions of approval differ from the Specific Plan text or exhibits, the conditions enumerated herein shall take precedent. 220. The current park dedication requirement (Quimby) shall be satisfied with the 5 acre community park, the proposed private Parks that are HOA owned and maintained including recreational areas identified in the Altair Specific Plan. 221. The actual design of the 5 acre community park in Central Phase shall be in substantial conformance with the conceptual designs and guidelines identified within the Specific Plan. Prior to submittal of construction plans, the developer shall meet with the Director of Community Services to determine the location and specifications of the park amenities to be provided on site. Construction plans and specifications must be approved by the Director of Community Services. 222. All park plans submitted for consideration shall be in conformance with the City of Temecula Landscape and Irrigation Specifications and Installation Details and the Park Land and Landscape Dedication Process. 223. The design of the community park in Central Phase shall provide for pedestrian circulation and access for the disabled throughout the park. 224. The developer, the developer's successor or assignee, or Master HOA shall be responsible for all maintenance of the park sites and slopes/landscaping areas except as defined in the Development Agreement, on Developer Responsibility Map. 225. The 5 acre community park shall be improved and dedicated to the City free and clear of any liens, assessment fees, or easements that would preclude the City from utilizing the property for public purposes. A policy of title insurance and a soils assessment report shall also be provided with the conveyance of the property. 226. The developer may receive a credit against the park component of the City's Development Impact Fee (DIF) based upon the actual cost of improving the community park in Central Phase. The fee/credit issue shall be addressed pursuant to the execution of a Development Agreement or a Park Improvement Agreement between the applicant and the City prior to approval of the final map. ATTACHMENT 9B ALTAIR SPECIFIC PLAN - SLIP SHEETS FOR CIVIC USE INTRODUCTION 2 2.3 Site The Altair Specific Plan area encompasses 270 acres west of Old Town and Murrieta Creek within the City of Temecula in Riverside County in southern California. The City limits form the western edge of the property. The subject land area is comprised of two portions: the majority 215 acres and a non-contiguous 55 -acre site to the south that is designated for a commercial or institutional use benefitting the public. The site slopes dramatically, offering striking views from vantage points on the site as well as providing a visual backdrop to Old Town. A substantial portion of the site will be added to the wildlife corridor established under the Multiple Species Habitat Conservation Plan (MSHCP) and will, therefore, be maintained in a natural state. Box Springs Mountain Park Upland Game Hunting Area Mystic Lake Lake Perris State Recreation Area Yucaipa *Perris Reservoir • Lake Mathews Estelle Mountain Reserve Santiago Peak Wincheste Ronald W. Caspers Wildernes Park San Bernadino National Forest Hemet Diamond Valley Lake erg Skinner Reservoir Rancho Santa Rosa Historic Area Santa Margarita Ecological Reserve Camp Pendleton Capistrano Par Pt Vail Lake Cleveland National Forest Bi. Morongo Canyon Preserve 62 Mt. San Jacinto Palm Springs Idyllwild County Park San Bernadino National Forest Palomar Mountain Cleveland National Palomar Mountain Forest State Park Hellhole Canyon Reserve Oceanside Los Coyotes Reservation Figure 2-1 Regional Location Map Draft : November 2016 SPECIFIC PLAN A tir INTRODUCTION 2 2-10 a• _. 6° J oy 60.c, Wim. 4111 I L' - - Main ' met P _' 7I -r(i?- -�- -.I CIVIC Center —L First Street 3c 0 apo Unn View — — .• Gully Altair Vista Figure 2-3 Connection to Open Space Draft : November 2016 1200' SPECIFIC PLAN A tir yn ., pi O • L J, L Grand Staircase Civic Center Promontory Plaza,+Steps Pedestrian Promenade First Street co Figure 2-4 Connection to Old Town Temecula lyyll:I SPECIFIC PLAN Draft : November 2016 2 INTRODUCTION • • - Visual Axis qy \ 1200' 0 300' 600' Park/Open Space Altair Vista N 0 V ■a INTRODUCTION 2 0/2 cs6o Ra Civic Center H First Stret Draft : November 2016 A Panoramic View 411111 View Up to Open Space/Ridge Park/Open Space Altair Vista 0 300' 600' N 1200' SPECIFIC PLANC% 2.5 Land Use 2 INTRODUCTION The predominant land use at Altair is residential, consisting of multifamily, attached and detached housing types. Housing types are further defined in Sections 10.10-10.20. Densities range from 4 to 33 dwelling units per net acre, with the higher densities at the village nodes, in the primary village and at the north end of the property. Development will be phased, achieving 870 to 1,750 dwelling units at full build -out. A Community Center to include a recreation center and clubhouse is provided for residents. Some ancillary retail or restaurant space may be included, depending on market demand, as well as a limited number of live/work units located within certain village centers, where street frontage lends itself to ground floor business storefronts. Commercial and live/work uses are allowed in all residential and mixed-use zones with a limit on the total area of such uses in Altair, as described in Table 3-1. An approximate 7 -acre site is set aside for an elementary school and playfield. The school site is located adjacent to the recreation center and near the main park to facilitate shared parking and common amenities. The separate 55 -acre property to the south, referred to as the Civic Site in this Plan, provides the opportunity for an educational, institutional or business use that will serve as an economic generator for the City of Temecula. Possible uses include conference and/or higher educational classroom space. Up to 450,000 square feet of floor space may be achieved. The existing oak tree groves at the west side of the Civic Site will be preserved. Land Use is discussed in further detail in Section 3. SPECIFIC PLAN Draft : November 2016 2-15 2-20 INTRODUCTION 2 Policy 1.3 Require a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity. Policy 1.4 Support the use of innovative site planning and architectural design in residential development. Policy 1.5 Encourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles. The Land Use section of this specific plan describes the diversity of residential types and the concentration of densities at village nodes and plazas. Development is predominantly east of the Western Bypass, preserving the western portion of the property as natural open space. The Open Space and Conservation Element of the General Plan addresses both the need for active parks and recreational space for residents and conservation of natural open space to protect wildlife and resources. Policy 1.1 A high quality parks and recreation system that meets the diverse recreation needs of residents. Ensure sufficient parkland and recreation facilities to support new development through acquisition and/or dedication that meets the requirement for 5 acres of useable park land per 1,000 population. Policy 1.5 Coordinate long-range park, trail and open space planning with Riverside County and the City of Murrieta. The neighborhoods at Altair are designed around village greens and parks that serve as focal points identifying each village. These urban green spaces are then linked by a system of pedestrian walkways and trails across open space — a "string of pearls". The core village is developed around a large central park linked to Main Street in Old Town Temecula, both visually and via a pedestrian path. Conservation and protection of surface water, groundwater and imported water resources. The Altair Specific Plan is consistent with the many General Plan policies aimed at achieving this goal. Water conservation and protection strategies are detailed in the Drainage Plan and Water Plan portions of Section 6, as well as in the Landscape Guidelines in Section 10. Draft : November 2016 SPECIFIC PLAN A tir Goal 3 Conservation of important biological habitats and protection of plant and animal species of concern, wildlife movement corridors and general biodiversity. Policy 3.3 Policy 3.4 Coordinate with the County of Riverside and other relevant agencies in the adoption and implementation of the Riverside County Multi -Species Habitat Conservation Plan. Encourage developers to incorporate native drought -resistant vegetation, mature trees, and other significant vegetation into site and landscape designs for proposed projects. Goal 5 Conservation of open space areas for a balance of recreation, scenic enjoyment, and protection of natural resources and features. Policy 5.1 Conserve the western escarpment .... and other important landforms and historic landscape features through the development review process. 2 INTRODUCTION Policy 5.13 Utilize natural, undeveloped greenbelts as buffers between developments and on outskirts of the City to preserve the rural and unique character of Temecula. Portions of the Altair site lie within Proposed Linkage 10 in the Southwest Region of the MSHCP Plan Area. This linkage is intended to provide both "live-in habitat" for various species and a movement corridor connecting the Santa Margarita and the Santa Rosa Plateau Ecological Reserves. The proposed Western Bypass as well as roads at the north and south ends of the site will serve as a buffer between development and the Linkage. Edge treatment along these roads will be developed through the environmental review process with input from Riverside County and MSHCP stakeholders. The Linkage conserves the ridgeline and escarpment west of Old Town and includes the highest elevations of the Altair property. The Growth Management / Public Facilities Element seeks to ensure that growth in the City occurs in such a manner that services may be provided efficiently and adequately. Goal 2 Orderly and efficient patterns of growth that enhance quality of life for Temecula residents. The proximity of Altair to Old Town Temecula lends efficiency to the project and City since the facilities needed to serve the land uses are close by. The location eliminates the need to install and maintain long distribution mains. In addition, on site facilities such as the school and parks can serve the surrounding neighborhood. 2-21 SPECIFIC PLAN Draft : November 2016 2-22 INTRODUCTION 2 Goal 4 A quality school system with adequate facilities and funding to educate the youth of Temecula. Policy 4.4 Coordinate with the School District to provide safe access for school children walking, bicycling, or driving to and from school sites. Policy 4.5 Policy 4.6 Pursue the establishment of a trade school, a junior college, and/ora four-year college that offers education required by the engineering, biotechnical and biomedical industries located in Temecula. Plan for the joint use of school/municipal facilities wherever feasible and desirable, including: school grounds, buildings, City parks, multi-purpose buildings, and recreation facilities. Altair includes a site of approximately 7 acres for a public elementary school and playfield to be built by the Temecula Valley Unified School District. The school site is near the main park and community center. Opportunities for shared use of school and community facilities will be pursued with the School District. The Civic Site also has the potential to be developed for higher education to support local industry. The Air_Quality Element strives to improve regional air quality through better land planning, reduction of automobile emissions and energy conservation. Goal 2 Policy 2.2 Improve air quality through effective land use planning in Temecula. Encourage infill development near activity centers, within Mixed Use Overlay Areas, and along transportation corridors. Goal 3 Enhance mobility to minimize air pollutant emissions. Policy 3.4 Establish a convenient and efficient system of bicycle routes and pedestrian walkways. Altair is a walkable community connected with pedestrian and bicycle trails to the employment, shopping and entertainment activities of Old Town Temecula. Both the location and design of the project will give residents a choice other than automotive transportation. Draft : November 2016 SPECIFIC PLAN 3 LAND USE 3.1 Summary LAND USE N�f"Ail' The Altair Specific Plan depicts a 270 -acre community of primarily residential development with supporting civic uses and open space. It presents an urban lifestyle in its density, convenience of activities and close relationship to the shopping, dining and entertainment venues of Old Town Temecula. Altair is intended to house multiple demographics, spanning age groups and household types. A dominant pedestrian network linking active open spaces encourages interaction amongst these diverse residents. Due to the property's shape and location, the Altair Specific Plan area is physically and conceptually divided into three main parts. To the south is a 55 -acre area that is separated from the remaining site by a parcel under ownership of the Metropolitan Water District. The location of the original Luiseno Native American settlement, the Temeku Village Site is immediately adjacent to the south. The parcel also lies within the Multiple Species Habitat Conservation Plan (MSHCP) corridor, discussed in more detail in Section 8 of this Specific Plan, and supports an existing stand of oak trees. Because of these significant cultural and biological considerations the southern parcel is mostly reserved as open space. The remaining area of approximately 13 acres is intended for civic or community use that will generate employment or stimulate the local economy. Possible uses include higher education, a convention and / or a training facility. The remaining 215 -acre parcel is bifurcated by the Western Bypass road that carries through - traffic around Old Town Temecula. To the west of this road is predominantly natural open space that is a component of the Proposed Linkage 10 of the MSHCP (discussed in Section 8.1). Only two small residential components lie west of the Bypass, villages A and G. The area east of the Bypass is developed with the most density. Uses are mainly residential with supporting civic and community uses (including a school) and interstitial and active open space. These residential uses are described in the following Community Design narrative and in the village descriptions that follow. All residential uses allow a small amount of accessory commercial use to support the neighborhood. These might be a corner coffee shop, ice cream parlor or live/work units with ground floor offices. Accessory commercial uses shall be at street level near village cores. TABLE 3-1 describes the acreage and density of each land use. FIGURE 3-2 shows the location of each use on the Altair site and FIGURE 3-3 shows zoning per parcel. 3-1 SPECIFIC PLAN Draft : November 2016 LAND USE 3 3-2 Natural Open iSpace r Main r- .n rr???In Civic Center a� F7°1 =T Natural or IRevegetated Open Space 55 -Acre Civic Site Parcel Line Off -Site Natural Open Space Property Line Figure 3-1 Natural Open Space Draft : November 2016 0 300' 600' 1200' SPECIFIC PLAN LT Main F ,3rrrrrrrn Civic 1 L' Center T 1°F 0 r m Civic Site qy 3 LAND USE Open Space Civic/Community ■ Residential — Property Line SPECIFIC PLAN Draft : November 2016 3-3 Table 3-1 LAND USF Planning District Tract Map 5 Lot No. Land Use 2 Zone 2 Area Density Range (for Net Lot Area) Intensity Range Open Space Buildable Lots Min. Max. 1 Min. Max. 1 Upper Hillside Conservation Area 36959-1 8 Open Space SP -NO 29.37 ac Conservation Area 36959-2 25 Open Space SP -NO 8.06 ac Conservation Area 36959-3 20 Open Space SP -NO 8.30 ac Open Space 36959-1 7 Open Space SP -NO 4.83 ac Open Space 36959-2 13 Open Space SP -NO 4.60 ac Open Space 36959-3 12 Open Space SP -NO 5.40 ac Open Space 36959 13 Open Space SP -NO 4.01 ac Conservation Area 36959 14 Open Space SP -NO 4.23 ac Villages VILLAGE A 36959-1 1 Residential SP -R 6.18 ac 9 - 18 D.U./ac 56 - 110 D.U. 36959-1 2 Residential SP -R 4.17 ac 9 - 18 D.U./ac 38 - 75 D.U. 36959-1 3 Residential SP -R 2.36 ac 9 - 18 D.U./ac 21 - 42 D.U. 36959-1 4 Residential SP -R 2.89 ac 9 - 18 D.U./ac 26 - 52 D.U. 140 - 280 Village A Subtotal (D.U.) VILLAGE B 36959-1 5 Residential SP -R 7.24 ac 9 - 18 D.U./ac 64 - 128 D.U. 36959-1 6 Residential SP -R 5.16 ac 9 - 18 D.U./ac 46 - 92 D.U. 110 - 220 Village B Subtotal (D.U.) VILLAGE C: Recreation Center 36959-2 17 Mixed Use SP -M 1.75 ac Clubhouse 36959-2 18 Mixed Use SP -M 0.30 ac Park 36959-2 19 Open Space SP -AO 5.04 ac North Core 36959-2 2 Residential SP -R 2.37 ac 18 - 29 D.U./ac 43 - 69 D.U. 36959-2 3 Residential SP -R 3.74 ac 18 - 29 D.U./ac 68 - 109 D.U. 36959-2 4 Residential SP -R 1.63 ac 18 - 29 D.U./ac 29 - 47 D.U. 140 - 225 North Core Subtotal (D.U.) South Core 36959-2 5 Residential SP -MR 0.40 ac 21 - 33 D.U./ac 8 - 13 D.U. 36959-2 6 Residential SP -R 2.53 ac 21 - 33 D.U./ac 54 - 84 D.U. 36959-2 7 Residential SP -R 1.64 ac 21 - 33 D.U./ac 34 - 54 D.U. 36959-2 8 Residential SP -R 1.84 ac 21 - 33 D.U./ac 39 - 61 D.U. 36959-2 9 Residential SP -R 1.53 ac 21 - 33 D.U./ac 32 - 50 D.U. 36959-2 10 Residential SP -R 1.30 ac 21 - 33 D.U./ac 27 - 43 D.U. 36959-2 11 Residential SP -R 1.80 ac 21 - 33 D.U./ac 38 - 59 D.U. 36959-2 12 Residential SP -R 2.28 ac 21 - 33 D.U./ac 48 - 75 D.U. 280 - 440 South Core Subtotal (D.U.) VILLAGE D 36959-3 1 Residential SP -R 2.55 ac 8 - 18 D.U./ac 20 - 45 D.U. 36959-3 2 Residential SP -R 2.32 ac 8 - 18 D.U./ac 18 - 41 D.U. 36959-3 3 Residential SP -R 1.96 ac 8 - 18 D.U./ac 15 - 35 D.U. 36959-3 4 Residential SP -R 2.15 ac 8 - 18 D.U./ac 17 - 38 D.U. Park 36959-3 14 Open Space SP -AO 0.80 ac 70 - 160 Village D Subtotal (D.U.) VILLAGE E 36959-3 5 Residential SP -R 1.51 ac 5 - 15 D.U./ac 8 - 22 D.U. 36959-3 6 Residential SP -R 1.23 ac 5 - 15 D.U./ac 6 - 18 D.U. 36959-3 7 Residential SP -R 1.17 ac 5 - 15 D.U./ac 6 - 17 D.U. 36959-3 8 Residential SP -R 2.51 ac 5 - 15 D.U./ac 13 - 37 D.U. 36959-3 9 Residential SP -R 1.42 ac 5 - 15 D.U./ac 7 - 21 D.U. 40 - 115 Village D Subtotal (D.U.) VILLAGE F 36959-3 10 Residential SP -R 4.51 ac 7 - 20 D.U./ac 30 - 90 D.U. 36959-3 11 Residential SP -R 4.52 ac 7 - 20 D.U./ac 30 - 90 D.U. 60 - 180 Village D Subtotal (D.U.) VILLAGE G 3 36959 1 Residential SP -R 3.05 ac 4 - 18 D.U./ac 12 - 54 D.U. 36959 2 Residential SP -R 4.25 ac 4 - 18 D.U./ac 17 - 76 D.U. 30 - 130 V!I!^nA n Subtotal (D.U.) SUBTOTAL 74.64 ac 84.26 ac 10 - 21 D.u./ac average 870 - 1,750 TOTAL DWELLING UNITS Zones and Development Intensity Draft : November 2016 SPECIFIC PLAN 3 LAND USE School 9 Civic Site 3 36959-2 1 Educational SP -E 7.07 ac 50,000 gsf 450,000 gsf 600 - 730 students 5,000 students, max. Campus 36959 3 Institutional SP -I 2.84 ac Campus 36959 4 Institutional SP -I 3.09 ac Campus 36959 5 Institutional SP -I 2.76 ac Campus 36959 6 Institutional SP -I 4.68 ac Campus 36959 7 Institutional SP -I 3.16 ac Campus 36959 8 Institutional SP -I 2.25 ac Campus 36959 9 Open Space SP -NO 0.31 ac Campus 36959 10 Open Space SP -NO 0.14 ac Campus 36959 11 Open Space SP -NO 0.49 ac Conservation Area 36959 12 Open Space SP -NO 34.63 ac Interstitial Open Space Open Space (HOA) 36959-2 14 Open Space SP -AO 4.54 ac Open Space (HOA) 36959-2 15 Open Space SP -NO 0.78 ac Open Space (HOA) 36959-2 16 Open Space SP -NO 0.52 ac Open Space (HOA) 36959-2 20 Open Space SP -AO 0.59 ac Open Space (HOA) 36959-2 21 Open Space SP -NO 0.83 ac Open Space (HOA) 36959-2 22 Open Space SP -NO 1.63 ac Open Space (HOA) 36959-2 23 Open Space SP -AO 1.39 ac Open Space (HOA) 36959-2 24 Open Space SP -AO 1.80 ac Open Space (HOA) 36959-3 13 Open Space SP -AO 4.88 ac Open Space (HOA) 36959-3 15 Open Space SP -NO 0.74 ac Open Space (HOA) 36959-3 16 Open Space SP -NO 0.52 ac Open Space (HOA) 36959-3 17 Open Space SP -AO 0.25 ac Open Space (HOA) 36959-3 18 Open Space SP -NO 0.38 ac Open Space (HOA) 36959-3 19 Open Space SP -AO 2.64 ac Circulation 28.09 ac TOTALS 159.79 ac 110.11 ac 10 - 21 D.U./ac AVERAGE 870 - 1,750 TOTAL DWELLING UNITS 269.90 ac Definitions: Gross Area: the total area within the lot lines of a lot or parcel of land before public streets, easements or other areas to be dedicated or reserved for public use are deducted. Net Area: the gross project or lot area, less that portion of the site to be used for arterial and collector roads, public parks, and/or the floodway portion of a floodplain. For the purposes of this Specific Plan, arterial and collector roads shall include only those roads provided by the Master Builder and/or public roads owned by the City of Temecula. Interstitial Open Space: non -developable area installed by the Master Developer including fixed slope banks and retaining walls, floodways and drainage basins, utility easements, the Class 1 bikeway, the Western Bypass and Street 1. D.U.: dwelling unit Notes: 1, Maximum density and intensity within a village may be increased by the transfer of unused development intensity (D.U.) from one village to another, but the total number of dwelling units in the Altair Specific Plan shall not exceed 1,750 D.U. 2. Commercial and live/work uses are allowed in residential and mixed use designations, but the total amount of commercial space in the Altair Specific Plan shall not exceed 25,000 square feet. See zoning regulations and Table 10-1 for permitted uses. 3. Student housing may be provided as an option at Village G and the Civic Site if an institution of higher education is located on the Civic Site. 4. If the School District does not use the site, residential uses are permitted on this lot as described in Section 3.12. 5. Lot numbers indicated here correspond to the lot numbers in Tentative Tract Map 36959 and 36959-1, 2 and 3. SP - SPECIFIC PLAN NO - NATURAL OPEN SPACE AO - ACTIVE OPEN SPACE R - RESIDENTIAL ZONE M - MIXED USE MR- MIXED USE / RESIDENTIAL E - EDUCATIONAL ZONE I - INSTITUTIONAL ZONE Table 3-1 Continued Zones and Development Intensity 1r�itzuTSPECIFIC PLAT Draft : November 2016 LAND USE 3 3-6 Western Bypass Corridor Figure 3-3 Zoning Map Draft : November 2016 ZONING MAP LEGEND SP -AO Active Open Space SP -NO Natural Open Space SP -R Residential Zone SP -M Mixed -Use SP -MR Mixed -Use/ Residential SP -E Educational SP -I Institutional SPECIFIC PLAN k it LAND USE 3 3-8 2 r22_ 2i� 1 School n MT TTITTITi Civic 11 Center T /+i w _Illm � II Main 01 cI E' --I r U� M • t I i i q Figure 3-4 Village A - Plan Area Mk Draft : November 2016 0 300' 600' 1200 PECIFIC PLANhIM LAND USE 3 3-16 Figure 3-8 Village gikirP151WArell Draft : November 2016 0 300' 600' 1200 SPECIFIC PLAN A kir LAND USE 3 Figure 3-12 Village C - Plan Area Mk Draft : November 2016 0 300' 600' i n 1 1200 PECIFIC PLANhIM LAND USE 3 3-32 Figure 3-17 Village D - Plan Area Draft : November 2016 0 300' 600' 1200 PECIFIC PLANhIM LAND USE 3 Figure 3-21 Village - Plan Area Mk Draft : November 2016 0 300' 600' I n r- 1200 ,NECIFIC PLAN tir LAND USE 3 0/2 C p School __I J r n Li rTT IIIIII ! CIVIC L_1 ` }tip y Center -7177, T Main I h, iI 0I C l 1 • ♦ , • Civic Use Figure 3-25 Village - Plan Area Draft : November 2016 0 300 600 1200 SPECIFIC PLAN tir LAND USE 3 Figure 3-29 Village G - Plak Draft : November 2016 0 300' 600' 1200 1 rPECIFIC PLAN tir 3.11 Village G Village G is south of the Western Bypass on land that slopes steeply to the southeast, offering prime views. The area has a stronger connection to the south 55 -acre parcel than to the main residential community of Altair. The interface with the MSHCP corridor is a critical edge condition. A less urban development of clustered, detached homes is appropriate here to take advantage of the views and negotiate the terrain. If the civic site is developed as a higher education campus, then student housing is another possible use of Village G. Student housing may be owned and operated by the educational institution or may be held privately and rented to students. Student housing would typically be provided in micro -units or multifamily walk-up residences. BOUNDARIES: Western Bypass to the north and northeast; Camino Estribo to the east; Metropolitan Water District drainage area to the south; MSHCP corridor to the west. SIZE: Approximately 7.3 gross acres. Pad size may vary through implementation of retaining Afir SPECIFIC PLAN Draft : November 2016 LAND USE 3 — • ❑ ❑■ walls and/ or stepped foundation systems. ACCESS: Camino Estribo from the south. Pedestrian and bicycle routes parallel vehicular path. Two points of vehicular fire access must be provided for each village area that has 35 dwelling units or more. MINIMUM DENSITY PRODUCT: Detached Housing DWELLING UNITS: See Table 3-1. ALLOWABLE BUILDING TYPES: The following building types are allowed in Village G. See Section 10.10 for definitions and standards of each building type. Lower density uses should be focused toward the north end of this village, with higher scale framing the urban park. Student housing, if provided, would typically be developed in micro -units or multifamily walk-up residences. Detached Housing Multiplex Rowhouses Micro Units Multifamily Walk -Up B Street North Primary Access C Street Camino Estribo r • B Street fit C Street South Fire Access (emergency only) Figure 3-30 Vehicular Access - Village CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Draft : November 2016 SPECIFIC PLAN tir BUILDING FRONTAGE: Buildings should front on CStreet, BStreetSouth, secondary roads and on open space. Additional frontages may be provided along landscaped paseos, mews or courts. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at village boundaries. There are no setback requirements at interior lot lines, streets or alleys within the village limits. See Sections 10.4 and 10.5 for further explanation of setbacks and yards. From C Street ROW: All other Lot Lines: 3 ft. min 0 ft. min ALLOWABLE BUILDING HEIGHT: 2-4 stories No maximum 10 ft. max. C Street Camino Estribo B Street South • C Street f B Street North Figure 3-31 Pedestrian CirculatioIage G CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN Draft : November 2016 LAND USE 3 Figure 3-32 School -Pan Arei Draft : November 2016 0 300' 600' I n 1200' PECIFIC PLANhIM LAND USE 3 Figure 3-36 Civic Site - Plan Area Draft : November 2016 0 300 600 1200 SPECIFIC PLAN k it 3.13 Civic Site The southernmost parcel at Altair will be reserved for an institutional use that will benefit the public through education, employment, and / or civic functions. A significant portion of the site will be natural open space. BOUNDARIES: Camino Estribo and open space to the west; C Street and storm water easement (open space) to the north; Murrieta Creek to the east and south. SIZE: Approximately 55 total gross acres and 9.6 net acres. Pad size may vary through implementation of retaining walls and/ or stepped foundation systems. ACCESS: B Street South from the Western Bypass and 1-15; C Street from Village G. MAXIMUM SIZE: Institutional Use: Office or R+D Use: 5,000 students, maximum 450,000 s.f. max. in multiple buildings BUILDING TYPE: The scale, materials and style of the buildings should be appropriate for a public institution and should be an asset to the community. The buildings must also be sensitive to the adjacent natural open space and the Temeku Village site to the south. The buildings should relate to eachother to maintain a consistent campus aesthetic. If it is developed as a higher education campus, then student housing to support the campus is allowed on the civic site. Student housing and rented to students. Student housing would typically be provided in micro -units or multifamily residences. SPECIFIC PLAN Draft : November 2016 BUILDING FRONTAGE: A clear campus entry shall be provided on Camino Estribo. Development on this site shall consist of multiple buildings arranged in a cohesive campus focused on shared open space and places for outdoor gathering. Both the buildings and the common spaces should take advantage of the impressive vistas from this site. See Figure 9-2. BUILDING SETBACK: Setbacks are required only at the designated streets and at south parcel boundary. There are no setback requirements at interior lot lines, streets or alleys within the overall boundary.. At Camino Estribo and C Street: 10 ft. min 1 C Street Secondary Fire Access Only No maximum I Open Space 1 1 i 1 Camino ♦ Estribo I Institutional I Civic Use i a 1 to 1 1 1 1 E B Street South Primary Access ♦ 1 • ♦ u ♦ • Open Space I ♦ • I ♦• t1 I / / / I / I / / / / Western j. Bypass / Figure 3-37 Vehicular Access - Civic Site CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Draft : November 2016 SPECIFIC PLAN A tir ALLOWABLE BUILDING HEIGHT: Up to 5 stories DRIVEWAY AND SECONDARY STREET STANDARDS: 1. There shall be one primary driveway entry onto Camino Estribo. 2. Up to two secondary driveways may also be provided on Camino Estribo in addition to the primary driveway. PARKING STANDARDS: 1. Parking shall be provided per the City of Temecula Zoning Code for the actual use of the site. C Stree Western Bypass Open Space Camino Estribo •• �, •1 I • . I . I / 1 1 . L B Street South Institutional / Civic Use i Figure 3-38 Pedestrian Circulatio CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. SPECIFIC PLAN Draft : November 2016 3-72 APPLICABLE PROJECT STANDARDS: Table 3-1 Land Use Zones and Development Intensity 4 Circulation Plan 5 Grading Plan 6 Infrastructure and Utilities Plan 8 Open Space and Recreation Plan 9 Design Guidelines 10 Development Standards GRADING STANDARDS: The site slopes down from west to the east and south, with slope banks on three sides. See Section 9.8 for standards regarding slopes and retaining walls. COMMON OPEN SPACE: Most of the south parcel will be left as natural open space. An existing stand of native oak trees at the west side of the parcel will be maintained. The south portion of the parcel will also be maintained as an open space buffer between new development and the historic Temecu Village site to the south. PRIVATE OPEN SPACE: N/A LANDSCAPE PALETTE: See "Civic / Community" section under Appendix A Plant List and Section 10.6.10. See Section 10.6 for Landscape Standards. CONSERVATION AND MITIGATION MEASURES: The Environmental Impact Report for Altair describes mitigation measures that, while applicable to the entire site, are particularly relevant to the conservation open space in the south and west portions of the south parcel and the goal of encouraging wildlife movement through this tract. Noted measures include: • Control Zones for exterior lighting; • Shielded exterior light fixtures that avoid light spillage or uplighting; • Site features and landscaping that screen vehicle headlights; • Construction of a berm and landscape buffer along the southern edge of the south parcel to screen views of buildings and activity from adjacent conserved lands; • Installation of a Wildlife Fence as shown in Figure 8-1 and described in Section 8.1. • Construction period best practices to minimize noise, erosion and other disturbances; • The portion of Camino Estribo west of the development area will remain unpaved to minimize vehicular speeds. Draft : November 2016 SPECIFIC PLAN A tir COROMELL TRAIL ALTAIR VISTA OLD TOWN WESTERN BYPASS C STREET B STREET S UTH B STREET NORTH .EGEHD: 4 CIRCULATION STREET SECTION - WESTERN BYPASS CORRIDOR 1 [PLINK,`) STREET SECTION - WESTERN BYPASS CORRmOR 2 (PUBLK'j STREET SECTION - C STREET & B STREET S. (PUBLIC) STREET SECTION - COROMELL TRAIL SPLIT (PRIVATE) • ■ • STREET SECTION - COROMELL TRAIL (PRIVATE) STREET SECTION - ALTAIR VISTA &A STREET,, PLANTED PARKWAYS (FPRIVATE) STREET SECTION-ALTAIR VISTA &A STREET URBAN PARKWAYS (PRVATE) STREET SECTION - ALTAIR VISTA ONE WAY WITH PARKING ONE SIDE (PRIVATE) STREET SECTION - ALTAIR VISTA (PUBLIC) STREET SECTION - ALTAIR VPSTA CULVEFrr / A STREET BRIDGE STREET SECTION - B STREET N. WITH CLASS I BIKE TRAIL (PRIVATE) i STREET SECTION - B STREET N. WIThI SHARED BIKE LANE (PRPVATE) •� TR41SRmONAL AREA PER TENTATIVE MAP ROUNDABOUT -1 • ROUNDABOUT -2 ROUNDABOUT - 3 Figure 4-12 Vehicular Circulation Plan SPECIFIC PLAN Draft : November 2016 CIRCULATION 4 C Street & B Street South 0 6' 4' 6' PKWAY LANE LANE • BIKE PKWY WALK 10' 40' 60' R.O.W. Figure 4-16 Street Section - C Street (TTM lots Q+R) & B Street South ( lots O,S+P) ( Public) C Street and B Street South - 60' ROW , FIGURE 4-16 (Section) and FIGURE 4-17 (Axonometric). Features: • Two 14 -foot travel lanes with 6 -foot wide bike lanes each side. • 6 -foot sidewalk along one side. • 10 -foot landscaped parkway along the other side of the street. • Decorative street lights will be located based on safety and comfort. • Dedicated bike lanes shall be provided. • Street trees shall be spaced at 24 feet on center. Trees shall be a minimum of 100% 24" box size. Draft : November 2016 SPECIFIC PLAN tir NATIVE SLOPE 4 CIRCULATION SCORED CONCRET/ ; NATIVE SLOPE STREE I LIGHT Figure 4-17 Street Axon - C Street & B Street South ( Public) C Street and B Street South These areas shall use a combination of primarily SoCal natives with limited non-native shrubs and groundcovers. SoCal native shrubs and groundcovers shall compose a minimum of 85% of the total planting area of this zone and non -natives a maximum of 15%. Low water use plants shall compose a minimum of 90% of the total planting area of this zone and medium water use plants a maximum of 10%. Irrigation for trees, shrubs and groundcovers shall be based on water usage. (However, low water use plants may be added to medium water use zones if they can tolerate the additional water.) Turf is not allowed in parkways. (Bioswales are considered a separate landscape area type and therefore have their own category description and plant list.) — REFER TO THE CIRCULATION SECTION FOR ADDITIONAL INFORMATION. — REFER TO THE APPENDIX FOR PLANT LIST. SPECIFIC PLAN Draft : November 2016 4-27 Figure 5-1 Project Grading Diagram SPECIFIC PLAN Draft : November 2016 5 GRADING PLAN ID ■❑ INFRASTRUCTURE & UTILITIES 6 EXHIBIT F - TRACT 36959 ALTAIR CONCEPTUAL STORM DRAIN PLAN LEGEND: OCTOBER, 2016 EXISTING STORM DRAIN LINE PROPOSED STORM DRAIN LINE PROPOSED CONCRETE CHANNEL Figure 6-3 Storm Drainage Plan Draft : November 2016 SPECIFIC PLAN k it 6 INFRASTRUCTURE & UTILITIES 0 i 20 ; 24" 6' CONC. HANNEL 3 36" EX. 36" EX. 36" EX. 6' CON CHANNEL C. EX. 24" B 8" 48" 6' CONC. LEX 36" CHANNEL Ir EX. 42" k\_ PUJQLSTREET EX. 2-24" EX. 6' CONC. CHANNEL CIVIC PHASE TR 36959 12 .' 12 C STREET _ 11 SOUTH PHASE TR 36959-3 14 18" 36" 8" 2 SPECIFIC PLAN Draft : November 2016 LEGEND: EXISTING STORM DRAIN LINE PROPOSED STORM DRAIN LINE PROPOSED CONCRETE CHANNI INFRASTRUCTURE & UTILITIES 6 PUJOL STREET CENTRAL PHASE TR 36959-2 CIVIC PHASE TR 36959 EXISTING DOMESTIC WATER LINE / LEGEND: EX 97° MWd S.D. AQUEDUCT EX. 89" MWD S.D. AQUEDUCT /EX 42°W EX 30° W 1- 09,7 4 i 444. 14 / \ \\\�\\ 2 \ \ \\ \ \ RW EX. 36 E9 PujO�g�RE 6 — EX. 36° W EX. 42° W EXISTING DOMESTIC WATER LINE EXISTING RECYCLED WATER LINE PROPOSED DOMESTIC WATER LINE PROPOSED RECYCLED WATER LINE PROPOSED FIRE HYDRANT 6 \O EXHIBIT D-2 ALTAIR CONCEPTUAL WATER PLAN OCTOBER 2016 Figure 6- 6 ( continued) Enlarged Domestic Water Plans by Phase Draft : November 2016 PECIFIC PLAN k it INFRASTRUCTURE & UTILITIES 6 EXHIBIT C - TRACT 36959 ALTAIR CONCEPTUAL SEWER PLAN LEGEND: OCTOBER 2016 (MIN e'1 w \ azooe z EXISTING GRAVITY SEWER LINE EXISTING FORCE MAIN PROP. GRAVITY SEWER LINE PROP 24" SEWER FORCE MAIN BY EMWD 1 Figure 6-7 Sewer Plan Draft : November 2016 SPECIFIC PLAN INFRASTRUCTURE & UTILITIES 6 0 25 WESTERN BYPASS CORRIDOR z 23 __COROMEttT- TRAIL — ----- - 14 PROP e 15 PROP_ I2 L EX 20" FORCE MAIN EX 78" FORCE MAIN PUJOL STREET PUJOL STREET PROP. 15" EX. 12" FORCE MAIN Ex 20" FORCE MAIN EX 18" FORCE MAIN PROP. 24" FORCE MAIN (BY EMWD) EX. 8 EX 20" FORCE MAN EX 18" FORCE MAN PROP. 24" FORCE MAIN (BY EMWD) EX. PUJOL LIFT STATION (UPGRADES BY EMWD) HMT NORTH PHASE TR 36959-1 20 20 STREET 8 PROP 7 ALTAIR 6 PROP. 8 T EX. 20" FORCE MAIN EX. 78" FORCE MAIN 13 EX. 20" FORCEAIN EX. 78" FORCE MAIN PROP. 8 EX 8" TO BE REPLACED PUJOL STREET EX. PUJOL LIFT STATION (UPGRADES BY EMWD) OLD TOWN FRONT STREET I- .0 SOUTH PHASE TR 36959-3 Figure 6-8 Enlarged Sewer Plans by Phase Draft : November 2016 SPECIFIC PLAN k it 6 INFRASTRUCTURE & UTILITIES CIVIC PHASE TR 36959 12 2p 2 25 25 4 5 PROP. 8" TRAIL I EX. 20" FORCE MAIN £X 10" FORCE MAIN PU- JO1 STREET —n 22 PUJOL STREET EX 8" 1 £X. 12" FORCE MAIN MI IE EX. 20" FORCE MAIN EX. 18" FORCE MAIN II EX. PUJOL LIFT STATION (UPGRADES BY EMWD) CENTRAL PHASE TR 36959-2 ti 13 RN ALTAI' 6 PROP. 10" •POP. 10" B STREET NAP. PROP. 10" 3 — ▪ EX. 20" FORCE MAIN EX. 18" FORCE MAIN PROP. 10 EX. 20" FORCE MAIN EX. 18" FORCE MAIN EX. 8" TO BE REPLACED PUJOL STREET PROP. 12 £X 2• 0" FORCE MAIN £,Y 18" FORCE MAIN LEGEND PROP. 12 EX. PUJOL LIFT STATION (UPGRADES BY EMWD) EX. FRONT 52. LIFT STATION EXISTING GRAVITY SEWER LINE — EXISTING FORCE MAIN PROP. GRAVITY SEWER LINE PROP. 24" SEWER FORCE MAIN BY EMWD OLD TOWN FRONT STREET EXHIBIT C-2 ALTAIR CONCEPTUAL SEWER PLAN SPECIFIC PLAN Draft : November 2016 OCTOBER 2016 6-19 OPEN SPACE & RECREATION Al f"Ai r 8 OPEN SPACE AND RECREATION PLAN The City of Temecula General Plan targets 5 acres of useable park land per 1,000 population in its Open Space and Conservation Element in order to ensure sufficient park land and recreation facilities. While the General Plan excludes natural open space and trails from its park standard, they are a substantial and integral part of the open space and recreation network at Altair. The large amount of natural and interstitial open space and usable cycling and running trails complements the available active open space. This inter -connected system is consistent with and contributes to the Temecula Multi -Use Trails and Bikeways Master Plan, discussed previously in Section 4. To meet the General Plan target, Altair would need between 9.6 and 19.3 acres of useable park land, based on an expected person per household factor of 2.2 and planned development intensity in the range of 870-1,750 dwelling units. The target factor of 5 acres per 1,000 persons is high for the region. The City of San Diego, for instance, requires only 2.8 acres per 1,000 population in its General Plan, while the City of Riverside requires 3 acres per 1,000 residents. Escondido recognizes the value of passive parks and habitat land by targeting passive and active open space in equal measure, with a combined total of 11.8 acres per 1,000 people. The combined passive and active open space area in the Altair Specific Plan totals approximately 135 acres. This equates to 35 acres per 1,000 residents at the maximum density of 1,750 dwelling units. A successful community has many different kinds of open space that offer a range of activities and varying levels of privacy and control. Open space is divided into four main categories in the Altair Specific Plan: natural open space, interstitial open space, active open space and private open space. A summary of open spaces are shown in Tables 8-1 and 8-2 and general locations are indicated in Figure 8-1. Afir SPECIFIC PLAN Draft : November 2016 OPEN SPACE & RECREATION Use Acres % of Total Conservation Open Space Open Space Clubhouse and Recreation Center Parks, Trails & Bikeways Master Developer Guest Builders Elementary School 10.18 3.55 2.00 84.59 31.33 2.05 31.3% 11.6% 0.8% Total 15.73 15.73 5.8% Developed Area* (Residential, School + Civic Sites) Roadways 108.11 40.1% 28.09 10.4% Total 269.90 100.0% * Approximately 20% of the Village Lot Areas are 2:1 open space slopes to the east and/or west of each Village. The final buildable pad area is anticipated to be 60 - 65 acres (22%-24% of the total acreage). Table 8-1 Open Space Summary Location Use Responsibility TOTAL AREA (Acres) Portion of Park Area that is Open to the Public Master Developer / School District Guest Builder Active Open Space Master HOA Maintained Sub -HOA Maintained Village A Active Park Guest Builder 0.95 1 0.65 Village B Active Park Guest Builder 0.65 1 0.40 Village C Active Park Master Developer 5.04 0.75 2 5.04 Plaza Master Developer 0.37 0.37 Promenade Master Developer 0.59 0.59 Community Center Master Developer 2.05 2.05 Village D Active Park Master Developer 0.80 0.15 2 0.80 Village E Active Park Guest Builder 0.35 1 0.25 Between E+ F Active Park Master Developer 0.25 0.25 Village F Active Park Guest Builder 0.60 1 0.40 Village G Active Park Guest Builder 0.10 2 School Play Field School District 2.00 2.00 3 Trail South of 1st Street Class I Bikeway Master Developer 1.40 1.40 Trail North of 1st Street Jogging Path Master Developer 0.78 0.78 Western Bypass Class I Bikeway Master Developer 0.92 0.92 Active Subtotal : 14.19 3.55 15.89 Natural Open Space Upper Hillside MSHCP + Slopes Master Developer 68.80 Civic Site MSHCP + Slopes Master Developer 35.57 Interstitial Open Space Passive Ravines + Slopes Master Developer 21.49 21.49 Taal; 140.05' 37.38 1. Includes Guest Builder constructed "String of Pearls" parks that are open to the public (1.7 acres). 2. Estimated Common Open Space parks (varies based on product type) which may be public or private. 3. Subject to joint use agreement with School District. Table 8-2 ' Park and Open Space Areas 8-2 Draft : November 2016 SPECIFIC PLAN 8 & PRESERVED / RESTORED OPEN SPACE VILLAGE 'A PARK VILLAGE 'B' PARK CLUBHOUSE UPPER STAIRCASE SEATING PLAZA PROMENADE SCHOOL RECREATION HOA RECREATION CENTER VILLAGE 'C' CORE PARK MAIN ST. PLAZA OLD TOWN GRAND STAIR VILLAGE `D' PARK { VILLAGE 'E' PARK Figure 8-1 Parks, Open Space and Amenities Plan SPECIFIC PLAN Draft : November 2016 OPEN SPACE RECREATION 8.1 Natural Open Space Natural open space is basically left in its current state. While access is not prohibited, natural open space is not intended to be active or programmed for recreation. There are no trails or facilities for visitors. Natural open space in the Altair Specific Plan is primarily located in the MSHCP corridor west of the Western Bypass and at the southern tip of the site. It includes natural habitat, chaparral, Diegan coastal sage scrub, and oak woodland. This area is part of Proposed Linkage 10 in the Multiple Species Habitat Conservation Plan and will provide both live-in habitat and a passageway for critical species including bobcat and mountain lion. The natural open space within the Specific Plan area is connected to the much larger MSHCP land that extends westward to the ridgeline, maximizing the value of each area as part of a greater conservation zone. The south 55 -acre parcel is mostly natural open space in order to preserve a large stand of native oak and to be sensitive to adjacent uses. The south portion of this parcel is adjacent to the Temeku Village Site. Natural open space in this area provides an appropriate backdrop and helps to maintain the cultural significance of the neighboring historical site. Effective separation of natural habitat from development is critical to preserve the habitat and protect both native species and residents, including their pets, from predators. The Western Bypass Corridor divides most of the natural open space from new development. A wildlife fence will also be provided as shown in Figure 8-1 to keep animals out of the Bypass and to separate the natural open space from Villages A, G and the south parcel. Wildlife Fencing Standard: 1. 8.0' high vinyl coated chain link "Wildlife Fence" with gates included throughout. 2. Locate at the toe of slope along the entire Western Bypass Road as well as areas adjacent to Villages A, G & Civic Site (see Figure 8-1). Draft : November 2016 SPECIFIC PLAN A tir 8 & 8.3 Active Open Space Active open space is developed for human recreation and gathering. These spaces are the focus of the individual neighborhoods of the Altair Specific Plan and give each village its unique character. Active spaces are closely tied to adjacent architecture, functioning as outdoor rooms. They often occupy important loci or scenic vantage points within the overall plan. Active open space falls into two general types at Altair: public open space and common open space. 8.3.1 Public Open Space Public Open Spaces are parks, playfields, and other spaces for public use that are typically established by the master developer and maintained by the Altair community as a whole. Public Open Spaces include the central park, the Community Center area, upper stair and plaza and the promenade, all at Village C; and the village parks. Guest builders can also install and maintain public open spaces as long as they are open to the general public, such as at the village parks. Active public open spaces also include circulation elements such as Class I bikeways and established paths that can be used for walking or jogging. The pedestrian link from Village C to Main Street is a series of connected urban spaces at the Grand Stair and Main Street plaza that encourages interaction between residents of Altair and Old Town. A Recreation Center and Clubhouse are provided to serve all residents of Altair. Both of these facilities are located in the Community Center at Village C and they define and punctuate the Plaza at the top of the Main Street axis. See the Village C description in Section 3 for more information on this area of the Plan and its adjacencies. The Recreation Center features an outdoor pool and spa framed by the recreation building and a pergola. Inside the recreation building are locker rooms, restrooms, spaces for fitness equipment and yoga or other exercise classes, a children's game room and offices and other support spaces. The Recreation Center edges grand steps at the peak of the Main Street axis, a prime gathering space and scenic viewpoint. SPECIFIC PLAN Draft : November 2016 OPEN SPACE RECREATION DEVELOPMENT STANDARDS 10 10-2 Description of Use Open Space Residential Mixed Use Public/Institutional SP -AO SP -NO SP -R SP -M SP -MR SP -E SP -I Residential 2 Single-family detached Duplex (two-family dwellings) Single-family attached (greater than two units) Multiple -family Manufactured Homes Mobilehome Park Efficiency / Micro- Units Transitional Housing Secondary Dwelling Unit 4 Group Homes Congregate care facilities (elderly or disabled) Residential care facilities (for elderly, disabled, mentally disordered, dependent or neglected children) Recovery or treatment facility Guest House 4 Boarding, rooming and lodging facilities Bed and breakfast establishment Family day care homes Live/ Work Home Occupation - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - P P P P - - P C P C C C C C C C P P P P P P P - - P C P C C C - P P P P P P P P P P - - P C P C C C - P P P P P P - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - P - - - - Nonresidential Day care centers Educational, K -8th grade Educational, trade or vocational school Higher Education Conference facility Libraries Museums and galleries (nonprofit) Nonprofit clubs and lodge halls Religious Institutions Hospital and Ancillary Medical Office - - - - - - - - - - - - - - - - - - 3 P - - - - P 3 P 3 P 3 - - P - - - - P P P C - c - - - - P P P C - P P - - - P P - C - P C P P P P P - P P Commercial Retail Restaurant Offices - - - - - - P P P P P P P P P - - - - P C Open Space Community Gardens Athletic Field Bicycle Paths Communications and microwave installations Game courts, badminton,tennis, racqetball Golf course and clubhouse, driving range Naturecenters/exhibits Parking Areas Picnic group facilities Private parks and recreation facilities Public parks and recreation facilities Recreational vehicle park Riding stable, public or private Shooting galleries, ranges, archery courses P P P C P - P P 1 P P P - - - - - C - - - C - C - C - - - P - P C - - P P P P - - - - - - P C P - - P - P - - - - - - P C P - - P - P C - - - P P P C P - P P P P P - - - P P P C P - P P P P P - C - Legend P Use is permitted in subject zone C Use is conditionally permitted subject to the approval of a Conditional Use Permit (CUP) Use is prohibited in subject zone Notes 1 Parking for park visitor use only. 2 Conform with Housing Type regulations per Sections 10.10-10.21. 3 A CUP is required if use is added after initial development. 4 Conform with "accessory dwelling" regulations per Sections 10.11-10.21. Table 10-1 ' Permitted Uses Draft : November 2016 SPECIFIC PLAN A kir DEVELOPMENT 10 STANDARDS Standards Village A Village B Village C Village D Village E Village F Village G School 8 South Parcel min.: max.3 min.: max? min.: max? min.: max.3 min. € max.3 min.: max? min. € max.3 min.: max.3 min. € max? Lot Minimum Lot Area N/A Minimum Lot Frontage Determined by Building Type. See Sections 10.10-10.18 and Table 10-4 Setbacks (feet) 1'2 From Altair Vista Property Line 3 4 10 a 3 ': 10 3 5 5 0 5 5 0 5 5 3 l 3 - 5 From Western Bypass ROW 20 i 130 20 100 i 10 i - 10 From Ridge Park Drive ROW 20 ':. 160 From Levant Trail ROW 3 From "A" Street Property Line 0 5 From Camino Estribo ROW 10 All other Lot Lines 0 - 0 - 0 - 0 10 0 10 0 10 0 10 0 - 0 -Leight Maximum Height (feet) 6'7 65 70 75 65 55 55 '55 50 85 Maximum Stories 5 5 5 4 4 4 i 4 2 5 Other Requirements Park Space Minimum total area 0.95 acre 0.60 acre 5.00 acres 0.87 acres 0.50 acres 1.00 acres 0.35 acre 2.00 Minimum contiguous area 0.65 acre 0.40 acre 5.00 acres 0.87 acres 0.25 acres 0.40 acres -- 1.50 Common Open Space (sq. ft. per unit) Determined by Building Type. See Section 10.10-10.18 and Table 10-4 Private Open Space (sq. ft. per unit) Determined by Building Type. See Sections 10.10-10.18 and Table 10-4 Allowable Building Types Detached Housing (Section 10.11) ■ • • • • • • • 8 Multiplex (Section 10.12) ■ • ■ ■ ■ E ■ . 8 Rowhouse (Section 10.13) ■ ■ ■ ■ • ■ • • 8 Live / Work (Section 10.14) ■ ■ ■ ill II M 8 Multifamily Walk -Up (Section 10.15) ■ ■ ■ IN ■ ■ ■ 8 Multifamily Podium (Section 10.16) ■ ■ * ■ ■ ■ i- 8 Micro Unit (Section 10.17) ■ * M ■ , i ■ El 8 Mixed Use (Section 10.18) • ■ I 8 Iconic Tower (Section 10.19) ■ Civic Buildings (Section 10.20) ■ i ■ Community Buildings (Section 10.21) ■ - d ■ ■ ■ Notes: 1. Setbacks do not apply to interior lot lines. 2. See Section 10.5 for allowable encroachments into setback area. 3. At least 30% of the building frontage area must comply with the maximum setback. See Fig. 10.1 4. Measured from Boundary Road easement at Village A. 5. May be increased to 8 feet maximum where an arcade is provided per Section 9.4. 6. Structure height is measured as the vertical distance from the grade established by the Grading Plan exhibit referenced in this Specific Plan to the highest point of the parapet of a flat or mansard roof, or to the mid -point of a gable, hip or gambrel roof. Screened mechanical and electrical equipment, chimneys, towers, railings and other integral parts of a building or structure occupying no more than five percent of the roof area shall be excluded from this measurement. Photovoltaic panels and their support framework may be excluded from this measurement. 7. Buildings greater than 55 feet in height from the lowest floor of fire department access shall provide certain high-rise provisions in compliance with the Temecula Municipal Code and California Fire Code. 8. If the School District elects not to receive the land, the land may be developed with the indicated residential uses. Setback and height regulations will match Village B. The park space requirements remain. Zoning Regulations SPECIFIC PLAT Draft : November 2016 El IN y DEVELOPMENT STANDARDS 10 VILLAGE 'B' PARK OFF SITE OPEN SPACE SCHOOL RECREATION HOA RECREATION CENTER CLUBHOUSE UPPER STAIRCASE SEATING VILLAGE 'C' CORE PARK MAIN ST. PLAZA PROMENADE Main Street OLD TOWN GRAND STAIR VILLAGE 'D' PARK First Street VILLAGE 'E' PARK VILLAGE -F' PARK WILDLIFE FENCE ok,fkft►}`� 14 ',;(if!., -.7 oact.o. • NATNE SHAVE TREE • NATIVE ACCENT TREE • NATIVE RIPARIAN TREE • PARK TREE • NATIVE OR LOW WATS • NATIVE OR LOW WATEI Figure 10-7 Conceptual Landscape Plan CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Draft : November 2016 USE VILLAGE TREE USE VILLAGE ACCENT 1 >PECIFIC PLAN Atir DEVELOPMENT STANDARDS 10 • PRESERVED OPEN SPACE NATURAL SLOPES USING TYSON METHOD. HYDROSEED AND CONTAINER STOCK PER LANDSCAPE GUIDELINES. TYP, (PERMANENTLY IRRIGATED) TREES CLUSTERED FOR NATURAL WILDLIFE BUFFER PRESERVED OPEN SPACE r TREES CONCENTRATED AT TOE OF SLOPE FOR A NATURAL CHARACTER, TYP. Figure 10-11 Landscape Exhibit 4 CONCEPTUAL PLAN ONLY; ACTUAL DESIGN MAY VARY. Draft : November 2016 SPECIFIC PLAN1 WESTERN BYPASS ALTAIR VISTA COROMELL TRA A STREET B STREET C STREET • ROUNDABOUT Refer to the Vehicular Circulation Plan for spacing and quantities per street. Refer to the plant list Appendix for tree species and species percentages per street. Figure 10-12 Street Tree Plan Afir SPECIFIC PLAN Draft : November 2016 DEVELOPMENT 10 STANDARDS Description of Use Required Number of Spaces Additional Requirements Residential Uses Single-family residence Detached residence 2 enclosed spaces per residence - Guest or service parking shall be provided for all residential uses at a rate of one space for every 10 dwelling units, unless noted otherwise. See Note 1. Duplex (two-family dwellings) 2 enclosed spaces per residence Single-family attached (greater than two units) 1.5 enclosed spaces per unit plus 0.5 covered space per unit Multiple -family residential 1 bedroom or less 1 covered space per unit _ Guest or service parking shall be provided for all residential uses at a rate of one space for every 20 dwelling units, unless noted otherwise. See Note 1. _ Provide secured bicycle parking for multifamily residential uses at a rate of 0.5 spaces per unit. Units with individual enclosed garages are exempt from this requirement. 2 bedrooms 1.5 covered spaces per unit plus 0.5 uncovered spaces per unit 3 bedrooms or more 2 covered spaces per unit plus 0.25 uncovered spaces per unit Efficiency Units (micro -units) 0.5 covered spaces per unit Transitional Housing 0.5 covered spaces per unit Congregate care facilities (elderly or disabled) 0.5 covered spaces per unit plus 1 guest space for every 8 units Residential care facilities + group homes 1 covered space for every 3 residents Guest House Boarding, rooming and lodging facilities Bed and breakfast establishment 1 space per guest room or suite Family day care homes Same as for applicable residence plus 1 uncovered space for every 4 non-resident children Live/ Work 1.5 enclosed spaces per unit plus 0.5 uncovered space per unit Home Occupation Same as for applicable residence Nonresidential Uses Educational (trade or vocational school) Higher Education 1 space per 300 gross square feet (gsf) Bicycle Spaces: 1 space for every 10 vehicle spaces Conference facility Religious Institutions 1 space for every 3 seats or 1 space per 35 gross square feet (gsf) 1 space for every 20 vehicle spaces Libraries, museums, galleries 1 space per 500 gross square feet (gsf) 1 space for every 10 vehicle spaces Recreational facilities (including pools) 1 space per 1,000 sf gross of recreation area Office 1 space per 300 gross square feet (gsf) Retail 1 space per 400 gross square feet (gsf) 1 space for every 20 vehicle spaces Restaurant, lodge hall, club 1 space per 200 gross square feet (gsf) Notes: 1. Guest parking requirement may be satisfied by on -street parking on internal streets and on A Street. Street parking on Altair Vista may not be used to satisfy the residential guest parking requirement. Table 10-3 Parking Requirements Parking for the Recreation Center, Clubhouse and Park in Village C will be available to the public on a first come, first served basis. However, school parking will be prohibited in those lots. Parking on the school site will be for the exclusive use of the school on days when school is in session. On days when the school is closed, the school parking lot will be open to the public. r117�ySPECIFIC PLAN Draft : November 2016 10-23 DEVELOPMENT STANDARDS 10 10.10 Building Types A wide variety of building types are encouraged at Altair, to promote the social diversity of the community as well as serving the housing needs of the City of Temecula. A mix of building types also enhances visual interest and creates a vibrant urban fabric. The building types should support the goals of a compact and walkable com- munity with fairly high densities. Traditional, single-family houses on single lots are not included, as they are al- ready prevalent in the City. Large footprint multi -family housing encircling common garages, commonly referred to as "wraps", are also discouraged because they create uncomfortably large block lengths for pedestrians. Building types are listed below and are described in greater detail in the following pages. Table 10-4 as well as the Planning Area descriptions in Section 3 identify allowable building types for each village. section Building Type Lot Width (ft.) Lot Depth (ft.) Private Open Space Common Open Space Building Height Detached Housing min. 25 max. 45 min. 60 max. -- 1 ratio 100% 3,5 min. size 4 100 s.f. area per d.u. 80 s.f. (stories) 2 - 4 10.11 10.12 Multiplex 24 -- 35 -- 100% 100 s.f4 60 s.f. 2 - 4 10.13 Rowhouse 24 -- 35 -- 100% 100 s.f4 60 s.f. 2 - 4 10.14 Live /Work 24 35 100% 100 s.f4 60 s.f. 2 - 4 10.15 Multifamily Walk -Up -- -- -- -- 100% 80 s.f. 60 s.f. 2 - 4 10.16 Multifamily Podium -- -- -- -- 100% 60 s.f. 50 s.f. 4 - 5 10.17 Micro Unit -- 2 -- 2 -- 2 -- 2 75% 50 s.f. 45 s.f. -- 2 10.18 Mixed Use -- -- -- -- 100% 60 s.f. 50 s.f. 4 - 5 10.19 Iconic Tower -- -- -- -- -- -- -- 50-75 feet 10.20 Civic Buildings -- -- -- -- -- -- -- 2 - 5 10.21 Community Buildings -- -- -- -- -- -- -- 1- 3 Notes: 1. Percentage of dwelling units that must provide a private exterior open space of the minimum size indicated. 2. As defined by the building type in which the micro -unit is located. 3. If project developer provides common open space on the second level or higher, then the minimum area of private open space may be reduced by 20 s.f. per dwelling unit. 4. If private open space is provided on the third level or higher in the noted housing types, then the minimum area of private open space may be reduced by 20 s.f. for that dwelling unit. 5. Reductions granted by notes 3 and 4 may not be used in combination. Table 10-4 Building Types Draft : November 2016 SPECIFIC PLAN k it DEVELOPMENT STANDARDS 10 10.20 Civic Buildings Civic buildings may be located at the School Site (see Section 3.12) and at the South Parcel (see Section 3.13). This category does not include community buildings, such as recreation centers and club houses that are described in Section 10.21. A. Development Standards: 1. Both the School Site and the South Parcel should be planned as campuses, even if the use is not educational. There should be a clear integration of functional elements within each campus. 2. The relationship between buildings on a campus is as important as the buildings themselves. Buildings should be arranged to form outdoor rooms for shared use by occupants. B. Lot Size: Not applicable to this building type. C. Access: 1. Building entries will typically be at the ground floor and should be apparent to visitors. 2. Pedestrian access must be provided from a public way, from public transportation, and from off-street parking. D. Parking: 1. Structured parking is preferred. 2. Surface parking must be landscaped per Section 10.6.11 and Temecula Municipal Code Section 17.24.050.H. Solar panels on canopy structures may be substituted for required trees in the same ratio. E. Services: 1. Loading zones shall be provided per Temecula Municipal Code Section 17.24.060. Delivery and loading areas shall be screened from view from the street. 2. A single area for refuse, recycling and organic waste bins shall be provided for each campus and shall be screened by an opaque fence or wall and covered. 3. For office and commercial uses, space for two 3 -yard bins is required for the first 20,000 square feet plus one 3 -yard bin for each additional 20,000 square feet of floor area. Compactors are encouraged to reduce the quantity of bins and resultant space needed. 4. See Section 10.9 for enclosure and access requirements for trash collection. 5. Utilities shall be grouped and screened from view from the street or common areas. Draft : November 2016 ,PECIFIC PLAN tir F. Open Space: Common open space will be provided as described in Sections 3.12 (School Site) and 3.13 (South Parcel). Spaces should facilitate gatherings and the interaction of students and/or building occupants. G. Landscape Standards: See Sections 10.6.8 (School) and 10.6.10 (Civic / Community) as well as the corresponding plant lists in Appendix A. H. Frontage Guidelines: 1. See Section 9.4 for applicable street frontage types. 2. Frontages for civic buildings should be of a larger scale than residential frontages to convey a greater sense of importance. 3. Architectural elements should characterize social institutions, rather than residences. Spaces that comprise civic frontages are public and should celebrate building entry. 4. Arcades, colonnades, entry courts and shopfronts are appropriate to civic buildings. They also provide shaded exterior public spaces to facilitate civic engagement. 5. Frontages should be designed to tie buildings together and create a single theme for each civic campus. For instance, buildings can be grouped around an entry court with an arcade tying them together Building Size and Massing: 1. Buildings may be two to five stories. 2. Floor plates of individual buildings should not exceed 40,000 sf. 3. Individual buildings should be well- proportioned. Massing that sprawls horizontally, as in a large 1 -story building, does not present the proper stature of a civic building. Avoid tower forms that compete with the Iconic Tower at Altair's core. J_ Accessory Dwellings: Not applicable. SPECIFIC PLAN Draft : November 2016 DEVELOPMENT 10 STANDARDS u�. DEVELOPMENT STANDARDS 10 10.21 Community Buildings The main community buildings at Altair are located in Village C around its central Plaza that anchors the western end of the Main Street axis to the Temecula Civic Center. These include a Recreation Center with pool to the west of Altair Vista and a Community Center/ club house east of Altair Vista at the high point of the Village C Park. Smaller community buildings may also occur in the other villages, such as at neighborhood pools and parks. A. Development Standards: 1. The combined community buildings at Village C should frame and define the central Plaza and promontory steps that anchor the Main Street axis. The two buildings should relate to each other to form a cohesive whole. 2. Community buildings should be four-sided, due to their prominent and central location. The Community Center, especially, must have facades addressing the Plaza and Altair Vista as well as the Park. The Park facade may be slightly different in character to engage terraces into the Park and to take advantage of the expanding views. 3. Community buildings should be used to negotiate grade changes, nestling into hillsides, with entries on multiple levels where possible. The Recreation Center, in particular, shall be a two-story structure forming the north edge of the promontory steps, with building entries at the top and bottom landings of these steps and a publicly accessible elevator. 4. Community Buildings should combine interior and exterior space through such design ele- ments as courtyards, terraces, colonnades, roof overhangs and permeable walls with large openings. B. Lot Size: Not applicable to this building type. C. Access: 1. Building entries should occur on all at -grade levels and should be apparent to visitors. 2. Pedestrian access must be provided from the common circulation network and from off- street parking. D. Parking: 1. Per Table 10-3. This ratio assumes that most users of Community facilities will be residents who will walk or bike. 2. Surface parking must be landscaped per Section 10.6.11 and Temecula Municipal Code Section 17.24.050.H. Solar panels on canopy structures may be substituted for required trees in the same ratio. Draft : November 2016 SPECIFIC PLAN E. 1. Services: Loading zones shall be provided per Temecula Municipal Code Section 17.24.060. Delivery and loading areas shall be screened from view from the street. 2. An area for refuse, recycling and organic waste bins shall be provided and shall be screened by an opaque fence or wall and covered. 3. See Section 10.9 for enclosure and access requirements for trash collection. 4. Utilities shall be grouped and screened from view from the street or common areas. 5. Mechanical equipment such as cooling towers and water heaters should be located on the buildng roof and screened from view from the street or from above by parapets, equipment screens or trellises. F. Open Space: Open space requirements do not apply to this building type. However, community buildings are typically adjacent to or within shared open spaces and should be integrated into these lanscapes through steped massing, courtyards, arcades or low walls. G. Landscape Standards: See Sections 10.6.10 (Civic / Community) as well as the corresponding plant lists in Appendix A. H. Frontage Guidelines: 1. See Section 9.4 for applicable street frontage types. 2. Frontages for community buildings should be of a larger scale than residential frontages to convey a greater sense of importance. 3. Architectural elements should characterize social institutions. Residential elements such as porches and pitched roofs may also be appropriate, but should be at a larger scale. 4. Arcades, colonnades, entry courts and are appropriate to community buildings and provide shaded indoor/outdoor space for passive recreation. 5. A community building sets the aesthetic tone for the village where it is located. The main Recreation Center and Club House, in particular, should be stylistically similar or of similar materials to establish Altair's architectural image. Building Size and Massing: 1. Buildings may be one to three stories tall. 2. Floor plates of individual buildings should not exceed 40,000 sf. 3. Individual buildings should be well-proportioned. Massing that sprawls horizontally, as in a large 1 -story building, does not present the proper stature of a civic building. Avoid tower forms that compete with the Iconic Tower at Altair's core. J_ Accessory Dwellings: Not applicable. Afir SPECIFIC PLAN Draft : November 2016 10-65 IMPLEMENTATION 11 11-4 LEGEND PRIVATE STREETS PUBLIC STREETS OFF-SITE STREETS Figure 11-1 Public and Private Roads at Altair Draft : November 2016 SPECIFIC PLAN k it IMPLEMENTATION 11 PHASING SUMMARY PHASE TRACT NOP N0. MLL4OE AREA (CROSS AC.) TRACT ANP NLLILE 'A' 15.80 NORTH N0. 36959-1 NIIAOE 11' 12.40 TRACT 4449 MULE '0' NORTH 7.74 CENINAL 410. 36956-2 411103E 'C' SOUTH 13.28 mutes MCI ANP N0. 36959-3 MLUGE'0' 8.96 OILLALE 'E' 7.84 NLLACE 'F 9.03 CMC TRACT IMP MACE '0. 7.30 CMC SR 18.78 NO. 38959 11-6 PHASING MAP I TRACT MAP \ NO. 36959-1 NORTH PHASE TRACT MAP NO. 36959-2 1 CENTRAL PHASE 1 TRACT MAP NO. 36959-3 120 SOUTH PHASE 24 1 12 I 1 20 12 TRACT MAP NO. 36959 CIVIC PHASE 4 J. GRAPHIC SCALE 400 0 200 400 800 1200 Figure 11-2 Altair Conceptual Phasing Plan O N Draft : November 2016 SPECIFIC PLAN tir IMPLEMENTATION 11 Master Developer Constructed, Master Developer Constructed, Master HOA Maintained Master Developer Constructed, Sub HOA Maintained Master HOA Maintained Deeded to Guest Builder, Deeded to Guest Builder, Private Roads: Master Developer Responsible for Curb to Curb Street Improvements, Master HOA Maintained Public Roads: Master Developer Responsible for Curb to Curb Street Improvements, City of Temecula Maintained Master Developer Road Frontage Improvements, Deeded to the City of Temecula for Maintenance Master Developer Constructed Pedestrian Corridor Improvements, Master HOA Maintained Master Developer Park Improvements, Deeded to the City of Temecula for Maintenance Master Developer Park Improvements, Easement Granted to the City of Temecula for 1Vlaintenance Master Developer Park Improvements on Land Owned and Maintained by the City of Temecula Master Developer Park Improvements, Master HOA Maintained Master Developer Recreation Center, Master HOA Maintained Guest Builder Constructed, Sub HOA Maintained Figure 11-3 Developer Respo -ibiI1 Map Draft : November 2016 SPECIFIC PLAN C' k ATTACHMENT 10 PC RESOLUTION TTM 36959 PC RESOLUTION NO. - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 36959 TO SUBDIVIDE 270 ACRES INTO 63 NUMBERED LOTS TO DEFINE THE OPEN SPACE AND THE VILLAGE AREAS, AND 20 LETTERED LOTS TO DEFINE PUBLIC AND PRIVATE STREETS FOR THE ALTAIR SPECIFIC PLAN GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposedProject") were filed in a manner in accord with the City of Temecula General Pian and Development Code. B. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. C. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. D. On November 15, 2017, the Planning Commission considered a Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, General Plan Amendment; PA14-0159, Altair Specific Plan; PA14-0160, Tentative Tract Map 36959; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. E. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- ,"A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. F. All legal preconditions to the adoption of this Resolution have occurred, Section 2. Further Findings. The Planning Commission, in recommending approval of Tentative Tract Map 36959 application PA14-0160, makes the following findings as required by Temecula Municipal Code Section 16.09.140: A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, any applicable Specific Plan and the City of Temecula Municipal Code. As designed and conditioned, the proposed map is consistent with the Subdivision Ordinance, Temecula General Plan, and the City of Temecula Municipal Code. The map has been reviewed by Planning, Public Works and Fire Departments and is consistent with size, setbacks, parking, water quality and other applicable standards. The proposed subdivision will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics which is consistent with the General Plan. The Land Use Element of the General Plan identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The subdivision will allow for a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The subdivision will satisfy the following implementation measure listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area." The proposed subdivision is also consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The proposed subdivision will create a mixture of housing which is needed in the City. Among other policies in the Housing Element, the proposed subdivision implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "(r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." B. The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use. The land identified in the proposed map is not subject to the California Land Conservation Act of 1965 or Williamson Land Act. In addition, the land has not been used as agriculture in the recent past. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The subject site consists of 270 -acres of vacant land. The proposed map subdivides 270 acres to allow for residential, parks, mixed use, and civic/institutional uses. The proposed Tentative Tract Map design is consistent with the Temecula General Plan and the development standards for the Altair Specific Plan. D. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081(a) (3), finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. The proposed Project consists of a Tentative Tract Map on vacant property. An Environmental Impact Report (EIR) has been prepared for the proposed Project. Four impacts have been determined to be significant and unavoidable after all mitigation has been taken into account (Air Quality, Greenhouse Gas, Noise and Vibration, and Traffic). A Statement of Overriding Considerations has been prepared for the proposed Project finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The design of the subdivision and improvements have been reviewed and conditioned by the Fire, Public Works, Planning, and Building and Safety Departments. As a result, the proposed Project is consistent or has been conditioned to be consistent with Fire and Building Codes and the City's General Plan and Municipal Code which contain provisions to protect the health, safety, and welfare of the public. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. All development must meet all appropriate Building and Fire Code requirements as they relate to passive or natural heating or cooling opportunities. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All acquired rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby Act). The proposed Project involves the construction of a residential development. The project will meet all Quimby requirements through the provision of park improvements, and as outlined in the Development Agreement. Section 3. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a resolution entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 36959 TO SUBDIVIDE 270 ACRES INTO 63 NUMBERED LOTS TO DEFINE THE OPEN SPACE AND THE VILLAGE AREAS, AND 20 LETTERED LOTS TO DEFINE PUBLIC AND PRIVATE STREETS FOR THE ALTAIR SPECIFIC PLAN GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922- 210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)" in the form attached to this Resolution as Exhibit "A", and incorporated herein by this reference. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of November, 2017. ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss ) John Telesio, Chairperson I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. - was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of November, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Luke Watson Secretary ATTACHMENT 10.1 CITY COUNCIL RESOLUTION TTM 36959 RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 36959 TO SUBDIVIDE 270 ACRES INTO 63 NUMBERED LOTS TO DEFINE THE OPEN SPACE AND THE VILLAGE AREAS, AND 20 LETTERED LOTS TO DEFINE PUBLIC AND PRIVATE STREETS FOR THE ALTAIR SPECIFIC PLAN GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. C. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. D. On November 15, 2017, the Planning Commission considered a Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, General Pian Amendment; PA14-0159, Altair Specific Plan; PA14-0160, Tentative Tract Map 36959; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. E. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." F. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED 'A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 36959 TO SUBDIVIDE 270 ACRES INTO 63 NUMBERED LOTS TO DEFINE THE OPEN SPACE AND THE VILLAGE AREAS, AND 20 LETTERED LOTS TO DEFINE PUBLIC AND PRIVATE STREETS FOR THE ALTAIR SPECIFIC PLAN GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922- 210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)."' G. On December 12, 2017, the City Council of the City of Temecula considered the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, 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 City Council considered all the testimony and any comments received regarding the proposed Project and the Final EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. H. Following the public hearing, the City Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES, GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. I. All legal preconditions to the adoption of this Resolution have occurred. Section 2. The City Council in approving the Tentative Tract Map hereby makes the following findings as required by Temecula Municipal Code Section 16.09.140: A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, any applicable Specific Plan and the City of Temecula Municipal Code. As designed and conditioned, the proposed map is consistent with the Subdivision Ordinance, Temecula General Plan, and the City of Temecula Municipal Code. The map has been reviewed by Planning, Public Works and Fire Departments and is consistent with size, setbacks, parking, water quality and other applicable standards. The proposed subdivision will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics which is consistent with the General Plan. The Land Use Element of the General Plan identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The subdivision will allow for a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The subdivision will satisfy the following implementation measure listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area." The proposed subdivision is also consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The proposed subdivision will create a mixture of housing which is needed in the City. Among other policies in the Housing Element, the proposed subdivision implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "(r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." B. The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use. The land identified in the proposed map is not subject to the California Land Conservation Act of 1965 or Williamson Land Act. In addition, the land has not been used for agriculture in the recent past. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The subject site consists of 270 -acres of vacant land. The proposed map subdivides 270 acres to allow for residential, parks, mixed use, and civic/institutional uses. The proposed Tentative Tract Map design is consistent with the Temecula General Plan and the development standards for the Altair Specific Plan. D. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081(a) (3), finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. The proposed Project consists of a Tentative Tract Map on vacant property. An Environmental Impact Report (EIR) has been prepared for the proposed Project. Four impacts have been determined to be significant and unavoidable after all mitigation has been taken into account (Air Quality, Greenhouse Gas, Noise and Vibration, and Traffic). A Statement of Overriding Considerations has been prepared for the proposed Project finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The design of the subdivision and improvements have been reviewed and conditioned by the Fire, Public Works, Planning, and Building and Safety Departments. As a result, the proposed Project is consistent or has been conditioned to be consistent with Fire and Building Codes and the City's General Plan and Municipal Code which contain provisions to protect the health, safety, and welfare of the public. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. All development must meet all appropriate Building and Fire Code requirements as they relate to passive or natural heating or cooling opportunities. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at Targe for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All acquired rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby Act). The proposed Project involves the construction of a residential development. The proposed Project will meet all Quimby requirements through the provision of park improvements, and as outlined in the Development Agreement. Section 3. Conditions of Approval. The City Council of the City of Temecula hereby approves Planning Application No. PA14-0160, Tentative Tract Map 36959 to subdivide 270 acres into 63 numbered Tots to define the open space and village areas, and 20 lettered lots to define public and private streets for the Altair Specific Plan generally located south and west of the intersection of Ridge Park Drive and Vincent Moraga, west of Pujol Street and Murrieta Creek, and north of the Santa Margarita River (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 through 940-310-048, and 940-320-001 through 940-320-007), subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 4. Effective Date. This Resolution shall take effect upon the effective date of Ordinance No. "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210- 049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Section 5. Notice of Adoption. The City Clerk shall certify to the adoption of this Resolution and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk ATTACHMENT 10A CONDITIONS OF APPROVAL (TTM 36959) EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA14-0160 Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: QUIMBY Category: Approval Date: Expiration Date: PLANNING DIVISION A proposed Tentative Tract Map (TTM 36959, -1, -2, and -3) for "Altair," on 270 acres in the southwesterly portion of the City of Temecula west of Old Town 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310- 044 through 940-310-048, and 940-320-001 through 940-320-007 Credits per the Development Agreement (PA14-0161) Credits per the Development Agreement (PA14-0161) Credits per the Development Agreement (PA14-0161) Exempt per the Development Agreement (PA14-0161) Within 48 Hours of Approval 1. Filing Notice of Determination. The applicant/developer shall deliver to the Planning Division a cashier's check or money order made payable to the County Clerk in the amount of Three Thousand One Hundred and Twenty Hundred Dollars and Zero Cents ($3,128.00) which includes the Three Thousand and Seventy Dollars and Zero Cents ($3,078.00) fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the Fifty Dollars ($50.00) County administrative fee, to enable the City to file the Notice of Determination for the Environmental Impact Report required under Public Resources Code Section 21152 and California Code of Regulations Section 15904. If within said 48-hour period the applicant/developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements 2. Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the 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. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. Expiration. This approval shall be used within twenty (20) years per the Development Agreement; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant up to five extensions of time, one year at a time. 5. Consistency with Specific Plans. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 15, Altair Specific Plan. 6. Consistency with Development Agreements. The project and all subsequent projects within this site shall be subject to Development Agreement (PA14-0161). 7 Compliance with EIR. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the EIR for Altair (SCH No. 2014111029). 8. Signage Permits. A separate building permit shall be required for all signage. 9. Landscape Maintenance. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Community Development. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 10. Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers, equipment, walls, or other structures. 11. Water Quality and Drainage. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and leaks shall be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. 12. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 13. Phased Construction. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Director of Community Development. 14. Subdivision Map Act. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 60 days prior to the expiration date. 15. Subdivision Phasing. If subdivision phasing is proposed, a phasing plan shall be submitted to and approved by the Community Development Director. 16. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code. 17. Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by the property owner or maintenance association. 18. Class I Multi -Use Trails. Class I multi -use trails shall be provided as per the City of Temecula's Multi -Use Trails and Bikeways Master Plan, the Tentative Tract Map and the Specific Plan. The construction plans for the Class 1 trails shall be included on the perimeter landscape plans and constructed in concurrence with the installation of the landscaping. 19. Class II Bicycle Lanes. Class II bicycle lanes, as specified in the City of Temecula Multi -Use Trails and Bikeways Master Plan, , the Tentative Tract Map and the Specific Plan, shall be identified on the street improvement plans, and constructed in concurrence with the street improvements. 20. Mitigation Monitoring Program. The Altair project is required to comply with all mitigation measures identified in the Final EIR, and Mitigation Monitoring and Reporting Program (MMRP). 21. Maximum Number of Rental Units (Apartments). Prior to the issuance of a building permit by the City for a residential community in the Project, the Guest Builder shall provide a letter to the City declaring whether the project will include residential units for sale to homeowners (a "For -Sale Community") or residential units for rent (Apartments) to tenants (a "For -Rent Community"), and if it is a For -Rent Community, the number of Rental Units being proposed for the For -Rent Community. Further, in conjunction with the overall development of the Project, the Guest Builder will also provide a list of all previously approved For -Sale and For -Rent Communities in the Project and the number of Rental Units for each For Rent Community. There shall be a maximum of 750 Rental Units within the Project. Notwithstanding the forgoing, homes that are in a For -Sale Community that are sold to individuals and then later rented to the public shall not count towards the 750 Rental Unit threshold. 22. Project Phasing. The project shall be built in four phases per the attached "Phasing Exhibit, 10D." Infrastructure shall be required prior to the issuance of building permits in each phase per the phasing plan. 23. Fiscal Impact Compliance. Any development within the Altair Specific Plan will be required to address impacts to the City's budget as a result of the increased costs to the City of providing public safety and other municipal services to the Project area substantially exceeding the municipal revenue generated from the Project ("City Services Deficit"). The City has a received a Fiscal Impact Analysis dated October, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors of interest, at the time a certificate of occupancy is issued for a residential dwelling, shall pay the City the sum of two - hundred thirty-seven ($237) per residential dwelling unit within the project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a Community Facilities District Act of 1982, Government Code Section 53311, et seq., provided however, the obligation of each owner and their successors to the pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. 24. Trail Siting and Location on the South Parcel/Civic Site. In addition to the mitigation measures identified in the Final EIR for cultural resources, MM -CUL -la through MM -CUL - 3, City Staff will work with the Pechanga Tribe to determine the final trail alignment for an out and back, or loop trail. Using trail siting guidance identified in the Multi -Species Habitat Conservation Plan (MSHCP) Section 7.0, the trail will utilize existing dirt roads whenever possible. Portions of existing trail may be eliminated, and revegetated to protect environmentally sensitive areas. Any new trail segment will be designed to discourage and prevent intrusion into adjacent environmentally sensitive areas. 25. Direction Fencing. Directional Fencing for wildlife shall be required as identified in the Specific Plan, EIR, and in conformance with the Western Riverside County Multi -Species Habitat Conservation Plan (MSHCP). Prior to Issuance of Grading Permit 26. Central Park Design Meeting. Prior to the issuance of any grading permits associated with the Central park area, a pre -design meeting shall be held to include Planning, TCSD, and Public Works to complete a final design for the Central Park. The Altair Specific Plan includes a conceptual plan for the park, however, final arrangement and location of amenities shall be determined prior to any grading and/or construction. 27. Placement of Transformer. Provide the Planning Division with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check valves prior to final agreement with the utility companies. 28. Placement of Double Detector Check Valves. Double detector check valves shall be installed at locations that minimize their visibility from the public right-of-way, subject to review and approval by the Director of Community Development. 29. Pechanga Mitigation Measures. The Altair project is required to comply with Mitigation measures MM -CUL -la through MM -CUL -3. 30. Archaeological/Cultural Resources Grading Note. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Community Development at his/her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Director of Community Development shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Community Development shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Community Development." 31. Cultural Resources Treatment Agreement. The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. This Agreement will address the treatment and disposition of cultural resources and human remains that may be impacted as a result of the development of the project, as well as provisions for tribal monitors. 32. Discovery of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation." 33. Archaeological Monitoring of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property." 34. Tribal Monitoring of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated by the developer." 35. Relinquishment of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition." 36. Preservation of Sacred Sites. The following shall be included in the Notes Section of the Grading Plan: "All sacred sites are to be avoided and preserved." 37. Mitigation Measure MM -CUL -1 a — Retention of a Qualified Archaeologist. Prior to issuance of a grading permit and prior to the start of any ground disturbing activity, the applicant shall retain a qualified archaeologist, defined as an archaeologist meeting the Secretary of the Interior's Professional Qualification Standards for archaeology (Department of the Interior, 2012), and as approved by the City of Temecula, to carry out all mitigation measures related to archaeological resources and to coordinate the archaeological program with the Pechanga Band of Luiseno Indians (Pechanga Tribe). The Project archaeologist will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Pechanga Tribal Monitor. 38. Mitigation Measure MM -CUL -1 b - Retention of a Professional Pechanga Tribal Monitor. At least 30 days prior to seeking a grading permit, the project Applicant shall contact the Pechanga Tribe to notify the Tribe of their intent to pull permits for the proposed grading and excavation, and to coordinate with the Tribe to develop a Cultural Resources Treatment and Monitoring Agreement. The Agreement shall address the treatment of known cultural resources, the designation, responsibilities, and participation of professional Pechanga Tribal Monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors, including overtime and weekend rates, in addition to mileage reimbursement; and treatment and final disposition of any cultural resource , sacred sites, and human remains discovered on the site. The Pechanga Tribal Monitor will have the authority to stop and redirect grading in the immediate area of a find in order to evaluate the find and determine the appropriate next steps, in consultation with the Project archaeologist. Such evaluation shall include culturally appropriate temporary and permanent treatment pursuant to the Agreement which may include avoidance of cultural resources, in-place preservation and/or re -burial on the project property in an area that will not be subject to future disturbances for preservation in perpetuity. 39. Mitigation Measure MM -CUL -1 c — Cultural Resources Sensitivity Training. The qualified archeologist, or an archaeologist working under the direction of the qualified archaeologist, and a representative of the Pechanga Tribe shall conduct preconstruction cultural resources sensitivity training which will include a brief review of the cultural sensitivity of the project and the surrounding area to inform construction personnel of the types of cultural resources that may be encountered, and of the proper procedures to be enacted in the event of an inadvertent discovery of archaeological resources or human remains. The applicant shall ensure that construction personnel are made available for and attend the training and shall retain documentation demonstrating attendance. All new construction personnel that begin work on the Project following the initial Training must take the cultural resources sensitivity training prior to beginning work and the project archaeologist and Pechanga Tribe shall make themselves available to provide the training on an as -needed basis. 40. Mitigation Measure MM -CUL -1 d — Archaeological and Native American Monitoring and Resurvey of the South Parcel. Prior to issuance of a grading permit and prior to the start of any vegetation removal or ground disturbing activity, a qualified archaeological monitor and Pechanga Tribal monitor shall be retained by the applicant to monitor ground disturbing activities including, but not limited to, brush clearance and grubbing, grading, trenching, excavation, and the construction of fencing and access roads as indicated in MM -CUL -la and 1 b. The archaeological and Pechanga Tribal monitors shall re -survey the South Parcel involving ground disturbance, after vegetation removal and grubbing and prior to other ground disturbing activities. This will ensure that previously undocumented resources obscured by thick brush can be identified and appropriate treatment measures for the resources can be developed. Archaeological monitoring shall be conducted by an archaeologist familiar with the types of historic and prehistoric resources that could be encountered within the project, and under direct supervision of the qualified archaeologist. If ground disturbing activities occur simultaneous in two or more locations located more than 500 feet apart, additional archaeological and Pechanga Tribal monitors may be required. The archaeological and Pechanga Tribal monitors shall keep daily and/or weekly logs. After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring, which shall be submitted to the City, Pechanga, and to the Eastern Information Center at the University of California, Riverside. 41. Mitigation Measure MM -CUL -1e — Unanticipated Discovery. If cultural resources are encountered during the course of ground disturbing activities, the applicant shall cease any ground disturbing activities within 100 feet of the find until it can be evaluated by the qualified archaeologist, who shall inspect the find within 24 hours of discovery, during normal working hours. The qualified archaeologist, the archaeological monitor, and/or Native American monitor shall be empowered to halt or redirect ground disturbing activities away from the vicinity of the find until it has been assessed for significance. The qualified archaeologist, in consultation with the applicant and the Pechanga Tribe, shall assess the significance of discovered resources and shall take into account the religious beliefs, customs, and practices of the Pechanga Tribe. Avoidance shall be the preferred manner of mitigation pursuant to Calif. Pub. Res. Code § 21083.2(b). Preservation in place may be accomplished by, but is not limited to, complete avoidance, incorporating the resource into open space, or deeding the site into a permanent conservation easement. In the event that preservation in place is demonstrated to be infeasible and data recovery through excavation is determined to be the only feasible mitigation option, a treatment plan shall be prepared and implemented by the qualified archaeologist, in consultation with the applicant and the Pechanga Tribe. The treatment plan shall provide for the adequate recovery of the scientifically consequential information contained in the archaeological resource. The Pechanga Tribe shall be consulted to ensure that cultural values ascribed to the resource, beyond that which is scientifically important, are considered and additional appropriate mitigation to address the cultural values is applied. The treatment plan shall also provide for the analysis, reporting, and curation/disposition of resources in accordance with the Treatment Agreement required in MM -CUL -1 b. 42. Mitigation Measure MM -CUL -1f— Completed Avoidance of Impacts to the TCP. The City and the Project Applicant/Land Owner shall ensure that no impacts occur to the Traditional Cultural Property south of the proposed South Parcel Area. This includes, but is not limited to off-site improvements, staging activities, trenching, geotechnical work, Riverside County Flood Control improvements, Water Department impacts, Public Works projects, biological and fire control programs, and any other program or project that would affect the integrity of the TCP. Should any of these activities, or others as indicated, be proposed, the City and the Applicant/Land Owner shall contact the Pechanga Tribe for additional consultation and review. 43. Mitigation Measure MM -CUL -2a — Paleontological Resource Impact Mitigation Program (PRIMP). The applicant shall implement the paleontological mitigation program outlined in the PRIMP (Kennedy and Wirths, 2013) during project implementation. The PRIMP requires paleontological monitoring of mapped exposures of the sandstone facies of the Pauba Formation (Qp) as shown on Attachment 3a of the PRIMP. In addition, because the fanglomerate facies of the Pauba Formation is considered to have undetermined potential to yield significant paleontological resources, initial excavations into the unit shall be spot- checked by a qualified paleontologist (defined as a paleontologist meeting the Society for Vertebrate Paleontology Standards, 2010) to determine if the lithology of the geological unit is conducive to the preservation of unique paleontological resources. The qualified paleontologist shall also contribute to any construction worker cultural resources sensitivity training, either in person or via a module provided to the qualified archaeologist. Monitoring shall be conducted by a qualified paleontologist, or a monitor working under the direct supervision of a qualified paleontologist. Monitors shall have the authority to temporarily halt or divert work away from exposed fossils in order to recover the fossil specimens. The qualified paleontologist, based on observations of subsurface soil stratigraphy or other factors, may reduce or discontinue monitoring, as warranted, if the qualified paleontologist determines that the possibility of encountering fossiliferous deposits is low. Monitors shall prepare daily logs detailing the types of activities and soils observed, and any discoveries. Any fossils recovered shall be prepared to the point of identification and curated at an accredited facility. The qualified paleontologist shall prepare a final monitoring and mitigation report to be submitted to the City and filed with the local repository. 44. Mitigation Measure MM -CUL -2b - Unanticipated Paleontological Resources Discoveries. If construction or other project personnel discover any potential fossils during construction, regardless of the depth of work, work at the discovery location shall cease until the qualified paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. 45. Mitigation Measure MM -CUL -3 — Human Remains. If human remains are uncovered during project construction, the applicant shall immediately halt work and follow the procedures and protocols set forth in Section 15064.5(e) of the CEQA Guidelines, which require compliance with Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98 (as amended by AB 2641). The applicant shall immediately contact the Riverside County Coroner to evaluate the remains. If the County Coroner determines that the remains are Native American and not subject to his or her authority, the County Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. The NAHC shall designate a Most Likely Descendant (MLD) for the remains, who shall have 48 hours from the time of being granted access to the site to provide recommendations to the landowner for the means of treating or disposing of, with appropriate dignity, the human remains and any associated grave goods. Until the landowner has discussed and conferred with the MLD, the landowner shall ensure that the immediate vicinity where the discovery occurred is not subject to further disturbances, is adequately protected according to generally accepted cultural and archaeological standards, and that further activities take into account the possibility of multiple burials. In the event that no MLD is identified, or if the MLD fails to make a recommendation for disposition, or if the landowner rejects the recommendation of the MLD and mediation with the NAHC fails to provide measures acceptable to the landowner, the landowner may reinter the remains and associated grave goods with appropriate dignity on the property in a location not subject to further disturbance. 46. MSHCP Pre -Construction Survey. A 30 -day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30 -day preconstruction survey shall be submitted to the Planning Division prior to scheduling the pre -grading meeting with Public Works. 47. Burrowing Owl Grading Note. The following shall be included in the Notes Section of the Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling the pre -grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30 -day preconstruction survey that shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on-site, then the project may move forward with grading, upon Planning Division approval. If burrowing owls are found to be present or nesting on-site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." 48. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Division. Prior to Issuance of Building Permit 49. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance per the Development Agreement (PA14-0161). The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. 50. Development Impact Fee (DIF). The developer shall comply with the provisions of Title 15, Chapter 15.06 of the Temecula Municipal Code and all its resolutions by paying the appropriate City fee per the Development Agreement (PA14-0161). 51. Quimby Requirements. Per the Development Agreement, the developer has satisfied the City's parkland dedication (Quimby) requirement through the provision of parks and open space identified in the Altair Specific Plan. These parks will be privately maintained, but open to the public. The Central Park in Village C will be dedicated to the City per the Development Agreement (PA14-0161). 52. Construction Landscaping and Irrigation Plans. Four (4) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Division. These plans shall be submitted as a separate submittal, not as part of the building plans or other plan set. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. 53. Landscaping Site Inspections. The Landscaping and Irrigation Plans shall include a note stating, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 54. Agronomic Soils Report. The Landscaping and Irrigation Plans shall include a note on the plans stating, "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." 55. Water Usage Calculations. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. 56. Landscape Maintenance Program. A landscape maintenance program shall be submitted to the Planning Division for approval. The landscape maintenance program shall detail the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. 57. Specifications of Landscape Maintenance Program. Specifications of the landscape maintenance program shall indicate, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 58. Irrigation. The landscaping plans shall include automatic irrigation for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to 66 feet or larger; and, all landscaping excluding City maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. 59. Wall and Fence Plans. Wall and fence plans shall be reviewed with all landscape plans, and shall be consistent with the Altair Specific Plan. 60. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. 61. Landscaping Requirement for Phased Development. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, the landscaping plans shall indicate it will be temporarily landscaped and irrigated for dust and soil erosion control. 62. WQMP Landscape Compliance. The construction landscape plans shall be consistent with Appendix A, Table 31 of the Low Impact Development (LID) Manual for Southern California for plant materials and treatment facilities, and shall reference the approved precise grading plan for WQMP features. 63. Utility Screening. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three-foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after -thought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit 64. Landscape Installation Consistent with Construction Plans. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Community Development. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 65. Performance Securities. Performance securities, in amounts to be determined by the Director of Community Development, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan, shall be filed with the Planning Division for a period of one year from final Certificate of Occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Community Development, the bond shall be released upon request by the applicant. 66. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Prior to Recordation of the Final Map 67. Final Map. A copy of the Final Map for each phase shall be submitted to, and approved by, the Planning Division. 68. Environmental Constraint Sheet. A copy of the Environmental Constraint Sheet (ECS) shall be submitted to, and approved by, the Planning Division with the following notes: a. This property is located within 30 miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. 69. Submittal of CC&Rs. A copy of the Covenants, Conditions, and Restrictions (CC&Rs) for the project or any phase thereof shall be submitted and approved by the Director of Community Development. The CC&Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings, and landscaped and open areas, including parkways. Applicants shall provide a deposit in the amount of $3,750 for the review of the CC&Rs. Amended CC&Rs will require a $2,000 deposit. The applicant shall be responsible for al costs incurred during review of the CC&Rs and additional fees may be required during the course of the review. 70. Form and Content of CC&Rs. The CC&Rs shall be in the form and content approved by the Director of Community Development, City Engineer, and the City Attorney, and shall include such provisions as are required by this approval and as said officials deem necessary to protect the interests of the City and its residents. 71. Preparation of CC&Rs. The CC&Rs shall be prepared at the developer's sole cost and expense. 72. Review of CC&Rs. The CC&Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Director of Community Development, Public Works Director, and the City Attorney. 73. CC&Rs and Management and Maintenance of Common Areas. The CC&Rs shall provide for the effective establishment, operation, management, use, repair, and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the Water Quality Management Plan for the project or any phase thereof. 74. CC&Rs and Public Nuisance. The CC&Rs shall provide that the property shall be developed, operated, and maintained so as not to create a public nuisance. 75. Termination of CC&Rs. The CC&Rs shall provide that the association may not be terminated without prior City approval. 76. CC&Rs and Maintenance of Property. The CC&Rs shall provide that if the property is not maintained in the condition required by the CC&Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the CC&Rs or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. 77. Interest in Association. Every owner of a suite or lot governed by CC&Rs shall own as an appurtenance to such suite or lot, either: (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. 78. Maintenance of Open Areas. All open areas and landscaping governed by CC&R shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning Divisions and Public Works Department prior to the issuance of building permits. 79. Reciprocal Easements. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features, shall be provided by the CC&Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. 80. Consent of City of Temecula. An Article must be added to every set of CC&Rs, following the Declarant's signature, to read as follows: CONSENT OF CITY OF TEMECULA The Conditions of Approval for Tentative Tract Map No. 36959, -1, -2, and -3, require the City of Temecula to review and approve the CC&Rs for the Parcel. The City's review of these CC&Rs has been limited to a determination of whether the proposed CC&Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC&Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC&Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessments, enforcement of assessments, resolutions of disputes or procedural matters. Subject to the limitations set forth herein, the City consents to the CC&Rs. Luke Watson Director Community Development Approved as to Form: Peter M. Thorson City Attorney 81. Operation of Association. No lot or suite in the development shall be sold unless a corporation, association, property owners group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&Rs, which shall include compulsory membership of all owners of lots and/or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&Rs shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 82. Recordation of CC&Rs. CC&Rs shall be finalized and recorded at the time of Final Map Recordation. 83. Copies of CC&Rs. Three copies of the final recorded CC&Rs shall be provided to the Planning Division. 84. General. The CC&Rs shall contain a provision requiring the HOA to perform yearly inspections of garages to ensure adequate parking. 85. General. The CC&Rs shall contain a list of all disclosures (tax rate — Mello Roos, wildlife, noise, etc.) as required by the City of Temecula and State of California. OUTSIDE AGENCY LETTERS 86. Rancho Water. The applicant shall comply with the recommendations set forth in the Rancho Water transmittal dated August 26, 2014, a copy of which is attached. 87. Riverside County Flood Control and Water Conservation District (RCFCWD). The applicant shall comply with the recommendations set forth in the RCFCWD transmittal dated March 5, 2015, a copy of which is attached. 88. Metropolitan Water District (MWD). The applicant shall comply with the recommendations set forth in the MWD transmittal dated April 14, 2015, a copy of which is attached. 89. Army Corps of Engineers (ACOE). The applicant shall comply with the recommendations set forth in the ACOE transmittal dated May 18, 2015, a copy of which is attached. 90. Southern California Edison (SCE). The applicant shall comply with the recommendations set forth in the SCE transmittal dated September 17, 2015, a copy of which is attached. 91. Eastern Municipal Water District (EMWD). The applicant shall comply with the recommendations set forth in the EMWD transmittal dated September 21, 2016, a copy of which is attached. FIRE PREVENTION General Requirements 92. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 2,000 GPM at 20 -PSI residual operating pressure for a 2 -hour duration for this projects. The fire flow as given above has taken into account all information as provided (CFC Appendix B and Temecula City Ordinance 15.16.020). 93. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Standard fire hydrants (6" x 4" x (2) 2 %2" outlets) shall be located on fire access roads and adjacent public streets. For all multi -family projects hydrants shall be spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant for all and for single family dwellings and tract homes hydrants shall be 500 feet apart, and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. (CFC Appendix C and Temecula City Ordinance 15.16.020). 94. Fire Dept. Plan Review. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 95. Water Maintenance Agreement. An agreement for the maintenance and repair of any and all existing underground Fire Department water systems, including all fire sprinkler supplies, and all fire hydrants and supplies, will be in place as a condition of this division to maintain available water in perpetuity Prior to Issuance of Grading Permits 96. Turning Radius (Culdesac). Maximum cul-de-sac length shall not exceed 1320 feet. Minimum outside turning radius on any cul-de-sac shall be 37 -feet for single family dwelling tracts and 45 feet for multi -family dwelling tracts. (CFC Chapter 5 along with the Temecula City Ordinance 15.16.020). 97. All Weather Access Roads. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all-weather driving capabilities. Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In accordance with Section 3310.1, prior to building construction, all locations where structures are to be built shall have fire apparatus access roads. (CFC Chapter 5 and City Ordinance 15.16.020) 98. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet with an unobstructed vertical clearance of not less than 13 feet 6 inches. (CFC Chapter 5 and Temecula City Ordinance 15.16.020). 99. Gradient Of Access Roads. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5 and City Ordinance 15.16.020). Prior to Issuance of Certificate of Occupancy 100. Knox Box. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC Chapter 5) 101. File Format Requirements. A simple plot plan and a simple floor plan, each as an electronic file of the .DWG format, must be submitted to the Fire Prevention Bureau. Contact Fire Prevention for approval of alternative file formats which may be acceptable PUBLIC WORKS DEPARTMENT General Requirements 102. Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any Government Agency. It is understood that the Developer correctly shows on the tentative site plan all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission will subject the project to further review and may require revision. 103. Developer shall execute a City Standard Subdivision Improvement Agreements for the applicable phase of the development to install and secure with appropriate security as provided by law, public improvements shown on the tentative map. These improvements include, but are not limited to paving, base, signing & striping, sidewalks, curbs and gutters, grading, clearing and grubbing, undergrounding or relocation of utilities, sewer, water, fire hydrants, street lights, pedestrian ramps, drainage structures, and best management practices for stormwater treatment, reconstruction, replacement and repair of adjacent improvements where the subdivision transitions and connects to existing improvements as applicable. Said improvements shall be installed to City Standards to the satisfaction of the Director of Public Works. 104. Prior to approval of improvement plans or final map for each phase, Developer shall meet with the Fire Marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the Water District Engineer. 105. Prior to issuance of building permits for each phase, Developer shall underground all existing overhead utilities along and within the subdivision boundary. 106. Developer shall cause Owner to waive direct access rights on the final map for all lots abutting the Western Bypass Corridor Road. 107. Developer shall cause Owner to make an offer of dedication to the City and/or other appropriate entities for the Sewer, Water and Storm Drainage easements shown on the tentative map. The offer shall be made by a certificate on the final map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the City. 108. Additional drainage easements may be required. Developer shall dedicate and provide or install drainage structures, as may be required by the Director of Public Works, prior to or concurrent with any grading or building permit. 109. All utility systems such as electric, including those which provide direct service to the project site and/or currently exist along public rights -of -ways adjacent to the site (except electrical lines rated 33 kv or greater), gas, telephone, water, sewer, and cable TV shall be placed underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. 110. Prior to the issuance of any grading permit, as deemed necessary by the Department of Public Works, the Developer shall consult with the State of California Department of Fish and Game, U.S. Army Corps of Engineers, and U.S. Fish and Wildlife Service to determine if permits or approvals are necessary from such agencies for any action contemplated by this proposal. Such consultation shall be in writing, and copies of said correspondence, including responses from agencies, shall be submitted to the City. Where deemed appropriate by the Director of Public Works, the terms, conditions, and recommendations of the noted agencies shall be incorporated as Conditions of Approval into the areas of development. 111. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. 112. Landscaping and permanent irrigation facilities shall be installed with all street improvements on and off-site grading. Perimeter walls, where required, shall be treated with graffiti -resistant coating and shall be installed adjacent to street improvements within each phase. 113. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06, unless otherwise provided for by a written agreement between the City and the Developer. 114. All development within this site shall be in accordance with the requirements of all City ordinances, except as expressly modified herein or by development agreement, and State laws, and shall conform to the approved Specific Plan. Regulations or procedures not covered by the Specific Plan or appurtenant documents shall be subject to the City ordinances in effect at the time entitlement is required. 115. Approval of this Specific Plan is contingent upon and shall not become effective nor shall it vest until a General Plan Amendment (GPA) is approved by the City Council, and an Environmental Impact Report (EIR) or any other environmental review under the provisions of the California Environmental Quality Act (CEQA) are certified by the City Council. 116. Prior to the issuance of a building permit, the Developer shall provide proof to the Director from the Temecula Valley Unified School District that this project has satisfied its obligation to comply with all school district requirements. 117. The first submittal of Final Landscape and Irrigation Plans for each phase shall be pursuant to the landscape plan check process on file in the Planning Department and accompanied by the project's building, improvement, and grading plans. 118. A detailed noise attenuation evaluation shall be conducted in a supplemental acoustical study to be submitted when the tract map is filed with the appropriate agency. 119. Prior to the approval of a development plan or tentative map for individual planning areas, the developer and City staff will review plans, especially for multi -family housing areas, commercial uses, and parks for the provision of appropriate, necessary, and adequate pedestrian and bicycle facilities. 120. Prior to approval of any development projects, appropriate clearances, conditions and approvals from all agencies with jurisdiction on project review shall be obtained by the developer. These agencies shall be determined by the Director of Planning and the Director of Public Works. 121. Developer shall cause property owner to execute and submit to the Director of Public Works for recordation, the City's standard form Geologic Failure Hold Harmless Agreement. 122. The developer or the developer's successor -in -interest shall be responsible for maintaining the undeveloped portion of the site including weed abatement, litter removal and erosion control as applicable. 123. Prior to approval of any development projects, the developer shall investigate the feasibility of a reclaimed water system, to irrigate landscaping within the roadway medians, parkways, drainage channel, schools, the community park, the paseo park, neighborhood parks, and other common open space areas. The developer shall provide evidence that compliance with this condition is in accordance with Senate Bill 2095. 124. Developer shall provide to the Director of Public Works, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements (e.g. roads, driveways, sidewalks, utilities, water quality treatment facilities and private storm drain improvements, etc.) located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 125. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 126. All lighting shall be reviewed by the City to assure compliance with the Ordinance No. 655. 127. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs consistent with the Specific Plan. Grading 128. No grading shall be permitted for any development area prior to tentative map approval and issuance of grading permits for the specific area of development. 129. Grading plans and operations shall be in accordance with the Uniform Building Code, City Grading Standards, the recommendations contained in the Geotechnical Report, or any subsequent reports prepared for the project, the conditions of the grading permit, and accepted grading construction practices and the recommendations and standards specified in the Specific Plan and Environmental Impact Report (El R) document. 130. Prior to issuance of any grading permit, erosion control plans shall be prepared in conformance with applicable City Standards and subject to approval by the Department of Public Works. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements as applicable. 131. Each subsequent application for a phase of development shall include a conceptual grading plan to indicate at a minimum: a) Preliminary quantity estimates for grading. b) Techniques and methods which will be used to prevent erosion and sedimentation during and after the grading process in compliance with the City Standards and NPDES requirements. c) Preliminary pad and roadway elevations. d) Designation of the borrow or stockpile site location for import/export material. e) Approximate time frames for development including the identification of areas which will be graded during the rainy months. f) Hydrology and hydraulic concerns and mitigations. 132. Major grading activities shall be scheduled during the dry season wherever possible, or as otherwise approved by the Department of Public Works. 133. Soils stabilization, which may include revegetation of graded areas, shall occur within 30 days of completion of grading activities as directed by the Department of Public Works. 134. The site shall be watered during grading operations to control dust. 135. Temporary drainage and sediment control devices shall be installed as directed by the Department of Public Works. 136. An import/export route shall be submitted to the Department of Public Works prior to issuance of any grading permit. The plan shall include limitation to the duration of the grading operation and construction activities, a Traffic Control Plan, and a daily time schedule of operations. 137. Prior to issuance of any grading permit, a soils reports shall be submitted to the Department of Public Works for review and approval, to address engineering, geologic, seismic, and soils engineering concerns for each tentative map or commercial parcel map for each phase of proposed development. 138. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist and submitted to the Department of public Works with the initial grading plan check. The report shall address special study zones and identify any geotechnical hazards for the site including location of faults and potential for liquefaction. The report shall include recommendations to mitigate the impact of ground shaking and liquefaction. 139. All public streets shall be maintained and cleaned if necessary on a daily basis during grading operation and construction activities. Cash deposit, letter of credit or posting of bond to guarantee maintenance of all public rights-of-way affected by the grading operations and construction activities, shall be posted prior to issuance of grading permits. 140. If subsequent Geotechnical and Soils Reports determine that dewatering of the site is necessary during construction, necessary permits (ie. in compliance with NPDES permit) shall be obtained from appropriate agencies prior to approval of the grading plans. Drainage 141. Floodplain/Floodway Development. If applicable, the developer shall comply with the provisions of Title 15, Chapter 15.12 of the Temecula Municipal Code, which requires a Conditional Letter of Map Revision (CLOMR) from FEMA. A FEMA -approved CLOMR shall be submitted to Public Works for review and approval. The developer shall pay all fees required by FEMA (and City) for processing of the FEMA reviews. 142. Drainage Study. A drainage study shall be prepared by a registered civil engineer and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The study shall identify storm water runoff quantities (to mitigate the 100 -year storm event) from the development of this site and upstream of the site as required by the City. 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 a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. 143. Drainage and flood control facilities shall be provided in accordance with the requirements of the City and/or Riverside County Flood Control and Water Conservation District (RCFC&WCD). 144. Prior to approval of any subsequent development applications, the Developer shall submit the master drainage plan to the City and RCFC&WCD to review the adequacy of the proposed and existing downstream drainage facilities. 145. Drainage facilities within each phase shall be constructed immediately after the completion of the site grading and prior to or concurrently with the initial site development within that phase. 146. All drainage facilities shall be designed to convey 100 -year storm flows, subject to the approval of the Department of Public Works and RCFC&WCD, as applicable. 147. The Developer shall construct the proposed on and offsite drainage facility improvements and the interim detention basin provision as recommended in the Specific Plan and Drainage Study documents and/or as directed by the Department of Public Works and RCFC&WCD, as applicable. 148. As required by the Department of Public Works, additional Hydrology and Hydraulic Reports shall be submitted with subsequent tentative maps and/or development applications to study the drainage impacts and analyze necessary measures to mitigate the runoff created as part of the development of this project. 149. The Developer shall accept and properly dispose of all off-site drainage flowing onto or through the site as required by the Director of Public works. 150. The Developer shall protect downstream properties from damages caused by alteration of the drainage patterns; i.e., concentration or diversion of flow. Protection shall be provided by constructing adequate drainage facilities, including enlarging existing facilities or by securing drainage easements as necessary. 151. During review of any future tentative map, an updated geotechnical/geologic report shall be prepared to include any necessary revisions to earthwork, foundation, design, and construction recommendations. 152. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be submitted to Public Works with the initial grading plan submittal. The report shall address the site's soil conditions and provide recommendations for the construction of engineered structures and preliminary pavement sections. 153. Geological Report. The developer shall complete any outstanding County geologist's requirements, recommendations and/or proposed Conditions of Approval as identified during entitlement. 154. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The document's format is as directed by, and shall be submitted to, Public Works for acceptance. The document information shall be noted on the approved grading plan. WQMP / SWPPP 155. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; or other affected agencies 156. Water Quality Management Plan (WQMP). The developer shall submit a final WQMP (prepared by a registered professional engineer) with the initial grading plan submittal for any phase approval by Public Works. A copy of the final project -specific WQMP must be kept onsite at all times. Refer to the WQMP template and agreement link below: http://www.cityoftemecula.orq/Temecula/Government/PublicWorks/WQMPandNPDES/W QMP.htm 157. Erosion & Sediment Control Plan. The developer shall submit a grading/erosion & sediment control plan(s) to be reviewed and approved by Public Works. All plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site. The approved plan shall include all final WQMP water quality facilities and all construction -phase pollution -prevention controls to adequately address non -permitted runoff. Refer to the City's Engineering & Construction Manual at: http://www.cityoftemecula.org/Temecula/Government/PublicWorks/engineeringconstman ual.htm 158. 0 & M Agreement: The developer shall submit a completed WQMP Operation and Maintenance (O&M) Agreement for review and approval 159. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements. 160. NPDES General Permit Compliance. The developer shall obtain project coverage under the State National Pollutant Discharge Elimination System (NPDES) General Permit for Construction Activities and shall provide the following: a. A copy of the Waste Discharge Identification number (WDID) issued by the State Water Resources Control Board (SWRCB); b. The project's Risk Level (RL) determination number; and c. The name, contact information and certification number of the Qualified SWPPP Developer (QSD). Pursuant to the State Water Resources Control Board (SWRCB) requirements and City's storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP) shall be generated and submitted to the Board. Throughout the project duration, the SWPPP shall be routinely updated and readily available (onsite) to the State and City. Review www.cabmphandbooks.com for SWPPP guidelines. Refer to the following link: http://www.waterboards.ca.gov/water issues/programs/stormwater/construction.shtml Circulation 161. Prior to Final Map recordation for each phase, the Developer is responsible to bond for or construct the traffic signals at the project's accesses, as required, including the associated street improvements, based on traffic signal warrants analysis relative to subsequent tentative maps and/or development applications. 162. Adequate primary and secondary access shall be provided for each phase of development as approved by the Department of Public Works. Access to and from developments areas shall be reviewed by the Department of Public Works at the time of submittal of individual tentative maps and/or development applications. Additional rights-of-way at entries to the aforementioned sites may be required to provide for turning lanes as directed by the Department of Public Works, consistent with the Specific Plan and the Tentative Tract Map. 163. The exact location and number of access points shall be subject to review and approval by the Department of Public Works upon future tentative map and/or development plan approvals consistent with the Specific Plan and the Tentative Tract Map. 164. All street sections shall correspond with Typical Roadway Cross Sections and requirements of the Circulation Element of City's General Plan, City ordinances and standards or as approved with the Specific Plan and the Tentative Map. 165. All intersection intervals shall comply with City standards and requirements. 166. Developer, at its sole cost, shall design and improve Vincent Moraga Road to ensure that all driveways providing access from to adjoining properties shall be allowed for safe ingress and/or egress. Improvements may include, but not be limited to, truck deceleration, acceleration and turn -in lanes. The improvements shall conform to the standards adopted by the City of Temecula for public roadway and rights of way consistent with the Specific Plan and the Tentative Tract Map. 167. Developer, at its sole cost, shall fund the acquisition and installation of traffic signals and related roadway and right of way improvements, when warranted. The design and installation shall conform to the standards adopted by the City of Temecula, consistent with the Specific Plan and the Tentative Tract Map. 168. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The limits of these sight distance corridors shall be reflected on all improvement, grading, or landscape plans prepared in association with the development. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Temecula Engineering Standards. 169. The Developer shall provide bus bays and shelters within the Specific Plan. Location and number of bus bays shall be subject to approval of the City and Riverside Transportation Agency (RTA). Additional rights-of-way dedications associated with bus bays shall be provided by the Developer. 170. Developer shall provide the design of all private streets and drainage systems to the satisfaction of the Director of Public Works. The structural section of all private streets shall conform to City of Temecula Standards based on R -value tests. All private streets and drainage systems shall be inspected by the City. 171. Necessary improvements have been/will be conditioned based on the project traffic studies and the conceptual phasing plan shown in the Altair Specific Plan. Any substantive re -phasing of the development must be approved by the Planning and Public Works Director through a re -phasing application. Prior to the issuance of occupancy permits within any phase, all on and offsite improvements as referred to in the Traffic Reports and subsequent addenda along with additional requirements set herein, or as set by conditions on individual tracts, must be constructed and/or bonded as required by the Department of Public Works. 172. Ensuing Traffic Reports, analyzing traffic impacts associated with subsequent development stages of the Specific Plan, shall be submitted to the Department of Public Works to identify implementation and timing of the necessary improvements to mitigate cumulative traffic impacts. Traffic Mitigation Monitoring Program 173. The Traffic Mitigation Monitoring Program shall be established in compliance with the approved mitigation measures identified in the approved Traffic Impact Analysis and shall be completed prior to issuance of first occupancy permit in each additional phases of the development as required by the Director of Public Works. Water and Sewer 174. Water and sewer facilities shall be installed in accordance with the requirements and specifications of the City, Rancho California Water District (RCWD), and Eastern Municipal Water District (EMWD). Such requirements shall be applicable thru completion of this development. 175. Prior to the approval of final engineering for each phase as subsequent development applications, the Developer shall obtain written approval for the water system from RCWD. 176. Prior to the approval of final engineering for each phase subsequent development applications, the Developer shall obtain written approval for the sewer system from EMWD. 177. The Developer shall install potable water services and meters at locations approved by the Water District Engineer. The locations of said services shall be reflected on public improvement plans. 178. The Developer shall install sewer laterals and clean -outs at locations approved by the Sewer District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. Final Map Notes 179. Add the following notes to the final map as non -mapping data: "All improvements within private Streets are privately owned and are to be privately maintained with including but not limited to: Curbs, gutter, A.C. paving, street lights, storm drains. All Storm Water treatment control facilities are considered private requiring private maintenance." Master HOA 180. Developer shall establish a Master homeowner's association and corresponding covenants, conditions and restrictions (CC&Rs). Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval. Prior to issuance of a building permit for a phase, the Developer shall provide the Planning Department with a recorded copy of the official CC&Rs that have been approved by the Department of Real Estate and the Planning Director. At a minimum, the CC&Rs shall contain the following provisions: d. General Enforcement by the City. The City shall have the right, but not the obligation, to enforce those Protective Covenants set forth in this Declaration in favor of, or in which the City has an interest. e. Notice and Amendment. A copy of any proposed amendment shall be provided to the City in advance. If the proposed amendment affects the City, City shall have the right to reasonably disapprove. A copy of the final approved amendment shall be transmitted to City within 30 days for the official record. g. Failure of Association to Maintain Common Area Lots and Easements. In the event that the Association fails to maintain the "Common Area Lots and/or the Association's Easements," the City shall have the right, but not the duty, to perform the necessary maintenance. If the City elects to perform such maintenance, the City shall give written notice to the Association, with a copy thereof to the Owners in the Project, setting forth with particularity the maintenance which the City finds to be required and requesting the same be carried out by the Association within a period of thirty (30) days from the giving of such notice. In the event that the Association fails to carry out such maintenance of the Common Area Lots and/or Association's Easements within the period specified by the City's notice, the City shall be entitled to cause such work to be completed and shall be entitled to reimbursement with respect thereto from the Owners as provided herein. Special Assessments Levied by the City. In the event the City has performed the necessary maintenance to either Common Area Lots and/or Association's Easements, the City shall submit a written invoice to the Association for all costs incurred by the City to perform such maintenance of the Common Area Lots and or Association's Easements. The City shall provide a copy of such invoice to each Owner in the Project, together with a statement that if the Association fails to pay such invoice in full within the time specified, the City will pursue collection against the Owners in the Project pursuant to the provisions of this Section. Said invoice shall be due and payable by the Association within twenty (20) days of receipt by the Association. If the Association shall fail to pay such invoice in full within the period specified, payment shall be deemed delinquent and shall be subject to a late charge in an amount equal to six percent (6%) of the amount of the invoice. Thereafter the City may pursue collection from the Association by means of any remedies available at law or in equity. Without limiting the generality of the foregoing, in addition to all other rights and remedies available to the City, the City may levy a special assessment against the Owners of each Lot in the Project for an equal pro rata share of the invoice, plus the late charge. Such special assessment shall constitute a charge on the land and shall be a continuing lien upon each Lot against which the special assessment is levied. Each Owner in the Project hereby vests the City with the right and power to levy such special assessment, to impose a lien upon their respective Lot and to bring all legal actions and/or to pursue lien foreclosure procedures against any Owner and his/her respective Lot for purposes of collecting such special assessment in accordance with the procedures set forth in Article of this Declaration. h. Landscape Maintenance Responsibilities. The HOAs and individual lot or unit owner landscape maintenance responsibilities shall be as set forth on the "Developer Responsibility Map" of the Specific Plan. Lighting Restrictions on Private Residential Lots: Restrictions on lighting within residential lots adjacent to open space conservation areas shall be as set forth in the Specific Plan and Final EIR. Prior to the Issuance of Grading Permits 181. Required Clearances. As deemed necessary by the Director of Public Works, the developer shall receive written clearance when applicable, from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; e. Riverside County Health Department; f. City of Temecula Fire Prevention Bureau; g. Planning Department; h. Department of Public Works; i. Community Services District; j. Caltrans; k. Rancho California Water District; I. Eastern Municipal Water District; m. Verizon; n. Telephone Company; o. Southern California Edison Company; p. The Gas Company; and q. Metropolitan Water District or other affected agencies 182. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by providing documented evidence that the fees have already been paid or fee credits have been provided. 183. Securities. For each of the phases, the developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the grading and erosion & sediment control improvements. 184. Area Drainage Plan (ADP) Fee to RCFC&WCD. For each phase, the developer shall demonstrate to the City that the flood mitigation charge (ADP fee) has been paid to RCFC&WCD. If the full ADP fee has already been credited to this property, no new charge will be required. 185. The developer shall provide proof to the Department of Public Works and Planning that the conditions of any Wildlife Agency or Army Corps permits if necessary for any restoration have been bonded for and shall be implemented consistent with the timing requirements of the permits. 186. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance, except as otherwise specifically provided in Altair Specific Plan and the Development Agreement. 187. The project shall comply with the latest disabled access requirements pursuant to Title 24 of the California Building Code. 188. Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for each phase of this project is required. Developer shall apply for and obtain a grading permit from the Director of Public Works. 189. This project requires off site grading. No grading for any improvements shall occur outside the limits of this approval unless Developer obtains, records, and submits a recorded copy to the Director of Public Works a grading or slope easement or agreement from the owners of the affected properties. If Developer is unable to obtain the grading or slope easement, or agreement, no grading permit will be issued. In that case Developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance from both the Director of Public Works and Planning Director. 190. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required; and shall be obtained: a. from Public Works for public offsite improvements; b. from the California Department of Transportation if encroaching within their right- of-way; and c. from Riverside County Flood Control & Water Conservation District (RCFC&WCD) if encroaching within their right-of-way. 191. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the Director of Public Works for the proposed haul route. 192. Upon completion of grading, Developer shall file an "as -graded" geologic plan with the Director of Public Works. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. The plan shall be signed by both the soils engineer and the engineering geologist, and shall be submitted on a 24"x 36" mylar or similar drafting film format suitable for a permanent record. Prior to the Issuance of Building Permits 193. Final Map. Final Map shall be approved and recorded for the applicable phase. 194. The developer shall provide proof to the Director of Public Works that the has contributed its fair share towards regional traffic improvements systems (i.e., traffic impact fees) for the area the area through a Development Agreement. This shall include efforts to synchronize traffic lights on streets impacted by development of each phase. 195. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the City that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. Phasing 196. Construction of the development permitted by the Specific Plan, including recordation of final subdivision maps, may be carried out in stages provided that, adequate vehicular access is constructed for all dwelling units in each stage of development and further provided that such development conforms substantially with the intent and purpose of the Specific Plan Phasing Plan. 197. Development applications shall be submitted for each planning unit in each phase. Total acreage and land uses within each phase shall be substantially in accordance with the specifications of the Specific Plan. 198. The Developer shall be permitted to seek a reimbursement agreement for qualifying facilities and improvements. The City and the Developer shall proceed in good faith to allocate appropriate reimbursements to the Developer pursuant to the City's then enforceable ordinance applicable to such reimbursement pursuant to Development Agreement. Tract Map 36959-1 (North Phase) In addition to the above noted Conditions, the following improvements shall be completed as part of North Phase and prior to 1st building permit in North Phase: 199. Acquisition of right-of-way on the east side of Vincent Moraga between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Corridor northbound right turn lane improvements within this road segment. 200. Acquisition of right-of-way on the south side of Rancho California Road between Vincent Moraga Drive and the Murrieta Creek Bridge and construction of all intersection improvements within this road segment including an additional westbound left turn lane on Rancho California Road to Vincent Moraga Drive. 201. Traffic signal and utility relocation where needed and construction of the ultimate build -out of the Rancho California Road, Diaz Road and Vincent Moraga Drive intersection. 202. Construction of the designed onsite Western Bypass Corridor Phase 1 improvements from the project's northern property line to the future Altair Vista intersection. 203. Construction of the Ridge Park Drive and Western Bypass Corridor intersection improvements to provide left -turn ingress and right-in/right-out to Ridge Park Drive. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 204. Install Multi -Way Stop Controls at the First Street & Pujol Street intersection. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 205. The following improvements shall be constructed as part of the North Phase and completed prior to the earlier of, i) the 350th building permit in North Phase, or ii) the 1st building permit in the Central Phase: 206. Acquisition of right-of-way on the west side of Vincent Moraga Drive between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Corridor improvements within this road segment. 207. Acquisition of right-of-way on the east side and west side of Vincent Moraga Drive between Felix Valdez and Ridge Park Drive and construction of the designed Western Bypass Corridor improvements within this road segment. 208. Following the occupancy of both villages within this North Phase (Village A and Village B), optimize Adaptive Traffic Signal Program at: (a) Intersection of Old Town Front Street and Rancho California Road; (b) Intersection of Ynez Road and Rancho California Road; (c) including the collection of intersection traffic count data at affected intersections. Tract Map 36959-2 (Central Phase) In addition to the above noted Conditions, the following improvements shall be completed as part of Central Phase and prior to 1St building permit in Central Phase: 209. Construction of the designed Coromell Trail road segment between Altair Vista and First Street. 210. Installation of one (1) new left turn lane (re -stripe only), and modify signal operation, install signal indications and necessary equipment at Ynez Road and Santiago Road. 211. Construction of traffic signals at the Pujol Street and First Street intersection. Developer shall construct one hundred percent (100%) of this Fair Share traffic improvement. 212. The following improvements shall be constructed as part of the Central Phase and completed prior to the issuance of any building permits on pads south of the Village C Park: a. Construction of the "A" Street vehicular bridge that crosses over the Village C Park. 213. The following improvements shall be constructed as part of the Central Phase, shall commence before the 700th building permit is issued in the project and completed prior to the earlier of, i) the 950th building permit in the project, or ii) the 1St building permit in the South Phase: a. Construction of either the Western Bypass Bridge or construction of the Western Bypass Corridor Phase 2 improvements (two (2) eastern lanes; ultimate northbound) including parallel Class 1 bikeway. If requested by Developer, City will allow for stockpiling of dirt on either Village G or the Nature Center Parcel prior to grading permit issuance for the Civic Phase. 214. Following the construction of the Western Bypass Bridge and Phase 2 Road, optimize Adaptive Traffic Signal Program at: (a) Intersection of 1-15 northbound onramp and Temecula Parkway; (b) Intersection of Temecula Parkway and Margarita Road; (c) Intersection of Ynez Road and Santiago Road; (d) including the collection of intersection traffic count data at these affected intersections. Tract Map 36959-3 (South Phase) 215. In addition to the above noted Conditions, the following improvements shall be completed as part of South Phase and prior to 1St building permit in South Phase: a. Construction of both the Western Bypass Bridge and construction of the Western Bypass Corridor Phase 2 improvements (two (2) eastern lanes; ultimate northbound) including parallel Class 1 bikeway. If requested by Developer, City will allow for stockpiling of dirt on either Village G or the Nature Center Parcel prior to grading permit issuance for the Nature Center Phase. b. Construction of traffic signal improvements at the Western Bypass Corridor and Altair Vista intersection. c. Construction of the designed "B" Street North road segment between Altair Vista and the Western Bypass Corridor. 216. Following the completion of the villages in this South Phase (Village D, Village E and Village F), optimize Adaptive Traffic Signal Program at: (a) Intersection of 1-15 northbound onramp and Temecula Parkway; (b) Intersection of Temecula Parkway and Margarita Road; (c) Intersection of Ynez Road and Santiago Road; (d) including the collection of intersection traffic count data at these affected intersections. Tract Map 36959 (Civic Phase) 217. In addition to the above noted Conditions, the following improvements shall be completed as part of Civic Phase and prior to 1St building permit in Civic Phase: a. Construction of all remaining Western Bypass Corridor improvements (Phase 3 which includes 2 western lanes; southbound). b. Construction of traffic signal improvements at the Western Bypass and "B" Street intersection. 218. Following completion of both villages in this Civic Phase (Village G and Nature Center), optimize Adaptive Traffic Signal Program at: (a) Intersection of Old Town Front Street and Rancho California Road. (b) Intersection of Ynez Road and Rancho California Road; (c) Intersection of 1-15 northbound onramp and Temecula Parkway; (d) Intersection of Temecula Parkway and Margarita Road; (e) Intersection of Ynez Road and Santiago Road; (f) including the collection of intersection traffic count data at these affected intersections. TEMECULA COMMUNITY SERVICES DEPARTMENT General Requirements 219. If any of the following conditions of approval differ from the Specific Plan text or exhibits, the conditions enumerated herein shall take precedent. 220. The current park dedication requirement (Quimby) shall be satisfied with the 5 acre community park, the proposed private Parks that are HOA owned and maintained including recreational areas identified in the Altair Specific Plan. 221. The actual design of the 5 acre community park in Central Phase shall be in substantial conformance with the conceptual designs and guidelines identified within the Specific Plan. Prior to submittal of construction plans, the developer shall meet with the Director of Community Services to determine the location and specifications of the park amenities to be provided on site. Construction plans and specifications must be approved by the Director of Community Services. 222. All park plans submitted for consideration shall be in conformance with the City of Temecula Landscape and Irrigation Specifications and Installation Details and the Park Land and Landscape Dedication Process. 223. The design of the community park in Central Phase shall provide for pedestrian circulation and access for the disabled throughout the park. 224. The developer, the developer's successor or assignee, or Master HOA shall be responsible for all maintenance of the park sites and slopes/landscaping areas except as defined in the Development Agreement, on Developer Responsibility Map. 225. The 5 acre community park shall be improved and dedicated to the City free and clear of any liens, assessment fees, or easements that would preclude the City from utilizing the property for public purposes. A policy of title insurance and a soils assessment report shall also be provided with the conveyance of the property. 226. The developer may receive a credit against the park component of the City's Development Impact Fee (DIF) based upon the actual cost of improving the community park in Central Phase. The fee/credit issue shall be addressed pursuant to the execution of a Development Agreement or a Park Improvement Agreement between the applicant and the City prior to approval of the final map. Board of Directors Stephen. J, Corona Presider& John E. Hoagland Sr. Vice President. Ben R. Drake Lisa D, Herman William E, Plurrimer James "Stew" Stewart Roger C. Ziemer Officers Matthew G. Stone General Manager •Richard S. Williamson, P.E. Assistant General Manager Jeffrey I/ Armstrong CFOITreasurer Fred F. Edgeeomb, NIPA Director of Operations & Maintenance Andrew L. Webster, PAX Chief Engineer Kern E, Garcia District Seuetary James asilpin Best Best & Krieger LLP General Counsel August 26, 2014 Matthew Peters Project Planner City of Temecula Post Office Box 9033 Temecula, CA 92589-9033 SUBJECT: WATER AVAILABILITY ALTAIR SPECIFIC PLAN, PA14-0159 APN 922-210-049; APN 940-310-013; APN 940-310-015; APN 940-310-016; APN 940-310-044; APN 940-310-045; APN 940-310-046; APN 940-310-047; APN 940-310-048; APN 940-320-001; APN 940-320-002; APN 940-320-003; APN 940-320-004; APN 940-320-005; APN 940-320-006; AND APN 940-320-007 [AMBIENT COMMUNITIES] Dear Mr. Peters: Please be advised that the above -referenced project/property is located within the service boundaries of Rancho California Water District (RCWD/District). Existing water service is provided to portions of the subject project/property under District Account No. 01-06-95321-0 for APNs 940-310-045, 940-310-046, 940-310-047, and 940-310-048. Additions or modifications to water service arrangements are subject to the Rules and Regulations (governing) Water System Facilities and Service, as well as the completion of financial arrangements between RCWD and the property owner. Water service to individual lots will require the extension of water facilities within dedicated public and/or private right-of-ways. Individual water meters will be required for each lot and/or project unit, including separate water meters for landscape irrigation, as applicable. Section 9.4 of the Altair Specific Plan should state that utility placement of District utilities for both water and recycled water systems (including related advanced metering infrastructure antenna) is required to comply with RCWD standards and requirements for proper District operations. North of the subject project/property fronts an existing 12 -inch diameter water pipeline (1305 Pressure Zone) within Ridge Park Drive. East of the subject project/property fronts an existing 8 -inch diameter water pipeline (1305 Pressure Zone) within 6th Street. East of the subject project/property also fronts existing 22 -inch diameter and 36 -inch diameter water pipelines (both 1305 Pressure Zone) at the intersection of Calle Cerrillo and Pujol Street. Existing 30 -inch diameter and 42 -inch diameter water pipelines (both 1305 Pressure Zone) bisect the property at APN 922-210-049 and continue to Pujol Street. Section 6.2.1 of the Altair Specific Plan should be corrected to reference service from the 1305 Pressure Zone, as well as the 22 -inch and 36 -inch diameter parallel water pipelines within Pujol Street. Rancho California Water District 12135 Winchester Read Post Office Bax 3517 ( Temecula, California 92589-9017 ( (951) 296-6905 ) FAX (951) 296.61160 Letter to Matthew Peters/City of Temecula August 26, 2014 Page 2 An existing 24 -inch diameter recycled water pipeline (1381 Pressure Zone) exists east of the subject project/property within 6th Street, which continues along Pujol Street with a 20 -inch diameter recycled water pipeline (1381 Pressure Zone). An existing 20 -inch diameter recycled water pipeline exists east of the subject project/property within Temecula Parkway (1381 Pressure Zone). Section 6.2.1 of the Altair Specific Plan should be corrected to reference service from the Rancho California Water District via the 1381 Pressure Zone. Water availability is contingent upon the property owner(s) signing an Agency Agreement that assigns water management rights, if any, to RCWD. In addition, water availability is contingent upon the timing of the subject project/property development relative to water supply shortage contingency measures (pursuant to RCWD's Water Shortage Contingency Plan or other applicable ordinances), and/or the adoption of a required Water Supply Assessment for the development, as determined by the Lead Agency. In accordance with Resolution 2007-10-5, the project/property will be required to use recycled water for all landscape irrigation. Recycled water service, therefore, would be available upon construction of any required on-site and/or off-site recycled water facilities and the completion of financial arrangements between RCWD and the property owner. Requirements for the use of recycled water are available from RCWD. Section 8.5 of the Altair Specific Plan should indicate that the landscape palette should conform to the State's Model Landscape Ordinance, and that the landscaping shall be compatible with recycled water use. Section 5.1.2 of the Altair Specific Plan should indicate that recycled water will be utilized for all grading activities. As soon as feasible, and prior to the preparation of California Environmental Quality Act (CEQA) documents, the project proponent should contact RCWD for a determination of existing water and recycled water system capability, based upon project -specific demands and fire flow requirements. The project proponent shall provide project area layouts, with roadways, to determine required connections and pipeline sizing. District review will consider necessary system looping of water and recycled water systems, considering the project phasing and other capital improvements identified within Section 11.2 of the Altair Specific Plan. The District will also require fire flow and estimated daily demands for hydraulic review for both systems. The project proponent should contact RCWD for an assessment of project -specific deposits for plan review, fees, and other requirements. Sewer service to the subject project/property would be provided by Eastern Municipal Water District. I 4\CS:11027\F450\FEG Rancho California Water District 42135 Winchester Road Post Office U 9017 Temecula, California 92589-9017 (951) 296-6)00 P66 lhll 296-6860 Letter to Matthew Peters/City of Temecula August 26, 2014 Page 3 If you should have any questions or need additional information, please contact an Engineering Services Representative at the District office at (951) 296-6900. Sincerely, RANCHO CALIFORNIA WATER DISTRICT Corry mit Engineering Services Supervisor cc: Corey Wallace, Engineering Manager -Design Warren Back, Engineering Manager -Planning Heath McMahon, Construction Contracts Manager Jeff Kirshberg, Principal Engineer Ambient Communities 14\CS:Im027\F450\FFG Rancho California 43135 Winchester Road Post Office Box 9017 ° Temecula, Cal www. ra nchowate a Di c 51) 296 69))0 • FAX (951) 296-9560 WARREN D. WILLIAMS General Manager -Chief Engineer 1995 MARKET STREET RIVERSIDE, CA 92501 951.955.1200 FAX 951.788.9965 www.rcflood.org RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT City of Temecula Planning Department Post Office Box 9033 Temecula, California 92589-9033 Attention: Matt Peters Ladies and Gentlemen: ` ' 9 2015 Re: Tract 30129 and PA 14-0160 168587 The District does not normally recommend conditions for land divisions or other land use eases in incorporated cities. The District also does not plan check city land use cases, or provide State Division of Real Estate letters or other flood hazard reports for such cases. District cornmentsfrecomiriendations for such cases are nonnally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District has not reviewed the proposed project in detail and the following checked comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety or any other such issue: No comment. This project would not be impacted by District Master Drainage Plan facilities nor are other facilities of regional interest proposed. This project involves District Master Plan facilities. The District will accept ownership of such facilities on written request of the City. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection and administrative fees will be required. X This project may involve, storm drains 36 inches or larger in diameter or other facilities that could be considered regional in nature. The District would consider accepting ownership of such facilities on written request of the City. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance. Plan check, inspection and administrative fees will be required. X This project is located within the limits of the District's Murrieta Creek/Temecula Valley Area Drainage Plan for which drainage fees have been adopted; applicable fees should be paid by cashier's check or money order only to the Flood Control District or City prior to issuance of grading permits. Fees to be paid should be at the rate in effect at the time of issuance of the actual permit. An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities. For further information, contact the District's encroachment permit section at 951.955.1266. GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a Federal Emergency Management Agency (FEMA) mapped flood plain, then the City should require the applicant to provide all studies, calculations, plans and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation or other final approval of the project, and a Letter of Map Revision (LOMR) prior to occupancy. If a natural watercourse or mapped flood plain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Game and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit. Very truly yours, c: Riverside County Planning Department Attn: Kristi Lovelady SKM:blm N Engineering Project Manager Date: March 5, 2015 THE METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA Office of the General Manager April 14, 2015 Mr. Matt Peters City of Temecula Planning Department 41000 Main Street Temecula, CA 92590 Dear Mr. Peters: Tentative Tract No. 30129 Your Case No. PA14-0160 MWD San Diego Pipelines Nos. 4 and 5 Sta. 1587+00 to 1604+00 R/W Parcels 142-4-1 (Fee) Substr. Job No. 4046-15-001 ,4p j8 Thank you for your transmittal letter dated February 19, 2015, submitting prints of the Tentative Tract Map No. 30129 (Sheets 1 through 6 of 6) and conceptual grading plans (Sheets 1 through 12 of 12) for the proposed development located in the vicinity of Pujol Street and Murrieta Creek, in the city of Temecula. Please note that we have granted the City of Temecula's proposed future Highway 79 extension "Western Bypass" bridge and widening the west side of "Pujol Street". Enclosed is a copy of the Metropolitan's road and utility easement dedication to the City of Temecula, Instrument No. 2013-0183349 recorded on April 18, 2013, Official Records of Riverside County. However, this tract development is introducing a private "Altair Vista" road and realigning "Pujol Street" which does not match the City's recently granted easement. Please clarify how this development fits in with.the City's master improvement plans. 700 N. Alameda Street, Los Angeles, California 90012 • Mailing Address: Box 54153, Los Angeles, California 90054-0153 • Telephone (213) 217-6000 Mr. Matt Peters Page 2 April 14, 2015 We have reviewed the submitted plans and our comments and requirements are as follows: 1. The locations of Metropolitan's 97 -inch -inside -diameter San Diego Pipeline No. 5, accompanying varied width fee right-of-way and portions of our 20 -foot -wide road easement, as shown on Sheets 8 and 9 of 12 of the conceptual grading plans and on Sheets 5 and 6 of 6 of the Tentative Tract Map No. 30129, appears to be in general agreement with our records. However, please note that our San Diego Pipeline No. 4 transitions from a 99 -inch -inside -diameter prestressed concrete pipeline into a 89 - inch -inside -diameter welded steel pipeline located approximately on the east edge of the existing Pujol Street. In addition, we request that our Service Connection WR -34 facilities and accompanying fee right-of-way also be shown and identified as Metro- politan's on all pertinent sheets of the plans. Enclosed for your information and use are prints our Drawings B-50431, B-50454, B-56204, B-56205, B-66612, B-66613 and B-48578 and Right -of -Way Map 142-4-1 (Sheet 4 of 6). Metropolitan has no records for the extension of `Pujol Road' located just south of the future "Western Bypass" bridge, as shown on Sheet 8 of 12 of the conceptual grading plans. Please submit evidence to indicate that `Pujol Road' is a dedicated public street at this location; otherwise, this road should not be reflected on the plans. 2. Since ingress/egress and utility rights across our property were reserved per the grant deed for our fee right-of-way (Instrument No. 109720, recorded on December 13, 1967, Official Records of Riverside County), Metropolitan has no general objections to granting public road and utility easement to the City of Temecula. Therefore, the concept of the proposed location of the "Camino Estribo" road across our property, as shown on Sheet 8 of 12 of the conceptual grading plans and on Sheet 5 of your 6 of your Tentative Tract Map No. 30129, is acceptable to Metropolitan. Please note that granting of the "Camino Estribo" road easement will serve as Metropolitan's obligat- ion for the reserved ingress/egress and utility rights in this area on our original grant deed. Metropolitan will subsequently process a quitclaim deed for this obligation in exchange for the "Camino Estribo" public road and utility easement, as this develop- ment moves forward. Appropriate right must be obtained from Metropolitan for the proposed 'E Street' public road and utility crossing portion of Metropolitan's property. Please contact Jeffrey Wynn of our Real Property Development and Management Unit, telephone (213) 217-7659, regarding the requirements and procedures for obtaining temporary Mr. Matt Peters Page 3 April 14, 2015 and/or permanent easement documentations prior to any construction including potholing and exploratory borings within our fee right-of-way. The proposed grading for any proposed roads should not result into a retention basin within the limits of our fee property. Please revise the plans accordingly. 3. The proposed grade for the vertical alignment of the `Camino Estribo' and 'E Street' roads crossing over our San Diego Pipeline Nos. 4 and 5 within our fee right-of-way, as shown on Sheets 8 and 9 of 12 of the conceptual grading plans, are unacceptable to Metropolitan. The proposal indicates the placement of substantial fill that would exceed the 10 -feet -maximum allowable cover for our San Diego Pipeline No. 4; 11 -feet -maximum allowable cover between Station 1595+00 and 1597+70 and 16 - feet -maximum allowable cover between Station 1597+70 and 1602+00 for our San Diego Pipeline No. 5 in this area. Please revise your grading plans accordingly. The actual cover over the San Diego Pipeline Nos. 4 and 5 must be determined by pot- holing or other means acceptable to Metropolitan and must be done under Metro- politan's supervision. Access to Metropolitan's adjacent properties must be main- tained across any proposed road crossings. The submitted conceptual grading plans did not provide enough information to deem the project acceptable. The project proponent must submit detailed grading plans and sections of the proposed road crossings including fill slope adjacent to Metropolitan's fee right-of-way. Please note that any additional fill of 2 feet and above our pipeline and fee right-of- way, a soils report and/or settlement analysis showing the predicted settlement of the pipeline at 10 -foot intervals along with the method of settlement analysis, laboratory testing results and any other supporting documents must be submitted for our review. We are transmitting a copy of our geotechnical guidelines for your information and use. 4. To accommodate our access, 16 -foot -wide driveway approaches must be provided on both sides of the proposed roads along our existing access road within our fee right- of-way. Access ramps, where necessary, must be provided from the drive -way approaches. The grades of these ramps must not exceed 10 percent unless the ramps are paved, then the grades may be a maximum of 20 percent. Gates or re -movable bollards, capable of accommodating Metropolitan's locks, must be in -stalled at these Mr. Matt Peters Page 4 April 14, 2015 politan. We require that the storm drain line be extended across our pipe -lines and that the rip -rap maintains a minimum of 20 feet beyond the edge of our San Diego Pipeline No. 4. We have no objections with the proposed storm drain line and rip -rap along the future "Western Bypass" corridor over our San Diego Pipeline Nos. 4 and 5 within our fee right-of-way and discharges at the bottom edge of the embankment, as shown on Sheet 8 of 12 of your conceptual grading plans, is acceptable to Metropolitan. How- ever, we request that storm drain lines crossing must maintain a minimum of 1 foot of vertical clearances over the top of our pipelines. In addition, the storm drain lines must include secondary containment which consists of a continuous steel sleeve or HDPE pipe with fusion -welded joints, extending 10 feet beyond the edges of our pipelines. 6. Our comments and requirements regarding the tentative tract map are as follows: a. Monumentation for the boundary of Metropolitan's fee right-of-way should be described, shown, and referenced with the proper mathematical ties along measured and record lines, so that their correct location may be determined. Copies of calculations prepared should also be submitted. Any monument recovered from Record of Survey 127/80-93, indicating Metropolitan's location, should also be shown and referenced on the submitted map. b. The entire boundary of Metropolitan's fee property must be defined with bearing and distances for reference on the final map. c. Prior to construction of any improvements for this tract, the developer's engineer and/or land surveyor must prepare and file corner records for the preservation of Metropolitan's monuments within the areas of the proposed improvement or grading. Any monuments that may have been destroyed by impending work done to date must be replaced accordingly. 7. We request a stipulation be added to all pertinent plans or specifications to notify Darwin Potter or Gerri Michael of our Water System Operations Group, telephone Mr. Matt Peters Page 5 April 14, 2015 (951) 926-5853, at least two working days prior to starting any work in the vicinity of our facilities and right-of-way. We are returning prints of Sheets 1, 8, 9, 11 and 12 of 12 of the conceptual grading plans and Sheets 1 through 6 of 6 of the Tentative Tract Map No. 30129, stamped "REVIEWED — CORRECTIONS NOTED — RESUBMITTAL REQUIRED." Facilities constructed within Metropolitan's fee property shall be subject to the paramount right of Metropolitan to use the fee property for the purpose for which it was acquired. If at any time Metropolitan or its assigns should, in the exercise of their rights, find it necessary to remove any of the facilities from the fee property, such removal and replacement shall be at the expense of the owner of the facility. For any further correspondence with Metropolitan relating to this project, please make reference to the Substructures Job Number shown in the upper right-hand corner of the first page of this letter. Should you require any additional information, please contact Ken Chung, telephone (213) 217-7670. Very truly yours, Kieran M. Callanan, P.E. Manager, Substructures Team KC/km DOC#: 4046-15-001 Enclosures (21) DEPARTMENT OF THE ARMY Los Angeles District Corps of Engineers Regulatory Division -Carlsbad Field Office 5900 La Place Court, Suite 100 Carlsbad, CA 92008 May 18, 2015 REPLY TO ATTENTION OF Office of the Chief Regulatory Division Mr. Matthew Peters Project Planner P.O. Box 9033 Temecula, California 92589-9033 SUBJECT: Information regarding requirement for Department of the Army Permit Dear Mr. Peters: This is in response to information received regarding Altair Specific Plan. Based on the information you have provided, we are unable to determine if the proposed work would be regulated under Section 404 of the Clean Water Act or Section 10 of the Rivers and Harbors Act. Please review your project and determine if you need a permit. Applications and additional information are available on our website http://www.spl.usace.army.mil/Missions/Regulatory/PermitProcess.aspx. If you have any questions, please contact Shari Johnson of my staff at 760-602-4829 or via e-mail at Shari.Johnson@usace.army.mil. Therese O. Bradford Chief, South Coast Branch J SOUTHERN CALIFORNIA EDISON' An EDISON INTERNATIONAL Company City of Temecula 41000 Main Street Temecula, CA 92590 Attention: Planning Department Subject: Tract Map No. 36959 September 17, 2015 Please be advised that the division of the property shown on Tract Map No. 36959 will not unreasonably interfere with the free and complete exercise of any facilities and/or easements held by Southern California Edison Company within the boundaries of said map. This letter should not be construed as a subordination of the Company's rights, title and interest in and to said easement(s), nor should this letter be construed as a waiver of any of the provisions contained in said easement(s) or a waiver of costs for relocation of any affected facilities. In the event that the development requires relocation of facilities, on the subject property, which facilities exist by right of easement or otherwise, the owner/developer will be requested to bear the cost of such relocation and provide Edison with suitable replacement rights. Such costs and replacement rights are required prior to the performance of the relocation. If you have any questions, or need additional information in connection with the subject subdivision, please contact me at (626) 302-4473. cc: Butsko Utility Design, Inc. 2131 Walnut Grove Avenue Rosemead, CA 91770 F Steven D. Lowry Title and Real Estate Services Corporate Real Estate Department a%4 emw September 21, 2016 Altair Development EASTERN MUNICIPAL WATER DISTRICT Re: Conceptual Approval to grant utility crossings within Eastern Municipal Water District (EMWD) Easements Altair TTM 36959, City Of Temecula This letter is to grant conceptual approval for the utility crossings across existing EMWD easements shown on the Tentative Tract Map 36959 (attached) for the proposed storm drains, water and dry utilities. The location of these utilities will be generally in the same vicinity as shown (attached) and shall be exactly determined and established during final engineering phase. These crossings shall conform to all of EMWD Standards and Specifications as well as the requirements described in the existing easements. At final engineering all designs of these utility crossings shall be reviewed and approved by EMWD. EMWD has had the opportunity to review the conceptual grading plan. In order to accommodate access to gravity mains, where EMWD sewers are proposed outside of roadways, access shall be provided through the construction of a minimum 20 -foot wide Decomposed Granite surface capable of sustaining HS -20 vehicle loading. Sufficient ingress and egress shall be provided, including turn- arounds. Sincerely, L Maria E. Sambito Director of New Business Cc: John Ward, Director of Engineering Services Armando Arroyo, Senior Civil Engineer Attachments MES 2270 Trumble Road • P.O. Box 8300 • Perris, CA 92572-8300 T 951.928.3777 • F 951.928.6177 emwd.org ATTACHMENT 10B TTM 36959 CDS COMPANIES TENTATIVE TRACT NO. 36959-1, 36959-2, 36959-3 AND 36959 CITY OF TEMECULA R. I3142# I OS °A. 12" WATER S. RECYCLED WATER WESTERN BYPASS CORRIDOR (P- UBLIC) RA V.1272Uo TT 127:2 2— 42 AS 12 7 OPPRAPACE EFILBAEEIVAENN'TE1" 19,K,WAY sT,R,A WESTERN BYPASS CORRIDOR (PUBL- IC) STA ZE VOA2274 50 ERR; Ea( DIST PROP PROP 06 R. R/lyi RAD* EXISTING K.( - 64' 1 ! I I I LANE LANE IWADK RE 1 • % Ali 0--- D. 1, WATER . • N Es ! 0" RECYCLED WDER EX. 8• SEW. VINCENT MORAGA (PUBLIC) SU 16410:g 17.50 78.1R/vi EIX=1"31r PUBLIC UTILITY & ACCESS EASEMENT WDER 3 COROMELL TRAIL (PRIVATE) STP 1,00 - 1,25 COROMELL TRAIL (PRIVATE) ft! I ERE WEE 12' SE2'12 ALTAIR VISTA & "Jr STREET (PRIVATE) ALTAIR ZIANTIEIDESE9E-N2n ralZE5NO 334 55 INEA.E.',WLEKASTEANE042g20 FON714',01A NE 'A" 46' p190. PEA& ACCESS ..MENT PUBL C LT9 ACCESS EASELEN9 0/A EX , SEWER RIDGE PARK DRIVE (PUBLIC) GT/ STO 1031. sEEREE-r= "B" STREET N. (PRIVATE) LAND"APTrArriov;Zar PAR"' BOUNDARY .1 SD EXHIBIT •D FaOK RE1,1.0 „ALL I IFSPRFL•ElAiNs "B" STREET N. (PRIVATE) LAN'ECAPESEAPArEnG‘E&22"9'3" I PUBLIC UTILITY ArANAICCESS EASEMENT "R 74E RE PUBLIC DILI. &E.ELICCESS EASEMENT 11 PA PKNG LANE PK LANE PKNG STORAI 8 SEWER 1 ALTAIR VISTA (PUBLIC) ;tr. ctr, 60 PPE NEW 22 R 22 PKN'tEANEEt A'Nd t ANE tN6 ANE 9 S• RECYCLED 3,,.2 EEICEE STREET &B" STREE4inR(PUBLIC) WATER LOCAL ST,R,LE4ODIFILD) N7S1E9NATERA 1W5925A92"(0(1,NE"‘&2ER•ATEE(5.:AEDA4A0A0 ';+AEOEEAEA SP8 71. ' pg, 10 P.11 25' 20' LANE LANE ,„3:3131 -Lt. 6" WATER -22, .12070,DD 1",'1."8 ErAA 1°2 SE‘EIE "B" STREET N. (PUBLIC) V3= 30%4K: I LANDSCAPED I 12 WATER f PARKWAYS YOH ND PARKING s• „DER ALTAIR VISTA • ONE•WAY (PRIVATE) ONE-WAY STREET WITH PARKING ONE SIDE STA 3,93 (troaBH) (.1,1 R./ E5I. PRCP 32. R.( 93( DIS9 39. R.( if P PUBLIC UTILITY @ ACCESS EASEMENT "E• LANE )!1 ;?EE::.,- ,IF QE1,Q2(AA '2 WAITE' Is. 4, STORM RE„232D .V(5(Z DRAIN EX 12 SEWER 3,? WATER EEIEE NI"' FIRST STREET (PUBLIC) MTH 8ARIES . 12 WATER ALTAIR VISTA • CLJLVERT (PRIVATE) "A" STREET • BRIDGE (PRIVATE) CONTIGUOUS SIDEWALKS WITH NO PARKING (PRIDGEOLVERT LOCATIONS) , PUBLIC UTILITY AY WCWESS EASEMENT DAN VARIES I 4 VARIES VARIES , 1 14,4 31 ,1 (31331EK,E3s• 2 2.1 I 9'1 EVA 12 WATER AE2 EWE' AN( COROMELL TRAIL (PUBLIC) LANDSCAPED PARKWAYS WITH NC PARKING , •A STREE9 S, .80 TO 9400 3 MAW DATE REVISIONS TRACT MAP 1 NO. 36959-1 1 \ (SHEET 4) \ 8 TRACT MAP NO. 36959-2 (SHEET 5) 24 TRAC MAP NS 959-3 (SHEET 6) I 4 TRACT MAP NO. 36959 (SHEET 7) GRAPHIC SCALE 0 BOO 400 BOO I200 PROJECT SUMMARY PHASE 1: TR 36569.1 PHASE 2: TR 36569.2 LAND USE 42Sig.2, NOTE 1 2 RESIDENTIAL RESIDENTIAL 4 17 3 4 RESMENTIAL RES.ENTI, 2 36 - 5 8 RESIDENTIAL RESMENTIAL 824 HOA HOP 7 8 OPEN SPACE OPEN SPACE 463 29 37 HOW CONSERADDN A B RIDGE PARK DRNE YIEDEM B.SS 0 D9 2 37 PUBLIC RA PUBLIC R. C D ADAIR VISTA RIDGE PARK DRNE 0 72 o.og PUBLIC R. pueuc ,/,. PHASE 2: TR 36569.2 TENTATIVE TRACT MAP SUMMARY ASSESSOR'S PARCEL NO.: 922 210 049. 940 310 013, 940 310 015. 940-310-010. 940-310-044, 940-310-095, G40-310-045. 940-310-047. 940-310-048, ZA-M.E.°14: AZEITS: 940-320-.7 PREA OROS& 269 91 AGRES 21nLE ARIZ "OPE LE.. LOTS: Nsr3gr BP,P-80,5 SP (SPECIFIC PLAN) APPLICANT 1EZ,ME tglAg""! (760) 230-1000 OWNER 1EraDINE EINGOVIA."EREDE E(",0722A3E0-0"0'''A ENGINEER EMT:2% RIO NOR. WIEN CA 92. PHASE 3: TR 36569.3 -,,'S, LAND USE 42Sig.2, NOTE 2 RESIDENTIAL 2.55 2.32 3 4 RESIDENTIAL RESIDENTIAL 16.13 - 5 6 RESIDENTIAL/All. USE RESIDENTIAL O., HOA HOP 7 0 RESIDENTIAL RESIDENTIAL 2.51 HOP HOA 0 10 RESIDENTIAL RESIDENTIAL 1.53 1,0 CONSERVATOR CONSERVATOR 11 12 RESIDENTIAL RESIDENTIAL 1.80 HOA , 14 COMMUN. CEIPER RECREATION CENTER 0.30 1,75 RDA HOP 15 16 OPEN SPACE OPEN SPACE 4.54 0.78 HOP RDA , IS OPEN SPACE OPEN SPACE 0.52 4 60 RSA HOP 20 PARK OPEN SPACE 5,04 0.59 PUBLIC PARK RDA 21 22 OPEN SPACE OPEN SPACE 0.63 1.65 HOP HOP 23 24 OPEN SPACE OPEN SPACE 1,39 1,80 RDA RSA 25 A OPEN SPACE YIE.ERN an'ess 8 OD 5.13 CONSERVATION PUBLIC RA B C AL,IR VIS, ADAIR VISTA 0 87 2., PUBLIC R. PRNATE R.( D E CORNELL TRAIL CORDELL TRAIL 2 72 0.90 PR., R. PUBLIC R. F 522 STREET 0.91 PRNATE R.( TENTATIVE TRACT MAP SUMMARY ASSESSOR'S PARCEL NO.: 922 210 049. 940 310 013, 940 310 015. 940-310-010. 940-310-044, 940-310-095, G40-310-045. 940-310-047. 940-310-048, ZA-M.E.°14: AZEITS: 940-320-.7 PREA OROS& 269 91 AGRES 21nLE ARIZ "OPE LE.. LOTS: Nsr3gr BP,P-80,5 SP (SPECIFIC PLAN) APPLICANT 1EZ,ME tglAg""! (760) 230-1000 OWNER 1EraDINE EINGOVIA."EREDE E(",0722A3E0-0"0'''A ENGINEER EMT:2% RIO NOR. WIEN CA 92. PHASE 3: TR 36569.3 -,,'S, LAND USE 42Sig.2, NOTE 1 2 RESIDENTIAL RESIDENTIAL 2.55 2.32 3 4 RESIDENTIAL RESIDENTIAL 16.13 - 5 6 RESIDENTIAL RESIDENTIAL 1.23 HOA HOP 7 B RESIDENTIAL RESIDENTIAL 2.51 HOP HOA 9 10 RESIDENTIAL RESIDENTIAL 1.92 CONSERVATOR CONSERVATOR 12 OPEN SPACE 5.40 HOA 15 OPEN SPACE PARK 9,88 0.80 HOA HOP 15 15 OPEN SPACE OPEN SPACE 0.74 0.52 HOA HOA 18 PARK OPEN SPACE O. 0.28 HOP HOP 19 20 OPEN SPACE OPEN SPACE 2.64 S. HOA CONSERVAlION A a WESTERN BYPASS ALTAIR PS, 4.70 2. PUBLIC RAVI PRIV. RA c D 'a' STREET N. •B• STREET N. 1, 0,36 PRIVA9E R. PUBLIC RAVI PHASE 4: TR 36569 lEINOE ERSE "SE (CARTS) SS' 1 RESIDENTIAL 2,50 2 RESIDENTIAL CIVIC 16.13 - 9 5 OPEN SPACE OPEN SPACE 0.31 0,12 HOA HOP 6 7 OPEN SPACE OPEN SPACE 0.42 9.25 HOP HOA S 9 OPEN SPACE OPEN SPACE 9,23 54.63 CONSERVATOR CONSERVATOR 10 A OPEN SPACE WESTERN BYPASS 2.61 2, CONSERVATOR PUBLIC RAVI B C "8" STREET S. .• STREET 0,31 0.70 PUBLIC RAVI PUBLIC a/vi 'TOTAL (GROSS ACRE.] 1101AL (NE9 ACRE.) I 236,5 I NO, AREA CAL...110, NOT 30 INCLUDE LOTS D AND L (TR. MAP 56959) PROPOSED BUILDABLE LOT TOTAL OPEN SPACE 90. CIRCULATION TOTAL MWD EASEMENT AREAS LO1 ,ND USE "C. STREET 0 29 PUBLIC R. 0.413 PUBLIC RP, LEGAL DESCRIPTION SEE SHEET 2 GENERAL NOTES 9,1411„EN,993.r3MIEXL035,13(.3/31WDEp ,FIZZNERSHIP OF THE 9PLECILLA WEST ..E. LLC. AND 2 ALL DiSENO STRUCTURES CP 1HE SUBJECT PROPER, SHALL DE REMOVED 1"EtTREE'D °A;!,,,nElgtg X",!(3r2Et11,,I,72,70.FAR,TUg',..N. ELIP9 F. THOSE 5 ‘SEPE/N.PATIEVE EEIFEEETTPEL"FEC'Eg.NRIA2 E(AA" MIN SIDE YARD SE913. = 5 A1iN REAR SETBACK 5 MIN FRONT SETBACK = 5 " ETI2C/(r.(9'1D(E'DEIVRNINIELBLED'AIEIEROEVIEDNE'NET'SAINNIATC(C'DER'DXL E'124EH'ECIT2YEEDEO'DEENSZLNDNa'SEAND 8 snycrgnzs, LO,TED IN 91, PUBLIC STREET RIGHT -OF -W. SHALL PE PLACED IN ACCORDANCE WITH THE CiTV TEDEDELP IRAFED AND IRANSPORIPEON DES. WOE.. (OR DON.. PLACEMENT 9 THE RESOD/OH RESERVES THE RIGHT 90 FILL MULTIPLE FINAL MAPS PLR SEC 55455 1 OF 91, STA, MAP 10 ADE ONSDE PRIVA, STORM DRAIN AND WATER DUALITY FACILITIES SHALL BE PRIVATELY MAIN9AINED "AINCEIlInfdAELAEREINHWEATENHZAAPREPZ;21ETE rffRASNEDOEUNEETY7A191."LIENEAIEEENEA(g1 AN 12 EER(ZR1'17LESEPLIA"P"N'EZOLEIL'EAVEVR'EFIXELEPEAVDEBNE2P16=50AEA.DNEAIREtS1 28, 2. • THIS TEN9ATIVE MAP INCLUDES THE ENTIRE .91CUGUS OF OWNERSHIP ELSINORE FAULT ZONE 19. 9131135,1r31„5.31P3(0.3l33A,RFESMAW3G=R0INDUSTRIAL CONDOMINIUM PROJECT AS DEFINED IN SECTION BASIS OF BEARINGS 91, BASIS OF BEARINGS HEREON ARE BASED ON GPS STATIC OBSERVADONS AND ARE GP THE STAlE PLANE ,OORDINA, SYS... CA 1^E'n nEnc,,HNTung.3.r.s?„EN'tz^gn,.?nsurry°F,',7Eolv,„%r„',„°,,EBEE:%Nrg2Fn.np,TJAN.".. LEGEND CENTER LINE PROPOSED PROPER, LINE de F. LINE EXISTING PROPERTY LINE @ LINE - ULTIMATE ROW LINE EXISTING EASEMENT PROPOSED EASEMENT ........ TRACT BOUNDARY PHASING BOUNDARY LOT RUDER LOT STREET LOT .L MODIFICATION ZONE A EXISTING EASEMENT SNEE1 PROPOSED EASEMENT 1 BY APPROVEDBRCE No. A 7 VILLAGE MAP 1 I• 1 — q dNO 36959 1 "141 TRACT MAP \ °PEN SPACE $40 Pi 1111 LEGEND \ woe 25 11111 agE NAP c 2 N• �j WLACE BOUNDARIES PHASE BOUNDARY TRACT MAP NO. 36959.2 TRACT MAP NO. 36959.3 TRACT MAP NO. 36959 PHASING SUMMARY PHASE TR,C1 MAP NO. VLLACE (00.04 nrl NORTH VILLAGE A' 15.61 WLACE 12 46 CENTRAL VILL4CE C• NORTH VILLAGE •O' SOUTH SOUTH WWE 7.134 VILLAGE 9 03 CIVIC TR,C1 MAP NO 36959 WLACE .0. 7.05 CIVC SITE 1617 GRAPHIC SCALE 100 0 200 100 BOO 1200 I 1 TRACT MAP\ NO. 36959.1 NORTH PHASE 11 TRACT MAP NO. 36959.2 1 CENTRAL PHASE TRACT MAP I NO. 36959.3 120 SOUTH PHASE TRACT MAP NO. 36959 CIVIC PHASE 100 1„U"7e])X. GRAPHIC SCALE LEGAL DESCRIPTION AND A PORTION OF PARCEL 4 Of PARCEL MAP 10814. AS SHOW BY MAP ON FILE IN BOOK 78 PAGES 5 THROUGH 5 Of WO COUNTY ALSO OLIN° A PORTION OF THE RANCHO SANTA ROSA AND RANCHO CALIFORNIA AND PARCELS 1 THROUGH INCLUSW 03 SAID DESCRIBED PROPERTY AS SHOWN ON RECORD OF SURVEY RECORDED JUNE 2 2015 IN BOOK 149 PAGES 3HROUCH 16 ON FILE AT THE OFFICE OF THE COUNTY REORDER OF RWRSIDE COUNTY. STATE OF CALIFORNIA PROPOSED EASEMENTS on EZ9mn9 ON,NE nNa �OgB T9 BE EPRIVATE EASEMENT FOR MAINTENANCE AND ACCESS PURPOSES. ER AR.n„ER PNRP032E TO BE EZ FOR wale PURPOSES To BE RESERVER 1FU 0 UBL0"E MENT CCEES PURPOSESN ACRESAND EXISTING EASEMENTS �CARPOSES. PER INST Na 199o -m810. REC SEP,EMIEEE, AZLL BER990 REro1 DE�.PER NO. 1981-114939. KC .UNE 19. 1951 AE< NO ,9 8 7-114 9 41, ALASEMENT FOR SEVIER PIPELINES PER DEED. INST NO .B7-324947. REC. NOVEMBER 12. 1987 ALASEMENT FOR SEMR PIPELINES PER DEED. INST. C987-324951. VER NOVEMBER 12. 1987 OE NO. ,987-324955. REC.. NOVEMBER 1 1987 o PURPOSES. PER INST. NO. ,990-188789. REC. MAY 990 AU Pus BSE£ PER NST. NO. 1990-188790, REC. MAY 3. 990 ALA EMENT TO RANCHO CALIFORNIA VOTER DISTRICT FOR PIPELINE PURPOSES. PER NST. N0. 2001-808014, REC. OCTOBER01 N0 sN,0;Az 01R. TREc 0c,0E 2001 TER AmSTiNST. NO 1977-113639. HO. JUNE 20. 1977 EXISTING EASEMENTS TO BE VACATED ,LEAPARCEL 1.44P Qca 25909. BOOK la PACES 11 O uT�Em P „'E PER v w<,B2sa nsEi eas 67-'4 ALASEMENT FOR SEMR PIPELINES PER DEED INST eco 1987-324959 RE NOVEMBER 1 1987 ASEMENT FOR SEMR PIPELINES PER DEED. INST QNO. 1987-324937. REc. NOVEMBER 12 1987 uP0sEsPER, . V NO 195,,7727 Z If, n1938 A 200 100 BOO 1200 REVEIONS MARK DATE BENCH MASK No.O5u ^runc 0x5304 ELEVATION. 1155.13 NATIONAL 3EOEETICSURVEv BENCR1IAa1, Laa-E3I1,se, DIEGO COUNT, 0.2 LILES SOS, OF SHE ITERSECION OF SSE 15 ALS SHE RIVERSIDE ' SAN ANSDIEGO nI°eonH ANO 29 FEET NOR... OF AN ELESSNE. LOCATES IICESE NORTHEAST QUADRANT OF POLER1 '.STEEL ROD SET FLUSH. C `fa7 2020 Camino Del Ro North, Suite 1000 San Dego, California 92108 Phone619-296-9373 Fax 619-296-5683 57014 KEW. DmiE CITY OF TEMECULA TENTATIVE TRACT MAP NO. 36959-1, 36959-2, 36959-3 & 36959 SHEE- 2 7 - NOT FDR CONSTRUCTION P4 ,O RIDGE AV 155 12' PARCEL 1,APP PCL PCL 11 122 02. NZ 96 8 PARCEL 20 PARCEL I 6 03 89 48, pARCEL 4 MAP PARCEL 21 ,149 PARCEL 2 18254 w w x S 32/46 SOME 15/726 BLK 37 BLA 36 N45.3194021_863 78 w w 82 1 Cn PUJOL STREET LK Iry� �I I� ml 23869 4.01 PARCEL 23 PUB 116/69-18 PI ZI 74,447.72- 32535 1 N3\ -5e5\ 52 EXISTING EASEMENTS ©Las APURPOses. PLR w5.*. No. 199o-5n01o. Rm sEPTLMEER z1, 1990 PER TMST. NO. 19E8-99905. REC. APRIL IS. 1,8811 PER AE9SESIEST TO SOUTHERN CALIFORNIA GAS �I ST. NO. 1981-114969. REC JUNE 19.1961 N0. 196/-924941. ACAS 1981-124941. PEC NOAEMBER 12. 1 MENT FOR SD. PIPELINES PER DEED. INS9. SO 1989-324942. Ree rvo4,48Ea U. 1962 A SO. 1901-.124951, PEC. NOVEMBER 12.1961 AA NO 1987-324955. REC. ER 12. 987 SEMENT TO EASTERN L WATER DISTRICT FOR SENER A PURPOSES, PER INST. NONOi 90-188189, REC. MAY 21. 1990 A PUROESSPO190i®sRraMSFu o R PPSEASTERN 1-eoRAIS9 ALASEMENT TO RANCHO CALIFORNIA WATER DISTRICT FOR PIPELINE URPOSES. PLR INST. N0. 2049-505014. REC. n OCTOBER . 2001 ATPEMPORARY CONSTRUCTION EASEMENT TO RANCI90 CALIFORNIA 4999ER DISTRICT. R 2001-505018. RLC OCTOBER 11. 2001 ALASEMENT TO SOUTHERN CALIFORNIA EDISON PER EXISTING EASEMENTS TO BE VACATED ALA, NO 2396E. PnRCEL Mm Ara a N9414ZOP�MB I,C ROAD AND uilury PURPOSES PER PM..54 ALU AcsUos 9eT-/74959 arc rvo51Meea lz, 19-1 QEAs PURPOSES. PER MST. NO. 1E68-65727. REC. JULY 11. 19913 AP IVA.. PER IN N0. r91a1E561. PEC FLBRUARv 20. r910 53 PARCEL MAP 9835 PARCEL 25 4 FSR PUB 02/21-41 PARCEL PUJOL STREET OFFSITE R/W D'DICATION PER TR 5656 PARCEL 26 82 LL RF << MAP SEE DETAIL 'LC 18254PRCEL 21 PUB 116/69-70 PARCEL MOP 28627-1 PMe 200/10,102 REMAINDER PARCEL RR, PARCEL 2B DETAIL "A" N T.s. GRAPHIC SCALE 0 IGO NO 100 BOO t 1n<n-z41N PARCEL MAP 18254 PUB Ile/0-78 PARCEL MAP 10814 PM 18/5-8 PORTON PARCEL 4 PARCEL MAP I 6815 106 Pus 29/21-41 405 REVEIONS MARK DATE REEK:NE.0E No. BENCH MARK NA.cEN TLINN 005804 ELEVATOR. 1155.16 NATIONAL GEODETIC SIEVEV BENCIAIMK LOCATED IN S. DIEGO LOU.. 0.2 LILES SOU, OF iFIE ITERSECIal OF ERE 15 40 iNE RATES. 'SRN DIE ISCUNTS LINE. LO.TED THE NORTHEAST QUADRANT OF THE IRTE GAINBonH AND 29 FEET NORT-HEST OF AN EL_:MIL1ER.5 AND R'.STEEL ROD SET FLUSH. C 1S 2020 Camino Del RI0 North, Suite 1000 San Diego, celltornla 92108 Phone'. 618-296-9373 663 uwArN 509-29 om 57019 RCE No. DmiE CITY OF TEMECULA TENTATIVE TRACT MAP NO. 36959-1, 36959-2, 36959-3, 36959 SHEE- 3 7 -NOT FOR CONSTRUCTION '.1 940-310-014 8 29.37 AC CONSERVATION AREA ZDN, 940-310-040 940-330-008 940-310-030 940-310-031 940-310-059 940-310-060 1 6.18 AC 940-310-056 5 7.24 AC uJ 0 017 0- u) 00 .L9 1,uJ s,. 5.1 AC (SEE EXHIBIT "G / c;/ 41,,,,k 9-029 /I ft*4141 ,-/ 0::,,,,,/04 :„.,,,, 2 41„ 921-020-055 N, /sY, , \V121-0 0-° 0„ I621-2 1-427 OS N V 9291281-016 la i 1111T4!1 TRACT MAP NO. 36959-2 (SEE SHEET 5) 4.1 0 PROPOSED EASEMENTS E n'Eln:A7-07TgagsEnEr=5. E zraprE,NET,TwAr EXISTING EASEMENTS PHASE 1: 75 36569.1 a LA. OSE ,ARTI, BOIL A a RIDGE PA. CNA LYPS1. BYPASS POP OPP PCB. B. PUBLIC ROV IP RIDGE PA. CNA OM PUBLIC B/. GRAPHIC SCALE 0 50 100 200 MO 1 in:NOTO) REVRONS BENCH MARK No.CEINI TUNG' 00.04 ELEVATION. 1155.1ti C arS 2020 Cam no Del Ro North, Sulte 1000 San Dego, California 92108 Phone 619-296-9373 Fax 619-296-5683 CITY OF TEMECULA TENTATIVE TRACT MAP NO. 36959-1 4 7 - NOT FDR CONSTRUCTION 5'48080-001 TRACT MAP NO. 36959-1 (SEE SHEET 4) 940-088002 N. 940.310-049 00 0 3 3.74 AC 922-054.009 922-052010 948090.007 948098005 0 I J5.1- _ VaT 922-058011 1 01 9 2- 54-02 MAIN STREET 922-062.001 08 922-062-002 Fs, I 101 L' I 0 53 922-062-006 1 922.062-007 922.062-008 20 0.59 AC OPEN SPACE 922-062.010 940-090-006 21 0.83 AC OPEN SPACE, 92206202. 922-062.024 iGRAPHIC SCALE 100 0 50 ILO 200 WO 1e666 1 TRACT MAP NO. 36959-3 (SEE SHEET 6) 17 0.52 AC OPEN SPACE SEE DETAIL "B" FIRST STREET LOT "D" COROMELL TRAIL (PRIVATE) LOT "E" COROMELL TRAIL (PUBLIC) FIRST STREET LIC) / / 4 DETAIL "B" NOTE: OFFSITE IMPROVEMENTS FOR FIRST STREET AND COROMELL TR,IL WILL BE CONSTRUCTED PER TR 36959-2 GRAPHIC SCALE 40 0 20 40 00 120 PROPOSED EASEMENTS E Ez,,,,EART0ArrE,NE,FTRAL5,1Z DRAIN PURPOSES. TO DE EPRIVATE EASEMENT FOR MAINTENANCE AND ACCESS PURPOSES. ErEARTOAZZLF,O,VANITARY SENER PURFOSES. TO BE EMIVaLE.VAVENT FOR WATER PURPOSES TO BE RESERVED EPUBLIC EASEMENT FOR ACCESS PURPOSES. EXISTING EASEMENTS A,LASEMENT TO SOUTHERN CALIFORNIA GAS COMPANY P INS, NO, 1981-114969 REC JAE 19. 1981 ER AEPSEniElfr SEMIR PH:TUNES PER DEEP MST NO 1987-324955, REC NOVEMBER 12, 198.7 A EF..=1.E4T„ T.FpErZlarruiCiPPL,..17 DiSTR, !CP SE MR REC. MAY 23. 1990 PHASE 2: TR 36569.2 1 SCHOOL/RESIDENTIAL 7.07 2 3 RESIDENTIAL RESIDENT. 4 5 RESIDENTIAL RESIDENTIAL/MINED USE 0.90 6 7 RESIDENTIAL RESIDENTIAL 8 9 RESIDENTIAL RESIDENTIAL 1.53 10 11 RESIDENT. RESIDENTIAL -REE, 12 13 RESIDENTIAL COMAIUNTY CENTER 2.28 0.30 HOP 14 15 RECREATION CENTER OPEN SPACE 1.75 4, HOA HOA 16 , OPEN SPACE OVEN SI,Pa 0.78 0 52 HOP HOP 18 OPEN SPACE P. 4.60 5,04 HOA PUBLIC PARK 20 21 OPEN SPACE OPEN SPACE 0.59 0.83 HOP HOA 22 23 OPEN SPACE OPEN SPACE 1.63 1,39 HOA HOP 24 25 OVEN SI,Pa OPEN SPACE 1.. 8.06 HOP CONSERVATION A B WESTERN B,ASS ALTAIR VISTA 5.13 0.87 PUBLIC R.,,,, PUBLIC RA, C D ALTAIR VISTA CORNELL TRAIL 2.17 2.73 PRNATE RPII PRNATE RPM E f [OIRCVELL TR., -A- STREET OA 0.91 PUBLIC R.,,,, PIRNA, IR/VI REVRONS APPRO....OE No. BENCH MASK No.cew ^ru.. on. ELEVATION. 1155.16 NATIONAL GEODETIC SUP...Et BENCH1.1.5,1, LOCATED IN Sql DIEGO LOU.. 0.2 LILES SOI.J, OF iHE ITERSECION OF EiE 15.40 LIHE WENS. SAN DIEGO COLIN,' LINE. LOCATED 11‘. THE NORTHEAST QUADRANT OF THE NNE, AND 12PINKR VALLE, PELT,. 29 FEELL NONE -HEST OF AN ELENTROLER. STEEL RON SET FLUSH. C 2020 Camino Del Rio North, Suite 1000 San Diego, California 92108 Phone: 619-296-9373 Fax 619-296-5683 tem.cscos.corn N.RNOLD :MILT JR. RCE CITY OF TEMECULA TENTATIVE TRACT MAP NO. 36959-2 5 7 - NOT FOR CONSTRUCTION TRACT MAP NO. 36959-2 A, (SEE SHEET 5) Q, PHASE 3: TR 36569.3 PROPOSED EASEMENTS LA" un �LRR N. o �° PESIDENTIALE 55 PA ° RE �D ON °: rIN°:MAP. 1 940-090-006 I m = N s9 `" s 21 0.83 AC OPEN SPACE. +. . 22 7.6 REM - 3AO OPc SPgC RESIDE/O. 5 PATE EASEMENT FOR MAiNTENANTE AND ACCESS PRRPOSES AR, ""R ""E. DRPO� TD SL a RESIDENTIAL ©°ry�A<,::As:MEe, A°° r,0-.:° °u�a9Es,° /EN ��avEo n s I1 E 9 0 RESIDENTIAL RESIDENTIAL PUBLIC EASEMENT FOR ACCESS PURPOSES REM OPEN SPACE 4.52 5.40 H0.2 s r.1ael -32.001.96 AC OT E'\ �_�OPEN 2.55AC i .14, SPACE 4.08 H OPEN SPACE 0 HOA QEXISTINGEASEMENTS �v PER LASEMENT TO N CALIFORN, CPS uP 1 1 LR� Eh � �� _\ _�_--2 � s �- P. � Ns. No sal „scs P[c� OPEN SPACE MA H0.2 ONS. 1987-3.41. REC eCaCPz.°ilei m I 1 2 % <,,,iii w ¢ 2.32 AC 2.15 AC !, � 1 v o I Q,z , ,jjAInn LT, m1 0 ¢'= nlp.' -32 00 N O zl ai w zs 16 >, i 949-994979 '. OAF 10N CONSERVATION I EAxMEnT COR SOEwERRP 1987-32494, PSE REC. NOVEMBERPLR z.DEED. 1987 . MATCHLINE 0-,C ww ATR 18/VI QEASEMENT FOP SEWER PIPELINES PLR DEED. INST NO �PeT_ET,Ps. �R NOUEMaEA,A „O, - SEE L� LEFT m r� w3 AS y \ s .63. !W. \� oo \ P ,,0o\ TRACT NO. 36959 (SEE SHEET .6 ° e -- MAP R STREET N MATCHLINE 11 A C AS 0-B 1, %.0.3; 7) D-. D �� - RUL RAVE - SEE \ 9,� ` � A,LnsMENT FOR SEWER PIPELINES PER DEED. CRs NO. D� 0-.55, NOVEMBER I 198 LEFT 0,_4<, 0- Q- z.4- y �� J�� aOaR Si HITE . ERICA -SO PER P 36.8 LOT"y"B ETN. 'IBLIC) 18 .. \ \ \'\� 1.6 GRAPHIC SCALE 100 o bMO MO p z m' N1:2129 /9R. ��p� P 15 o � CF074AC96'''''2? ° E4l$PACE 9< s0- I O 1 ^0-w i 940-140-0091:1 0-i Lu U ¢ ¢� cL a _ ¢ ��F— o m•, .- Lu am e 8 '� 5 1i 2.51 AC 1.51 AC r; y� Q �( a�� ' 5 �� 1.23 AC 1 1 949-149-01(0 I 17 - 1 0.25 AC 1 PARK ,DD 1° 9 c.) QI rni 9 m 9Zz a �, 1.42 AC zsa �� i °p tee- .), v;�; 7 Q! ; 1.17AC , - 5U; i o 949449-911 j 1 940-149-012 MATCHLINE - SEE RIGHT /ifLi I � �O �Q �� 4 Z x'4.51 AC _ �' m T` --MATCHLINE ��4 ??'a I eW ,,; ,, g''''770-0„ 66 ' ' . .9,,,..7,,,07, v r- jI ,10 -SEE RIGHT nn nn ) KEY MAP REVEIONS BENCH MARK No.ce4 rvuuc..005304 ELEVATION. 1..12 2020 Camino Cel Rio North, Suite 1000 CITY OF TEMECULA TENTATIVE TRACT MAP NO. 36959-3 0404 04 2 a � 71 6 OF 7 C `IS San Diego, California 92108 Phone: 619-2969373 Fax: 61e9- 596--5883 NATIONAL GEODETICSURVEY PENCRI:IAPP EATED IM SAN DIEGO LOOM, - SOUTH OETLO INTER SECTIONOETTAI[AUATRC-RNERSHE 9� LoSTEEL ODSEFLUSH. DI THE NORTRE�TQUADRANT OETREUE'N` ODSETEw . NA°DeS��DDAD,AERTDEANE:�TRD r.1FRH DATE sv APPROVED !FOE No. ARNOLD �.�RITEL5. a570. LENo. DOTE - NOT FOR CONSTRUCTION PROPOSED EASEMENTS PHASE 4: TR 36569 OA 1�. oiAsr 1 ,� \, �. MAT 1 A, LINei E. S .o,l CSTREET FRC (PUBLIC) R� — — — 94o-z4o-oo5 1 2 \ 1 4 \ PI 0.31 AC ® ��__• a� , w 9 1`\ i 34.63 AC I 5 I `\ ce CONSERVATION AREA I 0.12 AC I, I OPEN SPACE q0 6 / "° I ❑ROPO"°; EEASEMEN `xr°NA°M`AP LOT LAND USE eR m LOT„D„B. STREET N.i=— 1 4'i (<A (PUBLIC) D T ARE RESIDENTIAL V oi, & 0.36 AC �. ❑° ualn .,EcENPUR'Pc FULLEuooeECATON ACCESS AND5 6 OPEN SPACE OPEN SPACE O. 0.42 H S / ��'J OPEN SPACEc ° N oF/ ! EXISTING EASEMENTS CONSERVATION OXIST,oEo�aE CALIFORNIANE PUBLICa T V g°A98�MPANYPIRINS AEASEMENT RAN PUBLIC LOT "A"'\ � 4( FOR SEVER PIPELINES PER DEL, INST. NO.1987-3.2499IT AND 1907-32,19,, REC. NOVEMBER 12, 1.387 0 ES PER "" "° 1990-189790. RE` NA, , °'° PURPOSES. PLR INST. Na rzoai-sesm 4. REC. OCTOBER ��. 2001,Ere MWD Qac TO RANCHO EASEMENT AREAEDIST . A / T . .--7-------N-------/INE STERN BYPASS CORRIDOR OFF-SITE 10 0,0 DEDICATION ly1 o Q �° o1 X66 1 \ 940250-073 Al w 1 1 W „1 1 m,FT\f ��' Z O 1 U 1 OjT j 1 1 ! rva6050°0'� 1 1 0 1 \ i I; 1� 1 1T`� A (PUBLIC) v / _ _ 16.13AC SEE DETAIL "D' I ZS”.m 7 a; o 10 9 Q 34.63AC i CONSERVATION AREA m6 e't �/ �u,- Q ;' __�, GRAPHIC ' oo B i 1 I 0.42 AC OPEN SPACE 1 1 '' 1 11 SCALE 50 100 200 WO Nom. PLR INST. NO ERAI-eAe°,°. PLC aTDEER ,T. ETR, TO SOUTHERN �IENs CD (CARTS) LOT "B” PER PW D aA � NO. 1977-113639. RE°ENT JUNE YR.I,n STREETRA e STREET S. O. PURLS Riw / r i GRAPHIC SCALE 20(...) DETAIL"C" n. NTy g 5 LOT "E• 0.12 AC �hk ' ..s, OPEN OPEN SPACE �W (PUBLIC) / - v, _Rc`, __ — LOTS GRAPHIC SCALE va 2 G�. o 4.55AC % "° 2.50AC A ja ��`, LOT 11811 N.A.pQJ mss» Lor 11D11 Lor 1,E,11.64 MAIC N.A.P. ti<INF. Q7u ; %� S�E UPs Pe GRAPHIC SCALE R/G DETAIL"D" IHHE ) �A. II. 777 I / ,1 SEE DETAIL "C" Q KEY MAP 100 0�LH•IF61m ..�1 = ro I rents RG) \ A II. ) REVRONB BENCH MARK No.ceN rvuuc. on. ELEVATION. 1155.16 2020 Camino Cel Rio North, Suite 1000 CITY OF TEMECULA TENTATIVE TRACT MAP NO. 36959 poeQlgv 2 REE 7 of 7 C `$ �� T CIES San Diego, California 92108 Phone: 615-29693,3 Fax: 61e9- 596--5883 NATIONAL GEODETIC SURVEY BENCR1:wTttLOCATED INSNDIEGO COUNT, 0.2 1:11LES = SOUTH OF IRE INTERSEcnON OF TT 1540 TR -RASPS "SA AND DIEGO R°"(E,` BLVD,.. 29 EET WORT-HEEAST ST OF ANTOETROTHE LER'N` STEEL DDeETEE NA�DSR�RORAT,AEETDEANEE�TRo 1:10RH DATE BY hPPRDREaRRENo. RNOEDE.IRITE3R. RCE 1,10. DTE - NOT FOR CONSTRUCTION ATTACHMENT 10C TTM 36959 CONCEPTUAL GRADING PLAN 5114 CT WART ' rNcmm.,01 WESTERN BYPASS CORRIDOR (PUBLIC) SlA OTILISASS STA ]NJ450 TO 2414.02 a,<rur .n CONCEPTUAL GRADING - EXHIBIT A r I TR 36959-1, 36959-2, 36959-3 & 36959,--4 CITY OF TEMECULA LCC 5100, 00. e WESTERN BYPASS CORRIDOR PUSIJCJ, - & RO mad IA - [/ 71R ....n 101 ____ pl yrnR ( ROW.VINCENT MORAGA (PUBLIC" s1A "e``5 PM* W 10 ,5 a��uclr�o'a5r RIDGE PARK DRIVE (PUBLIC) Ott STD NO. 1034 i all 1121 1 [i. L a1, 1 RALF4.414, [a ALTAIR � VISTAr(PUBLIC] i NA1x-f1g Yt n ...x a ^ . till M 0. r Nmo r. Ic' -O' STREET A •r WISELY S. (PUBLICS ,oc.. tW.L. wv r S,RG1 ,a >0NSN w,s '4 ts1NE,maal0n grTi T 5.'0.00`4.10 SHEET 3I1 r � e, SHEET Z 3 �f SITE y� ..moi` n r ] { I •+ t, _ � N�369591 GARR MET PRIEPOSED STAN 01101 MET STROME COROMELL TRAIL (PRIVATE( II 11;164 ' 'A+Rn I�.00 -S.nSHEETS1 �`�x.saNP;'.um-1NSLrwx1 1IMO wa�.e,wr�TRpG7 MAPvOmosEn w* uesr MN rry ('rSHEETBIN036959-2mmosum�tcCOROMELLTRAIL(PRIVATE)I��� I�ROMEO R100 Of vin 0202 vAR.10c°y [ yR O,O 00 i a I I l Pr. 1GGos [s, s[vnaA,s ,eul m,x NO { n.Ac.aeN .ClLSAYN[.N { �— ,,. s1! [ "*.o>rr.za, ► r :�No m I 51 1, IBr� / s ® L m a p- 1 -se0ea r �-r ..Ts. SHEET 7I �. r1 :-� mrnOScn RIP RAV PAN t r w,s•1 ! i0 r ALTAR VISTA • CULVERT {PRIVATE)_ ? • I 111 VISTA ■'A-STRE4T (PRIVATE] •A' BTAEET • MIME [PRIVATE] — I UTILITIES b r 00, o �� s�R�N w, R m 0 mom, w e�w n a, n 1. i w I ;74711i17"'"b� ®°su.ae w '" m • '� T... m1 �I pRm • 1 __ Si SHEET 81 ft I TRAC7 MAP CA E3205 un1p1Csw°A" ,-ems001..ie I 40-36459.3 0018 cNP°o11 :: umNcr MECO. R mel 011-4101 `•- .,—'.•_ 'rte ( —r LN1, iw" GrrenG rpey .m,n ! _ •!' STREET N. IPRIVATEI SHEET 9� f B •1 r e I Ill 41E RI { TATA -rr. a�3 L.N4r+' 114 MC-w"1.L.Nt F5R•NI T (le I I x .I Ory' ERR I r9 '11 I�.-' 1 1 r 11, J TRACT MAP g fI . T NO 36959 1 SHEET 10, t ' I! 1 _ _ it �4- 4 rrwr—A-RJ 7T ,cl Hyl / Nr WV M." rw I l- CONCMELLTRAIL IPUUUIC) —Wen. L. - . ,,.,----• ALTA 4,.401 Ar'G n 1'0'wl-i I1 'r i s wa e` a -n VICINITY MAP PF TT rTTLF12.12.1.8 sm. PIA,1 CVA -- Nur, FAL KOK wee Ora IE OA VT. uali7 ppG,Kno. Nom, 01042T4 BARN PRO2 MIT 0 015 R OW II 1.51 %U. ) let n T..Y BSTREET N. (PRIVATE) A •• • t0 . p 00. "1" STREET N. (PUBLIC' iu v'".1ii ws:m Tr«mom L«"n'.YwV .01d 04,11""• 1 u` y L .rr ro FIRST STREET (PUBLIC' T.' tr. Ir I ALTAIR VISTA - ONE-WAY (PRIVATE' ONE010 3440WAT 905111) 0010 Tr SIDE R 36O5.0 TR 3895. 0 svncE 1 OPEN SPACE SHEET 111 f GRAp1.11C KALE NO 302 ROG EA 0G0 J APPLICANT OWNER R ALUM 22G INIT CANON nal' mp DEGO.GA2.17 GN01 GO (511 00. CA ORION 0411 ECOMPOES NGINEER °2030 NOM m m IRATE 1000 SAN MERE CA ASSESSORS PARCEL NUMBERS -010-0Aa,°vA4o-i o' -:i D40-330-002+ie«.11 io-o>. m DAO. EEO -330-00N 0-37,00, NAD -,m-005, .40,m -O. 007 SOURCE OF AERIAL TOPOGRAPHY EARTHWORK QUANTITIES m%i 461.004 tt lAwlO_[RN to [r. 9904 MEM Nncex YUNG. OXSmf ELEVATION 1155.10 SPREE ROORET FELON C S MS tx-.r O.5 Ph, Norlh. Stole 1000 3050/505 C..[una 92106 PA[g9 49949110 Fa. w5901-6151 A..aa..mm TAT- v+1 CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959-1, 36959-2, 36959-3 & 36959 SHEET Of 13 -NOT FOR CONSTRUCTION VILLAGE MAP LEGEND TRACT MAP N0. 36959.1 \ OPEN SPACE AMY PRAIMICI "Mt WSJ• PHASING MAP TRACT MAP NO. 36959.2 TRACT YAP NO. 36959.3 TRACT MAP NO. 36959 :19 / OPEN / SPACE 1 --J Ewa GIME SCALE GO ma co PHASING SUMMARY LEGEND IMO UP.0I AGG o xr_3� .w 'will I FY TRACT MAP NO. 36959.1 NORTH PHASE TRACT MAP NO. 36959.2 CENTRAL PHAS TRACT MAP NO. 36959.3 SOUTH PHASE TRACT MAP N0. 36959 CIVIC PHASE LEGAL DESCRIPTION TxE uucxo vnA RosA .wo wxc.o rwvoRw a tx cm a UE [ zo s w pma • rwTs uuxeacx ie ax GRAPHIC SCALE SHO AMONG wa n ww+mma•., BENCH MARK Naceu'IUuc oxsaM ELEVATION 1155.18 HATIOHAL SEODETIC SURVEY eENCRWRH LOCATES 10MF 01E82OVOYu oIEROCOUNTY UNE LOCATES IN THE NORTHEAST QUADRANT OF THE STEAND 88180041VAU.ET BLVD ASO TS FEET NORTHWEST OF AN ELECTSOLIES �s STEEL SOOSET .osx. NASD RR,rOSOA� C S d0.V C...tl ON R. North, Suit. 1000 �., 11 17 08 PFrk +.Ccmr IMG[ K[xti EMT CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959-1, 36959-2, 36959.3 & 36959 SHEET 2 OF 13 • NOT FOR CONSTRUCTION PC X / 21C•?`0 340 94G.c10 p9n 8 OPEN SPACE (CONSERVATION) BP ,34b,110) 05F OR•PHIc ECALE 4.".7; mI NOTE: SEE SECTIONS ON SHEET 12 AND 13. • • OFF -OTE imPROIVEJvtS , R NNG£NT MORACA ExHiair- (SET D3 l &T V) C. b' 110 Om i• SEE SHEET 4 Oz; BENCH MARK Nn09u'ruuc.0%5101 ELEVATION 1166.16 NATIONAL LESSEM SUPHET BENCH.. LOWED SI ESN DIEGO COUNT+ 0 NILES SOUTH OF THE ISTESSECTION OS STE 15 AHD TIE SIVESSIOE SAN DIEGO COUNTY LINE LOCA -ES IN TYE NORTHEAST OUSOPANT OF THE STE 15 ASO HAMMY/ VALLEY MVO AND TB FEET NORTHWEST OF AN EL:MOUES HAVO Se / 2000 »10pA�6.h,r. MI F14. NerVL Suite 1000 SAS ryOkrtR 13.295W1 Csigano 9Zt OB vfr AIHM CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959-1 SHEET OE 13 • NOT FOR CONSTRUCTION • OPEN SPACE noes 4. xo. H.. LOT "A' • SEE SHEET 3 �I ..1•1 LAW. n ... ass fo LOT '0' I X1,111: :liwe 8 OPEN SPACE „p,,,, sTH STREET NOTE: SEE SECTIONS ON SHEET 12.. SEE SHEET 5 ORARHIC SCALE o AO 120 160 neroosa BENCH MARK No.CBN AVAIL' 025.302 ELEVATION 115615 DIEGO COVNTY LINE LOCATED IA THE NORTHEAST QUADRANT OF FliE ATE 15 srzSLAoo SET FLUSH NNvo(18 moo noc C R7 ONOCS$Qt `.k1 Rr, Non h. Su. 1000 .l}{Aa 92108 p•e.. 4i.•:w s»a Felt Glg40 2 Vrn r.aA.,wwaw .1,. CITY OF TEMECULA CONCEPTUAL GRADING • EXHIBIT A TTM NO. 36959-1 • SHEET 4 OF 13 A 1 NOT FOR CONSTRUCTION SEE SHEET4 F 4 25 OPEN SPACE ¢CONSERVATION) Irr SFH 3 .01.4..wEt11 rm.. 661 ,n _wbs gl tar. 4.1. L: Liles 16 0.78 AC SP -5 L 1 OFAPNIClCALl } t.. 8111 .0010.' NOTE: S▪ EE SEE SECTIONS ON SHEET 12 A• ND 13 SE▪ E SHEET 6 55• W 0: U A •, r•, n L I,y K µAIN STREIk 2 ..weaera BENCH MARK Nn C. YUNG 001901 ELEVATON IISS 18 DIEGO COUNTY E 1.0.ISEJ IS NORTHEAST MORAN! OF NE AND RAINBOW VALLEY.Lw.NC 2, FEE100I-N0EST OF AN E=01AVATE R' AVNNf0R0Lo] S C."re CN E.g. N nn. Sunc 1000 1.9 Oar, C.t9,. 92105 1�'•! 6142E-10:1 EEL.. 1,11 CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959-2 yf� SHEET 5 13 •NCifCNCaI711nxnnw 8-4-20 SEE SHEET 5 V\ �, 5.6(0 MAS ,77 0.40 AC i 8 w I O 3 �i w W� o g 0 R.45 D O 11 1.64 AC; • SleGt 12 1*lY 228AC 922-02`013 922_0 44. 16 052 AC 4n. +62-025 o POPE. lipftaolf 052AC 11. 1' IRSTSTR£ET DETAIL "A"' GRAPHIC SCALE FO 4!!ii!imaili0 nnI SEE S HEFT 7 NOTE: SEE SECTIONS ON SHEET 12 AND 13 FORMA MARX can :• •'a•mrca rr BENCH MARK No C96 YU63 0%5Jw ELEVATION, 1155,16 0 MILES 5005105 151E INFERSECTON OF 1555 15 AND THE 51K155105, SAN NAV° 851 2005.50.1 2020 Camino Del Rio North, Suite 1000 Sao Diego California 92108 Rhone. 19-296-9073 Fax 919-2965683 SEEOETA37_ A .- •:.. LoreRLAL rfret 4 GRAPHIC SCALE CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959-2 • 6 OF 13 • IMT FYI GMAT IBLC TOON SEE SHEET 6 OAAPHIC •CALI 21 iI II w I 6r u 4 r •• f 20 OPEN:SPACE (CONSERVAtlON) 1 °rr SEE DETAIL "A'. } } q. wqI NOTE: SEE SECTIONS ON SHEET 13. SEE SHEETS REVIS 1e MAR a:y .r.oerecea BENCH MARK No. 0001006 005300 ELEVATON. 1r10.10 143210031. 33013211C 3,0E3 BENCHMARK LOCATED IN SAN DIEGO C032170 2 ILES SOUTH OF 1.1112.5531300 OF 032 15 AND 232 312.51321330 DIEGO CM, LINE 30.220 00021.152 011351.113 04 102 Rif 15 0133 22330102,13121,33.0 .300 23F2220013,2.51 OF AN EL2033012153 STEEL 300 SET ,314, NM. 38 3300 30.1 c S 2Q1O Cm.*CCM North. suXe 1000 San Cr"- 2.16..0 92108 F�1h'2YF2a3 MP AV oar% 1kr ..i(#L2WT1 w CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959-3 530211 7 OF 13 •NOT FOR CONSTRUCTION r' GRAPHIC /06411 4:`-`8,71 r SEE SHEET 7 6 1.23 AC P 20 OPEN SPACE (CONSERVATION) MATCHLINE- SEE LEFT 1 • crT, TPO _0.SD '922-110 cn TR t.35e'3 +TA NOTE: SEE SECTIONS ON SHEET 13. MATCHLINE - SEE RIGHT SEE SHEET 9 BENCH MARK Ne.192 1UNG. 00500, ELEVATON 115516 00.ACOW LLEN9.� AU OF AN STEEL ii005. NCO c;,999A0,. C 5 70Q6 �Gen�nmGN.Xs Nonn. Soho 1000 . 15I. 92108 Fx 6i F}E2K4 t CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959-3 8 OF 13 -NOT FOR CONSTRUCTION RH1e.uLe A 1 757. SEE SHEET 8 l 8 OPEN SSPAGE • E DETAIL "8" \ NOTE: SEE SECTIONS ON SHEET 13 " LOT Tr NAP. SEE SHEET 10 Its/SE16 1 BENCH MARK No.c02 vU00 0x0004 o-4 Is. .ir.n„'0,0a ELEVATION ii55. 0 SCALES SOUTH OF THE INTERSECTION OF RTE 15 RN° THE RNERSIDE 'Qa SOUf..1X avot�NN INOFbtAmiw SAN MEG L NE CKSTED TE STEEL aoo SET FLUSH MVA 041:I00r1.4E C 5 2020 Camino Dol Rio North. Sa 1000 San Do9-C2a69rm]a3 910 02. 01.50:95311911 SSCOS COM CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959 SHEET 9 OF 13 - NOT FOR CONSTRUCTION 4,1 9 OPEN SPACE 5 SEE SHEET 9 GRAPHIC SCALE Cm* ---,akin' 21 0 -tc rac.11.1**caT 1r pa **cc* N.AP. 9 OPEN SPACE NOTESEE SECTIONS ON SHEET 13 9 34.63 AC OPEN PACE (CONSEWATION) 10 Z0 AC OPEN SPACE (CONSERVATION) SEE SHEET 11 DETAIL acAlrlde SCSLI WIMP JO!. *CI r wycontc•g=. BENCH MARK NG,LP Te.o. oxnau ELEVATION NATIONAL GEOCETIC SURVEY BENGIMAPI, LOCATED IN SAN DIE..., ILE MI, SOUTH 0, THE NTERSECION OF PIE 15 AND PIE RIVERSIDE Sig naci,K1420.4c.,,,,M1 P. RAINBOW VALLEY MD.. FEET NORTMESI OF PA E.ECITZOLIER STE. RO SE F ***FuNr*ric 2020 Camino Del Rio North, Sullo 10. g'Or2"11B290'-'9'073'2.1" Fax 610,796-5683 MPFLPSPOILOG ANGAGL,P0NI CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A TTM NO. 36959 10 13 • NOT FOR CONSTRUCTION 511 SEE SHEET 10 9 34.63 AC OPEN SPACE (CONSERVATION) !Calais 1 BENCH MARK Na cau vuuc. ox5 EEVAIION uss.is r .�+t+.r xw GEODETIC SU BENCHMARK LOGO EDN DECO COON, .2 50011 IVEASECID1 OF TM IS AND THE RIVERSIDE I SAN DIE COON, LINE LOCANED IN THE NORTHEAST RINT C. IS STEEL oos rriusx B9 EURO s�0 E EDT °LIED NAND MI2000NMI 'C]O Cu�w D.I.RNorth, Suite 1000 fri. prim. La.erna92106 n Fa. -6,1624.1465.1 Ilt•nnL.tsllac GR CITY OF TEMECULA CONCEPTUAL GRADING • EXHIBIT A TTM NO. 36959 SHEET 11 OF 13 •SOTFCR WESTERN RRIOOR LOT z t TR 36959-1 LOT B TR 36969-1 LOT 1 w3 0--- r Ivan ..a J rwr SECTION A.A SECTION 111.13 r�, �br>. EXIST. OFFICE uILDwo SECTION C.0 65 f u e.ra•� ED% SECTION Da TR 301661 Ico°NSENNAT`wE n PEN sPncE +:1+`i plwr 1r0rt p.K 6160605 P ARS r D Com. PwR COMM SECTION E.E 1113 mom N.N.1 N16R.3L 1 3x•06411113 naM1 36.0. TRf1010i Loi Is TR 35959,20 k ,cousERvarION, _ Iy e.Fr wx1 glg +/ WEE L+r IR.(( r.il. I I F10 NT1 MEaI UNN. 41. YTpyrR rl^-- » Lrr6Rr SECTION F.F TR 35959-2 SECTIONI1.1.11 LOTS I 1r lM1iar"� f TR 38959, TR 35959-2 OPEN SPncE 1 SECTION 1.1 crlsn WO pp 1'-r.- IC1YDT WAR' tl'i \ \ D zo In C 1F.[S \ x 1 Tr LRCM �obl! OPEN SPACE R R sioeN IT nL TR 369E62 LOT 10 '2:=P aE,3 rt SECTIONI.1..1 V 11. WESTERN BYPASS CORRIDOR TR 25959-2 LOT IA' TR 36959-3 LOT 9C FAHK1.4 Flrl r 511 TR 35959-2 LOT 61 DP 11,11 366 Lor,! 15 M. i 3 LOT 1 6,666 605 TR 36959-2 LOT 12 I TR 369563 LOT 10 1 tocno l l BENCH MARK N6CEN SUNG. O5515 ELEVAT 05.. 1155.11 NATIONNIACBCCETC SARVER 1ENMNA1x LOG, ED IN SAN DIEGO COUNTY '99DD9 TYLNE LDG E• Av9n DI i F SV:1, EE1 N01iIME5i OTFLECi19LlE1E STEEL RGOSET CUSS NAVIISZA, MONO, SECTION K -K •x0161 191 IDD 9. cv.RN.,3310a5oiM11000 CITY OF TEMECULA I .. , Phew 3F03T3 FKrIM7}k2603 FsC.MCM.. CONCEPTUAL GRADING - EXHIBIT A • 6; E�:.• . • .eaa�.E.1er 1 Se TTM NO. 36959-1, 36959-2, 36959.3 & 36959 ,'I C S 12 13 . !10' FES CCMSTRUCTI b: TR 30959-3 LOT 3 1' rw; I OPEN SPACE t m x959-1 vrex -I'Ci ' I J1 Y .•p SECTION L.I. TR 43 3ReZZ z LOT OPEN SPACE 212 2,041.2 LOT 10 121211962 VglI"Mg° 46 BASS SECTION M -M et• TR 'WAN 31, x.er we e_RAeXAp! 44 1, PARK SECTION N.N HO 1406)1 ,� o',, V. wA A. r. " 492x` .6M•..Mr P.`n` I.1, wwo TR Yg9i1 LOT TO A 446121 LEW 336 Mir 122 SECTION 0.0 rs 50.3 1 TLOT 'CT t TR 369343 1 TRLOT]' . n.�°+iwr.l oFui: ruPAO w1 ,ewe, a„ �r I 20. FHIF SECTION 11.11.11TS. en l$" WAS "N G[bt311 l , 1 Rho TR 322543 I ore SECTION 0.0 NTS Trl WW1 Ow EU Lot ACE stain sr,2•• REspcmu 6w�3 wRn w.. APR I. WAN. t TY Iro 1RH1Wirtw yr SECTION P -P rN 3{9641 LOT 10 owW,RETAIN!. REL (110.1r PER SEPT.EXHIBIT) �! t TRo 9C9t3 otl§ 4 • (CONSERVATION) 1N) sr pi nylsor EX 3.156 E•ta r a re A.w1 amfr, s C mar W rcto wW SECTION U.0 NAP l�alOf•CT r(Ga rrARa ORM .mea sc •12-). I fr.[ iriarso SECTION V.V NTS 72,1,3.2332 m fl3 LOT 13 OPEN SPACE SECTION S -S TRACT 365. . pp i1 )�„, rEx cRowo r SA Yr r RR SECTION T.T SECTION W -W 100911E xw 1 I. ..l" .i t1ArN Wein,. TYPICAL BIORETENTION BASIN 411. R.2 F �T 23 ^•�'I� OPEN SPACE gen L 3!,`33.2 T- r 1 4 SECTION X -X TS iy. 0' 2 n T' 3.4 uva.rf�pPCleNi w.1C6f 4-oa.N 9.. SECTION Y.Y rs SIT 250343 s LOTSMURRIETA CREEK I 4.44 fRAO Bowe... R aee m3..m .Mails. s 4:4 Los ;':«1.71.° . PEREo9.1Eo ORAN PPE (SIRE .0 ELEv3TONS PER PLAN) TYPICAL DESILTING BASIN 60 PVISItlNq .+.,j VAR n ! .A.Rareueir BENCH MARK N0.03N VENO -40930a ELEVATOR 115011 NATIONAL GEODETIC SURVEY BENCHNARN OF ATE rtD .2 BE BOB HOF EINTERS,10 E IVE ON SAN01.000UNTY LINE LOCATED NONE NORTHEAST OBADRANT OF TIER, /5ALL 2.2B ENE' OR .ES1 ORAN ELECTROLIERMEL 9006E7 FLUSH N>99RR„000ADJ. cs 2020 Conlin,' Del Rio North, Suite 1000 San Die o 16 C.om1.92108 Fre 4115195093]3 WWW CSCOS COM 49"0.0 ormIls '01. 11•0L CITY OF TEMECULA CONCEPTUAL GRADING - EXHIBIT A • TTM NO. 36959.1, 36959-2, 36959-3 & 36959 SHEET 13 OF 13 - NOT FOR CONSTRUCTION ATTACHMENT 10D CONSTRUCTION PHASING AND IMPROVEMENTS EXHIBIT ALTAIR PROJECT PHASING - EXHIBIT B FIVE PRIMARY PHASES - BASED ON GRADING Updated: 03/15/2016 TOTAL PROJECT Civic Phase Units/Village Cumulative Units G 130 Units 1,750 Units 130 Units South Phase Units/Village Cumulative Units D 160 Units 1,325 Units E 115 Units 1,440 Units F 180 Units 1,620 Units 455 Units Central Phase Units/Village Cumulative Units C -N 225 Units 725 Units C -S 440 Units 1,165 Units 665 Units North Phase Units/Village Cumulative Units A 280 Units 280 Units B 220 Units 500 Units 500 Units NORTH PHASE — Prior to 1st Building Permit North Phase rough graded Ridge Park Drive improvements including "T" intersection. Altair Vista phase 1 Western Bypass phase 1 Vincent Moraga widening from Ridge Park Dr to Rancho Calif Rd (except east lanes between Felix Valdez & Rancho Calif Rd)* East Lanes to build -out width between Felix Valdez & Rancho Calif Road Left turn lane on Rancho Cal Four-way stop at First Street and Pujol Street North Phase Offsite Sewer • * Master Developer shall put forth a good faith effort to acquire the ROW needed along Vincent Moraga. If unsuccessful in the ROW acquisition after several attempts, then the City shall initiate eminent domain proceedings as necessary. These improvements shall be complete prior to the earlier of, i) issuance of the 350th building permit for the project, or ii) issuance of the 1st building permit for the Central Phase. All intersection improvements and signal relocations are complete.* Yellow Highlight: Identifies improvements being constructed earlier than in previous submittal. CENTRAL PHASE — Prior to 1st Building Permit Central Phase rough graded Altair Vista phase 2 "A" Street phase 1 (secondary access provided by neighborhood internal streets) Levant Trail connects Altair Vista to First Street DG trail at Village B toe of slope Central Phase Offsite Sewer Signal Improvements at First Street and Pujol Street Yellow Arrows : Interim pedestrian access to Old Town will occur from the east side of the Western Bypass, along the base of the Village B pad, to Pujol St. and across the Main St. Bridge. Yellow Highlight: Identifies improvements being constructed earlier than in previous submittal. Village C Park phase 2 —'Soft' Landscape. • Altair Vista phase 3 :r i?' '.t "A" Street phase 2 and vehicular bridge Western Bypass phase 2 (2 lanes constructed; ultimate NB), parallel Class 1 Bikeway* Western Bypass Bridge* Recreation Center (west building) or Community Center (east building) — C of 0 to be obtained prior to the earlier of, i) 950th building permit for the project, or ii) 1st building permit for the South Phase. i CENTRAL PHASE — Prior to Building Permits in Village C, south of the park 1 hcvu 44, Main Street transition, grand stairway and Village C Park PH 1 (ADA access provided to 'A' Street) * Start: Construction of the WBC Bridge or grading of the South Phase to complete the WBC connection shall start prior to the 700th building permit (40%) for the project. Complete: The WBC Road and Bridge improvements shall be constructed prior to the earlier of, i) issuance of the 950th building permit for the project (54%), or ii) issuance of the 1st building permit for the South Phase. If the Civic Phase grading has not yet commenced, the City shall provide the Master Developer with the ability to stock pile dirt onto the Civic Site. tit Yellow Highlight: Identifies improvements being constructed earlier than in previous submittal. SOUTH PHASE — Prior to 1st Building Permit Village C Park phase 2 —'Hard' Landscape. South Phase rough graded Altair Vista phase 4 "B" Street North connects to Western Bypass and Pujol Street Western Bypass phase 2 (2 lanes constructed; ultimate NB) and parallel Class 1 Bikeway* Western Bypass Bridge* Signal improvements at Western Bypass and Altair Vista * Start: Construction of the WBC Bridge or grading of the South Phase to complete the WBC connection shall start prior to the 700th building permit (40%) for the project. Complete: The WBC Road and Bridge improvements shall be constructed prior to the earlier of, i) issuance of the 950th building permit for the project (54%), or ii) issuance of the 1st building permit for the South Phase. If the Civic Phase grading has not yet commenced, the City shall provide the Master Developer with the ability to stock pile dirt onto the Civic Site. Yellow Highlight: Identifies improvements being constructed earlier than in previous submittal. SOUTH PHASE — Prior to 300th Building Permit Yellow Highlight: Identifies improvements being constructed earlier than in previous submittal. CIVIC PHASE — Prior to 1st Building Permit Civic Phase rough graded Signal improvements at Western Bypass and "B" Street "B" Street South "C" Street Western Bypass phase 3, 2 SB lanes constructed DISELW Civic Phase Offsite Sewer Recreation Center (west building) Or Community Center (east building), C of 0 for whichever building has not yet been constructed Yellow Highlight: Identifies improvements being constructed earlier than in previous submittal. TOTAL PROJECT TIMING OF CIVIC PHASE DELIVERY & WESTERN BYPASS BRIDGE r, 7--•• ;4,-9.0.46-1".. Due to traffic volumes, the Western Bypass Bridge will need to be installed prior to a building permit being issued for the Civic Site. If the Civic Phase is accelerated then so will construction of the Western Bypass Bridge as well as the connection to Pujol Street. Yellow Highlight: Identifies improvements being constructed earlier than in previous submittal. ATTACHMENT 10E DEVELOPER RESPONSIBILITY MAP TR 36959 TR 36959-1 SLOPES: MASTER DEVELOPER CONSTRUCTED, MASTER HOA MAINTAINED MASTER DEVELOPER CONSTRUCTED, DEEDED TO GUEST BUILDER, MASTER HOA MAINTAINED MASTER DEVELOPER CONSTRUCTED, DEEDED TO GUEST BUILDER, SUB HOA MAINTAINED ROADS: PRIVATE ROADS: MASTER DEVELOPER RESPONSIBLE FOR CURB TO CURB STREET IMPROVEMENTS, MASTER HOA MAINTAINED PUBLIC ROADS: MASTER DEVELOPER RESPONSIBLE FOR CURB TO CURB STREET IMPROVEMENTS, CITY OF TEMECULA MAINTAINED w oil kair COMPLETELY TEMECULA. MASTER DEVELOPER ROAD FRONTAGE IMPROVEMENTS, DEEDEDTOTHE CITY OF TEMECULA FOR MAINTENANCE MASTER DEVELOPER CONSTRUCTED PEDESTRIAN CORRIDOR IMPROVEMENTS, MASTER HOA MAINTAINED MASTER DEVELOPER PARK IMPROVEMENTS, DEEDEDTOTHE CITY OF TEMECULA FOR MAINTENANCE MASTER DEVELOPER PARK IMPROVEMENTS, EASEMENT GRANTED TO THE CITY OF TEMECULA FOR MAINTENANCE MASTER DEVELOPER PARK IMPROVEMENTS ON LAND OWNED AND MAINTAINED BY THE CITY OF TEMECULA MASTER DEVELOPER PARK IMPROVEMENTS, MASTER HOA MAINTAINED MASTER DEVELOPER RECREATION CENTER, MASTER HOA MAINTAINED GUEST BUILDER CONSTRUCTED, SUB HOA -MAINTAINED DEVELOPER RESPONSIBILITY MAP carrierjohnson + CULTUR3 ATTACHMENT 11 PC RESOLUTION DEVELOPMENT AGREEMENT PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE DEVELOPMENT AGREEMENT WITH AMBIENT COMMUNITIES FOR THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "proposed Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Plan is a series of standards and regulations that will govern all development on the property. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. G. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Development Agreement for the Altair Specific Plan #15 No. PA14-0161, hereby finds, determines and declares that: A. The Development Agreement complies with the requirements of California Government Code Sections 65865 through 65869.5 in that the Development Agreement specifies in detail and contains the following: 1. Provisions in Section 9.1 requiring periodic review at least every twelve months, at which time the Applicant shall be required to demonstrate good faith compliance with the terms of the Development Agreement (California Government Code Section 65865.1). 2. Duration of the Development Agreement, as specified in Section 2.3 of the Agreement as being twenty (20) years (Government Code Section 65865.2). 3. The permitted uses of the property, the density and intensity of use, the maximum height and size of the proposed buildings, and provisions for reservation or dedication of land for public purposes in Sections 2, 3, and 7-10 of the Specific Plan (which is incorporated into the Development Agreement and herein by this reference) and in Section 4 of the Development Agreement (Government Code Section 65865.2). 4. Terms and conditions in Section 11 of the Specific Plan (which is incorporated into the Development Agreement by reference), and in Sections 2-4 of the Development Agreement, that require the developer to construct all necessary public improvements necessary to access and improve the property for the proposed use (Government Code Section 65865.2). Pursuant to Section 65867.5, the provisions of the Development Agreement are consistent with the City's General Plan and the following goals and policies: The Development Agreement is consistent with the City's General Plan, as amended. The Development Agreement will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Development Agreement will allow for the construction of a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The Development Agreement will satisfy two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the Old Town area." The Development Agreement is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." The Development Agreement will require the developer to construct a significant portion of the Western Bypass Corridor project connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The Development Agreement is also consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The Development Agreement will allow for the construction of a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Development Agreement implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Development Agreement will allow development predominantly east of the Western Bypass, preserving the western portion of the property as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." Further findings of consistency between the Specific Plan, which the Development Agreement implements, and the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. The Development Agreement complies with the goals and objectives of the General Plan by providing extraordinary public benefits in the form of public infrastructure, parks, trails, and a 55 -acre civic site for public use to justify the increased density associated with the Altair Specific Pian and Development Agreement. C. Pursuant to Section 65867.5(c), a Development Agreement that includes a subdivision shall not be approved unless the agreement provides that any tentative map prepared for the subdivision will comply with the provisions of Government Code section 66473.7. Section 3.7.5 of the Development Agreement provides that any tentative map prepared for the proposed Project shall comply with California Government Code Section 66473.7. Section 3. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt an Ordinance entitled "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE DEVELOPMENT AGREEMENT WITH AMBIENT COMMUNITIES FOR THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310- 016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007" in substantially the same form as attached hereto as Exhibit A, and incorporated herein by this reference. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15th day of November, 2017. ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) John Telesio, Chairperson I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. - was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15th day of November, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary ATTACHMENT 11.1 CITY COUNCIL ORDINANCE DEVELOPMENT AGREEMENT ORDINANCE NO. - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE DEVELOPMENT AGREEMENT WITH AMBIENT COMMUNITIES FOR THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940- 310-048, AND 940-320-001 THROUGH 940-320-007) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On November 24, 2014, Rob Honer, representing Ambient Communities filed Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Pian and Development Code. B. The proposed Project consists of a change in the General Plan designation on the proposed Project site from Industrial Park (IP), Open Space (OS), Medium Density Residential (M), High Density Residential (H), and Hillside Residential (HR) to Specific Plan Implementation (SPI) for the Altair Specific Plan. The Altair Specific Pian is a series of standards and regulations that will govern all development on the property. These standards and regulations address land use standards, a form based code, setbacks, building height, and parking requirements. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance of the proposed Project site, and compatibility with the surrounding community. In addition to the proposed General Plan Amendment and Specific Plan, the proposed Project also includes a Tentative Tract Map and a Development Agreement. C. The proposed Project was processed including, but not limited to, a public notice in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the proposed Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2016 through June 17, 2016. The City published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2016 through June 17, 2016. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ron H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On November 15, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA14-0158, a General Plan Amendment; PA14-0159, a Specific Plan; PA14-0160, a Tentative Tract Map; and PA14-0161, a Development Agreement, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of, or in opposition to, this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." G. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED 'AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING THE DEVELOPMENT AGREEMENT WITH AMBIENT COMMUNITIES FOR THE ALTAIR SPECIFIC PLAN #15 ON APPROXIMATELY 270 ACRES GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." H. On , the City Council of the City of Temecula considered the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, 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 City Council considered all the testimony and any comments received regarding the proposed Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. I. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE ALTAIR PROJECT, CONSISTING OF APPROXIMATELY 270 ACRES, GENERALLY LOCATED SOUTH AND WEST OF THE INTERSECTION OF RIDGE PARK DRIVE AND VINCENT MORAGA; WEST OF PUJOL STREET AND MURRIETA CREEK; AND NORTH OF SANTA MARGARITA RIVER (APNS 922-210-049, 940-310-013, 940-310-015, 940-310-016, 940-310-044 THROUGH 940-310-048, AND 940-320-001 THROUGH 940-320-007)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. J. All legal preconditions to the adoption of this Ordinance have occurred. Section 2. Legislative Findings. The City Council in approving the Development Agreement with Ambient Communities for the Altair Specific Plan hereby makes the following findings: A. The Development Agreement complies with the requirements of California Government Code Sections 65865 through 65869.5 in that the Development Agreement specifies in detail and contains the following: 1. Provisions in Section 9.1 requiring periodic review at least every twelve months, at which time the Applicant shall be required to demonstrate good faith compliance with the terms of the Development Agreement (California Government Code Section 65865.1). 2. Duration of the Development Agreement, as specified in Section 2.3 of the Agreement as being twenty (20) years (Government Code Section 65865.2). 3. The permitted uses of the property, the density and intensity of use, the maximum height and size of the proposed buildings, and provisions for reservation or dedication of land for public purposes in Sections 2, 3, and 7-10 of the Specific Plan (which is incorporated into the Development Agreement and herein by this reference) and in Section 4 of the Development Agreement (Government Code Section 65865.2). 4. Terms and conditions in Section 11 of the Specific Plan (which is incorporated into the Development Agreement by reference), and in Sections 2-4 of the Development Agreement, that require the developer to construct all necessary public improvements necessary to access and improve the property for the proposed use (Government Code Section 65865.2). B. Pursuant to Section 65867.5, the provisions of the Development Agreement are consistent with the City's General Plan and the following goals and policies: The Development Agreement is consistent with the City's General Plan, as amended. The Development Agreement will allow for the construction of up to 1,750 new homes for a range of household sizes, income, and demographics. The Land Use Element identifies the objective for this area which is to "provide complimentary land uses to Old Town that increase the vitality of the area; to increase the range of the housing opportunities west of 1-15; and to encourage sensitive site and building design given the topography of the area." The Development Agreement will allow for the construction of a range of multifamily and detached housing types within walking distance of Old Town that will result in a vibrant combination of uses for the aggregate planning areas. The Development Agreement will satisfy two of the four implementation measures listed in LU -22 of the Land Use Element Implementation Program: "[p]roviding infill residential opportunities within the area and the adjacent Westside Specific Plan to create a nighttime population for the area," and "[I]ocating additional public and community facilities within and surrounding the Old Town area." The Development Agreement is also consistent with Goal 2 of the Circulation Element of the General Plan which is to create a "regional transportation system that accommodates the safe and efficient movement of people and goods to and from the community." The Development Agreement will require the developer to construct a significant portion of the Western Bypass Corridor project connecting SR -79 (Temecula Parkway) to Rancho California Road via Vincent Moraga Drive. The Development Agreement is also consistent with Goal 1 of the Housing Element which is to "provide a diversity of housing opportunities that satisfy the physical, social, and economic needs of existing and future residents of Temecula." Single-family detached houses represent 80% of the existing housing stock in the City. The Development Agreement will allow for the construction of a mixture of housing which is needed in the City. Among other policies in the Housing Element, the Development Agreement implements Policy 1.2 of the Housing Element which is to "[e]ncourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types." It also implements Policy 1.3 which is to "[r]equire a mixture of diverse housing types and densities in new developments around the village centers to enhance their people orientation and diversity." The Development Agreement will allow development predominantly east of the Western Bypass, preserving the western portion of the property as natural open space, thus consistent with Policy 1.5 of the Housing Element which is to "[e]ncourage the use of clustered development to preserve and enhance important environmental resources and open space, consistent with sustainability principles." Further findings of consistency between the Specific Plan, which the Development Agreement implements, and the General Plan can be found in Section 2.6 of the Specific Plan, which is hereby incorporated by this reference. The Development Agreement complies with the goals and objectives of the General Plan by providing extraordinary public benefits in the form of public infrastructure, parks, trails, and a 55 -acre civic site for public use to justify the increased density associated with the Altair Specific Plan and Development Agreement. C. Pursuant to Section 65867.5(c), a Development Agreement that includes a subdivision shall not be approved unless the agreement provides that any tentative map prepared for the subdivision will comply with the provisions of Government Code section 66473.7. Section 3.7.5 of the Development Agreement provides that any tentative map prepared for the proposed Project shall comply with California Government Code Section 66473.7. Section 3. Consistency with General Plan. On , the City Council adopted Resolution No. , which amended the Land Use Element and Circulation Element of the General Plan, in conformity with Government Code section 65300.5. Therefore, the foregoing amendments outlined in this Ordinance are consistent with the goals and policies of the General Plan for the City of Temecula. Section 4. Approval of the Development Agreement. The City Council hereby approves the Development Agreement between the City of Temecula and Temecula West Village, LLC, in substantially the form presented to the City Council and authorizes the Mayor to execute the Development Agreement on behalf of the City. Upon execution by all parties, an original shall be kept on file in the Office of the City Clerk. Section 5. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 6. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 7. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. - was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of, , and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of, , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk ATTACHMENT 11A ALTAIR DEVELOPMENT AGREEMENT Public Hearing Draft: 10-18-17 RECORDING REQUESTED BY: CITY OF TEMECULA AND WHEN RECORDED MAIL TO: CITY OF TEMECULA 41000 Main Street. Temecula, CA 92590 Attention: City Clerk Exempt from recording fees pursuant to Govt. Code Sections 6103 and 27383 Development Agreement between City of Temecula and Temecula West Village, LLC Public Hearing Draft: 10-18-17 DEVELOPMENT AGREEMENT THIS DEVELOPMENT AGREEMENT (the "Agreement") is entered into as of , 2017 ("Agreement Date"), by and between TEMECULA WEST VILLAGE, LLC, a Delaware limited liability company (hereinafter "OWNER"), and the CITY OF TEMECULA, a municipal corporation. organized and existing under the laws of the State of California (hereinafter "CITY"), pursuant to the authority of Sections 65864 through 65869.5 of the California Government Code (the "Development Agreement Legislation") and Article XI, Section 2 of the California Constitution. RECITALS This Agreement is predicated upon the following facts: A. These Recitals refer to and utilize certain capitalized terms which are defined in this Agreement. The parties intend to refer to those definitions in conjunction with the use thereof in these Recitals. B. The Development Agreement Legislation authorizes the CITY to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property in order to, among other matters: ensure high quality development in accordance with comprehensive plans; provide certainty in the approval of development projects so as to avoid the waste of resources and the escalation in the cost of housing and other development to the consumer; provide assurance to the applicants for development projects that they may proceed with their projects in accordance with existing policies, rules and regulations and subject to conditions of approval, in order to strengthen the public planning process and encourage private participation in comprehensive planning and reduce the private and public economic costs of development; and provide for economic assistance to OWNER for the entitlements authorizing development related improvements. C. OWNER is the owner of certain real property within the City of Temecula, the County of Riverside, State of California (the "Property"), as more particularly described in Attachment 1 attached hereto and made a part hereof. OWNER desires to develop the Property in accordance with the provisions of this Agreement, the applicable regulations of the City of Temecula and those regulations of other agencies exercising jurisdiction upon the project. The Scope of Development of the Property as contemplated by this Agreement is described in the Agreement in Section 1.4. D. OWNER has applied for, and the CITY has approved, the Development Plan Approval(s) and OWNER and CITY have entered into this Agreement in order to create a beneficial project and a physical environment that will conform to and complement the goals of the CITY, create a development project sensitive to human needs and values, facilitate efficient traffic circulation and develop the Property. As part of the process of granting this Entitlement, the City Council of the CITY (hereinafter the "City Council") 2 Public Hearing Draft: 10-18-17 has required the preparation of an environmental review and has certified the Specific Plan EIR as regards any significant effects arising from the Development and has otherwise carried out all requirements of the California Environmental Quality Act ("CEQA") of 1970, as amended. E. The following actions were taken with respect to this Agreement and the Project: 1. On , following a duly noticed and conducted public hearing, the City Planning Commission recommended that the City Council approve the Development Plan Approvals and this Agreement; 2. On , after a duly noticed public hearing and pursuant to CEQA, the City Council adopted Resolution No. 17- certifying the Altair Specific Plan EIR for this Agreement and the Project and approving a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program; 3. On , after a duly noticed public hearing, the City Council adopted Ordinance No. 17- approving Altair Specific Plan No. ; 4. On , after a duly noticed public hearing, the City Council introduced Ordinance No. 17- approving and authorizing the execution of this Agreement and on , the City Council adopted the Ordinance, the original of which is on file in the Office of the City Clerk. F. The CITY has engaged in extensive studies and review of the potential impacts of the Project as well as the various potential benefits to the CITY by the development of the Project and concluded that the Project is in the best interests of the CITY and that its provisions are consistent with the City's General Plan and each component thereof. G. In consideration of the substantial public improvements and benefits to be provided by OWNER and the Project, in further consideration of the implementation of the Altair Specific Plan and in order to strengthen the public financing and planning process and reduce the economic costs of development, by this Agreement, the CITY intends to give OWNER assurance that OWNER can proceed with the development of the Project for the Term of this Agreement pursuant to the terms and conditions of this Agreement and in accordance with the CITY's General Plan, ordinances, policies, rules and regulations existing as of the Effective Date as described in the Agreement. In reliance on the CITY's covenants in this Agreement concerning the Development of the Property, OWNER has and will in the future incur substantial costs in site preparation and the construction and installation of major infrastructure and facilities in order to make the Project feasible. H. Pursuant to Section 65867.5 of the- Development Agreement Legislation, the City Council has found and determined that: (i) this Agreement and the Development Plan Approvals implement the goals and policies of the CITY's General Plan, and the Altair 3 Public Hearing Draft: 10-18-17 Specific Plan provides balanced and diversified land uses and imposes appropriate standards and requirements with respect to land development and usage in order to maintain the overall quality of life and the environment within the CITY, (ii) this Agreement is in the best interests of and not detrimental to the public health, safety and general welfare of the CITY and its residents; (iii) adopting this Agreement is consistent with the CITY's General Plan and each element thereof; (iv) constitutes a present exercise of the CITY's police power; and (v) this Agreement is being entered into pursuant to and in compliance with the requirements of Section 65867 of the Development Agreement Legislation. I. The CITY and OWNER agree that it may be beneficial to enter into additional agreements or to modify this Agreement with respect to the implementation of the separate components of the Project when more information concerning the details of each component is available, and that this Agreement should expressly allow for such contemplated additional agreements or modifications to this Agreement. AGREEMENT NOW, THEREFORE, pursuant to the authority contained in the Development Agreement Legislation, as it applies to the CITY, pursuant to Article XI, Section 2 of the California Constitution, and in consideration of the foregoing recitals of fact, all of which are expressly incorporated into this Agreement, the mutual covenants set forth in this Agreement and for the further consideration described in this Agreement, the parties agree as follows: 1. Definitions. The following words and phrases are used as defined terms throughout this Development Agreement and each defined term shall have the meaning set forth below. 1.1. Acquisition Price. "Acquisition Price" has the meaning set forth in Section 4.5.3 of this Agreement. 1.2. Authorizing Ordinance. The "Authorizing Ordinance" means Ordinance No. approving this Agreement. 1.3. Central Phase. "Central Phase" refers to the Central Phase of the Project as defined in the Development Plan. 1.4. CEQA. "CEQA" refers to the California Environmental Quality Act as referenced in Recital D of this Agreement. 1.5. CITY. The "CITY" means the City of Temecula, a California municipal corporation, duly organized and existing under the Constitution and laws of the State of California, and all of its officials, employees, agencies and departments. 4 Public Hearing Draft: 10-18-17 1.6. CITY Property. "CITY Property" has the meaning set forth in Section 4.5.1. of this Agreement. 1.7. City Council. "City Council" means the duly elected and constituted city council of the CITY. 1.8. Contributions. "Contributions" means City capital improvement and development impact fees and other cash contributions by Owner for City capital improvements required pursuant to the Project's conditions of approval or this Agreement. 1.9. Developed Property. "Developed Property" has the meaning set forth in Section 4.5.2 of this Agreement. 1.10. Development. "Development" or "Develop" or "Developing" means the improvement of the Property for purposes consistent with the Project's land use authorization as set forth in the Development Plan, including, without limitation: grading, the construction of infrastructure and public facilities related to the Off-site Improvements and On-site Improvements, the construction of structures and buildings and the installation of landscaping. 1.11. Development Agreement Legislation. The "Development Agreement Legislation" means Sections 65864 through 65869.5 of the California Government Code as it exists on the Effective Date. 1.12. Development Fees. "Development Fees" means Development Impact Fees as defined hereunder imposed on the Development as conditions of development as more particularly set forth in Section 4.2. 1.13. Development Impact Fees. Except as set forth herein and for purposes of this Agreement, Development Impact Fees (sometimes referred to in this Agreement as "DIF") shall mean individually and in the aggregate, the City's currently adopted DIF as established in Chapter 15.06 of the Temecula Municipal Code at the rate then in effect at the time required for payment, subject to the provisions of Section 4. 1.14. Development Plan. The "Development Plan" consists of this Agreement, the Development Plan Approval(s), the Existing Regulations, and those Future Development Approvals, if any, contemplated, necessary, and requested by OWNER and approved by the City to implement the land uses authorized by the Project. 1.15. Development Plan Approval(s). "Development Plan Approval(s)" means the approvals of the City Council and other governmental agencies and other actions and agreements described in Attachment 6 hereto, including those amendments to this Agreement made in accordance with Section 3.9, those amendments to the Development Plan Approvals made in accordance with Section 3.8 and those Future Development Approvals made in accordance with Section 10. 5 Public Hearing Draft: 10-18-17 1.16. Development Transferee. "Development Transferee" means a person or entity that expressly assumes the obligations of a Master Developer under this Agreement pursuant to Section 2.5 hereof. 1.17. Effective Date. "'Effective Date" means the date the Authorizing Ordinance becomes effective. 1.18. Eligible Public Facilit(y)(ies). "Eligible Public Facilit(y)(ies)" means those facilities of the City and other public agencies that are eligible to be financed through the CFD as described in Section 4.5.2. 1.19. End User. "End User" has the meaning set forth in Section 2.5.1. of this Agreement. 1.20. Escrow Holder. "Escrow Holder" has the meaning set forth in Section 4.4.3.C. of this Agreement. 1.21. Estoppel Certificate. "Estoppel Certificate" has the meaning set forth in Section 10.5. of this Agreement. 1.22. Existing Regulations. "Existing Regulations" means those written ordinances, rules, regulations, policies, or other written actions of the CITY, other than the Development Plan Approval(s) in effect on the Effective Date, which govern the permitted uses of the Property, building heights, the size of structures, the density and intensity of use of the Property, the timing, fees, and conditions to Development, exactions, assessments, the procedures for, and types of, permits required for the Development, the design, improvement and construction standards and specifications applicable to the Property and the infrastructure required for the Development. By way of enumeration, and not limitation, the Existing Regulations include those portions of the items identified on Attachment 5 which apply to the Property. The CITY has certified two (2) copies of each of the documents listed on Attachment 5. The CITY has retained one (1) set of the certified documents and has provided OWNER with the second (2nd) set. 1.23. Future Development Approvals. "Future Development Approvals" means those entitlements and approvals that are made in accordance with Section 3.10. By way of enumeration, and not limitation, the Future Development Approvals include actions such as development plan review, tentative maps, final maps, use permits, variances, grading permits, occupancy permits and building permits. 1.24. Future Development Costs. "Future Development Costs" has the meaning set forth in Section 4.4.3.E. of this Agreement. 6 Public Hearing Draft: 10-18-17 1.25. Habitat Restoration Property. "Habitat Restoration Property" has the meaning set forth in Section 4.5.1. of this Agreement. 1.26. Habitat Restoration Property Option. "Habitat Restoration Property Option" has the meaning set forth in Section 4.5.1. of this Agreement. 1.27. Habitat Restoration Property Option Notice. "Habitat Restoration Property Option Notice" has the meaning set forth in Section 4.5.1.C. of this Agreement. 1.28. Habitat Restoration Property Option Purchase Price. "Habitat Restoration Property Option Purchase Price" has the meaning set forth in Section 4.5.1.D. of this Agreement. 1.29. Habitat Restoration Property Option Term. "Habitat Restoration Property Option Term" has the meaning set forth in Section 4.5.1.A. of this Agreement. 1.30. Hillside Escarpment PSA. "Hillside Escarpment PSA" has the meaning set forth in Section 4.4.5.D. of this Agreement. 1.31. Holder. "Holder" has the meaning set forth in Section 4.4.3. of this Agreement. 1.32. Improved Portion. "Improved Portion" has the meaning set forth in Section 4.5.3 of this Agreement. 1.33. Indemnified Party(ies). "Indemnified Party(ies)" has the meaning set forth in Section 6 of this Agreement. 1.34. Indemnifying Party(ies). "Indemnifying Party(ies)" has the meaning set forth in Section 6 of this Agreement. 1.35. Lender. "Lender" has the meaning set forth in Section 15.2. of this Agreement. 1.36. Master HOA. "Master HOA" has the meaning set forth in Section 4.4.4.B. of this Agreement. 1.37. Mello -Roos Act. "Mello -Roos Act" means the Mello -Roos Community Facilities Act of 1982, as amended, being California Government Code Section 53311 et seq. 1.38. Merchant Builder. "Merchant Builder" means a buyer, assignee, or transferee of one or more individual lots or tracts of the Project, acquiring such lots or tracts with the intention of developing, improving, or using such lots or tracts for development and/or resale. 7 Public Hearing Draft: 10-18-17 1.39. MSHCP. "MSHCP" means the Riverside County Multi -Species Habitat Conservation Plan. 1.40. Nature Center Conservation Easement Parcel. "Nature Center Conservation Easement Parcel" has the meaning set forth in Section 4.4.3 of this Agreement. 1.41. Nature Center Open Space Parcel. "Nature Center Open Space Parcel" has the meaning set forth in Section 4.4.3. of this Agreement. 1.42. Nature Center Parcel. "Nature Center Parcel" has the meaning set forth in Section 4.4.3. of this Agreement. 1.43. Nature Center Phase. "Nature Center Phase" refers to the Nature Center Phase of the Project as defined in the Development Plan and will consist of the Nature Center Road Parcel, the Nature Center Parcel, the Nature Center Open Space Parcel and the Nature Center Conservation Easement Parcel, all as depicted on Attachment 4 hereto. 1.44. Nature Center Phase Note. "Nature Center Phase Note" has the meaning set forth in Section 4.5.3 of this Agreement. 1.45. Nature Center Road Parcel. "Nature Center Road Parcel" has the meaning set forth in Section 4.4.3 of this Agreement. 1.46. North Phase. "North Phase" refers to the North Phase of the Project as defined in the Development Plan. 1.47. Occupied Residential Property. "Occupied Residential Property" has the meaning set forth in Section 4.5.2 of this Agreement. 1.48. Off-site Improvements. "Off-site Improvements" means the improvements set forth on Attachment 2 and as more specifically described in the Development Plan. 1.49. On-site Improvements. "On-site Improvements" means physical infrastructure improvements or facilities that are or will be located on the Property as described in the Development Plan. Certain On-site Improvements may be specifically addressed in this Agreement, which are identified on Attachment 3. All other On-site Improvements will be dependent upon the Development and the required Future Development Approvals. 1.50. Operating Memorand(a)(um). "Operating Memorand(a)(um)" has the meaning set forth in Section 3.9.5. of this Agreement. 1.51 OWNER. "OWNER" is initially TEMECULA WEST VILLAGE, LLC, a Delaware limited liability company registered to do business in California, and others who 8 Public Hearing Draft: 10-18-17 subsequently are assigned the rights and obligations of OWNER as Master Developer(s) pursuant to Section 2.5 hereof. 1.52. Payment Date. "Payment Date" has the meaning set forth in Section 4.5.3 of this Agreement. 1.53. Planning Commission. "Planning Commission," means the duly appointed and constituted planning commission of the CITY. 1.54. Project. "Project" means the development of the Property as set forth in the Development Plan Approval(s). 1.55. Project EIR. "Project EIR" means that final environmental impact report prepared for the Project and this Development Agreement, as certified on , 2017 by Resolution No. 17- 1.56. Property. "Property" means that certain real property described in Attachment 1 hereof. 1.57. RCA. "RCA" has the meaning set forth in Section 4.4.5.A. of this Agreement. 1.58. Reserved Authority. "Reserved Authority has the meaning set forth in Section 5.2. of this Agreement. 1.59. Second Default Notice. "Second Default Notice" has the meaning set forth in Section 15.2. of this Agreement. 1.60. Services Deficit. "Services Deficit" has the meaning set forth in Section 4.7 of this Agreement. 1.61. South Phase. "South Phase" means the South Phase of the Project as defined in the Development Plan. 1.62. Special Tax A. "Special Tax A" has the meaning set forth in Section 4.5.2 of this Agreement. 1.63. Special Tax B. "Special Tax B" has the meaning set forth in Section 4.5.2 of this Agreement. 1.64 Special Tax C. "Special Tax C" has the meaning set forth in Section 4.5.2 of this Agreement. 1.65. Specific Plan. "Specific Plan" means the Altair Specific Plan, approved by Ordinance No. 17- adopted by the City Council on , 2017, and as thereafter amended from time to time in accordance with Section 3.8 of this Agreement. 9 Public Hearing Draft: 10-18-17 Any reference in this Agreement to a Planning Area shall mean the Planning Areas set forth in the Specific Plan as adopted or as amended. 1.66. Subsequent Owner. "Subsequent Owner" has the meaning set forth in Section 2.5.3 of this Agreement. 1.67. Superpad Improvements. "Superpad Improvements" has the meaning set forth in Section 4.5.3 of this Agreement. 1.68. SWPPP Costs. "SWPPP Costs" shall mean the costs required to comply with the Chapter 18.18 of the Temecula Municipal Code, as currently exists or may hereafter be amended, and the applicable permits issued by the State Water Resources Control Board and the applicable Regional Water Quality Control Board with jurisdiction over the City, as currently exists or may hereafter be amended or approved, including without limitation, the "Storm Water Pollution Prevention Plan," erosion and sediment control measures, and NPDES mitigation measures. 1.69. Transferred Property. "Transferred Property" has the meaning set forth in Section 2.5.2. of this Agreement. 1.70. TUMF. "TUMF" means the Transporation Uniform Mitigation Fee established pursuant to Chapter 15.08 of the Temecula Municipal Code and the Council resolutions adopted pursuant thereto. 1.71. Unimproved Portion. "Unimproved Portion" has the meaning set forth in Section 4.5.3 of this Agreement. 1.72. Western Bypass Bridge. "Western Bypass Bridge" has the meaning set forth in the Development Plan. 1.73. Western Bypass Bridge Phase. "Western Bypass Bridge Phase" means the Western Bypass Bridge Phase of the Project as defined in the Development Plan. 1.74. Western Bypass Road. "Western Bypass Road" has the meaning set forth in the Development Plan. 1.75. Wildlife Conservation Costs. "Wildlife Conservation Costs" has the meaning set forth in Section 4.4.5(iv) of this Agreement. 1.76. WRCOG. "WRCOG" has the meaning set forth in Section 4.4.3.F. of this Agreement. 2. General Provisions. 2.1. Binding Covenants. The provisions of this Agreement to the extent permitted by law, constitute covenants which shall run with the Property for the benefit 10 Public Hearing Draft: 10-18-17 thereof, and the benefits and burdens of this Agreement shall bind and inure to the benefit of the parties and all successors in interest to the parties hereto. 2.2. Interest of OWNER. OWNER represents that OWNER has a legal interest in the Property that satisfies California Government Code Section 65865(b). 2.3. Term. This Agreement shall become effective on the Effective Date, and shall have a term (the "Term") of twenty (20) consecutive calendar years. The Term shall terminate at 11:59 p.m. of the day preceding the twentieth (20th) anniversary of the Effective Date, subject to specific extensions, revisions, and termination provisions of this Agreement. The Term shall be extended by the mutual agreement of the Parties for one (1) period of ten (10) years subject to the Western Bypass Road and Western Bypass Bridge being constructed and fully dedicated to the City within the initial twenty (20) year Term. The final day of this Agreement's regulation of the Property shall change subject to and upon the facts and terms relating to a specific extension(s), force majeure, revision(s), and termination provisions of this Agreement. Notwithstanding the foregoing, in the event that a court of competent jurisdiction takes any action that stays or delays the Effective Date, and subsequently enters after all appeals or time to appeal have been exhausted, a final judgment or issuance of a final order directed to the CITY to set aside, withdraw, or abrogate the approval of the City Council of this Agreement, then this Agreement shall be deemed to have no force or effect upon either party. 2.4. Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events: 2.4.1. Termination occurring pursuant to any specific provision of this Agreement, including, without limitation, a termination in the event of default; 2.4.2. The completion of the total build -out of the Development pursuant to the terms of this Agreement and the CITY's issuance of all required occupancy permits and acceptance of all dedications and improvements required to complete Development; or 2.4.3. The lapse of the Term as set forth in Section 2.3. The termination of this Agreement shall not affect any right or duty arising independently from entitlements issued by the CITY or other land use approvals approved prior to, concurrently or subsequent to the approval of this Agreement, except as may be provided in this Agreement. To provide notice to all, and not as a condition of the effectiveness of a termination of the Agreement, the parties agree to execute and record terminations of or releases of this Agreement as may be requested by either party. 2.5. Transfers and Assignments. 11 Public Hearing Draft: 10-18-17 2.5.1. Restrictions on Transfers of OWNER's Rights and Obligations as Master Developer. OWNER acknowledges and agrees that there are very significant public improvements required for the Project and that the completion of those public improvements will require coordination of CITY, OWNER and any Development Transferees of the Property or any portion thereof. It is essential that any transfer of the Property or a portion of the Property to Development Transferees be completed in such a way that the public improvements will be completed as provided in the Development Plan Approvals and this Agreement. OWNER shall not sell, assign, or otherwise transfer all or any portion of its interests in the Property together with all its right, title and interest in this Agreement, or the portion thereof which is subject to the transferred portion of the Property, to any Development Transferee until such time as the public and private improvements required by the Development Plan Approval(s) and this Agreement have been accepted by the City unless the City has approved the transfer pursuant to this Section. City shall not unreasonably withhold, condition or delay consent to the transfer provided that: (1) the Development Transferee has specifically assumed in writing the obligations, or a portion of the obligations of the OWNER, to design, construct, install and finally complete the public and private improvements required by the Development Plan Approvals and this Agreement; (2) the Development Transferee has substantially equivalent experience and financial capacity as OWNER to complete the public and private improvements required by the Development Plan Approval(s) and this Agreement; and (3) the Development Transferee has obtained replacement bonds, accepted by the City for the public and private improvements required by the Development Plan Approval(s) and this Agreement (in which event, the City shall release the OWNER's corresponding Public Improvement bonds). In the event of any sale, assignment, or other transfer to a Development Transferee pursuant to this Section, (i) OWNER shall notify the City at least sixty (60) days prior to the transfer of the name of the Development Transferee, together with the corresponding entitlements being transferred to such Development Transferee; (ii) submit to the CITY for review the agreement between OWNER and Development Transferee pertaining to such transfer shall provide that the Development Transferee shall be liable for the performance of those obligations of OWNER under this Agreement which relate to the Transferred Property, if any, or shall confirm that the OWNER and all Development Transferees shall remain jointly liable for the design and construction of public and private improvements required by the Development Plan Approval(s) and this Agreement; and (iii) submit to the CITY such further information as the CITY may reasonably need to complete its review and consent to the transfer. 2.5.2. Right to Transfer or Assign to End User. OWNER and any Merchant Builder, shall, without the consent of the CITY or any other party, have the right from time to time and on such number of occasions as it chooses, to sell, assign or otherwise transfer individual lots on final maps approved on the Property or any portion thereof, to any retail purchaser intending to occupy the unit as his or her principal residence ("End User") at any time during the Term of this Agreement. Absent an express written assumption of the obligations or rights hereunder as reasonably approved by the CITY, upon the sale, assignment, or other transfer to an End User of one or more individual lots, this Agreement shall terminate with respect to such lots without the execution or recordation of any further documentation. For purposes of documentation only, the transferor/assignor shall provide CITY with written notice of the name of the End User, 12 Public Hearing Draft: 10-18-17 that assumed rights or obligations hereunder, together with a description of the assumed rights and obligations. 2.5.3. Right to Assign to Merchant Builder. OWNER shall, without the consent of the CITY or any other party, have the right from time to time and on such number of occasions as it chooses to sell, assign or otherwise transfer its interest in a portion of the Property together with some or all of its rights and obligations under this Agreement with respect to the portion of the Property which is subject to transfer (the "Transferred Property"), to any Merchant Builder at any time during the Term of this Agreement. Any transfer or assignment must be pursuant to a sale, assignment or other transfer of an interest of such OWNER in a portion of the Property and shall be subject to the following criteria and conditions: (i) the transferor/assignor shall notify the CITY at least twenty (20) days prior to the transfer of the name of the Merchant Builder, together with the corresponding rights and obligations, if any, being transferred to such Merchant Builder; (ii) all Off -Site and On -Site Improvements required for the issuance of building permits for the property being conveyed to the Merchant Builder, other than specific tract improvements, pursuant to the Development Approvals, shall have been completed (or shall be expressly assumed in writing by such Merchant Builder and such assumption is approved in writing by the CITY, pursuant to the criteria set forth in Section 2.5.1); and (iii) the agreement between the transferor/assignor and Merchant Builder pertaining to such transfer shall provide, and OWNER shall give CITY notice of such provision, which obligations of OWNER under this Agreement the Merchant Builder shall be liable to perform, and acknowledging those obligations OWNER retains. 2.5.4. Rights and Duties of Successors and Assigns. Any, each and all of the lawful successors and assigns of OWNER, except for End Users, shall have all of the same rights, benefits, duties and obligations of OWNER under this Agreement. All entities holding title to a portion of the Property, except for End Users, shall be jointly liable for the design and construction of the Public Improvements for that portion of the Property as set forth in this Agreement, except as may be approved by Section 2.5.1 of this Agreement or as may be modified in an Operating Memorandum pursuant to Section 2.6.4. 3. Development and Control of Development. 3.1. Project. While this Agreement is in effect, OWNER shall have the vested right to implement the Development authorized by the Development Plan Approval(s) for the Development and the CITY shall have the right to control the Development in accordance with the terms and conditions of the Development Plan Approval(s) and this Agreement . Except as otherwise specified in this Agreement, the Existing Regulations shall control the Future Development Approvals and all On-site Improvements and Off - site Improvements and appurtenances in connection therewith to the extent not specifically controlled by the Development Plan Approval(s) and this Agreement. 3.2. Timing of Development. Except as otherwise set forth in this Agreement or in the Development Plan, regardless of any future enactment, by initiative, or otherwise, OWNER shall have the discretion to develop the Development in one phase or in multiple phases at such times as OWNER deems appropriate within the exercise of its subjective 13 Public Hearing Draft: 10-18-17 business judgment and as the same is in accordance with the Development Plan. Specifically, the CITY agrees that OWNER shall be entitled to apply for and receive permits, maps, occupancy certificates and other entitlements to develop and use the Property at any time, provided that such application is made in accordance with this Agreement and the Existing Regulations. The parties hereto expressly reject the holding of Pardee Construction Company v. City of Camarillo, 37 Ca1.3d 465 (1984), as regards any authority regulating the phasing of the Development and authorize the phasing of the construction on the Property to be consistent with the Development Plan. 3.3. Restrictions on Timing of Development. OWNER responsibility for the construction of the Off -Site Improvements and the On -Site Improvements contemplated by the Development Plan is more particularly described below and set forth in Attachments 2 and 3 attached hereto. Such On -Site Improvements and Off -Site Improvements required by the Development Plan shall be constructed in the following five (5) phases: (i) North Phase; (ii) Central Phase; (iii) South Phase; (iv) Nature Center Phase; and (v) Western Bypass Bridge Phase. On -Site Improvements and Off -Site Improvements within the North Phase of the Development shall be the first On -Site Improvements and Off -Site Improvements constructed by OWNER. Development of the Property generally shall be constructed sequentially from north to south. Any modifications to such general sequence of Development of the Property shall be established pursuant to one or more Operating Memoranda pursuant to Section 3.9.5 of this Agreement. 3.4. Entitlements. Permits and Approvals - Cooperation. 3.4.1. Processing. CITY agrees that it shall accept and expeditiously process, pursuant to CITY' s regular procedures, OWNER' s applications for amendments to this Agreement, amendments to the Development Plan Approval(s) and the Future Development Approvals. 3.4.2. Further Mitigation. In connection with the completion of the Project, OWNER shall be responsible for the satisfaction of any mitigation measures required by the Specific Plan EIR and the Development Plan Approvals. In the event that OWNER files an application for a Future Development Approval, CITY will review that application in accordance with the Existing Regulations and CEQA (if and only to the extent required by CEQA). 3.4.3. Other Permits. The CITY further agrees to reasonably cooperate with OWNER, at no cost to the CITY, in securing any County, State and Federal permits or authorizations which may be required in connection with development contemplated by the Development Plan. This cooperation shall not entail any economic contribution by the CITY. 14 Public Hearing Draft: 10-18-17 3.4.4. Litigation. The CITY agrees to reasonably cooperate with OWNER in all reasonable manners in order to keep this Agreement in full force and effect. If any legal action is instituted by a third party or other governmental entity or official challenging the Development Plan Approval(s) or Future Development Approvals, the parties agree to cooperate in the defense of the action. CITY shall defend its interests under this Agreement using attorneys of its own sole selection and OWNER agrees that OWNER shall be responsible for all of CITY' s costs, including, but not limited to, attorneys' fees, costs, expert witnesses, travel, exhibits, displays and the like. Within thirty (30) days of the filing of such litigation OWNER shall deposit with the CITY the sum of thirty thousand dollars ($30,000.00) as security for the reimbursement of CITY's legal fees. OWNER shall reimburse CITY its costs within thirty (30) calendar days' of receipt of any invoice(s) requesting payment for such costs. OWNER shall replenish the deposit should CITY draw upon it within thirty (30) days of written notice from the CITY supported by detailed backup documentation showing how such deposit has been utilized. 3.4.5. Acquisition of Off -Site Property for Public Improvements. (i) To the extent the OWNER or a Development Transferee does not have sufficient title or interest in the real property to be improved to permit an Off -Site Improvement to be made, the OWNER or Development Transferee shall make a good faith effort to acquire the required property in a timeframe calculated to allow for the orderly development of the Project. If the OWNER or Development Transferee is unable to acquire the required property, the CITY shall consider in good faith the acquisition of the required property in accordance with the provisions of Government Code Section 66462.5. Both parties acknowledge and agree that the acquisition of real property in accordance with the California Eminent Domain law requires more time than the suggested timeframes of Section 66462.5 allow and, therefore, the parties hereby waive these time constraints. The parties further acknowledge and agree that that the City cannot exercise its power of eminent domain unless and until a Resolution of Necessity has been duly adopted by the City Council pursuant to law. This Agreement is neither a commitment nor an announcement of an intent by the City to acquire any or all of the property required for Off -Site Improvements. (ii) OWNER and CITY shall develop: (1) a list of rights of way that will be needed for the Public Improvements required by the Development Plan Approvals and this Agreement; (2) the then current ownership of such rights of way; (3) the time required for possession of the rights of way for the completion of the Public Improvement; and (4) the time by which OWNER shall have completed its good faith effort to acquire the right of way. OWNER and CITY shall cooperate so as to maximize the ability to construct the Public Improvements in a timely manner. (iii) OWNER and CITY shall enter into an agreement contemplated by Government Code Section 66462.5 for each Public Improvement in substantially the form of Attachment 7. OWNER shall deposit with the CITY the actual costs reasonably estimated by the CITY for initiating such proceedings and each stage thereof. To the extent that funds from the Community Facilities District financing as 15 Public Hearing Draft: 10-18-17 described in Section 4.5.3 are designated for and available for the acquisition of right of way, OWNER shall provide the City with written authorization pursuant to the Acquisition Agreement between the CITY and OWNER entered into as part of the Financing to use the CFD funds in this manner. (iv) Subject to the following, if the CITY is unable to acquire the required right of way property by negotiation or condemnation within the timeframe provided for in this Agreement, the CITY shall not use such failure as grounds to deny Future Development Approvals, except for building permits for the Project, to the extent that the Future Development Approval is conditioned upon completion of that Public Improvement despite the fact that the Off -Site Improvement has not been completed, subject to OWNER compliance with the terms of this Agreement, including, without limitation, Section 3.4.5. Further, the CITY's obligation to continue to issue Future Development Approvals as provided for in this Section is contingent upon: (i) the applicable OWNER or Development Transferee having made a timely submittal of the improvement plans required for the respective Off -Site Improvement to the CITY; and (ii) consistent with Government Code Section 66462.5, the OWNER or Development Transferee entering into an agreement with the CITY to reimburse the CITY for costs incurred by the CITY in acquiring the required property; and (iii) so long as OWNER or Development Transferee has deposited with CITY an amount equal to the CITY's calculation of the costs reasonably necessary to acquire the real property, and (iv) Owner or Development Transferee has entered into an Operating Memorandum with CITY for such public work subject to all legal requirements and to construct the Off -Site Improvement(s) which are uncompleted within a time period reasonably approved by the CITY and OWNER. 3.5. Rules, Regulations and Official Policies. The Existing Regulations, as defined in Section 1.26 of this Agreement, shall govern the Development and Future Development Approvals except as otherwise specified in the Development Plan, the Development Plan Approvals, or in Section 3.6 of this Agreement. 3.6. Reserved Authority of the CITY. 3.6.1. Limitations, Reservations and Exceptions. Notwithstanding any other provision of this Agreement, and specifically Section 3.5, the following land use regulations shall apply to the Development: (i) Processing fees and charges of every kind and nature adopted by the CITY pursuant to state law for the costs related to processing applications City-wide or such fees and charges as may be agreed to by the parties for Future Development Approvals. (ii) Procedural regulations consistent with this Agreement relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matters of procedure. 16 Public Hearing Draft: 10-18-17 (iii) Changes adopted by the City Council in the Uniform Building Code, Uniform Fire Code, Uniform Plumbing Code, Uniform Mechanical Code, or National Electrical Code, Uniform Housing Code, Uniform Administrative Code and Uniform Code for the Abatement of Dangerous Buildings and similar uniform codes as required by and in accordance with the authority granted to the City under State law. (iv) Regulations that are not in conflict with the Development Plan Approvals and this Agreement. (v) Regulations that are in conflict with the Development Plan Approval(s) provided OWNER has given written consent to the application of such regulations to the Development. (vi) Federal, State, County, and multi jurisdictional laws and regulations which preempt local regulations, or mandate the adoption of local regulations, and are in conflict with the Development Plan Approvals. (vii) Land use regulations adopted by the City after the Effective Date, in connection with any Future Development Approvals, necessary to protect the safety, or health, or both, of the residents or occupants of the Property, or the residents or people in the CITY, or both. 3.6.2. Future Discretion of CITY. Notwithstanding any other provision of this Section, this Agreement shall not prevent CITY, in acting on Future Development Approvals, from applying land use regulations which do not conflict with the Development Plan Approvals and the intent of this Agreement, nor shall this Agreement prevent CITY from denying or conditionally approving any Future Development Approval on the basis of the land use regulation not in conflict with the Development Plan Approval(s) and the intent of this Agreement. 3.6.3. Modification or Suspension by Federal, State, County, or Multi - Jurisdictional Law. In the event that Federal, State, County, or multi jurisdictional laws or regulations, enacted after the Effective Date, prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended as may be necessary to comply with such Federal, State, County, or multi jurisdictional laws or regulations; provided, however, that this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provisions reasonably impractical to enforce. 3.6.4. Intent. CITY acknowledges that OWNER has reasonably entered into this Agreement and will proceed with the Development of the Property on the assumption that CITY has adequately provided for the public health, safety and welfare through the Land Use Regulations. In the event that any future, unforeseen public health or safety emergency arises, CITY agrees that it shall attempt to address such emergency in such a way as not to impact the Development in accordance with the Development Plan Approval(s), and if that is not possible, to select that option for addressing the emergency 17 Public Hearing Draft: 10-18-17 which has the least adverse impact on the Development in accordance with the Development Plan Approval(s). 3.6.5. Regulation by Other Public Agencies. It is acknowledged by the Parties that other public agencies not subject to control by CITY may possess authority to regulate aspects of the Development, and this Agreement does not limit the authority of such other public agencies. 3.7. Vested Right. By entering into this Agreement and relying thereupon, OWNER is obtaining the vested rights to proceed with the Development anticipated by the Project in accordance with the terms and conditions of this Agreement, and in accordance with, and to the extent of, the Development Plan Approval(s). By entering into this Agreement and relying thereupon, the CITY is securing certain public benefits which enhance the public health, safety and welfare, a partial listing of which benefits is set forth in Section 4.1. The CITY therefore agrees to the following: 3.7.1. No Conflicting Enactments. Except as provided in this Section 3, the CITY shall not enact a rule, regulation, ordinance, policy, permit or other measure, nor take any action applicable to the Project or the Property, which governs the rate, timing, scope intensity, use, density, manner, or sequencing of the Development, or any part thereof and which is inconsistent or in conflict with the Development Plan Approval(s). By way of enumeration, and not limitation, any law, action or inaction, whether by specific reference to the Project, this Agreement or otherwise, shall be considered to conflict if it: (i) Restricts the Vested Rights described in the Agreement or in any way limits or reduces the rate, timing, scope, intensity use, density, manner, or sequencing of the Development or otherwise requires any reduction or increase in the number, size, height or square footage of lot(s), structures, buildings or other improvements, modifies the standards and specifications applicable to the infrastructure required for the Development or requires additional dedications, exactions, fees or mitigation other than that provided for in the Agreement; (ii) Is consistent with Section 3.7.1(i) hereof, but is not uniformly applied by the CITY to all substantially similar development within the CITY; or (iii) Imposes a new permit requirement or procedure not already part of the Existing Regulations. 3.7.2. Consistent Enactments. By way of enumeration and not limitation, the following types of enactments shall be considered consistent with this Agreement and Existing Regulations and not in conflict: (i) Transfers of units or permitted uses pursuant to an Operating Memorandum pursuant to Section 3.9.5 hereof; 18 Public Hearing Draft: 10-18-17 (ii) Changes in the phasing of the development pursuant to an Operating Memorandum pursuant to Section 3.9.5 hereof; and (iii) Any enactment authorized by this Agreement. 3.7.3. Initiative Measures. It is the intent of OWNER and the CITY that no moratorium or other limitation (whether relating to the development of all or any part of the Project and whether enacted by initiative or otherwise) affecting parcel or subdivision maps (whether tentative, vesting tentative or final), site development permits, precise plans, site development plans, building permits, occupancy certificates or other entitlements to use approved, issued or granted within the CITY, or portions of the CITY, shall apply to the Project to the extent such moratorium or other limitation would restrict OWNER's right to develop the Development authorized by the Development Plan in such order and at such rate as OWNER deems appropriate as limited or regulated by this Agreement. The CITY agrees to cooperate with OWNER in all reasonable manners in order to keep this Agreement in full force and effect. In the event of any legal action instituted by a third party or other governmental entity or official challenging the validity of any provision of this Agreement, the parties hereby agree to cooperate in defending such action. In the event of any litigation challenging the effectiveness of this Agreement, or any portion hereof, this Agreement shall remain in full force and effect while such litigation, including any appellate review, is pending. 3.7.4. Consistency Between This Agreement, the Development Plan Approval(s) and Existing Regulations. To the extent a conflict exists or develops between the Existing Regulations and the Development Plan Approval(s), the Development Plan Approval(s) shall be controlling. To the extent a conflict exists or develops between this Agreement and any other Development Plan Approval(s), this Agreement shall be controlling. 3.7.5. Map Act Consistency. As required by California Government Code Section 65867.5, any tentative map prepared for the Project shall comply with California Government Code Section 66473.7. 3.8. Future Amendments to Development Plan Approval(s). The following rules apply to future amendments to the Development Plan Approval(s), except that Section 3.9.5 shall control with respect to a non -substantive adjustment of this Agreement and Section 3.10 shall control with respect to Future Development Approvals: 3.8.1. Owner's Written Consent. Except as expressly set forth within this Agreement, a Development Plan amendment will not alter, affect, impair or otherwise impact the rights, duties and obligations of the parties under this Agreement unless the OWNER has consented in writing to the Development Plan amendment. If the OWNER consents to the Development Plan amendment, the consent shall be documented in an Operating Memorandum. 19 Public Hearing Draft: 10-18-17 3.8.2. Concurrent Development Agreement Amendment. Any Development Plan amendment requiring amendment of this Agreement shall be processed concurrently with an amendment to this Agreement. 3.8.3. Effect of Amendment. To the extent an amendment to the Development Plan Approval(s) is approved in accordance with Section 3.8.1, the amendment shall constitute for all purposes a Development Plan Approval and shall be treated as if it were in existence on the Effective Date. 3.9. Amendment of Development Agreement. 3.9.1. Initiation of Amendment. Either CITY or OWNER may propose an amendment to this Agreement. An operating memorandum, as defined below, is not an amendment of this Agreement. 3.9.2. Changes Requiring an Amendment. Unless otherwise required by law, neither an amendment to the Development Plan Approval(s) nor the approval of a Future Development Approval shall require an amendment of this Agreement unless the amendment: (i) Materially alters the permitted uses of the Property as a whole in a manner inconsistent with the procedures established in the Specific Plan; (ii) Increases the density or intensity of use of the Property as a whole; (iii) Increases the maximum height and size of permitted buildings. Notwithstanding anything to the contrary herein, an amendment of this Agreement is not required if OWNER pursues entitlements, permits or approvals pursuant to a waiver of vested rights. 3.9.3. Procedure. The procedure for proposing and adopting an amendment to this Agreement shall be the same as the procedure required for entering into this Agreement in the first instance, including without limitation compliance with CEQA and public hearings before the Planning Commission and City Council pursuant to the Development Agreement Legislation. 3.9.4. Consent. Any amendment to this Agreement shall require the written consent of both the CITY and the OWNER whose portion of the Property would be materially affected by the amendment. No amendment to all or any provision of this Agreement shall be effective unless set forth in writing, signed by duly authorized representatives of the CITY and the applicable OWNER, and adopted pursuant to legal requirements imposed on CITY. An amendment of this Agreement does not require the consent of a Development Transferee unless the rights, duties, or obligations of the 20 Public Hearing Draft: 10-18-17 Development Transferee are affected. To the extent the consent of an OWNER that did not initiate the amendment is necessary, the OWNER shall consent to the amendment if, as determined in that OWNER' s reasonable business judgment, that proposed amendment will not have a material adverse impact on the Development of that OWNER' s portion of the Property. 3.9.5. Operating Memoranda. The parties acknowledge that refinements and further development of the Project may demonstrate that changes are appropriate with respect to the details and performance of the parties under this Agreement. The parties desire to retain a certain degree of flexibility with respect to the details of the Development Plan and with respect to those items covered in general terms under this Agreement. If and when the parties and, if applicable, a Development Transferee, mutually find that non - substantive changes, adjustments, or clarifications are appropriate to further the intended purposes of this Agreement, and such are not materially inconsistent with the Development Plan Approval(s), they may, unless otherwise required by law, effectuate such changes, adjustments, or clarifications without amendment to this Agreement through one or more operating memoranda ("Operating Memorand(a)(um)") mutually approved by the City Manager, or designee, on behalf of the CITY and by any corporate officer or other person designated for such purpose in a writing signed by a corporate officer on behalf of OWNER, which, after execution, shall be attached hereto as addenda and become a part hereof. Unless otherwise required by law or by the Development Plan Approval(s), no such changes, adjustments, or clarifications shall require prior notice or hearing, public or otherwise. Nothing herein shall authorize the delegation of authority to the City Manager, or designee, contrary to California or Federal Law. CITY shall record all Operating Memoranda and thereafter shall attach the recorded instrument to the CITY's original Agreement and shall provide OWNER a duplicate copy. 3.10. Future Development Approvals. 3.10.1. Exercise of CITY Discretion. In connection with Future Development Approvals or any other actions which the CITY is expressly permitted to make under this Agreement relating to the Project, the CITY shall exercise its discretion or take action in a manner which complies and is consistent with the Development Plan Approval(s) and the Existing Regulations. 3.10.2. Concurrent Development Agreement Amendment. Any Future Development Approval requiring amendment of this Agreement, as provided for in Section 3.9 hereof, shall be processed concurrently with an amendment to this Agreement. 3.10.3. Effect of Future Development Approvals. Except as expressly set forth within this Section 3.10, a Future Development Approval will not alter, affect, impair or otherwise impact the rights, duties and obligations of the parties under this Agreement. To the extent a Future Development Approval is approved in accordance with Section 3.10.1 and 3.10.2, the Future Development Approval shall constitute for all purposes a Development Plan Approval and shall be treated as if it were in existence on the Effective Date. 21 Public Hearing Draft: 10-18-17 4. Obligations of the Parties. 4.1. Benefits to CITY. The direct and indirect benefits the CITY (including, without limitation the existing and future residents of the CITY) will receive pursuant to the implementation of the Agreement generally include, but are not limited to, the following: 4.1.1. Growth Management. The Project conforms to the CITY's effort to manage growth through the use of, among other things, comprehensive planning and design, Project -wide continuity of landscaping and architectural design, design standards and layout concepts exceeding the CITY's standards for residential development, and the village -center concept. In addition, the Project is based on a "Smart Growth" design, which aims to enhance the quality of life, preserve the natural environment, and save public funds over time through efficient utilization of infrastructure. Among other things, smart growth principles include, without limitation, a mix of land uses, well-designed compact neighborhoods, a variety of transportation choices, preserve open spaces, natural beauty, and environmentally sensitive areas, and unique neighborhood identities. 4.1.2. Traffic and Circulation. Traffic and Circulation elements of the Project conform to the proposed regional plan under consideration by the County of Riverside and to the CITY's General Plan, and are designed to reduce the impact of the average daily trips generated by the Project on arterial roads and thoroughfares by, among other things, encouraging the use of streets internal to the Project for school related trips. The Project is located within close proximity of the CITY's employment centers as well as nearby regional transportation infrastructure including the Interstate 15 freeway and regional bus routes. Traffic and circulation elements of the Specific Plan also provide for the following regional facilities needed by the CITY to reduce traffic impacts: (a) Western Bypass Road (a regional, four -lane arterial roadway); (b) Western Bypass Bridge (which connects the Western Bypass Road to Temecula Parkway and the Interstate 15 freeway); and (c) Coromell Trail, formerly known as First Street (a secondary arterial roadway that provides vehicular access between Old Town Temecula, the Project's proposed elementary school, and the Western Bypass Road). 4.1.3. Schools. The provision of sites for new schools and the construction of such schools on an "up front" basis rather than "as needed" and phased to coincide with the build out of the Project, which early provision and construction will assist local school districts in meeting current area needs as well as creating adequate capacity for future needs. Specifically, approximately seven (7) acres has been set aside to be dedicated to the Temecula Valley Unified School District for a new elementary school to serve the Project and adjacent neighborhoods. The school site is ideally located to provide convenient access for all attendees and will accommodate up to approximately seven hundred thirty (730) students. 22 Public Hearing Draft: 10-18-17 4.1.4. Parks and Recreation. The public parks and other recreational facilities to be dedicated, conveyed and/or constructed as provided for herein exceed the CITY's requirements for open space and parks, and contribute to meeting the need for open space and parks in the area, parking for existing CITY facilities, a potential for joint -use facilities with adjacent schools, and lighted parks and recreational facilities. In this regard, the Specific Plan is designed not only to serve its residents, but also to contribute to the parks and recreational amenities of Old Town Temecula and the entire Temecula community. These amenities include: (a) approximately three (3) miles of paved bike routes, and two (2) miles of walking trails, all onsite and interwoven through all villages and opens spaces in the Project, and which connect to adjacent communities and regional trail systems; (b) eighteen (18) acres of parks, trails and community spaces; (c) two (2) community centers including a recreation center with outdoor pool and spa, and fitness and exercise rooms, and a two-tiered clubhouse with a multi-purpose room with kitchen and rest rooms; and (d) up to fifty-five (55) acres from the Nature Center Phase. 4.1.5. Conservation Efforts. Recognizing the significance of land conservation, the Specific Plan will conserve approximately one hundred fifteen (115) acres onsite (87 acres of onsite conservation and 28 acres of onsite revegetation). OWNER will conserve eight (8) acres off site and prevent fifty-five (55) acres from being impacted through realignment of the Western Bypass Road, for a total of one hundred seventy-eight (178) acres conserved. In addition, and as more specifically described below in this Agreement, Development of the Project has no presently known adverse impact on area habitat in light of the prior long-term use of the Property as open space. 4.1.6. Cultural Impacts. The Project site' s cultural, historical significance has been analyzed, the Pechanga Band of Luiseno Indians have been consulted and, presently, implementation of the Specific Plan does not impact any known significant cultural resources. 4.2. Development Impact Fees. The presently adopted Development Impact Fees ("DIF"), as defined in Section 1.7 herein, and currently charged by the CITY shall be imposed upon Development within the jurisdiction of this Agreement. The CITY hereby agrees that neither the Property nor the Development shall be subject to any new or expanded fees or charges applicable to development, provided however, that the City shall be entitled to revise the actual Development Impact Fee rates, and OWNER shall pay the DIF at the rate then in effect at the time required for payment of DIF. The DIF is comprised of several components, each corresponding to different elements of the On -Site Improvements and Off -Site Improvements. The individual component and the credit, if any, is set forth hereunder. 4.2.1. Street Improvement DIF Component. OWNER shall pay the street component of DIF at such time as payment of DIF is required by Chapter 15.06 of the Temecula Municipal Code as it now exists or may hereafter be amended. The OWNER is obligated to construct certain On -Site Improvements and Off -Site Improvements pursuant to the Development Approval(s) and this Agreement. Certain of these On -Site Improvements and Off -Site Improvements are for street improvements that are listed in the 23 Public Hearing Draft: 10-18-17 DIF Nexus Study, approved by the City Council as described in Resolution No. 97-94 and Chapter 15.06 of the Temecula Municipal Code ("DIF Eligible Street Improvements"). In consideration of the OWNER's completion of construction of DIF Eligible Street Improvements pursuant to the Development Plan Approval(s), CITY shall reimburse OWNER such DIF Eligible Street Improvements in an amount equal to the actual costs of design, property acquisition and construction costs insured by the OWNER in completing the DIF Eligible Street Improvements minus the OWNER' s fair share contribution for the On -Site and Off -Site Public Improvements for street improvements that serve the Project and mitigate its impacts. OWNER may apply to the Director of Public Works for reimbursement of these costs and provide such information and documentation requested by the Director of Public Works as necessary to establish the amount of such reimbursement. The Director of Public Works shall determine the amount of reimbursement pursuant to this subsection and CITY shall pay to OWNER the reimbursement required by this subsection within thirty (30) days following OWNER's submission of OWNER's application or notify the OWNER's application or notify the OWNER of any objections to the information provided or amount of reimbursement requested. There shall be no credit to OWNER for the Street Improvement component of DIF. OWNER shall not be eligible for any DIF reimbursement for any On -Site and Off - Site Public Improvements for which OWNER has also received credit or reimbursement from TUMF. CITY and OWNER understand and agree that the Off -Site Improvements to Vincent Moraga Drive, between Rancho California Road and the Western Bypass Road, as contemplated by the Specific Plan qualifies for credit toward satisfying the Street Improvement Component of the DIF or for credit or reimbursement pursuant to TUMF, but not both. CITY and OWNER understand and agree that the decision to pursue credit for such improvements from either DIF or TUMF shall be at the sole discretion of the OWNER following final design approval of such improvements. In the event OWNER determines to pursue credit from TUMF, OWNER and the CITY agree to work together and cooperate in good faith to insure that OWNER and CITY receive the appropriate credit toward, and/or reimbursement from TUMF, provided, however, OWNER understands and acknowledges that while WRCOG in its capacity as the local government agency responsible for TUMF currently designates Vincent Moraga Drive as an improvement eligible for TUMF credits or reimbursement, in the future may not have sufficient funds for such reimbursement or may assign one of the facilities a low priority for reimbursement, all actions outside the actual control of the CITY. 4.2.2. Traffic Signal DIF Component. OWNER shall pay the traffic signal component of DIF at such time as payment of DIF is required by Chapter 15.06 the Temecula Municipal Code as it now exists or may hereafter be amended. The OWNER is obligated to construct certain On -Site Improvements and Off -Site Improvements pursuant to the Development Approval(s) and this Agreement. Certain of these On -Site Improvements and Off -Site Improvements are for traffic signals that are listed in the DIF Nexus Study, approved by the City Council as described in Resolution No. 97-94 and Chapter 15.06 of the Temecula Municipal Code ("DIF Eligible Traffic Signals"). In consideration of the OWNER' S completion of construction of DIF Eligible Traffic Signals 24 Public Hearing Draft: 10-18-17 pursuant to the Development Plan Approval(s), CITY shall reimburse OWNER such DIF Eligible Traffic Signals in an amount equal to the actual costs of design, property acquisition and construction costs incurred by the OWNER in completing the DIF Eligible Traffic Signals minus the OWNER'S fair share contributions for the On -Site and Off -Site Public Improvements for traffic signals that serve the Project and mitigate its impacts. There shall be no credit to OWNER for the Traffic Signal component of DIF. OWNER shall not be eligible for any DIF reimbursement for any On -Site and Off -Site Public Improvements for which OWNER has also received credit or reimbursement from TUMF. OWNER may apply to the Director of Public Works for reimbursement of these costs and provide such information and documentation requested by the Director of Public Works as necessary to establish the amount of such reimbursement. Director of Public Works shall reasonably determine the amount of reimbursement pursuant to this subsection and City shall pay to OWNER the reimbursement required by this subsection within thirty (30) days following OWNER' S submission of OWNER'S application or notify the OWNER of any objections to the information provided or amount of reimbursement requested. There shall be no credit to OWNER for the Traffic Signal component of DIF. 4.2.3. Street Improvement and Traffic Signal Fair Share Costs. Pursuant to the Traffic Impact Analysis conducted by the CITY's traffic engineer, five (5) road segments and intersections have been identified to warrant fair share payments to the CITY by OWNER. A third -party cost to complete estimate has been prepared which estimates one hundred percent (100%) of the offsite intersection and road segment cost at $731,450 for which OWNER's Fair Share Payment is $90,016. Three of the five road segments and intersections are located near the Project and pursuant to the Development Plan, OWNER will construct one hundred percent (100%) of, (i) Convert Ridge Park Drive to Right-In/Right-Out, (ii) construct two new stop signs at the intersection of Pujol and First Street, and (iii) construct a signalized intersection at Pujol and First Street. The total estimated cost to construct these three improvements is $291,450 which is greater than OWNER's Fair Share Payment. Therefore, OWNER's net fair share payment obligation results is a credit for the Street System Component of DIF of $201,434. 4.2.4. Park and Recreation DIF Component. In consideration of the parks and recreational facilities to be constructed by OWNER pursuant to the Development Plan Approval(s) and Section 4.4.4.A. of this Agreement, OWNER is hereby granted a credit for one hundred percent (100%) of the of the Park and Recreation Component of the DIF. 4.2.5. Open Space and Trails DIF Component. In consideration of the OWNER's obligation pursuant to the Development Plan Approval(s) and Section 4.4.4.B. of this Agreement to dedicate and construct trails and open space, OWNER is hereby granted a credit for one hundred percent (100%) of the Open Space and Trails Component. 4.2.6. CFD Financing of DIF -Eligible Facilities. In the event the proceeds of the CFD financing described in Section 4.5.2 are used to pay 100% of the costs of constructing of a DIF eligible On -Site or Off -Site Public Improvement, the OWNER shall not receive DIF credit or 25 Public Hearing Draft: 10-18-17 reimbursement for such CFD -funded public improvements. However, the proceeds of a CFD financing may be used to pay such costs in excess of the amount of DIF or TUMF credit or reimbursement to be received by Owner for the On -Site or Off-site Public Improvements. 4.3. Future Development Approvals Review. Future Development Approvals will be reviewed in a manner consistent with the general review procedures of the CITY accorded the particular type of Future Development Approval being sought and necessary conditions imposed in a manner consistent with this Agreement. Notwithstanding anything to the contrary, the health, safety and general welfare based mitigation measures arising from the Future Development Approvals shall not be limited by this Agreement. 4.4. Related Real Property Conveyances; Conditions to Development Agreement. 4.4.1. Intent of the Parties. The CITY and OWNER agree that the timely completion and performance of the real estate transactions and the related agreements described hereafter are a material component of the consideration each party has relied upon in its respective decision to enter into this Agreement. OWNER and the CITY, individually and collectively, represent that neither party would have entered into this Agreement but for the promises of the other to transfer the interests in real property described hereunder to the other party and to enter into the related agreements. Further, OWNER and the CITY, individually and collectively, agree that the failure of any one of the conveyances or related agreements to be completed or performed in a timely manner will be an event of default under Section 10 of this Agreement. 4.4.2. Liens, Encumbrances and Environmental Conditions. All real property dedicated to the CITY pursuant to this Agreement shall be free and clear of any and all matters of record (excepting all non -delinquent taxes and assessments), including but not limited to, deeds of trust, liens, or other encumbrances of record unless such items of record are approved in writing by the CITY. Further the real property shall be warranted to be free of any known environmental conditions that would prevent, restrict or cause the CITY to fund hazardous material/contamination/toxic remediation activities so as to allow the real property to be used as intended by the CITY. OWNER warrants and represents to the City that as of the Effective Date of this Agreement, OWNER has conducted preliminary studies of the properties it will convey to the CITY and has found no environmental conditions that would prevent, restrict or cause the CITY to fund hazardous material/contamination/toxic remediation activities so as to allow the real property to be used as intended by the CITY. OWNER shall provide the CITY copies of all reports, investigations and analysis that discuss the environmental condition of the real property. 4.4.3. Disposition of the Nature Center Phase. (i) Configuration and Use of the Nature Center Phase. (a) The Nature Center Phase ultimately shall consist of four separate legal parcels comprised of the following: (i) approximately one (1) acre of 26 Public Hearing Draft: 10-18-17 roadways serving the Nature Center Phase (the "Nature Center Road Parcel"); (ii) approximately sixteen (16) acres for a nature center (the "Nature Center Parcel"); (iii) approximately three (3) acres of open space (the "Nature Center Open Space Parcel"); and (iv) approximately thirty-five (35) acres of open space upon which a conservation easement in favor of the Regional Conservation Agency ("RCA") or some other public or non-profit conservation entity (the "Conservation Easement") shall be recorded and maintained (the "Nature Center Conservation Easement Parcel"). The four parcels are described and depicted on Attachment 4. (b) If no legal action (based on CEQA or otherwise) is filed against all or any portion of the Project within the applicable statutes of limitation, the CITY hereby waives any and all rights to seek a specific plan amendment to change the use of all or any portion of the Nature Center Phase. (c) If a legal action or actions (based on CEQA or otherwise) is filed against all or any portion of the Project within the applicable statutes of limitation, then such Nature Center Parcel may be combined with the Nature Center Open Space Parcel and the combined parcel may be utilized for any other civic use as may be determined by the CITY in its sole and absolute discretion following the approval of a specific plan amendment for such purpose); (ii) CITY's Acquisition of the Nature Center Phase. CITY shall acquire the Nature Center Phase upon the date that is sixty (60) days following the completion of all of the following: (a) CITY's Approval of the Development Plan Approvals. The CITY's approval of the Development Plan Approvals and either (a) the expiration of any and all applicable statutes of limitation or other similar time periods with no legal action or challenge of any kind being filed against the Property, the Project or the CITY or OWNER and related in any way to the Property or the Project, or (b) the resolution of any such legal action or challenge filed against the Property, the Project or the CITY or OWNER and related in any way to the Property or the Project, in a manner mutually acceptable to CITY and OWNER. (b) CITY's Formation and Funding of the CFD(s). The CITY's formation and funding of the CFD(s) consistent with the terms and provisions of Sections 4.5.2 and 4.5.3 of this Agreement, and either (i) the expiration of any and all applicable statutes of limitation or other similar time periods with no legal action or challenge of any kind being filed against the CFD(s), the Property, the Project, the CITY or the OWNER in any way related to the CFD(s), the Property or the Project, or (ii) the resolution of any such legal action or challenge filed against the CFD(s), the Property, the Project, the CITY or the OWNER in any way related to the CFD(s), the Property or the Project, in a manner mutually acceptable to CITY and OWNER) consistent with the terms of this Agreement. (c) Creation of the Four (4) Separate Legal Parcels Comprising the Nature Center Phase and Recordation of the Conservation Easement. 27 Public Hearing Draft: 10-18-17 CITY' s approval of a parcel map, lot split or other legal and appropriate action to create the four (4) separate legal parcels comprising the Nature Center Phase and recordation of the Conservation Easement, all as described in Section 4.4.3(i) above. The four parcels are described and depicted on Attachment 4. (d) Completion of Superpad Improvements on the Improved Portion of the Nature Center Phase. The completion by OWNER of the Superpad Improvements as defined in Section 4.5.3 below on the Improved Portion of the Nature Center Phase. (iii) Obligations of the Parties Following the CITY' s Acquisition of the Nature Center Phase. Following CITY' s acquisition of the Nature Center Phase, CITY shall be responsible for and shall expressly assume (in the documentation memorializing the closing of the acquisition of the Nature Center Phase), any and all remaining conditions of approval in any way related to the Development of the Nature Center Phase. 4.4.4. Parks, Trails and Recreational Facilities. OWNER is required pursuant to the Development Plan Approval(s) to dedicate certain acreage of the Project to the City for use as public parks, trails, open space and recreational facilities. Additionally OWNER has agreed to dedicate additional land and as described below, to construct, at its sole expense, the improvements for certain public parks and facilities, and to devote certain acreage of the Project for use as recreational facilities for the residents of the Project. OWNER's dedication and/or construction of such public parks and facilities and private recreational facilities shall be as set forth below. All real property shall be conveyed as provided for in Section 4.4.5. OWNER shall demonstrate the condition of title pursuant to CLTA title insurance policies, without exemptions, in amount equal to the fair market value of the land. (i) 5 -Acre Park and Grand Staircase. OWNER agrees to convey fee title to the CITY and improve per the conditions in the Development Plan the five (5) acre park available for use by the public centrally located and connected to Old Town via a monumental "grand staircase". Not less than thirty (30) days prior to the formal submittal of the design to the CITY, OWNER and the Director of Community Development shall have the a pre -meeting to discuss the design of the five -acre park and Grand Staircase. The design of the five -acre park and Grand Staircase shall be approved by the Director of Community Development. The five -acre park and Grand Staircase shall be completed to the satisfaction of the Director of Public Works. It shall be accepted for maintenance by the CITY promptly following the one (1) year maintenance and establishment period as determined by the Director of Public Works; provided, however, the five -acre park and the Grand Staircase shall not be open to the public until after CITY acceptance thereof for maintenance. (ii) Pedestrian and Bicycle Trail System. OWNER agrees to improve per the conditions in the Development Plan a pedestrian and cycling network available to the public to be interwoven through all villages and active open space throughout the Project and which shall connect to adjacent communities and regional trails 28 Public Hearing Draft: 10-18-17 systems. The design of these improvements shall be approved by the Director of Community Development. Following the completion of the improvement to the satisfaction of the Director of Public Works, those portions of the pedestrian and bicycle trails system located on OWNER's property shall be conveyed to, and maintained by, the Project master homeowner's association ("Master HOA"), and following completion of the improvement to the satisfaction of the Director of Public Works and expiration of the one (1) year maintenance period, those portions located in the CITY right-of-way shall be conveyed to, and maintained, by the CITY; provided, however, these trail improvements shall not be open to the public until after CITY acceptance thereof for maintenance. Owner shall indemnify the CITY for any claims or lawsuits relating to the use of the trails maintained by the Master HOA pursuant to Section 6, Indemnification, of this Agreement provided that, subject to the approval of the City Manager, OWNER may satisfy this obligation by assigning the indemnification obligation to the Master HOA and requiring the Master HOA to procure and maintain liability insurance in an amount and with terms reasonably acceptable to the City Manager of the CITY. The indemnification obligation of this Section shall survive termination of this Agreement unless assigned to the Master HOA. (iii) Recreation Center and Clubhouse. OWNER agrees to improve per the conditions in the Development Plan Approval(s) a recreation center with an outdoor pool and spa, and fitness and exercise rooms, and a two-tiered clubhouse with a multipurpose room, kitchen and restrooms, to be available to residents of the Project to be located at the highest elevation of the 5 -acre park described in Section 4.4.3.B. The recreation center and clubhouse will be conveyed to, and maintained by, the Master HOA. (iv) Quimby Credits. In consideration of OWNER's obligations to improve and convey to the CITY the parkland and trails referenced above in subsections A. and B., the CITY hereby agrees to credit OWNER's obligations under the CITY's subdivision/Quimby parkland acreage requirements as satisfied in full and CITY shall not exact any further contribution from OWNER. In the event that the OWNER fails to convey all or portions of the parkland and trails referenced in this subsection, OWNER shall pay to the CITY the Quimby Fee required for the Project in the amount of Six Million Six Hundred Thousand Dollars ($6,600,000.00) or a portion thereof based such parkland and trails as actually conveyed to the City. Receipt of such payment shall not constitute a waiver of any of CITY's rights to enforce the terms of this Agreement or the Development Plan Approval(s). OWNER shall not be eligible for any Quimby Fee Credits for any On - Site and Off -Site Public Improvements that OWNER has constructed using the proceeds from CFD financing. (v) Schedule of Completion of Park and Recreation Improvements. The park and recreation improvements, and components thereof, described in this Subsection 4.4.4 shall be completed to the satisfaction of the Director of Community Development in accordance with the schedule set forth in Attachment 3, Description and Timing of On -Site Improvements. 29 Public Hearing Draft: 10-18-17 4.4.5. Open Space Acquisition and Conservation. OWNER agrees to contribute to and construct several conservation features as part of the Project that will further aid in the conservation of sensitive habitats and the enhancement of wildlife movement and genetic diversity of mountain lions in the region. These conservation features are: (i) Onsite Conservation. OWNER shall convey to the Regional Conservation Authority ("RCA") for permanent conservation lot 8, lot 33, lot 53, lot 67 and lot 65 on the Tentative Tract Map consisting of approximately 84.63 acres. (ii) Slope Restoration. OWNER shall restore with native upland vegetation approximately twenty (20) acres of slopes along the Western Bypass as described on Attachment 8 which are not needed for fuel modification in areas that abut the existing MSHCP conservation areas, as well as those contemplated by the Development Plan Approval(s). Such restoration shall occur concurrently with the phased construction of the Western Bypass and shall be temporarily irrigated and maintained by OWNER until such time as they are offered for dedication to the RCA. OWNER shall convey at no charge such slopes to the RCA for conservation purposes on or before the earlier to occur of the date six (6) months after the maintenance bond for the restoration described in this subsection is released by the CITY, and the date of acceptance of the land dedication by the RCA. OWNER shall not be entitled to any fee credits in connection with such slope restoration. (iii) Conservation of 8.97 Acres. OWNER shall complete the purchase, at its expense, of 8.97 acres located on the hillside escarpment adjacent to the Project for conservation as described on Attachment 9 pursuant to an existing Purchase and Sale Agreement ("Hillside Escarpment PSA") and convey this property to the Regional Conservation Authority for Two Hundred Thirty -Five Thousand Dollars ($235,000.00) for conservation purposes. (iv) Additional Funding for Conservation Efforts. OWNER shall pay to the CITY the following: (i) on or before the issuance of the first (1st) building permit for the Project, the sum of Five Hundred Thousand Dollars ($500,000.00) (the "Initial Wildlife Conservation Fee") (provided, however, OWNER shall be entitled to receive a dollar for dollar credit of up to three hundred thousand dollars ($300,000.00) for any and all attorneys' and consultants' fees and any other amounts or costs incurred to defend and/or settle any CEQA action(s) filed against the Project); and (ii) as provided in Section of the Specific Plan, an annual payment of $43 per dwelling unit with an increase in such payment each fiscal year in an amount of two percent (2%) of the prior year's fee (the "Annual Wildlife Conservation Fee"). (a) CITY shall use such funding from the Initial Wildlife Conservation Fee and the Annual Wildlife Conservation Fee for one or more of the following conservation activities ("Wildlife Conservation Costs"): (1) An engineering feasibility study to be prepared by the CITY in conjunction with the RCA within the Interstate 15 freeway Special 30 Public Hearing Draft: 10-18-17 Linkage Area south of the Project whose purpose is to evaluate locations and initiate engineering for a wildlife overcrossing or undercrossing across the Interstate 15 freeway in order to allow wildlife (including mountain lion) to safely travel between the Santa Margarita Ecological Reserve and the Palomar Mountain regions; and/or (2) Acquisition by the CITY of lands within the Special Linkage Area south of the Project for conservation and/or to contribute towards Item 4.4.5.(iv).(a) above; and/or (3) Other wildlife conservation efforts, (i) within Riverside County; and (ii) within ten (10) miles of the Property. (b) Pursuant to Section 4.5.2 below and Section of the Specific Plan, OWNER, its successors to the property within the Project, including End Users, shall fulfill this obligation of the Annual Wildlife Fee with the proceeds of Special Tax C of the CFD(s). (c) OWNER shall not be entitled to any fee credits in connection with such conservation funding. (v) Agency Permits and Assumption of Western Bypass Bridge Obligations. OWNER and CITY understand and agree that: (a) CITY had previously obtained all of the agency permits necessary for construction of the Western Bypass Bridge; (b) some of these agency permits for the Western Bypass Bridge have expired; and (c) the Western Bypass Bridge shall be constructed in connection with the Development Plan. The CITY shall remain the applicant for such agency permits, but OWNER shall have the obligation to update the bridge plans to meet current conditions and renew or reobtain the permits for construction of the Western Bypass Bridge. CITY shall use its best efforts to cooperate with OWNER in updating the bridge plans and renewing or reobtaining the permits for the construction of the Western Bypass Bridge. Once OWNER (with CITY' s cooperation) has renewed or reobtained the permits for the Western Bypass Bridge, OWNER shall continue to have full responsibility for the plans, keeping the environmental permits current and construction of the Western Bypass Bridge. In connection with the assumption of such obligations, OWNER shall be responsible to accomplish the enhancement of approximately one and one tenth (1.1) acres of land owned by the City in Murrieta Creek or on other real property owned by the CITY. In the event such mitigation obligation consists of enhancing the CITY' s property in Murrieta Creek, the CITY shall not be entitled to any compensation for the enhancement of such property, but all costs and expenses of such enhancement shall be borne solely by OWNER. If upon completing subsurface testing (paid for by OWNER), it is determined that restoration mitigation in Murrieta Creek is not feasible due to the presence of rock, then CITY shall provide the necessary land elsewhere, at CITY's cost, for OWNER to complete the restoration at OWNER's cost as described above. Further, if CITY is not able to provide additional land, CITY and OWNER may consider the purchase of mitigation credits and negotiate in good faith each Party' s share of such cost. 31 Public Hearing Draft: 10-18-17 (vi) MSHCP Fee Credits for Onsite Conservation. OWNER and CITY understand and agree that: (i) OWNER will be preserving onsite approximately 84.63 acres of open space; (ii) as a result of such onsite preservation, and OWNER's use of an RCA -qualifying appraisal of such acreage, OWNER claims, but CITY cannot verify, that OWNER is entitled to receive MSHCP credits in the approximate amount of One Million Four Hundred Sixty -Six Thousand One Hundred and Forty Dollars ($1,466,140); and (iii) CITY shall cooperate with OWNER to receive such credit as and when due and owing. 4.4.6. Smart Shuttle/Bike Share Program. In consideration of the CITY' s performance of the terms of this Agreement, OWNER agrees to participate with the Riverside Transportation Authority (RTA) and CITY to further a "Smart Shuttle" or "bike share" program. OWNER' s participation shall consist of providing funding in the amount of one hundred and fifty thousand dollars ($150,000.00) to further the Smart Shuttle or bike share program as defined in an agreement between the CITY and RTA. Payment shall be made the earlier of, (i) on or before the issuance of the first (1st) building permit for the South Phase , or (ii) issuance of the 950th building permit for the Project. If, following the issuance of such permit, the "Smart Shuttle" or "bike share" program is successful and well-received by the public and CITY desires to continue such program, OWNER and/or the HOA shall cooperate in good faith with CITY to identify potential future funding sources for such program including, without limitation, governmental grants from the State of California, WRCOG and/or the RTC, as well as potential funding from the HOA. 4.5. CITY Obligations. 4.5.1. OWNER's Option to Purchase CITY Land for Habitat Restoration and Pond Turtle Habitat (i) Habitat Restoration Property. (a) The CITY owns approximately thirty-two (32) acres of land south of Temecula Parkway, west of the I-15 freeway and adjacent east and north of Murrieta Creek (the "CITY Property") that will be used, in part, as right of way and habitat buffers for the reconstruction of the I-15/Temecula Parkway Interchange ("Interchange"). The amount of acreage and the configuration of the right of way and habitat buffers needed for the Interchange has not been fully established by the CITY and the resources agency. Primarily due to development of the Western Bypass Road, the Development Plan impacts 1.24 acres of riparian/riverine habitat which needs to be created elsewhere for the Project's Determination of Biological Equivalent Superior Preservation. The resource agencies (U.S. Army Corps of Engineers, California Department of Fish & Wildlife and Regional Water Quality Control Board) prefer mitigation to occur within the same watershed and as close to the impact site as possible. In addition, the California Department of Fish & Wildlife would like this area within Murrieta Creek conserved and enhanced to better accommodate the diminishing pond turtle habitat. 32 Public Hearing Draft: 10-18-17 (b) The OWNER and CITY shall negotiate in good faith the actual acreage up to 1.24 acres and the location of the property to be conveyed by way of conservation easement from CITY to OWNER for habitat restoration, provided, however, that the City Manager of CITY shall, in his discretion, determine whether such property should be conveyed by way of conservation easement to OWNER, and, if so, the City Manager shall, in his discretion, approve, in writing, the actual acreage, configuration, and location of such property to be conveyed by way of conservation easement ("Habitat Restoration Property"). OWNER acknowledges and agrees that the CITY may not be able to convey by way of conservation easement, or other conveyance, the Habitat Restoration Property to OWNER for habitat restoration in this area given the constraints of the Interchange improvements and, in such case, OWNER shall acquire the required property for habitat conservation elsewhere. (c) Therefore, the CITY hereby grants to OWNER an option to acquire by way of conservation easement the agreed-upon Habitat Restoration Property for the purpose of habitat restoration upon the terms and conditions set forth in this Section (the "Habitat Restoration Property Option"): (ii) Term of the Habitat Restoration Property Option. The term of the Habitat Restoration Property Option (the "Habitat Restoration Property Option Term") shall commence on the Effective Date and shall expire on the one (1) year anniversary of the Effective Date (unless sooner terminated pursuant to the provisions set forth below). (iii) Consideration of the Habitat Restoration Property Option. The Habitat Restoration Property Option is granted in consideration of the obligations and agreements undertaken by OWNER. (iv) Exercise of the Habitat Restoration Property Option. The Habitat Restoration Property Option may be exercised by OWNER in the event OWNER, during the Habitat Restoration Property Option Term, delivers to CITY and Escrow Holder written notice of OWNER' s election to purchase the Habitat Restoration Property on the terms and conditions set forth herein (the "Habitat Restoration Property Option Notice") (in the event OWNER does not give timely CITY the Habitat Restoration Property Option Notice, the Habitat Restoration Property Option shall immediately terminate without further action by CITY). The Habitat Restoration Property Option Notice delivered to Escrow Holder also shall include a non-refundable deposit against the Habitat Restoration Property Purchase Price (defined below) in the amount of One Hundred Dollars ($100.00), which shall be applicable to the Habitat Restoration Property Purchase Price. (v) Purchase and Sale. Provided the Habitat Restoration Property Option has been timely exercised as described above, CITY agrees to transfer the Habitat Restoration Property to OWNER, and OWNER shall pay to the CITY a purchase price for such transfer in the amount of its then fair market value as determined by an appraiser mutually acceptable to CITY and OWNER (the "Habitat Restoration Purchase Price"), payable in full upon close of escrow within sixty (60) days' of the Habitat 33 Public Hearing Draft: 10-18-17 Restoration Property Option Notice. The Conservation Easement Deed for the Habitat Restoration Property shall restrict the use of the Habitat Restoration Property to habitat restoration in accordance with the Project EIR. (vi) Memorandum of Habitat Restoration Property Option. A Memorandum of the Habitat Restoration Property Option shall be recorded against the CITY Property in a form mutually acceptable to CITY and OWNER. 4.5.2. Community Facilities District. (i) OWNER shall request in writing that the CITY establish one or more community facilities districts (each a "CFD") pursuant to the Mello -Roos Act to finance infrastructure, public facilities and public services that may be required in connection with the Development Plan and the Development of the Property and shall vote in favor of each such community facilities districts. It is anticipated that three (3) annual special taxes will be authorized to be levied within each CFD, which shall be referred to herein as "Special Tax A," "Special Tax B," and "Special Tax C." (ii) Special Tax A will be authorized to be levied on all non - governmentally owned assessor's parcels within each CFD to fund, in order of priority: (a) administrative expenses of the CFD; (b) scheduled debt service on bonds for the CFD that are issued to fund eligible public facilities (including, as may be permitted by the City, public facilities in lieu of Contributions); (c) replenishment of a reserve fund for the bonds; and (d) on a pay as you go basis, eligible public facilities (including, as may be permitted by the City, public facilities in lieu of Contributions) including acquisition of the Nature Center Phase as described in Section 4.5.3. (iii) Special Tax B will be authorized to be levied on assessor's parcels in the CFD for which a building permit for residential construction and a certificate of occupancy or final inspection has been issued ("Occupied Residential Property") in an initial amount of Two Hundred Thirty Seven Dollars ($237.00) per dwelling unit per year, subject to the annual increases described below, to fund, in order of priority: (a) administrative expenses of the CFD; (b) replenishment of any applicable reserve fund; and (c) eligible CITY services in an amount equal to the Services Deficit pursuant to Section of the Specific Plan and Section 4.7 below. The Maximum Special Tax B shall be increased each fiscal year, beginning with the fiscal year following the formation of the CFD, by a percentage equal to five and six tenths percent (5.6%) of the prior year' s levy of the Maximum Special Tax. (iv) Special Tax C will be authorized to be levied on Occupied Residential Property in the CFD in an initial amount of Forty Three Dollars ($43.00) per dwelling unit per year to fund, subject to the annual increases described below, in order of priority: (a) administrative expenses of the CFD; (b) replenishment of any applicable reserve fund; and (c) Annual Wildlife Conservation Fee for Wildlife Conservation Costs pursuant to Section 4.4.5(iv). The Maximum Special Tax C shall be increased each fiscal 34 Public Hearing Draft: 10-18-17 year, beginning with the fiscal year following the formation of the CFD, by a percentage equal to two percent (2%) of the prior year's Maximum Special Tax C. (v) CITY agrees that the maximum effective tax rate for assessor's parcels within each CFD, including without limitation, Special Tax A, Special Tax B and Special Tax C, may not exceed two and one tenth percent (2.1%) of the reasonably expected value of the parcel with planned vertical improvements determined at the time of approval of the CFD and the Rate and Method of Apportionment. (vi) CITY agrees to use reasonable efforts to develop and implement the CFD(s) subject to public hearing and election requirements of applicable State and, if tax-exempt bonds are to be issued, Federal law, the Existing Regulations and the customary and reasonable industry standards for the development of such financings for CFD(s). OWNER and CITY acknowledge and agree that the establishment of a CFD for facilities and services and the issuance of bonds supported by the special taxes are dependent on many factors that are not known at this time. The viability of the financing, the amount of special taxes for debt service, and available bond proceeds will be dependent on several factors existing at the time the bonds are sold, including, but not limited to, the financial markets, interest on tax exempt financings, housing market, value of homes in the area, absorption rates for home sales in the area, bond underwriting criteria and ratings by bond -rating agencies. (vii) CITY agrees that upon receipt of OWNER'S written request and application and the deposit with CITY of sufficient funds to pay the CITY's costs to undertake the proceedings to establish any particular CFD, CITY shall conduct proceedings to establish the respective CFD(s) and OWNER shall cooperate in the conduct of such proceedings. OWNER acknowledges that this Agreement cannot obligate the City Council to establish the CFD(s) at the conclusion of those proceedings. 4.5.3. Acquisition of Nature Center Phase. (i) The CITY shall acquire the Nature Center Phase with proceeds of the CFD(s) as described in Section 4.5.2. (ii) Approximately fifteen (15) acres of the Nature Center Phase comprised of the Nature Center Road Parcel and the Nature Center Parcel (the "Improved Portion") shall be improved as roadways with respect to the Nature Center Road Parcel, and to a "Superpad Condition" with respect to the Nature Center Parcel, by the OWNER. "Superpad Condition" shall mean for the purposes of this Agreement: (a) consisting of grading and setting survey markers at the elevations shown on the City approved conceptual grading plan; (b) paved primary access to parking lot and secondary access off of Camino Estribo to the Nature Center Parcel; (c) irrigated slopes with landscaped of native vegetation; (d) constructed trails with decomposed granite and look -out posts; (e) all wet and dry utilities to the site; (f) construct all interim and permanent storm drains including drainage for the trails; (g) all required work under the Storm Water Pollution 35 Public Hearing Draft: 10-18-17 Prevention Plan required by Chapter 18.18 of the Temecula Municipal Code; and (h) Water Quality Management Plan and installation of devices, basins and other facilities and work required by the Water Quality Management Plan. "Superpad Improvements" shall mean all of the construction and grading work required to be performed by the OWNER and described in (a) -(h) in the preceding sentence. All plans referenced in the definition of Superpad Condition shall be approved by the City or its designated official. The remaining forty (40) acres of the Nature Center Phase (comprised of the Nature Center Open Space Parcel and the Nature Center Conservation Easement Parcel) (the "Unimproved Portion") shall be acquired by the CITY in its "as is" condition and the Nature Center Conservation Parcel shall be subject to the Conservation Easement. (iii) Both the Improved Portion and the Unimproved Portion shall be acquired by the CITY as set forth in Section 4.4.3 and this Section for an acquisition price equal to the appraised value of the Nature Center Phase (by an MAI appraiser agreed to by the parties) with the Superpad Improvements based on the uses allowed on the Nature Center Phase by the Specific Plan at the time of the appraisal provided the appraisal is completed within six months prior to the date of conveyance (the "Acquisition Price"). (iv) The time for conveyance of the Nature Center Phase is described in Section 4.4.3. (v) The Acquisition Price for the Nature Center Phase shall be paid solely from the proceeds of Special Tax A and bonds issued by the CFD(s) that are secured by Special Tax A and no other CITY funds shall be used for such payments. 4.6. Public Art. OWNER shall comply with the requirements of public art requirements of Chapter 5.08 of the Temecula Municipal Code. 4.7 City Services Deficit Payment. (i) As described in Section of the Specific Plan, the CITY estimates that the costs to the CITY of providing public safety and other municipal services to the Project will exceed the municipal revenue from the Project by a substantial amount ("Services Deficit") and the owners of the property within the Specific Plan Area are required to pay the Services Deficit in apportioned annual amounts. (ii) The OWNER, its successors to the properties within the Project, including End Users, shall pay to the CITY the sum of two hundred thirty seven dollars ($237.00) per occupied residential dwelling unit within the Project each year with an increase in such payment each fiscal year in an amount of five and six -tenths percent (5.6%) of the previous year's payment. (iii) Pursuant to Section 4.5.2 above and Section of the Specific Plan, OWNER, its successors to the property within the Project, including End Users, shall fulfill this obligation of the Specific Plan with the proceeds of Special Tax B of the CFD(s), provided, however, that the obligation under this Section and Section 36 Public Hearing Draft: 10-18-17 of the Specific Plan remains regardless of the financing mechanism used to pay it or whether there is a financing mechanism to pay it. 5. Further Assurances to OWNER Regarding Exercise of Reserved Authority. 5.1. Adoption of General Plan and Granting of Other Project Approvals. In preparing and adopting any general plan amendment, zoning district change and in granting the other Project Approvals, the CITY reserves its right to and shall consider the health, safety and welfare of the residents of the CITY. 5.2. Assurances to OWNER. The parties further acknowledge that the public benefits to be provided by OWNER to the CITY pursuant to this Agreement are in consideration for and reliance upon assurances that the Property can be developed in accordance with the Development Plan Approval(s) and this Agreement. Accordingly, while recognizing that the Development of the Property may be affected by exercise of the authority and rights reserved and excepted as provided in Sections 3.3.1 and 3.3.2. ("Reserved Authority") of this Agreement, OWNER is concerned that normally the judiciary extends to local agencies significant deference in the adoption of land use regulations, which might permit the CITY in violation of the Reserved Authority, to attempt to apply regulations which are inconsistent with the Project Approvals pursuant to the exercise of the Reserved Authority. Accordingly, OWNER desires assurances that the CITY shall not and the CITY agrees that it shall not further restrict or limit the development of the Property in violation of this Agreement except in strict accordance with the Reserved Authority. 5.3. Judicial Review. Based on the foregoing, in the event OWNER judicially (including by way of a reference proceeding) challenges the application of a future land use regulation as being in violation of this Agreement and as not being a land use regulation adopted pursuant to the Reserved Authority, OWNER shall bear the burden of proof in establishing that such rule, regulation or policy is inconsistent with the Existing Regulations and the Development Plan Approval(s) and the CITY shall thereafter bear the burden of proof in establishing that such regulation was adopted pursuant to and in accordance with the Reserved Authority and was not applied by the CITY in violation of this Agreement. 6. Indemnification. 6.1. OWNER Indemnification. Except to the extent of the active negligence or willful misconduct of the Indemnified Parties (as defined below), OWNER agrees to indemnify and hold harmless the CITY, the Temecula Community Facilities District, the Temecula Housing Authority, the Temecula Public Financing Authority, any community facilities districts organized by such entities, and their agents, officers, contractors, attorneys, and employees ("Indemnified Parties") from and against any claims or proceeding against the Indemnified Parties to set aside, void or annul the approval of this Agreement or any Development Plan Approval(s) or Subsequent Development Plan Approval(s) or actions taken thereto pursuant to this Agreement. Notwithstanding the 37 Public Hearing Draft: 10-18-17 provisions of this Agreement, OWNER's obligation pursuant to this Section is not a benefit or burden running with the land and shall not be assigned to any person without the prior, express written consent of the City. OWNER shall deposit the sum of Thirty Thousand Dollars ($30,000.00) toward the expected costs of defense, as reasonably determined by the City Attorney, with the City within five (5) business days of notice from the City of the claim and shall add to the deposit within five (5) business days from the , written request of City. Without in any way limiting the provisions of this Section, the parties hereto agree that this Section shall be interpreted in accordance with the provisions of California Civil Code Section 2778 in effect as of the Effective Date. 6.2. OWNER Indemnification for Legal Challenge. Notwithstanding Section 6.1 above, and as a separate and distinct obligation of OWNER, OWNER agrees to indemnify and hold harmless the Indemnified Parties from and against each and every claim, action, proceeding, cost, fee, legal cost, damage, award or liability of any nature arising from alleged damages caused to third parties and alleging that the Indemnified Parties is or are liable therefor as a direct or indirect result of the City' s approval of this Agreement or any Development Plan Approval(s) or Subsequent Development Plan Approval(s) pursuant to this Agreement. OWNER' S duties under this Section are solely subject to and conditioned upon the Indemnified Parties written request to OWNER to indemnify the Indemnified Parties. OWNER shall deposit the expected costs of defense, as reasonably determined by the City Attorney, with the City within five (5) business days of notice from the City of the claim and shall add to the deposit within five (5) business days from the request of City. Without in any way limiting the provisions of this Section, the parties hereto agree that this Section shall be interpreted in accordance with the provisions of California Civil Code Section 2778 in effect as of the Effective Date. 6.3. Indemnification Procedures. Each Indemnifying Party shall retain settlement authority with respect to any matter concerning that Indemnifying Party provided that prior to settling any such lawsuit or claim with respect to that Indemnifying Party, the Indemnifying Party shall provide the CITY and the other Indemnifying Parties with a minimum ten (10) business days written notice of its intent to settle such lawsuit or claim. If the CITY or the other Indemnifying Parties, in their discretion, do not desire to settle such lawsuit or claim, it may notify the applicable Indemnifying Party of the same, in which event the applicable Indemnifying Party may still elect to settle the lawsuit or claim as to itself, but the non -settling parties may elect to continue such lawsuit, at their cost and expense, so long as: (i) with respect to the CITY, the CITY's decision is predicated upon a legitimate and articulated threat to either the exercise of its police powers or a risk of harm to those present within the CITY; or (ii) with respect to the other Indemnifying Parties, the decision is predicated upon a legitimate and articulated threat to the Development of that Indemnifying Party' s property. 7. Relationship of Parties. The contractual relationship between the CITY and OWNER is such that OWNER is an independent contractor and not the agent or employee of the CITY. The CITY and OWNER hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained in this Agreement or in any document executed in connection with the Project shall be construed as making the CITY and OWNER joint ventures or partners. 38 Public Hearing Draft: 10-18-17 8. Amendment or Cancellation of Agreement. This Agreement may be amended or canceled in whole or in part only by mutual consent of the parties in the manner provided for in Government Code Section 65868. No amendment or modification of this Agreement or any provision hereof shall be effective unless set forth in writing and signed by duly authorized representatives of each party hereto. This provision shall not limit the CITY's or OWNER's remedies as provided by Section 10. 9. Periodic Review of Compliance with Agreement. 9.1. Periodic Review. The CITY and OWNER shall review this Agreement at least once every 12 -month period from the Effective Date. The CITY shall notify OWNER in writing of the date for review at least thirty (30) days prior thereto. Such periodic review shall be conducted in accordance with Government Code Section 65865.1. 9.2. Good Faith Compliance. During each periodic review, OWNER shall be required to demonstrate good faith compliance with the terms of this Agreement. OWNER agrees to furnish such reasonable evidence of good faith compliance as the CITY, in the exercise of its reasonable discretion, may require. If requested by OWNER, the CITY agrees to provide to OWNER, a certificate that OWNER or a successor or assignee is in compliance with the terms of this Agreement, provided OWNER reimburses the CITY for all reasonable and direct costs and fees incurred by the CITY with respect thereto. 9.3. Failure to Conduct Annual Review. The failure of the CITY to conduct the annual review shall not be an OWNER default. Further, OWNER shall not be entitled to any remedy for the CITY's failure to conduct this annual review. 9.4. Initiation of Review by City Council. In addition to the annual review, the City Council may at any time initiate a review of this Agreement by giving written notice to OWNER. Within thirty (30) days following receipt of such notice, OWNER shall submit evidence to the CITY Council of OWNER's good faith compliance with this Agreement and such review and determination shall proceed in the same manner as provided for the annual review. The City Council shall initiate its review pursuant to this Section 9.4 only if it has probable cause to believe the CITY's general health, safety or welfare is at risk as a result of specific acts or failures to act by OWNER. 9.5. Administration of Agreement. Any final decision by the CITY staff concerning the interpretation and administration of this Agreement and Development of the Property in accordance herewith may be appealed by OWNER to the City Council, provided that any such appeal shall be filed with the City Clerk within thirty (30) days after OWNER receives written notice that the staff decision is final. The City Council shall render, at a noticed public hearing, its decision to affirm, reverse or modify the staff decision within thirty (30) days after the appeal was filed. 9.6. Availability of Documents. If requested by OWNER, the CITY agrees to provide to OWNER copies of any documents, reports or other items reviewed, accumulated 39 Public Hearing Draft: 10-18-17 or prepared by or for the CITY in connection with any periodic compliance review by the CITY, provided OWNER reimburses the CITY for all reasonable and direct costs and fees incurred by the CITY with respect thereto. The CITY shall respond to OWNER's request on or before ten (10) business days have elapsed from the CITY's receipt of such request. 10. Events of Default: Remedies and Termination. Unless amended or canceled as provided in Section 8, or modified or suspended pursuant to Government Code Section 65869.5 or terminated pursuant to this Section 10, this Agreement is enforceable by either party hereto. 10.1. Defaults by Owner. If the CITY determines on the basis of a preponderance of the evidence that OWNER has not complied in good faith with the terms and conditions of this agreement, the CITY shall, by written notice to OWNER, specify the manner in which OWNER has failed to so comply and state the steps OWNER must take to bring itself into compliance. If, within sixty (60) days after the effective date of notice from the CITY specifying the manner in which OWNER has failed to so comply, OWNER does not commence all steps reasonably necessary to bring itself into compliance as required and thereafter diligently pursue such steps to completion, then OWNER shall be deemed to be in default under the terms of this Agreement. The CITY may terminate this Agreement pursuant to Government Code Section 65865.1. OWNER agrees that its default hereunder is a conclusive representation that it is consenting to the cancellation of this Agreement. In event of default by OWNER, except as provided in Section 10.3, the CITY's sole remedy for any breach of this Agreement by OWNER shall be the CITY's right to terminate this Agreement. 10.2. Defaults by CITY. If OWNER determines on the basis of a preponderance of the evidence that the CITY has not complied in good faith with the terms and conditions of this Agreement, OWNER shall, by written notice to the CITY, specify the manner in which the CITY has failed to so comply and state the steps the CITY must take to bring itself into compliance. If, within sixty (60) days after the effective date of notice from OWNER specifying the manner in which the CITY has failed to so comply, the CITY does not commence all steps reasonably necessary to bring itself into compliance as required and thereafter diligently pursue such steps to completion, then the CITY shall be deemed to be in default under the terms of this Agreement and OWNER may terminate this Agreement and, in addition, may pursue any other remedy available at law or equity, including specific performance as set forth in Section 10.3. 10.3. Remedies. 10.3.1. OWNER's Remedies. Due to the size, nature and scope of the Project, it will not be practical or possible to restore the Property to its natural condition once implementation of this Agreement has begun. After such implementation, OWNER may be foreclosed from other choices it may have had to utilize the Property and provide for other benefits. OWNER has invested significant time and resources and performed extensive planning and processing of the Project in agreeing to the terms of this Agreement 40 Public Hearing Draft: 10-18-17 and will be investing even more significant time and resources in implementing the Project in reliance upon the terms of this Agreement, and it is not possible to determine the sum of money which would adequately compensate OWNER for such efforts. For the above reasons, the CITY and OWNER agree that damages would not be an adequate remedy if the CITY fails to carry out its obligations under this Agreement and that OWNER shall have the right to seek and obtain specific performance as a remedy for any breach of this Agreement. Moreover, the CITY would not have consented to this Agreement if it were to be subject to damages for breach of this Agreement. Therefore, OWNER specifically agrees that it has no authority under this Agreement or otherwise to seek monetary damages against the CITY for any breach of this Agreement by the CITY, and agrees not to seek monetary damages against the CITY for breach of this Agreement. 10.3.2. CITY's Remedies. In the event of an uncured default by OWNER of the terms of this Agreement, CITY, at its option, may give notice of its intent to terminate or modify this Agreement pursuant to this Agreement and/or the Development Agreement Act, in which event the matter shall be scheduled for consideration and review by the City Council in the manner set forth in the Agreement or the Development Agreement Act. The CITY and OWNER further acknowledge that, if OWNER fails to carry out its obligations under this Agreement, the CITY shall have the right to refuse to issue any permits or other approvals which OWNER would otherwise have been entitled to pursuant to this Agreement. Therefore, the CITY's remedy of terminating this Agreement shall be sufficient in most circumstances if OWNER fails to carry out its obligations hereunder. Notwithstanding the foregoing, if the CITY issues a permit or other approval pursuant to this Agreement in reliance (explicitly stated in writing) upon a specified condition being satisfied by OWNER in the future, and if OWNER then fails to satisfy such condition, the CITY shall be entitled to specific performance for the sole purpose of causing OWNER to satisfy such condition. The CITY's right to specific performance shall be limited to those circumstances set forth above, and the CITY shall have no right to seek specific performance to cause OWNER to otherwise proceed with the Development of the Project in any manner. 10.4. Institution of Legal Action. In addition to any other rights or remedies, OWNER or the CITY may institute legal action to cure, correct or remedy any default, to enforce any covenants or agreements herein, to enjoin any threatened or attempted violation hereof, or to obtain any other remedies consistent with the purpose of this Agreement. Such legal action shall be heard by a reference from the Riverside County Superior Court pursuant to the reference procedures of the California Code of Civil Procedure Sections 638, et seq. OWNER and the CITY shall agree upon a single referee who shall then try all issues, whether of fact or law, and report a finding and judgment thereon and issue all legal and equitable relief appropriate under the circumstances of the controversy before him If OWNER and the CITY are unable to agree on a referee within ten (10) days of a written request to do so by either party hereto, either party may seek to have one appointed pursuant to the California Code of Civil Procedure Section 640. The cost of such proceeding shall initially be borne equally by the parties. Any referee selected pursuant to this Section 10.4 shall be considered a temporary judge appointed pursuant to Article 6, Section 21 of the California Constitution. 41 Public Hearing Draft: 10-18-17 10.5. Estoppel Certificates. Either party may at any time deliver written notice to the other party requesting an estoppel certificate (the "Estoppel Certificate") stating: 10.5.1. The Agreement is in full force and effect and is a binding obligation of the parties. 10.5.2. The Agreement has not been amended or modified either orally or in writing or, if so amended, identifying the amendments. 10.5.3. No default in the performance of the requesting party's obligations under the Agreement exists or, if a default does exist, the nature and amount of any default. A party receiving a request for an Estoppel Certificate shall provide a signed certificate to the requesting party within thirty (30) days' after receipt of the request. The City Manager or any person designated by the City Manager may sign Estoppel Certificates on behalf of the CITY. Any officer of OWNER may sign on behalf of OWNER. An Estoppel Certificate may be relied on by assignees and mortgagees. In the event that one party requests an Estoppel Certificate from the other, the requesting party shall reimburse the other party for all reasonable and direct costs and fees incurred by such party with respect thereto. 10.6. Local, State And Federal Laws. OWNER and its contractors shall carry out the design and construction of all private improvements on the Property and all Public Improvements in conformity with all applicable laws, including, without limitation, all applicable federal, state and local occupation, employment, prevailing wage, safety and health laws, rules, regulations and standards. Except to the extent of the active negligence or willful misconduct of the Indemnified Parties, OWNER agrees to indemnify, defend and hold the Indemnified Parties (as defined in Section 6) harmless from and against any cost, expense, claim, charge or liability relating to or arising directly or indirectly from any breach by or failure of OWNER or its contractor(s) or agents to comply with such laws, rules or regulations.=OWNER's indemnity obligations set forth in this Section shall survive the termination or expiration of this Agreement unless OWNER'S obligation has been transferred to another party pursuant to the provisions of this Agreement. 11. Waivers and Delays. 11.1. No Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, and failure by a party to exercise its rights upon a default by the other party hereto, shall not constitute a waiver of such party's right to demand strict compliance by such other party in the future. 11.2. Third Parties. Non-performance shall not be excused because of a failure of a third person, except as provided in Section 11.3. 42 Public Hearing Draft: 10-18-17 11.3. Force Majeure. A party shall not be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by floods, earthquakes, other Acts of God, fires, wars, riots or similar hostilities, strikes and other labor difficulties beyond such party' s control, government regulations (including, without limitation, local, state and federal environmental and natural resource regulations), voter initiative or referenda, moratoria (including, without limitation, any "development moratorium" as that term is applied in Government Code Section 66452.6) or judicial decisions. Notwithstanding the foregoing, OWNER is not entitled pursuant to this Section to an extension of time to perform because of past, present, or future difficulty in obtaining suitable construction financing or permanent financing for the Development, or because of economic or market conditions. In the event OWNER or CITY desires to invoke these Force Majeure provisions, the party shall notify the other party of a Force Majeure event within thirty (30) days of the event and include a detailed description of the Force Majeure event and how it affects that party's compliance with the terms of this Agreement. 11.4. Extensions. The Term of this Agreement and the time for performance by OWNER or the CITY of any of its obligations hereunder or pursuant to the Project Approvals shall be extended by the period of time that any of the events described in Section 11.3 exist and/or prevent performance of such obligations. In addition, the Term shall be extended for delays arising from the following events for a time equal to the duration of each delay which occurs during the Term: 11.4.1. Litigation. The period of time after the Effective Date during which litigation related to the Development Plan Approval(s) or having the actual effect of delaying implementation of the Project is pending, including litigation pending on the Effective Date. This period shall include any time during which appeals may be filed or are pending. 12. Notices. All notices required or provided for under this Agreement shall be in writing and delivered in person or sent by certified mail, postage prepaid, return receipt requested or sent by an independent courier service with confirmation of delivery. Notices required to be given to the CITY shall be addressed as follows: CITY OF TEMECULA 41000 Main Street. Temecula, CA 92590 Attention: City Manager With a copy to: Richards, Watson & Gershon 355 South Grand Ave., 40th Floor Los Angeles, CA 90071 Attention: Peter M. Thorson, City Attorney Notices required to be given to OWNER shall be addressed as follows: 43 Public Hearing Draft: 10-18-17 Temecula West Village, LLC 179 Calle Magdalena #201 Encinitas, CA 92024 Attention: Robert F. Anselmo With a copy to: Lieberg Oberhansley LLP 41911 Fifth Street, Suite 300 Temecula, CA 92590 Attention: Philip D. Oberhansley, Esq. A party may change its address for notices by giving notice in writing to the other party as required herein and thereafter notices shall be addressed and transmitted to the new address. 13. Attorneys' Fees. If legal action is brought by either party against the other for breach of this Agreement, including actions derivative from the performance of this Agreement, or to compel performance under this Agreement, the prevailing party shall be entitled to an award of its costs, including reasonable attorneys' fees, and shall also be entitled to recover its contribution for the costs of the referee referred to in Section 10.4 above as an item of damage and/or recoverable costs, provided, however, that the attorney fees that may be awarded to the OWNER shall not exceed the hourly rate of attorneys employed by the CITY or the amount of attorneys fees and costs charged to the CITY in the litigation. 14. Recording. This Agreement and any amendment or cancellation hereto shall be recorded, at no cost to the CITY, in the Official Records of Riverside County by the City Clerk within the period required by Section 65868.5 of the Government Code. 15. Effect of Agreement on Title. 15.1. Effect on Title. OWNER and the CITY agree that this Agreement shall not continue as an encumbrance against any portion of the Property as to which this Agreement has terminated. 15.2. Encumbrances and Lenders' Rights. 15.2.1. CITY Cooperation with Lender. OWNER and the CITY hereby agree that this Agreement shall not prevent or limit any owner of any interest in the Property, or any portion thereof, at any time or from time to time in any manner, at its or their sole discretion, from encumbering the Property, the improvements thereon, or any portion thereof with any mortgage, deed of trust sale and leaseback arrangement or other security device. The CITY acknowledges that any Lender (as hereinafter defined) may require certain interpretations of or modifications to the Agreement or the project and the CITY agrees, upon request, from time to time from OWNER, to meet with the property owner(s) and/or representatives of such Lenders to negotiate in good faith any such request 44 Public Hearing Draft: 10-18-17 for interpretation or modification through an amendment to this Agreement or an Operating Memorandum. The CITY further agrees that it will not unreasonably withhold its consent to any such requested interpretation or modification to the extent such interpretation or modification is consistent with the intent and purpose of this Agreement. A default under this Agreement shall not defeat, render invalid, diminish or impair the lien of any Lender. 15.2.2. Seniority of Agreement. This Agreement is and shall be senior and superior to the lien of any Mortgage and to all renewals, modifications, consolidations, replacements and extensions thereof; provided, however, CITY agrees that, CITY will attorn to and recognize the mortgagee of a mortgage or beneficiary of a deed of trust or holder of any other security interest in the Property or any portion thereof and their successors and assigns, including without limitation the purchaser at a judicial or non - judicial foreclosure sale or a person or entity which obtains title by deed -in -lieu of foreclosure ("Lender") as an approved Development Transferee pursuant to Section 2.5.1 of this Agreement for the unexpired balance (and any extensions, if exercised) of the term of this Agreement upon the terms and conditions set forth herein. 15.2.3. Notice to Lender. The Lender shall, upon written request to the CITY, be entitled to receive a copy of any notice of Default (as defined in Section 10.1 hereof) delivered to OWNER. As a pre -condition to the institution of legal proceedings or termination proceedings, the CITY shall deliver to all Lenders who have requested such notice written notification of any default by OWNER in the performance of its obligations under this Agreement which is not cured within sixty (60) days (the "Second Default Notice") and shall allow the Lender(s) an opportunity to cure such defaults as set forth herein. The Second Notice of Default shall specify in detail the alleged default and the suggested means to cure it. After receipt of the Second Default Notice, each such Lender shall have the right, at its sole option, within sixty (60) days to cure such default to the satisfaction of the CITY or, if such default cannot reasonably be cured within that sixty (60) day period, to commence to cure such default and diligently proceed with such cure to the satisfaction of the CITY, in which case no default shall exist and the CITY shall take no further action. Notwithstanding the foregoing, if such default shall be a default which can only be remedied by such Lender obtaining possession of the Property, or any portion thereof, and such Lender seeks to obtain possession, such Lender shall have until sixty (60) days after the date obtaining such possession to cure or, if such default cannot reasonably be cured within such period, then to commence to cure such default. 16. Severability of Terms. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby if the tribunal finds that the invalidity was not a material part of consideration for either party. The covenants contained herein are mutual covenants. The covenants contained herein constitute conditions to the concurrent or subsequent performance by the party benefited thereby of the covenants to be performed hereunder by such benefited party. 17. Subsequent Amendment to Authorizing Statute. This Agreement has been entered into in reliance upon the provisions of the Development Agreement Legislation in 45 Public Hearing Draft: 10-18-17 effect as of the Agreement Date. Accordingly, subject to Section 3.3.2 above, to the extent that subsequent amendments to the Government Code would affect the provisions of this Agreement, such amendments shall not be applicable to this Agreement unless necessary for this Agreement to be enforceable or required by law or unless this Agreement is modified pursuant to the provisions set forth in this Agreement and Government Code Section 65868 as in effect on the Agreement Date. 18. Rules of Construction and Miscellaneous Terms. 18.1. Interpretation and Governing Law. The language in all parts of this Agreement shall, in all cases, be construed as a whole and in accordance with its fair meaning. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the laws of the State of California. The parties understand and agree that this Agreement is not intended to constitute, nor shall be construed to constitute, an impermissible attempt to contract away the legislative and governmental functions of the CITY, and in particular, the CITY's police powers. In this regard, the parties understand and agree that this Agreement shall not be deemed to constitute the surrender or abnegation of the CITY's governmental powers over the Property. 18.2. Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. 18.3. Gender. The singular includes the plural; the masculine gender includes the feminine; "shall" is mandatory, "may" is permissive. 18.4. No Joint and Several Liability. Except for the obligations of OWNER to design, acquire, construct and install the public and private improvements described in this Agreement and except for the obligations of the OWNER to convey property to the CITY or some other governmental entity, at any time that there is more than one OWNER, no breach hereof by an OWNER shall constitute a breach by any other OWNER. Except for the obligations of OWNER to design, acquire, construct and install the public and private improvements described in this Agreement and except for the obligations of the OWNER to convey property to the CITY or some other governmental entity, any remedy, obligation, or liability, including but not limited to the obligations to defend and indemnify the CITY, arising by reason of such breach shall be applicable solely to the OWNER that committed the breach. However, the CITY shall send a copy of any notice of violation to all OWNERS, including those not in breach. 18.5. Time of Essence. Time is of the essence regarding each provision of this agreement of which time is an element. 18.6. Recitals. All Recitals set forth herein are incorporated in this Agreement as though fully set forth herein. 18.7. Entire Agreement. This Agreement constitutes the entire agreement between the parties with respect to the subject matter hereof, and the Agreement supersedes 46 Public Hearing Draft: 10-18-17 all previous negotiations, discussion and agreements between the parties, and no parol evidence of any prior or other agreement shall be permitted to contradict or vary the terms hereof. 18.8. Authority to Execute; No Liens; No Litigation. OWNER, warrants and represents to CITY that: (i) it is duly organized and existing; (ii) it is duly authorized to execute and deliver this Agreement; (iii) by so executing this Agreement, OWNER, is formally bound to the provisions of this Agreement; (iv) this Agreement is legal, valid and enforceable against the OWNER; (v) OWNER' s entering into and performance of its obligations set forth in this Agreement do not violate any provision of any other agreement to which OWNER is bound; and (vi) there is no existing or threatened litigation or legal proceedings of which OWNER, is aware which could prevent OWNER from entering into or performing their obligations set forth in this Agreement. Within ten (10) days of the City Council's adoption of the Authorizing Ordinance, OWNER shall submit to the City a duly executed consent and subordination agreement from each lender or other person with an interest in the Project that consents to this Agreement and subordinates its rights in the Property to this Agreement. Such subordination and consent agreement shall be in substantially the form of Attachment 13 and approved by the City Attorney. 18.9. Attachments. Attachments 1 through 10 identified as follows, are attached to this Agreement and are incorporated herein as though set forth in full: Attachment 1 LEGAL DESCRIPTION OF PROPERTY Attachment 2 DESCRIPTION OF TIMING OF OFF-SITE PUBLIC IMPROVEMENTS Attachment 3 DESCRIPTION OF TIMING OF ON-SITE PUBLIC IMPROVEMENTS Attachment 4 LEGAL DESCRIPTION AND DEPICTION OF NATURE CENTER PHASE PARCELS Attachment 5 EXISTING REGULATIONS Attachment 6 DEVELOPMENT PLAN APPROVAL(S) Attachment 7 FORM OF AGREEMENT TO ACQUIRE OFF-SITE RIGHT OF WAY (GOVERNMENT CODE SECTION 66462.5 Attachment 8 DESCRIPTION OF SLOPES TO BE RESTORED Attachment 9 DESCRIPTION OF HILLSIDE ESCARPMENT Attachment 10 FORM OF CONSENT AND SUBORDINATION AGREEMENT 47 Public Hearing Draft: 10-18-17 19. Extension of Maps. In accordance with Government Code Section 66452.6(a), any tentative map approved which relates to all or a portion of the Property shall be extended for the greater of (i) the Term of the Agreement or (ii) expiration of the tentative map pursuant to Section 66452.6. 20. Not for Benefit of Third Parties. This Agreement and all provisions hereof are for the exclusive benefit of the CITY and OWNER and its Development Transferees and shall not be construed to benefit or be enforceable by any third party. IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day and year dated below. "CITY" ATTEST: Randi Johl, JD, MMC, City Clerk APPROVED AS TO FORM: Peter M. Thorson City Attorney 48 CITY OF TEMECULA, a Municipal corporation Maryann Edwards Mayor "OWNER" TEMECULA WEST VILLAGE, LLC, Public Hearing Draft: 10-18-17 49 A California Limited Liability Company By: Name: Title: Manager [Resolution of authority is required.] Public Hearing Draft: 10-18-17 ATTACHMENT 1 LEGAL DESCRIPTION OF THE PROPERTY Public Hearing Draft: 10-18-17 ATTACHMENT 2 DESCRIPTION AND TIMING OF OFF-SITE PUBLIC IMPROVEMENTS 1. North Phase Off -Site Improvements. A. North Phase (Villages A and B). The following Off -Site Improvements shall be completed before the first (1st) building permit is issued for Villages A and B of the North Phase of the Development: (i) Construction of two (2) new "STOP" signs at Intersection No. 15 in the Development Plan. 2. Central Phase Off -Site Improvements. A. Central Phase (Village C). The following Off -Site Improvements and/ or fair share payments shall be completed before the first (1st) building permit is issued for Village C of the Central Phase: (i) Construction of one (1) new left turn lane (re -stripe only), and optimize signals and modify head at Intersection No. 17 in the Development Plan; (ii) Construction of traffic signals at Intersection No. 15 in the Development Plan. OWNER shall construct one hundred percent (100%) of this improvement and shall receive credit for eighty-three percent (83%) of the cost of such improvement to be applied first (1st) against other fair share payments, and then second (2nd) against the applicable D.I.F. component. B. Central Phase (Traffic Mitigation). The following Off -Site Improvements and/or fair share payments shall be completed before the earlier to occur of (i) the Nine Hundred Seventy -Fifth (975th) building permit is issued for the Project, and (ii) the first (1st) building permit is issued for the South Phase of the Project: (i) Optimize signals at Intersection Nos. 2, 5, 10 and 14 in the Development Plan; (ii) Construction of one (1) new right turn lane for Intersection No. 5. OWNER shall construct one hundred percent (100%) of this improvement and shall receive credit for eighty percent (80%) of the cost of such improvement against the applicable D.I.F. component. To the extent that credits do not offset the cost of such improvement, OWNER shall make a fair share payment to the CITY; (iii) Construction of one (1) new westbound through lane, and one (1) new eastbound through lane, for Intersection No. 11 in the Development Plan. OWNER shall construct one hundred percent (100%) of this improvement and shall receive credit for eighty percent (80%) of the cost of such improvement against the applicable 51 Public Hearing Draft: 10-18-17 D.I.F. component. To the extent that credits do not offset the cost of such improvement, OWNER shall make a fair share payment to the CITY; and (iv) Construction of one (1) new right turn lane for Intersection No. 14. OWNER shall construct one hundred percent (100%) of this improvement and shall receive credit for eighty-five percent (85%) of the cost of such improvement against the applicable D.I.F. component. To the extent that credits do not offset the cost of such improvement, OWNER shall make a fair share payment to the CITY. 52 Public Hearing Draft: 10-18-17 ATTACHMENT 3 DESCRIPTION AND TIMING OF ON-SITE IMPROVEMENTS 1. North Phase On -Site Improvements. A. North Phase (Villages A and B). The following On -Site Improvements within Villages A and B of the North Phase of the Development shall be completed before the first (1St) building permit is issued for these Villages: (i) Acquisition of right-of-way on the east side of Vincent Moraga between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Road improvements. (ii) Construction of all intersection improvements at Vincent Moraga and Rancho California Road including: (a) Westbound left turn lane on Rancho California Road to Vincent Moraga; and (b) Traffic signal relocation where needed for ultimate intersection build -out; improvements; intersection; (iii) Construction of onsite Western Bypass phase 1 (iv) Construction of the Ridge Park Drive and Western Bypass (v) Construction of Altair Vista Phase 1; (vi) Construction of four-way stop at the First Street & Pujol Street intersection; and (vii) Construction of onsite and offsite sewer enhancements along 6th street and Pujol Street to the Pujol Lift Station. B. Remaining On -Site Improvements of the North Phase. The remaining On -Site Improvements of the North Phase shall be completed by the earlier to occur of: (i) before the three hundred fiftieth (350th) building permit is issued for the North Phase; and (ii) before the first (1St) building permit is issued for the Central Phase, and shall consist of the following: (i) Acquisition of right-of-way on the west side of Vincent Moraga between Felix Valdez and Rancho California Road and construction of the designed Western Bypass Road improvements. (ii) Acquisition of right-of-way on the west and east sides of Vincent Moraga between Felix Valdez and Ridge Park Drive and construction of the designed Western Bypass Road improvements. 53 Public Hearing Draft: 10-18-17 2. Central Phase On -Site Improvements. A. Central Phase (Village C). The following On -Site Improvements of Village C of the Central Phase shall be completed before the first (1st) building permit is issued for this Village: (i) Construction of Altair Vista Phase 2; (ii) Construction of Coromell Trail; (iii) Construction of "A" Street Phase 1 with secondary access provided by neighborhood internal streets; (iv) Construction of trail at the Village 'B' toe of slope to connect Western Bypass pedestrians and/or cyclists to 6th Street and ultimately across the Main Street bridge to Old Town; (v) Construction of on-site and off-site sewer enhancements along the eastern boundary of the Property; and (vi) Construction of signal improvements at the First Street and Pujol Street intersection. B. Central Phase (Village C Park). The following On -Site Improvements in the Central phase shall be completed before building permits are issued for any pads within the Development south of the Village C Park: (i) Construction of Altair Vista Phase 3; (ii) Construction of "A" Street Phase 2 including the vehicular bridge over the Village C Park; and (iii) Construction of the Main Street transition, grand stairway, ADA access from Main Street (offsite) to 'A' Street (onsite) and Village C Park "soft" landscaping. C. Remaining On -Site Improvements of the Central Phase. The remaining On -Site Improvements of the Central Phase shall be commenced before the seven hundredth (700th) building permit is issued for the Project, and shall be completed before the earlier to occur of (i) the nine hundred and fiftieth (950th) building permit is issued for the Project, and (ii) the first (1st) building permit is issued for the South Phase of the Project, and shall consist of the following: (i) Construction of either (i) the Western Bypass Bridge (notwithstanding the timing in Section 5 below if the Nature Center Phase is accelerated), or (ii) the Construction of Western Bypass Phase 2 (two (2) eastern lanes; ultimate 54 Public Hearing Draft: 10-18-17 northbound) including parallel Class 1 bikeway. CITY shall allow for stockpiling of excess dirt on either Village G or Nature Center Parcel prior to Nature Center Phase grading permit issuance; and (ii) Construction of either (i) the Recreation Center (west building, pool and spa), or (ii) the Clubhouse (east building overlooking the park). 3. South Phase. A. South Phase (Villages D, E and F). The following On -Site Improvements within Villages D, E and F of the South Phase shall be completed before the first (1st) building permit is issued for these Villages: (i) Construction of Altair Vista Phase 4; (ii) Construction of "B" Street North; (iii) Construction of signal improvements at the Western Bypass and Altair Vista intersection; (iv) Construction of on-site and off-site sewer enhancements along the eastern property boundary; and (v) Construction of the Village C Park "hard" landscaping. B. Remaining On -Site Improvements in the South Phase (Villages D, E and F). The following On -Site Improvements within Villages D, E and F of the South Phase shall be completed before the three hundredth (300th) building permit is issued for these Villages: (i) Construction of the Village D Park. (ii) Construction of the Village E/F Park. 4. Nature Center Phase. A. Nature Center Phase (Village G & Nature Center Site). The following On -Site Improvements within the Nature Center Phase shall be completed before the first (1st) building permit is issued for these Villages. southbound); (i) Construction of Western Bypass Phase 3 (2 western lanes; (ii) Construction of "B" Street South; (iii) Construction of "C" Street; 55 Public Hearing Draft: 10-18-17 (iv) Construction of signal improvements at the Western Bypass and "B" Street intersection; and (v) Construction of either (i) the Recreation Center (west building, pool/spa), or (ii) the Clubhouse (east building overlooking the park) (whichever building has not yet been constructed). 5. Western Bypass Bridge Phase. Construction of the Western Bypass Bridge shall be completed prior to the earlier of (i) the nine hundred and fiftieth (950th) building permit being issued for the Project, (ii) the first (lst) building permit being issued for the South Phase, and (iii) the first (Pt) building permit being issued for the Nature Center Phase. 56 Public Hearing Draft: 10-18-17 ATTACHMENT 4 LEGAL DESCRIPTION AND DEPICTION OF THE NATURE CENTER PHASE AND PARCELS Public Hearing Draft: 10-18-17 ATTACHMENT 5 EXISTING REGULATIONS Public Hearing Draft: 10-18-17 ATTACHMENT 6 DEVELOPMENT PLAN APPROVAL(S) Public Hearing Draft: 10-18-17 ATTACHMENT 7 FORM OF AGREEMENT TO ACQUIRE OFF-SITE RIGHT OF WAY (GOVERNMENT CODE SECTION 66462.5 AGREEMENT PURSUANT TO GOVERNMENT CODE SECTION 66462.5 (ALTAIR PROJECT) This Agreement for acquisition of real property pursuant to Government Code section 66462.5 is made and entered into as of , 201, by and between TEMECULA WEST VILLAGE, LLC, a Delaware limited liability company ("OWNER" hereinafter) and the CITY OF TEMECULA, a municipal corporation ("CITY" hereinafter). OWNER and CITY are referred to jointly below as "parties." In consideration of the In consideration of the foregoing recitals of fact, all of which are expressly incorporated into this Agreement, the mutual covenants set forth in this Agreement and for the further consideration described in this Agreement, the parties agree as follows: 1. Recitals. The parties hereto acknowledge and agree that this Agreement is made with respect to the following facts and purposes that each agrees to be true and correct. A. OWNER has submitted, and CITY has had approved, applications for development of a residential and/or commercial project on that certain real property of OWNER generally located in the City of Temecula; B. On the of the City of Temecula adopted thereby approving OWNER' s "Proj ect"; C. To facilitate the orderly development of the Project on the above -referenced property, a specific condition of approval required OWNER to construct . However, satisfaction of the condition involves real property that is neither owned by OWNER or CITY (the "Off-site Property" hereinafter). A legal description and map depiction of the Off-site Property required to satisfy the condition of approval is attached hereto as Exhibit 1, and incorporated herein by this reference as though set forth in full. D. Pursuant to California Government Code section 66462.5, when a condition of a subdivision map approval or a development agreement requires the installation or construction of improvements on off-site property not owned or controlled by the OWNER, and title cannot be obtained by negotiated purchase, a city is required to commence proceedings to acquire off-site property by eminent domain or such off-site improvement conditions will be waived. Pursuant to said section 66462.5, a city and a OWNER may enter into an agreement to allocate the costs and responsibilities for acquisition of such off- site property. 60 Public Hearing Draft: 10-18-17 E. OWNER has recorded or intends to record Tract Map No. and, under a separate subdivision improvement agreement, has agreed (and posted security) to undertake and complete all required public improvements set forth in , including said Off-site Property, following recordation of Tract Map No. F. CITY has been provided credible evidence that OWNER has made a good faith effort to acquire the Off-site Property but has been unable to do so by negotiated purchase; G. California Government Code Section 40404 and California Code of Civil Procedure Sections 1230.010 et seq. authorizes CITY to acquire by eminent domain any and all property necessary for purposes; H. The CITY must comply with Relocation Assistance Act, Government Code Sections 7260 et seq., and the Eminent Domain Law, Code of Civil Procedure Sections 1230.010 et seq., and their implementing regulations, in acquiring property for public improvements ("Public Land Acquisition Statutes"). I. To facilitate the satisfaction of the condition of approval, CITY and OWNER now mutually desire to enter into this Agreement under Government Code Section 66462.5 concerning acquisition of the Off-site Property and to allocate responsibility between the respective parties; and J. This Agreement is solely made in furtherance of the authority granted under Government Code Section 66462.5. The parties recognize that CITY cannot exercise its power of eminent domain until all legally required preconditions under the Land Acquisition Statutes, including a Resolution of Necessity have been lawfully adopted by the City Council of the CITY pursuant to law. It is neither a commitment nor an announcement of an intent by CITY to acquire any or all of the Off-site Property that may be identified in this Agreement. In the event CITY elects to commence an action after the required public hearing on the Resolution of Necessity, then CITY shall cause the eminent domain action for the acquisition of the specified interest or interests (whether fee, leasehold or otherwise) in and to the Off-site Property to be filed and expeditiously processed to completion by and through the use of CITY' s power of eminent domain. 2. CITY Acquisition of Off-site Property. Subject to OWNER's timely and continuous performance of all elements of this Agreement, CITY shall cause an action pursuant to the Land Acquisition Statutes to be pursued to completion for the acquisition of the Off-site Property using legal counsel and consultants of CITY' selection. OWNER agrees CITY' s selected legal counsel is not representing OWNER in any capacity and further that OWNER is not a third party beneficiary under the engagement agreement between CITY and CITY's selected legal counsel. 3. OWNER Responsible for All Costs of Acquisition. OWNER shall solely responsible for all Off-site Property acquisition costs, which shall include, but not be limited to, the costs of title reports and/or litigation guarantees, litigation expenses, court 61 Public Hearing Draft: 10-18-17 costs, attorneys' fees, deposits necessary to take immediate possession of any such interest, deposits reflecting_verdicts as to the value of any such interest necessary to obtain any final order or orders of condemnation, any sum paid as and for a settlement of any suit filed by CITY pursuant to this Agreement, payments for land and improvements on the land, severance damages, fixtures and equipment payments, payments for loss of business goodwill, relocation benefits, precondemnation damages, relocation expenses, abandonment damages, Off-site Property owners' statutory costs and litigation expenses authorized by the Eminent Domain Law, codified as Code of Civil Procedure Section 1230.010, et seq. (Eminent Domain Law), Public Land Acquisition Statutes and any and all fees, costs and expenses arising from or related to any of the foregoing items, actions, and proceedings. No settlement of an action brought by CITY to acquire Off -Site Property or arising from CITY's action(s) shall be effective without OWNER first providing its written approval thereof to CITY, which approval shall not be unreasonably withheld. 4. Limitations on City's Ability to Acquire Off-site Property; Time Waiver. The parties hereto recognize that if the City Council, in its discretion, adopts a Resolution of Necessity and authorizes the filing of an eminent domain proceeding, the City may not be able to obtain the fee title to the Property within the time set forth in Government Code section 66462.5 and in recognition of this potential circumstance the parties hereby waive the time requirements for action by the City set forth in Government Code Section 66462.5. 5. Deposit of Costs. Concurrently with the execution of this Agreement by CITY, OWNER shall deliver to CITY the sum of Twenty Thousand Dollars ($20,000.00). CITY agrees to deposit said sum in a separate CITY account ("Separate Fund") and to use the principal sum, and any interest earned thereon, in furtherance of satisfying the costs specified in this Agreement, other than the unsatisfied costs identified in this paragraph. A. CITY shall, on a monthly basis, or as often as CITY deems necessary, provide OWNER with an accounting of disbursements from the Separate Fund established pursuant to paragraph 5, above. In the event disbursements reduce the balance of the fund to Five Thousand Dollars ($5,000.00) or less, OWNER, five (5) business days following a written request of CITY, shall deliver to CITY such additional monies as are necessary to maintain the balance in the separate fund at Twenty Thousand Dollars ($20,000.00). B. In addition to its deposits to the Separate Fund, OWNER agrees to deliver to CITY, promptly upon demand by CITY, the entire amount CITY determines is required by the Eminent Domain Law ("Deposit Amount"), which amount CITY will deposit under Code of Civil Procedure sections 1255.010, et seq. if CITY and OWNER agree that CITY should seek prejudgment possession of the Off -Site Property. If the City's expert valuation witness determines at the date of exchange of valuation data under Code of Civil Procedure section 1258.220 that the fair market value of the Off-site Property is higher than the Deposit Amount, OWNER shall deliver this additional amount to CITY upon five (5) business days written notice by CITY or as ordered by any court of competent jurisdiction. CITY shall promptly deposit this additional amount with the Court. 62 Public Hearing Draft: 10-18-17 C. If for any reason OWNER fails to maintain the Separate Fund balance referenced in this paragraph, or fails to provide the monies as required by this paragraph, CITY may utilize and draw down all or any portion of the improvement security deposited pursuant to the separate subdivision improvement agreement to pay any of the costs and expenses referenced herein for acquisition of the Off-site Property. CITY shall not commence any activity under or in furtherance of this Agreement until OWNER provides CITY and CITY agrees with and approves a written acknowledgment from both the OWNER and the person, firm, or entity who has provided the referenced security that: (i) the CITY may make demand on the security for the purposes described in this Agreement; (ii) the surety will promptly pay such monies to CITY upon CITY's demand and (iii) the amount of the security deposit is adequate to fund both the anticipated physical improvements under the map and the anticipated costs of acquisition pursuant to this Agreement. D. When any eminent domain action which was commenced pursuant to this Agreement is concluded, CITY shall remit to OWNER the balance of the separate fund within sixty (60) days after full payment of just compensation, costs and all applicable litigation expenses have been made to Off-site property owners. Additionally, CITY shall expeditiously withdraw any funds remaining on deposit with the Court and disburse the same to OWNER once a final order of condemnation or a dismissal of the eminent domain action is entered by the Court. 6. OWNER Acquisition of Property. If OWNER should independently acquire all or any portion of the Off-site Property by negotiated purchase after an eminent domain action is filed by the CITY, OWNER shall immediately notify CITY of the acquisition. After OWNER obtains fee title to the subject interest CITY shall move to abandon all or any unnecessary part of the action relating to the property acquired by negotiation. If a complete or partial abandonment is filed, OWNER shall bear any and all costs, expenses and/or damages related thereto, including, but not limited to, any condemnee's recoverable costs and/or recoverable attorneys' fees pursuant to Code of Civil Procedure Section 1268.610, et seq. 7. General Provisions. A. Notices. Any and all notices, requests or other communications required or permitted to be given under this Agreement or by reason of this Agreement shall be in writing and shall be deemed to have been given when: (i) delivered in person or by courier or overnight delivery service; or (ii) five (5) business days after mailing, by certified or registered mail, return receipt requested, to the parties at the following addresses or any such other address or addresses as the parties may, from time to time, designate in writing in the manner herein specified: CITY: CITY OF TEMECULA 41000 Main Street Temecula, CA 92589 Attention: City Manager 63 Public Hearing Draft: 10-18-17 With a copy to: RICHARDS, WATSON & GERSHON 355 South Grand Avenue, 40th Floor Los Angeles, California 90071-3101 Attention: Mr. Peter M. Thorson, City Attorney OWNER: TEMECULA WEST VILLAGE, LLC 179 Calle Magdalena #201 Encinitas, CA 92024 Attention: Robert F. Anselmo With a copy to: LIEBERG OBERHANSLEY LLP 41911 Fifth Street, Suite 300 Temecula, CA 92590 Attention: Philip D. Oberhansley, Esq. B. Further Cooperation. Each party to this Agreement agrees to cooperate by performing any further acts and by executing and delivering any and all additional monies, items, or documents which may be reasonably necessary to carry out the terms and provisions of this Agreement, and each party to this Agreement agrees that it will not act in any manner whatsoever which would hinder, impede, interfere or prohibit or make more onerous or difficult the performance of the other party hereto under this Agreement. C. Amendment. No amendment to this Agreement shall be effective unless first provided in writing and executed by the parties hereto. D. No Agency or Joint Venture. The terms and provisions of this Agreement shall not cause the parties hereto or any of each parties' agents, consultants, contractors or other providers of professional services to be construed in any manner whatsoever as partners, joint venturers or agents of each other in the performance of their respective duties and obligations under this Agreement, or subject either party to this Agreement to any obligation, loss, charge or expense of the other party to this Agreement. E. Time of Essence. Time is expressly made of the essence of each and every provision of this Agreement. F. Successors and Assigns. The provisions of this Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assignees. G. Remedies. No remedy or election hereunder shall be deemed to be exclusive but shall, wherever possible, be cumulative with all other remedies at or in equity. 64 Public Hearing Draft: 10-18-17 H. Venue. This Agreement shall be construed and interpreted in accordance with the laws of the State of California. Venue for any action arising directly or indirectly under this Agreement shall be in the Superior Court of Riverside County, California. IN WITNESS WHEREOF, the parties hereof have executed and entered into this Agreement as of the date set forth above. TEMECULA WEST VILLAGE, LLC, A California Limited Liability Company By: Name: Title: Manager OWNER' S SIGNATURES MUST BE NOTARIZED CITY OF TEMECULA, a municipal corporation Aaron Adams City Manager Attest: Randi Johl, JD, MMC City Clerk Approved as to form: Peter M. Thorson City Attorney 65 Public Hearing Draft: 10-18-17 EXHIBIT 1 TO ATTACHMENT 7 LEGAL DESCRIPTION AND MAP DEPICTION OF THE OFF-SITE PROPERTY 66 Public Hearing Draft: 10-18-17 ATTACHMENT 8 DESCRIPTION OF SLOPES TO BE RESTORED Public Hearing Draft: 10-18-17 ATTACHMENT 9 DESCRIPTION OF HILLSIDE ESCARPMENT LEGAL DESCRIPTION Real property in the unincorporated area of the County of Riverside, State of California, described as follows: LOT 6 TRACT 25980 IN THE COUNTY OF RIVERSIDE, AS PER MAP RECORDED IN BOOK 243, PAGES 92 THROUGH 96, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN: 940-090-010-9 68 Public Hearing Draft: 10-18-17 ATTACHMENT 10 CONSENT AND SUBORDINATION AGREEMENT LENDER'S CONSENT AND SUBORDINATION TO DEVELOPMENT AGREEMENT 1 ("Lender") holds a security interest in a portion of the Property described in the "Development Agreement between City of Temecula and Temecula West Village, LLC" ("Agreement") set forth above between Temecula West Village, LLC, ("Developer"), and the City Of Temecula, a municipal corporation ("City"), dated as of 2017. 2. Lender acknowledges that the Agreement is an integral parts of the Developer's land use entitlements for the Property and provide significant benefits to the Developer and to the Property. 3. In consideration of the rights and benefits conferred upon the Developer by the terms of the Agreement and in recognition of the accrual of those benefits to the Lender in the event Lender takes possession of the Property, Lender hereby consents to the Agreement, its recordation and further agrees that Lender's interests in the Property are subject to, and made subordinate to, the rights and interests of the City as set forth in the Agreement. 4. The City agrees to provide notice of any default to Lender pursuant to Section 10 of the Development Agreement at the following address: 5. The individuals who have signed this document on behalf of Lender have the legal power, right, and authority approve this Consent and bind the Lender. IN WITNESS WHEREOF the Lender has executed this Consent and Subordination as of , 2017. [Name of Lender]: Name: Title: Name: Title: 69 Public Hearing Draft: 10-18-17 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On ) before me, Notary Public, (insert name and title of the officer) personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (Seal) 70 ATTACHMENT 11B FISCAL IMPACT ANALYSIS a t -o,; r Altair Specific Plan Fiscal Impact Analysis Prepared for: City of Temecula Prepared by: Keyser Marston Associates, Inc. October 2017 Altair Specific Plan Fiscal Impact Analysis Temecula, California Prepared for: City of Temecula October 2017 Prepared by: Keyser Marston Associates, Inc. 555 West Beech St., Suite 460 San Diego, California 92101 500 South Grand Avenue, Suite 1480 Los Angeles, California 90071 Golden Gateway Commons 160 Pacific Avenue, Suite 204 San Francisco, California 94111 TABLE OF CONTENTS I. Introduction 1 II. Key Findings 3 III. Fiscal Impact at Build -Out 5 IV. Fiscal Impact — 20 -Year Projection 14 V. Economic Benefits to Old Town 17 VI. Estimate of Permits and Fees 20 VII. Limiting Conditions 22 KEYSER MARSTON ASSOCIATES. I. INTRODUCTION A. Objective In accordance with Keyser Marston Associates, Inc.'s (KMA's) March 26, 2015 contract, later amended on May 23, 2017, with the City of Temecula (City), KMA has undertaken a Fiscal Impact Analysis (FIA) for the Altair Specific Plan (Project). As background, Ambient Communities (Developer) has proposed a Specific Plan for a 270 -acre property west of Old Town Temecula (Property). The Developer has applied for a General Plan Amendment to allow for the proposed zoning identified in the Specific Plan. The proposed Plan will include up to 1,750 housing units, a small amount of neighborhood commercial, an elementary school, and recreational amenities. The predominant land use will be residential, including attached and detached housing types, ranging from five to 33 units per acre. In addition, a non- contiguous 55 -acre site at the southern end of the property (South Parcel) will be reserved for a nature center that will benefit the public through recreation; tourism; and education related to culture, the natural environment, and sustainability in the region. The FIA prepared by KMA evaluated the recurring General Fund revenues and expenditures generated by the proposed Project over a 20 -year time period, beginning upon the sale of the Project's first residential unit in Fiscal Year (FY) 2019 and ending in FY 2038. In support of this 20 -year projection, KMA first prepared a fiscal impact model at build -out. The build -out scenario is a hypothetical, static model, expressed in FY 2017 dollars. While it is useful for establishing the fiscal impact methodology in the context of the City's General Fund budget. However, the 20 -year fiscal impact model provides a more realistic depiction of General Fund fiscal surplus or deficit generated by the Project as it is developed, absorbed, and stabilizes over time. In addition to the FIA, KMA included an assessment of the potential economic benefits to Old Town Temecula as a result of the Project. B. Methodology In completing this assignment, KMA undertook the following principal work tasks: • Reviewed background materials and resource documents relevant to the Project. • Reviewed the City's FY 2016-2017 Mid -Year Adjusted General Fund budget to understand the City's fiscal condition and revenue/expenditure parameters. • Reviewed key inputs and assumptions with the City Finance Director. • Collected and reviewed demographic and economic trends for the Temecula area. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 1 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 • Reviewed residential market data provided by the development team. • Estimated recurring annual revenues and municipal service expenditures as a result of completion of the Project. C. Report Organization Following this introduction, this FIA is organized as follows: • Section II presents a summary of the KMA key findings. • Section III provides an estimate of fiscal impact of the Project at build -out. • Section IV provides an estimate of fiscal impact of the Project on the City's General Fund over a 20 - year time period. • Section V presents the KMA estimate of the economic benefits to Old Town generated by development of the Project. • Section VI provides an estimate of permits and fees for the Project. • Section VII presents limiting conditions pertaining to this report. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 2 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 II. KEY FINDINGS A. Fiscal Impact at Build -out For purposes of comparison with the City's current General Fund budget, KMA modeled the stabilized annual fiscal impact of the Project at build -out in FY 2017 dollars, as described below. • The Project is projected to generate annual revenues to the General Fund estimated at about $1.9 million (FY 2017 dollars). Revenues are primarily driven by sales tax and Measure S revenues generated by residents, property taxes, and property tax in -lieu of vehicle license fees (VLF). Together, these sources account for approximately 75.1% of total General Fund revenues generated by completion of the Project. • Total annual service costs to the General Fund upon stabilization of the Project are estimated at $2.2 million (FY 2017 dollars). The major expense categories are Police (50%), Asset Management Fund (9.5%), and Public Works (Land Development, Public Works, etc.) (7.9%). • As shown in Table 11-1 below, the Project is projected to generate a net fiscal impact to the City of negative $285,000 (FY 2017 dollars) at build -out. This finding is not surprising in that the predominant land use is residential. New households require additional municipal services, and the cost to provide these services is only partially offset by the revenue generation from the Project's commercial development and retail spending of new residents. Table 11-1: Recurring Annual Fiscal Impact at Build -out (1) Altair Specific Plan General Fund Revenues $1,868,000 General Fund Expenditures ($2,153,000) Annual Net Fiscal Impact to City ($285,000) Revenue to Expense Ratio 0.87 Deficit per Unit per Year ($163) (1) Figures are expressed in FY 2017 dollars. It is also anticipated that the Project will include a nature center on the South Parcel, the potential for additional General Fund revenues to the City from this use is not reflected in the KMA fiscal impact projection. However, the potential economic impact of this use, through recreation, tourism, and education, may provide additional benefits to partially offset the negative impact to the City's General Fund. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 3 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 B. 20 -Year Fiscal Impact Projection The 20 -year FIA reflects fiscal impact outcomes that align more closely with the Project's projected development and absorption phasing in contrast to the static scenario described above. The 20 -year fiscal impact projections are as follows: • The Project is projected to yield a negative net fiscal impact to the City's General Fund each year over the projected 20 -year time period. • The Project's fiscal impact is estimated at negative $399,000 at build -out year, Year 6 (FY 2024), and is projected to increase to negative $891,000 by Year 20 (FY 2038). • On a per-unit basis, the Project fiscal impact is estimated at negative $228 per unit at build -out year, Year 6 (FY 2024), and is projected to increase to negative $509 per unit by Year 20 (FY 2038). C. Economic Benefits Analysis • New infrastructure to serve the Project and the City, such as the Western Bypass, will alleviate traffic congestion along Old Town Front Street. This improvement will enhance Old Town's outdoor experience and increase the likelihood of attracting additional visitors and patrons to Old Town. • Reduced traffic volumes resulting from construction of the Western Bypass will also lower City maintenance costs along Jefferson Avenue and Old Town Front Street. • The Project's commercial space, patio, and surrounding property will offer panoramic views of Old Town and the Temecula Valley. This new destination — reached via a public staircase from the west end of Main Street — adds a new amenity for Old Town visitors, serving also to keep visitors in the district and environs longer. • Annual spending by Project residents is expected to support the demand for 11,000 square feet (SF) of additional retail/restaurant space in Old Town. • The Project will help support the development of a grocery store west of Interstate 15. Existing and new residents from Old Town, Altair, Uptown Temecula, and Shearwater Creek are ultimately projected to support approximately 1.69 grocery stores in the western portion of the City. D. Permits and Fees • The Project will be required to pay an estimated total $4,271,223 in Building and Fire plan check and permit fees. • The Project will also pay an estimated total $31,937,713, or $18,250 per unit, in Development Impact Fees. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 4 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 III. FISCAL IMPACT AT BUILD -OUT A. Overview of Methodology This section presents the KMA methodology to estimate the fiscal impact to the City of Temecula General Fund resulting from build -out of the proposed Project. The detailed KMA static fiscal impact model is provided in Appendices A and B and summarized below. Demographic Overview Table III -1 below presents the findings of the KMA review of demographic factors for the City. The data consist of population, number of households, number of housing units, and total jobs. Table III -1: Demographic Overview, City of Temecula 2017 Estimate Population 111,024 Households 34,959 Housing Units 36,320 Jobs 50,218 Overview of the City of Temecula Budget Table III -2 below provides an overview of the City's Mid -Year FY 2016-2017 Adjusted General Fund Budget. A more detailed analysis can be found in Appendix A, Table A-2. As shown, the City is projected to experience a net surplus of $363,000 in FY 2016-2017. Table III -2: City of Temecula, Mid -Year FY 2016-2017 Adjusted General Fund Budget General Fund Revenues General Fund Expenditures Net Surplus/(Deficit) $71,859,000 ($71,496,000) $363,000 (1) Total before deduction of Program Revenues. It is important to note that through discussions with City staff, estimated revenues from Measure S and projected expenditures for Recreation Funding and Asset Management Fund were further modified by KMA. These modifications are presented in Table III -3 below, with additional details presented in Appendix A, Tables A-3 and A-4. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 5 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table III -3: KMA Modifications to Mid -Year FY 2016-2017 Adjusted General Fund Budget FY2016-2017 KMA Modifications to Mid -Year Mid -Year Adjusted FY 2016-2017 Adjusted (1) I. Revenues A. Measure S $1,236,000 $14,468,000 (2) II. Expenditures A. Recreation Funding $4,823,000 $6,200,000 B. Asset Management Fund $0 $6,000,000 (1) (2) Per City of Temecula, Finance Department, May 2017. KMA estimate. Based on FY 2017-2018 estimates provided by the City Finance Department for Measure S, reduced by 4.69% to reflect a full year for FY 2016-2017. As a result of the modifications presented above, the Mid -Year FY 2016-2017 Adjusted General Fund Budget is projected to experience a net surplus of $6.2 million as presented in Table III -4 below. Table III -4: KMA Modifications to Mid -Year FY 2016-2017 Adjusted General Fund Budget General Fund Revenues General Fund Expenditures (1) Net Surplus/(Deficit) $85,092,000 ($78,873,000) $6,219,000 (1) Total before deduction of Program Revenues. Appendix A, Tables A-3 and A-4 also show the departmental revenues and expenditures used to calculate the per capita impacts to the General Fund from the development of the proposed Project. The revenues shown are strictly departmental revenues and exclude such revenues as property and sales tax, which are estimated based on projected increases in assessed value and taxable sales from incremental development, respectively. The expenditures reflect the gross General Fund expenditures less the associated General Fund departmental charges for services. By isolating the net expenditure, the actual impact to the General Fund can be calculated. B. Key Fiscal Impact Assumptions As shown below in Table III -5, the Project will include 1,750 residential units, a 7,000 -SF community center, and an 80,000 -SF elementary school situated in a series of villages and sub -districts throughout the Property. A more detailed description of the Project can be found in Appendix B, Table B-1. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 6 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table III -5: Project Description Single -Family Village A Village F Total Single -Family 30 Units 10 Units 40 Units Multi -Family Village A 230 Units Village B 180 Units Village C 680 Units Village D 170 Units Village E 120 Units Village F 130 Units Village G 130 Units Other 70 Units Total Multi -Family 1,710 Units Community Center - Retail Village C 7,000 SF Elementary School 80,000 SF South Parcel Nature Center 16 Acres Table III -6 below presents the Project's annual absorption for residential and non-residential uses assumed in the Fiscal Impact Analysis. The Developer intends to develop the Project's residential component in three phases, with all units built and sold by FY 2024. Non-residential uses are anticipated to be completed by FY 2020. The development of a nature center on the South Parcel was not included in the anticipated schedule of development presented below. A more detailed analysis of the Project's annual absorption can be found in Appendix C, Table C-1. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 7 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table III -6: Anticipated Schedule of Development (Annual Absorption) Fiscal Year: 2019 2020 2021 2022 2023 2024 Total Residential (Units) Phase I (Villages A and B) 249 251 0 0 0 0 500 Phase ll (Village C) 0 111 222 222 110 0 665 Phase III (Village D, C, E, F, and G) 0 0 49 195 195 146 585 Total Residential 249 362 271 417 305 146 1,750 Non -Residential (SF) Retail 0 7,000 0 0 0 0 7,000 Elementary School 0 80,000 0 0 0 0 80,000 Total Non -Residential 0 87,000 0 0 0 0 87,000 Assumptions used in the fiscal impact analysis are based upon an assessment of future circumstances regarding population, employment, property valuation, and taxable sales. Table III -7 provides a summary of the key assumptions used in this analysis, as follows: Table III -7: Key Assumptions Population Resident Equivalents Non -Residential Employment Residential Value Non -Residential Value (1) Source: MarketPointe Realty Advisors. Includes 5% view premiums for for -sale units. 2.0 — 3.5 0.33 0.8 — 2.0 $290,000 - $497,000 $375 persons per unit employees per resident employees per 1,000 SF per unit (FY 2017$) (1) per SF (FY 2017$) The Fiscal Impact Analysis also estimates other General Fund revenues and expenditures based on a modified per capita measure known as "resident equivalents." This approach combines residents and employees to form a single service population. As summarized in Table III -8 below, the resident equivalent approach weights an employee as 0.33 residents, such that three employees are viewed as having the same impact as one resident. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 8 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table III -8: Total Resident Equivalents (1) Total Population Total Employment Total Population + Jobs Total Resident Equivalents (2) City of Temecula 111,024 50,218 161,242 127,596 Altair Specific Plan 3,776 72 3,848 3,800 (1) Source: Appendix B, Table B-8. (2) Assumes a resident equivalent factor of 0.33 (three employees have approximately the same impact as one resident). C. Annual Recurring General Fund Revenues This section discusses the recurring General Fund revenue assumptions utilized to estimate the impact of the proposed Project. Annual recurring revenues for the Project, such as Property Tax and Sales and Use Tax, were estimated based on assumed real estate market factors such as market values of the residential uses. One-time revenues such as Development Impact Fees and building permits used to offset one-time City costs were not evaluated in the fiscal impact model. Franchise Fees; Licenses and Permits; and Fines and Forfeitures; and other revenues were estimated by applying a per capita or "per resident equivalent" to the number of new residents anticipated for the Project. Table 111-9 summarizes the KMA estimate of recurring General Fund revenues at build -out. As shown, the Project at build -out is estimated to generate approximately $1.9 million annually in General Fund revenues. A more detailed analysis is provided in Appendix B, Table B-9. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 9 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table III -9: Recurring General Fund Revenues at Build -out (1) Total (FY 2017$) % of Total (2) Sales Tax - Resident Spending (3) $719,000 38.5% Property Tax $358,000 19.2% Property Tax in -lieu of VLF $325,000 17.4% Special Tax (Measure C) $115,000 6.2% Franchise Fees $107,000 5.7% GaxTax Fund $71,000 3.8% Capital Improvement Program $65,000 3.5% Sales and Use Tax $42,000 2.2% Property Transfer Tax $32,000 1.7% Fines and Forfeitures $16,000 0.9% Licenses and Permits $9,000 0.5% Law Enforcement Fund $6,000 0.3% Vehicle License Fees $2,000 0.1% Miscellaneous Revenue $1,000 0.1% Intern Fellowship Fund 0.0% Total Annual Revenues $1,868,000 100.00% (1) Source: Appendix B, Table B-9. (2) Allow for rounding. (3) Includes Project -generated Measure S revenues at Project's build -out year (FY 2024). Sales Tax, inclusive of Measure S revenues, from new resident spending represents the largest component of General Fund revenues as a result of the Project. Altair's 3,776 new residents are expected to generate $719,000 of new sales tax and Measure S revenues to the City at build -out. This represents about 38.5% of total revenues generated by the Project. Property Tax revenues are the second largest source of General Fund revenues to be generated by the Project's 1,750 residential units as well as the non-residential commercial component. At build -out, the project is projected to generate approximately $358,000 per year in property tax revenues, comprising of 19.2% of the total General Fund revenues generated by the Project. Property Tax in Lieu of VLF represent the third largest component of General Fund revenues. The increase in gross assessed value will generate approximately $325,000 in additional motor vehicle license fee revenues to the City, representing 17.4% of the total General Fund revenues to be generated by the Project. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 10 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 The other sources of revenue including Franchise Fees, Gas Tax Fund, Miscellaneous Revenue, and all other revenue sources are anticipated to account for 24.9% of General Fund revenues generated by the Project. The breakout of revenues generated by the Project at build -out is further illustrated in Exhibit III -1 below. Exhibit III -1: Recurring General Fund Revenues at Build -out Sales Tax/Measure S - Resident Spending Property Tax Property Tax in -lieu of VLF Special Tax (Measure C) — Franchise Fees Gax Tax Fund • Other D. Annual Recurring General Fund Expenditures This section discusses the recurring annual General Fund expenditure assumptions utilized to estimate the impact of the Project at build -out. A more detailed analysis can be found in Appendix B, Tables B-10 and B-11. Annual recurring expenditures were estimated by applying a per capita or "per resident equivalent" cost estimate to the number of new residents anticipated from build -out of the Project, with the exception of Police. To estimate Police expenditures, KMA applied the Project's pro rata share of one (1) new police officer at $300,000 per 1,000 population added to the City. As a result of this method, at build -out, the Project's 3,776 new residents are anticipated to add $1,076,000 in Police expenditures to the City's General Fund due to the need for approximately 3.59 new police officers generated by the Project. As shown in Table III -10, the total annual General Fund expenditures to provide services to the new development are estimated at $2.2 million at build -out. Major expenditure categories were estimated based on projections from current service levels. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 11 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table III -10: Recurring General Fund Expenditures at Build -out (1) Total (FY 2017$) % of Total (2) Police (2) $1,076,000 50.0% Asset Management Fund $205,000 9.5% Public Works - Land Development, Public Works, etc. $170,000 7.9% Recreation Funding $169,000 7.8% Fire $145,000 6.7% Public Works - Parks & Maintenance $110,000 5.1% Community Development $60,000 2.8% City Manager $59,000 2.7% Finance $49,000 2.3% Retiree Medical Contribution $46,000 2.1% City Clerk $25,000 1.2% City Attorney $13,000 0.6% Animal Control $12,000 0.6% City Council $8,000 0.4% Community Support $2,000 0.1% Property Tax Administration $2,000 0.1% PERS Replacement Benefit $2,000 0.1% Total Annual Expenditures $2,153,000 100.0% (1) Source: Appendix B, B-11. (2) Allow for rounding. (3) Based on cost of staffing one Police Officer ($300,000) per 1,000 population. As shown in Table III -10 above, Police represents the largest of Project -generated General Fund expenditures at $1,076,000, accounting for 50.0% of total expenditures. The City's Asset Management Fund accounts for the second largest expenditure category at $205,000, or 9.5% of General Fund expenditures generated by the Project. Public Works (Land Development, Public Works, etc.) represents the third largest expenditure category, accounting for $170,000, or 7.9% of total General Fund expenditures, at Project build -out. The remaining departmental expenditures including, but not limited to, Recreation Funding, Fire, City Council, Community Development, and other Public Works services account for a combined $702,000 (32.6% of total). The breakout of expenditures generated by the Project at build -out is further illustrated in Exhibit III -2 below. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 12 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Exhibit 111-2: Recurring General Fund Expenditures at Build -out ' Police Asset Management Fund Public Works - Land Development, Public Works, etc. Recreation Funding Other City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 13 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 IV. FISCAL IMPACT — 20 -YEAR PROJECTION This section provides an estimate of the fiscal impact to the City's General Fund resulting from the build- out of the proposed Project over a 20 -year period. A more detailed analysis can be found in Appendix C. A. Key Fiscal Impact Assumptions General Fund Revenues As shown in Table IV -1 below, KMA applied the following escalation factors to estimate the annual General Fund revenues to the City over a 20 -year period. The annual escalation factors were based on KMA's review of recent historical valuation trends in the City. Table IV -1: Annual Revenue Escalation Factors Escalation Factor Assessed Value Residential For -Sale Pre -Build -out 5.0% Post -Build -out 4.0% Rental Pre -Build -out 5.0% Post -Build -out 3.0% Non -Residential Pre -Build -out 3.5% Post -Build -out 2.5% Sales Tax and Measure S Revenues 2.5% Special Tax C 0.0% Other General Fund Revenues 2.5% General Fund Expenditures Annual escalation factors for each major expenditure category were based on discussions with the City Finance Director regarding the anticipated increases in expenditures over the next 20 years. As shown in Table IV -2, the City anticipates that General Fund expenditures will increase at an escalation rate of 2.0% per year, with the exception of expenditures associated with Police, Public Works, Recreation, Fire, Community Development, and Retiree Medical Contribution. These expenditure categories are expected to increase between 3.0% and 6.0% per year. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 14 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table IV -2: Annual Expenditure Escalation Factors Escalation Factor (1) Police 6.0%/4.0% (2) Fire 5.0%/3.0% (3) Retiree Medical Contribution 4.0% Public Works — Land Development, Public Works, etc. 3.0% Recreation Funding 3.0% Public Works — Parks & Maintenance 3.0% Community Development 3.0% Asset Management Fund 2.0% City Manager 2.0% Finance 2.0% City Clerk 2.0% City Attorney 2.0% Animal Control 2.0% City Council 2.0% Community Support 2.0% Property Tax Administration 2.0% PERS Replacement Benefit 2.0% (1) Source: Finance Department, City of Temecula. (2) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 4.0% beginning in FY 2023. (3) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 3.0% beginning in FY 2023. B. Annual General Fund Impact Comparison of the annual revenues and annual expenditures indicates that the Project will yield a negative net fiscal impact to the City's General Fund each year over the 20 -year period. As shown in Table IV -3, the Project's net fiscal impact is estimated at negative $399,000, or negative $228 per unit in the Project's build -out year (FY 2024), and increasing to negative $891,000, or negative $509 per unit by Year 20 (FY 2038). A more detailed analysis is presented in Appendix C, and summarized below. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 15 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table IV -3: Annual General Fund Impact Revenues to Fiscal General Fund General Fund Recurring Per Unit Expenditures Year Revenues Expenditures Surplus/(Deficit) Per Year (1) Ratio 2019 $276,000 $342,000 ($66,000) ($265) 0.81 2020 $771,000 $876,000 ($105,000) ($172) 0.88 2021 $1,156,000 $1,309,000 ($153,000) ($173) 0.88 2022 $1,740,000 $2,003,000 ($263,000) ($202) 0.87 2023 $2,204,000 $2,550,000 ($346,000) ($216) 0.86 2024 $2,475,000 $2,874,000 ($399,000) ($228) 0.86 2025 $2,589,000 $2,972,000 ($383,000) ($219) 0.87 2026 $2,662,000 $3,074,000 ($412,000) ($235) 0.87 2027 $2,736,000 $3,179,000 ($443,000) ($253) 0.86 2028 $2,813,000 $3,288,000 ($475,000) ($271) 0.86 2029 $2,893,000 $3,401,000 ($508,000) ($290) 0.85 2030 $2,974,000 $3,518,000 ($544,000) ($311) 0.85 2031 $3,059,000 $3,639,000 ($580,000) ($331) 0.84 2032 $3,146,000 $3,764,000 ($618,000) ($353) 0.84 2033 $3,235,000 $3,894,000 ($659,000) ($377) 0.83 2034 $3,328,000 $4,029,000 ($701,000) ($401) 0.83 2035 $3,423,000 $4,168,000 ($745,000) ($426) 0.82 2036 $3,521,000 $4,313,000 ($792,000) ($453) 0.82 2037 $3,622,000 $4,463,000 ($841,000) ($481) 0.81 2038 $3,727,000 $4,618,000 ($891,000) ($509) 0.81 (1) Represents annual General Fund impact per unit based on anticipated annual absorption for the Project. Full build -out of the Project does not occur until FY 2024. Although the Project is projected to generate an annual negative fiscal impact, it should be noted that the proposed Project is also anticipated to add a nature center on the South Parcel. Estimation of potential revenues from such a land use, which lacks specific definition at this time in terms of features and operating parameters, would be speculative. Therefore, KMA did not include the South Parcel in the KMA fiscal impact projection. However, the City can expect to capture additional economic benefits associated with possible recreation, tourism, and education provided by the nature center. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 16 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 V. ECONOMIC BENEFITS TO OLD TOWN This section provides an assessment of the economic benefits to Old Town resulting from the build -out of the proposed Project. These benefits include the installation of new infrastructure to serve the Project and the City as a whole, and increased market support for retail, restaurant, and entertainment uses in Old Town. The KMA detailed technical analysis is provided in Appendix D. A. Western Bypass Development plans for the Project include the construction of the Western Bypass. The Western Bypass is proposed to run from Temecula Parkway to Vincent Moraga Drive and eventually Diaz Road, allowing for an alternative north -south route to the frequent congestion on Interstate 15. Currently, Old Town Front Street through Old Town serves as an alternative when Interstate 15 is backed up. This has significant negative effects on the experience of visitors and shoppers in Old Town. The construction of the Western Bypass will make this shortcut through Old Town unnecessary, thereby enhancing visitors' Old Town experience and improving the likelihood of increased sales of goods and services. The Western Bypass is also expected to decrease maintenance costs for Old Town Front Street and Jefferson Avenue as traffic volumes along these streets are reduced. B. New Visitor Amenities The Project's commercial space will be located above Old Town at the top of a public stairway linked to the west end of Main Street. The commercial space could potentially include eating and drinking uses such as restaurants, cafes, ice cream shops, or other similar uses. The building, patio, and surrounding property will offer panoramic views of Old Town and the Temecula Valley. Given the placement of these uses on a perch above Old Town, and their close proximity to the core of Old Town, it is reasonable to assume that "climbing the stairs" will become a tradition for many Old Town visitors. The public stairway, along with new public parks, trails, and bike lanes, will add new amenities to Old Town, enticing visitors to experience the district and environs longer. C. Retail/Restaurant Space Supported by Resident Spending Table V-1 below estimates the amount of annual retail/restaurant space supported by the addition of the Project's projected 3,776 residents. KMA estimated Project residents' demand for retail/restaurant space based on projections of household income, retail/restaurant spending ratios, and potential capture within the City of Temecula in general and Old Town in particular. The key KMA assumptions and methodology are detailed in the table. As shown, KMA estimates an annual demand for 11,000 SF of retail/restaurant space in Old Town from Project residents. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 17 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table V-1: Estimate of Retail/Restaurant Space in Old Town Supported by Altair Resident•;; Household Incomes, Altair Residents (1) $76,000 - $121,000 Income Allocation to Retail/Restaurant Spending 33.5% City of Temecula Capture Rate 80% Old Town Capture Rate 5.0% - 20.0% Sales Productivity $400/SF per year Retail/Restaurant Space in Old Town Supported by Altair Residents 11,000 SF (1) Source: Appendix B, Table B-6. D. Support for Additional Grocery Store Development Another important economic benefit to be considered is the Project's contribution to supporting the development of a grocery store on the west side of Interstate 15. As shown in Table V-2, KMA evaluated the anticipated number of residents resulting from build -out of the Old Town, Altair, and Uptown Temecula Specific Plans, as well as the Shearwater Creek development. Taken together, these plans are projected to yield a total of 8,238 units resulting in a total of 16,062 new residents. Based on industry standards regarding population requirements for grocery stores, KMA estimates that build -out of these plans will support nearly two grocery stores in the western portion of the City. Obviously, the full build- out of Old Town and Uptown Temecula will take decades, so it is important to note that the anticipated population for Altair supports approximately 0.40 grocery stores, i.e., 24% of the total projected long- term demand for 1.69 grocery stores. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 18 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table V-2: Estimate of the Number of Grocery Stores Supported by New Residents Units Population (1) Old Town Existing, 2014 (2) 822 1,977 Old Town Projected 1,800 3,848 Shearwater Creek 140 266 Altair 1,750 3,776 Uptown Temecula (3) 3,726 6,195 Total 8,238 16,062 Total Number of Grocery Stores Supported by New Residents @ 9,500 Residents/Store (4) 1.69 (1) Assumes households sizes at: 3.5 persons/unit for single family; 2.5 persons/unit for multi -family for -sale; and 2.0 persons/unit for multi -family rental. (2) Source: The Nielsen Company, 2014. (3) Assumes households sizes at: 2.0 persons/unit for multi -family for -sale and 1.5 persons/unit for multi -family rental. (4) Reflects threshold population for grocery stores per store, Metropolitan Research and Economics, 2011. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 19 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 VI. PERMITS AND FEES This section estimates the amount of permits and fees paid by the Project as estimated by the City of Temecula. Detailed estimates of the Project's plan check and permit fees for Building and Fire and Development Impact Fees are provided in Appendix E. A. Building Permit Fees Table VI -1 provides an estimate of the Project's building permit fees. Fees are estimated on a per-unit (by product type) and per -building basis. As shown, the Project is estimated to pay a total of $4,271,223, or $2,441 per unit, toward Building and Fire plan check and permit fees. Table VI -1: Building Permit Fees, 2017-2018 Single -Family Units $77,345 Multi -Family Units $2,664,912 Building $1,528,966 Total Building Permit Fees $4,271,223 Per Unit $2,441 B. Development Impact Fees Development Impact Fees (DIFs) paid by the Project are estimated to total $31,937,713, or $18,250 per unit. As shown in Table VI -2, DIFs paid by the Project include City DIFs; Quimby Act fees for park improvements; Transportation Uniform Mitigation Fees (TUMF fees) for roadway, bridges, and interchanges; Multiple Species Habitat Conservation Plan fees for the protection of endangered species and their habitats; Kangaroo -Rat Plan fees for the protection of the endangered Kangaroo Rat; and a Public Arts in -lieu fee for art in public spaces. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 20 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 Table VI -2: Development Impact Fees, 2017-2018 City of Temecula DIFs $11,700,956 Quimby Act $6,683,678 Transportation Uniform Mitigation Fee (TUMF) $11,009,930 Multiple Species Habitat Conservation Plan (MSHCP) $2,275,000 Kangaroo -Rat Plan (K -Rat) $93,150 Public Art $175,000 Total Development Impact Fees Per Unit $31,937,713 $18,250 City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 21 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 VII. LIMITING CONDITIONS 1. The KMA analysis is based, in part, on data provided by secondary sources such as state and local governments, planning agencies, real estate brokers, and other third parties. While KMA believes that these sources are reliable, we cannot guarantee their accuracy. 2. A projection of economic impacts is inherently based on judgment. The projections contained herein are based on the best information available at the time that this document was prepared. However, the actual impacts may vary. 3. The accompanying projections and analyses are based on estimates and assumptions which were developed using currently available economic data, Plan area -specific data, and other relevant information. It is the nature of forecasting, however, that some assumptions may not materialize and unanticipated events and circumstances may occur. Such changes are likely to be material to the projections and conclusions herein and, if they occur, require review or revision of this document. 4. Any estimates of revenue or cost projections are based on the best Plan area -specific and fiscal data available at this time as well as experience with comparable projects. They are not intended to be projections of actual future performance of any specific project. 5. Revenue estimates are based on the assumption that sufficient market support exists for the proposed uses and that the Plan areas will achieve industry standard productivity levels. 6. KMA assumes that all applicable laws and governmental regulations in place as of the date of this document will remain unchanged throughout the projection period of our analysis. In the event that this does not hold true, i.e., if any tax rates change, the analysis would need to be revised. 7. It has been assumed that the property valuation will not be impacted by the presence of any soils, toxic, or hazardous conditions that require remediation to allow development. 8. Value estimates assume that any necessary entitlements or zoning changes for development can be obtained in a reasonable time frame. 9. Value estimates assume that property titles are good and marketable; no title search has been made, nor has KMA attempted to determine property ownership. The value estimates are given without regard to any questions of boundaries, encumbrances, liens or encroachments. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 22 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 10. Property tax projections reflect KMA's understanding of the assessment and tax apportionment procedures employed by the County. The County procedures are subject to change as a reflection of policy revisions or legislative mandate. While we believe our estimates to be reasonable, taxable values resulting from actual appraisals may vary from the amounts assumed in the projections. 11. No assurances are provided by KMA as to the certainty of the projected tax revenues shown in this document. Actual revenues may be higher or lower than what has been projected and are subject to valuation changes resulting from new developments or transfers of ownership not specifically identified herein, actual resolution of outstanding appeals, future filing of appeals, or the non- payment of taxes due. City of Temecula —Altair Specific Plan — Fiscal Impact Analysis 23 Keyser Marston Associates, Inc. 17087ndh 19545.038.006 APPENDIX A FISCAL IMPACT ANALYSIS ALTAIR SPECIFIC PLAN Demographic Profile and City of Temecula General Fund Budget TABLE A-1 DEMOGRAPHIC PROFILE - CITY OF TEMECULA, 2017 ESTIMATES ALTAIR SPECIFIC PLAN CITY OF TEMECULA 2017 Estimate I. Population and Households Population (1) 111,024 Households (2) 34,959 Average Household Size (1) 3.15 Jobs (3) 50,218 II. Housing Units (1) Single -Family 29,816 Multi -Family 6,345 Mobile Homes 159 Total 36,320 III. Occupied Units (1) 33,707 IV. Percent Vacant (1) 7.2% (1) Source: California Department of Finance, January 1, 2017. (2) Source: The Nielsen Company, 2017. (3) Source: The Nielsen Company, 2017. Reflects employment by place of work. Prepared by: Keyser Marston Associates Inc. Filename is\Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 24 TABLE A-2 SUMMARY OF CITY OF TEMECULA GENERAL FUND BUDGET - FISCAL YEAR 2016-2017 ALTAIR SPECIFIC PLAN CITY OF TEMECULA Mid -Year FY 16-17 Adjusted (1) I. Revenues Taxes and Franchises $52,691,000 73.3% Intergovernmental Revenues $7,478,000 10.4% Licenses, Permits and Service Charges $4,348,000 6.1% Operating Transfers In $3,536,000 4.9% Reimbursements $2,856,000 4.0% Fines and Forfeitures $736,000 1.0% Miscellaneous Revenue (2) $330,000 0.5% Use of Money and Property ($116,000) -0.2% Total Revenues $71,859,000 100.0% II. Expenditures Police Non Departmental (3) Public Works - Land Development, Public Works, etc. Fire Community Development Public Works - Parks & Maintenance City Manager Finance City Clerk City Attorney Animal Control City Council Community Support Total Expenditures $28,830,000 40.3% $12,383,000 17.3% $7,333,000 10.3% $6,088,000 8.5% $4,608,000 6.4% $3,637,000 5.1% $3,329,000 4.7% $2,332,000 3.3% $1,215,000 1.7% $736,000 1.0% $463,000 0.6% $453,000 0.6% $89,000 0.1% $71,496,000 100.0% III. Net Surplus/(Deficit) $363,000 Revenues to Expenditures Ratio 1.01 (1) Source: City of Temecula, Mid -Year FY 2016-2017 Adjusted General Fund Budget. (2) Includes Prior Year Contractual Obligations. (3) Includes Property Tax Administration, Recreation Funding, Retiree Medical Contribution, and PERS Replacement Benefits. Prepared by: Keyser Marston Associates Inc. Filename i:\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 25 TABLE A-3 SUMMARY OF GENERAL FUND REVENUES ALTAIR SPECIFIC PLAN CITY OF TEMECULA Mid -Year FY 16-17 KMA Modifications to Adjusted General Fund Revenues FY 2016-2017 Revenues Included in Analysis Taxes and Franchises Property Tax $7,598,000 Sales and Use Tax $36,392,000 Franchise Fees $3,580,000 Special Tax (Measure C) $1,853,000 Total $49,423,000 Licenses and Permits Business Licenses $300,000 Bids and Proposals $7,000 Total $307,000 Fines and Forfeitures $547,000 Intergovernmental Revenues Property Tax In Lieu of VLF $7,430,000 Vehicle License Fees $49,000 Total $7,478,000 Operating Transfers In Gas Tax Fund Law Enforcement Fund Intern Fellowship Fund Measure 5 Total Capital Improvement Program Miscellaneous Revenue $2,073,000 $218,000 $9,000 $1,236,000 $3,536,000 $2,167,000 $42,000 Mid -Year FY 16-17 Adjusted General Fund Revenues FY 2016-2017 $49,423,000 Comments projected based on increase in gross AV (excludes RDA properties) projected based on taxable sales from incremental development projected based on population and employment based on residential units and commercial acreage developed projected based on population and employment projected based on population and employment $547,000 projected based on population and employment projected based on increase in gross AV (includes RDA properties) projected based on population $307,000 $7,478,000 $2,073,000 projected based on population $218,000 projected based on population and employment $9,000 projected based on population and employment $14,468,000 (1) projected based on taxable sales from incremental development $16,768,000 $2,167,000 projected based on population and employment $42,000 projected based on population and employment Total Included Items $63,499,000 $76,732,000 II. Charges for Services Deducted from Community Development Planning - Various Building and Safety -Various Total $672,000 $1,423,000 $2,095,000 Deducted from Public Works - Land Development Land Development - Various $988,000 Public Works - NPDES Permit Fee $4,000 Plan Check Permits $1,000 Inspection Fees $1,000 Total $994,000 Deducted from Public Works - Parks & Maintenance Lease Income $51,000 Deducted from Police Citations and Bookings $100,000 Miscellaneous $96,000 Vehicle Impound Fees $90,000 Reimbursements $143,000 Total $428,000 Deducted from Fire Various $952,000 Charges for Services $4,520,000 III. Excluded Items Pechanga IGA $451,000 Taxes and Franchises Transient Occupancy Tax $3,268,000 Use of Money and Property Investment Interest Lease/Rental Income Total Reimbursements Other Total Sponsorship Change in Fair Value of Investments Prior Year Contractual Obligations Total Excluded Items $0 $86,000 $86,000 $96,000 $96,000 $2,000 ($252,000) $190,000 $3,840,000 $4,520,000 $3,840,000 independent of projected incremental development hotel use not planned as part of Project independent of projected incremental development independent of projected incremental development independent of projected incremental development independent of projected incremental development independent of projected incremental development independent of projected incremental development IV. Total Revenues $71,859,000 $85,092,000 (1) KMA estimate. Based on FY 2017-2018 estimates provided by the City Finance Department for Measure 5, deflated by 4.69% to reflect a full year for FY 2016-2017. Source: City of Temecula, Fiscal Year 2016-17 Mid -Year Budget Adjustment. Prepared by: Keyser Marston Associates Inc. Filename i:\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 26 TABLE A-4 SUMMARY OF GENERAL FUND EXPENDITURES ALTAIR SPECIFIC PLAN CITY OF TEMECULA I. Expenditures Included in Analysis City Council Mid -Year FY 16-17 Adjusted General Net After Deduction Fund Expenditures of Program Revenues FY 2016-2017 (Table A -3j $453,000 $0 $453,000 Community Support $89,000 $0 $89,000 City Manager City Manager $1,406,000 Economic Development $1,009,000 Human Resources $777,000 Emergency Management $137,000 Total General Government $3,329,000 City Clerk City Attorney $0 $3,329,000 $1,215,000 $0 $1,215,000 $736,000 $0 Finance Finance $2,332,000 Animal Control $463,000 Total Finance $2,795,000 $736,000 $0 Community Development Planning $2,113,000 Building & Safety $2,495,000 Total Community Development $4,608,000 Public Works Land Development Public Works Total Public Works Public Works Parks & Maintenance Total Public Works Fire $2,795,000 ($2,095,000) $1,561,000 $5,773,000 $7,333,000 $2,513,000 ($994,000) $3,637,000 $6,339,000 KMA Modifications to Mid -Year FY 16-17 Adjusted General Fund Net After Deduction Expenditures of Program Revenues Comments FY 2016-2017 (Table A -3j $453,000 $0 $89,000 $453,000 projected based on population and employment $0 $89,000 projected based on population and employment $3,329,000 $0 $3,329,000 projected based on population and employment $1,215,000 $0 $1,215,000 projected based on population and employment $736,000 $0 $736,000 projected based on population and employment $2,795,000 $0 $2,795,000 projected based on population and employment $4,608,000 ($2,095,000) $2,513,000 projected based on population and employment $7,333,000 ($994,000) ($51,000) $3,637,000 $6,088,000 $6,339,000 projected based on population and employment ($51,000) $3,586,000 ($952,000) $6,088,000 $5,136,000 $3,586,000 projected based on population and employment ($952,000) $5,136,000 projected based on population and employment Property Tax Administration $78,000 $0 $78,000 $0 Recreation Funding Recreation Funding $4,273,000 Library Funding $550,000 $78,000 $78,000 Total Recreation Funding $4,823,000 $6,200,000 $4,823,000 $6,200,000 (1) $1,554,000 $0 $1,554,000 $0 $1,554,000 Retiree Medical Contribution PERS Replacement Benefit Total Included Items Add: Asset Management Fund $81,000 $0 $81,000 $36,819,000 $1,554,000 $0 $81,000 $32,727,000 $38,196,000 $0 $6,000,000 $0 $81,000 $34,104,000 $6,000,000 (1) Grand Total Included Items $36,819,000 $32,727,000 $44,196,000 $40,104,000 II. Excluded Items Police Service Level B Funding CIP Administration Classification Plan Stipend (Non -GF) 2011 Financing Lease - 2001 & 2008 PHS/Medicine Sales Tax Sharing Separation CAL Payout Total Excluded Items $28,830,000 (2) $331,000 $2,442,000 $250,000 $2,140,000 $454,000 $230,000 $34,677,000 $34,677,000 $34,677,000 $34,677,000 III. Total General Fund Expenditures $71,496,000 $67,404,000 $78,873,000 $74,781,000 (1) KMA adjustment for Measure S -related expenditures per City of Temecula, Finance Department, April 18, 2017. (2) Per City; police expenditures included in analysis reflect project pro rata share of one new police officer per 1,000 population. See Table B-10. Source: City of Temecula, Fiscal Year 2016-17 Mid -Year Budget Adjustment. Prepared by: Keyser Marston Associates Inc. Filename i:\Appendix-Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 27 APPENDIX B FISCAL IMPACT ANALYSIS ALTAIR SPECIFIC PLAN At Build -Out (FY 2017 Dollars) TABLE B-1 PROJECT DESCRIPTION ALTAIR SPECIFIC PLAN CITY OF TEMECULA I. Units by Phase A. Phase I Single -Family For -Sale 30 Units Multi -Family For -Sale 235 Units Rental 235 Units Total Multi -Family 470 Units Total Phase I 500 Units B. Phase II Single -Family For -Sale 0 Units Multi -Family For -Sale 332 Units Rental 333 Units Total Multi -Family 665 Units Total Phase II 665 Units C. Phase III Single -Family For -Sale 10 Units Multi -Family For -Sale 263 Units Rental 182 Units Village G 130 Units Total Multi -Family 575 Units Total Phase III 585 Units II. Unit Mix A. Single -Family - For -Sale 40 Units B. Multi -Family - For -Sale 830 Units C. Multi -Family - Rental 880 Units D. Total 1,750 Units III. Non -Residential Use A. Retail Village C - Community Center B. Institutional Elementary School C. Total Non -Residential Source: City of Temecula 7,000 SF 80,000 SF 87,000 SF Prepared by: Keyser Marston Associates Inc. Filename i:\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 28 TABLE B-2 ESTIMATE OF TOTAL EMPLOYEES AND POPULATION ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA Building Occupied Employment Total I. Non -Residential SF Efficiency a) Occupancy(2) SF Factor (3) Employees Retail 7,000 SF 95% 90% 6,000 2.0 per 1,000 SF 12 Institutional - Elementary School 80,000 SF 100% 100% 80,000 0.8 per 1,000 SF 60 Total 87,000 SF 72 II. Residential Single Family - For -Sale Multi -Family - For -Sale Multi -Family - Rental Total/Average Dwelling Vacancy Total Resident Units Factor (4) Persons/Unit (5) Population 40 Units 830 Units 880 Units 1,750 Units 5.0% 5.0% 5.0% 5.0% 3.50 2.50 2.00 2.16 133 1,971 1,672 3,776 III. Total Employees and Population 3,848 (1) KMA assumption based on typical difference between net rentable vs. gross building area. (2) KMA assumption reflecting average vacancy rate, based on typical lender underwriting criteria for commercial use. (3) KMA assumption based on industry standard employment factors for retail and institutional uses. (4) KMA assumption reflecting average vacancy rate, based on typical lender underwriting criteria for residential uses. (5) KMA assumption based on industry standard household size by unit type. Prepared by: Keyser Marston Associates Inc. Filename is\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 29 TABLE B-3 ESTIMATE OF ASSESSED VALUE ALTAIR SPECIFIC PLAN CITY OF TEMECULA Assumed Assessed Value Total Gross Building per SF Assessed Value I. Non -Residential Area (FY 2017$) (FY 2017$) A. Retail 7,000 SF $375 $2,625,000 B. Total Non -Residential $2,625,000 II. Residential A. For -Sale Single Family Multi -Family Total For -Sale B. Rental Multi -Family C. Total Residential (2) Units 40 Units 830 Units 870 Units 880 Units 1,750 Units Price Unit Assessed Value $497,000 0) $19,880,000 $361,000 0) $299,630,000 $367,000 $319,510,000 $290,000 $255,200,000 $328,000 $574,710,000 III. Grand Total Assessed Valuation $577,340,000 (1) Includes 5.0% view premiums. (2) Allow for rounding. Prepared by: Keyser Marston Associates Inc. Filename is\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 30 TABLE B-4 ESTIMATE OF ANNUAL RECURRING REVENUES - PROPERTY TAXES AND PROPERTY TRANSFER TAX ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA Annual Recurring Revenues I. Property Tax Estimated Value Property Tax Levy City Portion 5.64% (FY 2017$) $577,340,000 $6,350,740 $358,000 Total Property Tax to City $358,000 II. Property Tax in -lieu of VLF Estimated Value License Fee (per $1,000 in AV growth) $577,340,000 $0.5636 (1) Total Property Tax in -lieu of VLF $325,000 III. Property Transfer Tax A. Non -Residential Property Valuation (FMV) - Retail Transfer Tax (per $500) Total Transfer Tax City Share of Transfer Tax 50.0% Turnover Rate (Retail) Net Transfer Tax - Retail B. Residential Property Valuation (FMV) - Residential Transfer Tax (per $500) Total Transfer Tax City Share of Transfer Tax 50.0% Turnover Rate (Residential) Net Transfer Tax - Residential $2,625,000 $0.55 $2,888 $1,444 5.0% $70 $574,710,000 $0.55 $632,181 $316,091 10.0% $32,000 C. Total Property Transfer Tax $32,000 (1) Source: California State Controller's Office. Prepared by: Keyser Marston Associates Inc. Filename is\Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 31 TABLE B-5 ESTIMATE OF ANNUAL RECURRING REVENUES - SALES AND USE TAX (i) ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA I. Retail Retail Building Efficiency Vacancy Sales Productivity/SF Taxable Sales City Portion of Sales Tax Estimate of Measure S - Effective Revenues Allocation of Measure S Revenues to General Fund @ 7,000 SF 95% 6,650 SF 10% 6,000 SF $400 /SF 90% $2,160,000 1.00% 1.00% $22,000 92% (2) $22,000 $20,000 II. Total Sales Tax $42,000 (1) Includes Project -generated General Fund revenues as a result of Measure S. (2) Source: City of Temecula, May 2017. Reflects Measure S revenues allocated to the General Fund at the Project's build- out year (FY 2024). Prepared by: Keyser Marston Associates Inc. Filename is\Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 32 TABLE B-6 ESTIMATE OF ANNUAL RECURRING REVENUES - SPENDING BY RESIDENTS ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA Single -Family For -Sale I. Estimate of Household Income Average Sales Price / Average Monthly Rent $497,000 Down Payment 10% $49,700 Loan Amount $447,300 Interest Rate 5.25% Term (Years) 30 Annual Mortgage Payment/ Rent $29,640 HOA Maintenance / Insurance Property Taxes Total Annual Costs % of Income Spent on Housing Annual Income Required II. Number of Households Total Number of Residential Units Occupancy Rate Total Number of Full -Time Equivalent Households $280 /Month $3,360 $50 /Month $600 1.75% $8,698 $42,298 35% $121,000 40 95% 38 Multi -Family Multi -Family For -Sale Rental $361,000 $1,900 $36,100 $324,900 5.25% 30 $21,529 $22,800 $3,360 $0 $600 $0 $6,318 $31,807 $22,800 35% $91,000 830 95% 789 30% $76,000 880 95% 836 III. Aggregate Household Income $139,888,000 IV. Annual Spending by Households A. General Merchandise (2) Convenience Goods (a) Eating and Drinking Automotive Outlets Other Retail Stores (4) B. Total Spending C. Spending Captured in City of Temecula D. City Portion of Sales Tax @ E. Estimate of Measure S - Effective Revenues (5) Measure S Revenues to General Fund @ Allocation of Household Income to Taxable Spending (1) 15.0% 10.0% 3.0% 5.0% 0.5% 33.5% 80.0% 1.0% 1.0% 92% (5) Estimated Annual Taxable Spending $20,983,000 $13,989,000 $4,197,000 $6,994,000 $699,000 $46,862,000 $37,489,600 $375,000 $375,000 $344,000 F. Total Sales Tax - Resident Spending $719,000 (1) KMA assumption, based on review of spending ratios in Southern California counties. (2) Includes Other Comparison Goods and Home Improvement. (3) Includes food and drug stores. (4) Includes second-hand merchandise; farm implement dealers; farm and garden supply stores; fuel and ice dealers; mobile homes; trailers and campers; and boat, motorcycle, and plane dealers. (5) Source: City of Temecula, May 2017. Reflects Measure S revenues allocated to the General Fund at the Project's build -out year (FY 2024). Prepared by: Keyser Marston Associates, Inc. Filename i: \Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 33 TABLE B-7 SPECIAL TAX C ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA Special Tax (Measure C) $74.44 per Equivalent Dwelling Unit I. Residential - Developed Single -Family Multi -Family Total Residential II. Commercial - Developed Retail Total Commercial 870 Parcels (1) 880 Units 1.7 Acres EDU Factor $74.44 /Parcel 0.75 EDU per unit 6.0 EDU per acre Total Special Tax Revenue $65,000 $49,000 $114,000 $800 $800 III. Total Special Tax C $115,000 (1) All for -sale property is taxed at the Single -Family per unit rate. Source: City of Temecula, July 20, 2017. Prepared by: Keyser Marston Associates Inc. Filename is\Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 34 TABLE B-8 ESTIMATE OF ANNUAL RECURRING REVENUES - OTHER REVENUES ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA Total Total Total Total Population/ Resident Demographic Profile: Population Employment Jobs Equivalents (3) City of Temecula 111,024 (1) 50,218 (2) 161,242 127,596 Altair Specific Plan Area 3,776 72 3,848 3,800 Franchise Fees Gas Tax Fund Capital Improvement Program Fines and Forfeitures Licenses and Permits Law Enforcement Fund Vehicle License Fees Miscellaneous Revenue Intern Fellowship Fund City FY 2016-2017 Budget (4) $3,580,000 $2,073,000 $2,167,000 $547,000 $307,000 $218,000 $49,000 $42,000 $9,000 Amount Per Resident or Service Resident Population Equivalent RE $28.06 P $18.67 RE $16.98 RE $4.29 RE $2.41 RE $1.71 P $0.44 RE $0.33 RE $0.07 New Residents/ Resident Equivalents 3,800 3,776 3,800 3,800 3,800 3,800 3,776 3,800 3,800 Total Revenues $107,000 $71,000 $65,000 $16,000 $9,000 $6,000 $2,000 $1,000 X. Total Other Revenues $277,000 Legend: RE - Resident Equivalent P - Population (1) Source: California Department of Finance, January 1, 2017. (2) Source: The Nielsen Company, 2017. Reflects employment by place of work. (3) KMA assumption. Assumes that approximately three employees have the same impact as one resident. (4) Source: See Table A-3, KMA Modifications to Mid -Year FY 16-17 Adjusted General Fund Budget - Included Items. Prepared by: Keyser Marston Associates Inc. Filename i:\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 35 TABLE B-9 SUMMARY OF ANNUAL RECURRING REVENUES AT BUILD -OUT (1) ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA General Fund I. Sales Tax - Resident Spending (2) II. Property Tax III. Property Tax in -lieu of VLF IV. Special Tax (Measure C) V. Franchise Fees VI. Gax Tax Fund VII. Capital Improvement Program VIII. Sales and Use Tax IX. Property Transfer Tax X. Fines and Forfeitures XI. Licenses and Permits XII. Law Enforcement Fund XIII. Vehicle License Fees XIV. Miscellaneous Revenue XV. Intern Fellowship Fund Total Percent $719,000 $358,000 $325,000 $115,000 $107,000 $71,000 $65,000 $42,000 $32,000 $16,000 $9,000 $6,000 $2,000 $1,000 38.5% 19.2% 17.4% 6.2% 5.7% 3.8% 3.5% 2.2% 1.7% 0.9% 0.5% 0.3% 0.1% 0.1% 0.0% XVI. Total Annual Recurring Revenues to General Fund $1,868,000 100.0% (1) Reflects stabilized annual revenue in constant FY 2017 dollars at build -out. (2) Includes Project -generated Measure S revenues at Project's build -out year (FY 2024). Prepared by: Keyser Marston Associates Inc. Filename i:\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 36 TABLE B-10 ESTIMATE OF ANNUAL RECURRING EXPENDITURES ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA Total Total Total Total Population/ Resident Demographic Profile: Population Employment Jobs Eguivalents(3) City of Temecula 111,024 (1) 50,218 (2) 161,242 127,596 Altair Specific Plan Area 3,776 72 3,848 3,800 I. Police II. Asset Management Fund III. Public Works - Land Development, Public Works, etc. IV. Recreation Funding V. Fire VI. Public Works - Parks & Maintenance VII. Community Development V0I. City Manager IX. Finance X. Retiree Medical Contribution XI. City Clerk XII. City Attorney X01. Animal Control XIV. City Council XV. Community Support XVI. Property Tax Administration XVII. PERS Replacement Benefit Amount Per Net New City Resident or New Residents/ "Marginal Cost" Residents/ FY 2016-2017 Escalation Service Population Resident Resident Impact Resident Total Budget (4) Factor (0) Population Type Equivalent Equivalent Adjustment Equivalenten Expses --- 6.0% (6) --- $6,000,000 2.0% P $6,339,000 3.0% RE $6,200,000 3.0% P $5,136,000 5.0% (8) RE $3,586,000 3.0% P $2,513,000 3.0% RE $3,329,000 2.0% RE $2,332,000 2.0% RE $1,554,000 4.0% RE $1,215,000 2.0% RE $736,000 2.0% RE $463,000 2.0% RE $453,000 2.0% RE $89,000 2.0% RE $78,000 2.0% RE $81 000 2.0% RE --- $300.00 (7) 3,776 5% 3,587 $1,076,000 111,024 $54.04 3,800 0% 3,800 $205,000 127,596 $49.68 3,800 10% 3,420 $170,000 111,024 $55.84 3,776 20% 3,021 $169,000 127,596 $40.25 3,800 5% 3,610 $145,000 111,024 $32.30 3,776 10% 3,398 $110,000 127,596 $19.69 3,800 20% 3,040 $60,000 127,596 $26.09 3,800 40% 2,280 $59,000 127,596 $18.28 3,800 30% 2,660 $49,000 127,596 $12.18 3,800 0% 3,800 $46,000 127,596 $9.52 3,800 30% 2,660 $25,000 127,596 $5.77 3,800 40% 2,280 $13,000 127,596 $3.63 3,800 10% 3,420 $12,000 127,596 $3.55 3,800 40% 2,280 $8,000 127,596 $0.70 3,800 20% 3,040 $2,000 127,596 $0.61 3,800 30% 2,660 $2,000 127,596 $0.63 3,800 0% 3,800 $2,000 XIX. Total Annual Expenditures $40,104,000 $2,153,000 Legend: RE - Resident Equivalent P - Population (1) Source: California Department of Finance, January 1, 2017. (2) Source: The Nielsen Company, 2017. (3) KMA assumption. Assumes that three employees have the same impact as one resident. (4) Source: See Table A-4, KMA Modifications to Mid -Year FY 16-17 Adjusted General Fund Budget - Included Items. (5) Source: Finance Department, City of Temecula. (6) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 4.0% beginning in FY 2023. (7) Based on the cost for staffing one Police Officer ($300,000) per 1,000 population. (8) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 3.0% beginning in FY 2023. Prepared by: Keyser Marston Associates Inc. Filename is\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 37 TABLE B-11 SUMMARY OF ANNUAL RECURRING EXPENDITURES (1)(2) ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA General Fund I. Police II. Asset Management Fund III. Public Works - Land Development, Public Works, etc. IV. Recreation Funding V. Fire VI. Public Works - Parks & Maintenance VII. Community Development VIII. City Manager IX. Finance X. Retiree Medical Contribution XI. City Clerk XII. City Attorney XIII. Animal Control XIV. City Council XV. Community Support XVI. Property Tax Administration XVII. PERS Replacement Benefit XVIII. Total Annual Recurring Expenditures Total Percent $1,076,000 50.0% $205,000 9.5% $170,000 7.9% $169,000 7.8% $145,000 6.7% $110,000 5.1% $60,000 2.8% $59,000 2.7% $49,000 2.3% $46,000 2.1% $25,000 1.2% $13,000 0.6% $12,000 0.6% $8,000 0.4% $2,000 0.1% $2,000 0.1% $2,000 a1% $2,153,000 100.0% XIX. Grand Total Annual Recurring Expenditures $2,153,000 100% (1) Reflects stabilized annual expenditures in constant FY 2017 dollars at build -out. (2) Excludes capital improvement costs. Prepared by: Keyser Marston Associates Inc. Filename is\Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 38 TABLE B-12 ESTIMATE OF STABILIZED FISCAL IMPACT (1) ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA City of Temecula - General Fund 1. Annual Recurring Revenues Altair Specific Plan Area Totals Percent Sales Tax - Resident Spending (2) $719,000 38.5% Property Tax $358,000 19.2% Property Tax in -lieu of VLF $325,000 17.4% Special Tax (Measure C) $115,000 6.2% Franchise Fees $107,000 5.7% Gax Tax Fund $71,000 3.8% Capital Improvement Program $65,000 3.5% Sales and Use Tax $42,000 2.2% Property Transfer Tax $32,000 1.7% Fines and Forfeitures $16,000 0.9% Licenses and Permits $9,000 0.5% Law Enforcement Fund $6,000 0.3% Miscellaneous Revenue $1,000 0.1% Vehicle License Fees $2,000 0.1% Intern Fellowship Fund 0.0% Total Annual Revenues $1,868,000 100.0% II. Annual Recurring Expenditures Police Asset Management Fund Public Works - Land Development, Public Works, etc. Recreation Funding Fire Public Works - Parks & Maintenance City Manager Community Development Finance Retiree Medical Contribution City Clerk City Attorney Animal Control City Council Community Support Property Tax Administration PERS Replacement Benefit Total Annual Expenditures $1,076,000 $205,000 $170,000 $169,000 $145,000 $110,000 $60,000 $59,000 $49,000 $46,000 $25,000 $13,000 $12,000 $8,000 $2,000 $2,000 $2,000 $2,153,000 50.0% 9.5% 7.9% 7.8% 6.7% 5.1% 2.8% 2.7% 2.3% 2.1% 1.2% 0.6 0.6 0.4% 0.1 0.1 0.1% 100.0% III. Annual Recurring Surplus/(Deficit) ($285,000) Per Unit Per Year ($163) Revenues to Expenditures Ratio 0.87 (1) Reflects stabilized annual revenues and expenditures in constant FY 2017 dollars at build -out. (2) Includes Project -generated Measure S revenues at Project's build -out year (FY 2024). Prepared by: Keyser Marston Associates, Inc. Filename is\Appendix -Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 39 APPENDIX C FISCAL IMPACT ANALYSIS ALTAIR SPECIFIC PLAN 20 -Year Projection TABLE C-1 ANNUAL ABSORPTION ALTAIR SPECIFIC PLAN CITY OF TEMECULA Total at Buildout FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 I. Residential A. Phase I Single -Family For -Sale 30 Units Multi -Family For -Sale 235 Units Rental 235 Units Total Multi -Family 470 Units 15 15 0 0 0 0 117 118 0 0 0 117 118 0 0 0 234 236 0 0 0 0 0 0 B. Phase II Single -Family For -Sale 0 Units Multi -Family For -Sale 332 Units Rental 333 Units Total Multi -Family 665 Units O 0 0 0 0 0 O 55 111 111 55 O 56 111 111 55 O 111 222 222 110 0 0 0 C. Phase III Single -Family For -Sale 10 Units Multi -Family For -Sale 263 Units Rental 312 Units Total Multi -Family 575 Units O 0 1 3 3 3 O 0 22 88 88 65 O 0 26 104 104 78 O 0 48 192 192 143 D. Total Residential 1,750 Units 249 362 271 417 305 146 II. Non -Residential A. Retail Village C - Community Center 7,000 SF B. Institutional Elementary School 80,000 SF O 7,000 0 0 0 0 O 80,000 0 0 0 0 C. Total Non -Residential 87,000 SF O 87,000 0 0 0 01 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix -Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 40 TABLE C-2 CUMULATIVE ABSORPTION ALTAIR SPECIFIC PLAN CITY OF TEMECULA Total at Buildout FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Residential A. Phase I Single -Family For -Sale Multi -Family For -Sale Rental 30 Units 235 Units 235 Units 470 Units 15 30 30 30 30 30 30 30 30 30 117 235 235 235 235 235 235 235 235 235 117 235 235 235 235 235 235 235 235 235 234 470 470 470 470 470 470 470 470 470 B. Phase II Single -Family For -Sale Multi -Family For -Sale Rental 0 Units 332 Units 333 Units 665 Units O 0 0 0 0 0 0 0 0 0 O 55 166 277 332 332 332 332 332 332 O 56 167 278 333 333 333 333 333 333 O 111 333 555 665 665 665 665 665 665 C. Phase III Single -Family For -Sale Multi -Family For -Sale Rental 10 Units 263 Units 312 Units 575 Units O 0 1 4 7 10 10 10 10 10 O 0 22 110 198 263 263 263 263 263 O 0 26 130 234 312 312 312 312 312 O 0 48 240 432 575 575 575 575 575 D. Total Residential Units 1,750 Units 249 611 882 1,299 1,604 1,750 1,750 1,750 1,750 1 1,750 II. Non -Residential A. Retail Village C - Community Center 7,000 SF B. Institutional Elementary 80,000 SF O 7,000 7,000 7,000 7,000 7,000 7,000 7,000 7,000 7,000 O 80,000 80,000 80,000 80,000 80,000 80,000 80,000 80,000 80,000 IC. Total Non -Residential 87,000 SF 87,000 87,000 87,000 87,000 87,000 87,000 87,000 87,000 87,000 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 41 TABLE C-2 CUMULATIVE ABSORPTION ALTAIR SPECIFIC PLAN CITY OF TEMECULA Total at Buildout FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Residential A. Phase I Single -Family For -Sale Multi -Family For -Sale Rental 30 Units 235 Units 235 Units 470 Units 30 30 30 30 30 30 30 30 30 30 235 235 235 235 235 235 235 235 235 235 235 235 235 235 235 235 235 235 235 235 470 470 470 470 470 470 470 470 470 470 B. Phase II Single -Family For -Sale Multi -Family For -Sale Rental 0 Units 332 Units 333 Units 665 Units 0 0 0 0 0 0 0 0 0 0 332 332 332 332 332 332 332 332 332 332 333 333 333 333 333 333 333 333 333 333 665 665 665 665 665 665 665 665 665 665 C. Phase III Single -Family For -Sale Multi -Family For -Sale Rental 10 Units 263 Units 312 Units 575 Units 10 10 10 10 10 10 10 10 10 10 263 263 263 263 263 263 263 263 263 263 312 312 312 312 312 312 312 312 312 312 575 575 575 575 575 575 575 575 575 575 ID. Total Residential Units 1,750 Units 1,750 1,750 1,750 1,750 1,750 1,750 1,750 1,750 1,750 1,7501 II. Non -Residential A. Retail Village C - Community Center 7,000 SF B. Institutional Elementary 80,000 SF 7,000 7,000 7,000 7,000 7,000 7,000 7,000 7,000 7,000 7,000 80,000 80,000 80,000 80,000 80,000 80,000 80,000 80,000 80,000 80,000 1C. Total Non -Residential 87,000 SF 87,000 87,000 87,000 87,000 87,000 87,000 87,000 87,000 87,000 87,0001 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 42 TABLE C-3 POPULATION AND EMPLOYMENT ESTIMATES ALTAIR SPECIFIC PLAN CITY OF TEMECULA (1) Assumes a Building Efficiency Factor of 95.0%. (2) Assumes a resident equivalent factor of 0.33. Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 43 Total at Buildout Vacancy Factor Employment Factor FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 .. FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Populationep A. Phase) Single -Family r Unit For -Sale 30 Units 5.0% 3.50 50 100 100 100 100 100 100 100 100 100 Multi -Family For -Sale 235 Units 5.0% 2.50 278 558 558 558 558 558 558 558 558 558 Rental 235 Units 5.0% 2.00 222 447 447 447 447 447 447 447 447 447 470 Units 500 1,005 1,005 1,005 1,005 1,005 1,005 1,005 1,005 1,005 B. Phase II Single -Family For -Sale 0 Units 5.0% 3.50 0 0 0 0 0 0 0 0 0 0 Multi -Family For -Sale 332 Units 5.0% 2.50 0 131 394 658 789 789 789 789 789 789 Rental 333 Units 5.0% 2.00 0 106 317 528 633 633 633 633 633 633 665 Units 0 237 712 1,186 1,421 1,421 1,421 1,421 1,421 1,421 C. Phase III Single -Family For -Sale 10 Units 5.0% 3.50 0 0 3 13 23 33 33 33 33 33 Multi -Family For -Sale 263 Units 5.0% 2.50 0 0 52 261 470 625 625 625 625 625 Rental 312 Units 5.0% 2.00 0 0 49 247 445 593 593 593 593 593 575 Units 0 0 102 508 915 1,217 1,217 1,217 1,217 1,217 ID. Total Residential Population 1,750 Units 550 1,341 1,921 2,812 3,464 3,776 3,776 3,776 3,776 3,7761 II. Employment per 1,000/SF A. Retail (1) Village C - Community Center 7,000 SF 90% 2.0 0 12 12 12 12 12 12 12 12 12 B. Institutional Elementary School 80000 SF 100% 0.75 0 60 60 60 60 60 60 60 60 60 C. Total Employment 87,000 SF 0 72 72 72 72 72 72 72 72 72 III. Total Population + Employment 550 1,413 1,993 2,884 3,536 3,848 3,848 3,848 3,848 3,848 11V. Total Resident Equivalents (2) 550 1,365 1,945 2,836 3,487 3,800 3,800 3,800 3,800 3,8001 (1) Assumes a Building Efficiency Factor of 95.0%. (2) Assumes a resident equivalent factor of 0.33. Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 43 TABLE C-3 POPULATION AND EMPLOYMENT ESTIMATES ALTAIR SPECIFIC PLAN CITY OF TEMECULA (1) Assumes a Building Efficiency Factor of 95.0%. (2) Assumes a resident equivalent factor of 0.33. Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix- Altair Specific Plan Area FIA10-10-17;10/10/2017;mdt Page 44 Total at Buildout Vacancy Factor Employment Factor FY 2029 12 FY 2030 13 FY 2031 FY 2032 15 FY 2033 16 FY 2034 17 FY 2035 FY 2036 FY 2037 70 FY 2038 I. Population A. Phase) Single -Family per Unit For -Sale 30 Units 5.0% 3.50 100 100 100 100 100 100 100 100 100 100 Multi -Family For -Sale 235 Units 5.0% 2.50 558 558 558 558 558 558 558 558 558 558 Rental 235 Units 5.0% 2.00 447 447 447 447 447 447 447 447 447 447 470 Units 1,005 1,005 1,005 1,005 1,005 1,005 1,005 1,005 1,005 1,005 B. Phase II Single -Family For -Sale 0 Units 5.0% 3.50 0 0 0 0 0 0 0 0 0 0 Multi -Family For -Sale 332 Units 5.0% 2.50 789 789 789 789 789 789 789 789 789 789 Rental 333 Units 5.0% 2.00 633 633 633 633 633 633 633 633 633 633 665 Units 1,421 1,421 1,421 1,421 1,421 1,421 1,421 1,421 1,421 1,421 C. Phase III Single -Family For -Sale 10 Units 5.0% 3.50 33 33 33 33 33 33 33 33 33 33 Multi -Family For -Sale 263 Units 5.0% 2.50 625 625 625 625 625 625 625 625 625 625 Rental 312 Units 5.0% 2.00 593 593 593 593 593 593 593 593 593 593 575 Units 1,217 1,217 1,217 1,217 1,217 1,217 1,217 1,217 1,217 1,217 ID. Total Residential Population 1,750 Units 3,776 3,776 3,776 3,776 3,776 3,776 3,776 3,776 3,776 3,7761 II. Employment per 1,000/SF A. Retail (1) Village C - Community Center 7,000 SF 90% 2.0 12 12 12 12 12 12 12 12 12 12 B. Institutional Elementary School 80000 SF 100% 0.75 60 60 60 60 60 60 60 60 60 60 C. Total Employment 87,000 SF 72 72 72 72 72 72 72 72 72 72 III. Total Population + Employment 3,848 3,848 3,848 3,848 3,848 3,848 3,848 3,848 3,848 3,848 1 iv. Total Resident Equivalents (2) 3,800 3,800 3,800 3,800 3,800 3,800 3,800 3,800 3,800 3,8001 (1) Assumes a Building Efficiency Factor of 95.0%. (2) Assumes a resident equivalent factor of 0.33. Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix- Altair Specific Plan Area FIA10-10-17;10/10/2017;mdt Page 44 TABLE C-4 ANNUAL ASSESSED VALUE ALTAIR SPECIFIC PLAN CITY OF TEMECULA Price per Unit/Value per SF (2017$)(1) 1 2 3 4 5 6 7 8 9 10 FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Assessed Value - Phase I A. Single -Family For -Sale (2) $497,000 B. Multi -Family For -Sale (2)(3) $361,000 C. Multi -Family Rental (4) $290,000 $8,219,138 $17,177,997 $17,865,117 $18,579,722 $19,322,911 $20,095,827 $20,899,660 $21,735,647 $22,605,073 $23,509,276 $46,566,293 $97,741,454 $101,651,112 $105,717,157 $109,945,843 $114,343,677 $118,917,424 $123,674,121 $128,621,085 $133,765,929 $37,407,825 $78,143,987 $80,488,307 $82,902,956 $85,390,045 $87,951,746 $90,590,298 $93,308,007 $96,107,248 $98,990,465 II. Assessed Value - Phase II A. Single -Family For -Sale (2) $497,000 B. Multi -Family For -Sale (2)(3) $361,000 C. Multi -Family Rental (4) $290,000 so so so so so so $0 $0 $0 $0 $0 $22,984,644 $72,610,581 $126,656,883 $158,330,757 $164,663,987 $171,250,547 $178,100,569 $185,224,591 $192,633,575 $0 $18,799,830 $58,490,971 $101,329,204 $125,743,605 $129,515,913 $133,401,391 $137,403,433 $141,525,536 $145,771,302 III. Assessed Value - Phase III A. Single -Family For -Sale (2) $497,000 B. Multi -Family For -Sale (2)(3) $361,000 C. Multi -Family Rental (4) $290,000 $0 $0 $604,107 $2,531,207 $4,630,538 $6,913,746 $7,190,296 $7,477,907 $7,777,024 $8,088,105 $0 $0 $9,653,551 $50,584,605 $95,180,148 $132,004,965 $137,285,164 $142,776,570 $148,487,633 $154,427,138 $0 $0 $9,164,917 $47,932,517 $89,787,777 $124,310,021 $128,039,322 $131,880,502 $135,836,917 $139,912,024 IV. Assessed Value - Non -Residential A. Retail (5) V. Grand Total Assessed Value $375 $0 $2,909,831 $2,982,577 $3,057,142 $3,133,570 $3,211,909 $3,292,207 $3,374,512 $3,458,875 $3,545,347 $92,193,255 $237,757,744 $353,511,240 $539,291,391 $691,465,193 $783,011,793 $810,866,309 $839,731,268 $869,643,982 $900,643,161 (1) Includes view premiums of 5.0% for for -sale residential. (2) Assessed Value inflation rate based on 5.0% per year up to project build -out. After project build -out assessed value inflation decreased to 4.0%. (3) Multi -family for -sale assumed to comprise 40% flats and 60%townhomes. (4) Assessed Value inflation rate based on 5.0% per year up to project build -out. After project build -out assessed value inflation decreased to 3.0%. (5) Assessed Value inflation rate based on 3.5% per year up to project build -out. After project build -out assessed value inflation decreased to 2.5%. Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 45 TABLE C-4 ANNUAL ASSESSED VALUE ALTAIR SPECIFIC PLAN CITY OF TEMECULA Price per Unit/Value per SF (2017$)(1) _1 12 13 14 15 16 17 18 19 20 FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Assessed Value - Phase I A. Single -Family For -Sale (2) $497,000 B. Multi -Family For -Sale (2)(3) $361,000 C. Multi -Family Rental (4) $290,000 $24,449,647 $25,427,632 $26,444,738 $27,502,527 $28,602,628 $29,746,733 $30,936,603 $32,174,067 $33,461,030 $34,799,471 $139,116,566 $144,681,229 $150,468,478 $156,487,217 $162,746,706 $169,256,574 $176,026,837 $183,067,910 $190,390,627 $198,006,252 $101,960,179 $105,018,984 $108,169,554 $111,414,641 $114,757,080 $118,199,792 $121,745,786 $125,398,160 $129,160,104 $133,034,907 11. Assessed Value - Phase II A. Single -Family For -Sale (2) $497,000 B. Multi -Family For -Sale (2)(3) $361,000 C. Multi -Family Rental (4) $290,000 so so so so so $0 $0 $0 $0 $0 $200,338,918 $208,352,475 $216,686,574 $225,354,037 $234,368,198 $243,742,926 $253,492,643 $263,632,349 $274,177,643 $285,144,749 $150,144,441 $154,648,774 $159,288,237 $164,066,884 $168,988,891 $174,058,557 $179,280,314 $184,658,724 $190,198,485 $195,904,440 III. Assessed Value - Phase III A. Single -Family For -Sale (2) $497,000 B. Multi -Family For -Sale (2)(3) $361,000 C. Multi -Family Rental (4) $290,000 $8,411,629 $8,748,094 $9,098,018 $9,461,938 $9,840,416 $10,234,033 $10,643,394 $11,069,130 $11,511,895 $11,972,371 $160,604,224 $167,028,393 $173,709,529 $180,657,910 $187,884,226 $195,399,595 $203,215,579 $211,344,202 $219,797,970 $228,589,889 $144,109,385 $148,432,667 $152,885,647 $157,472,216 $162,196,382 $167,062,274 $172,074,142 $177,236,366 $182,553,457 $188,030,061 IV. Assessed Value - Non -Residential A. Retail (s) V. Grand Total Assessed Value $375 $3,633,981 $3,724,830 $3,817,951 $3,913,400 $4,011,235 $4,111,516 $4,214,304 $4,319,661 $4,427,653 $4,538,344 $932,768,969 $966,063,078 $1,000,568,725 $1,036,330,770 $1,073,395,762 $1,111,812,001 $1,151,629,602 $1,192,900,569 $1,235,678,864 $1,280,020,484 (1) Includes view premiums of 5.0% for for -sale residential. (2) Assessed Value inflation rate based on 5.0% per year up to project build -out. After project build -out assessed value inflation decreased to 4.0%. (3) Multi -family for -sale assumed to comprise 40% flats and60%townhomes. (4) Assessed Value inflation rate based on 5.0% per year up to project build -out. After project build -out assessed value inflation decreased to 3.0%. (5) Assessed Value inflation rate based on 3.5% per year up to project build -out. After project build -out assessed value inflation decreased to 2.5%. Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 46 TABLE C-5 ANNUAL RECURRING REVENUES -PROPERTY TAXES ALTAIR SPECIFIC PLAN CITY OF TEMECULA Property Tax Levy City Portion 5.64% FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Property Tax - Phase A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $5,098 $10,655 $11,082 $11,525 $11,986 $12,465 $12,964 $13,482 $14,022 $14,583 $28,885 $60,628 $63,053 $65,575 $68,198 $70,926 $73,763 $76,714 $79,782 $82,974 $23,204 $48,472 $49,926 $51,424 $52,967 $54,556 $56,192 $57,878 $59,614 $61,403 II. Property Tax - Phase II A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental so $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $14,257 $45,040 $78,564 $98,211 $102,139 $106,225 $110,474 $114,893 $119,489 $0 $11,661 $36,281 $62,853 $77,998 $80,337 $82,748 $85,230 $87,787 $90,420 III. Property Tax - Phase III A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $0 $0 $375 $1,570 $2,872 $4,289 $4,460 $4,638 $4,824 $5,017 $0 $0 $5,988 $31,377 $59,039 $81,881 $85,157 $88,563 $92,105 $95,790 $0 $0 $5,685 $29,732 $55,694 $77,108 $79,422 $81,804 $84,258 $86,786 IV. Property Tax - Non -Residential A. Retail V. Grand Total Property Tax to City $0 $1,805 $1,850 $1,896 $1,944 $1,992 $2,042 $2,093 $2,146 $2,199 $57,187 $147,479 $219,279 $334,517 $428,909 $485,694 $502,972 $520,877 $539,431 $558,660 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 47 TABLE C-5 ANNUAL RECURRING REVENUES - PROPERTY TAXES ALTAIR SPECIFIC PLAN CITY OF TEMECULA Property Tax Levy City Portion 5.64% FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Property Tax - Phase A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $15,166 $15,773 $16,403 $17,060 $17,742 $18,452 $19,190 $19,957 $20,756 $21,586 $86,293 $89,744 $93,334 $97,067 $100,950 $104,988 $109,188 $113,555 $118,097 $122,821 $63,245 $65,142 $67,096 $69,109 $71,183 $73,318 $75,518 $77,783 $80,117 $82,520 II. Property Tax - Phase II A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental so so so so so so so so so so $124,268 $129,239 $134,409 $139,785 $145,376 $151,191 $157,239 $163,529 $170,070 $176,872 $93,133 $95,927 $98,805 $101,769 $104,822 $107,967 $111,206 $114,542 $117,978 $121,518 III. Property Tax - Phase III A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $5,218 $5,426 $5,643 $5,869 $6,104 $6,348 $6,602 $6,866 $7,141 $7,426 $99,621 $103,606 $107,750 $112,060 $116,543 $121,204 $126,053 $131,095 $136,338 $141,792 $89,390 $92,071 $94,833 $97,678 $100,609 $103,627 $106,736 $109,938 $113,236 $116,633 IV. Property Tax - Non -Residential A. Retail V. Grand Total Property Tax to City $2,254 $2,310 $578,587 $599,239 $2,368 $2,427 $620,643 $642,826 $2,488 $2,550 $665,817 $689,646 $2,614 $2,679 $714,344 $739,944 $2,746 $2,815 $766,479 $793,984 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 48 TABLE C-6 ANNUAL RECURRING REVENUES - PROPERTY TAX IN -LIEU OF VLF ALTAIR SPECIFIC PLAN CITY OF TEMECULA License Fee (1) $0.5636 (per $1,000 in AV Growth) FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Property Tax In -Lieu of VLF - Phase I A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $4,633 $9,682 $10,069 $10,472 $10,891 $11,327 $11,780 $12,251 $12,741 $13,251 $26,246 $55,090 $57,294 $59,586 $61,969 $64,448 $67,026 $69,707 $72,495 $75,395 $21,084 $44,045 $45,366 $46,727 $48,129 $49,572 $51,060 $52,591 $54,169 $55,794 II. Property Tax In -Lieu of VLF - Phase II A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental so $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $12,955 $40,926 $71,388 $89,240 $92,810 $96,522 $100,383 $104,399 $108,575 $0 $10,596 $32,967 $57,112 $70,873 $72,999 $75,189 $77,445 $79,768 $82,161 III. Property Tax In -Lieu of VLF - Phase III A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $0 $0 $340 $1,427 $2,610 $3,897 $4,053 $4,215 $4,383 $4,559 $0 $0 $5,441 $28,511 $53,647 $74,402 $77,378 $80,474 $83,693 $87,040 $0 $0 $5,166 $27,016 $50,607 $70,065 $72,167 $74,332 $76,562 $78,859 IV. Property Tax In -Lieu of VLF - Non -Residential A. Retail V. Total Property Tax In -Lieu of VLF to City (1) Source: California State Controller's Office. $0 $1,640 $1,681 $1,723 $1,766 $1,810 $1,856 $1,902 $1,950 $1,998 $51,963 $134,008 $199,251 $303,962 $389,733 $441,331 $457,031 $473,300 $490,160 $507,632 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix- Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 49 TABLE C-6 ANNUAL RECURRING REVENUES - PROPERTY TAX IN -LIEU OF VLF ALTAIR SPECIFIC PLAN CITY OF TEMECULA License Fee (1) $0.5636 (per $1,000 in AV Growth) 11 12 13 14 15 16 17 18 19 20 FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Property Tax In -Lieu of VLF - Phase I A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $13,781 $14,332 $14,905 $15,501 $16,121 $16,766 $17,437 $18,134 $18,860 $19,614 $78,411 $81,547 $84,809 $88,201 $91,729 $95,399 $99,215 $103,183 $107,310 $111,603 $57,468 $59,192 $60,968 $62,797 $64,681 $66,621 $68,620 $70,679 $72,799 $74,983 II. Property Tax In -Lieu of VLF - Phase II A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental so so so so so so so so so so $112,918 $117,434 $122,132 $127,017 $132,098 $137,382 $142,877 $148,592 $154,536 $160,717 $84,626 $87,165 $89,780 $92,473 $95,248 $98,105 $101,048 $104,080 $107,202 $110,418 III. Property Tax In -Lieu of VLF - Phase III A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $4,741 $4,931 $5,128 $5,333 $5,546 $5,768 $5,999 $6,239 $6,488 $6,748 $90,522 $94,143 $97,908 $101,825 $105,898 $110,134 $114,539 $119,121 $123,885 $128,841 $81,225 $83,662 $86,171 $88,757 $91,419 $94,162 $96,987 $99,896 $102,893 $105,980 IV. Property Tax In -Lieu of VLF - Non -Residential A. Retail V. Total Property Tax In -Lieu of VLF to City (1) Source: California State Controller's Office. $2,048 $2,099 $2,152 $2,206 $2,261 $2,317 $2,375 $2,435 $2,496 $2,558 $525,739 $544,505 $563,953 $584,110 $605,001 $626,654 $649,096 $672,358 $696,469 $721,462 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 50 TABLE C-7 ANNUAL RECURRING REVENUES - PROPERTY TRANSFER TAXES ALTAIR SPECIFIC PLAN CITY OF TEMECULA Transfer Tax (per $500) $0.55 City Share of Transfer Tax 50% Turnover Rate (Residential) 10% Turnover Rate (Retail) 5% FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Property Transfer Tax - Phase I A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental II. Property Transfer Tax - Phase II A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental III. Property Transfer Tax - Phase III A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $452 $945 $983 $1,022 $1,063 $1,105 $1,149 $1,195 $1,243 $1,293 $2,561 $5,376 $5,591 $5,814 $6,047 $6,289 $6,540 $6,802 $7,074 $7,357 $2,057 $4,298 $4,427 $4,560 $4,696 $4,837 $4,982 $5,132 $5,286 $5,444 $o $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,264 $3,994 $6,966 $8,708 $9,057 $9,419 $9,796 $10,187 $10,595 $0 $1,034 $3,217 $5,573 $6,916 $7,123 $7,337 $7,557 $7,784 $8,017 $0 $0 $33 $139 $255 $380 $395 $411 $428 $445 $0 $0 $531 $2,782 $5,235 $7,260 $7,551 $7,853 $8,167 $8,493 $0 $0 $504 $2,636 $4,938 $6,837 $7,042 $7,253 $7,471 $7,695 IV. Property Transfer Tax - Non -Residential A. Retail V. Grand Total Property Transfer Tax to City 50 $80 $82 $84 $86 $88 $91 $93 $95 $97 $5,071 $12,997 $19,361 $29,577 $37,944 $42,977 $44,507 $46,092 $47,735 $49,438 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 51 TABLE C-7 ANNUAL RECURRING REVENUES - PROPERTY TRANS FER TAXES ALTAIR SPECIFIC PLAN CITY OF TEMECULA Transfer Tax (per $500) $0.55 City Share of Transfer Tax 50% Turnover Rate (Residential) 10% Turnover Rate (Retail) 5% FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Property Transfer Tax - Phase I A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental II. Property Transfer Tax - Phase II A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental III. Property Transfer Tax - Phase III A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $1,345 $1,399 $1,454 $1,513 $1,573 $1,636 $1,702 $1,770 $1,840 $1,914 $7,651 $7,957 $8,276 $8,607 $8,951 $9,309 $9,681 $10,069 $10,471 $10,890 $5,608 $5,776 $5,949 $6,128 $6,312 $6,501 $6,696 $6,897 $7,104 $7,317 $o $o $o $o $o $o $o $o $o $o $11,019 $11,459 $11,918 $12,394 $12,890 $13,406 $13,942 $14,500 $15,080 $15,683 $8,258 $8,506 $8,761 $9,024 $9,294 $9,573 $9,860 $10,156 $10,461 $10,775 $463 $481 $500 $520 $541 $563 $585 $609 $633 $658 $8,833 $9,187 $9,554 $9,936 $10,334 $10,747 $11,177 $11,624 $12,089 $12,572 $7,926 $8,164 $8,409 $8,661 $8,921 $9,188 $9,464 $9,748 $10,040 $10,342 IV. Property Transfer Tax - Non -Residential A. Retail V. Grand Total Property Transfer Tax to City $loo $102 $105 $108 $110 $113 $116 $119 $122 $125 $51,202 $53,031 $54,926 $56,891 $58,926 $61,037 $63,224 $65,491 $67,841 $70,276 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 52 64% 74% 89% 92% 92% 92% 100% 100% 100% 100%; TABLE C-8 ANNUAL RECURRING REVENUES - SALES TAX / RESIDENTIAL SPENDING (1) ALTAIR SPECIFIC PLAN CITY OF TEMECULA Residential: Taxable Spending by Residents 33.5% Temecula Spending Capture 80% Non -Residential: Sales Productivity (per SF) $400 Taxable Sales 90% Measure S (Residential and Non -Residential) : Estimate of Measure S - Effective Revenues 1.0% 1 2 3 4 5 6 7 8 9 10 FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 Sales Tax by Residential Spending - Phase! (2) A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $8,787 519,414 $21,512 $22,417 $22,977 523,583 525,180 $25,810 $26,455 $27,116 551,543 5114,377 $126,735 $132,070 $135,371 $138,941 5148,348 $152,057 $155,858 5159,755 $43,047 $95,524 5105,845 $110,300 $113,057 $116,038 $123,895 $126,993 $130,167 $133,422 II. Sales Tax by Residential Spending - Phase II (2) A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $o $o $0 $0 $o $0 $o $o $0 $0 $0 $27,090 $92,075 5162,198 5200,719 $206,012 5219,961 $225,460 5231,096 $236,873 $0 $23,036 $77,354 $135,937 $168,121 $172,554 5184,237 5188,843 5193,564 5198,403 III. Sales Tax by Residential Spending - Phase III (2) A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental IV. Grand Total Residential Spending $0 $0 $743 53,155 $5,734 58,514 $9,090 59,317 $9,550 $9,789 $0 $0 512,300 $65,338 $122,118 5168,164 $179,551 $184,039 5188,640 5193,356 IQ IQ 512,140 $64,489 5120,532 5166,631 5177,913 5182,361 5186,920 5191,593 $103,376 $279,441 5448,703 $695,904 5888,630 $1,000,436 $1,068,174 $1,094,879 $1,122,251 $1,150,307 V. Sales and Use Tax - Non -Residential A. Retail (2) Allocation of Measure 5 Revenues to General Fund (3) (1) Includes Project -generated Measure S revenues. (2) Assumes an escalation factor of 2.5%. (3) Source: City of Temecula, May 2017. $0 $49,742 $55,117 $57,437 $58,873 $60,425 $64,516 $66,129 $67,782 $69,477 Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 53 TABLE C-8 ANNUAL RECURRING REVENUES - SALES TAX / RESIDENTIAL SPENDING (1) ALTAIR SPECIFIC PLAN CITY OF TEMECULA Residential: Taxable Spending by Residents 33.5% Temecula Spending Capture 80% Non -Residential: Sales Productivity (per SF) $400 Taxable Sales 90% Measure S (Residential and Non -Residential) : Estimate of Measure S - Effective Revenues 1.0% 11 12 13 14 15 16 17 18 19 20 FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 Sales Tax by Residential Spending - Phase 1 (21 A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $27,794 $28,489 $29,201 $29,931 $30,680 $31,446 $32,233 $33,038 $33,864 $34,711 $163,749 $167,842 $172,038 $176,339 $180,748 $185,267 $189,898 $194,646 $199,512 $204,500 $136,757 $140,176 $143,680 $147,272 $150,954 $154,728 $158,596 $162,561 $166,625 $170,791 II. Sales Tax by Residential Spending - Phase II (2) A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $242,795 $248,865 $255,087 $261,464 $268,001 $274,701 $281,568 $288,607 $295,822 $303,218 $203,363 $208,447 $213,658 $219,000 $224,475 $230,087 $235,839 $241,735 $247,778 $253,972 III. Sales Tax by Residential Spending - Phase III (2) A. Single -Family For -Sale B. Multi -Family For -Sale C. Multi -Family Rental IV. Grand Total Residential Spending $10,034 $10,284 $10,542 $10,805 $11,075 $11,352 $11,636 $11,927 $12,225 $12,531 $198,190 $203,145 $208,224 $213,429 $218,765 $224,234 $229,840 $235,586 $241,475 $247,512 $196,383 $201,292 $206,325 $211,483 $216,770 $222,189 $227,744 $233,437 5239,273 $245,255 $1,179,065 $1,208,541 $1,238,755 $1,269,724 $1,301,467 $1,334,003 $1,367,353 $1,401,537 $1,436,576 $1,472,490 V. Sales and Use Tax - Non -Residential A. Retail (2) Allocation of Measure 5 Revenues to General Fund (3) (1) Includes Project -generated Measure S revenues. (2) Assumes an escalation factor of 2.5%. (3) Source: City of Temecula, May 2017. $71,214 $72,994 $74,819 $76,690 $78,607 $80,572 $82,586 $84,651 $86,767 $88,936 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 54 TABLE C-9 SPECIAL TAX C REVENUE ALTAIR SPECIFIC PLAN CITY OF TEMECULA rSpecial Tax (Measure C) $74.44 per EDU Single Family $74.44 /Parcel Multi -Family 0.75 EDU per unit Retail 6.0 EDU per acre FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Residential - Developed A. Phase Single -Family Revenue (1) 265 units Multi -Family Revenue 235 units $9,826 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $6,532 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 B. Phase II Single -Family Revenue (1) 332 units Multi -Family Revenue 333 units $0 $4,094 $12,357 $20,620 $24,714 $24,714 $24,714 $24,714 $24,714 $24,714 so $3,126 $9,324 $15,521 $18,591 $18,591 $18,591 $18,591 $18,591 $18,591 C. Phase III Single -Family Revenue (1) 273 units Multi -Family Revenue 312 units D. Total Residential Units 1,750 units $0 $0 $1,712 $8,486 $15,260 $20,322 $20,322 $20,322 $20,322 $20,322 $0 $0 $1,452 $7,258 $13,064 $17,419 $17,419 $17,419 $17,419 $17,419 $16,358 $40,067 $57,691 $84,731 $104,477 $113,893 $113,893 $113,893 $113,893 $113,893 II. Commercial - Developed A. Retail Commercial Revenue III. Total Special Tax C NPV @ 7,000 SF 9.0% $0 $759 $759 $759 $759 $759 $759 $759 $759 $759 $16,358 $40,827 (1) Per City of Temecula, all for -sale property is taxed at the Single -Family per unit rate. $58,450 $85,491 $105,236 $114,652 $114,652 $114,652 $114,652 $114,652 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 55 TABLE C-9 SPECIAL TAX C REVENUE ALTAIR SPECIFIC PLAN CITY OF TEMECULA rSpecial Tax (Measure C) $74.44 per EDU Single Family $74.44 /Parcel Multi -Family 0.75 EDU per unit Retail 6.0 EDU per acre FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Residential - Developed A. Phase 1 Single -Family Revenue (1) 265 units Multi -Family Revenue 235 units $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $19,727 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 $13,120 B. Phase II Single -Family Revenue (1) 332 units Multi -Family Revenue 333 units $24,714 $24,714 $18,591 $18,591 $24,714 $24,714 $18,591 $18,591 $24,714 $24,714 $18,591 $18,591 $24,714 $24,714 $18,591 $18,591 $24,714 $24,714 $18,591 $18,591 C. Phase III Single -Family Revenue (1) 273 units Multi -Family Revenue 312 units D. Total Residential Units 1,750 units $20,322 $20,322 $20,322 $20,322 $20,322 $20,322 $20,322 $20,322 $20,322 $20,322 $17,419 $17,419 $17,419 $17,419 $17,419 $17,419 $17,419 $17,419 $17,419 $17,419 $113,893 $113,893 $113,893 $113,893 $113,893 $113,893 $113,893 $113,893 $113,893 $113,893 II. Commercial - Developed A. Retail Commercial Revenue III. Total Special Tax C NPV @ 7,000 SF 9.0% (1) Per City of Temecula, all for -sale property is taxed at the $759 $759 $759 $759 $759 $759 $759 $759 $759 $759 $114,652 $114,652 $114,652 $114,652 $114,652 $114,652 $114,652 $114,652 $114,652 $114,652 Prepared by: Keyser Marston Associates, Inc. Filename: is/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 56 TABLE C-10 ANNUAL GENERAL FUND REVENUES ALTAIR SPECIFIC PLAN CITY OF TEMECULA FY 2017 Amount Per Resident or Resident Equivalent (1) Service Population 7 8 FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Total Residential Population II. Total Resident Equivalents 550 1,341 1,921 2,812 3,464 3,776 3,776 3,776 3,776 3,776 550 1,365 1,945 2,836 3,487 3,800 3,800 3,800 3,800 3,800 III. Other Annual General Fund Revenues Franchise Fees $28.06 RE $16,214 $41,248 $60,226 $90,019 $113,474 $126,735 $129,903 $133,151 $136,480 $139,892 Gas Tax Fund $18.67 P $10,790 $26,972 $39,590 $59,404 $75,001 $83,813 $85,908 $88,056 $90,257 $92,514 Capital Improvement Program $16.98 RE $9,815 $24,967 $36,455 $54,489 $68,687 $76,714 $78,632 $80,597 $82,612 $84,678 Fines and Foreitures $4.29 RE $2,477 $6,302 $9,202 $13,754 $17,338 $19,364 $19,848 $20,345 $20,853 $21,375 Licenses and Permits $2.41 RE $1,390 $3,537 $5,165 $7,719 $9,731 $10,868 $11,140 $11,418 $11,704 $11,996 Law Enforcement Fund $1.71 RE $987 $2,512 $3,667 $5,482 $6,910 $7,717 $7,910 $8,108 $8,311 $8,519 Vehicle License Fees $0.44 P $255 $638 $936 $1,404 $1,773 $1,981 $2,031 $2,081 $2,133 $2,187 Miscellaneous Revenue $0.33 RE $190 $484 $707 $1,056 $1,331 $1,487 $1,524 $1,562 $1,601 $1,641 Intern Fellow Fund $0.07 RE $41 $104 $151 $226 $285 $319 $327 $335 $343 $352 IV. Total Other Revenues $42,160 $106,763 $156,099 $233,554 $294,530 $328,998 $337,223 $345,653 $354,295 $363,152 Legend: RE - Resident Equivalent P - Population (1) Assumes escalation factor of 2.5%. Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix-Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 57 TABLE C-10 ANNUAL GENERAL FUND REVENUES ALTAIR SPECIFIC PLAN CITY OF TEMECULA FY 2017 Amount Per Resident or Resident Equivalent (1) Service Population 13 14 15 16 17 18 19 20 FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Total Residential Population II. Total Resident Equivalents 3,776 3,776 3,800 3,800 3,776 3,776 3,800 3,800 3,776 3,776 3,800 3,800 3,776 3,776 3,800 3,800 3,776 3,776 3,800 3,800 III. Other Annual General Fund Revenues Franchise Fees $28.06 RE $143,389 $146,974 $150,648 $154,414 $158,275 $162,232 $166,287 $170,445 $174,706 $179,073 Gas Tax Fund $18.67 P $94,826 597,197 $99,627 $102,118 $104,671 5107,287 5109,970 $112,719 $115,537 $118,425 Capital Improvement Program $16.98 RE $86,794 $88,964 $91,188 593,468 595,805 $98,200 5100,655 5103,171 5105,751 $108,394 Fines and Foreitures $4.29 RE $21,909 $22,457 $23,018 $23,593 $24,183 $24,788 $25,408 $26,043 526,694 527,361 Licenses and Permits $2.41 RE $12,296 $12,604 $12,919 $13,242 $13,573 $13,912 $14,260 $14,616 $14,982 $15,356 Law Enforcement Fund $1.71 RE $8,732 58,950 $9,174 $9,403 59,638 $9,879 $10,126 $10,379 $10,639 $10,904 Vehicle License Fees $0.44 P 52,241 $2,297 $2,355 $2,414 $2,474 $2,536 $2,599 $2,664 $2,731 $2,799 Miscellaneous Revenue 50.33 RE 51,682 $1,724 $1,767 51,812 $1,857 $1,903 $1,951 52,000 $2,050 $2,101 Intern Fellow Fund 50.07 RE 5360 $369 $379 $388 $398 5408 $418 $428 $439 5450 IV. Total Other Revenues $372,231 5381,537 5391,075 $400,852 5410,873 5421,145 5431,674 $442,465 $453,527 $464,865 (1) Assumes escalation factor of 2.5%. Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix - Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 58 TABLE C-11 ANNUAL GENERAL FUND EXPENDITURES ALTAIR SPECIFIC PLAN CITY OF TEMECULA FY 2017 Amount Per "Marginal Resident Annual Cost" or Resident Escalation Impact Service Equivalent Rate (1) Adjustment Population 1 2 3 4 5 6 7 8 9 10 FY 2019 FY 2020 FY 2021 FY 2022 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 FY 2028 I. Total Residential Population II. Total Resident Equivalents III. Annual General Fund Expenditures Police $300.00 6.0% (2) 5% P Recreation Funding $55.84 3.0% 20% P Asset Management Fund 554.04 2.0% 0% P Public Works - Land Development, Public Works, etc. $49.68 3.0% 10% RE Fire $40.25 5.0% (3) 5% RE Public Works - Parks & Maintenance $32.30 3.0% 10% P City Manager $26.09 2.0% 40% RE Community Development 519.69 3.0% 20% RE Finance 518.28 2.0% 30% RE Retiree Medical Contribution 512.18 4.0% 0% RE City Clerk $9.52 2.0% 30% RE City Attorney $5.77 2.0% 40% RE Animal Control 53.63 2.0% 10% RE City Council 53.55 2.0% 40% RE Community Support 50.70 2.0% 20% RE PERS Replacement Benefit 50.63 2.0% 0% RE Property Tax Administration 50.61 2.0% 30% RE 550 1,341 1,921 2,812 3,464 3,776 3,776 3,776 3,776 3,776 550 1,365 1,945 2,836 3,487 3,800 3,800 3,800 3,800 3,800 5176,140 $455,324 5691,151 51,072,481 51,373,877 51,557,764 51,620,074 51,684,877 51,752,272 51,822,363 $26,070 $65,484 $96,587 5145,635 5184,769 5207,485 5213,709 5220,121 $226,724 $233,526 $30,927 576,930 5112,367 5167,784 5210,802 5234,421 5239,109 5243,891 $248,769 $253,745 526,092 $66,699 597,863 5146,988 5186,191 $208,964 5215,232 5221,689 $228,340 5235,190 523,190 $60,431 $90,388 5138,397 5175,309 5196,751 $202,653 $208,733 5214,995 5221,445 516,963 $42,609 $62,848 $94,763 5120,226 5135,007 5139,058 5143,229 5147,526 5151,952 $8,958 $22,678 $32,951 549,011 $61,480 $68,330 $69,697 571,091 572,513 $73,963 59,194 523,504 $34,485 551,796 $65,611 $73,636 $75,845 578,120 $80,464 582,878 57,321 518,534 $26,930 540,055 $50,246 $55,844 556,961 558,100 $59,262 $60,447 $7,246 518,702 $27,707 542,019 553,743 $60,902 $63,338 $65,872 $68,506 571,247 53,815 $9,656 514,031 $20,869 526,179 529,095 529,677 530,271 $30,876 531,494 51,981 55,014 $7,285 510,836 513,593 515,107 515,409 515,717 516,032 516,352 51,869 54,731 $6,874 510,225 512,826 514,255 514,540 514,831 515,128 515,430 51,219 $3,086 $4,484 $6,669 $8,366 $9,298 $9,484 $9,674 59,867 510,065 5319 $808 51,175 51,747 52,192 $2,436 52,484 52,534 $2,585 $2,637 $363 5920 51,336 51,988 $2,493 52,771 $2,826 $2,883 52,941 $2,999 245 5620 901 1340 1681 51,868 51,905 1943 51,982 2022 IV. Total General Fund Expenditures 5341,912 5875,731 $1,309,363 $2,002,603 $2,549,583 $2,873,933 $2,972,003 $3,073,577 $3,178,782 53,287,754 1 (1) Escalation factors per City of Temecula Finance Department. (2) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 4.0% beginning in FY 2023. (3) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 3.0% beginning in FY 2023. Prepared by: Keyser Marston Associates, Inc. Filename: I:/Appendix-Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt fR RE - Resident Equivalent P- Population Page 59 TABLE C-11 ANNUAL GENERAL FUND EXPENDITURES ALTAIR SPECIFIC PLAN CITY OF TEMECULA FY 2017 Amount Per "Marginal Resident Annual Cost" or Resident Escalation Impact Service Equivalent Rate (1) Adjustment Population 12 13 15 16 17 18 19 20 FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Total Residential Population II. Total Resident Equivalents 3,776 3,776 3,776 3,776 3,776 3,776 3,776 3,776 3,776 3,776 3,800 3,800 3,800 3,800 3,800 3,800 3,800 3,800 3,800 3,800 III. Annual General Fund Expenditures Police $300.00 6.0% (2) 5% P $1,895,258 $1,971,068 $2,049,911 $2,131,907 $2,217,184 $2,305,871 $2,398,106 $2,494,030 $2,593,791 $2,697,543 Recreation Funding $55.84 3.0% 20% P $240,532 $247,748 $255,180 $262,835 $270,720 $278,842 $287,207 $295,824 $304,698 $313,839 Asset Management Fund $54.04 2.0% 0% P $258,820 $263,996 $269,276 5274,661 $280,155 $285,758 $291,473 $297,302 $303,248 $309,313 Public Works - Land Development, Public Works, etc. $49.68 3.0% 10% RE $242,246 $249,513 $256,999 5264,709 $272,650 $280,830 $289,254 $297,932 $306,870 $316,076 Fire $40.25 5.0% (3) 5% RE $228,088 $234,931 $241,979 $249,238 $256,715 $264,417 $272,349 $280,519 $288,935 $297,603 Public Works - Parks & Maintenance $32.30 3.0% 10% P $156,510 $161,206 $166,042 5171,023 $176,154 $181,439 $186,882 $192,488 $198,263 $204,211 City Manager $26.09 2.0% 40% RE $75,442 $76,951 $78,490 $80,060 $81,661 $83,294 $84,960 $86,659 $88,392 590,160 Community Development $19.69 3.0% 20% RE $85,364 $87,925 $90,563 $93,280 $96,078 $98,961 $101,929 $104,987 $108,137 $111,381 Finance $18.28 2.0% 30% RE $61,656 $62,889 $64,147 $65,430 $66,738 $68,073 $69,435 $70,823 $72,240 $73,685 Retiree Medical Contribution $12.18 4.0% 0% RE $74,097 $77,060 $80,143 $83,349 $86,682 $90,150 $93,756 $97,506 $101,406 $105,462 City Clerk $9.52 2.0% 30% RE $32,124 $32,766 $33,421 $34,090 $34,772 $35,467 $36,176 $36,900 $37,638 $38,391 City Attorney $5.77 2.0% 40% RE $16,679 $17,013 $17,353 $17,700 $18,054 $18,415 $18,784 $19,159 $19,542 $19,933 Animal Control $3.63 2.0% 10% RE $15,739 $16,054 $16,375 $16,702 $17,036 $17,377 $17,724 $18,079 $18,441 $18,809 City Council $3.55 2.0% 40% RE $10,266 $10,471 $10,681 $10,894 $11,112 $11,334 511,561 $11,792 $12,028 $12,269 Community Support $0.70 2.0% 20% RE $2,689 $2,743 $2,798 52,854 $2,911 $2,969 $3,029 $3,089 $3,151 $3,214 PERS Replacement Benefit $0.63 2.0% 0% RE $3,059 $3,121 $3,183 $3,247 $3,312 $3,378 $3,445 $3,514 $3,585 $3,656 Property Tax Administration $0.61 2.0% 30% RE 2062 $2,103 2146 $2,188 2232 2277 2322 2369 2416 245 IV. Total General Fund Expenditures $3,400,631 $3,517,558 $3,638,685 $3,764,167 $3,894,167 $4,028,851 $4,168,393 $4,312,974 $4,462,782 54,618,010 1 (1) Escalation factors per City of Temecula Finance Department. (2) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 4.0% beginning in FY 2023. (3) Reflects escalation factor for FY 2017 -FY 2022, escalation is reduced to 3.0% beginning in FY 2023. Prepared by: Keyser Marston Associates, Inc. Filename: I:/Appendix-Altair Specific Plan Area - FIA_10-10-17;10/10/2017;mdt Page 60 TABLE C-12 ANNUAL GENERAL FUND IMPACT ALTAIR SPECIFIC PLAN CITY OF TEMECULA 1 2 3 4 FY 2019 FY 2020 FY 2021 FY 2022 5 6 7 8 9 FY 2023 FY 2024 FY 2025 FY 2026 FY 2027 10 FY 2028 I. Annual General Fund Revenues Sales Tax - Residential Spending (1) Property Tax Property Tax in -lieu of VLF Franchise Fees Special Tax (Measure C) Gas Tax Fund Capital Improvement Program Sales and Use Tax (1) Property Transfer Tax Fines and Forfeitures Licenses and Permits Law Enforcement Fund Miscellaneous Revenue Vehicle License Fees Intern Fellowship Fund II. Total Revenues $103,376 $279,441 $448,703 $695,904 $888,630 $1,000,436 $1,068,174 $1,094,879 $1,122,251 $1,150,307 $57,187 $147,479 $219,279 $334,517 $428,909 5485,694 $502,972 $520,877 $539,431 $558,660 $51,963 $134,008 $199,251 $303,962 $389,733 $441,331 $457,031 $473,300 $490,160 $507,632 $16,214 $41,248 560,226 590,019 $113,474 $126,735 $129,903 $133,151 $136,480 $139,892 $16,358 $40,827 $58,450 $85,491 $105,236 $114,652 $114,652 $114,652 $114,652 $114,652 $10,790 $26,972 $39,590 $59,404 $75,001 $83,813 $85,908 $88,056 $90,257 $92,514 $9,815 $24,967 $36,455 $54,489 $68,687 $76,714 $78,632 $80,597 $82,612 $84,678 $0 $49,742 $55,117 $57,437 $58,873 $60,425 $64,516 $66,129 $67,782 $69,477 $5,071 $12,997 $19,361 $29,577 $37,944 $42,977 $44,507 $46,092 $47,735 $49,438 $2,477 $6,302 $9,202 $13,754 $17,338 $19,364 $19,848 $20,345 $20,853 $21,375 $1,390 $3,537 $5,165 $7,719 $9,731 $10,868 $11,140 $11,418 $11,704 $11,996 $987 $2,512 $3,667 $5,482 $6,910 $7,717 $7,910 58,108 $8,311 $8,519 $190 $484 $707 $1,056 $1,331 $1,487 $1,524 $1,562 $1,601 $1,641 $255 $638 $936 $1,404 $1,773 $1,981 $2,031 $2,081 $2,133 $2,187 41104151 226 $285 319 327 $335 $343 $352 $276,000 5771,000 51,156,000 51,740,000 $2,204,000 $2,475,000 $2,589,000 $2,662,000 $2,736,000 $2,813,000 III. Annual General Fund Expenditures Police Recreation Funding Asset Management Fund Public Works - Land Development, Public Works, etc. Fire Public Works- Parks & Maintenance City Manager Community Development Finance Retiree Medical Contribution City Clerk City Attorney Animal Control City Council Community Support PERS Replacement Benefit Property Tax Administration IV. Total Expenditures $176,140 $455,324 $691,151 $1,072,481 51,373,877 51,557,764 $1,620,074 $1,684,877 $1,752,272 $1,822,363 $26,070 $65,484 $96,587 $145,635 $184,769 $207,485 $213,709 $220,121 $226,724 $233,526 $30,927 $76,930 $112,367 $167,784 $210,802 $234,421 $239,109 $243,891 $248,769 $253,745 $26,092 $66,699 $97,863 $146,988 $186,191 $208,964 $215,232 $221,689 $228,340 $235,190 $23,190 $60,431 590,388 $138,397 $175,309 $196,751 $202,653 $208,733 $214,995 $221,445 $16,963 $42,609 $62,848 $94,763 $120,226 $135,007 $139,058 $143,229 $147,526 $151,952 $8,958 $22,678 $32,951 $49,011 $61,480 $68,330 $69,697 $71,091 $72,513 $73,963 $9,194 $23,504 $34,485 $51,796 $65,611 $73,636 $75,845 $78,120 $80,464 $82,878 $7,321 $18,534 $26,930 $40,055 $50,246 $55,844 $56,961 $58,100 $59,262 $60,447 $7,246 $18,702 $27,707 $42,019 $53,743 $60,902 $63,338 $65,872 $68,506 $71,247 $3,815 $9,656 $14,031 $20,869 $26,179 $29,095 $29,677 $30,271 $30,876 $31,494 $1,981 $5,014 $7,285 $10,836 $13,593 $15,107 $15,409 $15,717 $16,032 $16,352 $1,869 $4,731 $6,874 $10,225 $12,826 $14,255 $14,540 $14,831 $15,128 $15,430 $1,219 $3,086 $4,484 $6,669 $8,366 $9,298 $9,484 $9,674 $9,867 $10,065 $319 $808 $1,175 $1,747 $2,192 $2,436 $2,484 $2,534 $2,585 $2,637 $363 $920 $1,336 $1,988 $2,493 $2,771 $2,826 $2,883 $2,941 $2,999 $245 $620 901 51,340 $1,681 1868 $1,905 $1,943 $1,982 2022 5342,000 5876,000 51,309,000 $2,003,000 $2,550,000 $2,874,000 $2,972,000 $3,074,000 $3,179,000 53,288,000 V. Annual Recurring Surplus/(Deficit) Per Unit Per Year Revenues to Expenditure Ratio (1) Includes Project -generated Measure 5 revenues. Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix- Altair Specific Plan Area FIA10-10-17;10/10/2017;mdt ($66,000) (5105,000) (5153,000) (5263,000) (5346,000) (5399,000) (5383,000) ($412,000) ($443,000) ($475,000) ($265) ($172) ($173) ($202) ($216) ($228) ($219) ($235) ($253) ($271) 0.81 0.88 0.88 0.87 0.86 0.86 0.87 0.87 0.86 0.86 Page 61 TABLE C-12 ANNUAL GENERAL FUND IMPACT ALTAIR SPECIFIC PLAN CITY OF TEMECULA 11 12 13 14 15 16 17 18 19 20 FY 2029 FY 2030 FY 2031 FY 2032 FY 2033 FY 2034 FY 2035 FY 2036 FY 2037 FY 2038 I. Annual General Fund Revenues Sales Tax - Residential Spending (1) Property Tax Property Tax in -lieu of VLF Franchise Fees Special Tax (Measure C) Gas Tax Fund Capital Improvement Program Sales and Use Tax (1) Property Transfer Tax Fines and Forfeitures Licenses and Permits Law Enforcement Fund Miscellaneous Revenue Vehicle License Fees Intern Fellowship Fund II. Total Revenues 51,179,065 51,208,541 51,238,755 51,269,724 51,301,467 51,334,003 $1,367,353 $1,401,537 $1,436,576 51,472,490 $578,587 $599,239 $620,643 $642,826 5665,817 $689,646 5714,344 $739,944 5766,479 $793,984 $525,739 $544,505 $563,953 5584,110 5605,001 $626,654 $649,096 $672,358 $696,469 5721,462 5143,389 5146,974 5150,648 5154,414 5158,275 5162,232 5166,287 5170,445 5174,706 5179,073 5114,652 5114,652 5114,652 5114,652 5114,652 5114,652 5114,652 5114,652 5114,652 5114,652 $94,826 597,197 $99,627 5102,118 5104,671 5107,287 5109,970 5112,719 5115,537 5118,425 $86,794 $88,964 591,188 $93,468 $95,805 $98,200 5100,655 5103,171 5105,751 5108,394 571,214 572,994 574,819 $76,690 578,607 $80,572 $82,586 $84,651 $86,767 $88,936 551,202 $53,031 $54,926 $56,891 $58,926 $61,037 $63,224 $65,491 567,841 $70,276 521,909 $22,457 523,018 $23,593 524,183 $24,788 $25,408 526,043 $26,694 527,361 512,296 512,604 512,919 513,242 513,573 513,912 514,260 514,616 514,982 515,356 $8,732 $8,950 59,174 $9,403 $9,638 $9,879 $10,126 $10,379 $10,639 510,904 $1,682 51,724 51,767 51,812 51,857 51,903 51,951 $2,000 52,050 52,101 52,241 52,297 52,355 52,414 $2,474 $2,536 52,599 $2,664 52,731 $2,799 $360 $369 $379 $388 $398 5408 418 48 439 450 $2,893,000 52,974,000 53,059,000 53,146,000 53,235,000 53,328,000 53,423,000 53,521,000 53,622,000 53,727,000 III. Annual General Fund Expenditures Police Recreation Funding Asset Management Fund Public Works - Land Development, Public Works, etc. Fire Public Works- Parks & Maintenance City Manager Community Development Finance Retiree Medical Contribution City Clerk City Attorney Animal Control City Council Community Support PERS Replacement Benefit Property Tax Administration IV. Total Expenditures 51,895,258 $1,971,068 52,049,911 52,131,907 52,217,184 52,305,871 52,398,106 $2,494,030 $2,593,791 $2,697,543 $240,532 $247,748 5255,180 $262,835 $270,720 $278,842 $287,207 $295,824 $304,698 5313,839 $258,820 $263,996 $269,276 5274,661 $280,155 $285,758 5291,473 $297,302 $303,248 5309,313 $242,246 5249,513 $256,999 $264,709 $272,650 $280,830 $289,254 $297,932 $306,870 5316,076 $228,088 5234,931 5241,979 $249,238 5256,715 5264,417 $272,349 5280,519 $288,935 $297,603 5156,510 5161,206 5166,042 5171,023 5176,154 5181,439 5186,882 5192,488 5198,263 5204,211 $75,442 $76,951 $78,490 $80,060 581,661 $83,294 $84,960 $86,659 $88,392 590,160 $85,364 $87,925 $90,563 $93,280 $96,078 598,961 5101,929 5104,987 5108,137 5111,381 561,656 $62,889 564,147 $65,430 $66,738 $68,073 $69,435 $70,823 $72,240 $73,685 $74,097 $77,060 580,143 583,349 $86,682 590,150 $93,756 $97,506 5101,406 5105,462 532,124 532,766 $33,421 $34,090 $34,772 $35,467 536,176 $36,900 $37,638 $38,391 516,679 517,013 517,353 517,700 518,054 518,415 518,784 519,159 519,542 519,933 515,739 516,054 516,375 516,702 517,036 517,377 517,724 518,079 518,441 518,809 510,266 510,471 510,681 510,894 511,112 511,334 511,561 511,792 512,028 512,269 $2,689 $2,743 $2,798 $2,854 52,911 $2,969 $3,029 $3,089 53,151 53,214 $3,059 53,121 53,183 $3,247 53,312 $3,378 $3,445 53,514 $3,585 $3,656 52,062 52,103 S.L1.16 52,188 2 232 2 277 2 322 52,369 $.2,/.6 $.2,L5 53,401,000 53,518,000 $3,639,000 $3,764,000 53,894,000 54,029,000 $4,168,000 $4,313,000 $4,463,000 $4,618,000 V. Annual Recurring Surplus/(Deficit) Per Unit Per Year Revenues to Expenditure Ratio (1) Includes Project -generated Measure 5 revenues. Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix- Altair Specific Plan Area FIA10-10-17;10/10/2017;mdt (5508,000) (5544,000) ($580,000) (5618,000) (5659,000) (5701,000) (5745,000) ($792,000) (5841,000) (5891,000) (5290) (5311) ($331) ($353) ($377) ($401) ($426) ($453) ($481) ($509) 0.85 0.85 0.84 0.84 0.83 0.83 0.82 0.82 0.81 0.81 Page 62 APPENDIX D ECONOMIC BENEFITS ANALYSIS ALTAIR SPECIFIC PLAN Benefits to Old Town TABLE D-1 ESTIMATE OF SUPPORTABLE RETAIL SPACE DEMAND IN OLD TOWN FROM NEW ALTAIR RESIDENTS ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA I. Annual Spending by Households A. General Merchandise (2) Convenience Goods (3) Eating and Drinking Automotive Outlets Other Retail Stores (4) B. Total Spending Per Capita @ 3,776 population (s) Estimated Annual Gross Spending (1) $20,983,000 $34,972,000 $4,197,000 $6,994,000 $699,000 $67,845,000 $18,000 City Old Town Capture @ 80% Capture Total $16,786,000 $27,978,000 $3,358,000 $5,595,000 $559,000 $54,276,000 $14,000 5.0% $839,000 10.0% $2,798,000 20.0% $672,000 0.0% $0 10.0% $56,000 $4,365,000 $1,000 II. Estimate of Supportable Annual Retail Space Demand in Old Town A. Total Annual Spending B. Estimated Sales per SF per Year C. Supportable Retail Space Demand in Old Town from New Altair Residents (1) Source: Section IV of Table B-6, adjusted by KMA to assume 40% of food and drug stores are taxable. (2) Includes Other Comparison Goods and Home Improvement. (3) Includes both taxable and non-taxable food and drug stores. (4) Includes second-hand merchandise; farm implement dealers; farm and garden supply stores; fuel and ice dealers; and other stores. (5) Source: Section II of Table B-2. $4,365,000 $400 /SF 11,000 SF Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix D - Altair Specific Plan - Econ Benefits_08-09-17;9/11/2017;mdt Page 63 TABLE D-2 THRESHOLD POPULATION FOR NEW RETAIL DEVELOPMENT ALTAIR SPECIFIC PLAN AREA CITY OF TEMECULA I. Unit Mix and Population A. Unit Mix Single Family Multi -Family - For -Sale Multi -Family - Rental Total Unit Mix B. Population Single Family Multi -Family - For -Sale Multi -Family - Rental C. Total Population (2) D. Cumulative Population 3.50 Persons/Unit 2.50 Persons/Unit 2.00 Persons/Unit Old Town Existing Projected - -- Units - -- Units Units 822 Units 1,977 0 Units 900 Units 900 Units 1,800 Units 0 2,138 1,710 3,848 1,977 5,825 II. Number of Grocery Stores Supported by New Residents (3) @ 9,500 Residents/Store 0.21 0.41 (1) Assumes households sizes at: 2.0 persons/unit for multi -family for -sale and 1.5 persons/unit for multi -family rental. (2) Assumes a 5.0% vacancy rate. (3) Source: Locational Criteria for Grocery Stores, Metropolitan Research and Economics. Shearwater Creek 0 Units 0 Units 140 Units 140 Units Altair 40 Units 830 Units 880 Units 1,750 Units Uptown Temecula 0 Units 1,863 Units 1,863 Units 3,726 Units 0 133 0 0 1,971 3,540 (1) 266 1,672 2,655 (1) 266 3,776 6,195 6,091 9,867 16,062 Total 40 Units 3,593 Units 3,783 Units 8,238 Units 133 7,648 6,303 16,062 0.03 0.40 0.65 1.69 Prepared by: Keyser Marston Associates, Inc. Filename: i:/Appendix D - Altair Specific Plan - Econ Benefits_08-09-17;9/11/2017;mdt Page 64 APPENDIX E ESTIMATE OF PERMITS AND FEES ALTAIR SPECIFIC PLAN TABLE E-1 ESTIMATE OF BUILDING PERMIT FEES (1) ALTAIR SPECIFIC PLAN CITY OF TEMECULA Number of Units Unit Size 1,750 Units 1,350 SF IV. Total Building Permit Fees Per Unit $4,271,223 $2,441 (1) Reflects plan check and permit fees for Building and Fire; does not include any Development Impact Fees. (2) Number of buildings for Fire Underground Permit reflects number of lots. Source: City of Temecula, August 10, 2017. Prepared by: Keyser Marston Associates, Inc. Filename i:\Appendix E - Altair Specific Plan - Permits&Fees_08-10-17;9/11/2017;mdt Page 65 Fees per Unit Number of Units Total I. Single -Family Building Permit - Model $2,825.00 3 $8,475 Building Permit - Production $1,150.00 37 $42,550 Fire Sprinkler Fees $658.00 40 $26,320 Total Single -Family Fees $1,664.00 37 $77,345 II. Multi -Family $1,528,966 Buidling Permit - 4 -Unit Building with Garages (Townhomes) $2,598.00 855 $2,221,290 Fire Sprinkler Permit per Building $1,161.00 214 $248,454 Alarm Permit per Building $912.00 214 $195,168 Total Multi -Family Fees $2,664,912 IV. Total Building Permit Fees Per Unit $4,271,223 $2,441 (1) Reflects plan check and permit fees for Building and Fire; does not include any Development Impact Fees. (2) Number of buildings for Fire Underground Permit reflects number of lots. Source: City of Temecula, August 10, 2017. Prepared by: Keyser Marston Associates, Inc. Filename i:\Appendix E - Altair Specific Plan - Permits&Fees_08-10-17;9/11/2017;mdt Page 65 Per Building Number of Buildings Total III. Building Building Permit - 8 -Unit Building with Garages (apartments/rentals) $11,641.00 107 $1,245,587 Fire Sprinkler Permit per Building $1,161.00 107 $124,227 Alarm Permit per Building $912.00 107 $97,584 Fire Underground Permit (2) $1,664.00 37 $61,568 Total Building Fees $1,528,966 IV. Total Building Permit Fees Per Unit $4,271,223 $2,441 (1) Reflects plan check and permit fees for Building and Fire; does not include any Development Impact Fees. (2) Number of buildings for Fire Underground Permit reflects number of lots. Source: City of Temecula, August 10, 2017. Prepared by: Keyser Marston Associates, Inc. Filename i:\Appendix E - Altair Specific Plan - Permits&Fees_08-10-17;9/11/2017;mdt Page 65 TABLE E-2 ESTIMATE OF DEVELOPMENT IMPACT FEES ALTAIR SPECIFIC PLAN CITY OF TEMECULA Source: City of Temecula, August 10, 2017. Prepared by: Keyser Marston Associates, Inc. Filename i:\Appendix E - Altair Specific Plan - Permits&Fees_08-10-17;9/11/2017;mdt Page 66 Fee Per Unit Number of Units Total I. City of Temecula DIF Residential Attached $6,626.17 1,710 $11,330,751 Residential Detached $9,255.12 40 $370,205 Total City of Temecula DIF $11,700,956 II. Quimby Single -Family Residential attached garage - 2.85 density $4,417.50 40 $176,700 Multi -Family Attached (2-4 units per building) - 2.48 density $3,844.00 855 $3,286,620 Multi -Family Attached (5 or more units per building) - 2.43 density $3,766.50 855 $3,220,358 Total Quimby $6,683,678 III. Transportation Uniform Mitigation Fee (TUMF) Residential Attached $6,231.00 1,710 $10,655,010 Residential Detached $8,873.00 40 $354,920 Total TUMF $11,009,930 IV. Multiple Species Habitat Conservation Plan (MSHCP) between 8 and 14 dwelling units per acre $1,300.00 1,750 $2,275,000 V. Kangaroo -Rat Plan Fee (K -Rat) $500 per acre X 186.3 Acres $500.00 186 $93,150 VI. Public Art approximately per each unit $100.00 1,750 $175,000 VII. Total Development Impact Fees $31,937,713 Per Unit $18,250 Source: City of Temecula, August 10, 2017. Prepared by: Keyser Marston Associates, Inc. Filename i:\Appendix E - Altair Specific Plan - Permits&Fees_08-10-17;9/11/2017;mdt Page 66 ATTACHMENT 12 TECHNICAL MEMO ON DEIR COMMENTS AND NATURE CENTER TO BE PROVIDED ATTACHMENT 13 PUBLIC CORRESPONDENCE ATTACHMENT 14 NOTICE OF PUBLIC HEARING CASE NO: APPLICANT: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: PA14-0158, PA14-0159, PA14-0160, AND PA14-0161 Rob Honer, Ambient Communities PROPOSAL: The proposed project, referred to as "Altair," includes four Planning Applications for 1) PA14-0158, General Plan Amendment, 2) PA14-0159, Specific Plan, 3) PA14-0160, Tentative Tract Map, and 4) PA14-0161, Development Agreement for subsequent permits such as grading, infrastructure improvement permitting for on- site and off-site utilities, and resource agency permitting to allow for development of up to 1,750 residential units, limited neighborhood -serving commercial, civic/institutional uses, elementary school, parks, and open space within a 270 -acre area in the southwesterly portion of the City of Temecula, west of Old Town. In addition, the proposed project would construct the Western Bypass that would link Temecula Parkway with Diaz Road, including widening Vincent Moraga Road. The project site is located within the Murrieta Creek and Santa Rosa Plateau Subunits of the Riverside County Multi -Species Habitat Conservation Plan Southwest Area Plan. RECOMMENDATION: Adopt Resolutions recommending City Council adopt a General Plan amendment and Specific Plan, and approve the Tentative Tract Map and Development Agreement. ENVIRONMENTAL: The project has been reviewed in accordance with the California Environmental Quality Act (CEQA). The proposed project will have four significant impacts upon the environment (air quality, greenhouse gas, noise and vibration, and traffic) based upon a completed Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Plan. As a result, a Statement of Overriding Considerations will be required in compliance with CEQA. Staff is recommending that the Planning Commission recommend that the City Council certify the EIR, adopt finding pursuant to CEQA, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the project. CASE PLANNER: Matt Peters, (951) 694-6408 PLACE OF HEARING: 41000 Main St., Temecula, CA 92590, City of Temecula, Council Chambers DATE OF HEARING: November 15, 2017 TIME OF HEARING: 5:00 p.m. -I 1 <,)<<_-/A4---1 i+.��.��■ ULIJLdlEi-'r1211dOLD[T-JZE1-t-1JG 14' A�DtP etiS NESS -Pdy¢ r�� PlJL 4P ATNA..,,, �� nR „co � . '4,7tak,_i A 2 ,mti SG Project Site 4 1,000 2,000 Feet f \ J /.t The complete agenda packet (including any supplemental materials) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.qov and will be available for public review at the respective meeting. Any writing distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — TemeculaCA.gov — and will be available for public review at the meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Questions? Please call the Community Development Department at (951) 694-6400.