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Roripaugh Ranch Specific Plan Amendment 1
O O i I Punning Commission Reeommeodafbn for Approval Date:10.30.02 Cily CouncO Approval Da[e:11.26.02 Final Revisions Completed: 3.25.03 ®~~IP'~iLYt19W u`6PUIIG~W ~ -a ~ _ U ~ ~ ~ , ~ ~ mil! s m ~ :a r G. g cn ~- ,~ u :. _ '~ ~ ~ U ~V ~~a ~ w ~ ~ ~~ v sue,. - m ~~ ~ -~• ; . ~ r. ;c,;; 0. w - G7 J: G CJ 6amu ~ ~ tJ 4•)G <C g _6 sal.'' a~ a~ G ,;._~ ~ •v / ~ •y ~ ~o ~ (- ,- ~, • ... ~ ~ ~'c ' -c U ~u~ l ~~ ~ H 3 '~ R. : ~ .Q. ~ ~ ~ `y%~ U. ~~ ~w '. U ~1G'01~'POS80o'CeP14 RHO. '~ City of Temecula 43200 Business Park. Drive Temecula, CA 92589-9033 tel. 951.694.6400 fax 951.694.1999 Prepared for. Ashby USA, LLC. 470 E. Harrison Street Corona, CA 92879 tel. 951.898.1692 fax 951.898.1693 Prepared by: AA~ttttewr Fagan Consulting Senrices 42011 Avenida Vista Lades Temecula, CA 92591 tel. 951.699.2338 fax 951.694.4474 matthewfaaanCa?adelahia,vet In Association wish: ~, ~~~O~n~D HirschBAssocuteslnc. tttuuu"'n"'uuu(((~ v 7121 E. Winston Rd, Suite A Anaheim. CA 92806 UEC 0 7 2004. anone: ~ta.ns.a3ao i By . The Albert Group 3635 Hayden Ave. Culver City, CA 90232 Phone: 310.837.6863 ~~C~QB'tbeP, 2®~ '~.O Planntng Commission Recommendation focApproval Date: 10.30.02 City Council Approval Date: 11.26.02 Final Revisions Completed: 3.25.03 ,,~O,t r'G®II~~V'((P~~'iII'~~LY'W tQ~~ IllPtr9~0pG ~pi lWp SIf~ IG~~~O~ I~ ILLW0~1 Volume i of 2 City of Temecula 43200 Business Park Drive Temecula, CA 92589-9033 tel. 909.694.6400 fax 909.694.1999 Prepared for: Ashby USA, LLC . 470 E. Harrison Street Corona, CA 92879 tel. 909.898.1692 fax 909.898.1693 Prepared by: ~~ The Keith Companies LJ U v.~ The Keith Companies, Inc. 22690 Cactus Avenue, Suite 300 Moreno Valley, CA 92553 Phone: 909.653.0234 In Association with: Hirsch & Associateslnc. 2221 E. Winston Rd., Suite A Anaheim, CA 92806 Phone: 714.776.4340 The Albert Group 3635 Hayden Ave. Culver City, CA 90232 Phone: 310.837.8863 fViarch, 2003 O NKERH0301W~ N131367.000\DOC\SP COVERCCFINALSP.DOC11 TABLE OF COfVTEi~ITS EXECUTIVE SUMMARY -Volume 1 Page O SUMMARY OF SPECIFIC PLAN CONTENTS ES-1 INTRODUCTION ES-1 PROJECT SITE ES-2 PROJECT DESCRIPTION ES-2 PROJECT OBJECTIVES ES-8 PROJECT CHANGES FROM THE PREVIOUS SPECIFIC PLAN ES-8 1.0 GENERAL PLAN CONSISTENCY -Volume 1 1-1 1.1 GENERAL PLAN CONSISTENCY 1.1.1 Land Use Element 1-1 1.1.2 Circulation Element 1-2 1.1.3 Housing Element 1-3 1.1.4 Open Space and Conservation Element 1_q 1.1.5 Growth ManagemenUPublic Facilities Element 1-5 1.1.6 Public Safety Element 1-6 1.1.7 Noise Element 1-6 1.1.8 Air Quality Element - 1-7 1.1.9 Community Design Element 1-7 1.1.10 Economic Development Element 1_g O 1.1.11 General Plan Consistency 1_g 1.2 GROWTH MANAGEMENT STRATEGIES AND ACTION PLAN 1-g 1.2.1 Growth Management Strategies 1_g 1.3 IMPLEMENTATION PROGRAM 1.11 1.3.1 Summary of Implementation Program 1-11 2.0 SPECIFIC PLAN COMPONENTS -Volume 1 2-1 2.1 COMPREHENSIVE LAND USE PLAN 2-1 2.1.1 Project Description 2-1 2.1.2 Project Land Uses 2-2 2.1.3 Land Use Projoct Development Standards 2_g 2.2 CIRCULATION MASTER PLAN 2.12 2.2.1 Project Description 2.12 2.2.2 Existing Roadways 2.12 2.2.3 Project Design Features 2.13 2.2.4 Access 2-15 2.2.5 Signalization 2.15 2.2.6 Phasing of Road Improvements 2-16 2.2.7 Alternative Transportation 2-23 2.2.8 Pedestrian/Bicycle Circulation 2-24 2.2.9 Project Development Standards P_24 O Roripauph Ranch Specific Plan i f N 131367 OOp~DOC1SP7000CPINALSP.DOC March, 2003 TABLE OF CONTENTS 2.3 DRAINAGE MASTER PLAN 2-36 O 2.3.1 Project Description 2-36 2.3.2 Facility Description 2-36 2.3.3 Project Development Standards 2-37 2.4 WATER MASTER PLAN 2-40 2.4.1 Project Description 2-40 2.4.2 Facility Description 2-40 2.4.3 Project Development Standards 2-41 2.5. SEWER MASTER PLAN 2-43 2.5.1 Project Description 2_43 2.5.2 Facility Description 2-43 2.5.3 Project Development Standards 2.43 2.6 GRADING MASTER PLAN 2.45 2.6.1 Project Description 2-45 2.6.2 Grading Description 2-45 2.6.3 Project Development Standards 2-45 2.7 PHASING MASTER PLAN 2_qy 2.7.1 Project Description 2.49 2.7.2 Project Development Standards 2_qg 2.8 OPEN SPACE AND RECREATION MASTER PLAN 2.52 2.8.1 Project Description 2.52 2.8.2 Project Development Standards 2-54 O ~ 2.9 LANDSCAPE MASTER PLAN 2-58 2.9.1 Project Description 2-b8 2.9.2 Project Development Standards 2-58 2.9.3 Landscape Plan Development Standards p_58 2.10 WALLS AND FENCES MASTER PLAN 2.61 2.10.1 Project Description 2.61 2.10.2 Walls and Fencing 2.61 2.11 UTILITIES PLAN AND PUBLIC SERVICES 2.87 2.11.1 Police Protection 2.67 2.11.2 Fire Protection 2.67 2.11.3 Schools 2-68 2.11.4 Recreation 2.68 2.11.5 Trails 2.69 2.11.6 Open Space 2-69 2.11.7 Library Services 2,69 2.11.8 Medical Services 2-69 2.11.9 Solid Waste 2.69 2.12 OFFSITE IMPROVEMENTS 2.71 2.12.1 Roads 2.71 2.12.2 Drainage 2.71 2.12.3 Water 2.71 2.12.4 Sewer 2.71 O Plan TABLE OF CONTENTS 3.0 PLANNING AREAS AND DEVELOPMENT STANDARDS -Volume 1 3_i O ~ 3.1 PLANNING AREAS to R 1B g_i 3.1.1 Descriptive Summary 3_i 3.1.2 Land Use and Development Standards 3_i 3.1.3 Planning Standards 3-1 3.2 PLANNING AREA 2 3-5 3.2.1 Descriptive Summary 3-5 3.2.2 Land Use and Development Standards 3-5 3.2.3 Planning Standards 3-5 3.3 PLANNING AREA 3 3-8 3.3.1 Descriptive Summary 3-8 3.3.2 Land Use and Development Standards 3_g 3.3.3 Planning Standards 3-8 3.4 PLANNING AREAS 4A and 46 3-12 3.4.1 Descriptive Summary 3.12 3.4.2 Land Use and Development Standards 3.12 3.4.3 Planning Standards 3-12 3.5 PLANNING AREA 5 3-16 3.5.1 Descriptive Summary 3-16 3.5.2 Land Use and Development Standards 3-16 3.5.3 Planning Standards 3-16 3.6 PLANNING AREA 6 3.19 O 3.6.1 Descriptive Summary 3-19 3.6.2 Land Use and Development Standards 3.19 3.6.3 Planning Standards 3-19 3.7 PLANNING AREAS 7A, 76, 7C and portions of 6 3.22 . 3.7.1 Descriptive Summary 3-22 3.7.2 Land Use and Development Standards 3.22 3.7.3 Planning Standards 3-22 3.8 PLANNING AREAS 8, 9A, 96 and 13 3.8.1 Descriptive Summary 3-25 3.8.2 Land Use and Development Standards 3-25 3.8.3 Planning Standards 3-25 3.9 PLANNING AREAS 25 and 26 3.9.1 Descriptive Summary 3.28 3.9.2 Land Use and Development Standards 3-28 3.9.3 Planning Standards g_28 3.10 PLANNING AREA 10 3-31 3.10.1 Descriptive Summary 3-31 3.10.2 Land Use and Development Standards 3-31 3.10.3 Planning Standards 3-31 O Roripauph Ranch Specific Plan ~ f 3 N \31367.000\DOC\SPTOCCCFINALSP.DOC March, 2003 TABLE OF COWTENTS 3.11 PLANNING AREA 11 3-34 O 3.11.1 Descriptive Summary 3_~ 3.11.2 Land Use and Development Standards 3.34 3.11.3 Planning Standards 3_~ 3.12 PLANNING AREA 12 3-37 3.12.1 Descriptive Summary 3-37 3.12.2 Land Use and Development Standards 3-37 3.12.3 Planning Standards 3-37 3.13 PLANNING AREA 14 3-40 3.13.1 Descriptive Summary 3-40 3.13.2 Land Use and Development Standards 3-40 3.13.3 Planning Standards 3-40 3.14 PLANNING AREA 15 3_~ 3.14.1 Descriptive Summary 3_~ 3.14.2 Land Use and Development Standards g_q4 3.14.3 Planning Standards 3_~ 3.15 PLANNING AREA 16 3.15.1 Descriptive Summary 3-47 3-47 3.15.2 Land-Use and Development Standards 3-47 3.15.3 Planning Standards 3-47 3.16 PLANNING AREA 17 3-50 3.16.1 Descriptive Summary 3-50 O 3.16.2 Land Use and Development Standards 3-50 3.16.3 Planning Standards 3-50 3.17 PLANNING AREA 18 3_~ 3.17.1 Descriptive Summary 3-53 3.17.2 Land Use and Development Standards 3-53 3.17.3 Planning Standards 3-53 3.18 PLANNING AREA 19 3-56 3.18.1 Descriptive Summary 3-56 3.18.2 Land Use and Development Standards 3-56 3.18.3 Planning Standards 3-56 3.19 PLANNING AREA 20 3-60 3.19.1 Descriptive Summary 3-60 3.19.2 Land Use and Development Standards 3-60 3.19.3 Planning Standards 3-60 3.20 PLANNING AREA 21 3_~ 3.20.1 Descriptive Summary 3_~ 3.20.2 Land Use and Development Standards 3.64 3.20.3 Planning Standards 3_~ 3.21 PLANNING AREA 22 3.68 3.21.1 Descriptive Summary 3-68 3.21.2 Land Use and Development Standards 3-68 O 3.21.3 Planning Standards 3-68 Plan TABLE OF COiNTEiVTS 3.22 PLANNING AREA 23 3.22.1 Descriptive Summary O 3.22.2 Land Use and Development Standards 3.22.3 Planning Standards 3.23 PLANNING AREA 24 3.23.1 Descriptive Summary 3.23.2 Land Use and Development Standards 3.23.3 Planning Standards 3.24 PLANNING AREA 27 3.24.1 Descriptive Summary 3.24.2 Land Use and Development Standards 3.24.3 Planning Standard 3.25 PLANNING AREA 28 3.25.1 Descriptive Summary 3.25.2 Land Use and Development Standards 3.25.3 Planning Standard 3.26 PLANNING AREA 29 3.26.1 Descriptive Summary 3.26.2 Land Use and Development Standards 3.26.3 Planning Standard 3.27 PLANNING AREA 30 3.27.1 Descriptive Summary 3.27.2 Land Use and Development Standards 3.27.3 Planning Standard O 3.28 PLANNING AREA 31 3.28.1 Descriptive Summary 3.28.2 Land Use and Development Standards 3.28.3 Planning Standard 3.29 PLANNING AREA 32 3.29.1 Descriptive Summary 3.29.2 Land Use and Development Standards 3.29.3 Planning Standard 3.30 PLANNING AREA 33A AND 338 3.30.1 Descriptive Summary 3.30.2 Land Use and Development Standards 3.30.3 Planning Standard 4.0 DESIGN GUIDELINES -Volume 2 4.1 INTRODUCTION 4.1.1 Landscape Concept 4.2 PARKS, RECREATION AND OPEN SPACE FACILITIES. 4.2.1 Public Parks and Recreational Facilities 4.2.2 Private Parks and Recreational Facilities 4.2.3 Open Space 3-72 3-72 3-72 3-72 3-75 3-75 3-75 3-75 3-78 3-78 3-78 3-78 3-81 3-81 3-81 3-81 3-84 3-84 3-84 3-84 3-87 3-87 3-87 3-87 3-90 3-90 3-90 3-90 3-93 3-93 3-93 3-93 3-96 3-96 3-96 3-96 4-1 4-1 4-1 4-4 4-9 4-i6 O TABLE OF CONTEiVTS 4.3 SCHOOL FACILITIES 4-16 4.3.1 Middle School 4-16 O 4.3.2 Elementary School 4-16 ' 4.4 TRAIL SYSTEM 4-19 4.4.1 Private Trail System q_i g 4.4.2 Public Trail System 4-20 4.5 PROJECT MONUMENTATION AND PRIVATE ENTRIES 4-27 4.5.1 Primary Project Monumentation 4-27 4.5.2 Staff Gated Primary Entries 4-27 4.5.3 Card Key Secondary Entry q_27 4.5.4 Bridge Monumentation 4.28 4.6 STREETSCAPE TREATMENTS 4-43 4.6.1 Butterfield Stage Road Streetscape q_q3 4.6.2 Murrieta Hot Springs Road Streetscape 4-51 4.6.3 Nicolas Road Streetscape 4-57 4.6.4 "North Loop Road" and "South Loop Road" Street Streetscape 4-59 4.6.5 "A" and "B" Street Streetscape 4-62 4.6.6 Interior Private Street 4-66 4.7 FUEL MODIFICATION OF OPEN SPACE 4-69 4.7.1 Guidelines 4-69 4.8 LANDSCAPE MATERIAL GUIDELINES 4-74 4,8.1 Plant Material Palette 4-74 4.8.2 Planting Time 4.79 O 4.8.3 Landscape Installation Requirements l q_7g 4.8.4 Landscape Requirements for Slopes q_79 4.8.5 Climate Constraints 4-80 4.8.6 Agricultural Soils Test Requirements q_gp 4.8.7 Irrigation 4-80 4.8.8 Landscape Maintenance 4.82 4.9 STREET LIGHTING AND STREET SIGNAGE q_82 4.10 ARCHITECTURAL DESIGN GUIDELINES 4-96 4.10.1 Introduction 4-96 4.10.2 Purpose 4-96 4.10.3 Residential Architectural Standards 4-96 4.10.3.1 Design Groups ~ 4-96 4.10.3.2 Submittal and Review Requirements q_g7 4.10.3.3 Architectural Forward and Garage Standards 4-98 4.10.3.4 Streetscene: Design Variation Requirements and Front Yard Landscaping 4-121 4.10.3.5 Building Elevations 4-124 4.10.3.6 Architectural Elements 4-127 4.10.3.7 Residential Roof Form 4-133 4.10.3.8 Accessory Items 3-137 4.10.3.9 Materials and Colors 4-140 O Roripaugh Ranch Specific Plan ~ i 6 N.\31367.000\DOC\SPTOCCCFINALSP.DOC March, 2003 TABLE OF COiVTEiUTS 4.11 SITE DESIGN 4-141 4.11.1 Cluster Courtyard (Planning Areas 12, 14, 15, 23 and 31) 4-141 O 4.11.2 Site Planning Guidelines 4-i41 4.11.3 Building Placement 4-141 4.12 NON-RESIDENTIAL ARCHITECTURAL STANDARDS 4_.154 4.13 NEIGHBORHOOD COMMERCIAL 4-155 4.13.1 Site Design 4-156 4.13.2 Street Scene 4-156 4.13.3 Architectural Design Guidelines 4-156 4.13.4 Parking Design 4-158 4.13.5 StreeUPlaza Furniture and Bus Shelters 4-i59 4.13.6 Pedestrian Pathways 4-159 4.13.7 Walls 4-159 4.13.8 Signage 4159 4.13.9 Lighting 4-159 4.13.10 Service Facilities 4-159 5.0 SPECIFIC PLAN ZONING ORDINANCE -Volume 2 5.1 PURPOSE AND INTENT 5-1 5.2 GENERAL PROVISIONS 5-2 5.3 RESIDENTIAL DEVELOPMENT STANDARDS 5-3 O 5.3.1 Description of Residential Districts 5-4 5.3.2 Use Regulations 5-5 5.3.3 Development Standards 5-7 5.4 NEIGHBORHOOD COMMERCIAL 5_g 5.4.1 Description of Neighborhood Commercial 5_g 5.4.2 Use Regulations 5_g 5.4.3 Development Standards 5-17 5.5 PARKS AND OPEN SPACE 5.18 5.5.1 Description of Parks and Open Space 5-18 5.5.2 Use Regulations 5-18 5.5.3 Development Standards 5-20 5.6 PUBLIC/INSTITUTIONAL DISTRICT (PLANNING AREAS 28 & 29) 5-21 5.6.1 Description of School District & Public/Institutional Districts 5-21 5.6.2 Use Regulations 5.21 5.7 PUBLIC INSTITUTIONAL (PLANNING AREA 32) 5.22 ' 5.7.1 Description of Public Institutional (Fire Station) 5_2p 5.7.2 Use Regulations 5-22 5.8 PARKING REQUIREMENTS 5-23 O 6.0 TIMING AND RESPONSIBILITIY OF IMPROVEMENTS -Volume 2 Roripaugh Ranch Specific Plan ~ i 7 N 131367.0001DOC1SPTOCCCFINALSP.DOC March, 2003 TABLE OF CONTERITS LIST OF FIGURES Figure ES-1 Regional Location Map ES-4 Figure ES-2 Project Vicinity Map ES-5 Figure ES-3 Surrounding Land Use and Proposed Development Map ES-6 Figure ES-4 Aerial Photograph ES-7 Figure 1-1 Existing Zoning 1.13 Figure 1-2 Proposed Zoning 1.14 Figure 1-3 General Plan Land Use Designations 1.15 Figure 1-4 General Plan Circulation Element Amendment 1-16 Figure 2-1 Land Use Plan (2,015 Residential Units) 2_g Figure 2-2 Proposed Land Use Plan 2.10 Figure 2-2A Neighborhood Plan 2-11 Figure 2-3 Conceptual Circulation Master Plan 2.26 Figure 2-4 Typical Street Sections 2-27 Figure 2-4A Typical Street Sections P_28 Figure 2-46 Typical Street Sections 2.29 Figure 2-5 Typical Street Sections 2-30 Figure 2-5A Typical Street Sections 2-31 Figure 2-5A-1 Gated Entry Sections 2.32 Figure 2-5B Proposed Circulation Improvements 2-33 Figure 2-5C PedestrianBicycle Circulation Plan 2-34 Figure 2-5D Proposed Sidewalk Plan 2-35 Figure 2-6 Conceptual Drainage Master Plan 2_S9 Figure 2-7 Conceptual Water Master Plan ~ 2.42 O Figure 2-8 Conceptual Sewer Master Plan 2.44 Figure 2-9 Conceptual Grading Master Plan 2.48 Figure 2-10 Conceptual Phasing Plan 2.51 Figure 2-11 Conceptual Open Space and Recreational Master Plan 2-56 Figure 2-12 Area Wide Open Space Concept Plan 2.57 Figure 2-13 Conceptual Landscape Master Plan 2-60 Figure 2-14 Conceptual Walls and Fences Master Plan 2-63 Figure 2-15 Project Walls.and Privacy Fences 2.64 Figure 2-16 View Fences 2-65 Figure 2-17 Habitat Walls and Fences 2-66 Figure 2-18 Offsite Improvements -Street and Drainage 2.72 Figure 2-19 Offsite Improvements -Sewer and Water 2.73 Figure 3-1 Planning Area 1A & 16 3-4 Figure 3-2 Planning Area 2 3.7 Figure 3-3 Planning Area 3 3-11 Figure 3-4 Planning Area 4A & 4B 3-15 Figure 3-5 Planning Area 5 3_ig Figure 3-6 Planning Area 6 3.21 Figure 3-7A Planning Areas 7A, 7B, 7C, and 8 3-24 Figure 3-78 Planning Areas 8, 9A, 96 and 13 3.27 Figure 3-7C Planning Areas 25 and 26 3-30 Figure 3-8 Planning Area 10 3-33 Figure 3-9 Planning Area 11 3-36 Figure 3-10 Planning Area 12 3-39 Figure 3-11 Planning Area 14 g_43 Figure 3-12 Planning Area 15 3-46 Figure 3-13 Planning Area 16 3-49 O Figure 3-14 Planning Area 17 3-52 Figure 3-15 Planning Area 18 3-55 Roripaugh Ranch Specific Plan i 8 N.\37367.000\DOC\SPTOCCCFINALSP.DOC March, 2003 TABLE OF COINTEiVTS Figure 3-16 Planning Area 19 3-59 Figure 3-17 Planning Area 20 3-63 Figure 3-18 Planning Area 21 3-67 O Figure 3-19 Planning Area 22 3-71 Figure 3-20 Planning Area 23 3.74 Figure 3-21 Planning Area 24 3.77 Figure 3-22 Planning Area 27 3-80 Figure 3-23 Planning Area 28 3-83 Figure 3-24 Planning Area 29 3-86 Figure 3-25 Planning Area 30 3_gg Figure 3-26 Planning Area 31 3.92 Figure 3-27 Planning Area 32 3-95 Figure 3-28 Planning Area 33A and 33B 3_gg Figure 4-1 Landscape Master Plan ("Plateau") 4.2 Figure 4-2 Landscape Master Plan ("Valley') 4-3 Figure 4-3 Community Sports Park Plan 4.7 Figure 4-4 Neighborhood Park q_g Figure 4-5 Mega Center plan ` 4-11 Figure 4-6 Mega Center Clubhouse Elevation 4.12 Figure 4-7 Primary Center 4.13 Figure 4-8 Mega and Primary Center Clubhouse Elevation 4-14 Figure 4-9 Mini Park 4-15 Figure 4-10 Middle School 4-17 Figure 4-11 Elementary School 4.1 g Figure 4-12 Trail System Master Plan ("Plateau") 4-21 Figure 4-13 Trail System Master Plan ("Valley') q_22 Figure 4-14 Pedestrian Bridge q_23 Figure 4-15 Visual Buffer Areas 4-24 Figure 4-15A Enhanced Landscaping and Nature Trail ("Plateau") 4-25 O Figure 4-i6 Multi-Use Trail 4-26 Figure 4-17 Primary Project Monumentation 4-2g Figure 4-i8A Staffed Gated Primary Entry Perspective 4-30 Figure 4-18B Fire StatioNStaffed Gated Primary Entry (PA 21, 22 and 32) 4-31 Figure 4-19 Staffed Gated Primary Entry (Planning Areas 3 and 4A) 4-32 Figure 4-20A Bridge Monumentation Plan 4-33 Figure 4-206 Bridge Monumentation Cross -Section 4-34 Figure 4-20C Auto and Pedestrian Gated Entry 4-35 Figure 4-21 Card Key Gaffed Secondary Entry (Planning Area 1A) 4-36 Figure 4-22A Card Key Gated Secondary Entry (Planning Areas 4A and 46) 4-37 Figure 4-228 Card Key Gated Secondary Entry (Planning Areas 14, 15, and 16) 4-38 Figure 4-22C Card Key Gated Secondary Entry (Planning Areas 33A) 4-39 Figure 4-22D Card Key Gated Secondary Entry (Planning Area 12) 4-40 Figure 4-22E Card Key Gated Secondary Entry (Planning Area 10) 4-41 Figure 4-22F Card Key Gated Secondary Entry (Planning Areas 11 and 12) 4-42 Figure 4-23A Butterfield Stage Road Cross-Section (Planning Area 32) 4-44 Figure 4-23B Butterfield Stage Road Cross-Section (Planning Area 22) 4-45 Figure 4-23C Butterfield Stage Road Cross-Section (Planning Area 27) 4-46 Figure 4-23D Buttertield Siage Road Cross-Section (Planning Area 96 & 13) 4-47 Figure 4-23E Buttertield Stage Road Cross-Section (Planning Area 11 & 13) 4-48 Figure 4-23F Butterfield Stage Road Cross-Section (Planning Area 12 & 13) 4-49 Figure 4-24 Butterfield Stage Road Cross-Section (Planning Area 12 & 14) 4-50 Figure 4-25A Murrieta Hot Springs Road Cross-Section (PA 1A, 2, 3, and 4A) 4-52 Figure 4-256 Murrieta Hot Springs Road Cross-Section (PA 4A, 46 and 8) 4-53 Figure 4-25C Murrieta Hot Springs Road Cross-Section (Planning Area 6 & 9A) 4-54 Figure 4-26A Murrieta Hot Springs Road Cross-Section (Planning Area 10 8 11) 4-55 Figure 4-26B Murrieta Hot Springs Road Cross-Section (Planning Area 9B & 11) 4-56 O Figure 4-27 Nicolas Road -Butterfield Stage Road to West Project Boundary 4-58 (Planning Area 12, 33A, and 33B) Roripaugh Ranch SDecific Plan i 9 N:\31367.000\DOC\SPTOCCCFINALSP.DOC March, 2003 TABLE OF COYUTEidTS Figure 4-28 North or South Loop Road Within Public Areas 4-60 ~ Figure 4-29 North or South Loop Road within Gated Community Areas 4-61 Figure 4-30A "A" Street Cross-Section (Planning Areas 6 & 11) 4-63 O Figure 4-306 "A" Street Cross-Section (Planning Area 11 & 12) 4-64 Figure 4-31 "B" Street Cross-Section (Planning Area 12 & 33A) 4-65 Figure 4-32 Private Interior Street (Option 1) 4-67 Figure 4-33 Private Interior Street (Option 2) 4-68 Figure 4-34A Fuel Modification Zone -Cross-Section q_71 Figure 4-34B Fuel Modification Zone Master Plan ("Plateau") 4-72 Figure 4-34C Fuel Modification Zone Master Plan ("Valley') 4-73 Figure 4-35 Street Lighting q_gq Figure 4-36 Street Signage 4-85 Figure 4-37 Paseo Entry Gate (Card Key Entry) 4-86 Figure 4-38 Paseo Entry Treatments 4.87 Figure 4-39 Cross Section (A) Medium Density Interface q-gg Figure 4-40 Cross Section (B) Medium Density Interface q-gg Figure 4-41 Cross Section (C) Commercial -Medium Density Interface 4-90 Figure 4-42 Cross Section (D) Planning Areas 12 & 14 Residential Interface 4-91 Figure 4-43 Cross Section (E) Upper Ridge Area Interface q-g2 Figure 4-44 Cross Section (F) South Project Boundary Interface 4-93 Figure 4-45 Cross Section (G) Open Space -Plateau. q-gq Figure 4-46 Cross Section (H) Low Residential Density Interface 4-95 Figure 4-47 American Farmhouse 4-99 Figure 4-48 California Ranch 4-100 Figure 4-49 Classical Revival 4-101 Figure 4-50 Colonial 4-102 Figure 4-51 Contemporary Southwest 4-103 Figure 4-52 Craftsman 4-104 Figure 4-53 East Coast Traditional 4-105 Figure 4-54 French Cottage 4-106 O Figure 4-55 Italianate 4-107 Figure 4-56 Mediterranean 4-108 Figure 4-57 Mission 4-109 Figure 4-58 Monterey 4-110 Figure 4-59 Prairie Style 4-111 Figure 4-60 Spanish Revival 4.112 Figure 4-61 Typical Street Scene 4-113 Figure 4-62 Recessed Garage 4-114 Figure 4-63 Deep Recessed Garage 4-115 Figure 4-64 Third Car Side Located 4-116 Figure 4-65 Side Garage Entry 4-117 Figure 4-66 Third Car Tandem 4-118 Figure 4-67 Single Width Driveway 4-119 Figure 4-68 Porte Cochere 4-120 Figure 4-69 This Page Left Intentionally Blank 4-123 Figure 4-70 Varied Roof Shapes -Mix 4-126 Figure 4-71 Covered Entry Porch Sample 4-130 Figure 4-72 Courtyard Entries 4-131 Figure 4-73 Garage Door Detailing 4-132 Figure 4-74 Roof Pitches 4-135 Figure 4-75 Solar Panels 4-136 Figure 4-76 Sample Mail Kiosk 4-138 Figure 4-77 AC Pad Rear Yard 4-139 Figure 4-78 Cluster Scheme 1 Hammerhead 4-142 Figure 4-79 Cluster Scheme Cul-De-Sac 4-143 Figure 4-80 Site Scheme Through Street 4-144 Figure 4-81 Cluster -Alley Access Scheme 4-145 O Figure 4-82 Cluster- Rear Loaded Garages 4-146 Figure 4-83 Tandem Garage -Side Porte Cochere 4-147 Roripaugh Ranch Specific Plan ~ I 10 N.\31367.000\DOC\SPTOCCCFINALSP.DOC March, 2003 TABLE OF CONTENTS Figure 4-84 Rear Load Garage -Detached Homes 4-148 Figure 4-85 Smaller Lot Hardscape 4-149 Figure 4-86 LM, Mi, M2 Hardscape 4-150 O Figure 4-87 This Page Left Intentionally Blank 4-151 Figure 4-88 LM, Mi, M2 (Hardscape Concept) 4-152 Figure 4-89 LM, M1, M2 (Hardscape Concept) ~ q_153 Figure 4-90 Neighborhood Commercial 4-161 LIST OF TABLES Table ES-1 Proposed Land Uses ES 3 Table 1-1 Procedural Approval Authority 1.20 Table 2-1 Residential Land Uses by Land Use Designation 2-2 Table 2-2 Proposed Land Uses by Planning Areas 2.5 Table 2-3 Project Fair Share Contributions 2_2P Table 5-1 Schedule of Permitted Uses -Residential Districts 5-5 Table 5-2 Development Standards -Residential Districts 5-7 Table 5-3 Schedule of Permitted Uses -Neighborhood Commercial PA-11 5-9 Table 5-4 Development Standards -Neighborhood Commercial PA-11 5-17 Table 5-5 Schedule of Permitted Uses -Parks and Recreational Uses 5-18 Table 5-6 Development Standards -Parks and Open Space Standards 5-20 O O Ronpaugh Ranch Specific Plan ~ i f ~ N.\31367.000\DOC\SPTOCCCFINALSP.DOC March, 2003 EXECUTIVE SUMi1~ARY SUMMARY OF SPECIFIC PtJW CONTENTS O The Roripaugh Ranch Specific Plan document is divided into five sections and are summarized as follows: Section 1 -General Plan Consistencv-Volume 1 This section discusses the project's consistency with the goals and policies of the City of Temecula General Plan. This section also discusses the project's consistency with the goals and policies of the Subregional Comprehensive Plan of the Western Riverside Council of Governments (WRCOG) and the Regional Comprehensive Plan (RCP). Section 2 -Specific Plan Components -Volume 1 Section 2 identities the specific plan components and establishes the criteria for land use, circulation, drainage, public facilities, grading, landscaping, open space and recreation, phasing, walls and fences, offsite improvements, design and development standards. Section 3 -Planning Areas and Development Standards -Volume 1 This section outlines the descriptive summary, land use, circulation, landscape, walls and fences, and planning standards for each planning area within the specific plan. Section 4 -Design Guidelines -Volume 2 This section includes the design standards which will serve as criteria for use by planners, architects, landscape architects, engineers, builders and future property owners. They will provide a viable framework and clear direction during the development process without limiting innovative design. O Section 5 -Specific Plan Zoning Ordinance -Volume 2 Section 5 provides the zoning districts which are intended to be consistent with the land use designations that are described in the specific plan. The zoning districts are established to implement the goals and objectives of the specific plan. Section 6 -Timing and Responsibility of Improvements -Volume 2 Section 6 provides a table identifying the timing and responsibility of improvements within the Roripaugh Ranch project. Section 7 -City of Temecula Conditions Summary and Errata Sheet -Volume 2 This section provides the City Council Conditions, the Planning Commission Summary and Planning staff Errata sheet for reference. INTRODUCTION The Roripaugh Ranch Specific Plan project is located in Western Riverside County at the northeast corner of the City of Temecula. The City of Murrieta is located two to three miles west of the project site. Temecula is approximately 60 miles north of San Diego and 30 miles south of Riverside. Within the City of Temecula, Roripaugh Ranch is approximately two miles east of the convergence of the I-215 and I-15 freeways at Murrieta Hot Springs Road, as depicted in Figure ES-1, Regional Location Map, and Figure ES-2, Area Wide Project Vicinity Map. O _Roripaugh Ranch Specific Plan ES-i N.\37367.000\DOC\SPSECTESCCFINALSP.DOC March, 2003 EXECUTIVE SUMMf4RY The proposed Roripaugh Ranch community is comprised of 2,015 single family dwelling units on O ' approximately 804.7 acres with a gross density of 2.5 units/acre and a net residential density of 4.9 units/acre. Additional uses include 15.4 acres of neighborhood commercial, 32.0 acres for two school sites (elementary and middle school), 24.8 acres for two public park sites, 9.1 acres for two private recreation centers and a private mini-park, a 1.5 acre fire station site, 39.1 acres for flood control purposes, 202.7 acres of open space and 21,2 acres of landscape slope. PROJECT SITE The City of Temecula is located in the Temecula Valley along the I-15 and I-215 freeways near the southern portion of Riverside County, just north of San Diego County. The San Jacinto Mountains are visible to the northeast and east, while the mountains of the Cleveland National Forest are visible to the west. The area surrounding the project site consists of rolling hills and valleys that have been actively farmed since the early 1,900's. The City's Land Use Element (LUE) identifies the entire project site as having a Specific Plan Area Overlay, and is listed as Roripaugh 800, Future Specific Plan Area (femecula 1993). Roripaugh Ranch is presently within two governmental jurisdictions. Approximately 170.7 acres (21%) of the property is within the City of Temecula and will be referred io as the "Plateau Neighborhood Area". The remaining 634 acres (79%) are presently within unincorporated Riverside County; this area is commonly called the "640" area and will be referred to as the "Valley Neighborhood^ which is divided into two sections, a "northern" portion along Santa Gertrudis Creek, and a "southem" portion along Long Valley Wash. Abutting the northem and eastern boundaries of the unincorporated portion of Roripaugh Ranch is the Johnson Ranch property, while the Rancho Bella Vista Specific Plan area abuts the project site north of the Plateau area. Existing large lot residential development (i.e., haH-acre to 2.5-acre) is located south and west of Roripaugh Ranch. (Figure ES-3). O PROJECT DESCRIPTION This Specific Plan has been prepared to guide the overall development of the project site. In addition to new homes, the project will also provide supporting land uses such as private recreation centers, schools, commercial, public parks, paseos and natural open space. Table ES-1 summarizes the proposed land uses, while Figure 2-1 shows the proposed land use plan. The Specific Plan identifies thirty-three planning areas. The project proposes a maximum of 2,015 dwelling units on a variety of single family lot sizes and types, ranging from 3,000 square feet to one acre in lot size. Roripaugh Ranch will include 108 single- family detached units in the Low Residential density category (1.0 du/ac), 939 single-family detached units in the Low Medium Residential density category (4.8 du/ac), 122 single-family detached units (standard) in the Medium Residential density category (5.7 du/ac) and 846 clustered units (clustered courtyard) in the Medium Residential density category (9.5 du/ac). Two public parks are planned within the project site. This includes a 19.7 acre Community Sports Park (Planning Area 27) and a 5.1 acre Neighborhood Park (Planning Area 6). Both parks are planned to include playing fields, courts, children's play areas and related facilities. One private park and two private recreation centers are proposed within the Roripaugh Ranch project. A .3 acre private Mini-Park (Planning Area iB) is planned which will be a recreation facility only serving the Roripaugh Ranch residents. The largest recreation center is proposed in the Valley Neighborhood (Planning Area 30), and a smaller secondary center will be located in the Plateau Neighborhood (Planning Area 5). The public and private parks and private recreation centers are linked at the Planning Area level by a series of paseos and/or walking paths. O Roripaugh Ranch Specific Plan ES-2 N:131367.000IDOC\SPSECTESCCFINALSP.DOC March, 2003 EXECUTIVE SUNifViAFiY O The project plan also includes a 12.0 acre elementary school site (Planning Area 29), and a 20.0 acre middle school site (Planning Area 28) for the Temecula Valley Unified School District (TVUSD). A 15.4 acre Neighborhood Commercial site is planned in the northeast section of the Plateau Neighborhood (Planning Area 11). The Neighborhood Commercial site is located at the intersection of Murreita Hot Springs Road and Butterfield Stage Road, and is also bordered by "A" Street. A 2.0 acre Fire Station site is planned for the southwestern section of the Valley Neighborhood (Planning Area 32). The Fire Station site is located at the intersection of Calle Chapos and Butterfield Stage Road. Approximately half of the open space proposed in the Roripaugh Ranch Specific Plan is in the Santa Gertrudis Creek and Long Valley Wash channels for flood control purposes. Planning Areas 9A, 9B and 13 are proposed to be compatible with the open space/habitat conservation areas established within the adjacent Johnson Ranch and Rancho Bella Vista Specific Plan areas. The Roripaugh Ranch Specific Plan will set aside 202.7 acres for biological habitat to meet the requirements of AD 161 SHCP and will be recorded for open space uses only. The Long Valley Wash (Planning Areas 25 and 26) functions as a flood control channel. The improved channel will allow for plant growth in the sandy bottom, and armour flex sidewalls. Planning Areas 7B and 7C will be designed as detention basins to allow for drainage from the "Plateau" neighborhood. A 19.5 acre landscape slope area is located in Planning Area 7A in the Plateau. An additional 1.7 acres of landscape slope is located in Planning Area 6. These areas will be maintained by an HOA. Table ES-1 provides the breakdown of land uses within the Roripaugh Ranch Specific Plan. Table 2-2 provides the breakdown by Planning Areas. O O Table ES-1 Proposed Land Uses Land Use/General Plan Acres Percent Density Total Density(units/acre) (du/ac) Units Residential Low 107.6 13.4 1.0 108 Low-Medium 194.8 24.2 4.8 939 Medium (Standard) 21.5 2.7 5.7 122 Medium (Clustered) 88.9 11.0 9.5 846 Sub-Total 412.8 ~ 51.3 4.9 2,015 Non-Residential Commercial (110,000 sq. ft.) 15.4 2.0 Private Recreation Fac. 9.5 1.1 Schools 32.0 4.0 Public Parks 24.8 3.1 Flood Control 39.1 4.9 Habitat 202.7 25.2 Landscape Slope 21.2 2.6 Fire Station Site 2.0 .2 Public Roadways 35.4 4.3 Private Roadways 9.8 1.3 Sub-Total 391.9 48.7 TOTAL 804.7 100.0 2.5 2,015 Roripaugh Ranch Specific Plan ES-3 N.\31367.000\DOC\SPSECTESCCFINALSP.DOC March, 2003 FIGURE ES-1 O 10 91 LAKE ~MATHEWS QLAKE PERRIS 15 ~a O O v ~ CANYON LAKE 1 ~_ _, \' LAKE EOLSINOR J~ O~O i~ ~~ o w/ TEMECULA ~ CITY LIMITS i ~ / ~~ 60 SKINNER (NORTH) PROJECT LOCATION (SOUTH) " car RIVERSIDE COUNTY SAN DIEGO COUNTY ~€ (~ ~~ O X0..0 R z U~ O~ ~~ ~' (~ ~~ ~ -sy .~8 !JL The Keith Ca mpe nieshl /7^ '¶1{~~ y'• ']77 1 (/1~'_ "~ 1"~ ® ~ oo r o sLli ILI~=C`111`V'- Il OOI. ~~CA IA~l~/ ~ ~C~1~11 u 111 O 0 O ® Tie Kmtb Comee niesl LJ ll V~ N o t T o s c n t E o ~~ FIGURE ES-2 s hB } ~~ (B ~x R ~. .,~/ ~~ U~ _~ s O ~ s ~ ~ [ t z ~ - - - -CITY LIMITS 0^'i'C'630WXdtldSp90d81oMGpp'tOttltiN: WM H3ptlYB 1 aB Wd 9COYC 6VOtJlIX :OAWd ~uou~do~ono® posodoa~ ~ os~ pool ~uipunoaan~ M W W C7 LL ~.~ ~~~a p.., r~.,v ,~-. .v ,~ ." r*,,.~ ~~ ~= ~= m 8 ° E ~ a U m Y O L F 2y a O, O • U FIGURE ES-4 ~$ Q~ ~~ O= +~ ~ O~ ~~ ~i -c CAS .~ N Q f ~r "~ The Keith Compa niesl~~ , ~ l N 0 T T O 9 C A L E ~~ l /~•1 /.)~~C_~C~,l l~` ..l 1~CLl~~'.A L -l:~vf EXECUTIVE SUMMARY O PROJECT OBJECTIVES The Specific Plan proposes this project to achieve the following objectives: • Create a unique master-planned residential community with a variety of gated neighborhoods in northeast Temecula; • Provide a variety of quality housing compatible with existing and planned growth; • Consider natural features and resources and incorporate open space into a community system that benefits residents and important native species; • Provide unifying community themes throughout the development; Help provide public improvements including park sites and school sites to serve project residents and the surrounding community; • Provide backbone public infrastructure (i.e. roads, utilities) to serve project residents and the surrounding community, including full improvement of Murrieta Hot Springs Road, Butterfield Stage Road (both onsite and onsite), Nicolas Road, and partial improvements to Calle Chapos and Calle Girasol; • Provide a critical link in the Eastern Bypass Corridor (Butterfield Stage Road and Munieta Hot Springs Road); • Provide a variety of public and private recreational facilities and opportunities with a system of trails, paths, and paseos for pedestrians, bicyclists, and equestrians; O Provide improved flood and fire protection for existing and future residents; • Preserve biological habitat consistent with Assessment District 161 Sub-Regional Habkat Conservation Plan; • Be consistent with established policies and goals of the City's General Plan, or recommend necessary amendments to the General Plan; • Minimize impacts to surrounding uses and residents; • Minimize impacts to existing City services, utilities, and finances; and • Provide neighborhood commercial uses to serve residents and benefit the City's economy and finances. PROJECT CHANGES FROM THE PREVIOUS SPECIFIC PIJW The project that was submitted to Planning Commission on August 15, 2001 included 1,721 units on 819.7 acres with a gross density of 2.1 units/acre and a net density of 4.06 units/acre. At that time, the project included 1,286 single-family units, 435 muki-family units, 33.7 acres with an estimated 190,000 square feet of commercial uses, 32.6 acres for two school sites (elementary and middle school), 23.6 acres for two onsite parks, a 2.0 acre fire station, and 255.3 acres of open space. O Roripaugh Ranch Specific Plan ES-8 N:\31367.000\DOC\SPSECTESCCFINALSP.DOC March, 2003 O O O O i _~ i .. I O SECTIORI I /INTRODUCTION TO AMENDMENT NO 7 1.1 INTRODUCTION TO AMENDMENT NUMBER ONE 1.1.1 Introduction The Temecula City Council approved the Roripaugh Ranch Specific Plan (SP-i4} on November 26, 2002. -The Specific Plan Document consisted of two (2) volumes and contained then following components: o Section 1 -General Plan Consistency o Section 2 -Specific Plan Components o Section 3 -Planning Areas and Development Standards e Section 4 -Design Guidelines o Section 5 -Specific Plan-Zoning Ordinance . Section 6 -Timing and Responsit>ilityof Improvements o Section 7 -City of Temecula Conditions, Summary and Errata Sheet The approved Roripaugh Ranch community is comprised of 2,015 single-family dwelling 'units on .approximately 804.7 acres with a gross density of 2.5 units/acre and a net residential density of 4.9 -units/acre. Additional uses include 15.4 acres of neighborhood commercial, 32:0 acres for two school sites (elementary and middle school, 24.8 acres for two public park sites, 9.1 acres for two private recreation centers and a private mini-park, a 1.5 acre fire station site, 39.1 acres for flood control purposes, 202:7 acres of open space and 21.2 acres of landscape slope. Minor modifications to the Land Use, Design .Guidelines and Develppment Standards for the approved Specific -Plan have necessitated Amendment No. 1 to the: Specific Plan. -This Amendment has been established through the use of this Addendum. Once approved; this Addendum will be incorporated into the Specific Plan document. Reviewers of the Specific Plan document will review the Addendum and its assocated modifications for revised standards and guidelines prior to consultng the associated sections of the prior, approved Specific Plan document. Details of the modifications are contained within-the ensuing Sections of this Addendum. 1.2 .RELATIONSHIP BETWEEN AMENDMENT NUMBER ONE AND SPECIFIC PLAN i 1.21 Overview i As staled in.Section 1 of this Addendum, minor modifications to the Land'Use, Design Guidelines and . Development Standards forthe approved Specific Plan have necessitated Amendment No. 1 to the Speafic Plan. This Amendment has been established through the use of this Addendum. i f The following criteria will apply to the Specific Plan and the Specific Plan Amendment: J . a Reviewers of the Specific Plan document will reviewthe Addendum and its assocated modifcatons J to the Standards and Guidelines prior to consulting the assocated sections of the prior, approved Specific Ptaq document Whenever there are discrepancies between the .information-contained iri the Specific Plan Amendment and the Specific Plan; the information contained within the Specific Plan Amendment shall prevail 1 e -The Director of Planning -shalt provide a written Specific Plan Consistency Determination, in the event that ambiguitystill exists between the Speafic Plan and the Specific Plan Amendment. i O i - Rodpaugh Ranch Specific Pian, Amendment No. 1 ~ - ~ - -~ - - - - .. - DecerritieY 2004 _. '' O I i I O SECTIOitI I INTRODUCTION TO AMENDMENT NO. 1 DESCRIPTNE SUMMARY. Section 1.1 This Section is an Introduction to the Specific Plan and the Specific Plan Amendment.ltincludesthe approval date, the Specific Plan components, a project description of the approved and a brief :introduction to the Specific Plan Amendment. 1.2 This Section contains specific criteria that will apply to the Specific -Plan and the Spedfic Plan Amendment. 1.3 Descriptive Summary. Section II Section II of the Specific Plan Amendment Addendum contains the following modifications: o Table 2-1 (Residential Land Uses by Land Use Designations; o Table 2-2 (Proposed Land Uses by Planning Areas (PA)S e Section 2.10 (Walls and Fences Master Plan) based on changes to Planning Areas 1A, 76, 10, 12 and 27; and A footnote has been added to Table 2-2, which indicates the specific Planning Areas where single- - story elevations will be required, Single-story elevations will be required in Planning Areas in which the minimum Iofsizes are 5,000 square feet and Iarger..These Planning Areas are: 1,0, 16, 17, tt3, 19, 20, 21, 33A & 336: All other Planning Areas will. not contain minimum lot sizes that are conducive for single-story elevations. Section III Section III of the Specific Plan Amendment Addendum contains the modifications to acreage, overall units, density, and minimum lot size, consistent with Table 2-2 (Proposed Land Uses by Planning Areas (PA), for the following Planning Areas: o Planning Area 1A; Planning Area 7B; o Planning Area 10; Planning Area 12; and o Planning Area 27. Section IV Section IV of the SpeaficPlan AmendmentAddendum contains the following modificationsc o To the language and Figures for the Fuel Modification of Open Space, as it relates to Planning Areas 10, 13, 14, 15, 16, 17 and 19 and Figures 4-34A, 4-346-1, 4-346-2, 4-34C-rand 4-34C-2; and o Modifications to the Architectural Design Guidelinestext and Figures forthe architectural stylesthat. will be encouraged in the Specific Plan. O J Section V Section V of the Speafic Plan Amendment Addendum contains the following: o Amended Specific Plan Zoning Ordinance; e Standards have been added the Low Density Estates (L-E) for Planning Area 10; o Allowing. single-family detached units in Planning Areas 12, 14 and 15; o Table 5:1 (Schedule of Permitted Uses -Residential Districts) has been expanded to include the L-E designation; 2 'DecemtieR, 200A~ - GENERAL PLAN CONSISTENCY O; 1.1 GENERAL PLAN CONSISTENCY The project is generally consistent with the goals of the City of Temecula General Plan. The project is primarily residential and will not contribute significant new employment to this "housing rich" area. Otherwise, the project is consistent with the goals and policies of the Subregional Comprehensive Plan of the Western Riverside Council of Governments (WRCOG) and the Regional Comprehensive Plan (RCP) of the Southern Cal'rfomia Association of Governments. The project proposes suburban density uses in a largely rural area and so is not fully consistent with existing uses or rural policies. 1.1.1 Land Use Element Goal 1. "A complete and integrated mix of residential, commercial, industrial, recreational, public and open space land uses." Analysis -The project will provide a spectrum of residential product styles and designs as designated by the General Plan Spec'rfic Plan Overlay. The project creates unified, cohesive neighborhoods, and a neighborhood-level commercial center. In addition to these land uses, Roripaugh Ranch provides neighborhood amenities as well as open space, schools and recreational facilities. The development proposal is sensitive to adjacent existing and proposed land uses. The Specific Plan provides well- defined development standards and design guidelines to guide private sector planning and development for all types of uses with the exception of industrial uses. Goal 2. "A City of diversified development character where rural and historical areas are protected and co-exist with newer urban development " Analysis -The proposed land uses are more intense than the existing agricultural and rural O residential uses that the area currently supports. However, lot sizes vary from smaller lots in the interior of the project to large lots around the perimeter adjacent to existing rural areas. In addition, the proposed habitat resource areas and Santa Gertrudis Creek will help contribute to the continued rural nature of the area by preserving open space between development areas. Goal 3. "A land use pattern that will protect and enhance the residential neighborhoods:' Analysis -Internally, the Specific Plan clearly defines land uses, and establishes development standards, regulations and building criteria for each land use type. These regulations, which include land use intensRies, setback requirements, lighting 'and landscaping standards, and signage regulations all contribute toward the protection of proposed residential neighborhoods in the area as well as some reduction of possible negative impacts to adjacent properties. Rural areas adjacent to the east and south sides of the project will be buffered with one (1) acre lots along the boundary, with .5 acre lots "inside" of the one (1) acre lots. A 175-foot buffer zone with building setbacks- or enhanced landscaping will be constructed to visually screen homes in the Plateau area from homes along the north side of Nicolas Road. These characteristics and the proposed design standards will help enhance the new residential neighborhoods while providing buffers for existing rural neighborhoods. Goa14. "A development pattem that preserves and enhances the environmental resources of the Study Area." Analysis -The project has been designed to conserve the valuable natural resources associated with Santa Gertrudis Creek as well as the sage scrub community found on the project site. Goal 5. "A land use pattem and intensity of development that encourages alternative modes of O transportation, including transit, bicycling, and walking" Roripaugh Ranch Speci(c Plan ~ t ~ N.\31367.000\DOC\SPSECT7CCFINALSP.DOC March, 2003 GENERAL PLAN CONSISTENCY O Analysis -The proposed development plan includes a series of multi-use trails, Class II bicycle lanes, paseos and a pedestrian bridge that help connect the various neighborhoods as well as the support uses such as educational, recreational and commercial facilities proposed within the project site. Goal 6. "A Plan for Old Town Temecula that enhances economic viability, preserves historic structures, addresses parking and public improvement needs, and establishes design standards to enhance and maintain the character and economic viability of Old Town " Analysis -Addresses Old Town Temecula to it is not applicable. Goal 7. "Orderly annexation and development of unincorporated areas within Temecula's Sphere of Influence." Analysis -The project site is proposed to be annexed to the City of Temecula concurrently with the development entitlement process. Being directly adjacent to the city limits, annexation and development of the property is consistent with the orderly progress of growth desired by the City and W RCOG. Goal 8. "A City which is compatible and coordinated with regional land use patterns" Analysis -The project is consistent with the General Plan of the City of Temecula and the County of Riverside, and therefore consistent with applicable regional planning efforts. General Plan Amendment Although the proposed Specific Plan is consistent with the goals and policies of the Land Use Element (LUE), the site plan proposes land uses in different density O categories and locations than are shown in the currently approved LUE map. However, it is consistent with 3.0 units per acre which is the specified density for this property in the General Plan. A General Plan Amendment (GPA) to the Land Use Element will be processed in concert with the Specific Plan to adjust land use category boundaries and establish overall densities on the project. In addition, the General Plan Specific Plan Overlay (Exhibit 2-5), will also be amended as a part of this project to include Planning Areas 33A and 33B. In addition, the General Plan Specific Plan Overlay (Figure 2-5) will also be amended as part of this project to include Planning Areas 33A and 33B. 1.1.2 Circulation Element Goal 1. "Strive to maintain a Level of Service "D" or greater at all intersections within the City during peak hours and Level of Service 'C° or greater during non-peak hours." Analysis -The design criteria and standards for vehicular circulation facilities will maintain acceptable levels of service at most intersections throughout the project site. However, several intersections beyond the project boundary are expelled to exceed this standard, in some circumstances, whether the project is built or not. Goal 2. "Enhance traffic safety on City streets." Analysis -The design standards for streets and circulation facilities established within this Specific Plan are generally consistent with City standards and include safety for those who utilize these facilities as a primary component. Goal 3. "A regional transportation system that accommodates the safe and efficient movement of O people and goods to and from the community". RoriDauph Ranch Specific Plan 1-2 N.131367.000\DOC\SPSECTICCFINALSP.DOC ~ March, 2003 GENERAL PLAN CONSISTENCY O Analysis -The circulation system proposed for the Roripaugh Ranch is consistent with both the County of Riverside and City of Temecula General Plans and implements the applicable circulation components of the circulation elements of both General Plans. Goal 5. "An adequate supply of private and public parking to meet the needs of residents and visRors to the City.° Analysis -The development standards established within the Specific Plan require adequate off- street parking to be provided by builders for all land uses proposed within the project site. Goal 6. "Safe and efficient alternatives to motorized travel throughout the City.° Analysis -The proposed plan includes a network of pedestrian, bicycle and equestrian trails within the project site that provide opportunity to access all land uses within as well as outside the community by way of non-vehicular travel. Goal 7. "A truck circulation system that provides for the safe and efficient transportation of commodities and also minimizes noise, air pollution and traffic impacts to the City." Analysis -The proposed circulation and land use plans for the project allow access for trucks to the commercial center (PA-11) as well as to residential uses in the project. Potential impacts from noise, air quality and traffic associated with, in part by, truck traffic will be mitigated to the greatest extent feasible, as discussed in the EIR. General Plan Amendment Although the proposed Specific Plan is generally consistent with the goals and policies of the Circulation Element (CE), the project proposes several roadway cross- O sections that differ from those in the currently approved CE. A General Plan Amendment (GPA) to the Circulation Element, which will be processed in concert with the Specific Plan will eliminate through access on Calle Contento at the eastern property line of the Roripaugh Ranch project site, and upgrade the designation for Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road. 1.1.3 Housing Element Goal 1. "A diversity of housing opportunities that meet the physical, social and economic needs of existing and future residents of Temecula :' Analysis -The project proposes to provide a variety of single-family detached housing on individual lots ranging in size from 3,000 square feet to 1 acre, with an overall project density of 2.56 dwelling units per acre on 804.7 acres. The net residential density on land designated as residential will approach 4.9 dwelling unRs per acre. The proposed housing mix will provide opportunity and assist in satisfying various segments of the local housing market. Goal 2. "Affordable housing for all economic segments of Temecula:' Analysis -The project will provide a variety of housing types and lot sizes, including higher density clustered units, which will provide housing opportunities for many economic segments in the City. Goa13. "Removal of governmental constraints on the maintenance, improvement and development of housing, where appropriate and legally possible." Analysis -The proposed Specific Plan offers the opportunity for the City of Temecula to assist in the O improvement and development of'housing in this area. Roripaugh Ranch SDecific Plan t3 N.\31367.000\DOC\SPSECT7 CCFINALSP.DOC March, 2003 GENERAL PLAN CONSISTENCY O Goal 4. "Conservation of existing affordable housing stock:' Not applicable. Goa15. "Equal housing opportunity for all residents of Temecula." Anatysis -The project will offer housing to a wide variety of residents of the Ciry of Temecula, ranging from 3,000 square foot lots up to one acre. In addition, the project contains 828 Medium density (clustered) units, some of which may be attached units. This project will therefore provide a wide variety of housing opportunities to City residents. 1.1.4 Open Space and Conservation Element Goal 1. "A high quality parks and recreation system that meets the varying recreational needs of residents." Analysis -The project proposes one neighborhood park and one community park which will contribute to the recreational opportunities available to the residents of the City of Temecula. In addition, the project offers a number of private recreational facilities and amenities to meet the heeds of project residents. Goa12. "Conservation and protection of surface water, groundwater and imported water resources:' Analysis -Over two thirds (69%) of the site will continue to have pervious surtaces which will allow for continued percolation of rainfall on the site. The project will also meet all applicable regional and state regulations regarding water quality. O Goal 3. "Conservation of important biological habitats and protection of plant and animal species of concern, wildlife movement corridors, and general biodiversity." Analysis - By maintaining and conserving the primary watercourses and riparian habdat which exist within the project site, this Specific Plan assists in the conservation of important biological habitats, protects plant and animal species of concern, and maintains wildlife movement corridors. Goal 4. "Conservation of energy resources through the use of available technology and conservation practices." Analysis -All programs and mechanisms available to conserve energy resources will be promoted within this development, including but not limited to solid waste disposal, alternative modes of transportation, or efficient lighting systems. Goal 5. "Conservation of open space areas for a balance. of recreation, scenic enjoyment, and protection of natural resources and features:' Analysis -The Specific Plan conserves the major habitat areas which support sensitive wildlife and plant I'Ife in the area as well as existing watercourses within the project boundaries. The Specific Plan incorporates these features into the overall open space/recreation plan; while protecting the habitats of natural resources found in the area. The proposed open space plan is consistent with the open space plans for the Neighboring Rancho Bella Vista and Johnson Ranch projects. Goal 6. "Preservation of significant historical and cultural resources: ' O Analysis -The site does not contain any identified significant resources. Grading will be monitored to assure that any buried resources are properly identified and mitigated. Roririaugh Ranch Specific Plan ~ t 4 N.131367.000\DOC\.SPSECTICCFINALSP.DOC March, 2003 GENERAL PLAIN CONSISTENCY O Goaf 7. "Protection of prime agricultural land from premature conversion to urbanized uses." Analysis -The property was formally removed from Agriculture Preserve status in 1995, and eventual development and urbanization of the property has been formally planned and considered by the City of Temecula. The land owner has indicated that continued dry farming is no longer economically feasible. Therefore, conversion of this land is not considered premature. Goal 8. "A trail system that serves both recreational and transportation needs" Analysis -The trail system within the community includes opportunity for pedestrian, bicycle and equestrian users to move to and from the property and surrounding properties. Goal 9. "Protection of dark skies from intrusive light sources which may impact the Palomar Observatory." Analysis - AI! proposed outdoor lighting for commercial, residential, and park areas will conform to the Mt. Palomar Observatory Lighting Standards. 1.1.5 Growth Management /Public Facilities Element Goal 1. "Cooperative management of growth among local governments within Riverside County." Analysis -The project proponents have consulted, communicated and discussed relevant issues with local, state and federal agencies having jurisdiction over the development of the properly. Goal 2. "Orderly and efficient pattems of growth within Temecula that enhance the quality of life for O residents." Analysis -The public services, as well as recreational facilities that are proposed will promote orderly and efficient pattems of growth in Temecula and enhance the quality of life for residents. Additionally, the natural open space/habitat conservation areas proposed will enhance the quality of life for residents by conserving land housing sensitive wildlife and plant life. Goa13. "Effective and cost-efficient sheriff, fire and emergency medical services within the City." Analysis -Project proponents will participate in those applicable and equitable programs established to ensure the adequate provision of police, fire and emergency services to the area. Goal 4. "A quality school system that contains adequate facilities and funding to educate the youth of Temecula." Analysis -The Specific Plan identrfies one elementary and one middle school site to be located within the project boundaries. Appropriate agreements and financial arrangements will be pursued wtth the school district for the financing of the school facility construction. Goals. "Public and Quasi-public facilities and services which provide for the social, cultural, civic, religious, and recreational needs of the community." Analysis -Two public park sites are proposed within the project site which will help meet the recreatiohal needs of project residents and also assist in meeting the recreational needs of the larger Temecula community. In addition, a private mini-park and two private recreation centers are proposed within the project site. O Goal 6. "A water and wastewater infrastructure system that supports existing and future development in the Study Area." Roripaugh Ranch Specific Plan ~ 1-5 N:\31367.000\DOC\SPSECTICCFlNALSP.DOC March, 2003 GENERAL PLAN CONSISTENCY O Analysis - As outlined in the Water and Sewer Master Plans, the project proponents will participate in those existing infrastructure improvement programs which will result in the extension and improvement of necessary water and wastewater systems. Goal 7. "An effective, safe and environmentally compatible flood control system" Analysis -The Drainage Master Plan achieves an effective and safe flood control system while being environmentally compatible by monitoring runoff water quality and by maintaining natural water courses wherever possible. Goal 8. "A solid waste management system that provides for the safe and efficient collection, transportation, recovery and disposal of solid wastes: ' Analysis -The project will comply with all required solid waste reduction measures and implement existing collection, transportation, recovery and disposal practices. Goat 9. "Adequate electrical, natural gas, and telecommunication systems to meet the demand of new and existing development " Analysis -All necessary utility services and facilities will be available to project residents. 1.1.6 Public Safety Element Goal 1. "Protection from natural hazards associated with geologic instability, seismic events, and flooding." O Analysis -The Drainage Management Plan incorporates flood control measures necessary to protect the existing and future residents. Construction design, methods and materials will comply with all applicable Building Codes and requirements so as to provide protection from geologic instability, seismic events and other natural disasters. Goal 2. "Protection of the. public and environmental resources from exposure to hazardous materials and waste" Analysis -Collection, transport and disposal of any and all hazardous materials and waste will comply wdh all applicable regulations designed to protect the public and environmental resources. Areas with hazardous materials have already been remediated (i.e. removed) from the site. Goal 3. "A safe and secure community free from the threat of personal injury and loss of property." Analysis -Effective mitigation measures will be implemented in the design and construction phases of the project to ensure a safe and secure community, including the provision of law enforcement. Goal 4. "An effective response of emergency services following a disaster." Analysis -Project proponents will participate in the adequate provision of fire and emergency services for future project residents and the surrounding community. 1.1.7 Noise Element Goal 1. "Land use planning that provides for the separation of significant noise generators from sensitive receptor areas:' O Roripaugh Ranch Specific Plan ~~ N131367.000\DOC\SPSECTICCFINAISP.DOC March, 2003 GENERAL PLAN CONSISTENCY O! Analysis -Land use patterns and regulations will provide adequate protection from sign'rficant noise generators such as commercial centers. The Plateau portion of the site is within the 2-mile planning radius for the French Valley Airport, and the proposed land uses are not consistent with the Master Plan for the airport. Goal 2. "The control of noise between land uses:' Analysis -Performance standards will ensure effective control of noise between adjacent land uses. Goal 3. "Consider noise issues in the planning process." Analysis -Incompatible land uses are regulated within the project so as to minimize conflicts by providing buffers between uses such as residential and commercial. Goal 4. "Minimize noise impacts from transportation noise resources." Analysis -Design features such as screening and setbacks will assist in minimizing noise impacts from transportation noise resources. However, the Plateau portion of the site is within the 2-mile planning radius for the French Valley Airport, and the proposed land uses are not consistent with the Master Plan for the airport. 1.1.8 Air Quality Element Goal 1. "Improvement of air quality through proper land use planning in Temecula." Analysis -Provision of commercial, educational and recreational services and facilities within the O project site will reduce potential air quality impacts by reducing external vehicular trips. Goal 2. "Enhanced mobility to minimize air pollutant emissions." Analysis - A comprehensive non-vehicular trail system is proposed as an alternative means of transportation for-local needs. Goal 3. "Incorporate energy conservation practices and recycling to reduce emissions." Analysis -Applicable energy conservation measures and recycling programs will be incorporated into the project Goa14. "Effective coordination of air quality improvement efforts in the Western Riverside area." Analysis -The project proponent will work with the RTA to provide a shuttle service to project residents and thereby reduce regional air emissions in Westem Riverside County. 1.1.9 Community Design Element Goa11. "Enhancement of the City's image related to its regional and natural setting and its tourist orientation" Analysis -The recreational facilities proposed for the site will mainly serve project residents, although City residents from outside the project will likely use the community park facilities. Goal 2. "Design excellence in site planning, architecture, landscape architecture and signage in new O development and modifications to existing development " Roripauqh Ranch Specific Plan - ~ ~ N.\31367.000\DOC\SPSECTICCFINALSP.DOC. March, 2003 GENERAL PLAN CONSISTENCY O~ Malysis -The Specific Plan contains upscale design guidelines and regulations to produce high quality architecture, landscaping, and signage for the project. Goal 3. "Preservation and enhancement of the positive qualities of individual districts or neighborhoods." Malysis -The open space resources of Santa Gertrudis Creek and Long Valley Wash, as well as the open space areas adjacent to Skunk Hollow and along the south and east boundaries of the site, will be preserved as part of the AD 161 SHCP. The plan will also preserve the rural character of the Nicolas Valley, although traffic volumes along Nicolas Road will increase. Goal 4. "A streetscape system that provides cohesiveness and enhances community image:' Malysis -The streetscape design program for the project site will result in a positive sense of community and place by establishing design features that tie the community together. Goal 5. "Protection of public views of significant natural features." Malysis -The project largely preserves the major natural feature onsife (i.e., Santa Gertrudis Creek) including the natural ridgeline to its north and along the eastern boundary of the site. The project will modify onsite topography including the southern ridge along Santa Gertmdis Creek. The site is not generally visible to the general public, although about 2 dozen residences now have views of the site from the Nicolas Valley, Calle Girasol area, and the Calle Contento area. Goal 6. "Maintenance and enhancement of the Citys public spaces and resources:' O Malysis -The two proposed parks will enhance the existing stock of public spaces and resources within the City of Temecula. Goat 7. "Community gathering areas which provide for the social, civic, cultural and recreational needs of the community." Malysis -The proposed parks and private recreation facilities wilt provide informal public gathering places associated with recreational activities, and may provide more formal gathering places to help meet cultural and civic needs of the community. 7.1.10 Economic Development Element Goal 1. "Development of a strong base of clean manufacturing activities which employs a skilled labor force and can be successfully integrated into Temecula's community character." Not applicable: Goa12. "Divers'rfication of the economic base to include a range of manufacturing, retail and service activities." Not applicable. Goal 3. "Maintain an economic base to provide a sound fiscal foundation for the City as well. as quality community facilities and high service levels: ' Malysis -The development of the project will enhance the quality and quantity of community facildies O available for use by residents of Temecula. Rori u h Ranch S ecific Plan t_a N:\31367.000\DOC\SPSECTICCPoNALSP.DOC March, 2003 GEI~lERAL PLAN CONSISTENCY O Goal 4. "Establishment of a diverse education and training and job placement system which will develop and maintain a high quality work force in Temecula." Not applicable. Goal 5. "Promote the advantages to businesses of locating in Temecula, including cost advantages, amenities, housing, community activities and civic services." Analysis -The project will contribute a wide range of housing opportunities as well as recreational facilities which act as advantages to businesses considering locating in Temecula. Goal 6. "Develop Temecula as a comprehensive, recognizable tourist destination, with a range of attractions throughout and beyond the Sphere of Influence." Not applicable. 1.1.11 General Plan Consistency Based on this analysis, the proposed project is consistent with the goals, policies; and objectives of the City of Temecula General Plan. i2 GROWTH MANAGEMENT STRATEGIES AND ACTION PLAN 1.2.1 Growth Management Strategies and Action Plan On March 21, 2000, the City Council adopted a Growth Management Program Action Plan (GMPAP) to plan for and accommodate future growth in the City. The GMPAP identifies a number of actions to be taken by the City that do not directly affect the proposed Roripaugh Ranch Specific Plan, such as Inter-Agency Coordination (Section 1). The following analysis demonstrates that the proposed project is consistent with applicable GMPAP sections and measures. Inter-Apencv Coordination This section applies to City activities and is not project spec'rfic. Redirect Urban Development to Urban Areas The project is not totally consistent with this directive of the plan, but the property has been designated for suburban density development for many years, and is being developed at a level that is almost 20 percent less dense that is allowed. It will also complete the Eastern Bypass Corridor which will help form an urban development limit for the City. Cluster Densities related to Specific Plans According to the General Plan, the project site is designated for a Specific Plan with an overall density of 3.0 units per gross acre (GP Figure 1-3). The proposed project has a net residential density of 4.26 units per acre, but actually has a gross density of 2.56 units per acre that uses clustering to preserve over 200 acres of biological habitat. Higher density single family residential uses (i.e., 5,000 square foot lots) are proposed in the Plateau area but separated by setbacks and landscaped buffering from the top of the slope and views from Nicolas Valley. Higher density housing is also located in the central portion of the Valley area east of Butterfield Stage Road, while lower density uses are located around the periphery of the site, adjacent to rural uses to the east and south. In these ways, the O proposed project provides appropriate clustering within the Specific Plan, and thus is consistent with this requirement of the GMPAP. Roripaugh Ranch Specific Plan ~ t-g N:~31367.000\DOC\SPSECTICCFINACSP.DOC March, 2003 GENERAL PLAN CONSISTENCY O Evaluate Opportunities for Open Space Approximately a third (263 acres or 33 percent) of the proposed project is reserved for open space, including 202.7 acres for the AD 161 Sub-Regional Habitat Conservation Plan recently approved by Riverside County and the U.S. Fish and Wildlife Service. The project is therefore consistent with this requirement of the GMPAP. Goal B of this section addresses the City's Development Review Process and directs the Planning Commission to "consider approving residential projects ai the bwest albwable density in each density category." It further states the Commission may "consider approving a project above the lowest density if the project provides onsite or community amenities:' The project amenities include: a community park; a neighborhood park; 3 pdvate recreational facilities; trails; open space consistent with the AD 161 SHCP; provision of major onsite and offsite public improvements and region-serving roads (i.e., Murrieta Hot Springs Road and Butterfield Stage Road); flood control facilities; a new fire station; an elementary school site and a middle school site. Preserve Open Space The first recommended goal in this section is to "acquire vital open space and resource areas:' The project as proposed does contain significant open space and habitat resources, which have been incorporated into the recently approved Assessment District 161 Sub-Regional Habitat Conservation Plan. The large permanent open space of the project fulfills this requirement. The second action item is to "condition Specific Plans to preserve a significant amount of open space." The proposed Roripaugh Ranch plan includes 202.7 acres of land for biological habitat mainly for the California gnatcatcher and Quino checkerspot butterfly. The majority of the proposed O open space land is adjacent to the Johnson Ranch open space larids to be included in the Assessment District (AD) 161 Sub-Regional Habitat Conservation Plan (SHCP] recently approved by the County and the U.S. Fish and Wildlife Service. The proposed project therefore meets this requirement of the GMPAP. The third action item is to "maintain large parcel sizes in rural areas. Parcel sizes should increase the greater the distance from urban core areas. Encourage down zoning and parcel merging to maintain large rural lot sizes." The proposed Roripaugh Ranch plan also calls for suburban densities and lot sizes in the Plateau area consistent with development to the west along Murrieta Hot Springs Road and larger lots adjacent to the rural areas to the south and east. In these ways, the proposed project is consistent with this requirement of the GMPAP. The remaining action items address funding mechanisms for preserving open space, such as tax advantages or state bond funds, and conducting a study to identify the amount and cost of open space land remaining in the City. Traffic Circulation System Improvements The GMPAP addresses traffic circulation system improvements, and the first goal is to "ensure that infrastructure is constructed ahead of new development," while the third goal is to "continue to condition new development to ensure that infrastructure is constructed in conjunction with development impacts." The Roripaugh Ranch Specific Plan identifies a variety of improvements needed for overall growth in the project area as well as specific improvements needed to serve the proposed project. The project EIR and traffic study identified the timing and fair share contributions required for specific intersection and roadway improvements. In this way, the proposed project is consistent with this requirement of the GMPAP. Other action items under this goal are for the City O to implement the Capital Improvement Program (CIP) and to work with, other agencies regarding the timing and funding of improvements. Aoripaugh Ranch Specific Plan t_~0 N:\31367.000\DOC\SPSECT7 CCFINALSP.DOC March, 2003 GENERAL PLAN CONSISTENCY O Maximize Existing Transportation Network Efficiency This section mainly addresses City programs and responsibilities regarding public transit that are not directly related to the Roripaugh Ranch project. However, the project will make the following contributions to improve circulation: 1) commercial uses in Planning Area 11 will include 50 designated park and ride spaces; 2) the project will make a 3-year contribution to the RTA for a shuttle program for project residents; and 3) provide other transit-related features deemed appropriate by the City during the design review phase of development. In this way, the project will be consistent with this requirement of the GMPAP. Summary As demonstrated by the previous paragraphs, the proposed Roripaugh Ranch Specific Plan is consistent with the City's Growth Management Strategies and the goals and actions recommended in the City's Growth Management Program Action Plan. Therefore, the project will not have a significant environmental impact relative to the City's Growth Management Program Action Plan. 1.3 IMPLEMENTATION PROGRAM An Implementation Program is hereby established to meet the goals of the project. The program contains a number of legal, procedural and administrative elements. The purpose of this section is to familiarize the City, agencies and decision-makers as well as interested citizens with the applicant's goals and intentions for the project. The requirements and procedures for meeting the implementation program goals will be processed concurrenTly. Upon adoption of the Specific Plan and Environmental Impact Report (EIR), the Implementation Program will summarize the requirements listed in this section for the master developer and builders interested in developing within the O Roripaugh Ranch Specific Plan area. 1.3.1 Summary of Implementation Program According to Government Code 65451 of the California Planning Law, spec'rfic plans shall include a program for implementation including regulations, conditions, programs and additional measures as necessary to carry out the plan. In response to this requirement, the Implementation Program for the Roripaugh Ranch Specific Plan and EIR is comprised of the following: 1. Development Agreement 2. Adoption of the Specific Plan and General Plan Amendment 3. Adoption (by ordinance) and Administration of the Specific Plan 4. EIR and Monitoring Program 5. Annexation 6. Master Tentative Map 7. Individual Tentative Maps 8. Discretionary Approvals 9. Grading and Improvement Plans 10. Financing Mechanisms 11. Ongoing Maintenance Development Agreement A Development Agreement could be entered into between the City of Temecula and the project developer. The agreement would guarantee the developer the land uses and provisions specified in the Specific Plan in exchange for providing the City of Temecula with the benefits and requirements ident~ed in the agreement. O Roripaugh Ranch Specific Plan ~ ~ ~_~ t N:\31367.000IDOC\SPSECT7 CCFINALSP.nOC March, 2003 GENERAL PLAN CONSISTENCY O) 2. Adoption of the Specific Plan and General Plan Amendment The land uses and regulations of the Roripaugh Ranch Specific Ptan shall be compatible with the objectives, policies, general land uses and programs specified in the Citys General Plan (CGC 65860(a)). The Citys General Plan (Chapter 2, Section II.D) indicates it is the Citys desire to "annex many of these proposed developments (Specific Plans) prior to or concurrent with project approvals, in order to exercise control over the use, quality and design of development, and the public facilities and amenities provided" (Temecula 1993). It is anticipated that General Plan Amendments may be necessary for each of the following: a. Amendment to existing City limits to include proposed Annexation area (See Figure 1-1). Roripaugh Ranch is located within two governmental jurisdictions. Approximately 170.7 acres (21 percent) of the property is within the City of Temecula. The remaining 634 acres (79 percent) are located within unincorporated Riverside County. b. General Plan Land Use Map (See Figures 1-1, 1-2, 1-3 and 1-4). In addition, the current LUE map shows various areas of Hillside (RH) and low (L) intensity residential uses on the site, along with open space designations along the two major drainages onsite. The location and intensities of proposed uses generally differ wfth those Identified in the LUE, therefore, a General Plan Amendment (GPA) will be required to make the proposed intensities and boundaries of land uses consistent with the Land Use Element. However, the proposed project is consistent with the goals and density limit of the General Plan for this property. The General plan text allows for 3 units per acre for the proposed project site. O c. Elimination of the Calle Contento connection -The elimination of through access on C alle Contento east of the project site is proposed. This connection is not consistent with the Cit~ls Circulation Element. (See Figure 1-4). Implementation of the proposed land use plan will result in the elimination of through access on Calle Contento east of the project site. While this "disconnection" is desired by local residents to help maintain the area's rural condition, it is not consistent with the Citys Circulation Element. Due to public concern in adjacent communities to the southeast of the project site, the project applicant has agreed not to connect onsite roadways to Calle Contento for through traffic. This is to keep onsite and through traffic from entering these adjacent communities, for the purpose of preserving the rural character of their neighborhoods. The traffic study supports this deletion. d. The cross-section for Butterfield Stage Road is planned to be upgraded from an Arterial Highway (110' RAN) to a Specific Plan Roadway (122' R/W) from Nicolas Road to Murrieta Hot Springs Road as illustrated in Figure 2-4. e. The cross-section for North and South Loop Road will be designated as a Specific Plan Roadway (76') east of Butterfield Stage Road. fi. The cross-section for "A" Street and "B" Street will be designated as a Collector Roadway between Murrieta Hot Springs Road and Nicolas Road. O Roripaugh Ranch Specific Plan ~-12 N:131367.000\DOCISPSECT7 CCFiNALSP.DOC March, 2003 FIGURE 1-i O~ O O 9 CITY LIMITS V L Very Low Residential (0.42.0 dWac) LM Low Medium Residential (L2-14dWac) BP Business Park PF Public Facilities SP Specific Plan (Rodpaugh Ranch panhandle) OS Open Space PROJECT SITE COUNTY SOUTHWEST AREA PLAN DESIGNATION RR Rural Residential (<0.2 du/ac) A Agriculture CH Conservation Habitat SP Specific Plan (Rancho Bella Vista) VL Very Low Density (0.42.0 dWac) L Low Density (2.OS.0 dWac) M Medium Density (5.0-8.0 dWac) BP Business Park CC Community Center OS-R Open Space -Recreation RC Retail Commercial ~P O yy~~ VJj i ,,^~ 3 v_! yr~ •~ ! The Kaith Compenieshl /7~ IT,1rrj~~~p/~I /y+7. ^p~y, ~//y~ ~~ ~ ,//t Iy ~i/~ ® .N O T T O SILII ILCI=CVh L E Y YVl A}JaU}~~~ ) ~IL~I.J~ FIGURE 1-2 ~% O O CITY ° CITY LIMITS V L Very Low Restdenfial (0.42.0 dWac) LM Low Medium Residential (L2-14dulac) PF Public Facilities SP Specific Plan (Roripaugh Ranch Panhandle) OS Open Space PROJECT SITE COUNTY SOUTHWEST ARF1~ PLAN DESIGNATION RR Rural Residential (<0.2 du/ac) A AgriculWre CH Conservation Habitat SP Specific Plan (Rancho Bella Vista) VL Very Low Density (0.4-2.0 dWac) L Low Density (2.0-5.0 dWac) M Medium Density (5.0-8.0 dWac) BP Business Park CC Community Center OS-R Open Space -Recreation RC Retal Commercial PF Public Fadlities ~g .~ i ~ a ~~ s O yS 8 l `~ The KaiM Com pa nieahl j7/~-~ . f ~ ,N oC~ T o 5 c• l E-E ]f~orlp~.ugh ~ ~arlc~i 4.n''naaozduesosoaeN.anm~~x«:rv:omo uauem i ~s wv ~4ere ceornu:c.ona suoi~~u6iso® os~ pu~1 u~ld I~aouo~ posdoad M r W ~, 0 ~~ ~~ ~~, . ~~ ,~ ~~ ~~I Iii _--ih---- - _ - - _ ~ ~ ~ J 0 O ~ ~ \ J J O ,..y d J~~p.z0 1 ~`[.~ V \ J ~ ~ ~~~ w~ ~ r~ 7 J~Z U~ erJ c ~>~w wo .. m ~~WZOY •~ d u~z~OU~ ~ ~w~Foa y O~~O~ ~ ~~z-Uw C7 uZ7opZ~Q 8i WWg-mN o pa ~~_~U= Z 8 33om~?W ~~ W a ~~~azo m Q c 4 n E U c m Y 4 u ~i G F' o '~ 'rO Q T LL L LL I 0 U N C C O U 0 a~ c I 0 U~ a~ O .J c~ 0 ~ ~ U N oo c+~ co ~ ~ O 0 c`u c _E w ~Y'6~1000XaIHd1L0'BOdS1~N000'LOElC1:N :'JMO 213'JNVB 1 :AB WV EE:Bb:6 f007JtZ/f ~PSUMd ~uauapuauab ~uauaal~ uoi~aln~~i~ uald la~aua~ pasodoad ~~ 0 f - - - - ~ - avow • r ~ m U 00~ 0 r I _ _ ~' maw ~ N 0 I •- •- U x . ,~ ti o CD ~¢ -°¢ ~ N ~ N ~ `] ` U) U ~ O ~ ~ U LL ~ W Q~ O ~ ~ rn U cn :: J • ~~ ~ Q~ J ~ Q t`7 N N N N I N-d M n' o ca .-~ ...., ~„ .. ~'}1 i ~'.1,~ ~a_'l ~,,. '°`-r ~.~ ..._~ • ~, *'-.~ • ,,,,,,, /°01 4~/ u~ N Ql O ~ m a E 0 U s S a m o N 0 L ~ O • GENERAL PLAN CONSISTENCY O 3. Adoption (Bv Ordinance) and Administration of Specific Plan (Including Minor Chances) The Roripaugh Ranch 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. Specific f Ian Land use regulations are designed to be implemented in conjunction with the City of Temecula Development Code. In the event regulations and standards are not specified within the Specfic Plan document, the provisions of the January 1996 City of Temecula Development Code and its subsequent amendments shall be used to regulate that spec'rfic element of the development. The City shall enforce the provisions of the Roripaugh Ranch Specific Plan, and City Zoning and Subdivision Codes for all projects located within the Roripaugh Ranch Specific Plan. Minor modifications to the approved Specific Plan which will not affect the general intent of the plan maybe approved by the Planning Director. A partial listing of such modifications include: 1. Changes in the size of Planning Areas not exceeding 20 percent of their gross area and not increasing the overall density of the project. 2. Transfer of dwelling units.between Planning Areas not exceeding 20 percent of the total number of dwellings per Planning Area (See Section 2.1.3 for details) and not increasing the overall density of the project. 3. Changes to the location of pedestrian/bicycle routes as depicted on the Community Design Plan subject to approval of the Temecula Community Services District (TCSD). O 4. Changes in the location of pedestrian pathways and linkages, parking lots, building orientation and lot configuration from the typical examples shown in the Specific Plan. 5. Changes in copy, size, materials and color as long as the proposed signage is compatible with the typical signage described in the Specific Plan. 6. Reductions in required landscaping up to 15 percent and plant materials substitutions. If reduction is in a TCSD area, approval of the Director Community Services will also be required. 7. Changes in monumentation signage, materials and color as long as the proposed changes are compatible with the typical plans in the Specific Plan. 8. Changes in materials and color that are compatible with typical wall and fencing details shown in the Specific Plan. Increases in height not to exceed 10 percent of the maximum allowed by the Specific Plan. 9. Additional architectural styles and detailing that are consistent with those styles as prescribed in the Specific Plan. 10. Reductions from required setbacks not to exceed 15 percent. 11. Phasing that differs from the Conceptual Phasing Plan and the Public Facilities Phasing Plan of the Specrfic Plan as long as.infrastructure and community facilities needs of the community are met. Any changes to the approved Specific Plan Phasing Plan shall require approval from the Planning, Public Works and Fire Department. O Roripaugh Ranch Specific Plan - 7_t7 N:131367.000\DOCISPSECTICCFINALSP.DOC ~ March, 2003 GENERAL PLAN CONSISTENCY O' In accordance with the California Government Code Sections 65454, Specific Plans shall be prepared, adopted and amended in the same manner as General Plans, except that Specific Plans may be adopted by resolution or by ordinance. This plan may be amended as necessary in the same manner it was adopted, by ordinance. An environmental assessment form shall accompany the proposed amendment; however, the EIR certified for the project should be consulted when evaluating environmental affects from a plan amendment. 4. EIR and Monitoring Program An EIR is being prepared for the proposed project according to the requirements of the CEQA. The EIR will address the potential environmental effects of the proposed project, as well as measures to effectively mitigate significant impacts. As the lead agency under CEQA, the City will review the EIR and certify it as adequate before approval of the Specific Plan by the City Council. CEQA also requires the preparation of a Mitigation Monitoring Plan (MMP) to identify specific implementation strategies for each mitigation measure, as required by CEQA. The Roripaugh Ranch Specific Plan EIR contains a MMP (Appendix A), for all of the mitigation measures recommended in the EIR. 5. Annexation An application to annex the 634 acres of land cunently located in the County of Riverside will be filed by the City once the Specific Plan is approved by the City Council and Final Environmental Impact Report is cert'Ified by the City Council. The annexation of the project is not effective until the Specific Plan is approved and the FEIR is adopted. O 6. "Master" Tentative Mao ("A" Map) A Master Tentative Tract Map will be processed concurrently with the Spec'rfic Plan. The Master Tentative Tract Map divides the Roripaugh Ranch Specific Plan into separate lots for each type of land use proposed. These lots will be further subdivided at a later date by individual developers and builders. 7. Individual Tentative Maos ("B" Maps) The City of Temecula Subdivision Ordinance and California Subdivision Map Act shall apply to all development. Phasing of Tentative Tract Maps shall comply with the approved Phasing Plan in the Specific Plan. 8. Discretionary Aoorovals Various land use permits (Development Plan, Conditional Use Permits, Sign Programs, and Variances), will be submitted to the City for review and approval. These discretionary approvals will allow for land use permts within the Specific Plan. All applications shall comply with the approved Specific Plan. In the event the Specific Plan is silent on an issue or conflicts with codes, the code shall prevail. O 9. Grading and Improvement Plans Each mass grading plan shall be consistent with the EIR conceptual grading plan. Approval of a mass grading plan will allow the developer to begin grading the site for development of the individual tentative maps. The mass grading plan shall be closely tied to the phasing plan (Figure 2-10), in an attempt to balance earthwork across the entire site. A National Pollution Discharge Elimination System (NPDES) approval contingent on the developer obtaining a Notice of Intent and preparation of a Storm Water Pollution Prevention Plan will, be required prior to approval of grading plans. Improvement plans such as street, water, sewer and drainage plans will need to be submitted to the City of Temecula and all affected agencies for review and approval prior to recordation of final maps. Roripaugh Ranch SpecificPlan 1-18 N:\37367.000\DOC\SPSECTI CCFINALSP.DOC March, 2003 GENERAL PLAN CONSISTENCY O, 10. Financing Mechanisms The major infrastructure and facilities within the Roripaugh Ranch Specific Plan and offsite areas will be financed through appropriate funding mechanisms acceptable to the City of Temecula. However, the developer shall ultimately be responsible for all fair share costs associated with implementing the project including but not limited to the cost to provide infrastructure and to comply with all mitigation measures, Conditions of Approval, and other requirements of the project. Different financing strategies may be utilized to fund other public facility improvements specified by the Specific Plan. The scope of financing options will vary depending upon the entity responsible for the facility including Private and/or Developer Financing or Construction; Community Facilities District(s); the application of funds from City, County, State and other agency programs; Development Impact Fees, General Fund Revenue, Gas Taxes Redevelopment Funds, Federal State and Local Grant Funding, and Infrastructure Financing Districts and/or other financing mechanism accepted by the City. The City, developer and builders will cooperate to ensure that the public facilities are built in accordance with all requirements as established in the Specific Plan. A Development Agreement, or other similar documents, together with the conditions of approval, may be used to facilitate this process. 11. Ongoing Maintenance Public Maintenance The TCSD will maintain all parkways on public roadways with aright-of-way width of 66 feet or greater adjacent to single family residential and not within the gated areas. O The School District will maintain the 2 school sites. However, the Master HOA will maintain the landscaped school froritage on "North Loop Road". Master Homeowners Association Maintenance The Master HOA will maintain the three staffed gates, the Mega Recreation Center and Primary Recreation Center, the project fuel modification areas, the paseo and trail systems, major areas of manufacture slope, and landscaping in front of the school sites. The flood control channels will be maintained by the Riverside County Flood Control and Water Conservation District under contract with the HOA. Planning Area Home Owners Associations (HOA) Maintenance Sub HOA's will provide for private street and card key gate maintenance, and front yard maintenance on lots less than 5,000 sq. ft. Commercial Area Prooertv Owners Association (POAI A POA will be formed to maintain the slopes and signage of the Neighborhood Commercial Center. Community Covenants and Restrictions (CCBR'sl CC&Rs will be drafted to allow for both Master and Sub HOAs. The CC&R's will also outline the keeping of horses on one acre lots, with access to the Equestriari Trail. 12. Procedural Approval Authority O Table 1-1 outlines procedures for the processing of land use permits and other discretionary approvals within the Roripaugh Ranch Specific Plan. Roripaugh Ranch Specific Plan ~ t_ig N:\31367.000\DOC\.SPSECTiCCFINALSP.DOC March, 2003 GENERAL PLAN CONSISTENCY O O Table 1-t Procedural Approval Authority Approval Admin Planning Planning City Approval" Director" Commission " Council Specific Plan Amendment (SPA): Recommendation X - Land Use(s) - Map(s) - Plan(s) - Zoning -Text - Env. Assessment Conditional Use Permit -Existing X Building Conditional Use Permit -New X Building (Less than 10,000 sq. h.) Conditional Use Permit -New X Building (10,000 sq.ft. or more) Development Plan (10,000 sq.ft. X or more) Development Plan X (10,000 sq.ft. or less) Development Plan (Exempt from X CEQA) Residential Product Review X Recreation Centers X Sign Permits X Sign Program (approved by the X X body approving the Dev. Plan/CUP) Modification to signs and sign X program - Variance X Temporary Use Permits X Minor Exceptions X Home Occupation Permit X ' Noticed public hearing "For matters that are considered to have special significance or impact, the director of Planning may refer such items to the Planning Commission for consideration. O Roripaugh Ranch Specific Plan 1-20 N:\31367.000\tXx\SPSECTICCFINALSP.DOC March, 2003 O O O SPECIFIC PLAN COMPOI~IENTS 2.1 COMPREHENSIVE LAND USE PLAN O~ The intent of the Land Use Plan component of this Specific Plan is to describe the general type, location, distribution and intensity of the land uses proposed for Roripaugh Ranch. The primary objective is to establish the specific type and intensity of land uses permitted within the Roripaugh Ranch, as well as their relationship to land uses on adjoining properties, both existing and proposed. 2.1.1 Project Description The proposed Land Use Plan for Roripaugh Ranch provides for a residential community with a maximum of 2,015 residential dwelling units, resulting in an overall density of 2.5 units per gross acre, which is less than the 3.0 dwelling units per gross acre density permitted under the Temecula General Plan. Additionally, the plan proposes supportive land uses including schods, parks, private recreation centers, neighborhood commercial and open space. The Land Use Plan, as depicted in Figures 2-1 and 2-2, identifies the proposed land uses and development patterns for the community. The project site is comprised of three distinct neighborhood areas: A) the "Plateau" Neighborhood; B) the "Valley" Neighborhood; and, C) the "Habitat" Neighborhood (see Figure 2-2A). The three neighborhoods are discussed below. Plateau Neighborhood (See Figure 2-2A and 4-1) This neighborhood is generally located west of Butterfield Stage Road and includes Planning Areas 1A through 6, 10, 11 and 12. This area is elevated well above the existing rural residential development in Nicolas Valley, and is roughly at grade with the future Rancho Bella Vista development to the north.. Murrieta Hot Springs Road will provide the primary access to the Plateau Neighborhood. The Plateau Neighborhood will include 665 single family residential units on approximately 148.3 acres with a density of 4.5 du/ac. This area will include 11 Low Density residential lots with a minimum / ^, lot size of 20,000 square feet (Planning Area 10), 509 Low Medium Density residential lots with a (` JY minimum lot size of 5,000 square feet (Planning Areas 1A, 2, 3, 4A and 48) and 145 clustered Medium Density residential lots with a minimum lot size of 3,000 square feet (Planning Area 12). In addition, this neighborhood will include a 0.3-acre private mini-park (Planning Area 1 B), a 4.8 acre private recreation center (Planning Area 5) and a 5.1 acre neighborhood park (Planning Area 6). Planning Areas 1 through 5 will be gated. Planning Areas 10 and 12 are planned to be gated using a card key. Residential lots within the Plateau area that are within 175 feet of the southern property line and are visible from homes along the north side of Nicolas Road, shall either have additional rear yard building setback or additional landscaping to help screen the residential units from Nicolas Valley. Vallev Neighborhood (See Figure 2-2A and 4-2) This neighborhood is generally located east of Butterfield Stage Road adjacent to "North Loop Road" and "South Loop Road" and includes Planning Areas 14 through 24 and Planning Areas 27 through 338. The Valley Neighborhood will include 1,350 single family residential units on approximately 349.8 acres with a density of 3.9 du/ac. This area will include 97 Low Density residential lots with a minimum lot size of 20,000 square feet (Planning Areas 19, 20, 21, 33A and 338), 430 Low Medium Density residential lots with a minimum lot size of 6,000 square feet (Planning Areas 17 and 18) and 5,000 square feet (Planning Area 16), 122 Medium Density lots designated as Medium Density (Standard), with a minimum lot size of 4,000 square feet (Planning Areas 23 and 24) and 701 Medium Density (Clustered -maximum of 20% can be zero lot line), with a minimum lot size of 3,000 square feet (Planning Areas 14, 15, 22 and 31). In addition, this portion of the project will include a 19.7 acre active Community Sports Park (Planning Area 27), 4.0 acre Recreation Center (Planning Area 30), a 20.0 acre middle school site (Planning Area 28), a 12.0 acre elementary school site (Planning Area O 29) and a 2.0 acre fire station site (Planning Area 32). Roripaugh Ranch Specific Plan 2-1 N:\31367.0001DOC\SPSECT2CCFtNALSP.DOC March, 2003 ~P'L-ZOOOXdifdlZO-90d51~MP1000'l9fLfV:N:'.~MO t13'J21VB~1 :R9 WV SO:OS:B f00ULLf :POReId u~~d ash pu~~ pasodoad T L N v -- -- -- ¢~ '~ /~JNO ~ I O ~. 1 * 17 ~~'1 'I -~ '>C. ~ ~ I 07 '~ 7 O_ C O tq I O 7 .!p Q~ I d ~ C GO~mo O ~ ~' N L ~' L6 I N ; rn I U~ NoN ~ °- ~ 3 I I~ g ra,, 0 m 1 C Q. DLO-. ~ °T 'I U O U N (O ~ ~ O OJ;o I m o a ~ 1 I 1 .~ cOn con N C 7Z N U `~ L [0 .~.. U (0 ~~a~ I Nf~o ~ =o o ~ rn o u~ O (0 fn +0... 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In addition, a footnote has been added to Table 2-2, which indicates the specific Planning Areas where single-story elevations will be required. Single-story elevations will be required in Planning Areas in which the minimum lot sizes are 5,000 square feet and larger. These Planning Areas are: 1 D,16, 17, 18,19, 20, 21, 33A & 338. All other Planning Areas.will not contain minimum lot sizes that are conducive for single-story elevations. 2.1.2 ,Project Land Uses Residential Uses (See Figure 2-1) The project proposes a maximum of 2,015 residential dwelling units on a variety of lotsizes, ranging from 3,000 square feet to one acre in size. The following table is a breakdown of the residential ' componeht of the project: Table 2-1 Residential Land Uses by Land Use Designations O .~ Land Use Planning Acres Dwelling ~_ Density Percentage Designation ~ Areas UniLS . Low - 10; 19, 20, 387-.& ~ - .1.,0 ~ 54 Residential (L) 21, 33A and 99.6 18@ 0.9 4 8 33B 97 . LL Esetawte~s n (L~) 10 8.1 14 1.7 ~ 0.7- Low Medium tA, 2, 3, 4A, 4&k8 . 4.8 - 46~ Res. (LM) 46, 16, 17 196.8 ~ ~ 46 8 and 18 945 . Medium 23 and 24 ~ 21.6 ~ 122 ~ 5.7 6.1 Residential (M7) f 'Medium 12, 14, 15, ~ 88.9 95 q~g Residential - 22 and 31 linA6 (M2) 8~7 9.4 ~ 41.6 (Standard and Clustered) Prejed Total - ~ t00 412:6 2,075 4.9 . 414.8 'A maximum of 20% cluster housing f168-units) can be zero lot line as illustrated in Figures 4-78 and 4-81: ;O Roripaugh Ranch Specific Plan Amendment No. 1 - ~ 4 Decemt~er, 2004. SPECIFIC PLAN COAflPONENTS The Long Valley Wash can be crossed by a pedestrian bridge near both school sites. "North Loop O Road" and "South Loop Road" will be gated east of Buttedield Stage Road between Planning Areas 16 and 30 and between Planning Areas 21 and 22, respectively. In addition, Planning Areas 14, 15 and 16 will be gated off of "North Loop Road". Planning Areas 27, 28, 29 and 32 will not be gated. "Habitat" Neighborhood The "Habitat" neighborhood includes Planning Areas 7A, 7B, 7C, 8, 9A, 9B, 13, portions of 6 and , 25 and 26 on approximately 259.4 acres. The Open Space component of Roripaugh Ranch has n designed to complement the area-wide open space/habRat conservation program established thin the Johnson Ranch and Rancho Bella Vista Specific Plan areas. The resulting open sp a will provide visual relief as well as buffer the various land uses both on-and off-site. This op space preserves ecologicalty significant environments such as riparian vegetation, natural dr 'age and seasonal wetlands. 2.1.2 Project Land Uses Residential Uses (See Figure 2-1) The project proposes a maximum of 2,015 residential dwelling units on a vari of lot sizes, ranging from 3,000 square feet to one acre in size. The following table is a bre down of the residential component of the project: Table 2-1 Residential Land Uses by Land Use Design ons O land Use Planning Acres Dwelling Density Percentage Deslgnatfon Neas Units Low 10, 79, 20, 107.6 8 1.0 5.4 Residential 21, 33A and (L) 336 Low Medium tA, 2, 3, 4A, 194.8 939 4.8 46.6 Res. (LM) 48, 16, 17 and 18 Medium 23 and 24 2 .5 122 5.7 6.1 Residential (M7) (Standard) 'Medium 12, 14, 15, 68.9 846 9.5 41.9 Resitlential 22 and 31 (M2) (Clustered) Project Total 412.8 2,015 4.9 100 'A maximum of 0% cluster housing (169 units) can be zero lot line as illustrated in Figures 4-78 and 4-81 Open Space and Recreation Facilities Habitat (See F~res 2-1, 2-11, 2-12, 3-7A and 3-76) ~O Approxima half of the open space proposed in the Roripaugh Ranch Specific Plan is in the Sahta Gertrudis reek watershed and Long Valley Wash channels for flood control purposes. Planning Areas , 9A, 9B and 13 are proposed to be compatible with the open space/habitat conservation area established within the adjacent Johnson Ranch and Rancho Bella Vista Specific Plan areas. It ould be noted that, at present, all of the Johnson Ranch Specific Plan area is currently planned f r open space. As discussed in the Draft Environmental Impact Report, the Assessment District 161 Sub-Regional Habitat Conservation Plan (AD 161 SHCP) purchased 550 acres from the Johnson Ranch Specific Plan area, and has already received a 10(a) permit from the U.S. Fish and Wildlife Roripaugh Ranch Specific Plan ~ 2-2 N:\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS Service (USF&WS). This permit established what conditions can affect listed biological species. The Roripaugh Ranch Specific Plan will set aside approximately 201 acres for biological habitat to meet O the requirements of AD 161 SHCP and will be recorded for open space uses only. A deed restriction will be placed on the 201 acres of habitat land to maintain it in its natural state and minimize intrusion from recreational or other uses. The Specrfic Plan will preclude buildings or other structures from being constructed within this designation. Most of the habitat area is in Planning Area 13 (179.6 acres) adjacent to Santa Gertrudis Creek, with the rest provided in PA 8, 9A and 9B. Flood Control (See Figures 2-1, 3-7A, 3-7B, 3-7C, 3-11 and 3-22) The Long Valley Wash (Planning Areas 25 and 26) functions as a regionally beneficial flood control segment in the Murrieta Creek. The improved channel will allow for plant growth in the sandy bottom, and armour flex sidewalls. The chanriel crossings may use hydro-arch bridges or other acceptable bridges to allow for a flow through design that minimizes downstream erosion. Planning Areas 7B and 7C will be designed as detention basins to allow for drainage within the Plateau. An additional 1.4 acres of land for flood control purposes are planned along the north west comer of Planning Area 27 (see Figure 3-22) adjacent to "North Loop Road" and Butterfield Stage Road and 3.6 acres at the northeast corner of Butterfield Stage Road and "North Loop Road" within Planning Area 14 (see Figure 3-11). Landscape Slone (See Figures 2-1, 3-6, 3-7A and 4-1) The project will provide 21.2 acres of landscape slope which will include both manufactured landscape slopes with new landscaping and existing natural landscape on existing slopes. This area includes 19.5 acres in Planning Area 7A and 1.7 acres in Planning Area 6 in the Plateau. These areas will be maintained by an HOA. Public Parks (See Figures 2-1, 3-6, 3-22, 4-3 and 4-4) Two public parks are planned within the Roripaugh Ranch Specific Plan. This includes a 19.7 acre O Community Sports Park (Planning Area 27) located next to the two school sites (Planning Areas 28 and 29) and a 5.1 acre Neighborhood Park (Planning Area 6) encompassing a total of 24.8 acres. The Community Sports Park is planned to include two lighted soccer fields, two lighted softbalUlittle league fields, two lighted basketball courts and related uses. The Neighborhood Park is anticipated to include a children's play area, lighted basketball court, restroom building and a shade shelter. Private Park and Private Recreation Facilities (See Figures 2-1, 3-1, 3-5, 3-25 and 4-5 through 4-9) The largest recreation center (the Mega Center), is proposed for the Valley Neighborhood (Planning Area 30), a smaller secondary center (the Primary Center), is proposed for the Plateau Neighborhood (Planning Area 5). One private park (Planning Area 1 B) is planned within the project site. The Mega Center (See Figures 2-1, 3-25, 4-5 and 4-6), is designed to fit on a 4.0 acre site located just inside the Staffed Main Gate on "North Loop Road". The club house building will be a minimum of 8,000 square feet and is designed to overlook the freeform pool, wading pool, cabana, and spas. The Club House is divided into activity centers, including: Dawn to Dusk Bistro, Lobby, Ballroom, Weight Rooms, Cardin Vascular Room, Aerobics Room, Game Room, Library Study, Women and Mens Locker Rooms with steam room facilities. Additional facilties include a Tot Lot and Children's Play Area; and two Tennis Courts. Recreation programs are designed to serve the entire project. The Primary Center (See Figures 2-1, 3-5, 4-7 and 4-8), is designed on a 4.8 acre site directly inside the Staffed Gated Primary Entry (see Figure 4-18A) on Pourroy Road and south of Murrieta Hot Springs Road, in the Plateau Neighborhood. The club house building will be a minimum of 5,000 square feet and will be designed to overlook a 45' by 75' Lap Pool and surrounding deck. The club house is also divided into activity centers including: Dusk to Dawn Bistro, Lobby, Weight Rooms, Cardin Vascular Room, Aerobic Room, Game Room, Library Study, Women and Mens Locker Rooms with steam room facilities. Additional facilities include two Tennis Courts, two halt court Basketball Courts, Children's Play Area, and a large grassed activity and park area. Recreation programs for the Primary Center are designed for the Plateau Neighborhood, in support of the Mega O Center programs. Roripaugh Ranch Specific Plan 2-3 \\KEITH0301WET_NG31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAM CONiPOIJENTS A .3 acre Mini-Park (See Figures 2-1, 3-1 and 4-9), is planned adjacent to Planning Areas 1A and 2 in the Plateau Neighborhood. This will be a private recreation facility serving the residents of O Roripaugh Ranch. Paseo and Trail Systems The Public Parks and Private Recreation Centers are linked at the planning area level by a series of paseos or walking paths. Nature Walk "Plateau" (See Figures 2-11, 4-12 and 4-15A) The Nature Walk will be located within the landscaped slope area of Planning Area 7A adjacent to Planning Areas 1A through 4B. This walk will link each planning area to the Neighborhood Park in Planning Area 6. The walk will not be lighted. River Walk (See Figures 2-11, 4-13 and 4-14) The River Walk is located on the north and south side of the Long Valley Wash Flood Control Channel (Planning Areas 25 and 26). The River Walk will be linked to the community sports park, middle school, elementary school, and Mega Center by a pedestrian bridge that crosses the channel, and a series of planning area level paseos. If the Riverside County Flood Control District determines that the River Walk can not be located within the channel right-of-way, then the trail will be relocated outside of the channel. Separate walks shall be designed and shown on the tentative tract map ("B" map onty), for review and approval located outside the flood control right-of-way. The walk will not be lighted. Multi-Use Trail (See Figures 2-11, 4-13 and 4-16) The Multi-Use Trail runs along the southern and eastern boundary of the project from the Fire Station site at Butterfield Stage Road (Planning Area 32) to the connection point with the UCR Property within Planning Areas 19, 20, and 21. The trail can be used by horses, bicycles, or hikers. This trail will not O be lighted. Future Trail (See Figure 2-11) A Future Trail is proposed on the MWD waterline easement, adjacent to Planning Areas 33A & 33B, 4B, 6, 7A, 8 and 9A. This trail is not being constructed as a part of this project. Schools The project plan includes a 12.0 acre elementary school site (Planning Area 29) and a 20.0 acre middle school sfte (Planning Area 28) for the Temecula Valley Un'rfied School District (TVUSD). The school sites are depicted in Figures 2-1, 3-23, 3-24, 4-10 and 4-11. One or both of the proposed school sites can be converted to residential uses provided that all the following are met: 1) approval of a Specific Plan Amendment is obtained from the City for conversion from Education (Schools) Designation to Low Medium Residential Designation; 2) the school district has indicated in wrRing that they are no longer interested in using Planning areas 28 or 29 as school sites; and 3) the total number of residential units for the entire project does not exceed 2,015. Neighborhood Commercial A 15.4 acre Neighborhood Commercial (NC) site (See Figures 2-1, 3-9 and 4-90) is planned for the north east section of the Plateau Neighborhood (Planning Area 11). Commercial uses shall not exceed 110,000 square feet. The NC site is located at the intersection of Murrieta Hot Springs Road and Butterfield Stage Road, and is also bordered by "A" Street. The common areas for the site will be maintained by a POA. Fire Station Site O A 2.0 acre Fire Station site is planned for the south western section of the Valley Neighborhood within Planning Area 32 (see Figures 2-1, 3-27 and 4-18B). The Fire Station site is located at the intersection of Calle Chapos and Butterfield Stage Road. Once the Fire Station site is completed and Roripaugh Ranch SDecific Plan ~ 2-q \\KEITH0301WET M31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 i i I 1 l l l~ 1 1 11O I i O SECTIOR'I II SPECIFIC PL/4W COflNPORIERIYS Table 2-2 Proposed Land Uses by Planning Areas (PA) PA Land Ilse (Density) Acres ~ .. Density Min. Lot Size (sf) -Units 1 A' ~ Residential -Low Medium - - 1&8 ra.2 5,000 B8 ' 21,0 4.9 104 18' - Mird-Park (pmale) ~ 0.3 . WA WA - WA 2' ~Residen0al -Low Medium 18.4 5.4 5,000 ~ 99 3r' ~ Residential -Low Medium 18.6 5.3 ~ ~ 5,000 ~ 99 4A' Residential -. Low Medium 41.8 5.1 5,000 213 ,B 5 Recreation Center 5.2 ~N/A ~ ~ N/A WA ~ . (pmate) 6 ~ Neighborhood Park' ~ S:1 WA ~ ~ WA ~ WA landscape Sbpe 1.7 WA~ WA WA 7A . OpenSpaceJlandseape 19.5 WA ~ WA WA Slope - 78, Open SpacelFbad ~ 38 WA WA ~ WA C Control 18 8 ~ Open Space/Habita! ~ 12.5 WA - ~ WA ~ N/A 9A, Open Space/Habitat 10.6 WA N/A. WA 8 ~t0' .Residential-low B.1 ~ ~ 2&,008 ~ .Density Estates 1.7 ~ 10,000 ~~ 11 11 Neighborhood _ 15.4 WA ~ N/A WA Commercial 12 Residential -Medium 2 16.4 0~6 3,000 a46 (blustered) . - 8.3 136 13 Open SpaceMab~lat 179.6 WA N/A ~ N/A 14 Residentlal -Medium 2 f~ ~ 13.5 11.4 ~ 3,000 1 ~ Open Space/Flood. 3.6 c«~rra ~15 Residential -Medium 2 tom) 14.1 11.3 3,000 159 16' Residential-Low Medium ~ - 28.4 5.1 5,000 t45 17' Residential -Low Medium 40:2 43 ~ 6000 172 18'~ ~ - 'Residential -Low Medum 28.4 4.0 - 6,000 113 19' Residential -Low - - 31.2 1.0 ~ p Opp ~ 30 20' Residen8al -Low 30.3 ~ ~ 1.0 20,000 30 21' Residential -Low 23.9 .9 ~ 20 000 ~ 22 22 Residential -Medium 2 - 20.3 ~ 8.1 ~ 3 Opp 164 (Clustered) 23 ~ Residential -Medium 10.9 6.1 4,000 67 24 ~ ~ Residential-Medium t0.6 ~ 5.2 4,000 55 ' Planning Areas where single=story products are required. Single-story elevations will be required in Planning Areas in which the minimum lot sizes are 5,000 square feet and larger. 5 Roripauph Ranch Specific PWn, Amendment No. 1 . December, 2004 SPECIFIC PLAN COMPONENTS O O O conveyed to the City, the site will be maintained by the City of Temecula and the County of Riverside. TCSD will maintain the landscape treatment adjacent to Buttertield Stage Road and the HOA will maintain the landscape treatment along "South Loop Road". Table 2-2 Proposed Land Uses by Planning Areas (PA) PA Land Use (Density) Acres Density Min. Lot Size (si) Units 1A Residential -Low 19.0 5.2 5,000 98 Medium 1B Mini-Park (private) 0.3 N/A WA WA 2 Residential -Low 16.4 5.4 5,000 9 Medium 3 Residential -Low 18.6 5.3 5,000 99 Medium 4A, Residential -Low 47.8 5.1 5,000 213 B Medium 5 Recreation Center 5.2 N/A WA Wq (private) 6 Neighborhood Park 5.1 N/A W WA Lantlscape Slope 1.7 WA A WA 7A Open Space/Lantlscape 19.5 WA WA WA Slope 78, Open Space/Flood 3.6 WA Wq WA C Control 6 Open SpaceMabitat 12.5 N/A WA WA 9A, Open Space/Rabitat 10.6 WA WA WA B 10 Residential -Low 8.1 .4 20,000 11 11 Neighborhood 15.4 N/A WA WA Commercial 12 Residential -Medium 2 16.4 8.8 3,000 145 (Clustered) 13 Open Space/Habitat 179.6 N/A WA N/A 14 Residential -Medium 2 13. 11.4 3,000 154 (Clustered) Open Space/FlOOd .6 Control 15 Residential -Medium 2 14.1 11.3 3,000 ~ 159 (Clustered) 16 Residential -Low 28.4 5.1 5,000 145 Medium 17 Residential -Low 40.2 4.3 6,000 172 Medium 18 Residential -Low 28.4 4.0 6,000 113 Medium 19 Residential - w 31.2 1.0 20,000 30 20 Residen8al Low 30.3 1.0 20,000 30 27 Residen' I -Low 23.9 .9 20,000 22 22 Resid tial -Medium 2 20.3 8.1 3,000 164 (CI erect) 23 sidential -Medium 10.9 6.1 ~ 4,000 67 24 Residential -Medium 10.6 5.2 4,000 55 Rodpaugh Ranch Specific Plan 2-5 \\KEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 l i _1 _I I f .i I I I 1 O ~. r SECTiOfii it SPECIFIC PWW COflHPOWEIVTS Table 2-2 (Continued) Proposed Land Uses by Planning Areas (PA) Land Use (Density) Acres Density Min. Lot Size (st) Units zs con~trw paee/Fbod es wA wA wA 26 Open SpacelFbod - 221 - WA WA ~ _. WA Control 27 ~ SportsPark ~ 38:7 ~ N/A WA - WA~ 21.1 WA WA WA .6entrel - ~. 28, Middle School ~ 20.0 N/A ~ ~ WA WA ~ Elementary School ~ - 12.0 30 - Reaeat(on Center 4.0 N/A ~ WA ~ WA (pdrate) 31 Residential -Medium 2 ~ 24.6 9.1 3000 ~ 224 (Clustered) - 32 Public Institutional (Fire ~ 2.0 N/A ~ WA WA Station) - . 33 Residential -Low (PA - 11.8 1.t 2p 000 15 q~ 33A) 8 Residential -Low (PA 2 3 ' B~ 33B) . PublfelPrim2te Roads ~ '45.2 N/A N/A WA - TOTAL ~ 804.7 25 2,015 Plannin Areas where sin le-sto 9 9 ry products are required. Single-story elevations will be required in Planning Areas in which the minimum lot sizes are 5,000 square feet and larger. 6 SPECIFIC PLAN COMPONENTS O Land Use (Density) Acres Density Min. Lot Size (sf) Units 25 Open Space/Flood 8.2 N/A WA Control 26 Open Space/Flood 22.1 N/A N/A N/A Control 27 Sports Park 19.7 N/A A WA Open Space/Flood 1.4 WA WA WA Control 26, Middle School 20.0 WA WA 29 Elementary School 12.0 30 Recreation Center 4.0 N/A N/A WA (private) 31 Residential -Medium 2 24.6 9.1 3,000 224 (Clustered) 32 Public Institutional (Fire 2.0 WA WA WA Station) 33 Residential- (PA 11.8 1.1 20,000 15 A 8 33A) 9 Reside I -Low (PA P.3 33B ubliGPrivale Roads 45.2 N/A WA WA TOTAL 804.7 2.5 ~ 2,015 2.1.3 Land Use Project Development Standards In order to ensure the orderly and sensitive development of the residential, commercial and recreational uses proposed for the Roripaugh Ranch Spec'rfic Plan, special techniques or mitigations have been created for each Planning Area. These area-specific standards, discussed in detail in Section 3.0, Planning Areas and Development Standards, will assist in accommodating the proposed development and provide adequate transitions to neighboring land uses. O In addition to these specific techniques, project-wide development standards have also been prepared to complement those applicable to each individual Planning-Area. These general standards are: The Roripaugh Ranch Specific Plan shall be developed with a maximum of 2,015 dwelling units on approximately 804.7 acres, as illustrated on the Land Use Plan (Figure 2-1). Residential uses include 1,169 single-family units and 846 clustered single-family residential units (maximum of 20% can be zero lot line - 169 units), 15.4 acres of neighborhood. commercial uses, 32.0 acres for two school sites (elementary and middle school), 8.8 acres for two private recreation centers, 24.8 acres for two public park sites, a 0.3 acre private mini- park, a 2.0 acre fire station site, 39.1 acres for flood control purposes, 202.7 acres of open space and 21.2 acres of landscape slope. 2. A written request for density transfer shall be submitted to the Planning Department for review and approval that meets the following criteria: a. Transfer of dwelling units may occur between planning areas, provided that the transfer does not exceed the maximum density for each planning area as established in the General Plan. Transfer of units shall not be allowed into Planning Areas 10, 19, 20, 21 and 33A and 336. Regardless of any unit transfers, the overall number of units allowed in the Roripaugh Ranch Specific Plan for each land use category shall not exceed the project overall total of 2,015 dwelling units or the General Plan land use density designation as follows: ° Low Density - 2.0 du./ac. ° Low Medium - 6.0 du./ac. ° .Medium -12.0 du./ac. O b. Any proposed transfer of density will require a revised land use plan submitted to the City for approval. Roripaugh Ranch Specific Plan ~ 2~ N:\31367.000\DOCISPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAM COMPOI~IEPITS O c. Any transfer of density to anon-residential planning area shall only be permitted with approval of a Specific Plan Amendment. d. Transfer of density except as provided herein shall not increase the number of units within a Planning Area by more than 20% of the number of units as shown in the Specific Plan Land Use Plan. 3. As a part of the proposed project, the unincorporated portion of the site (Valley Neighborhood), will need to be annexed into the City of Temecula according to the Countys Local Agency Formation Commission (I.AFCO) requirements. 4. Prior to recordation of any final map in Planning Areas 1 through 5, the developer will provide the Airport Operator with avigation easements for all the parcels in Planning Areas 1 through 5 and send. a copy of that proof to the Community Development Department. 5. Prior to recordation of any final map in Planning Areas 1 through 5, the developer shall provide the Community Development Department with proof that avigation easements have been obtained for all the lots in Planning Areas 1 through 5. 6. Prior to recordation of any final maps in Planning Areas 1 through 5, the developer shall demonstrate to the Community Development Department that buyer information contains a statement regarding avigation easements. This information shall be provided either in the White Report or supplementary information with an affidavit of disclosure provided by the developer. 7. One or both of the proposed school sites can be converted to residential use provided that all the following are met: 1) approval of a Specific Plan Amendment is obtained from the City for conversion from Educational Designation to Low Medium Residential Designation; 2) the school district has indicated in writing that they are no longer interested in using Planning O Areas 28 or 29 as school sites; and 3) the total number of units for the entire project does not exceed 2,015 units. 8. Uses and development standards will be in accordance with the Roripaugh Ranch Specirfic Plan Zoning Ordinance, the City of Temecula Development Code, and all TCSD standards and will be further defined by Specific Plan objectives, the Specific Plan design guidelines, and future detailed development proposals including subdivisions, development plan and conditional use permits. If the Specific Plan is silent on any issue relating to uses and development standards, the Cit~Is current codes shall be enforced. 9. Standards relating to signage, landscaping, parking and other related design elemerits will conform to the Roripaugh Ranch Specific Plan Zoning Ordinance and the City of Temecula Development Code. When appropriate and necessary to meet the goals of this Specific Plan, the standards contained within this document will exceed the zoning ordinance requirements. 10. Development of the property shall be in accordance with the mandatory requirements of all City ordinances and State laws; and shall conform substantially with the Roripaugh Ranch Specific Plan, and its subsequent amendments as filed in the City of Temecula. O Roripaugh Ranch Specific Plan - 2.7 \V(EITR0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COINPOIVEMTS O 11. The permittee/applicant shall indemnify, protect and hold harmless, the City and any agency or instrumentality thereof, and/or any of its officers, employees, and agents from any and all claims, actions, or proceedings against the City, or any agency or instrumentality thereof, or any of its officers, employees, and agents, to attack, set aside, void, annul, or seek monetary damages resulting from an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application which action is brought within the appropriate statute of limitations period and Public Resources Code, Division 13, Chapter 4 (Section 21000 et seq., including but not by the way of limitations Section 21152 and 21167). The City shall prompty notify the permitteelapplicant of any claim, action, or proceeding brought forth within this time period. The City shall estimate the cost of the defense of the action and applicant shall deposit said amount with the City. City may require additional deposits to cover anticipated costs. City shall refund, wthout interest, any unused portions of the deposit once the litigation is finally concluded. Should the City fail to either promptly notify or cooperate fully, permittee/applicant shall not, thereafter be responsible to indemnity, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any officers, employees, or agents. Should the applicant fail to timely post the required deposft, the Director may terminate the land use approval without further notice to the applicant. 13. An environmental assessment shall be conducted to determine potential environmental impacts resulting from each tract, change of zone, development plan, specific plan amendment or any other discretionary permit required to implement the Specific Plan, unless said proposal is determined to be exempt from the provisions of the California Environmental Quality Act. The environmental assessments shall be prepared as part of the review process for these implementing projects. At a minimum, the environmental assessment shall utilize the evaluation of impacts addressed in the Final Environmental Impact Report prepared for the Roripaugh Ranch Specific Plan. 14. Lots created pursuant to this Specific Plan and any subsequent tentative maps shall be in O conformance with the development standards of the Specific Plan Zone applied to the property, and all other applicable City standards. 15. Development applications which incorporate common areas shall be accompanied by design plans specifying location and extent of landscaping, slopes, streetscapes, structures and circulation (vehicular and non-vehicular). 16. The developer shall have the CC&R's recorded at the time final maps are recorded to ensure adequate access and maintenance responsibilities. 17. Although the proposed Specific Plan is consistent with the goals and policies of the Land Use Element (LUE), the site plan proposes land uses in different density categories and locations than are shown in the currently approved LUE map. However, it is consistent with 3.0 units per acre which is the specified density for this property in the General Ptan. A General Plan Amendment (GPA) to the Land Use Element will be processed in concert with the Specific Plan to adjust land use category boundaries and establish overall densities on the project. In addition, the General Plan Specific Plan Overlay (Exhibit 2-5), will also be amended as a part of this project to include Planning Areas 33A and B. 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UT ~1 ~/~ I ~q ~ _Attl3yJq~ rG<s~ m L M ~ m J a Q U y a U 2 ~-_`_` ~ Q ~ u¢n U M ~~ a8J ~ CO aQ' ~ ` 84l~_ ~Z lL lV y I ~ ~~_ ~ J =~ ~ U~ = m~~° J~^ ~ ~thNl+rf 1° V Z ~m'~ ~ ~C = N m ~e I N } ~ - f - I . QNO tV y rn U- ~ ~no W ^ d mg (p (° c 0 i[1 0) V ~ f~ th N O O I~ ~ N R m L~ p K OOfNG~01°~~ RCN, NO~N<h~ ~ lh ~a U ~ N Q C D O~ I OVOa n~m QI UU O w ~_~NOf nI Ln~N ~ noaanod ~ J~~~2ZN~~ya000 . ' ` E'~~eo o ami _ mm a Q ~ c N ^ o Q w to ~ m d m ° mY ~YS ~. U m Fo ~vl c ~ m~ Z~~~f U^v m m W ~~_ U ~~ Z m~ ~ ~ ~Zy41~Q YO HZ w N ~ U ~o~~^ ~ O~Hw a~ ^ ~ <~ O O OO~zU¢F FNwRw' ~~~ ~ ~ ~ ~ QJ _ _ ?rn U a ~pN pa~a ^ U - =~ I [[~ w y E i ~ mYN ^ ~ ^~^^ ~¢aU~r^NU¢ ~ c7 ° NO I Z Z ° - - OOwwwwa~~~~¢~ ~~ ~ ~ g .~~~~zzmaawaxL~gaa ~ O O O ^~ '"1 l V \ ~~~ ~~ ~~ . ,,~~I ~~ 0 Q M n E L Y 41 O 1G G SPECIFIC PLAN COMPOiNENTS 2.2 CIRCULATION MASTER PLAN 2.2.1 Project Description / The circulation system proposed for Roripaugh Ranch, as illustrated in Figure 2-3, Conceptual Circulation Master Plan, is designed to facilitate the efficient movement of people to, from and within the community, consistent with the Circulation Element of the City of Temecula General Plan. Traffic Impact Analysis was prepared for the Roripaugh Ranch Specific Plan by Urban Crossroads (formerly Robert Kahn-John Kain Associates or RKJK) dated May 18, 2001 (revised from the previous report dated May 25, 1999). The May 2001 report was updated in November of 2001. Urban Crossroads also provided clarification to several pages on February 22, 2002 which were incorporated into the traffic study in the appendices of the 2 Revised Draft EIR document (Appendix E). The circulation plan includes the improvement and/or extension of various master planned roadways as described in the Circulation Element of the City of Temecula General Plan. These circulation standards may be refined or modified, pending the final recommendations pursuant to the traffic analysis prepared as part of the Specific Plan/CEQA entitlement process and as otherwise recommended by the City Traffic Engineer. If the City determines that certain aspects of the project's proposed circulation plan are not in compliance with the General Plan, a General Plan Amendment for those areas will be processed concurrently with approval of the Specific Plan. For a detailed discussion regarding non-vehicular circulation, refer to Section 2.8, Open Space and Recreational Master Plan. 2.2.2 Existing Roadways The project site is a largely undeveloped area surrounded by residential units to the west, south, southwest, and southeast. The project study area is under construction to the north and northeast, but has regional access via Rancho California Road to the south and the I-215 and I-15 Freeways to the west. Local access to the site is available at present from Nicolas Road which is not paved at present. Local access is also available from Munieta Hot Springs Road to the project boundary which is paved to Pourroy Road. The following provides a brief description of the major roads in the project O area: Interstate 15 Freeway (I-15) provides regional access to the project area. This north-south oriented freeway provides access between Lake Elsinore and Corona to the north and San Diego to the south. In the vicinity of Temecula, this freeway has 6 and 8 travel lanes (3 and 4 lanes in each direction) with interchange access at Murrieta Hot Springs Road, Winchester Road (SR-79 North), and Rancho California Road. Interstate 215 Freeway (1-215) intersects the I-15 Freeway about 3 miles due west of the project site and has local access (i.e., north- and south-bound ramps) off Murrieta Hot Springs Road. This freeway provides access to Hemet, Moreno Valley, Riverside, and San Bernardino to the north. The I-215 ends at the intersection of the I-15 with two travel lanes in each direction in the vicinity of the -15. State Route (SR) 79 North also known as Winchester Road is located 1.5 miles west of the project sRe and has two travel lanes for most of the way to Hemet, although it has been improved to 6 lanes from Murrieta Hot Springs Road to the I-15 Freeway. This regional arterial provides non-freeway access to the San Jacinto Valley to the north. Rancho California Road is a 4-lane major arterial providing access to the Temecula wine country east of the I-15 Freeway. It is located approximately one mile south of the southern boundary of the project site. Murrieta Hot Springs Road is a 4-lane major arterial road that extends east from the I-15 and I-2f 5 Freeways and provides local access to Pourroy Road. Butterfield Stage Road is presently a 4-lane road from SR-79 South to Rancho California Road. This road is a major arterial planned for extension north of Rancho California Road with 4 lanes, across the Roripaugh, Ranch Specific Plan area, and ultimately through the Johnson Ranch property. O ROrjpaugh Ranch Specific Plan p-72 \U(EITH0301\NET_N131367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS Nicolas Road currently provides direct access to the project site, coming east of Winchester Road. O -, This local roadway has four travel lanes to about one-half mile west of the project site, then transitions I to two travel lanes about a quarter mile west of the project site. It then becomes a dirt road as it enters the Roripaugh Ranch property. 2.2.3 Project Design Features The project proposes a series of roadways that will provide adequate interior vehicular circulation as well as connections to existing and proposed roadways consistent with the City's and the County's Master Plan of Arterial Highways. Murrieta Hot Springs Road and Butterfield Stage Road are proposed to be arterial highways (110' Right-Of-Way or ROW). Butterfield Stage Road, from Murrieta Hot Springs Road to Nicolas Road, is planned to have an Augmented Arterial Highway cross section (122' ROW). A General Plan Amendment (GPA) to the Circulation Element, will be processed in concert with the Specific Plan to eliminate through access on Calle Contento at the eastern property line of the Roripaugh Ranch project site and upgrade the designation for Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road. These changes will require an amendment to the Genera! Plan Circulation Element. "North Loop Road" and "South Loop Road" are planned to provide a loop connection for the housing proposed in the southern portion of the Valley area, which is located east of Butterfield Stage Road. They are classified as modified principal collector roads (76' ROW). The portion of this road from Nicolas Road/Butterfield Staga Road east to Long Valley Wash is referred to as North Loop Road while the portion from Calle ChaposButterfield Stage Road east to Long Valley Wash is referred to as South Loop Road. Although the proposed project will generate substantial additional traffic in the area, the proposed roadway and intersection improvements will help alleviate existing and future traffic problems. The O circulation portion of the Specific Plan will also help prevent the creation of hazardous traffic .conditions. The proposed project circulation system, as shown in Figure 2-3, is designed to facilitate the efficient movement of people to, from, and within the community, consistent with the Circulation Element of the City's General Plan. The circulation portion of the Specific Plan includes the improvement and/or extension of various master planned roadways as described in the Circulation Element of the City General Plan. Off-site improvements (see Figure 2-18), would not change from the standards identified in the City's Circulation Plan. Typical street cross-sections are illustrated in Figures 2-4 through 2-5A. Figures 4-23A through 4-33 and 4-39 through 446 depict the relationship between the proposed streets and the adjacent Land uses. The following paragraphs describe the proposed project's roadway cross sections (ROW refers to right-of-way distance and CC refers to curb-to-curb distance). In no case shall roads violate established City standards or be less than the standards required by the Public Works Department or the Fire Department. Arterial Highway (110' ROW/86' CC) -This street cross section (see Figure 2-4, Section C and Figure 2-4A Section C-1), is on Butterfield Stage Road from Murrieta Hot Springs Road to the northern project boundary, and from Nicolas Road to the southern project boundary, including the crossings at Santa Gertrudis Creek and Long Valley Wash. It consists of a 14-foot wide raised landscaped median, two 14-foot travel lanes, two 12-foot travel lanes, and two 10-foot emergency parking/bike lanes within an 86-foot curb-to-curb width. Sections C-and C-1 will include 12-foot parkways consisting of 6-foot wide sidewalks either curb adjacenT or curb separated as indicated in the respective figures. No on-street parking will be allowed. This same section, with minor mod'rfication, also applies to the extension of Butterfield Stage Road south of the project to Rancho California Road, exclusive of any existing improvements. The only modification is that no sidewalk will be installed on the County (east) portion of the roadway. These improvements include streetlights on both sides of the street. It should be noted that the project traffic report recommended Butterfield Stage Road have a minimum width of 34 feet south of the project O site. However, the City determined that full-width improvements were needed to accommodate anticipated future traffic, since the project is contributing to cumulative traffic impacts and growth inducement. Ronpauph Ranch Specific Plan - 2-13 \\KEITH0307WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC ~ March, 2003 SPECIFIC PLAN COMPONENTS Augmented Arterial Highway (122' ROW/110' CC) -This street cross section (see Figure 2-4, Section A), is for Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road and O consists of a 14-foot wide raised landscaped median, four 12-foot travel lanes, and two 17-foot travel lanes, within a 96 foot curb-to-curb width. The west parkway within the street section includes a 12- foot Class I bicycle lane/sidewalk separated 4 feet from the curb. An additional variable landscape development zone wiN be provided on the west side of the street outside of the right-of-way and no on-street parking is allowed. Urban Crossroads, the project traffic engineer, originally designated this roadway segment as a 41ane Arterial Highway with a 110' right-of-way section, but later increased the section to a 6-lane, 118-foot ROW. However, recent discussions with County and City staffs indicate this particular roadway segment (i.e., Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road) should be designated for 6 lanes but with a 122-foot ROW section to adequately carry projected future traNic (S. Sato, Urban Crossroads, personal communication, February, 2002). Modified Arterial Highway (110' ROW/86' CC) -This street cross section (see Figure 2-4, Sections B and Figure 2-4A Section C-2), is for Murrieta Hot Springs Road from Butterfield Stage Road to Pourroy Road. This section of Murrieta Hot Springs Road excludes existing improvements in the County, constructed by the Rancho Bella Vista project. This proposed street cross-section, as it applies to Murrieta Hot Springs Road, shall be coordinated with the existing County cross section during the design phase. Section B consists of a 14-foot wide raised landscaped median, two 14-foot travel lanes, two 12-foot travel lanes, and two 10-foot emergency parkinglbike lanes within an 86-foot curb-to-curb width. One side of the street, that borders open space (Planning Areas 9A , 9B and the residential area (Planning Area 10), will have a 12-foot parkway consisting of a curb separated 6-foot sidewalk. The other side adjacent to Planning Areas 6 and 11 will also consist of a curb separated 6-foot sidewalk located 6 feet behind curb within a i2-foot parkway. Section C-2 wiN include a parkway adjacent to the Habitat Conservation Area consisting of a 6-foot wide curb separated sidewalk located six feet behind the curb within a 12-foot wide parkway and the parkway adjacent to the residential area shall consist of a 5-foot wide curb separated sidewalk located 4.5 feet behind the curb with 2.5 feet behind the proposed sidewalk, all within a 12-toot wide parkway. An additional 1.5- O foot landscape easement outside of the right-of-way will need to be dedicated along the residential area of Murrieta Hot Springs Road. No on-street parking will be allowed. Modified Secondary Highway (110' ROW/70' CC) -This street cross-section (see Figure 2-4A, Section D), is on Nicolas Road from Butterfield Stage Road to the western project boundary. This cross section consists of a 12-foot striped median and four 12-foot travel lanes and two 5-foot bike lanes, somewhat similar to City Standards, excepting bike lane widths and median island. Parkways shall be 20 feet with 6-foot sidewalks adjacent to the curb, 6-foot soft surfaced path separated 2 feet from the sidewalk, and 6 feet of landscaped area. No on-street parking will be allowed. The developer shall dedicate 110 feet of right-of-way, and construct 70 feet of pavement from curb-to- curb. In addition, asplit-rail fence will be provided between the sidewalk and soft surface path within the right-of-way. Modified Principal Collector Road (76' ROW/46' CC) -This street cross section (see Figure 2-4A, Section E), is on "North Loop Road" from Butterfield Stage Road to Long Valley Wash, and on "South Loop Road" south from Long Valley Wash to Butterfield Stage Road. It consists of a 12-foot turn lane, two 12-foot travel lanes, and two 5-foot bike lanes. Both sides of the street will consist of a 5- foot concrete sidewalk, set back from the curb 6-feet within a 15-foot parkway. No parking will be allowed on the loop road. Modified Collector Road (66' ROW/44' CC) -This street cross section (see Figure 2-46, Sections F1A, F-1B and F-2), is on "A" Street and continues from Butterfield Stage Road to Murrieta Hot Springs Road, and "B" Street from Nicolas Road to "A" Street. It consists of a 10-foot turn lane, two 12-foot travel lanes, and two 5-foot bike lanes located within 44 feet from curb-to-curb. Sidewalks are proposed either curb adjacent or curb separated as shown ih Figure 2-48 within 11-foot wide parkways on both sides of the street. No parking will be allowed on collector roads. The Developer may choose to construct six-foot sidewalks five feet behind the curb within the parkways provided an HOA or POA agrees to maintain both the landscaping and sidewalk within the 11-foot parkways. TCSD will only maintain a parkway in a right-of-way 66 feet or greater that is adjacent to single family O residential areas. Roripaugh Ranch Speci}ic Plan 2_iq \VCEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPOINENTS Local Roads and Modified Local Roads ((i0' ROW/40' CC and 56' RFJ44' CC) -The developer reserves the right to build internal streets (see Figure 2-5, Section G and Section G1), to local roads O consistent with Local Road City standards. The local road standards consists of two 20 foot travel lanes and contains 6-foot wide sidewalk adjacent to the curb while the modified Local Road standards consist of 22-foot wide travel lanes, 6-foot wide sidewalk adjacent to the curb and a 4.5-foot wide public utility easement. Private/Internal Streets (47' RFJ36' CC or 43' RFJ32' CC or 35' RFJ24' CC) -Within each planning area, a series of smaller private streets (see Figure 2-5, Section H, 1 and Figure 2-5A, Section J), will be constructed to provide project residents with adequate access within their neighborhoods, with appropriate connections to adjacent neighborhoods, collector streets, and major roadways. In-tract private streets will range from 24 to 36 feet curb to curb with 4'-6' wide Public Utility Easements (PUE) on both sides, as shown in the street cross sections. Roads with a road easement less than 60 feet will be shown on subsequent tract maps prior to approval by the City. Long, steep residential local roadways shall be avoided in Planning Areas 17, 18 and 19. Streets within these planning areas shall be designed to provide safe horizontal and vertical alignments including special considerations to speed control on steep grades. Round-abouts shall be provided to lower speeds along residential local roadways. Private streets with acurb-to-curb width of 24 feet shall only be permitted if located directly.off a curb-to-curb width of 32 feet or greater (Figure 2-SA, Section J). Modified Secondary Road (110' ROW/40' CC) -This street section (see Figure 2-5A, Section K), entails Nicolas Road off-site west of the project boundary to Calle Girasol. It consists of a 12-foot turn lane, two 14-foot travel lanes centered within right-oi-way, with an asphalt berm at edge of pavement and located within 40 feet from curb to curb. A 6-foot curb separated asphalt path is to be located along the north side within a 35-foot parkway. Modified Collector Road (66' ROWP38' CC) -This street section (see Figure 2-SA, Section L), will be Calle Girasol Road from Walcott Lane to Nicolas Road (off-site). It consists of a 10-foot turn lane, two 14-foot travel lanes, within 38 feet from curb-to-curb. O Modified Collector Road (86' ROW/46' CC) -This cross section (see Figure 2-SA, Section M), is on Calle Chapos from Butterfield Stage Road to Walcott Lane. The ultimate cross section consists of two 12-foot travel lanes and a 12-toot turn lane, with two 5-foot class II bike lanes and 6-foot curb- adjacent sidewalks. However, this project will construct a 38-foot wide center section of this oftsite roadway. Gated Roads -Two gated entry designs, as shown in Figure 2-3, are proposed within the Roripaugh Ranch project. This includes three Staff Gated Primary Entries (Figures 4-18A through 4-19), and seven Card Key Gated Secondary Entries (Figures 4-21 through 4-22F). The Staff Gated Primary Entries will serve as major private entrances into the residential neighborhoods. The entries will consist of a guard house, card reader-activated control arms, auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. The Card Key Gated Secondary Entries will consist of a card reader activated auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. Both entry types will be maintained by the Homeowners Association. Cross sections for these gated entries are shown in Figure 2-5A-1. 2.2.4 Access Potential Access Road Alignments and Access Points are depicted on the Circulation Master Plan (Figure 2-3). The Access Road Alignments and Access Points are conceptual in nature and may be modified at the Tentative Map stage. Residences located along collector roadways will be oriented so that they do not front on collector roadways. 2.2.5 Signalization Traffic signal lights will be provided when warranted per the mitigation measures in the 2nd Revised DEIR at the major community entry points and intersections as depicted on the Circulation Master Plan (Figure 2-3). O Roripaugh Ranch Specific Plan - 2-15 \\KEITH0301 W ET_M31367.000IDOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COAAPONENTS 2.2.6 Phasing of Road Improvements O The following measures are proposed to help prevent potential traffic-related impacts of the project from becoming significant. The following shall be used to implement the mitigation measures in this section: a. All proposed road improvements shall include associated flood control, storm drain, water, and sewer lines. b. All references to bridges shall mean hydro-arch bridges or other designs as approved by the City Engineer. c. Full-width improvements shall consist of the complete street and landscape improvements within the right-of-way. d. Half-width improvements shall consist of the construction of the improvements from the curb to the raised landscaped median, the full-width raised landscaped median, where applicable, and a travel lane adjacent to the median on the unimproved half. e. On center improvements shall mean: i) A 38' width improvement consisting of two 14'travel lanes and a 10'turn lane; or ii) A 40' width improvement consisting of two 14' travel lanes and a 12' turn lane. 2. Prior to the issuance of building permits for each phase, the developer or the CFD must construct the improvements identfied below. The City reserves the right to withhold building permits in excess of those indicated below until the mitigation measures necessary to O improve the Level of Service D or better are completed for each phase of development, except for the following five intersections that will exceed City standards even without projeci- related traffic: 1) the I-15 southbwund ramp at W inchester Road; 2) the I-15 southbound ramp at Rancho California Road; 3) the intersection of Ynez Road at Winchester Road; 4) the intersection of Ynez Road at Rancho California Road; and 5) the intersection of Margarita Road at Winchester Road. However, the developer is still responsible to comply with the mitigation measures for the improvement of the above five intersections. The developer and/or CFD will be responsible for acquiring right-of-way where necessary, for any required onsite and offsite improvements. The City will require additional or supplemental traffic studies prior to approval of future tentative tract maps. If these studies confirm that area intersections are operating below LOS D or otherwise pose an unsafe condition, then the developer shall be responsible for mitigating these conditions, in addition to the mitigation measures already identified in the 2ntl Revised DEIR. In general, the supplemental traffic studies will: f) document ambient traffic volume conditions; 2) estimate trip generation for the particular development phase; and 3) assess traffic conditions with the traffic added by the particular development phase. The exact study area to be addressed in each of the traffic studies should be defined through discussions with the City Traffic Engineer. In general, the study area should include the immediate access intersections and roadways which would serve the new development phase, and those critical offsite intersections and roadways that will provide primary access to the new development. Critical intersections/roadways are defined as those facilities that are experiencing high levels of peak period traffic congestion at the time the traffic study is to be performed. The traffic study findings would assist the City in proactively planning for area roadway improvements. O Roripaugh Rands Specific Plan 2-16 \\KEITH0301\NET_M31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPOiVENTS PHASE 1 (Planning Areas 1A-4B, 6, and 32) O Onsite (See Figures 2-3 through 2-56) Prior to issuance of the 34"' building permit, the following improvements shall be completed: 1. Secondary Access -Provide secondary access limited to right-turns only from Planning Areas tA, 2, or 4A to Murrieta Hot Springs Road. Prior to issuance of the 108"' building permit, the following improvements shall be completed: 2. Butterfield Stage Road -Construct half-width improvements from Murrieta Hot Springs Road to the south project boundary at Planning Area 32, including construction of two full-width bridges within and over Santa Gertrudis Creek and Long Vaftey Wash. 3. Butterfield Stage Road -Dedicate full-width right-of-way from the northern project boundary to Murrieta Hot Springs Road. 4. Munieia hot Springs Road -Construct full-width improvements from east of Pourroy Road at the northern project boundary to the MWD pipeline property. 5. Murrieta Hot Springs Road -Construct half-width improvements from the MWD pipeline property to Butterfield Stage Road. 6. Nicolas Road - Offer a dedication fora 110' right-of-way from Butterfield Stage Road to the western project boundary. 7. Nicolas Road -Construct half-width from Butterfield Stage Road to the westem project boundary. 8. South Loop Road -Construct half-width in front of fire station (Planning Area 32). Prior to issuance of the 400'" building permit, the following improvements shall be completed: 9. "A" Street -Construct full-width from Murrieta Hot Springs Road to Butterfield Stage Road 10. "B" Street -Construct full-width improvements from Nicolas Road to "A" Street. 11. North Loop Road - Construct a full-width bridge over and within Santa Gertrudis Creek and connect the bridge to Butterfield Stage Road with full width improvements. 12. Traffic Signals -Construct traffic signals and related intersection improvements as warranted at: (a) Murrieta Hot Springs Road and Pourroy Road and (b) All project entrances on Murrieta Hot Springs Road. Offsite (See Figures 2-3, 2-SA and 2-56) Prior to the issuance of the 108'" building permit, the following improvements shall be completed: Nicolas Road -Construct 40' width on center improvements from the westem project boundary to 450' east of the existing Nicolas Road/Calle Girasol intersection. O Roripaugh Ranch SDecific Plan 2.17 UKEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS 2. Secondary Access -The required secondary access for the Plateau area shall be provided by one of the following options: a. If Nicolas Road is designated as the secondary access route, the following O improvements shall be completed: i. Construct 40' width on center improvements from 450 feet east of the existing Nicolas Road/Calle Girasol intersection to Le'rfer Road including the full width bridge structure over and within Santa Gertrudis Creek. ii. Realign existing Calle Girasol to Rs ultimate intersection with Nicolas Road including right-of-way acquisition. b. If Calle Chapos from Buttertield Stage Road to Walcott Lane and Calle Girasol from Walcott Lane to the existing Nicolas Road/Calle Girasol intersection is designated as secondary access, the following improvements shall be completed: i. Calle Chapos from Butterfield Stage Road to Walcott Lane - Construct 38' width improvements on center to existing pavement. ii. Calle Girasol from Walcott Lane to the existing Nicolas Road/Calle Girasol intersection -Construct 38' width on center improvements, as required by the City Fire Chief and City Engineer (including right- of-way acquisition and horizontal and vertical realignment). c. If Butterfield Stage Road from the southern project boundary to Rancho California Road is designated as secondary access, construct halt width improvements from the southem project boundary at Planning Area 32 to Chimen Clinet, excluding any existing improvements. O PHASE 2 (Planning Areas 10 -12, 14 - 24, 27 - 31, 33A, and 33B) Prior to the issuance of the 510'" building permit in Phase 1, or any building permit in Phase 2, the following improvements must be completed: Onsite (See Figures 2-3 through 2-56) 1. Butterfield Stage Road -Construct remaining half-width improvements from Murrieta Hot Springs Road to 550' south of the intersection of Butterfield Stage Road and Nicolas Road. 2. Butterfield Stage Road -Construct or bond for grading and full-width improvements from the northern project boundary to Murrieta Hot Springs Road. 3. Murrieta Hot Springs Road -Construct remaining half-width improvements from the MW D pipeline property to Butterfield Stage Road. 4. North Loop Road -Construct full-width improvements from the bridge structure at North Loop Road/Santa Gertrudis Creek crossing to the Long Valley Wash Bridge structure at South Loop Road. 5. South Loop Road -Construct the full width bridge structure crossing Long Valley Wash and construct full width street improvements from this bridge to Buttertield Stage Road. 6. Nicolas Road -Construct remaining full-width improvements from Butterfield Stage Road to the western project boundary. O Roripaugh Ranch Specific Plan 2.tg \UCEITH0301WET_N\37367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS 7. Traffic signal -Construct traffic signals and related intersection improvements, as O warranted, at the intersections of: a. Murrieta Hot Springs Road at Butterfield Stage Road, b. Butterfield Stage Road at North Loop Road, and c. Butterfield Stage Road at South Loop Road. Offsite (See Figures 2-3 through 2-5B) 1. Butterfield Stage Road -Construct remaining half-width improvements from 550' south of the intersection of Butterfield Stage Road and Nicolas Road to the south project boundary at Planning Area 32. 2. Butterfield Stage Road -Construct modified full-width improvements from the southern project boundary at Planning Area 32 to Rancho Cal'rfomia Road excluding any existing improvements. 3. Nicolas Road -Construct 40' width improvements from 450 feet east of the existing Nicolas Road/Calle Girasol intersection to Leifer Road including the full width bridge structure over Santa Gertrudis Creek. 4. Calle Girasol and the Nicolas Road/Calle Girasol Intersection -Realign existing Calle Girasol to its ultimate intersection with Nicolas Road including right-of-way acquisition. 5. Calle Chapos -Construct 38' width on center improvements from Butterfield Stage Road to the existing paved terminus at Walcott Lane/Calle Girasol. 3. The developer must make a fair share contribution towards the improvement of the following O intersections identified below. The City reserves the right to withhold building permits in excess of those indicated below until the mftigation measures necessary to improve the Level of Service D or better, are in place for both phases of development, except for the following five intersections that will exceed City standards even without project-related traffic; 1) the I-15 southbound ramps at Winchester Road; 2) the I-15 southbound ramp at Rancho California Road; 3) the intersection of Ynez Road at Winchester Road; 4) the intersection of Ynez Road at Rancho California Road; and 5) the intersection of Margarita Road at Winchester Road. However, the developer is still responsible to comply with the mitigation measures for the improvement of the above five intersections. A fair share contribution is based on the intersection trip distribution percentages identified in the traffic study and future traffic studies, as shown in Table 3.5-8 of the 2nd Revised Draft EIR. The developer and/or CFD will be responsible for acquiring right-of-way where necessary for any required onsite and offsite improvements. Additional or supplemental traffic studies shall be conducted prior to approval of future tentative tract maps. If these studies confirm that these intersections are operating below LOS D or otherwise pose an unsafe condition, then the developer shall be responsible for mltigating these conditions, in addition to the mitigation measures already identified in the 2n0 Revised DEIR. In general, the supplemental traffic studies will: 1) document ambient traffic volume conditions; 2) estimate trip generation for the particular development phase; and 3) assess traffic conditions with the traffic added by the particular development phase. The exact study area to be addressed in each of the traffic studies should be defined through discussions with the City Traffic Engineer. In general, the study area should include the immediate access intersections and roadways which would serve the new development phase, and those critical offsite intersections and roadways that will provide primary access to the new development. Critical intersections/roadways are defined as those facilities that are experiencing high levels of peak period traffic congestion at the time the traffic study is to be pertormed. The traffic O study findings would assist the City in proactively planning for area roadway improvements. Roripaugh Ranch Specific Plan - 2-19 \\KEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC Marcb, 2003 SPECIFIC PLAM CONIPONEI\ITS Phase 1 (prior to issuance of i~r building permit in Planning Areas 1A-46, 6, and 32j O 1. I-15 Freeway (southbound ramps) at Rancho Califomia Road -southbound left turn lane, west bound free right-tum lane, eastbound free right tum lane, and southbound free right turn lane. 2. I-215 Freeway (southbound ramps) at Murrieta Hot Springs Road -southbound left- tum lane, southbound right-tum lane, eastbound through lane, eastbound right-turn lane, westbound through lane, and westbound free right-tum lane 3. Ynez Road at Winchester Road -southbound right-turn overlap 4. Ynez Road at Rancho California Road -eastbound through lane 5. North General Kearny Road at Nicolas Road -traffic signal. 6. Butterfield Stage Road at Rancho California Road -traffic signal 7. Murrieta Hot Springs Road at Alta Murrieta (in the City of Murrieta) -lane improvements (as yet undetermined). The developer shall provide the City of Temecula with a letter from the City of Murrieta stating that a fair share contribution to identified improvements at this intersection has been made. Phase 2 (prior to issuance of 1a building permit in Planning Areas 10 - 12, 14 - 24, 27 - 31, 33A and 33B) 1. I-15 Freeway (southbound ramps) at Winchester Road -southbound left-turn lane, southbound right-turn lane, and eastbound right-tum lane, westbound through lane, eastbound through lane, and eastbound free right-turn lane. O 2. Traffic signal and related intersection improvements, as warranted, at the intersection of La Serena Way and Meadows Parkway. 3. I-15 Freeway (northbound ramps) at Winchester Road -northbound left-turn lane, northbound free right-tum lane, westbound through lane, and westbound free right- turn lane 4. I-15 Freeway (southbound ramps) at Rancho California Road -southbound left-turn lane, southbound, eastbound, and westbound free right-turn lanes 5. I-15 Freeway (northbound ramps) at Rancho California Road -northbound left-turn and right-turn lanes 6. Ynez Road at Winchester Road -southbound left-turn lane, southbound right-turn overlap, and eastbound left-turn lane 7. Ynez Road at Rancho California Road -westbound left-turn lane, westbound right- tum lane, southbound through lane, southbound tree right turn lane, eastbound free right-turn lane, and eastbound through lane 8. Margarita Road at Winchester Road -eastbound left-turn lane, southbound right- tum lane, westbound right-turn lane, and southbound right-turn overlap 9. Margarita Road at Rancho California Road - northbound and southbound through lanes, southbound right-turn lane, eastbound left-turn lane, eastbound right-turn overlap, westbound left-turn lane, northbound right-turn lane, and westbound right turn overlap 10. Margarita Road at Murrieta Hot Springs Road -northbound shared left-through lane, O eastbound through lane, and westbound through lane Roripaugh Ranch SDecific Plan 2.20 \\KEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAiV COAflPOINENTS 11. Winchester Road at Nicolas Road -northbound left-tum lane, northbound free right turn lane, westbound left-turn lane, northbound through lane, southbound free left- O turn lane, southbound through lane, and eastbound right-turn overlap 12. Winchester Road at Murrieta Hot Springs Road -northbound through lane, southbound through lane, and westbound through lane 13. Butterfield Stage Road at Rancho California Road -northbound left-turn lane, northbound through lane, southbound left-turn lane, southbound through lane, eastbound left-turn lane, eastbound through lane, westbound left-turn lane, and westbound through lane 14. Calle Contento at Rancho California Road -eastbound left-turn lane, eastbound through lane, westbound left-turn lane, and westbound through lane These improvements shall be constructed and the developer shall provide appropriate fair share contributions to these improvements as shown in the attached Table 2-3. O O Roripaugh Ranch Specific Plan 2-21 \V(EITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS O O Table 2-3 Project Fair Share Contributions Project Percent of New Traffic Roadway (NS) Intersection (EW) AM PM 1-215 Freeway - SB Ramps Murreta Hot Springs Road 4.4 5.8 I-215 Freeway - NB Ramps Murrieta Hot Springs Road 7.3 6.8 I-15 Freeway- SB Ramps Winchester Road 32 5.7 Rancho Califomia Road 5.7 6.8 I-15 Freeway- NB Ramps Winchester Road 2.4 4.9 Rancho California Road 7.8 10.0 Ynez Road Winchester Road 4.5 5.6 Rancho Califomia Road 6.2 5.9 Margarita Road Murrieta Hot Springs Road 11.4 12.4 Winchester Road 71,7 112 La Serena Way 6.6 7.4 Rancho Califomia Road 5.6 6.4 Winchester Road Murrieta Hot Springs Road 11.1 9.3 Nicolas Road 10,1 12.3 N. General Kearny Road Nicolas Road 18.6 18.3 Meadows Parkway La Serena Way 30.5 22.1 Rancho Califomia Road 28.6 23.6 Budertield Stage Road Murrieta Hot Springs Road 23.3 24.2 Nicolas Road 39.7 35.7 Calle Chapos 29.5 25.8 La Serena Way 20.8 ~ 19.0 Rancho Califomia Road 21.3 19.1 Calle Contento Rancho Califomia Road 10.3 11.3 Alta Murrieta Murrieta Hot Spdngs Road TBD TBD Source: Table 6-1 from Urban Crossroads, November 2001 7BD = To Be Determined (by Temecula Engineer) EW =east-west NB =northbound NS =north-south SB =southbound 4. When the appropriate warrants are met, the developer will contribute a fair share contribution towards the installation of traffic signals and related intersection improvements at (a) Butterfield Stage Road at La Serena Way; and (b) Meadows Parkway at La Serena Way- 5. Prior to the approval of the street improvement plans, the developer shall demonstrate that the sight distance at all intersections meet City and Caltrans standards, to the satisfaction of the City Engineer. 6. Prior to the approval of the tentative tract maps for Planning Areas 17, 18, and 19, the streets shalt be designed to provide safe horizontal and vertical alignments including special considerations to speed control on steep grades. The following measures are proposed to assure that the project is consistent with the City General Plan: 7. At the same time the Specific Plan is approved, the developer will obtain approval for a O General Plan Amendment to the Circulation Element for the following: , a. The designation of Calle Contento as a Principal Collector Road is recommended to be deleted within the project site; and Rori augh Ranch Specific Plan 242 l1KEfTH03011NET_N131367.OOOtDOC1SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAID COMPOIVEiVTS b. The designation of Butterfield Stage Road as an Augmented Arterial Highway (122' O right-of-way) from Murrieta Hot Springs Road to Nicolas Road is recommended. The following transportation system managemenUtransportation demand management (TSMlfDM) measures are proposed to help reduce project-related traffic impacts: 8. Prior to the approval of development plans for Planning Area 11, the developer shall provide pedestrian and bicycle facilities in these areas, to the satisfaction of the City Planning Department. 9. The developer is required to provide 50 Park-N-Ride spaces in Planning Area t i. InRially, a temporary facility, including lighting, is required to be provided prior to the issuance of any building permits for Planning Areas t 0, 12, 14 through 31, 33A, or 33B. A permanent facility is required to be provided prior to the issuance of any occupancy permits within Planning Area 11. The developer shall coordinate with the City to keep the facility open while Planning Area 11 is under construction. The designs of both the temporary and permanent facilities are subject to approval of RTA. 10. Prior to the issuance of the first building permit in Phase 2, the developer shall fund the operation of a shuttle bus services to and from the project. The developer shall pay the RTA to operate the shuttle bus service for a period of 3 years for project residents, but may be expanded to serve areas outside of the project on a fair share contribution basis. This measure shall be implemented to the satisfaction of the Planning Director and the RTA. 11. Prior to tentative tract map approval in each phase, the developer shall coordinate with the RTA to incorporate transit-related facilities and design features to the satisfaction of the City Public Works Department. 12. In conjunction with constructing Nicolas Road offsite in Phase 1, the developer shall install a 6-foot wide temporary asphalt path so residents along Nicolas Road can access the public O facilities in the project east of Buttertield Stage Road (e.g., sports park, middle school, etc.). This path shall be built to the satisfaction of the Temecula Community Services Department and Public Works Department at the time adjacent improvements are installed. The asphalt path shall be extended from 450 feet east of the Nicolas Road/Calle Girasol intersection to the bridge over Santa Gertrudis Creek during Phase 2. 13. Prior to the issuance of the grading permits and building permits, the developer shall provide the City with a letter stating that all contractors will be prohibited from using Nicolas Road for construction related traffic. 14. Prior to tentative map approval for Planning Area 19, the 15-foot wide multi-use trail within a 30-foot fuel modification zone shall be designated to be screened from offsite homes on an as needed basis. Screening shall be accomplished through the use of either landscaping or topography, to the greatest extent feasible. However, the primary goal of this trail is to provide access to the trail from adjacent onsite and offsite lots. 15. Prior to the issuance of building permits in the appropriate phase, the developer shalt make a fair share contribution to four planned intersection improvements along Murrieta Hot Springs Road within the City of Murrieta: 1) I-215 southbound ramps; 2) Alta Murrieta Drive; 3) Margarita Road; and 4) Winchester Road. 2.2.7 Alternative Transportation A park and ride site is proposed within the Roripaugh Ranch project site as illustrated in Figure 4-90. The facility will be located in the Neighborhood Commercial center (Planning Area 11) and will include 50 designated parking spaces. Direct access shall be provided to the facility acceptable to the Riverside Transit Agency (RTA). Appropriate lighting will also be incorporated into the facility to ensure safety and promote usage. O Roripaugh Ranch Specific Plan 2-23 \\KEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN! COMPONENTS In addition, the developer will also provide RTA stops at Murrieta Hot Springs Road and Pourroy Road, at the park and ride facilityin Planning Area 11 and at "North Loop Road" in front of the middle O school. Additional stops or modifications to these stops may be approved by the Planning Director after consultation with the RTA. All bus shelters will be designed so they are consistent with the design theme of the project. 2.2.8 PedestrianBicycle Circulation The Specific Plan provides for both pedestrian and bicycle circulation for residents as well as project visRors (see Figure 2-SC, 2-SD, 2-11, 4-12, 4-13 and 4-14). The circulation within the project site has been separated into two systems. This includes the Private Trail System and the Public Trail Systems. All trails within the project site, with the exception of the future trail proposed within the MW D properly will be constructed by the developer. Private Trail Svstem (See Figures 2-11, 4-12, 4-13 and 4-14) A River Walk will be located along both sides of Long Valley Wash between Butterfield Stage Road and the Loop Roads as illustrated in Figure 4-13. This walk will be fully improved with all weather surface and fencing, and will service the private use of the Roripaugh Ranch residents. If the Riverside Flood Control District determines that the River Walk cannot be located within the channel right-of-way, then the walk will be relocated outside of the channel. Separate walks shall be designed and shown on the "B" tentative tract map in the Valley for review and approval located outside the flood control right-of-way. In addition, a pedestrian bridge is proposed within Planning Area 26 as illustrated in Figure 2-11, and Figure 4-14, that will connect Planning Areas 22 through 24 To the sports park (Planning Area 27 and the two school sites (Planning Areas 28 and 29). A Class II (5' wide) bicycle lane is planned along both sides of North and South Loop Road within the private areas. These lanes will link to the public Class II bicycle lanes within the public portion of the Loop Roads. The bicycle lanes within North and South Loop Roads will provide a secondary O transportation system linking the public parks and schools to the private parks and neighborhoods. Planning areas will be linked to one another by a paseos system. These paseos will create access through the planning areas to the private and public parks, project trails, schools and neighborhood commercial center within the project site, by encouraging walking or bicycling to reduce the demand for internal automobile trips. A "Nature Walk" is located within Planning Area 7A as illustrated in Figure 4-12 and 4-15A. The walk will be 10' wide with an all weather surface and provide an internal pedestrian link between the planning areas within the "Plateau" area connecting to the Neighborhood Park (Planning Area 6). Public Trail Svstem (See Figures 2-11, 4-12, 4-13 and 4-16) A multi-use trail system compliments the private multi-use trail system planned for Roripaugh Ranch. Class II bicycle lanes are planned along both sides of "North Loop Road", "South Loop Road" Butterfield Stage Road, Murrieta Hot Springs Road and both "A" and "B" Streets as illustrated in Figure 4-23A through 4-31. In addition, a Class I bicycle lane will be located along the west side of Butterfield Stage Road between Nicolas Road and Murrieta Hot Springs Road. A 15' wide multi-use trail is planned along the southern and eastern boundaries of the project site adjacent to Planning Areas 19, 20, 21, and 32 as illustrated in Figure 2-11, 4-13 and 416. The trail will be accessible to the residents within these planning areas as well as the general public. A home owners association within Roripaugh Ranch will maintain the trail. 2.2.9 Project Development Standards 1. All tentative tract maps shall comply with the on-site and off-site street improvement recommendations/mitigations as stated in the Specific Plan and Mitigation Monitoring O Program. The mitigation measures will be incorporated as conditions of approval for the tentative tract maps. The off-site improvements associated with each tentative tract map shall be coordinated with the overall road improvement-phasing plan. Roripaugh Ranch Specific Plan - - 2-P4 \\KEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS 2. Major roadways, including Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, "North Loop Road" and "South Loop Road", shall have restricted access except at approved O street intersections to provide better flow of traffic. Driveway locations to commercial, office, and residential areas, shall be approved at the development plan stage. 3. All public roads and private roads as shown in this document shall be constructed per City of Temecula standards and approved street cross sections in the Roripaugh Ranch Specific Plan. 4. Street parkways shall be landscaped in accordance with the recommendations for street landscaping as approved in this document and TCSD standards. 5. Developer shall construct a safe and efficient sidewalk, bicycle path, and multi-use trail network. 6. Sidewalks and bicycle lanes shall be provided on all major streets including Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, "A" Street, "B" Street, "North Loop Road" and "South Loop Road". Sidewalks shall also be included on public and private streets with the exception of the east side of Butterfiled Stage Road adjacent to Planning Areas 13 and 14. In addition, multi-use trails and bridges shall be provided as identified in this document to improve the overall circulation. 7. A park and ride facility shall be provided in Planning Area 11 as illustrated in Figures 3-9 and 4-90. This facility shall include 50 designated parking spaces. Direct access shall be provided to the facility acceptable to the Riverside Transit Agency. Appropriate lighting shall be incorporated into the facility to ensure safety and promote usage. 8. Bus turnouts and shelters shall be provided as required by the Riverside Transit Authority (RTA) and approved by the Department of Public W orks. All shelters shall be consistent with the design theme of the project. O 9. Bus/Pedestrian shelters and tumouts shall be installed concurrently with street improvements. 10. The developer shall provide RTA stops at Murrieta Hot Springs Road and Pourroy Road, at the park and ride facility in Planning Area 11 and at "North Loop Road" in front of the middle school. Additional stops or modifications to these stops may be approved by the Planning Director after consultation with the RTA. 11. Road and traffic signal improvements shall be installed or contributed to on a fair share basis in accordance with the phasing as stated in Section 2.2.6 of the Specific Plan. 12. The project shall comply with all subsequent conditions and requirements for road design, improvements, and right-of-way dedication imposed by the City of Temecula. 13. The developer shall comply with the Citys Development Impact Fee requirement. 14. Efficient, safe vehicular and pedestrian connections shall be provided to both school sites acceptable to the school district and the City. 15. Gated development within Roripaugh Ranch may be constructed as approved by the Fire Department, using either private or public street sections as illustrated in Figures 4-18A through 4-19 and 4-21 through 4-22E. 16. Long, steep residential local roadways shall be avoided in Planning Areas 17, 18 and 19. Streets within these planning areas shall be designed to provide safe horizontal and vertical alignments including special considerations to speed control on steep grades. Round-abouts shall be provided to lower speeds along residential local roadways. 17. All local streets shall have curb-separated sidewalks. Curb separated sidewalk and O landscaping shall be maintained by a Homeowners Association. Roripaugh Ranch Specific Plan 2.25 11KEITH030t1NET_N\37362000\DOCISPSECT2CCFINALSP.DOC March, 2003 • • .~ ~~ ~_ .J~ <~:~ ~' ;~ ~~~~a ~ o ~ ©~~ ~~~ ~~ ~ ~~~ ~_ g ~~~~~~~ a ~, ~ s ~~~oao=~®®Q a ~ ~ ~~~ v ~ ~ go w~~ D ~~ 1 ~: Conceptual Circulation Master Plan ~~~n,.~,w.~~.o.~~ Q'^0'£'ZOOOXdLId1ZP80dS1~01000'L9flfvN :'JMO H3'JLNB 1'aB WV LYlS:8 f00ULLC:Pa4gd `\ U M ~~ r Om ~r -- U tD ~~o r J ~ N v 1 _/ U I{~ ~Om (D ~U¢¢ ~zv,o ~+ o ai v I 0 OJ^o ~~ ~Om r ¢ ~~N / ¢ ~ ~JNO r __ .I II j~ III NU fn ¢ ~ N I m U ~ I,I ¢~ oJ~,o N o 0 m ro II ~~ ~\ i I Q 0 v U (n _ ~ C'7 g `°• o a N N N ~~a Nino N a N N to 0 0 N V N 7 UU f`a~0 N`na;¢ v, 1 Jrn0 f7 N N N ~a ~ N aN a N 0 (~ J N _ O i U~ N~MC I N /Q ~ U U^ 1 ~/~ I u i~i~a~.ul ro ~ ~z~n~ d o w _p~~~~~~ Z ("~ ~ I ~ Q J Q~ I U U -iy ~'cW's ' -. 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F- " d ~ ~ Z (A -~ () ~- 4- - 1 UaN avow ,~oaanod ~ ~ < < "~o i., ,,I ~~ N m ~O ~I ~a~ MJOo ~_ ~~ I m Ipa~ ¢j I I °a N ~a°crn ~~~ ~ °' I ~ UO I Q ~¢~ I ~ J~~ I ~ I m ¢ N 1~0~ I N 1 / CD v N .-~ ~ N ~ o 0 0 ~ .o >. .~ ~ ~ ~ co o ~ c c 3 ~, >, ~ o GO a~i ~ ono .c _ .C L O =~ p O ~ O O O ~ _ Of C71 ~ ~. ~ (~ ~ w d C ~ N co v 4 m g` ~ ~~ 0 4 Q- 'c .c ¢ ~~/ ¢ ~ ¢ a~ ¢ cvN c - o 'c cv ~ N ~ N ~ N ~ N l i N ~^ N O N ~ N • Q N~ f 0 L a~ ~' Qy Q~ _~ [nom G.y U~ mL r-t rnd .c c ~ ~v~ ~> > ~~~ -o~ 'vim o~ ~ v c c a' of LL ~_ LL ~ l.L C LL ~_ ~ lL 4= LL ~ l.L ~ LL Q p .d ~ ~ Qv' ~v ~`n Q~ ova-' ~`n ~`n ~~ •~ ~ o m v ~ o - ~ o. a3i .~ ~m ~ Nn . i/i to > C Q. ~ N U = • Z .= c~i ri • • • ~~ N N S ~ m E 0 s m Y w m L FIGURE 2-4 • • 12' ~ 14' ~ 14' ~ 14' ~ 12' 1 86' -- 110' SECTION B B Modified Arterial Highway (110') • Murrieta Hot Springs Road (MWD to Butterfield Stage Road adjacent to Planning Areas 6, 9A, 96, 10, 11) SIDEWALK CURB 10' CLASS II BIKE LANE RAISED LANDSCAPED MEDIAN SIDEWALK CURB 10' CLASS II BIKE LANE i I~ 0`-~- 12' ~ 14' 14' - 14' - -+-- 12' _ 10=-~---- 6' - 86' ' 110' -- SECTION C © Arterial Highway (110'} • Butterfield Stage Road (from Murrieta Hot Springs Road to northern project boundary adjacent to Planning Areas 9B and 13) • Buttefield Stage Road (creek crossings and Planning Areas 22, 26, `27, 32, and 33A) • Butterfield Stage Road (off-site southern project boundary to Rancho California Rd.) No SNV EIS BSR ` Curb separated sidewalk along PA 27 south of Santa Gertrudis Creek to Long Valley Wash NOTE: Parkways shall drain at 2% toward streets, Streets shall have 2% cross fall. No on street parking allowed except on local roads and private streets. • ww F 12' CLASS I J BIKE LANE/SIDEWALK I// ~ CURB PA's 11, 12 ~~ RAISED LANDSCAPED MEDIAN CURB 1 T ---~----12~ 12' - ' - 14' ~ 12' ~ 2'~ 1 T ~~ g' 96' 122' SECTION A ® Augmented Arterial Highway (122') • Butterfield Stage Road (Murrieta Hot Springs Road to Nicolas Road adjacent to Planning Areas 11 and 13, 12 and 14) R NJ RMr A's 6, 11 ` J fl SIDEWALK ~ CURB 10' CLASS II BIKE LANE n ~_ I RAISED LANDSCAPED MEDIAN ~ / I/ 10' CLASS II BIKE LANE ~ SIDEWALK CURB ~, _ RJW PA's 33A 6' The Keich Cumpan~es(~~ N O T T O II S C A l E PA's 13, 14 PA 9A, 9B, 10 Rrw PA's 22, 26, 32 PA 2T ~~ ~~ s U ~ resin/ g v / x ~~ w ~~~~ VJ ~ S U . ^ i- 1 ASHBY USA, LLC FIGURE 2-4A • • • R/W SIDEWALK CURB PA's 4A, 4B PA 33A L LANDSCAPE EASEMENT SECTION C-1 © Modified Arterial Highway (110') Murrieta Hot Springs Road (Pourroy Road to MWD adjacent to PA 4A, 4B, and 8) SOFT SURFACE PATH R/VU ~ SPLIT RAIL FENCE :~ SIDEWALK CURB SOFT SURFACE PATH SPLIT RAIL FENCE-~ R/VV i PAINTED STRIPED MEDIAN I Cr SIDEWALK j ~ ~~ 5' CLASS II BIKE LANE CURB- LLc~ `~i-.-~'Ll 5' CLASS II BIKE LANE - 20' RAISED LANDSCAPED MEDIAN - 14' 14' ~ 12' -- - 86' - 110' __ _~ PA 8 0~ 12' --_1_-- 14 L- - - I 6 - 5 12' ~-~ 12' ---i---12'--jf- 12' ~i-- 12' 5~ E 70' „o' __ 5ECTION D iiiiiiii Modified Secondary Highway (110' Right-of-Way) •Nicolas Road (from Butterfield Stage Road to the west project boundary adjacent to Planning Areas 12, 33A, 338) •Onsiie Section and Ultimate Offsite Section RNy ~- rv+laeu Lr~rvuaL.Artu R/VJ I I I MEDIAN r SIDEWALK ~ CURB SI~ALK CURB 5' CLASS II 5' CLASS II BIKE LANES BIKE LANES PA's 22, 23, 24, - ~ ~ - _ _ 26. 27, 28, 29, 30, 31 4' S' 6' I F~ ( 12' - ~ 12, ~ 12• 5' g' 5' 4 15' - Imo- 46' ~ 15' ---- 76' SECTION E ^ ^ Modified Principal Collector Road (76') • North Loop Road and South Loop Road (adjacent to Planning Areas 14, 15, 16, 17, 18, 20, 21, 22, 23, 24, 25, 27, 28, 29, 30, 31 and 32) SIDEWALK -~ RAW PA's 14, 15, 16, 17 18, 20, 21, 25, 32 PA's 12, 33B V~ ® c U 4~ 3 0 ~r g~g ^t~ 2 F `/ `~' C `~/ a U .~ NOTE: Parkways shall drain at 2% toward streets, Streets shall have 2% aoss fall. Noon street parking allowed except on local roads and private streets. The Keith Compa n,es~~ "__'.-.- - N O T T O S C A L E ~~ ~,_~ l ~,~,1 ~, ~v ~'- i~~~~ l i •~ • FIGURE 2-4B R/W PAINTED MEDIAN RAN SIDEWALK SIDEWALK 5' CLASS II CURB, BIKE LANE ~ 5' CLASS II CURB ~ BIKE LANE ~ PA 11 PA6 -- 5' 6' S, 12 ~~10 ~--12' S' 6 5 11' 44' 11' 66' SECTION F-1 ® Modified Collector Road (66') •Street "A" (adjacent to Planning Areas 6 and 11) R/VV PAINTED MEDIAN R/VJ SIOEWALK~ SIDEWALK 5' CLASS II CURB BIKE LANE ~ 5' CLASS II CURB BIKE LANE / PA 11 PA 12 ~ ~ fi- 6 5 5' 12' ~ -10'--~---12' _ 5' 6, 5, 11' 44' 11' 66' SECTION F-1A ® Modified Collector Road (66') •Street "A" (adjacent to Planning Areas 11 and 12) R14V PAINTED MEDIAN RAN SIDEWALK SIDEWALK 5' CLASS II CURB BIKE LANE ~ 5' CLASS II CURB BIKE LANE NAP ~ I 6' 5' I 5' 12, _ I- 10' ~ 12' 5 1 5 1 6 11' 44' - --- 11' 66' SECTION F-2 ® Modified Collector Road (66') •Street "B" (adjacent to Planning Areas 12, NAP) NOTE: Parkways shall drain at 2% toward streets, Streets shall have 2% cross fall. No on street parking allowed except on local roads. The Keith Companiesl~~ N 0 T T O S C A L E Illllllllllllllt PA 12 O U tU C~ n~~ nW, W •+-~ V J .U i .. O O FIGURE 2-5 SIDEWALK r SIDEWALK I CUAe ~ ~ i I n,Ra, ~ ~--- zo• -}- zo• 6, 1. ao~ io ~~ SECTION G Local Road (60') •Local Roads permitted in all planning areas R/E , R/E P P rE O U -d--' 9a. ~+ U .\ /~ SECTION H Private Streets (36'/47') • Private streek within Single Famiy Planning Areas with zoning designation L, LM, M1, M2 • Parking on both sides NOTE: Parkways shall d2in at 2% toward streak, SVeets shoo nave 2%aoss tall. Noon street paddng allowed except on bcal roads and private streets. O The Keich Comoaniee~ p~ '~ . oo r a ~ a1L11 ILI~XCV ~ .~~0I~1~.1~~~1~;~i~:~ ..I~~I~t`~~~ O l SECTION G1 Modified Local Road (44'/56') • Modified Local Roads wihin all Planning Areas wE I wE SECTION I 0 Private Streets (32'/43') • Private streak within Single Famiy and Clustered Planning Areas within M2 zoning designation (PA's 12, 14, 15. 22, 23, 24 and 31) • Packing on one side FIGURE 2-5A O P ASPHALT PATH RAY NORTH 35' I Rrn LANE E RAN UNIMPROVED SOIfiH - 35' AC - UIKE 14' ~ 12' ~ 14' - 40' 110' SECTION K Modified Secondary Road (110') • Nicolas Road - 40' oftshe Section to be built OI RAY R/W (X1RB~ SOUTH ~ ~ NORTH 14' 38' 6fi' SECTION L 0 Modified Collector Road (66') •Calle Girasol (Walcott Lane to Nicolas Rd.) •ORsite center section to be constructed RAN TURN LANE q/W ~~ CVRB CURB AlJ( 5' CLASS II ~ 5 CLASS B SIDEW ~~ BIKE LANES BIKE LANES NORTH 4 6' . 5 12' -+-_ 12' _-+-._ 17 ~ 5' 6 4' 10' I 46' 10' 66' SECTION M Modified Collector Road (66') • Calle Chapos (from ButterFetd Stage Road to Walcettiane) O • Ultimate oRsite Section NOTE PadLVrdys shag d2m a12% trnrard steels, Strcets shag have 2% rxoss hg. Noon sheet parking agaAed except on bcal roads and prhate streets. ... 'i O U ~/~^' ~/ / ~r ~~-0/-.~~ VJ U .~ .l_ The Keith ComDanieahl /7/~ ,~~,- -, e~ T e alLll ILI~~C~II~_J 1~<~r-1~~~ttr~~i `~`;:"=~-. ~~~1.11~~.~1 R/W MIN. G (VARIES) ~ ~. I SECTION J Private Streets (24'/35') • No on street parking allowed ASH6Y DS/~LLC FIGURE 2-5A-1 RAISED lN1DSDAPEO MEDIrW Permitted only when: Ire I ~ O Located m an M2 zoning srDEWAix g SIDEWAIK • ~ designation. tune cuRa Ddveways are 18' long off 24' 4.5 5.5' 12' --~-- 17 17 .5' .5• wide street and the 24' wide wE street connects to a 36 wide 5G ~ 44 street ~••! Drrvewan are 16' ~ Private Street (56') ~ minimum length and provide Card Key Gated Entry ~ ~ padting for lwo cars 0624' • PA 10 wide street connects to either a 37 or 36 wide shret. wE I wE _ SIDEWALK E Q1Re SIDEWALK NOTE: cuRe ~ ~„ 1 ~..~ Parkways shall drain at 2% toward streets, Streets shall 4.5', 5' 4.5' ~, .5' 5' A.5' have 2%aoss fall. Noon IxrE 7 street parking albwed except on bcal roads and private streets. 0 Private Street (72') Staffed Gated Primary Entry • Murrietta Hot Spdngs Road 8 Poumoy Road- PA 3, 4A wE I rROROSEO MEOIAra R~ LourgK AKO wloTel vARv soEwALK ~ sloEwAUc ~ ~-, i ~Dna 7 PUE ~~ O 106' Private Street (108') Staffed Gated Primary Entry • Murdetfa Hot Springs Road 8 Poumoy Road - PA 3, 4A ~ I RAISEO UROSCAreD MEDIAN I~ smEwAUC rc ~ cum sloEwALK tune .S , 5' 6' 12' ---r-- 15' 17 , 6 _ 5 .5 E 70' Private Street (70') Card Key Gated Entry PA 1A arld 2 ,bA and 4B, 11, 12, 14, 15 and 16 and 33A RAE IsA JEWAIK Y SIDEWALK DDtiO~ ~ I rCURB i 8' I ~ ~ 6' 15' 110' Private Street (110') O Staffed Gated Primary Entry • South Loop Road - PA 21, 22 • Nortlt Loop Road - PA 30 TAe Keith Gompenieei~l /7/~ ~ D~ T D I ~ILII ILI~RCVIIV'_ I~c>~•l~~~t_t~,~;~i~~ --.I~,~_~ic~~ FIGURE 2-56 O O PARTICIPATE IN THE EXTENSION OF MURRIETA HOT SPRING9 RD. EAST OF ITS EXISTING TERMINUS AT CALISTOGA DR MURRIETA HOT SPRINGS RD :S OF THE SOUTHWEST ARFA RBBD_ CT SHALL PARTICIPATE ON A 3A515IN THE DISTRICT TO BUILD ROADWAY IMPROVEMENTS. IT SHOULD BE NOTED THAT 1 RANCH IS PROGRAMMED TO T MURRIETA HOT SPRINGS RD. AND .D STAGE RD. WRHIN THE PROTECT IN ADDRION TO PROVIDING OFFSRE FOR PHASE 1 (DEVELOPMEM OF VP TO 511 DWELLING DNTS) TWTFFp CONDITIONS. MVRRIETA HOT SPRINGS RD. AND NICIXAS RD. SHOULD BE EXTENDED TO THE PROTECT SITE WRH A PAVEMENT SECTION TO PROVIDE SITE ACCESS. SERVE LESS THAN 11,]110 ADT WEST OF W I BUTTERFIELD STAGE AD. FOR GENERAL PLAN BUILDOUT WITH PROTECT TRAFFIC CONDITIONS, THE CITYOF TEMECULA W 1 CIRCIAATION ELEMENT COULD BE F 1 AMENDED TO DOWNGRADE NICOLAS RD. m FROM AN ARTERIAL TO A SECONDARY (88 FOOT RIGHT-0F-WAV)BETWEEN ~~ CALLS GIRASOLA DN BUTTERFIELD CHAPOS STAGE RD. _~,~ FOR PHASE 2 (DEVELOPMENT BEYOND 511 DWELLING UNRS) TRAFFIC CONDRIONS, BUTTERFIETD STAGE RD. SHOULD BE EXTENDED FROM RANC/10 CALIFORNIA RD. TO THE PROJECT SITE WITH A MINIMUM 30 FOOT PAVEMENT SECTION TO PROVIDE SRE ACCESS. CONSTRUCTON OF BUTIERFIELD STAGE RD. NORTH OF THE PROTECT SRE HAS NOT BEEN ASSUMED FOR YEAR 2(p] TRAFFp CONDITIONS. CONSTRUCT BUT-fERFIEID STAGI FOR GENERAL PLAN RD FROM MURRIETA HOT BUIIDOUi TRAFFIC SPRINGS RD.TO NICOVS AD. AT CONDITONS, THE RS ULTIMATE CROSSSECTpN CONSTRUCTION OF I WIDTH AS AN AUGMENTED BUTTERFIELD STAGE ARTERIAL HIGHWAY (118 FOOT RD. NORTH OF THE RIGHTFO-WAY) IN CONJUNCTION PROJECT SITE HAS WITH DEVELOPMENT. (SEE BEEN ASSUMED- EXHIBR 6-B OF DEIR) 1 CONSTRUCT BUTTERFIELD STAGE RD. FROM NICOlAS RD. TO THE SOUTHERLY BOUNDARY OF TRAFFp ANALYSIS ZONE A AT ITS ULTIMATE WIDTH AS AH i ARTERIAL HIGHWAY (1 /O FOOT I RIGHT-0F-WAV)IN CONJUNCTION 5 WfTH DEVELOPMENT. I 1y 11 ~µ0 1L ' 1 LOOP RD ~~ t-v ~.-o cs.~ ~~ CONSTRUCT BUTTERFIELD STAGE RD. FROM THE SOUTHERLY BOUNDARY OF TRAFFIC ANALYSIS ZONE ~ TO THE SOUTHERLY PROTECT BOUNDARY AT ITS ULTMATE HALF SECTION WIDTH AS AN ARTERIAL HIGHWAY (110 FOOT RIGIfT-0F-WAr)IN CONJUNCTION WII-IH DEVELOPMENT. SIGHT DISTANCE AT EACH PROJECT ENTRANCE SHOULD BE REVIEWED WITH RESPECT TO STANDARD CfTY OF TEMECULA SIGH7 DISTANCE STANDARDS AT THE TIME OF PREPARARON OF FINAL GRADING, LANDSCAPE AND STREET IMPROVEMENT PLANS. TRANSPORTARON SYSTEM MANAGEMENT ACTIONS AND A TRAFFp MRIGATION/MONRORPTG PROGRAM ME DESCRIBED IN SECTION ].0 OF THIS REPORT. LEGEND ® TRAFFIC SIGNAL ,. 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N C N Q E 0 U s g a~ v o - o m ~ t ~ o SPECIFIC PLAN COMPONENTS 2.3 DRAINAGE PLAN O i 2.3.1 Project Description As seen in Figure 2-6, the drainage plan provides the framework for drainage control within the Specific Plan area and serves to avoid potential hydrologic impacts to downstream areas. The drainage plan fully mitigates all project impacts of off-site flows. All development proposed within Roripaugh Ranch shall be required to incorporate the design criteria discussed in this section. Prior to the issuance of a grading permit, the developer shall provide a Drainage Management Plan (DMP) covering both Santa Gertrudis Creek and Long Valley Wash immediately downstream of the project site. The DMP will demonstrate that runoff leaving the project site will not increase velocity or flow. The design of the facilities in this drainage plan is based on a 100-year storm event. This includes open channels, storm drains, and detention and/or flow-by basins. Detailed engineering of drainage facilities will be completed at the time construction plans are prepared and will be in accordance wfth approved engineering practices, City of Temecula and Riverside County Flood Control and Water Conservation District standards. Hydrology Tor this study is based upon the current "The Riverside County Flood Control and Water Conservation District's Hydrology Manual", dated April 1978. The Synthetic Unit Hydrograph Method was used for tributary areas greater than 300 acres. The Rational Method was used for those areas less than 300 acres. 2.3.2 Facility Description Approximately 550.4 acres or 68 % of the site will remain in natural open space or maintained with pervious surfaces such as turf grass (e.g., parks and yards) and landscaping. This figure includes all of the open space and a majority of the parkland acreage plus approximately half of the school property for fields and half the residential acres for yards. Conversely, almost a third (254.3 acres or 32%) of the site will be covered by impervious surfaces. Therefore, development of the project site O,l will significantly increase the amount of onsite drainage due to the covering of native soils, which are presently very pervious, with various impervious surfaces such as asphalt, concrete, and buildings. The Drainage Management Plan for the proposed Specific Plan wilt maintain flows in the Santa Gertrudis Creek and Long Valley Wash at or below their present levels. This will be accomplished by installing four (4) detention and/or flow-by basins to retain water during high flows but allow low flows to immediately exit the site. A detention basin in Santa Gertrudis Creek and aflow-by basin in Long Valley Wash will be designed to detain approximately 19 acre-feet and 8.4 acre-feet, respectively. Two additional detention basins (each approximately 10 acre-feet) will be located in the south-central and western portions of the Plateau. Offsite flow from the small drainage channel in the southwest corner of the Valley portion of the site will be contained in storm drains as Planning Area 21 is developed, and routed into Long Valley Wash. With the completion of the master drainage facilities, Santa Gertrudis Creek will have an inlet Qrpp of 2,797 cfs and an outlet of 3,467 cfs, equal to its existing outflow. Long Valley Wash will have an inlet of 3,768 cfs and an outlet of approximately 4,460 cfs, equal to its existing outflow. The developer is currently negotiating with the Riverside County Flood Control and Water Conservation District (RCFCWCD) and the City Engineer as to the exact type of control devises to be used and the location of the detention basin in Long Valley Wash. Control devises may include, but are not limited to, hydro-arch bridge struciures, subject to approval by Riverside County Flood Control and the City Engineer. Figure 2-6 shows the Master Plan of Drainage for the proposed project. Based on continuing discussions with County Flood Control and City Public Works staff, the project developer will install flood protection on Santa Gertrudis Creek downstream of the site to approximately where Calle GirasoVNicolas Road crosses the creek. The hydrology study by Adkan Engineering in 2001 indicates that offsite flows from the easternmost of the original four small drainage channels in the Plateau area only carry 9 cubic feet per second (cfs). This drainage course will be channelized as Planning Area 48 is developed. These improvements will not have any significant impacts on downstream properties since the drainage master plan for the Roripaugh Ranch property proposes to maintain the same offsite flows as presently exist. Any concentrated offsite flows will be adequately dispersed by the use of rip-rap, armorflex, or equivalent improvements as approved by the City Engineer. ~O Roripaugh Ranch Specific Plan - 2-36 \\KEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS O A drainage study specifically for Long Valley Wash was prepared by David Evans and Associates (DEA) in February of 2000. The developer is currently negotiating with the Riverside County Flood Control and Water Conservation District (RCFCWCD) to determine the exact size and location(s) of onsite detention basins based on the new land use plan. However, the project engineer has stated that, as long as the eventual improvements do not increase offsite runoff and the potential for flooding, no significant impacts in this regard are expected. Project-related improvements have been arranged and designed to prevent uncontrolled runoff to Santa Gertrudis Creek and Long Valley Wash. Onsite flows generated by the development of the project site will be carried through the streets within rights-of-way until street capacities are reached. Flows beyond street capacities will necessitate a series of catch basins and storm drain systems. The Conceptual Drainage Master Plan for the project proposes the construction of four flow-by and/or detention basins in the following locations: t) in Planning Area 13 just upstream of Butterfield Stage Road in Santa Gertrudis Creek; 2) in Planning Area 25 adjacent to Long Valley Wash; 3) at the south end of Planning Area 3; and 4) the southwest portion of Planning Area tA. Other improvements anticipated for both Santa Gertrudis Creek and Long Valley Wash involve hydro-arch bridges or other design approved by the City Engineer at major road crossings, as previously depicted in Figure 2-6. All drainage and flood control facilities and design standards shall be subject to review and approval by the City of Temecula and, where applicable, the Riverside County Flood Control and Water Conservation District. All structures onsite will be constructed at least one foot above established 100-year flood limits, as required by flood insurance standards. 2.3.3 Project Development Standards 1. Prior to the issuance of a grading permit, the developer shall provide a Drainage Management Plan (DMP) covering both Santa Gertrudis Creek and Long Valley Wash immediately downstream of the project site. The DMP must provide permanent erosion control measures sufficient to protect downstream properties from flooding, scour, erosion, O and/or other drainage-related damage up to a 100-year storm. The DMP will demonstrate that runoff leaving the project site will not increase velocity or flow. The report will demonstrate how total offsite flows from the 2 channels can be reduced to the greatest extent feasible from existing flow. The DMP will identify maintenance responsibilities and be prepared to the satisfaction of the City Public Works Department and the Riverside County Flood Control and Water Conservation District. The DMP shall incorporate any changes to the project drainage reports and demonstrate the project meets all applicable requirements of the Riverside County Flood Control and Water Conservation District (RCFCWCD) relative to drainage improvements and drainage-related construction activities. The DMP must demonstrate the planned improvements will prevent downstream erosion and flooding impacts and any increases in offsite runoff. If it cannot demonstrate these conditions are met, the onsite flood control structures will be modified or the number/layout of residential units or non-residential uses will be modified to achieve these standards, to the satisfaction of the Ciry Public Works Department and the RCFCWCD. For the purposes of this measure, downstream impacts also refer to MWD pipelines that could be impacted. 2. Prior to recordation of any map, or issuance of a grading permit, the developer shall provide a maintenance agreement for the portions of the Santa Gertrudis Creek and Long Valley Wash on the project site. It must be mutually agreeable to the City Public Works Department, the Riverside County Flood Control and Water Conservation District (RCFCWCD), and the Home Owners Association (HOA). This agreement shall state that the City is only responsible for maintaining flood control facilities under public roads, and is not responsible for maintaining the Santa Gertrudis Creek and Long Valley Wash channels or detention basins, and the other facilities must be maintained by RCFCWCD. 3. Prior to issuance of grading permits, the developer shall coordinate any construction that O could impact facilities of the Metropolitan Water District (MWD) to assure that their facilities are not damaged by project construction, either on or offsite. Roripaugh Ranch Specific Plan 2-37 N(EITH0301 WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS 4. Prior to the issuance of grading permits, the developer shall identify and make, as necessary, interim channel improvements including, but not limited to, grading and construction of detention basins during the period before Phase 2 permanent channel improvements are -" constructed to protect downstream drainage facilities constructed during Phase 1, to the satisfaction of the City Engineer. Amass grading permit shall be required for this grading and interim improvements. 5. During the entire development process for the project including grading of interim improvements, any concentrated offsite flows will be adequately dispersed by the use of rip- rap, armorflex, or equivalent improvements, as approved by and to the satisfaction of the City Engineer. In addition to the proposed Master Plan of Drainage, the folbwing measures are proposed to mRigate potentially sign'rficant impacts to surface and/or groundwater quantity and quality that might resuR from project implementation, including offsite roadway and utility line work: 6. Prior to recordation of each final map, the developer shall provide a Conditional Letter of Map Revision and comply with that process, to the satisfaction of the City Public Works Department. 7. Prior to issuance of the first building permit for Phase 2, the developer shall submit appropriate documentation to the Federal Emergency Management Agency sufficient to update the Flood Insurance Rate Maps for Planning Areas 12, 13, 14, 27, 33A, and 33B for Santa Gertrudis Creek, and Planning Areas 18, 19, 20, 22, 23, 24, 25, 26, 27, 28, and 31 for Long Valley Wash. 8. Prior to issuance of a grading permit, the developer shall prepare and submit a Water duality Management Plan (WQMPl to the SDRWQCB for review and comment covering both construction and occupancy of the project. The WQMP shall be implemented to the O satisfaction of the City Public Works Department. O Roripaugh Ranch Specific Plan ~ 2-38 \V(EITH0301 W ET_M31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 i• i• i• 3 9 I - _ I Nn;D I~ H o \\ s ~ I Q~'°7 ~\\\~Y ~ a ~ ® d , ~ ~ ap y d 5~ _ I y~~N ohm ~. ~ 3 ~ a v I ~ I~ N aCg N N2 A O ~ y'~f 'gi~ x S ~ 5 -N 4 g ~ ~ ~ ~ a stn aour+aor ~5. o~ p D n~ aoAo W 3 ~ ~~: +~ ~ ~ ~ ~ 06Inv~4 I b ~~.,~ ~ m ~ ~ "~ °A ~~ 8~ ~ ~ Q T ~~;D ~ o~~~ $ ~ I ~~~ I ~ ~ I V ~ {~; ~ ~ ~ `~ ~ I - _ ` ` i ~ N~~ I P~~~ ~p 5~~, ~omr~i z uW ®,~ ~ i _ ~_ I 1A I m'n D I W Z~ ` ~w'°'p~, ,,/°~ D p H w~ I I ~ I L~a9~ A ~ ~ ~a-N ~~ ro ,~ m __ 9Dinp ,,yy n I I~ _ N yi>~N oo.~ `I' F ~vV =~n~ I~=• ~~3N m~W I N _ I` aro ~~ III ~~ N~$~2a" SrAr'f ~y ~ Cu~~m N~? ~\ ROAD ~ ~ I~ ~ ~~ Nn ~ ~••'' Q r?~B ~• ~ •. I ~ rI ~ N O ~ , IP n ~ ~ ~ I 9 V uPN -+ a I j Ha ~ \ ~. I' ~ ~ ~ ~° o \ ~' III D V w 1 c III b N $; "' ~ I II oH~ 1 ,y-' I ra ~ N~ ~- W re .i g ~ ~ m '•1 cd II c°~~ _ ~ ~ H~ w I °gc'+o I N1. I~ c~zp ~ 1 II p~I \ Oa' ! §~ N I{I 4c-.c> 4 y 3v ~I F 0 I~ aop c~iw ~` ( I p um-~ 'j~ m l III "~ ~ ~ ° '. I 'tl ~~ ° ,. 1 p ~ ~N_~ Q II 3. v ~ v~. ~ .. i I ~' p ~~~ $aj 1flJ C®neeptual Dra~na~e Master Plan v $ ~^~~ o ~i _ _ _ ~ 4P~ ~ i N W ~~ J ~~ a ~^ ~JN° ~ M c~7 1 , y I ~ ,` / U ~ I`~rya ~ ~ r -~ N , ~ r 1~ 1 ~ ~ I ~d `~ ~ .^ `V, a ` ~ N ~ ~ a° U N I ~ fn fp e- O of 1 N r 1 1 v v~ ~~ ~ ` / ~ ~ C I m V- ~ avoa ~~ ~ b~ s m \ ~Q° ~~ r ~ `° ~ N ... ~ ~ O ,ri ' ~ . . U~ CO~ao ~JN~ N ~.rQ~ N~m° J _- S a V r4 ~_`_~.___ r Nam ~`°° M O N N N , _: Q Nm ~ -_ a~ o N ~ ~Q ~ -.-.. -: ~:-> ~m ~ N NCO N Wr O _ OP a~,a o ~ I -- ~Om UQ UUM -` c+i ~ ~Z¢~O a r~ "~ m~ I g Q Q~ Z ~ U a of UYS3 ~b ,oi - Z Ch AO O'n v~ ~~ I ~ Z I s,.~b ~ I Q ~ N ~" m~ U O CD Ki' c~ U~ NNdo N ~ `" N /~ Cd i m ~~~ ~~i m ~ V ~ Q Q ~ I ~ I O I 0 ~'' rn . ~ _ ¢~ ^~~~ ~ ~ ~ ~X ~ N oo ~, ~ ~ ~I ~ I ca -a~-+ i fI~ ' ~. I - X N O U¢ ~ 'O J Q1 ° ~ N N Q ~ N ~ ~ I ~~ I z I I ~J `,~ / . • ~^~ ~' ~ I I . N-¢a V, •az• ~~ Z N~ U I ~ h~ M I ~ ( Ilg ~~ ~ ~ N ~ ~, •--~ ~ ~, ~~ 81 c oo~b Q° ~ ~ x Q ~m° •~ Cn O ~ m °o m li N [q ~~ U ~ ~ d _d _d. _d ~ ~ c s` co ¢ O p ~ CL d d O ~ W ~ O O B I N N cL-o ~ (~O ~ m V ~ ~ .loaaflod ~~~~ O O O O ~ ¢ o ~ X O o ~ ¢ ~ V) Cn C~ fn ~ ~ a ~ N 5,~~ ~ ~m rn ''~'~~, N ~ ~ ti Cn 2 ,rn Z to - 6~~`b 9~~a~, ~ ~ ~ ~ ~ ~ ~ ~ o b Q. ~ ~. I o 0 0 0 0 0~ ~- 'co d I a a a a a ~° ~ o ci.> U tD m~a N goo I \ ; E ~ ~.:; .~~ S m ° I • ~ n .,r,~98` o~ w ~ 1 ~ ~ ,\\ o \`~~` I Q~o° ~O rN- I ~ °i m ¢N ~ m I n'(v Q ^ ~~ 0 _o • • • ~_ ~.. ~~~ -~ 1 , _,,,, `-1 ,, , 1 ~- +~~ lj. "`~ ~ ~. v d . ~ 'j°'~r~ ~'+~.ad UY' F N N C U s g ro ~ ~ L I- c J SPECIFIC PLAN COMPONENTS 2.4 WATER MASTER PLAN O 2.4.1 Project Description Domestic water will mainly be supplied to Roripaugh Ranch by Eastern Municipal Water District (EMWD), while a small portion of the project (Planning Areas 33A and 33B) will be served by the Rancho California Water District (RCWD). The Water Master Plan, as depicted in Figure 2-7, will provide domestic water to the future residents of Roripaugh Ranch in a manner consistent with the requirements of EMWD and RCWD. The project complies with all applicable requirements that pertain to SB 221 and SB 610, as documented in the Final EIR for the project. 2.4.2 Facility Description Onsite (See Figure 2-7) Domestic water will be supplied to most of the project site by EMWD, although Planning Area 33A and 336 will be served by the Rancho Cal'rfomia Water District (RCWD). The project's Water Master Plan is designed to provide domestic water to the future residents of Roripaugh Ranch in a manner consistent with the City and EMW D requirements. The project site is within the 1508 pressure zone. The dairy water supply will be serviced by the existing 6.8 million gallon (MG) reservoir built by Assessment District 161. This reservoir is located in the Rancho Bella Vista Specific Plan area, approximately 3,000 feet west of the future Butterfield Stage Road and approximatey 3,400 feet north of Murrieta Hot Springs Road. A 24-inch feeder line from the reservoir to the project site is needed, which is scheduled to be constructed by the developers of Rancho Bella Vista and Roripaugh Ranch. The onsite water system is shown in Figure 2-7 and will consist of backbone lines ranging from 8 to 16 inches in diameter. Design and inspection criteria will be under the jurisdiction of EMWD, although fire flow requirements are also regulated by the Riverside County Fire Department. Offsite (See Figure 2-16) The Eastem Municipal Water District (EMWD) currentty provides water service to the project area and O most of the project site. The project site is located within the 1508 Pressure Zone and, at present, the closest existing water lines to the project site are: 1) a 24-inch line located approximately half a mile west of the Plateau area; and 2) a 30-inch main line in Promontory Parkway about half a mile north of the Plateau area. The Metropolitan Water District of Southern California (MWD), a regional wholesale water supplier, maintains a 96-inch regional water line that crosses the Plateau portion of the project. The closest connection for water service to the project site is an MWD "turnout" located two miles north of the Plateau area (EM-17) at the north end of the Rancho Bella Vista property, which also has two existing reservoirs (2.0 MG and 6.8 MG). The Water Master Plan is conceptual and will be refined and adjusted during the tentative tract map process. Precise alignments and facility sizing will be finalized at that stage of development and, therefore, the location and size of water facilities depicted in this document may change, as approved by the City of Temecula Public Works Department and as required by the Fire Department for fire flows. Joint Emeraencv Connection It is currently contemplated by Rancho Califomia Water District and Eastern Municipal Water District to construct a joint emergency connection between the two systems in the most southerly portion of the site adjacent to Butterfield Stage Road. O Roripaugh Ranch Specific Plan ~ 2-40 \\KEtTH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPEC{FIC PLAFI COMPOI~IEPJTS 2.4.3 Project Development Standards t. Prior to recordation of final maps, the developer shall demonstrate that water in adequate O volume and of adequate quality is available to serve the project start-up through the completion and full occupancy per requirements of the Eastem Municipal Water District and Rancho California Water District, as applicable. 2. All proposed water lines and facilities shall be designed and installed per Eastern Municipal Water District requirements and specifications. 3. Will serve letters will be obtained from Easiern Municipal Water District (excluding Planning Areas 33A and 336) prior to approval of a subdivision map, and/or development plan for commercial uses in accordance with the State Subdivision Map Act. Will serve letters shall be obtained for Planning Areas 33A and 336 from the Rancho California Water District prior to approval of a subdivision map, and/or development plan for residential uses in accordance with the State Subdivision Map Act. O O Roripaugh Ranch Specific Plan 2-41 \\KEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 eMP'L-ZOOOXdNd1Z0~@OdS10MP1000'L@ELf\~N ~`JMO N3`JilV9 1.,(g WY 50~85~6 f00Z/LZ/E'Oaueld ua~d aa~saW aa~~~ ~an~da~uo~ Q~ ~JNO ~ fh ~ U~ ~ ~~~~ ~J ~~I N~ ~ ~I O~ ~' N a NON ~ ~~ao J ~ ~ ~ r ~N Q ~ ~ ~ y ~ U t>J a~ ~ d J~,o 3 N mM ',~ ~~ ~I ~. a ~ ~~~o 'a o~ 3 o ~ o I' ~ U~ 7 ~1 ~ 3 ~~ U ~ ~ ~ O N N N a ~ ~y~ U u~ r Orn ; NOO ~rnO 0 a I OQ on ~ N ; O ~ 'I O a [C O I I = J ~ ~ N N O V ~ U U1 ~ ~ Nao na N ~~~r U a Sri N o NNo O N N _ 3 _ ~ ..9L ~ ~ ~, NaOj ~ M ~~QO M ~ C OtlOil M ~Oam ~Ob . - ce V~ r O¢ CJ CV~°{• is I ~ _ vv 9~ _ a z Uo I N ; ~z no ~ 3 NNaao o>~,~yb*r N~°~'v ~~ CV r v1 O "' Q ~n a ~Qoe I rno~ ~ ~ 3 aaac"'n d 3 ~ (Oz~~-O Q ~ vim z mrai ICV Q ¢~ I I ~~~ aMW AL` 2WS3 pM1IJb ,6P o~ ~~ ~~ o I i 3 OQ - - ~ ~ - I U~ n ~ m ~~O 2 N~ I ; ~- U ~ 1 I ~ I ~~ I } ~Q' U to ~ a J Q AND J ~O Cla ~` I N ~ ~~ I ~~tiZ avow ^mo Q •~~~• ~~ `' ~ ,~oaanod Oaa ~~N~ I ~ ~~ U ~ ~a~ N + ~co rn rn i r~ ~~ _ ~ ~ ~ m<~ a~ .-oa N dap I ~ d ao,,, ~ ~m ~ O ; C 00 ~ N ~ 3 ~ ~ ~ a~ C ~ - Q~oO w f o a ~; ~ o0 I °' X ~ O w~~ ~ • ..ZL . ~ ~ ~ ~ ~ ~~ ~~ ~ c C Q~ ~ ~ ~ Y c `~ ~ `~ ~ ~ ~ ~ ~ N 'O ~ ~ ~1 Q Q Q d Cq N 0 0 0 0 -,~ .X a. a ~ a w w L' ~ ~ `° I ~ ~~ ( i` L s N r ~ ~ • U U ~N-aa d o ,n / N v 0 U U SPECIFIC PLAN COMPONENTS 2.5 SEWER MASTER PLAN O,'~ 2.5.1 Project Description The Eastern Municipal Water District (EMWD) currently provides sewer service to the project area. At present, there are no sewer lines on or immediately adjacent to the project site. The closest existing sewer lines to the project site are: 1) a 21- inch to 30-inch gravity line located about half a mile west of the Plateau area; and 2) a 21-inch gravity line in Nicolas Road about a mile southwest of the Plateau area. The EMW D has the present on-line capacity to treat 49 million gallons per day (MGD) of wastewater. The EMWD's Temecula Valley Plant, which serves the project area, is rated at 8 MGD, but is currently treating 6 MGD. The EMWD has indicated it can accommodate planned growth in the Temecula area for the foreseeable future. 2.5.2 Facility Description Onsite Svstem (See Figure 2-8) The Sewer Master Plan as illustrated in Figure 2-8, is designed to provide sewer services to the future project residents in a manner consistent with requirements of the City and EMWD. A series of 8 to 18-inch lines would serve the project site tied to a new 18-inch main line in Nicolas Road. Interior lines servicing individual subdivisions will consist of 8-inch lines. This system is designed to also accommodate future slows from the Rancho Bella Vista and Johnson Ranch projects to the north and from the Calle Contento area to the southeast. Precise alignments and sizing of sewer facilities will be determined at the tentative tract map stage of development. The location and size of facilities identified in the document may change, subject to the approval of the City of Temecula Public Works Department and EMWD. NOTE: It is possible that the project applicant may wish to construct certain offsite sewer improvements on or ahead of their planned schedules to adequately serve the proposed project. The y1 funding and scheduling of such improvements would be coordinated through the EMWD. f~Jl Regional Svstem (See Figure 2-18) The total average sewage slow from the project (0.62 MGD), except for that portion in the Plateau that flows northwesterly to Murrieta Hot Springs Road (0.147 MGD), will flow to Nicolas Road and be conveyed by a proposed 18-inch pipe to Liefer Road. From that point, a 21-inch pipe is proposed to Joseph Road where it will connect to an existing 18-inch line maintained by EMWD. A proposed 18- inch line in Murrieta Hot Springs Road, from Pourroy Road to the end of the Plateau area will be required to convey flows from the Plateau area, Rancho Bella Vista, and the Tucalota Lift Station. 2.5.3 Project Development Standards 1. - All proposed sewer lines and facilities shall be designed and installed per Eastem Municipal Water District and Riverside County Health Department requirements and specifications. 2. Will serve letters will be obtained from Eastern Municipal Water District prior to approval of a subdivision map, and/or development plan for commercial uses in accordance with the State Subdivision Map Act. 3. If available, the developer shall obtain reclaimed water for irrigating landscaped areas on the project site, to the satisfaction of the Temecula Community Services and Public Works Departments. O Roripaugh Ranch SDecific Plan ~ 2_qg \V(EITH0301\NET_M31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 ~P'8~2000Xdbd1ZP80d518MP1000'L9ClCFN ~'JMO 213EliJVB 1~h9 WV LZ~65~8 CW2/121f ~Pa7lgd ua~d aa~saW aannas ~an~daauo~ Q~ ~JN° ~~ ~ MO U OO~p^ ~~N~ U~ f~~No r -~ ° n ~^ U M ~~ ~ O o> U~ ~~an r J ~ N ~ N Q O T ~'N N UON 7 ~` N Q r ~NQO m Q 4> J J w m 2 U Z o U to I~NQ~ ~~~ y ~ N N N ~~4 Ncno N ' U O4 U NQ N a N ~a D N N J _ /~ m cn ¢ ~'-~ 20 i ~Om ~ I ~ _ <v ~Zi~rio O ~ ¢¢~ >~~yd N N UO ~~¢ U ~ Q Q ... (VN ~ ~ ~ ~ ~ m~n~ ~~ 7~ . . J Q ~ .. ~ r OA ~ c0 1332~1S .9. Qa O QrD¢ ~ ~Om ~~ ~; a ¢ ¢ ~ ~ I u ` C~Z`^~p Q ~ ~ ~4b m y my 2 M~ I g Q a~ I J aNpNdpFj,~, ~ M N O~ m 0 W Qo ~ U ~ a 2 ~ - 1WS3 wnoa ,~- i T a ~U~ Q~ , ~ I ° _ ~ x ~ ~ ~ U- m ~N z j N I (n 'D s ~ T I tie ' N a ~ 4l ~~ ~ _ m ~ ~ J ~ o ~ UN ~ m ~ ~ ~ O ~ ~o ~a Q O d 00 c7 ¢ N I ~' ~ ° °' o Z d I am ~ Q ~' N a> ~ d ~~aa ^O ~ ~ ~_ vi ~ c ~ K N m Q N 2r N ~ ~ ~ M~`aO m o o ~ ~ ~ a cn ~ ti -~ m4C Q~ . •-oa N ~eo I ~ ~~ 00 I UU Q ~a~ r JO ~ I U N maw !^ ~ fV nom I O z J • • W~~}1 InNQ I' ~,~ Npm ~ Qj Jmo ~QV o o m~ ~ I ° I O Ili v w o n. O I 'n J I ~ F- it ,. fn Q j I JOf ° ~ ~yy N N r N ~ ~~ i' ~O +!+ , ~ JN ~ ~„° ~ ~ N ~ III ~~ f~ J U ....may mow/ /~+1 ,..4 p~~ °"1 ,1 "'~°~,rr tiJ` ti ~ ~ ."~. +...,,y • ~++~ n^,y /°+~ !./ ^~ ~a ~ O m E 0 U m Y o ~ N L F O • SPECIFIC PLAN COMPONENTS O 2.6 GRADING MASTER PLAN 2.6.1 Project Description The grading concept for Roripaugh Ranch is depicted on Figure 2-9, which illustrates the conceptual master grading activities that are required to prepare the site for development. The project site may be mass graded in two phases that generally reflect the anticipated phasing of development as discussed in Section 2.7, Phasing Master Plan. Slopes with undisturbed coastal sage scrub within open space areas are proposed to be left largely in their natural state, without grading or earthwork. Exceptions will include road crossings and construction incidental to proposed detention basins and realignment of the Santa Gertrudis Creek. 2.6.2 Grading Description The grading plan is closely tied to the phasing plan in an attempt to balance earthwork across the entire site. While this will minimize the exporting or importing of soil, it may result in the stockpiling of soil for an extended period of time. Where this occurs, erosion control measures must be implemented to minimize the loss of soil by wind or water erosion. The conceptual grading plan for the project is shown in Figure 2-9. Preliminary grading studies indicate the total project will require approximately 7 million cubic yards of earthwork (i.e., cut and till) which will be balanced onsite, as shown below: Area Cut c Fill c PA 1A through 5, 7A, 76, 7C 1,315,247 1,321,935 PA 13 through 32 6,140,225 3,789,716 Transition Area' 543,086 1,890,234 Sub-Total 7,998,558 7,001,885 O Shrinkage (-12.5%) 996 673 N/A TOTAL 7,001,885 7,001,885 ' Includes Planning Areas 6, 10, 11, 12, 33A and 336 The Plateau portion of the site will be graded relatively flat with a shallow sbpe to the southwest. The southem portion of the Valley area will rise gradually away from the improved Long Valley Wash, with steeper slopes found along the southem flanks of the central ridge onsite. The central and northern portions of the site area will be graded into several separate pads to help separate the various non- residential uses. Most of Santa Gertrudis Creek will remain undisturbed with minimal grading or earthwork. The only exception will be grading needed for flood control improvements, including detention basins, just east of Butterfield Stage Road. The top of the central ridge south of Santa Gertrudis Creek will be removed approximately thirty feet to allow for the placement of home pads. Grading will be completed with all stockpiling in the adjacent phase area onsite. As outlined in the Specific Plan, detailed grading plans will be processed with associated tentative tract maps according to City requirements. Contour grading is proposed on slopes over 30 feet in height, while maintaining adequate gradients for streets and intersection sight distances. Contour grading should blend in with the natural slope as much as possible. The grading plan will require that graded slopes be revegetated and erosion control facilities be installed to protect residents and property from erosion and uncontrolled runoff. The Buttertield Stage Road extension south of the project site may require up to a million cubic yards of earthwork (primarily cut) in addition to grading the project sde. The work will be balanced as much as possible using the Roripaugh Ranch site for temporary stockpiling, if necessary. .O Roripaugh Ranch Specific Ptan ~ 2-45 \V(EITH0301WET_N\37367.000\DOC\SPSECT2CCFINAISP.DOC March, 2003 SPECIFIC PLAN COMPONENTS 2.6.3 Project Development Standards 1. Prior to the issuance of grading permits, engineering reports addressing geologic, seismic, or soil limitations and foundation design will be prepared for the following Planning Areas: PA(s) Report Topic(s) 12 liquefaction 14 liquefaction, landslides 15 landslides 17 landslides 18 liquefaction (south end) 19 landslides and liquefaction for lots along creek 20 landslides and liquefaction for lots along creek 22 liquefaction 23 liquefaction 24 liquefaction 27 liquefaction (sports park) 28 liquefaction (school site) 31 liquefaction 33A and 33B liquefaction Nicolas Road liquefaction (ofisite improvements) If a particular lot cannot accommodate appropriate setbacks, it will not be built. These reports will specify appropriate foundations and other design parameters to alleviate identified potential geotechnical impacts. These reports will be prepared and approved by the City Department of Public Works prior to the issuance of grading permits. 2. Prior to the issuance of grading permits for offsite improvements related to the project, O engineering reports addressing geologic, seismic, or soil limitations and foundation design will be prepared for any affected areas that have not already had such studies, to the satisfaction of the Public Works Department. 3. At least two days prior to scheduled blasting, the developer shall post a clearly visible sign at the intersection of Nicolas Road and Calle Girasol to notify residents of the Nicolas Valley if and when blasting will occur. Any blasting activities will be limited to the hours of 9 AM to 4 PM, Monday through Friday. 4. Contour grading shall be utilized on slopes over 30 feet, however, if it cannot be used, a report by a registered civil engineer must be submitted with the grading plans that demonstrates why such techniques are not feasible in the particular location. Grading plans must clearly identify slopes over 30 feet high. This report must be submitted and approved by the City Public Works Department prior to the issuance of a grading permit. Contour grading shall incorporate the following techniques: • Curve contours shall blend in with the natural slope as much as possible. Abrupt angular intersections should be avoided. • All roads shall be designed to flow with the contours of the site. • Avoid straight, engineered slopes as much as possible. All slopes shall not exceed the maximum recommended ratio by the geotechnical report. • Planting in graded areas shall create, a visual appearance of similar character to nearby hillside areas. Trees and plants should be grouped together in swales and in irregular patterns to closely reflect natural conditions. '.O Roripaugh Ranch Specific Plan - 2-46 \V(EITH0301 W ET_N\37367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS Manufactured slopes shall be contoured graded where required by City O Code and shall conform to the latest California Building Code, Appendix Chapter 33. The grading concept implements techniques to ensure that the overall shape, height and grade of any cut or fill slope shall be designed to simulate the natural terrain and blend as much as possible with the adjacent natural open space. 5. All grading shall conform substantially to the conceptual Grading Plan Figure 2-9 and shall include grading-related mitigation measures outlined in the EIR. Grading within each development phase shall balance on-site, whenever possible. 6. Prior to the issuance of grading permits, additional studies as required shall be performed that further analyze onsite soil conditions and slope stability. Appropriate measures to control erosion, sediment, and dust will be addressed in conditions of approval required as part of the grading permit. 7. Prior to grading, including clearing and grubbing, a grading permit shall be obtained from the City of Temecula Public Works Department. 8. Slopes exceeding ten (10') feet in vertical height shall be hydromulched, hydroseeded, jute netted, or be covered with some type of erosion control blanket and other erosion control measures needed to prevent soil erosion. 9. Manufactured slopes in excess of thirty (30') feet in vertical height shall be contour graded. 10. Adequate gradients for streets and sight distances at street intersections shall be provided as required by City standards. 11. Unless otherwise approved by the City of Temecula, all cut and fill slopes shall be constructed at inclinations not steeper than two (2) horizontal feet to one (1) vertical foot. A slope stability report addressing slope stability, erosion control, and landscaping, prepared by a soils engineer or a geotechnical engineer shall be required for proposed slopes steeper than 2:1. 12. The applicant shall be responsible for maintenance and upkeep of all planting and irrigation systems until those operations become the responsibility of other parties. 13. Graded, but undeveloped land, shall be maintained weed-free and planted with interim landscaping, such as hydroseed, and temporary irrigation within ninety (90) days of completion of grading, unless building permits are obtained. 14. Soil stabilizers shall be used to control dust as required by SCAQMD Rule 403. 15. Paleontologists and Archeologists shall be present during grading, including excavated soil stockpiles in accordance within the 2ntl Revised Draft EIR. 16. The extension of Butterfield Stage Road south of the project site may require up to a million cubic yards of earthwork (primarily cut) in addition to grading the project site. This work will be balanced as much as possible using the project site for temporary stockpiling, if necessary. Construction of other offsite improvements may also require additional grading. 17. Prior to issuance of a grading permit, clearances must be obtained from the following environmental agencies: o California Department of Fish & Game o U.S. Fish & Wildlife Services o U.S. Army Corps of Engineers n e San Diego Regional Water Quality Control Board Imo/ Roripaugh Ranch Specific Plan 2-47 \VCEITH0301\NET_M31367.000\DOCISPSECT2CCFINALSP.DOC March, 2003 Bnt7'6-ZOO6XdHd1Z0-BOdS4~+P4000'L9EtE1:N :~JMN U3~JLItl9 1 :~8 WV LS:BS:B EOOZftZIE :OOUOId ua~d aa~saW ~uipaa~ ~an~da~uo~ ~L =. ~~ ~ ~ - a> ~ ; to u_ ~.. LL _N f ' ;' '~ ..,I' . ~ rn ~ ~ Q ,p ° m c c 3 ~~~- •~, _ ~ c_ o (1 ~ ~ V V m '1-I - ;~ , ~ `~~~ ~ ~. ~~ -_ -' \ m ~o `~ , 1 •\ L N Q C ~~ ~ ~ ~ ~ ~ ~ ^~,, i o ~ ~ w c c c ~ m a> -~, j" o 0 3 a,rn ~ ~o c ~~ U o ° °' O m c° co a V- w a t i~ N ~ ~ Cn dfn ~N ~ ~N ~ /~ O C ~ ~ (6 c0 O ~ _N ~ N ~!! ~ ' ~ ~-~! ~ 0 ,, I \ J V • • • SPECIFIC PLAN COMPONENTS O 2.8 OPEN SPACE AND RECREATIONAL MASTER PLAN 2.8.1 Project Description A total of 24.8 acres of improved public parkland, 202.7 acres of open space, 39.1 acres of flood control and 21.2 acres of landscape slope will be provided in Roripaugh Ranch. These 287.8 acres of parkland and open space represents approximately 36% of the total project acreage. The design of the project will preserve significant features of the natural landscape, such as drainage ways and important habitats, and requires provisions for active and passive recreational opportunities. The need for a comprehensive approach to parks and open space planning is essential as the increasing demand for urban development continues. The Open Space and Recreation Master Plan is shown on Figure 2-11. The Area Wide Open Space Concept Plan is shown on Figure 2-12. Public Parks (See Figures 2-1, 2-11, 3-6, 3-22, 4-3 and 4-4) The project includes two public parks encompassing a total of 24.8 acres to provide recreational opportunities for the project residents. The Valley neighborhood area (see Figure 2-2A), includes a 19.7 acre community sports park site (Planning Area 27). This park will include lighted ballfiekls just west of and adjacent to the middle school site (Planning Area 28). This location will allow the sports park and the school to take full advantage of joint use programs and facilities. A smaller Neighborhood Park (Planning Area 6), is proposed on 5.1 acres east of the Plateau area and the MWD property just south of Murrieta Hot Springs Road. The City policy allows "full parkland dedication credit" for these public recreation facilities. Private Recreation (See Figures 2-1, 2-11, 3-1, 3-5, 3-25, 4-5 through 4-9) The project includes 9.1 acres of private recreation sites. This entails a 4.0 acre sRe (Planning Area 30), east of the elementary school site (Planning Area 29), a 4.8 acre site in the Plateau area (Planning Area 5), and a 0.3 acre Mini-Park (Planning Area 1 B). The City Subdivision Ordinance only allows up to "half credit" for private recreation facilities, so the project may receive Quimby credit for 4.55 acres of parkland. Protect Parkland Requirements The project's anticipated buildout population is 5,743 residents based on the Citys recommended household factor 2.85 persons per household. The City also has a Quimby Act parkland requirement of five (5) acres of parkland per thousand residents. Therefore, the project is required to provide 28.7 acres of parkland (5,743 residents times 5.0 acres/1,000 residents). The Temecula Community Services Department (TCSD) has indicated that the project will only receive "Quimby" credit for the two public parks (24.8 acres), plus an additional 4.55 acres for the private parkland (haH credit for 9.1 acres). Thus, the project will provide the equivalent of 29.35 acres of parkland (24.8 + 4.55). The project therefore exceeds its Quimby parkland requirement of 28.7 acres of parkland by .65 acres. The conceptual design of the proposed park facilities are depicted in Section 4.0 of this Specific Plan. Roripaugh Ranch will provide 24.8 acres of dedicated public parkland. In return for providing fully improved parks, Roripaugh,Ranch may receive credits against the park and recreation component of the Citys Development Impact Fees pursuant to a Development Agreement or Park Improvement Agreement. ~O Roripaugh Ranch Specific Plan ~ ~ 2-62 \\KEITH0301 W ET_N\37 367:000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS O Open Space (See Figures 2-1, 2-11, 2-12 and 3-7A, 3-7B and 3-7C) The Open Space component of Roripaugh Ranch has been designed to complement the area-wide open space/habitat conservation program established within the Johnson Ranch and Rancho Bella Vista Specific Plan areas. Approximately 263 acres, or 33% of the project acreage are reserved as open space, flood control purposes and landscape slopes. The resulting open space will provide visual relief as well as buffer the various land uses both on-and off-site. This open space preserves ecologically significant environments such as riparian vegetation, natural drainage and seasonal wetlands. As depicted in Figure 2-11, Open Space areas are preserved throughout the project. Figure 2-12, depicts the project's proposed open space as it relates to off-site open space areas. Open Space in Planning Areas 7A, 8, 9A, 9B and 13, will include limited grading or disturbance with the exception of fuel modification adjacent to residential development as illustrated in Figures 4-34A, 4-346 and 4-34C and for road and flood control purposes. Open Space in Planning Area 13 may include limited grading to allow for drainage and revegetation. The habitat in Planning Area 13 will eventually be owned by the appropriate habitat maintenance agency, and a fuel modification zone, including an access road, will be constructed to separate the habitat (Planning Area 13) from residential uses. This area will also have specific guidelines for landscaping, lighting, fencing, fuel modification, and trails at the time it is transferred to the appropriate habitat maintenance agency. The Open Space areas within Roripaugh Ranch are intended to maintain the land in as natural state as possible, without intrusion from recreational or other uses and subject to approval by the California Department of Fish & Game and U.S. Department of Fish & Wildlife. Minimal, naturalized improvements will be made to implement proposed fuel modification. No buildings or other structures are permitted within this designation to preserve the quality of the natural habitat areas. Trails (Pedestrian/Bicvcle/Multi-Use) (See Figures 2-11, 4-12, 4-13, 4-14, 4-15A and 4-16) O The entire Roripaugh Ranch community will be connected by a series of sidewalks, paseos and bike lanes which will offer non-vehicular access to other educational, commercial and recreational facilities within the Specific Plan area and (eventually) to adjacent development. Amulti-use trail is proposed along the southern and eastern boundaries of the Valley area. This trail will allow equestrians to continue riding their horses along the rolling hills between the Temecula wine country and the Johnson Ranch open space habitat preserve area. A future trail is also proposed along the MW D easement, just west of Planning Areas 6, 336, and 33A (from north to south) which will not be constructed as part of this project. Sidewalks and Class II bikeways are included in all the project major streets, including Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, "A" Street, "B" Street, "North Loop Road", and "South Loop Road" (see Figures 2-3 and 2-5D). In addition, a 12-foot Class I bicycle trail will be constructed along the west side of Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road. A 12-foot wide asphalt path will be maintained along both sides of Long Valley Wash, and a pedestrian bridge will be installed about 2,000 feet east of Butterfield Stage Road to provide residents living south of the channel access to the community park, the private recreation center, middle school, and elementary school. The surrounding tracts will be designed with landscaped paseos as non-vehicular access points to the 12-foot wide asphalt path and the pedestrian bridge that crosses over Long Valley Wash. O Roripaugh Ranch Specific Plan ~ 2-63 \VCEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS O 2.8.2 Project Development Standards P l ub ic and Private Parks and Recreation Facilities 1. Prior to the issuance of the first building permit for the project, the developer shall demonstrate that a minimum of 28.7 acres of park credit has or will be provided to the satisfaction of the Community Services Director. 2. Prior to recordation of final map, all recreational facility parking areas shall be reviewed and approved by the Planning Department and the Director of Community Services, to ensure that they are in accordance with the City of Temecula standards. 3. Prior to the issuance of the 400th building permit in the project, the 5.1 acre neighborhood park site (Planning Area 6) will be developed, including all permanent utilities, completion of the 90-day maintenance period to the satisfaction of the Community Services Director, and the grant deed accepted by the City Council. 4. Prior to issuance of the 100'" building permit for the project, the 0.3 acre mini-park (Planning Area 1 B), shall be completed to the satisfaction of the Community Services Director. 5. Prior to issuance of the 250'h building permit for the project, the park portion of the private recreation center in the Plateau area (Planning Area 5), shall be completed to the satisfaction of the Community Services Director. 6. Prior to issuance of the 3501h building permit for the project, the building and pool portion of the private recreation center in the Plateau area (Planning Area 5), shall be completed to the satisfaction of the Community Services Director. 7. Prior to issuance of the 700th building permit for the project, the 19.7 acre sports park site (Planning Area 27), shall be developed, including permanent utilities, completion of the 90- O day maintenance period to the satisfaction of the Community Services Director, and the grant deed accepted.by the City Council. 8. Prior to issuance of the 800'" building permit for the project, the park portion of the private recreation center in the Valley area (Planning Area 30), shall be completed to the satisfaction of the Community Services Director. 9. Prior to issuance of the 1150'" building permit for the project for the project, the building and pool portion of the private recreation center in the Valley area (Planning Area 30), shall be completed to the satisfaction of the Community Services Director. 10 . The developer may receive Development Impact Fees (DIF) credit for the park and recreation component pursuant to the Development Agreement or Park Improvement Agreement. Op en Soace and Trails Facilities 1. All proposed TCSD slopeAandscaping maintenance easements shall be offered for dedication on the final maps: 2. TCSD does not assume maintenance of open space or habitat areas. Prior to final map approval, the developer will certify to the City that ownership and maintenance of all open space areas will be the responsibility of an appropriate conservation organization. The developer shall be responsible of all open space areas until such time another entity assumes responsibility as acceptable by the City. 3. Prior to issuance of the 400'h building permit (or the project, the Nature Walk and adjacent landscape areas in Planning Area 7A and the walk between Planning Area 4B and 6 shall O be completed to the satisfaction of the Community Services Director. R_oripaugh Ranch Specific Plan ~ ~ 2-54 \\KEITH0301 W ET_N\31367.000IDOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS 4. Prior to approval of the "B" map in the Valley, the developer shall provide written authorization from RCFCWCD that the maintenance roads along both sides of Long Valley O! Wash can be used as trails. If the RCFWCD determines that the River Walk cannot be located within the channel right-of-way, then the trail shall be relocated outside of the channel. Separate walks shall be designed and shown on the tentative tract map ("B" map only), for review and approval. 5. Prior to issuance of the 700th overall residential building permit in the project, the River Walk and landscaping adjacent to the maintenance roads on both sides of Long Valley Wash shall be completed to the satisfaction of the Community Services Director. 6. If the maintenance road along the north side of Long Valley W ash cannot be used for multi- use trails, a separate walk with landscaping along the north side of Long Valley Wash shall be completed, prior to issuance of the 50'" building permit in Planning Area 31, to the satisfaction of the Community Services Director. 7. If the maintenance road along the south side of Long Valley Wash cannot be used for multi- use trails, a separate walk with lahdscapin~ along the south side of Long Valley W ash shall be completed, prior to issuance of the 75 building permit in Planning Areas 22, 23, or 24 to the satisfaction of the Community Services Director. 8. Prior to the issuance of the 75'" building permit in Planning Areas 22, 23, or 24 the developer shall construct a pedestrian bridge across Long Valley Wash, consistent with the guidelines in the Specific Plan and to the satisfaction of the Community Services Director. 9. Prior to the issuance of any building permits in Planning Areas 19, 20, or 21, the developer shall construct a 15-foot wide multi-use trail within a 30-foot wide fuel modification zone along the south side of Planning Areas 20, 21, the south and west sides of Planning Area 32, and the east sides of Planning Areas 19 and 20, to the satisfaction of the Community Services Director. The trail will be designated as an easement for public use on any O tentative maps for these areas. 10. Prior to recordation of "B" maps in the Valley, the equestrian crossing shall be approved by the Water Quality Control Board (WQCB) for the multi-purpose trail connection in Planning Areas 19 and 20 through the eastern edge of Planning Area 25. 11. The Fire Department shall be provided with adequate access to all trails including paseo entry gates as required by the Fire Department. 12. Staff shall investigate the installation of push button crossings on Butterfield Stage Road for horses with median guards. In addition, staff shall investigate the feasibility of a path through the under-crossing for Butterfield Stage Road, prior to final map recordation and approval of the street improvement plans. O Roripaugh Ranch Specific Plan 2-55 \V(EITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 • • • 3 .,...n i `p1 w 3i g a ~ y~ ~ q- cp ~ ~~~ ~w t~ ii _ 1 I =. m^-o ~ ~ °= ~~K ~ ~ ~~ ~~ ~~~ a ~a ?~ R ~ ~~ ~~. ~ ~ ~ ~ o C~nceptua0 ®pen space ~ Recreatoona9 Master Phan PloVed: Sli0R003600:10 AM BY T_BARGER DWG: (1101J6].OpO\Cxg15P0B~02WRP%0002~f I.Ewg aMv'Ol•ZOOOXdLId1LU90d51a+D1000'(BEIfl~N ~~JMO H3JHV8 1 ~1H ViV ~L~EI~BEODU6Z/f ~Pa11Wd uald 6uis~ud I~n~da~uo~ ~~ a I a ~ 000"' °' 0 ~ I ~ c ~o cv ~ cv c~i~ vii -~ ~ d ~~.. Z ~ W I - J 1 U~ 6~ N J"~ ~~ ~. U~ Q~ J ~ ~ (") N N N ~"' N II ~~ • • • SPECIFIC PLAN COMPONENTS 2.7 PHASING MASTER PLAN - 2.7.1 Project Description The project will be developed in two phases in approximately 10 years, with each phase taking approximately 3-5 years to complete. The current proposed phasing plan for the project is shown in Figure 2-10, Conceptual Phasing Plan and is summarized below. Timing of Improvements, provides a breakdown and timing of all improvements associated with each planning area. Phase 1 Phase 1 is the Plateau area and includes the residential areas (Planning Areas 1A-46), the private recreation center (Planning Area 5), the 0.3-acre Mini-Park (Planning Area 1 B), flood control areas (Planning Areas 7B, and 7C), landscape slopes (Planning Area 7A) and all necessary road improvements. This phase also includes the 5.1 acre Neighborhood Park and 1.7 acres of landscape slope (Planning Area 6), the fire station (Planning Area 32), those portions of Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, Calle Chapos, and Calle Girasol that are needed for access and related drainage improvements. Phase 2 Phase 2 consists of Low, Low Medium, and Medium Density residential designations in the Valley portion of the site, along both North and South Loop Roads. This area includes: 1) Low Density ' residential in Planning Areas 19, 20, and 21, along the east and southern boundaries of the site; 2) Low Medium Density residential uses in Planning Areas 16, 17, and 18 along North Loop Road; and 3) Medium Density residential uses in Planning Areas 14, 15, 22, 23, 24, and 31. Long Valley Wash will be improved with this phase. The public and private uses on the "inside" of the loop system (Planning Areas 27 through 30) in the Valley area will also be built in this phase, which includes the O community sports park (Planning Area 27), the middle school (Planning Area 28), the elementary school (Planning Area 29), and the private recreation facility (Planning Area 30). This phase also includes the "centraP portion of the site, which is the area between Butterfield Stage Road and the Plateau area (Phase 1). It includes commercial uses in Planning Area 11, Low Density residential uses in Planning Areas 10, 33A, and 33B, and Medium Density residential uses in Planning Area 12. Timing of Improvements -The timing of specific roadway, intersection, and traffic signal improvements is discussed in detail in Section 2.2, Circulation. The timing of other improvements are discussed in appropriate sections such as public services and utilities. C.F.D. Funding - The developer shall participate in the establishment of a C.F.D. to help fund the planned improvements. These improvements will be made as needed and/or as identified in the 2ntl Revised Draft EIR. 2.7.2 Project Development Standards The project which consists of 804.7 acres, will be phased in conjunction with the proposed Phasing Plan (Figure 2-10). Incompliance with the conditions of approval of any implementing development project, such as subdivisions, and use permits, improvement plans for the respective landscaped areas, and/or plans to implement a mitigation measure relating to the respective stage of development, shall be submitted to the City for approval. The improvement plans shall include, but not be limited to the following: • Mass grading plans; • Rough Grading Plans; • Precise Grading Plans; O Erosion Control Plans; Storm Water Pollution Prevention Plans; -~ Street Improvement Plans; • Storm Drain Plans; Roripaugh Ranch Specific Plan - 2-qg \V(EITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS • Sewer and Water Plans; • Traffic Signal Plans; • Signing and Striping Plans; • Traffic Control Plans; • Landscaping and Irrigation Plans certified by a landscape architect; • Hardscape Plan with location, type and quantity of potential recreational amenities/facilities; • WaIVFence Treatment Plans; • Special TreatmenUBuffer Area Treatment Plans; 2. Construction of the proposed project including recordation of final subdivision maps, maybe done progressively in stages, provided vehicular access, public facilities, and infrastructure including traffic signals as warranted are constructed to adequately service the dwelling units, and/or non-residential uses or as needed for public health and safety, in each stage of development and further provided that such phase of development conforms substantially with the intent and purpose of the Specific Plan Phasing Program; 3. The phasing sequence described herein is conceptual in nature based on current market demand. Certain planning areas or development phases may be developed out of the expected sequence, provided the required infrastructure and services are available at the time of development; 4. Grading within any development phase may encroach into an area of a future development phase in order to achieve an earthwork balance. If such is the case, grading plans shall be prepared and grading shall be performed in a manner consistent with the overall Conceptual Grading Plan for the project as well as the grading plans for the future development phase. Any "off-site" grading shall adhere to all City requirements. O O Roripaugh Ranch Specific Plan 2-50 W(EITH0301WET_N\31367.000IDOC\SPSECT2CCFINALSP.DOC March, 2003 BMP'l l-ZOODXdad1Z0•HDdS16MP4000'L9£L£\~N ~`JMO a3~J2iY9 1 ~~9 Wb 6Z~44 9 EOOZl4Z1£ ~PBAoId U~ ~//JN~ r ~ O f~ M r r 1 11C~ /'LL/''~/ l..L LL Q N U Q M ~m r' O U~ N ~ r JON 7.^- U~ cO~Q^ ~J~' N ~ ~a ~_ U (n tNQ~ ~~~~ cD Sao N~ r J~~ O~ N~ O d ~~¢ O NON U~ NQO r ~ ~0/ ~~ U Q N ii o N t 0 N 3Jb1S N U~~ ~Z~ ~o ~ i,' ~~~ ~~ ~ ~ ~ aY ~~ v ^ a ~ W _ -Uaa W ~ r . 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Q m ~i t N c • ASHBYUSA,LLC FIGURE 2-12 E a a ~!^-J i^r,<r ,~I~ W ~ ~ ~' ~ z ~ c ` ~ 3 ~ ~ a ~t.rr1., ~, ~- 1 . ~ :~~ ' ,' ; WINCHESTER 1 ,, 1 1800 V ' i ~ ~ i _,. 1 . ,. -~--r' ~- - -=: - ~ ~- ~% 1 I - .. 1 i _ r ~- 1 1 Y ~~. i ,. .~ I 1 1 1 E !/ 1 E A 1 W ... f.rr^ r~r.0 D ^ _ _ _ "_ _ _ _ _,r . _~rrrrrr~. _ ~, __. _. ,____ O r " ~ ' -' - rrrrrriy . 1 F 1 t.. 1 1 1 • r;~ I 1 `' 1 ',~ ~ jirrrrJ ~ RANCHO BELLA i " 1 1 VISTA + 1 ": " L 1 a IOHt*ISC~N R AN~'FI ~ UCP ~ 1 i 1 ~ 1 1 a 1 1 / ,~~~w ~ ~rrrrr ...arrrr~rrrdrrrrri~r 1 .., .t.. 1 , .. Vrrrrrrrrr-~~w rrr~ ~ _.-.. ~---. RORIPAUGH i RANCH 1 ~-rrrr---rrr CITY OF TEMECULA i• 4 r ~ t. .. I' .a I h :1 The Keil'h CorT~peniesl~~ N O T T O 5 C A L E ~ ~ R: ~ k c 1 SPECIFIC PLAN COMPONENTS 2.9 LANDSCAPE MASTER PLAN O 2.9.1 Project Description The landscape theme is intended to support the architectural guidelines by defining the community image through preservation of natural open spaces, development of public and private parks and trails, formal streetscapes that create an inviting atmosphere, distinctive project monumentations and signage, and informal landscaped slopes to provide screening and buffering as the project interfaces with adjacent land uses. The landscape concept is illustrated in Figures 2-13, 4-1 and 4-2. The areas addressed in the Landscape Master Plan are all major and secondary public rdadways, private roadways within planning areas, project monumentations signage, slope and buffer areas, public and private park and recreation facilities, private guard gated and gated entries, public pedestrian trails and paseos, public equestrian trails, fuel modification and re-vegetation of natural open space areas. The landscape concept is intended to unify and shape a planned community whereby the residents that live within the private residential areas are linked to private and public parks, schools and neighborhood commercial establishments through a safe and pedestrian friendly paseos and trail system that provide an alternate method of transportation and reduces the necessity for auto travel within the community. 2.9.2 Project Development Standards streetscapes (See Figures 2-13, 4-23A through 4-33) Streetscape landscape treatments will be provided along primary roadways within the project (see Figure 2-13). Areas set aside for streetscapes are depicted in the Typical Street Sections on Figures 2-4 through 2-5A. The landscaping within the streetscapes will consist of turf, trees, shrubs and ground covers. O Project Entrv Statements (See Figures 2-13, 4-18A through 4-22E) Two gated entry designs, as shown in Figures 2-13,.are proposed within the Roripaugh Ranch project. This includes three Staff Gated Primary Entries (Figures 4-18A through 4-19), and eight Card Key Gated Secondary Entries (Figures 4-21 through 4-22E). The Staff Gated Primary Entries will serve as major private entrances into the residential neighborhoods. The entries will consist of a guard house manned 24 hours a day, card reader activated control arms, auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. The Card Key Gated Secondary Entries will consist of a card reader activated auto and pedestrian gates, accent paving, decorative steel fencing, walls, pilasters and formal landscaping. Both entry types will be maintained by the Homeowners Association. Two Bridge Monumentation statements are also planned within the project site and are illustrated in Figures 2-13, 4-20A and 4-206. This treatment will be provided along "North Loop Road" east of Butterfield Stage Road and along "South Loop Road" crossing Planning Area 25. 2.9.3 Landscape Plan Development Standards 1. All detailed landscaping programs for planning areas and roadways shall be prepared by a qualified and licensed landscape architect for review and approval by City staff and applicable decision-making agencies. 2. Project entries shall be designed with landscaping and architectural treatments acceptable to the City that project a high quality image for the community development. 3. All parkway and median landscape treatments shall be installed consistent with Section 6.0. 4. The landscaping design for the project site shall include trees, shrubs and groundcover O compatible with existing natural vegetation where feasible. Roripaugh Ranch Specific Plan ~ 2-6a N(EITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC -. March, 2003 SPECIFIC PLAN COMPONENTS 5. A variation in theme landscaping between residential planning areas/development phases O; is encouraged. 6. The applicant and/or master developer shall be responsible for maintenance and upkeep of all slope plantings, common landscaped areas and irrigation systems until such time as these operations become the responsibility of the Temecula Community Services District (TCSD), a master homeowners association or other appropriate entity acceptable to the City. 7. TCSD shall provide maintenance for all landscape medians and perimeter parkways adjacent to single fatuity residential development on public roadways with right-of-ways that are 66' or larger. All other landscape areas, entry monumentation, signage, pedestrian paths, bus shelters, pedestrian bridge, wall and fences shall be maintained by the HOA, private maintenance or property owners associations. 8. At the time of recordation of any final subdivision map which contains a common greenbelt or open space areas, the applicant and/or developer shall convey such areas to a master homeowners association or other appropriate entity acceptable to the Ciry. 9. TCSD will only accept an offer of dedication for easements over those perimeter slopes it has agreed to consider for maintenance purposes, subject to installation of the improvements to TCSD standards and a successful property owner election in compliance with Proposition 218. Underlying ownership of the respective easement areas shall remain with a master homeowners association. 10. All landscape plans shall reflect the following water conservation methods: • Landscape with low water consuming plants; • Group plants with similar irrigation requirements to reduce over-irrigation; Use mulch on top of soil to improve the water holding capacity of the soil by O reducing evaporation and soil compaction; • Install efficient irrigation systems that minimize runoff and evaporation and maximize the amount of water that will reach the plant roots; • The use of reclaimed water if it is available to the site; and • Irrigation lines in all common areas and/or City maintained areas shall be alert Tines (purple). 11. In addition to the above development standards, all landscaping shall be installed in conformance with the City of Temecula Development Code, Section 17.06.060 for Residential areas, Section 17.08.060 for Commercial areas, and Section 17.14.050 for Open Space and Recreation areas. The Citys water conservation standards shall be consulted prior to finalizing landscaping plans. 12. All slopes shall be landscaped and inigated per the approved landscape plan consistent with the timing specified in Section 6.0. 13. All ground mounted equipment shall be screened with landscape or screen wall acceptable to the City. 14. Primary entry monuments shall be installed consistent with the timing specified in Section 6.0. 15. Landscape for common areas, right of ways and project walls shall be approved prior to recordation of final "B"maps. O -_y Roripaugh Ranch Specific Plan 2.6g \VCEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 M N aMP'E1~Z000Xdad120-80d51~P~000'L9ELEI~N ~'JMa 1339W9 1 ~L9 WV 64~51~8 E00TJ6Zft ~Pellold ua~d aa~saW ada~spua~ ~an~da~uo~ - -- .ate 'N~ ~ O N d ~ ~~ ~ i ' ~ ~ Sao ~ Q M~ ~~ f J ~ N~ ~ ,~ ~ r'- O ai r 1 N _ _ i .r~/ -' ~ U NQ~ ~ ~ ~~ ~~ __ , ' L. _~ N U~~ ~ Na~~ _ . 3 ~ ~~na~ g `r' 1 ~u i ~Om a r,l ~ ~ I ~: ~ ; U U QQ ~ .- ~~~i -. `Y v ~.,~ ~U r-Z V,o ' f / UU~ ~ I V f/J N O ) ~ .... N N Q Q CS h r ~ V O~ • n v Q J Q O r '~ l ' D f0 ~ v _ W~ '~ ~ : ~ ~ .' -- / `> ) ~ q ~ a~Q O ~ ~ a I N~~o I ~ o uP u~ J\ 'y\ `+ ' Q~. q U ~ ~~` U _ ~Na~ a _ ~\ N N ~ 1 U ` ~ m~a `~ aS NyN \~~ ~ Arno ,~ o ` m 1, N U N N wo N N V~ N~`'¢ 01 ~ _~ O PO 41 U U 1. N N I ~ `~ ~ Z,n ~° Q /U I I ~ Z m~ Q Qj :: ~ ~ N ~ .~~ L1YS3 pµ~b ~Pb- I n/ Ur ~.;~r ~ I _ _ ~ I m ~_ 'f a „1 r v <~ m ~:° I~e - f 00 ~ o I c ~.~~ ~ f N r FF ..r ~ M "• C 1 ~ ~ r I ~ f0 -`~ - -------.__~J I ~ ~ N I ~ ~ I~..~ N J N ~ O f v ,;~ ~a~ I ~ ~ ~Q / ~ J ~ O + ~ CO ~ (`7 ,' ~ ~ ~ ~. ~~/ ~O ~ (n N ~ N ~~ ^ ~ ~ T ~ / i- U ~ rn ~ m O ~ (U ~ U ___~ J UU tip Q I ~VQQ ... r- tiI IY N W ( _ Q ~ ~ - - - _ ~J~~ ~ ~ _J ~-__________ --_____. J II W I ~ ON m I ~ z~ Ma N ~vo I Z'm ~`L v O dd mrn ~ or ~ O~ v _~7' ~Of w ~ ~ N tCE C ~ ~_ ; ~ (6 0o U v ~ ~ ~ v E~ ~ ~ a?v c ~ ..__ _ __ __ __ _ _ i a N ~ N ~O N ~ N r JOB _ ~~f (7 47 T N C N ~ ~U ^~ ~ J ~ ti I ~ rn Y o, ~ rn Z' o, ~' ~ LL lL ALL ~C LL ..__....-.~- maN \ ~ N ~ N -O N c N I~aV J() I (n Cn (~ VJ m fn ~ N _ _ ~ _.J 0 z W J N U oa '^N W N U ~' NNao N ~ "' N Z O ~ ~ • iiii (~~ ~~ iiii o . Z • • p] .~ ~ ~ L ~ ~¢ .Q ~ ^7+ L •~ Q~ .Q _Q 3 ~ ~~ ~~ (~ ~ Q U 'd C U (n N ~ ~ ` _N O c~ C ~ ~ ~~., t0 ~ _~- a Q D %- - ;. ~~ r' ''~ I Q ~ it QJ~O N o0 M t7 J I ~ ~~ ~~ i I, •! !iI 3 ~ ~I ,' U U7 Q7 i a~rn^[V~ I J~ N N a ~ i~ N it '1 ~- 1 @Q III n I Q Q ao,n N v C W ~~..: s ~! ~ m E U u °v N r g ~~ ~~po r-~N~ ri /~~,a m.) SECTION II SPECIFIC PLAN COMPONENTS ~O 2.10 WALLS AND FENCES ROASTER PLAN ~~ 2.10.2 Walls and Fencing The material, style and height of walls and fences shall provide an element of visual continuity -~ throughout Roripaugh Ranch. All construction materials and colors shall be consistent with the project architecture. The following wall and fence applications shall be provided throughout the project area: ') 1. Project or Privacv Walls (See Figure 2-15) Project walls will be constructed within the project as shown on Figure 2-14 for visual and noise attenuation where appropriate. Project walls will be constructed of slump stone. fl Project wall pilasters will be spaced at approximately one hundred feet (100') to one --~ hundred fifty feet (150') on center. Project walls will not exceed 6 feet in height. All Project Walls will be constructed by the developer. 2. Pdvacv Fence (See Figure 2-15) Privacy fences as shown in Figure 2-15 will be located in residential interior and side yards. .All Privacy Fences will be constructed • by the merchant builders. l 3. Privacv Fencing at Front of Homes (See Figure 2-15) I O Privacy fencing at front of homes will be located as illustrated in Figure 2-15. This fencing will include a wood post and gate, stases-fiaish masonry (slumpstone block) pilaster w/precast concrete cap and a 6' high masonry (slumpstone) wall with stases precast concrete cap. All fencing will be a color that is neutral or consistent with the adjacent residence. This fence will' be constructed by the merchant builder. 4. View Fence (See Figure 2-16) One type of view fence will be utilized where view opportunities exist. The purpose of this fence is to allow for maximum view opportunities. This fence will be a maximum of six feet in height and will be Dunn Edwards SP56'Weathered Brown' tubular fencing material. The fence will alsd include a pilaster with a precast concrete cap. All View Fences will be constructed according to the timing specified in Section 6.0. O Rough Ranch Specific Plan Amendment No. 1 December, 2004 SPECIFIC PLAN! COMPONENTS 2.10 WALLS AND FENCES MASTER PLAN O 2.10.1 Project Description Freestanding walls, retaining walls and fences can reinforce community identity nd image as well as provide security and soil retainment. If walls are not used carefully, this n detract from the quality of the project and thus should not be used to simply demarcate pro erty lines. Walls and fences within the Roripaugh Ranch Specific Plan will be developed in a m ner consistent with the guidelines established in the Walls and Fences Master Plan (Figure 2-14) nd the Walls and Fences Elevations (Figure 2-15, 2-16 and 2-17). All Project Walls and View Fe es shall be submitted with the landscape plans for approval prior to recordation of the final ma .The height of all walls shall be measured from the highest point of the adjacent grade. 2.10.2 Walls and Fencing The material, style and height of walls and fences shall ovide an element of visual continuity throughout Roripaugh Ranch. All construction material and colors shall be consistent with the project architecture. The following wall and fence ap cations shall be provided throughout the project area: 1. Proiect Walls (See Figure 2-15) Project walls will be constructed within a project as shown on Figure 2-14 for visual and noise attenuation where appropriate Project walls will be constructed of slump stone. Pilasters will be included in theme w I construction at property lines, changes in vertical or horizontal direction and at measu d intervals appropriate to the length of the wall run. Project walls will not exceed 6 f tin height. All Project Walls will be constructed by the .developer. O 2. Privacv Fence (See Figure 2- ) Privacy fences as shown in figure 2-15 will be located in residential interior and•side yards. This fencing shall include pilaster with a post/cap. All Privacy Fences will be constructed by the merchant builder . 3. Privac Fencin at Fr t of Homes (See Figure 2-15) Privacy fencing at ont of homes will be located as illustrated in Figure 2-15. This fencing will include a w post and gate, stucco finish masonry pilaster and a 6' high masonry wall with stucco. All encing will be a color that is neutral or consistent with the adjacent residence. Thi fence will be constructed by the merchant builder. 4. View Fenc See Figure 2-16) One typ of view fence will be utilized where view opportunities exist. The purpose of this fence i o allow for maximum view opportunities. This fence will be a maximum of six feet in hei t and will be either dark bronze or copper tubular fencing material. The fence will als nclude a pilaster with a precast concrete cap. All View Fences will be constructed ac ording to the timing specified in Section 6.0. 5. 'High Habitat Fence (See Figure 2-17) This fence is proposed along Butterfield Stage Road and Murrieta Hot Springs Road adjacent to Planning Areas 8, 9A, 9B and 13. This fencing will be six feet high and will limit unauthorized access into open areas. This fencing shall be a black vinyl coated chain link fence. The fence shall be approved by the appropriate agency prior to recordation of the final map. This fence will be installed consistent with the timing specified in Section 6.0. ' :~ Roripaugh Ranch Specific Plan 2.6~ \V(EITH0301WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March; 2003 SPECIFIC PLAN COMPONENTS O 6. Residential/Habitat View Fence (See Figure 2-17) The ResidentiaVHabitat View Fence is proposed in areas where residential neighborhoods are adjacent to open space areas. This fence will be six feet high and will be located along the perimeters of Planning Areas 10, 14, 15, 16, 17 and 19 that abut open space. This fencing will limit unauthorized access into open space areas. The ResidentiaVHabitat View Fence along the south side of Planning Area 13 shall not be a chain link fence. The developer shall propose an alternative fence such as a glass fence, splR rail fence with wire mesh or a similar fence that is acceptable to Planning staff and all applicable resource agencies. This fence will be installed consistent with the timing specified in Section 6.0. 7. Trail Fence (See Figure 2-17) The Trail Fence will be provided along the River Walk as illustrated in Figures 2-14 and 4- 14. This fence will be four feet high and will include black vinyl coated chain link material with black powder coated post and rails. This fence wilt be installed consistent with the timing specified in Seciion 6.0. 8. Property Line Fence (See Figure 2-17) The Property Line Fence shall be located along the south side of Planning Area 7A and shall be a three-rail horse fence with wire mesh approximately 5'-6" to 6' in height. This fence shall be installed according to the timing specified in Section 6.0. 9. Split Rail Fence (See Figure 4-16) A four foot high Split Rail Fence will be located along the Multi-Use Trail and along the south side of the Nature Walk, as illustrated in Figures 2-14, 4-14, and 4-16. This fence will be installed consistent with the timing specified in Section 6.0. O 10. Temporary Habitat Fence (See Figure 2-17) The Temporary Fence is proposed in areas where residential neighborhoods are adjacent to open space areas. The temporary fence shall remain in place until such time the Residential/Habitat View Fence is installed in it's place. This fence will be galvanized steel that is six feet high and will be located along the perimeters of Planning Areas 10, 14, 15, 16, 17 and 19 that abut open space. 11. Optional Proiect WaIlNiew Fence (See Figures 2-15 and 2-16) An optional Project Wall (see No. 1 under this section) or a View Fence (see comment No. 2 under this section), will be provided along North and South Loop Roads. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. If anticipated noise levels exceed City standards, the Project Wall will be installed. If anticipated noise levels do not exceed City standards, the View Fence will be installed. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. O Roripaugh Ranch Specific Plan 2-g2 \U(EITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 CITY OF TEMECULA PLANNING DEPARTMENT ~' MEMORANDUM TO: City Staff n FROM: Dan Long, Associate PlannerY L' DATE: September 24, 2003 SUBJECT: Roripaugh Ranch Specific Plan Revised Fence/Wall diagrams Attached are revised fence/wall diagrams for figure 2-15. Please insert this sheet into your specific plans for future reference. If you have any questions, please contact me at (909) 694-6400 ext. 198. Thanks, Dan O' `O R:Vongd~memos~staffdoc a ~~ a .w ~+ a ld, ~ 0 3 0 0 0 3 r Z V W 0 ~~v` ,~ J y ~3 oJJU~ IDY~ m ~~~W ~~~a ~~~~ ..Z4 Q ~ py~ v ~ py~~ pL W'n pZ O H~ S vl h tl N v~~v g~3~ „oe O vO . VLJ r Z LL 3 a.. M~_ 1.6. r, z ~-- J_ Y Q a" Z 0 J ~ J W 0 O J Z 3 ~~ °vS h O ~+ ~ ... ~~8 ~ N ~ p~ < 3 ~ x ~a~, y~ a Qc ~ 8 °< V ~3~ ~~~ 6 j sZ o H .9 J J 7 O a. 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U • • • SPECIFIC PLAN CONiPOMENTS 2.11 PUBLIC SERVICES O Roripaugh Ranch is presently within two governmental jurisdictions. Approximately 170.7 acres (21 percent) of the property is within the City of Temecula. This includes Planning Areas 1A through 9A (See Figure 2-1). The remaining 634 acres (79 percent) are presently within unincorporated Riverside County. Once the remaining 634 acres is incorporated into the City, the City will provide all public services. 2.11.1 Police Protection The Riverside County Sheriff's Department provides police protection services to the City of Temecula on a contractual agreement. The existing police station serving the project site is located at 30755-a Auld Road in Murrieta. The County provides a total of 118 personnel to serve the Temecula area. Of these, 91 are sworn with 26 City patrol officers, 15 County patrol officers, nine traific'Yram" members who perform field tasks where immediate suspect contact is not probable. Patrol officers are supported by three lieutenants, eleven sergeants, and five investigators. Other manpower resources such as bomb disposal, emergency services team, and internal affairs investigation are provided through various divisions within the Sheriff's Department (S. Garcia, personal communication, 2002). The Federal Bureau of Investigation (FBI) typicalty recommends a Level of Service (LOS) standard of one oNicer per 1,000 residents for urban/suburban communRies of similar size to Temecula. Based on the City's 2000 population (72,000) and police staffing levels, police protection needs are being met by existing contract levels. Average response times provided by the Sheriff's dispatch are 46.5 minutes for priority one calls, and 13.9 minutes for priority two calls (S. Garcia, personal communication, February 2000). 2.11.2 Fire Protection O Community-wide fire protection ratings are provided by the Insurance Service Organization (ISO) based on the location of fire stations, response times, and availability of water. ISO rankings are on a scale of I to X (1-10) with I or one being the best protection and X or ten being the worst or no protection. The current ISO rating for the project area is IV or four which is relatively high considering the lack of development in the immediate area. The Riverside County Fire Department (RCFD) serves the sphere area of the City of Temecula, including the Valley portion of the site. The City of Temecula serves the Plateau portion of the site, which is within the City of Temecula. The RCFD operates in cooperation with the California Department of Forestry and Fire Protection (CDF) both of which provide fire protection services to the unincorporated areas of Riverside County. The RCFD provides service to the City on a contractual basis, and the City contract provides funding for 62 fire personnel. The local level of service is determined by the City and is set at a 5-minute response time. At present, the Roripaugh Ranch site is outside of the 5-minute response time. Even when Murrieta Hot Springs Road is extended to the project site, only the far west end of the Plateau area (i.e., Planning Areas 1 and 2) will be within the Citys standard 5 minute response time from the closest Lire station. Therefore, a new fire station will be required to support development of the site. A 2.0 acre fire station (Planning Area 32), is proposed at the southeast comer of "South Loop Road" and Butterfield Stage Road (see Figures 3-27 and 4-18B). The station will be constructed and equipped through a combination of financing, including the developer, the City and County of Riverside, and/or a Community Facilities District (CFD). The station will be maintained by the City once it is accepted as complete by the Fire Department. In addition, the National Fire Protection Association (NFPA) recommends a service ratio of 1.5 firefighters per 1,000 population. The Temecula area presently has a service level of 1 station per 15,000 population. The City's General Plan acknowledges that population growth in the project area will require additional fire protection personnel and/or services (Temecula 1993). Current fire emergency response to Roripaugh Ranch is approximately 4.75 to 5.25 miles (driving distance) from O the closest fire station with response times to emergency calls averaging 8 minutes. Roripaugh Ranch Specific Plan 2-g7 \UCEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS 2.11.3 Schools O Comprehensive K-12 public school services are provided by the Temecula Valley Unified School District (TVUSD). The District maintains a total of twelve elementary schools, four middle schools, and two high schools and one continuation high school. The following TVUSD schools serve the project area: Nicolas Valley Elementary School, Margarita Middle School, and Chaparral High School. The TVUSD maintains interim, relocatable facilities which are included within the school capacity levels. According to the District, elementary, middle and high school enrollments currently exceed school capacities, and enrollments are currently increasing at a rate of approximately ten percent per year. (S. Rechter, personal communication, February 2002). According to the District's Master Plan of Growth, the use of additional portable classrooms is anticipated throughout the District as well as the construction of approximately eleven elementary, four middle and one high school to serve future students in the District. According to the School District, these schools will be constructed in response to demand created by residential growth (and associated student generation) throughout the District. The new Chaparral High School currently has an enrollment of 2,100 students. The project plan includes a 12.0 acre elementary school site (Planning Area 29) and a 20.0 acre middle school site (Planning Area 28) for the Temecula Valley Un'rfied School District (TVUSD). The school sites are depicted in Figures 2-1, 3-23, 3-24, 4-10 and 4-11. 2.11.4 Recreation The project area is served by several regional recreational and park facilities which can accommodate boating, fishing, and swimming. These facilities include Lake Skinner, Lake Perris, and Lake Elsinore. While Lake Skinner is a Metropolitan Water District facility, a Riverside County regional park is also located at Lake Skinner. The Lake Skinner County Park offers camping, fishing, picnicking and other outdoor activities within its 6,440 acre boundary. The Cleveland National Forest, O encompassing the Santa Ana Mountains, lies to the west of the project site, and a portion of the San Bernardino National Forest is located to the east. These areas provide equestrian, camping and hiking activities. The Santa Rosa Plateau is a cooperative venture between the County of Riverside, the Nature Conservancy, the California Fish and Game Department, and the Federal Fish and Wildlife Service. This recreational area is located in Murrieta oft of Clinton Keith Road and consists of a 7,000 acre nature park which is free to the public from sunrise to sunset. The park offers several trail systems both guided and un-guided. The guided trails include "Saturday morning walks', and twice a month "bird walks'. The park contains a vast array of natural habitat as well as the largest vernal pools in the State of California. This vast anay of habitats within the Santa Rosa Plateau is home to the golden eagle and the mountain lion, and approximately 50 other species, including several endangered species. The City of Temecula currently owns 287 acres of land fa park purposes, of which approximately 200 acres are developed within 23 parks (Temecula Community Services Department, February 2002). Parks and facilities include the Rancho Calirfornia Sports Park and Community Recreation Center, Veteran's Park, Paloma Del Sol Park, Mary Phillips Senior Center, Temecula Community Center/Rotary Park, and Sam Hicks Monument Park. In addition, the City opened a local museum within Sam Hicks Monument Park in November of 1999. The City-owned facilities are operated and maintained by the Temecula Community Service District (TCSD). Local recreational facilities are also available from Temecula school campuses. School facilities are generally open to the public during non-school hours, weekends and vacations. Facilities available on school campuses generally include football, soccer, and baseball fields, as well as basketball, volleyball, tennis courts, and playground equipment. Due to the partial availability of school recreation facilities to the public at large, such facilities are considered adjuncts to the city-wide park system. O Roripaugh Ranch Specific Plan 2-68 \\KEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAiV COIIflPOfiIEINTS In addition to public recreation facilities, private recreation facilities are often provided in planned O communities and apartment complexes. These facilities usually include tennis and/or basketball courts. However, these facilities are often so few and scattered that they have little impact on meeting the demand for parks and recreation facilities within a community. 2.11.5 Trails Trails and bicycle lanes are identified in the General Plan Conservation and Open Space Element as generally extending across the project site, but no precise alignments are planned at present. The general goal is to provide residents with options for non-vehicular travel within the City and connecting to regional trails. In January, 2002, the City adopted a "Multi-Use Trails and Bikeways Master Plan". This plan shows amulti-use trail along Nicolas Road from Winchester Road east to the MW D pipeline easement, and another multi-use trail along the MWD easement that crosses the project site. 2.11.6 Open Space Approximately eight percent of the City of Temecula is presently devoted to open space uses including parks, golf courses, passive open space, and agriculture uses. Areas designated as open space for resource conservation are primarily within the major drainages and tributaries. 2.11.7 Library Services The City of Temecula is a member of the Riverside County Library System, which maintains 25 facilities throughout the unincorporated and incorporated areas of Riverside County. Library services and facilities are provided to the area by the Riverside County Public Library. The branch serving the proposed project site is located in the Walt Abraham Administrative Center. This branch occupies 15,380 square feet and contains 93,819 items and serves a population of approximately 96,000 residents. O Anew City library is proposed on Pauba Road, located above the Rancho California Sports Park. The proposed facility will be approximately 33,000 square feet. At this time, partial funding has been identified to construct the facility (C. McCarthy, TCSD, personal communication, May 2001). 2.11.8 Medical Services The Temecula area is served by four comprehensive and specialized medical facilities. There are also two County Health Clinics, located in Lake Elsinore and Perris, with facilities that include family planning services, prenatal care, child health services, immunizations and primary care. In addition to these public facilities, there are a number of private care facilities that include retirement homes, substance abuse clinics, child and sexual abuse clinics and counseling, etc. available throughout the County. 2.11.9 Solid Waste According to the County of Riverside Waste Management Department, the site lies within the service area of both the EI Sobrante Landfill and the Lamb Canyon Landfill. The EI Sobrante Landfill is located in Dawson Canyon, east of Interstate 15, approximately 35 miles from the project site, and the Lamb Canyon Landfill is located at 16411 Lamb Canyon Road, northeast of the project. These landfills will reach capacity in approximately 2004-2005, however, they have the potential for expansion beyond their current capacity. The EI Sobrante Landfill is a Class III landfill. It occupies 160 acres and accepts an average of 900 tons per day. The Lamb Canyon Landfill encompasses 788 acres and serves a regional area of 515 square miles. Lamb Canyon has a permitted annual capacity of 682,000 tons with the average daily capacity of the first quarter of 1993 being approximately 500 tons. The total capacity of this landfill is 8 million tons. The approximate remaining capacity for the landfills as of 1995 was 4.667 million tons and 1.042 million tons respectively. O Roripaugh Ranch Specific Plan 2-gg \V(EITH0301 W ET_M31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS A third landfill, the Badlands Sanitary Landfill, can also service the project site. The Badlands O Sanitary Landfill encompasses 1,081 acres and is located in the unincorporated area of Riverside County, east of the City of Moreno Valley. This facility currently has a disposal area of 141 acres and has an annual capacity of 432 thousand tons of solid waste. The facility is expected to close by the year 2010. The City of Temecula's current franchised waste hauler is CR&R, Inc., located in the City of Perris. CR&R currently provides all solid waste collection services for the City of Temecula. All solid waste generated within the City of Temecula is disposed of at the Badlands Sanitary Landfill and EI Sobrante landfill. O O Roripaugh Ranch Specific Plan 2.7p \\KEITH0301\NET_M31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 SPECIFIC PLAN COMPONENTS . , 2.12 OFFSITE IMPROVEMENTS O The project developer(s) will construct a variety of onsite improvements, including flood control structures, storm drains, sewer lines, water lines, streets, and traffic signals. These improvements are discussed in Sections 2.2 through 2.5 of this document. In addition, the project will require a number of off-site improvements, some of which are being processed and constructed by other public or private agencies, including water lines, storm drains, sewer lines, and traffic signals. The locations of major offsite improvements are shown in Figures 2-18 and 2-19. 2.12.1 Roads Initial access to the Plateau portion of the site will require the extension of Murrieta Hot Springs Road from its current terminus at Pourroy Road to the northern project boundary. Pacific Bay Homes has constructed this road from Winchester Road to Pourroy Road. Access to the central and southern portions of the site will initially be via an extension of Nicolas Road from the west project boundary to 450 feet east of the intersection of Nicolas Road/Calle Girasol. Calle Chapos will also provide access to the central and southern portions of the site. Access to the southem portion of the site will eventually require the offsite extension of Butterfield Stage Road from the southem project boundary to the existing pavement north of Rancho California Road. Anew storm drain line, will be included in this road extension. 2.12.2 Drainage Flood control improvements including bank reinforcement, stabilization, and installation of rip-rap will occur downstream of the project on Santa Gertrudis Creek from Butterfield Stage Road to the MWD right-of-way and from Calle Girasol to Leiter Road. An all-weather crossing of Santa Gertrudis Creek will be provided at the Nicolas Road/Calle Girasol intersection by using a hydro-arch bridge structure or another design acceptable to the City Engineer. O 2.12.3 Water To help provide adequate water service to the area, including the project site, the Rancho Calftomia Water District (RCWD) is installirig two main lines (30-inch and 60-inch) that will cross the central portion of the site from north to south, along the west side of the neighborhood park and neighborhood commercial area within an easement, then along Nicolas Road to the west. The RCW D supply lines will be located in Nicolas Road, with easements in Murrieta Hot Springs Road and Buttertield Stage Road.. The RCW D has already prepared a Draft EIR analyzing the impacts of this project. The Eastern Municipal Water District (EMWD) will provide water to the site and has already constructed several reservoirs in the area that will eventually help serve the Roripaugh Ranch project, including the 6.8 MG Mountain View tank buiR by Assessment District 161 on the adjacent Rancho Bella Vista property. 2.12.4 Sewer Project sewage flows, except the Plateau area, will be conveyed by a proposed 18-inch to 21-inch pipeline to Liefer Road via Nicolas Road. A proposed 18-inch line in Murrieta Hot Springs Road, from Pourroy Road to the end of the Plateau, will be required to convey flows from the Plateau area, Rancho Bella Vista, and the Tucalota Lift Station. It should be noted that no sewer lines will be within Santa Gertrudis Creek or Long Valley Wash. O Ronpaugh Ranch Specific Plan 2-7~ \\KEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March, 2003 0 0 0 SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS O OVERVIEW Section III of the Specific Plan Amendment Addendum contains the modifications to acreage; overall units, density, arid minimum lot size, consistent with Table 2-2 (Proposed Land Uses by Planning Areas (PA), forthe . following Planning Areas: tA, 76, 10, 12 and 27. 3.1 PLANNING AREAS 1A and 1 B 3.1.1 Descriptive Summary i. Planning Areas 1A and 1 B, as depicted on Figure 3-1, provides for development of 35.821.0 acres ~ with Low Medium Density Residential use (Planning Area 1A) and for the development of a .3 acre I Mini-Park (Planning Area 1 B). Planning Area 1A is planned for 8>i 104 single family dwelling units at a ' density of 5:2 4.9 du/ac, Minimum lot size shall be 5,000 square feet. i ~ 3.1.2 Land Use and Development Standards i Please refer to Section 5.0, Specific Plan Zoning Ordihance. i 3.1.3 Plashing Standards f Circulation Standards I 1. Planning Area 1A shall only have one access point onto Murrieta Hot Springs Road. Access to 'Planning Area to will be provided from Murrieta Hot Springs Road along the north perimeter of the planning area. This access shall be right-in and right-out only. Potential access points as depicted, are conceptual. Access into Planning Area 1A from Murrieta Hot Springs Road as well as access between Planning Areas 1A and 2 shall be determined when tentative.tract maps are prepared. Proposed road access land located within County property between the Mujrieta Hot Springs Road right-of-way and the project's north properly line will need to be acquired or an access easement secured. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a Vaffic and fire safety standpoint i - I 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance ofthe 34s' building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. i 3.. Around-about shall be provided in the southeastern portion ofthe Planning Area as illustrated in Figure 3-1. The purpose of the round-about is to slow Vaffic along the roadway. 4. Vehicular access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk as illustrated in Figure 3-1. This access shall be only used for maintenance purposes. Landscape and Recreation Standards S. A Card Key Gated Secondary Entry, as illustrated in Figure 4-21, shall be provided at the northeast corner of the planning area adjacent to Murrieta Hot Springs Road. This access .shall be right-in and right-out only. 6. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind -the Card.Key Gated Secondary Entry. O 7. -The 0.3 acre Mini-Park designated as Planning Area 1B shall be provided adjacentto Plashing Area 1A ss illustrated in Figures 3-1 and 4-9. The Mini-Park shall include the following uses: ~~ ~ Roripaugh Ranch Specific Plan, Amendment No..1 ~ $ December, 2004 PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.1 PLANNING AREAS 1A and 1B 3.1.1 Descriptive Summary Planning Areas 1A and 1 B, as depicted on Figure 3-1, provides for developmen.0 acres with Low Medium Density Residential use (Planning Area 1A) and for the developme of a .3 acre Mini- Park (Planning Area 1 B). Planning Area 1A is planned for 98 single family dw~ g units at a density of 5.2 du/ac. Minimum lot size shall be 5,000 square feet. 3.1.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.1.3 Planning Standards Circulation Standards O 1. Planning Area 1A shall only have one access poi onto Munieta Hot Springs Road. Access to Planning Area 1A will be provided from rrieta Hot Springs Road along the north perimeter of the planning area. This access hall lie right-in and right-out only. Potential access points as depicted, are conceptual. cress into Planning Area 1A from Murrieta Hot Springs Road as well as access between anning Areas 1 A and 2 shall be determined when tentative tract maps are prepared. Propo ed road access land located within County property between the Murrieta Hot Springs Roa right-of-way and the project's north property line will need to be acquired or an access ea ment secured. Access points shall be designed and located to provide adequate and saf access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be pro ded to Murrieta Hot Springs Road prior to the issuance of the 34`" building permit in thi planning area. The location and design of the secondary access shall be subject to a royal by the City. 3. Around-about shall be pro ded in the southeastern portion of the Planning Area as illustrated in Figure 3-1. The purpo a of the round-about is to slow traffic along the roadway. 4. Vehicular access arc table to the Fire Department shalt be provided from this planning area to the Nature W as illustrated in Figure 3-1. This access shall be only used for maintenance our ses. 5. A Card K Gated Secondary En[ry, as illustrated in Figure 4-21, shall be provided at the northea comer of the planning area adjacent to Murrieta Hot Springs Road. This access shall right-in and right-out only. 6. A Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind e Card Key Gated Secondary Entry. Roripaugh Ranch SDecific Plan 3-1 \\KEITH0301\NET_N\31367.0001~OC\SPSECT3CCFINALSP.DOC March, 2003 SECTIORI III PIr4NNING AREAS AND DEVELOPMENT STANDARDS O following uses: e Shade arbor o One play structure for ages 2-5 years ~ o picnic table on slab I e Benches e Low decorative steel fencing with pilasters and gate Landscape and irrigation improvements Project Wall (Figure 2-16) along the eastem and northern boundary a Low Wall with Pilaster (Figure 2-16) along the eastem and southern boundary 8. The Nature Walk will be located adjacent to Planting Area 1A as illustrated in Figures 4-12, 415 and 415A. 9. Five paseos will be provided within Planning Area 1A as illustrated in Figures 41 and 43ti. These paseos shall provide direct access to the Nature Walk. These paseos are conceptual ' in nature and the exact location and design well be determined prior to approval of the final map. 10. Front yard landscaping as depicted in Figures 485 through 4-89, shall be installed by the merchant builder and maintained by the property owner. Walls and Fences Standards 8. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), i shall be located along the northern perimeter of the planning area. O 12. A View Fence, also illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16) shall be located along the western and southern pedmeter of Planning Area 1 adjacent to the Nature Walk. Miscellaneous Standards 13.' Residential lots within Planning Area 1A that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25) feet. If-the residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be installed to help screen views from Nicolas Valley (See Figure 4-15). The developer shall prepare a plan that idenfifies lots within 175 feet of the southern . perimeter and lots that may have views visible from the north side of Nicolas Road. The -plan shall be submitted to the City for review prior to approval of the tentafive trail map. The City reserves the right to request additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. 14. -Prior to approval of the precise grading plan, a noise mitigation analysis shall be.Performed for residences within 200 feet of the edge of right-of-way of Murrieta-Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potenfially exposed to exterior noise levels. The analysis must . demonstrate that planned noise protection will meet City standards to the satisfaction ofthe Community Development Department, , O 15. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and ~ Standards that apply site-wide: Rodpaugh Ranch Specific Plan Amendment No. 1 9 December. 200A PLANNING AREAS AND DEVELOPMENT STANDARDS O 7. The 0.3 acre Mini-Park designated as Planning Area 16 shall be provided adjacent to Planning Area 1A as illustrated in Figures 3-1 and 4-9. The Mini-Park shall nclude the following uses: • Shade arbor • One play structure for ages 2-5 years • Picnic table on slab • Benches • Low decorative steel fencing with pilasters and g • Landscape and irrigation improvements • Project Wall (Figure 2-16) along the eastern a northern boundary • Low Wall with Pilaster (Figure 2-16) alo the eastern and southem boundary 8. The Nature Walk will be located adjacent to Planning A a 1A as illustrated in Figures 4-12, 4-15 and 4-15A. 9. Five paseos will be provided within Planning Area A as illustrated in Figures 4-1 and 4-38. These paseos shall provide direct access to the ature Walk. These paseos are conceptual in nature and the exact location and design w' be determined prior to approval of the final map. 10. Front yard landscaping as depicted in F' ures 4-85 through 4-89, shall be installed by the merchant builder and maintained by th property owner. Walls and Fences Standards O 11. A Project Wall, as illustrated in t ~~Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the Wort rn perimeter of the planning area. 12. A View Fence, also illustrat in the Walls and Fences Master Plan (Figures 2-14 and 2-i6) shall be located along the estern and southern perimeter of Planning Area 1 adjacent to the Nature Walk. Miscellaneous Standards 13. Residential lots w' in Planning Area 1A that are located within 175 feet of the southern property line sha ave a minimum rear yard setback of twenty-five (25) feet. If the residence is visible from mes along the north side of Nicolas Road, enhanced landscaping shall be installed to h p screen views from Nicolas Valley (See Figure 4-15). The developer shall prepare a n that identifies lots within 175 feet of the southem perimeter and lots that may have vie visible from the north side of Nicolas Road. The plan shall be submitted to the City for eview prior to approval of the tentative tract map. The City reserves the right to reque additional landscaping for screening purposes for the enhanced landscape areas atte he installation of the landscaping and construction of the homes. O 14. for to approval of the precise grading plan, a noise mitigation analysis shall be performed or residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. Roripaugh Ranch Specific Plan 3.2 \\KEITH0301\NET_N\31367.000\DOCISPSECT3CCFINALSP.DOC March, 2003 i O i _' i i l ,. O 4' I „f SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS 2.1 Comprehensive Land Use Plari 2:7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 16. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Areas 1A and 16. ' Timing and Responsibility of Improvements 17. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 1A and 1B.` ~ ' 1 I l~ -~ I Roripaugh Ranch Specific Plan Amendment No 1 - ~ ~ ~ j~ December. 2004. PLANNING AREAS AND DEVELOPMENT STANDARDS O 15. Please refer to Section 2.1 through Section 2.10 for the folio Jr(g Development Plans and Stan dards that apply site-wide. 2.1 Comprehensive Land Use Plan Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 16. Please see Section 4.0 esign Guidelines) for criteria related to the development of Planning Areas 1 A and 1 B. Timin and Res onsi ' of Im rovements 17. Please a Section 6.0 (Timing and Responsibility of Improvements) for phasing of impr ments within Planning Areas 1A and 1 B. -.. O O RoripauQh Ranch Specific Plan 3-3 \V(EITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 r° x ~ ~ f ~ Z I~i~ue~n auvrr ariauan sn »iarr~nsrr~nwnarian~ns~i.r sr. srr srv <rr aii ar rr~i~ O _ y~^ - ~ i ~.J N 1~ Dp ~ ~t .... ~ o 9 ~e ~ ~ _ , ~ ~' I' ~' I A =m IB ~' ~I _ . ._ o~ - ~->..: v c ~ ~ O j ~. .~t..- H~ ~ ~ ~, . t ~ o o D~ ~ ~r -~, ~ ~ s+ ~/ 0 3 1~ m ^ ~ \ J ~' - m __ ^ m III ~ ~ -. ~m ~ O ~F . '- _.. gj: o ~ ~ ~ ~ ~ ~ 3 ~ i o g - j i ~;. ; ~ a /! ~ ~. 1i /f m i f .. 1 ~ --- 3 :~ ~ i ~ . °' I t ~ ~ ~ C '~ N o m ~~ - ~_- - ~i -~ -m++~ D m ~ ~~ ~ca~ ~~ ~~ 2 ' O~ 1 le ~ 11 DDS ~ ~cDjw ~~- , ~~ ~7 1 ~ i fp {7 ~ ~z G) li ~~ ~ s~ • no ~_~ nr VS Z~ D 2 b~~~; ~ ~'®~_~ ~0®_ 0~_ ' ~. ~ ~~a~gm T ~ f s Planning Area One A (1 A) and~One ~ ~1 ~) T 1 LL LL W F ~ O J o ~ Z ~ ~ ~ v¢ ~ o ~ ~ ~ O ~ O Z ONE Qj a ~~~ M a ~o Y ~Z ga ~V m LL =a Z C~ 'n co ~ c R7 N N N n c c c U .-- ~ ~ ~ N _v v v ~v N j N V N (~j N ~ N ~ ~~ Cm -~ Ni~ ~~ LLB R'.~ _ ~~ a~i ~ a°~i ~ ai ~Qw ~ ~ ~ ~ ~ ~ ~ ~ • • X I w 0 } m w a U N O z g F L i I. ~er,i, I U C N LL c N ~O C J c~ d 1 Q~ ~ p Q ~ Q ~ ~ N ~ ~ ~ ~~ ~ ~ ~ C ~ U ~ ~ m J ~ m N ~ ~ Y Y V' ~ N ??~ ~ Y O1 3 LL cn -° ~' ~ ' ~ m ~ a°~i ~ o iv a°~i U~ d~ U~ Z~? r~ 1 ®~ ~_ ~ W ~ ~ ~ ~ ~ U U Q ~ Q ~ C13 fT0 °~ '~ 3 o Q v ~ ~LL ~ ~' ~~ r~ /\ i : I (SUN \ ~ ^ L ~• , - )~ _' i • 1 Ij' `, ja ~ U (n 1 Q !~~ • i~m¢~ N ~~tD ~~ ~~ 1~ ~ ~~E~q~ ~J~ i ~~ • I ~ ~~ I '~ '~ it -' /' `~ 1 ~.~ 1 ~.~ ~ ~- ~: ~` / 1 ~ ~: ~.; U~ ~ Q 1 i~ ~ m 1 ~ ~~ ~ ,.; Q ~ ~ =~~ ~ ~ ~~~ ~~ ~~ ~., ~ _~!' Q~I ~ ~ f` _( i ___- I ~ ~, -..-. y1....... -__-._ --~~ .•''. i ~' ~,~~ U ~ i mQN _~,' o ~ ~ : ~`, 1 ,,, 1 `--x--x-x- _J ~~i~~ ~ ~~ii iii ~ii~i~~ ~~ii~ ~~ir~~~ . . ~~ m i i /' ~ ' i' !', oo i ~l ~ n ~,At.\ ~fN 1 N ~ ~j~~ ~ ~ i` (V mid i ~~ IA N ' ~ ~' N ~ m~. r! r N N c i ~ = ~I ~~ ;r.~ i, ~i / . ~I~' m i v ~, V N ai rn m w a m .~ c m H ~a a~ _~ E m a~ ~ c ~ O .O O O N L E ~°' c rn.S m .~ c .o~ ~, ~ L O ~ y y N p~ Q'C a ao ~_ '~ m N ~ 7 ~ _~ L Q Q m ~a y O Z ~ °o C ~ W Q O U ~ g m m z F- o -~ • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.2 PLANNING AREA 2 3.2.1 Descriptive Summary Planning Area 2, as depicted on Figure 3-2, provides for development of 18.4 acres with Low Medium Density Residential use. This area is planned for 99 single family dwelling units at a density of 5.4 du/ac. Minimum lot size shall be 5,000 square feet. 3.2.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.2.3 Planning Standards Circulation Standards 1. Direct access from Murrieta Hot Springs shall be prohibited into Planning Area 2. Access to Planning Area 2 will be provided via Planning Area 1A and Planning Area 3 as shown in Figure 3-2. Potential access points as depicted, are conceptual. Access into Planning Area 2 from Planning Areas 1A and 3 shall be determined when tentative tract maps are prepared. Access points into the planning area shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34'" building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. O 3. Around-about shall be provided in the southwestern portion of the planning area as illustrated in Figure 3-2. The purpose of the round-about is to slow traffic along the roadway. 4. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards ~ 5. The Nature Walk will be located along the southern edge of the planning area within Planning Area 7A as illustrated in Figures 4-12, 4-15 and 4-15A.This walk will link this Planning Area with adjacent planning areas and the Neighborhood Park (Planning Area 6). 6. A paseo wilt be located within the planning area as depicted in Figures 32, 4-1, and 4-38. This paseo will link Planning Area 2 with Planning Area 3. The paseo is conceptual in nature and the exact location and design will be determined prior to approval of the final map. Residential lots within Planning Area 2 that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25) feet. If the residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be installed to help screen views from Nicolas Valley (See Figure 4-15). The developer shall prepare a plan that identifies lots within 175 feet of the southern perimeter and lots that may have views visible from the north side of Nicolas Road. The plan shall be submitted to the City for review prior to approval of the tentative tract map. The City reserves the right to request additiohal landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. ,.O 7. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the property owner. Roripaugh Ranch Specific Plan 3-5 \UCEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPhhENT STANDARDS O Walls and Fences Standards 8. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the northern perimeter of the planning area. 9. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the southern perimeter of Planning Area 2. Miscellaneous Standards 10. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-ot-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 11. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2-9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan O 12. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 2. Timino and Resoonsibility of Improvements 13. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 2. :g Roripaugh Ranch Specific Plan 3-6 \UCEITH0301 WET_M31367.000\DOCISPSECT3CCFINALSP.DOC March, 2003 N 1 C'7 W ff~ 1V 1.~ B+~P'Z-EOOOXd2ldlZ0-90dS~~Pl00D'L9ELEt~N -'JMO LI3~JHV8 1 ~9 WV 60~10~01 COOULZIE ~Patrold ~z) onnl aaay ~uiuuald !•- (/J p O ~ ~ ~ ~ w z ~ ~ O r` J Q~~V N o ~ O ~ O of ~ ~ ~ ~ C ~_ _ y--~ C ~ C d] cn W ~ N ~ ~ ~ v Z, E cD ~ ~ a~ ~ ~ ~ ~- io a c _, ~ U E~ C'~ ~ N O~ N N N ~ C N • C Q W N f~ f0 N N ~ N ~ cc 'O ~ ~ ~ Q1 ~ ~ C ~.~- ~~ ~ C~ O ~ C~ ~ ~ ~ m N ~ m N U N ~ N ~ N ~ N J N ~ V ~ CJ) N ~~ ~ C d C N LL- 61 ~ N 4] U d ~+ N N G7 N i~ ii ~ 'u. ~ iL ~ i~ O i~ Q7 ~ Y o~ v~ ~ .~ 3 Q ~ ~ ~ ~ ii ~ 'i •p a~ O a~ '~ m .> m •- m O ~i ~ ~'i cLD a~i N a~i 'C a~i dN ~~ H~ d~ Cn~ a~ ~~ Uv ~~ d~ I 1~ ~oa~°n"OOd I I II II ~! I~ I 1 1 1~ I~ 1 I~ ~I i i ~I ~I ~I Q1 LA O. ~o .~ L~ a N c .~ ~ ?~ ~~ ~ o o ~ C L N E •°' c ~ rn._ ms c •~ i~ °' ~, m C L O ~ y N N p~ Vf Q'~ n 7 (n a .. a~ >_ '~ m .~ ~~ _~ _~ 00 ~_ ~~ N to (~0 U Q' Q y ..~+ O Z ,~ ~. o N N 1I N ~N r~i C7 r ~ ~ 11I ~ i ~ N N i fD V a N ----. ..s .~.+ n...q `;- ., ..~ ---,.., .. ~r .~ 1 $ N ~ O ~ ~ 0 Q E 0 U r ~ m Y .n m ~" o • • C Q~ t +~ ~ ¢ .~ coo ~ ~~ ~ w -~ n' m N U y Y ~ U c+~ ¢ M ~~' Q N ~ m y ~ ~ ~ ~ ~ -v O ~ •~ rn 3 O,o: ~.C ~ ~ U Ll ~ (A ~ ~~ oa o cem • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.3 PLANNING AREA 3 3.3.1 Descriptive Summary Planning Area 3, as depicted on Figure 3-3, provides for development of 18.6 acres with Low Medium Density Residential use. This area is planned for 99 single family dwelling units at a density of 5.3 du/ac. Minimum lot size shall be 5,000 square feet. 3.3.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.3.3 Planning Standards Circulation Standards 1. Planning Area 3 shall only have one access off of Murrieta Hot Springs Road. Access to Planning Area 3 will be provided from Murrieta Hot Springs Road along the north perimeter of the planning area as illustrated in Figure 3-3. The potential access point as depicted, is conceptual. Access into Planning Area 3 from Murrieta Hot Springs Road as well as access between Planning Areas 2 and 4A shall be determined when tentative tract maps are prepared. Proposed road access land located within County property between the Murrieta Hot Springs Road right-of-way and the project's north property line will need to be acquired or an access easement secured. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. O 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34'" building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards 4. A Staffed Gated Primary Entry, as illustrated in Figures 3-3, 4-1, 4-18A and 4-19 shall be provided at the intersection of Murrieta Hot Springs Road and Pourroy Road. This entry shall substantially conform with the architecture as depicted in Figure 4-18A. 5. A Primary Project Monumentation, as illustrated in Figures 3-3, 4-1 and 4-17, shall be provided at the access off of Murrieta Hot Springs Road. 6. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Staffed Gated Primary Entry. 7. The Nature Walk,.will be located along the southern edge of the planning area within Planning Area 7A as illustrated in Figures 4-12, 4-15 and 4-15A. This trail will link this Planning Area with adjacent planning areas (Planning Areas 1 through 4B). ~o Roripaugh Ranch Specific Plan 3-g NCEITH0301WET_N\31367.000\DQC\SPSECT3CCFINALSP.DOC - .March, 2003 PLANNING AREAS AND DEVELOPNAENT STANDARDS O 8. Residential lots within Planning Area 3 that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25) feet. If the residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be installed to help screen views from Nicolas Valley (See Figure 4-15). The developer shall prepare a plan that identifies lots within 175 feet of the southern perimeter and lots that may have views visible from the north side of Nicolas Road. The plan shall be submitted to the City for review prior to approval of the tentative tract map. The City reserves the right to Yequest additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. 9. Two paseos shall be located within the planning area as illustrated in Figures 3-3, 4-1, and 4-38. One paseo will be located along the western perimeter extending from Planning Area 2. The second paseo will be located adjacent to the detention basin (Planning Area 7C) connecting the Recreation Center to the Nature Walk. These paseos are conceptual in nature and the exact location and design will be determined prior to approval of the final map. 10. Front yard landscaping as shown in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the property owner. Walls and Fences Standards 11. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the northern perimeter of the planning area. 12. A View Fence, as illustrated in the Walls and Fences Master Plah (Figures 2-14 and 2-16), shall be located along the southern perimeter of the planning area. O 13. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the western and the eastern portions of the detention basin (Planning Area 7C) as illustrated in Figure 3-3. 14. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the southwestern comer of the Primary Center (Planning Area 5) and adjacent to the detention basin (Planning Area 7C). Miscellaneous Standards 15. The planning area will surround the Recreation Center in Planing Area 5. The Recreation Center will be surrounded by streets on the eastern, northern and western perimeter as illustrated in Figure 3-3. 16. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensftive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet Ciry standards to the satisfaction of the Community Development Department. O Rough Ranch Specific Plan 3-g \U(EITH0307WET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 17. Please refer to Section 2.1 through Sectio n 2.10 for the following Development Plans and Stan dards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 18. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 3. Timing and Responsibility of Improvements 19. Please see Section 6.0 (Timing of Improvements) for phasing of improvements within Planning Area 3. ~,O .~ Roripaugh Ranch SDecific Plan g70 \\KEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 BMP'6-EOOOXdL1d1Z0-80dS16MP1000'L9£LE1'N ~'jMd ii3JLitl9 1 ~~0 WV b0~Z0~OL EOOZILZI£ Pellald (~} aaaul aaad ~uiuuald F-- Z ~ W ~ O ~ j ~ ~ ~ Z w ~ ~ ri oo~¢ M o Om d ~ ~ rn w W ~. ~ ~~ ~. ~' c ~- m a~ ~ ~ cv a> ~* Z'~ o ~ E~ m m ~. m c ~ 'c' c~ ~ -o a~ ~ cv -o U `-q`;!- c iv ~ ~ a as ~ .~ c~a p m m m m N .-. GJ N LL m U v -,~_. ~ U c ~ v ~ d~ .4 ~ ~ dJ v __ •o- v ~ U ~ c d" ~ v ~ - (O m •~ `° `5 ~ ~ .~G N v ~ U,__, U M N .-- C CON ~ N U N (pj N ~ N ~ N J N ~ V ~~ O <!' (n N Y Ct3 ~ Lf:. ~ U M Q ~ _ ~ ~ ~ ~ m C m ~ m - m m C 7 ro ~ m ~ ~ ~, m m ;n ~ d ~ ~ ¢_ y ~ ~ iii N ii ~ i~-. _ LL N Li ._. ~- QLi ~ tL 'C] i% ~ Li Y ii ~ y ~ ~ ~ ii C ~ "p N tL = ai ~ a~i ~ a°7i ~ a~i • C a°~i d a~i ~ a~i ~ a~i ~ a~i . ~ ~i ~' ~ ~ ~ a> QJ a~ p ~ ~ ~ m t a ,z gg J w ~? mLL =a ~~ ~/ avow ~,oaanod w 0 m W a 0 z 3 // 1. 1 f~ ' ~\ rid ~ ~ ~ ~ ~~ r- U ~ _ ~. '` m ~Q= ~~ ~ ~ ~ _ dL' ' JNM ~~ N ~ - I ~- ,Go r t- ~ ~ i l 1 ~ - I I '_ r I +I o ~, / ~ ~ ' 1 ( ~ I '~ • ~ I I ~ it ~~ I' !~~ ® _ AJ ® ~ ~ ! I' ~ ~, ~ __ U cn it J ~ O `, O 1 r ~" r r~: r 1 ~ ~ II • ! _ !~ ~' - ' c+h Q ' • %, O ~ 1 !' 1 I~'Q - U N ~I Q U - UU ~~p ~ ~I UQQ ~~NcO ~ 1 .. ! '-' i"i' -- ~ - ~ - - r~ ~I ~ I i I i ~ ~ - l ~ ~ ~~~ ~ ~ __ _ - -- -- - - ~ - ~ ;- _ - ~:; -- i ~ is, - i '~ ~ ,~ ~I i ;• ~ =1 ' : j I 1 i , ,, _ i ~ i -I ~u Y ~.., ~,~ ')~,~.~ I,' :~ Uy' F v °o ~ r, a E 0 U r ~ m Y. v, n ai L F- c J i • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.4 PLANNING AREAS 4A AND 46 3.4.1 Descriptive Summary Planning Areas 4A and 4B, is depicted on Figure 3-4. Planning Area 4A provides for development of 19.5 acres with Low Medium Density Residential use. This area is planned for 100 single family dwelling units at a density of 5.1 du/ac. Planning Area 4B provides for development of 22.3 acres with Low Medium Density Residential use with 113 single family dwelling units at a density of 5.1 du/ac. Minimum lot size for both planning areas is 5,000 square feet. 3.4.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.4.3 Planning Standards Circulation Standards 1. Planning Areas 4A and 48 together shall only have one access point onto Murrieta Hot Springs Road. Access to Planning Areas 4A and 4B will be provided from Murrieta Hot Springs Road along the northwestern and northern perimeter of the planning area as illustrated in Figure 3-4. The access point between Planning Areas 4A and 4B shall be right- in and right-out only. Potential access points as depicted, are conceptual. Access into Planning Areas 4A and 48 from Murrieta Hot Springs Road as well as access between Planning Area 3, 4A, and 4B and shall be determined when tentative tract maps are O prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. I \ , 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34'h building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. Driveway approaches shall be provided on both sides of Murrieta Hot Springs Road at the MWD easement crossing for MWD access purposes. 4. Around-about shall be provided in the southeastern portion of the Planning Area 4A as illustrated in Figure 3-4. The purpose of the round-about is to slow traffic along the roadway. 5. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards 6. A Staffed Gated Primary Entry, as illustrated in Figures 4-1, 4-18A and 4-19 shall be provided at the intersection of Murrieta Hot Springs Road and Pourroy Road. This entry shall substantially conform with the architecture as depicted in Figure 4-18A. 7. A Primary Project Monumentation, as illustrated in Figures 3-4, 4-1 and 4-17, shall be provided at the access off of Murrieta Hot Springs Road.. 8. A Card Key Gated Secondary Entry, as illustrated in Figures 4-1 and 4-22A, shall be provided at the entrance off of Murrieta Hot Springs Road in Planning Area 4B and for the Staff Gated Primary Entry. ;` 9. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gated Secondary Entry. Roripaugh Ranch Specific Plan ~ 3-12 \UCEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC _ March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 10. A Parkway Street Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4- 25A and 4-25B), will be provided along the south side of Murrieta Hot Springs Road and in the median island within the planning area. 11. Residential lots within Planning Areas 4A and 46 that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25) feet. If the residence is visible from homes along the north side of Nicolas Road, enhanced landscaping shall be installed to help screen views from Nicolas Valley (See Figure 4-15). The developer shall prepare a plan that identifies lots within 175 feet of the southem perimeter and lots that may have views visible from the north side of Nicolas Road. The plan shall be submitted to the City for review prior to approval of the tentative tract map. The City reserves the right to request additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. 12. Two paseos shall be located within the planning areas as illustrated in Figures 3-4, 4-1, and 4-38. These paseos will link Planning Areas 4A and 4B to the Nature Walk (Planning Area 7A). The paseo in Planning Area 46 will link to the Neighborhood Park (Planning Area 6) across the MW D property and easement. The design and location of the connection across the easement shall be approved by the City and the MW D prior to approval of the final map. The paseos are conceptual in nature and the exact location will be determined prior to approval of the final map. 13. A Paseo Entry Gate (Card Keyed), will be provided at the northeastern corner of Planning Area 46 as illustrated in Figures 4-3 and 4-37. 14. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the O merchant builder and maintained by the property owner. Walls and Fences Standards 15. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the northern perimeter of the planning areas. 16. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the southern perimeter of the planning areas and the southeastern perimeter of Planning Area 4B. An opening will be provided in the View Fence at the crossing of the MW D property to allow access across the MW D property to the Neighborhood Park (Planning Area 6). Miscellaneous Standards 17. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. O Roripaugh Ranch Specific Plan 3-13 \UCEITH0301WET_N\31367.000\DOC\SPSECT3CCfINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 18. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Master Plan 2.10 Walls and Fences Master Plan 19. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Areas 4A and 46. Timing and Responsibility of Improvements 20. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 4A and 4B. O Aoripaugh Ranch Specific Plan 3_t q \\KEITH0301WET_M31367.000\DOC\SPSECT3CCFINALSP.DOC ~ March, 2003 6MP't~£OOOXdLid&0-HOdSl~+P1000'L9ELEI~N ~°JM0233'J21d8 1=AB WH ZE~Z0~04 EOOZ/LZ/E ~PaU~ld (8~b) 8 anon pua (d~} dano~ ~aad ~uiuuald aU~i w a .,., u_ ~ ~ ~ c ~ ~ a~ ~ > v o Z'~ E ~ ~ cam ~ u°'i c~ ~ CD ~ ~~ ~ ~r avi~ E ~ ~m O~ cn ~~ Q~ d W ~ ~ °' ~. ~ ~ ~ c ~ c c ~ c N r L1_ c ~ ~ n- °r .~-• -v ..... v ~ ~ c O m ~ ~ ~ ~ m m m ~ N 2 m U N ca .~ c 'p v O m ~ c J ~ to +~ Q O (~ ~ U v __v v v U~ ~T Cv Ov Ca ~ N - ~ch f° O YN ~v U r` U o0 r .- Q~ r ~ r C ~- UJ C_ r Ur r •,--~ r r d r Y r U ch U c+7 ~M Q M CON ~ N U C V (•) N ~ N _ ~ N ~ [ V _ I N ~ r~^V~ C.I~ C V ~ ~ CC I C' ~ `7 Q N ~ V T ~ x~ ~ N C N C N u- W C N ~ d N T~ V~ ~ `7 N m~ ~ `7 ~ d Q? N ~ -C rn U o~ 1-1- rn 1.0y, rn U rn Q) m~ m~ m Y rn~ o> ~ a~ ~ rn 'v N rn ~ o~ Ca rn p rn ~ O rn ~ll N LL ~ tl. _ lL Ca ll-. -~ ii ~, LL Qll -~ i..~ ,'~~ ~ Y lL ~ ~ ~ y ~ IL Li ~ u.. N ~ c0 ~ ~ d' ~ m ~ a~i O a°~i ~ m '~ ~' Q) a~i Q m ~ a°'i ~ y ~ ai ~ a~i '%^ m ~ o ~ ai ~ a°i O m ~ a~i O Ca a°Ji L COQ ~~ >~? F-~ d~ ~~ C/)~ ~~ U~ Cn~ dN a~ U~ Z~ I.L~ ~~ ~~ ~ ~~ M ~t ~ 0 1 • y ~ ~ 1 ~1 ~ ~ ~ T ~ i~ ~ w u ~ r o ~ o 7 ~ ~ ~ ~ u _ O g w z ~ z g ~ ~~ o ~ J ~ ~ C~7 = J ~ ~ = = Q r oQa = Q m oQo ~ o o ~ ' ~{ o r- ~ c7 L ici Sri ° ° ~ ~ri ui .- m~ OU Z~ a- W x 0 m W a U O z 5 `~' z ~a WU ~U 07000 ri I { ~ i ~ U r ¢ ~ I ~ O "' f I P , I . , ~' /::e. ~ !. a~ i ~ ~,o~~nod r I / U (nl ~¢~~ Mwco~ ~~ r ~ i ~1 ~ ~. ~ Vii,, I -e , ~ as U ~( ~~ i ~ `"'' - ~ . ~ ~_ ~ r~ ~ ~~ ~ ~:'~~~f ~' ~~ r ,; / ~. _ w~Sb~ ,(l ~j3d ~W ~Og ~ ~ • I~ ~ ' dd MW ~~ ~ ~ - - ~ ~ i / \ '~ '. /? ~~ -i` ~~~ >~,, ~ - ,; ~~~ ~ U- m ~Q~ 'Cr ?`~ ~'?'~ N [V ~ UU UQQ ~~Noo ~~ • // ' ~~ ' _ / _ ~i II - ! ~ ;'i ~~ _~ ,~ _~_ _ ~_ ~ ;~ ~~ ~ ' i --- ~ ~ I •' _ -_ ai`\ ~~ iil I I '~ ~~ ~t~ 1 ~.~ ~ ~~ ', ~ ~~, 1~ ._ ~ 1~ _ __ . 1 '~ 1 - - _ b`iG_~:: ~ ~ I ' - -----.-1'I J i 1 ~ j 1~ '~ j~ ~~ ~ I - 1 ~l i ~ ~~ C~ ~ , oar i ~~~ ,,~ ~4 ~~o ~ it _"~ 1 I i~ - _~ ~_, ~I r ~ `r, I ii' ~'1= ~ •1 c m N 2 ~ .G m N ~ ~ a ~. m ~ ~ ~ o a ~ (] Y C ~ (p ~ ~ ~ ~ O N y O (~ c ~ Z E o m a ~, ~~~ •> ~ o •a o a o ~ (n o ,~ m ~.. o ~ a, o,z E •~ ~ ~ o~.~ .E -No ~ .~L 7 ~ •~~ O y O ~ ~,~ O (O ~ m w ~ ~ m m a~ o•c Q ~ ~ Q'Q-m c E a~ s~ ~ ~ vi m d ~= m rn ~ o •~~~ ~ y~ ~ ~ ~ 3 a ~ m co rn N _~ Q m ~ ~ m a~~f°Q ~m LU O t0 ~ ~ c '~O ~ 41 G U CO C O U'~ ~ N ~ D_'QQ D_ ~ ~ a~ 0 z • .."~ .~, • ~, ~ :..~ ~E N 0 4 Y ~n r n ~ of PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.5 PLANNING AREA 5 3.5.1 Descriptive Summary Planning Area 5, as depicted on Figures 3-5, 4-7 and 4-8, provides for development of 4.8 acres for a Recreation Center (Primary Center). This Planning Area will serve only the residents of Roripaugh Ranch. The Primary Center will be a minimum of 5,000 square feet in size. 3.5.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.5.3 Planning Standards Circulation Standards 1. Planning Area 5 shall only have one access point onto Murrieta Hot Springs Road. Access to Planning Area 5 will be provided from Murrieta Hot Springs Road along the northern perimeter of the planning area. Potential access points as depicted, are conceptual. Access into Planning Area 5 from Murrieta Hot Springs Road as well as access between Planning Areas 3 and 4A shall be determined when tentative tract maps are prepared. Proposed road access land located within County property between the Murrieta Hot Springs Road right-of- way and the project's north property line will need to be acquired or an access easement secured. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscape and Recreation Standards ~O 2. A Staffed Gated Primary Entry, as illustrated in Figures 4-1, 4-18A and 4-19, shall be provided at Murrieta Hot Springs Road and Pourroy Road. This entry shall substantially conform with the architecture as depicted in Figure 4-18A. A Primary Project Monumentation, as illustrated in Figures 4-1 and 4-17, shall be provided at the access off of Murrieta Hot Springs Road. 4. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Staff Gated Entry. 5. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the southwestern perimeter of the planning area. 6. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16) shall be located along the southeastern perimeter of the planning area adjacent to the detention basin (Planning Area 7C). 7. As illustrated in Figure 4-7, the Recreation Center (Primary Center) shall substantially conform to the architecture as depicted in Figure 4-8. 8. The Primary Center shall be centrally located within the planning area as illustrated in Figures 4-7 and 4-8. The developer will be responsible for providing the Primary Center. Please refer to Section 4.2.2 -Primary Center (Planning Area 5) for a complete description of amenities to be provided. ,O Roripaugh Ranch Specific Plan 3-16 \UCEITH0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Miscellaneous Standards 9. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 10. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 5. Timing and Responsibility of Improvements 11. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 5. :O L% Roripaugh Ranch Specific Plan 3-17 1VCEITH0301\NET_M37367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 LC; LL L LL 6mp~S'EOOOXd2idlZ0-90dSlOmp~00029E1£1~N =`JM4 213°JLfV6 1 ~F8 Wtl 40~EO~OL EOOULZ/E ~PBllald (~) a~l~ aa~b ~utuuald O C C~ NC ~ ~ ~ ~ GV ~ C N v ~ ~ E~ ~¢ ~m .c ~ ~r ~ CO ~ = v~ ~'~ Of `~ ~ rn ca u' ~r`~ p W ~ a> Q a• ~ ~ ~ c c c c O~ LJ_ c W co ~ 'o „ ,,, c ~L ~ ~ c Q m ~ N L11 LfS ro co m m U ,-. C N O m -a v 4? ~ ~~ J m ~¢ N U Z ~ CO cV ~N UCV UN ~cV ~N JN ~C' ~ C.n N ~~ ~'= ~ QN ~ U c = ~ ~ ~ ~ ~ C m l•1- a> - m m U' m ~ a~ >,, m m ~ ~ ~ "a m m ~ ~ Z rn U rn o~ LL .m U rn Q' _rn O .~ N o~ ~ rn rn ~ N rn~ rn~ ~ O .m O a`~6i ~ ~i~ N i~ ~ ii - tL c~ i~ ~.. t1 Qu., ~ ii ii ~ iL ~ u' ~ ii ii. C~ ~ O u. ~ ~ = a~i ~ ai ~ a°~i ~ ai '~ a°i d ai ~ a~i ~ ai 'C ai ~ ai ~ o (Q a°fi j ai ~ ~ O ~ a°~i EC UJ ~ ~? a ~ > ~ 1--- ~ f~ ~ C1~ ~ ~ ~ C/~ ~ ~.. ~ 0.. ~ U ~ Z ~ L.L r'? ~ cn ~ ~ ~ ~ ~~ ~o ~ ~ ~~ x - - r o - ~° ,:, .;~~ ~ i = ~ ~ i ® _ --- '' ~ --- ~ - `~... ~ ~ ---~~ - ~i1 `° • d ` ~ ` /• f __ ~ ~~ ~I ~ _ ~ - ~ I~ Q ~¢p '~~ ~ 1® ~~ % ~- ~ ~ ~ ~ ~ ~ ~I . ~ ~ ;I r m ,~ ~ - cn ~ - _ i ® '~,~ ~ _ ~~ ~ 1 ~.~ ~ N ~ ~ .-. V ~ cn ~~'ti oeoa ' ~ U Q Q I` ~ O - `~` ~~ t ~ - Aoaanod ~~~~~ ;;: ~~NOO " ~~ i ~~, .....~;-i ;~ U cn i-i-i-~ , .1 ~ Q ~ '`!~ _ J~~' 1 • ~ ~ ~ ~ ~j • i ~ 1 -~ rY ~ i i I f'~ 1 W ® ~ ,, ; _~ • I '. _ o ;: ; '~` ~ a ® ~i ,,..) ~ 5 ~ ® ~ ~ ~' ~ ~ ~~ • ~ ~ ¢ ~' ®® Q~ ~ ~ _ I~ IL • Mg ~ N ~~o r T '~ ' ,~ ~, r N ~ ~` ~ O ~`\. N t _ N ~~..M ~~ M ~ ~" N ~,m N N I . ~ ! I N N I I fn .ii ~ N N ~~ O r N l '- ~ mji m i ~ ~ I.'y ~~ ~; •,;~, N _.Q ,,.r ~-. • ~„ ;7 ~, .. !, ~` ~, ~ ~ a-; `., , ~:. ~•, ~, L -., ..~ _ ,,.~, -~ ~: ~~ m m C W d E 0 0 a~ m r ~- o J • • • PLAiVNifi(G AREAS AiVD DEVELOPMEiVT STAidDARDS O 3.6 PLANNING AREA 6 3.6.1 Descriptive Summary Planning Area 6 as depicted in Figure 3-6, provides for development of a 5.1 acre Neighborhood Park (NP) and 1.7 acres of landscape slope. A conceptual site plan is depicted in Figure 4-4 of Section 4.0, Site Planning Design and Guidelines. This park and all amenities will be maintained by the TCSD. 3.6.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.6.3 Planning Standards Circulation Standards 1. Access to the Planning Area will be provided from "A' Street. Access will not be permitted onto Murrieta Hot Springs Road. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access from a traffic and fire safety standpoint. 2. Adequate pedestrian circulation shall be provided to the park from the surrounding area. A paseo connection between Planning Area 46 and Planning Area 6 shall be provided as illustrated in Figures 3-6, 4-4 and 4-12. The portion of the paseo that crosses the MWD ,O easement shall be subject to MW D approval prior to the approval of the final map. Landscape and Recreation Standards 3. A Parkway Street Treatment, as depicted in the Conceptual Landscape Plan (Figures 2-13 and 4-25C), shall be provided along Murrieta Hot Springs Road. 4. A Parkway Street Treatment, as depicted in the Conceptual Landscape Plan (Figures 2-13 and 4-30A), shall be provided along "A" Street. 5 The Neighborhood Park as illustrated in Figure 4-4, shall be provided by the developer. Please refer to Section 4.2.1 -Neighborhood Park (Planning Area 6). • Informal open turf play area • Children's play area and tot lot • One picnic shelter (minimum 16' x 24' wide with picnic benches) • One lighted basketball court • Drinking fountains • Concrete walks/maintenance pathways throughout the park • Small restroom building • Picnic tables on slabs • Park benches • Walkway lighting • Paved parking spaces (minimum 37 spaces) • Landscape and'irrigation improvements ~~O Roripaugh Ranch Specific Pian 3-tg \\KEITH0301\NET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Walls and Fences Standards 6. A View Fence, as illustrated in the Walls and Fences Master Plan (Figure 2-14 and 2-16), shall be located along the western and southern perimeters of the planning area at the top of the informal slope landscape area. An opening in the View Fence along the western perimeter of the planning area located across from the paseo in Planning Area 48 shall be provided to allow access between the two planning areas. Miscellaneous Standards The triangle-shaped area located directly west of "A" Street and "B" Street and southeast of the Neighborhood Park (which is not a part of the Neighborhood Park), shall be landscaped with passive landscape and street furniture as approved by the City and shall be maintained by the HOA. 8. .The Neighborhood Park shall be.completed, the completion of the 90-day maintenance and establishment period and the grant deed accepted by the City Council prior to the issuance of the 400'h Building Permit. The park will be maintained by TCSD. 9. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan O 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 10. Prior to development of the park, all plans and facilities shall be reviewed and approved by the Director of Community Services prior to the approval of the final map. Facilities shall be oriented toward passive uses containing tot lot and picnic areas. 11. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 5. Timing and Responsibility of Improvements 12. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 6. O Roripaugh Ranch Specific Plan 3-20 \VCEITH0301WET_M31367.000\DOC\SPSECT3CCFINALSP.DOC ~ March, 2003 C^. I.IJ ~i ~..L 6mp~g-EOOOXd2fdIZ0-BOdS16mp~000'L9ElEGN ~'JM~ 213°JLIVB 1 ~L8 Wd 6G LE~6 EOOZ/4ZIE ~~Oald (g} xiS aaad ~uiuuald a a O a ~ ~ ~ ~ww ~ c~zo ~ ¢¢¢ ~ ~~r` ~ ~~~ U G ~..~.~ U U ~ ~ ~ ~ ~ ti ~, ~ N ~ CD ~ N ~ N L.L ~ N cu CO ~ .p ~ (~ cu o(S otj ~ to CO cU ~ ~ Q) C~ N N U N ~N ~N _~ ~~ ~~ 'gym c`a~ ~.o~ V .m ~ rn ~ ~ Q m tL N ~ ~ii ~ ~ ~ ii = ai ~ a~i ai N a°~i O ~o~ ~~ >~ ~~ F-~ C W _ ~,~ U U rD ~ N ~ ~ ~ ~ ~' N v O v -O ~ U 'o ~ ~ ~ ~ Q N ~ C ~ C ~ ~ C [d C Ca lC7 ~- • O cu U N m N~ !n ~° ~ ~ `- Q m N Or NN -OO F--~ Nw c ~~ Chi Q ~ N~ C_~ r~~~yy~' ~ ~ O~ N Y~ U~ U ~M can UN V"N JN V ~. ~ N YN .]C ~~ ~ V Q N C V' V C~ -m m ~~ >,~ m~ my ~ ~ ~ ~ ~ Wm m a> > co ~ ~' lL az ~ a> O o~ Y ~ ~ o~ rn - v N v~ ~ m ~ o~ O m O ,rn ~ a°7i Q a°Ji ~ ai c`B a~i N a~i ~ ~ ~ o a ai ~ d O a°'i ~ ~i ~ a~i 1 • ^ ^ = 4 ~~ 1 • ^ ^ I ~ ~~ i: i a Q • ~ J Y ~ , ,, ^. i Y, ~N`. ~i~rQi '`. C'1 ~'~. ~~, f~1 ~ W ~ N , ~ fh rv N I m N r 0 N °~ i, ~ r [V N ~ O ~ '+iu 2 it m ~ ! ~ ~ ~ m ' ~. ~.~i ' ^' N . ' a m ~: U~ O~¢o T ~~ r- U Q cn Q ~ p o0 I~ \ I w a ~ ~ i 0. I ~ Q ~ , ~U~i r;~cl; t ~~ UU r~ (~ Q Q ~2'~O ~ O `. U p "° :: [~ZQQ ~ ~ ~~ ~~~3d~ w~~s ~.~~ Jd QNiW ~~ e ~~ L ~''~~ ' ;) _~ ~~ ~l ~ `'~ ~~~ 1 I ~~ - 1 ~ ~ rl i ~ 11 ,,~ . \~; ~ • Q ~~ N ~, ¢ ~ ~-~°° m~n~ .~- ~- ,.. ~ ~ ~; .~~. ~ ~'II f 1 t! Q Z 1WS~ OM~~ .0 _ ~ c d E c c o~ . ~~ o ~ ~ ~ a ~ m c m ~ ?' 3 oai ~•~~ ~~ ¢~~ N fn ~~ 0-N C~ f9 Q ~ f6 ~ N a° ~~ . H E~a~ ~~ o ~~ in ~ ~ ~ o ~~ ~ oy~ • O•~ ~ U ~ 0 ~_ ~. ~ N N Q Q L A- [0 N U fA l0 N 'O U O O r ~ a N ~ (0 4. z~ ~ a¢ a o~ ~~ ', , _~ It .'1 ~, U n E U m v r ~- o J • • I mU I M M ~' ~ ~ • r~ SECTION I11 PLANNING AREAS AND DEVELOPflflENT STANDARDS _l~ 3.7 PLANNING AREAS 7A, 7-B, 7C, 8 AND PORTIONS OF 6 3.7.1 Descriptive Summary ~ As depicted in Figure 3-7A, Planning Areas 7A, ~, 7C, 8 and portions of 6 will remain as flood { control, landscape slope and open space. This includes 3:81.8 acres for detention basins (Planning Areas-7~and 7C), 21.2 acres for landscape slope (Planning Area 7A and portions of 6) and 12.5 acres for open space (Planning Area 8). These areas contain topo and drainage features that will be incorporated into the Roripaugh Ranch planned community. These areas will be maintained by the I HOA with the exception of Planning Area 8. Planning Area 8 will be maintained by the appropriate habitat maintenance organization. Planning Area 7B is being incorporated into Planning Area 1A, ~ as drainage is being conveyed to an off-site facility, which has been determined to be adequately sized for the runoff created by this portion of the project. 3.7.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.7.3 Planning Standards Circulation Standards ! 1. Vehicular access into Planning Areas 7A, ~, 7C, 8 and portions of 6 shall be restricted to only maintenance vehicles. O 2. Access into the fuel modification areas located in Planning Area 8 shall be approved by the Fire Department prior to approval of the final map. 3. Adequate pedestrian circulation shall be provided between the Nature Walk and the 1 surrounding area. Paseo connections shall be provided as illustrated in Figure 3-7A. The portion of the paseo that crosses the M WD easement as shown in Figures 3-7 and 44, shall be subject to MWD approval prior to the approval of the final map. Landscaoe and Recreation Standards 4. The Nature Walkwill be located in Planning Area 7A adjacent to Planning Areas 1Athrough 46 as illustrated in Figures 3-7A, 4-12, 415 and 4-iSA. 5. A Variable Width Fuel Modification Zone, as illustrated in Figures 4-15, 4-15A and 4348-1 and 4-346-2 will be provided within Planning Area 7A. Walls and Fences Standards ,l 6. A View Fence will be provided between Planning Area 7A and Planning Areas 1A through Planning Area 46 as illustrated in Figures 2-14, 2-16 and 3-7A. 7. '1'fT~hve One detention basins (Planning Areas 7@and 7C) will be enclosed with chain link fencing as depicted in Figure 3-7A. i 8. A View Fence, as illustrated in Figures Z-14, 2-16, 3-7A and 4~ will be located at the top of } slope in Planning Area 6 separating the landscape slope from the park. C O 9. A Split-Rail Fence as illustrated in Figures 2-14, 2-17 and 4-15A will be provided along the JI south side of the Nature Walk. Rodpaugh Ranch Specific Plan Amendment No. 1 -.~-- ,11.. - Decemher=2004 .. PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.7 PLANNING AREAS 7A, 7B, 7C, 8 AND PORTIONS OF 6 3.7.1 Descriptive Summary As depicted in Figure 3-7A, Planning Areas 7A, 7B, 7C, 8 and portions of 6 will remain as floo control, landscape slope and open space. This includes 3.8 acres for detention basins (Plan g Areas 76 and 7C), 21.2 acres for landscape slope (Planning Area 7A and portions of 6) and 2.5 acres for open space (Planning Area 8). These areas contain topo and drainage features tha ill be incorporated into the Roripaugh Ranch planned community. These areas will be maintai d by the HOA with the exception of Planning Area 8. Planning Area 8 will be maintained by the ppropriate habitat maintenance organization. 3.7.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.7.3 Planning Standards Circulation Standards 1. Vehicular access into Planning Areas 7A, 7B, 7C, 8 an portions of 6 shall be restricted to only maintenance vehicles. 2. Access into the fuel modification areas located in tanning Area 8 shall be approved by the Fire Department prior to approval of the final m p. O 3. Adequate pedestrian circulation shall be rovided between the Nature Walk and the surrounding area. Paseo connections sh I be provided as illustrated in Figure 3-7A. The portion of the paseo that crosses the M easement as shown in Figures 3-7 and 4-4, shall be subject to MWD approval prior to a approval of the final map. Landscape and Recreation Standards 4. The Nature Walk will be locat in Planning Area 7A adjacent to Planning Areas 1A through 46 as illustrated in Figures A, 4-12, 4-15 and 4-15A. 5. A Variable Width Fuel M ification Zone, as illustrated in Figures 4-15, 4-15A and 4-34B will be provided within Pla ing Area 7A. ' 6. A View Fence III be provided between Planning Area 7A and Planning Areas 1A through Planning Are 46 as illustrated in Figures 2-14, 2-16 and 3-7A. 7. The two tendon basins (Planning Areas 76 and 7C) will be enclosed with chain link fencing as dep' ted in Figure 3-7A. 8. A ew Fence, as illustrated in Figures 2-14, 2-16, 3-7A and 4-4 will be located at the top of pe in Planning Area 6 separating the landscape slope from the park. 9. A Split-Rail Fence as illustrated in Figures 2-14, 2-17 and 4-15A will be provided along the south side of the Nature Walk O /~10. A Property Line Fence as illustrated in Figures 2-14 and 2-17, will be provided along the / eastern, southern and western perimeter of the planning area. Aoripaugt~ Ranch Specific Plan 342 \UCEITH0301\NET_N\37367.000\DOC\SPSECT3CCFtNALSP.DOC March, 2003 SECTION III PLANNING AREAS ARID DEVELOPMENT STANDARDS 10. A Property Line Fence as illustrated in Figures 2-14 and 2-17, will be provided along the ..~0 eastern, southern and western perimeter of the planning area. 11. A Property Line Fence along the south side of Planning Area 7A shall be a three-rail horse "I fence with wire mesh approximately 5'-6° to 6' high. Miscellaneous 11. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. ~ 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private I 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 . Water Master Plan Trails Master Plan ~. 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 12. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 5. Timing and Responsibility of lmprovements 14. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 7A, ~, 7C, 6 and portions of 6. iO l O _1 j Roripaugh Ranch Specific Plan, Amendment No. 7 ~ 12~ PLANNING AREAS AND DEVELOPMENT STAN,aARDS 11. A Property Line Fence along the south side of Planning Area 7 all be a three-rail horse fence with wire mesh approximately 5'-6" to 6' high. Miscellaneous 12. Please refer to Section 2.1 through Section for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use PI 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master PI 2.9 Landscape Master Plan 2.6 Grading Mast Ian 2.10 Walls and Fences Master Plan 13. Please see S ion 4.0 (Design Guidelines) for criteria related to the development of Planning Area 5. 14. lease see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 7A, 76, 7C, 8 and portions of 6. :O ~~O Roripaugh Ranch Specific Plan ~2g W(EITH0301 W ET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 OMPVL-EOOOXdNd5Z0.OOdSl8MP1000'L9ELEtiN ~JMO t13~2N6 1 ~R8 WV E5~6D~OL EOOZlLZ/E ~Pallold sa~ads uadp g pua ~L `8L `dL saaad ~uiuuald C ~ w O ~ C ~ ~ C ~ Q~ w ~ -a ~ ~ a~ E `° ~ m U ~ Q~ E~ U c o ti N m`` cn ~ `.rtt-' a LL N N ~ ~ N ~ 'a:-. Q ~ fD ~ ~ ~ V ~ ~ V N fn ~ a _ UN LLC _0 m ~~ ~ c~ V ~ ~ c N arc ~ (O ~ v ~r U en !D v O v O vQ ~ ~' N v N~ ~ ~ J - ~ U ~~ V co O .- C .-- ~ .- C ~ U~ ~ Ur ~ 0 ~ +. Y Y U c~? Z+c+~ Q c~ U N („) N ~ N N J N 4-" d- ~ ~ ~ ~ ~ ~ N ~ V' Q N ~ ~rn LL-m U~ m rn m rn Y o, rn ~ ;o U rn m rn 3 ii _ LL (n u. ~ i~ aim ~ ii ~ iL -O LL ~ ii ~u. N ~ ~ i~ ~ ii ~ ii. "O O m ~~ m .~ m - a~ O a~ N n~ (p m i a~ E ~ •- a~ ~ ~ a~ ... a~ (O a> ~ ~ a~ >~ H~ d~ cn~ d~? ~i~ cn~ U~ d~ ~~ U~ Z~ ~~ d~ ~ ~~ i (~ W r, ~ ~1 ~1 ~ ~~ ~,, ~ ~ ~ ~. U ti -a c ca m ti r` ~ Q ~ a ~ a> Q c ~' ~ U O O N N ~ (n LL 'O ~ ~ CLf O L7 (B N ~ m ' Q `m ~ -~ - ~ -_ V ~ C C ~ N N ~ N ~ ~ OO CJ =y ~ U~ cep L> ~ c~ o ~ ~ _ ~ o ~ I ~U {` Qv~¢ ~pco ` M. 1 I ~ I M~Q 1 11I _ L Ste. m N ; ~~ ~ ' N m 1S1RN~~ ~~,~1~~`~r~~l - \\, NtN ~'~ \., In ~ N ~I, N ,~ I f- ~ N ~i ~ _ 11 m '/, v ~ /, i q ~ ~~ N ~~, Gl m -~ . .-r --r ,d F'°"q ,,:p)~~.i.: • s~ ~ t rw Vr. ~~- ~, ~... ..~., L.. ~r S ~~ a E 0 U 0 L N rv m v u\ m L F G • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.8 PLANNING AREAS 9A, 9B and 13 3.8.1 Descriptive Summary As depicted in Figure 3-76, Planning Areas 9A, 96 and 13 will be preserved as open space habitat. This includes 190.2 acres of open space. These areas contain topo and drainage features that characterize the Roripaugh Ranch planned community. The open space areas will be owned and maintained by a master homeowners association or appropriate public agency as approved by the City of Temecula. 3.8.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.8.3 Planning Standards Circulation Standards Vehicular access into Planning Areas 9A, 9B and 13 shall be restricted to only maintenance vehicles. 2. Precise access points into the fuel modification areas into Planning Areas 9A, 9B and 13 shall be approved by the Fire Department prior to approval of the final map. Conceptual access points connecting residential areas with fire access roads within Planning Area 13 are shown in Figure 3-76. Landscape and Recreation Standards `O 3. A Fuel Modification Zone shall be located as illustrated in Figure 4-34A, 4-346, and 4-34C. The Fuel Modification Zone shall serve as a buffer between the open space uses and the residential uses. 4. A Parkway Street Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4- 258, 4-25C, 4-26A and 4-268), shall be provided along Murrieta Hot Springs Road. 5. A Parkway Street Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4- 23D, 4-23E and 4-23F), shall be provided along Butterfield Stage Road. Walls and Fences Standards 6. A ResidentiaVHabitat View Fence, as illustrated in Figures 2-14 and 2-17, shall be provided along the north side of Murrieta Hot Springs Road, around the eastem, northern and westem perimeters of Planning Area 10 and along the westem and southem perimeters of Planning Area 13 and along the western perimeter of Planning Area 14. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-17. Prior to the installation of the Residential/Habitat View Fence as noted in Figure 2-17, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the ResidentiaVHabitat View Fence is installed by the merchant builder. A HabHat Fence, as illustrated in Figures 2-14 and 2-17, shall be provided along the southem perimeter of Planning Area 9A, the southem and eastem perimeters of Planning Area 9B and along the western perimeter of Planning Area 13. O Roripaugh Ranch Specific Plan 3-25 VU(EITH0307WET_N\37367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Miscellaneous Standards 8. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water.Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 9. Please see Section 4.0 (Design Guidelines) for crdeda related to the development of Planning Area 5. Timing and Responsibility of Improvements 10. 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U U ~ w f ~ d`~ ,', :q `~ ~ z v; o to .~ U U~~ ~ c~ u~o NQQ~ o U cq .,z ~`, ~ Q N ~ d./o o ~` ~~ ~ Q Q ~ r , ,~ ~ ~ rb` ~j ~fi • iii T ~ f ~ ~ ~i~ ~ ~ N Q r V' o C ~' 1, s ,.''-. f j ~ ~ Z n O :. ]~ ~. ~~ l ~ ~ L ' ~ yr ' ~ q ~ y- r _. _ • " . -~ ~~ . M ~°n ~e~ s • `" i.,-+yw~ a ~ O ao •~Q •U U.-. 1~3~I1S ~,9~~ _ ~ ~ ~ ~ ~ ui Q ~ U cn • _ a ` %~ ~w~Sb3QMv ,I L M~ Ip' Q ~~ ~ I ~L21 d W .OS U t -~ I °~~o~~ I MN I_ M ~~o • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.9 PLANNING AREAS 25 AND 26 3.9.1 Descriptive Summary As depicted in Figure 3-7C, the Long Valley Wash (Planning Areas 25 and 26) will function as a regional flood control channel. The improved channel will allow for plant growth in the sandy bottom, and armour flex sidewalls. The channel crossings may use hydro arch bridges or other design approved by the City Engineer to allow for a flow through design that minimizes downstream erosion. 3.9.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.9.3 Planning Standards Circulation Standards 1. A pedestrian bridge, as illustrated in Figure 4-14, will be provided across Planning Area 26 between Planning Area 23 and Planning Areas 28 and 31 to link the school sites and sports park with the residential areas south of Planning Area 26. 2. Vehicular access shall be provided into the flood control channel (Planning Areas 25 and 26) for maintenance purposes only. Landscape and Recreation Standards 3. The River Walk will be provided in Planning Areas 25 and 26 as illustrated in Figures 4-2 and 4-13. This trail system will link residential planning areas within the Valley Neighborhood) to the Sports Park (Planning Area 27), the Mega Center (Planning Area 30) and the two schools (Planning Areas 28 and 29). Paseos will be provided in Planning Areas 22, 23, 24, 27, 28 and 31 as illustrated in Figure 2-13, 3-7C and 4-38. 4. A Paseo Entry Gate (Card Keyed), will be provided in Planning Area 26 to allow access into Planning area 27 (Community Sports Park) as illustrated in Figures 3-7C 4-3 and 4-37. 5. The Multi-Use Trail, as illustrated in Figure 3-7C, 413 and 4-16 shall be provided along the eastern perimeter of Planning Area 25. The crossing within the channel shall be approved by the Water Quality Control Board. The Fuel Modification Zone will not be provided within the flood control channel as illustrated in Figure 3-7C. 6. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 3-7C and 4-29), shall be provided along South Loop Road. 7. The Developer shall provide temporary paseo connections as approved by TCSD and the City, between Planning Areas 22, 23, 26, 28 and 31 until such time permanent paseos are constructed. Walls and Fences Standards 8. A vew Fence, will be provided along the northern and southern perimeters of both planning areas separating the residential areas from the River Walk as illustrated in the Walls and Fences Master Plan (Figures 2-14 , 2-16 and 4-14). 9. A Chain Link Fence, as illustrated in Figures 2-17, 3-7C and 4-14 shall be provided along the River Walk to restrict access onto the RCFCD access road and into the flood control channel (Figures 2-14, 2-17 and 4-14). The height of the fence shall be subject to RCFC&WCD approval. ~.O Aoripaugh Ranch Specific Plan 3-2g \\KEITH0301WET_N~31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Miscellaneous Standards 10. Please refer to Section 2.1 through Sectio n 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 11. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 5. Timing and Resoonsibilitv of Improvements 12. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 25 and 26. :O Roripaugh Ranch Specific Plan 3.2g \\KEITH0301WET_N\37367.000\DOC\SPSECT3CCFINALSP.DOC _ March, 2003 BmP'Ot£OOOXdildll0-80dS50MP1000'L9ElElN ~`JMO 21392fd011 ~GB WV LZ~BO~Ot EOOUtZIE ~P3uo~d sa~ads uadp gZ pug gZ saaab ~u~uu~~d r I u M ~ . 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O ~' .-. y .Q .~ •Q ~ a ~ L ~ _m ~ Z C ~ •D .-~.., =~~ y ~ l~ya(d ~~ f , '} 1 11 - ii t ',~ `` ' ~ /'V ~^^'7~ ,`'~ ^~ '°~ .,.~ ~„~+ UY' F m c m E 0 c ~ ., rv Y N ~ d L t- o J • • • ~~ SECTION III PLANNING AREAS AND DEVELOPflflENT STANDARDS ^~O 3.10 PLANNING AREA 10 3.10.1 Descriptive Summary --I Planning Area 10, as depicted on Figure 3-8, provides for 8.1 acres of development with Low Density Estates Residential use. This area is planned for 1 ~ 14 single family dwelling units at a ' density of x-41.7 du/ac. Minimum lot size shall be 2&00010,000 square feet. l 3.10.2 Land Use and Development Standards ~ Please refer to Section 5.0, Speafic Plan Zoning Ordinance. 3.10.3 Planning Standards i Circulation Standards j ~1. Access to the planning area will be provided from Murrieta Hot Springs Road. This access point shall be located directly across from "A° Street. The exact location of access easements for this planning area shall be subject to review and approval by the City at the tentative trail map stage. I Landscape and Recreation Standards 2. A Card Key Gated Secondary Entry, as illustrated in Figures 4-1 and 4-22E, shall be provided off of Murrieta Hot Springs Road that will allow access for both pedestrians and vehicles. O 3. A Parkway Street Tree Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-26A), shall be provided along the north side of Murrieta Hot Springs Road. 4. A Fuel Modification Zone, as illustrated in Figures 4-34A, 4-348-1, 4-34B-2, arm 4-34C-1 ~' and 4-34C-2, shall be located within this area and adjacent to the eastern, northern and western perimeters of Planning Area 10. 5. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the ~ merchant builder/property owner and maintained by the homeowner. I 6. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gated Secondary Entry. Walls and Fences Standards 7. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the southern perimeter of the planning area adjacent to Murrieta Hot Springs Road. 8. A ResidenfiaUHabitat View Fence, as illustrated in the Walls and Fences Master Plan I (Figures 2-14, and 2-17), shall be provided along the western, northern, and eastern perimeters of the planning area adjacent to Planning Areas 9A and 9B. This fence shall be 1 of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-17. Prior to the installation of the ResidentialMabitat View Fence as noted in Figure 2-17, a temporary fence shall be installed by the developer to separate the habitat area from this planning area. The design of this temporary fence shall be approved. by the City of O Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the ResidentiaUHabitat View Ferice is installed by merchant builders. Roripaugh Ranch Specific Plan, Amendment No. 1 ~ ~ ' ~ ~),3, 'December, 2004'°a, PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.10 PLANNING AREA 10 3.10.1 Descriptive Summary Planning Area 10, as depicted on Figure 3-8, provides for 8.1 acres of development with Lo ensity Residential use. This area is planned for 11 single family dwelling units at a density of 4 du/ac. Minimum lot size shall be 20,000 square feet. 3.10.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.10.3 Planning Standards Circulation Standards 1. Access to the planning area will be provided from Murriet of Springs Road. This access point shall be located directly across from "A" Street The xact location of access easements for this planning area shall be subject to review and ap oval by the Ciry at the tentative tract map stage. Landscape and Recreation Standards 2. A Card Key Gated Secondary Entry, as illustr ed in Figures 4-1 and 4-22E, shall be provided o}f of, Murrieta Hot Springs Road that will ow access for both pedestrians and vehicles. 3. A Parkway Street Tree Treatment, as i strafed in the Landscape Master Plan (Figures 2-13 and 4-26A), shall be provided along a north side of Murrieta Hot Springs Road. O 4. A Fuel Mod'rfication Zone, as itlus fed in Figures 4-34A, 4-346 and 4-34C, shall be located adjacent to the eastem, norther and western perimeters of Planning Area 10. 5. Front yard landscaping as ill strafed in Figures 4-85 through 4-89, shall be installed by the merchant builder/property, ner and maintained by the homeowner. 6. An Auto and Pedestria ated Entry, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gaffed condary Entry. Walls and Fences Standa s 7. A View Fence, s illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be local along the souihem perimeter of the planning area adjacent to Murrieta Hot Springs R 8. A Resi ntiaVHabitat View Fence, as illustrated in the Walls and Fences Master Plan (Figur 2-14 and 2-17), shall be provided along the western, northern, and eastern peri ters of the planning area adjacent to Planning Areas 9A and 9B. This fence shall be of t e same uniformity and design as it is installed by merchant builders consistent with Fi ure 2-17. rior to the installation of the Residential/Habitat View Fence as noted in Figure 2-17, a temporary fence shall be installed by the developer to separate the habitat area from this planning area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final-map. The temporary fence shall remain in place until such time the ResidentiaUHabitat View Fence is installed by merchant builders. ;~0. Roripaugh Ranch Specific Plan 3-31 NCEITH0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 ,..~ ~O i i r SECTION III PLANNING AREAS AND DEVELOPHflENT STANDARDS Miscellaneous Standards 9. The two existing residences shall be removed from the site pdor to development in this planning area. 10. Prior to approval of precise grading plan, a noise mitigation analysis shall be pertormed for residences within 200 feet of the edge of right-of-way of Murdeta Hot Springs Road, Buttertield Stage Road, "North Loop Road°, °South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 11. No transfer of dwelling units shall be allowed into Planning Area 10. 12. Please referto Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Pfan 13. Please see Section 4.0 (Design Guidelin es) for cdteda related to the development of Planning Area 10. ~O Timing and Responsibility of Improvements 14. Please see Section 6.0 (rming and Responsibility of Improvements) for phasing of improvements within Planning Area 10. O R_ odpaugh Ranch Specific Plan, Amendment No. 1 ~ 14 December, 2004 PLANNING AREAS AND DEVELOPMENT STANDARDS O Miscellaneous Standards 9. The two existing residences shall be removed from the site prior to develo ent in this planning area. 10. Prior to approval of precise grading plan, a noise mitigation analysis all be performed for residences within 200 feet of the edge of right-of-way of Mu to Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Roa " r any other noise sensitive uses on the project site potentially exposed to exterior se levels. The analysis must demonstrate that planned noise protection will meet Cit andards to the satisfaction of the Community Development Department. 11. No transfer of dwelling units shall be allowed ' o Planning Area 10. 12. Please refer to Section 2.1 through Sec ' n 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use P n 2,7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan -" 2,9 Landscapo Master Plan 2.6 Grading Master P n 2.10 Wafls and Fences Master Plan 13. Please see Secti -4.0 (Design Guidelines) for criteria related to the development of Planning Area 10. O ~~O 14. Plea see Section 6.0 (Timing and Responsibility of Improvements) for phasing of i rovements within Planning Area 10. Roripaugh Ranch Specific Plan 3-32 \UCEITH0301WET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 1 C7 W /~ \..J 6mp~g-EOOOXd2ld1Ztr90dS16h+P1000'L9ELEFN ~JMO i!3°JLitlH 1 ~~9 Wtl Lt~fiO~OL EOOZ/LZIE ~PBAOId (OL) ua1 aa~d ~uiuuald U O J z z ~ w ~~¢ O ~ 1 J ~ C/~ C!J o~~Cj o °o O p Q ~ .~ ~ z Qc°v.-moo w L1 w J U C C L1J ~ ~+ U CO C ~~, N c~ ~ O ~ v U ~ ~ ~ ~ ~ ~ C UJ ~ ~ W Rf ~ _ ~ ~ ~ ~ m O C r.+ ~"' c0 U N ~ N fn W D7 Q ~ N N N ~ N N f` ~ N ~ N ~ ~ Q) M ~ Y' ~ c c c ~ c c C~ V-- c '~D c a1 ~ O N J ~~ 0~ ~ +O-• m m cv = ~o m N m O~ c (~ v d o ~ ~v -v Ov ~v v Q)v ~v cv ~ ~?ch ~°~ O YN Uc`~i Um can ~n lV N ~ N U N N N U N ~ N J N ~ V (/~ N Y N Y Cn ~ 4= st Q N cF ~m = d ~ m ~ m ~c m C d - d m ~ ~ ~, ~ [O ~ min ~j ~ "O ~ ~ m O v L rn U,rn u-ai Orn 11rn Ca rn -~'rn Y ~ ~ ~ -~ _°> > O ~ ~> > LJJ ~ 07~- ~ -- ~ -- N •- a~ rn N rn U y 47 rn ~ rn ~ rn O .m ~ IL N L.L 3 I_L LL - LL ~ Li QLL -~ ll., ~ li. ~ LL ~ = LL LL ~ Ll N LL O .~ N L N ~ ~~ ~ N Q N L _~ .~~ N~ U~ •~~ - ~ O~ (~ ~ N ai jai ~o C~Oa~i ~ a°'i p a°'i Na°'i ~y ~~ d~ ~~ ~~ Ham? Cl~~ a~? U~ d~ U~ U~° Z~ I..L~ d~ 0-v ~°' ~~ ~ /~ r ~ ~ ~ ~ ' r ~ ~ J Q c~ Q ~ ~Oao M I t I ?, ,'. o~ I ~ I II I I ~ ~ W ~ ' ~ " III -t.-. __~f; U O 4 ~~S ~w ~~L ~,~~~~,_ ~~1~~ ~ . ~~ . t ~~ -~ ~ I ' i I:- ji I! ~~ i - I I~ II~' ' I >/ !I 1, ~~ ._, • ~. ~~ +-~ 1~"?. 4~ t,'' ~ ~~,) ~ ;, 1; }`,~~. ,R\; '. .-.r ~~ T --.,~ v --.r c ~o m m ~ m m a E 0 U L N m Y ~n r m r ~- _ • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.11 PLANNING AREA 11 3.11.1 Descriptive Summary Planning Area 11 as depicted on Figures 3-9 and 4-90, provides for development of 15.4 acres of Neighborhood Commercial uses. Commercial uses within the planning area shall not exceed 110,000 square feet. The Neighborhood Commercial use is intended to provide for a wide variety of different types of land uses. One unique character with this planning area is pedestrian open spaces which will be placed within the planning area that offer places for resting, sitting areas, and other opportunities. Sidewalks will be placed adjacent to storefronts and wide enough to encourage browsing, stopping to talk or to walk through. 3.11.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.11.3 Planning Standards Circulation Standards 1. Access to the planning area will be provided from Murrieta Hot Springs Road, Butterfield Stage Road and "A" Street. Potential access points as depicted, are conceptual. Access points into the planning area oft of Murrieta Hot Springs Road and "A" Street shall be located a minimum of 200 feet from Butterfield Stage Road. The access off of "A" Street shall be located directly across from "B" Street. Off-set intersections shall not be permitted. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access from a traffic and fire safety standpoint. 2. A park and ride facility is planned within Planning Area 11 as illustrated in Figures 3-9 and 4-90. This facility will include 50 designated park and ride spaces. These parking spaces shall not be counted in the total required parking for the commercial site. This facility shall be located in close proximity to "A" Street to ensure accessibility. The design of the facility shall be approved by the Riverside Transit Agency (RTA) prior to the approval of a Development Plan in the neighborhood commercial site. This facility shall be constructed prior to the issuance of any building permits in Planning Areas 10, 12, 1424, 31, 33A or 336. Appropriate lighting shall be incorporated into the facility to ensure safety and promote usage. All bus shelters shall be designed so they are consistent v:~th the design theme of the project. 3. If this planning area is not constructed by the issuance of building permits in Planning Areas 10, 12, 14-29, 31, 33A, or 338, the Developer shall provide 50 temporary park and ride spaces in Planning Area 11 acceptable to the RTA and the City until such time the permanent park and ride facility is constructed. The Developer is required to provide 50 designated Park-N-Ride spaces in Planning Area 11. Initially, a temporary facility, including lighting, is required to be provided prior to the issuance. of any building permits for Planning Areas 10, 12, 14 through 31, 33A, or 33B. A permanent facility is required to be provided prior to issuance of any occupancy permits within Planning Area 11. The designs of both facilities are subject to approval by RTA. The developer shall coordinate with the City to keep the facility open while Planning Area 11 is under construction. 4. Pedestrian connectivity shall be provided between the neighborhood commercial center and the surrounding area as illustrated in Figure 3-9, 4-12 and 4-13. j'~ ,~ Aonpaugh.Aanch Specific Plan 3_3q \V(EITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DpC _ March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Landscape and Recreation Standards 5. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Figures 2-13, 4-26A and 4-26B shall be provided along Murrieta Hot Springs Road. 6. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Figures 2- 13 and 4-23E shall be provided along Burierfield Stage Road. 7. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Figures 2-13, 4-30A and 4-30B shall be provided along "A" Street. 8. Commercial buildings adjacent to "A" Street shall have enhanced landscaping acceptable to the City that is incorporated along the rear of buildings to screen views from Planning Areas 6 and 12. 9. Eating establishments along Butterfield Stage Road and along the eastern portion of "A" Street are strongly encouraged to have outdoor seating areas that are oriented to take advantage of views looking to the southeast and east. Miscellaneous Standards 10. Parking shall not be located along Murrieta Hot Springs Road, Butterfield Stage Road and "A" Street. 11. Tower elements shall be incorporated into the design of the neighborhood commercial center buildings so that future telecommunication facilities can be incorporated into the tower design. The developer shall contact telecommunication companies prior to the submittal of a Development Plan to inquire about the intent of locating telecommunication facilities within O the towers. 12. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 13. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 11. Timing and Responsibility of Improvements 14. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 11. O Roripaugh Ranch Specific Plan 3-35 \UCEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 ~' t LL u B^~D'6'EOOOXd2id~ZD~BOdS18^~P1000'LBEtE1~N ~`JM4 2f3~JW9 1=L8 Wd OO.OL~OI EOOUtUf ~Peliold (~~} uana~~ ~aad ~uiuuald m C (9 O U ~ c~ ~ w ~ _ Q~ ~ ~, cn U 3 ca ~ ~ m ~ ~ (D ~ ~ N ~ ~ ~ ~ ~ V f+ un ca ~ ~ ~ O ~ ~ W ~ ~ C C9 ~ ~ ~° •O C ~ ~ .- ~, U .- N N m ~ a0 ~ ~ U- ~ '~ 'o N 'D ~ ~ N ~ •p V' I••- rwi ~ ~ C (O ~ C ~ to _N _ c ~p ~ ~ ._.. N~ C_~ /~^ m ~~ Jst O y~ U_ chi Uc~i ~?" °o O (6 N ~ N U N ~ N (~J N ~ N J N v Q Cq c'v Y N 'Y (U ~ ~~ Q N L' M U 2 m ~~ ~d ~d Cm -~ m ~d ~,a> m~ mti ~~ ~ ~ d Cv ~ ~ ~ m Urn ~ rn O rn L.L .~ Q' .rn ~ m Y rn ~~ - rn -~ O m O rn ~ m W~ O .rn p ~iL= N tL ~ i~ ~ ii . ~ ,,_, LL Qii. -p iL ~ ~ ~ ~ ~ .N ~ i~ ~ i~ ~ i~ O .~ O ~ ~ = a°'i ° a°~i ~ a~i N a~i ~ ~ a~i ~ Q a~i ° a~i c`v a~i `m ~ f° ~ c6 o u d ~ m 0 ~i cOi~ c~i c~v ~' mv`~'i ~`~ a.v >~ ~~ ~~ cn~ ~~? U~ acn U`n Ug Z~ lLL? ~~ ~~ dv 2 O t-. Z ~ C~7 z ~ r- -~ ~ W ~ ~ ~ i ~~ ~ ~ ~ ZUCJ ~, ~ ~ Q Q ~ ~ ~ ~ ~ ~ ~ l a Z ~ 117 O W 1 : ^ X ~~ :;° ' `n J U ~?pco cri o ~Q ,~ l ` 1 c 2 Q~ I ~~~ ~ N J~ i!- I ~ ~ 3sy`w '~ ~~d pZ! Q ~ S '~ d MW ~~ 0 "';' ~ „ ~ L ~„ ~ i _! ,~ - ~ ~ r ;> ,y I .~.` m ^. T ~,N\~N it .n ! ~~ m \l N ~,~~iN ~ N ~ I, N ~0 '• I N N ~I ~%%~ m~ ~~ m m v I i~~ %/ i lip . a M ~I N :, ,^ ', m \~ ~~ 1 i J 'Y lwg3 QM~~ C ~+N q• ~,~,; '/ Mgt :Sr {, 4, ~~ ~ ? ~ i~ ~ ~~,~. ~`~,~}. ~~-+. v ~`' .-.r ~--. ,_,, ~. .., UY' F s ~ a m 4 F O U L S 0 Y o° m L ~- o -~ • • • (~ SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS ~O 3.12 PLANNING AREA 12 f ~ 3.12.1 Descriptive Summary ;--I Planning Area 12, as depicted on Figure 3-10, provides for development of 16.4 acres with Medium Residential use. This area is planned for 945 approximately 136 clustered or detached residential single family dwelling units at a density of 8:13 8.3 du/ac. A maximum of 20°h E28-dwelling-units) can _ be designed as zero lot line, as illustrated in Figures 4-78 and 4-81. Duplex units are not permitted within this planning area. Minimum lot size shall be 3,000 square feet. The transfer of dwelling units from other Planning Areas may occur into Planning Area 12 provided 1 the following conditions are met: 1. The product mix shall not be changed as discussed in the above paragraph. 2. The total number of units within the project shall not exceed 2,015 dwelling units. 3. The total number of units proposed within this planning area shall not exceed 174 units which is based on the smaller of the following: 3.1 A 20% increase in the number of the approved units within this planning area (174 units), or 3.2 ey applying the General Plan Medium Density of 12 dwelling units per acre to the net acres of this planning area (180 uhits). I 3.12.2 Land Use and Development Standards I O Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.12.3 Planning Standards Circulation Standards 1. Access to the planning area will be provided from "A" Street and °B" Street as illustrated in Figure 3-10. The access off of °A" Street will be exit only. The exact location and number of access points for this planning area shall be reviewed and approved by the City at the ,tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided into Planning Area 12 prior fo the issuance of the 34N building permit in either planning area. The location and design of the secondary access shall be subject to approval by the City. Landscape and Recreation Standards 3. Two Card Key Gated Secondary Entries, as illustrated in Figure 4-1 and 4-22D, will be provided off of "A" Street and "B" Street into the planning area. 4. Two Auto and Pedestrian Gated Entries, as illustrated in Figure 4-200, shall be provided behind the Card Key Gated Secondary Entry at "A" Street and °B" Street. 5. Landscape treatments, as illustrated in the Landscape Master Plan (FiguresQ-13, 4-23F, 4- 30A, 4-30B and 4-31), shall be provided along Butterfield Stage Road, "A° Street and °B" O Street. 7 6. A Primary Project Monumentation will be provided at the intersection of Nicolas Road and 1 Butterfield Stage Road as illustrated in Figures 4-1 and 4-17. 7. One paseo, as illustrated in Figures 3-10 and 4-38, will be provided at the southern ..,.1.5 ....::>. . Roripaugh Ranch Specfic Phan, Amendment No. t - ~ . ~ - ' ~ - .PLANNING AREAS'AND DEVELOPMENT STANDARDS . O 3.12 PLANNING AREA 12 3.12.1 Descriptive Summary Planning Area 12, as depicted on Figure 3-10, provides for development of 16.4 res with Medium Residential use. This area is planned for 145 clustered detached residential s' gle family dwelling units at a density of 8.t3du/ac. A maximum of 20% (29 dwelling units) can bed Igned as zero lot line, as illustrated in Figures 4-78 and 4-81. Duplex units are not permitted w' in this planning area. Minimum lot size shall be 3,000 square feet. The transfer of dwelling units from other Planning Areas may occur i o Planning Area 12 provided the following conditions are met: 1. The product mix shall not be changed as discussed in a above paragraph. 2. The total number of units within the project shall not xceed 2,015 dwelling units. 3. The total number of units proposed within this plan ' g area shall not exceed 174 units which is based on the smaller of the following: 3.1 A 20% increase in the number of th approved units within this planning area (174 units), or 3.2 ey applying the General Plan M lum Density of 12 dwelling units per acre to the net acres of this planning area (1 units). 3.12.2 Land Use and Development Standards Please refer to Section 5.0, Specific Pla Zoning Ordinance. O 3.12.3 Planning Standards Circulation Standards 1. Access to the plannin urea will be provided from "A" Street and "B" Street as illustrated in Figure 3-10. The a ss off of "A" Street will be exit only. The exact location and number of access points for -IS planning area shall be reviewed and approved by the City at the tentative trail ma stage. Access points shall be designed and located to provide adequate and safe acres through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary ess shall be provided into Planning'Area 12 prior to the issuance of the 34"' building pe , it in either planning area. The location and design of the secondary access shall be subj to approval by the City. 3. T o Card Key Gated Secondary Entries, as illustrated in Figure 41 and 4-22D, will be rovided off of "A" Street and "B" Street into the planning area. 4. Two Auto and Pedestrian Gated Entries, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gated Secondary Entry at "A" Street and "B" Street. Landscape treatments, as illustrated in the Landscape Master Plan (Figures 2-13, 4-23F, 4- 30A, 4-308 and 4-31), shall be provided along Butterfield Stage Road, "A" Street and "B" Street. 6. A Primary Project Monumentation will be provided at the intersection of Nicolas Road and ,..O Butterfield Stage Road as illustrated in Figures 4-1 and 4-17. Roripaugh Ranch Specific Ptan 337 -.. ~.N:t313G.7:000\DOC~.SPSECT3CCFINALSP.DOC .:~.5 _ ~ ~--~ - ~ ~~~ ~ - March, 2003 _~ O SECTION III PLANNING AREAS AND DEVELOPNflENT STANDARDS perimeter of the planning area connecting to Nicolas Road. 8. Front yard landscaping as illustrated in Figures 4-85 through 4-89 shall be installed by the merchant builder and maintained by the HOA. Walls and Fences Standards 9. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the entire perimeter of the planning area. Miscellaneous Standards 10. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", °South Loop Road° or any other noise sensitive uses on the project site potentially exposed to extedor noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction ofthe Community Development Department. 11. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and O Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 12. Please see Seotidn 4:0 (Design Guidelines) for criteria related to the development of Planning Area 12. Timing and Responsibility of Improvements 13. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 12. O Roripaugh Ranch Specific Plan, Amendment No. 1 .1( Decernber,2004 ,.., _. _. ,,;. .. ~: _ _ :.. -: PLANNING AREAS AND DEVELOPMEFlT STANDARDS' O' ~I 7. One paseo, as illustrated in Figures 3-10 and 4-38, will be provided at the soujyrrl5rn perimeter of the planning area connecting to Nicolas Road. 8. Front yard landscaping as illustrated in Figures 4-85 through 4-89 s I be installed by the merchant builder and maintained by the HOA. Walls and Fences Standards 9. A Project Wall, as illustrated in the Walls and Fences M ter Plan (Figures 2-14 and 2-15), shall be located along the entire perimeter of the pla Ing area. Miscellaneous Standards 10. Prior to approval of the precise grading pla , a noise mitigation analysis shall be performed for residences within 200 Feet of the e e of right-of-way of Murrieta Not Springs Aoad, Buttertield Stage Road, "North Loop d", "South Loop Road" or any other noise sensitive uses on the project site potential) exposed to exterior noise levels. The analysis must demonstrate that planned noise p tection will meet City standards to the satisfaction of the Community Development Dep ment. 11. Please refer to Section 2.1 rough Section 2.10 for the following Development Plans and Standards that apply site- ide. 2.1 Comprehensive and Use Plan 22 Circulation M ter Plan 2.3 Drainage ster Plan 2.4 Water. ter Plan 2.5 Sewe aster Plan 2.6 Gr mg Master Plan 2.7 Phasing Plan-Public and Private Facilities 2.8 Open Space Recreation and Trails Master Plan 2.9 Landscape Master Plan 2.10 Walls and Fences Master Plan 12. PIe~Se see Section 4.0 (Design Guidelines) for criteria related to the development of Planning a 12. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 12. Roripaugh Ranch Specific Plan ; ~ ~ 3-3g - ~- . ,. ,': \U(EI,TH0301WET_N131367.000\DOC\SPSECT3CCFINALSP.DpC. '=:. _ ~ --March, 2003. .. " 1 I~ ~ ! 4 E I~ _ _ ~ la ~`~~ I ~~- ~C ~ ~~ ~, ~ '~ -. ~o t I ~L62ESMT_ = _ _ ~~ MWD p o ti.. , A, ~FQ;~ oc v r W : n., ~ ~ ~~5p Mw A3En ~~ D NW ~.., r. iaW z -_ '~ ~ oo A I ,~ oJ,.T1 i ~ I oD~~ ,,., , . r ~ ~~}~ - ~n :"J fb~~~~ 4' •, -• v ~ - - ~-~,.8,. STREET~.~ - ~ft~~ itr~' i y t ~ ••~ N ~'~ r.. { r. - ? -:-~ .::`~ 'b! • r D I o cn s ~ .fir ~''' ~ ~ ,• ~_ !} ~~~ ~ (J^ IN ~'~ .~ ~ ~ w ~ w ~~::_. ~ N n BUTTERFIELD STAGE ..::'•:. oo~~ aoao ~ ~ ~~3~~ 0 N~ ~ °~ sa s~ s~ s~ s~ s~ °- s_a s2 _ c mT. mm m17m ~mm mo m T mcy m~ ~~ a`te' a°'`a,~~a`~ a~ a`Sa~ a~ a2 ~ ; v, m CA NJ @r@~ ~SC~ ~a~ N N Nm j DID ~ C ~U m g m aoa~ ~~ ~ ~~ a~ ~, ~_ ~m ~m ~o ~~ ~~ 3S ~~ ~`fo ~N °~~ 8m go: s~ rm `ate i~~ ~= am a$, a~ a~ ~~ ~m a°~~' a~ `ao a~ x m 3 m v' ~~ °m o~• ~ ~m Pg ~~ a~ a~ n ~. m? i •~ m jr` C d O `6' ~ w 7 ~ y G > G `- ."~ ~ O m ~ a 1 N war •A D~~ ~ -_, © , ~-~~ ;f .. .. ~ T ~-' m~D o O~$p RCN nnp~~m y ~~~ mom g ~~ ~'c as c~ 3 ~Z 0 0~ m ~' j Planning Area X12) aMP'OL~f000%dHd~2PBOd5le+~P1000'C8CLf1~N ~•JMO L13'JHtlB 1 ~R9 WV 05AL~OL f00Z/LZ/f ~PaOgd • m ..r ~. c v N C l0 ~, m ~ ~ O V ~ N ~ Qo ~ ~ U ~ m C ~ O ~ ~ E N Nv ~ m (o ~v ~ ~~ a ~ ~ - cam ~ ~ ~ ~ (O d. o m N ~ CB ~ ~ c° O O r ~ Lo ~ LL _I N ~ ~ O C0 ~ ~ ¢ m ~ ~ ¢ {- M ~ Q) W V n7 O C ~~ O v ~ m ~ v J Cn .-. - m -~' Q N ~ ~ __ La _ y~ O •- _ ~ .~- (/~f O O ~N _Yr ~_ chi U P] ~~ fnM a V' O V' Cn N -O N Y N Y O V N~ 1.'_- ~` Q N ~M ~ N V' a~ ~ ~ ~., m c m m m m ~ f/~ ~ ~ ~ 'D a~ ~ v O m m ~ rn N .m m rn m :o -O rn N rn~ a~ += rn p m p •rn It ~~ ~ i.i -= LL ~ ii ~ rn w LL ii C ii O rn Q iL N LL .~ ~ 'O a~ ~.. p ~ a> ~ a~ ~~., ~ a> •+~+ m Q1 a~ ~ m dJ w O m ~ m 'L. m ft3 m O a> a~ p a~ ~ a> > m O a> N y i a> (D a~ 0 dcn mcn ~cn Z~ U~ Ua ~~ Z~ ~~ d~ ~~ LLCn ~~ r 1 M ~~ ^^^. i ; i ~R L J V N U ~ ~ ~1 LL ~ ~~ w N v > ~ c~a o ii ~ L u1 .--. (D '~ N O ~ _O ~~ ~ O~• A~ N c 7+ C ~ ~ can N .~- .~...~ ~ ~ (O c .~ ~ U .~- N~ O~ C ON N N ~N ~ CV N ~ N j~ ti ~N ~ U ~ ~ O w ~ m m m V- ~ (D m m~~ t C N ll. ~ ~ cNV O W N ~--.. CU N > N U CV [V L'N U N ~ N ~ CV J N •~ ~ ~ o O 2~ 7 d C~ ~~ N d C~ c~ -~ n> >+ y N •~ •~ ZQ J ~ o~ V m ~ rn ~ rn O rn O rn C ~ rn~ rn ~rn Y~ ~~~ ~ ~ ~ iii N LL 3 ii ~ ii iii ~ ii O ~ ii ~ 'u. qii ••O ~ ~ w ~ ~ ~ 2 ai ~ api ~ aa'i N a°'i O ai t`B ami ~-~° aa'i Q api ~ ~i CD ~i ~ -gyp C~ ~O ~~ ~~ dam? ~~ 2~H~ 1-~O cncnfn 4~ U~ =~Q •~~ _ o ~~g ~~z • • ° 0 0 wcn~CJ 1 • ^ ^ x • - ~ ~ O Z a. ~ ~ ~ ~ ~ w • • Z 0' ~ Q a r Y ~' r •.--, "~, r-.. ...,, •~ rav,,~ ,....y i':h}, ,y~ ~ ~~ ~.. _ 1t ~' '., I y~~vuyL ~1 ^"~ ~. ~ Irv ~1 ~rq~ • ~ ,~y~~ f_ Fir `~~ /yV~~ '~`~ J ' "'~ ~E N N 8 C v m a E 0 U s N Y S m .- L ~- c J • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.13 PLANNING AREA 14 3.13.1 Descriptive Summary Planning Area 14, as depicted on Figure 3-11, provides for development of 13.5 acres with Medium Residential use. This area is planned for 154 clustered detached single family residential dwelling units at a density of 11.4 du/ac. A maximum of 20% (31 units) can be designed as zero lof line product, as illustrated in Figures 4-78 and 4-81. Duplex units are not permitted within this planning area. Minimum lot size shall be 3,000 square feet. The transfer of dwelling units from other planning may occur into Planning Area 14 provided the following conditions are met: 1. The product mix shall not be changed as discussed in the above paragraph. 2. The total number of units within the project shall not exceed 2,015 dwelling units. 3. The total number of units proposed within this planning area shall not exceed 162 units which is based on the smaller of the following: 3.1 A 20% increase in the number of the approved units within this planning area (185 units), or 3.2 By applying the General Plan Medium Density of 12 dwelling units per acre to the net acres of this planning area (162 units). 3.13.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. ,O 3.13.3 Planning Standards Circulation Standards 1. .Access to the planning area will be provided from "North Loop Road" along the southern perimeter of the Planning Area. Only one access as shown in Figure 3-11 shall be provided to Planning Area 14 from "North Loop Road". Access into Planning Area 14 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Planning Areas 14 through 19 shall be mapped together to ensure adequate and safe access. 2. Secondary access shall be provided from Planning Area 14 to Planning Area 15 prior to the issuance of the 34'" building permit in either planning area. The location and design of the secondary access shall be subject to approval by the City. 3. A pedestrian crossing shall be provided across North Loop Road as illustrated in Figure 3-11. Landscaoe and Recreation Standards 4. A Parkway Street Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-24), shall be provided along Butterfield Stage Road. 5. A Card Key Gated Secondary Entry, as illustrated in Figures 4-2 and 4-226 shall be provided off of "North Loop Road" into the Planning Area. 6. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gated Secondary Entry. ~O 7. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan _ (Figures 2-13 and 4-28), shall be provided along "North Loop Road". Roripaugh Ranch Specific Plan 3-40 N:\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 8. A Primary Project Monumentation, as illustrated in Figures 4-2 and 4-17, shall be provided at the intersection of Butterfield Stage Road and "North Loop Road". 9. A Bridge Monumentation treatment, as illustrated in Figures 4-2, 4-20A and 4-20B shall be provided at the southwest corner of the Planning Area. 10. A Fuel Modification Zone, as illustrated in Figures 4-34A and 4-34C, shall be located along the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD161 - SHCP. 11. Access into the fuel modification zone shall be approved by the Fire Department prior to approval of the tentative tract map. 12. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the HOA. Walls and Fences Standards 13. ' An Optional Project WaII or View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14, 2-15 and 2-16), shall be located along the southern perimeter (with the exception of the flood control channel) of the planning area depending upon the results of a noise study. 14. A ResidentiaVHabitat View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-17), shall be located along the western and northern perimeters of the planning area and adjacent to the area designated as flood control. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-17. O Prior to the installation of the ResidentiaVHabitat View Fence as noted in Figure 2-17, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the ResidentiaVHabitat View Fence is installed by merchant builders. 15. A 6' High Habitat Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-1'4 and 2-17), shall be located along Butterfield Stage Road and adjacent to the Primary Project Monumentation and the detention basin. Miscellaneous Standards 16. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 17. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan O 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan Roripaugh Ranch Specific Plan 3-41 NCEITH0301 W ET_N131367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 18. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 14. Timing and Responsibility of Improvements 19. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 14. ice/ Roripaugh Ranch Specific Plan ~q2 N(EITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC ~ March, 2003 MP'LL-E000XdNd~ZU60dE\8^W1000'L9E LEV~N ~~JM4 a3~J21tl9 1 ~~8 Wtl 6Z~ZL~OL LO~ULZfE ~PeNOId ~~ ~) uaa~no~ aaad ~uiuua~d U U 47 ~ O ~ LL O O O ~ ~ W W O ~ O ~ ~ (~ ~ N C i in ..-~ -O O ~ N O .N ~ O_ O C~ ~ tO ~'~ ~-~ 2N ct Om O Q N N N ~ N ~ N •~ N~~ `; ~ ~ R} N ~ N = fG L6 N ~~ t Q C ~ C V' ~ r N~ ~~~- ~ ~ ~~ ~ N O N CLS N N U N Q N ~ N Q„ ~ N ~ ~ ~i' Z~ ~ m C m ~_' ~ (D d c 47 ~+ ~ m -~ rn U rn W rn O~ O rn C~ .a~ Y m ~ ,m iii 01 ii 3 ii :° i.i ~ ii O o.w ii ~ W ~ "O Z ai ~ a~i ~ a~i N a~i N a~i Q.•° a°'i ca a°'i '` a~i ion ~~ >~ ~~ 1-~ O u? U~ ~--~ r r 1 CY; LL L LL w N I--' _ C~ ~ O F O CC Q ~ ~ ~ ~_ O ~ ~ ~ OCU HOF- w~ ~ ~~ O ~a ~c~CUC] Q o Q Q J ~ ~j O ~ ~ ~,. 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'"r °"`w ~r ~~ ,, ,.. • ,,~,~ -, ~' "°~..a '~° 1WS3 aM~~ ,p~ v E U t ~ d Y u. a1 ~ O • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.14 PLANNING AREA 15 3.74.1 Descriptive Summary Planning Area 15, as depicted on Figure 3-12, provides for development of 14.1 acres with Medium Density Residential use. This area is planned for 159 clustered detached single family residential units at a density of 11.3 du/ac. A maximum of 20% (31 units) can be designed as zero lot line product, as illustrated in Figures 4-78 and 4-81. Duplex units are not permitted within this planning area. Minimum lot size shall be 3,000 square feet. The transfer of dwelling units from other planning areas may occur into Planning Area 15 as long as the General Plan Medium density range 12.0 du/ac is not exceeded (a maximum of 169 dwelling units) and/or [he overall number of 2,015 dwelling units for the project is not exceeded. Minimum lot size shall be 3,000 square feet. The transfer of .dwelling units from other planning may occur into Planning Area 15 provided the following conditions are met: 1. The product mix shall not be changed as discussed in the above paragraph. 2. The total number of units within the project shall not exceed 2,015 dwelling units. 3. The total number of units proposed within this planning area shall not exceed 169 units which is based on the smaller of the following: 3.1 A 20% increase in the number of the approved units within this planning area (190 units), or 3.2 By applying the General Plan Medium Density of 12 dwelling units per acre to the net acres of this planning area (169 units). O 3.14.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.14.3 Planning Standards Circulation Standards 1. Access to the planning area will be provided from "North Loop Road" along the southern perimeter of the planning area. Potential access points as depicted, are conceptual. Access points shall be designed and located to provide adequate and sate access through adjacent planning areas from a traffic and fire safety standpoint. Planning Areas 14 through 19 shall be mapped together to ensure adequate and safe access. 2. Secondary access shall be provided between Planning Area 14 and Planning Area 15 prior to the issuance of the 34'" building permit in either planning area. The design and location of the secondary access shall be subject to approval by the City. Landscape and Recreation Standards 3. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-28), shall be provided along "North Loop Road". 4. A Card Key Gated Secondary Entry, as illustrated in Figures 4-2 and 4-226, shall be provided off of "North Loop Road" into Planning Areas 15 and 16. 5. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gated Secondary Entry. ~'~_ Roripauph Ranch SDecific Plan 3.qq N:\31367.000IDOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 6. A Fuel Modification Zone, as illustrated in Figures 4-34A and 4-34C, shall be located along the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD161-SHCP. 7. Access into the fuel modification zone shall be approved by the Fire Department prior to approval of the tentative tract map. 8. Front yard landscaping as illustrated in Figures 4-851hrough 4-89, shall be installed by the merchant builder and maintained by the HOA. Walls and Fences Standards 9. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15) , shall be located along the southem perimeter of the Planning Area. An optional View fence may be provided along the southern boundary depending on the results of the noise study. 10. A Residential/Habitat View Fence, as illustrated in the Walls and Fences Master Plan (see Figures 2-14 and 2-17), shall be located along the northern perimeter of the planning area adjacent to Planning Area 13. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-17. 11. Prior to the installation of the Residential/Habitat View Fence as noted in Figure 2-17, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the ResidentiaVHabitat View Fence is installed by merchant builders. /'~ 1 J 12. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14.and 2-15), y shall be located along the eastern perimeter of the planning area adjacent to Planning Area i6. Miscellaneous Standards 13. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 14. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 15. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 15. Timing and Responsibility of Improvements O 16. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of ..~ improvements within Plarining Area 15. Roripaugh Ranch Specific Plan 345 \VCEITH030t\NET_N\3i367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 z~-coooxdadizo-eadssMviooo ese~~ N ~,~a aa~ave t ~e wv o~ e~ o~ c~zr~z~ vauaid (~~~ uaa~~.~,~ aaay ~u~uuald U U N C ~ C ~ 3 -- ~ ~ a~ d Z. a> > ~ ca a~ ° ~' C° o c~ r `D ~~ ~r ~zo~~ ~m U N N N ~ N ~ N N/ N~ N N (Q N tCV fC0 = ~ C~ ~ N U y '~ .~ C (~ N ~ N U N ~ N L"N V N ~ ~N v = m ~ L7 ~ m _C m ~ d C m c ~ ~' ~ Lrn Urn LL-rn O'o~ O~ O= ~~~ N~ LL, rn C ~ rnY rn iii N w 3 ii :~ i% E i% - w _O ~ 'u. ` 'p LL = aoi ~m Oa°~i Nai O~ ~ai O-~ao'i Ca ai N r i M w N F Z ~ O ~ ~ O ~ ? ~_ ~ O Z U ~ ~ O Q ~ W? _ ~ (J ~d~00o¢ r-~c~~o~ ~U~~ch~ C O ~ m ~ ~ ~ E as E "-' _ _ ~ cD ~. ~ v O ~~ p U~ Q~ N ~ C C17 N C C Ca ~ O (C C7 C C6 O N C N ~ `- ~ `~ N ~' .aC ~ N U~ U c%~ a cn ~`M m 'R' p V Cn N ~N -Y N O~ ~ V Q N ~ N .,... ~ ~ °' ~m ?,~ p°7 m~ mN Cn~ "O m a> pay cd a~ ~ ~ ~'u. ~ LL rn m -o -a .rn ~ rn » ~ rn a~ O .rn O .rn L ii ~ LL N .y LL ii C ii Q i~ O ~ O ~ a~ "O a~ ~. m ~ ~ ~ ~ ~ y ~ ~ ~ a~ ~ a~ O a> to a~ ~ a> 'C a~ '` a~ cO m O a~ a~ o m p m O m ~- m cD ~ N a~ ~U' m~ 4~ Z~ U`n U-° pus lid d.~ u.~ ~~ d~ N N Q L6 N .~ C N F N a~ c .~ N m v N 0 ... c N N L N c rn ~ o m ~ - m m a c cz ~ .. o ~ ~ L ~.,J ` O ~ rn ~ "`°" n. .- -~-.+ ~~ Q- •~, , , a~ ~ ,~ o . :.may m .. ~ ~ > l I},:) ,~ y -i-y?\,~', 1 1 ' O N i ., ) N ~ CA ,..,,a ti C ._.<_.,,,~ C ~. r O ~ -~ ~' 0. w~ (n ~ v 4 Q -\ Z _...~ N v C d O U • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.15 PLANNING AREA 16 3.15.1 Descriptive Summary Planning Area 16, as depicted on Figure 3-13, provides for development of 28.4 acres with Low Medium Density Residential use. This area is planned for 145 single family dwelling units at a density 5.1 du/ac. Minimum lot size shall be 5,000 square feet. 3.15.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.15.3 Planning Standards Circulation Standards 1. Two access points into the planning area will be provided from "North Loop Road" along the southern perimeter of the planning area. Potential access points as depicted, are conceptual. Access into Planning Area 16 as well as access between Planning Areas 15 and 17 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Planning Areas 14 through 19 shall be mapped together to ensure adequate and safe access. 2. The access point into the planning area adjacent to Planning Area 17 shall be located directly across from the access into Planning Area 30 as illustrated in Figures 3-13 and 4-5. 3. Secondary access shall be provided to Planning Area 16 prior to the issuance of the 34'h .O building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. Landscape and Recreation Standards 4. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4-28 and 4-29), shall be provided along "North Loop Road". 5. A Staffed Gated Primary Entry, as illustrated in Figure 4-2, 4-5 and 4-18A, will be provided along "North Loop Road" adjacent to Planning Area 16. This entry shall substantially conform with the architecture as depicted in Figure 4-18A. 6. A Card Key Gated Secondary Entry, as illustrated in Figures 4-2 and 4-22B, shall be provided off "North Loop Road" into Planning Areas 15 and 16. 7. Two Auto and Pedestrian Gated Entries, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gated Secondary Entry and the Staffed Gated Primary Entry. 8. A Fuel Modification Zone, as illustrated in Figures 4-34A and 4-34C, shall be located along the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD 161-SHCP. 9. Two restricted and two secured access points into the fuel modification zone shall be provided and approved by the Fire Department prior to approval of the tentative tract map. 10. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the property owner. :~ Roripaugh Ranch Specific Plan 3-47 \\KEfTH0301\NET_N131367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Walls and Fences Standards 11. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the western and southem perimeters of the planning area. An optional View Fence along the southern perimeter may be used depending on the results of a noise study. The Project Wall along the western perimeter shall be built at the time this planning area is developed. 12. A ResidentiaUHabitat View Fence, as illustrated in the Walls and Fences Master Plan (see Figures 2-14 and 2-17), shall be located along the northern perimeter of the planning area adjacent to Planning Area 13. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-17. Prior to the installation of the ResidentiaVHabitat View Fence as noted in Figure 2-17, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the ResidentialMabitat View Fence is installed by merchant builders. Miscellaneous Standards 13. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. iO 14. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plah 15. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 16. Timing and Responsibility of Improvements 16. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 16. O Roripaugh Ranch Specific Plan 3.qa N(EITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 W oMve~-eoooxeaeuo-aoasemmooo'~ae~s~:n ~Maa3~ava i~ewvao:>~o~eoou~uc:veuo~a ~g~) uaa~xis aaad ~uiuua~d U7 W a~ ~ O a~ g z_ ~ ~ ~ ~¢ cn ~~~a co opO t-- o ~ v, d Sri ui .~ N U ~ ~ ~ U-- ~ L.OL N aNi W N ~ ~ ~ ~ N N ~ i ~~W 'o ~N cn _ ~~ ~ N _ _ ~ ~ ~ v U CC ~ c O ~ (a ~ ~ ~ O ~ ° 0- '° "a b O N ca O m ~ 'O ~ to b m = m ca m ~ a~'i ~ "a m ~ ~ O ~ J "(a Q N ~ C~ ~ C N ~ N ~ N ~ ~ 1 N ~ ~ V ~ Q N ~ ~ Q N ~ N ~ -- ~ ~ ~ r ~ - .-~ ~ O ~ O ~ ca ~ ~ ~ ~ O ~ J ~ m m O ~ ~ ~ V ~ O ~ W ~ ~ Urn ~ rn Q rn C m -o~ O -rn Y m rn v ~ rn~ m a~ O .o> > O o~ Q> ii ~ iL O o-tL ~ u.. -O jy L ii ~ ~ I-L ~ i~ ¢ iL p> u. O rn O ~- ~m jai ~ ai Q.~ai:a °d~' ~ ~ Oami ~o ~ a°'i p ami ~a°'i cNaami t~ ~a°'i d ~ ~ ~ H `!~ O ~? [n ~ U cn Z ~ U ~ u.. ai ~ cn jL vi ~ cn ~ ~ ~ cn ~ ~ ~ ~ ~1 P1 "'- i %~ _ U`~ ~~ ~~~~, \ ~ J ~ N d' r' r', ,~ ; ~,, ~~ `~, ~ ~ \\ _ _ / / - -~ j / I,Q g j ~~ F- ~ \ pO a~ --. f ~' `~ I~ i 1 ' ~~ i~ ~ - ~ i ,~ ~ . 1I I it 'i4 U~ ~'~ Q ~ 1 ~\ /) i / - " ~~~ ~1 ~~ ~ ~~` i 1 ~~ ~ ~_ ._ a Y ~~ W W ~ U j d ~r Q~ ' ~ ~ ~ U ~ ~ ~ fa ~ i-a U UQ ~ ~ ,~,~ "~ •, U Nc!)o N r :a y ~~ ~~ ~ ~ ~, ~~ `` ~ _ ~ ~ a~ ~E ~° '~~ m `~ ~ ,` ~~ ~ N ~ c ~ ~ o ~ L 1 ~ ~ Q~ ~U ` ~ s a~ ,N ~o -~~ ~~ -' ~ a~ N m a C Q >, ~ =a o_ o N n~ ~ L Q Q7 ~ > O N .L.+ y d' 7 ~ N '~ o ~ I ~ Q i ~ rn ~~ ~ c ca ~ ~d a~ 0 Z U Q N ~o 0 N r~.,y .-.., ~-. • `, ~/ r -1-) ~,_„ 4 ~'L ~. ~Q ~ v `1 ~1 g m 4 O U r m V N r OJ L ~ o J • • -J PLAiVFlING AREAS AND DEVELOPMEiVT STAiVDARDS ~O 3.16 PLANNING AREA 17 3.16.1 Descriptive Summary Planning Area 17, as depicted on Figure 3-14, provides for development of 40.2 acres with Low Medium Density Residential use. This area is planned for 172 single family dwelling units at a density 4.3 du/ac. Minimum lot size shall be 6,000 square feet. 3.16.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.16.3 Planning Standards Circulation Standards Access to the planning area will be provided from "North Loop Road" along the southem perimeter of the planning area. Potential access points as depicted, are conceptual. Access into Planning Area 17 as well as access between Planning Areas 16, 17 and 18 shall be determined when tentative tract maps or development plans are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Planning Areas 14 through 19 shall be mapped together to ensure adequate access. 2. The two access points into Planning Area 17 off of "North Loop Road" shall be located directly across from the access in Planning Area 30 and Planning Area 31 (Figures 3-14 and 4-5). 3. Secondary access shall be provided to Planning Area 17 prior to the issuance of the 34'" ~O building permit in this planning area. The location and the design of the secondary access shall be subject to approval by the City. 4. Long straight roadways shall be avoided to reduce the potential for higher traffic speeds. As with other planning areas, roadways shall be designed for adequate horizontal, vertical and stopping sight distances. Landscape and Recreation Standards 5. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-29), shall be provided along "North Loop Road". 6. A Fuel Modification Zone, as illustrated in Figures 4-34A and 4-34C, shall be located along the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD161 - SHCP. 7. One restricted and secured access point into the fuel mod'rfication zone shall be provided and approved by the Fire Department prior to approval of the tentative tract map. 8. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the property owner. Walls and Fences Standards 9. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the southem perimeter of the Planning Area. An optional View fence may be provided along the southem boundary depending on a noise study. ~O `~ _.. Roripaugh Ranch Specific Plan 3-50 \VCEITH0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANhlING AREAS AND DEVELOPMENT STAFlDARDS O 10. A ResidentiaVHabitat View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-17), shall be located along the northern perimeter of the Planning Area adjacent to Planning Area 13. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-17. Prior to the installation of the ResidentiaVHabitat View Fence as noted in Figure 2-17, a temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the ResidentiaVHabitat View Fence is installed by merchant builders. Miscellaneous Standards 11. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 12. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 1 O 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 13. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 17. Timing and Responsibility of Improvements 14. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 17. '. O Roripaugh Ranch SDecific Plan 3-57 \VCEITH0301WET_N\37367.000\DOC~.SPSECT3CCFINALSP.DOC March, 2003 1 LL L l,.L B++A'D}-EDDONdHdIZPBLNSI~P1090 L9C1£1'~N ~DM(] H3f1W8 1 ~L8 Wb' 6t~lZ~Ot CODZ/LUE ~Pelwld (l~) uaa~uanas aa~d 6uiuuald Z ~ L1J ~ p ~ ~ o ~ ~ `z p t~i -' °~~c.i ~ ~ Q Q Q O N N Q O C'] ~ O ~ co v v U U ~ ~ ~ C ~ C Q ( ~ W 1 LL ~ ~_ G7 _ C 3 0 > _ ~ ~ ~ acc' c°~ in ~ ~ CO L N ~~ ~ C ~ ' L O ~ ` ~ C T ~ L~ ~ ~~N COQ Vm ~ p ~ ~ -o ~ ~ .«- ~ a a v -o ~r ~ ~o ~ p m o ~ `a -o ~ i v ~ v N CON ~ N ~ N ~~ N ~ V ~ O N ~ 4- ~ ~~ Q N y N V ~ O V d •~--~ d N~ ~ C `7 C~ ~ V ?• N ~~ - i 'd m N -p `7 d ~ N ~ N . C a' N Urn orn p~ mc~rn-°rn ~ Y rn Jrn >~ -v ~ o~ ~ al Urn pal 11J~ ol o , . ` ~~ ~ ' Ov ~ Z d a _~? ? H cn~ !1? ~c C ~~ ~ ~ti U~ tip? av ii? d~ ~~ ? i ~ ~ j ~ f 1 r1 .~. ~ ~ ~ ~ ' L~J C ~~ .~_ _ i~. ,~ - a N ~ ~~. N~, M N~,,N ~ i N i'~ N i O ~ r ~ N ~~J N q ~' °d z r~ m:, a r;~ 1 ;' ~~,', J ~ ui ~ N Q ~: m 14 W '~ Y e f0 'O C 7 ' O f0 ~. C O O Q .'~-. ~ ~ a °- 0 ~ ° a m y .n ~o f4 ° m o N ~ v ~- N c ~ v w vi ~ v ~ o vi ~ cn O vi C O ~ of o ~ ~ ~ Vl E U E ~ U w f0 ~ ~ ~ Eo ~ ~ N Ica o Q ~C ~ ~ `-- ~ p~ E ~ y 'O c w E w ~ c ~ ° E ° m C° f4c ~c E ' c~~ _ E~'~ ~ v~ ~'~- N ~ (p U f6 L ( U L N ~ y ~ ~ - ~ - ~ ~ ~ - 3 .~ o f ~ v E s u; 7 .ENE ~ > 7 ~ f!1 ~E vv s ._ ~.c ._ o ~ =~ v j~E ~m 3E~w N ±. y ~ (0 O' E v N U N (0 O' (9 -O ~'~ vc ` ~ a`o aga ~ mo ~a ~~ 3 .c o c o ~ m ~N -a . CN C Q' a ~v ~ Q n. m ~ d m ~ c'Da U~ Q~ ~ .-i N o -~ r o /~1 /f is r_ C N LL .~ .Q `*,`~ ~. .~ .,,_i -~-.r ~ V P'~ w^--y ~.. ""~f • • • PLANiV1idG AREAS Ai~ID DEVELOPMENT STANDARDS O 3.17 PLANNING AREA 18 3.17.1 Descriptive Summary Planning Area 18, as depicted on Figure 3-15, provides for development of 28.4 acres with Low Medium Residential use. This area is planned for 113 single family dwelling units at a density of 4.0 du/ac. Lots will be a minimum lot size of 6,000 square feet. 3.17.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.17.3 Planning Standards Circulation Standards Access to the planning area will be provided from "North Loop Road" along the western perimeter of the Planning Area. Two access points shall be permitted off of "North Loop Road" as illustrated in Figure 3-15. The access points as depicted are conceptual. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Planning Areas 14 through 19 shall be mapped together to ensure adequate access. 2. The two access points into Planning Area 18 off of "North Loop Road" as illustrated in Figure 3-15, shall be located directly across from the two access points in Planning Area 31. 3. Secondary access shall be provided to Planning Area 18 prior to the issuance of the 34'" O building permit in this planning area. The design and location of the secondary access shall be subject to approval by the City. 4. Access shall be provided that connects to Planning Area 19 and continues to Calle Contento as illustrated in Figure 3-15. 5. Long straight roadways shall be avoided to reduce the potential for higher traffic speeds. As with other planning areas, roadways shall be designed for adequate horizontal, vertical and stopping sight distance.. 6. Two pedestrian crossings will be provided across "North Loop Road" as illustrated in Figure 3-15). Landscape and Recreation Standards 7. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-29), shall be provided along "North Loop Road". 8. A River Walk, as illustrated in Figures 4-13 and 4-14, shall be provided along the southern boundary of the Planning Area within Planning Area 25. 9. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the property owner. -Walls and Fences Standards 10. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the western perimeter of the Planning Area. An optional View Fence /O may be provided along the western boundary of the planning area depending upon the results of a noise study. Roripaugh Ranch Specific Plan 3-53 \VCEITH0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 11. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the southern perimeter of the Planning Area. Miscellaneous Standards 12. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 13. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 14. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 18. Timing and ResoonsibiliN of Improvements 15. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 18. Roripaugh Ranch Specific Plan i 354 \U(EITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 BMP'Sl-EOOOXdLidIZO-80dS46MP1000'[8E 4E1~N ~`JMQ ii3`JiiV8~1 .Rg Wtl 00~ZZ~OI EOOZILZlE ~PeA01d (g~) uaa~u~~~ aaad ~uiuuald r i Cr LL L LL O m U `- C ~, v ~ ~ LL C ~ -m o~ a`~i W •~ ~ a> _ ~ .~., a~ ~ ~ ' w ~ ~ _E M L In ~~ a ~. o y `.°- ~' o c ~ fII '~ o ~ to c~ ~ c T ~ ~ ~ ~-gam, mQ c'm '°~ ~rn 3 0 ~v ~~ 'o ~ ~ ~ UN U N~ ~-o ~ ~ O~ ~ c ~ O c9 ~ ~ O ~ tq 'p ~ ~ 'a v v v ~ ~ 'O^ v a~ 1° co ~ ~ ~ ~ a~ ~ ~r~ ~ ~ r~ U .-. m v o0 O ~ O O. ~ o N Vr N C ni Q to ~ Y V~ U ch cA c? ~+c•~ ~ ch N V N (,~ N ~ N n. ~N N ~. C' Ov' O N ~ Y ~' t~ ~' Q N (n N ~+ ~' ~.~- C ~ V ~ ~ ~ C w - ~ c ~ ~ m ~ m ~ ~ m ~ "O m ~ N a> "O ~ m O ~ O C ~' ~ m ~ ~ 1.1_. ~ N ~ ~ m G ~ rn ~ rn Y > > J ~ ~. O - m ~ ~ O C .~ ~ V ~ W ~ W ~ .O.. > U -~ rn LJ._ ,rn Q' .- Q, .- N •- o~ CJ rn rn ~ ~ -o rn ~ m m rn O rn ~ ~ ,m O a~ N ~ ~ ii. _- u. ,,_, ~ O ~ LL ~ LL -O i~ O7LL ~ ii ~ ~ .N ~ ii i~ ~ ii Q LL O u.. 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V~CA ~ _ ~ ~ s ~ '/ 'N ,- ~ ~ ~ ~} oo ~x ~ ~ ~'R' ~ ,~ ~ ~n& ~~ '~ '~ ~ + ~ ~~ ` } , ~. ~ ~ + - m - --- w .~ ~ ~ ~ ', ,: c ch i ~ ~, x o U ~ ~ O ~~ ~ ~ ~ II' I ~ U~ a~ -; ~ i x x N co ~ i ~ ;. o in I ~ ``, `: ~ ~ i f l • U~ rNQ '~ i r ~ ~,i . o \` ~ O i U _~ '-'- _ - ~ ~ Q i `' 1~\ • • ~` a~ cD c ~ LL d N rn_ ~ ~ f / ~1 ;; t' ~~ ~~ ~~ ~-- 1 l~ ~ ' I I O ~~~ N M y~ '~ 'f~ .t I I 0 a C .~ ~ o c N ~ <a O ~ m ~ N ~ o L ~ 47 ~ `~ = 3 sY ~O *^-~-~ rr p"V r'ti' w.r }_,. 1~ i ~ ~ 1 ,~ ~ ')= . )~ \1 `~ C ~.~ ~--•-, ~.r ..,r r,.r ,. ~. w.,ti„ • ,,,,r ~1 v s ~ a m n E S S y o0 L ~ O :.7 PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.18 PLANNING AREA 19 3.18.1 Descriptive Summary Planning Area 19, as depicted on Figure 3-16, provides for development of 31.2 acres with Low Density Residential use. This area is planned for 30 single family dwelling units at a density of 1.0 du/ac. This planning area will include custom one acre lots and 20,000 square foot lots. The custom 1.8 acre lots will be located along the eastern perimeter of this planning area to serve as a buffer between the existing low density residential residences located off-site and the 20,000 square foot lots. This Low Residential use has been planned for this area in an effort to buffer the existing residences adjacent to Roripaugh Ranch. Access into Planning Area 19 will be from "North Loop Road". 3.18.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.18.3 Planning Standards Circulation Standards 1. Access to the planning area will be provided from "North Loop Road" via interior streets in Planning Area 18. Potential access points as depicted, are conceptual. Access into Planning Areas 17 and 19 as well as access between Planning Areas 17, 18, and 19 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic ,O and fire safety standpoint. Planning Areas 14 through 19 shall be mapped together to ensure adequate access. 2. The access point into the planning area adjacent to Planning Area 18 shall be located directly across from the access point into Planning Area 30 as illustrated in Figure 3-15. 3. The cul-de-sac located in the southern portion of the planning area as illustrated in Figure 3- 16, shall serve as a fire emergency access from Calle Contento. A knox box will be provided at the project boundary between Calle Contento and the cul-de-sac acceptable to the Fire Department. The HOA shall maintain the Knox box. 4. A pedestrian crossing will be provided across "North Loop Road" as illustrated in Figure 3- 15). 5. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the multi-use trail as illustrated in Figure 3-16. Landscape and Recreation Standards 6. One paseo will be provided within this planning area located along the northeastern edge of the planning area. This paseo will connect to the muki-use trail as illustrated in Figures 3-16, 4-2 and 4-38. This paseo is conceptual in nature and the exact location will be determined at the final map stage. Three Paseo Entry Gates, as illustrated in Figure 4-37, will be in the planning area. 8. A Fuel Modification Zone, as illustrated in Figures 4-34A and 4-34C, shall be located along O the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with AD161-SHCP. Roripaugh Ranch Specific Plan 3-56 \VCEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC _ March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 9. Front yard landscaping shall be installed and maintained by the property owner. 10. A fifteen (15) foot wide multi-use trail easement within a thirty (30) foot fuel modirfication zone, as illustrated in Figures 2-11, 4-13 and 4-16, shall be located along the eastern perimeter of the planning area. 11. The 30 foot wide fuel modification zone shall not be included in any lot square footage. 12. A Paseo Entry Gate will also be provided at the eastern end of the River W alk trail providing access to the multi-use trail as illustrated in Figure 4-37. 13. All one acre lots within this planning area shall have direct access to the multi-use trail with a maximum of one (1) entry gate to the trail. All gates shall match the View Fence and shall not exceed six feet in width. The fence shall swing into the property. 14. All front yard landscaping within this planning area shall be installed per the landscaping requirements outlined in Section 4.11.2 Streetscene: Design Variation Requirements. Walls and Fences Standards 15. A ResidentiaVHabitat View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-17), shall be located along the northern perimeter of the planning area. This fence shall be of the same uniformity and design as it is installed by merchant builders consistent with Figure 2-17. Prior to the installation of the Residential/Habitat View Fence as noted in Figure 2-17, a O temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the ResidentiaUHabitat View Fence is installed by merchant builders. 16. A Project Wall, as illustrated in Figures 2-14 and 2-15, will be provided for all interior privacy walls. 17. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14, 2-16, 3-16 and 4-16), shall be located along the eastern perimeter of the planning area adjacent to the multi-use trail. 18. A Split-Rail Fence, as illustrated in the Walls and Fences (Figures 2-14, 3-16 and 4-i5A), shall be located along the eastern perimeter of the planning area. One opening per off-site property shall be provided in the Split-Rail Fence to allow access to the trail from off-site properties. 19. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16) shall also be located along the southern perimeter of the planning area adjacent to the River Walk. Miscellaneous Standards 20. The keeping of horses in connection with single family lots on one acre or larger lots adjacent to the multi-use trail is allowed. No more than two horses and one (1) offspring up to six (6) months of age may be kept on each lot. All horses shall be kept in a stall/coral with a ' O minimum area of 12' x 12' for each horse. The stalUcoral shall be located a minimum distance of fifty (50) feet from neighboring dwellings, ten (10) feet from the main dwelling on the lot and ten (10) feet from the side and rear property line. Roripaugh Ranch Specific Plan 3-57 \VCEITH0301WET_N\37367.000\DOCISPSECT3CCFINALSP.DOC ~ March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 21. No transfer of dwelling units shall be allowed into Planning Area 19. 22. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Masser Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 23. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 19. 24. Only four (4) lots, of approximately 1.8 acre each, shall be provided along the eastern property line within Planning Area 19 adjacent to parcels with Assessor's Parcel Numbers 943-160- 017; 943-160-018; 943-150-020 and 943-150-021. Timing and Responsibility of Improvements 25. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 19. O O Roripaugh Ranch Specific Plan 3-58 \\KEI7H0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 fimp'g PEOOOXdiidlZO-BOdSt~P1000'L9ELf1~N ~`JMa 213°JaVS 1:6g WV ZL~ZI~B f00Z/4UE :pallold ~6~) uaa~au~ N aaa~+ ~u ~uua~d ~ ~ U _ r U ~.~ ~ ~ (~ ~ ~' ~ ~ i a w c r ~ m , 1-- t ~ ~ Z' o ° O LL ~ 3 O 0 > ~ c co W c o 'a m ~ o a ~° ~ ~ ~ r, ~ ~ O L ~ ~ v ~ ~~ ~' O Nd' d '~ C ~ ~C.1 C C° ~~ .-~ ~ ~ _ c (6 cL ~Q _ m m E ~ ON 3 O m ~~ ~~ O cB ~ ~~jov~.~r (nN ~ m ~~ .N ~ a~ O Qv ~ ,_, N N c c me -p c c m~ U~~ ~~ ~~ ON ~~ ~ O ~ Q~ ~ O ~ ~ '~ (O ro co Z lv ~ ~ ca ~ N m ~ 5 -p ~ .~ ~ ~ ~ ~ ccs ~ '~ J ~ m ~- '~ ¢ Ql ~ ~ U ~ ~ r ` ~ ~ ~- U~ N ~ D O r ~ N ~ N ~N CIS r ~ _U Y ~r m~ U M U M m (h ~ ~ ~M M +1. N U N ~ N T L.- N U N ~ N d. N CO V' ~ a--~ ~ N ~ ~ ~C V' C ~ 4~ ~ Q CV ~ N ,~, V' V' _! ~ ~ ~ ~ ~ O ~ QJ ~ c0 ~ (~ ~ ~~ ~ ~ ~ W ~ ~ ~ ~=. p m ~ j ~ ~ ~ O ~ ~ ~ V ~ W ~ w ~ ~ U o~ m ~ rn a of li...m p ~' .rn c ~ ~ O rn Y v, 01 0) °_' ~ ~ -° ' ~ in.rn ~ ~ ~C ~ a ~ ~ rn o cn o O u. ~ LL lL lL - ~ .._, ~ O all ~ ~ -0 ~ . ~~ .~ ~ ~ _ m ti ~ li O ~ _ ~ . LL ~ ~ O rn . O ~ . m LL ~ ~ ~ ~ N aa'i ~ ai ~ ni ~ ai Q ai 1~ a°~i ~ aa'i ~ m ~ ai O a°~i ~ ~ ~ y > m ~ ai O a~ a~ O a~ O ~- to a~ m d.~ ~~ ~~? f--~ F-~ Cn~?O ~?C!)~ U~ m~ ~~ -lL U~ ~~ a-~ Lim CL~ L~? L ~~ 0 ~ ir'S ~ . ~~ .. r ~~ ~~ N -~ ~~'. M `° ~, , , N i~ l7 N m i N '~ ry ~ I m' i~ _ n 1 ~ ^ N ~ ~'~ °~ ,~ m v ? i N ; O } F- ~ Z ~ z W ~ ~ Q U o Oo Cj , c !- ~ ~ cn ~j ti ~ ~ O Q ~ Q - ~ O ~- O O N Q O ~ O .- N M ' C4 l„~ Z r c 7 ~ i ~ ~ = - ~ O_ O w C r . ~ O U .L.+ C ~ 47 N u CO -~ ~ ~ m ` .~- 1 cn o ' _ in rn i o c = 3 M ~ ~} O - ~~-- ~ I ~ - ~ ~I f '•~ ~ CD i N ~ ~ M ~- ~ ~ d i/ ~ O) f ~ LL r in ~ N ~` ~ (4 G ~ \ ~ f0 ~ • ~ O O a ~ ~ a~ ~ ~ ~ ~ / ~ o a c ~ ~ ~ ~~ ~ b ro o a 0 cv ~ m a ~ c m y w ai ~ O O C6 ti1 N O O i/7 c O Q~ O ~ U ~ ~ U ~ ~ m ~ U v ro t ~ ~ ~ o r m 00 + '- 0 Q C r. ~ E a C U ~ ~ ~ CU f6 f6 ~, •C C ~ ~ ~ ~ E ~ ~ ash ~v - a N ~ (0 V (6 .C L U1 f0 to ~ to O - ~ ~ ~ .~ p ~ _ ~ C .~ ~ = C Q ~ U m vi `D E ~ ~ '3 ~ d'~ ~ ~ ~ N ~ m O 7 f9 Q f0 O' to to (0 -0 a~ d° Qo Qm o ~ rno ' o rno rn~ 3 ,c o c o c ~ ~ c N c N ~~ a a o a o am U ~ Cfl C N ~ ~ ~ ~ 7 N _m ~ ~ U] U ~, -~ O 00 ~ N O N ~~~-- _~_ ---'-1 O I O I "~ v O N • • • `~/ r..,,t .....~ Ir'~"'i ~`, S''1 ~ ~,G)~ )~ . ~...~ ~~,: 4..a W -.r ~sy f"`.a . ~ ~w UY' F v g ci r S Y g r PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.19 PLANNING AREA 20 3.19.1 Descriptive Summary Planning Area 20, as depicted on Figure 3-17, provides for.development of 30.3 acres with Low Density Residential use. This area is planned for 30 single family dwelling units at a density of 1.0 du/ac. This planning area will include custom one acre lots and 20,000 square foot lots. The custom one acre lots will be located along the southem perimeter of this planning area to serve as a buffer between the existing low density residential residences located off-site and the 20,000 square foot lots. This Low Residential use has been planned for this area in an effort to buffer the existing residences adjacent to Roripaugh Ranch. Minimum lot size will be 20,000 square feet. Access to Planning Area 20 will be from "South Loop Road". 3.19.2 Land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. 3.19.3 Planning Standards Circulation Standards 1. Planning Area 20 will have two access points. Access to the planning area will be provided from "South Loop Road" along the northwestern and northeastern perimeters of the planning area. Potential access points as depicted, are conceptual. Access into Plarining Area 20 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. The access point into the planning area adjacent to Planning Area 25 shall be located directly across from the access point into Planning Area 24 as illustrated in Figure 3-17. 3. Secondary access shall be provided to Planning Area 20 prior to the issuance of the 34~' building permit in this planning area. The design and location of the secondary access shall be subject to approval by the City. 4. A pedestrian crossing will be provided across "South Loop Road" as illustrated in Figure 3-16. The landscape treatment shall be installed prior to the issuance of the first building permit in the Valley Neighborhood. 5. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the multi-use trail as illustrated in Figure 3-17. Landscape and Recreation Standards 6. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Rgure 2-13 and 4-29), shall be provided. A fifteen (15) foot wide multi-use trail easement within a thirty (30) foot fuel modification zone, as illustrated in Figure 2-11, 4-13 and 4-16, shall be located along the eastern and southem perimeters of the planning area. 8. The 30 foot wide fuel modification zone shall not be included in any lot square footage. O Roripaugh Ranch Specific Plan 3-60 \U(EITH0301 WET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 9. One paseo will be provided along the southern perimeter of the planning area connecting to the multi-use trail as shown in Figures 3-16, 4-2 and 4-38. The paseo is conceptual in nature and the exact location will be determined at the final map stage. 10. A Paseo Entry Gate, as illustrated in Figure 4-37 will be provided at the southern edge of [he planning area providing access to the multi-use trail. 11. All one acre lots shall have direct access to the multi-use trail with a maximum of one (1) ,entry gate to the trail. All gates shall match the View Fence and shall not exceed six feet in width. The fence shall swing into the property. 12. Front yard landscaping shall be installed and maintained by the property owner. 13. All front yard landscaping within this planning area shall be installed per the landscaping requirements outlined in Section 4.11.2 Streetscene: Design Variation Requirements. Walls and Fences Standards 14. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the northwestern perimeter of this planning area. An Optional View Fence may be substituted along "South Loop Road" depending on the results of the noise study. 15. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located between the muRi-use trail and residential lots within this planning area and adjacent to Planning Area 25. O 16. A Project Wall, as illustrated in Figures 2-14 and 2-15, will be provided for all interior privacy walls. 17. A Split-Rail Fence, as illustrated in Figure 4-16, shall be located along the southern and eastern perimeter of this planning area. One opening per off-site lot shall be provided in the Split-Rail Fence to allow access to the trail from the off-site properties. Miscellaneous Standards 18. The keeping of horses in connection with single family lots on one acre or larger adjacent to the multi-use trail is allowed. No more than two horses and one (1) offspring up to six (fi) months of age-may be kept on each lot. All horses shall be kept in a stall/coral with a minimum area of 12' x 12'.for each horse. The stalVcoral shall be located a minimum distance of fifty (50) feet from neighboring dwellings, ten (10) feet from the main dwelling on the lot and ten (10) feet from the side and rear property line. 19. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 20. The developer shall enter into an agreement with the adjacent property owner for any off-site grading required. The agreement shall be completed prior to the issuance of any grading permits in Planning Areas 20 and 21. All graded slope areas shall be landscaped. The O developer shall install landscaping on all slope areas. The landscaping shall be maintained by the property owner. Roripaugh Ranch Specific Plan 3-61 \UCEITR0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC - March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS 21. No transfer of dwelling units shall be allowed into Planning Area 20. 22. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 23. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 20. 24. Only five lots, of approximately 1.3 acre each, shall be provided along the southern property line within Planning Area 20 adjacent to parcels with Assessor's Parcel Numbers 943-050- 007; 943-050-018, and approximately 300 feet easterly portion of 943-050-009. 25. The southeast comer of Planning Area 20 and easterly and southeasterly corner of Planning Area 21 shall be redesigned to reduce the number of lots by two and one, respectively, as approved at the October 30, 2002, Planning Commission meeting pertaining to the tentative tract map. Timin and Res onsibili of Im rovements O 26. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 20. Roripaugh Ranch SDecific Plan 3£2 \\KEITH0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 T 1 M _V ~P'LL-f000Xd21dIZ0-90dS10~+P1000~L9EL£\~N ~~JM~ il3`J2N8 1 ~L8 WN 04~EZ~OL £OOUIUE ~PeUgd ~OZj ~C~uaM1 ~a~d Ouiuuald z ~ W Z ~ ~ L~i Q O O, O o O ~ U CV oOOM d o°-oo d N ~- M M C ro 47 E "' ~ ~ = c ~- a> ~ - o ~ ~ d ~ mo ~ ~ O v M fq ~ .= ~ O N C~ d •~ O ~ ~ U ~ U - ' ° 0 `~' a n ~ ° 3~ ~ tr ° ~ _ a i a~i ° ~ -° ~ o m ~ ~ -v a ~ ii ~ ~ N 'd' ~ fII 0 ~ _ ~ w. ~ (~ J ~ N N ~ ~ ~ m~ Q •(6 ~ ~ V 0 ~ ~ ~ (~ ~ n '' L~^~ V ~ OO Q V N ~4y Y _ Y V' mod' ~ V' Q N fnN UN C V `-~ ~ ~ ~ ~ C `7 =, ~ _ m Vf N GY •~ d ~ `7 N U~ t d w N C~ N ~ m ~ y ~ ~ _~ ~ p~ f/) m ~ ~ ~ V 01 ~f ~ ~ ~ w_ 7 O Q1 Q)Ll ~ LL ~ ~ ~ ~ L L.L ~ Il LL ~ tl Q LL ~ LL ~ L1 Q ,~ ~ ~ lL a~i O a°~i ~ ~ ~ ~ o > ai ~ ~i ~ ~ a~i p ~i ~ a~i O a~i ~ a~i L fp a°~i m~ Z ? ~I.L U~ ~~ ..~ ~cn ~v> j~cn Z~ ~~ ~~ ~--~ r ~ ~ ^~~^ - ~~ ~ ~ ~ ~ I ~ I iiii - ~ ~y~~~ ~~ ~ U O ~ C ' v ~ C6 rn O ~ cr c0 LL1 "O 0 j 47 __ CD CD C N ~ V C ~' _ ~ Q 0 ~ m N p'C l N Y ~ N ~ c`~ CW ' ~ _4~. ( .N. Q ~ ~ ~ N ~ C (9 ~ ~• -- N Q~~-- ~ C~ r N U N ~ N ~ r ~ N ~ N ~ ~ N ~ ~ 1 ' ~ ~ ~~ Cm Cd U -~ C.7 a, ~ ~ - ~ Um 7 ~ ~ ~ Q~ ~ ~rn c~-rnLLrn ~ 7 ~m ~ ~ m N _ ~ Y rn ~ ~ M ~'i ~ ~ N ii ~ ii O qtl _ ii ~, ii ii ii ~ ~~ ~~O ~ F-~? CnU' Chi U~ ~\f • ~ ( ` 9 r1 ~ ~ i `! U O C F V- y N -CQ N y LI ~ i LL ~ ~ ~ ~ i 3 ~ ~ _ ~ m rn ~ tL o ~ ~ m y m in ~ ~ ~ tL o c7 ~~ -~ w ti ~ m •~ ~ ~ ~ .- v_> .Q .~ N o rnN U d lL -Q Q ~ ~JN~ r '" O - 'IL M o7 c ~' a iri N O Z LQ C 7 O O7 N ~ a c o ~ a o w ~ ~ 'a O Q ~ ~ O ~ ~ Q- v ~ ~ ~ ~ ~ O N c d -p ~ G1 c td w Lu o ~ ~ ° ~ N y 0 C O ~ O ~ U N U N U VJ ~ Lp :0 L6 N ~O LC aO ~ N r Q C ~ 0 O Q) ~ +L-. ~ .~-. C U O ~ O C 0.. O ~ '~ d O ~ ~ N U L~tO f0 L N ~ ~ O o O ~ O 3 O 7 j O - N ~ ~ C _L ~C u~i ~ E 3 ~ ~ ~~ ~~ .E ~~ ~~ ~ N m Q o° ¢ °o ~ ~o ~o .3 ~a ~Q C N C N iii r ~ C ~ ~ Q ~ ~ d ~ x ~ r--r '~J rr ~+ • ~, r+.aay t `,,,` ~q ~' ~1. 1} ' ,~ ...r„,, ..,. ..r +`J '~ . ~ L /R~ 7tir"{ g e E 0 U m Y m .- L F' C _1 • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.20 PLANNING AREA 21 3.20.1 Descriptive Summary Planning Area 21, as depicted on Figure 3-18, provides for development of 23.9 acres with Low Density Residential use. This area is planned for 22 single family dwelling units at a density of 0.9 du/ac. This planning area will include custom one acre lots and 20,000 square foot lots. The custom one acre lots will be located along the southem perimeter of this planning area to serve as a buffer between the existing low density residential residences located off-site and the 20;000 square foot lots. This Low Residential use has been planned for this area in an effort to buffer the existing residences adjacent to Roripaugh Ranch. Access to Planning Area 21 will be from "South Loop Road". 3.20.2 Land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. 3.20.3 Planning Standards Circulation Standards 1. This planning area will only have two access points off of "South Loop Road". Potential access points as depicted, are conceptual. Access into Planning Area 21 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Access into this planning area shall line directly across from the ;O access points in Planning Areas 22 and 23. 2. A pedestrian crossing will be provided across "South Loop Road" as illustrated in Figures 3- 16. 3. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the multi-use trail as illustrated in Figure 3-18. Landscaoe and Recreation Standards 4. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4-28 and 4-29), shall be provided along "South Loop Road". 5. A Staffed Gated Primary Entry treatment will be provided along "South Loop Road" as illustrated in Figures 3-18, 4-2, 4-18A and 4-18B. The entry shall substantially conform with the architecture as illustrated in Figure 4-18B. 6. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Staffed Gated Primary Entry. , 7. A fifteen (15) foot wide multi-use trail easement within a thirty (30) foot fuel modification zone, as illustrated in Figures 2-11, 4-13 and 4-16, shall be located along the southern perimeter of the planning area. 8. The 30 foot wide fuel modification zone shall not be included in any lot square footage. 9. Two Paseo Entry Gates will be provided along the southern edge of the planning area as ~ illustrated in Figure 4-37. Roripaugh Ranch Specific Plan 3.6q \UCEITH0307WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC ~ March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 10. All one acre lots shall have direct access to the multi-use trail with a maximum of one (1) entry gate to the trail. All gates shall match the View Fence and shall not exceed six feet in width. The fence shall swing into the property. 11. Front yard landscaping shall be installed and maintained by the property owner. 12. All front yard landscaping within this planning area shall be installed per the landscaping requirements outlined in Section 4.11.2 Streetscene: Design Variation Requirements. Walls and Fences Standards 13. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the northern and western perimeters of the planning area. A View Fence may be substituted along "South Loop Road" depending on the results of a noise study. 14. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the southern perimeter of the planning area between the multi-use trail and the residential lots. 15. A Project Wall, as illustrated in Figures 2-14 and 2-15, will be provided for all interior privacy walls. 16. A Split-Rail Fence, as illustrated in Figure 4-16, shall be located along the southern perimeter of the planning area. One opening shall be provided in the Split-Rail Fence to allow access to the trail from the off-site properties. O Miscellaneous Standards 17. No transfer of dwelling units shall be allowed into Planning Area 21. 18. The keeping of horses in connection with single family lots on one acre or larger adjacent to the multi-use trail is allowed. No more than two horses and one (1) offspring up to six (6) months of age may be kept on each lot. All horses shall be kept in a stalUcoral with a minimum area of 12' x 12' for each horse. The stall/coral shall be located a minimum distance of fifty (50) feet from neighboring dwellings, ten (10) feet from the main dwelling on the lot and ten (10) feet from the side and rear property line. 19. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 20. The developer shall enter into an agreement with the adjacent property owner for any off-site grading required. The agreement shall be completed prior to the issuance of any grading permits in Planning Areas 20 and 21. All graded slope areas shall be landscaped. O Roripaugh Ranch Specific Plan 365 NCEITH0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 21. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 22. The southern perimeter of Planning Area 21 shall be mod'rfied with the reduction of two lots, respectively, as approved at the October 30, 2002, Planning Commission meeting pertaining to the tentative tract map. Thus, the maximum number of lots allowed within Planning Area 21 shall not exceed 22 dwelling units. 23. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 21. Timing and Responsibility of Improvements 24. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 21. O ~O Roripaugh Ranch Specific Plan 3.~ N:\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 Bmp~g~-EOOOXdiIdIZO-BOdS16mPi000'L9E LEl~N ~~JM4 213JtiV9 1 ~~9 WV SZ~YZAI EOOZ/LZ/£ ~PeA01d ~ ~z} aup-~C~uannl aaad ~uiuua~d i u J Ir" ~ Z ~ w ? O ~ ~ ~Q O o~cnU CV oOOrn Q O ~ N M a N O N m •~ N F- o~ ~ ~ LL ~ N O ^ cc~ cn .L... 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(J~~ I..L`n Z~ ~c~ N v ~ U ~ C U ~ ~ C O N a3i ~ u- Z+ w ~ ~, ~ v 3 m ~ m ca ~ m c m ~ N~ ~ ~ cD W W ~ O O y cfl j N ~ ~'d' O 7 C~ ~ m m ~N ~ ~^ ~r a ~-o U c °-~ iu N N~ ~ 0 '~ (B C ~ C C O~ a~ -Q m ~~ O O ~ N or3 atJ O H L m = m rII m cu U N y v U ~ N O v c ~ N _ ~ N C N LL ~N N .~ N ~CV () N ~ CV ~ ~ ~ ~. a ~ 0 ~ CI~ N ~ O N- c N C~ C d C`D d C N -~ ~ m ~+ ~ d y ~ y Urn ~ a~ C ~ rn LL .rn U °~ O °> Il .g' ~ rn ~ m Y ~ ~' rn ~ ~ CO ~ ~- ~ ~ cn O u? 1- ~ ~ ~ H ~ H ~ Cn ~ u7 ~ Urn d ~ [n vi ~ cn • ~ X ~ ~ X ~ ~ iiii ` X :::: ~ ~ ~ ~ ~ ~ .~ N ~ ~ ~ ~ ~ a~ O a o ~o L~ ~ m ~ ~ . . O m n. ~ ~ fD ~ ~ Q O ~ ~ ~ w ~ ~ ~ O a O G; ~ N c O a 'D ~ U m O7 .n o m ~ ~ ~ O N y 0 c 0 Cn O ~ N d U C OJ r N U ~ ~ f0 U :D r6 C 0) ~ O ~ OO O . Q •C r N ~ O , O ~ +. ...~ ~ C C ~ O ~ ~ O LL ~ ~ ... E .-~ >, d O U ~C U C O ~ ~ ~ E ~ ~ ~ N j 'D l0 N U f6 O ~p U ~ t U = O ~ v7 ~ O a o Q y - 0 7 N j 7 ~ C C t ~ • n ~ E b .3 ~ ~ w o i r ~ N ~ ~ o ~ E y N ~ ~~' N ~ my a~ Q o° Q °o ~ v ~o ~o (~ ~ ~ c o .C N c o •C N ~ m LI7 ~ m ~ ~ ~ Z ~ Q • d ~ ~ d ~ « .~ H ~ ~ ~ d'. =. _o, c7 ~ < ~ r ~ Y c ~ ~ c y li ~ 'm rn y .Q '~ to O t ~ _~ ~ O ~ ~~M U C a~ Lt .Q ~~ /'may ~ry °'V V `~ ,`~. l ~ .' . ... ~ •^~a %_. v ):` r..r ...y ~ 4 r°\ ~~~ • ray ~'i 11 L/ yU` F N N 8 ~ O W 4 E 0 U L S N Y a YI t • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.21 PLANNING AREA 22 3.21.1 Descriptive Summary Planning Area 22, as depicted on Figure 3-19, provides for development of 20.3 acres with Medium Residential use. This area is planned for 164 clustered detached single family residential dwelling units at a density of 8.1 du/ac. A maximum of 20% (33 units) can be designed as zero lot line product, as illustrated in Figures 4-78 and 4-81. Duplex units are not permitted within this planning area. Minimum lot size shall be 3,000 square feet. The transfer of dwelling units from other planning areas may occur into Planning Area 22 as long as the General Plan Medium density of 12.0 du/ac is not exceeded (a maximum of 243 dwelling units) and/or the overall number of 2,015 dwelling units for the project is not exceeded. The transfer of dwelling units from other planning may occur into Planning Area 22 provided the following conditions are met: 1. The product mix shall not be changed as discussed in the above paragraph. 2. The total number of units within the project shall not exceed 2,015 dwelling units. 3. The total number of units proposed within this planning area shall not increase 197 units which is based on the smaller of the following: 3.1 A 20% increase in the number of the approved units within this planning area (197 units), or 3.2 By applying the General Plan Medium Density of 12 dwelling units per acre to the net acres of this planning area (244 units). O 3.21.2 land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. 3.21.3 Planning Standards Circulation Standards Two access points into the planning area will be provided from "South Loop Road" along the southern perimeter of the planning area. Potential access points as depicted, are conceptual. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Access into Planning Area 22 shall line directly across from the access point into Planning Area 21. 2. Secondary access shall be provided to Planning Area 22 prior to the issuance of the 34'" building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. Landscape and Recreation Standards 3. A Primary Project Monumentation, as illustrated in the Landscape Master Plan (Figures 3-19, 4-2 and 4-17), shall be provided at the intersection of Butterfield Stage Road and "South Loop Road". .O Roripaugh Ranch Specific Plan - 3-gg WCEITH0301WET_M37367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLAfNfVIMG AREAS AND DEVELOPMEidT STAiVDARDS O 4. A Staffed Gated Primary Entry, as illustrated in Figures 3-19, 4-2, 4-18A and 4-18B, will be provided on "South Loop Road" adjacent to this planning area. This entry shall substantially conform with the architecture as depicted in Figure 4-18A. 5. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Staffed Gated Primary Entry. 6. A Parkway Street Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-23B), shall be provided along Butterfield Stage Road. 7, A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4-28 and 4-29), shall be provided along "South Loop Road". 8, A River Walk, as illustrated in Figures 4-13 and 4-14, shall be provided along the northern perimeter of the planning area within Planning Area 26. 9. Two paseos will be provided along the northern and northeastern perimeters of the planning area connecting to the River Walk as illustrated in Figures 3-19, 4-2, and 4-38. These paseos are conceptual in nature and the exact location will be determined at the final map stage. 10. The Developer shall provide temporary paseo connections as approved by TCSD and the City, between Planning Areas 22, 23, 26, 28 and 31 until such time permanent paseos are constructed. Walls and Fences Standards O 11. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the ROA. 12. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the southern and western perimeters of the Planning Area. An optional View Fence may be provided along the southern boundary depending upon the results of the noise study. 13. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the northern perimeter of the planning area adjacent to Planning Area 26. Miscellaneous Standards 14. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. O Roripaugh Ranch Specific Plan - - 369 NCEITH0307 W ET_M31367.000\DCCGSPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 15. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 16. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 22. Timino and Resoonsibility of Improvements 17. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 22. O Roripaugh Ranch Specific Plan 3-70 \\KEITH0307\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 r W LL eMP~6L'EOOOXd2ld1Z0'90dS1&'"[~QPO~L9ELC\~Ly ~°jMU H3`JL1YH L~R9 NM C£'BL~nLCWLILLfC ~PWSGd ~ZZ) onn1-~}uann1 aaad ~uiuuald ~. O M U C v O ~ ~ ~ O ~ ~ O rn ~ 3 ~ ~ ~ LL ~ O m ~' +. C m C ~ O O a°'i ~ u~i ~, w ~ a> E ~, c~ ~ ~. N co ~ c (6 c [V ~ a O ~ c~ ~ ?~ O KY ~ ~ O ~ Q .c ~~ O~ ~ N ~ m - N N .c r Q v d. N N N N ti~ O~ ,~ 4 - c c c U N V -vii .c Q ~ ~ -O `~ c O v ~ .O ~ Q ~ 'L3 O m ~ ~ (~ ~ O ~. v v v ~ v 'p ~'.v O ~ O L° ~ c~ ~ r O O O vc'~ C~v c0 ~a• U ~ r~ ~,o ~ ~-~ m O r N r L C r .r+ N O N ~. r Q ~ U r U_ ~ U M ~M (/j M ~M M N U N U N ~ N a. ~N ~ `7 Q •7 Cn N O N ~ ~ Y Y ~ ~V ~- C' Q N ~ ~ C ~ (fS N U(V ~. ~ ~ ~ C ~ ~ c m U` ~ a~ T a`a O ~ ~ "D m ~ (B ~ •L m "D m ~ ~ W d W ~ U ~ L ~ ~ U .o~ L.L rn LOL .~ ~ rn C ~ .m ~ v~ ~ _~ (B rn ~ rn ~ ~ - a ~ ~ N rn ~ ~ •~ m O .m O ~ U ~ ~ •~ O .~ N Li ~ i~ _ u.. ~, i~ O a tL ~ i.~ LL ~ ii -.r ii ~ ~ 'm L LL. O i.L_ i.l. iL O tL O LL Q i~ L Li N Li ~ m N a°'i ~ m Q ~i Qa a~i ~ m •~ aa'i ~ a~'i O a°'i ~ ~ o ? m O a~i ~ m O a°~i N ~ U a°7i ~ ai O °di ~ a°'i dcn J~ H~ [ncnO cn fAcn ~~ a~ ~~ ALL U-O ~'~ n-~ LLB d~ ~~ Cn~ L.L~ z~ ~~ ~ ~. x . ~~ _ I i I • ~ ' L~ z~ W ~ ~ ~ ~ z ~ g ~W ~_¢ ~ ~~'~ci a a N °oop~c~ cD ° ~ ri oo r LV cq ~ c rn ~ ~ O y a ~ ca c0 N ~ m ~ o a > ~ Z, m y ~ ~ ~ ~ a ~ F- o 0 m ~ an N ~ ~ ` c ~ N -~ O O tZ O ~ N c a d ~ U N O O ~ O fa0 ~ ~ O N m ~ c~ Ql O y O d C r U N U LO U ~ N ~ ~ ~ ~ c m E °• m oq 0) Q •C .- to r 0 c c ~ o ~ o u. m ~~ E~ >, d o a~ .= m O C r ~ ~ ~ w ~ > ~° ~ ~° y N ~ ~ U (9 O U L "~' 00 r a o 0 0 a ~ 03 ~ ~ ~ ~~ ~ ~ ~ ~~ _c c_ c. -_ in ~rnE 3~ ~ ~ ~~ N~ .` '~ ~ ~ ~ Q O ~ mo ago a~ a~ Q o Q o y 3 ,c o ~ o N ~ ~'D O'O ~ Q ~ ~ d ~ M # 4 ~-¢Q 7°-o~n r•; F~ b O ~ ~ aL fn FU- m ~~ c N r O M a •° ac ro m y ~ ~ N O N ~ N (V N O ~ N ~Q am c N c ~o n. d m aci ...~ ~ 'O ~ _~ o ~ ~ a c c . a~ •- mE~' ~ ~ m m N ~ as m OQQ N ~ Y ~- o `o ~ c ~ •U ~ ~ ~ ~ ~ a ma \/ F.,,.L '°'°'~ 1 _...~..~ -~ .~, l~ i ~r . ~, ... . ,-~ .~ ~~ v ~ a E 0 U t m m t H • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.22 PLANNING AREA 23 3.22.1 Descriptive Summary Planning Area 23, as depicted on Figure 3-20, provides for development of 10.9 acres with Medium Density Residential use. This area is planned for 67 single family dwelling units at a density of 6.1 du/ac. Minimum lot size will be 4,000 square feet. 3.22.2 Land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. 3.22.3 Planning Standards Circulation Standards 1. One access to the planning area will be provided from "South Loop Road" along the southern perimeter of the planning area. Potential access points as depicted, are conceptual. Access into Planning Area 23 as well as access between Planning Areas 23 and 24 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Planning Area 23 prior to the issuance of the 34'" building permit in this planning area. The design and location of the secondary entry shall be subject to approval by the City. O 3. A pedestrian bridge, as illustrated in Figures 3-20 and 4-14, will be constructed over Planning Area 26 to the school sites (Planning Areas 28 and 29) and the sports park (Planning Area 27) providing direct linkage to the school sites and park. Landscaoe and Recreation Standards 4. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-29), shalt be provided along "South Loop Road". 5. A River Walk as illustrated in Figure 3-20, 4-13 and 4-14, shall be provided along the northern perimeter of the planning area within Planning Area 26. 6. A paseo will be provided along the northwestern portion of the planning area connecting to the River Walk along the south side of the Long Valley Wash and to Planning Area 22, as illustrated in Figures 3-20, 4-2 and 4-38. This paseo is conceptual in nature and the exact location will be determined at the final map stage. 7. The Developer shall provide temporary paseo connections as approved by TCSD and the City, between Planning Areas 22, 23, 26, 28 and 31 until such time permanent paseos are constructed. 8. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the homeowner. 'O Roripaugh Ranch Spedfic Plan 3.72 \V(EITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Walls and Fences Standards 9. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the southern perimeter of the planning area. An optional View Fence may be provided along the southern boundary depending upon the results of a noise study. 10. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the northern perimeter of the planning area adjacent to Planning Area 26. Miscellaneous Standards 11. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Buttertield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensRive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 12. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan O 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 13. Plea se see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 23. Timinp and Resoonsibility of Improvements 14. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 23. Roripaugh Ranch Specific Plan 3-73 1VSEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 ~^D~OZ-EOOOXdtldIZO-BOdS1~^R000-[9E1fl~N ~`JMO a3`JMVB 1 ~9 WY ~1~9Z~0~ CDOTJtLE ~Peuold ~~Z) aaau1-~C~uannl aaad ~uiuuald 0 N i M W z O F= a 0 z .~ U C V~ _ ~ N N LL ~ 'm O ?~ Fy- a v O O ~i ~ ~ co .~ ~ rn M y ~ U ~ ~~ v ONm ~~ ,CO ~ (U6C~ C U v __ .o O ~ C .-. (D ~ - Q CD CV ti z!~ p ~ ~ N ~ N ~ L ~ ~ Q V ~ ~ ++ N N C lv ~ ~-"' O ~ N C6 C C w a ~ C ~ N O C'C C LL ~ U N U ~ O ca ¢ ~ -p O <a to ca (~ _ O ~ otS otS C O h O v I- • J ~ m C dJ (' ~'~ ~ _ C9 ~..~ __ ~ O T N N ~ N O o h a~ ~~ Y v`h m~ U~ U c*~ ~M +-~ U ch O ch M (O U a N N ~ Y .a. C ,d. ~• V' Q N ~--~ C C~ f'n N U N ~ Ll.. rn L.L .~ Q' .rn ~ c rn J rn O = a~ ~ ~ +-~ ~ O ~ .~ ~ W ~ p rn U m ~ rn ~ U .°' _ ~ •..,, ti a> L ~- ~ ~ tn'n °~ tn.rn ~ rn c rn O .m O ~ Q ~ ~ i.~ O lv ~ i~ O nu. ~ ~ _ O ii. N~ ~ ~ O LL L ~ N y C ~ Q.> ii ~ °' O Q7 H~ ~~ ~~in O~ in ~ ca~ ?~ ~Ej ~ ~ O ~ N~ Cn~ LLB Zv ~ a~i d ~ ~ ~ O ~ Z .~ ~ lt. U .__. ~ v a .__. W ~ d ~ d ~. O- ~ • x : ~ i-, • :~ • • ~ ~'~ ~ ~ z a o w~ ~ °~ ~ ~ ~ z ~ U ~ W OwQ ~i ~ w~U~U ch cno~oa N ~ Dorn ~ U~~v° co ~ c m ~ ~ ~ n ~ m cv m -o ~ ~ o a ~ .~ N O ~ O O i f0 ~ n U N ~L~, C 'O O (0 _~ N ~ tv ~ U -o c ~ m .o o m O N y O ~ O N C V fll ~ ~ ~ ~ N ~ O 01 Q -C ~ C •~ ~ ~ w C C U O ~ N f9 i, a o ~ o •~ ~ ~ ~~ fv N (9 ~ O t> = to n. oo a ~ o ~ N - N ~ ~ ~ C C. W (U ~ U7 7 ~ ~ ~ 7 y ~. ~ ~ O ~ •O ¢ O (0 tT C O y ~ 3 .~ N ~ m `r ~ v m Z ~ Q Q. ~ d L ~ ~ c~a ~ 'D ~ U 7 ~-' ~ ~ ~ :=~ C 'p 7 d N ~-- p• ~ M O o. a c n~ N w y N o `0 to C fD C ~ •O N U U C N ~ C N f6 pp ~N ~ ~ O ~ ~ y ~ O O d ~ •C c ~ ~ ~ E c~o a a U ~ ~ fU N y N ~ ~ _O '00 ~ N a~ ~ ~ °•°in m ~ a ~ •~ L C lII ~ ~ •~ ~~ ~ ~ fit a ~' ~ ~ O O ~ U ~ 0 N N ~ (U Y a Q p O O C O C O ~ ~ C •c N lU ,~ to c m -° a~~a'a 4 ~~ ~" ~1 ~ Sf i{1 .j ,, ~~..~~ y ~~ , .. ~~ '~~ .~ ~+r • y i1 ~~ ~r u n 0 U • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.23 PLANNING AREA 24 3.23.1 Descriptive Summary Planning Area 24, as depicted on Figure 3-21, provides for development of 10.6 acres with Medium Density Residential use. This area is planned for 55 single family dwelling units at a density of 5.2 du/ac. The minimum lot size in this planning area is 4,000 square feet. 3.23.2 Land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. 3.23.3 Planning Standards Circulation Standards 1. One access to the planning area will be provided from "South Loop Road" along the southern perimeter of the planning area. Potential access points as depicted, are conceptual. Access into Planning Area 24 as well as access between Planning Areas 23 and 24 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Planning Area 24 prior to the issuance of the 34'" building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. 3. The access point into this planning area shall be located directly across from the access point into Planning Area 20 as illustrated in Figure 3-21. 4. One pedestrian crossing will be provided across "South Loop Road" Street as illustrated in Figure 3-21). Landscape and Recreation Standards 5. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-29), shall be provided. 6. A River Walk will be provided along the northern perimeter of the planning area within the Long Valley Wash as illustrated in Figures 3-21, 4-13 and 4-14. 7. A paseo will be provided within the planning area as illustrated in Figures 3-21, 4-2 and 4-38. This paseo is conceptual in nature and the exact location will be determined at the final map stage. 8. Front yard landscaping, as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the homeowner. Walls and Fences Standards 9. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the southern and eastern perimeters of the planning area. An optional View Fence may be provided along the southern and eastern perimeter depending upon the \/\ results of a noise study. I~J1 Roripaugh Ranch Specific Plan ~ 375 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March. 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 10. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the northern perimeter of the planning area adjacent to Planning Area 26. Miscellaneous Standards 11. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 Teel of the edge of right-of-way of Murrieta Hot Springs Road, Buttedield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensitive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 12. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 13. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 24. O Timino and Responsibility of Improvements 14. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 24. Roripaugh Ranch Specific Plan g.7g \V(EITH0301WET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 r C~ ~: LL L LL eMa.u-eooozda~zo-soas~~vwoo~zse~n~n ~sMo a3~ave-l:,ce wvso:ez:o~ soou~uc:vanwa (~z) anon-~C~u annl ~aad ~u iuu~ld U ~ `.'. C (~ d' N ~ ~ m 7 =~ .~ c N LL ~ O Q~ N > > ~ p CJ N ~ ~ ~p ` N .--. ~ O m ~ C CO !-. n/ N LLCS C~ C/~ -~ O ~j ~ C~ U Q~ U ~ CO ~N ON _~ O c O ~ m~ ~ ~'? ~ •O ~n m m~ o a, ~ v J m a ~ N ~ .c ~ Q v d ~ O N - _ti ~ ~ O C ~ C co L N _ lV C ` O C °" v ~ .D G -~ O ~ u] .-. _ C ~ O ~ ~• 06 ~ N U N ~ ~ ~ C ¢ GG ~ V ~-- ' J ~ fC9 y- Q ~ C7 a i CB l l'~ ^ VV ~ n ~ ~ ~ ~ ~ C ~ O^ ~ ~ ` C ~ O N O ~ ~ N fLS UJ U ~ v ~ (~ U ~ U U c'1 '. ChM ^ ~ M 1` ~('J _ ~~ OD M ~ ~N ~N (OjN LL-N W ~N C O~ -~N ~4= ' ~[ m ,G7 _ 4_ -~ " QN ~N UN C V.~. Cam}. V~ ~ O z J ~ m ~ m O~ C ~ O~ - d c ~ ~~ C6~o~ ~ ~~ ~ ~ f0 ~ a ~ :-• O y ~~ CO d ~~ O ~ O ~ N (B ~ W ~ U ~ L _~ O ~ W> W ~_ ~ W ~ U.~ Q ~ rn L L.L.m R'.~ C ~ rn O i N.rn °~ O iL ~Lr ~° ~ -~" °~ ~ ' ~.rn "'' rn ~ Urn Q ~°' ~ pLL O~ Orn ~ ~ ~ 1 LL. ~ °~ L N °~ _ ~ ~ ~.., tL i. n ' a °~ ~~ ~ - ~ ~ _ ~ u. ~ ~ ii ~ i~ ~ °' ~ ~ O ~ O U ~ O ti ~ F a i a i ~ a i i O_ D a i a. ai O i o ? ai ~ a i i p a _ a i O ' ~ a i t C ~i ~ o ~ d~ >~ I--~ C!)~?O ~' m~ Z~ .-LL U~ emu' ~~ d~ Li`~? Za ~~ cA~ d~ J ~W ~iQ ~=~oa ~ • I ~ uu ~ = ~ 1 1 i. ~ r> u~ ~ v o J : x : ^~~^ ' ` J (17 O z ,~__ C~ ~~ ~~~ ~o N ~ ~ ~', t •- ~~ N mml i i N II N i I I -_ V 1 ~~ N I .- J' ~ ` a0 a a v C 7 O (0 ~ ~ ~- C O ~ Q. ~ w ~ ~ a ~ ~ ~ n° y a U ~ ~+ (0 y N ~ O ~ N C d C U N ~ L t0 O N y ~ ~ N ~ O C O m D N U N U fD U ~ E ~ ~ m ~ ~a mao ~~ Q ~~ o ~ E ~ E 'c ~ o ~ o m m E a.oa~i .gym • U E U .~ ~ (0 N N N ~ ~ (~0 U N fII S y ~ ~ UO O ~? O - 3 -`~ c > ; ~ '~ N ~ E .~-~ ~ C L C G ._ ~ ~E'3E ~°'~~~ ~ N .~ N ~ U U ~ Q O Q O 'O 01 O Of O 3 .~o ~o C N •C N r (Q ~ (0 ~ a ~ ~ ~ ~-, .L ~;, ~l L ~ ~ ,'%''1 ~~., 1 ~ ~, ~ l.. ' r-w o-r,,,y r ~,r -~ 00 ~ ~ o ~JOOM N 'r' r \/ ,, . ,~ ~£ v S a E 0 0 a r ~ m Y ~n m n t ~ o J • • • SECTION III PLANNIRIG AREAS AiVD DEVELOPflflERIT STARIDARDS 3.24 PLANNING AREA 27 rc10 3.24.1 Descriptive Summary Planning Area 27, as depicted on Figure 3-22, provides for development of 4g:-7 21.1 acres as a Community Sports A conceptual site plan of the Community Sports Park is depicted in Figure 4-3 of Section 4.0, Design Guidelines. 3.24.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.24.3 Planning Standards Circulation Standards 1. One access to the planning area will be provided from'North Loop Road" along the northern perimeter of the planning area. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Since there will be a median island located in "South Loop Road", the access into this planning area is not required to be located directly across from the access into Planning Area 14. O Landscaoe and Recreation Standards 3. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-28), shall be provided along "North Loop Road". 4. A Primary Project Monumentafion, as illustrated in Figures 4-2 and 4-17, shall be provided at the intersection of Butterfield Stage Road and "North Loop Road". 5. A River Walk will be provided along the southern perimeter of this planning vdthin the Long Valley Wash as illustrated in Figures 3-21, 4-13 and 4-14. 6. A Bridge Monumentation, as illustrated in Figures 4-2, 4-20A and 4-20B, shall be provided on °North Loop Road" over the Santa Gertrtidis Creek. 7. A Parkway Street Tree Treatment, as illustrated in the Landscape Master Plan (Figure 2-13 and 4-23C), shall be provided along Btttefield Stage Road. 8. The sports park will be developed, including permanent utilities and the completion of the 90-day maintenance period to the satisfaction of the Community Services Director, and the - grant deed accepted by the City Council prior to the issuance of the 700v' building permit. This park will be maintained by the TCSD. 9. This is a 4~ 21.1 acre active. community park serving primarily the entire area of Roripaugh Ranch. This park site shall be fully improved and conveyed to the City of Temecula. The Community Sports Park, as illustrated in Figures 3-22 and 4-3, shall include, O but not limited the recreation amenities listed in 4.2.1 -Community Sports Park. j 10. A Paseo Entry Gate (Card Keyed), will be provided at the southeastern corner of the park J off the River Walk as illustrated in Figures 4-3 and 4-37. 1 Rodpaugh Ranch Specirro Plan, Amendment No. t . . . 1~ December; 2004 PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.24 PLANNING AREA 27 3.24.1 Descriptive Summary Planning Area 27, as depicted on Figure 3-22, provides for development of 1 acres as a Community Sports Park and 1.4 acres for flood control purposes. A conceptu ite plan of the Community Sports Park is depicted in Figure 4-3 of Section 4.0, Design Guideli s. 3.24.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. ~ 3.24.3 Planning Standards Circulation Standards 1. One access to the planning area will be provided fr "North Loop Road" along the northern perimeter of the planning area. The exact local nand number of access points for this planning area shall be subject to review and a royal by the City at the tentative tract map stage. Access points shall be designed and ated to provide adequate and safe access through adjacent planning areas from a tra c and fire safety standpoint. 2. Since there will be a median island I ted in "South Loop Road", the access into this planning area is not required to be loc directly across from the access into Planning Area 14. iO Landscape and Recreation Standards 3. A North and South Loop Roa Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-28), sha a provided along "North Loop Road". 4. A Primary Project Monum,~'ntation, as illustrated in Figures 4-2 and 4-17, shall be provided at the intersection of Bu rfield Stage Road and "North Loop Road". 5. A River Walk will be ovided along the southern perimeter of this planning within the Long Valley Wash as illus ated in Figures 3-21, 4-13 and 4-14. 6. A Bridge Monum~itation, as illustrated in Figures 4-2, 4-20A and 4-206, shall be provided on "North Loop oad" over the Santa Gertrudis Creek. 7. A Parkway eet Tree Treatment, as illustrated in the landscape Master Plan (Figure 2-13 and 4-23C ,shall be provided along Butterfield Stage Road. 8. The s spark will be developed, including permanent utilities and the completion of the 90- day m ntenance period to the satisfaction of the Community Services Director, and the grant de ccepted by the City Council prior to the issuance of the 700'" building permR. This park wit a maintained by the TCSD. 9. is is a 19.7 acre active community park serving primarily the entire area of Roripaugh Ranch. This park site shall be fully improved and conveyed to the City of Temecula. The Community Sports Park, as illustrated in Figures 3-22 and 43, shall include, but not limited the recreation amenities listed in 4.2.1 -Community Sports Park. . i \n 10. A Paseo Entry Gate (Card Keyed), will be provided at the southeastern comer of the park off ~/ the River Walk as illustrated in Figures 4-3 and 4-37. Roripaugh Ranch Specific Plan 3.7g NCEITH0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 r~ 'il ~: O ~~ SECTION III PLANNING AREAS AND DEVELOPBflENT STANDARDS Walls and Fences Standards 11. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), "l shall be located along the southern and eastern perimeters of the planning area. A gate shall also be provided along the southeastern perimeter of the planning area as illustrated in Figure 4-3. 12. A View Fence, as illustrated in Figures 2-14, 2-16, 4-3 and 4-20A will be provided, along the perimeter of the flood control channel within this planning area. Miscellaneous Standards , 13. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and - Standards that apply site-wide. ~ 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities _ 2.3 Drainage Master Plan 2.8 Open Space Recreation and I 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan - 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan ~ 14. All plans and. facilities shall be reviewed and approved by the' Director of Community Services prior to approval of the final map. Facilities shall be oriented toward active uses ) O containing lighted ball fields and soccer fields. 1 15. Please see Section 4.2.1 (Park Design Guidelines) for criteria related to the development of Planning Area 27. 16. Timing of Improvements 17. Please see Exhibit A (Timing of Improvements) for phasing of improvements within Planning Area 27. ~O Rodpauph Ranch Specific Plan, Amendment No. 1 1 g - December; 2004 PLANNING AREAS AND DEVELOPMENT STANDARDS O Walls and Fences Standards 11. A View Fence, as illustrated in the Walls and Fences Master Plan (Figu s 2-14 and 2-i6), shall be located along the southern and eastern perimeters of the plan g area. A gate shall also be provided along the southeastern perimeter of the plane area as illustrated in Figure 4-3. 12. A View Fence, as illustrated in Figures 2-14, 2-16, 4-3 and OA will be provided, along the perimeter of the flood control channel within this planni area. Miscellaneous Standards 13. Please refer to Section 2.1 through Section 2~Yb for the following Development Plans and Standards that apply site-wide. j 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 14. All plans and facilities shall. reviewed and approved by the Director of Community Services prior to approval of the fi al map. Facili ties shall be oriented toward active uses containing lighted ball fields and cer fields. 15. Please see Sectio '42.1 (Park Design Guidelines) for criteria related to the development of Planning Area 2 . 16. Approximat 1.4 acres adjacent to "North Loop Road" and Butterfield Stage Road will be devoted i 'Flood Control purposes (see Figure 4-3). This area will be maintained by the HOA or ether responsible party acceptable to the City. 17./ Please see Exhibit A (Timing of Improvements) for phasing of improvements within Planning Area 27. O ~. Roripauph Ranch Specific Plan 3_~g \VCEITR0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 n C'r LL L LL &"P'ZZ-E000XdifdlZO-BOdS1~P1000'LDE tfl~N ~~MO 2/3Jtro6 1 =F8 WV Z0~8LAl EOOULZ/E ~Oayold CLZ~ uanaS-~C~uannl aaad ~uiuuald Y co O a a C E E O v U '6 ~ a~ ~ z N Q ~ a , U N ~ ~' C l.l.. C O Qy W LL ~ ai ~+ ~ m -° C a dJ ~ > in .--. "d ~ ~ N ~ h ~ C ~ CO ~ N r LD '~ cu c~ ~~ L Cn N O ~ [U N ~ N H ~ ~ otf etf = m m v ~ t ~ c ~ c ~ ~c N m O ~ N N ~ N ~ N _~ N V N ~ ~N ~~ ~~ O e{ ~ N ~ N ~ ~ N d `] ~~ c N ~'` N G7 N a~ O N -~ rn U ,rn u- o~ O rn LL .~ C ~ v~ Y rn~ rn N rn ~ o~ J ai iii (V ~ 3 LL .D i% . ~ O aii -O ii ~ iL ~~ ~ i.~ -~ i~ a~ 'p a~ O a~ ~ a~ 'gyp m ~ v L a~ ~ a~ _O a~ i a~ ~ a> F- m ~ g N " v ~ .--. ~ ~ n ~ N ~ ~ y 'D CO ~ ¢ ~ Jdf ~ ~~ vM N ~ Y •~-" N Y_ mN m~ ~N CSS`7 -~ -~ ~~ ~~ ~ ii ~ ~~ a i~ ~ i~ L ~ aQ7i ~ o a~i a°'i Ucn U~ tom ~`? ~ .--. _ N U •C Q v d '~ O m (n m~ U ~ U c~ O V 4-' V Q N -~ y 0 ~ ~ ~7 O i.a_ _ ~ ~ LL Q1 a) N N a.r N d ~ Ll. ~ d ~ ~ r0.. v , ~ Cp ~ O Ur c ~ (' m ~ ~O o0 ~ N ~ ~ 'a' V U N W N W~ `7 ~ > > ¢i~ Oii O~ Ni~ ~ ai (gyp ai U ~ ~ a°'i LLB acn ~cn ~-~ --~ l.~ m ~ ~- ~_ ~. ~~ ~ \J N \ /rN ! `R ~i r ~ i 1\ ~ 1 ~ N 1' N ~ ~~ ~. ~ ~ I ~~ ~ ;`. N I I N e 1 N _ I II O •~- N ~- / ~ it if Z m . '~ 00 C r ill,. . n Df N I Q .~ m ~°'V fir/ f'~"I 1~y "~Y 1 ~ } " ''L= '' ~ ~ ~'~ r~ i _~ ''~~ _• `~l. .t, ~ ~ .~ m a E 0 U Y ~n n m F- o • • • PLANNING AREAS AND DEVELOPMENT STANDARDS •O 3.25 PLANNING AREA 28 3.25.1 Descriptive Summary Planning Area 28, as depicted on Figure 3-23 and 4-10, provides for development of 20.0 acres as a Middle School use. 3.25.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.25.3 Planning Standards Circulation Standards Access to the planning area will be provided from "North Loop Road" along the northern perimeter of the planning area. This will be right turn in and right turn out. Shared access between Planning Areas 28 and 29 will also be provided as illustrated in Figure 4-10. The exact location and number of access points for this planning area shall be determined at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscace and Recreation Standards 2. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-28), shall be provided along "North Loop Road". O 3. A 15 foot to 25 foot variable landscape treatment, shall be provided by the developer along the school frontage and maintained by the HOA. 4. The River Walk shall be located within Planning Area 26 adjacent to the planning area as illustrated in Figures 4-13 and 4-14. 5. A pedestrian bridge, as illustrated in 4-14, shall be provided from Planning Area 23 to Planning Areas 28 and 31 linking the residential areas south of Planning Area 26 with the school site. 6. Two Paseo Entry Gates (Card Keyed), will be provided off the River Walk as illustrated in Figures 4-10 and 4-37. The gates shall be completed at the time the River Walk is completed. Walls and Fences Standards 7. A View Fence as depicted in Figures 2-14 and 2-16, shall be located along the southern and western perimeters of the planning area. 8. A Project Wall, as depicted in Figures 2-14 and 2-15, shall be installed along the eastern portion of the planning area that is adjacent to Planning Area 31. A school gate shall be provided within the Project Wall as illustrated in Figures 3-23 and 4-10. 9. The School Fence along Loop Road, as illustrated in Figure 4-10, shall be compatible with the Fence as illustrated in Figure 2-16. -. O Roripaugh Ranch Specific Pian 3-81 N(EITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Miscellaneous Standards 10. Architectural elements matching the Roripaugh Ranch style as outlined in Section 4.0 shall be incorporated into the Middle School. 11. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehehsive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Masier Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan Timing and Responsibility of Improvements 12. Please see 6chibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 28. O ~./ RoripauUh Ranch Specific Plan g.82 \VCEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 8MP'fZ-fOOOXdadlZO-BOdSIB+~P1000~L9ElE~:N:'JM0213JEitl81~L9 Wtl ES:BL:OL E00Z/LZrL :D~UOId ~SZ) ~u~i~-~C~uann1 ~aad ~uiuu~id C'7 N i M W C C L ~ N ~ W ~ ~ T ~ ~ ~ c m ~' cL1 ~ ~ d (~ ~ = V) ~ a C ~ ~ ~ ... N ~ fn m~ p~ o~ m o m ~ ~ ca N oo N ~~ ~ ,~, p aC ~ ~~ m (nN ~ m `~v -~v Nv O av N Qom' a ~, N ~~' L- ~ > > c4 ~ O v C Q H' ~ N C ~ D7 C -° fn C a--' (6 -o d~ O O~ N upi ~ a N N ~ c ~~ C6 v ca Q ~ -a O~ cn ' p ~ Ur m d Q. cp to -«-, c ~~ m m J J ~ m C :~. O ~ .~ ~~ _ ~QN a mN =N ~~ ~r o°a o ~m my ~m c~i~ poi ~ ?'° M (` d L fn ` C'7 C ~ 7 OVA' C~ N ~N YN Y YV' CV ~ V Q N CnN ~C' C~ V' ~ ~ v~ m O N ~ ~ ~ ~ ~ ~, m C ~' CD m m ~, cO ~ •~ ~ o ~ ~ m V m W ~ W d ~ jQ ~ N c~jN fa ~ > > (O ~ CO ~ _~ =m ~> > > ~ U> _ ~ O rn O ,o~ g~ rn m -o o~ u] m ~ m C m rn p m O~ O -o~ ~ O p- O v ~ c0 ~ ~ m ~ m L m ~ m ~ m N~ N m ~ m O m ~ m O m N m t m ~~ o~m a~a~~mo mm cm cam o~ ~m ~o ?m aim ~m om ~m cam vm cam ~ c ~ a>i c d Q ~ U ~ m ~ d ~ Z cn U ~ U ~ ~ cn a cn u.. cn ~ cn ~ cn W cn ~ ~ ~ ~ co~> a°m~~ ~ m ay ~ ~ api ~ ~ ~ ^^.^ ^ 4 Cif\~ ' I O O ~ O f4 t0 -C (0 O ~ ~ ^ ~ ~ ^ ~ s'"'r - tl~r,7l U ~ ~ I ; I d Z S]C LL F- ~ d N d rn " i i i i ~k:'>. '~J 4_'1 I: I ' ~'~ ~ J Y N U C N U ~ C _N aNi L.L > 3 U O m co O C O ~ ~ ~ O U ~ _ _ CO CN ~ ~~ ~.~- ~ N ~ CO ~ ~ j N .!~ N ~ N ~ 'O N N V ~ O` 'o Ca 'O ~ 'O ~ m erS era O~~ m 2 m ca w ~~ -~ ~ O c~ ~ ~~ _~ _I -O [B O ~ ~ o N cSS N N U N ~~ N () N ~ N ~' N 0 = d ~ ~ ~ Q7 c N C ~ ~ N C~a ~ 0 ~ rn U ,Q) u- ~ C c rn~ m N _m U rn V ~l.L. N LL 3 Il O all _ LL ~ LL C m m rn C 0 ~ m 1 ~ ~ x ^ ^ °° `° ° 1 ~ ~ I ^ ^ ° Q N J 1 : Z x ^ ^ Z ~ p \ -1' ~~ ~ Cn Q ~ " ~` x N. x r N ~ i f# U ~ '~ ~;~ 7 , ~ . U :; ~ ^ r ;;:. ~~Q 1% 1:_ ~~ ~• `~ ,' ~, Nino ,% ~~ ~, ~, __ ``, ~~ • '~~ wo ~ .~ ~ ¢~ 11 ~ °~ _ _ •` ;,.. i ~`~ r--_-------- uu^.~u^~.... ~ < .' .~ x- 1.1 ~ • w-r i ~ ~~ ~ _`~ III, i 1, ® I. ,1, 13~.. ;~ ~ ~ ~ •. 3 , -~ ,.~„ \ ~, O ® ~~ 00 ~ ~ Ix. f*~ ,wy v ~ ~ N -I ~ ~ ~~; ~~ ~ -~, ;~ ~ I' ~ o r I x o ~-, . ., ... .. ~ . . ~--. - x ;x~ N ( I~ r -- t. v cn cn r =~--= t o - ~x ~~ x: ~ , ~ :~, . ~' N Q ~ ~ ' ~ ~ I ~, (n ~ ~ ~ i'J rx ~ ~ ~~ ~ r C4 In ' ~ z ;k x- T ~_ ~ I I ~ A~~. ~ N w K M ~ ~ 'x I ~ I X .r Q N x W ~~ _ ~ ~ ~Xi I ~ x- ~ -- ~ $ •`` • • • PLANNIFlG AREAS AiVD DEVELOPMEhlT STANDARDS O 3.26 PLANNING AREA 29 3.26.1 Descriptive Summary Planning Area 29, as depicted on Figure 3-24 and 4-11, provides for development of 12.0 acres as an Elementary School use. 3.26.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.26.3 Planning Standards Circulation Standards Access to the Planning Area will be provided from "North Loop Road" along the northern perimeter of the Planning Area. The exact location and number of access points for this planning area shall be determined at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscaoe and Recreation Standards 2. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4-28 and 4-29), shall be provided. O 3. A 15 foot to 25 foot variable landscape treatment, shall be provided by the developer along the school frontage and maintained by the HOA. 4. A School Gate, will be provided at the southeastern comer of the planning area as illustrated in Figures 4-11 and 4-37. Walls and Fences Standards 5. A View Fence as depicted in Figures 2-14 and 2-16, shall be located along the eastern perimeter of the planning area. 6. A Project Wall as depicted in Figures 2-14 and 2-15, shall be located along the southern perimeter of the planning area. The School Fence along North Loop Road as illustrated in Figure 4-10, shall be compatible with the View Fence as illustrated in Figure 2-16. Miscellaneous Standards 8. Architectural elements matching the Roripaugh Ranch style as outlined in Section 4.0 shall be incorporated into the Middle School. i~ _Roripaugh Ranch Specific Plan 3.8g \U(EITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 9. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Ptan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan Timing and Responsibility of Improvements 10. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 29. ', O .` _O Roripaugh Ranch SDeclfic Pian 3-85 \\KEITH0301 WET_N\37367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 ~D'6Z-000OXdad1Z0-80dS16Mp~00D'G9f tf1~N ~'JMO 1f3~JiIV6 1 ~GB Wtl lS~8Z=01 EOOULUE ~Falrold t6Z) auiN-~C~uann1 aaad ~uiuuald N M V LL ~m ;- , i,.~ ~ ` `m a~ ~ '~ U \ N V ~ ` I N \. C '~ 3 ~ >~ ~ ~ a>_ > I r N U ~ y~~W a _~rn ~. ~ _ ~ O O ~co ~'_ O_ ~V ~ C6U ~ N ~ ~ o N ~ ~ U GY] ~ c ~ ~' ~ M O r ° N ~ N J ~ ~ ~ N ~ N N ~ ~ ~ .L r- Cn N ~ ~ U QV 'O n' W ~ V' I ~ ~~ N i f N ~~~~ ~~ ,, N N (B a a 'O .... ~ 7 V C fn .o C C (11 .~ (6 ~ °~ O of aj$ Sm ~ ~ m N~L~b ~~ O~ ~ ¢~ O ~ ~ O ~ ~ % ' ~ - v O v . v 2 vim- ~ 'p ~ v ~ N p ~o ~ ri J ~~ U ¢ U ~- ~ n ~,o - ~ ~~~~ `° ~ °~ m ~~ ~~ U RS o U` C1~ Y ~' `N CN ~ N N N ~ N ~ cr p N Y ~ Vl °J ~~ (/~ U rn V 'ct V' Q N N ~ C V ~' ~ d O d C m (`6 m p~ c~ C~ ~ ~~ O m m~ tO d O m Cfl ~ V~ w m W~ m m' ~ U o~ u- rn Q7 m O o~ ~ rn C ~ a> ~ o~ Y~ J rn - v ~ v~ m ~- rn V a~ rn rn ~ r/ e' Q N u. iL ~ i~ p-ii . ~ O nii N i~ LL t ~ [n m i ~ ~ LL C ~ ¢ ~ d ._ O ._ O rn H- 'pay ~m ~m E m 'gym ~a~ ~ m a m ~a~ ~~ >a~ ~ m ~ m Nm ~a~ Lm N~ /;,,~ Z ~ m m N a~ N~ L a~ ~-_. a~ a~ (B y O a~ w ~~ >~ ~~ I-~ 1-~O ~cnv Ucn Z~ U-° ~U' ~i~ d~ iii ~~ cis dv ,; ~ • . ~~ N U n r ~ ~ ~ ~ I ~ 1 t _ ~ ~ a n - ~ I: ~ ~ ~\ ~' ~~' /~ ~__~ N tB -~ •~ -. ~ '~ C r-//~ ~ Ai/ (0 ~+ N ~`}~ _C }/ N / ~ ~ ~ ~~, ~ k . .f~ //' O k ~ ~, ~ f/ I ~ 1 :x- .~ ' ,~ is `X ~ `' ~[ o ~- a~ xr o L ~1.1 Q U Q N cNr~ o 0 N j x~\ > \- ro f ; ~, ~_ ,~ ~ _ ~~ 0 . x ~, ,~` -, -~ a \\ ~ ~; .~ 0 ~x Z ~"^~ ~ ~ ~~1. ~~ -: ~ ~~~ ~~ 1 j•,') '1 .~ ~ t .. r--~r r~.s~y ~,~~_ '~--~' ~' V ~1 I~~y w.~ ~~ UY" F a E 0 c~ m Y in n ~- o J • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.27 PLANNING AREA 30 3.27.1 Descriptive Summary Planning Area 30, as depicted on Figures 3-25, 4-5 and 4-6, provides for development of 4.0 acres as a Recreation Center (Mega Center). This Recreation Center will serve the residents of Roripaugh Ranch. The park portion of the Recreation Center will be completed to the satisfaction of the Community Services Director prior to the issuance of the 800'" building permit. The building and the pool portion of the Recreation Center will be completed to the satisfaction of the Community Services Director prior to the issuance of the 1,150'b building permit. The Mega Center will be maintained by the HOA. 3.27.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.27.3 Planning Standards Circulation Standards 1. One access will be provided to Planning Area 30 from "North Loop Road". Access into ' Planning Area 30 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas. 2. The access into this planning area shall be located directly across from the access into Planning Areas 16 and 17 as illustrated in Figures 3-25 and 4-5. O Landscape and Recreation Standards 3. The Recreation Center (Mega Center) as shown Figures 4-5 and 4-6, shall be constructed by the developer and shall include but will not be limited to the recreational amenities outlined in 4.2.2 -Mega Center (Planning Area 30). 4. Park portion of the Recreation Center (Mega Center) shall be completed prior to the issuance of the 800"' building permit in the Valley Neighborhood. The remaining portions (building and pool portions) shall be completed prior to the issuance of the 1,150th building permit. 5. A Staffed Gated Primary Entry, as illustrated in Figures 3-25, 4-2, 4-5 and 4-18A, will be provided along "North Loop Road". This entry shall substantially conform with the architecture as depicted in Figure 4-18A. ' 6. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Staffed Gated Primary Entry. 7. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13, 4-28 and 4-29), shall be provided along "North Loop Road. 8. A paseo connection will be provided from Planning Area 31 linking to the recreation center as illustrated in Figures 3-25 and 4-38. This paseo is conceptual in nature and the exact location will be determined at the final map stage. 9. A Paseo Entry Gate, as illustrated in Figure 4-37, wilt be provided by the developer at the southern perimeter of the planning area. Roripaugh Ranch Specific Plan 3-97 UKEITH0301 WET_Nt31367.0001DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O Walls and Fences Standards 10. A Project Wall, as illustrated in Figures 2-14 and 2-15, will be provided along southeastern boundary of the planning area. i 1. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the western perimeter of the planning area adjacent to Planning Area 29 as illustrated in Figures 3-25 and 4-5. Miscellaneous Standards 12. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan. 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 13. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 30. Timing and Responsibility of Improvements 14. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 30. `.O Roripaugh Ranch Specific Plan 388 \\KEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 ~P'SZ'f000Xd21dIZtr90dS1~P1000'L9fLE5~N ~`JMCI 213921HB L ~~8 Wtl 4f~Of~OI t00ZlLZ/£ ~Pellald ~0~~ ~~!ul aaa~ ~u!uuald ~[; n C'r: u ~~~~ ,m r N i~ /~ 3 y N W ~ 'm"' 11\ N~ ~ d ~ ~ ~ ~ C t~ilNi UJ ~ V W -O E m :~ ~ N O N `a > N ~' O ~ v' ~ cB U c ; ~ N I Ln cn ~ ~ ~ N ~ cu cu •~ ~ ~ -p N C u0.i v C ~c to C O CAD -o o ~ i ~ N ~J ~l N i i ~ ~~~~ ~ [v cv U ~ ~ CB ~ ~ ~ ~ d ~ 'a (B [O d c O ~ to Ca c I W a3 au N ~ w 2 m c0 m m ^O c a? ~ O ~+' J ~ m ~_-~ Q O O (~ _ ~ La _ ~ ~ m Z _ v v ~p c v ` v 2 ~ v U] N ``CLnOD ~ ~ ~ N ~.-~ U ~i U ch ~ ~+r` ~'o °° ~ ~ ~ U ~ N UN ~ ~N C6N ~N UN ~ V' V ~ ~ N Y ~ V' ~' ~ Q N fnN ~ ~ ~ V m::, ~ ~m cm ~ c6 ~ Cd UI ~ >+` Om mom, (~~ -O ~ m Om c~ W ~ m ';'m '! Z U m L.L o~ C~ rn N o~ O m LL m o rn Y~ J m -~ ~ rn O rn ~~ m U~ w rn O .~ O .rn ,' c L '- Vl w a.. '- C ~- O N i~ ii O n ii a i~ O- iL _ L.L O i~ ii t1 LL ~ i~ Li Q ii ~ ii O ~ N tL ~°~ aim ~-~~ aria a~i ~ ~~a ~m c`o a oa C°~ >a = a oa ~~ ~~ c~ia c~aa / a ~~ >~ O ~ ~~ {-~ ~v tl~cn Ucn Z~ U~ '~-icn ~cn d~ j~cn ~~ ~~ d~ ~/ a ~ n ,n I '~' Q U ~ ~ ~ ~ ~ ~ x ~ i~ I~ ~\ \~ \~\ ,' \ ;' `, t` ~ -~ _ ~ ~~' I ~ I i ~~ I I ~~ '~ f', ~, Q ~ ~ ~ ~ ~ ~ -- N e- p~ ,t OCL . ~ _, , '' a- ,r" `,~ , O % " ~ `~ , O ~~\ ~ ro __.. 2 UQ ~~ U Nv~o N '\ r ~` ~ ~ i' ""`-r r+-r *..., ~a+° '"".,~,1 i "~ . ``c'. ~. .~.-.~ Vr, ,,, ~, >_..., ~, f'1g U Q N lNi) o O N N d E 0 c~ L v Y ~.. L O • • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.28 PLANNING AREA 31 3.28.1 Descriptive Summary Planning Area 31, as depicted on Figure 3-26, provides for development of 24.6 acres with Medium Density Residential use. This area is planned for 224 clustered detached single family residential units at a density of 9.1 du/ac. A maximum of 20% (45 dwelling units) can be designed as, zero lot line units as illustrated in Figures 4-78 and 4-81. Duplex units are not permitted within this planning area. Minimum lot size shall be 3,000 square feet. The transfer of dwelling units from other planning may occur into Planning Area 31 provided the following conditions are met: 1. The product mix shall not be changed as discussed in the above paragraph. 2. The total number of units within the project shall not exceed 2,015 dwelling units. 3. The total number of units proposed within this planning area shall not increase 269 units which is based on the smaller of the following: 3.1 A 20% increase in the number of the approved units within this planning area (269 units), or 3.2 By applying the General Plan Medium Density of 12 dwelling units per acre to the net acres of this planning area (295 units). 3.28.2 Land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. O 3.28.3 Planning Standards Circulation Standards 1. Two access points to the planning area will be provided from "North Loop Road" along the eastern perimeter of the Planning Area. Potential access points as depicted, are conceptual. Access into Planning Area 31 shall be determined when tentative tract maps are prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. The two access points into this planning area shall be located directly across from the access into Planning Areas 17 and 18 as illustrated in Figure 3-26. 3. Secondary access shall be provided into Planning Area 31 prior to the issuance of the 34"' building permit. The location and design of the secondary access shall be subject to approval by the City. 4. Three pedestrian crossings will be provided across "North Loop Road" as illustrated in Figure 3-26. Landscape and Recreation Standards 5. A North and Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2- 13, and 4-29), shall be provided. The landscape treatment shall be installed prior to the issuance of the first building permit in the Valley Neighborhood. This treatment will be maintained by the HOA. O Roripaugh Ranch Specific Plan 3-g0 W(EITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 6. Two paseos will be provided within the planning area as illustrated in Figures 3-26, 4-2 and 4-38. One paseo will extend from the pedestrian bridge to the cul-de-sac in this planning area. The second paseo will connect to the Mega Center in Planning Area 30. These paseos are conceptual in nature and the exact location will be determined at the final map stage. 7. A Paseo Entry Gate will be provided at the southwestern corner of the planning area as illustrated in Figure 4-37. 8. A twenty-five (25) foot building setback, landscape buffer or an internal street shall be provided along the northern and westem boundary to provide a buffer to the adjacent school sites (Planning Areas 28 and 29), as illustrated in Figure 4-11. 9. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the HOA. Walls and Fences Standards 10. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the eastem, northern and western perimeters of the Planning Area. An optional View Fence may be provided along the eastern boundary depending upon the resuRs of a noise study. The wall shall be installed prior to the issuance of the first building permit in the Valley Neighborhood. 11. A View Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-16), shall be located along the southern perimeter of the Planning Area adjacent to Planning Area 26. The wall shall be installed prior to the issuance of the first building permit in the Valley O Neighborhood. Miscellaneous Standards 12. Prior to approval of the precise grading plan, a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road, "North Loop Road", "South Loop Road" or any other noise sensftive uses on the project site potentially exposed to exterior noise levels. The analysis must demonstrate that planned noise protection will meet City standards to the satisfaction of the Community Development Department. 13. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 14. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 24. Timing and ResoonsibiliN of Improvements 15. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of r O improvements within Planning Area 31. Roripaugh Ranch Specific Plan - 3-91 1VCEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC - March, 2003 ~P'eL-fbbbXdJd1L0-80dSIbMPl000'C9fLfV:N :~JMO L13`]lIV9 1 ~8 WV 92~lf:bt EbDUtUf :CBllold ~~~) au~-~~!ul ~aad ~u!uu~!d n i (Y' LL m LL. 'C O ~ 'ly~''.,~, I'f• CO C N ~ Q ~ m C ~ ~ ~ ~ ~ ~U r ~ ' N I F N CD ~ ° °1 ~ o Cn N ~ ~ ~ ~ O n.V~ N 0.- O O d- - m ' ii ~' N I~ ``~, w 7 L ~- ~ V'- 'C 00 C y ~ w p .'- i~ N N ~ tV U 7 ~ ~ ~ ~ .~ fa N CB Q ~ -U ~ ~ N ~ .- I :~ iii as m as N~w-pc ~ ~ ~ c Ov J ~m N U' C7 t° _ ~~ ~ }}~ N (Uj N U N ~ ~N ~ V~ v V ~ ~ O N 'Y ~ C ~ V' Q N ~tY C ~ V' m i~ O O ?v Cm Om ~~Ur ~ >~~ ~ m min C6~ ~a~ ~ C~ W m ~ I W ~ ~ ~ i~ ~ ii ~ ii O aim O ii Y rn c6 •°' L ~ u7 '~ ~ °' ~ LL C °' O •°-' O of Oat 'I,1, ~ ,,I ~ ~ ~ 'O ~ -(O ~ ~_ ~ 'J v ~ ~ ~ ~ d E ~ ~ m C~4 L N m '~ m ~ y UOi at .C m ~ ~ ~ ~ z i a~ >_ ~ a~ 0-~-- m at R3 a~ C a~ O at o >_ a~ Oat O a~ ~ m U ~ [O at ;' ~ v ~ .Q W ~W Q ri I III ~ ~ ~ n ~I r rnoooQ o ~ I ~ ` 1 ~~ `3y~ , _ C`I ~ ~ j ~ a I_ N M ~ N o ~ Z ~ X ~ ~ `~ ~ ~ 6 J r O W 4;:,; ' ~ ~ ~ U Oi N c i N J . I . ';,t ~ ~ Y Ill m ~¢.•. ~ ,~~:. -, U ~ Q~ C~``~~.o N ~ r 1, ~. d1 (0 N ~ a = m ~ ~~a~ ~ ~ E .~ ~ L C U ~ ~ y T ~ ~ C 3 ~ ~ .-- X~ C Q M ~ f9 ~ x ~ rn N 1 N c0 'Q O N f O - x N M C ~ N O C N ~ ~ N ~ _~ O ~ ffl O Q i C Q m /~ IL ~'-C ~ f0 C f6 o a D. ~ m aci ~ ~ ~~ o ~ ~3~ro no~,~ ~ a c c > _' C> N 1 io N ~ m m Q. ~ ~ _` o ~ ~•i O N ~ 2 d ~ O C • ~ °~ ~ ~ U ~ f4 ~~ O N ~7 ~ 2 d d 1 N O ~r Z ~,,,~ ~...~ fyyoa N""°ml ..1-, . ;..,~ tits .; .~~_`:p~,.-1 .' l l ~'~ ~~ - ~, ~-.: -,. ...,_,y -. ~-, 4.. n..q, ..-..,; ti ~".~ .~ -~ ~, ~`1a~ '1S N g t K N n m Y ~ m ~ L ~- o J • • PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.29 PLANNING AREA 32 3.29.1 Descriptive Summary Planning Area 32, as depicted on Figure 3-27 and 4-18B, provides for development of a 2.0 acre usable fire station site. Any slopes and monumentation shall be Located outside the 2.0 acre site. The site will be conveyed by the developer before issuance of the first building permit. The station will be constructed and equipped through a combination of financing, including the developer, the City, and/or a Community Facilities District (CFD). The station will be maintained by the City and County of Riverside once it is accepted as complete by the Fire Department. 3.29.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.29.3 Planning Standards Circulation Standards 1. Access to this planning area will be provided from "South Loop Road" when tentative tract maps are prepared. 2. The exact location of access easements for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Landscape and Recreation Standards I O 3. A North and South Loop Road Treatment, as illustrated in Figures 2-3 and 4-28, shall be provided along "South Loop Road". 4. A Parkway Street Treatment, as illustrated in Figures 2-3 and 4-23A, will be provided along Butterfield Stage Road. 5. A Primary Project Monumentation, as illustrated in Figures 4-2 and 4-17 will be provided at the intersection of Butterfield Stage Road and "South Loop Road". 6. A Staff Gated Primary Entry, as illustrated in Figures 3-27, 4-2, 4-18A and 4-18B, will be provided along "North Loop Road". The entry shall substantially conform with the architecture as depicted in Figure 4-18A. 7. An Auto and Pedestrian Gated Entry, as illustrated in Figure 420C, shall be provided behind the Staffed Gated Primary Entry. 8. A Muni-Use Trail, as illustrated in Figures 4-13 and 4-16 will be provided along the southern and western boundary of the planning area. 9. A Fuel Mod'rfication Area, as illustrated in Figures 3-27, 4-34A, and 4-34C, shall be provided along the southern perimeter. Walls and Fences Standards 10. A Project Wall will be located along the eastern, northern, westem and southem perimeters of the planning area as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2- O 15). An Optional Project Wall or View Fence will be located along the northern perimeter depending upon the results of the noise study. Roripaugh Ranch Specific Plan 3-g3 W(EITN0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS ;O 11. A Split Rail Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14, 2-17, 4-13, and 4-16) shall be provided along the multi-use trail. Miscellaneous Standards 12. The style of architecture for the fire station shall be of a similar style to the architecture identified in Section 4.0 of this document. 13. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Masser Plan 2.10 Walls and Fences Master Plan Timino and Resbonsibility of Improvements 14. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 32. EO ~~/ Roripaugh Ranch Specific Plan 3-94 \V(EITH0307\NET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS O 3.30 PLANNING AREAS 33A and 336 3.30.1 Descriptive Summary Planning Areas 33A and 336, as depicted on Figure 3-28, provides for development of 14.1 acres with Low Density Residential use. This area is planned for 15 single family residential dwelling units at a density of 1.06 du/ac. This Low Density Residential use has been planned for this area in an effort to buffer the existing Low Density Residential uses adjacent to Roripaugh Ranch. Lots will range in size from .5 acre to one acre in lot size. Entrance into Planning Areas 33A and 336 will be off of Nicolas Road. Dwelling units are not permitted in Planning Area 338. One acre lots shall be located along the western perimeter to provide a buffer between the off-site properties and .5 acre lots will be located elsewhere in the planning area. 3.30.2 Land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. 3.30.3 Planning Standards Circulation Standards 1. Access to the planning area will be provided from Nicolas Road. Potential access points as depicted, are conceptual. The exact location and number of access points for this planning area shall be subject to review and approval by the City at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. i ~ 2. The access into Planning Area 33A shall be located directly across from "B" Street as illustrated in Figure 3-26. Landscape and Recreation Standards 3. A Card Key Gated Secondary Entry, as illustrated in Figures 3-28, 4-2 and 4-22C, shall be provided oft of Nicolas Road into Planning Area 33A. 4. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind the Card Key Gated Secondary Entry. 5. A Parkway Street Treatment, as illustrated in Figures 2-3 and 4-27, shall be provided adjacent to Planning Areas 33A and 33B. 6. A Primary Project Monumentation, as illustrated in Figures 3-28, 4-2 and 4-17, will be provided at the intersection of Butterfield Stage Road and Nicolas Road. Walls and Fences Standards 7. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the perimeters of the planning area. An optional View Fence may be substituted for the Project Wall depending upon the results of a noise study. Miscellaneous Standards 8. No transfer of dwelling units shall be allowed in Planning Area 33A. Residential dwelling units ~(.O are not permitted in Planning Area 33B. Roripaugh Ranch Specific Plan 3-g6 \VCEITH0301 W ET_N~31367.000\DOC\SPSECT3CCFINALSP.DOC March, 2003 PLANNING AREAS AND DEVELOPMENT STANDARDS 9. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities 2.3 Drainage Master Plan 2.8 Open Space Recreation and 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan 10. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 33A and 33B. 11. Planning Area 33A and 8 shall have a minimum one acre lots along the western boundary and minimum .5 acre lots elsewhere. Timing and Resoonsibility of Imorovements 12. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 33A and 338. 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