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2003 SP-11 Roripaugh Specific Plan Vol 1 of 2 (3/2003)
VOUME 1 OF 2 t ` C I i Y OF TEMECULA ,r =- Specific Plan •rit .� r� . � r • �s ' •h P. - '�'�� .osy PREPARED FOR. �j— a �* Roripaugh Ranch ` h'{ PREPARED BY - - � � T ��'•a The Keith CamPaniesl� l r Y • _ -- --MARCH. 2003 - . �... �.... ... . . .. . . . . I . / \ p / > ��� • I . | . ^ / 2 � ; � \ . . Z; g / � ƒ � ! : . � � I I � � \ CONDITIONALLY , R — byts City ¥�Temecula &dwm �We ep v pl�n@ g Direct r ; Of anni . Us i . Ucity Council on— subject a0b »the Ridings Wired ' .� GWW a the G,a&A6 ceN Da* b / - - — case Ofanner FC LI FV LN APR 0 6 2G i Tract Map 29353 Tentative & Final Map Lot Size Comparison Sy RORIPAUGH RANCH SP 9D $�RI TON MEGA' SC P�TION� � G ®SS,4 + +y�a��n .a �i �suYaw4. �`�3�°rq3'-r�- . , PLEA NINGAREkS����r RAT�29353 � , ,NTATIV,,EtTRAGTM�4P�., ,,a ;AGRES�k �%�CREAGE-,,�1/ARIANCE P.A. 16 - Low Medium Density Tract 29353, Lot 1 Tract 29368 Lots 1 - 121 26.42 28.4 - 7.0 % Residential P.A. 17 - Low Medium Density Tract 29353, Lot 2 Tract 29368 Lots 122 - 129 41.08 40.2 2.2 % Residential Lots 193 - 254 Lots 299 - 375 P.A. 18 - Low Mediurrf Density Tract 29353, Lot 4 Tract 29368 Lots 130-192 30.58 28.4 7.7 % Residential Lots 255 - 298 Lots 376 - 389 P.A. 19 - Low Density Residential Tract 29353, Lot 3 Tract 29367 Lots 1 - 25 29.98 31.2 - 3.9 % P.A. 20 - Low Density Residential Tract 29353, Lot 11 Tract 29366-2 Lots 17 - 51 33.71 30.3 11.3 % P.A. 21 - Low Density Residential Tract 29353, Lot 10 Tract 29366-1 Lots 1 - 59 23.61 23.9 - 1.2 % P.A. 22 - Medium Density Tract 29353, Lot 7 Tract 32358 Lots 1 - 130 20.99 20.3 3.4 % Residential P.A. 23 - Medium Density Tract 29353, Lot 8 Tract 30768 Lots 1 -21 10.02 10.9 - 8.1 % Residential 1 Lots 97-122 P.A. 24 - Medium Density Tract 29353, Lot 9 Tract 30768 Lots 22-96 12.28 10.6 15.9 % Residential PA 25, 26 - Flood Control Tract 29353, Lots Tract 29353 Lots 12 -15 24.79 30.3 - 18.2 % Channel 12 through 15 2 P.A. 30- Recreation Center Tract 29353, Lot 5 Tract 29353 Lot 5 3.92 4.00 -2.0 % P.A. 31 - Medium Density Tract 29353, Lot 6 Tract 32357 Lots 1 -169 25.19 24.6 2.4 % Residential 282.57 283.1 -0.2 % 1. The Roripaugh Ranch Specific Plan allows administrative variations up to 20%. 2. Lots 14 and 15 are HOA-maintained landscape areas within the flood control channel area. Lot Size Matrix (Revised April 6, 2006) Planning Commission Recommendation for Approval Date.10.30.62 I City Council Approval Date: 11.26.02 r Final Revisions Completed: 3.25.03 Amendment No. 1 Approved by City Council:1 A 1.05 RORIPAUGH RANCH SPECIFIC PLAN AMENDMENT NO. 2 REMWE City of Temecula JAN 2 4 2006 43200 Business Park Drive Temecula, CA 92589-9033 By Planning Department tel. 951.694.6400 fax 951.694.1999 Prepared for: CONDITIONALLY Ashby USA,'LLC. 6' P P ® �f E by the City.of Temecula 470 E. Harrison Street Approval Corona, CA 92879 ❑ Administrative App tel. 951.898.1692 fax 951.898.1693 ' Planning Director Planning Commission lag D(O �{ City Council on�r---r— subject to the Find n °O t"+ eland in Resokut+on f�q¢ ro the Conditions o. Approval Prepared by: Case No. �lal �v —Date O Cas Pf"<<�er . atthew Fagan Consulting Services , 42011 Avenida Vista Ladera Temecula, CA 92592 tel. 951.699.2338 fax 951.694.4474 January 20, 2006 Planning Commission Recommendation far Approval Date:10,30.02 . City Counc-1 Approval Date:II.MM FuW Revisions Completed:3.MQ3 �• RORIPAUGH RANCH SPECIFIC PLAN Amendment.No. 1 ` CO a E c City of Temecula 43200.Business,Park.Drive r 0 > _ Temecula, CA 92589-9033 o `m . u tel. 951.694.6400 kt - . U = fax 951.694.1999 V Boa Prepared for. Y A. f � v. � '1 470 Ashby US LLC b �� I E. Harrison Street m E C _ Corona, CA 92879 ®�' q v tel. 951.898:1692 °' � o fax 951.898.1693 0 � Prepared by: • zz v o Matthew Fagan Consulting Services U - - 42011 Avenida Vista Ladera Temecula, CA 92591 ( tel. 951.699-2338 fax 951.694.4474 matthewfagan(cDadelDhia.net in Association ve h: Associates t 2721 E Winston Rd,Suite A Anaheun,CA 928M DEC' 0 7 2004-D Phone:714.776.4340 The Albert Group ' By _ 3635 Hayden Ave. Culver City,CA 90232 Phone:310.837:8863 December;2004 0 Planning:Commission Recommendation for Approval Date:10.30.02 City council Approval Date:11.26.02 Final Revisions Completed:3.25.03 y� RORIPAUGH RANCH SPECIFIC PLAN Volume 1 of 2 City of Temecula 43200 Business Park Drive Temecula, CA 92589-903.3 tel: 909.694.6406 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 mmC The Keith Companies, Inc. 22690 Cactus Avenue, Suite 300 'Moreno Valley, CA 92553 Phone: 909.653.0234 r In Association with: Hirsch &Associates Inc. 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 March, 2003 WER14M WET_N�31367-OWDOC4SPCOVERCCFINALSP.DOClI TABLE OF CONTENTS Page EXECUTIVE SUMMARY-Volume 1 I SUMMARY OF SPECIFIC PLAN CONTENTS ES7 • 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 14 1.1.4 Open Space and Conservation Element 1-4 1.1.5 Growth Management/Public 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 T 14 1.1.10 Economic Development Element 1-8. 1` 1.1.11 General Plan Consistency 1-9 . \• 1.2 GROWTH MANAGEMENT STRATEGIES AND ACTION PLAN 1-9. 1.2.1 Growth Management Strategies 1-9 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 Project Development Standards 2_6 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 2-24 Roripauph Ranch Specific Plan f _ ry ws& UUU\UU(.\SPTOCCCFINALSP.DOC March,2003 TABLE OF CONTENTS 2.3 DRAINAGE MASTER PLAN 2-36 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 2.42 . 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 2.62 Grading Description 2-45 2.6.3 Project Development Standards 2-45 2.17 PHASING MASTER PLAN 2-49 2.7.1 Project Description 2_49 . 2.7.2 Project Development Standards 2-49 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 2.9 LANDSCAPE MASTER PLAN P_58 • 2.9.1 Project Description 2-56 2.9.2 Project Development Standards 2-58' 2.9.3' Landscape Plan Development Standards 2-58 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_67 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 RoripaPh Ranch Specific Plan N\31367 000\DOC\SPTOCCCFINALSP.DOC March,2003 TABLE OF CONTENTS 3.0 PLANNING AREAS AND DEVELOPMENT STANDARDS-Volume 1 3-1 .3.1 PLANNING AREAS 1A R 16 3-1 t 3.1.1 Descriptive Summary 3-1 3.1.2 Land Use and Development Standards 3-1 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 3-8 3.3.3 Planning Standards 3_8 3.4 PLANNING AREAS 4A and 4B 3-12 14.1 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 35.1 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 �. 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, 7B, 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, 9B 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 3-28 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 l • Roripauph Ranch Specific Plan f 3 N n&7q,WDOCGSPTOCCCFINALSP.DOC March,2003 TABLE OF CONTENTS 3.11 PLANNING AREA 11 3-34 3.11.1 Descriptive Summary 3-34 3.11.2 Land Use and Development Standards 3-34 3.11.3 Planning Standards 3-34 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 3-46 3.13.3 Planning Standards 3-40 3.14 PLANNING AREA 15 3-44 3.14.1 Descriptive Summary 3-44 3.14.2_ Land Use and Development Standards 3-44 3.14.3 Planning Standards 3-44 3.15 PLANNING AREA 16 3-47. 3.15A Descriptive Summary, 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 j• 3.16.2 Land Use and Development Standards 3-50 3.16.3 Planning Standards 3-50 3.17 PLANNING AREA 18 3-53 3.17.1 Descriptive Summary 3-53 3.17.2 Land Use and Development Standards 3753 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 3-64 3.20.1 Descriptive Summary 3-64 3.20.2 Land Use and Development Standards 3-64 3.20.3 Planning Standards 3-64 3.21 PLANNING AREA 22 3-68 3.21.1 Descriptive Summary 3-68 3.21.2 Land Use and Development Standards 3-68 3.21.3 Planning Standards 3-68 • RoripaPh Ranch specific Plan i 4 N\ri&7 000\DOC.PTOCCCFINALSP.DOC March,2003 TABLE OF CONTENTS 3.22 PLANNING AREA 23 3-72 3.22.1 Descriptive Summary 3-72 3.22.2 Land Use and Development Standards 3-72 3.22.3 Planning Standards 3-72 3.23 PLANNING AREA 24 3-75 3.23.1 Descriptive Summary 3-75 3.23.2 Land Use and Development Standards 3-75 3.23.3 Planning Standards 3-75 3.24 PLANNING AREA 27 3-78 3.24.1 Descriptive Summary 3_78 3.24.2 Land Use and Development Standards 3-78 3.24.3 Planning Standard 3-78 3.25 PLANNING AREA 28 3-81 3.25.1 Descriptive Summary 3_81 3.25.2 Land Use and Development Standards 3-81 3.25.3 Planning Standard 3-81 3.26 PLANNING AREA 29 3-84. 3.26.1 Descriptive Summary 3_84 3.26.2 Land Use and Development Standards 3_84 3.26.3 Planning Standard 3_84 3.27 PLANNING AREA 30 3-87 3.27.1 Descriptive Summary 3.87 3.27.2 Land Use and Development Standards 3-87 3.27.3 Planning Standard 3-87 • 3.28 PLANNING AREA 31 3-90 3.28.1 Descriptive Summary 3-90 3.28.2 Land Use and Development Standards 3-90 3.28.3 Planning Standard 3-90 3.29 PLANNING AREA 32 3-93 3.29.1 Descriptive Summary 3-93 3.29.2 Land Use and Development Standards 3-93 3.29.3 Planning Standard 3-93 3.30 PLANNING AREA 33A AND 33B 3-96 3.30.1 Descriptive Summary 3-96 3.30.2 Land Use and Development Standards 3-96 3.30.3 Planning Standard 3-96 4.0 DESIGN GUIDELINES- Volume 2 4.1 INTRODUCTION 4-1 4.1.1 Landscape Concept 4-1 4.2 PARKS, RECREATION AND OPEN SPACE FACILITIES 4-1 4.2.1 Public Parks and Recreational Facilities 4-4 4.2.2 Private Parks and Recreational Facilities 4-9 4.2.3 Open Space 4-16 • Roripaugh Ranch Specific Plan i 5 N\ &7 000\DDC\3PT0CCCFINALSP.D0C March,2003 1 TABLE OF CONTENTS. 4.3 SCHOOL FACILITIES 4-16. 4.3.1 Middle School 4-16 4.3.2 Elementary School 4-16, 4.4 TRAIL SYSTEM 4-19- 4.4.1 Private Trail System 4-19. . 4.4.2 Public Trail System 4-20 4.5 PROJECT MONUMENTATION AND PRIVATE ENTRIES 4-27 4.5.1 Primary Project Monumentation 4_P7 4.5.2 Stall Gated Primary Entries 4-27 4.5.3 Card Key Secondary Entry 4-27. 4.5.4 Bridge Monumentation 4-28 4.6 STREETSCAPE TREATMENTS 4_43 4.6.1 Butterfield Stage Road Streetscape 4-43 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 4774 4.8.1 . Plant Material Palette 4-74 4.8.2 Planting Time 4_79 �• 4.8.3 Landscape Installation Requirements 4_79: 4.8.4 Landscape Requirements for Slopes 4_79 4.8.5 Climate Constraints 4-81) 4.8.6 Agricultural Soils Test Requirements 4_80 4.8.7 Irrigation 4-80 4.8.8 Landscape Maintenance 4-82 4.9 STREET LIGHTING AND STREET SIGNAGE 4_62, 4.10 ARCHITECTURAL DESIGN GUIDELINES 4-96 4.10.1 Introduction 4-96 4.162 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 4_97 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 Roripaugh Ranch Specific Plan i 6 N.\37367.000\DOC\SPTOCCCFINALSP.DOC - March,2003 TABLE OF CONTENTS 4.11 SITE DESIGN 4-141 4.11.1 Cluster Courtyard,(Planning Areas 12, 14,15, 23 and 31) 4-141 4.11.2 Site.Planning Guidelines 4-141 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 4-15.8 4.115 Street/Plaza Furniture and Bus Shelters 4-159 4.13.6 Pedestrian Pathways 4-159 ' 4A3.7 -Walls 4-159 4.13.8 Signage 4-159 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 • 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 5-9. 5.4.1 Description of Neighborhood Commercial 5-9 5.4.2 Use Regulations 5-9 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 PUBLICANSTITUTIONAL 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) 5-22 5.7.2 Use Regulations 5-22 5.8 PARKING REQUIREMENTS 5-23 6.0 TIMING AND RESPONSIBILITIY OF IMPROVEMENTS—Volume 2 Ro'i auq Ranch Specific Plan i N\31367.000\DOG\SPTOCCCFINALSP.DOC March,2003 TABLE OF CONTENTS 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-T 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) 2-9 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 2-28 Figure 2-4B Typical Street Sections P-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 2-56 Proposed Circulation Improvements 2-33 Figure 2-5C Pedestrian/Bicycle'Circulation Plan 2-34 Figure 2-513 Proposed.Sidewalk Plan 2-35 Figure 2-6 Conceptual Drainage Master Plan 2-39' Figure 2-7 Conceptual Water Master Plan 2-42 !• 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& 1 B 3-4 Figure 3-2 Planning Area 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 3-18 Figure 3-6 Planning Area 6 3-P1 Figure 3-7A Planning Areas 7A, 7B, 7C,and 8 3-24 Figure 3-7B Planning Areas 8, 9A, 9B 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 3-43 Figure 3-12 Planning Area 15 3-46 Figure 3-13 Planning Area 16 3-49 ® Figure 3-14 Planning Area 17 3-52 Figure 3-15 Planning Area 18 3-55 Rprfpaugh Ranch Specific Plan i a F9EI 67.000\DOC\SPTOCCCFINALSP.DOC March,2003 TABLE OF CONTENTS Figure 3-16 Planning Area 19 3-59 Figure 3-17 Planning Area 20 3-63 Figure 3-18 Planning Area 21 3-67 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 3-89 Figure 3-26 Planning Area 31 3-92 Figure 3-27 Planning Area 32 3-95 Figure 3-28 Planning Area 33A and 33B 3-98 Figure 4-1 Landscape Master Plan("Plateau") 4-2 Figure 472 Landscape Master Plan("Valley') 4-3 Figure 4-3 Community Sports Park Plan 4-7 Figure 4-4 Neighborhood Park 4-8 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 4-18 Figure 4-12 Trail System,Master Plan("Plateau") 4-21 Figure 4-13 Trail System Master Plan ("Valley') 4-22 Figure 4-14 Pedestrian Bridge 4-23 Figure 4-15 Visual Buffer Areas 4-24 Figure 4-15A Enhanced Landscaping and Nature Trail ("Plateau") 4-25 Figure 4-16 Mufti-Use Trail 4-26 • Figure 4-17 Primary Project Monumentation 4-29 Figure 4-18A Staffed Gated Primary Entry Perspective 4-30 Figure 4-18B Fire Station/Staffed 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 4-20B Bridge Monumentation Cross-Section 4-34 Figure 4-20C Auto and Pedestrian Gated Entry 4-35 Figure 4-21 Card Key Gated Secondary Entry (Planning Area 1A) 4-36 Figure 4-22A Card Key Gated Secondary Entry(Planning Areas 4A and 4B) 4-37 Figure 4-22B 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 Butterfield Stage Road Cross-Section (Planning Area 9B& 13) 4-47 Figure 4-23E Butterfield 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 4-25B Murrieta Hot Springs Road Cross-Section (PA 4A, 4B 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& 11) 4-55 • Figure 4-26B Murrieta Hot Springs Road Cross-Section (Planning Area 9B& 11) 4-56 Figure 4-27 Nicolas Road- Butterfield Stage Road to West Project Boundary 4-58 (Planning Area 12, 33A, and 33B) Roripau' Ranch Specific Plan - i 9 4%l367%00\00C4SP70CCCFINALSPDOC March,2003 TABLE OF CONTENTS 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 Figure 4-30B "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 4-71 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 4-84 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 4-88 . Figure 4-40 Cross Section (B) Medium Density Interface 4-89 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 4-92 . Figure 4-44 Cross Section (F)South Project Boundary Interface 4-93 Figure 4-45 Cross Section (G)Open Space- Plateau. 4-94 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 �• Figure 4-55 Italianate 4-107 Figure4-56 Mediterranean 4A08 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 Figure 4-62 Cluster- Rear Loaded Garages 4-146 Figure 4-83 Tandem Garage-Side Porte Cochere 4-147 Roripaugh.Ranch Specific Plan i 10 rv.\.i1367.000\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; M1, M2 Hardscape 4A50 Figure 4-87 This Page Left Intentionally Blank 4-151 - Figure 4-88 LM,M1,M2(Hardscape Concept) 4-152 Figure 4-89 LM; M1, M2 (Hardscape Concept) 4-153 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 2-22 Table 5-1 Schedule of Permitted Uses- Residential Districts 5 5 Tattle 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 Roripaugh Ranch Specific Plan i_ N.\31367.000\DOC\,SPTOCCCFINALSP.DOC March,2003 EXECUTIVE SUMMARY SUMMARY OF SPECIFIC PLAN CONTENTS The Roripaugh Ranch Specific Plan document is divided into five sections and are summarized as follows: Section 1 General Plan Consistency—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.Govemments (WRCOG) and the Regional Comprehensive Plan (RCP). Section 2-Specific Plan Components—Volume 1 Section 2 identifies the specific plan components and establishes the criteria for land use,circulation, drainage, public facilities, grading, landscaping, open space and recreation, phasing, walls and fences, offsite improvements,design and development standards. Section 3- 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. 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 Specfic Plan project is located in Western Riverside County at the northeast comer 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 1-215 and 1-15 freeways at Murrieta Hot Springs Road,as depicted in Figure ES-1, Regional Location Map, and Figure ES-2, Area Wide Project Vicinity Map. Roripaugh Ranch Specific Plan ES-t N.\3197.000\DO CGSPSECTESCCRNALSP.DOC March,2003 EXECUTIVE SUMMARY The proposed Roripaugh Ranch community is comprised of 2,015 single family dwelling units on •i 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 1-15 and 1-215 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 wesf. The area surrounding the project site consists of rolling hills and valleys that have been actively farmed since the early 1900'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 (Temecula 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 to 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"southern" portion along Long Valley Wash. Abutting the northern 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(Le., haH-acre to 2.5-6cre) is located south and west of Roripaugh Ranch. (Figure ES-3). • PROJECT DESCRIPTION This Specific Plan has been prepared to guide the.overall development of the project site. In addition to new homes,the project will also provide supporting land uses such as private recreation centers, schools, 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 1B) 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. Roripaugh Ranch Specific Plan ES-2 N.131397-000\DOC\SPSECTESCCFINALSP.DOC - March,2003 EXECUTIVE SUMMARY 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 FICA. Table ES-1 provides the breakdown of land uses within the Roripaugh Ranch Specific Plan.Table 2-2 provides the breakdown by Planning Areas. Table ES-1 Proposed Land Uses Land Use/General Plan Acres Percent Density Total Density(unitslacre) (du/ac) Units Residential Low 107.6 13A 1.0 108 Low-Medium _ 194.8 242 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 Roripaugh7.0 Ranch Specific Plan ES-3 N;131900\DOC\SPSECTESCCFINALSP.DOC March,2003 ASHBY USA LLC FIGURE ES-1 CTJ 10 0 \V U � so o 1, a 91 VLAKE PERRIS ON LAKE THEWS •VJ$- 215 74 15 CANYON LAKE 1 so �• `\ O 79 SKINNER � LAKE ELSINOR (NORTH) J PROJECT 0 LOCATION TEMECULA CITY LIMITS 79 � - - - - - - - - - (SOUTH) RIVERSIDE COUNTY - - - - - - - - - - - - - - SAN DIEGO COUNTY i • _ f`r r ® The KeithCamyeniesl�■A— � / + e t E Rornpaugh ,, Rallch C� y y D ,du n s \ LEON RO. m \/ CA C D.IE-NR---- N } - Z y POUggOY RD, ylw Cf) - p O WAI.COTY IN. `\ /��' 1 0131l831}D9 p O /' s * D C D p _ 1 4 Co Project. Vicinity Map ' _ PbMt YfimW ali�+Pw Er..rynoER owo:rGv�ai.?cDa,:vsaoeor?Rsx000eaz.ay HBY USA, `G FIGURE ES-3 JLU • _�� L�Ll I �, I I FT rjr , l_ FRENCH VALLEY ; ���{'-y/,AIRPORT _ I i ''� � -> it i� i 'PROPERTY � i ��• _ I _ � - .� t O 06. NPiB4 J i ISTA JOHNSON RANCH PROPERTY Cn 70 • ` COU OF RIVERSIDE- ^-� I�� - UCR PROPERTY . . i �-. I I i PRO - , i Cc - SAC o _To-D .� a 1 . ��I I( 7 VI TA DELM \• ', t � L t 't� l t •`��\II �'/ �' III -_/ } _ .�\ �\\ Cou The Keith Com"ntesljrj<v }Y ` - - - - x o r r o s c w t e �' 1 l .• yl:�fuJ(L:� p u() _ „ EXECUTIVE SUMMARY 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 offsite), Nicolas. Road, and partial improvements to Calle. Chapos and Calle Girasol; • Provide a critical link in the Eastern Bypass Corridor(Butterfield Stage Road and Murrieta Hot Springs Road); • Provide a variety.of public and private recreational facilities and opportunities with a system of trails, paths, and paseos for pedestrians, bicyclists, and equestrians; •� Provide improved flood and fire protection for existing and future residents; • Preserve biological habitat consistent with Assessment District 161 Sub-Regional Habitat Conservation Plan; • Be consistent with established policies and goals of the City's Generaf 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 PLAN 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 mufti-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. Roripaugh Ranch Specific Plan ES-8 RA31367.000\DOC\SPSECTESCCFINALSP.DOC March,2003 SECTION I INTRODUCTION TO AMENDMENT NO. 2 DESCRIPTIVE SUMMARY OF CHANGES • Section Section I of the Specific Plan Amendment No.2 contains the following modifications on revised pages 9 and 10,. and Figure 1-3. 1.2.1 (Evaluate Opportunities for Open Space)—Corrected the open space acreage and inserted a reference to the park and ride facility.. Section 11 Section II of the Specific Plan Amendment No.2 contains the following modifications on revised pages 1,2,4,6, 7, 20,23,24, 25, 52 and 53, and Figures 2-1, 2-2, 2-5c, and 2-11. 2.1A (Project Description—Valley Neighborhood) Language was added designating Planning Area 33B as the location.of the Park and Ride and trail head facilities and adds a brief discussion of the park and ride under open space components.' 2.1.2 (Residential Uses)=Corrected the acreage to reflect the designation of Planning Area 33B as Open Space. (Table 2-2)-Separated Planning Areas 33A and 33B. 2.1.3 (Land Use Project Development Standards) — Incorporated the park and ride into the project description,added total residential acreage,and removed Planning Area 33B from the list of residential areas. (� 2.2.6 (Phasing of Road Improvements)- Modified Item 9 to reflect the park and ride in Planning Area 33B. 2.2.7 (Alternative Transportation) - Textual changes were made designating Planning Area 33B as the location of the Park and Ride facility. 2.2.9 (Project Development Standards)Textual changes were made designating Planning Area 33B as the location of the Park and Ride facility and referencing the correct corresponding figures. 2.8.1 identified the park and ride as an open space component of the project and corrected the total open space acreage. Section III Section III of the Specific Plan Amendment No.2 contains the following modifications on revised pages 33,34, 95,_96, 97, 98, and Figure 3-28. 3.11.1 Descriptive Summary)Language was incorporated describing the Park and Ride facility and designating Planning Area 33B as its location. 3.11.3 (Planning Standards—Circulation Standards) Remove references to the park and ride facility. 3.30.1 (Descriptive Summary)-Adjust the acreage and remove references to Planning Area 33B. 3.30.3 (Planning Standards,Circulation Standards, Miscellaneous Standards)-Remove the discussion of the park and ride and Planning Area 33B. • 3,31, Create a new Section containing the provisions for Planning Area 33B and the park and ride facility, Roripauah Ranch Specfc Plan Amendment No.2 S-1 SECTION 7 INTRODUCTION TO AMENDMENT NO. 2 . Section IV Section IV of the.Specific Plan Amendment No. 2 contains the following modification.. 4.13.10 Modify Figure 4-90 to remove the park and ride from the commercial center. Section V. Section V of the Specific Plan Amendment No..2 contains the following modifications on revised pages.1,4,7, 8, 18, 19, and 20. 5.1, Remove Planning Area 33B from Low Density and describe Planning Area 33B as a park and ride under #3,.Parks and Open Space discussion. 5.3:1 (Description of Residential Districts—Low Density Residential),Planning Area 33B was deleted from this section: 5.3.3 (Development Standards)-Remove.Planning Area 33B from the list of Low Density Planning.Areas. 5.5 Add Planning Area 33B to the list of.Open Space Planning Areas. 5.5.2 (Use Regulations)-Add Planning Area 33B to the list of Planning Areas for the Open Space 2 district Add"Park and Ride"to the schedule of uses. Designate"Park and Ride"as a permitted use in the Open Space 3 District: 5.5.3 (Development Standards)-Add Planning Area 33B under the list of Planning Areas subject to the . OS requirements. Inserted the language to require Planning and Community Services approval of development in Planning Area 33B as directed. . Roripauah Ranch Spec Plan Amendment No 2 S-2 SECTION I INTRODUCTION TO AMENDMENT NO. 1 1.1 INTRODUCTION TO AMENDMENT NUMBER ONE • 1.1.1 Introduction The Temecula City Council approved the Rodpaugh Ranch Specific Plan (SP-14) on,November 26,2002. . The Specific Plan Document consisted of two (2)volumes and contained then following components: Section 1.-General Plan Consistency • Section 2-Specific Plan Components i Section 3-Planning Areas and Development Standards . . Section 4- Design Guidelines • Section 5-Specific_Plan'Zoning Ordinance • . Section 6—Timing and Responsibility of Improvements • Section 7—City of Temecula Conditions, Summary and Errata Sheet The approved Ronpaugh 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 schooD, 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,39A acres for flood control purposes,2021 acres ! of.open space and.21.2 acres of landscape slope. Minor modifications to the Land Use, Design Guidelines and Development 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 associated modifications for revised standards and guidelines prior to consulting the associated sections of. • the prior; approved.Specific Plan document. Details of the modifications are contained within the ensuing Sections of this Addendum: i1.2 RELATIONSHIP BETWEEN AMENDMENT NUMBER ONE AND SPECIFIC PLAN 1.2.1 ` Overview :As stated in Section 1 of this Addendum, minor modifications to the Land Use, Design Guidelines and . Development 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. The following criteria will apply to the Specific Plan and the.Specific Plan Amendment: C • Reviewers of the Specific Plan document will review the Addendum and its associated modifications to the Standards and Guidelines prior to consulting the associated sections of the prior, approved' Specific Plan document. Whenever- there are discrepancies between the .information 'contained in -the Specific Plan Amendment and the Specific Plan,the information contained within the Specific Plan Amendment shall prevail. The.Director'of Planning;shall provide a written Specific Plan Consistency Determination, in the event that'ambiguity:still exists between the Specific Plan and the Specific Plan Amendment. . t' Roripaugh Ranch Specific Plan Amendment No.1 - - - Aecef W'2004. . I SECTION I INTRODUCTION TO AMENDMENT NO. 1 DESCRIPTIVE SUMMARY. Section L 1.1 This Section is an Introduction to the Specific Plan and the Specific Plan Amendment It inciudesthe 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 Specific Plan Amendment. 1.3 Descriptive Summary_ „{ Section 11 j. Section 11 of the Specific Plan Amendment Addendum contains the following modifications: • Table 2-1 (Residential Land Uses by Land Use Designations; Table 2-2 (Proposed Land Uses by Planning Areas (PA);` ' • Section 2:10 (Walls and Fences Master Plan) based on changes to Planning Areas 1A,7B, 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 lot sizes are 5,000 square feet and larger.'.These Planning Areas are: 10, 16, 17; 18,: If 19, 20, 21, 33A & 33B: All other Planning Areas will not contain minimum-lot sizes that.are conducive for single-story elevations. { Section III • Section 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 I the following Planning Areas: 1 . Planning Area 1A; Planning Area 7B; Planning Area 10; • Planning Area 12; and • Planning Area 27. Section IV Section IV of the Specific Plan Amendment Addendum contains the following modifications: • 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 444A, 4-34B-1, 4-34B-2,4-34C-1 and 4-34C-2; and • Modifications to the Architectural Design Guidelines text and Figures for the architectural styles that. will be encouraged in the Specific Plan., Section V Section V of the Specific Plan Amendment Addendum contains the following: • Amended Specific Plan Zoning Ordinance; • Standards have been added the Low Density Estates (L-E) for Planning Area 10; • Allowingr,single-family detached'units in Planning Areas.12, 14 and 15; • Table 5.1 (Schedule of Permitted Uses-Residential Districts)has been expanded to includethe L-E • designation; Rodpaugh Ranch Specific Plan,Amendment No.1 - - 2 December,,2004". - i SECTION I INTRODUCTION TO AMENDMENT NO. 1 • Table 5.2-1 (Accessory Structures Setbacks) has been added;and • Table 5.2-2 (Maximum Encroachments into.Required Yard Area has been added., f I 1 1 f f i 3 Ronpaugh Ranch Specific Plan,Amendment W.1 - . - December 20p4 :- GENERAL PLAN CONSISTENCY • 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(W RCOG)and the Regional Comprehensive Plan (RCP)of the Southern California Association of Governments. The project proposes suburban density uses in a largely rural area and so is not fully consistent with existing uses or rural policies. 1.1.1 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 Specific 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 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, intensities, setback requirements;, lighting and landscaping standards, and signage regulations all contribute toward the protection of proposed residential neighborhoods in the area as well as some reduction of possible negative impacts to 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. Goal,A. "A development pattern 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. "Aland use pattern and.intensity of development that encourages alternative modes of transportation, including transit, bicycling,and walking."_ ;Roripaugh tianch Specific Plan 1-1 N.,\31367.000\DOC\SPSECTICCFINALSP.DOC March,2003 _ GENERAL PLAN CONSISTENCY tAnalysis-The proposed development plan includes a series of moki-use trails,Class 11 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. 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(Exhibit2-5), 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. Goa11: "Strive to maintain a Level of Service"D"or'greaterat 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 expected 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 people and goods to and from the community". • Aoripaugh Ranch Specific Plan 2 .N.13 1-2 1367.000\DOC\SPSECTiCCFINALSP.DOC - March,20 GENERAL PLAN CONSISTENCY • 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 visitors 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-1 1)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- / 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 units 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. Goal 3. "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 focthe City of Temecula to assist in the improvement and development of housing.indhis area. I • Boripaugh Ranch SpecificrPlan _ 1-3 '.NA31367.000\D0C\SPSECTI CCFINALSP.DOC March,2003 GENERAL PLAN CONSISTENCY Goal 4. "Conservation of existing affordable housing stock." Not applicable. Goa)5. "Equal housing opportunity for all residents of Temecula." Analysis-The project will offer housing to a wide variety of residents of the City of Temecula; ranging, from 3,000 square foot lots up to one acre. In.addition, the project contains 828 Medium density (clustered) units, some of which maybe 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 needs of project residents. Goal 2. "Conservation and protection of surface water,groundwater and imported water resources:' Analysis-Over two thirds (69%) of the site will continue to have pervious surfaces which will allow for continued percolation of rainfall on the site. The project will also meet'all applicable regional and state regulations regarding water quality_ Goal 3. "Conservation of important biological habitats and protection of plant and animal species of concern;wildlife movement corridors, and general biodiversity." Analysis-By maintaining and conserving the primary watercourses and riparian habitat which exist within the project site,this Specific Plan assists in the conservation of important biological habitats, protects plant and animal species of concern,and maintains wildlife movement corridors. 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 life in the area as well as existing.watercourses within the project boundaries. The Specific Plan incorporates these features into the overall open space/recreation plan,while protecting the habitats ' of natural resources found in the area: The proposed open space plan is consistent with the open space plans for the neighboring Rancho Bella Vista and Johnson Ranch projects. Goal 6. "Preservation of significant historical and cultural resources.- Analysis-The site:does not contain any identified significant resources. Grading will be monitored to assure that any buried.resourcesare properly identified and mitigated. Roripaugh Ranch Specific Plan - 1-4 N.\31367.000\DOC\SPSECTICCFINALSP.DOC March,2003 GENERAL PLAN CONSISTENCY �• Goal 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-All 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 property. Goal 2. "Orderly and efficient pattems of growth within Temecula that enhance the quality of life for �• residents." Analysis-The public services, as well as recreational facilities that are proposed will promote orderly and efficient patterns of growth in Temecula and enhance the quality of life for residents. Additionally, the natural open space/habitat conservation areas proposed will enhance the quality of life for residents by conserving land housing sensitive wildlife and plant life. Goal 3. "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 identifies one elementary and one middle school site to be located within the project boundaries. Appropriate agreements and financial arrangements will be pursued with the school district for the financing of the school facility construction. Goal 5. "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 recreational needs of project residents and also assist in meeting the recreational needs of the larger Temecula community. In addition,a private mini-park and two private recreation centers are proposed within the project site. "., • Goal 6. "A water and wastewater infrastructure system that supports existing and future development in the Study Area." ,Roripaugh Ranch Specific Plan - 5 - N.\3M7.000\DOC\SPSECTICCFINALSP.DOC March,2003 GENERAL PLAN CONSISTENCY • 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. Goa19. "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." 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 with all applicable regulations designed to protect the public and environmental resources. Areas with hazardous materials have already been remediated.(i.e. removed) from the site_ 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 Nofse Element Goal 1. "Land use planning that provides for the separation of significant noise generators from sensitive receptor areas." Roripaugh Ranch Specific Plan 1� N.\31367.000\DOC\SPSECTICCFINALSP.DOC - March,2003 GENERAL PLAN CONSISTENCY Analysis-Land use patterns and regulations will provide adequate protection from significant noise . generators such as commercial centers. The Plateau portion of the site is within the 2-mile planning radius for the French Valley Airport, and the proposed land uses are not consistent with the Master Plan for the airport. 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 i 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. Goal4. "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 Western Riverside County. 1.1.9 Community Design Element Goal 1. "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 development and modifications to existing development" Acripaugh Ranch Specific Plan - - 1-7 N:\31367-000\DOC\SPSECTICCFINALSP.DOC. - - March,2003 GENERAL PLAN CONSISTENCY �• Analysis-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." Analysis-The open space resources of Santa Gertrudis Creek and Long Valley Wash, as well as the open space areas adjacent to Skunk Hollow and along the south and east boundaries of the site, Will be preserved as part of the AD 161 SHCP. The plan will also preserve the rural character of the Nicolas Valley, although traffic volumes along Nicolas Road will increase. Goal 4. "A streetscape system that provides cohesiveness and enhances community image." Analysis - The streetscape design program for the project site will result in a positive sense of community and place by establishing design features that tie the community together. Goal 5. "Protection of public views of significant natural features." Analysis-The project largely preserves the major natural feature onsite(i.e., Santa Gertrudis Creek) including the natural ridgeline to its north and along the eastern boundary.of the site. The project will Modify onsite topography including the southern ridge along Santa Gertrudis.Creek. The site.is not . generally visible to the general public,although about 2 dozen residences now have views of the site from the Nicolas Valley, Calle Girasol area, and the Calle Contento area. Goal 6. "Maintenance and enhancement of the Citys public spaces and resources." Analysis-The two proposed parks will enhance the existing stock of public spaces and,resources within the City of Temecula. Goal 7. "Community gathering areas which provide for the social, civic, cultural and recreational needs of the community." Analysis-The proposed parks and private recreation facilities will provide informal public gathering places associated with recreational activities, and may provide more formal gathering places to help meet cultural and civic needs of the community. 1.1.10 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. Goal 2. ."Divers'ification 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." Analysis-The development of the project will enhance the quality and quantity of community facilities available for use by residents of Temecula. Roripaugh.Ranch Specific Plan 1-8 N131367.000\DOC\SPSECTICCFINALSP.DOC Marcli,.2003 . GENERAL PLAN CONSISTENCY 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 S. "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. I.A.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. 1.2 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 betaken 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-Agency Coordination This section applies to City activities and is not project specific. Redirect Urban Development to Urban Areas The project is not totally consistent with this directive of the plan, but the.property has been designated for suburban density development for many years,and is being developed at a level that is almost 20_percent less dense that is allowed. It will also complete the Eastern Bypass Corridor which will help form an urban.development limit for the City. Cluster Densities related to Specific Plans According to the General Plan,the project site is designated for a Specific Plan with an overall density of 3.0 units per gross acre(GP Figure 1-3). The proposed project has a net residential density of 4.26 units per acre, but actually has a gross density of 2.56 units per acre.that uses clustering to preserve over 200 acres of biological habitat. Higher density single family residential uses (i.e., 5,000 square foot lots)are proposed in the Plateau area but separated by sethacks'and landscaped_buffering from the top of,the slope and.views from Nicolas Valley. Higher density.housing is also located in the central portion of the Valley area east of Butterfield Stage Road,'while lower density uses are located around the periphery of the site,adjacent to rural uses to the east and south. In.these ways, the' proposed project provides appropriate clustering within the Specific Plan;and-thus is consistent with this requirement of the GMPAP. RoripauSh Ranch Specific Plan N-,\31367.000\DOC\SPSECTiCCFINALSP.DOC March,2003 GENERAL PLAN CONSISTENCY. •.. 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. 1.2 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 Ronpaugh 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-Aaencv Coordination This section applies to City activities and is not project specific. Redirect Urban Development to Urban Areas • The project is not totally consistent with this directive of,the plan, but the property, has been designated for suburban density development for many years,and is being developed at a level that is almost 20 percent less dense that is allowed. It will also complete the Eastern Bypass Corridor which . will help form an urban development limit for the City. Cluster Densities related to Specific Plans According to the General Plan,the project site is designated for a Specific Plan with an overall density of 3.0 units per gross acre(GP Figure 1-3). The proposed project has a net residential density of 4.26 units per acre, but actually has a gross density of 2.56 units per acre that uses clustering to preserve over 200 acres of biological habitat. Higher density single family residential uses(i.e., 5,600 square foot lots)are proposed in the Plateau area but separated by setbacks and landscaped buffering from the top of:the slope and views from Nicolas Valley. Higher density housing is also located in the central portion of the Valley area east of Butterfield Stage Road,while lower density uses are located around the periphery of the site, adjacent to rural uses to the east and south. In these ways, the proposed project provides appropriate clustering within the Specific Plan, and thus is consistent with this requirement of the GMPAP. Evaluate Opportunities for Open Space Approximately a third (263 265 acres or 33 percent) of the proposed project is reserved for open space, including 202.7 acres for the AD 161 Sub-Regional Habitat Conservation Plan recently approved by Riverside County and the U.S. Fish and Wildlife Service. The project is therefore consistent with this requirement of the GMPAP. Goal B of this section addresses the City's Development Review Process and directs the Planning Commission to"consider approving residential projects at the lowest allowable density in each density • category." It further states the Commission may "consider approving a project above the lowest density if the project provides onsite or community amenities.". The project amenities include: a community park; a neighborhood park; 3 private recreational facilities;trails; open space consistent with the AD 161 SHCP;provision of major onsite and offsite public improvements and region-serving Ronpaugh Ranch Spec Plan Amendment•No 2 1-9 GENERAL PLAN CONSISTENCY • Evaluate Opportunities for Oven Soade //� Approximately a third(263 acreor3 percent) of the proposed project is reserved f ropen space, including 202.7 acres for thSub-Regional Habitat Conservation Plan rec tly approved by Riverside County and the . nd W ildlife S/he ,,ecThe project is therefor consistent with this . requirement of the G.MP) P. Goal'B of this secti addresses the City's Devet Review Pr ss and directs the Planning Commission to" sider approving residential prothe lowest owable density in each density category." It fu er states the Commission maider ap oving a project above the lowest density if the roject provides onsite or communitie . The project amenities include: a community ark; a neighborhood park;3 private n facilities;trails; open space consistent with the A 161 SHCP;provision of major onsite ' public improvements and region-serving roads (L ., Murrieta Hot Springs Road and Butterfge Road);flood control facilities;a new fire station, an elementary school site and a middle site. Preserve Open Space The.first recommended goal in this section is to"acquire vital open space and resource ar s." The project as proposed does contain significant open space and habitat resources, whi have been incorporated into the recently approved Assessment District 161 Sub-Regional Hab' 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 eland for biological habitat mainly for the California gnatcatcher and Quino checkerspot butterfly✓The majority of the proposed open.space land is adjacent to the Johnson Ranch open ss lands to be included in the Assessment District(AD) 161 Sub-Regional Habitat Consery on Plan (SHCP) recently approved by the County and the U.S. Fish and Wildlife Service. The roposed project therefore meets this requirement of the GMPAP. The third action item is to"maintain large parcel si s 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 ripaugh Ranch plan also calls for suburban densities and lot sizes in the Plateau area consistent lth development to the west along Murneta Hot Springs Road and larger lots adjacent to the rural reas to the south and east. In these ways,the proposed project is consistent with this requirem nt of the GMPAP. The remaining action items addr s funding mechanisms for preserving open space, such as tax advantages or state bond fund , and conducting a study to identify the amount and cost of open space land remaining in the ' Traffic Circulation Svste Im rovements The GMPAP addres es traffic circulation system improvements, and the first goal is to"ensure that infrastructure is c7structed 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 verall growth in the project area as well as specific improvements needed to serve the propose roject. The project El and traffic study identified the timing and fair share contributions requir for specific intersection and roadway improvements. In this way, the proposed project is con ' tent with this requirement of the GMPAP. Other action items under this goal are for the City to plementthe'Capital Improvement Program(CIP)and to work with other agencies regarding the. • timing and funding of improvements. Roripaugh Ranch Specific Plan t_10 .N:\31367.000\130C\SPSECTI CCEINALSP.DOC March,2003 - e f GENERAL PLAN CONSISTENCY �• roads(i.e.,Murrieta Hot Springs Road and Butterfield Stage Road);flood control facilities; anew fire station; a park and ride facility, an elementary school site and a middle school site. Preserve.0oen Spam 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 open space land is adjacent to the Johnson Ranch open space lands .to be included in the Assessment District(AD)161 Sub-Regional Habitat Conservation Plan(SHCP)recently approved by, the County and the U.S. Fish and Wildlife Service. The proposed project therefore meets this requirement of the GMPAP. The third action item is to"maintain large parcel sizes in rural areas. Parcel sizes should increase the greater the distance from urban core areas. Encourage down zoning and parcel merging to maintain large rural lot sizes." The proposed Roripaugh Ranch plan also calls for suburban densities and lot sizes in the Plateau area consistent with development to the west along Murrieta Hot Springs Road and larger lots adjacent to the rural areas to the south and east In these ways,the proposed project is consistent with this requirement of the GMPAP. The remaining action items address funding mechanisms for preserving open space, such as tax • advantages or state bond funds, and conducting a study to identify the amount and cost of open space land remaining in the City. Traffic Circulation Svstem imorovements The GMPAP addresses traffic circulation system improvements,and the first goal is to"ensure that infrastructure is constructed ahead of new development," while the third goal is to "continue to condition new development to ensure that infrastructure is constructed in conjunction with development impacts." The Roripaugh Ranch Specific Plan identifies a variety of improvements needed for overall growth in the project area as well as specific improvements needed to serve the proposed project. The project EIR and traffic study identified the timing and fair share contributions. required for specific intersection and roadway improvements. In this way, the proposed project is consistent with this requirement of the GMPAP. Other action items under this goal are for the City to implement the Capital Improvement Program (CIP) and to work_with other agencies regarding the timing and funding of improvements. Maximize Existing Transportation Network Efficiency This section mainly addresses City programs and responsibilities regarding public transit that are not directly related to the Roripaugh Ranch project However, the project will make the following contributions to improve circulation: 1)Gommemial uses in PlaRning AFea 11 Planning Area 33B will include 50 designated park and ride spaces;2)the project will make a 3-year contribution to the RTA for a shuttle program for project residents; and 3) provide other transit-related features deemed appropriate by the City during the design review phase of development. In this way,the project will be consistent with this requirement of the GMPAP. Roripaugh Ranch Spec Plan Amendment No 2 1-10 GENERAL PLAN CONSISTENCY i• Maximize Existing Trans ortation Network ncet� y This section mainly addresses rograms and responsibilities regarding public transit that are not directly related to the augh Ranch project. However he project will make the following contributions to i ove circulation: 1) commerci es in Planning Area 11 will include 50 designated parkand ride spaces;-2) the will make a 3-year contribution to the RTA for a shuttl ogram for project residents• )provide other transit-related features deemed appropriate b e City during the design r ' w phase of development. In this way,the project will be consistent with this requirement oft, ' 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 7 Roripaugh Ranch Specific Plan area. 1.3.1 Summary of Implementation Program According to Government Code 65451 of the California Planning Law,-specific plans shall include a program for implementation including regulations,conditions, programs and additional measures as necessary to carry out the plan. In response to this requirement,the Implementation Program for the Roripaugh Ranch Specific Plan and EIR is comprised of the following: 1. Development Agreement 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 1. 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 identified in the agreement. • RoripauQh Ranch Specific Plan -1-11 . - .N:\31367.000\DOC\SPSECTICCFINALSP,DOC March,2003 GENERAL PLAN CONSISTENCY 2. Adoption of the Specific Plan and General Plan Amendment The land uses and regulations of the Roripaugh Ranch Specific Plan shall be compatible with the objectives,policies, general land uses and programs specified in the City's General Plan (CGC 65860(a)). The City s General Plan (Chapter 2, Section ILD)indicates R is the City's 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 with 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. j• C. Elimination of the Calle Contento connection-The elimination of through access on Calle Contento east of the project site is proposed.This connection is not consistent With the City's 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, R is.not consistent with the City's Circulation Element. Due to public concern in adjacent communities to the southeast of the project site, the project applicant has agreed not to connect onsite roadways to Calle Contento for through traffic. This.is to keep onsite and through traffic from entering these adjacent communities, for the purpose of preserving the rural character of their neighborhoods.The traffic study supports this deletion. d: The cross-section for Butterfield Stage Road is planned to be upgraded from an Arterial Highway(110' R/W) to a Specific Plan Roadway(122' R/W) from Nicolas Road to Murrieta Hot Springs Road 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. I. The cross-section for "A".Street and "B Street will be designated as a Collector Roadway between Murrieta Hot Springs Road and Nicolas Road. i ® . _Roripaugh Ranch Specific Plan 1-12 N:\31367.000\D0C\SPSECTI CUINALSP.DOC - - .March,2003 ASHBY USA U-C FIGURE 1-1 �r C . .0 N �� YRC!178P PF 1 L 1 OS-RwcE SVJNNER BP OS-R .CH I •/� ]! BP PF PF I AIT BP CFL I as BP lU—� t {Gj CHCH j4 ./ JOHNSC{N RANCH/ CH UCA AREA, COUNTY (v)acaM) 1` .OF RIVERSIDE M R_ORANCH H `A: , H.✓` I�-;- t e Cf (vacant) a , � + y VL LM CITY COUNTY SOUTHWEST AREA PLAN DESIGNATION CITY LIMITS RR Rural Residential(<0.2 di✓ac) V L Very Low.Residential(0.4-2.0 du/ac) A Agriculture LM Low Medium Residential(L2-14du/ac) CH Conservation Habitat " BP Business Park" SP Specific Plan(Random Bella Vista) PF Public Facilities VL Very Low Density(0.4-2.0 clu/ac) .Sp -Specific Plan(Rodpaugh Ranch Panhandle) L Loiv Density(2.0S.0 du/ac) OS Open Space M Medium Density(5.0-8.0 du/ac) " .PROJECT SITE BP Business Park - Cc Community Center- OS-R -Open Space-Recreation " RC Retail Commercial The Keith CompenieslmMA T 1 0 e ■M9 Roripaug� f Ran ch ASHBY USIA,LC- FIGURE 1-2 �F �E 01 N � RC 0 Ba `BP PF 1 I L 1 - OS-R - I LAKE SKINNER I v s BP '�uIf t L 1 �1I I 3 �o - MH �' OS-R ' CH LO c PF M PF Cl� Plea _ BP i CH -- CH JOHNS�N RANCH/ CH I UREA - COUNTY �; (v�cartl) ry OF RIVERSIDE .- - RORIPAUGH I L RANCH R LM CRY - COUNTY SOUTHWEST AREA PLAN DESIGNATION CITY LIMITS RR Rural Residential(<O2 EWac) V L Very Low Residential(0.4-2.0 dulac) A Agriculture LM Low Medium Residential(1-2-14dufac) CH Conservation Habitat -- PF Public Facilities SIR .Specific Plan(Rancho Bella Vista) SP SPedfic Plan(Roripaugh Ranch_Panhandle) VL Very.Low.Density(0.4-2.0 dulac) OS Open Space L Low Density(2.05.0 dufac) ED PROJECT SITE M Medium Density(5.0-8.0 dufac) BP Business Park . CC Community Center OS-R Open Space-Recreation RC Retail Commercial - PF Public FacilNes The KeitK Companies).M� • l` N T . ; 0 s C A .E Ronpaugh �, Ralich ASHBY US&LLC - FIGURE 1-3 I - O > A K ON a U ¢ I. LMunGq /OS LM LM OS LM Os J IW . LM / OS OS OS / / NC I J I 11 / I M �- � - II 11 . L -'I I; . LEGEND 11 LM �( Proposed General Plan Land Use Code l� I icd RG� a - LOW DENSITY RESIDENTIAL L I/ I/ L 0" M MLIM I- ' LOW MEDIUM DENSITY RESIDENTIAL LM v MEDIUM DENSITY RESIDENTIAL M PUBLIC INSTITUTIONAL PI NEIGHBORHOOD COMMERCIAL NC OS L I� OPEN SPACE/PARK/FLOOD CONTROL OS" Lo P PI _ . I co . OS LM I I- P1 M i 0 I ` os �MOS I M M. LOOP I _- __- - - - - - - - - - L it PI � Y Tie K¢i[p Compenie¢I � /( _ ¢ ¢ ¢ 0¢ Roriauh Ranch I _ ASHBY USA LLC FIGURE 1-4 "FJ g ^C,: i W 9a� • W ? z Ex IS3 - - -. T - - - - - - _ - - - 1 A MP-Private j 18.8 AC M4RR�Frq 12.5 nC / 9A 10 LM �...r 99 DU'SOSt L 5 19 DUB 2 NO7 3.S AC i 8.1 AC 9B C R 78 18. si 4 AC RL" 4 SPRINGS 11 W'S 6 8 AC ^' a LM 2.0A I 99 DIPS 5.2 AC 19.5AC 13 I W OS2 (4.8 AC) 100 DUS 4g ROgO OS7 LM 9 7C 22.3 AC 6 179.6 AC I 1.8 AC113 DU'S -EEE NA OS2 S. C 11 OS3 �, (1.7 AC NC ❑ I _ w -- - 7A 19.5 AC / OS3) 15.4 AC QO (10.0 AC) 0 "A"STREET ' O r 4-4 CD NAP 12 " y M2 O 16.4 AC kT m (15.OAC) 9 LEGEND 33B 145 DU•S 117 L 2.3 AC 16 LM 40.2 AC Specific Plan Road(122') LM 172 DU'S (See Figure 24) 28.S AC N1 I • Specific Plan Road(76') Goio ROAD h12 15 I M2,4 I (See Figure 24A) 3 13.5 O L (3.6 AC OS2) +59 Du s Collector Road(66') ) 11.8 AC 154 Du s 1 ♦*1♦ (See Figure 24A) �15DU•S- r aOpO 30 �atHV 29 4.DAC - 18 /�r� S1 LM CV 12.0 AC 28.4 AC L 13 DUB CD 7 19.7 AC I 28 M11 I C (1.4 AC OS2) S2 24.5 AC 20.0 AC 224 DUS 19 I r+ 9 (� L f n W 3L2 AC `./ _ 0 DU'S m26 22.1SAC 24 M1 2 2310.9 AC -�mi MDVS 25 ---.I 0 20.3 AC 87 D 64 DU'S US 8.2SAC I 11>0 Q CALLE I P ROAD 20 O CHAPOS L L L 21 23.9 AC 30.3 AC 22 DU'B 0 DUB 1732 - - - - - - - - PI :.0 AC Elimination of the Gaffe Contento Connection • Th. Ketch Comoenieel.MMA 0 200 400 e00 I= .� GENERAL PLAN CONSISTENCY �+ 3. Adoption (By Ordinance) and Administration of Specific Plan (Including Minor Changes) 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 Plan Land use regulations are designed to be implemented in conjunction with the City of Temecula Development Code. In the event regulations and standards are not specified within the Speck Plan document,the provisions of the January 1996 City of Temecula Development Code and its subsequent amendments shall be used to regulate that specific element of the development. The City.shall enforce the provisions of the Roripaugh Ranch Specific Plan, and City Zoning and Subdivision Codes for all projects located within the Roripaugh Ranch Specific Plan. Minor modifications to the approved.Specific Plan which will not affect the general intent of the plan may be approved by the Planning Director. A partial listing of such modifications 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 (f CSD). 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 Specific Plan as long as infrastructure and community facilities needs of the community are met. Any changes to the approved Specific Plan Phasing Plan shall require approval from the Planning, Public Works and Fire Department. Ronpaugh Ranch Specific Plan. 1-17 N:131367A00\DOC\SPSECTICCFINALSP.DOC March,2003 GENERAL PLAN CONSISTENCY • 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 currently 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 certified by the City Council. The annexation of the project is not effective until the Specific Plan is approved and the FEIR is adopted. 6. "Master'Tentative Mao("A" Map) A Master Tentative Tract Map will be processed concurrently with the Specific 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 Maps ("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. & Discretionary Approvals 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 permits within the Specific Plan. All applications shall comply with the approved Specific Plan. In the event the Specific Plan is silent on an issue or conflicts with codes,the code shall prevail. 9. Grading and Improvement Plans 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'SpecificPian. 1-16 NA31367.00MOMPSECTI CCFINALSP.DOC March,2003 GENERAL PLAN CONSISTENCY 10. Financing Mechanisms The major infrastructure and facilities within the Roripaugh Ranch Specific Plan and offslte 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 a right-of-way width of 66 feet or greater adjacent to single family residential and not within the gated areas. The School District will maintain the 2 school sites. However, the Master HOA will maintain the landscaped school frontage 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 Property Owners Association (POA) A POA will be formed to maintain the slopes and signage of the Neighborhood Commercial Center. Community Covenants and Restrictions (CC&R's) CC&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 Equestrian Trail.. 12. Procedural Approval Authority • Table 1-1 outlines procedures for the processing of land use permits and other discretionary approvals within the Roripaugh Ranch Specific Plan. -Roripaugh Ranch Specific Plan 1-19 N.131367.000\DOC\SPSECTICCFINALSP.DOC - March,2003 GENERAL PLAN CONSISTENCY Table 1-1. . 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.0.) - 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 V rmits X gram (approved by the X X proving the Dev. P)tion to signs and sign X e X ary Use Permits Xceptions 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. Rodpaugh Ranch Specific Plan ,1-20 - - M\31367.000000SPSECTI CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS 2.1 COMPREHENSIVE LAND USE PLAN • The intent of the Land Use Plan component of this Specific Plan is to describe the general type; location, distribution and intensity of the land uses proposed for Roripaugh Ranch. The primary; objective is to establish the specific type and intensity of land uses permitted within.the Roripaugh Ranch,as well as.their relationship to land uses on adjoining properties,both existing and proposed. 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 schools,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. minimum lot size of 5,000 square feet (Planning Areas 1A,.2, 3, 4A and 4B) and 145 clustered Medium Density residential lots with a minimum lot size of 3,000 square feet(Planning Area 12). In addition, this neighborhood will include a 0.3-acre private mini-park (Planning Area,1B), a 4.8 acre private recreation center(Planning Area 5) and a 5.1 acre neighborhood park(Planning Area 6). Planning Areas 1 through 5 will be gated. Planning Areas 10 and 12 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. Valley 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 33B. 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 and 33A and 33B), 430 Low Medium Density residential lots with a minimum lot size of 6,000 square feet(Planning Areas 17 and 18)and 6,000 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, 1.5,22 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 29),a 2.3 acre 50-space park and ride/trailhead facility(Planning Area 33B),and a 2.0 acre fire station site(Planning Area 32). Roripaugh Ranch Specific Plan Amendment No 2 2-1 SPECIFIC PLAN C MPONENTS 2.1 COMPREHENSIVE LAND USE PLAN The intent of the Land Use Plan co onent of this Specific Plan is to d tribe the general type, location, distribution and intensity the land uses proposed for Rod gh Ranch. The primary objective is to establish the speci ' type and intensity of land uses per itted within the Roripaugh Ranch, as well as their relations p to land uses on adjoining propertie , both existing and proposed. 2.1.1 Project Description The proposed Land Use Ian for Roripaugh Ranch provides or a residential community with a maximum of 2,015 resid' tial dwelling units, resulting in an of all density of 2.5 units per gross acre, which is less than the 3 dwelling units per gross acre dens; ' permitted under the Temecula General Plan. Additionally,th Ian proposes supportive land uses i' luding schools,parks, private recreation centers, neighborh commercial and open space. The And Use Plan,as depicted in Figures 2-1 and 2-2, identifies a proposed land uses and develop ent patterns for the community. The project sit s comprised of three distinct neigh b" rhood areas: A) the"Plateau"Neighborh B) the "Valle Neighborhood; and, C) the "Habit, " Neighborhood (see Figure 2-2A): The t e neighborh s are discussed below. Plateau i hborhood (See Figure 2-2A'and -1) This n ghborhood is generally located we of Butterfield Stage Road and includes PI ping Areas 1A t ugh 6, 10, 11 and 12. This ar is elevated well above-the existing r al residential dev pment in Nicolas Valley, and i roughly at grade with the future Ra o Bella Vista de lopment to the north. Murrieta Ho Springs Road will provide the primary ac ss to the Plateau N gFiborhood. he Plateau Neighborhood will in de 665 single family residential.units o , approximately 148.3 acres with a density of 4.5 du/ac.T is area will include 11 Low Density reside tial lots with a minimum PO• lot size of 20,000 square feet (P nning Area 10), 509 Low Medium Den Ity residential lots with a minimum lot size of 5,000 squ re feet (Planning Areas 1A, 2, 3, 4A d 4B) and 145.clustered Medium Density residential fot with a minimum lot size of 3,000 squar feet(Planning Area 12). In addition, this neighborhood I include a 0.3-acre private mini-park.( arming Area 16), a 4.8 acre private recreation center(P nning Area 5) and a 5.1 acre neighbor d park (Planning,Area 6). Planning Areas 1 throug will be gated. Planning Areas 10 and 2 are planned-to be,gated using a card key. Residential I is within the Plateau area that are withi 175 feet of the southern property line and are visible fro omes along the north side of Nicolas ad, shall either have additional rear yard building setback or additional landscaping to help scre n the residential units from Nicolas Valley. -Valley Nei hborh (See Figure 2-2A and 4-2) This neighborh is generally located east of Butterfiel Stage Road adjacent to"North Loop Road" and"South L Road"and includes Planning Areas 4 through 24 and Planning Areas 27 through 33B. i The Valley ighborKood will include 1,350 singl family residential units on approximately.349.8 acres with nsity of 3.9 du/ac.This area will i de 97 Low Density residential lots with a minimum lot size of 060 square feet.(Planning Areas 20,21, 33A and.33B), 430 Low Medium Density residenti lots with a minimum lot size of 6,00 square feet (Planning.Areas 17 and 18)and 5,000 square f e.t(Planning Area 16), 122 Medium ensity lots designated as Medium Density(Standard), with a immum lot sized 4,000 square fee (Planning Areas 23 and 24) and 701 Medium Density (Clust ed -maximum of 20% can be zer lot line), with a minimum lot size.of 3,000 square feet (Pla Ing Areas 14, 15, 22 and 31).ln.a ition, this portion of the,projectwill include a 19.7 acre ac ' Community Sports.Park(Plannin rea 27),4.0 acre Recreation Center(Planning Area 30), a .0 acre middle school site(Planning rea 28), a 12.0 acre elementary school site(Planning Area • 2 and a 2.0 acre fire station site (PI ing Area 32). Aoripauah Ranch Specific Plan 2 1 N.\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 FIGURE 2-1 C / L1 IBM E 15E- b $� 10 I� a TA 2 wale N3r- A 9B ° 7 a, .. Ir. _ rQ C t Mo%A 11911. IN aran � ;napi 48 y�I fl HAv tt-�z 2 1 /y Lea � 1y7 n. N uK 1B a`IK K an 1 td I 1b aaNKa Mww 1 �aaa 1 / afK Il PJe LAND USE CODE ACRES DENS" UNITS LOW DENSDY RESIDENTIAL L W,5 0.9 IN O LOW DENSITY ESTATES LE 8.1 1.] 14 —--- 1B LOW MEDIUM DENSITY RESIDENTIAL LM 190.0 I It .3 [1 MED.DENSITY RES. Mt 213 57 122 1n9Ao O MED.DENSITY RES.(C°vyald) M2 BB.9 9A 837 []NEIGHBORHOOD COMMERCIAL NC 154 311 NEIGHBORHOOD PARK NP 5.1 FT SPORTS PARK SP 19.T nirvn a1B PRIVATE WIN PARK RC 93 'lift m PRIVATE RECREATION CENTER EDUCATIONAL(SCM1ools) 51,82 320 S PUBLIC INSTITUTIONAL(Fire SWWrl) PI 2.0 24 In HABITAT OSt 202.T ®FLOOD CONTROL OS] 3]) 9� 1uNsp- P"'I LANDSCAPE SLOPES(Mmuaclursd SMIM-) OS3 21.2 NZ 23� seta PUBLIC STREETS 35.4 l�ai %'KI F. -- PRIVATE STREETS 98 oRUA .011 GRAND TOTAL 804.7 2.5 2,015 � a_aivavou�21 IM l a.K AfK aan awn L da. 3 N u Oily lCounry Boundary ® Pededden Bnid9e (U`Aa N.M. A 15-a41e mW Wse IaJ u w sdf in Punning Nees 19.20 and 21 adjacent to en Mpery WImOan Pannilp Antes 19 and 21)wW lave 1 0 aen ninilalw Ids adpcew to ws pnpedy tnnot&n and 2D,WD M.0.mminun Iola adjacent to as 1.0 sas lots. Panning Nea 21"have 1.8 Nola minimum lots ad".[1.M.pap"boundary and 20,0a0 K IL minims.Ill.atl}eceid to Dn 10 sae ION. ®N m so Plan.I AnutlearolaM1 19 NM1SM Mmapped fo9elM1er la ansula (l ) 1 (a al.nonn a ante Naa eaesa. 1\�)1 1�) I l till `L�Q r��I I)� �I and 112 Md, b ary'd3fa saga have l eve rMnmilnm als edlBCMI b M.Nesam bnuntlan l� r Jj a • • 0 FIGURE 2-1 C: rAaa exOraBrr a ;is 3 �r 1A 2 vv ova rat / 'uc .6 d pp vv aac luac 4A �u+CS ova 7 1a Mn 1 "Upper Iu par. I 4B Ba1p ((f w J i I ere A< a n Q t y�r NAP � m i j rT( 33B I a r, �Ag i •33A LAND USE CODE ACRES DENSITY UNITS i� 1 Las LOW DENSITY RESIDENTIAL L 99.5 127 IM radn a LOW DENSITY ESTATES L.E 8.1 1] 14 - LOW MEDIUM DENSITY RESIDENTIAL LM 198.8 4.8 gets MED.DENSRY RES, M1 21.5 57 122 MED.DENSITY RES.(Courtyard) M2 BaA 9.4 837 \h\ NEIGHBORHOOD COMMERCLAL NC 15.4 Y NEIGHBORHOOD PARK MP 5.1 ®SPORTS PARK SP 19.7 '19 PRIVATE MIM PARK MP .3 ' PRIVATE RECREATION CENTER RC 92 irons E ONAL(Schools) 51, 92.0 III PUBLICUBLIC INSTITVIIOIAL(Fee Station) an) 20 AT OS 2021 FLOODNT FLOOD CONTROL 052 M' }■ SUNDSUPE. 053 23.5 . 231eiic aovs PUBIJC STREETS 35.4 er ova r o PRIVATE STREETS 9.8 ' w a+. uua 20 GRAND TOTAL 801.0 2.5 2,015 c�� L '2l W oos sal,c 32 Ip.. City 1County Bae,aary ® Pexslnan Gage r sel ir �ya�.r.»:.....a., __ __ _�,__ ___ '__,may„• Notes: A 15'wide multiuse bad Is located In Planning Areas 19,20 and 21 adjacent to the Property boundary. •Plenning A..19 and 20 w0 have 1 0.minlmum Ms adjacent to BM pmpedy bouraary and 20,000 sg.B.minlmum lots adjacent to the 1 0 acre lots. •Planning Area 21 wK have 1A a.minlmum Ids ishadnl to the pmpady bormtlary .f.-_ and 20,000 sp.B.minimum lots adjacent to the IS aide Ids. jj Manning Areas 14 through 19 shall be mapped together to ensure ansequerpIt'll Id Manning and safeacceaa It`�}-1 T11`l��1 J end 112g act. 33A shad Mve 1 acre minimum lots adjacent to the western bo ndary 1 IIII� l 11(/ and ll2 acre loll everyMmre Nse. ASHBY USA.LLC FIGURE 2-1 _ i r ; tt a 0 MWO PROPERTY IS 3 1 A MP Private �LM aRrE7q 0s1 1 10 LM 99Du's hp7 12.5AC r/ as B.1LAC 96 } 9.0 AC 9a Du's 5 4A SPRINGS ; 3.0 A 1+DUS OS, 184AC 5 Rc LM 8.9 AC I z0AC 990U5 5.2AC 195AC 4B 1 ROgp 13 I OS2 (4.0 AC) 100 DU'S LM / Os1 I 7C 22.3 AC 6 S 1.8113 DU'S �g SAC 11 179.E AC 1 I 7A OS3 ra (1OB 15N AC I 19.5 AC - (10.0 AC) 1 II1 W VI NAP 12 tiT r M2 n p H 180 AC a L 1 (15.LEGEND 9 '33B t45 DU'S Du•s 1LM LAND USE CODE ACRES DENSITY UNITS M-C - 16 40.2AC LM 172 DUS 1 • O LOW DENSITY RESIDENTIAL L 107.6 1.0 108 028.4 AC 1 LOW MEDIUM DENSITY RESIDENTIAL LM 194.8 4.8 939 Nicolas Rp ,��� 14 15 145 ou•s V� M2 M2 0 MED. DENSITY RES.(Standard) M1 21.5 5.7 122 1 �.(� 135AC U.1 AC O MED. DENSITY RES.(Clustered Courtyard) M2 88.9 9.5 846 1 '3 L m (3.6ACOS2) 159Du'S O NEIGHBORHOOD COMMERCIAL NC 15.4 11 B AC 154 DU's NEIGHBORHOOD PARK NP 5.1 ' - 15ou's 30 I O SPORTS PARK SP 19.7 - _ N RC 0 PRIVATE MINI PARK MP .3 - H LOOP a n r 4.0AC 1$ O PRIVATE RECREATION CENTER RC 9.2 LM ® EDUCATIONAL(Schools) S1, S2 32.0 27 "iin Ac zB.a AC 3 AC 0 PUBLIC INSTITUTIONAL(Fire Station) PI 2.0 SP31 HABITAT CST 202.7 19.7gc 28 _ I 0 FLOOD CONTROL OS2 39.1 O;4ACOS2) , =„� 24 6AC I+ 0 LANDSCAPE SLOPES(Manufactured Slopes) OS3 21.2 -gaoAC 224 DUS '19 PUBLIC STREETS 35.4 tl 31.2AC i PRIVATE STREETS 9.8 _ r.`= _ 30DUS I 26 OS2 GRAND TOTAL 804.7 2.5 2,015 22.1 AC 24 M1 C 22 23,0MI �o s 25 1 < M2 20.3 AC 67 DU'S LEGEND 164 DUS LOOPROADB2AC Hp CALLE ■■ City/County Boundary Pedestrian Bridge L '2L CHAPOS 21 23.9 AC 30.3 AC 1 `22 Du•s- 30 DUS 32 7 - - - - - - - - - P 20 AC Notes: (1 SAC) 'A 15'wide multi-use trail is located in Planning Areas 19, 20 and 21 adjacent to the property boundary. ' Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary and 20.000 sq. k. minimum lots adjacent to the 1.0 acre lots. • 'Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary and 20.000 sq. R. minimum lots adjacent to the 1.8 acre lots. Planning Areas 14 through 19 shall be mapped together to ensure adequate and safe access. 0 M ,00 son +coo •Planning Areas 33A and 33B shall have 1 acre minimum lots adjacent to the western boundary and 112 acre lots everywhere else. SECTION V SPECIFIC PLAN COMPONENTS. • OVERVIEW Section V of the Specific Plan Amendment Addendum contains modifications to Table 2-1 (Residential Land Uses by Land Use Designations,Table 2-2(Proposed Land Uses by Planning Areas (PA), and Section 2.10 (Walls and Fences Master Plan) based on changes to Planning Areas 1A, 7B, 10, 12 and 27. 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: 10, 16, 17, 18, 19,20,21, 33A&33B. All other Planning.Areas will not contain minimum lot sizes that are conducive for single-story elevations. 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 lot sizes, ranging from 3,000 square feet to one acre in size. The following table is a breakdown of the residential component of the project: Table 2-1 Residential Land Uses by Land Use Designations Land Use Planning Acres Dwelling Density Percentage Designation Areas Units Low 19,20,21, 9" 97 0.9 4.8 Residential 33A and 338 101.8 L (L)p ty EstateDse(Ls�E) 10 8.1 14 1.7 0.7 �• Low Medium 1A,2.3.4A, 196.8 945 4.8 46.8 Res.(LM) 4B,16,17 and 18 Medium 23 and 24 21.5 -122 5.7 6.1 Residential (M1) (Standard) 'Medium 12,14,15, 88.9 837 9.4 41.6 Residential 22 and 31 (M2) (Standard and Clustered) Project Total 474'8 2,015 4.9 100 408.2 `A maximum of 20%cluster housing can be zero lot line as illustrated in Figures 4-78 and 4- 81. 2-2 -Ronpaugh Ranch Specific Plan Amendment No 2 ---- — SECTION 11 SPECIFIC PLAN COMPONENTS OVERVIEW Section 11 of the Specific Plan A ndment Addendum contains modification's to- ble 2-1(Residential Land. �• _Uses by Land Use Designatio .Table 2-2(Proposed Land Uses by Planning as(PA),and Section 2.10 (Walls and Fences Master PI ) based on changes to Planning Areas 1A,7 i 10, 12 and 27. In addition,a footnote has,been added t Table 2-2, which indicates the specific PI ning Areas where single-story elevations will be required. ingle-story elevations will be required in PI ning Areas in which the minimum lot sizes are 5,000 square et and.larger. These Planning Areas are: 16,17, 18,19,20;21,33A&33B. All other Planning Area ILnot contain minimum lot sizes that ar conducive for.single-story elevations. 2.1.2 :Project Land ses Residentia ses (See Figure 2-1) The proj proposes a maximum of 2,015 resi ntial dwelling units on a variety of lotsizes,ra 'ng from 3, 0 square feet to one acre in'size. a following table is a breakdown of the resid gal compo nt of the project: ble 2-1 Residential Land U s by Land Use Designations r Land Use. Planning ' Acres Dwelling Density: Perce' ge . Designation Areas Units' .. Low 9419,20 30�6 a,0 S.q f Residential(L) 21, ,�i 'a 99.5 97 0.9 3 Estates`L-E)ow 0.1 14 1.7 0.7 .� Low Medium /X.2,3,4A, 4948 4 4" Res.(LM) 16,17 1969 469nd 18. 945 . Medium 23 and 24 21.5 122 5.7 6.1 Residential - - (M1) -� - 'Mediu 12,14,15, :88.9 a346 8S 4t9 R 22 and 31 9A 41.6 837 (Sta rd 3 d C .1T. A - 100 412:5 ,015 4.9. 4148 - - If 20°h cluster housing nits)can be zero lot line as illustrated in Figures _Roripaugh Ranch Specific Plan,Amendment No.1 . December,2004' . SPECIFIC PLAN COMPONENTS The Long Valley Wash can be crossed by a pedesirian,bridge near both school sites. "North Loop Road"and "South Loop Road"will be gated east of Butterfield Stage Road between Planning Areas . 110 Wand 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 designed to complement the area-wide open space/habitat'conservation program established in .the Johnson Ranch and Rancho Bella Vista Specific Plan areas. The resulting open sp a will provide visual reliet as well as buffer the various land uses both on-and off-site. This o space preserves ecologically sign ficant,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 vain 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 Ions Land Use Planning Acres Dwelling Density Percentage Designation Areas Units ;;.. Low 10,19,20, 107.6 8 1.0 5.4 Residential 21,33A and (L) 33B Low Medium 1A,2,3,4A, 194.8 939 4.8 46.6 Res.(LM) 4B,16,17 and 18 Medium 23 and 24 2 .5 122 5.7 6.1 Residential (MI) (Standard) 'Medium 12,14, 15, 88.9 846 9.5 41.9 - Residential 22 and 31 (M2) (Clustered) - Project Total 412.8 2.015 4.9 100 /han A maximum of 0%cluster housing (169 units)can be zero lot line as illustrated in Figures 4-78 and 4-81 . ' pace and ecreation Facilities (See Fi res 2-1,2-11, 2-12, 3-7A and 3-7B) ima half of the open space proposed in the Roripaugh Ranch Specific Plan is in the Santa is reek watershed and Long Valley Wash channels for flood control purposes. Planning , 9A, 9B and 13 are proposed to be compatible with the open space/habitat conservation stablished within the adjacent Johnson Ranch and Rancho Bella•Vista Specific Plan areas. ld be noted that, at present, all of the Johnson Ranch Specific Plan area is currently planned n space.As discussed in the Draft Environmental Impact Report, the Assessment District 161 gional Habitat Conservation Plan (AD 161 SHCP) purchased 550 acres from the Johnson Specific Plan area, and has already received a 10(a) permit from the U.S. Fish and Wildlife Roripaugh Ranch SDecific 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 the requirements of AD 161 SHCP and wilt 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 Specific 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 channel crossings may use hydro-arch bridges or other acceptable bridges to allow for a flow through design that minimizes downstream erosion.Planning Areas 7B and 7C 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 Slope (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 Community Sports Park (Planning Area 27) located next to the two school sites (Planning Areas 28 l 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 softbalVlittle 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, Cardio Vascular Room,Aerobics Room, Game Room, Library Study;Women and Mens Locker Rooms with steam room facilities. Additional facilities 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, Cardio Vascular Room, Aerobic Room, Game Room, Library Study, Women and Mens Locker Rooms with steam room facilities. Additional facilities include two Tennis Courts, two half court Basketball Courts, Children's Play Area, and a large grassed activity and park area. Recreation programs for the Primary Center are designed for the Plateau Neighborhood,in support of the Mega Center programs. Roripaugh Ranch Specific Plan - 2-3 \\KEITH0301 W ET_N\31367.000\DOC\.SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS 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 Roripaugh • Ranch. Park and Ridelfrallh'ead Planning Area 33B will contain a 50 space park and ride facility as well as a trailhead facility that connects to the project trails network. The design of the park and ride and traiihead facilities will be approved by the Directors of Planning and Community Services. 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 only),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 be lighted. Future Trail(See Figure 2-11) A Future Trail is proposed on the MWD waterline easement,adjacent to Planning Areas 33A&3313, 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 site(Planning Area 28)for the Temecula Valley Unified 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 writing 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. I • Ronpaugh Ranch Specific Plan Amendment No.2 2.4 SPECIFIC PLAN COMPONENTS A .3 acre Mini-Park(See Figures 2-1,3-1 and 4-9),is planned adjacent to Planning Areas 1 and 2 in the Plateau Neighborhood. This will be a private recreation facility serving the re ' ents of • . Roripaugh Ranch. Paseo and Tr ' ms The Pu arks and Private Recreation Centers are linked at the planning a level by a series of. . pa 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 ar of Planning Area 7A adjacent to Planning Areas 1 A through 4B.This walk will link each plan ' g 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 so side of the Long Valley Wash Flood Control' Channel (Planning Areas 25 and 26). The Riv Walk will be linked to the community sports park,.. middle school,elementary school,and Mega nter by a pedestrian bridge that crosses the channel;. and a series of planning area level paseos. a Riverside County Flood Control District determines that the River Walk cannot be located the channel right-of-way,then the trail will be relocated . outside of the channel. Separate walks s II be designed and shown on the tentative tract map("W map only), for review and approval Iota outside the flood control right-of-way.The walk will not be lighted. Multi-Use Trail (See Figures 2-11, -13 and 4-16) The Multi-Use Trail runs along southern and eastern boundary of the project from the Fire Station. site at Butterfield Stage Road ning Area 32)to the connection point with the UCR Property within Planning Areas 19,20, and .The trail can be used by horses,bicycles, or hikers.This trail will not `• be lighted. Future Trail (See Figur -11) A Future Trail is pro sed on the MWD waterline easement, adjacent to.Planning Areas 33A 8'33B, 46, 6,7A, 8 and 9 . This trail is not being constructed as a part of this project. Schools The project an includes a 12.0 acre elementary school site (Planning Area 29)'and a 20.0 acre middle sch I site(Planning Area 28)for the Temecula Valley Unified School District(TVUSD). The school si s are depicted in Figures.2-1, 3-23, 3-24, 4-10 and 4-11. One or both of the proposed school es can be converted to residential uses provided that all the following are met: 1)approval of a ecific Plan Amendment is obtained from the City for conversion from Education (Schools) De ' nation to Low Medium Residential Designation;2)the school district has indicated in writing that t are no longer interested in using Planning areas 28 or 29 as school sites;and 3)the total number. f 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 i• 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 Roripau0h Ranch Specific Plan 2-4 \\KEITH0301WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SECTION II SPECIFIC PLAN COMPONENTS i. I ' Table 2-2 .Proposed Land Uses by Ptanning Areas(PA) i PA Land Use(Density) Acres, Density Min.Lot Size(st) - -Units. - �l Residential-Lax Medium 4" - 5.2 5 000 ,08 21,0 4.9 104 . iBt Mini-Park(private) 0.3 . -.WA - WA WA _I. 21 --Residential-Low Medium 18.4 5.4 5,000 - 99 -J 3' Residential-Low Medium 18.6 5.3 5,000 99 4Ar Residential-.Low Medium. 41.8 5.1 -5,000 - 213 - - Bi �, 5 .Recreation Center - 5.2 - WA _ WA - WA - (private) . ` - 6 - Neighborhood Park 5.1 -WA WA WA JI Landscape Slope 1.7 WA WA WA 7A Open SpacelLandscape - 19.5 WA � � WA � WA . . Slope - �. ., 78, . Open Space/F" - 38 WA N/A NIA C Control 1.8 . 8 - Open SpacelHabitat 125 WA -- WA N/A - -. : -9A, Open SpaceMabitat _ 10.6 N/A. N/A. WA .J B 1J .10� Residential-Low - 8.1 4A . 2"W 44 - . Density Estates -1.7 10,000 14 - 11 Neighborhood 15A N/A WA . - F446 - - �` Commercial \• 12 Residential-Medium 2 16.4 3,0D0(6luctere4) 8.3 13 Open SpaceMabitat 1796 WA N/A -14 Residential-Medium 2 - 13.5 11.4 3000 ( Pd) Open pace(Flood 3.6 Control . . - 15 Residential-Medium 2 14.1 11.3 3,000 159 _l (Clustered) .. l 10 Residential-Low Medium 28.4 5.1 5,000 145 . 174 Residential-Low Medium 402 4.3. . . .6.0D0 172 ' .{ 181� � Residential-Low Medium 28.4 4.0 - 6,000 113 I 191 Residential-Low 312 1.0 .. 20000 - 30 -.20� .Residential-Low ,30.3 1.0 20,000 30 . .` 21� Residential- LOW 23.9 ,9. 20000 22 - . 22 Residential-Medium 2. 20,3 8.1 3.000 164 . . - (Clustered) 23 Residential-Medium �10.9 6.1 - 4 0W .67 . 24 - Residential-Medium 1M6 52 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 5,000square i . feet and larger. . i � 5 Roripaugh Ranch Specific Plan,Amendment No.1 December,2004 . . 7 SPECIFIC PLAN COMPONENTS 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 Butterfield 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(sf) Units to Residential-Low 19.0 5.25,000 98 Medium -1B Mini-Park(private) 0.3 WA WA WA 2 Residential-Low 18.4 5.4 5,000 9 - Medium 3 Residential-Low 18.6 5.3. 5,000 99 Medium 4A, Residential-Low - 41.8 5.1 5,000 213 - B -Medium 5 Recreation Center 52 WA WA N/A (private) 6 Neighborhood Park .5.1 WA WA W - - Landscape Slope 1.7 WA A - WA 7A Open Space/Landscape 19.5 WA WA - WA Slope 7B, Open Space/Flood 3.8 N/A WA N/A C _ Control - 8 Open Space/Habitat 12.5 WA WA WA 9A, Open Space/Habitat - 10.6 WA WA WA B 10 Residential-Low 8.1 .4 .20,000 11 - 11 Neighborhood 15.4 WA WA WA / Commercial 1 12 Residential-Medium 2 16.4 8.8 3,000 145 (Clustered) 13 Open Space/Habitat 179.6 WA WA WA 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 402 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 Residential Low 30.3 1.0 20,000 30 21 Residen' I-Low 23.9 .9 20,000 22 22 Resid tial-Medium 2 20.3 8.1 3,000 164 (Cl ered) 23 sidential-Medium 10.9 6.1 - 4,000 67 24 Residential-Medium 10.6 52 4,000 55 RoripaugM1 Ranch Specific Plan 2-5 \V(EITH0301WET_N131367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS Table 2-2(Continued) Proposed Land'Uses by Planning Areas (PA) Land Use(Density) Acres Density Min.Lot Size(sf) Units 25 Open Space/Flood 8.2 N/A N/A N/A Control 26 Open Space/Flood 22.1 N/A N/A N/A Control 27 Sports Park 21.1 N/A N/A N/A - 28, Middle School 20.0 N/A. N/A N/A 29 Elementary School 12.0 30 Recreation Center 4.0 N/A N/A N/A (private) - 31 Residential-Medium 2 24.6 9.1 3,000 224 (Clustered) - - 32 . Public Institutional(Fire 2.0 N/A N/A N/A Station) - 33 Residential—Low(PA 11.8 a 20,000 15 A' 33A) 1.27 & Residential Low(RA " 23 B; 335) 33 Open Space 2.3 NIA N/A N/A B (• Public/Private Roads 45.2 N/A N/A N/A - .\ TOTAL 804.7 2.5 21015 ` ' Planning Areas where single-story elevations will be required. Singte-story elevations will be required in Planning Areas in which the minimum lot sizes are 5,000 square feet and larger. 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 Specific 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. In addition'to these specific techniques, project-wide development standards have also been prepared to'complement those applicable to each individual Planning Area.These general standards are: 1. The Roripaugh Ranch Specific Plan shall be developed with a maximum.of 2,015 dwelling units on approximately 804.7 acres, as illustrated on the Land Use Plan (Figure 2-1). Residential uses include 1,169 single-family units and 846 clustered single-family residential" units (maximum of 20% can be zero lot line - 169 units). 410.5 acres are projected for residential use, 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 2.3 acre park and ride and trailhead, 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. Roripaugh Ranch Specific Plan Amendment No 2 2-6 SECTION II SPECIFIC PLAN COMPONENTS Table 2-2{Continued) Proposed Land Uses by Planning Areas(PA) ..) ; .. Land Use(Density) AiresWNYANWA iEs . 25 ��pac elfWd 8.2A . YB OControl Pace/Flood 221 - A27 Sports Park 38A21.1 1A - 28, Middle Sdod _ 20.0 WA - WA WA _ 29 E)emenWy Sdiod 120 . 30 RecreaOonCenter 4.0 WA N/A.. - WA (private) . 91 Residential-Medium 2 2 .6 9.1 - 3,000 - - 224 .I (Clustered)- - 32 Public Insult ftW(Fm 2.0 N/A - WA - WA Station) . - . Residential—Law(PA . . 11.8 - 1.1. 20 000 15 At �) & Residential—Low(PA 23 Dn 33g) PubAGPrivale Roads - 45.2 WA N/A - WA lI TOTAL - 804.T 25 - 2,015 - . . Planning A as where sin le-sto J 9 g ry products are required. Single-story elevations will be re ired in Planning Areas in which the minimuni lot sizes are 5,000 square feet and arger. j i l I Hugh Ranch Specific Plan,Amendment No.1 - - - ( . SPECIFIC PLAN COMPONENTS 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-33R. Regardless of any unit transfers,the overall number of units allowed in the Rodpaugh 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.. b.. Any proposed transfer of density will require a revised land use plan submitted to the City for approval. c. Any transfer of density to a non-residential planning area shall only be permitted with approval of a Specific Plan Amendment. 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 County's . Local Agency Formation Commission(LAFCO) requirements. 4. Prior to recordation of any final map in Planning Areas 1 through 5,the developerwill 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 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 Specific. 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 City's current codes shall be enforced. Roripauah Ranch Spec Plan Amendment No 2 _ 2-7 SPECIFIC PLAN COMPONENTS 7-1 Land Use(Density) Acres Density Min:Lot Size(sf) Units 25 Open Space/Flood 8.2 WA WA , Control 26 Open Space/Flood 22-1 N/A WA WA Control 27 Sports Park 19-7 WA A WA Open Space/Rood 1.4 WA WA WA Control 28, Middle School 20.0 WA WA 29 Elementary School t2-0 30 Recreation Center 4.0 N/A WA WA - (private). 31 Residential-Medium 2 24.6 9A 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& 33A) B Reside al-Low(PA 2.3 . Res - ublic/Private 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 reside commercial and recreational uses proposed for the Roripaugh Ranch Specific Plan, special hniques or mitigations have been created for each Planning Area. These area-specific.stan rds, discussed in detail in Section 3.0, Planning Areas and Development Standards,will assist' accommodating the proposed development and provide adequate transitions to neighboring la uses. In addition to these specific techniques, project-wide elopment standards have also been prepared to complement those applicable to each indivi al Planning Area.These general standards, are: 1. The Roripaugh Ranch Specific Plan s II be developed with.a maximum of 2,015'dwelling units on approximately 804.7 acr as illustrated on the Land Use Plan (Figure 2-1). Residential uses include 1,169 si e-family units and 846 clustered single-family residential units (maximum of 20% can zero lot line - 169 units), 15.4 acres of neighborhood; commercial uses, 32.0 acre or two school sites.(elementary.and middle school), 8.8 acres for two private recreation c ters,24.8 acres for two public park sites,a 0.3 acre private mini- park, a 2.0 acre fire sta ' n site,39.1 acres for flood control purposes,202.7 acres of open space and 21.2 acre f landscape slope. 2. A written request r density transfer shall be submitted to the Planning Department for review and approval t t meets the following criteria: a. Transf of dwelling units may occur between planning areas,provided that the transfer does of exceed the maximum density for each planning area as established in the G eral Plan.Transfer of units shall not be allowed into Planning Areas 10, 19, 20,21 d 33A and 33B. 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. b. Any proposed transfer of density will require a revised land use plan submitted to the City for approval- FlDnpauph Ranch Specific Plan 2b N.\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMP - ENTS c. Any transfer of density to a non-residential planning area shall o be permitted,with approval of a Specific Plan Amendment: • i d. Transfer of density except as provided herein shall note crease the number of units within a Planning Area by more than 20%of the numbe ` units as shown in the Specific Plan Land Use Plana 3. As a part of the proposed project, the uninc brated portion of the site (Valley. Neighborhood),will need to be annexed into the ' of Temecula according to the Countys, Local Agency Formation Commission (LAFCO equirements. 4. Prior to recordation of any final map in Plan Areas 1 through 5,the developer will provide the Airport Operator with avigation easem for all the parcels in Planning Areas 1 through 5 and send a copy of that.proof to the mmunity Development Department. 5. Prior to recordation.of any final in in.Planning Areas 1 through 5, the developer shall provide the Community Developm Department with proof that avigation easements have' been obtained for all the lots in P nning Areas 1 through 5. 6. Prior to recordation of any fi maps.in Planning Areas 1 through 5;the developer shall demonstrate to the Commu Development Department that buyer information contains a statement regarding aviga 'on easements. This information shall be provided either in the White Report or supple ntary information with an affidavit of disclosure provided by the developer. 7. One or both of the osed school sites can be converted to residential use provided that . all the following air et: 1)approval of a Specific Plan Amendment is obtained from the City for conversion(r Educational Designation to Low Medium Residential Designation;2)the school district s indicated in writing that they are no longer interested in using Planning Areas 28 or 2 as school sites;and 3)the total number of units for the entire project does not �. exceed 2,01 units. 8. Uses an development standards will be in accordance with the Roripaugh Ranch Specific Plan Z Ing Ordinance,the City of Temecula Development Code,and all TCSD standards and w' be further defined by Specific Plan objectives,the Specific Plan design guidelines, and ture detailed development proposals including subdivisions, development plan and co itional use permits. If the Specific Plan is silent on any issue relating to uses and d elopment standards, the Citys current codes shall be enforced. Y. 9. Standards relating to signage,.landscaping,parking and other related design elements will: conform to the Roripaugh Ranch Specific Plan Zoning Ordinance and the City of Temecula . Development Code.When appropriate and necessary to meet the goals of this Specific Plan, the standards contained within this document will exceed the zoning ordinance requirements. 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. ice• Rori au h Ranch Specific Plan 2 7 N(EITH0301WEr_N\31%7.000\DOC\SPSECT2CCFINALSP.DOC _ March,2 003 SPECIFIC PLAN COMPONENTS r.: 11. The permitteWapplicant shall indemnify, protect and hold harmless,the City and any agency or instrumentality thereof,and/or any of its officers, employees,.and agents from any and all claims, actions, or proceedings against the City,or any agency or instrumentality thereof,or any of its officers, employees, and agents,to attack,set aside,void,annul, or seek monetary damages resulting from an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City,concerning the Planning Application which action is brought within the appropriate statute of limitations period and Public Resources Code, Division 13, Chapter 4 (Section 21000 et seq.,including but not by the way of limitations Section 21152 and 21167).The City . shall promptly,notify the permitteelapplicantof any claim,action,or proceeding brought forth within this time period. The City shall estimate the cost of the defense of the action and applicant shall deposit said,amount with the City. City may require additional deposits to . cover anticipated costs.City shall refund,without interest,any unusei portions of the deposit once the litigation *is finally concluded. Should the City fail to either promptly notify or cooperate fully, permitteetapplicant shall not,thereafter be responsible to indemnify,defend protect, or hold harmless the City, any agency or instrumentality thereof, or any officers, employees, or.agents. Should the applicant fail to timely post the required deposit, the Director may terminate the land use approval without further notice to the applicant. 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 conformance with the development standards of the Specific Plan Zone applied to the j•, 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 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 B. l• Roripaugh Ranch Specific Plan 2.9 NWERH0301 WET_N�31367.D00\DOC\SPSECT2CCFINALSP.DOC March,2003 FIGURE 2-2A C fI3 d O O $ aaaa wR / - - - O e /3 / '/1!W -10 g 1A 2 me ..1 5 4A ol,°I.. ee o�ra sx":c Isaa .•'�48c. awo MeeCI ,W AT rY xwsyy 7 Ile 7M , g I� Iq I I 11 NAP tw i I $ 3B 7W / u.c 18 ,nlws r / 14 15 iKovl - '_— w LEGEND III 33A / va'x"c �s..vs c n M�1 l! uea Plateau N¢IghbolM1aatl / -_ _ 30 r 29 18 4 U V ?7 mt y �� a�, 23 37 Vi Open Space .c I nun Y4 2w2 23s iie u%n N.xs ow �..., o�. 20 �— - Y7 ua� -.� _6nni: M 32 R iYN I1.f Kl SS�J � a, AaNav us.u° FIGURE 2.2 c C Q) N WDPRWEI /� Y lV 6 124, 19 10 W DVf MOx //pa .1 p 1A 2 I 6 4A sPAwca DeA lei ous soon b I Q� k x1nnL u,AcIN +o1DVg vvDVa 4xnc ms Ac 1u nW +DDDua 4B 11 RMD O9 . 0 1c zxiec 16 +ma Ac oss l_ 1DDv, �11 11,. 111 0 _ 7A,soot _ osvl veAc a I II NAP 12 An n LEaENo / 338 ,. w k ieasovs I LAND USE CODE ACRES DENSITY UNITS 17 ) _3A u1 V LOW DENSITY RESIDENTIAL L 107.6 1..27 117 ) >AD� I iu niovs LOW MEDIUM DENSITY RESIDENTIAL LM 1B4.8 4.8- 939 I i ,o MED.DENSITY RES.(Slandarl) M1 215 6.7 122 ) NI Ab' / rs ' 15 Le MED.DENSITY RES.(CII CDorlyard) M2 88.9 9.4 837 / nsec 111 Ac ry NEIGHBORHOOD COMMERCIAL NC 15.4 11/ 33A P.,nc osxl uv Doa NEIGHBORHOOD PARK NP 5.1 11( 1.Lp ' l) 1sz Dvs SPORTS PARK SP 19.7 io"vs PRIVATE MINI PARK MP .3 . 1 LL— 30 PRIVATE RECREATION CENTER RC 9.2 9a 11 11 EDUCATIONAL ISLI1CDIa) St,S2 32.0 " 3 A 1 . .DAc 1B PUBLIC INSTIMIONAL(Flea Slallon) PI 2.0 27 1x.vAc AC vws HABITAT Os1 202.1 �. FLOOD CONTROL OS2 39.1 z1'nc 28 31 LANDSCAPE' OS3 23.5 xvoAc xiIn. 19 PUBLIC STREETS 35.4 �` PRIVATE STREETS 9.8 111.1 _ so Dve GRAND TOTAL 807.0 2.5 2.015 _ 26 osx 1 YLl Ao p N4 LEGEND 6�LL 1 \ 22 4BAC Ars 231v��c' )WE. 25 mcus n Cltyl County BouMa7 ® Padeatrlan Bdtl9a 1 lemi'spvs' ,xsn — p auc 20 H.o AD xl.)AC TI Pi xv Ac f 11aac1 ® ROI1pato411 1, Rand, ASHBY USA,LLC FIGURE 2-2A g� 6 r 6 L_ K O O O MWD PROPERTY` \1 z 1A MPPmate l�M MURRrFTq OSt 19.0 AC 99 DU'S _ MOT 12.5 AC I OS B1LA0C 9B d 98 DU'S SPRrNOS 3.8 A I1 LM 5 4A DU'S B 0S1C m' 18.4 AC RC LM I 2,0 7BC 99 DU'S S2 AC 19.5 AC 4B I ROgO 13 0S2 (4.8 AC) IDO DU•S LM L 0$1TC °1 179.E AC 8 1's s 13ous .NP o 17AC NC 8 — — 7A 19 5 AC k (OS3) 15.4 AC I = _ _ I (t O.D AC) a w 1 NAP e 12 w r M2 y N 164 AC m (15.0 AC) s 33B 4sDu's LM I 2.3 AC 16 40.2 AC LM 172 DU'S 28.4 AC I • NICOtAS RO ��k"O 1 Q M2 145 DU'S LEGEND / Mz 13.5 AC 14.1 AC 33A e° (36 Ac osz) s9 DU'S 11.8 AC 154 DU'S I I sous — 3C Plateau Neighborhood 4 o AD 18 I LOOP 59 LM 12.0 AC 28.4 AC 27 Valley Neighborhood 3Dus 197 AC 28 31 (14AC osz) 6 AC 200Ac 24 DUS 19 Open Space 3ous 00 I 26 221 AC 24 Mi 09 M2 231o90C sous 25 20.3 AC 57 DU'S OS2 164 DU'S 8.2 AC L P ROAD CALLE 'LO CHAPOS L L 23 9 AC 30.3 AC I 21 22 DU'S 30 DU'S 32 PI 2OAC (1.5 AC) • .e Keith Cpmpenieeh /c p Zp0 apo 000 , ■K_ tape I ASHBY USA,LLC ,. FIGURE 2-2 7 I F 4 a K o ¢ o a K n MWD PROPERTY g , 1A MP-Pr?'ah, "reRR7�.4 OS1 10 9.AC 3 3 Ror 2.5 AC // OS L AC 9B O �I 98 DVS 2 LM / 'SP 3.8A 11.DUS OSI G LN1 18.6 AC 4A RINGS I m 76 9 DVS 18.4 AC 9 5 LM 6.8 AC 2.0 AC 99 DU'S 5.2AC 19.S AC OS2 (4.8 AC) 100 DO•s 46 RoAo 13 7C 223AC 6 179.6 AC C,AC 113 DU•S >` / NP 0 0S2 I$� 5.1 AC 11 c e F (1.7 AC NC n 7/'11s5AC /kR / OS3) 15.4 AC �/1 (10.0AC) w 12 e �§ NAP LEGEND M2 h m 6.a AC Ill m (15.OAC) pl LAND USE CODE ACRES DENSITY UNITS // s 1azDu•s 1Lm - n 16 40.2 AC LOW DENSITY RESIDENTIAL L 107.6 1.1 117 // 2) 3 _ LM nz ou•s p LOW MEDIUM DENSITY RESIDENTIAL -LM 194.8 4.8 939 / / O 28A AC / NICOLAS 4i 145 DUS MED.DENSITY RES.(Standard) Mt 21.5 5.7 122 / ) ROq P / 14 15 i' MED:DENSITY RES.(Clustered Courtyard) M2 88.9 - 9.4 837 I .F`` / 13.52 14.M2 I' NEIGHBORHOOD COMMERCIAL NC 15.4 // �% 33A n 0J (3.6ACOsz) 156DU•S NEIGHBORHOOD PARK NP 5.1 14 i Ac U � ) 151 Du•s I, SPORTS PARK SP 19.7 / 15 Du•S �) PRIVATE MINI PARK - MP 30 .3 PRIVATE RECREATION CENTER RC 9.2 i N N a 29 4.0AC 18 EDUCATIONAL(Schools) S1, S2 32.0 OOP s, LM .I . 12.01 28.4 AC _. PUBLIC INSTITUTIONAL(Fire Station) PI 2.0 - 27 113 Dus HABITAT OS1 202.7 SP FLOOD CONTROL OS2 39-1 19.7Ac 281 LANDSCAPE SLOPE(Manufactured Slopes) OS3 21.2 (1.4 AC OS2) S2 24.6 AC PUBLIC STREETS _ 35.4 zoonc z2aou•s _ I 19 1I 3311.2 PRIVATE STREETS 9.8 AC I�- 4 DVS GRAND TOTAL _ 804.7 2.5 2,015 i 26 2zS2 24LEGEND •10.6AC 22 2310.9AC 55D'US 25 20.3 AC 67 DU'S OS2 ■�- City/County Boundary Pedestrian Bridge 164 DVs SOLITH- 8.2 AC 'YTO - CALLS - LOOP ROAD _ 20 - L L CHAPOS 23.9 AC - 30.3 AC ' 21 24 DU'S 33 OV'S' III 2.0 AC' The Keith Companieeh /C =: , Roripau� h/� Ra11ch SPECIFIC PLAN COMPONENTS 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 Tjes 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,PlarVCEQA entitlement process and as otherwise . recommended by the City.Traffic Engineer. If the City determines that certain aspects off 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 1-215 and 1-15 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 area: • Interstate 15 Freeway(1-15)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 1-15 Freeway about 3 miles due west of the project site and has local access (i.e., north- and south-bound ramps) off Murrieta Hot Springs Road. This freeway provides access to Hemet, Moreno Valley,Riverside,and San Bernardino to the north. The 1-215 ends at the intersection of the 1-15 with two travel lanes in each direction in the vicinity of.the 1-15. State Route(SR).79 North also known as Winchester Road is located 1.5 miles west of the project site 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 1-15 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 1-15 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 1-15 and 1-215 Freeways and provides local access to PourroyRoad. 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. I � Roripaugh Ranch Specific Plan - 2-12 AKJ I 0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS Nicolas Road currently provides direct access to the project site,coming east of Winchester Road., This local roadway has four travel lanes to about one-half mile west of the project site,then transitions. E•:' 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 Chys and the County's Master Plan of Arterial Highways. Munieta Hot Springs Road and Butterfield Stage Road are proposed to be arterial highways(110'Right-Of-Way or ROW). Butterfield Stage Road,from Munieta 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 Munieta Hot Springs Road to Nicolas Road. These changes will require an amendment to the General 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 Stage Road east to Long Valley Wash is referred to as North Loop.Road while the portion from Calle Chapos/Butterfield Stage Road east to Long Valley Wash is referred to as South Loop Road. Although the proposed project will generate substantial additional traffic in the area, the proposed roadway and intersection improvements will help alleviate existing and future traffic problems.The circulation portion of the Specific Plan will also help prevent the creation of hazardous traffic conditions. The proposed project circulation system,as shown in 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 4-46 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 modification, also applies to the extension of Butterfield Stage Road south of the project to Rancho California Road, exclusive of any existing improvements. The only modification is that no sidewalk will be installed on the County(east) portion of the roadway. These improvements include streetlights on both sides of the street. It should be noted that the project traffic report recommended Butterfield Stage Road have a minimum width of 34 feet south of the project •. site. However, the City determined that full-width improvements were needed to accommodate anticipated future traffic, since the project is contributing to cumulative traffic impacts and growth inducement. Roripaugh Ranch Specific Plan 2-13 \\KEITH0301O T_N131367.000\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 consists of a 14-foot wide raised landscaped median,four 12-foot travel lanes,and two 17-foot travel ® lanes,.within a 96 foot curb-to-curb width.The west parkway within the street section includes a 12 foot Class I bicycle lane/sidewalk separated 4 feet from the curb. An additional variable landscape development zone will be provided on the west side of the street outside*of the right-of-way and no on-street parking is allowed. Urban Crossroads,the project traffic engineer,originally designated this roadway segment as a 4-lane 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 traffic (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 14foot travel lanes,two 12-foot travel lanes,and two 10-f6ot emergency parking/bike lanes within an 86-foot . curb-to-curb width. One side of the street,that borders open space(Planning Areas 9A 9B and the. residential area(Planning Area 10),will have a 12400t parkway consisting of a curb separated 6-foot sidewalk. The other side adjacent to Planning Areas 6 and 11 will also consist of a curb separated . 6-foot sidewalk located 6 feet behind curb within a 12-foot parkway. Section C-2 will include a parkway adjacent to the Habitat Conservation Area consisting of a 6-foot wide curb separated sidewalk located six feet behind the curb within a 12-foot wide parkway and the parkway adjacent to the residential area shall consist of a 5-foot wide curb separated sidewalk located 4.5 feet behind the curb with 2.5 feet behind the proposed sidewalk,all within a 12-foot wide parkway.An.additional 1.5- foot landscape easement outside of the right-of-way will need to be dedicated along the residential area of Murrieta Hot Springs Road. No on-street parking will be allowed. • 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 westem 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, a split-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-toot turn lane,two 12-foot travel lanes, and two 5-Toot 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-113 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 in Figure 2-413 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 residential areas. I Roripaugh Ranch Specific Plan 2-14 \V(EITH0301WE7_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS Local Roads and Modified Local Roads(60'ROW/40' CC and 56' RE144' CC)-The developer reserves the right to build internal streets(see Figure 2-5, Section G and Section G1), to local roads 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. Pribatennternal Streets(4T RE/36'CC or 43' RW2' CC or 35' RE/24' 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 a curb-to-curb width of 24 feet shall only be permitted if located direetty.off a curb-to-curb width of 32 feet or greater(Figure 2-5A, 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-of-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 2-5A, 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. Modified Collector Road(66' ROW/46'CC)-This cross section (see Figure 2-5A, 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-foot turn lane,with two 5-foot class 11 bike lanes and 6-foot curb- adjacent sidewalks. However,this project will construct a 38400t wide center section of this offshe 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). R0"MIU h Ranch Specific Plan - 2-15 - A EITH0301WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC - March,2003 SPECIFIC PLAN COMPONENTS 2.2.6 Phasing of Road improvements • The following measures are proposed to help prevent potential traffic-related impacts of the project from becoming significant. 1. The following shall be used to implement the mitigation measures in this section: a. All proposed road improvements shall include associated flood control,storm drain, water, and sewer lines. b. All references to bridges shall mean hydro-arch bridges or other designs as approved by the City Engineer. C. Full-width improvements shall consist of the complete street and, landscape improvements within the right-of-way. d. Half-width improvements shall consist of the construction of the improvements from the curb to the raised landscaped median,the full-width raised 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 identified below. The City reserves the right to withhold building permits in excess of those indicated below until the mitigation measures necessary to' improve the Level of Service D or better are completed for each phase of development, except for the following five intersections that will exceed City standards even without project- related traffic: 1)the 1-15 southbound ramp at Winchester Road;2)the 1-15 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 2n° Revised DEIR. In general, the supplemental traffic studies will: 1) document ambient traffic volume ' conditions;2) estimate trip generation for the particular development phase; and 3) assess traffic conditions with the traffic added by the particular development phase. The exact study area to be addressed in each of the traffic studies should be defined through discussions with the City Traffic Engineer. In general, the study area should include the immediate access intersections and roadways which would serve the new development phase, and those critical offsite intersections and roadways that will provide primary access to the new development. Critical intersections/roadways are defined as those facilities that are experiencing high levels of peak period traffic congestion at the time the traffic study is to be performed. The traffic study findings would assist the City in proactively planning for area roadway improvements. i � RoriMZ Ranch Specific Plan 2-16 \VCEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN.COMPONENTS PHASE 1 (Planning Areas 10-4B, 6,and 32) Onsite (See figures 2-3 through 2-5B) Prior to issuance of the 34 h building permit,the following improvements shall be.completed: 1. Secondary Access - Provide secondary access limited to right-turns only from Planning Areas 1A, 2,or 4A to Murrieta Hot Springs Road. Prior to issuance of the 101P 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 Valley Wash. 3. Butterfield Stage Road - Dedicate full-width right-of-way from the northern project boundary to Murrieta Hot Springs Road. 4. Murrieta Hot Springs Road-Construct full-width improvements from east of Pounoy Road at the northern project boundary to the MW D 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 for a 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 western project boundary. ' i•' 8. South Loop Road-Construct half-width in front of fire station(Planning Area 32). Prior to issuance of the 401P 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. OHsite(See Figures 2-3,2-5A and 2-5B) Prior to the issuance of the 10e building permit, the following improvements shall be completed: 1. Nicolas Road-Construct 40'width on center improvements from the western project boundary to 450'east of the existing Nicolas Road/Calle Girasol intersection: L• Roripaugh Ranch Specific Plan 2-17 \UCEITH0301WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS 2- Secondary Access -The required secondary access for the Plateau area shall be e provided by one of the following options: i a. If Nicolas Road is designated as the secondary access route,the following • improvements shall be completed: i. Construct 40'width on center improvements from 450 feet east of the existing Nicolas Road/Calle Girasol intersection to Leff er Road including the full width bridge structure over and within Santa Gertrudis Creek. ii. Realign existing Calle Girasol to its ultimate intersection with Nicolas Road including right-of-way acquisition.' b. If Calle Chagos from Butterfield Stage Road to Walcott Lane and Calle Girasol from Walcott Lane to the existing Nicolas Road/Calle Girasol intersection is designated as secondary access;the following improvements shall be completed: L 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 half width improvements from the southern project boundary at Planning Area 32 to . Chimen Clinet,excluding any existing improvements. (• PHASE 2(Planning Areas 10-12, 14-24,27 31,33A, and 33B) Prior to the issuance of the 51e building permit in Phase 1, or any building permit in Phase 2,the following improvements must be completed: Onsite(See Figures 2-3 through 2-513) 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 MWD 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 Butterfield Stage Road. 6. Nicolas Road- Construct remaining full-width improvements from Butterfield Stage Road to the western project boundary. I• Roripaugh Ranch Specific Plan 2-18 \UCEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS. 7. Traffic signal - Construct traffic signals and related intersection improvements, as 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. Off sit (See Figures 2-3 through 2-56) 1. Butterfield Stage Road - Construct remaining half-width improvements from 55(y 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 California 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 Le'rfer 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 intersections identified below. The City reserves the right to withhold building permits in excess of those indicated below until the mitigation measures necessary to improve the Level of Service D or better, are 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. 1-15 southbound ramps at Winchester Road; 2) the I=15 southbound ramp at Rancho California Road;3)the intersection of Ynei Road at Winchester Road;4)the intersection of Ynei 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 2°d 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 mitigating these conditions, in addition to the mitigation measures already identified in the 2nd Revised DEIR. In general, the suplPlelemental traffic studies will: 1) document amble ffic volume conditions;2)estimate tripgeneration for the particu�dev( Tent ase; and 3)assess traffic conditions with the tr is added by the particulae. The exact study area to be addressed in each the traffic studies sgh discussions with the City Traffic Engineer. In ge ral,the st rea should include the immediate access intersections and roadways which rve the new development phase,and those critical offsite intersections and roadw a ill provide primary access to the new development. Critical intersections/ro are defin as those facilities that are experiencing high levels of peak period tr congestion at the tim he traffic study is to be performed. The traffic study findi ould assist the City in proactiv planning for area roadway improvements. Roripaugh Ranch Specific Plan 2-19 N(EITH0301 W ET_M31367.000DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS Revised DEIR. • In general, the supplemental traffic studies will 1) document ambient traffic volume. conditions; 2)estimate trip generation for the.particular development phase; and 3)assess traffic conditions with the traffic added by the particular development phase. The exact study area to be addressed in each of the traffic studies should be defined through discussions with the City Traffic Engineer. In general, the study area should include the immediate access intersections and roadways which would serve.the new development phase,and those critical offsite intersections and roadways that will provide primary access to the new development Critical intersections/roadways are defined as those facilities that are experiencing high levels of peak period traffic congestion at the time the traffic study is to be performed. The traffic. study findings would assist the City in proactively planning for area roadway improvements. Phase 1 (prior to issuance of 1'r building permit in Planning Areas 1A-4B, 6, and 32) 1. 1-15 Freeway(southbound ramps)at Rancho California Road-southbound left tum lane,west bound free right-turn lane,eastbound free righttum lane,and southbound free.dght turn lane. 2.' 1-215 Freeway(southbound ramps)at Murrieta Hot Springs Road-southbound left- turn lane, southbound right-turn lane,eastbound through lane,eastbound right-turn lane,westbound through lane, and westbound free right-turn lane 3. Ynez Road at Winchester Road-southbound right-tum 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 Mumeta (in the City of Mumeta) - lane improvements.(as yet undetermined). The developer shall provide the City of Temecula with a letter from the City of Murreta stating that a fair share contribution. to identified improvements at this intersection has been made. Phase 2.(prior to issuance of 1 building permit in Planning Areas 10-12, 14-24,27- 31, and 33A and 338) 1. 1-15 Freeway(southbound ramps) at Winchester Road-southbound left-tum lane, southbound.right-tum lane,and eastbound right-turn lane,westbound through lane; eastbound through lane, and eastbound free right-turn lane: 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. 1-15 Freeway(southbound ramps)at Rancho California Road-southbound left-turn lane, southbound, eastbound, and westbound free right-tum lanes • 5. 1-15 Freeway(northbound ramps)at Rancho California Road-northbound left-turn and right-tum lanes Rodpaugh Ranch Specific Plan,Amendment No.2 2-20 SPECIFIC PLAN COMPONENTS Phase) (/Road issuance of a building permit in Plannin Areas 1A-413, 6,and 32) 1. Freeway(southbound ramps)at Rancho alifomia Road-southbound left turn (• westbound free right-turn lane,eas nd free right turn lane,and southbound right turn lane. 2. Freeway(southbound ramp at Murrieta Hot Springs Road-southbound left- lane, southbound right-tu ane,eastbound through lane, eastbound right-turn ,westbound through la , and westbound free right-turn lane 3. Road at Winches Road -southbound right-turn overlap 4. Road at Ran o California Road-eastbound through lane 5. General earny Road at Nicolas Road -traffic signal. 6. rfield age Road at Rancho California Road-traffic signal 7. i Hot Springs Road at ARa Murrieta (in the City of Murrieta) - lane vements (as yet undetermined). The developer shall provide the City of ula with a letter from the City of Murrieta stating that a fair share contribution ntified improvements at this intersection has been made. Phase 2(prior to issuance of li'building permit in Planning Areas 10- , 14-24,27 31, 33A and 33f3) 1, 1-15 Freeway(southbound ramps) at Winchester R -southbound left-turn lane, southbound Zane,westbound lane,and eastbound right-t lane,westbound,through lane; eastbound tne, and eastbound free t-turn lane. 2. Traffic signated intersection i rovements,as warranted, at the intersection �• of La Serennd Meadows rkway. 3. 1-15 Freewaound ps).at Winchester Road - northbound left-turn lane, A t-tu ane,westbound through lane, and westbound.free right- turn lane 4. 1-15 Freewaound ramps) at Rancho Calrfomia Road-southbound left-turn lane, south stbound, and westbound free right-turn lanes 5. 1-15 eeway(northbound ramps) at Rancho California Road-northbound left-turn right-tum 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- turn lane, southbound through lane, southbound free right turn lane, eastbound free right-turn lane, and eastbound through lane 8. Margarita Road at Winchester Road-eastbound left-turn lane, southbound right- turn lane, westbound right-turn lane, and southbound right-tum 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, • eastbound through lane, and westbound through lane 20'i gh Ranch Specific Plan - 2_20 UKEITH0301WET_N\31367.000\DOCGSPSECT2CCFINALSP.DOC - March,2003 SPECIFIC PLAN COMPONENTS 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- F` 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-tum 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. Roripaugh Ranch Specific Plan 2.21 \\KEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS Table 2-3 Project Fair Share Contributions Project Percentof New Traffic Roadway(NS) Intersection(EW) AM . PM 1-215 Freeway-SB Ramps Murrieta Hot Springs Road 4.4 5A 1-215 Freeway-NB Ramps Murrieta Hot Springs Road. 7.3 6.8 1-15 Freeway-SB Ramps Winchester Road 3.2 5.7 Rancho California Road 5.7 6.8 - 1-15 Freeway-NB Ramps Winchester Road 2.4 4.9 Rancho California.Road T8 10.0 Ynez Road Winchester Road 4.5 5.6 Rancho California Road 62 5.9 Margarita Road Murrieta Hot Springs Road 11.4 12.4 Winchester Road 11.1 11-2 La Serena Way 6.6 7.4 Rancho California Road 5.6 6.4 Winchester Road Murrieta Hot Springs Road 11.1 9.3 Nicolas Road 10.1 12.3 N.General Kearny Road Nicolas Road 18.6 18.3 ' Meadows Parkway La Serena Way W.5 22.1 Rancho California Road 28.6 23.6 Butterfield Stage Road Murrieta Hot Springs Road 23.3 24.2 I/ Nicolas Road 39.7 35.7 '1•. Calle Chapos 29.5 25.8 La Serena Way 20.8 19.0 Rancho California Road 21.3 19.1 Calle Contento Rancho California Road 10.3 11.3 Alta Murrieta - Murrieta Hot Springs Road TBD TBD Source:Table 6-1 from Urban Crossroads,November 2001 TBD=To Be Determined(by Temecula Engineer) ' EW=east-west 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 shall 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 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 RonQaugh Ranch Specific Plan 2-22 '\KEITH0301 W ET_MT367.000%DOCGSPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS b. The designation of Butterfield Stage Road as an Augmented Arterial Highway(122' right-of-way)from Murrieta Hot Springs Road to Nicolas Road is recommended. •. The following transi5crtation system management/transpo tion demand'manageme t/TSWTDM) measures are posed to help reduce project-related ffic impacts: 8. Pr to the approval of development plans r Planning Area 11,the de toper shall provide edestrian and bicycle facilities in the areas, to the satisfactio of the City Planning. Department. 9 The developer is required to pro de 50 Park-N-Ride spaces i lanning Area 11. Initially, a temporary facility, including li ing, is required to be provid prior to the issuance of any building permits for Plannin reas 10, 12, 14 through 31, A, or 33B. A permanent facility is required to be provide rior to the issuance of any cupancy permits within Planning Area 11.The developer all coordinate with the Cityto eep the facility open while Planning Area 11 is under con uction.The designs of both t temporary and permanent facilities are subject to appro al of RTA. 10. Prior to the issu nce of the first building perm' in Phase 2, the developer shall fund the ' operation of a uttle bus services to and from a project The developer shall pay./the1FAto operate th shuttle bus service for a peri of 3 years for project residents, bueexpanded serve areas outside of the oject on a fair'share contribution bass measure all be implemented to the s sfaction of the Planning Director and th 11., Prior t tentative tract map approval ' each phase, the developer shall coordi to with the RTA o incorporate transit-related f ilities and design features to the satisfac-on of the City Pul is Works Department. 12. I conjunction with constructin Nicolas Road offsite in Phase 1,the de eloper shall install 6-foot wide temporary asph path so residents along Nicolas Road n access the public facilities in the project east . Butterfield Stage Road(e.g., sports par ,middle school, etc.). • This path shall be built tot a satisfaction of the Temecula Commu ' Services Department and Public Works Depa ent at the time adjacent improvements re installed. The asphalt path shall be extended om 450 feet east of the Nicolas Road/ alle Girasol intersection to the bridge over Santa ertrudis Creek during Phase 2. 13. Prior to the issuanc of the grading permits and building p mits,the developer shall provide the City with a lett stating that all contractors will be pro Ibited from using Nicolas Road for construction rel ed traffic. 14. Prior to tentat a map approval for Planning Area the 15-foot wide multi-use trail within a 30-foot fue modification zone shall be designa to'be'screened from offsite homes on an as need basis. Screening shall be accom shed through the use of either landscaping or topogra hy, to the greatest extent feasible However, the primary goal of this trail is to provide cess to the trail from adjacent on a and offsite lots. 15. Prior t the issuance of building permits i the appropriate phase,the developer shall make a fair share contribution to four plan d intersection improvements along Murrieta Hot Spri gs Road within the City of Murrie : 1) 1-215 southbound ramps;2)Alta Murrieta Drive; 3) argarita Road;and 4) W inchest r Road. 2.2.7 Altemat a Transportation A par and ride site is proposed within a Roripaugh Ranch project site as illustrated in Figure 4-90. The cility will be located in the Neigh rhood Commercial center(Planning Area 11)and will include 5 esignated parking spaces. Di ct access shall be provided to the facility acceptable to the Riverside Transit Agency (RTA). ppropriate lighting will also be incorporated into the facility to ensure safety and promote usag . Roripaugh Ranch Specific Plan 2-23 WEITMO301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS The following transportafion system management/transportation demand management(TSMrrDM) . measures are proposed to help reduce project-related traffic impacts: 6. 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 44 33B. -The facility facility is required to be completed previded prior to the issuance of the first residential . building permit in Phases 2 or 3. . The developer Shall Goerdinate with the City to keep,the fadlky open w�ile Planning A rea 14 is andeFseastrastien.The designs of bath the facility is fasilitiesare. subject to approval of RTA and the Director of the Community.Services. 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 �• facilities in the project east of Butterfield Stage Road.(e.g.,sports park, middle school, etc.). This path shall be built to the satisfaction of the Temecula Community Services Department and Public Works Department at the time adjacent improvements are installed. The asphalt path shall be extended from 450 feet east of the Nicolas Road/Calle Girasol intersection to the bridge over Santa Gertrudis Creek during Phase 2. 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 shall make a fair share contribution to four planned intersection improvements along Mumeta Hot Springs Road within the City of Murrieta: 1) 1-215 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 n rigure 4 90.1 The facility-will be located in the Planning Area 33B and will include 50 designated.parking spaces. Direct access shall be provided to the facility acceptable to the Riverside Transit Agency (RTA) and the City: Appropriate lighting will also be (• incorporated into the facility to ensure safety and promote usage. A trailhead for the trail network will also be integrated into the facility. Rodpaugh Ranch Specific Plan Amendment No 2 2-23 SPECIFIC PLAN COMPONENTS In addition, the developer will also provide RTA stops at Murrieta Hot Springs Road and Pourroy K Road, near 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. All bus shelters will be designed so they are consistent with the design theme of the project. 2.2.8 Pedestrian/Bicycle Circulation The Specific Plan provides for both pedestrian and bicycle circulation for residents as well as project visitors (see Figure 2-5C, 2-5D, 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 MWD property will be constructed by the developer. Private Trail System (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 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 System (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 4-16. 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. Roripaugh Ranch Specific Plan,Amendment No.2 - 2-24 SPECIFIC PLAN COMPONENTS In addition, the developer will also provide R stops at Murrieta Hot Springs Road d Pourroy Road, at the park and ride facility in Plannin rea 11 and at"North Loop Road"in fron f the middle school. Additional stops or modifications these stops maybe approved by the P mmng Director •. after consultation with the RTA. All bu shelters will be designed so they are nsistent with the design theme of the project. 2.2.8 Pedestrian/Bicycle Circulation The.Specific Plan provides for th pedestrian and bicycle circulation r residents as well as project visitors(see Figure 2-5C,2-5 , 2-11, 4-12, 4-13 and 4-14):The cir ation within the project site has been separated into two sys ms.This includes the Private Trail S tem and the Public Trail Systems All trails within the project e,with the exception of the future tr ' proposed within the W D property will be constructed by th developer. Private Trail System ( ee Figures 2-11, 4-12,4-13 and. 4) A River Walk will be ocated along both sides of Lon alley Wash betwe Butterfield Stage Road and the Loop Roa s as illustrated in Figure 4-13. is walk will be ful improved with all weath surface and fenc' g, and will service the privat use of the Rod gh Ranch residents. If e Riverside'Flood ontrol District determines that t e River Walk can t be located within the c nel right-of-way' th the walk will be relocated out ' e of the channel arate walks shall be signed and own on he"B"tentative tract map in t e Valley for revi and approval located tside the flood Chown ght-of-way. In addition, pedestrian bridge is propos within Plannin Area 26 as illustrated i . igure 2-11, and Figure 4-1 , that will connect Planning eas 22 through 4 to the sports park (P ning Area 27 and the two s hool sites (Planning Areas and 29). A Clas II (5'wide) bicycle lane is p nned along bo sides of North and S th Loop Road within the privaf areas. These lanes will li to the public C ss ll bicycle lanes w' In the public portion of the Loop oads. The bicycle Ian within North nd South Loop R s will provide a secondary (" trap ortation system linking t e public parks nit schools to the pre to parks and neighborhoods. I ning areas will be.linke to one anothe by a paseos syste These paseos will create.access h ugh the planning area to the private d public parks, pro' ct trails, schools and neighborh commercial center withi he project site y encouraging wal ng or bicycling to reduce the de d for internal automobile rips. A"Nature Walk"is I ated within Pla ning Area 7A as ill strated in Figure 4-12 and 4-15 The walk Will be 10' wide w" an all weath surface and pro Ide an internal pedestrian li between the planning areas w" hin the"Plates area connectin o the Neighborhood Park (P nning Area.6). Public Trail S tem (See Figur s 2-11, 4-12, 4-1 and 4-16) A multi-use ail system com iments the priva multi-use trail system p ned for Roripaugh Ranch. Class Il b' ycle lanes are lanned along th sides of "North L Road", "South Loop Road" Butterfiel Stage Road, meta Hot Spri gs Road and both "A" nd "B" Streets as illustrated in Figure 23A through 4- 1. In addition, a lass I bicycle lane w' be located along the west side of Butte Id Stage Road tween Nicolas oad and Murrieta t Springs Road. A 1 wide multi-use rail is planned ong the southern d eastern boundaries of the project site ad' cent to Plannin Areas 19, 20,2 , and 32 as illustr ed in Figure 2-11, 4-13 and 4-16. The tr be accessible the residents 'hin these planni areas as well as the general public. ome owners associate n within Roripa h Ranch will m in the trail. 2.2.9 Project Deve pment Standar s 1. All entative tract m ps shall com ly with the on-sit nd off-site street improvement r ommendations/ tigations as tated in the S cific Plan and Mitigation Monitoring rogram. The miti ation measu es will be in porated as conditions of approval for the • entative tract ma . The oft-s' improve nts associated with each tentative tract map shall be coordina d with the o erall ro improvement-phasing plan. Roripaugh Ranch Specific Plan - 2-P4 . \\KEITH0301WET_M31367.000\DOC\SPSECT2CCFINALSP.DOC - March,2003 SPECIFIC PLAN COMPONENTS 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 Program. The mitigation measures will be incorporated as conditions of approval for the tentative tract maps. The off-site improvements associated with each tentative tract map shall be coordinated with the overall road improvement-phasing plan. 2.' Major roadways,including Murrieta Hot Springs Road, Butterfield Stage Road,Nicolas Road, "North Loop Road"and"South Loop Road", shall have restricted access,except at approved street intersections to provide better flow of traffic..Driveway locations to commercial,office,: and residential areas, shall be approved at the development plan stage. 3, All public roads and private roads as shown in this document shall be constructed per City of Temecula standards and approved street cross sections in the Roripaugh Ranch Specific. Plan: 4. Street parkways shall be landscaped in:accordance with the recommendations for street landscaping as approved in this document and TCSD standards. 5. Developer shall construct a safe and efficient sidewalk, bicycle path, and multi-use trail network. 6. Sidewalks and bicycle lanes shall be provided on all major streets including Murneta 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 Butterfield 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-44 33B as illustrated in Figures 3 9 . 3-28and-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 Works.All shelters shall be consistentwith the design theme of the project. 9: Bus/Pedestrian shelters and turnouts shall be installed concurrently with street improvements. 10. The developer shall provide RTA stops at Murdeta Hot Springs Road and Pourroy Road,at the park and ride facility in Planning Area44 33B 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. Ronpauah Ranch Specific Plan Amendment No.2 - 2-25 SPECIFIC PLAN COMPONENTS . 2. Major roadways, including Murrieta Hot Springs Road, Butterfield Stag oad, Nicolas Road, "North Loop Road"and"South Loop Road",shall have restricted ac ss except at approved street intersections to provide better flow of.traffic. Driveway locaf ns to commercial,office, and residential areas, shall be approved at the development pl stage. . • 3. All public roads and private roads as shown in this docum t shall be constructed per City of Temecula standards and approved street cross section in the Roripaugh Ranch Specific Plan. 4. Street parkways shall be landscaped in accordant with the recommendations for street ' landscaping as approved in this document and.T D standards. 5. Developer shall construct'a safe and efficien sidewalk, bicycle path, and multi-use trail network. 6. Sidewalks and bicycle lanes shall be pro ded on all major streets including Murrieta Hot Springs Road, Butterfield Stage Road, icolas Road, "A" Street, "B" Street, "North Loop Road"and"South Loop Road". Sidewal s shall also be included on public and private streets with the exception of the east side of, utterfiled Stage Road adjacent to Planning Areas 13. and 14. In addition, mufti-use trai and bridges shall be provided as identified in this document to improve the overall ci ulation. 7. A park and ride facility shall be p vided in Planning Area 11 as illustrated in Figures 3-9 and 4-90. This facility shall includ 50 designated parking spaces. Direct access shall be. provided to the facility accept le to the Riverside Transit Agency. Appropriate lighting shall be incorporated into the facil' to ensure safety and promote usage. 8. Bus turnouts and shelters hall be provided as required by the Riverside Transit Authority (RTA)and approved by t Department of Public Works.All shelters shall be consistent with the design theme of If reject. �. 9. Bus/Pedestrian shell and turnouts shall be installed concurrently with street improvements- 1 0. The developer sha provide RTA stops at Murrieta Hot Springs Road and Pourroy Road, at the park and ride cility in Planning Area 11.and at"North Loop Road"in front of the middle . school. Addition stops or modifications to these:stops may be approved by the Planning Director after c nsultation with the RTA. 11. Road and tra is signal improvements shall be installed or contributed to on a fair share basis in accorda a with the phasing as stated in Section 2.2.6 of the Specific Plan. 12. The proj t shall comply with all subsequent conditions and requirements for road design, improv ents,and right-of-way dedication imposed by the City of Temecula. 13. The d veloper shall comply with the City's Development Impact Fee requirement. 14. Of ent, safe vehicular and pedestrian connections shall be provided to both school sites ac eptable 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 landscaping shall be maintained by a Homeowners Association. Roripaugh Ranch Specific Plan 2-25 nori H0301\NET_Nv91367.000\DOC\SPSECT2CCFINALSP.DOC - March,2003 FIGURE 2.3 _ e Cal � a �1 _ Iisu BA10 I 1A 2 /aeO9no )ea rc; BB ei Q! m IewWc 5 4A �euw I! IMWS man ei�c Iuec qg 13 (� 11 luec) Im Ws I � o]I F l3�di' _ I NAPI.iuA. I[mem / b is oue 17 ® �AFellel llldreq'112P) � Ar�BFous�.e�:M�CmSlpllul) I 11 v3B\—� % 1u61 n u C 1 W' ma B1lodphdN@I@1 FApAeey1110') IT1 p�p� I��{�1�LmgIIl_ � 1�4 15 eow p f ' (MFpMbF LS1J Ieprv� �b 1]SeL IIIRL 4 V © Nompeendedorle�merlNtll ® 4wdShnR4dcln Wde title' S A b% � �ISAWS Imam •per �� -jv -0 Y (BeeFawAq) le>.FOve15W. Oe to ylNtl1 ® Phwlbp/ueo6oMn — �:j��/ ®:!®A YPp� 9 ao"ac �O� A1�c I... ]Ws IIIIIIIII 111tl/ptl �' ft A sn PoW s' © 1s e js; r2 Fpn 26 3e1 fte r 9 ■m Pe AbIAj CdkLmr Food(ltll YM3]dn ReAams Pdnl �e� xioac a+sw`ie eo 1 ` :M eeee ��FOBdI�tl) © Fon•Ve7dalleBle/naw Pbml m�7 qPI�hn]In� ♦ 26 a`u 24 � siieirow ® pr6we 1fen41M NF �8� 22 231c1 9 25 R�(� a e y� Ndet ® 14�iF1neH,a4 a-Ena �n�fl la'aAOs ®® o'A. O_m®, oVm ra: ®®AO 20Me�aptpplcddl�pel6epnaMedalf ® Podeeblon Odd➢e ._... vnll,wvrmru L 20 pserywe.tq cvwos �S° MnlebHa9pYgeRotlmmMWD -_ 21 aIA. m]aMn PW■N�e PlwbgMa B sd pA +'L 3 ReD"bWdaW hM pedeeb1mI.A v2 agaedmdomda r. ® �-. ; � Iz<zri1rl�I�h�� Rxllcll ASHBY USA,LLC FIGURE 2-3 g 4 • 0 8 x a Or" 1 A MP-Private �LIM 6 AC �ORRiFT` ` 12.5 8AC // 9A 1� I 98DLM 2 99ous Hor ` / os1 e.+Ac 9B • o ou'ss 76 18ALIM AC RC 4A SpRrNGS` 3.B AC 71 DU'S 6.8 AC • 99 DU'S • 2.o AC I 5.2 AO +9.5 AC I 4B Z ROAD LM 13 OS2 (4.8 AC) 100 DU'S ,,WW fi 7C 223 AC 6 ,796AC 1 OS2 1+3 DU'S 1 /g 5.1JAC 11 053 __ a (17 3) 4 .� 7A 19.5 AC __�-�� I OS3) 15.4 AC O �JI (10.0 AC) 'A"STREET I w Y NAP N M2 g 16,4 AC kv LEGEND e m (15.0 AU) 0 § 336 ,asDus 1 B Augmented Arterial Highway(122') M Private Street(35'-47')(Conceptual) 2.3 AC 16 40.2 AC (See Figure 24) (See Figure 2-5 and 2-5A) LM 172 DU'S • Modified Arterial Highway(110') — i— 14 2e.a AC Signalized Intersection 15 ds Dus (See Figure 24) 9 N1GO1J. ROAD M2 M2 33A 13.5 AC 14.1 AC l © Modified Arterial Highway(110') ® Transit Stop/Park Ride Site' I L , 3154 DU'S2� _ +59 DU'S (See Figure 2dA) (See Figure 4-90) / 15 DU'S ^ QopO ` i it�pOP RCArterial Highway(1110') Planning Area Boundary a o AC (see Figure 24) 29 , 18 Modified Secondary HighLM way p ✓ „3 Ws I111IIIII ® Potential Access Point 27 �AC za.a AC (110'/90'Right of-Way) sP (See Figure 24A) ` 19.7 AC 28 Modified Principal Collector Road 76' ® • (1.4 AC os2) s2 24.0 nC ) ■ ■ 9 P ( ) Vehicular Fire Access Point • 20.0 AC i 224 DU'S 1 L (See Figure 24A 9 Modified Collector Road(66') w io ou S (See Figure 24A) Non-Vehicular Fire Access Point w Local Road 60' t Staffed Gated Prima En 3 'm 26 22.1 AC 24 ( ) Primary Entry( ) ( Figure 2-5 and SA) (Sea Figure 41,42 and 4-18A through 4-19) ;t M1 2M2 23,o.9AC 55DUS 25 I c Notes: © Card Key Gated Secondary Entry(7) 20.3 AC 67 oU'S - � os2 �rF4 1. 50 spaces in PA 11 or in lieu fee (See Figure 4-1,4-2 and 4-21 through 4-2 E 164 DU'S 8 2 AC ) O 2. Driveway approach shall be provided off Pedestrian Bridge GLLLE ,. L ROAD n 20 Murrieta Hot Springs Road onto MWD (See Figure 4-14) CHAaos 21 23 9Ac 3o.aAc property between Planning Areas 8 and 9A 22 DU'S 30 DU'S and 4B and 6. - 32 -_ _• _ — • — — — - — — 3.Fire Department shall have pedestrian Fil access onto trails. 2.0 AC • ASHBY USA,LLC FIGURE 2-4 VJ'^ gig $e _O $ • irk, RM I RA LANDSCAPED MEDIAN RAN `•ate 1T DLASa (D� BIKE LANE/SIDEWALK r R W W / CURB //•� i CURB \J J qq PA's 11,12 _ 7 � PA's 13.14 _, 3 ' ' 17- �12' 1 12'11I' 12'--"2'� IT 8, w^ 2' 12' 4', A 1 122'_ LW SECTION A Augmented Arterial Highway(122) •Butterfield Stage Road(Murrieta Hot Springs Road to Nicolas Road U adjacent to Planning Areas 11 and 13, 12 and 14) •`Q Rw I RAV f SIDEWALK RAISED LANDSCAPED MEDIAN aIDEWALK II/l CURB 10'CLASS II BIKE LANE 10'CLASS II BIKE LANE CURB PAS B,11 PA 9A,9a,70 6 6' 0 12' 14' 14' 14' - �, 6' 6' 110, SECTION B • Modified Arterial Highway (110') •Murrieta Hot Springs Road(MWD to Butterfield Stage Road adjacent to Planning Areas 6,9A,913, 10. 11) RNd r SIDEWALK I R/W RAISED LANDSCAPED MEDIAN SIDEWALK CURB rt CURB IVCLASS II BIKE LANE 10'CLASS II BIKE LANE PA's 33A PA's 12,16,3Y .. +-� �. ... PA 2T 6' 6' 0 12' —•�l 14' 14' 14' 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) •Butterfield 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 S/W 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. • The Keith Cemeemea proms C r o S_L` I�O11� );111(41 � 1�< 11 -11 ASHBY USA,LLC FIGURE 2-4A W � x • O N RIVJ I RAISED LANDSCAPED MEDIAN RNY � SIDEWALK +J CL PAE 4A1 4.8' CURB— 1 � L CURB _ PA B 6'2.5' S' 4.$ 0 12 — ta' 1a' to tz' t o' 6' 'U) m1 86' 110' fi LANDSCAPE EASEMENT SECTION C•1 U © Modified Arterial Highway (110') •Murrieta Hot Springs Road(Pourroy Road to MWD adjacent to PA 4A,413,and 8) FSOFT SURFACE PATH SOFT SURFACE PATH SPLIT RAIL FENCE R/W r SPLIT RAIL FENCE j RW I r-SIDEWALK I //��PAINTED STRIPED MEDIAN CURB ft / SIDEWALK 5'CLASS It BIKE LANE 5'CLASS II BIKE LANE CURB PA 33A PA's 12.33B 6' 6' 2' 6' 5' 12' 12' --L-12•---. 12' cif 12 5' 6' 2' 6' 6' • zo 70' zo' 110' SECTION D j11jl1jj Modified Secondary Highway(110' Right-of-Way) -Nicolas Road(from Butterfield Stage Road to the west project boundary adjacent to Planning Areas 12,33A,3313) •Onsite Section and Ultimate Offsite Section RM I �-RAISED LANDSCAPED RNV MEDIAN SIDEWALK 4 CURB SIDEWALK CURB S CLASS II 5'CLASS It BIKE LANES BIKE LANES PA's 22.23,24, ) PAS 14.15,1e 17 29,27,2e,29.30.31 4• 5' 6' 15' -.. - -. .__ - - - - 5, g' 5 4 18.20.21.25.32 12' �+•— 12' --1-- 12' 15, 1 qg' — 18' 76' SECTION E ■ ■ Modified Principal Collector Road (76') NOTE: •North Loop Road and South Loop Road Parkways shall drain at 2% (adjacent to Planning Areas 14, 15, 16. 17, 18,20,21, toward streets,Streets shall 22,23,24,25,27,28.29,30,31 and 32) have 2%cross fall.No on street parking allowed except on local roads and private streets. • The Ketch Comnan,earrKC (7 L 0 T T O S C A L E �� ']'I m I I�� I ns„BY USA,LLC FIGURE 2-46 U) • O RtW PAINTED MEDIAN R/W SIDEWALK � l SIDEWALK 5'CLASS II CURB T BIKE LANE CE 5'CLASS II CURB BIKE LANE PAO ---- PA 11 5 85. . -. 12'—j-10'—I 5 61 1 5 +� a 11' 44' 11' 86 � SECTION F-1 ca ® Modified Collector Road (66') V Street"A"(adjacent to Planning Areas 6 and 11) " RAY PAINTED MEDIAN SIDEWALK RIW 5'CLASS II SIDEWALK BIKE LANE rt CURB CURB T CLASS II PA 12 BIKE LANE PA II 6' 5' 6 - -12'---L70'—L --12 S 6 5 11' 44' 11' • SECTION F-tA ® Modified Collector Road (66') "Street"A"(adjacent to Planning Areas 11 and 12) IRV PAINTED MEDIAN i RAN SIDEWALK SIDEWALK ///���T CLASS II CURB BIKE LANE 5'CLASS II NAP CURB `/ BIKE LANE PA 72 6 5' -5- 5' 5' 6' 11' 44' 11' 66' SECTION F-2 ® Modified Collector Road (66') -Street"S"(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 Com Peniea� N O T T 0 S� CCAA L E ASHBY USA.LLC FIGURE 2-5 U C � • O SIDEWALK R/N/ SIDEWALK I CURB RIW � CURB W R : 4' 20• 20' 6- 4 ¢ 10' 600, 10' 6 SECTION G L 3 O Local Road (6V) -Local Roads permitted in all planning areas py CU 8 ' R/E I � SIDEWALK SIDEWALK PIE0' rt . ME 'CURB CURB ME 9 ..6' W 4.5 56' 65' SECTION G-1 Modified Local Road(44756') •Modified Local Roads Within all,Planning Areas �• RIE I RE lSIDEWALK F sIUEwALx�Ra �Ra ME ME 36• 5.F 4.5' 4T 56' SECTION H Private Streets (36747') •Private sheets within Single Family Planning Areas with zoning designation Li LM,MI,M2 -Parking on both sides NOTE: RIE I ROE Parkways shaft drain at 2% toward streels,Steels shall SIDEWALK SIDEWAIJ( have 2%cross fall.No on CURB CURB street paddng allowed except on kxal roads and private streets. 6' ' .5' 5.5' - 32`; 5.5' 4.5' 6' ME43, ME 57 SECTION I 0 Private Streets (32743') •Private streets within Single Family and Clustered Planning :,\• .Areas within M2 zoning designation(PA's 12,14,15,22,23,24 and 31) -Parking on one side The,Keith CompanieeIo /A / x 0 T T 0 s c AA■�L I—e - i«��i �� r:.�gh ASHBY USA,LLC FIGURE 2-5A R/W I RAN - r SIDEWALK SIDEWALK - O CURB CURB U g. - PUE PUE \IJ R .5' 5.5' 24' S.5' 4.5' 36 ^' SECTION J W 0 Private Streets(24735') f� a' -No on street parking allowed `^ ASPHALT PATH TURN LANE \Y .RAV MIN.6'(VARIES) l AC Din AC UNIMPROVED V DKE •Q NORTH SOUTH 23' 6' 6' 14' 12' 14' 35' 41Y 35' - 110, SECTION K 0 Modified Secondary Road (110) •Nicolas Road-40'offsite Section to be built i R1W - RW E CURB CURB SOUTH' NORTH 14' 14' ---1--10'�-�-�_ t4• 14' - 38' 66' SECTION L NOTE 0 Modified Collector Road (66') Parkways shag drain at 2% -Celle Gimsol(Walcott Lane to Nicolas Rd.) towanl streets'Streets dw .Offsite center sedan to be constructed ham 2%a fag.No on - - sheet parking allowed except on bcal roads ardprivale .. sheets. R/W I TURN LANE RM'. CURB CURB SIDEWALK 5'CLASS II S CLASS II SIDEW SOUTH BI10=LANES BIKE LANES NORTH 4' 1 6' 1 5' 12' 12' ,1 17 5' 6' 1 4' .. 10' - 1 - 46- 10' - ss' SECTION M O Modified Collector Road (66') •Calle Chapos(from Butterfield Stage Road to Walcott Lane) -Ultimate offsite Sec iWL r' ' The Keith Compeniee�A • ■■fir//-- 1 1 TT 1 1 TT((// N 0 -T T 0 S t A L E l�()I Ixt 1.1 l/ll 1?-11l i. h ASHBY USA,LLC FIGURE 2-5A-1 (n s Rasm LANDSLMm NmLW ^' Permitted only when: I M - ( • Located in an M2 zoning SIDEWALK - 4 sIOEWALK L designation. CURB CURB Driveways are 19 long off 24' 4.1 5.5• .1r —+ 1r� tr -5• 14 .5 w wide street and the 24'wide WE . street connects to a36 wide 56' street Private Street(56') $ minimum hemp and provide Card Key Gated Entry CU . parking for two cars off 24' PA 10 _ mow. } wide street connects to either a _ V It 3r or 35 wide strret. Rn: I wE SIDEWALK E CURB SIDEWAl1k � '�. NOTE: CURB U Y Parkways shall drain at 2% toward streets,Streets shag 4.5', 5' 1 4.5' .5 1 5 4.51 •Q_ have 2%am fall.No on sheet parldng allowed except 77 on local roads and pmvale streets. 0 Private Street(72') " Staffed Gated Primary Entry •Munieda Hot Springs Road&Pourroy Road-PA 3,4A yE I moms®WOW yB LOCATION MD wlDTil VMY SIDEWALK rL SIDEWNJ( CURB CURB 4.6, 5' 4.51 L4.61 S• ,4.5 RUE 108, 0 Private Street(108) Staffed Gated Primary Entry •Munteda Hot Springs Road&Pourroy Road-PA 3,4A . R� I KrimkwosCMEDWDIM WE . SIDEWALK rL CURB SIDEWAIX CURB si 5' 6' 1r —I 6' 5' kv wE 7a 0 Private Street(70') Card.Key Gated Entry • PA 1A and 2,4A and 4B,11,12.14,15 and 16 and 33A " SIDEWALK rt SIDEWALK . CURB CURB . ea 11a Private Street(110') _. Staffed Gated Primary Entry •South Loop Road -PA 21,22 North Loop Road -PA 30 Tht Keith ComoeniesM/� N 0 1 T 0 15 C -A■LL E ASHBY USA,LLC FIGURE 2-5B � g N � ,THE PROJECT SITE IS INCLUDED WITHIN THE CONSTRUCT BUTfERF1ELD STAGE O 'BOUNDARIES OF THE SOUTHWEST AREA BEAM. !THE PROJD !iHALL PARTICIPATE ON A FOR GENERAL PLAN RD.FROM MUMIETA HOT PRORATA BASIS IN THE DISTRICT TO BUILD BUILDOUf TRAFFIC SPRINGS RD.TO NICOLAS RD,ATAREAVVID L 9 CONDITIONS,THE ITS ULTIMATE CROSS-SECTION -� HOWEVEEROADWAY IMPROVEMENTS. CONSTRUCTION OF WIDTH AS AN AUGMENTED 0-o HOWEVER,ff RANCSHOUH IS BE NOTED THAT BUfTERFIEID STAGE ARTERIAL HIGHWAY(118 FOOT o PARTICIPATE M THE CONSTRUCT RANCH IS PROGRAMMED TO RD.NORTH OF THE RIGHT-FO-WAY)IN CONJUNCTION w EXTENSION OF CONSTRUCT MURRIETA HOT SPRINGS RD.AND PROJECT SITE HAS WITH DEVEIOF DEAR.(SEE a RD.EAST HOT SPRINGS SITE ITEATT THEIR STAGE RD.WITHIN THE PROJECT BEEN ASSUMED. EXHIBIT 6-B OF DEAR) ¢ RD.TING OF fB SIT WIDTHS. IN ADDITION DITTI N TO CROSS-SECTION ECTION EXISTING TERMINUS AT > WIDTHS,MNTSTO PTO PROVIDINGCES. ti CALISTOGA DR. IMPROVEMENTS TO PROVIDE SITE ACCESS. c m oDo O MURRIETA NOT SPRINGS RD cu C.. 75 i L a CONSTRUCT OMNICOLAS STAGE RD.FROMLY NICOLAS AR . . ( _ TO THE SWTHERLV600NDARY OF TRAFFIC ANALYSIS ZONES AT ITSARTERI -HIGH AY(HO N T - - I - RfGHT-AL HIGH IN CONJUNCTION 1 T� J O� WITH H DEVELOP IN CON UNCTION 1111{ V� y,�P WITH DEVELOPMENT. SITE O FOR PHASE I SINCE NICOLAS M.IS PROJECTED TO N �I. (DEVELOPMENT OF UP TO SERVE LESS THAN 14,2W ADT WEST OF o - O 511 DWELLING TTE.UNTS) BURFIELD STAGE RO.FOR GENERAL w t 0 TRAFFIC CONDITIONS. PLAN BUILDOUT WITH PROJECT TRAFFIC 1 MURRTETA HOT SPRINGS CONDITIONS.THE CT'OF TEMECULA W 1 RD.AND NICOLAS RD. CIRCULATION ELEMENT COULD BE G SHOULD BE EXTENDED TO AMENDED TO DOWNGggDE NICOLAS RD. THE PROTECT SITE WITH A FROM AN ARTERWL TO A SECONDARY SOUTH LOOP RD MINIMUM%FOOT (88 FOOT RIGHT-OFMAY)BETWEEN OMIc PAVEMENT SECTION TO CALLE GIRASOLA GIN BUTTERFIELD CHAPOS PROVIDE SITE ACCESS. STAGE RD. CONSTRUCT BUfI'TERFIELD STAGE RD.FROM THE SOUTHERLY BOUNDARY OF TRAFFIC ANALYSIS ZONE R TO THE SOUTHERLY PROJECT BOUNDARY AT ITS ULTIMATE HALF SECTION WIDTH AS AN ARTERIAL HIGHWAY H III FOOT RIGHT-OF-WAY)IN _ CONJUNCTION WITITI DEVELOPMENT.- . FOR PHASE 2(GEVELOPMFM BEYOND D - UNITS) FX;S)TILIF CONDITIONS,BUTTERFIELIEL D STAGE TAGE RD. SIGHT DISTANCE AT FAGH TROJECTENIRANCE SHOUI)BE SHOULD BE EXTENDED FROM RPNCIq CALIFORNIA M. HEVIEWEO WITH RESPECT TO STANDARD CITY OF TEMECVIA TO THENTSECTSNT PROVITH A MINIMUMSNFOOT SIGHT DISTANCE STANDARDS AT THE TIME OF PREPARATION OF PAVEMENT SECTION TO PROVIDE STAGEITE RD DSN - ANAL GRADING,LANDSCAPE AND STREET IMPROVEMENT OF THE PROJECT SIBUHASN T BSTAGERD.ED FOR PLANS. OF THE PROTECT SITE HAS NOT BEEN ASSUMED FOR YEAR 2007 TRAFFIC CONDITIONS. - TRANSPORTATION SYSTEM MANAGEMENT ACTIONS AND A TRAFFIC MRTGATONIMONITORWG PROGRAM ARE DESCRIBED - IN SECTION 7.0 OF THIS REPORT. LEGEND TRAFFIC SIGNAL �T The Keith Compen �Vio§IA■ = N 0 T T 0 . - S "C A ■`L 1/-E Roripaug] Ranch E ` 9 U \ \` { , — �y q | ! q # g / _ w! / y� � \ > � | /■ ©� � ®^ NET / . \ $` PdsrlbRByQCirculationPlan � � | � • -- - - | , . . • ������� . L f , e Mill ®� � - \ ) . 9 | �■ 9 # � ~ . ! . I � T'/ ! ! �ST- ^ | � � . t E, . ■ � . � Pedestrian/Bicycle Circulation Plan ASH9V USA,LLC FIGURE 2-5C g� g x 6 p • S 9 s � 8I & O1 AC U 1 A MP-Pnvate r M ` OSt O LM 'j Del L -_ _ 99 DUrS6AC ` 12.5AC 9A 10 d 980u'S leLM 1AC 5 4A MURRIETA MOr Sp`SR� `.. 3.9 AC 11 DAS 6OB 1 M m 99 DU'S RC LM 10OAD e 5.2AC 19SAC 4B 13 O (4.6 AC) 1DO DU'S LM e- 051 7C 22.3 AC 179.E AC 1OS2 113 DU'S NC A 19.5 AC r,'.//a 15.4 AC I .� F.,YW (10.0 AC) (� W STREET Q $ a NAP M2 y o0 9' 33B Sous 1A7 LEGEND 2.3 AC� 16 40.2 AC Water District Property ;;}IcpLAS ROA o 29Um nz DVS Open Space and Easements e" 14 15 145DU'S -- oi M2 M2 3.5 AC 14A AC Park Class I Bike Lanes F' 33A 00 (3.6 AC osz) tss Du's ".W aooa (west side) 11.8 AC 154 OU'S SNLV+' ❑ 15'Multi-Use Trail wl in 30' ,s DU S N°� 30 Class It Bike Lanes �' °O°°❑❑� Fuel Modification Zone (both sides) / _ `+„ 29 4.o AC UM River Walk 6'Wide Soft Surface Path .. ... ... 12 o nc 2e.4 AC (12'Asphalt Multi-Use Trail) (See Figure 4-27) n s 3 Du 31 Nature Walk"Plateau" 28 M2 (10'all weather surface trail) Pedestrian Bridge , - S2 24.6 I AC 20.0 AC z24 19 L ❑ Paseo Entry 31.2 AC Gate r_„-, 30 DU'S I9 Paseo Conce lual See Figure 4-37 L----� ( P 1 ❑ 'os Non-Vehicular Fire Access Point School Entry Gate ________' '. . 26 22.1 AC 24 (See Figure 2-3) (See Figure 4-10 and 4-11) 22 _ Mt 10.6 AC canswc l/ 2 M2 y"' 2310.9 AC 55 DU'S / tie 20.3 AC ~" 67 DU'S T OS2 O 166 DD'G SOUTH LOO ROAD 6.2 AC CALLE — ICHAPOS attsmxv�wsaxc - 2-L 239AC .10.3-AC 22 DU'S 30DU'-S----y ❑❑Q❑ ql1❑9flu❑❑❑❑❑❑❑❑gIIP�9P❑❑❑❑o❑❑❑❑aP❑LlA -❑9o❑Et0❑uuuuuL�R>�❑90❑ 32 PI 20 AC OS AC) • ® The he tF Zoe-oa., eel ^ y,e°° 1 ASHBV USA,LLC FIGURE 2-5D �V rQ X O K O MWD PROPERTY 1B3 — — j — — — I 0.3AC �LM 6 1A MPf varoRI�4 07 10 ( w LM 99 DU'S hO 725 AC 9A L 19.OAC 2 7 30B 8.1 AC 9 G Cl) rl 98 DU'S LM RC 4M SpRt 11 DU'S B.B AC v, m I 8.a Ac 5 ].oAC 5.2 AC 19.5 AC 99Du•s OS2 ( 13 48AC) 10 DUS B LM Os1 a� 179.6 AC O 2 i7JDUS 5.1 C 11 8 C OS3 RN (1OS3) 154 AC I 79.5 AC — — — — — / (10.OAC) yq I o W a 3 NAP I M2 y` LEGEND g 16.4 AC 145 DU'9 17 s Sidewalk Adjacent to Curb 2 3LM C 16 40 zAC • ® LM 172 DU'S 28.4 AC NIc� I Sidewalk separated form Curb by Parkway 10 14 15 145 Du•s M2 M2 13.5 AC 14.1 AC Gated Entry / 3 L 0 (3 51C OS2) 159 DUS / 11.8 AC 15 DVS 30 I Location of sidewalk dedicated by walls and slopes — — 29 4.0 C 18 I S1 LM 27 12.0 AC 28.4 AC 13 DVS I 197AC 28 31 (1.4 AC OS2) 82 24.6 AC 20.0 AC 224 DU'S 19 L 31.2 AC 30 Du•S I 26 22.1 AC 24 M122 O M2 2310.9AC 55urs 25 20.3 AC 67 DU•S OS2 1840 ' L 8.2 AC O CALLE I >•� 2O CHAPDS I 23.9 AC 30.3 AC I 21 22 DU'S 30 DU S 32 PI 2.0 AC (1.5 AC) • ® the Keith CDmpaveei ■ ■ _C - 777777� 11 SPECIFIC PLAN COMPONENTS 2.3 DRAINAGE PLAN ,.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 with approved engineering practices, City of Temecula and Riverside County Flood Control and Water Conservation District standards. Hydrology for 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°/a)of the site will be covered by impervious surfaces. Therefore,development of the project site will significantly increase the amount of onsite drainage due to the covering of native soils, which are presently very pervious,with various impervious surfaces such as asphalt, concrete,and buildings. The Drainage Management Plan for the proposed Specific Plan will 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 a flow-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 wester portions of the Plateau. Offsite flow from the small drainage channel in the southwest comer 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 Orop of 2,797 cis 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 structures, 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 Girasol/Nicolas 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 (cis). This drainage course will be channelized as Planning Area 4B is developed. These improvements will not have any significant impacts on downstream properties since the drainage master plan for the Roripaugh Ranch property proposes to maintain the same offsite flows as presently exist. Any concentrated offsite flows will be adequately dispersed by the use of rip-rap, armorflex, or equivalent improvements as approved by the City Engineer. i\. Roripaugh 11M pecific Plan 2-36 \UCEITH0301WETS_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS 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: 1) 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 1A. Other improvements anticipated for both Santa Gertrudis Creek and Long Valley Wash involve hydro-arch bridges or other' . design approved by the City Engineer at major road crossings, as previously depicted in Figure 2-6. 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, 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 City Public Works Department and the RCFCWCD. For the purposes of this measure, downstream impacts also refer to MWD pipelines that could be.impacted. 2. Prior to recordation of any map,or issuance of a grading permit,the developer stall provide a maintenance agreement for the portions of the Santa Gertrudis Creek and Long Valley Wash on the project site. It must be mutually agreeable to the City Public Works Department, the Riverside County Flood Control and Water Conservation District (RCFCWCD), and the Home Owners Association (HOA). This agreement shall state that . the City is only responsible for maintaining flood control facilities under public roads, and is not responsible for maintaining the Santa Gertrudis Creek and Long Valley Wash channels or detention basins, and the other facilities must be maintained by RCFCWCD. 3. Prior to issuance of grading permits, the developer shall coordinate any construction that could impact facilities of the Metropolitan Water District(MWD)to assure that their facilities • are not damaged by project construction, either on or offsite. .Roripaugh Ranch Specific Plan 2-37 \V(EITH0301\NET_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. A mass grading permit shall be required for this grading. and interim improvements. 5. During the entire' development process for the project including grading of interim improvements,any concentrated offsite flows will be adequately dispersed by the use of Op- rap,armorflex,or equivalent improvements,as approved by and to the satisfaction of the City Engineer. In addition to the proposed Master Plan of Drainage,the following measures are proposed to mitigate potentially significant impacts to surface and/or groundwater quantity and quality that might result from project implementation, including offsite roadway and utility line work: 6. Prior to recordation of 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 Quality Management Plan (WQMP) to the SDRWQCB for review and comment covering both construction and occupancy of the project. The WQMP shall be implemented to the satisfaction of the City Public Works Department. 1�• Roripaugti Ranch Specific Plan 2-38 11KEIT \2r4ET_M31367.000\DOC\.SPSECT2CCFINALSP.DOC March,2003 � ( | � • 7 ! � f I ! I ! *� � � - a � OAO } m® - - � - - � a , Conceptual Dr ain Master Plan ASHBY USA,LLC FIGURE 2-6 d v 8 f30" �ap]2' 42' O 0 — — B — 3 — — — ti__� 8 0]AC // 1A MP-P ivate 8LM MDRRIE]q OS1 10 I 29 r LM 99 DU'S Nor ,2.5 AC / OA L t 41W B I 19.0AC 2 SP 38AC 8.1AC 9B I 98 DU•S RINGS 11 DU'S OS1is 4 AC I m LM 55 4A 6.8 AC Q 100- 20aA 99 DU5 5.2 AC 195 AC RC LMROB \ 13 d1s 60 fsfSC OS2 (4sAC) 100DU'S ) gy4 OSI 96AC 1ewC 1i 91Dus d 6 0 ! OS2 5.1 AC7A NC 11 7A 195AC ^O'� (1OS3)C 15.4 AC X / no.onq DetentionBasin — — — f 10 Ac/Ft o° Detention Basin j 10 Ac/Ft CO I c3 NAP 12 (i'.4AC y Ge�`�a\SG� 17 2.3 I y I 145OU'S �a I 2.3 C gaa 16 402 AC • LEGEND LM nz Du•s 0 41COLA ��y 14 15 145 DUS \ Proposed 24"Storm Drain Pipe RGgG s� 3M2 M2 4.1 i 0 / 33A 4) (3.61 AC OS2) 159 MIS L 154 DU'S 155 7 ous `-Detention Basin s —� Proposed 30"Storm Drain Pipe r — — 3C Q1.=3467cfs — r 2.3AGFt 29 40AC 18 LOO si LM •���• Proposed 42" Storm Drain Pipe 27 12.BAC 28AAC 13 OU'S I SP 31 ' 19.7 AC 28 ■ ■ Proposed 72"Storm Drain Pipe (1.4 AC OS2) S2 246AC 20 0 AC 224 DU 19 Qmo=4460 cfs — / 3o 2 AC EEI Proposed Storm Drain Inlet/Outlet Structure ~— Long ValleyThanneF 26 --OS2 i1 Ac— — 24 I Proposed Hydro Arch Bridges p. M, "or other design approved by City Engineer 22 2310 y AG 10,6 55 As 25 c� M2 _ Q'�b�• 20.3 AC 67DV6 B2 AO ` r0 Improved Natural Drainage 3Sgef I 164DDs BDD H L AD s 20 w By I Q'00 Local Storm Drain flows are excluded from this exhibit CALLECHAPos T • 2,9AC 30jAC Detention Basin I Asa • 21 22 DU's 30 DU'S 8.4 Ac/Ft ifs _ _ I a2 — 0�\ (1.5 AC) - 2O AC S • Note:All proposed flows exiting site are the same as existing outflows. ® fpe !Ca--[[ Cpmpaniepl c 0 200 4W IZuli� ��lit� 1 ► P<< l � � ll l SPECIFIC PLAN COMPONENTS 2.4 WATER MASTER PLAN 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 California 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 EMWD requirements. The,project site is within the 1508 pressure zone.- The daily water supply will be serviced by the existing 6.8 million gallon (MG) reservoir built by Assessment District 161. This reservoir is located in the Rancho Bella Vista Specific Plan area, approximately 3,000 feet west of the future Butterfield Stage Road and approximately 3,400 feet north of Murrieta Hot Springs Road. A 24-inch feeder line from the reservoir to the project site is needed, which is scheduled to be constructed by the developers of Rancho Bella Vista and Roripaugh Ranch. The onsite water system is shown in 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 2-18) The Eastern Municipal Water District(EMWD)currently provides water service to the project area and most of the project site. The project site is located within the 1508 Pressure Zone and, at present, 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 hag a mile north of the Plateau area. The Metropolitan Water District of Southern California(MWD),a regional wholesale watersupplier,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 Emergency Connection It is currently contemplated by Rancho California Water District and Eastern Municipal Water District to construct a joint emergency connection between the two systems in the most southerly portion of the site adjacent to Butterfield Stage Road. Ron augh Ranch SOeciffc Plan .2-40 \UCEITH0301\NET_M31367-000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS 2.4.3 Project Development Standards t. Prior to recordation of final maps, the developer shall demonstrate that water in adequate •, volume and of adequate quality is available to serve the project start-up through the completion and full occupancy per requirements of the Eastern Municipal Water District and Rancho Caldomia Water District, as applicable. 2. All proposed water lines and facilities shall be designed and installed per Eastern Municipal Water District requirements and specifications. 3. Will serve letters will be obtained from Eastern Municipal,Water District(excluding Planning , Areas 33A and 33B) prior to approval of a subdivision map, and/or development plan for commercial uses in accordance with the State Subdivision Map Act. Will serve letters shall be obtained for Planning Areas 33A and 33B from the Rancho California Water District prior to approval of a subdivision map,and/or development plan for residential uses in accordance with the State Subdivision Map Act. Rof',M h ITH0307 W E Ranch Specific Plan - 2.41 \VCET_M31367.000\D0C\SPSECT2CCFINALSP.DOC March,2003 ASHBY USA LLC FIGURE 2-7 � F • 24" Exist. EMWD 6.8 mg Mountain View tank ♦ , C A (1508 Pressure Zone) b� (n s c0 r��r • r CD 4-0 LM uPr"r. 9Aos �� 7 r` ,ssAc aA �D ///♦♦♦}�}yyy��� 16.OAC 3Pu..._ 9.,A. 9B 66 DU6 2 ".44 r 3.9 AC I 5 16.4 AC 5 4A k�\ 11 DUB 6.6 AC ,2A 6A DVS 52AAC /sRC s AC 4B / ` 13 (4.6 AC) 100 DUB L61 • OSI ,76.6 AC TC, lniinvOS2s s.1AC 11 — C mc 7A 16 ('OS3)) 15.44 AC 0 CO w I Q 12 V I C i NAP 6A2 , 12 O ,6.4AC y 12" (1150AC) 17 y 3 14S IXlSK LM I �! 172 DUB + 15 2e.4.4Ac I Proposed 8"Water Main .44 usouB � 14.1„2 I M 3.3A 13.5 AC ,59 DAC 3 1Y w Proposed 12'Water Main / 11.6 AC "b (J' D1's2) . 2 lsous 16"/ 0 I RC WIr Proposed 15"-16"Water Main 3 A(�w�w aO� 29 9 4.oAc r 118 I Loop 26.4 AC 27 12.0 AC 113 DUB I ® Proposed 24"Water Main ,6 AC 28 31 (1.4 AC OW) s2 24.BC 20.0 AC 224 Ot15 19 Existing Water Line 30 mms I B• N Existing Water Tank 26 22.1 AC 24 611 " 22 23,0.sn 10.6AC c 55 DVS 25 r 120. DIMS 16" 87 DUS / 2 AC ����• w w ,yTOIE CALIF SOUTH LOOP ROAD 20 r L L ^^^ I 21 23.6AC 30.3 AC 22 OIfS 30 DUS i 32 -- PI 2.0 AC (1.5 AC) • ® Tha Keith Com oene"ITKC = Im SPECIFIC PLAN COMPONENTS 2.5 SEWER MASTER PLAN .' 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 EMWD has the present on-line capacity to treat 49 million gallons per day (MGD)of wastewater. The EMW D'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 System (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 flows from the Rancho Bella Vista and Johnson Ranch projects to the north and from the Calle Contento area to the southeast. Precise alignments and sizing of sewer facilities will be determined at the tentative tract map stage of development. The location and size of facilities identified in the document may change,subject to the approval of the City of Temecula Public Works Department and EMWD. NOTE: It is possible that the project applicant may wish to construct certain offsite sewer improvements on or ahead of their planned schedules to adequately serve the proposed project. The funding and scheduling of such improvements would be coordinated.through the EMWD. Regional System (See Figure 2-18) The total average sewage flow 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 sewerlines and facilities shall be designed and installed per Eastern Municipal Water District and Riverside County Health Department requirements and specifications. 2. Will serve letters will be obtained from Eastern Municipal Water District prior to approval of a subdivision map, and/or development plan for commercial uses in accordance with 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. Roripaugh Ranch Specific Plan 2-43 NCEITH0301 WET_N131367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 ASHSY USA LLC FIGURE 2-8 C • FUTURE RANCHO BELLA VISTA > L— o s ^, 18" 18" 18" & cl/) 9 V 8" MWD PROPERTYis 3 5� OA x � RR/� 8 1A MP4>Ar.w 1aLM A Ss11 AC 9A 10 I [L z I 190Ac 2 99 DV$ Fb7 /3.9 AC 8.1LAC 9B O` �✓ r 5 iDus os1 o I 8' +e.s4 AC 4A r"r6s 6.8 AC a IJ 2A,et0 90DU'S s.2AC 19.AC 4B 1 Rqa 13 052 (45.8 AC) 100 DU'S t OS1LM ySg 8" 1.11� 22.3 AC 6 t79.8 AC U E NP 082 8' 5-1 AC 11 I a 7A 19..5AC 8 (lOS3t 8' ,SA AC I cu I (r0.0 AC) ICL 3 NAP 1M22 y U H 16.4AC I f: 33B +4s DVS LM i_ 8 O Proposed 18"-21"Sewer 2.3AC� 16 40.2AC I U (OBSIIa t0,IONO Road) LM 172 DVS • e1 C 2 14 15 9.4 A I 8. AC LEGEND / NICOLAS ao- 0J t3.5 AC 1AAC 'O AMC 0512) 59 U` Proposed Gravity I is ovs _ 9" 30 Sewer Main,Size Noted , 4.0�Cic 18 I ROM s(f 11 LM Proposed Manhole 27 7E Loop ,z.oAc t13� to AC 28 I31 m I (1.4 AC 0S2) S2 24:AC Flow Dirl3ctia, 20.0 AC 8p 2za DU'S 19 31.2 AC 8" 30 DU'S I a I 26 22°�C M 1 10.8 AC $" M2 55 DVS 25 20.3 AC si oU'S O82 184 DVS $$ 8.2 AC O CALLE 8" SOUTH LOOP ROAD zQ CHAPOS 21 23.9 AC 30.3 AC 22 OVS 30 DVS \32 PI 2.0 AC (1.5 AC) T"" K..th Compenie"h/A SPECIFIC PLAN COMPONENTS • 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 fill)which will be balanced onsite, as shown below: Area Cut c Fill c PA 1A through 5,7A, 7B, 7C 1,315,247 1,321,935 PA 13 through 32 6,140,225 3,789,716 Transition Area 543,086 . 1,890,234 • Sub-Total 7,998,558 7,001,885 Shrinkage(-12.5%) (996,673) N/A TOTAL 7,001,885 7,001,885 Includes Planning Areas 6, 10, 11, 12, 33A and 33B The Plateau portion of the site will be graded relatively flat with a shallow slope to the southwest. The southern portion of the Valley area will rise gradually away from the improved Long Valley Wash,with ' steeper slopes found along the southern flanks of the central ridge onsite. The central and northern portions of the site area will be graded into several separate.pads to help separate the various:non- residential uses. Most of Santa Gertrudis Creek will remain undisturbed with minimal grading or. earthwork. The only exception will be grading needed for flood control improvements, including detention basins,just east of Butterfield Stage Road. The top of the central ridge south of Santa Gertrudis Creek will be removed approximately thirty feet to allow for the placement of home pads. Grading will be completed with all stockpiling in the adjacent phase area onsite. As outlined in the ' Specific Plan,detailed grading plans will be processed with associated tentative tract maps according, to City requirements. Contour grading is proposed on slopes over 30 feet in height,while maintaining adequate gradients for streets arid.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 Butterfield Stage Road extension south of the project site may require up to a million cubic yards of earthwork (primarily cut) in addition to grading.the project site.The work will be balanced as much as possible using the Roripaugh Ranch site for temporary stockpiling, if necessary. Roripaugh Ranch SpecificPlan 2-45 \\KEITH0301 WET_N131367.07 _C\,SPSECT2CCFINALSP.D6C - 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 338 liquefaction Nicolas Road liquefaction(offsite improvements) If a particular lot cannot accommodate appropriate setbacks, it will not be built. These reports will specify appropriate foundations and other design parameters to alleviate identified potential geotechnical impacts. These reports will be prepared and approved by the City Department of Public Works prior to the issuance of grading permits. 2. Prior to the issuance of grading permits for offsite improvements related to the project, engineering reports addressing geologic, seismic, or soil limitations and foundation design `• will be prepared for any affected areas that have not already had such studies, to the satisfaction of the Public Works Department. 3. At least two days prior to scheduled blasting, the developer shall post a clearly visible sign at the intersection of Nicolas Road and Calle Girasol to notify residents of the Nicolas Valley if and when blasting will occur. Any blasting activities will be limited to the hours of 9 AM to 4 PM, Monday through Friday. 4. Contour grading shall be utilized on slopes over 30 feet, however, if it cannot be used, a report by.a registered civil engineer must be submitted with the grading plans that demonstrates why such techniques are not feasible in the particular location. Grading plans must clearly identify slopes over 30 feet high. This report must be submitted and approved . by the City Public'Works Department prior to the issuance of a grading permit. Contour grading shall incorporate the following techniques: • 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. Roripaugh Ranch Specific Plan 2-46 \\KE1TH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS • Manufactured slopes shall be contoured graded where required by City Code and shall conform to the latest California Building Code, Appendix Chapter 33.The grading concept implements techniques to ensure that the overall'shape, height and grade of any cut or 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 anthill 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 2nd Revised Draft EIR. 16. The extension of Butterfield Stage Road south of the project site may require up to a million cubic yards of earthwork (primarily cut) in addition to grading the project site. This work will be balanced as much as possible using the project site for temporary stockpiling, if necessary. Construction of other offsite improvements may also require additional grading. 17. Prior to issuance of a grading permit, clearances must be obtained from.the following environmental agencies: • California Department of Fish &Game • U.S. Fish&Wildlife Services U.S. Army Corps of Engineers • San Diego Regional Water Quality Control Board i Rori au h Ranch S ecific Plan 2-47 N(EITH0301WET_N131367.000\DOCISPSECT2CCFINALSP.DOC - March,2003 ASHBY USA,ILL G FIGURE 2-9 N Fe CIO C SPRINGSROA O Ca 140 I roI � 4 1260 80 Q LEGEND L O 13'o Proposed Contours Proposed Slope �o \ OL�'S ROgO �F, 7�t • Existing Contours Drainage Flowline 1250 Drainage Flowline Grading-Phase 1 L P Future Street Elevation 1B Grading-Phase 2 Ungraded Open Space-Phase 1 (AD isi subregboat HabAat Conservation Plan) Borrow Area-Phase 1 I ,1� CUSTOM LOTS �. Contour Grading of Habitat Areas zo Phase 2 I. 1240 Limited Grading-Phase 1 t � tir 0 Graded Open Bottom Channel GALLE Phase cHAaos I CUSTOM LOTS • Tne K,LY. Com penee lTKC J J SPECIFIC PLAN COMPONENTS i • 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-4B), the private recreation center (Planning Area 5),the 0.3-acre Mini-Park(Planning Area 1 B), flood control areas (Planning Areas 713, 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 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"centrar 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 2nd 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). In compliance with the conditions of approval of any implementing development project, such as subdivisions, and use permits, improvement plans for the respective landscaped areas, and/or plans to implement a mitigation measure relating to the respective stage of development, shall be submitted to the City for approval. 1. The improvement plans shall include, but not be limited to the following: • Mass grading plans; • Rough Grading Plans; • Precise Grading Plans; Erosion Control Plans; Storm Water Pollution Prevention Plans; Street Improvement Plans; • Storm Drain Plans; Roripaugh Ranch Specific Plan - 2 49 \U(EITH0301INET_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; • Wall/Fence Treatment Plans; • Special Treatment/Buffer Area Treatment Plans; 2. Construction of the proposed project including recordation of final subdivision maps, may be done progressively in stages, provided vehicular access, public facilities, and infrastructure including traffic signals as warranted are constructed to adequately 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. Roripaugh Ranch SDecific Plan - 2 50 V(EITH0 EE-- N 367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 ASHSY USA,LLC FIGURE )AA O n MWD PROPERTY UK TLM """ S �� i Ca g I AC � r 99 DU S ^ H07 1 SAC , 03 1LD O d 9890 DU'S AC 9B 121A 5 4A SpR1NOs 3.8AC 6tDU`S BOSI I 18.4 AC J } RC LM I 052 J w ovs a AACC) 11m D AC VS 4B I aOAD 13 (� 9.6 OSI UM 79.6 AC 1J1C10 1113 DU'S NNP s 032 5.1 AC 11 Q s 7A >9°S$�AC gg (toS3) 154 AC I (10.0 AC) /II w Q IA NAP H 12 M2 184 AC m (150 AC) e 33B 45Dus 17 UA AND 2.3 AC\ 16 40.2 AC LM 172 OVS p 26/AC I NICOIAS• FAO �4. 14 155 145 DVS Phase 1 M2 ka 33A 14.1 AC L (3 8 AC 1S9 ous AC O52) / 11.8 AC 154 DU'S Phase 2 5 Du'S 30 29 40A AC 18 si LM No Phase 27 12.0 AC 26.4 AC Designation SP 31 113DUs 19.7 AC 28 i W2 I (1.4 AC OS2) 82 24.6 AC NOTE I 20.0 AC 224 DU•s 19 L Development areas only-road I I % 312 1 phasing discussed in Section 2.2 26 2fjc 24 11 MI 8C MI A 2M2 2310.9 AC SS AC 10. 25 20.3 AC 67 DU'S OS2 164 Offs 8.2 AC O P ROAD CALLE 20 CMAPOS I 21 23.9 AC 30.3 AC 22 DU'$ 30 DU'S PI 2.0 AC (15 AC) • The Ke-1h 0,0a,.eeh/^ 0 200 400 BW , ■R_■`i/6W 1 SPECIFIC PLAN COMPONENTS • 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, 2.3 acres of park and ride/trallhead, and 21.2 acres of landscape slope will be provided in Roripaugh Ranch.These 287 A 290.1 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 baiifields 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 site(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. Project Parkland Requirements The project's anticipated buildout population is 5,743 residents based on the City's recommended household factor 2.85 persons per household.The City also has a Quimby Act parkland requirement of five(5)acres of parkland per thousand residents.Therefore,the project is required to provide 28.7 acres of parkland (5,743 residents times 5.0 acresl1,000 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(half 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 City s Development Impact Fees pursuant to a Development Agreement or Park Improvement • Agreement. Roripaugh Ranch Specific Plan Amendment No.2 2-52 SPECIFIC PLAN COMPONENTS 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 spa , 39.1 acres of flood control and 21.2 acres of landscape slope will be provided in Roripaugh R ch. These 287.8 acres of parkland and open space represents approximately 36%of the total pr ect acreage. The design of the project will preserve significant features of the natural landsca such as drainage ways and important habitats, and requires provisions for active and passive r reational opportunities. The need for a comprehensive approach to parks and open space plan ng is essential as the increasing demand for urban development continues. The Open Space an Recreation Master Plan is shown on Figure 2-11. The Area Wide Open Space Concept Plan is hown on Figure 2-12. Public Parks (See Figures 2-1,2-11, 3-6,3-22, 4-3 and 4 ) The project includes two public parks encompassing total of 24.8 acres to provide recreational opportunities for the project residents. The Valley n ' hborhood area(see Figure 2-2A), includes a 19.7 acre community sports park site (Planning Ar 27).This park will include lighted ballfields just west of and adjacent to the middle school site(P nning Area 28).This location will allow the sports park and the school to take full advantag of joint use programs and facilities. A smaller Neighborhood Park (Planning Area 6), is pr osed on 5.1 acres east of the Plateau area and the MWD property just south of Murrieta Ho Springs Road. The City policy allows "full parkland dedication credit"for these public recrea ' n facilities. Private Recreation (See Figures 2-1, -11,3-1, 3-5, 3-25, 4-5 through 4-9) The project includes 9.1 acres of p vate recreation sites. This entails a 4.0 acre site(Planning Area 30), east of the elementary sch of site (Planning Area 29), a 4.8 acre site in the Plateau area (Planning Area 5),and a 0.3 acr Mini-Park(Planning Areal B). The City Subdivision Ordinance only allows up to"half credit"for pr' ate recreation facilities,so the project may receive Quimby credit for 4.55 acres of parkland. Project Parkland Re uir ents The project's anticipa d buildout population is 5,743 residents based on the City's recommended household factor 2. persons per household.The City also has a Quimby Act parkland requirement of five(5)acres of arkland per thousand residents.Therefore,the project is required to provide 28.7 acres of parklan (5,743 residents times 5.0 acres/1,000 residents). The Temecul 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 (half credit for 9.1 acres).Thus,the project will provide the equivalent of 29.35 acres of parklard (24.8+4.55). The project therefore exceeds its Quimby parkland requirement of 28.7 acres ofparkland by.65 acres.The conceptual design of the proposed park facilities are depicted in Secti6n 4.0 of this Specific Plan. Rori-augh Ranch will provide 24.8 acres of dedicated public parkland. In return for providing fully im oved parks, Roripaugh Ranch may receive credits against the park and recreation component o hie Development Impact Fees pursuant to a Development Agreement or Park Improvement greement. Ronpaugh Ranch Specific Plan 2 52 \\KEITH0301WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 - SPECIFIC PLAN COMPONENTS • Oven Soace (See Figures 2-1, 2-11,2-12 and 3-7A, 3-713 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 263 266 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,4-34B 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/Bicycle/Multi-Use)(See Figures 2-11, 4-12, 4-13, 4-14, 4-15A and 4-16) The entire Roripaugh Ranch community will be connected by a series of sidewalks,paseos and bike lanes which will offer non-vehicular access to other educational,commercial and recreational facilities within the Specific Plan area and(eventually)to adjacent development.A multi-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 MWD easement, just west of Planning Areas 6, 33B, and 33A (from north to south) which will not be constructed as part of this project 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 2-51)). In addition, a 12-foot Class I bicycle trail will be constructed along the west side of Butterfield Stage Road from Murriets 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 Irving 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. Park and Rldeffrailhead • Planning Area 33B will contain a 50 space park and ride facility as well as a trailhead facility that connects to the project trail network. The design of the park and ride and trallhead facilities will be approved by the Directors of Planning and Community Services. Roripaugh Ranch Specific Plan Amendment No 2 2-53 SPECIFIC PLAN COMPONENTS • Open Space(See Figures 2/1�2-11, 2-12 and 3-7A,3-713 and 3-7C) The Open Space compo nt of Roripaugh Ranch has been designed to omplement the area-wide open space/habitat cc ervation program established within the Joh n Ranch and Rancho Bella Vista Specific Plan ar as. Approximately 263 acres,or 33%of the oject acreage are reserved as open space, flood control purposes and landscape slopes. The sulting open space will provide visual relief as w I as buffer the various land uses both on -site. This open space preserves ecologically sl Ificant environments such as riparian vege Ion, natural drainage and seasonal wetlands. As deplc d in Figure 2-11,Open Space areas are pre rved throughout the project. Figure 2-12, depicts a project's proposed open space as it relat o off-site open space areas. Open Space in Pla ping Areas 7A, 8, 9A,9B and 13,will include I' ited grading or disturbance with the exception of f I modification adjacent to residential develo ent as illustrated in Figures 4-34A,4-34B and 4- C and for road and flood control purposes. n Space in Planning Area 13 may include limited ading to allow for drainage and revegetatio . The habitat in Planning Area 13 will eventually be wned by the appropriate habitat maintenan a agency, and a fuel modification zone, including an access road, will be constructed to separa the habitat (Planning Area 13) from residential uses. This area will also have specific guideline for landscaping, lighting, fencing, fuel modification, and trails at the time it is transferred to the propriate habitat maintenance agency. The Open Space areas within Rorip gh Ranch are intended to maintain the land in as natural state as possible, without intrusion fro recreational or other uses and subject to appr6val by the California Department of Fish & me and U.S. Department of Fish&Wildlife. Minimal,naturalized improvements will be made t implement proposed fuel modification. No buildings or other structures are permitted within is designation to preserve the quality of the natural habitat areas. Trails Pedestrian/Bic cle Iti-Use (See Figures 2-11, 4-12, 4-13, 4-14, 15A and 4-16) • The entire Roripaugh Ra h community will be connected by a series of Idewalks,paseos and bike lanes which will offer n-vehicular access to other educational, mmercial and recreational facilities within the Sp ific Plan area and (eventually)to adjacent d velopment.A multi-use trail is proposed along the outhern and eastern boundaries of the V lley area. This trail will allow equestrians to conti a riding their horses along the rolling hills tween the Temecula wine country and the Johnson R rich open space/habitat preserve area. A lure trail is also proposed along the MWD easement, ' st west of Planning Areas 6, 33B, and 3 (from north to south)which will not be constructed part of this project. Sidewalks an Class II bikeways are included in all the oject major streets, including Murrieta Hot Springs Ro Butterfield Stage Road, Nicolas Road," Street,"B"Street,"North Loop Road", and "South Lo Road" (see Figures 2-3 and 2-513). In ddition, a 12-foot Class I bicycle trail will be construct along the west side of Butterfield Stage oad from Murrieta Hot Springs Road to Nicolas Road. 12-foot wide asphalt path will be maintained along both sides of Long Valley Wash, and a ped trian bridge will be installed about 2,096 feet east of Butterfield Stage Road to provide resi nts living south of the channel access t the community park, the private recreation center, mi le school, and elementary school. The-surrounding tracts will be designed with landscaped p eos as non-vehicular access points to the 12-foot wide asphalt path and the pedestrian bridge at crosses over Long Valley Wash. Roripauph Ranch Specific Plan 2 53 \UCEITH0301WET_N�31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS • 2.8.2 Project Development Standards Public 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'h 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 350'h 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- 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'h building permit for the project,the park portion of the private recreation center in the Valley area (Planning Area 30), shalt be completed to the satisfaction of the Community Services Director. 9. Prior to issuance of the 115e 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. Open Space and Trails Facilities 1. All proposed TCSD slope/landscaping 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 for the project,the Nature Walk and adjacent landscape areas in Planning Area 7A and the walk between Planning Area 4B and 6 shall • be completed to the satisfaction of the Community Services.Director. Roripaugh Ranch Specific Plan - 2-54 \V(EITH0301 W ET_N\31367.000\DOC\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 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 Wash 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'h 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 landscaping along the south side of Long Valley Wash 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 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 Vail 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. Roripaugh Ranch Specific Plan 2 55 \\KEITH0301WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 FIGURE 2-11 Ct CO n' R y � gt @ U) M 1 1A 2 o� o\r \ wo i C wo`%c l aoa'oa"`e 4uaaols O t ovs Iooan s 48co s l � aiK V y NAP d` 1 025 33B16 CIO 17W mos lfcM } airlc 14 15 ,lalan d Wafer Di 15'MijbUse Tlail Vin 30' ,,,cwa ue Easemenlsl Property �umul ISnf �� 33A �O � (ie % Isa R pyp VJ i L)M asse Law I "` ) 'I "•W° C Habitat Cl vovs — Iscef4ule]<sl.zJE,I-of aw l.]el / 29 7B Q Flood Cmlyd ® Class I&ka Lanes Iu.c r` O N[s[mq an 28 31 _ Pan 6'Witle Soft Sulhca Path)bah skies) ae a'a� 19 (� ISo[fe],44W 24. J.)3, (Se[fµn 427) I sssu mova m:yc 1p� Proale ftecma0uo Gaoler si F Walk'Pleleea" sa 9 Q (Se[fly)[]S,SY+. ISee flue 1�1}W 6151.1 as a useaEl 44 U River Walk 2 23,1 ®°ol[ia C IeMSCaVM ��" (Seel'"I4-11.4111 LeffN'<I�tJatl1.N1 oars eoa+e lCOP11dO '— 0 PedesBian Bridge I[wIm'm[4amll 20 U .a 21a vou�a a ou 6BPGQGGAe1BB".... `^,06rJlcrA(yrn 32 :aK IISMI NINE I |JF I | - _�� * � � � ■ � � [ �t | | I | r . >r 1 _ H~ © ` ■ - ( � m` - - � Conceptual Ope nSpace & Recreational Master Plan 11 ASHBY USA,LLC FIGURE 2- p b • as F 4 O S K p g K 3 0o 1M MPF ae U is 6 C — ` ` 12.5 AC 9A 1DST L0 O 99 I I 19.0 AC z 'MURRIE7 3.8 AC 8 1 AC 9B 1 O a 98 Du LM 5 4A AHOT gpR1N0� ` 1I DU'S 6.8 AC 18.4 AC RC LM ROAD 99 OUS m 00 AC LM 22.3 AC 179.8 AC 113 DU '..' NC 15A AC ti °- (loo AC) w W STREET I NAP 12 o N 164 AC 5 DU 17 23 33 C mo 16 do�x c LEGEND — - ;a LM 172 OU'S 28.4 AC 15 145Du'S • 15'Multi-Use Trail w/in 30' 14 M2 Water Distr ct Nlcous R Mz Fuel Modification Zone Easements/Property 33A odO 3 6 AC 'S2) 159 ou s —=x w (See Figure 4.16) L 154 Du's oQtN`pOp ao I1.8 AC OSt Habitat Class I Bike Lane s Dvs — N 30 (See Figure 2 4 8 4-23E,4-23F and 4.24) / 29 Rc ,... 4.0 AC �11 18 LM OS2 Flood Control Class 11 Bike Lanes 12 o AC 1213 ou s ark (both sides) 28 31 M2 6'Wide Soft Surface Path(both sides) I Mz PSee Figure 2-1,3fi,3-22, za o o.c zia ou s ' 19 4.3,44 and 4-9) (See Figure 4-27) L 31.2 AC Private Recreation Center Nature Walk"Plateau" _ 30 Du's I (See Figure}5,3-25. (See Figure 4-12 and L15A) 'os2"' 4-5 through 4-8) 26 22.1 AC - 24 _ River Walk — '' 053 Landscaped Sloe 12 M1 R pe p ( Asphalt Mufti-Use Trail 22 10.6 AC See Figure 4-13 and 4-14) 20.32 2367 DU'S9AC `'S DU'S F t6d DU'S SOUTH LOOP ROAD 6.2 AC TO _ Pedestrian Bridge (apPrvdmate location) CALLE I — wxnw,. _ — —\ — � 20 See Fl9Ufe 4-14) L 2 30.3 A C : m: 2 1 22 ours I 30 DU'S 32 — _ — — PI 20AC (15 AC) • ® The Keith Com panlml7KV ASHBY USA,LLC FIGURE 2-12 c cu • � 5� I c t I 1 tE U CI ' U WINCHESTER logocu V 1 cu a 1 1 ^ S � - VJ 1 1 i W I 1 L.L 1 1 O W p.....y 1 h 1 1 1 au • 1 1 � 1 � RANCHO BELLA 1 VISTA L— ............ RORIPAUGH i RANCH � 1 1.............. CITY OF TEMECULA • ® he Kenn Companiesl�/N 0 T T 0 I S C • L SPECIFIC PLAN COMPONENTS 2.9 LANDSCAPE MASTER PLAN • 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 roadways, private roadways within planning areas, project monumentations signage,slope and buffer areas, public and private park and recreation facilities, private guard gated and gated entries, public pedestrian trails and paseos, public equestrian trails,fuel modification and re-vegetation of natural open space areas. The landscape concept 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 Streetscaoes (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. • Project Entry 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 4-20B.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 • compatible with existing natural vegetation where feasible. Roripaugh.Ranch Specific Plan 2 AKEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,-58 SPECIFIC PLAN COMPONENTS • 5. A variation in theme landscaping between residential planning areas/development phases is encouraged. 6. The applicant and/or master developer shall be responsible for maintenance and upkeep of all slope plantings,common landscaped areas and irrigation systems until such time as these operations become the responsibility of 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 family residential development on public roadways with right-of-ways that are 66' or larger. All other landscape areas, entry monumentation, signage, pedestrian paths, bus shelters, pedestrian bridge, wall and fences shall be maintained by the HOA, private maintenance or property owners associations. 8. At the time of recordation of any final subdivision map which contains a common greenbelt or open space areas, the'applicant and/or developer shall convey such areas to a master homeowners association or other appropriate entity acceptable to the City. 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 21 B. 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 reducing evaporation and soil compaction; Install efficient irrigation systems that minimize runoff and evaporation and maximize the amount of water that will reach the plant roots; • The use of reclaimed water if it is available to the site; and • Irrigation lines in all common areas and/or City maintained areas shall be alert lines (purple). 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 City's water conservation standards shall be consulted prior to finalizing landscaping plans. 12. All slopes shall be landscaped and irrigated 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. Roripaugh Ranch Specific Plan 59 \\KEITH0301\NET_W 1367.000\DOC\SPSECT2CC -59 PINALSP.DOC March,22003 ASHBY USA,LLC FIGURE 2-13 y V ,"° 3 g 1A - MP-Pnvale B6A - �1� 4/' '• �, OSt I LM t ^ ORRIE7 12.5 AO 9A 1 I 19.0AC 2 99DU ___ � A NOT /3.8S1 8iLAC 96 98 DO'S lll:::JI LM 5 QA �-�`__ SP771A,OS 11 DU'S OSt I ^ 18.4 AC LM RO O t` 6.8 AC Co „ 20Bc-- 99DU'S 53 AC 19.5 AC 48 �• A 13 Co $ DS2 - (4.8 AC) 100 DVS O51 $ -- { - LM pWe 7C 22.3 AC / Ski N `-r r___-__ 1796 AO ud7 I �. tlAC - 113 DU'S NP OW 5.1AC 11 .5 AC �`� -_�� R 053) 15.4 AC I / (100 AC) 12 ICIO ` W eI 76 i NAP M2 P 16.4 AC 33B 2 �{ rasous 17 I Q 2.3 AC� er -- 16` LM 402AC _ - LM 172 DU'S 28A AC 4 LEGEND 1 'C 1 Q 15 t4s Du•S I • / D 0 4 13.5 AC ') 141AAC ��� Staffed Gated Primary Entry(1� ® North and South Loop Road Treatment 33A �1.I 3154D°52) 159 Dvs z O 116. (See Figure 4-1,4-2,4-18A,4-18B an 4-19) (See Figure 4-28 and 4-29) / 18 AC col 4 4W 15 DD'S �J 2 30 to `..J e _ _ Card Key Gated Secondary Entry�z parkway Street Treatment 3 29 4:i 18 \ I (See Figure 4-1,4-2.and,4-21 through 4-22E) (See Figure 4-23A through 4-27 and 4-30A,4-30B and 4-31) ) 4 $1 LM .... 27 12.0 AC i 1134DVS 1 Bridge Entry StatementG) SP T.'.'. (See Figure 4-1,4-2,4.20A and 4-209) 19 7 AC 28 Mz1 0 4 AC OS2) I S2 ` 24.6 AC Primary Monumentation® I zo.onc a4 3vs 19 (See Fgure 4-1,4-2 and 4-17) 3t.2 AC ) 30 DU'S I --- 26 24 INFORMATION M1 10 s 11 2n2 23,osAc 55DU'S 25 All plant materials are conceptual and will be reviewed by the Planning 4 zo.3AC 67DU'S osz FtiTo Department and/or TCSD during the development review process 164 DU' 93AC CALLE I O TH LO P RCA 20 -' CHAPOS I ` L L /'l 23.9 AC 30.3 AC I • 4 V 21 22 DU'S 30 DU'S 32 PI 2.0 AC (1.5 AC) • The Keith Compenieeh /C SECTION II SPECIFIC PLAN COMPONENTS • 2.10 WALLS AND FENCES MASTER 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 Privacy 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. Project wall pilasters will be spaced at approximately one hundred feet(100')to one -� hundred fifty feet (1501) on center. Project walls will not exceed 6 feet in height. All Project Walls will be constructed by the developer. 2. Privacy Fence (See Figure 2-15) lPrivacy fences as shown in Figure 2-15 will be located in residential interior and side yards. This fensiRg shall wRolude a pilaster with a . All Privacy Fences will be constructed by the merchant builders. 3. Privacy Fencing at Front of Homes (See Figure 2-15) Privacy fencing at front of homes will be located as illustrated in Figure 2-15.This fencing will include a wood post and gate, stusse finish masonry (slumpstone block) pilaster w/precast concrete cap and a 6' high masonry (slumpstone)wall with 6t+rece precast concrete cap. All fencing will be a color that is neutral or consistent with the adjacent 1 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 eithAF dRFk brenZe OF GGpPeF Dunn Edwards SP56'Weathered Brown' tubular fencing material.The fence will also include a pilaster with a precast concrete cap. All View Fences will be constructed according to the timing specified in Section 6.0. -I J 11 Rodpauch Ranch specfic Plan Amendment No 1 7 . - December,2004 SPECIFIC PLAN COMPONENTS • 2.10 WALLS AND FENCES MASTER PLAN r 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 II 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 t in height. All Project Walls will be constructed by the developer. • 2. Privacy Fence(See Figure 2- ) Privacy fences as shown in igure 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 a 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. RoripaughRanch Specific Plan 2-61 \\KEITH0301WET_M31367.0001DOCISPSECT2CCFINALSP.DOC Marcb;2003 SPECIFIC PLAN COMPONENTS • 6. Residential/Habitat View Fence (See Figure 2-17) The Residential/Habitat View Fence is proposed in areas where residential neighborhoods are adjacent to open space areas. This fence will be six feet high and will be located along the perimeters of Planning Areas 10, 14, 15, 16, 17 and 19 that abut open space. This fencing will limit unauthorized access into open space areas. The Residential/Habitat View Fence along the south side of Planning Area 13 shall not be a chain link fence. The developer shall propose an alternative fence such as a glass fence, split rail fence with wire mesh or a similar fence that is acceptable to Planning staff and all applicable resource agencies. This fence will be installed consistent with the timing specified in Section 6.0. 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 will be installed consistent with the timing specified in Section 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. • 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 Wall/View 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. Roripaugh Ranch Specilic Plan 2-62 \VCEITH0301WET_N\31367.00000C\SPSECT2CCFINALSP.DOC March,2003 CITY OF TEMECULA PLANNING DEPARTMENT MEMORANDUM TO: City Staff I1 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 R:Vongd\memm\srzffdoc ._.: WOOD PRIVACY FENCING OPTIONAL WOOD SATE W HIGH SLUMP5TONE BLOCK WALL W/ F/9-pre a�f - PRECAST CONCRETE CAP. HOUSE / t v�s 92 y/3 �•.. PRECAST CONCRETE CAP - - - SLUMPSTONE BLOCK -2 2'MIN. WALL d PILASTER HOUSE - - PRECAST CONCRETE CAP. - PILASTERS TO OCCUR @ STREET N SIDE ENTRANCE 2' MIN. 6'HIGH SLUMPSTONE INTO PASEO BLOCK WALL W/PRECAST v CONCRETE CAP. . - SLUMPSTONE BLOCK - - PILASTER W/PRECAST . CONCRETE CAP. WOOD SATE LOW WALL WITH PILASTERS WALK AT PAGED ENTRIES AND MINI PARK N.T.S PRIVACY FENCING AT FRONTS OF HOMES N.T.S PRECAST CONCRETE CAP SLUMPSTONE BLOCK PILASTER TOP/BOTTOM RAILS(ROUGH SAWN WOOD,PAINT OR STAIN WHITE) PRECAST CONCRETE WALL CAP PLANKS(ROUGH SAWN WOOD,PAINT OR STAIN WHITE) POST/CAP(ROUGH SAWN WOOD)8'ON CENTER SLUMPSTONE BLOCK WALL (MAX SPACING) & VINES ;o - --8' MAX . *- _ PRIVACY FENCE PROJECT WALL INTERIOR SIDE & REAR YARD N.T.S PILASTERS TO BE SPACED AT APPROXIMATELY 100' TO 150'; ON CENTER N.T.S PRECAST CONCRETE CAP SLUMPSTONE BLOCK PILASTER PRECAST CONCRETE WALL CAP TOP/BOTTOM RAILS(ROUGH SAWN WOOD,PAINT OR STAIN WHITE) SLUMPSTONE WALL' PLANKS(ROUGH SAWN WOOD,PAINT OR STAIN WHL1'E) POST/CAP(ROUGH SAWN WOOD) 64 MAX 8'ON CENTER(MAX SPACING) - I `-�• ONES . . 8'MAX.—�� - PRIVACY FENCE SLOPE TRANSITION PROJECT WALL / GREEN WALL SLOPE TRANSITION INTERIOR SIDE & REAR YARD N.T.S PILASTERS TO BE SPACED AT APPROXIMATELY 106' TO 150' ON CENTER N-T-S FIGURE 2-14 C ; Cci ° N! •T•r•. - 1•w rro•eYn - - - __ —.... — — - - — - - — — co 1, M it 5 /A • �.ovs as, 9, . M•� Y .c a. u. szKc .ms`is /B • ^�so 1 1.3 I` 1 Banc 6 ncu. LPL LOW CU z 1 02 IW1 nI mwrpn idP4 I NAP D �n • A i cc •'" pwf�P•2-15) � pwi�p41,K41Miwllyi 419) I '• ns•n�q i �I) yy�� �j.,//�� IM Pl9 • L7 I .y WWFro . dVAIG"b" I 33R� •// ® pnFon2.1e) o (8nr4n44,4Z421 no*4-22E) I 1/ 1p © , eou X TodFne PuNWA�Pobt / N••••• / r: prFbn2-17) ® pnirn2-3) 1 33A ••• ai',.'cwl �w�"vs /Q ��isc • s,•vs 0. ©_ y�IOi Fro °10 pwPrlP•2-17 s1tl 4191 M1irIp19�° /1:�-•-••s•�• pnirn4l/I A, uwim 1R P1gpg2ArFro pYflpw2-17) ti K ze AO V IW HOW Fro PAY; q� 19 0 Ma Pon 2-17) YI RSWMM/HI&A Mn Fro I � - 3n:it Yon 25- _ ■�Fl■ (89•%M2-07) oars we _ axc 1 hgp9ryHs9AYFro cY1e 2p - 1 ■9191■ p�iiaP•2.17) rah 1 c 21 rza no AIM '32 N9M 1.VMs s1E F Iss*ft Pk"%. q)•1biYdtiwl by b RDA L V*m P iRb 9n.sown.bpd9ww,6w Alwp11Fd d"MFro WMbbnW4IMdbFb411n7nFF1Pkm N•sv 19,29.s>w 21. 1(� t Vim Wm w1 wryh•Poel9pb>w T•6s M1b mlbAi199sdI®mo W « - R( Baugh Ranch ASHBY USA,LLC FIGURE 2-14 p� • r z O rc o S¢ 0 a a a R MIND PROPERTY--,, z •• •T• i•• - �. • •Tie,• • • • • • •• — — — — TOS O3AC 3 • 4�RR7 8 ..�+�1A fiMPDn�,a `I 1Banc • • • • Era os, 10CLM 99 DU•S h .__`2.5 AC9 I L 1 1 II 919.0 AC 8 DU'S 2 •• • • r ''� 3.8A1 &I AC 9B104 1 � i - • • Split 11 DUS OS1 10 1 LM 4A • 1'/G ` 6.8 AC 1 W It' g.4 AC RC LM • • • • S 1 I xOAc 99 DV'S 5.2 AC 19.5 AC 4B Rp,4D 1 13 (4.8 AC 100 DU'S 4 1 Os, LM 1 179.6 AC R I • 7c z2.3 Ac gy 6 � 1 � 'y • 18 AC 113 Du'S 4' NP 052 _ ,,pp 5.1 AC 1 1 (17AC NC 1 19.5 AC 063) 15.4 AC(10.DAC) — 1 LEGEND I F• • • • ,•• w / ••••••• Project Wall 1 Staffed Gated Entry(3) 4 NAP M M2 r • y (See Figure 2-15) �� See Fi ure 4 1,4 2,4-18A throw h 4-19 vt as AC • i ( 9 9 ) g soaC) • i 336 ;� 145 Du's • 0 + 1 17 LM View Fence 2.3— I • (See Figure 2-16) �� Card Key Gated Entry(7) • • • i� 16 0.ars `� (See Figure 4-1,4-2,4-21 through 4-22E) • • 'D • 284 AC NICOLAS ROaO •••••11���� •♦ 14 1 rJ 145 DU'S Trail Fence .•••••• �� 11 • M2 1 M2 • P Potential Access Point • b 3.5 O 19 AC (See Figure 2-17) N 33A . o.i ♦ s9 ous (See Figure 2-3) • L .✓ • m� % (3;sa o osz) � �• 11.8 AC • �� Split Rail Fence u Du s 3C ?�� Pedestrian Bridge /.•....•_.�.. (See Figure 2-17 and 4-16) C (See Figure 4-14) ^ • a 29 4.0 AC ,• 18 OOP SI ■ LM Property Line Fence 27 2oAc . za.DU'Sanc 3 (See Figure 2-17) 9]SP AC 28 31 6'Hi hHabitatFence (r4ncosz) S2 24.6AC / —.—.— ` 9 I 20.0 AC 224 DVS 19 (See Figure 2-17) L 31.2u s Optional Project Wall or View Fence _ _ _ ` (depending on results of noise studies) _ • �'—'asr —? —•— — — ' — � _ (See Figure 2-15 and 2-16) ------- —1—.—._ _ zz_,AC 24 — ------- M1 o Residential I Habitat View Fence • 22 3 msnc ss ois —(See Figure 2-17) • 20.3 AC `\ 9 S22C tirD •• 184D ' UH L • .A. Temporary Habitat Fence CALLE • AD 20 (See Figure 2-17) CHAPOS I •• ♦ • L L • ` 21 23.9 AC 30.3 AC DUS • 22 DU'S 30 DUS 32 PI 2.O AC (1.5 AC) Notes: 1.Walls and Fences(excluding privacy fencing)will be maintained by the HOA. • 2.When private paseos connect to pulic areas,they will be gated. �(^ r 3.Split Rail Fence will be located adjacent to Multi-Use Trail in Planning.Areas 19,20,and 21. u rna Ke11 r,,,,.,o9.1a:I ■ ■\V fl1 .� 1��)I1�)�1L1�;I1 � Ranch w4T`DO.- FIGURE 2-15 _y _ weoeavncr ra+m+s � z LL ��vma wsTaa GL r IDa ;'' %_AEGsr C?1G1E+E fli �PGISTFlS rp �j-��M1//�_ --J �� a•+Ps.sFc a•.M vwa xdsarar w,ul /E� —k + ra.Msroes�wao '�'J1 .. g CL . WD00 gaTlxOfaTE ! LOW WALL WITH PILASTERS WYt s .T Pt o I WDDEs ♦w Ala PAa ..T.s PRIVACY FENCING AT FRONT OF HOMES ml ' wEGROOrIfrEIEW KT.S �ww _TDr/a0Yt0ru6aNO.rr vliN WOW,rscna Sr°wwmr, 901taTQEP100IP81D161 DaaN40M MIN EDW/1Dff1Oa'wF°TtlelD KD'am RIIVPNIEaIDptWNLGV µiS40W} ,' r �bEr/urI�W YWNwVCO)I DNRMEa SLWIPETOtEalgyWfLLDaTniwl (w 81a.�1 PRIVACY FENCE PROJECT WALL mmm sm!r"WAD KTs esASTEAs TD E VAM AT APPOW" LY 10r TD 1W DK Cfl11R KTs p11p�TD01 WaWImOYfmvw oz... Af{JROOr1mElF:W fllWJrQEkg29.EP1W DKssmrA rffcaRmfnsT[W b1aWSTOrE W.W.CY DaTismMl 4♦ysryYDKRDyftl/IIIR®pD691fO;OP TOIIAIdatlUETJ K11WbTAF WaLL(IOSIIoII r0/EOTY011 PILE DnuW r f f WN WODD.rf ar DO RID1WIrR) MriapdYiNffWN WOOD,rfnnm RfD1 W/rtp .1:;.'•• IVPT/4POnuaw YlPr1 WOOD) fuN - .. . rw+eeara�Dafxalmf:l n'lY vn[s PRIVACY FENCE SLOPE TRANSITIO PROJECT WALL/GREEN WALL SLOPE TRANSITION 04nAcn we•wm, Krs Hutton TO s sarm AT.wPamawt¢r lar ro ur a tr<snnrn w,rs RvripauKli" , Ranch . .� • ABlevusA uc FIGURE 2-15 g WOOD PRIVACY FENCING ` • PRECAST CONCRETE LAP(NATURAL GREY) 8 STUCCO FINISH PILASTER — HOUSE PRECAST CONCRETE CAP(NATURAL GREY) �-STUCCO FINISH WALL PILASTERS TO Z'MIN. X OCCUR @ STREET HOUSE 88 �( _ -__ SIDE ENTRANCE - R L - - - -\-"' -- INTO PASEO i ' 2'MIN. `6'HIGH MASONRY WALL p W/STUCCO FINISH l\ ^ TO MATCH HOUSE W gu STUCCO FIMSH MASONRY a DRIVEWAY PILASTER,FINISH AND m COLOR LOW WALL WITH PILASTERS WOOD POST AND GATE g AT PASEO ENTRIES AND MINI PARK N.T.S WALK g K PILASTERS TO OCCUR AT PROPERTY LINE CORNERS 6 PRIVACY FENCING AT FRONT OF HOMES s INTERSECTIONS.APPROXIMATELY 50' O.C. g PRECAST CONCRETE CAP N.T.S STUCCO FINISH PILASTER(FINISH&COLOR TO MATCH HOUSE) PRECAST CONCRETE CAP TOP/BOTTOM RAILS(ROUGH SAWN WOOD,PAINT OR STAIN WHITE) SLUMPSTONE BLOCK PILASTER(MISSION) PLANKS(ROUGH SAWN WOOD,PAINT OR STAIN WHITE) SLUMPSTONE BLOCK WALL CAP(MISSION). BLOCK WALL(MISSION) I _POST/CAP(ROUGH SAWN WOOD)WON CENTER (MAX SPACING) VINES i � l i i Ali n i� Lj— • 1 i ! ! � � I ! � ! i I _ I -8'MAX. PRIVACY FENCE PROJECT WALL INTERIOR SIDE & REAR YARD N.T.S PILASTERS TO BE SPACED AT APPROXIMATELY 100' TO 150' ON CENTER N.T.S PILASTERS TO OCCUR AT PROPERTY LINE CORNERS 6 PRECAST CONCRETE CAP INTERSECTIONS.APPROXIMATELY 50' O.C. SLUMPSTONE BLOCK PILASTER(MISSION) PRECAST CONCRETE CAP SLUMPSTONE WALL CAP(MISSION), STUCCO FINISH PILASTER(FINISH&COLOR TO MATCH HOUSE) SLUMPSTONE WALL(MISSION) TOP/BOTTOM RAILS(ROUGH SAWN WOOD,PAINT OR STAIN WHITE) PLANKS(ROUGH SAWN WOOD,PAINT OR STAIN WHITE) r POST/CAP(ROUGH SAWN WOOD) 8 MAX ! 8'ON CENTER(MAX SPACING) ItT! f tI ! I I I i i i l I i i VINES t --8'MAX. —�:- PRIVACY FENCE SLOPE TRANSITION PROJECT WALL / GREEN WALL SLOPE TRANSITION • INTERIOR SIDE & REAR YARD N.T.S PILASTERS TO BE SPACED AT APPROXIMATELY 100' TO 150' ON CENTER N.T.S The Keith ComMniee lKA y 7 p r p t _ n o r r 0 s c • ■cv-e Rol-I1 /(ilt�1a RC-111e h L T r FIGURE 2-16 N ' L r CORNER LOT CONDITION ALLc R LOTS AM LMS W"Exi M SIDE AI WAS YNM EE M.TS SED6LWro9rONE BLOAAELYMFUTW MxR/3tQ45 AT YNOPFMYLIE INrERSEcnONS On AVPNOxIIA\LELY b fFLr CN OExrEP Dr ExPoSF➢WALL r.•.. wprAsrcwo[wur wish . .•.+'�+� n+�siare aoa�wsretousaun rwAs sw0.seeTr t w.�rrs w w.s.r rosr —xLa Ar ro accu Arrvorem '7 y rwrcn.�n a >s DL . k VIEW FENCING PIANNN3 NEAS lA.J9{rC N.T.S �—q[C45i Cpl[vEIE<w ry115r t sLLvsTar.Ewmnusrtc Wsssw) rU4NsrEEL rfM1K I w..Fx�w vss wes�b xa�l ASr 1 VIEW FENCING 'f• SIDGFrMNyixI1 N.T,S R�n'ij)aIIgh Pal Ich ASHBY USA.LLO FIGURE 2-16 a �(� HOUSE HOUSE z - p f— 0 1mUli SLUMPSTONE PRIVACY FENCING COLOR TO MATCHHOUSE C CORNER LOT CONDITION y �9: N.T.S - - i PRECAST CONCRETE CAP(NATURAL GREY) SLUMPSTONE BLOCK PILASTER(MI55ION) - - TUBULAR STEEL FENCING(DARK GREEN,BLACK OR COPPER) POST - PILASTERS TO OCCUR ATPROPERTY CORNERS AND INTERSECTIONS. • _ - APPROXIMATELY 50'O.C. — �i of :';.i'i!`<; �i._ - --B"MAX / VIEW FENCING } _ N.T.S s e ' PRECAST CONCRETE CAP(NATURAL GREY) ) + `'t fis,i - ,_ SLUMP5TONE BLOCK PILASTER(MISSION) -- - TUBULAR STEEL FENCING _.---- - POST • VIEW FENCING The Keith CRm Ren-eah /C NS Ir �=, .K`AL /_E .T. ASHBY USA.LLC FIGURE 2-17 VJ g U FENCING MATERIAL SHALL BE EITHER GLASS,SPLIT RAIL BLACK VINYL COATED W WITH NET OR A MATERIAL ACCEPTABLE TO PLANNING STAFF ��II,,.. CHAIN LINK FENCING AND ALL APPLICABLE RESOURCE AGENCIES -+1-- 8'MAX CAP LL 8' MAX CAP i----- I t b'MAX ♦ ) u MAX m FINISH GRADE BLACK POWDER COATED POST AND RAILS cu FINISH GRADE VINYL WHITE PLASTIC 6' HABITAT FENCE g RESIDENTIAL/ HABITAT VIEW FENCE N.T.S cu N.T.S II BLACK VINYL COATED 8'MAX WIRE MESH CAP CHAIN LINK FENCING • �8'MAX� CAP b'MAX 4'MAX FINISH FINISH GRADE VINYL WHITE PLASTIC GRADE BLACK POWDER COATED POST AND RAILS TRAIL FENCE N.T.S PROPERTY LINE FENCE GALVANIZED STEEL 8'MAX CHAIN LINK FENCING F CAP N.T.S 'MAX CAP ` 6'MAX �`" B F 4'MAx . FINISH GRADE TENSION CABLET GALVANIZED STEEL /I POST TEMPORARY HABITAT FENCE FINISH GRADE VINYL WHITE PLASTIC :�• N.T.S ■A- � (-r SPLIT RAIL FENCE The Keith ComDeniee lTKA 7• ,1 1 {T t T �N 0 T T 0 S C A L E ���)n ialo t '("..�1�.� ;; RcalIcl1 SEE FIGURE 4-16 ., N.T.S ASHBY USA LLC FIGURE 2-18 /W r M • n 'OI ! -- -- i LEGEND 9 z 1 � 3 0 PHASE ONE r " 1 NICOLAS ROAD 40'WIDTH FROM 450'EAST OF CALLE GIRASOL/ NICOLAS RD TO THE 90'STREET SECTION OF WEST PROJECT BOUNDARY `E(P Q. , _ / �F^',� m 2A CALLE CHAPOS 38'HALF WIDTH ON CENTER SECTION FROM BUTTERFIELD STAGE ROAD TO WALCOTT LANE * 2B IF AN ALL-WEATHER CROSSING OVER SANTA GERTUDIS AT NICOLAS r]l ROAD IS NOT BUILT,CONSTRUCT SECONDARY ACCESS 38'ON CENTER IMPROVEMENTS FROM WALCOTT LANE TO NICOLAS ROAD,AS REQUIRED I W I I WI -_ J / 3 CONSTRUCT A TRAFFIC SIGNAL AT THE INTERSECTION OF i MURRIETA HOT SPRINGS ROAD AND POURROV ROAD � � � � " .� _._- 4 DOWNSTREAM BANK PROTECTION OF SANTA GERTRUDIS p ' • CREEK AND LONG VALLEY WASH IF NECESSARY '� • ' OIr dow SEE 5 GRADING FOR SOUTHERLY EXTENSION OF BUTTERFIELD STAGE ROAD 1S C 9 • �. W LOOP ROAD **so* •••• 6 BUTTERFIELD STAGE ROAD HALF NICOLAS ROAD TO SOUTH PROJECT BOUNDARY DTH FROM 50'SOUTH OF I10 AS(�' NOS CALLE =____ _ _ _ J OA<(FC W / NvG CHAPOS I m QNT T > • PHASE TWO \/ I � FN O O Z IT Moods 7 IMPROVE NICOLAS ROAD FROM 450'EAST CALLE GIRASOL k T TO LIEFER ROAD I m O8 CONSTRUCT TRAFFIC SIGNAL AT BUTTERFIELD STAGE ROAD I N AND SOUTH LOOP ROAD/CALLE CHAPOS 3 ,) V ^' 9 40'ALL WEATHER CROSSING OF CALLE GIRASOL AND IMPROVE Inn l4_4 NICOLAS ROAD OVER SANTA GERTRUDIS CREEK,WITH RELATED ' O BERM AND BANK IMPROVEMENTS TO LIEFER ROAD ._ —LA SERENA WY. _ � 10 BUTTERFIELD STAGE ROAD HALF WIDTH FROM 550'SOUTH I OF NICOLAS ROAD TO SOUTH PROJECT BOUNDARY I O 11 BUTTERFIELD STAGE ROAD MODIFIED FULL WIDTH STREET SECTION FROM 1 `1 SOUTH PROJECT BOUNDARY TO EXISTING PAVEMENT,PLUS RELATED STORM DRAIN AND WATERLINE IMPROVEMENTS, EXCLUSIVE OF EXISTING IMPROVEMENTS 12 FAIR SHARE CONTRIBUTION TO OFF-SITE TRAFFIC SIGNALS AS WARRANTED(SEE SECTION 3.5.6 OF 2nd REVISED DRAFT EIR) ,\ - ,� DFLNIP * Depending on secondary access route \ NO CPL1F G NOTE: Improvements conceptual only-refer to Sections 3.4.6 and 3.5.6 of 2nd revised draft EIR for details •® The Keith E Co mae��..ah/A 0 r 0 s c e n ASHBY USA«C FIGURE 2-19 L g • �o a " � 4 y 01 ix ca al L r - Not �T — - -�-- - -------- -� as I cm I N � LEGEND I LL 0 w_ { PHASE 1 1 NICOLAS ROAD 18"SEWER MAIN FROM (` 40 I/ — WEST PROJECT BOUNDARY TO 450'EAST n �I OF CALLE GIRASOL IO i M 2 30"AND 80"WATER LINES = .-` 0 9 INSTALLED BY RANCHO CALIFORNIA �Iw , �l O �� rn '9 ON LOOP ROAD i I L. WATER DISTRICT(RCWD)(UNDER CONSTRUCTION) �� - 0 gRO �O< CALLE _ CgC4FCO • CHAPOS _ _- - --__—__ —_ PHASE 2 w NTFNTO 3 NICOLAS ROAD 21"SEWER MAIN FROM 450' ^' WEST PROJECT BOUNDARY TO JOSEPH ROAD -Zi m YJ 4 15"WATER LINE TO SERVICE LANDSCAPING O m ALONG BUTTERFIEIELD STAGE RD. J ro 3 �m� T m O LA S— — WY. 4f \PORN\P�O- �O CNO ® The Keith Co mp0n,esl /v O ■ N 0 T T O S L E— L ___ SPECIFIC PLAN COMPONENTS 2.11 PUBLIC SERVICES • 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 traffic "tram"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) typically recommends a Level of Service(LOS) standard of one officer per 1,000 residents for urban/suburban communities 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 4-6.5 minutes for priority one calls, and 13.9 minutes for priority two calls (S. Garcia, personal communication, February2000). 2.11.2 Fire Protection • Community-wide fire protection ratings are provided by the Insurance Service Organization (ISO) based on the location of fire stations, response times,and availability of water. ISO rankings are on a scale of I to X (1-10) with I 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 City's standard 5 minute response time from the closest fire 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 Citys 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 • the closest fire station with response times to emergency calls averaging 8 minutes. Roripaugh Ranch Specific Plan WEITH030MET_N\31367.000000SPSECT2CCRNALSP.DOC -67 March,2-67 SPECIFIC PLAN COMPONENTS 2.11.3 Schools • 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 Unified 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, encompassing the Santa Ana Mountains, lies to the west of the project site,and a portion of the San Bernardino National Forest is located to the east. These areas provide equestrian, camping and hiking activities. The Santa Rosa Plateau is a cooperative venture between the County of Riverside, the Nature Conservancy,the California Fish and Game Department, and the Federal Fish and Wildlife Service. This recreational area is located in Murrieta off of Clinton Keith Road and consists of a 7,000 acre nature park which is free to the public from sunrise to sunset. The park offers several trail systems both guided and un-guided. The guided trails include "Saturday morning walks", and twice a month "bird walks". The park contains a vast array of natural habitat as well as the largest vernal pools in the State of California.This vast array of habitats within the Santa Rosa Plateau is home to the golden eagle and the mountain lion, and approximately 50 other species, including several endangered species. The City of Temecula currently owns 287 acres of land for park purposes, of which approximately 200 acres are developed within 23 parks (Temecula Community Services Department, February 2002). Parks and facilities include the Rancho California Sports Park and Community Recreation Center, Veteran's Park, Paloma Del Sol Park, Mary Phillips Senior Center, Temecula Community Center/Rotary Park, and Sam Hicks Monument Park. In addition, the City opened a local museum within Sam Hicks Monument Park in November of 1999. The City-owned facilities are operated and maintained by the Temecula Community Service District (TCSD). Local recreational facilities are also available from Temecula school campuses. School facilities are generally open to the public during non-school hours,weekends and vacations. Facilities available on school campuses generally include football, soccer, and baseball fields, as well as basketball, volleyball, tennis courts, and playground equipment. Due to the partial availability of school recreation facilities to the public at large,such facilities are considered adjuncts to the city-wide park system. • Roripaugh Ranch Specific Plan 2-68 \\KEITH0301\NET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC - March,2003 SPECIFIC PLAN COMPONENTS In addition to public recreation facilities, private recreation facilities are often provided in planned . communities and apartment complexes. These facilities usually include tennis and/or basketball courts. However, these facilities are often so few and scattered that they have little impact on meeting the demand for parks and recreation facilities within a community. 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 a multi-use trail along Nicolas Road from Winchester Road east to the MWD pipeline easement, and another multi-use trail along the MWD easement that crosses the project site. 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. • A new 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 El Sobrante Landfill and the Lamb Canyon Landfill. The El 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. Roripaugh Ranch Specific Plan 2.69 \\KEITH0301\NET_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 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 El Sobrante landfill. Roripaugh Ranch Specific Plan 2-70 WEITH0301 W ET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SPECIFIC PLAN COMPONENTS 2.12 OFFSITE IMPROVEMENTS • The project developer(s) will construct a variety of onsite improvements, including flood control structures, storm drains, sewer lines, water lines, streets, and traffic signals. These improvements are discussed in 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 southern portion of the site will eventually require the offsite extension of Butterfield Stage Road from the southern project boundary to the existing pavement north of Rancho California Road. A new storm drain line.will be included in this road extension. 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 Leifer Road. An all-weather crossing of Santa Gertrudis Creek will be provided at the Nicolas Road/Calle Girasol intersection by using a hydro-arch bridge structure or another design acceptable to the City Engineer. 2.12.3 Water To help provide adequate water service to the area, including the project site,the Rancho California Water District (RCWD) is installing two main lines (30-inch and 60-inch) that will cross the central portion of the site from north to south, along the west side of the neighborhood park and neighborhood commercial area within an easement, then along Nicolas Road to the west. The RCWD supply lines will be located in Nicolas Road,with easements in Murrieta Hot Springs Road and Butterfield Stage Road. The RCWD has already prepared a Draft EIR analyzing the impacts of this project. The Eastern Municipal Water District(EMW D)will provide water to the site and has already constructed several reservoirs in the area that will eventually help serve the Roripaugh Ranch project, including the 6.8 MG Mountain View tank built by Assessment District 161 on the adjacent Rancho Bella Vista property. 2.12.4 Sewer Project sewage flows, except the Plateau area, will be conveyed by a proposed 18-inch to 21-inch pipeline to Leefer 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. Ron ugh Ranch Specific Plan 2 71 \U(ER- 301WET_N\31367.000\DOC\SPSECT2CCFINALSP.DOC March,2003 SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS • OVERVIEW I . Section 111 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),forthe 1 following Planning Areas: 1A,7B, 10, 12 and 27. 3.1 PLANNING AREAS 1A and II i 3.1.1 Descriptive Summary Planning Areas 1A and 1 B, as depicted on Figure 3-1, provides for development of 48:0-21.0 acres with Low Medium Density Residential use (Planning Area 1A) and for the development of a .3 acre. i Mini-Park(Planning Area 19).Planning Area 1A is planned for 03:104 single family dwelling units at a density of 5 2 4.9 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. I 3.1.3 Planning Standards ( Circulation Standards 1. Planning Area 1A shall only have one access point onto Murrieta Hot Springs Road.Access to Planning Area 1A will be provided from Murrieta Hot Springs Road along the north perimeter of the planning area. This access shall be rightin 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 to and 2 shall be determined when.tentative tract maps are prepared. Proposed road access land located within County property between the Murrieta Hot Springs Road right-of-way and the project's north property line will need to be acquired or an access easement secured: Access points shall be designed and located to provide adequate.and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2: Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34th building permit in this planning area: The location and design of the secondary access shall be subject to approval by the City- I. A round-about shall be provided in the southeastern portion of the Planning Area as illustrated iin Figure 3-1.The purpose of the round-about is to slow traffic along the roadway: 4. Vehicular access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk as illustrated in Figure 3-1.This accessshall be only used for maintenance ' purposes. I. 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 4 shall be right4n and right-out only. I 6. An Auto and Pedestrian Gated Entry,as illustrated in Figure 4-20C,shall be provided behind the Card-Key Gated Secondary Entry. 7. The 0.3 acre Mini-Park designated as Planning Area 1 B shall be provided adjacent to Planning Area 1A as illustrated in Figures 3-1 and 4-9.The Mini-Park shall include the following uses: ' Rwipaugh Ranch Specific Mn,Amendment W.1 - - _ December.2004 PLANNING AREAS AND DEVELOPMENT STANDARDS 3.1 PLANNfNG AREAS to and 18 3.1.1 Descriptive Summary Planning Areas 1A and 1 B,':as depicted on Figure 3-1,p/Hot elopment .0 acres with Low Medium Density Residential use(Planning Area 1A) velopme of a .3 acre Mini- Park (Planning Area 16). Planning Area 1A is planned foily dw g units at a density of 5.2 du/ac. Minimum lot size shall be 5,000 square fee 3.1.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordina . 3.1.3 Planning Standards Circulation Standards 1. Planning Area 1A shall only have one access poi a Hot Springs Road.Access to Planning Area 1A will be provided from onto Hot Springs Road along the north perimeter of the planning area. This access. hall be 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 arming Areas 1A and 2 shall be determined when tentative tract maps are prepared. Propo d road access land located within County property between the Murrieta Hot Springs Roa rightof-way and the project's north property line will need to be acquired 0r 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'h building permit in thi planning area. The location and design of the secondary access shall be subject to a royal by the City. 3. A round-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 acc table to the Fire Department shall be provided from this planning area to the Nature W as illustrated in Figure 3-1. This access shall be'only used for maintenance pur ses. Landscapeand Recr tion Standards 5. A Card K Gated Secondary Entry, 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. Auto and Pedestrian Gated Entry,as illustrated in Figure 4-20C,shall be provided behind e Card Key Gated Secondary Entry. Roripaugh Ranch Specific Plan 3-1 \\KEITH0301\NET_W1367.000\DOC\SPSECT3CCFINALSP.DOC _ March,2003 . SECTION III PLANNING AR.EAS.AND DEVELOPMENT STANDARDS is • following.uses: i • Shade arbor • One play structure for ages 2-5 years . Picnic table on slab • Benches Low decorative steel fencing with pilasters and.gate Landscape and irrigation improvements i • Project Wall (Figure 2,16) along the eastern and northern boundary • Low Wall with Pilaster,(Figure 2-16)along the eastern and southern boundary 8. The Nature.Walk will be located adjacent to Planning Area 1A as illustrated in Figures 4-12, 4-15 and 4-15A. 9. Five paseos will be provided within Planning Area 1A as illustrated in Figures 4-1 and 4-38.' ` These paseos shall provide direct access to the Nature Walk.These paseos are conceptual -+ in nature and the exact location and design will be determined prior to approval of the final . map 10. Front yard landscaping as depicted in Figures 4-85 through 4-89, shall be installed by the merchant builder.and maintained by the property.owner. Walls and Fences Standards 8. A ProjectWall,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,also illustrated in the Walls and Fences Master Plan(Figures 2-14 and 2-16) i shall be located along the wester and southern perimeter of Planning Area 1 adjacent to { the Nature Walk. Miscellaneous Standards j 13." Residential lots within Planning.Area 1A that are located within 175 feet of the southem 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. J The.City reserves the right to request additional landscaping forscreening purposes forthe 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 within200 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 r Community Development Department. 15. Please refer to Section 2.1 through Section 2.16 for the following Development Plans and . : Standards that apply site-wide: Roipaugh Ranch Specific Plan,Amendment No.t �9 - - December,2004 . . PLANNING AREAS AND DEVELOPMENT STANDARDS 7. The 0.3 acre Mini-Park designated as Planning Area I shall be provided adjacent to Planning Area 1A as illustrated in Figures 3-1 and 4-9. Th/northern 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 a • Landscape and irrigation improvements • Project Wall (Figure 2-16) along the easternary Low Wall with Pilaster (Figure 2-16) alo southern 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 • 11. A Project Wall, as illustrated in t Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the nort rn perimeter of the planning area. 12. A View Fence, also illustrat in the Walls and Fences Master Plan (Figures 2-14 and 2-16) shall be located along the estem 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 es 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 southern 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 afte he installation of the landscaping and construction of the homes. 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. ` r Rodpaugh Ranch Specific Plan 3-2 \VCEITH0301WET_M31367.000\DOC\SPSECT3CCFINALSP.DOC _ March,2003 SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS . • 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation.Master Plan Facilitles• 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 I 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 .1B. Timing and Responsibility of Improvements f17. Please see.Section 6.0 (Timing and Responsibility of Improvements). for phasing of improvements within Planning Areas to and 1 B. i J 1 1. I f I � RoryraughRanch Specirn Plan Amendment No.1 .. . ., 10 PLANNING AREAS AND DEVELOPMENT STANDARDS • 15. Please refer to Section 2.1 through Section2.10 for the follo g Development Plans and Standards 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 Maser Plan 16. Please see Section 4.0 esign Guidelines)for criteria related to the development of Planning Areas I and 1B. Timing and Responsi ' of Improvements 17. Please a Section 6.0 (Timing and Responsibility of improvements) for phasing of imp r ments within Planning Areas 1 A and 1 B. Roripaugh Ranch Specific Plan 3-3 NCEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 Aaw.aaA LLe FIGURE 3 Cj MI d IMO.Re..R. V fi w.{'OAw /1 wean ,� 4Pr j AIM S T� the. 4M Le mpo Te uppe im aM ` 4B n N F aA]M O� Ilaala /� e O L I / aII II yy e i y NAP 111� + `_ouc ieuew i f.33B f I�uva �� LAND USE CODE ACRES DENSITY UNITS 1 // 18 111 w aan y A -'LOW DENSITY RESIDENTIAL L 10]8 1.27 117 i aeM ♦♦y C LOW MEDIUM DENSITY RESIDENTIAL LM 1948 48 939 i 1� 15 Ibovs I __. i^MED.DENSIN RES,(Standard) Mt 21.5 57 122 I1 nLc Ai°c MED.DENSITY RES,(Clustered Coudyard) M2 88.9 9A 837 1 '39A �;.o , +n+a ® ` 1 NEIGHBORHOOD COMMERCIAL NC 15.4 NEIGHBORHOOD PARK NP 5.1 �/� ] SPORTS PARK SP 19,7 PRIVATE MINI PARK MP .3 1 11110 PRIVATE RECREATION CENTER RC 9.2 A uw% EDUCATIONAL(Salads) S1,S2 32.0 11111 PUBLIC INSTITUTIONAL(Pre Station) PI 2,0 31 1yI ©HABITAT OSt 2021 ea 9 FLOOD CONTROL OS2 39.1 i '19 a 1"3 LANDSCAPE OS3 23.5 PUBLIC STREETS 35.4 aus A PRIVATE STREETS 9.8 ' GRAND TOTAL 807.0 2.5 2,015 y I I4 22 231 i�c ae°jAoa tedr4m aaM now M I4a wie •20 as City lCounty BouMary, ® Pedestrian Brltlge �� _ 21 aeM — v2,. 2u A. IIIAn Notes: AjRanch 'A 15'race multi-use Are trait Is located In Nanning Areas 19,20 and 21 acNore l to the Property boundary.Nanning as 19,2D,21,and 33A will have 1 acre minimum lots adjacent tP the propn ou lY bndary Rol1p,11[�0,12 and 112 acre minimum blsadlacentto the t tons bls. ® --� 1 FIGURE 3-1 erasma RAM-LOW4231 OENSM V. \}RANCHO BELLA VISTA Ram.4 Fl.Will"Lom vM / SPECIFIC PLAN "���'� W LANDSCAPE BY OTHERS .211AC. Pwo Rmfm C ! !' MURRIETA HOT SPRINGS ! � n .�► 1 g ® RpNatlblEl r.. /1 MPC '—z pwRv;I."mm71 I © �� ��,� It I�ngselbNue� Q ........... _ Cud Aw4mIf�abd E* Psis MromTmw d 1 A 2 �] IBveRMt1!«tl�6U I. F +!1 I= LM LM 0 w►rRpw fl 4� C ' 21.0 AC 18.4 AC ® Poft Aamm POW � 104 DU'S 99 DU'S rma*,myAeoeeeE>Bens+ 4 I� WeeIPPINyee+�nl I i i tea- n 19.5 AC - M '" " . • « Naas:RaeM en mr ih«MNrs Pepewe _Fuel eMPm«n m be da«mires a T.aenw Mp"pe_ Am I( Aasss onm Mumae Na 5«bp.men b nyP nI/now ASHBY USA,LLC FIGURE 3-1 INFORMATION • PA I-LOW-MEDIUM DENSITY -5.000 SD.FT.MINIMUM LOTS -5.2 OU'S I AC. 98 DU'S 19.0 AC. s PA1B-PARK -MINI-PARK 0.3 AC. a 3 RANCHO BELLA VISTA b SPECIFIC PLAN LEGEND g LANDSCAPE BY OTHERS @ ••••• Project Wall sy 000 sonMW M (See Figure 2-14 and 2-15) 8 �• 000 MURRIETA H_OT SPRINGS ROAD View Fence (See Figure 2-14 and 2-16) 1 x—x Trail Fence 1 B - -- - - (See Figure 2-14 and 2-17) 1 -- 0.3 AC Split Rail Fence II MID (See Figure 2-14,2-17 and 4-16) Ij Property Line Fence -- . -- - (See Figure 2-14 and 2-17) /\ Card Key Gated Entry 1 -------------- - ------- (See Figure4-21) ' 1 A 2 Parkway Street Treatment • I; (See Figure 2-13 and 4-25A) r LM Class II Bike Lanes 19.0 AC LM (both sides) 18.4 AC 7B 98 DU'S 2o AC 99 DU'S Nature Walk"Plateau" 1 OS2 IEEE] (See Figure 4-12 and 4-15A) ® Potential Access Point II Roadway Access Easement I1 ---- (See Figure4-38) li OS3 — — — 7A 19.5 AC — — — — — — _ — — _ — KEY MAP 3 _S73:3A Notes:Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. >s tA' 2 s aAccess onto Murrieta Hot Springs shall be right-in right-out only. �_� >c. . --- t3 1e is p 29 to - 27 .. 2e 31 2 - _._..23 26 _.25 • _ .i,__ . 21 20 ie_ <, t« _,Tu,. eT.MC 111 0 75 ,54 111 l J PLANNING AREAS AND DEVELOPMENT STANDARDS \• 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 3e building permit in this planning area. The location and design of the secondary access shall be subject to approval by the City. j 3. A round-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 will be located within the planning area as depicted in Figures 3-2, 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 souther perimeter and lots that may have views visible from the north side of Nicolas Road.The plan.shall be submitted to the City for review prior to approval of the tentative tract map.The City reserves the right to request additional landscaping for screening purposes for the enhanced landscape areas after the installation of the landscaping and construction of the homes. • 7.', 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 \\KErMO301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS �• 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-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. 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 C• 12. Please see Section 4.0(Design Guidelines)for criteria related to the development of Planning Area 2. Timing and Responsibility of Improvements 13. Please see Section 6.0. (Timing and Responsibility of 'Improvements) for phasing of improvements within Planning Area 2. �Roripaugh.Ranch Specific Plan - 3-6 \WEITR0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March.2003 ASHeY usA «� _ FIGURE 3-2 INFORMATION x • PA 2-LOW-MEDIUM DENSITY O -5,000 50.FT.MINIMUM LOTS ` 990u5 18.4 AC. LEGEND VJ z �rLWCHOBELLA VISTA SPECIFIC PLAN ••••• Project Wall L (See Figure 2-14 and 2-15) Q ik LANDSCAPE BY OTHERS MURRIETA HOT SPRINGS ROAD °O View Fence • � trttt� trtttsss trtttss � � � � son,, sweii (See Figure 2-14 and 2-16) m 1 _ .nIss sums giftTrail Fence a X—X (See Figure 2-14 and 2-17) o C{ • 4 Privacy Fence F — - (See Figure 2-15) (o � .� 1B � . o.a AC Split Rail Fence MP (See Figure 2-14,2-17 and 4-16) LM Property Line Fence 18.6 AC (See Figure 2-14 and 2-17) ' _ Staffed Gated Primary Entry --- �------ - -- - (See Figure 4-1,4-18A and 4-19) 1 A 2 © Card Key Gated Entry (See Figure 4-1 and 4-21) • Parkway Street Treatment 19.0.0 AC 18.4 AC 5 � (See Figure 2-13 and 4.25A) 98 DU'SRC Primary Project Monumentation 99 DU'S 5.2 AC (4.8 AC) (See Figure 4-1 and 4-11) Class II Bike Lanes (bothsides) . Na r. Naturree Walk"Plateau" •' ��1.8 AC EEI (See Figure 4-12 and 4-15A) •', �S •; OS2 ® Potential Access Point + « (See Figure 2-3) Roadway Access Easement 7A 'OS3 wa 195AC . ...... Paseo EE (See Figure 4-38) Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. Access onto Murrieta Hot Springs shall be right-in right-out only. KEY MAP 1A 2 5 4A 4e se. 10 98 , 13 � WP 2 nB 15 77 »n to 1529 IS Is � 21 -.28 / 31 -tie KeeM1 ComPsniesl � - -1 21 !20 J J PLANNING AREAS AND DEVELOPMENT STANDARDS . 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. • 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 30 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. S. 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). Roripaugh Ranch Specific Plan 3 8 \UCEITH0301 W ET_N\31367.0001DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 request 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 Plan (Figures 2-14 and 2-16), shall be located along the southern perimeter of the planning area. • 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 Planning 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 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. Rodpaugh Ranch Specific Plan 3-9 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC - March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 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 Resoonsibility of Improvements 19. Please see Section 6.0 (Timing of Improvements) for phasing of improvements within Planning Area 3. _Roripaugh Ranch Specific Plan 3-10 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBV USA,LLC FIGURE 3-3 INFORMATION co�M� $ PA 3-LOW-MEDIUM DENSITY x • -5.3 DSO.FT.MINIMUM LOTS 's -99 oulSIAC. - U'S V! � -18.6 AC. L y LEGEND 9 6' High Habitat Fence ~ A (See Figure 2-14 and 2-17) !3 z Project Wall Q� (See Figure 2-14 and 2-15)00 L w u LANDSCAPE BY OTHERS Sao View Fence 7K - - RANCHO BELLA VISTA O SPECIFIC PLAN (See Figure 2-14 and 2-16) m _ Trail Fence URR T HOT S RING x—X (See Figure 2-14 and 2-17) Privacy Fence .., �• — — (See Figure 2-15) - -- Split Rail Fence a -- - - (. (See Figure 2-14,2-17 and 4-16) g 3 ` • • Property Line Fence LM a . (See Figure 2-14 and 2-17) �18.6 AC • • ` ` Staffed Gated Primary Entry _ 99 DUrS • ` (See Figure 4.1,4-18A and 4-19) -- ----- 1 — /\ Card Key Gated Secondary Entry • (See Figure 4-1 and 4-22A) • 5 4A Primary Project ntation �° - (See Figure 4-1 and 4-17)-i7) RC 4 B LM FW Parkway Street Treatment (See Figure 2-13,4.25A and 4-25B) 5.2 AC 19.5 AC (4.8 AC) 100 DU'S LM Class it Bike Lanes 22.3 AC (both sides) 113 DU'S Nature Walk"Plateau" 7 C (See Figure 4-12 and 4-15A) — — . 18 AC Fuel Modification Areas -- - r, OS2 ♦ __ (See Figure 4-34A and 4-348) r" ELL (See Access Point (See Figure 2-3) 19.5 AC Roadway Access Easement 7A Notes: Roads are for illustrative purposes only. Final alignment — Paseo (See Figure 4-38) p p to be determined a[Tentative Map stage. KEY MAP 9 3__ 8 7e .. to •2 5 4A 4B • ® 'C.']`A : NMM 10 ye 1 3 72 77 .1978 29 18 27 2826 3124]ne Keith ComPenleel # A 2 2 23 zi 0 75 1y ]00 s00 21 20 PLANNING AREAS AND DEVELOPMENT STANDARDS \• 3.4 PLANNING AREAS 4A AND 4B 3.4.1 Descriptive Summary Planning Areas 4A and 413, is depicted on Figure 3-4. Planning Area 4A provides for development of 19.5 acres with Low Medium Density Residential use. This area is planned for 100 single family dwelling units at a density of 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 4B 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 prepared. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. 2. Secondary access shall be provided to Murrieta Hot Springs Road prior to the issuance of the 34'" 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 MW D easement crossing for MW D access purposes. 4. A round-about shall be provided in the southeastern portion of the Planning Area 4A as illustrated in Figure 3-4. The purpose of the round-about is to slow traffic along the roadway. 5. Pedestrian access acceptable to the Fire Department shall be provided from this planning area to the Nature Walk. Landscape and Recreation Standards 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 4-1 BA. 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 48 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 \WEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC _ March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 4B that are located within 175 feet of the southern property line shall have a minimum rear yard setback of twenty-five (25)feet. If the residence is visible from homes along the north side of Nicolas Road,enhanced landscaping shall be installed to help screen views from Nicolas Valley(See Figure 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 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 4B will link to the Neighborhood Park (Planning Area 6) across the MWD property and easement.The design and location of the connection across the easement shall be approved by the City and the MWD 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 4B 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 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 MWD property to allow access across the MWD 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. Rodpaugh Ranch Specific Plan 3 13 IWEITH0301 WET_N131367.000\DMSPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 4B. 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. Roripaugh Ranch Specific Plan 3 14 \\KEITH0301\NET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA,LLC FIGURE 3-4 coW $ INFORMATION LEGEND z PA4A-LOW-MEDIUM DENSITY �J • -5,000 S0.FT.MINIMUM LOTS F (S High Habitat Fence -5.1 OU'S I AC. (See Figure 2-14 and 2-17) =1PACs ••••• Project Wall L— (See Figure 2-14 and 2-15) }O PA 4B-LOW-MEDIUM DENSITY O x -5,000 S0.FT.MINIMUM LOTS View Fence W O -5.1 DU'S I AC. (See Figure 2-14 and 2-16) D fY LANDSCAPE BY OTHERS -113 DU'S O Trail Fence IL - RANCHO BELLA VISTA- -�'3 A�' K—Y m SPECIFIC PLAN (See Figure 2-14 and 2-17) Privacy Fence Cz r • • • • ` — — — — — — — • ° -- (See Figure 2-15) • � r_ ••• Residential/ Habitat View Fence � ^ \ :� (See Figure 2-14 and 2-17) Split Rail Fence -s 3 • ` ` 8 (See Figure 2-14,2-17 and 4-16) 8 LM 4 OS1 _ • � M Property Line Fence Q 18.6 AC • t VRRI ° `GS R 12.5 AC // OS 1 Jrd K Gated Secondary, (see Figure 2-i4 and 2-n) L 99 D / U'S 9A Carey ateeconary Entry 0 OA * / 3.8 AC (See Figure 4-1 and 4-22A) LL • Staffed Gated Primary Entry (See Figure 4-1,4-18A and 4-19) co 5 4A FW Parkway Street Treatment • LM - (See Figure 2-13 and 4-25B) 5.2 AC 19.5 AC 4B / Primary Project Monumentation Q (4.8 AC) 100 DU'S LM re '� ® (See Figure 4-1 and 4-17) 22.3 AC 1~u Class If Bike Lanes 113 DU'S IZ - (both sides) cr 7C Z/ co . ' Nature Walk"Plateau" •' 1.8 AC rr W - (See Figure 4-12 and 4-15A) — _ V Q :e� OS2 __ _ -- - __ _ o w Fuel Modification Areas • — —- 1 p 5. t AC (See Figure 4-34A and 4-34B) sI o .7 AC OS3 ° 4� s, Potential Access Point -OS3 _ ti; - - Paseo — —„ „— _ Figure ° Entry Gate (See Figure 4-37) Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. '.�ro.0 Roadway Access Easement Access onto Murneta Hot Springs shall be right-in right-out only. <v Driveway approach shall be provided off of Murneta Hot Springs Road onto MWD property between �� r"--� Paseo Planning Areas 8 and 9A and 4B and 6. (See figure 4-38) Vehicular access with hammerhead turn-around shall be provided at Nature Walk r for maintenance purposes. - KEY MAP ,B lB ,'..to 2 5 M 4B 9n 10 BB 13 - - 17 7A' wP 33B t2 18 17 19 • zx 14 15 9 is Th. Kaitn ComPmlee lmmV 27 - 28 - 31 _ 22 23 Y4 75 21 20 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 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. 3. 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. Roripaugh Ranch Specific Plan 3 16 WEITH030MET_N\31367.000\DOCISPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 22 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. Roripaugh Ranch Specific Plan 3-17 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBV USA,LLC FIGURE 3-5 ,—,g INFORMATION • P4,5-RECREATION CENTER -4.8 AC.Private Recreation Center > -5.2 AC.Private Street LL LEGEND High Habitat Fence (S � (See Figure 2-14 and 2-17)00 L o Project Wall LANDSCAPE BY OTHERS OK ••••• Q 1 (See Figure 2-14 and 2-15) Nor7� 7� _ View Fence RRI HO RI Rtggggg own mumam. _ (See Figure 2-t4 and 2-t6) a �_ — Trail Fence C o 7 • • • • • • • • • • • .• • x x• • ` — _ - (See Figure 2-14 and 2-17) • — Privacy Fence CCS 1B - - - _ — . _ . (See Figure 2-150.3 AC ) 3 Split Rail Fence MP LM • 4,10116 awft (See Figure 2-14,2-17 and4-16) /18.6 AC • • Property Line Fence °..°°°-I 99 DUUS (See Figure2-14 and 2-17) Staffed Gated Entry (See Figure 4-1,4-18A and 4-19) 2 ® Primary Project Monumentation (See Figure 4-1 and 4-17) LM • 18.4 AC R 4A � Parkway Street Treatment 99 DU'S 5.2 AC 19.5 AC (See figure 2-13,4-25A and 4258) (4.8 AC) 100 DU'S lass 11 Bike Lanes (both sides) Nature Walk"Plateau,. (See Figure 4-12 and 4-15A) - 7C Fuel Modification Areas 1.8 AC al, r HEPotential Access Point (See Figure 2-3) - Road Access Easement .- - :�- .---- way — ,—, - - Paseo �-- � (See Figure 4-38) Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. KEY MAP tr to = 3-5 -5 3 4A 6B w 10 tt 9B L; 5 73 'A_ _ NAP _ 12 9JB to 17 _79 au 14 15 29 to 27 20 31 ..� 623 24 25 21 20 ® The Kea m/n Compenleelc - ° 75 400 ;-ir PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 4B 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 easement shall be subject to MWD 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 Rodpaugh Ranch Specific Plan 3-19 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 4B shall be provided to allow access between the two planning areas. Miscellaneous Standards 7. 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 40& 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 • 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. it • Roripau0h Ranch Specific Plan 3-20 - \VCEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA,LLC FIGURE 3-6 \1J INFORMATION a • MWD PROPERTY", PA6-NEIGHBORHOOD PARK X o 6.6 AC.GROSS `^ \ -5.1 AC.NET C J /— — — — -1.7 AC.OS3 r� • / LEGEND ♦V g 8 p / 6' High Habitat Fence L / (See Figure 2-14 and 2-17) OS1 ` ` 9A 10 ••��• Project Wall � 12.5 AC / � (See Figure 2-14&2-15) �a ` ti1(I / OS1 ` L 1 _ View Fence f RRfET ' (See Figure 2-14&2-16) , ° • `' OTSPRtN a � 3.8AC 18. DUS 9B 1 !g ROgD J� OS 1 Residential I Habitat View Fence a 6.8 AC (See Figure 2-14 and 2-17) � s a ' Temporary Habitat Fence - ,-_ ` . (See Figure 2-14 and 2-17) 4 B _ - z—x Trail Fence LM T O (See Figure 2-14 and 2-17) 22.3 AC j a w.. 0 Split Rail Fence 113 DU'S /Z (. • _ W (See Figure 2-14,2-17 and 4-16) M Property Line Fence [,,` (See Figure 2-14 and 2-17) � a Q v /o L� NIP Card Key Gated Secondary Entry I p 5.1 AC -- 1 Lur Lu (See Figure 4.1,4-22D and 4-22E) • oa 7 AC OS 3 , �, NC Parkway Street Treatment I_ 15.4 AC FW (See Figure 2-13,4-25B and 4-25C) ! � C:) 1 (10.OAC) Class I Bike e tk Lanes ( (See Figure 24,4-23E and 4-24) ,-0 Class II Bike Lanes (both sides) Nature Walk"Plateau" Notes: • - - (See Figure 4-12 and 4-15A) Roads are for illustrative purposes only. Final alignment A STREEA ttttlr•" - to be determined at Final Map stage. 1_ Fuel Modification 0 4- Areas � -- M (See Figure 4-34A, -348 and 4-34C) Paseo connection from Planning Area 4B to Planning W FEE Access Point Area 6 shall be subject to MWD review and approval p (See Figure 2-3) prior to approval of the Tentative Tract Map. U A I A I7 • • Paseo Entry Gate NAP 12 � � (See Figure 4-37) N 2 ---- Paseo d w ° 16.4 AC �� (See Figure 4-38) (15.0 AC) � KEY MAP 145 DU'S • * ^S m V V LJ 'I 10 1A 2 3 5 j <A B A 10 !(R se 4B 13 2.3 AC • 1A 12 '.- -.. 14 b • 29 18 27 28... . .YB -31 The Kert hR M1 coh,Pen,ee /C 22 223 24 Zi 26 ® 0 75 1W wo eoo _ 2t - SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS _ • 3.7 PLANNING AREAS 7A,7-D,7C,8 AND PORTIONS OF 6 3.7.1 Descriptive Summary As depicted in Figure 3-7A, Planning Areas 7A, 714, 7C, 8 and portions of 6 will remain as flood control,landscape slope and open space.This includes 341.8 acres for detention basins(Planning Areas 7B and 7C), 21.2 acres for landscape slope (Planning Area 7A and portions of 6) and 12.5 y 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 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,78, 7C, 8 and portions of 6 shall be restricted to only maintenance vehicles. • 2. Access into the fuel modification areas located in Planning Area 8 shall be approved by the Fire Department prior to approval of the final map. 3. Adequate pedestrian circulation shall be provided between the Nature Walk and the surrounding area. Paseo connections shall be provided as illustrated in Figure 3-7A. The portion of the paseo that crosses the M WD easement as shown in Figures 3-7 and 4-4,shall be subject to MWD approval prior to the approval of the final map. i Landscape and Recreation Standards 4. The Nature Walk will be located in Planning Area 7A adjacent to Planning Areas 1Athrough 4B as illustrated in Figures 3-7A, 4-12, 4-15 and 4-15A. 5. A Variable Width Fuel Modification Zone,as illustrated in Figures 4-15,4-15A and 4-34B-1 l and 4-34B-2 will be provided within Planning Area 7A. l Walls and Fences Standards 6. A View Fence will be provided between Planning Area 7A and Planning Areas 1A through Planning Area 4B as illustrated in Figures 2-14, 2-16 and 3-7A. J 7. Tho twe One detention basins(Planning Areas;ER aad 7C)will be enclosed with chain link fencing as depicted in Figure 3-7A. 1 8. A View Fence, as illustrated in Figures 2-14,2-16,3-7A and 4-4 will be located at the top of f slope 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 1 south side of the Nature Walk. Roripaugh Ranch Speeific Plan,Amendment No.1 Decernber,.2004..,:;:. PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 fl control, landscape slope and open space. This includes 3.8 acres for detention basins (Plan • g Areas 7B 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 lanning Area 8 shall be approved by the Fire Department prior to approval of the final m p. 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 4B,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. Walls and Fences Standar s 6. A View Fence ill be provided between Planning Area 7A and Planning Areas 1A through Planning Are 4B as illustrated in Figures 2-14,2-16 and 3-7A. 7. The two tention basins(Planning Areas 7B 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. 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. Roripaugh Ranch Specific Plan 3 22 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS ,_� • 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. 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. lJ 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 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 Improvements 14. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 7A, 7-13, 7C, 8 and portions of 6. I .I I 1 l 1 _i J Roripaugh Ranch Specific Plan,Amendment No.1 `12 PLANNING AREAS AND DEVELOPMENT STA ARDS • 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 S. Timin and s onsibility of Improvements 14. lease see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 7A,7B, 7C, 8 and portions of 6. v RoApaugh Ranch specific Plan 3-23 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC Maich,2003 ASHBY USA.LLC FIGURE 3-7A U) s LEGEND 8 • Habitat- PA 8 View Fence CIOOS1 (See Figure and 2-16) Flood Control Trail Fence (/) OS (Detention Basins- PA's 7B and 7C) x—X (See Figure 2-14 and 2-17) Privacy Fence EI OS3 Manufactured Slope - PA 7A (See Figure 2-15) (3) o 6' High Habitat Fence O (See Figure 2-14 and 2-17) Split Rail Fence } (See Figure 2-14,2-17 and 4-16) O Project Wall CO O 0 � •���• ) Property Line Fence (See Figure 2-14 and 2-15) (See Figure 2-14 and 2-17) a MURRIETA HOT SPRING ROADjo�z,@iiii C— _ — — _ . ._ — El Fuel Modification and Areas (See Figure 4-34A and 4-348) 000 ©0 Staffed Gated Primary Entry I �_ (See Figure 4-1,4-18A and 4-19) 03C 8 7 3 \ OS1 — ; Card Key Gated Secondary Entry ~ 1 A MP-Private -- — -- 9!/ A LM ` ` / 1 / I 2 I LM -------- - • ` 12.5 AC / 9A (See Figure 4-1,4-2t and 4-22A) 99 DUSDi / OS, Primary Project Monumentation co19.0 AC I 98 D 4A . . � `: _ 3.8 AC (See Figure 4-1 and 4-17) LM 5 Parkway Street Treatment 7 18.4 AC RC LM - - - �� `-'� (See Figure 2-13 and 4-2513) 99 DU'S I, 2.o AC 5.2 AC 19.5 AC 4 B (4.8 AC) 100 DU'S �Iz Class II Bike Lanes • II LM o 6 (both sides) 7C 22.3 AC o lW • 1.8 A 113 DU'S a NP Nature Walk"Plateau" _ _- - I 5.1 AC (See Figure 4-12 and 4-15A) L A �/� OS3) P® otential Access Point Q Paseo Entry Gate Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. (See Figure 4-37) Roadway Access Easement � Paseo --- (See Figure 4-38) KEY MAP e 372728 rB I ] 8to �c16 7719 15 29 x 10 ® The Keith Com Penlee lMM� 5 ]BO 1000 (� YL J 0 115 2 7< - n PLANNING AREAS AND DEVELOPMENT STANDARDS Miscellaneous Standards B. 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 criteria related to the development of Planning Area 5. Timing and Responsibility of Improvements 10. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 9A, 9B and 13. Roripaugh Ranch Specific Plan 3-26 \\KEITH0301\NET_N131367.000\DOC\SPSECT3CCFINALSP.DOC March.2003 FIGURE 3-7B CU umo (U _ ® Habitat-PA 9A.98 and 13 A y _. .........._........ 6'Il Habuital Fence C Is.Fymaz. amz-vl e L E Pmtecl Wal 1 CL O 3 8.1 AC •���� ISx Flpme 2.1a W2a6 3 4 DVS Vlew Farce ' m a qpq �,. 16a Fqun Die ena x-18) R MR/tjA�I �, >:,;::.: .�. > ��� Residential l Habitat View Fence M a 16ea Fqunbtn am x-t 71 t 6 SRM/as ROAD � Temporary Habitat Fence ' IF 5.11 AC 11 ��� Isae Fame bu aM 2-vl C k l (105� 15.4 AC x—x T6a F"2.14 and x-17)Fence (� (10.0 AC) O Spilt Rai Fence ll A'STREET (%e Fgme z-le,xa7 em 4-15) ll Fuel Modification Areas ll a (See Fgw•4J1&4 11. Q C ( §' Card Key Gated Secondary Entry 12 .. ® Isa Fg 11.4M drw*a E1 '- NAP .4 ® Primary Project Monumenlation Q 18.4 AC ................... .... 338 �, (15.0 Ac) ( 17 S FquN.tad11 W 063 136 DVS "•'^^ / 1 Parkway Street Treatment ^•.• (See FWex.11�31D.a13EWe33F� cc 2.3 AC 16 40.2 AC 172 DVS Class I Bike Lanes 1 2a4AC B (6a R9iaax�.aa]E.axlFameaal 14 1u5 145 Du•s a� Bike Lanes I 14.1 AC �/ 13.5 AC � 33A (3.6 AC OS2) BLS\159 Dv51. 1 ; O �Soft Surface Path C 1.8 AC �1 154 DU'S �7� •pSyyis��/, op0 - 15 MW6-Use 7rai wl in 30' C s DVs Ta' a `pOP 0000t: Fuel Modification Zone (p v '� ORSN RC •.. vmmw 1 Rae Fgme eJa and L,6) i N 29 a.onc,..' �� 1 ® Nature Wa lea . .. _ uM (see Fgere0.12arWtxrdat5A) Faea:Road:are for■uavaw.WO.au o,ay.Fhw•egraa,+m a d•1«mlr• W Ta a Fnap stay.. ® Potential Access Point mwr "S: 16a FgrexJl 1910�Teal !4. Fire Access Pont + a a• See ure 0.16 h`� � IsceFqure xJl 4 �JA 11 View Fenm 'j�ii -�--� (sire FgureaJe) a See Fgme 2-16 LAI Landscaped -PA 33B 3a'FuN Mowfi®Yon "-1 A: a + a Z. h' a " a 4•Hph 6a11 aa1Fwasti i%a:. ��{ r/'1 YI a EwnaloMbgnulrtlan ;��A,,,r, ®errl Ruripa `t'1Ol ll.l1 ac a a:t 3+:ini R — _ ._' _. -- - -- ------LLC P and 13 a rmw�• sates fn t+ablal 1x C q AC O PmjegVlen 0 l / 8.1 A "'r. (Bw Fi➢••11•r4 x-16) F �� I RAddwWI I Heblw V"Faroe ryW 8 ,U" ` r---I T liebeet Farce C :"Pic 11 u o. ..ea«.az4n CO 1 f� I (I.? ) tFANAc z—z TidF url,n co OUAC) iy ilwanr,•1s III �' Ei F1�IYoio"A . .,( ca(dlfn K4.m MI04=Erty fn NAP 1 ® IaNY•4•l+iDtrtF4�1 15.4 AC r ED (15.OAC) a1W 17 hh•aP11+g1�wrlYlaa Q 33B ,3a ws M �� C 2.3AC r ' '•�-.". .. 16 rizovs �owft+�a4.4+a.4es. 4tn u1 zs.,AC •C 14 1a5 1,5 W 3 13.5 PC 14.1 AC 33A (3.6 AC 082) 159 Mrs 11.L 154DD'S Y.,•R`^" �'.. , 1frliil)rTWdkW 15 DVS 0RC •• ^ ✓1'J n��ruP Rdl!l�I�1l111 Zk _ fF•lr�yaa{�441 4� 4.0AC m,e.c 18 WIwYWk"PW� U, i u+ ®F•+r•444frt1w 11•Mc Rattle w for au•eww wryo•e•onq.FY41 aarynrnl b b.aa.rnrrtl•t Tenaova Map stew. FCY1YAaora PON Qraw ,: ® F4ga4sA Pnao I .t Mar Fa.a ;5 G� � M�ta•,4.1 /r r ...± v r• � Z tall•eflrllaYrm 'd- r C s � r r �1VlMRi frog �„�� ®T " r o I 1�(II'1�):111:.;I1` H-112(•11 n . . e'"+s.Yr•+ntwS1 .'-Y•`c.}�.. et�arre PLANNING AREAS AND DEVELOPMENT STANDARDS • 3.8 PLANNING AREAS 9A, 9B and 13 3.8.1 Descriptive Summary As depicted in Figure 3-713, Planning Areas 9A, 9B 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 1. 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 3-713. Landscape and Recreation Standards • 3. A Fuel Modification Zone shall be located as illustrated in Figure 4-34A, 4-34B, 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- 25B, 4-25C,4-26A and 4-26B), 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 Residential/Habitat 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 eastern, northern and western perimeters of Planning Area 10 and along the western and southern 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 Residential/Habitat View Fence is installed by the merchant builder. 7. A Habitat Fence, as illustrated in Figures 2-14 and 2-17,shall be provided along the southern perimeter of Planning Area 9A,the southern and eastern perimeters of Planning Area 9B and along the western perimeter of Planning Area 13. Roripauah Ranch Specific Plan 3-25 NCEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 Z S • — — — — — — LEGEND � — — — — — — OS1 Habitat- PA 9A, 9B and 13 7/ I 6' High Habitat Fence 9A 1 0 \ (See Figure 2-14 and 2-17) / os1 8.1LAC 9B 4 I Project Wall 3.8AC 11 DU'S OS1 ����� I (See Figure 2-14 and 2-15) 1 6.8 AC View Fence a til(7 ` \ ` 13 I (See Figure 2-14 and 2-16) �/zsRR�Elq' ! Os1 Residential / Habitat View Fence R o/N HOT S RINGS 179.E AC (See Figure 2 14 and 2 17) 1g 6 - ROAD . I Temporary Habitat Fence NP (See Figure 2-14 and 2-17) s 13 g 51 AC 11 0 Trail Fence (1.7 AC ', NC OS3) 15.4 AC (See Figure 2-14 and 2-17) (10.0 Al I Split Rail Fence "A" STREET (See Figure 2-14,2-17 and 4-16) Fuel Modification Areas (See Figure 4-34A,4-34B and 4-34C) r I ?N Card Key Gated Secondary Entry A t n w 12 _ t� (See Figure 4-1,4.22C through 4-22E) I V/-1f 16.4 AC ,• Primary Project Monumentation • (15.0 AC) (See Figure 4-1 and 4-17) m 145 DU'S \ 17 Parkway Street Treatment 33B �. LM GU 2.3 A 1 (See Figure 2-13,4-23D,4 23E and 4-23F) C .�t� 6 40.2 AC LM 172 DU'S Class I Bike Lanes NICO 9 R �J 28 4 AC (See Figure 24,4-23E,4-23F and 4-24) 00 14 15 145 DU's •• Class Bike Lanes (M2 M2 F7�1both sides) s) 33A t ,13.5 AC 14.1 AC `-• ( ) 159 DU'S 9_6 R M 6'Wide Soft Surface Path 3.6 AC OS2 • - 1.8 AC • 154 DU'S �' •` " 'u (See Figure 4-27) 5 DU'S ! •gyp RO O 40 15' Multl Use Trail w/in 30' O Fuel Modification Zone •I\A1O •••�'�•�•�• • 0 ♦ D10? RC PEDESTRAN (See Figure 4-13 and 4-16) • • • . • ' "r` ''iA4 29 4.0 AC caossuc Y_SS\A 18 � Nature Walk "Plateau" AIR LIB (See Figure 4-12 and 4-15A) Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. Potential Access Point KEY MAP (See Figure 2-3) ;• 15'Muni-Use Trail -- Fire Access Point a e ® (See Figure 2-3) �� `x a-' ,o a v �, See Figure 4-16 15 — Paseo s 1s .:.—.:.: ee nu' View Fence ----� (See Figure4-38) Nw 12 - - See Figure 2-16 19 i • sw14 15 n 30'Fuel Modification 27 xe � a, 1e Zone _ 30. *ne Keith Comoen,ee 4'High Split Rail Fence if ® h/C - z� I R zz 23 :: down slope is greater than � o in M wo +aao 21 m 3:1 Split Rail Fence PLANNING AREAS AND DEVELOPMENT STANDARDS (• 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,4-13 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 View Fence,will be provided along the northern and southern perimeters of both planning areas separating the residential areas from the River Walk as_illustrated in the 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. Roripauph Ranch Specific Plan 3 28 WEITR0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP_DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • Miscellaneous Standards 10. 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 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 Areas 25 and 26. `r i Roripaugh Ranch Specific Plan 3 29 \UCEITH0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA,LLC _ FIGURE 3-7C • Notes: LEGEND n KEY MAP y Roads are for illustrative purposes only. Final alignment to b y.ie determined at Tentative Map stage, CIO gg •A 15'wide multi-use trail is located in Planning Areas 19,20 and 21 adjacent to the property boundary. 1B 3 e OS2 Flood Control -PA 25 and 26 v J $ 0 •Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary re 1A 2 s <A na sA 10 ss 3 and 20,000 sq.ft. minimum lots adjacent to the 1.0 acre lots. 7C-p: 6 11 Project Wall s •Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary ,,,,, (See Figure 2-14 and 2-15) �✓ and 20,000 sq.ft. minimum lots adjacent to the 1.8 acre tots. me Q 2 16 17 19 View Fence Mader Developer shall provide temporary g Are connection 23, 6 as approved by such and The ,,,, 14 15 = (�Figure 2-14 and 2-16) O Public Works Department between Planning Area 22,23, 26, 28 and 31 until such time ze 10 1e permanent paseos are installed. 27 2e 31 x—z Trail Fence C� � 29 24 (See Figure 2-14 and 2-17) N s 22 23 2e B 21 20 - Split Rail Fence (See Figure 2.14,2-17 and 4-16) fi Optional Project Wall or View Fence _ ����♦ (depending on results of noise studies) SP -.-•''- 31 (See Figure 2-14 through 2.16) 19.7 AC(1.4 AC OS2) SP8 ���^ 24.6 AC PEDESTRIAN �• Fuel Modification Areas N 20.0 AC 224 DU'S 1 g (See Figure 4-34A and 4-34C) L �'� Staffed Gated Primary Entry / +\ n • wcf) 31.2 AC ( through ) 30 DU'S R— k Priee gryProject Monumentation® Sr Figure 4-17) 26 22-1AC jil 24 �* ;;;;; Bridge Entry Statement """ Y -x. — ::::: (See Figure 4-1,4-20A and 4-20B) "' . . . x'- x.=x—,c _ .x.�''� M1 PEDESTRIAN • M1 _ 10.6AC cR c '� � M2 23 10.9 AC 55 DU'S Z x=X— r ft Parkway Street Treatment 67 DU'S �JIJ 20.3 AC OS2 (See Figure 2-13,4-23A,4-238 and 4-23C) 164 DU' * . . . . : . . . . . . . �+ 8.2 AC °\ I North and South Loop Road Treatment —•�. • � (See Figure 2-13,4-28 and 4-29) CALLE ..i • • '�v'!.1' V'•V.ts�i • • • �1 • - ♦ r• x • SOUTH 60.pPAr,RGd�t 20 `I 15' Multi-Use Trail w/ in 30' CAPOSH • • 21 '219 AC U 30.3 AC Fuel Modification Zone(see Figure 4-13 and 4-16) EJESiRUN CROSs�YC • 22 DU'S 30 DU'S Class II Bike Lanes •....-• (both sides) 1 Pi River Walk View Fence 15'Multi-Use Trail (See Figure 4-13 and 4-14) 2.0 AC See Figures 2-14 and 2-16 See Figures 4-13 and 4-16 Potential Access Point (1.5 AC) F / (See Figure2-3) ® Fire Access Point (See Figure 2-3) 30' I Paseo Entry Gate 4'High Split Rail Fence if If (See Figure 4-37) down slope is greater than 15, 3:1 1 1 School Gate Split Rail Fence , Pedestrian Bridge rK (See Figure 4-14) r, Paseo • IL---- J (See Figure4-38) Non-Vehicular Fire Access Point ® The Keith Com P,meer me _ (See Figure 2-3) I ,��■V= Rohl ),itt�;l � SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 Low Density Estates Residential use. This area is planned for 44 14 single family dwelling units at a density of 4 41.7 du/ac. Minimum lot size shall be 20,00010,000 square feet. 3.10.2 Land Use and Development Standards Please refer to Section 5.0, Specific Plan Zoning Ordinance. i3.10.3 Planning Standards Circulation Standards 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 tract map stage. 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. • 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, 4-3413-1,44413-2,and 4-34C-1 ` and 434C-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 I merchant builder/property owner and maintained by the homeowner. 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 Residential/Habitat View Fence, as illustrated in the Walls and Fences Master Plan (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 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 j temporary fence shall be installed by the developer to separate the habitat area from this planning area. The design of this temporary fence shall be approved. by the City of • Temecula and the appropriate resource agency prior to recordation of the final map. The ' temporary fence shall remain in place until such time the Residential/HabitatView Fence is installed by merchant builders. Roripaugh Ranch Specific Plan,Amendment No.7 ,. . -Deceintier,2004,:,- PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 act location of access easements for this planning area shall be subject to review and ap oval by the City 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 off 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. • 4. A Fuel Modification Zone, as illus ted in Figures 4-34A,4-34B and 4-34C, shall be located adjacent to the eastern, norther and western perimeters of Planning Area 10. 5. Front yard landscaping as ill trated 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 Gated ondary 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 locat along the southern perimeter of the planning area adjacent to Murrieta Hot Springs Ro 8. A Resi ntial/Habitat 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 pen ters of the,planning area adjacent to Planning Areas 9A and 913. 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 Residential/Habitat View Fence is installed by merchant builders. l Roripaugh Ranch Specific Plan 3 31 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS Miscellaneous Standards 9. The two existing residences shall be removed from the site prior to development in this planning area. 10. Prior to approval of precise grading plan,a noise mitigation analysis shall be performed for residences within 200 feet of the edge of right-of-way of Murrieta Hot Springs Road, Butterfield Stage Road,"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 i 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. I 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 10. • Timina and Responsibility of Improvements 14. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 10. I { f i Roripaugh Ranch Specific Plan Amendment No 1 14 �. December DCW 2''�:' PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 Landscape Master Plan 2.6 Grading Master P "n 2.10 Walls and Fences Master Plan 13. Please see Secti - .0(Design Guidelines)for criteria related to the development of Planning Area 10. Timin and Res sibil' of Improvements \• 14. Plea see Section 6.0 (Timing and Responsibility of Improvements) for phasing of i rovements within Planning Area 10. r • Roripaugh Ranch specific Plan 3-32 WEITH0301 W ET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA.LLC FIGURE 3-8 INFORMATION Q n • PA tOLOW DENSITYr -20,000 FT SQ. .MINIMUM LOTS -1.4 DU'S 1 AC. yy 11 DU'S 8 8.LEGEND1 6' High Habitat Fence (See Figure 2-14 and 2-17) ? i MWD PROPERTY_\ Project Wall s_ o (See Figure 2-14 and 2-15) — — — — -- — — — — — — View Fence (See Figure 2-14 and 2-16) m 8 / ` Residential / Habitat View Fence — OS 1 / (See Figure 2-14 and 2-17) o 12.5 AC / .� O Trail Fence (See Figure 2-14 and 2-17) (� , No9A+ / 3.8 AC 8.1LAC QB 1 t (See Figure 2t Rail Fence117 and 4-16) • �H=SPRINGS ' . J 11 DU'S 0S1 Property Line Fence GOAD 6.8 AC (See Figure 2-14 and 2.17) ` � ` " Card Key Gated Secondary Entry 4 B (See Figure 4-1 and 4-22E) L7 > — ► � `,� Parkway Street Treatment LM (See Figure 2-13 and 4-26A) 22.3 AC / ! own iBr- o • 13 DU'S Class I Bike Lanes (See Figure 24 8 4-23E) Class II Bike Lanes 21,000 sq. ft.) �� 6 I i� (both sides) yp W NP �; � � Nature Walk"Plateau" 5.1 AC - w (See Figure 4-12 and 4-15A) a .7 AC OS 3 NC Fuel Modification Areas Lli 15.4 AC — - - (See Figure 4-34A,4-34B and 4-34C) (10.0 AC) Potential Acces s Point _ (See Figure 2-3) r.......7 Paseo COLD RANCHO PMryyERS L J (See Figure 438) POR SEC 20. T7S..R2W Sam - - _— Paseo Entry Gate +A, ;_, (See Figure 4-37) KEY MAP Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Ma stage. 1°* 3_ P P Y 9 P 9 2° u 2 5 4A<: e. M 109_ 4B --- 13 11 rA- _ NAP 12 JB 16 17 19 14 15 29 18 27 28 31 26 • 22 23 24 25 _. 21 20 The Keith Comeeme511101MA PLANNING AREAS AND DEVELOPMENT STANDARDS 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 off 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. These paFking spaces shall RAt h-A 901--Ated in the Mal Faquii:ad paFkiRg fair the nerAmeFG021 site. This faGility shall he lanated in rinse pm*nity to W $#set WiGalas Read 19 ARS-0a safety and pi:amate usage.All bus shelteFs shall be designed so they aFe GeFisistent with the design theme of the pFejert. 3. if this planning apea is ROt GGRstFurted by the ir6uanre of building permile OF;Planning Areas SPE198S iA Planning Area 14 Planning AFea 33B aGGeptable to the RT-Aand the City unfil suGh GeeFdonate with the Gity Is keep the fadlity open while Planning AFea 14 me und8F sens"Glien. 4- 2. 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. Roripaugh Ranch Specific Plan,Amendment No.2 3-33 PLANNING AREAS AND DEVELOPMENT STANDAR09 3.11 PLANNING AREA 11 3.11.1 Descriptive Summary Planning Area 11 as depicted on A ures 3-9_and 4-90, provides/area nt of 55.4 acres of Neighborhood Commercial uses. mmercial uses within the planI not exceed 110,000 square feet. The Neighborhood Commerc' I use is intended to provide for a wi different types of land uses. One unique characte with this planning area is pedestrians which will be placed within the planning area t t offer places for resting,sitting areas, portunities. Sidewalks will be placed adjacent t storefronts and wide enough to encoura ,stopping to talk or to walk through. 3.11.2 Land Use and Dev Iopment Standards Please refer to ction 5.0, Specific'Plan Zoning Ordin ce. 3.11.3 Planning Sta Bards Circulation tandards 1. ccess to the planning area will be p ovided from Murrieta Hot Springs Road, Butterfield Stage Road and "A" Street. Potenti access points as depicted, are conceptual. Acces points into the planning area off of Murrieta Hot Springs Road and"A"Street shall be loca a minimum of 200 feet from Butt ield Stage Road. The access off of "A" Street shill be located directly across from "B" reet. Off-set intersections shall not be permitted.Th exact • location and number of acres points for this planning area shall be subject to re�w and approval by the City at the to ative tract map stage. Access points shall be de 'gned and located to provide adequate nd safe access from a traffic and fire safety sta point. 2. A park and ride facility is tanned within Planning Area 11 as illustrated in lgures 3-9 and 4-90. This facility will in ude 50 designated park and ride spaces. The parking spaces shall not be counted in he total required parking for the commercial si . This facility shall be located in close pr ximity to"A"Street to ensure accessibility. Th design of the facility shall be approved y the Riverside Transit Agency (RTA) prior to the approval of a Development Plan n the neighborhood commercial site. This to 'ity shall be constructed prior to the issua a of any building permits in Planning Areas 10 2, 14-24,31,33A or 33B. Appropriate lighti g shall be incorporated into the facility to ensu safety and promote usage. All bus shelters hall be designed s/11coordinate y are consistent with design theme of the project. 3. If this planni area is not construcy the issuance of ilding permits in Planning Areas 10, 12, 14- 9, 31, 33A, or 33B, teveloper shall pr vide 50 temporary park and ride spaces in anning Area 11 accepto the RTA and a City until such time the permanent. park and ide facility is constructehe Developer s required to provide 50 designated Park-N- ide spaces in Planning A1. Initially, temporary facility, including lighting, is requir to be provided prior to theance.of an building permits for Planning Areas 10, 12, 1 through 31, 33A, or 336. rmanent acility is required to be provided prior to issu rice of any occupancy permitsn Planni g Area 11.The designs of both facilities are su lect to approval by RTA. The dper s II coordinate with the City to keep the facility o en while Planning Area 11 is unonst ction.4. Pedestrian connectivity shall be pro tween the neighborhood commercial center and the surrounding area as illustratedg re 3-9, 4-12 and 4-13. �I • Roripaugh Ranch Specific Plan 3-34 AKEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS Landscape and Recreation Standards 3. 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. 4. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Figures 2- 13 and 4-23E shall be provided along Butterfield Stage Road. 5. 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. 6 6. 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. 0. 7. 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 40. 8. Parking shall not be located along Murrieta Hot Springs Road,Butterfield Stage Road and"A" Street. 44.9. 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 the towers. 42.10. 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 43.11. Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 11. Timing and Responsibility of Improvements 44.12. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 11. • Roripaugh Ranch Spec Plan,Amendment No.2 3-U PLANNING AREAS AND DEVELOPMENT STANDARDS Landscape and Recreation Standards i 5. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Fi res 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 Butterfield 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. i 8. Commercial buildings adjacent to"A"Street shall have enhadc ed landscaping acceptable to the City that is incorporated along the rear of buildings to Green 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 f views looking to the south/taHot 3 east. Miscellaneous Standards 10. Parking shall not be located along M� Springs Road, Butterfield Stage Road and "A"Street. r 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 coop�tact telecommunication companies prior�to the submittal of j a Development Plan to inquire,about the intent of locating telecommunication facilities within ® /!J the towers. 12. Please refer to Section 2l1 through Section 2.10 for the following,Development Plans and Standards that apply site-wide. 2.1 Comprehensive/and Use Plan 2.7 Phasiflg 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 M ster Plan 2.9 /Landscape Master Plan 2.6 Gradin aster Plan 2.1A Walls and Fences Master Plan 13. Please seq Section 4.0(Design Guidelines)for cr'ea related to the development of Planning Area 11. Timin and Res onsibility of Improvements 14. Please see Section 6.0 (Timing and esponsibility, of Improvements) for phasing of improvements within Planning Area 11. Roripauclh Ranch Specific Plan 3 35 t\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA,LLC FIGURE 3-9 pp �\d INFORMATION r PA 11-NEIGHBORHOOD COMMERCIAL • -15A AC.GROSS Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. -10.0 AC.NET LEGEND High Habitat Fence(See Figure 2-14 and 2-17) '1 Project Wall L.LI g (See Figure 2-14 and 2-15) M 8 / ` View Fence OS 1 / ` (See Figure 2-14 and 2-16) s 12.5 AC / 9A t Residential/Habitat View Fence 10 (See Figure 2-14 and 2-17) MURR7FTq / / OS1 L , Trail Fence C hOrSPR�NG 3.8 AC 8. U S g B t x—x (See Figure 2-14) •�� 1 ROAD OS1 Split Rail Fence C • • 6.8 AC t (See Figure 2-14,2-17 and 4-16) 1 ` It ' t Property Line Fence M ` ! _ - (See Figure 2-14 and 2-17) /\ Card Key Gated Secondary Entry T ~ !•. �* — — iaONOW _ ¢ �� (See Figure 4 1 and 4-22E) — O FW Parkway Street Treatment /Z - -- -- w— (See Figure 2-13,4-23E,4-26A,4-26B,4-30A and 4-30B) • / x ' l- Class I Bike Lanes 7W Uj 6 rn (See Figure 2-0 4-23D and 4-23E) 5 NAC AC LL t LU Class II Bike Lanes 2 7 OS3 NC (both sides) / 15.4 AC t w Nature Walk"Plateau" (See Figure 4-12 and 4-15A) ! �h (10.0 AC) D Fuel Modification Areas m (See Figure 4-34A,4-34B and 4-34C) ® Potential Access Point _ (See Figure 2-3) > _ Paseo Entry Gate " TR (See Figure 4-37) ..... Paseo s 4- _ - L___ J (See Figure 4-38) _ ,: � _ KEY MAP NAPto 3 4A 19 m 12 .,..�� — /i i re 1A 2 5 h1 10 se ^^''ll iA- Notes:Access points shall be a minimum of 200'back from intersection - z 336. 16 17 19 33A 14 -15 pp -- - 29 18 27 25 31 • _ —__ M - 24 23 xs ■A= .-21 20 ® -he KertF COmOen mITKC - _ _ D W �Do ppD � � �c )1-11 << < I,�;1i Il�iII li SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS 3.12 PLANNING AREA 12 3.12.1 Descriptive Summary r 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 446 approximately 136 clustered or detached residential single family dwelling units at a density of lid 8.3 du/ac.A maximum of 20%(29 dwelling snits)can be designed as zero lot line, as illustrated in Figures 4-78 and 4-81. Duplex units are not permitted i within this planning area. Minimum lot size shall be 3,000 square feet. I The transfer of dwelling units from other Planning Areas may occur into Planning Area 12 provided the following conditions are met: 1. The product mix shall not be changed as discussed in the above paragraph. 2. The total number of units within the project shall not exceed 2,015 dwelling units. 3. The total number of units proposed within this planning area shall not exceed 174 units which is based on the smaller of the following: 3.1 A 20% increase in the number of the approved units within this planning area(174 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 (180 units). 3.12.2 Land Use and Development Standards • Please refer to Section 5.0, Specific Plan Zoning Ordinance. 3.12.3 Planning Standards j Circulation Standards 1. Access to the planning area will be provtd om"A"Street and"B"Street as illustrated in Figure 3-10.(fhe acc ff o —A -S reet a exit on_y.The exact location and number of access points for this planning area shall a 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 to the issuance of the 34,h 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 4-20C, shall be provided behind the Card Key Gated Secondary Entry at"A" Street and "B" Street. S. Landscape treatments,as illustrated in the Landscape Master Plan(Figures 2-13,4-23F,4- 30A, 4-30B and 4-31), shall be provided along Butterfield Stage Road, 'A'Street and 'B" J • Street. 6. A Primary Project Monumentation will be provided at the intersection of Nicolas Road and 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 Roripaugh Ranch Specific Plan Amendment No.1 December 2004 " PLANNING AREAS AND DEVELOPMENT STANDARDS ( • 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 8.8du/ac.A maximum of 20%(29 dwelling units)can be d lgned 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 By 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 Pit Zoning Ordinance. 3.12.3 Planning Standards Circulation Standards 1. Access to the plannin area 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 tract 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. Landsca e a Recreation Standards /4. Two Card Key Gated Secondary Entries, as illustrated in Figure 4-1 and 4-22D, will be ded off of"A"Street and"B"Street into the planning area. Auto and Pedestrian Gated Entries, as illustrated in Figure 4-20C, shall be provided d the Card Key Gated Secondary Entry at"A"Street and"B"Street. scape treatments, as illustrated in the Landscape Master Plan(Figures 2-13, 4-23F,4- 4-30B and 4-31), shall be provided along Butterfield Stage Road, "A" Street and "B" t. • 6. A Primary Project Monumentation will be provided at the intersection of Nicolas Road and Butterfield Stage Road as illustrated in Figures 4-1 and 4-17. Roripauuh Ranch Specific Plan 3-37 ... N;131367.0001D0MSPSECT3CCFINALSP.DOC .. . . -_._ .- _,.... . . ,.. -- � .. � March,2003 SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS l perimeter of the planning area connecting to Nicolas Road. 1 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 Wail,as illustrated in the Walls and Fences Master Plan(Figures 2-14 and 2-15), jshall be located along the entire perimeter of the planning area. Miscellaneous Standards J10. 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. 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 j . 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 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. 1 I f. • 1 Roripaugh Ranch Specific Plan,Amendment No,1 16 —- December;2DD4 PLANNING AREAS:AND DEVELOPMENT STANDARDS"' . 7. One paseo,as illustrated in Figures 3-10 and 4-38,will be provided at the sou m 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 Murrfeta Hot Springs Road, Butterfield 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 tectfon 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 Comprehensiv and Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation M ter Plan Facilities 2.3 Drainage ster Plan 2.8 Open Space Recreation and • 2.4 Water. ter Plan Trails Master Plan 2.5 Sewe aster Plan 2.9 Landscape Master Plan 2.6 Gr Ing Master Plan 2.10 Walls and Fences Master Plan 12. Ple a see Section 4.0(Design Guidelines)for criteria related to the development of Planning a 12. Timi and Res onsibility of Improvements Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 12. Rpripauah Ranch Specific Plan 3 38 'lU(E1TH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP Mamh,2003 FIGURE 3-10 CN i - .Mv PA 12.Mi DEN M IQ } 4B I / ``-1 U s :uwv�rwumum LM I ` �T��RI�A`OT RINGS .,mo m.Fr.Mnutw,slu Q t 22.3 AC / / -MIX GROW �n 113 DUB IZ / s ¢nec.RFr W / L` 1 W IfGEW � t / 5.1117AC ' 11 s y � 6' FO Habitat Fence ® Pay P l W Monumentaaon a iseeigh Habitat Ism Fwy a, Mo f0 G / 1 7ACOS 1 .417) ••••• Project Wall O Bddge Mwumentafon / (10.0 AC) °rc (Se,P} x-n am 2.15) liiil Iae• W.a,aa„meaael "'� "_•-•_— •� •_ ,k 1+� ` C (SmF 4aez.l61 View Fence Parkway Street Treatment e Habitat View Fence Nor Fpan Li,uthL op Road areatmnttlt / / / `' ■•■ Is Fame2ue 12In � NGMand 3o Loop Road Treatment Ilea Fleua x�uN axet I / / ••• Temporary Habitat Fence B pass I Me Lanes / I / 'A• ° ISZFp 2-IawE2-,n ($ FO.24,aMl 2Y.4-21) / z—z Trail C Try Tra Fence X Bike Lanes / Fece atl 2.17) W Wrsl 0 Project Wall a View Fence ® came.mw 2 Is a q 6 Wide Soft Surface Patn Ry NAP � 1�"Rai Fen-14 w�x.lai NatweWalk' / 12 a Spit Rai Fence � Natwe Walk'%aleau' C w I�.e Fgve x-Ilx-0I vdbtnl ,See Flgrea4 eM 1d5A) M2 / m 16 4 AC Properly 214 Fence Fuel Modification Areas ° IseF4ue xu am z.l rl I,ee Fe,w sau.sara wa e.taci (15.0 AC) Card Ka Gated Secanda 136 DU'S © , 7 Entry / (o Fl raAccess Point / 33B a,..,xc.„.azGr ,aw Fqo.x.A a Etl PeeF En W Gale 2.3 AC Ia Au,U.e pv w,.FY Fire Access Pant x,Slrxl b a uY urh»Mw°u taw Poke xJl PaaeG J (See Fgee 1tBl we 3LAB • V 14 �/ RQ M2 e,vwe 13.5 AC - - — / w33A (3154 DO'S2)U 0 w u L / y! 11.8 AC / 15 DU'S • , • i ex ,to I° n n v Roripa ��-� 4 Rai id i CV raauwran 4B V �_ '� PUUMRns�Ocarm�nnorr l `'V e1a. .as ouxac LIM 22,3 AC I , fq �tiG�SPRINGS 11OAU_ , ^, SO.R.MMMuuLOrvt£ A / OSS 113 DU'S �� ,.o -isni�c.r�c"r r lI C 6 �� v — - — c NIP IaH B'FIbh FOibNel Fence Primary PmJoct Manunenlalbn C / s.1 AC t 11 pr sw.uz.m a sQl I � Isea Ra•o L7�<n1 .7 AC OS3, •1111 w:. 15.4 AC monuffieniallon I a rrrr (r-I�fMr•7a151 :CLO�C'. LL 4i 7^ ® VIAFA.B ••. . ..�.._.._...,,_,._.,_. � ., A.geasllrz-roi Ali teeagPaalxaaeF.•a.4eN�rN0 HIM*wFina Nem and sw LOW R%dTm.ac t I PO40244MZMTNO ts..gaa.znraal y •��i._. J MoRpsyHWYet Fenca Gerd BM Lanes I I I -:,4C • o-A STREETa �J �4� rY7n ��71.�= r� C TsA Frece 1 LzJ � MmFbw244XW2.171 �r-0 III IBNN Lenas Wal%Vx Fence 8'V"Soft SurfacePath k NAP l~� . .2-91 21m w- •) r!'�...�. 3pltRi Fence Nature Walk'Plateau' hl. 1::'. ® Wr RPrbN.bll aq awl EEJ Isee F4/a�tE wtl a-ISnI ( b�l n I a Property Life Fence Fuel Modificellon Areas (Soo Fque ZII ea 1-In � 'ISao Flpwe 131A 4349 utl 4.94n1 I I Q I, -"'1° • ® Card Key Gated Secondary Entry Potential Access Point 1 LNy (Soo Nm tI 44W W u21Y Elll (soal'"Mt *33B p1 t Ps ' �3lGate y � nor.. a � ae Fla.a I I I !I/ 2.3 AC ,i, t Rona ra sa x I / �d • '� :v,g nim r r. �i o ry MVP vatic. � Fire Point ( �l a I � � mm n 9e i f avi..'v. (Sce Fltp.ue 2�1 N� t,�.5 ,-' Pow •` 14 Iaoa Ra.o4]81 1 I I *33A : (3.8 A AC O52) u a e r r a 1a c 154 DU'S / p 15 DU'S a w a a .. PB, . •a�rt�1 i��0.1'1S38I1 ;(1 "1.- ;aert/:t�j7 0 • ASHBY USA,LLC FIGURE 3-10 g 8 • INFORMATION 4 B w _ alit, PA 12-MEDIUM CLUST RED COURTYARDITM LM Ti i ' E A OT ,SPRINGS,\ 3,000 So,FT.MINIMUM LOT SIZE 22.3 AC / 1 o 16.4 AC.GROSS 113 DUS /~ Q 15.0 AC.NET ` 2 _ to- i i i - Q{ W %/ W LEGEND 09 ��a Q p - 6' High Habitat Fence _!o e g and 2 ) Prima Project Monumentation p 5.1 AC - - (Se Figure 2-14 .17 Primary J '- (See Figure 4-1 and 4-17) S o .7 AC OS3 .� NC / w ••••• Project Wall ..... Bridge Monumentation _ 15.4 AC \ (See Figure 2-14 and 2-15) .... 0 (10.0 AC) r (See Figure 4-1,4-20A and 4-206) c�/ u View Fence Parkway Street Treatment " —• �• .. / O - (See Figure 2-14 and 2-16) / y ....r� _ (See Figure 2-13,4-23F,4-27,4-30A,4-308 and 4-31) ' i,m ••• FM Habitat View Fence ® North and South Loop Road Treatment (See Figure 2-14 and 2-17) (See Figure 2-13 and 4-28) ' Temporary Habitat Fence ■ (See Figure 2-14 and 2-17) Class I Bike Lanes .1 (See Figure 2-4,4-23E,4-23F and 4-24) • A" STREET.-- r- • x—x Trail Fence Class II Bike Lanes z - , ' (See Figure 2-14 and 2-171 (both sides) Optional Project Wall or View Fence 6'Wide Soft Surface Path (depending on results or noise studies) _ See Figure 4-27 O See Figure 2-14 through 2 16 e NAP uj ( g ) ( g i \ Split Rail Fence Nature Walk"Plateau" � -U.) 1 2 • � (See Figure 2-14,2-17 and 4-16) O • M2 ;^ V (See Figure 4-12 and 4-15A) v 16.4 AC Property Line Fence Fuel Modification Areas (See Figure 2-14 and 2-17) (See Figure 4-34A,4-34a and 4-34C) 145 DUS(115.0 ) • , / 0\ Card Key Gated Secondary Entry ® Potential Access Point (See Figure 4-1,4.22C and 4-22D) (See Figure 2-3) *33B Lt] Paseo Entry Gate � 2.3 AC • � Notes: (See Figure 4-37) Roads are for illustrative purposes only. Final ® Fire Access Point — 1 - — — - •• • / �� alignment to be determined at Tentative Map stage. (See Figure 2-3) Access onto"A" Street is for exit only. Paseo (See Figure 4 38) L_ J NiCo s� l 14 O.qO ♦ • �/ KEY MAP I>A2 13.5 AC e n 3 ' e F 10 96 * (3.6 AC OS2) 2 s 4A 46 — 13 33A 154 DU'S e — ppL _ K,e 2 �• ,--�l.V AC �� / �- sta- - 1d 15 16 17 - 19 • 15 DU'S • 4 ■ ••r 29 3 18 27 Pe t 8 - 24 22• �— 23_.-. 35.- - 21 2<1 ® The Ke�eh ComoenieelmMVA ' ^� PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 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 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. 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 34th 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. Landscape 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 4-22B 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. • 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". RoripauUh Ranch Specific Plan 3-40 N.131367.000\DOCISPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 Wall 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 Residential/Habitat 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. • 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 Residential/Habitat View Fence is installed by merchant builders. 15. A 6' High Habitat Fence, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-17), shall be located along Butterfield Stage Road and adjacent to the Primary Project Monumentatiori 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 2.6 Grading Master Plan 2.10 Walls and Fences Master Plan Roripaugh Ranch Specific Plan 3-41 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC - March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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. Roripaugh Ranch Specific Plan 3-02 MEITH0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 „...�.,�. FIGURE 3.11 �! I .FMWTOI upled _� PA 14-1EONN ODISIY 6'♦ ph HIM FN v -I A1Ron .awnwm Wri4..ftOdW+rb,71 C / I I 'A•6Sp■,O.lT.YNeY Lm.Se[ ♦��� C e.,I4(�1069 I "tSSAG 14T I Vlow .aurbxl / I ■■• ReeidaiillllehlldVlswFace O 1 © I9dRywburb,l) �q L NAP 12 .■. MWPOb„"m;nFe �. M a OdaW Prood Wall or View Face 16.4 V 1 (15.OAC W..Rpdbu Myeb.l Q l I I 138 DU'S ® Cad Key Gated Sernndwy Entry 1 i i i 33B a.wu. odMor C ® Pdmvy Prob1!N■eenaALYm C / / I OS3 p.Rw.4ar4,T1 .0 I ) 2.3 AC i / •gNaw�1100 W C �l tiP Pa”Shot Tm*we Y T4ICOLAS a Q��y _ 15 E� IMn Loop Road Tlrnw,l M2 ISPy.bur,al Clop I eke L■ee 1 I e33A 0J '' (3.63"S 052 DUS ) 11.1 AC prq..i4ra4,1 • ♦ . d O fig.ores —� / ♦I 6'♦ �� Wlde SolSane Pori r ,♦4/ 15'' U'S ` ' du.F 4401 FW- H I Arm i i •♦♦�« ♦ RTH` ® ( IW21 IR Pohl ' c EntryP� `7 OA tl' ® Ge■ (lWp4"44rl I ° RreAco■e Pow H ( Pop 2-3) 27 -, Pe SP � IS•.RewN11 19.7 AC (1.4 AC OS2) 2 avwr 20.0 AC bol..:Row4t•br eusedNa WWwn atl.FrildlpvnwYbMhWmkwed T.nrv.d.D dap.. u . . « « , n Plenibp Ama.l4lhoupn,B dW G m.ppr,bpefM,b unM.wYqu4 rd W4 xp... � r e "1• e ®. _ R, ` i RaricIi _ 1\(J , n a A"Y USA LLC FIGURE 3-11 n INFORMATION LEGEND • PA 14 - MEDIUM DENSITY �_ 6' High Habitat Fence -CLUSTERED COURTYARD (See Figure 2-14 and 2-17) -11 A DU'SlAC. 154 DU'S Project Wall ♦ "A"STREE ' -3,00 AC.GROSS LOT SIZE (See Figure 2-14 and 2-15) C -13.5 AC.NET _ View Fence co (See Figure 2-14 and 2-16) � ry Residential I Habitat View Fence g (See Figure 2-14 and 2-17) ; NAP 1 2 i Temporary Habitat Fence — ,� (See Figure 2-14 and 2-17) e b • - ll2 Optional Project Wall or View Fence g �* 16.4 pcC _ �N��♦ (depending on results of noise studies) (See Figure 2-14 through 2-16) fi 5.0 AC)1 Card Key Gated Secondary Entry s v 45 DU'S , (See Figure 4-2 and 4-22B) *33B �y Primary Project Monumentation 2.3 AC _ • �O '.... (See Figure 4-2 and 4-17) Bridge Monumentation �.. ♦ • %� (See Figure 4-2,4-20A and 4-208) �P - � �� Parkway Street Treatment (See Figure 2-13 and 4-24) �. C �► • �`�` *� 14 15 ® North Loop Road Treatment iw2 M2 (See Figure 2-13 and 4-28) • • 13.5 AC 14.1 AC Class I Bike Lanes * (3.6 AC OS2) 159 DU'S (See Figure2-0and4-24) 33A 154 DU'S Class II Bike Lanes L (both sides) �• 11.8 AC +� 6'Wide Soft Surface Path • 15 DU'S a ' (See Figure 4-27) �• , Fuel Modification Areas . i 0 (See Figure 4-34A and 4-34C) ♦�♦=��- L�i♦=♦���♦ , RT ® Potential Access Point / C+ ♦ _♦ ♦ i� (See Figure 2-3) - - OF ROAD' Paseo Entry Gate (See Figure 4-37) • PEDESTR caOssNc �D Fire Access Point (See Figure 2-3) 27 Paseo ----- (See Figure4-38) SP 19.7 AC ` (1.4 AC OS2) 28 KEY MAP L* S2 -- 20.0 AC " 3 a n to . 2 S M a 10 N 413 13 Notes: Roads are for illustrative purposes only.Final alignment to be determined at Tentative Map stage. - --"-- - - S it Planning Areas 14 through 19 shall be mapped together to unsure adequate and safe access. 1" -__- 12 • fie. 1e 17 19 va 11 15 —_ 29 19 27 25 31 The Ka,th ComOsnleeh /A _ ■K`■r/ - _22 23 24 25 ® 0 l�l )1.I'/M11 1 ' 21 20 PLANNING AREAS AND DEVELOPMENT STANDARDS 3.14 PLANNING AREA 15 3.14.1 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 the 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). • 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 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 between Planning Area 14 and Planning Area 15 prior to the issuance of the 34th building permit in either planning area.The design and location of the secondary access shall be subject to approval by the City. Landscape and Recreation Standards 3. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures2-13 and 4-28), shall be provided along"North Loop Road". 4. A Card Key Gated Secondary Entry,as illustrated in Figures 4-2 and 4-22B,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. Roripaugh Ranch Specific Plan 3-44 N.\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS 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 4-85 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 southern 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 ResidentiaVHabitat 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 Residential/Habitat View Fence is installed by merchant builders. • 12. A Project Wall,as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15), shall be located along the eastern perimeter of the planning area adjacent to Planning Area 16. 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 16. Please see Section 6.0 (Timing and Responsibility.of Improvements) for phasing of J improvements within Planning Area 15. Roripaugh Ranch Specific Plan 3-45 WEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASIBY USA,LIC FIGURE 3-12 INFORMATION LEGEND PA 15- MEDIUM DENSITY • - CLUSTEREDCOURTYARD 6' High Habitat Fence a -11.3 DU'SIAC. (See Figure 2-14 and 2-17) `� g -3,000 SQ.FT.MINIMUM LOT SIZE ■■■■■ Project Wall -14.1 AC. (See Figure 2-14 and 2-15) W 8 Tti View Fence Q� (See Figure 2-14 and 2-16) 12 • ' Residential/ Habitat View Fence L.L K2 (See Figure 2-14 and 2-17) ■ Temporary Habitat Fence CIO 16.4 A (See Figure 2-14 and 2-17) � 3 5. 00 �� 145 DU S �pQ� + / _x Trail Fence L' `■. (See Figure 2-14 and 2-17) Q a Optional Project Wall or View Fence s (S Gj2 _ ♦•••• (See igure 2--14 through 2(depending 16)on results of notse studies) Card Key Gated Secondary Entry ' dl (See Figure 4-2 and 4-228) Primary Project -17) ntation r�7�tt (See Figure 4-2 and 4-17) `v ��• � 14 15 €� ((SSee FFiigure°z,4 0A'a td 4-206) M2 M2 Parkway Street Treatment 13.5 AC 14.1 AC FCC] (See Figure 2-13 and 4-24) r •' (3.6 AC OS2) 159 DU'S 154 DU'S ® North Loop Road Treatment ♦ _ - _ ___ •' (See Figure 2-13,4-28) • i • Class I Bike Lanes • , p`� •• (See Figure 2.4 Sand 4-24) ■ `C •• ' • :; � „� Class II Bike Lanes (; �"'♦ �r s - (both sides) �* � 6'Wide Soft Surface Path - , -- ♦ ♦ ,� ♦ ♦ ♦ • (See Figure 4-27) .� 29 Fuel Modification Areas • __ r-• Flo S1 (See Figure 434A and 4-34C) NORTH LOOP 12.0 AC ® Potential Access Point (See Figure 2-3) 27 Fire Access Point (See Figure 2-3) SP Paseo Entry Gate (1.4 AC OS2) (J 19.7 AC 2 Q (See Figure 4.37) S2 Paseo 20.0AC L——— (See Figure4-38) Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. KEY MAP Planning Areas 14 through 19 shall be mapped together. '- 16.• - _ 3 JN� 1A 2 5 M 10 � 13 _2A 2 16 17 19 14 15 ■A— 28 29 16 ® -re 5 15 Comoan�esl A 27 -- 31 =� Il� »-il );itt�;11 r: 22 23 21 20 PLANNING AREAS AND DEVELOPMENT STANDARDS 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 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 4-2213,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 AD161-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. RoripaughRanch Specific Plan 3-47 WEITH0301\NET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS I • 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 southern 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 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. 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 Residential/Habitat 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. 'i • 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 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. Rori au h Ranch Specific Plan 3-48 N(EITH0301WET_N\37367.0001DOC1SPSEC73CCFINALSP.DOC March,2003 ASHBY USA,LLC FIGURE 3-13 • �— INFORMATION \� PA 16- LOW MEDIUM DENSITY C: $ -5,000 S0.FT.MINIMUM LOTS (3) -5.1 OU'S/AC. 145 DU'S x -28A AC. x LEGEND co ♦♦♦♦♦ Project Wall (13 (See Figure 2.14 and 2-15) Is a Residential 1 Habitat View Fence y' (See Figure 2-14 and 2-17) Q Temporary Habitat Fence s 17 (See Figure 2-14 and 2-17) C \, LM N♦♦♦ Optional ThemeSWalllsor�i1Qw Fence — 40.2 AC (See Figure 2.14 through 2-16) ) LM 172 DU'S 28.4 AC (S ee guurGated 4 2,adnPrimary a leery Entry C� 15 145 DU'S F Card Key Gated Secondary Entry M2 - ------ - (See Figure 4-2,and 4-22B) 14.1 AC �� --- - ® North Loop Road Treatment 159 DUtS PIDEs'R A (See Figure 2-13,4-28 and 4-29) __ ♦ ♦ cecssiti, Class II Bike Lanes (; • - - ♦. ♦ (both sides) • M %0 Fuel Modification Areas ♦♦♦♦ OP (ZAP (See Figure 4-34A and 4-34C) NDRZN �0- 3 ® Potential Access Point (See Figure 2-3) RC I PEDESTRIAN ♦ Es r A` 4.0 AC ♦ CROSSING ® Fire Access Point ♦ c�ossinc (See Figure 2.3) 29 Paseo entry Gate S 1 (See Figure 4-37) 12.0 AC School Entry Gate (See Figure 4-1O and 4-11) Paseo L... ...J (See Figure 4-38) 28 - � _ _ 31 KEY MAP 20.0 AC 6EoesTavN 24.6 AC GROSSMc - ♦ 3 3 _ a in _1A13 2 5 4A � r. sA 10 se Notes. Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. 6 - - 13 a 7c-= 11 Planning Areas 14 through 19 shall be mapped together to unsure adequate and safe access. 7A, HAP 12 338 16 17 19 33A 14 15 • - - 29 1B 27 29 31 26 24 22 _ 23 n ® The Ne,tb Com Ps niml.MA PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 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 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 h • 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 modification zone shall be provided and approved by the Fire Department prior to approval of the tentative tract map. B. 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 southern perimeter of the Planning Area.An optional View fence may be provided along the southern boundary depending on a noise study. � i Roripaugh Ranch Specific Plan 3-50\\KEITH0301 W ET_N\31367,000\DOC\SPSECT3CCFINALSP.DOC March,200303 PLANNING AREAS AND DEVELOPMENT STANDARDS �• 10. A Residential/Habitat 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 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 Residential/Habitat View Fence is installed by merchant builders. Miscellaneous Standards It. 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 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. Roripaugh Ranch Specific Plan 3-51 \\KEITH0301\NET_N131367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA LLC FIGURE 3-14 INFORMATION Ate\ 1 _ � • PA 17-LOW MEDIUM DENSITY r " -6,0W$0.FT.MINIMUM LOTS 4.3 DU'S I AC, 172 DU'S , 40.2 AC. ^W 13 I N 4-0 179.E 1 I LEGEND Project Wall (See Figure 2-14 and 2-15) 3 Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. Residential/Habitat View Fence //) - •A 15'wide multi-use trail is located in Planning Areas 19, 20 and 21 adjacent to the property boundary. (See Figure 2-14 and 2-17) V • Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary I Temporary Habitat Fence and 20,000 sq. ft. minimum lots adjacent to the 1.0 acre lots. I (See Figure 2-14 and 2-17) Planning• Area 21 will have 1.8 acre minimum lots adjacent to the property c I p perty boundary Split Rail Fence L. and 20,000 sq. ft. minimum lots adjacent to the 1.8 acre lots. 6) Q 7 and 4-1 Planning Areas 14 through 19 shall be mapped together to ensure Optional Project(See Figure 2-14,2-1 Wall -1 View Fence adequate and safe access. P �N�t•� (depending on results of noise studies) (See Figure 2-14 through 2-16) Staffed Gated Primary Entry — (See Figure 4-2 and 4-18A) Card Key Gated Secondary Entry (See Figure 4-2 and 4-228) ® North Loop Road Treatment 1 7 (See Figure 2-13 and 4-29) 15' Multi-Use Trail w/in 30' • 16 40.2 AC Fuel Modification Zone(See Figure 4-13 and 4-16) LI14 172 DLYS Class II Bike Lanes 28.4 AC 15 145 DU'S �_�/ -__-_- (lath sides) M2 Fuel Modification Areas 14.1 AC (See Figure 4-34A and 4-34C) 159 DU'S aopo �. ♦ —�, `` ® Potential Access Point NORSN `0:P ♦ ♦ (See Figure 2-3) r 0 A Fire Access Point ♦♦♦♦ �?' (See Figure 2-3) 3 Paseo Entry Gate RC♦ or9rs�iea 4.0 AC _ MUM- * (See Figure 4-37) Ross19 1 s9 31 z View Fence School Entry Gate 12.01 18 AC See Fiptae (See Figure 4-10 and 4-11) LM 30 DU'S 2-14 and 2-16 r ...._i Paseo 28.4 AC — (See Figure 4-38) 113DU'S r• — - 15'Multi-Use Trail I 15' KEY MAP — — See Figure 4-16 - - n 3 3 e tt to 2 -S /A 49 L. K 9 n 30'Fuel Modification ww • Zone '- - +2 _ ,6 17 19 4'High Split Rail Fence if -- n >o 1e The Korth Compemeeh/� _ 27 29 31 ' R _ down slope is greater than � j 3:1 24 . �� 1 O1.1 ):111,1( 1 111 ( �� i Split Rail Fence n PLANNING AREAS AND DEVELOPMENT STANDARDS 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 1. 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"i �• 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 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 1VCEITH03o1WET_M31367.000\DOC\SPSE6T3CCFINALSP.DOC March,2003 AsrevusAuc FIGURE 3-15 0 �• INFORMATION LEGEND ��z PA 18-LOW MEDIUM DENSITY Project Wall - SeejFiure2-14and2-15 -6,000 S0.FT.MINIMUM LOTS ( 9 ) ty g 17 113 OU'S AC View Fence C LM - -28A AC. (See Figure 2-14 and 2-16) 16 - --- 40.2 AC Trail Fence LM 172 DU'S _ 28.4 AC (See Figure 2.14 and 2-17) $ 1as DU'S Se Planning Area — Notes: Split Rail Fence w-' a_z, . u -- 1 ure i 3-16 for �, r (See Figure 2.14,2-17 and 4-16) _ g Roads are for illustrative purposes only. Final --- alignment to be determined at Tentative Map stage. Optional Project Wall Or View Fence ^�t,� eSSAV ••♦♦♦• (depending on results of noise studies) W < - E ,♦ cacssiva 'A 15'wide multi-use trail is located in Planning Areas (See Figure 2-14 through 2-16) L a • - 19,20 and 21 adjacent to the property boundary. • Staffed Gated Primary Entry Q ♦♦ ♦ROPO - r - - •Planning Areas 19 and 20 will have 1.0 acre minimum a (See Figure 4-2 and 4-18A) ♦!- P - lots adjacent to the property bounds and 20,000 s ft. 0 �00_ p to the boundary q /\ Card Key Gated Secondary Entry OR�N 3 minimum lots adjacent to the 1.0 acre lots. \/ (See Figure 4-2 and 4-22B) N RIC / 'Planning Area 21 will have 1.8 acre minimum lots COESSaus a.oAc _ /j� ■ * 1W BridgeMonumentad4- .0 EDESTRA 29 �/ 19 adjacent to the property boundary and 20,000 sq.ft. Lj L minimum lots adjacent to the 1.8 acre lots. (See Figure 4-2,4-20A and 4-20B) S1 31.2 AC North Loop Road Treatment 12.0 AC • 18 30 DU'S Planning Areas 14 through 19 shall be mapped LM together to ensure adequate and safe access.♦ (See Figure 2-13 and 4-29) ^ 28.4 AC 15'Multi-Use Trail w/in 30' L.L 113 DU'S Fuel Modification Zone(See Figure 4-3 and 4-16) $1 - , ♦ Class it Bike Lanes l • 24 6 AC (both sides) arorsluw __-- 224 DU'S - - River Walk(12'Asphalt Multi-Use Trail) I (See Figure 413 and 4-14) »., %� Weex Fuel Modification Areas , x _x\ �� ♦ (See Figure 4-34A and 4341 ELF Access Point x.�i�x /��x�. . +� ♦ (See Figure2-3) + _ ® Fire Access Point osz 24- ; 221AC ---=yam — (See Figure2-3) 10.6 AC +��, cq<� Paseo Entry Gate - r 55 DU'S G�.r' _ F (See Figure 4-37) -1M1�~ \ , PEOE50EM4 � O��L� 67.9Ac — - �°ss'"`, oS2 -x_r= ELT School Ent Gate w!s O Entry - -- . 8.2 AC / x�r (See Figure 4-11) • • - • . +� j `�.� Pedestrian Bridge SOUTH LOOP ROA x— 15'Multi-Use Trail ♦ ♦ ♦ ♦♦ ♦ ♦ • ♦ �` X `—x 1 *� / See Figure 4-16 (See Figure 4.14) Split Rail Fence Paseo =e•SM,<, :ROSS.c *20 , / --- ----� (See Figure4-38) -- L 30.3 AC - ---_—/ - --- KEY MAP 30 DU'S - • 1St to :.2 6.I M...:. 6.. w 10 as 4e = 13 View Fence ---' ,,,' See Figure 2-16 � 12 19 30'Fuel Modification >s^ 14 15 r Zone 30' 29 n :.11s me Ke,:h cam Oenfee�TK A i s ) 4'Hgh SplitRail Fence if -- _ '21 1�O m 00 .0 111 m I I�;�1 r.r �fr w�j] ]( �� down slope is greater than _ zz 21 z3 20 0 1 29 boo 2_. aaaal ■�� -iV PLANNING AREAS AND DEVELOPMENT STANDARDS 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 Rodpaugh 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 . -. 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 Figure3-15. 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 multi-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. 7. 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 • the northern perimeter of the planning area adjacent to Planning Area 13 in accordance with A0161-SHCP. Roripaugh Ranch Specific Plan 3-56 -\UCEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.1),OC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 modification 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 Walk 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 Residential/Habitat 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 • temporary fence shall be installed by the developer to separate the habitat area from the residential area. The design of this temporary fence shall be approved by the City of Temecula and the appropriate resource agency prior to recordation of the final map. The temporary fence shall remain in place until such time the Residential/Habitat View Fence is installed by 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 4-15A), 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 1 -• minimum area of 12' x 12' for each horse. The stall/coiral 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 \UCEITH0301\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 19. 22. Please refer to Section 2A 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 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. • Roripaugh Ranch Specific Plan 3-58 \V(EITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA,LLC FIGURE 3-16 Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. INFORMATION LEGEND •A 15'wide mufti-use trail is located in Planning Areas 19, 20 and 21 adjacent to the property boundary. PA 19-LOW DENSITY• Project Wall Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary -20.000 SO.FT.MINIMUM LOTS �•••• (See Figure 2-14 and 2-15) • and 20,000 sq.ft. minimum lots adjacent to the 1.0 acre lots. 1.0 DU'S I AC. • Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary 30 DU'S View Fence and 20,000 sq.ft. minimum lots adjacent to the 1.8 acre lots. '�� ` -31.2 AC. (See figure 2-14 and 2-i6) 4 EEEI Planning Areas 14 through 19 shall be mapped together to ensure '� '� Split Rail Fence Residential/Habitat View Fence SS4 adequate and safe access. '� ' (See Figure 2-14 and 2-17) 4t ♦� 1 Temporary Habitat Fence 15'Multi-UseTrail -- (Sae Figure 2-14 and 2-17) C a ', �,}► R= (see Figure 4a-16> x—x Trail Fence z 'tom — 15' — (See Figure 2.14 and 2-17) • Split Rail Fence CI • View Fence'-- (See Figure 2-14,2-17 and 4-16) Q� • 1 7 --- (See Figure 2-16 Optional Project Wall or View Fence • LM &4-16) ♦N♦♦ (depending on results of noise studies) fi • 16- --- - -- _ 40.2 AC /� (See Figure 2-14 through 2-16) $ • - LM 172 DU'S "I 1 — ® Staffed Gated Primary Entry 8 • ,; U 30'Fuel Modfiration - • - 28.4 AC .—_ - .. Zone 30, _ (See Figure 4-2 and 4-18A) • M pus /♦ Card Key Gated Secondary Entry • - - -- - - % %b 04 (See Figure 4-2 and 4-22B) • 1 Bridge Entry Monumentation • ..::: • PCOf:Si M.w •.• • Fy�P� ♦ ER TR (See Figure 4-2,4-20A and 4-208) ca ooP • , 4'High Split Rail Fence if North and South Loo R RSN ♦ - % APN: 943-760-016 greater thanC p oad Treatment N:♦♦ /I down slope is (See Figure 2-13 and 429)3.1 � 3 15' Multi-Use Trail w/in 30' RC •• P(0ESI6:M *, 9 APN 943-160-017 Fuel ModificationZone(See Figure 4-13 and 4-16) ( • chossw 4.0 AC ••• �RO$s'NO PM 71/57-58 _ 29 ••••• (both l l hClass dam) Lanes S1 31.2 AC River Walk(12'Aspha@ Multi-Use Trail) 12.0 AC 18 30 DU'S •♦•♦'" • LM (See Figure 4-13 and 414) • • • 28.4 AC Pedestrian Bridge • 113 DU'S "APN: 94J-150-010 (See Figure 4-14) • - -'- - • PM 63/22 •• ••• 31 _ ♦ PM 59/e6 Fuel Moe 4-34Aon Areas ��t-•0 � /- � - _- (See Figure 4-34A and 4-34C) 24,6�i -Pmr5lewl -- • • ® Potential Access Point . 224 Dli'S` - x�"-%'_1t"• r� ♦ I (See Figure 2-3) -- - 4.�x %` ♦ ® Fire Access Point may:! _ - ! (See Figure 2-3) K— c Ate. -r50-071 APN: 94J Entry—X _%, x/* �\ ♦ School See Figure 4 - ( aseo EM1) Gate �- - 22.1 AC —•tom _ ifs % \M4 �+ C ( Figure -37) EKI 10.6AC ..� �� __ �<< r.T.-..:, Paseo — �--_— 55 0U5 +� cO,t, L____J (See Figure 4-38) ' --JA1�^`, PEDIES M.- 25 --- /- 10.9 tA35LlK - t—x r_ Q —- � -- -- -- -.. OS2 x._. . _ tiT I�YIYIP 6TDll5 -- r 82AC / —XI, - n ♦ ♦ ♦ ♦ r. • - �r\x \. \ 7• 1A�2 7 5-3 aq ae B Y 10 90 13 OU L ROA ♦ "max \ - '�-_- 6 11 rA WP 112 6 17 9 1U 1< 15 ® The Keith Cemwmea ■ ■ C 29 - Y9 to J 1 1 ``II 1 \J\ 1 1 `/ / 27 31 6 1W� •'1 /; ) 11 1 \ 111 ` '11 2 24 22 „ ` 21 20 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 southern 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 Planning 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(Figure 2-13 and 4-29),shall be provided. 7. A fifteen(15)foot wide mufti-use trail easement within a thirty(30)foot fuel modification zone, as illustrated in Figure 2-11,4-13 and 4-16, shall be located along the eastern and southern perimeters of the planning area. 6. The 30 foot wide fuel modification zone shall not be included in any lot square footage. Roripaugh Ranch Specific Plan 3-60 N(EITH0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 the 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 multi-use trail and residential lots within this planning area and adjacent to Planning Area 25. • 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 (Fj) months of age may be kept on each lot. All horses shall be kept in a stalt/coral 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. 26. 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 developer shall install landscaping on all slope areas.The landscaping shall be,maintained by the property owner. Roripaugh Ranch Specific Plan 3-61 \V(EITH0301\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. Timing and Responsibility of Improvements 26. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 20. Roripauph Ranch Specific Plan 3-62 1U(EITH0301\NET_N\31367.00o\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHOY US&11C FIGURE 3-17 O • INFORMATION PA 20-LOW DENSITY / -20,000 SQ,FT.MINIMUM LOTS r— Prorsmux -1.0 OU'S I AC. CKSSs -30 DU'S W 5 i• R0 ' - — LEGEND 3 Project Wall ••-:• � ZN .I" aoTIC noµ •���� ) �.��� BridgeMonumentad4- NpR, s 1 9 (See Figure 2-74 and 2-15) (See Figure 4-2,4-20A and 4-208) ... . sg31.z AC View Fence North and South Loop Road Treatment 12.0 AC 8 30 2 ACDU'S (See Figure 2-14 and 2-16) (See Figure 2-13 and 4-29) s • 28.4 MAc ���� Optional Project Wall or View Fence 15' Multi-Use Trail w/in 30' (depending on results of noise studies) g 113 DU'S (See Figure 2.14 through 2-16) Fuel Modification Zone(See Figure 4-13 and 4-16) E x—x Trail Fence r� Class II Bike Lanes 31 , • (See Figure 2-14 and 2-17) (both sides) 24 6AC Split Rail Fence River Walk(12 Asphalt Muui-use Trail) 224 W S — • (See Figure 2-M,2-17 and 4-16) (See Figure 4-13 and 4-14) Staffed Gated Primary Entry Pedestrian Bridge ''r -- +�• \ (See Figure 4-2 and 4-18A) (See Figure 4.14) /X Y—.x._ —_ ,�x F7 Card Key Gated Secondary Entry Fuel Modification Areas �.y `� (See Figure 4-2 and 4-22B) (See Figure 4-34A and 4-34C) x �A �+ Potential Access Point • � - ��ii'� OS2 ��'' + �- � ® (See Figure 2-3) ff � 22.1 AC _y '' 24 M1 �. — —r:•- + , C9 Fire Access Point 10.6 AC \� - - �Cw �� (See Figure 2-3) 23 ss Du's C\x _.. p Non-Vehicular Fire Access Point Ml o[oEsrwn 2J z—<''=r—� • l0 arosvvc t—+—z ; 10.9 AC OS2 " 'r ��� � (See Figure 2-3) 67 Dus '�{ 8.2 AC #\ Ij Paseo Entry Gate • • • • • • - \1�x_x � +� \ j' (See Figure 4-37) • •• • • • `—«J +� it 15'Multl-usehal— _ School Entry Gate SOUTH LOOP ROAD See Figure4.18 *20 (See Figure 4-11) xtts19•n teos'SnG L r,;,—„;I Paseo --- ----J (See Figure4-38) View Fence y; See Figure 2-16 _ - _ _ _ _ __ 30'Fuel Modification - --_-_ ------ Zone -W -- -� TIPv: 9aJ-050-009 �y yip Notes: 4'High Split Rail Fence'rf - K Roads are for illustrative u down slope is greater than -� 1 . e112 purposes only.Final alignment to be determined at Tentative Map stage. 3:1 » u�: s ° a •• - •A 15'wide multi-use trail is located in Planning Areas 19,20 and 21 adjacent to the property boundary. i, _ ,� __ 11 13 - Split Rail Fence - )p• Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary P� _and 20,000 sq.ft. minimum lots adjacent to the 1.0 acre lots. 6 tY 19' Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary „ ,sand 20,000 sq.ft. minimum lots adjacent to the 1.8 acre lots. - - - 29 '° _ 1831 I ■��� 21 _ - 20 The Ke,th C.-,,..I ■ ■ _C PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 southern 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 -• 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. 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"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 3-64 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS �• 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 mufti-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. • 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 stall/coral 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. • Rori au h Ranch S edfic Plan 3-65 MEITH0301 W ET_M31367.0001DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 modified 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. • Roripaugh Ranch Specific Plan 3 N:�31367.000�DOC\SPSECT3CCFINALSP.DOC -66 March,2 ASHBY USA.IIC FIGURE 3-18 W .. INFORMATION • 717 — i' • 1 ---- -- PA 21 -LOW DENSITY ' _ 20,000 SO.FT.MINIMUM LOTS • �� �Oq� 28A AC s ♦ ��� 14 15 • 145 DiDIfS/AC. W • 13.5 AC 14.1 AC-• ,` (3.6 AC OS2) 1WO 115 . j R�� ♦ LEGEND 1 154 DU S W' 4 �, • ♦♦♦♦♦ Project Wall � North and South Loop Road Treatment +�, �. ''; Z ; —-•- NOR�N v (See Figure 2.14 8 2-15) (See Fore 2-13 428 and 429) ' y •• 3 (See Optional e 2Pro4&2.16)Wall or View Fence ♦ 15'Mufti-Use Trail w/in 30' Fuel Modification Zone(sae Figure 413 and 41s) +♦♦♦♦♦• , • - _ RC ••••• ( epending w results or raise studies) Class I Bike Lanes + ♦ • ♦ ♦ Reps Ic" 4.0 AC (See Figure 2-14 through 2-16) (See Figure 2.4 8 4-24) $ 4 29 —x Trail Fence Class II Bike lanes See Figure 2-14 and 2-17 (pots sides) oE.rs� S1 1 g o 12.0 AC �•': Residential/Habitat View Fence 27 (See Figure 2-14 and 2-17) ..� 6'Wide Soft Surface Path s (See Figure 4-27) S SP Temporary Habitat Fence 19.7 AC (See Figure 2-14 and 2-77) E�] River Walk Trail(12'Asphalt Multi-use Trail) o (1.4 AC OS2) 28 31 y_X (See Fiore 413 and 414) a Trail Fence Pio S2 (See Fg Pedestrian Bride ure 2-14 and 2-17) (See Figure 4-14) 9 � 20.0 AC 24 6 AC Split Rail Fence .C: 224 DU'S s. (See Figure 2.14.2-17 and 4-16) Fuel Modification Areas (See Fiore 4-34A and 4-34C) ry (Seeeeffgure42Qa1IIAand4-188) Potential Access Point • +' •,— ® (See Fiore 2.3)Card Key Gated Secondary Entry -� -1r p_ ,x,"* yam. aseoEnt Gate • ~ �\ _1TY _ —„_._ l' mentation *.. (See Figure 4-2 and 4-228) - Primary Project Monu (�Figure a-37) • .:.: .. — ___ OS2 `" (See Figure 4.2 and 4.17) School Entry Gate o zz_t Ac . a_ .,r, Mt (See Figure -11) U .j-----t iigi a Bridge Monumentation 1 os AC (See Figure 4-2,4-20A and 4-208) �D Fire Access Point w c. 22 23 55 Du': Lu M2 ������� 1 91AC Parkway Street Treatment (See Figure 2-3) 20.3 AC (See Fiore 2-13,4-23A,4-23a,and 4-23Cj Non-Vehicular Fire Access Point m 164 DU'S - -- 67 DU - (See Fiore 2-3) ♦ • t • • • ♦ • „ Paseo - • L----J (See Figure4-36) ♦ • ♦ _ ♦ ♦ ♦ ♦ ♦ ♦ ♦+41P4W Notes: • • •' SOUTH LOOP ROAD \ Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage.• *21 `�i DE;-w.r.V CROSS'uL • � \��/// 'A 15'wide multi-use trail is located in Planning Areas 19, 20 and 21 adjacent to the property boundary. emcsmrw� L 23.9 AC - 'Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary 22 DU'S and 20,000 sq.ft. minimum lots adjacent to the 1.0 acre lots. • -- - - 'Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary - ��. . - - - -- ------- --- .--- 13 and 20,000 sq.ft. minimum lots adjacent to the 1.8 acre lots. A...: 943-020-072 i 32 APN 94J-020-07r API; 94J_0JC-009 APN 943-050-0 ' PI View Fence 15'Multi-Use Trail 2.0 AC See Figure 2.15 See Fig 4-16 (1.5 AC) 30'Fuel Modification Zone -. ._ .-.- ---- KEY MAP 4'High Split Rail Fence if n ;-tA- x s u w -- 10 � , 30' down slope is greater than - _x_ _ _ 8 11 15' "" 12 »e n _ 1 I Split Rail Fence -,;, 4 15 1s - 1e The Keith CompemeelTKC 1 27 M 31 Ilc�l t> >�� tt.g1I = 1�;1t1 ( J ) _ 22 _ 2 2 4 ] 1 20 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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). • 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 1. 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". • Roripaugh Ranch Specific Plan 3-66 \\KEITH0301\NET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 4. A Staffed Gated Primary Entry,as illustrated in Figures 3-19, 4-2, 4-1 BA 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 • 11. Front yard landscaping as illustrated in Figures 4-85 through 4-89, shall be installed by the merchant builder and maintained by the HOA. 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. • Roripaugh Ranch Specific Plan - 3-69 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS �• 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. Timing and Responsibility of Improvements 17. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 22. I,• Ronpaugh Ranch Specific Plan 3 70 MEITH0301 W ET_N131367.000\DOC�.SPSECT3CCFINALSP.DOC March,2003 ASHoy USA,LLC FIGURE 3-19 INFORMATION LEGEND • PA 22-MEDIUM DENSITY Project Wall -3,000 SO.FT.MINIMUM LOTS (See Figure 2-14 and 2-15) - DU /AC. � O $ -16 ou's View Fence 20. -20.3 AC. (See Figure 2-14 and 2-16) Trail Fence . � X—X (See Figure 2-14 and 2-17) 1 '_ 27 Split Rail Fence .� SP (See Figure 2-14,2-17 and 4-16) 19.7 AC Optional Project Wall or View Fence ♦♦♦♦�♦ (depending on results of noise studies) (1.4 AC OS2) S8 (See Figure 2-14 through 2-16) © Staffed Gated Primary Entry 20.0 AC (See Figure 4-2,4-18A and 4-188) Primary Project Monumentation s . X_ (See Figure 4-2 and 4-17) Parkway Street Treatment (See Figure 2-13 and 4-238) _ © South Loop Road Treatment \ x - (See Figure 2-13,4-28 and 4-29) r 15' Multi-Use Trail w/in 30' Q ° .tea\ -- - - - Fuel Modification Zone(See Figure 4-13 and 4-16) �_' t — - ---- OS2 C�'� x--�x -r ,r_ 22.1 AC � Class ll Bike Lanes W aeeiiieun»»n -••r`X r,-- :.. � _ —..�+- Ott �J1t..._ (both sides) LL Q ' :% • y; River Walk(12 Asphalt Multi-use Trail) 22 1 (See Figure 413 and 4-14) LU M2 P Pedestrian Bridge ILL 20.3 AC 10. (See Figure 4-14) 164 DU'S 67 Fuel Modification Areas ♦ ♦ z ♦ ♦ ♦ (See Figure 4-34A and 4-34C) .11 oy ® Potential Access Point J- '".. ♦`.-'" " ♦ ♦ ♦ ♦ (See Figure 2-3) � ♦ ♦ SOUTHL PROAD CALLS 21 Paseo Entry Gate _ (See Figure 4-37) CHAPOS ♦♦ PEDESTRIAN CROSSING L - -- `- —- School Entry Gate - 23.9 AC -- -- — -- - - (See Figure 4-10 and 4-11) 22 DU'S ® Fire Access Point (See Figure 2-3) o"• • •♦y P Non-Vehicular Fire Access Point (See Figure 2-3) 32 Notes: Paseo Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. (See Figure 4-38) PI •A 15'wide multi-use trail is located in Planning Areas 19,20 and 21 adjacent to the property boundary. 2.0 AC .Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary KEY MAP (1.5 AC) and 20.000 sq-ft.minimum lots adjacent to the 1.0 acre lots. Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary 7NW and 20,000 sq.ft. minimum lots adjacent to the 1.8 acre lots. 7ep 013Master Develo r shall rovide tem ora pp y pe p p ry Paseo connection as a roved b TCSD and The „Public Works Department between Planning Area 22,23, 26,28 and 31 until such time -permanent paseos are installed. 12isfra 15 s?I .-. _. ,e The Keith Companies /A 27 2B i31 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 341' building permit in this planning area.The design and location of the secondary entry shall be subject to approval by the City. • 3. A pedestrian bridge,as illustrated in Figures 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. Landscape and Recreation Standards 4. A North and South Loop Road Treatment, as illustrated in the Landscape Master Plan (Figures 2-13 and 4-29), shall 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. Roripauah Ranch Specific Plan 3-72 W<EITH0301 WET_M31367.0001DOCiSPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 it. 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 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 23. Timing and Responsibility of Improvements 14. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 23. • Rodpaugh Ranch Specific Plan 3 73 \\KEITH0301 W ET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA,LLC FIGURE 3-20 Notes: co \' J R Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. N g • `A 15'wide multi-use trail is located in Planning Areas 19, 20 and 21 adjacent to the property boundary. * Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary INFORMATION LEGEND ^` and 20,000 sq. ft. minimum lots adjacent to the 1.0 acre lots. PA 23-MEDIUM DENSITY �J Project Wall • Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary -CLUSTERED COURTYARD L and 20,000 sq. ft. minimum lots adjacent to the 1,8 acre lots. -6.1 DU'S/AC. (See Figure 2-14 8 2-15) � w Master Developer shall provide temporary Paseo 6T DUS connection as approved by TCSD and The - View Fence 4,000 SQ.FT.MINIMUM LOTS E�dPublic Works Department between Planning Area 22,23,26,28 and 31 until such time -10.9 AC. (See Figure 2-14 8 2-i6) i permanent paseos are installed. Trail Fence x—xe -� (See Figure 2-14 and 2-17) Split Rail Fence (See Figure 2-14,2-11 and 4-16) � ce 28 31 Optional Project Wall or View Fence S2 ♦♦♦♦ (depending on results of noise studies) M2 (See Figure 2-14 through 2-16) fi 20.0 AC 24.6 AC North Loop Road Treatment (a 224 DU'S (See Figure 2-13,4-28 and 4-29) . *' 15' Multi-Use Trail wl in 30' L *max Fuel Modification Zone(See Figure 4-13 and 4-16) Q Class II Bike Lanes .•, i;� ,�,=%'x— (both sides) x i % x ;_ i xi x—x- -- -%—�=•a_ _ See River Figu1re 4k1(3 and Asphalt 414)M i ail) OS Pedestrian Bridge n F y� *�• •—— (See Figure 4-14) (Q * . 24 —%-1, AC • • M1 Fuel Modification Areas -'t�""���c.::r..1•�••^-'- 23 10.6 AC (See Figure 4-34A and 4-34C) 22 CL 55 DU'S ® Potential Access Point M M12 ti;G➢;u`➢i (See Figure 2-3) 20.3 AC 10.9 � Paseo Entry Gate 164 DU'S 67 (See Figure4-37) ♦ ♦ m♦ i ♦ ♦ ♦ ♦ i;► «ice • (see P yin e atry Gate ♦ ♦ .♦ qr♦ ♦ ♦ ♦ ,♦ ♦ ♦♦ ♦ .. -♦ , ® (See Figur Fire Ce 2-3)ess POlnt • SOUTH LOOP ROAD ♦ *21 PEDESTRIAN CROSSING Non-Vehicular Fire Access Point PEDESTRIAN CROSSING (_ (See Figure 2-3) 23.9 AC — r.;.-.;.:, Paseo 22 DU'S ----� (See Figure4-38) KEY MAP i ¢ 3 3 e ID `-1A •2 5 M 49:_:_: vn t0 9e t3 ----------_-__ 6 tt >A' 12 B 16 1] MA 14 5 9 v. 29 - to • Pl 28 31 22 33 24 . n _ - 21 20 . The Ke•th CompenlEE{T //ilk 0 75 150 300 ■��/- 1�� �r-r l ��� � c, -1� �:- _-°y=-r.• I Z�u � c •1 � PLANNING AREAS AND DEVELOPMENT STANDARDS • 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. Roripaugh Ranch Specific Plan 3-75 \1KEITH0301WET_NX31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 it. 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 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. • Timing and Responsibility of Improvements 14. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 24. Rodpaugh Ranch Specific Plan 3-76 \\KEITH0301WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA.LLC FIGURE 3-21 INFORMATION V • �� PA 24-MEDIUM DENSITY CN -3,000 SO.FT.LOTS L RC s.2 outs f AC. 55DU'S PECESTRiAN ..�JSS�-. CROSSING 4.0 AC n -4,000 S0.FT.MINIMUM LOTS 29 I l ,D.6AC. L LEGEND S1 It Its 12.0AC 18 •���� Project Wall }, LM (See Figure 2-14 8 2-15) • 28.4 AC 113 DU'S View Fence (See Figure 2-14 8 2-16) x—x Trail Fence .. , ♦ (See Figure 2-14 and 2-17) 31 M2 _ fi - Split Rail Fence �7� B 24.6 AC PEDESTRIAN / (See Figure 2-14,2-17 and 4-16) �y CROSSING ♦ \ Optional Project Wall or View Fence L 224 D U'S _ • x x_x ti ' ♦ ♦♦♦♦♦ (depending on results of noise studies) Q (See Figure 2.14 through 2-16) Bridge Monumentation � ;= `:. ♦ (See pure 4-20A and 4.208) �;�`'x '" �`_x�* x\ +�� ♦ ® North and South Loop Road Treatment x x x%• x (See Figure 2-13,4-28 and 4-29) �h.X `' x '�x _ "% • �� J 15' Multi-Use Trail w/in 30' Fuel Modification Zone(See Figure 4-13 and 4 OS2 � • 22.1 AC %"� 24 ♦ ,..p Class II Bike Lanes \ . (both sides) 23 10.6 AC ' River Walk(12'Asphalt Multi-Use Trail) 55 DU'S ' �C` (See Figure 4-13 and 4-14) M1 PEDESTRIAN 25 � x-x= —x_ Fuel Modification Areas 10.9 AC caosslNc --� OS2 (See Figure 4-34A and 4.34C) 67 DU'S - _ Ask "�+ 8.2 AC j ® Potential Access Point ♦ ♦ ♦. ♦, - - ♦ ♦ �+ (See Figure 2-3) So LO R _ —x—,_ ® Fire Access Point ♦ x—x_" = (See Figure 2-3) ♦ ♦ ♦ ♦♦ *20 � Non-Vehicular Fire Access Point PEDESTRIAN CROSSING --- (See Figure 2-3) L Paseo Entry Gate - - - ----- 30.3 AC (See Figure 4-37) 30 DU'S ,; School Entry Gate (See Figure 4-11) J Paseo — -- -- - (See Figure 4-38) Notes: KEY MAP Roads are for illustrative Purposes only. Final alignment to be determined at Tentative Map stage. 712 A 15'wide multi-use trail is located in Planning Areas 19,20 and 21 adjacent to the property boundary. M 1p se3Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary ++and 20,000 sq. ft. minimum lots adjacent to the 1.0 acre lots.Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary16 17 19 and 20,000 sq. ft. minimum lots adjacent to the 1.8 acre lots. ,a +s ■ww■ == _ x ® The Ke.tM1 Comeem ee lTKV 29 tE 2] 29 31 °� -11 �<< < t�;l� 1l�iit� (i 22 2. 25 21 20 SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS 3.24 PLANNING AREA 27 JI 3.24.1 Descriptive Summary Planning Area 27, as depicted on Figure 3-22, provides for development of 48.721.1 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 ll!! Circulation Standards I 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. i 2. Since there will be a median island located in "South Loop Road", the access into this j planning area is not required to be located directly across from the access into Planning Area 14. 1 • Landscape and Recreation Standards i 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 Monumentation, 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 within 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 Gertrudis Creek. 7. A Parkway Street Tree Treatment,as illustrated in the Landscape Master Plan(Figure 2-13 and 4-23C), shall be provided along Butterfield Stage Road. 1 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 7000'building permit. This park will be maintained by the TCSD. 9. This is a 494 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, but not limited the recreation amenities listed in 4.2.1 —Community Sports Park. • 10. A Paseo Entry Gate (Card Keyed), will be provided at the southeastern corner of the park off the River Walk as illustrated in Figures 43 and 4-37. Rodpaugh Ranch Specific Plan Amendment No.t 17 PLANNING AREAS AND DEVELOPMENT STANDARDS f 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 Iocat* and number of access points for this planning area shall be subject to review and a roval 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 1 aled 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. 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 rlield 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 tation, as illustrated in Figures 4-2, 4-20A and 4-20B, 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 s park 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'h building permit.This park wil 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 4-3,shall include, but not limited the recreation amenities listed in 4.2.1 —Community Sports Park. . • 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 3-78 MEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 r� f-� SECTION III PLANNING AREAS AND DEVELOPMENT STANDARDS Walls and Fences Standards 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 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. 1 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 --1 Standards that apply site-wide. 2.1 Comprehensive Land Use Plan 2.7 Phasing Plan-Public and Private 2.2 Circulation Master Plan Facilities j 2.3 Drainage Master Plan 2.8 Open Space Recreation and J 2.4 Water Master Plan Trails Master Plan 2.5 Sewer Master Plan 2.9 Landscape Master Plan 1 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 I • containing lighted ball fields and soccer fields. 15. Please see Section 4.2.1 (Park Design Guidelines)for criteria related to the development of Planning Area 27. + 16. devetAd faF Read GeR#91 leWposes (Gee Fw@uFe 4 3). This aFBa Will be Maintained by the Timing of Improvements 17. Please see Exhibit A (Timing of Improvements) for phasing of improvements within Planning Area 27. 1 l l Rodpaugh Ranch Specific Plan,Amendment No. 1 December;Mk. . PLANNING AREAS AND DEVELOPMENT STANDARDS j• Walls and Fences Standards 11. A View Fence, as illustrated in the Walls and Fences Master Plan (Figu s 2-14 and 2-16), 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 plann' 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 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. All plans and facilities shall reviewed and approved by the Director of Community Services prior to approval of the fi al map. Facilities shall be oriented toward active uses containing lighted ball fields and cer fields. 15. Please see Sectio 4.2.1 (Park Design Guidelines)for criteria related to the development of Planning Area 16. Approximat 1.4 acres adjacent to"North Loop Road"and Butterfield Stage Road will be devoted f 'Flood Control purposes (see Figure 4-3). This area will be maintained by the HOA or ther responsible party acceptable to the City. Timin of rovements 17. Please see Exhibit A(Timing of Improvements)for phasing of improvements within Planning Area 27. • Roripaugh Ranch Specific Plan 3-79 WCEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 FIGURE 3-22 ti 33B � ••• .Fawa,ox ... 3 • PA 27-Community Spats Park L. _ 2.3 AC UFraa � 0 15 V HighNadtat Fence j 14 Pro Wall • .5 14.1 AC ••••• (SmFun24492-I6) I+ 13.5 O View Fence •33A 154 DILPS 159 DU'S • ® Ism F unr 2.14&2.16) U • •• Residential I Hadtal View Fence 11.8 AC (se Fy..zu w can cc 15 D11'S , •••• Trail Fence Q 1s..Ripe 2.14 and 2-17) s_ ® Optional Project Wall or View Fence Q 2Li�i�dl�����• , 2-Iap m.hWMeeNaa) (sre RNlm au wwsn zns) • ® Card Key Gated Secondary Entry (See N ure 4.2a LM) ® Primary Project Monumentation F (ire Flgae 4-2 and all) NOR LOOP Bridge MorlumeMa6on 1 (sre az.nd4.me.nd a.me) a ® Parkway Steel Treatment IsreFlerebl3.N a33[) 28 •• •-•*4 © North Lapp Road Treatment S2 • (Sw FOn2-13eW4-2f) 20.0 AC B pass I Blke Lanes Clan (Sw IEluto 2-08ane) • Class II Bike Lanes •_�_.r` IIaM sloes) 6'Wide Soft Surface Path (SeeR oaQ7) p h�� a_t Y_ r a-�-k- 3- r-,—•T—Y ,L _Y ,_• R ver Walk(12 KrfMI MWtl-Use TBA) EQ (a FIgn413WM 14) Pedestrian Bridge _t...?. -L—., 3—•_.—L_� J Yam, OS2 Faro Fore 4.14) _�'v=Ct Fuel ModlFcation Areas /�� ..... (See Fla.el ""C) P® otential Access Print �u NOW;Roae,an b Wawe purposes OMy.Flnw alynmenl b De dalermbed al Tenl M alWe ap stags. KEY" Pot F . ' 1 m® Fire Access Point ' • 4 w . Fire A —'� - - Pam Entry Gate \ r. (Sm FI ,.01) M A ' Srlrod ENry Gale I�IIICII . Fire Fla e , mda.,,) aeo �ZOlIj)cltl3 a Pa � fsn Rgae�39) � n a AS„BYUSA LLC FIGURE 3-22 y • �� � OQ�1 INFORMATION m i PA 27-Community Sports Park *33B 19.7 Net ac 2.3 AC _ o� LEGEND 6' High Habitat Fence 1 ^ 1 (See Figure 2-14 and 2-17) k a ` �� •• `'t Project Wall • NICOLAS ROgp ~ ♦ M2 M2 •���• (See Figure 2-1482-15) r 13.5 AC 14.1 AC View Fence * C ♦ (3.6 AC OS2) 159 DU'S a 33A ♦ ' '' s 154 DU'S (See Figure 2-14 8 2-16) -- L Residential/Habitat View Fence -1-1.8 AC ♦ , ��,' (See Figure 2-14 and 2-17) 15 DU'S ��' • ♦♦♦♦ x—x Trail Fence (See Figure 2-14 and 2-17) f y Optional Project Wall or View Fence (depending on results of noise studies) ♦♦♦♦�♦j♦♦♦♦♦♦�♦ , ♦ ,. 1 (See Figure 2-14 through 2-16) ♦ ♦ ♦ c4 /\ Card Key Gated Secondary Entry _ (See Figure 4-2 and 4-22B) ` c osswc ROPE Primary Project Monumentation NORTH LOOP (See Figure 4-2 and 4-17) • , F C:::: (See 9a Monund4-20 ion an 27 (See Figure 4-2 and 4-20A and 4-208) SP Parkway Street Treatment 19.7 AC (See Figure 2-13 and 4-23C) (1.4 AC OS2) 28 ® North Loop Road Treatment S2 (See Figure 2-13 and 4-28) 20.0 AC Class I Bike Lanes ❑ (See Figure 2A 8 4-24) Q fl - Class II Bike Lanes (both sides) x� 6'Wide Soft Surface Path (See Figure 4-27) k , River Walk(12'Asphalt MulU-Use Trait) uJ \� K__%-z—:-><=K%=:� -ter 'y (See Figure 4-13 and 4-14) _ f' 1 2v Pedestrian Bridge • — F � x, �`x='-�x=s—xcx�i-x.:...s-r 2�SA2C (See Figure 4-14) 9 Fuel Modification Areas nwiuiiunm X-7L—..M�%�-%fix - _22.1 A T. (See Figure 4-34A and 4-341 Potential Access Point Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. KEY-MAP ® (See Figure 2-3) to 3 _ 3 6 _. ,. to t 5 4A 4a 1U ,� Fire Access Point -- - 13 —� (See Figure 2-3) 11 17 _ Paseo Entry Gate • tw�.i2 (See Figure 4-37) 18 g 14 14 5 School Entry Gate 7 - - ze n 1s (See Figure 4-10 and 4-11) M 31 The Keith Cpmpemml /� 1 1 11 r l Paseo ® � �■V_ L�� �1 �� �[l � l,yl � ' _ yJf` 1 \[�' 1 � �� �. -z1 -3. za 2035 L 9 ) (See Figure 4-38 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 1. 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. Landscape 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". • 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. B. 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. Rai aug h Ranch Specific Plan 3-81 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS (• 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 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 Timing and Responsibility of Improvements 12. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 28. �Ro/lpauO Ranch Specific Plan 3 82 MEITH0301\NET_M31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA,LLC FIGURE 3-23 �M\ g w 16 v� LM _ . . - `` _ 28.4 AC � 14 15 INFORMATION _ 1 145 DU'S Notes: � PA 28-MIDDLE SCHOOL Roads are for illustrative purposes only. M2 M2 UJ - -20.0 ac Final alignment to be determined at 13.5 AC 14.1 AC Tentative Map stage. � 3.6 AC OS2 159 DU'S 4- a` ( ) ,. Master Developer shall provide temporary 154 DU'$ paseo connection as approved by TCSD C^1 — ♦ - and The Public Works Department between W % ♦ Planning Area 22,23,26,28 and 31 until `` ♦ such time permanent paseos are installed. ,,��: ♦ \ ♦1♦' LEGEND S �pOP R EiFd6' High Habitat Fence Card Key Gated Secondary Entry c NOR ♦ --°ESES'6IA�� (See figure 2-14 and 2-17) / (See Figure 4-2 and 4-228) L_ ♦ ♦ -��-ss vc Project Wall Q 29 (See)Figure 2-14&2-15) Ceeee BridgiMonumentad4- ••••• (See Figure 4-2,4-20Aand4-208) PEDEST S1 View Fence CROSSutd 12.0 AC (See Figure 2-14&2-16) Parkway Street Treatment (See Figure 2-13 and 4-24) Optional Project Wall View Fence North and South LoopRoad Treatment ♦♦��� (depending results of noisee s studies) 27 (See Figure 2-14 through 2-16) (See Figure 2-13 and 4-28) SP X_X Trail Fence Class I Bike Lanes M 19.7 AC (See Figure 2-14 and 2-17) (See Figure 2-4&4-24) • (1.4 AC OS2) 31 Residential/Habitat View Fence Class II Bike Lanes M2 (See Figure 2-14 and 2-17) (both sides) 24.6 AC Temporary Habitat Fence River Walk(12'Asphalt Multi-use Trail) 224 DU'S (See Figure 2-14 and 2-17) (See Figure 4-13 and 4-14) Pedestrian Bridge (See Figure 4-14) �i � •x Fuel Modification Areas (See Figure 4-34A and 4-34C) o 'x5 ® Potential Access Point •--.�" M�lr='i —'X.� x x� *i (See Figure 2-3) re ss 7 L )<r�.s-F�% _xcs--L.x.= -- - - - 2_ O AC *�/ See Figure 2-3)POlnl . ............. : . t ..x_ -r` P aseo Ent Gate ,ell Lid _ (Se Figure 37 r` 22 - � M3 School Entry Gate - (See Figure 4-10 and 4-11) M2 C:::a:::: 7 10.9 AC - - _J ',� �C SOUTH LOOP ROAD 67 DU'S L_..._J Pase $ � (See Figure 4.38) 46 133A 1] TA 16 1r19 14 15Tpe Keith Compan,veh/Ar 61 K wilmlIO- 1 Il�i> >� '1 � 2= z _.! 31 ZU PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 1. Access to the Planning Area will be provided from "North Loop Road" along the northern perimeter of the Planning Area. The exact location and number of access points for this planning area shall be determined at the tentative tract map stage. Access points shall be designed and located to provide adequate and safe access through adjacent planning areas from a traffic and fire safety standpoint. Landscape and Recreation Standards 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. . 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 corner 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. 7. 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. Roripaugh Ranch Specific Plan 3-84 WEITH0301\NET_N\31367.000IDOC\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 Timing and Responsibility of Improvements 10. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 29. Roripaugh Ranch Specific Plan 3-85 \\KElTH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA.LILc FIGURE 3-24 INFORMATION • PA29-ELEMENTARY SCHOOL -12.0 AC. LEGEND $ Project Wall z (See Figure 2-14&2-15) € View Fence (See Figure 2-14 8 2-16) Residential I Habitat View Fence 1 (See Figure 2-14 and 2-17) o LM Temporary Habitat Fence 6 - (See Figure 2-14 and 2.17) -_ 40.2 AC Trail Fence LMI 172 DU'S x,x (See Figure 2-14 and 2-17) 28 LI L Optional Project Wall or View Fence Q 15 145 DU'S �N�N (depending on results of noise studies) M2 (See Figure 2-14 through 2-16) 14.1 AC �, Staffed Gated Primary Entry __. - --- (See Figure 4-2 and 4-18A) 159 DU'S PEDESTRIAN 1 Card KeyGated Secondary Ent �Q� A CROSSING econ ry Entry •� COOP ♦ . � � `• (See Figure 4-2 and 4-2213) AN North Loop Road Treatment (�$ N::• - ♦ -- 40 _ � (See Figure 2-13,4-28 and 4-29) ow CL (both sides) 111Bike Lanes • 3 River Walk(1z PEDESTRIAN Multi-Use Trail) ♦ �• /'^ ?RCSS%GN (See Figure 4-13 and 4-14) CROSSING 4.0 AC /� e 11 t—/�/ Fuel Modification Areas 29 (See Figure 4-34A,and 4-34C)S1 ® Potential Access Point 12.0 AC �• ; (See Figure 2-3) # ♦ ® Fire Access Point (See Figure 2-3) " Paseo Entry Gate 28 '., (See Figure 4-37) 31 ` School Entry Gate - S2 M2 �_—_ (See Figure 4.1O and 4-11) 20.0 AC 246 AC PtDESTRIAN — . CROSSING- :. ♦ r, —, Paseo 224 DU S _ • ♦ r_ --� � , • max_x_x x (See Figure4-36) � ..�xix �t� , ♦.. e«. KEY MAP �x�Y %ice% —%=k\ �� ♦ re lA 2 3 5 4A 9 v. tp b tt 13 22 Notes:Roads are for illustrative purposes only.Final alignment to be determined at Tentative Map stage. >,a 12 - 5 9 mA 17 to 15 m`', 18 ® TM1e Kept❑ Com oanleeh /� _ R 21 20 e PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 8001h 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'h 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. 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 80e 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, will be provided by the developer at the southern perimeter of the planning area. Roripaugh Ranch Specific Plan 3 87 NCEITH0301 W ET_N\31367.000\DOCtSPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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. 11. 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. Rodpauph Ranch Specific Plan 3-88 \UCEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2-88 ASMBY USA,LLC FIGURE 3-25 �1 Y INFORMATION O • PA 30-RECREATION CENTER 4.0 ac LEGEND _ Project Wall —� (See Figure 2-14 8 2-15) View Fence (See Figure 2-14 8 2-16) ^, � Optional Project Wall or View Fence L, ♦N�♦� (depending on results of noise studies) (See Figure 2-14 through 2-16) R Residential/ Habitat View Fence (See Figure 2-14 and 2-17) fi 17 Temporary Habitat Fence LM (See Figure 2-14 and 2-17) s 1 16 _ _ 40.2 AC C LM 172 DU S x—x Trail Fence 28.4 AC (See Figure 2-14 and 2-17) (z Staffed Gated Primary Entry 15 145 DU'S (See Figure 4-2 and 4-18A) M2 /% Card Key Gated Secondary Entry 14.1 AC (See Figure 4-2 and 4-22B) 159 DU'S 'PESE57RM F* North Loop Road Treatment RO� . ♦ CROSSING (See Figure 2-13,4-28 and 4-29) R \AV0�P • • no Class II Bike Lanes • XA O ♦ v (both sides) •••� River Walk(12'Asphalt Multi-Use Trail) ' 3 (See Figure 4-13 and 4-14) Fuel Modification Areas RC PEDESTRIAN ♦ PEDESTRIAN 4.0 AC 1" CROSSING (See Figure 4-34A,and 4-34C) CROSSING 29 n ® Potential Access Point "�/ (See Figure 2-3) S1 Fire Access Point 12.0 AC ♦ ` ® (See Figure 2.3) ♦ Paseo Entry Gate (See Figure 4-37) School Entry Gate 2 (See Figure 4-10 and 4-11) Paseo -_ _ 1 • r----, (See Figure4-38) S2 M2 20.0 AC 24.6 AC PEDESTRIAN 224 DU S ceosslNG ♦ KEY MAP / x'x + •, >•7.A 1048 11 Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. 12 16 1]15 B 0 �18 29 yniv 16 2] 28 31 ■/A■��- 2! ® Tne Kelt6 ComDe n,ee lTKV 22 23 ]s 21 20 o 75 1" WO 6DD t_ �I PLANNING AREAS AND DEVELOPMENT STANDARDS • 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. • 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 30 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. Roripauph Ranch Specific Plan 3 90 \\KErrH0301\NEJ_M31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 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 comer 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 western 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 eastern, northern and western perimeters of the Planning Area. An optional View Fence may be provided along the eastern boundary depending upon the results 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 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 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 Recreatiorf 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 Responsibility of Improvements 15. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 31. Rodpaugh Ranch Specific Plan - 3-91 \V(EITH0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 ASHBY USA•LLC FIGURE 3-26 !�f 17 CO • - - - LM 40.2 0.AC INFORMATION 16 -- - - - LM 172 DU'S PA 31 -MEDIUM DENSITY g ZB.4 AC CLUSTERED COURTYARD 1 - — -9.1 DU'S I AC. 145 DUrS 224 DVS O 246ACMINIIAUM LOTS r JVY/ -3,0D0SO.FT �1+ ♦ — •c osm�,ca" LEGEND����•♦ � Project a 2-1 s) ~ Ra p Trail Fence ♦ ♦♦SOP ROP _y—� (See Figure 2-14 and 2-17) i N0 3 � View Fence Q ♦ (See Figure 2-14 8 2-16) c RC PEDESTRIAN - 'Ls'R^, 4.0 AC 1 caosSlNc ���� O(depennanPrno�ecttsofnoiesall or�ie) Fence 2 n (See Figure 2-14 through 2-16) `7 Staffed Gated Primary Entry S 1 ♦ (See Figure 4-2 and 4-1 BA) 12.0 AC 18 /\ Card Key Gated Secondary Entry Ca ♦ (See Figure 4-2 and 4-228) ^ 28.4 AC \/.4 LL 113 DU'S Primary Project Monumentation (See Figure 4-2 and 4-17) • 31 , ® North Loop Road Treatment ^ (See Figure 2-13,4-28 and 4-29) M2 �_- / Class II Bike Lanes 24.6 AC PE,: —--- ca;;_ - ♦ (both sides) 224DU'S — ♦ River Walk(lZ Asphalt Mul6-Use Trail) (See Figure 4-13 and 4-14) �x + %* ♦ Pedestrian Bridge (See Figure 4-14) . �*i* *iyS.+,ram-x=x\ \\ ♦ Potential Access Point _ +�%* x��'!� \ - ♦ (See Figure2.3) - ,, —•— max!* "`\ Paseo Entry Gate ICI CGS2 (See Figure 4-37) f. 1 x I? 22.1 AC ti�`� 24 % \ - School Entry Gate l -x -'�"• '1 M 1 ' \+� -- (See Figure 4-10 and 4-11) \ , r. „ ., Paseo 55 DU'S L J (See Figure4-38) M1 PEDESTRMN -.cRosswc 25 x- ...x_z_� . .. 10.9AC ,= OS2 - - --- 67 DU'S 8.2 AC 1�YAUP 10 SOUTH LOOP ROAD _ __ - _` � r� � � � 1 .�— �.t�S�-�7��► ♦�.7 • x tax KTA• b 6 - It 1J r� Notes: Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. s,a 12 _ 16 „ s • Master Developer shall provide temporary paseo connection as approved by TCSD and The ,,,, 1. -15 Public Works Department between Planning Area 22, 23,26,28 and 31 until such time 29 10 ■/A■�__ permanent paseos are installed. 27 28 Jt ® The Kart❑ ComOeniee lTKV -22 -1e_. 20 25 0 75 150 J00 fi00 21 20 PLANNING AREAS AND DEVELOPMENT STANDARDS 3.29 PLANNING AREA 32 i 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 she 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 • 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 4-20C, shall be provided behind the Staffed Gated Primary Entry. 8. A Multi-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 Modification 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, western and southern perimeters of the planning area as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2- . . 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 93 \\KEITH0301 WET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS ;(. 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 Master Plan 2.10 Walls and Fences Master Plan Timing and Responsibility of Improvements 14. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Area 32. G,• Rori au h Ranch Specific Plan 3-94 \\KEITH030ME7F_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 �: �� ' � } � � .�� � 3 PLANNING AREAS AND DEVELOPMENT STANDARDS • 3.30 PLANNING AREAS 33A and MIR 3.30.1 Descriptive Summary Planning Areas 33A and 22B, as depicted on Figure 3-28, provides for development of 44.4 11.8 acres with Low Density Residential use. This area is planned for 15 single family residential dwelling units at a density of 4-061.27 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-33B-will be off of Nicolas Road. 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. • 2. The access into Planning Area 33A shall be located directly across from "B" Street as -illustrated in Figure-3-26-28.------- - 3. and- 4-90. This fanility will inGlude 60 d de spaces. These parking shall be lonated in West to ensuFe aGGessib"ity. The design ef the asage—All bus shelters shall be designed so they are consistent with the design theme of the project. 4. if this planning aFea is R9t GORstfusted by the issuanGe ef buildiRg pe"Pits On Planning Areas 10, 12, 14 29, 31, 33A, OF 338, the DevelepeF shall previde 50 tempeFary park and Fide Park N Ride spaGes in Planning AFea 11. Initially, a ternpnFaFy faGility, inGlUdiRg lightiFig, 66 ,.,tide planning n,ee 11 m GeRstFuGtien. Gtie Landscape and Recreation Standards • 3.5. A Card Key Gated Secondary Entry, as illustrated in Figures 3-28,4-2 and 4-22C, shall be provided off of Nicolas Road into Planning Area 33A. 4.4. An Auto and Pedestrian Gated Entry,as illustrated in Figure 4-2bC,shall be provided behind the Card Key Gated Secondary Entry. Roripaugh Ranch Specific Plan Amendment No.2 3-95 PLANNING AREAS AND DEVELOPMENT STANDARDS • 3.30 PLANNING AREAS 33A and 33B I 3.30.1 Descriptive Summary Planning Areas 33A and 336, as depicted on Figure 3-28, provides for devel ment of 14.1 acres with Low Density Residential use. This area i planned for 15 single family reidential dwelling units at a density of 1.06 du/ac. This Low Densi Residential use has been pined for this area in an effort to buffer the existing Low Density Re dential uses adjacent to Rorip gh Ranch.Lots will range in size from.5 acre to one acre in lot si . Entrance into Planning Are 33A and 33B will be off of Nicolas Road. Dwelling units are not p rmitted in Planning Area 33B. ne acre lots shall be located along the western perimeter to provi e a buffer between the off-sit properties and .5 acre lots will be located elsewhere in the planni area. 3.30.2 Land Use and Development S ndards Please refer to Specific Plan oning Ordinance, Section 5. . 3.30.3 Planning Standards Circulation Standards i 1. Access to th planning area will be provid d from Nicolas Road. Potential access points as depicted,a e conceptual. The exact loc tion and number of access points for/this planning area shal be subject to review and a roval by the City at the tentative tract map stage. Access p6nts shall be designed and ocated to provide adequate and safe'access through adjace planning areas from a tra ' and fire safety standpoint. 2. The ccess into Planning Area 3A shall be located directly across from "B" Street as illus ated in Figure 3-26. Landsca and Recreation Standards 3. Card Key Gated Secondpry Entry,as illustrated in FiguiZ4-20C, 3-28, 4-2 and 4-22C, shall be provided off of Nicolas.R d Into Planning Area 33A. 4. An Auto and Pedestria ated Entry,as illustrated in Fig shall be provided behind the Card Key Gated S condary Entry. 5. A Parkway Street reatment, as illustrated in Fig as 2-3 and 4-27, shall be provided adjacent to Planni g Areas 33A and 33B. 6. A Primary Proj ct Monumentation, as illustrated in Figures 3-28, 4-2 and 4-17, will be provided at th intersection of Butterfield Stage Road and Nicolas Road. Walls and Fences S ndards / 7. A Project all, as illustrated in the Walls ar Fences Master Plan (Figures 2-14 and 2-15), shall be ocated along the perimeters of the planning area.An optional View Fence may be substit ted for the Project Wall dep/owed / upon the results of a noise study. Miscellane s Standards . 8. No transfer of dwelling units shall be in Planning Area 33A. Residential dwelling units are not permitted in Planning Area 3 Roripauph Ranch Specific Plan 3-96 \\KEITH0301\NET_N\31367.000\DOC\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 6.7. A Parkway Street Treatment, as illustrated in Figures 2-3 and 4-27, shall be provided adjacent to Planning Areas 33A and 338. 69. 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.-9 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 8.40-. No transfer of dwelling units shall be allowed in Planning Area 33A. Residential dWel"R91 9.41- 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 10.42 Please see Section 4.0 (Design Guidelines) for criteria related to the development of Planning Area 33A and 338. 11.43 Planning Area 33A and 8 shall have a minimum one acre lots along the western boundary and minimum .5 acre lots elsewhere. Timinc and Responsibility of Improvements 12.44. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of improvements within Planning Areas 33A ARd 338. • Roripaugh Ranch Specific Plan,Amendment No.2 3-96 PLANNING AREAS AND DEVELOP NT STANDARDS • 9. Please refer to Section 2.1 through Section 2.10 for t ollowing 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(Desig uidelines)for criteria related to the development of Planning Area 33A and 33B. 11. Planning Area 33A and hall have a minimum one acre lots along the western boundary and minimum .5 acre I elsewhere. Timing and Res onsibili o rn rovements 12. Please see Ex it A (Timing and Responsibility of Improvements) for phasing of improvements ithin Planning Area 33A and 33B. Roripaugh Ranch Specific Plan 3-97 \VCEITH0301\NET_N\3M7.000\5OE\SPSECT3CCFINALSP.DOC March,2003 PLANNING AREAS AND DEVELOPMENT STANDARDS • 3.31 PLANNING AREA 33B 3.31.1 Descriptive Summary Planning Area 33B,as depicted on Figure 3-28,provides for development of 2.3 acres with a park and ride facility and trallhead. This area is planned for a 50-space park and ride facility combined with a trail head for the community trail network. No residential units are allowed in this area. 3.31.2 Land Use and Development Standards Please refer to Specific Plan Zoning Ordinance, Section 5.0. 3.31.3 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. 2. A park and ride facility is planned within Planning Area 33B as illustrated In Figure 3- 28. This facility will include 50 designated park and ride spaces. The design of the facility shall be approved by the Riverside Transit Agency (RTA) and the City of Temecula prior to any construction. This facility shall be constructed prior to the issuance of any residential building permits in Phases 2 or 3. Appropriate lighting • shall be incorporated into the facility to ensure safety and promote usage. 3. All bus shelters shall be designed so they are consistent with the design theme of the project. Landscape and Recreation Standards 4. A Parkway Street Treatment,as illustrated in Figures 2-3 and 4-27,shall be provided adjacent to Planning Area 33B. Miscellaneous Standards 5. 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 • Rodpaugh Ranch Spec Plan,Amendment No.2 3.97 PLANNING AREAS AND DEVELOPMENT STANDARDS • 6. Planning Area 33B shall provide, at a minimum,the following improvements a. A total of a fifty(50) parking space Park and Ride facility. b. Six(6) parking spaces for trailers. C. Security Lighting. d. Passive recreational area with benches and tables. e. Kiosk for interpretive information for the open space area. f. Drinking fountains. g. Water for equestrians. h. Staging area for equestrians. i. Landscaping. Roripaugh Ranch Specific Plan,Amendment No.2 3-98 ASHBY USA,PLC FIGURE 3-27 �s INFORIATION LEGEND N • P2.32 FIRE STATION SITE M -2.0 AC..GROSS �••�• Project Wall � -1.5 AC.NET (See Figure 2.14 and 2-15) Trail Fence O (See Figure 2-14 and 2-17) 5 Split Rail Fence �— (See Figure 2-14,2-17 and 4-16) 1 27 View Fence .1�r'5 SP (See Figure 2-14 and 2-16) L 19.7 AC Optional Project Wall or View Fence 28 �♦♦��♦ (depending on results of noise studies) (1.4 AC OS2) S2 (See Figure 2-14 through 2-16) o 20.0 AC � Staffed Gated Primary Entry (See Figure 4-2,4-18A and 4-186) M 9 - ® Primary Monu ion >_ (See Figure 4-2 andd 4-17)4-17) `--, Parkway Street Treatment (See Figure 2-13,4-23A and 4-238) T ,\ =X._ __v—K—•_s � South LoopRoad Treatment ® _ (See Figure 2-13,4-28 and 4-29) ¢o �, C1 - 15' Multi-Use Trail w/in 30' • „ram - ,,,, „ Fuel Modification Zone(sae Figure 4 13 and 4-16)S2 C6 F O Class II Bike Lanes alt 22 River Walk(12' d 4 14)Multi-Use Trail) • J --- - (SeeFgure413and4-14) W I - C a: Pedestrian Bridge 20.3 AC (See Figure 4-14) 164 DU'S , . Fuel Modification Areas • _ (See Figure 4-34A and 4-34C) UUT #f - Potential Access Point ♦ ♦ "'"" ♦.. ., •J �s "..',♦ :�' ♦ 'r- ♦ ♦ "�'^ ♦ ® (See Figure 2-3) * SOUTH LOOP ROAD Fire Access Point CALLE tttttt� f 21 ® (See Figure 2-3) CHAPOS ♦ PEDESTRIAN CROSSING L i Paseo Entry Gate 23.9 AC (See Figure 4-37) 22 DU'S School Entry Gate - (See Figure 4-10 and 4-11) - Non-Vehicular Fire Access Point (See Figure 2-3) 32 �. .. _, Paseo PI Notes: ---� (See Figure4-38) Roads are for illustrative purposes only. Final alignment to be determined at Tentative Map stage. 2.0 AC •A 15'wide multi-use trail is located in Planning Areas 19,20 and 21 adjacent to the properly boundary. KEY MAP (1.5 AC) •Planning Areas 19 and 20 will have 1.0 acre minimum lots adjacent to the property boundary and 20,000 sq.ft. minimum lots adjacent to the 1.0 acre lots. "_ 2. -J _ e — 1A 10 Planning Area 21 will have 1.8 acre minimum lots adjacent to the property boundary ' 2 _,�_5;,a `+a =-'_~- ,3 and 20,000 sq.ft. minimum lots adjacent to the 1.8 acre lots. V +r • 2 16 �� 19 __.__._. .a29 to The Ke,eh comeen,esl.MA 27 2e 31 22 ]3 2< .25 o 75 rso wo eoo �� 21 20 FIGURE 3-28 4wawwncx .-. PA 33A-LOW DENSITY � a m 20,000 so.R.waIMdM LOTS S'Kgh Habitat Fence M LIWSIAC. (See FWa 2.14 aW 2.17) (� N.I.: .i18 C. •.u• Protect Wag "F In,Areas 33A shag Eave l aue"Nmum bM adta[enl to iM western E ar, PA 33B-OPEN SPACE (See Fgma 2.14 W 2-15) Q and 12 acre bu everywhere else. -23kC I U %�' -`_." View Fence M %,- � Isro Fgare 2a4.d ale) C7 a /j �.� Residential l Habitat View Fence Bee FW.2-ua,d2.11) W NAP ' 12 a p ... Temporary 4 sW 2.1 Fence ##QQ Bee Temporary 2-M abi at F arV I 2 Trail Fence Q 16.4 ACCCA z—k (See Fqure2-14"2-12) (15.0 ACc Opdonal Protect Wall or View Farce a) I I I y 136 DUS� ® ^,, ISee IWe 111 emugh 2.Ie) 336 Card Key Gated Secondary EntryL / I CIS3 P ISee Fque 4�2 and 4328,0.22C and 472M L / 1 1 2.3 AC �qra~ eA ' �• ® Primary Protect lvlm ntalion g g �_ Bride Monumentagon • i Sit (Sn qwe l2n1 aWi2oai 0J Parkway Street Treatment 15 FL„ ® ISee Fgaebl3.{•2 "F 21) M2 South Loop Road Treatment CIO 13.5 14.1 AC Eq:1 (Se.Fgw.2.13 and 4.28) m y *33A C , (36 DCSUIS t Gass I Bike Lanes ( � J B (aee Fgne 24 64.23F) r♦•/ L A ft „k• Gass II Bike Lanes Q� C15 Is I _ NahaMe) C ,, \ / rka Fdy.re 2tPathSurlace Pa Fuel Modbpfon Areas C (Sae Fqua"A and&MCI �lO1Ea - ® Potential Access Point (Sae Fqu•2.3) CROSSING Fire Access Point (S Nun 24) r 27 r_» Paseo Bea FVaa A.lBl SP 19.7 AC 28 (1.4 AC OS2) S2 20.0 AC —w-r u � • u 1 n n s y a ASHBY USA.LLC FIGURE 3-28 INFORMATION LEGEND W "n • PA 33A,338-LOW DENSITY 20,000 SO,FT.MINIMUM LOTS 6' High Habitat Fence -1.7 DU'S/AC. (See Figure 2-14 and 2-17) 2 Notes: -15 DU'S Project Wall 8 Planning Areas 33A and 33B shall have 1 acre minimum lots adjacent to the western boundary -14.1 AC. (See Figure 2-14 and 2-15) Q and 1/2 acre lots everywhere else. View Fence C7 (See Figure 2-14 and 2-16) (Y� 1 • - _ ••• Residential/Habitat View Fence —- - - — (See Figure 2-14 and 2.17) co w ••• Temporary Habitat Fence (See Figure 2-14 and 2-17) W NAP 2 • x—x Trail Fence Q a 1 (See Figure 2-14 and 2-17) a w . • 16.4 AC Optional Project Wall or View Fence (3) s lL (depending on results of nose studies) - _ (15.0 AC) t' (See Figure 2-14 through 2-16) u~i 145 DU'S o��• \, Card Key Gated Secondary Entry L m ��. (See Figure 4-2 and 4-22B,4-22C and 4-22D) * - Prima Project Monumentation 33B a ` � Primary 1 i / CO (See Figure 4-2 and 4-11) 2.3 AC _ _ _ • �: i _ Bridge Monumentation — (See Figure 4-20A and 4-20B) �� Parkway Street Treatment - ° �� (See Figure 2-13,4-23F and 4-27) Ni • j• %j� � 5 South Loop Road Treatment C6 • _ yr . _ �� \�2_ °�\-- M2 (See Figure 2-13 and 4-28) • ' ' ` 13.5 AC' 14.1 AC Class I Bike Lanes i (See Figure 2-4&4-23F) *33A �t ' �(3.6 OS2) — 1�`9 �Ur • � ����, 154 4'DU'S � � � Class II Bike Lanes � L ♦ + — , ��—_:,.- - --- — (both sides) _._ !� Wide Soft Surface Path 11.8 AC ( ° ♦, ��:, � - •`���� f �\. � _ ;= (See Figure 4-27) 15 DU'S n _ - ---- - -- —_ Fuel Modification Areas CIO • j i f - - ---- _ _ - (See Figure 4-34A and 4-34C) �S�Sttt?Z♦"A*AAA"v♦ , SOUTjy Potential Access Point a_ ♦ (See Figure 2-3) Fire Access Point !� PEDESTRI (See Figure 2.3) \� CROSSING, Paseo L____J (See Figure 4-38) 27 SIP, 19.7 AC 28KEY° , MIN (1.4 AC OS2) S2 20.0AC o . tA .i 4A` �' oM _. 13 1N NAP 12 • - - 77 19 D 11 is The KaaF 77 js 3 Com oaniea lmM� 27 m _i']1in -�--_--__ i 24 j. 0 ri 1 y9 bJ0— —" i 21 p ASHBY USA,uc FIGURE 3-28 INFORMATION LEGEND R • PA 33000 33B LOW DENSITY 6' High Habitat Fence - S3.FT..MINIMUM LOTS 2 : -1. DU'S /AC. Notes (See Figure 2-14 and 2-17) •PlanningAreas 33A and 33B shall have 1 acre minimum lots adjacent to the western bounds -14.1 AC. ••••• Project Wall 1 boundary (See Figure 2-14 and 2-15) and 112 acre lots everywhere else. View Fence (See Figure 2-14 and 2-16) ~ _ { = - - ••• see9et ial/aabitat View Fence w y' " • Temporary Habitat Fence (See Figure 2-14 and 2-17) 0 NAP 12 • y —x Trail Fence (See Figure 2-14 and 2-17) M2 Optional Project Wall or View Fence a w , • fi w 16.4 AC ����� (depending on results at noise studies) _ • (15.0 AC) (See Figure 2-14 through 2-16) m , 145 DU'S �o��' Card Key Gated Secondary Entry (See Figure 4-2 and 4-22B,4-22C and 4-22D) t. * _ Primary Project Monumentation 3`-'� �- . '•, P• (See Figure 4-2 and 4-17) 2.3 AC _ • ���� ��._. Bridge Monumentation ..... J Y • ••••• (See Figure 4-20A and 4-20B) Parkway Street Treatment - - �'`�., �J •`�, (See Figure 2-13,4-23F and 4-27) 15 South Loop Road Treatment • ' FC tiiC � • ! '`, 1M M2 (See Figure 2-13 and 4-28) •• ��`s 13.5 AC 14.1 AC Class I Bike Lanes (3.6 AC OS2) 159 DU'$, . (See Figure 2-08423F) *33A • ,/ 154 DU'S .p Class 11 Bike Lanes -- L � ,.- ♦� (both sides) 11.8 AC - • � i• 6'Wide Soft Surface Path `• 15 DU'S • ��. •� _` _ , ;, - (See Figure 4-27) Fuel Modification Areas (See Figure 4-34A and 4-34C) _ - - , } � LTy�O . . ® Poe ntialFigure Access3) Point (SeFire Access Point \' h 7EDESe.; - - (See Figure 2-3) ✓ CRCSSIVd r,r,-•;•:, Paseo 27 ----� (See Figure4-38) � SP, 19.7 AC 28 t�reur (1.4 AC OS2) S2 e.; 3 e 10 13 1A, W 12 • _ ib _ it l9 �20 •-� 10� The K•.th Com".ieehe•�/� I / ) \ / 1 D 2p _.-�31 < -21 o 75 1'A ]00 R n1 1�/(� 1, J zz 2 2a20 ae r