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HomeMy WebLinkAboutOrd. No. 1989-862ORDINANCE NO. $62 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, ADOPTING THE ALBERHILL RANCH SPECIFIC PLAN; AND CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT 89-9 WITH FINDINGS OF FACT AS TO ENVIRONMENTAL IMPACTS AND STATEMENTS OF OVERRIDING CONSIDERATIONS. THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA., DOES ORDAIN AS FOLLOWS: SECTION 1: That the Alberhill Ranch Specific Plan is hereby approved and adopted by the City Council based on the following findings: m, 1. Adoption of the Alberhill Ranch Specific Plan is anticipated to result in several significant adverse environmental impacts associated with the development of the site as allowed under the General Plan. These impacts are described in the Alberhill Ranch Environmental Impact Report for the Alberhill, Ranch Specific Plan. Exhibit I is a summary of impacts from the Environmental Impact Report, Fcr each significant impact, measures are imposed to eliminate or substantially lessen their effect. Some of these significant'impacts are unavoidable and a statement of overriding consideration is required. Specific findings on each significant impact are as listed on Exhibit II. Additionally, a program for monitoring mitigation measures contained in the Alberhill Ranch Environmental Impact Report is provided ON Exhibit II. 2. Adoption of the Alberhill Ranch Specific Plan will result in significant environmental impacts associated with loss of habitat, traffic circulation, degradation of air quality and a substantial contribution to the cumulative impacts of area-wide urban development which may be partially mitigated but axe anticipated to remain significant upon development of the site as .allowed under the General Plan. These impacts are therefore found to be acceptable due to benefits derived by development under the General Plan, specifically the provision of quality housing opportunities by the City, the anticipated increase in local government revenues generated by project residents and the provision of significant infrastructure improvements, all of which are expected to support local commercial and industrial development efforts and generate measurable benefits to the local economy and fiscal integrity of City government. 3. The Alberhill Ranch Specific Plan meets the Specific Plan criteria for contents and systematic implementation of the General Plan established by Section. 65450 of the California Government Code and Section 17.99 of the City of Lake Elsinore Municipal Code. 4. The Alberhill Ranch Specific Plan is found to be in conformity with City's General Plan as detailed in Tables 10 and 11 of the Alberhill Ranch Specific Plan (Exhibit III). r-- 5. The Alberhill Ranch Specific Plan establishes pre-zoning of the ', project area in anticipation of its annexation to the City of Lake Elsinore. 6. The Alberhill Ranch Specific Plan shall be effective at such time as annexation of the project area to the City of Lake Elsinore is approved by the City and the Local Agency Formation Commission and recorded. ORDINANCE NO. 862 Page 2 7. The Alberhill Ranch Specific Plan shall expire and be of no effect whatsoever seven years after the date of annexation recordation unless an implementing Final Tract Map has been recorded prior to -. the end of the seven year period. 8. The Alberhill Ranch Specific Plan will not be detrimental to the health, safety, comfort or general welfare. of the persons resirlina or working within the neighborhood of the project area, nor will it be .injurious to the property or improvements in that area or the City as a whole, based upon the provisions of the Plan, mitigation measures and Conditions of Approval based on Planning Commission Resolution 89-6, with the revisions recommended herein. SECTION 2: That the City Clerk of the City of Lake Elsinore shall certify to the passage and adoption of this ordinance and shall cause the same to be published in the Sun Tribune, a newspaper of general circulation, serving the City of Lake Elsinore, in accordance with provisions of the Government Code. INTRODUCED AND APPROVED UPON FIRST READING this 8th day of August, 1989, upon the following roll call vote: AYES: COUNCIL MEMBERS: BUCK, DOMINGUEZ, STAR KEY, WASNBURN, WINKLER NOES: COUNCIL MEMBERS: NONE ABSENT: COUNCIL MEMBERS: NONE ABSTENTIONS: COUNCIL MEMBERS: NONE PASSED, APPROVED AND ADOPTED UPON SECOND READING this 22nd day of August, 1989, upon the following roll call vote: AYES: COUNCIL MEMBERS: BUCK, DOf+IINGUEZ, STARKEY, 4!ASHBURN, 4,'IN'KLER NOES: COUNCIL MEMBERS: NONE ABSENT: .COUNCIL MEMBERS: NONE ABSTENTIONS: COUNCIL MEMBERS: NONE Jim Winkler, Mayor ATTEST: V:icki;Lynne~ asad,"''City Clerk (SEAL) A R VED ~T ORM AND LEGALITY: ohn R. Harper, Ci y Attorney STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) SS: CITY OF LAKE ELSINORE ) I, Vicki Lynne Kasad, City Clerk of the City of Lake Elsinore, DO HEREBY CERTIFY that the foregoing Ordinance had its first reading on August 8, 1989, and had its second reading on August 22, 1989 and was passed by the following vote: AYES: COUNCILMEMBERS: BUCK, DOMINGUEZ, STARKEY, WASHBURN, WINKLER NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE ABSTAIN: COUNCILMEMBERS: NONE VI ~ `\~~ITY CLERK CITY OF ;~I~E ELSINORE (SEAL) STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) SS: CITY OF LAKE ELSINORE) I, Vicki Lynne Kasad, City Clerk of the City of Lake Elsinore, DO HEREBY CERTIFY that the .above and foregoing is a full, true and __ correct copy of Ordinance No. 862, of said Council, and that the same has not been amended or repealed. DATED: August 23, 1989 A , TY CLERK CITY OF KE ELSINORE (SEAL) ~, / ~C EXHIBIT I PROJECT IMPACTS AND MITIGATION MEASURES ~,, I?fPACTS AND 2SCTIGATION MEASIIRES PROJECT IMPACTS: From a geotechaical standpoint, the site will be suitable for development. Pro ject implementation will alter the e.+tisting natural landform. Remedial grading and recontouring will be necessarvin the mined out area of the site. Grading will also be needed to stabilize potential landslide azeas. There is the potential for soil settlement and liquefaction impacts during a seismic event. Project grading is anticipated to balance on- site. The project proposes retention of the majority of the primary ridgeline which extends through the center of the site. Also, 169 acres are proposed for development. at a density of 0.2 d.u./acre, minimizing grading impacts in the southerly portion of the site. Another 133 acres are proposed for designation as 'RCD', Residential Constraint Designed, clustering units to minimize grading. Areas of uncertified fills will require either full or partial removal and recompaction. ~t N Geology, Soils & Seismicity A-1) According to Highland Soils Engineerinq,Inc_, partial removal and/or buttressing will be required in areas underlain 6y landslides. During the preparation of the site grading plans, the proposed grades shall be developed in such a way that the fills will be placed at the tae of slides to•increase the stability of the existing landslides. Additional subsurface investigation and slope stability analysis shall ba performed in conjunction with L4e premaration of the site grading plan. At the tine of tentative tract map or plot plan submittal, a grading plan will be submitted for review by the Community Development Director and City Chief Building Official. A-I) The presence or absence of suspected !dolts on-site shall be confirmed by future trenching. At the time of tentative tract map or plot plan submittal, a report from a qualified geotechnical consultant shall be submitted confiraing that there are no active faults on the site. ~If any active faults are found, the project shall implement all recommendations of the report to mitigate potential hazards. A-]) Erosion of slopes shall be controlled by planting vegetation and by constructing properly engineered drainage systems, in accordance with City of Iake Elsinore standards. Project grading will occur in three phases, thus !lofting the potential for erosion. The grading plan submitted for L4e project shall have an erosion control component. Potential methods of litigation oferosimn include landscaping cst ar.3 fill slmpes as soon as practical to reduce the potential for erosion', and use of erosion control devices such as enet.y dissipators. Positive surface gradients shall be provided to direct surface eater from structural foundations. A-4) A mare detailed investigation shall be required tc locate' the existing tunnels and shafts in areas of futtre development and to determine their present conditions. Depending on future grades and on the locations ar,3 conditions of subsurface excavations, some of the tunnels and shafts may be left in place and may require only sealing of the entrances. Others may require filling, or collaosirg and removal. During the preparation of grading plans, detailed on-site inspections shall be conducted 6y the applicant to determine the location and condition of tunnels and shafts. Prior to the issuance of grading permits, a report stating the results of these inspections and methods of filling or removal shall be submitted to the City Chief Building Official for review and approval. A-5) According to Highland Soils Engineerinq,Inc., a grading - plan review shall be conducted by the geotechnical engineer in order to develop specific mitigations relative to liquefaction prone soils. Additional field investigation nay be necessary. Commonly employed procedures far mitigating the problems include the use of a compacted fill mat along with a gravel blanket, post-tensioned slabs, additional footing reinforcement, and setbacks from the tops of fill slopes toeing into liquefaction prone areas. Prior to the issuance of grading permits, the applicant shall submit a report from a qualified geotechnical engineeez eonfixaing - the absence/presence of liquefaction areas on. the subject site, !or approval by the City Chief Building Official. If potential liquefaction areas are found, then the project shall implement all recommendations made therein. ,; A-6) According to Righland Soils Engineering, Inc., the final determination tot subdtainage requirements shall be made during existing fill and alluvial removals when a Geologist or Soils Engineer, can observe the actual subsurface conditions. A-)) TRe recommendations of Highland Soils Engineering relative to foundations shall 6e adhered to during project design. l,/ A-B) IS major grading operations take place during the rainy months of the year, additional precautions shall be taken to minimize erasion, in accordance with the erasion control plan component of the grading plan to be approved by the City Chief Building Official. A-9) The project shall conform with the latest IIniform Building Code in order to satisfactorily mitigate the effects of seismic grcundshaking. The Alberhill Ranch Specific Plan contains design guidelines (Section IX.H., Grading Design) intended to minimize the disturbance of and blend with the natural topography as much as possible through the use of the following design guidelines. In addition, the Specific Plan proposes that grading of the natural terrain in all Residential Rural (RR7 and Residential Constraint Design (RCD) areas be minimized, particularly on slopes in excess of 25Y. Hydrology PR07ECT IMPACTS: Projec4 development will increase runoff on-site, increasing flows in Walker Canyon Creek and other downstream facilities. The proposed storm drain system would discharge flows into Walker Canyon Creek just west of I-15. Due to the magnitude of the flow at the dischazge point, energy dissipatators aze required to prevent erosion of the stream bed. Some improvements (minimal) to Walker Canyoo Creek are anticipated adjacent to the proposed commercial area to prevent channel erosion and to respond to potential flood hazazds in this azea. Runoff entering the Creek will contain minor amounts of pollutants typical of urban use. wit+aat~on Measures B-1) All drainage ~facil flies for this project shall conform to the requirements and standards of the Riverside County Flood Control and Water Conservation District and the City of Iake Elsinore Community Development Department. B-2) Specific drainage systems shall be designed as each planning area develops. e-7) In order to protect the existing stream bed of Walker Canyon Creek, an energy dissipating structure shall be provided at the storm drain system discharge point, if necessary. Erosion control devices (such as tiptop over exposed soil) shall also be provided, Sf necessary. Also, see Mitigation Measure E-7 zegarding California Department of Fish and Game notification requirements for any proposed modifications to the Temeseal (Walker Canyon Creek, including drainage outlets. ~~ Climate and Air Quality PROJECT IMPACTS Temporary ait quality impacts will result from project construction.Whcn the project is completed and occupied, the project area will be directly affected br. (11 vehicle emissions from project traffic, (2) indirectly in- fluenced by pollutants em- itted by power generation plants which serve the project in the South Coast Basin. Projected total emissions will increase existing subregional em- issions by 10.7%-23.3% within Source Receptor 25. The balanced land uses proposed by the Alberhill Ranch Specific Plan will allow residents to satisfy their recreational,commer- cial and educational needs within the project bound- ary,thereby reducing resi- dents' reliance on motor vehicles. Bicycle/Pedes- trian paths aze provided between land uses. Air quality impacu are consid- ered a significant adverse impact of the project. Construction Zmpacts D-1) To minimize dust generation during grading operations SCAQHD Aule 407 shall be adhered to which will require watering during earth moving operations. A watering program for the project shall be submitted to the City Ear approval prior to commencement of grading. Regional Air Quality Support and compliance viththe AQHP for the basin is the cost important measure to achieve this goal. The AQHP includes improvement of mass transit facilities and implementation oP vehicular usage reduction programs. If the Alberhill Rand Specific Plan is approved, it will become part of the City's General Plan and ultimately incorporated into future AQMP Plans. The AQHP also includes energy conservation measures. Some' of these have keen incorporated into the project design, including provision of alternate transportation modes including hiking and pedestrian trails. The following mitigations are also recommended: D-2) Hass transit accommodations such as bus turnout lanes, par: and ride areas and bus shelters shall be provided, where feasible. D-1) Provide energy conserving street lighting in accordance wit: City and utility comoany standards. D-4) Provide traffic signal synchronization where fees ihle. ~~ Wildlife/Vegetation PROJECT IMPACTS: Project implementation will require the removal of vegetation on approximately 1,300 acres of the site, which will destroy wildlife habitats as well. However, the Alberhill Ranch Specific Plaa retains 531 acres of opea space, permanently preserving sensitive ripazian habitats along Temescal Creek, avoiding impacts to the {east bells vireo. Development in areas presently occupied by the SKR will eliminate existing populations of the species. The three sensitive plant species known to exist on the southwestern flank of Alberhill Mountain will be removed by project development, resulting in the loss of sensitive resources potentially occurring here. These impacts aze considered 'significant . MITIGATION !f£*SIIRES Tho lollmvinq mitigations are recommended, but will not eliminate the significant impacts identified above: E-1) A comprehensive erosion and sedimentation control plan shall be prepared for all development areas draining into Temescal Creek. The plan should address the project during and after construction. The intent here is to protect valuable riparian/freshwater marsh habitats Eram degradation and Ipss. E-2) Revegetation of cut and fill slopes, fuel modification zones and other graded areas shall be accomplished with plant palettes containing predominantly native species. Steeper slopes shall be revegetated with a mixture of coastal sage scrub species while more level areas shall be revegetated with species of native perennial grasses in an attempt to reestablish native grassland. An expert in landscape revegetation, who is knowledgeable and qualified in native plant mixtures should be cmnsulted in this regard. A eomorehensive la ndseape plan which incorporates these elements shall be prepared as a guideline and adhered to. E-3) Any proposed mpdifications (eg. drainage outlets) to Temescal Creek, however minor, shall be processed with Lie California Departaent of Fish and Game pursuant to the requirements of the State Fish and Game Code Sections 1601- 1603 Streambed Alteration Notification process. E-4) Due to the presence of "blue lines" an-site as shown on the U.S.G.S. moo for the area, the project shall else rewire a ^404 Pernit" from the the U.S. Corps of Engineers, with input Prom the U.S. Fish and Wildlife Service. -_ E-5) As L`~e SHI2 is on the Federal Endangered Species list, project development will require a "permit to take". from the U.S. Fish and Wildlife Service, in accordance with the the Endangered Species Act and implementing iequlations. In order to secure such a permit, mitigation gust be aade, such as the payment of fees. ~ The City is required to obtain A "10 A^ pernit from U.S. Fish and Wildlife before any development in the SHIT range can occur within the City. In order to obtain this permit, the City must submit a riitigation Program for Fish and Wildlife approval. It is passible that the City of Lake Elsinore would adopt the "interim" ordinance now in effect in Riverside County which is payment of $1,950 per acre of land developed within SIUi range. E-6) An Assessment Study shall be undertaken prior to the issuance o! grading peraits regarding the existence, potential or known, of the three sensitive plant species on- site. This vas not possible as part of the biological study, due to the fall field investigations. For best results, this survey should be performed during the 'spring months when these plants are flowering and can, therefore, be identified and located precisely. Although this survey will not mitigate impacts to these resources, St will shed more light on the exact significance of resource areas. Consequently, St will provide planners and decision-makers with better information than can be derived by the biology report which is liberal in delineating important resource areas and assumes a worst ease scenario for its impact assessment. E-7) The C-8 development (s), as proposed, will be located adjacent tm Temescal Creek. Because aL the biological significance of the Creek, all development within the C-H Districts will be subj eet to site plan review per Design Review process as required by Chapter VIII or the Specitic Plan •Development Standards". During Design Review,. the relationship of the proposed C-A development(s) to Temescal creek will be examined and reviewed to insure that adequate and appropriate set backs and design mitigations are implemented. Furtheraore, it is anticipated tAat those areas within the C-R Districts that ate located directly adjacent to LRe Creek will be landscaped with specially selected plant materials that will epmplement the existing riparian/fresh eater marsh vegetation in the Creek. All proposed Smprovements to the Creek will also be subject to rev iev by the County Flpod Control District. _. ~,/ Land Use PROJECTiMPACTS Project approval will result in the annexation of 2,667 acres into the City of Lake Elsinore. On-site land use within the Annexation Area will not be altered by project approval, as no development is proposed. Proposed prezoning designaticas within the NichDls Road/Terra Cotta Road portion of the Annexation Area include 45 acres of R-1 zoning, allowing 270 d.u, and 71 acres of R-S, allowing 36 d.u. The rest of the Annexation Area is pro- posed for designation as 'SPA', Specific Plan Area. For the Alberhill Ranch Specific Plan site, project approval will result in a 'Specific Plan' designation on the City General Plan and the construction of 3,705 d.u. on 896 acres of the site, 531 acres of open space, 254 acres of commercial use, 30 acres pazks and 50 acres of schooUpazk sites. A gross density of approximately 2 d.u./acre is achieved by the proposed Specific Plan, which is comparable to the residential densities immediately adjacent to the site. In the extreme southern portion of the site, 169 acres are designated 'Rural Residential' (2 d.u./ac.), which is compatible with the very low density residential uses existing off-site east of Terra Cotta Road. The preparation of the Alberhill Ranch Specific Plan complies with the City of Lake £lsinare General Plan des ignatian and it contains special land use and design controls that ate not available when land develops an a piecemeal, tract by tract basis. It provides for adequate school facilities, parks and open space, circulation, etc., as yell as provides design guidelines for Entry Statements, Streetscapes, landscaped Setbacks, etc. In addition, site planning and design criteria include Architectural Guidelines, Commercial Design Criteria, land Ose Transitions, Community Parks, Open Space and Trails, Community Walls and Fencing, and Grading Design. The Specific Plan is required to satisfy the City of Lake Elsinore Zaninq Code Section 17.99, Special Plan District. No additional mitigation for impacts to land use are recommended. ~,/ Population and Housing PROIECTIMPACTS Utilizing the factors -established by the City of Lake Elsinore for park dedication requirements, a population of 11,841 persons would be generated by the Alberhill Ranch SpeciFc Plan. A population of 1,114 persons would be generated within the portions of the Annexation Area propsed for pre- zoning az R-1 and R-S. The resulting 12,955 population represents a 100% increase to the 1988 City population; however, SCAG GMA-1 Bazeline Projections are not exceeded. The Alberhill Ranch Specific Plan also proposed 254 acres of commercial use, creating an estimated 3,097 jobs far project and area residents, enhancing the job/housing balance in the region. HITIGATZON HEAS[D2£S Ho mitigation measures are recommended for the increased housing and population generated by the Alberhill Ranch Specific Plan. Rowever, Secticn IV.H. Public Facilities and Services, presents mitigation measures associated with increased demand far services from the City of Iake Elsinore as a result mf the annexation request. Energy Resources PROJECT IMPACTS -The Alberhill Ranch Specific Plan will create a demand for 749,200 cubic feet of natural gas per day and 182,946 kwh of electricity per day. The 306 units which could be accommodated within the R-1 and R-S zoning of the annexation area will consume 67,983 cubic feet of natural gas and 6,000 kwh of electricity. HZTIGATT_ON Heacrncg Section IX. D, Architectural Guidelines, of the Alberhill Ranch Specific Plan requires that future project development comply with several guidelines relating to energy conservation. These include the use of roof projections and overhangs in response to energy and climate concerns, guidelines for. use of solar panels and support solar equipment. In addition, Specific Plan Section IX.C, Site Planning - Guidelines, proposes that when possible, structures be sited to take Lull advantage of natural and man-made amenities, breezes, sun and wind orientation, and views. Shading through the appropriate use of landscaping should be .used to protect structures from solar heat gain during the summer months. If desired, bulldings may be oriented to facilltaCe the application of solar heating systems. Energy conservation will be achieved through compliance with Title 24 of the California Administrative Code. No additional mitigation is proposed. ~,/ Aesthetics PROTECT IMPACTS: -Implementation of the -' xrxxcxxroa xeASepFs Alberhill Ranch Specit ie As discussed above, t3se Alherhill Ranch Specific Plan proposes Plan will permanently alter land uses, standards and design guidelines which mitigate visual impacts of prof eet development. No additional mitigation the nature and appeazanee measures are recommended. of the site through grading and development. Approxi- mately 531 acre's of the site will remain as open space, encompassing the signiFcant ridgeiine located west of and parallel to I- I5, as well as the riparian vegetation associated with Temescal Creek. No grading is proposed within this azea;thereforeappearances of the site from portions of I-15 will not be impacted by project development. Project approval will significantly improve the appeazance of [he mined azea on-site. In _- addition, the Specific Plan. contains .Development Standards and Design Guidelines which regulate future development within the project. ~/ Historic and Prehistoric Resources PROTECT IMPACTS: '~ Project grading could the destruction of resultin . Arcnaeology known and unknown on- l l d fi i J-1) For site one, data collection shall ba performed, that is, aeo og ca en 51[e arc the mapping and surface collection of the artifact paleontological ieSOUfCeS, described. Such data collection could be accomplished in tour to live man-days and would free the area for future W1L110UL proper mlhga[lOn. development activities of any kind. _ All knOwII Sl[e5 Will be J-2) For site two, data collection/testing program shall be directly impacted by performed, that is, mapping and .surface collection and develo meat. The mtIIln p g subsurface testing prior to development. while it is assumed d i i eoos t, subsurface that the site is primar ly a surface h35fOIICal Slfe W111 be testing would alloy for the determination of site deoeh. 1L d f Should subsurface deposits he encountered, testing will have 85 8 Ie5ll O remove determined what further sample size is necessary to achieve pro7ec2 development ' renal mitigation. Such data collection activity could he accomplished in twenty man-days and would free the area for hOWOVer, lI.S ICCOrda[iOn 15 further development activities of any kind. adequate mitigation. J-a) Any cultural resources encountered as a result of grading, shall result in the contact of a qualified archaeologist for inspection prior to further grading activities. Paleontology 7-6) The collet teen of samples from sites which will be directly impacted prior to construction shall be conducted by a qualified paleontologist, in consultation vitti a . paleehotanist. The purpose for theeollection of iapacted sites is to expand the size of existing museum research collections which de not currently contain the quality or diversity of specimens which. are available from the existent sites to provide .adequate samples to serve to needs oi' future research. J-5) After pre-develooment collections are completed, the grading in the sediments of the Silverado and Pauba (?) Formations, and Older Alluvium shall be monitored full time. The following procedures shall be impleaented during monitoring: a) The monitor must be empowered to temporarily halt or redirect excavation equipment while fossils are being removed. The monitor shall be equipped to speedily collect specimens if they are encountered. b) Tme monitor, with assistance iP necessary, shall collect individual fossils and/or samples of fossil- bearing sediments. If specimens mf small aniaal species are encountered the most time and cost efficient method of recovery is to remove a selected volume of fossil- Dearing earth from the grading area and stockpile it off-site for later processing. e) Fossils recovered during earthmovinq or as a result of screen-washing of sediment samples shall be cleaned and prepared sufficiently to alloy identification. This alloys the fossils to be described in a report of findings and reduces the volume of matrix around specimens prior to storage, thus reducing storage costs. d) A report oZ findings shall be prepared and submitted to the public agency responsible for overseeing developments and mitigation of environmental impacts upon cocpletien of mitgation. This report would minimally Snclude a statement o f t h e t y p e s o f paleontologic resources found, the methods and procedures used to recover them, an inventory mf the specimens recovered, and a statement of their scientific significance. e) The paleontological specimens recovered as a result of mitigation shall be donated to a qualified scientific institution where they would be aftorded long term preservation and the opportunity for further scientific study. ~;. Mineral Resources PR07ECT IMPACTS Project developmeat W711 MITrGATrON NEAStrztEs preclude future use of the K-1) An amendment to the previously-approved Reclamation Plan far Slte for clay CXtraCtlOII; the mined area must be reviewed and approved by the City of haWBVei~Ih1S use has been Lake Elsinore and/or the. StaCe Nininq 8aard. The Reclamation Plan must be approved prior tm the issuance of found to be economically grading permits. infeasible. The Specific K-2) All mined areas of the Alberhill Specilic Plan area shall 6e Plan proposal; would regraded for development in accordance with the Reclamation eliminate the Stale MRZ Plan and Chapter 70 of the IIniform Building Code. zone Fram the site. The mined area of the site will require 'reclamation' in order to accommodate the project. ~~ Circulation PROJECT IMPACTS The Albezhill Ranch Specific Plan proposes an on-site circulation system which implements the Riverside county and City of Lake j;lsinore Circulation Elements. Bike trails, pedestrian walkways and an equestrian/hiking trail are also proposed. The project will generate 80,070 external trips and Si6,500 miles of travel per day. All intersections but one in the project area are projected to operate at Level of Service (LOS) C or better in the p.m. peak hour, with proposed improvements. Far future traffic conditions with azea wide growth and surrounding development plus the project, all intersections but one in the vicinity of the site will operate a[ LOS C or better. To achieve LOS C at all intersections, Lake St, should be upgraded to an urban azterial between I-IS and Coal Road. L-1) As development occurs the measures listed below ate recommended by Runzman Associates io mitigate the impact of the project on tratf is circulation. Some of these mitigations are for otf-site areas. The implementatimn mf each measure Shall be determined as future entitlements are granted for development in and around the project area. The City of Lake Elsinore and/or the County of Riverside Road Department will condition the project to participate in its fair-share of off-site improvements, where applicable. a. Improve Iake Streee between Coal Road and Interstate 15 to an Arterial cross-section (11o foot right-af-way) in conjunction with development. b. Improve Coal Road between Iake Street and Terra Cotta Road to a Major cross-section (100 Eoot tight-of-way) in conjunction with development. c. Improve Nichols Road between Ccal Road and the projec_ boundary east of I-15 to a Major cross-sacticn (100 fact right-af-way) in conjunction vitY development. d. Improve Robb Road to an Arterial cross-section (1.0 foot right-of-way) between Coal Road and Lakeshore Drive in conjunction with development. e. Imnrove Terra Cotta .Road to a Modified Secandar_ standard between Nichols Road and iakeshore Drive in conjunction with development. f. For future traffic conditions, intersection geometrics as recommended in the Tratfic Study should be„z. implemented. g. For existing plus project traffic conditions, traffic signals should be installed at the intersections of: Lake Street and Z-15 F7B Ramps Lake Street and I-15 Ea Ramps Lake Street and Temescal Canyon Road Robb Road and boal Road Robb Road and Lakeshore Drive Nichols Road and I-15 Wa Ramps Nichols Road and I-15 EB Ramps Nichols Road and Collier Avenue Terra Cotta Road and Coal Road Terra Cotta Road and Lakeshore Drive L-2) Maintain a high level of service along arterials by restricting parking and controlling roadway access. L-]) Improve all internal project streets shown on Exhibit 18, Circulaticn Plan, to appropriate roadway standards as indicated, and install traffic signals at project roadways when warranted as shown on Exhibit la. L-4) Landscape plantings and signs shall be limited in height within the vicinity of project rcadvays to assure good visibility. ~~: ~/ Public Facilities and Services PROJECT IMPACTS There aze presently no fire M+tication Measures stations within the required M-1) The project will be required to satisfy City and County Fire re5pOII5e time fOi the Department standards Eor lire protection, including response ti i re sta ons. times and distance to E proposed Category II urban develo men[, thou h the p g M-2) Due to the sites's location within the Hazardous Fire Area, spacial constructimn is required,. in accordance viLR City of Lake Elsinore may Riverside County ordinance No. Sa 6. be acquiring a Site On H-3) The project snail provide adequate Lire hydrants, water Lincoln $t. north Of lines, water pressure, etc. in accordance vita LRe , requirements of applicable city and county ordinances. Machado which would be capable Of providing an In addition, see Mitigation N-1 within Section N.N., Fiscal acceptable level of service. xmpact Report Summary. Mitigation N-1 recommends the formation Projecti le t ti ill oP a Community Pacil ities district under the MellC-Roos Community mp mea a on w Facilities Act of 1982 to pay Poi certain proj eet expenses. result in the need for 22 additional de uties in order p ri-4) Far the security and safety of Future residents, the t0 achieve the desired following crime prevention measures shall be considered officer/resident ratio. The during site and building layout design: Alberhill Ranch project prover lighting in Coen areas; ld * visibility of doors and windows from the street and wou generate an between buildings: estimated 2 224 S[udenl5 h e l , identiP the ouse number i ation system shall be visible and piOpOSeS Lwp 1S-acre and readily apparent to emergency response agencies. eiementary school and one 20-acrejunior high school sites The Alberhill Ranch In additicn, see Mitigation N-1 within Section N.N., Fiscal-~ . Impact Report Summary. Mitigation N-1 recommends the formation Specific Plan and the 306 of a community facilities district under the Melia-ROCS Community units WhlCh could be Facilities Act of 1982 tC pay for certain project expenses. accommodated wtthln the M-6) Tne project applicant shall be required to work with the R-1 and R-S portions Of affected school districts in order to satisfy their concerns the Annexation Area would and insure that adequate school facilities are available far future project residents. reSOIL In a 2.973 average da and 5 776 MGD i- ' M-6) The Project will be suhj ect to fees imposed by AB 2926 . max ~ (51.53 per square foot Cf inhabitable space). As two scheol mum da demand for wat districts are involved, the fees are split between the Lake y er. Elsinore and Elsinore IInion School Districts. A water distribution system IS pIOpOSed t0 serve Lhe M-7) All conditions pertaining to eater and vastevater prOjeC2 area. POIt1Ons Of requirements as specified by the Elsinore Valley Municipal Water District shall he Followed. the site would have to be Served by the 1800 $ M-e) Assurance for provision of adequate eater and vastevater . service shall be required prior to approval of a subdivision pressure Zone system, map, in accordance with the State Subdivision Map Act. which has IIO facilities 8t M-9) The project shall comply with Title 20, California this time and W1Il Cequlre 8 Administrative Code Section 1604 (E) (Appliance Efficiencj i l i li Standards), which establish eLFiciency standards that see reg ona pumpstat on nes + the maximum ilov rate of all new shoverheads, lavatort 8nd Storage IGSerVO1iS. Faucets, etc., 'as yell as Health and Safety Code Section Total avera a dail f1 W 17621.7 which requires low-flush toilets and urinals in 0 5 g y virtually all buildings. of 1.3893 MGD of sewage "' are anticipated. To provide M-10) Park lands shall be provided in accordance with City of Iake Elsinore Ordinance 85-74. sewage facilities, the master fanned treatment M-11) Where riding or hiking trails are provided within proj cot p open space, a minimum width of 14' should be allCVed to pladt Westerly of TemesCal accommodate both hikers and riders. Road must be constructed, In additicn, see Mitigation N-1 within Section N.N., Fiscal although aninterim pion is Impact Report Summary. Mitigation N-1 recommends the formatien av tiOn Of il bl f of a community facilities district under the Mello-Roos CCmmunity a a e ora Or p Facilities Act oL 1982 to pay for certain project expenses. the project, utilizing the ~/ ~~ CX1SGng Cheney Street K-12) Oevelopmant plans shall be provided to Scuthern California facility. The project WIII Gas Company, Southern California Edison and General Telephone as they become available in order to facilitate create a demand for $8.73 engineering, design and construction of improvements aCT¢S Of I2CTea[lOII necessary to provide service tm the project site. facilities, peT Ci[y M-17 ), Building energy conservation shall be achieved by Resolution 85-34 The compliance vith Title 24 of the California Administrative . Cade. Alberhill Ranch 'Specific Plan proposes a total of 80 acres of schools and parks, including a 30-acre Community Pazk. The projecf proposes a 14' equestrian/hiking trail from Nichols Road north through the open space, providing a connection to Lake Street for future off-site recreational uses as pazt of the County Pazk Depart- ment's proposed trail system. The project will create a demand for 182,946 kwh of electricity .- per day and 1,140,581 c.f. of natural gas per month. The project will generate 46 tons of solid waste per day, shortening the life of the Double Butte and El Sobrante Disposal sites. ~~ Fiscal Impact Report Summary PR07ECT IMPACTS: '°' " ' The principal results of the fiscal analysis are summarized below. Net surplus or deficit projected for the 15-year development period and the 16th year beyond for each of the four functional categories under consideration in the analysis are summarized as follows: Existing City Functions Excluding Fire Protection Recreation Services Fire Protection Function Total 15-Year Devel. Pericd - - - - - -$000's- 14,900.1 667.9 (4.a8d.01 TOTAL. POSSIBLE CITY FUNCTIONS 11,084.0 Remaining County Functions 11,092.3 TOTAL Of concern protection available including functions. 22,176.3 Year 16 & Beyond .(Annual) 1,745:7 71.6 (532.31 1,285.1 1,276.6 2,561.7 to the City may be projected deficits for the fire function. Some form of mitigation procedure should be to handle this amount of fire protection deficit, utilization of the projected surplus for other MITIGATION MEASURES N-1) If desired by the City of Lake Elsinore, a community facilities district shall be formed under the Mello-Roos Community Facilities Act of 1982 to pay for the cost of providing police, fire protection, ambulance and paramedic services and to pay for maintenance of parks, parkways and storm drains,. together with incidental expenses in connection therewith, by the annual levy of a special tax upon the lands within the community facilities district. - N=2) If desired by the City of Lake Elsinore, a district shall be formed under the Landscaping and Lighting Act. of 1972 to pay for the cost of maintenance .and servicing of street lighting, landscaped areas and other improvements authorized thereunder, including acquisition of land for park, recreational or open space purposes, together with incidental expenses in connection therewith, by the annual levy of an assessment upon the lands within the landscaping and lighting district. r'Cl Lam/ ~ EXHIBIT II. STATEMENT OF FACTS JULY 5, 1989 SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE PROPOSED PROJECT,, FINDINGS WITH RESPECT TO SAID EFFECTS, AND STATEMENT OF FACTS IN SUPPORT THEREOF, ALL WITH RESPECT TO THE PROPOSED AMENDMENT OF THE GENERAL PLAN OF THE CITY OF LAKE ELSINORE AND RELATED ACTIONS PERTAINING THERETO FOR GPA 89-7, and ALBERHILL RANCH SPECIFIC PLAN 89-2. BACKGROUND The California Environmental Quality Act (CEQA) and the State CEQA Guidelines (Guidelines) promulgated pursuant thereto provide: "No public agency shall approve or carry out a project for which an Environmental Impact Report has been completed and which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding." (Section 15091) The City of Lake Elsinore proposes to approve the proposed project, including amendments to the General Plan Land Use Element, the City Zoning Code, and approval of the Alberhill Ranch Specific Plan. Because the proposed actions constitute a project under CEQA and the Guidelines, the City of Lake Elsinore has prepared an Environmental Impact Report (89-2). The EIR identified certain significant effects which may occur as a result of this project. Further, this Council has determined that the EIR is complete and has been prepared in accordance with CEQA and the Guidelines. Therefore, the following findings are set forth herein pursuant to Section 15091 of the .CEQA Guidelines. I 1) GEOLOGY, SOILS & SEISMICITY Significant Effect - ~_ L/ Project implementation will alter the existing natural landform. Remedial grading and recontouring will be necessary in the mined out areas of the site. Project grading is anticipated to balance on-site. The project proposes retention of the majority of the primary ridgeline which extends through the center of the site. Areas of uncertified fills will require either full or partial removal and recompaction. FINDING.- Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - Project grading for the Alberhill Ranch Specific Plan will blend with the natural topography. as much as possible, by clustering development, terracing on hillsides and by preserving 531 acres of natural open space. IMPLEMENTING ACTION - Prior to construction, the City Engineer shall approve a grading plan and all supporting studies. Significant Effect - Grading will also be needed to stabilize potential landslide .-- areas. There is the potential for soil settlement and liquefaction impacts during a seismic event. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - Within landslide areas, partial removal and/or buttressing will be required. Additional slope stability analyses shall be performed. The presence or absence of suspected faults on-site shall be confirmed by trenching. Erosion of slopes shall be controlled. Additional study is needed to develop mitigations for liquefaction prone soils. ~~ IMPLEMENTING ACTION - Prior to construction, the City Engineer shall approve a grading plan and all supporting studies. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 2) HYDROLOGY Significant Effect - Project development will increase runoff on-site, increasing flows in Walker Canyon Creek and other downstream facilities. The proposed storm drain system would discharge flows into Walker Canyon Creek just west of I-15. Due to the magnitude of the flow at the discharge point, energy dissipatators are required to prevent erosion of the stream bed. Some improvements (minimal) to Walker Canyon Creek are anticipated adjacent to the proposed commercial area to prevent channel erosion and to respond to potential flood hazards in this area. Runoff entering the Creek will contain minor amounts of pollutants typical of urban use. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - All drainage facilities shall conform to the standards of the Riverside County Flood Control and w Water conservation District and the City of Lake Elsinore Community. Development Department. Erosion control devices and an energy dissipatating device shall be provided in order to protect the existing stream bed of Walker Canyon Creek, if necessary. Also, the California Department of Fish and Game, the United States Department of Fish & Wildlife and the Army Corps of Engineers shall be contacted to secure all necessary permits. IMPLEMENTING ACTION - Prior to tentative tract map approval, the project proponent will submit for review and approval drainage plans to the City of Lake Elsinore Community Development Department and other affected governmental agencies. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. ~/ 3) NOISE Significant Effect - Construction noise represents a short term impact on ambient noise levels. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the. final EIR. FACTS IN SUPPORT OF FINDING - Construction hours will be limited to minimize noise impacts to existing residential development. IMPLEMENTING ACTION - Issuance of City construction permits by the project proponent will be subject to any City Noise Ordinances and Policies. Significant Effect - Traffic generated by the Alberhill Ranch specific plan will result in substantially increased noise levels along on-site and off-site roadways. Of the off-site roadway links experiencing a noise increase greater than 3 dB, only two are adjacent to existing residential use. On-site lots along Lake Street, Robb Road and Coal Road may experience noise levels over 65 CNEL without mitigation. FINDING - Changes or alterations have been required in, or -- incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - All on-site residential lots and dwellings shall be sound attenuated so as not to exceed an exterior standard of 65 dB CNEL in outdoor living areas and an interior standard of 45 dB CNEL in all habitable rooms. The project proponent shall participate in any in-place City off-site highway noise mitigation program. IMPLEMENTING ACTION - The project proponent will be required to submit additional acoustic studies to the City of Lake Elsinore prior to tentative tract map approval. All significant environmental effects that can feasibly be avoided have been. eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 4) CLIMATE AND AIR QUALITY Significant Effect - Temporary air quality impacts will .result from project construction. ~~ FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. ~ FACTS IN SUPPORT OF FINDING - To minimize dust generation SCQAMD Rule 403 requiring watering during grading operations shall be adhered to. IMPLEMENTING ACTION - During all grading operation, adherence to SCQAMD Rule 403 shall be required. Significant~Effect - When the project is completed and occupied, the project area will be directly affected by: (1) vehicle emissions from project traffic, (2) indirectly influenced by pollutants emitted by power generation plants which serve the project in the South Coast Basin. Projected total emissions will increase existing subregional emissions by 10.7% - 23.3% within Source Receptor 25. FINDING - Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. -Such changes have been adopted by such other agency or can and should be adopted by such other agency. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives Y= identified in the EIR. FACTS IN SUPPORT OF FINDING - The most significant reductions in regional air pollutant emissions are attainable through programs promulgated by the South Coast Air Quality Management District (SCAQMD) which reduce reliance on vehicular travel associated with the project. Additionally, energy conservation measures are included in the AQMP. IMPLEMENTING ACTION - The City of Lake Elsinore shall implement measures included in the AQMP as part of future project approvals. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. Regional air quality impacts are considered a significant adverse -- impact of the project. 5) WILDLIFE AND VEGETATION Significant Effect - Project implementation will require the removal of vegetation on approximately 1,300 acres of the site, which will destroy wildlife ~~ habitats as well. However, the Alberhill Ranch Specific Rlan retains 531 acres of open space, permanently preserving sensitive riparian habitats along Temescal Creek, avoiding impacts to the least bells vireo. ~ FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - An erosion control plan shall be prepared for all development areas draining into Temescal Creek. Any modification to: the Creek will require permits from the Department of Fish and Game and the U.S. Fish and Wildlife Service. Revegetation of slopes shall utilize native species. IMPLEMENTING ACTION - Prior to issuance of a grading permit, an erosion control plan shall be approved by the City of Lake Elsinore and clearance from the Department of Fish and Game and the U.S. Fish and Wildlife Service may be required. Significant Effect - Development in areas presently occupied by the SKR will<eliminate existing populations of the species. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the` final EIR. FACTS IN SUPPORT OF FINDING - As the SKR is on the Federal Endangered Species List, project development will be subject to City of Lake Elsinore Ordinance 89 - IMPLEMENTING ACTION - Project developer shall abide by City Ordinance 89 - as tentative tract maps are approved. Significant Effect - Three sensitive plant species are known to exist within the project. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternative identified in the EIR. FACTS IN SUPPORT OF FINDING - The City and Project Developer shall determine the feasibility of implementing the suggested mitigations from the botanical assessment included as part of the "Response to Comments" section of the Final EIR. Where possible the ~~ City shall approve a Resource Management Plan. Due to topographical and soil constraints, it is possible that project development will result in the loss of sensitive plant resources. IMPLEMENTING ACTION - Prior to grading of biologically sensitive areas the feasibility of a Resource Management Plan shall be reviewed by the City of Lake Elsinore. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. The loss of sensitive plant resources would be considered A significant adverse impact of the project. 6) LAND USE Significant Effect - Project approval will result in the annexation of 2,667 acres into the City of Lake Elsinore. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - The designations applied to the properties within the annexation are either comparable to existing County designations or the City~s "SPA" designation, which requires preparation of a Specific Plan as part of any project approval. IMPLEMENTING ACTION - The City of Lake Elsinore will require either adoption of a Specific Plan or tentative tract maps prior to any construction. Significant Effect - The Alberhill Ranch project will result in a "Specific Plan" designation on the City General Plan and the construction of 3,705 d.u. on 896 acres of the site, 531 acres of open space, 254 acres of commercial use, 30 acres parks and 50 cres of school/park sites. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - The preparation of the Alberhill Ranch Specific Plan complies with the City of Lake Elsinore General Plan designation and it contains special land use and design controls that are not available when land develops on a tract by tract basis. Adequate school facilities, parks and open space, circulation, etc. are provided, as are design guidelines, site planning criteria, etc. No additional mitigation for impacts to land use are recommended.. ~/ IMPLEMENTING ACTION - The City of Lake Elsinore shall adopt a Specific Plan for the Alberhill Ranch prior to the filing of tentative tracts. a All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 7) POPULATION AND HOUSING Significant Effect - Utilizing the factors established by the City of Lake Elsinore for park dedication requirements, a population of 11,841 persons would be generated by the Alberhill Ranch Specific Plan. A population of 1,114 persons would be generated within the other portions of the Annexation Area. The resulting 12,955 population represents a 100% increase to the 1988 City population. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - SLAG GMA-1 Baseline Projections are not exceeded. The Alberhill Ranch Specific Plan also proposed 254 acres of commercial use, creating an estimated 3,097 jobs for project and area residents, enhancing the job/housing balance in the region.~- No mitigation measures are recommended for the increased housing and population generated by the project. .Mitigation measures relative to the increased demand for service as a result of the annexation request are discussed in Section IV M., Public Facilities and Services,- of the Final EIR. IMPLEMENTING ACTION - City of Lake Elsinore shall adopt a Specific Plan which complies with the Housing Element of the City General Plan. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 8) ENERGY RESOURCES The Alberhill Ranch Specific Plan will create a demand for 749,200 cubic feet of natural gas per day and 182,946 kwh of electricity per day. The 306 units which could be accommodated within the R-1 and R-S zoning of the annexation area will consume 67,983 cubic feet of natural gas and 6,000 kwh of electricity. FINDING - Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such findings have been adopted by~such other agency or can and should be adopted by such other agency. ~,/ FACTS TN SUPPORT OF FINDING - The Architectural Guidelines for the Alberhill Ranch Specific Plan requires that future development comply with several measures relating to energy conservation. IMPLEMENTING ACTION -All necessary permits and approvals shall be granted by the respective public agency as part of the tract map approval process. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or_future project approvals as set forth above. 9) AESTHETICS Significant Effect - Implementation of the Alberhill Ranch Specific Plan will permanently alter the nature and appearance of the site through grading and development. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - Approximately 531 acres of the site will remain as open space, .encompassing the significant ridgeline located west of and parallel to I-15, as well as the riparian vegetation associated with Temescal Creek. No grading is proposed within this area; therefore appearances of the site from portions of I-15 will not be impacted by project development. Project approval will significantly improve the appearance of the mined area on-site. In addition, the Specific Plan contains Development Standards and Design Guidelines which regulate future development within the project. IMPLEMENTING ACTION - The City of Lake Elsinore shall be responsible for implementing the design guidelines of the Specific Plan as future applications .are processed. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 10) HISTORIC AND PREHISTORIC RESOURCES Significant Effect - Project grading could result in the destruction of known and unknown on-site archaeological and paleontological resources. All known sites will be directly impacted by development. The mining historical site will be removed as a result of project development; however, its recordation is adequate mitigation. ~,/ FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. ~ FACTS IN SUPPORT OF FINDING - For archaeological resources, data collection for site one shall be performed and data collection/testing program shall be performed for site two. An archaeologist shall be contacted if any cultural resources are found during grading. Samples shall be collected from known sites prior to project grading. Grading in the sediments of the Silverado, Pauba and Older Alluvium shall be monitored full time to permit the collection of specimens. IMPLEMENTING ACTION - Mitigation resources identified in the Final EIR shall be implemented as part of grading permit issuance. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 11) MINERAL RESOURCES Significant Effect - Project development will preclude future use of the site for clay extraction. The Specific Plan proposal would eliminate the State MRZ zone from the site. The mined area of the site will require -- "reclamation" in order to accommodate the project. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - An amendment to a previously-approved Reclamation Plan for the mined area must be reviewed and approved by the City and/or the State Mining Board. IMPLEMENTING ACTION - Project developer shall prepare an amendment to the previously approved Reclamation Plan for the mined area for approval by the City and/or the State Mining Board prior to issuance of grading permits. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 12) CIRCULATION Significant Effect - The project will generate 80,070 external trips and 576,500 miles of travel per day. 1~ FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - The Alberhill Ranch Specific Plan proposes an on-site circulation system which implements the Riverside County and City of Lake Elsinore Circulation Elements. Improve Lake St. between Coal Rd. and I-15 to an Arterial; improve Coal Rd. between Lake St. and Terra Cotta Rd. to a Major; improve Nichols Rd. between Coal Rd. and the project boundary east of I-15 to a Major; improve Robb Rd. to an Arterial between Coal Rd. and Lakeshore Dr; and improve. Terra Cotta Rd. to a Modified Secondary between Nichols Rd. and Lakeshore Dr. IMPLEMENTING ACTION - The City Engineer shall approve the phasing and design of road improvement plans as tentative tract maps are approved. Significant Effect - All intersections but one in the project area are projected to operate at Level of Service (LOS) C or better in the p.m. peak hour, with proposed improvements. For future traffic conditions with area wide growth and surrounding development plus the project, all intersections but one in the vicinity of the site will operate at LOS C or.better. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - Intersection geometries recommended by the Traffic Study should be implemented. For existing plus project traffic conditions, traffic signals are warranted at l0 intersections. IMPLEMENTING ACTION - The City Engineer shall approve the phasing and design of road improvement plans as tentative tract maps are approved. Significant Effect - Project development will warrant alternative sources of transportation. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - Bike trails, pedestrian walkways and an equestrian/hiking trail are proposed within the Alberhill Ranch Specific Plan. l,/ IMPLEMENTING ACTION - The City of Lake Elsinore Community Development Director shall require the implementation of all trails and bikeways addressed within the Specific Plan as tentative tract maps are approved. ,, All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. 13) PUBLIC FACILITIES & SERVICES Significant Effect - There are presently no fire stations within the required response time for the proposed Category II urban development, though the City of Lake Elsinore may be acquiring asite on Lincoln st., north of Machado which would be capable of providing an acceptable level of service. Project implementation will result in the need for 22 additional deputies in order to achieve the desired officer/resident ratio. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making -- the finding. Such findings have been adopted by such other agency or can and should be adopted by such other agency. FACTS IN SUPPORT OF FINDING - The project will be required to satisfy City and County Fire Department standards for fire stations. A Mello-Roos District may be formed to pay for certain project expenses. IMPLEMENTING ACTION - City and County Fire Department standards shall be satisfied prior to construction of any inhabitable structures . Significant Effect - The Alberhill Ranch project would generate an estimated 2,224 students and proposes two 15-acre elementary school and one 20-acre junior high school site. FINDING - Such changes or alterations are within the responsibility and .jurisdiction of another public agency and not the agency making the finding. Such findings have been adopted by such other agency or can and should be adopted by such other agency. FACTS IN SUPPORT OF FINDING - The project will be subject to school impact fees imposed by AB 2926. l~ IMPLEMENTING ACTION - Project .development will be subject to the payment. of impact fees imposed by AB 2926 prior to issuance of building permits. Significant Effect - The Alberhill Ranch Specific Plan and the 306 units which could be accommodated within the R-1 and R-S portions of the Annexation Area would result in a 2.973 average day and 5.776 MGD maximum day demand for water. A water distribution system is proposed to serve the project area. Portions of the site would have to be served by the 1800.5 pressure zone system, which has no facilities at this time and will require a regional pump station, lines and storage reservoirs. Total average daily flows of 1.3893 MGD of sewage are anticipated. To provide sewage facilities, the master planned treatment plant westerly of Temescal Road must be constructed, although an interim plan is available for a portion of the project, utilizing the existing Cheney street facility. FINDING - Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such findings have been adopted by such other agency or can and should be adopted by such other agency. FACTS IN SUPPORT OF FINDING - All conditions pertaining to water and wastewater requirements as specified by the Elsinore Valley Municipal Water Dist. shall be followed. In order to conserve water, the project shall comply with Title 20 of the Calif. Admin. Code. IMPLEMENTING ACTION - Assurances for provision of adequate water and wastewater service is required prior to approval of a subdivision map, in accordance with the State Subdivision Map Act. Significant Effect - The project will create a demand for 58.73 acres of recreation facilities, per City Resolution 85-34. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. FACTS IN SUPPORT OF FINDING - The Alberhill Ranch Specific Plan proposes a total of 80 acres of .schools and parks, including a 30-acre Community Park. The project proposes a 14' equestrian/hiking _ trail from Nichols Road north through the open space, providing a connection to Lake Street for future off-site recreational uses as part of the County Park Department's proposed trail system. IMPLEMENTING ACTION - City Resolution 85-34 will be implemented as tentative tract maps are approved. ~~ Significant Effect - The project will generate 46 tons. of solid waste per day, shortening the life of the Double Butte and E1 Sobrante Disposal sites. FINDING - Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR. Such changes or alterations are within the responsibility and jurisdiction of- another public agency and not the agency making the finding. Such findings have been adopted by such other agency or can and should be adopted by such other agency. FACTS IN SUPPORT OF FINDING - The Specific Plan includes guidelines for provision of trash collection stations. IMPLEMENTING ACTION - Project developer will incorporate those guidelines described in the Specific Plan as individual tentative tract maps are approved. All significant environmental effects that can feasibly be avoided have been eliminated or substantially lessened by virtue of mitigation measures identified in the Final EIR and incorporated into the project or future project approvals as set forth above. ~~ STATEMENT OF OVERRIDING CONSIDERATIONS JULY 5, 1989 BACKGROUND The California Environmental Quality Act (CEQA) and the State EIR Guidelines promulgated pursuant thereto provide: "(a) CEQA requires the decision maker to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. If the benefits of the proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered 'acceptable'. (b) Where the decision of the public agency allows the occurrence of significant effects which are identified in the final EIR but are not at least substantially mitigated, the agency shall state in writing the specific reasons to support its action based on the final EIR and/or other information in the record. This statement may be necessary if the agency also makes the finding under section 15091 (a) (z) or (a) (3). (d) If an agency makes a statement of overriding considerations, the statement should be included in the record of the project approval and should be mentioned in the Notice of Determination (Section 15093 of the Guidelines)." The City of Lake Elsinore proposes to approve the proposed General Plan Amendment, Zone Change, and the Alberhill Ranch Specific Plan. Because these actions constitute a project under CEQA and the State CEQA Guidelines, an Environmental Impact Report (89-2) has been prepared by the City of Lake Elsinore. The EIR has identified certain significant effects that will result from this project that cannot feasibly be completely avoided. The preceeding Statement of Facts contains a listing of significant effects which reflect the unavoidable adverse impacts associated with the proposed project. The following overriding considerations are provided against which these unavoidable adverse effects are balanced in reaching a decision on this project. The remaining unavoidable adverse impacts are found acceptable given the mitigations, conditions and overriding considerations contained in this Resolution. 1. The Alberhill Ranch project will provide a variety of residential dwellings within a master-planned residential community which utilizes innovative site planning concepts while maintaining the visual attributes of the project. ~/ 2. The Alberhill Ranch project will provide a sufficient variety of housing types which reflect existing economic parameters, complement current housing supply and respond to market demand. 3. The Alberhill Ranch project is proposed for development in a manner which is consistent with existing and planned surrounding land uses. 4. The Alberhill Ranch will designate approximately 531 acres or 28% of the site for natural open space uses. The majority of the open space will be retained north of the primary ridge line in Walker Canyon. The riparian woodland along Temescal Creek will be preserved in .order to maintain a significant wildlife habitat on the site. 5. The development of the Alberhill Ranch will preserve the significant ridge line located west of and parallel to I-15 thus preserving the view and appearances of the site from most portions of I-15. Development will significantly improve and enhance the _ appearance of the mined area on-site. 6. The Alberhill Ranch Project will participate in improvements to the overall circulation system surrounding the site by providing for the upgrading of Lake St., Robb Road, Coal Road and Nichols Road. 7. The Alberhill Ranch Project will significantly add to the existing non-vehicular circulation systems in the area by providing bike lanes, walkways and equestrian hiking trails throughout the property. 8. The Alberhill Ranch Project will provide to EVMWD new water distribution and storage facilities and new sewage treatment facilities to serve the Alberhill Ranch Project and adjacent areas thereby improving the quality of service to the area north of the City of Lake Elsinore. 9. Upon ultimate development, the Alberhill Ranch Project is expected to generate a positive monetary contribution to the City of Lake Elsinore and County of Riverside in excess of $2,500,000 annually,. as well as the creation of over 3,000 new jobs. i ~~ _ EXHIBIT III ~~ TABLE 10 COMPLIANCE WITH GENERAL PLAN GOALS - ALBERHILL RANCH LAND USE GOALS Goal 1.1 Provide the citizens of Lake Elsinore with a balanced commu- nity of ~reaidential, commercial, industrial, recreational, and institutional uses necessary to satisfy the social and economic segments of the population. Objective: Encourage the development of both existing and new neighborhoods in an orderly fashion, wherever growth does not exceed the capacity of the community to provide necessary services and facilities. Implementation: All infrastructure improvements shall be assured prior to or concurrent with the development of new neighborhoods in Alberhill Ranch. School and park sites shall be dedicated in accordance with school district requirements and adopted City ordinances. Objective: Encourage the development of commercial centers at strategic points in the Planning Area. Implementation: Neighborhood commercial sites are provided in close proximity to residential areas. Community and sub-regionally oriented commercial sites are located at both freeway interchanges at Lake Street and Nichols Road. Objective: Enhance and encourage the revitalization of the Central Business District to serve the needs of perma- nent-residents and tourists. Implementation: No specialty retail or tourist-oriented commercial sites are designated within the project area to compete with such uses in the CBD. Objective: Encourage the location of Industries which are compatible with the Valleys resources, climates and appearance. Implementation: The mixed use development concept implemented by the C-SP designations in the project area will accommodate light industrial, research and development uses at prime freeway locations. -246- ~~ Goal 1.2 Enhance the quality of life for Lake Elsinore residents while accommodating gradual development which harmonises with the natural environment. Objective: Create an urban environment which is satisfying to the residents of the community, and which will appeal to the many people in Southern California who seek loca- tions for recreation purposes or permanent residence in Lake Elsinore. Implementation: Both active and passive recreational areas and expansive open spaces have been integrated into the design of the project. Goal 1.3 Provide an adequate level of public services and facilities for the present and future residents of the City. Objective: Existing sewer and water deficiencies will be corrected prior to, or concurrent with, the extension of services and facilities to ,undeveloped areas. Implementation: Both on-site and off-site improvements to-- water and sewer facilities are programmed as part of this project. Objective: Adequate solid waste facilities will be provided which are suitably located to serve the Planning Area. Implementation: Solid waste disposal services will be ar- ranged prior to the occupancy of residential and non- residential buildings within the project. Objective: Adequate school facilities and services will be provided to all new development in the City. Implementation: School sites have been incorporated into the Land Use Plan in accordance with Lake- Elsinore and Elsinore Union High School Districts criteria. CIRCULATION GOALS Goal 2.1 Provide a network of transportation systems to serve the needs of residents and visitors to the Elsinore Valley. Objective: Plan for and implement a network of arterial, .major, .and collector roads that together provide proper access between the various parts of the City. -247- ~~ Implementation: Roadways within Alberhill Ranch have been designed and t3i11 be improved according to City General Plan standards. Objective: Maintain the current level of transit services .and expand such services as required when demand levels increase. Implementation: Transit facilities such as benches, shel- tera, and pedestrian access will be provided along expanded .transit routes as required by City standards. Objective: Insure that adequate on-site parking facilities are provided for all land uses. Implementation: Parking facilities shall be provided in accordance with City regulations. Objective: Provide for the safe and convenient use of.bicy- cles throughout the City for recreation and as a viable alternative to the automobile as a form of transports- ~ tion. Implementation: Bike lanes linking designated City and County routes have been delineated throughout the prof- ect and will be improved i.n conjunction with road con-_ struction. ENVIRONMENTAL RESOURCES MANAGEMENT GOALS Goal 3.1 Conserve biotic and physical resources of scientific and ecological value for the benefit of future generations. Objective: Protect and maintain significant examples of plant and animal life by reducing negative impacts. of human activities. Implementation: An extensive natural buffer will be main- tained .between areas of human. activity south of the primary ridgeline in the center of the site and the riparian habitat area along Temescal Creek. . Goal 3.2 Preserve the unique open space character of the Lake Elsinore Planning Area. Objective: Fulfill the City~s responsibility- as trustee of the environment for succeeding generations by maintain- ... ing open space resources. -248- ~~ v Implementation: Extensive open space has been retained by utilizing clustered development concepts adjacent to natural areas, such as Planned Residential Devglopment. Natural open space will be maintained in the Walker Canyon area of the .project site, providing a scenic corridor along Interstate 15 between Lake Street and Nichols Road. Goal 3.3 _ Promote the use of mineral, groundwater and air resources with economic or public significance in a manner which will insure their productivity and utility to present and future generations. - Objective: Promote the economic use of mineral and ground- water deposits in a manner which will generate benefits to present and future generations. Implementation: 'The economic value of mineral resources on- site will ba re-evaluated as part of this planning process. Objective: Maintain and improve, wherever possible, the Planning Area's air quality. Implementation: Concentrations of vehicle emissions from traffic generated from the project should not exceed the standards established by AQMD and SCAG. Goal 3.4 Protect and preserve areas with prime agricultural lands from premature conversion to urbanized uses. Objective: protect and maintain agricultural lands which permit production of food and fiber as wall as provide open space views which contribute to the rural character of the Lake Elsinore Valley. _ Implementation: No land classified as Prime Agricultural Land will be converted to urban uses as part of this project. Goal 3.5 Protect and expand areas containing recreational resources in a manner that will preserve the integrity of the resource. Objective: Maintain an open space system which provides outdoor recreation opportunities for residents. and visitors. -249- _y 1 ~ Implementation: Recreational opportunities are available in open space areas adjoining development areas, such as along. the south side of the primary ridgeline, to en- hance access to .residents. Goal 3.6 Enhance the physical, mental and spiritual well being of City residents by providing opportunities for relaxation , rest, activity, education, and relationships with their neighbors. Objective: Provide recreational facilities wh~.ch are easily accessible to all to all residents. Implementation: Two neighborhood parks and one community park have been incorporated into the land use plan in close proximity tb residential areas. Goal 3.7 Protect and preserve historic cultural resources. Objective: Encourage cultural, educational and recreational facilities and activities, ensuring their activity. Implementation: During the tentative map stage, proposeda grades for the site will be designed to increase stabil- ity in mined areas and landslide areas. Goal 3.9 Provide a living environment free from potential hazards associated with slope failure or mudslide. Objective: Reduce the loss of life, damage to property, and social and economic dislocations resulting from flood or dam failure hazards. Implementation: Drainage will be controlled by constructing more stable slope gradients, revegetating slopes, and ' constructing properly engineered drainage systems. Goal 3.11 Provide a living environment free from potential hazards associated with extensive wildland and structural fires. Objective: Reduce the loss of life, damage to property, and the economic and social dislocations resulting from wildland and structural fires. -250- ~~ Implementation: ThG threat of wildland fire will be reduced through the installation and maintenance of fuel modifi- cation zones between development areas and natuxal open spaces; Structural fires will be prevented through the enforcement. of Fire Code requirements during the build- ing permit stage. Goal 3.12 Provide an-adequate level of public security. Objective: Reduce the loss of life, damage to property, and the economic and social dislocations resulting from ' breaches in security and violations of law. Implementation: Ensure the design of subdivisions and devel- opment projects in. keeping with defensible space con- cepts; Enforce building security requirements at building permit stage. HOUSING GOALS Goal 4.1 Provide a variety of housing types proportionally priced and sized to meet resident and community needs. -- Goal 4.2 Encourage development in areas of existing public facilities and services. Goal 4.3 ' Maintain the existing housing stock through rehabilitation. Goal 4.4 Provide environmentally sensitive and energy efficient hous- ing in the City. Goal 4.5 Facilitate communication between the public and private sectors in the housing market. Objective: Concentrate on providing public facilities and services in areas of existing development and discourage development which requires extending public facilities and services. Implementation: Alberhill Ranch is directly adjacent to existing and developing residential areas and represents a .logical extension of the prevailing urban pattern ; -251- _..~ ' i ~~ The extension,of public facilities and services will be funded by thole areas which directly benefit from those facilities and services. NOISE GOALS Goal 5.1 Protect and maintain those areas having acceptable noise environments, and provide for the reduction oP noise where the noise environment is unacceptable. Objective: Protect and enhance the City's noise environment by simultaneously controlling noise at its source, along its transmission paths, and at the site of the ultimate receiver. First priority shall be given to residential areas to assure an environment free Prom excessive or damaging noise. Control of noise at its source shall be given priority over changes to residential structures or neighborhoods where practical. Implementation: Anticipated noise levels generated by traf- fic through the project will not exceed City standards; Adequate landscape buffers and building setbacks will ' ensure noise attenuation. No residential development is proposed adjacent to I-15. -- COMMUNITY DESIGN GOALS Goal 6.1 Improve Lake Elsinore'8 physical, visual, and historic envi- ronments. Objective:. Recognize and protect major views in the City with particular attention given to scenic hillsides and the Lake. Implementation: Predominant landforma within the project area will be maintained; Grading concepts will utilize existing contours to the extent feasible. Objective: Enhance the general quality of design and empha- size the unique character of each residential neighbor- hood, and commercial and industrial areas. Implementation: Extensive design guidelines and development :standards have been incorporated. into this Specific Plan; To be applied during Site Plan and Subdivision Map Review. Objective: Encourage the preservation of buildings which have historic and/or architectural merit. -252- ~,/ Implementation: Noxbuildings worthy of preservation exist on the site. ~ Objective: Maintain the present scale of buildings within the City. - Implementation: Development standards contained within this Specific Plan recognize and ara consistent with the present scale of the City. Goal 6.2 Improve the visual quality as well as the physical efficiency of the existing and future circulation systems. Objective: Provide safe, attractive, scenic routes which will serve the motoring public, bicyclists and pedestri- ans. Implementation: Extensive landscaped corridors are provided along the project circulation system which incorporate ample pedestrian facilities and bike lanes. Objective: .Increase the clarity of routes for travellers. Implementation: The proposed streetscape program defines the hierarchy of highways and streets serving the project•- area, providing clearer direction for those utilizing the circulation system. -253- ~~ TABLE 11 CONFORMANCE WITH CITY COUNCIL POLICIES - ALBERHILL RANCH Policy (1): The City shall not amend, alter, or apply the General Plan or Zoning designations in any manner which would clearly or likely cause potential harm to the health, safety, or general welfare of the citizens and residents of~the City of Lake Elsinore. Conformance: The General Plan Amendment and Pre-Zoning of the Alberhill Ranch Specific Plan Area will benefit the citizens and residents of the City by including the area within the City's jurisdiction, adding to its tax base and providing for its control of development. Policy (2): The City shall not amend, alter or apply the General Plan or Zoning designations in any manner which would result in an INCONSISTENCY between the General Plan and the Zoning Code. Simultaneous amendments to either the General Plan or a Zoning designation are permitted when they are elements of a single project proposal. Conformance: Amendment of the General Plan and Pre-Zoning of the project site are elements of a single proposal and -" will provide consistency between the General Plan Land Use Map and City Zoning Map. Policy (3): The City shall not approve any proposed land use project or modification of the General Plan and Zoning which clearly can be seen to cause significant environ- mental harm to the City of Lake Elsinore and/or its citizens and residents unless substantial factual infor- mation is submitted and made a part of the public record so that well founded overriding considerations can be made. Conformance: A comprehensive environmental assessment and .Environmental Impact Report have been completed on the project and provide all necessary disclosures regarding anticipated impacts and mitigation measures. Policy (4): The City shall give its first preferred consid- eration to those development proposals which provide for regional and aubregional .'.commercial/industrial uses which clearly avoid any significant conflict with the land uses and potential land uses of the downtown Cen- tral City Cora as a "Specialty Commercial" development center. Said Specialty Commercial uses include but are not limited to: professional office uses, specialty retail uses, restaurant/outdoor cafe uses, and other -254- ~,/ similar land ruses which vehicular movements. do not generate high volume Conformance: Areas designated C-SP within the project are intended to attract regional and subregional commercial/ industrial uses. No specialty retail or tourist commer- cial uses are proposed as part of the Specific Plan. Policy (5): The City shall give its second preferred consid- eration to those development proposals which provide for middle and upper income residential development. The need for such land use development is viewed as criti- cally needed within the City to provide for improved urban standards and community balance. Conformance: The Specific Plan provides for a variety of residential housing types, including those preferred by this policy. Policy (6): The City shall give its third preferred consid- eration to those development proposals which provide for YEAR AROUND RECREATIONAL USES. The City shall give priority to those recreational development proposals which provide facilities that clearly lend themselves to year around use by the public. ~_ Conformance: Recreational uses are provided in the Porm of neighborhood and district level facilities as defined in the City General Plana Policy (7): The City shall insure that where high density, multiple family, .residential land uses are proposed that said uses are: (1) not greater than 10 net acres in size either by themselves or as an accumulation of 10 net acres with surrounding adiacent high density, multi- ple family, residential uses; and, (2) that the design of such high density, multiple family, residential uses provides for adequate open common areas. This Policy shall not apply to any current or proposed Specific Plans which may be approved by the City. Conformance: High density residential sites within the project area do not exceed 10 acres in size and are not adjacent. Policy (8): The City shall view Lake Elsinore as the primary center or beginning point for the overall development of the City now and in the future. In this view, the City shall endeavor to generally reduce the intensity of land uses as land use projects distance themselves from the .Lake. .Major commercial and/or industrial centers shall also be viewed as land use centers where surrounding land use intensity is gradually reduced as projects distance themselves from such centers. Ultimata land -255- use patterns within the City shall result from a full consideration ,~of: existing and proposed infrastructure facilities, environmental conditions and limitations, and social and Community needs. Conformance: Residential density of the project is ~onsis- tent with those of other Specific Plan projects at the clty~s perimeter. The intensity of non-residential uses are of appropriate scale to accommodate regional and subregional demands at freeway interchanges and are reduced to accommodate residents within the project itself. Policy (9): Established rural residential property shall not have high intensity land uses placed adjacent to and contiguous with its boundaries. Conformance: No high intensity land uses are proposed adja- cent to any established rural residential areas. 1 -256-