HomeMy WebLinkAboutOrd. No. 1990-879ORDINANCE NO. 87°
ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF LAKE ELSINORE
APPROVING A SPECIFIC PLAN
FOR THE TUSCANY HILLS DEVELOPMENT AND
MAKING CERTAIN FINDINGS WITIi RESPECT TI3ERET0
WHEREAS, the City Council of the City of Lake Elsinore
(the "City") has previously certified an environmental impact
report No. SCH 79082906 (the "EIR~~) with respect to the Tuscany
Hills Development (the ~~Project"); and
WHEREAS, Homestead Land Development Corporation (the
"Developer~~), as developer of the Pxoject, subsequently entered
into consultation with the United States Fish and Wildlife
Service regarding a Conservation Plan for Stephens' Kangaroo
Rat habitat, to be implemented by a Conservation Agreement
among the City, the Developer, and the United States Eish and
Wildlife Service (the ~~Conservation Agreement~~) and an
Agreement and Declaration of Covenants, Conditions and
Restrictions on Use ("Declaration of Covenants"); and
WI3EREAS, the City has caused an Addendum to the EIR to
be prepared which addresses the technical changes to the
~' Project associated with the execution, delivery and performance
of the Conservation Agreement and Declaration of Covenants, and
which addresses the technical changes to the Project associated
with the conversion of the Project from a mixed single- and
multi-family development to a single-family development; and
WHEREAS, the Planning Commission has previously
reviewed the EIR and the Addendum and has recommended that the
City Council (1) certify that the Addendum has been prepared in
accordance with the requirements of the California
Environmental Quality Act and the City's CEQA guidelines;
<2) approve the Specific Plan Por the Project, (3) approve the
Conservation Agreement and the Declaration of Covenants and
(4) approve amendments to the 1980 Development Agreement for
the Project; and
WIiEREAS, the City Council reviewed the EIR and the
Addendum thereto, each prepared in accordance with the
California Environmental Quality Act, and has considered the
information contained therein and in the other documents
referred to therein; and
WIiEREAS, the City Council has certified the Addendum
to the EIR and has made the findings required.by Section
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15091(a) of the State CEQA Guidelines, attached hereto as
Attachment A; and
WHEREAS, the City Council is contemporaneovsly
approving the Amended and Restated 1980 Development Agreement,
the Conservation Agreement and the Declaration of Covenants
relating to the Project.
NOW, THEREFORE, TIiE CITY COUNCIL OF THE CITY OF LAKE
ELSINORE DOES ORDAIN THAT:
Section 1: Upon the recommendation of the Planning
Commission and based upon the findings adopted hereby with
regard to the approval of the Project, attached hereto as
Attachment A, the City Council hereby (i) finds that the
Specific Plan for the Project area attached hereto as Exhibit A
is consistent with the General Plan of the City, (ii) finds
that the adoption of the Specific Plan is in the public
interest, (iii) approves and adopts the Specific Plan, and (iv)
approves and adopts the Mitigation Monitoring Program contained
in Appendix 15 to the Specific Plan.
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Section 2. This Ordinance shall take effect thirty (30) days
after the date of its passage. The City Clerk shall certify as to adoption of
this Ordinance and cause this Ordinance to be nublished and posted in the
manner required by law.
PASSED UPON FIRST READING this 9th day of January, 1990, by the
following roll call vote:
AYES; COUNCILMEMBERS: BUCK, DOMINGUEZ, STARKEY, !~ASHBURN, !~IINKLER
NOES: COUNCILP1EMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
ABSTAIN: COUNCILP4EMBERS: NONE
PASSED, APPROVED AND ADOPTED UPON SECOND READING this 23rd
day of Januarv , 1990, by the following roll call vote:
AYES: COUNCILMEMBERS: BUCK, DO~IN~UEZ, STARKEv, !JASHBURN, IdINKLER
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONF
ABSTAIN: COUNCILMEMBERS: NONE
A ~EST:
VICKI AS D, CITY CLERK
CITY OF I_~KE ELSINORE
APPROUED AS TO FORM AND LEGALITY:
~ ~
OHN R. HARPER, CIfY ATTOR~
~11Y UF LHKt tLS1NUKt
_~TE ~F CALIFORNIA )
:JTJNTY OF RIVERSIDE ) SS:
T_TY OF LAKE ELSINORE )'
I, Vicki Lynne Kasad, City Clerk of the City of Lake Elsinore,
- ~... ii.,iir",rf's ~,s.,niir i. ~i.itai: ~i:i1G 1c7Y~ecjU111c~ ~ruinance hdQ 1~6 L1T'SL reaaing
cn January 9, 1990, and had its second reading on January 23, 1990
and was passed by the following vote:
AYES: COUNCILMEMBERS: BUCK, DOMINGUEZ, STARKEY,
WASHBURN, WINKLER
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILM~MBERS:
_ ~
CLERK
CITY OF
(SEAL)
E I,S INORE
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) SS:
CITY OF LAKE ELSINORE)
NONE
NONE
NONE
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. 879 of said Council, and that the
same has not been amended or repealed.
DATED: J'anuary 24, 1990
~ .~~ ~~,~,
ICKI LYNNE SAD, CITY CLERK
CYTY OF LAK ~Y,SINORE
(SEAL)
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NOES:
ABSENT:
ABSTAIN:
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1. FINDINGS REGARDING SIGNIFICANT EFFECTS THAT
CANNOT FEASIHLY HE MITIGATED TO A LEVEL OF
INSIGNIFICANCE
1.1 Topoqraphy
1.2 6eismic Impacts
1.3 Air Quality
1.4 Biological Environmental
2. POTENTIAL ENVIRONMENTAL EFFECTS WHICH ARE NOT
SIGNIFICANT OR WHICH CAN BE MITIGATED TO A
LEVEL OF INSIGNIFICANCE
2.1 Geology and Soils
2.2 Hydrology and Flood Control
2.3 Climate
2.4 Cultural Resources
2.5 Land Use, Zoning and General Plan
2.6 Traffic and Circulation
2.7 PubYic Services and t7tilities
2.8 Energy Conservation
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2.9 Growth Inducing Impacts
2.10 Cumulative Impacts
3. FINDINGS REGARDING ALTERNATIVES
3.1 No Project Alternative
3.2 Decreased Overall Density ATternative
3.3 Increased Overall Density Alternative
4. FINDINGS REGARDING MITIGATION MONITORING PROGRAM
4.1 Requirement of Mitigation Monitorinq Program
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~ITY OF LAKE CTNnAF
REGARDING THE ENVIun_*_? NTA • Tti,pA T R.PORT
F4R_ THE HOMESTEAD LAND DFpFr pph; tiT ORPORATION
Ti)SCANY HI .T.S D p T(~pp; r~T
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The State Guidelines ('Guidelines") promulgated
pursuant to the California Environmental Quality Act
(`CEQA") provide as follows (Guidelines Section 15091):
(a) No public agency shall approve or carry out a
project for which an EIR has been completed 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 sigr,ificant effects, accompanied by a brief
ezplanation of the rationale for each finding.
The pos~ible findings are:
(1) Chanqes or alterations have been required
in, or incorporated into, the project which
avoid or substantially lessen the
significant environmental effects as
identified in the ffnal EIR.
[This find~na shall b r rr d o sc
'findina (i) ~1
(Z) Such changes or alterations are within the
responsibility and jurisdiction of another
public agency an8 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.
[This findina shall be r fo raa o ac
"findina ( ) )
(3) Specific economic, social or other
considerations make infeasible the
mitiqation measures or project alternatives
identified in the final EIR.
[Thi& findina shall b r rr d
'findina [31. ]
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` Findings required for residential projects are
further ezplained in Guidelines Section 15183.
The Environmental Impact Report ("EZR") for the
Tuscany Hilis residential project ('Project") proposed by
Homestead Land Development Corporation iclentifies
significant effects on the environment which may occur as
a result of the Project. Section 1 of this Attachment
identifies the siqnificant environmental effects of the
Project which cannot feasibly be mitigated to a level of
insiqnificance. Section 2 sets forth potentiai
environmental effects of the Project which are not
significant because of the design of the Project or which
can feasibly be mitigated to a level of insignificance.
Section 3 provides findings regarding the alternataives
discussed in the EIR. Section 4 contains findinqs
reqarding the Mitigation Monitoring Program for the
Project.
The findings set forth in each section are
supported by facts established in the administrative
recozd of the Project.
1.
The City has determined that EIR mitiqation measures and
proposals included as part of the Project will result in a
substantial mitigation of the following effects, but that
these effects cannot feasibly be mitigated to a level of
insignificance.
1.1 Topogravhv.
l.l.l Sianificant Effect: The Project will
moderately alter the topography of the Project site.
Grading of home sites will level some of the ridge and
hilltop areas, and many smaller canyons will be filled.
Findinas: The City hereby makes findings
(1) and (3).
Facts in Suvport of Findina : The following
measures will result in a substantial reduction of the
adverse impacts of the identified significant effect.
(a) The larger lots in the southern portion
of the site will help reduce topographic changes to the
steeper slopes in this area.
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(b) All City ordinances related to ~rading
will be followed to minimize topographic changes.
(c) Grading and earthwork improvements will
be balanced on-site.
(d) To the maiimum eztent feasible, grading
activities will conform the ezisting land contours.
(e) Approzimately 170 acres within the
southern portion of the Project site will remain in their
natural and ungraded state. Further, the estate lots to
be developed in the southern half of the Project will
encompass 57 acres on which only limited grading will
occur. Approzimately 33 acres in the northern portion of
the Project site will be left as open space in its natural
state, another 39 acres in the northern portion will be
developed for park, recreation and lake uses and a 31 acre
wildlife corridor.
(f) Single-loaded streets will be utilized
=o help maintain the natural land form.
1.2 Seismic Impa s:
1.2.1 Sianificant Eff rt; Due to the large number
of fault zones in the State of California, and within or
nearby the City, the Project and ali surrounding areas are
in prozimity to a number of significant fault areas. The
Project site is appro:imately 1/2 mile at its closest from
the Elsinore Fault Zone, and is relatively prozimate to
the Glen ivy Fault, the Willard Fault and the Wildomare
Fault. Additionally, the Project aite is approzimately 20
miles from the 6an Jacinto Fault and approzimately 30
miles from the San Andreas Fault. A study performed by
GeoSoils, Inc. indicates that the Project site may be
subject to an earthquake of magnitude 6.0 or greater
during the nezt 50 years. Earthquakes of such maqnitude
could cause damage to residential units.
Findinas; The City hereby makes findings
(1) and (3).
Facts in S~,pDOrt of Findinac; The followinq
measures will result in a substantial reduction of the
adverse impacts of the identified significant effect.
(a) The design of ~fill slopes and
embankments will be sufficient to minimize earthquake
impacts. Proper design, compaction and construction will
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~ reduce the potential for landslide impacts on manmade
slopes.
(b) All proper design criteria will be
employed to minimize potential impacts to and from local
geologic formations. All seismic building sequirements
will be met to reduce ar eliminate impacts from seismic
activity on structures. Proper engineering will ensure
foundation integrity against 8ifferential settling.
1.3 Air Oualitv
1.3.1 Sianificant Effect: The City and the
Project site ere within a region which is a nonattainment
area for ozone and particulate matter (PM-10). The
Project will adversely impact both local and regional air
quality during the construction phase and during the
lifetime of the completed Project. Construction
activities will qenerate on-site fumes and odors from
Construction machinery, as well as ezposing a larqe area
of bare earth to wind which may result in the generation
of significant amounts of dust. Thes~ construction
impacts may be ezpected during all Fhases of construction,
but will be short-term impacts in nature. Long term
impacts will result from vehicular traffic associated with
the Project, off-site electricity pro8uction, and on-site
consumption of natural gas and other sources such as
fireplaces.
Findinas: The City hereby makes findings (1),
(2) and (3).
Facts in Support of Findinae; The following
measures will result in a substantial reduction of the
adverse impacts of the identified significant effect.
(a) Dust generation will be controlled by
watering areas prior to and during grading. Landscape
vegetation will be introduced as soon as construction is
completed.
(b) The number of vehicle miles traveled for
home-to-work trips may be reduced by: 1) various
governmental efforts to induce more employers to locate in
the Tri-Community Area to reduce trip length; and 2)
governmental efforts to provide bus service from the
Project area to employment centers in surrounding areas.
(c) The developer will provide information
concerning the Cal-Trans ride-sharing program to new home
buyers at fts sales office.
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(d) The neighborhood commercial center will
provide for a portion of the retail needs of the Project
residents.
(e) The Project developer will use energy
conserving design and constzuction techniques as required
under State law and will comply with the requirements of
Title 24 of the California Code of Regulations.
(fj The Project is in compliance with the South
Coast Air Quality Management Plan.
1.4 Bioloaical Environment
1.9.1 Potential Effect: The site contains various
types of habitats having some bioloqical value:
coastal-inland and coastal sage scrub; riparian woodlands;
and brushy slopes and Sosanko clay ezposures. Within the
sage scrub habitat, the presence of the Stephens' Kangaroo
Rat (a federal endangered species) has been identified.
Riparian habitat ezists along some drainage areas (San
Jacinto River tributories). Development of the Project
will result in the removai of roughly 2/3rds of the
ezisting coastal sage scrub habitat from the Project
site. As this habitat is removed during construction
phases, associated on-site wildlife (including the
Stephens' Kangaroo Rat) will decline as individuals 0re ~
either destroyed or displaced to adjacent habitat areas.
Displaced individuals will crowd and disrupt adjacent
local populations temporarily until competition and
predation return populations to hab3tat carryinq capacity
levels. Wide ranginq mammals and birds of prey will no
longer be able to use the Project site for foraging
activities. Certain sens3tive avian species, including
the qolden eagle, the white-tailed kite, the red
shouldered hawk, osprey and the Calffornia black-tailed
qnatcatcher, may frequent certain areas of the Project
site. Further, development of the Project will constitute
an incremental loss in vegetation and wildlife resources
which, when considered with other development projects
scheduled or contemplated for development within the City
of Lake Elsinore area, contribute to a cumulative loss of
biological resources from the area.
Findinas: The City hereby makes findings
(1) and (3).
Fact~ in Sunport of Find~na : The following
measures will result in a substantial reduction of the
adverse impacts of the identified significant effect.
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(a) Development of the study site will
begin in the southern portion and will progress northward
in phases. Phasing wili allow for a more orderly movement
of larger animals from the study site to surrounding
undeveloped area. However, many smaller animals (rodents
and reptiles) will probably not move out of the atudy site
and will be destroyed. The open space area in the
southern portion of the study area will provide habitats
for some of these smaller animals. Once the development
is complete more tolerant species, especially song birds,
may move back into the area.
(b) Natural contours and topographic
features will be preserved to the greatest eztent possible
in the open space areas and within a planned 31 acre
wildlife corridor. The wildlife corridor provides
potential links to ezisting Federal Hureau of Land
Management parcels. Natural open space areas of the
Project comprise approzimately 170 acres, including 117
acre parcel near the watertank site, and a 37 acre open
space/park area, wk~ich will be offered for dedication to
the City. In total, open space, parks, prfvate recreation
areas, lake an~ wildlife corridor areas comprise
approzimately a53 acres. An additional 88 acres of
manufactured slopes will be contained within the Project
site.
(c) Protection of open space and riparian
settings will be accomplished through compliance with Fish
and Game Code Section 1603 and the issuance of a 1601/1603
permit from the California Department of Fish and Game.
(d) A variety of species will be used for
landscapinq, as appropriate to soil conditions.
(e) The Project developer has obtained a
California Department of Fish and Game 1603 permit with
respect to modification of steam courses in riparian
areas. The Project developer will comply with all the
zequirements of this permit to mitigate impacts on
rfparian areas.
(f) Prior to grading any ocCUpied Stephens•
Kangaroo Rat ("SKR") habitat at the Tuscany Hills site,
the deveioper shall acquire in fee simple absolute the
Initial Preserve Site, as described in the Conservation
Aqreement, and shall ezecute an irrevocable offer of
dedication of the Initial Preserve Site to the City or to
another entity approved by the United States Fish and ,
Wildlife Service.
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(g) Prior to grading any oCCUpied 6KR
habitat in ezcess of 235.3 acres at the Tuscany Hills
site, the developer shall acquire in fee simple absolute
the Secondary Preserve 6ite, as described in the
Conservation Aqreement, and shall ezecute an irrevocable
offer of dedication of the Secondary Preserve Site to the
City or to another entitX:agproved by the United States
Fish and Wildlife 6ervice.
(h) The developer and its successors in
interest shall manage the Initial Preserve Site and the
Secondary Preserve Site in a manner which is consistent
with the conservation and protection of the SKR and its
habitat.
(i) The authorization to take any
endangered or threatened species, pursuant to 6ections
7(b)(4) and 7(0)(2) of the Endangered Species Act of 1973,
as amended, shall not be effective until the developer
e:ecutes the Conservation Agreement and completes the
acquisition of that Initial Preserve Site described
therein. The eztent of any authorization to take any
endangered or threatened species shall be 13mited to the
gradinq of not more than 235.3 acres of occupied SKR ~
Habitat until the developer completes the acquisition of
the Secondary Preserve Site, as set forth therein.
(j) The developer and its successors in
interest shall not alter or modify any SKR habitat in the
Initial Preserve Site or the Secondary Preserve Site
without prior approval by the United States Fish and
Wildlife Service.
(k) Authorization for incidental take will
be conditioned upon implementation and compliance with the
Conservation Plan as required by the Conservation
Agreement to be signed by the developer, the United States
Fish and Wildlife Service, and the City.
(1) The developer and its successors in
interest shall comply with the reportinq requirements of
the Conservation Agreement and Conservation Plan.
(m) If incidental take at any time does not
comply with the provisions established in the Incidental
Take statement, the developer shall ensure that the
causative action cease immediately, and shall seek the
imme8iate assistance of the United 6tates Fish and
Wildiife Service (Laguna Niguel Field Office) to evaluate
the impacts of incidental take and make recommendations to
rectify the situation.
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, (n) Any Stephens• Kangaroo Rats recovered
shall be deposited in the mammal collection of the Natural
History Museum, County of Los Angeles.
P9TENTIAL• ENVSRONMENTAL• EFFECTS WNICH
ARE NOT SIGNIFICANT OR WHIGH GAN BE
MITIGATED TO A L•EVEL• OF INSIGNIFI AN F'
The City has determined that the following effects will
not be significant, for the reasons stated below.
2.1 ~eoloav and Soils
2.1.1 Potential Effect: Development of the
Project wili require substantial grading and fill
activities, and will disturb local soils.
Findinas: The City hereby makes finding (1).
tFacts in SuvDOrt of Findinas; The following
measures will mitigate the fdentified impact to a level of
tnsiqnificance.
(a) Development of the Project will disturb
overlying soil units but will not appreciably impact
underlying qeologic strata.
(b) Earthwork will balance cut and fill
onsite and will not require any import or ezport of soil.
Grading activities will conform as much as possible to
ezisting contours. All proper soil and engineering
analyses will be done prior to grading. A1l grading
activities will conform to City requirements. All soils
onsite can be worked with a minimum amount of preparation,
with the ezception of the Bosanko clays. Proper caution
will De ezercised durinq removal or fill-mizing with these
clays to eliminate any poss3ble impacts related to
espansion.
(c) Construction activities such as
watering and soil stockpiling will be monitored to control
onsite and offeite soil erosion.
(d) Only Class II Garretson Soils has any
significant value for agricultural use, amonq those soils
found on the Project site. These soils are found on less
than 1 percent of the Project site. Ai1 other onsite
soils have only limited or very limited agricultural
usefulness.
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2.2 Hvdroloav and Flood Con rni
2.2.1 Po n ial : The Project will alter
the runoff characteristics of the Project site, as a
result of the introduction of impervious roadways,
sidewalks and buil8ings. Further, construction activities
will temporarily increase loads to local drainage
channels. Following Project implementation, runoff from
the Project site will contain increased amounts of urban
pollutants, includinq various hydrocarbons, tire rubber
and other sutomobile. poliutants, pesticides and sediments
from landscaped areas, paint or other coating substances,
dust, and sediments from residential structures.
Findinas: The City hereby makes finding (1).
Fa c in ~nnor o Findina4; The following
measures will mitigate the identified impact to a level of
insignificance.
(a) The Project site is not ezposed to any
regional flood hazard due to its elevation above the San
Jacinto River.
(b) Construction activities will be
designed to contain offsite runoff. Watering will be kept
to the minimum required for compaction and dust
suppression. Any steep, ezposed man-made slopes will be
covered or hydroseeded to pzevent offsite sediment
transport.
(c) The slope modifications on the Project
site, together with the larqe amount of landscaping and
open epace, will tend to balance the overall runoff from
the Project site.
(d) Subdrains will be constructed in canyon
fill areas where necessary. These drains wiil collect
ezisting and future groundwater flows. Surface drains and
subdrains may be necessary for buttress or fill
stabilization. All required curb, gutter and storm drain
structures will be constructed to channel surface runoff
offsfte.
(e) Frequent street cleaning by the City
will reduce the potential for runoff pollutants produced
by this Project.
(f) Specific drainaqe systems will be
desiqned as each planning area within the Project site
develops. All drainage systems will comply with adopted
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City standards. Drainage
drainage channels to the
improvements as necessary
from new development.
systems shall utilize natural
greatest eztent possible, with
to accommodate expected flows
(g) The developer Will construct dreins and
subdrains to intercept run-off. The developer will
establish an erosion control plan to be in effect during
and after construction to be subject to approval of the
Chief Building Official prior to issuance of grading
permits.
(h) The developer will develop a Master
Landscape Installation and Maintenance Plan for public and
private land areas to be subject to approval of the
Community Development Director or his designee.
2.3 Climate•
2.3.1 Potential Effect: Development of the
Project site will affect the local micro-climate. Impacts
include increased humidity due to irrigation of public and
private landscaping, changes in low level on-site wind
patterns due to building construction, and modifications
to land-to-air thermal relationships caused by building
ahade and landscaping, heat absorption and retention by
buildings, etc.
Findinas: The City hereby makes
findings (1) and (3).
Facts in s~nnort of Find+'nas:
(a) Micro-climate impacts of the
development of the Project are not ezpected to eztend
beyond the Project boundaries. These impacts are not
ezpected to be adverse or significant. No feasible
mitigation measures esist which could reduce the
antfcipated minor impacts on the local micro-cl3mate.
2.4 rul ~ra1 R o~ e
2.4.1 potential Effect: The general area of the
Project site was heavily utilized by aboriqinal
populations. A significant native American village
compiez has been documented to the north of the Project
s3te. One previously unrecorded prehistoric
archaeological site has been located on the southern
portion of the site. In addition, areas of historic use
have been documented in the southern portion of the
Project site and in a limited portion of the northern half
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of the Project site. These sites appear to have been used
during the Railroad/MOdern period (1881 to present). The
historical sites located within the boundaries of the
Project site include the Wrench Gold end Slate Prospect
Site, located within the proposed wildlife corridor, a
segment of the old Railroad_Canyon Road and Railroad
Bridge, located along the P~oject site's easterly boundary
adjoining the San Jacinto Aiver, the remains of the Ella
Van Fossen residence, and the Riv-698 prehistoric site.
Findinas: The City hereby makes findinq (1).
Facts in Support of Findinas; The following
measures will mitigate the identified impact to a level of
insignificance.
(a) The developer shall provide further
testing and documentation of sites and appropriate
mitigation as recommended by a qualified archaeologist
prior to issuance of further grading permits. Appropriate
mitigative measures will be undertaken to reduce or
eliminate adver~e impacts to any subsequently discovered
archaeological resources.
(b) Further, the developer shall provide a
qualified paleontologist to be present durinq grading,
empowered to stop grading temporarily for the recovery of
fossil remains during grading within suspect geologic ^
formations as identified in preliminary and final geologic
and soils reports.
2.5 Land Use. 2oning and General Plan
2.5.1 Potential Effect: The Specific Plan for the
Project must be consistent with the City's General Plan.
Findinas: The City hereby makes finding (1).
Facts in Suooort of Findinas; The following
measures will mitigate the identified impact to a level of
insignificance.
(a) The Project is consistent with the
current General Plan of the City, as the site land use
designation in the General Plan is "Specific Plan Area",
as is also consistent with the current draft of the City's
proposed new qeneral plan.
(b) The Specific Plan is in conformance
with the intent of the City's Generai Plan (and its
elements) for the reasons stated below:
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(1) Land Use Element: The Project
site is designated Specific Plan Area (SPA) and the
developer of the Project is processing the development
under a specific plan.
(2) Circulation Element: The Project
design provides adequate internal circulation, and the
Project will be required to participate in an assessment
district for off-site traffic improvements.
(3) Environmental Resources Manaq2ment
Element: The Project provides 207 acres of open space and
wildlife corri8or areas, as well as 46 acres of
recreational and park areas; in addition, pursuant to the
Conservation Plan, several hundred acres of additional
land will be acquired by the Project developer off-site,
and dedicated for preservation of 6tephen's Kangaroo Rat
habitat. The Project will include firebreak areas,
provision for adequate site drainage, and all buildings
will be constructed to meet seismic gafety standards under
City requirements.
(9) Noise: The Project will be
developed in accordance with the requirements of Chapter
1T.14 of the City's Zoning Ordinance relating to
requirements for acoustical analysis of residential
projects.
(Sj Community Design Element: The
Project site is located within areas of the City which are
to be developed under specific plan procedures, pursuant
to the City's General Plan. The Project is a planned
development, governed by the provisions of the Specific
Plan, and thus will present a"planned" view under the
Desiqn Guidelines of the 6pecific Plan.
(6) Housing: Development of the
Project will help to provide a portion of the full range
of housing types which are necessarp to meet the needs of
the residents and the community of the City of Lake
Elsinore. '
2.5.2 Potent
currently zoned R-1,
implement the Projec
changes for Specific
in the Specific Ylan
ial Effect; The Project site is
R-2, R-3, C-l and OS-RE. In order to
t under the Specific Plan, zone
Plan Zoning are required as described
for the Project.
gindinas: The City bereby makes Einding (1).
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Eacts in Sunport of Findinas: The following
measures will mitigate the identified impact to a level of
insignificance.
(a) The Specific Plan for the Project is
being processed under City Code Section 17.99.060,
Nonconditional (SP) Specific Plan Zoning Procedure.
Pursuant to this procedure, the Project will receive the
(SP) Specific Plan zoning designation concurrently with
the approval of the Specific Plan documents. Zoning
within the Specific Plan area wiil be governed by the
Specific Plan. The Project developer shall comply with
all provisions of the Zoning Ordinance for the City,
including all applicable provisions of Chapter 17.99 of
the Zoninq Ordinance, and the provisions of the Specific
Plan. To the eztent of any conflict between the Zoning
Ordinance and the Specific Plan, the provisions of the
Specific Plan will govern.
(b) The locatfon and design of the Project
are consistent with the goals and policies of the City's
General Plan and with all other applicable plan or
policies adopted by the City to date, £or the reasons set
forth in Section 2.5.1 above.
(c) The Project site allows the development
of the Project to be well integrated with the Project site
surroundings.
(d) All vehicular traffic generated by the
Project will be accommodated safely and without causing
undue congestion upon adjoining streets, for the reasons
specified in Section 2.6.1.
(e) The Specific Plan describes a
methodoloqy for assuring the adequate provision of public
services and facilities for the land uses specified in the
Specific Plan.
(f) The overall design of the Specific Plan
will produce an attractive, efficient and stable
development.
2.5.3 PQtential Effect: The development will
change the ezisting site from its current undeveloped
status to medium and low density residential, open space,
school and neiqhborhood commercial uses. Surrounding land
uses include agricultural lands, mainly on the northwest
and southeast ends of the Canyon Lake subregion, a large
flood plain located adjacent to the &outheastern end of
the lake, the Canyon Lake residential community, located
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to the east of the lake, the Ramsgate 6pecific Plan area
(mized use residential), located west of the Project site,
the Cottonwood Hills development (mized use residentiai),
located southeast of the Project site and the Friedman
property (mized use residentiai), located to the south of
the Project.
Findinas: The City hereby makes findinq (1)
with respect to all land use impact ezcept those
specifically identified in Section 1.1.
Facts in Sunoort of Find na~,; The following
measures will mitigate the identified impact to a level of
insignificance.
(a) Development of the project will result
in significant amounts of grading of the Project site.
Each of the Facts in Support of Findings contained in
Section 1.1 is hereby incorporated by reference.
(b) Surrounding developments are consistent
with the land uses proposed in th~ Specific Plan for the
Project, including residential land uses, neighborhood
commercial land uses, parks, recreation and open space
areas, and a school site.
(c) The development standards and design -
guidelines for the Project specified in the Specific Plan
will ensure that the land uses planned for the Project and
the development of the Project will be compatible with the
surrounding land uses.
2.6 Traffic and Girctiation
2.6.1 Potential ff The Project includes the
construction of approzimately 2,000 single family dwelling
units. New residents will generate vehicular trips that
are both internal and ezternal to the Project site.
Forecasted trips per day, from the traffic study appended
as Appendiz C to the Addendum to the Final Environmental
Impact Report, dated October, 1989, suggest that the 2,000
dwelling units contained within the Project could qenerate
up to 17,100 trips per day, of which 7,400 trips per day
would have origins or destinations ezternal to the Project
site. These additional trips, together with vehicle trips
qenerated by proposed surrounding developments, will have
an impact on both internal and ezternal roadways.
Findinas: The City hereby makes finding (1).
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Facts in Support of Findinas: The following
measures will mitigate the identified impact to a levei of
insignificance. -
(a) The forecasted average daily trips in
the traffic study suggest that, at the mazimum, traffic on
the proposed internal circulation system would be
approzimately 95~ of its roadway desiqn capacity (Level of
$EIVICE ~C'~• .
(b) The Project could add up to 3,000 trips
per day to Railroad Canyon Road near the I-15 Interchange,
which road would then be at 42$ of its roadway design
capacity (Level of Service "C"). Additional capacity is
available for other development projects.
(c) The Project could add up to 2,960 trips
per ~ay to Greenwald Avenue, increasing the total average
daily trips for that roadway to 7,360. Greenwald Avenue
would then be at 61~ of its roadway design capacity (Level
of Service "C'). Additional capacity is available for
other development projects.
(d) The proposed development has an
adequate internal circulation system to handle projected
traffic loads.
(e) All minor streets intersecting with the
proposed 88-foot nosth-south "Secondary Arterial" will be
controlled by stop signs on the minor streets .
(f) The approaches of the internal roadways
toward Greenwald Avenue will be controlled by stop signs.
(g) The Project is required to participate
in an assessment district for off-site improvements. If a
traffic siqnal is ultimately warranted at the intersection
of Summerhill Drive and Railroad Canyon Road, the Projeet
developer wouid contribute that portion of the signal cost
which corresponds to the volume of intersection traffic
Caused by the Project.
(h) The developer shall provide information
concerning the Cal-Trans riSe-sharing program to new home
buyess at its sales office.
(i) The Facts in Support of Findings 3n (b)
and (c) of Section 1.3.1 are hereby incorporated by
reference.
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2.7 Public Services and Utilitie~
2.7.1 Potential Effect: The Project will increase
demand on local water supplies. The Project is ezpected
to require 1.0 million g811ons per day for reaidential use
and 0.63 miilion gallons per day fo= park, recreation
areas end schools.
Findinas; The City hereby makes finding (1).
Facts in Sunoort of Findinas: The following
measures will mitigate the identified impact to a level of
insignificance.
(a) The source of water supply to the
Project will be via an Elsinore Valley Municipal Water
District System. The District's treatment plant west of
Canyon Lake Dam has a capacity of 15 mi113on qallons per
day, which is sufficient to serve contemplated future
development within the Lake Elsinore area. In addition,
the District owns rights to 3.000 acre feet of the storage
Capacity ~n the Railroad CanyOn Reservoir. The Project
developer has received a`will-serve" letter from the
District for the southern portion of the Site.
(b) The water distribution system for
Tuscany Hills will be phased in accordance with the phases
of construction. Water storage facilities will be
constructed in the first phase of infrastructure
improvements.
(c) The developer will use all water saving
devices recognized by State law.
2.7.2 Potential Effect: The Project will increase
the demand for Wastewater treatment services. The Project
is anticipated to generate an averaqe daily flow of 0.51
million gallons per day.
Findinas: The City hereby makes finding (1).
' ' The following
measures will mitigate the identified impact to a level of
insignificance.
(a) The ezistinq Elsinore Valley Municipal
Water District Sewage Treatment Plant, located
approzimately 5 miles northwest of the Project site, is
proposed to be ezpanded to a capacity of 3.0 million
gallons per day by 1990. Ultimately the capacity of this
plant will be 5.0 million gallons per day. In addition, a
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new treatment plant is proposed in the Elsinore 9alley
Municipal Water District Master Plan, to be located west
of the project site. The sizing and construction of all
sewer facilities has been and will continue to b~
coordinated through the Elsinore Valley Municipal Water
District.
(D) The Project developer wiil provide
necessary on-site lift stations and eztend lateral lines
to the ezisting reqional sewage treatment facility.
2.7.3 Potentiai .ffpr*; The Project is ezpected
to qenerate a mazimum of 15 tons per day of solid waste.
Currently, residential solid waste produced in the Lake
Elsinore area is disposed of in the Double Butte landfill
site located at 31710 Grand Avenue in Winchester. The
site is owned and operated by the County of Riverside.
Development of the Project will shorten the useful life of
this landfill.
Findinas; The City hereby makes fin~ang (2).
Facts in ~DDO of Find~na : The following
measures will mitigate the identified impact to a level of
insignificance.
(a) Riverside County is currently zeviewing
the potential for ezpansion of the present site or
alternative facilities under its State law obligations
relating to solid waste plans. Such ezpansion or
alternative facilities will provide solid waste service
for the Project.
2.7.9 Po n~ai ffp~*; Development of the
Project may increase the demand for natural gas.
Findinas: The City hereby makes finding (1).
Eacts in Supoort of Findinas: The following
measures will mitigate the identified impact to a level of
insignificance.
limits of the 6outhern CaliforniatGasBCompany,the service
(b) The Facts in Support of Findings in
Section 1.3.1(e) are hereby incorporated by reference.
2.7.5 Potential Fffpr~; Development of the
Project will increase the demand for electric service.
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Findinas: The City hereby makes finding (1).
Facts in Suanort of Findinas: The following
measures will mitigate the identified impact to a level of
insiqnificance.
(a) The Project site is within the Southern
California Edison Company service area. Power lines will
be placed underground.
(b) The Facts in Support of Findings in
Section 1.3.1(e) are hereby iacorporated by reference.
(c) The Project will be phased to reduce
large electricity consumption during initial years.
2.7.6 Potential Effect: Development of the .
Project will increase demand for telephone service.
Findinas: The City hereby makes finding (1).
Facts in Sunvort of Findinas: The following
measures will result in a substantial reduction of the
adverse impacts of the identified significant effect.
(a) The Project site is within the General
Telephone Company service area. All new telephone lines
will be buried.
2.7.7 Potential Effect; Development of the
Project will increase the demand on police protection
services. The Riverside County Sheriff's Department
currentiy provides police protection services for the
Project area.
Findinas: The City hereby makes findinq (1).
Facts fn Suonort of Findinas: The following
measures will mitfgate the identified impact to e level of
insignificance.
(g) The Riverside County Sheriff's
Department will provide police protection services to the
Project site from an ezisting police substation located at
117 South Langstaff in the City. This station is located
approzimately 10 miles from the Project site, with an
average response time of less than 10 minutes.
(b) Street patterns and building locations
will be desiqned for good visibility.
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(c) Taz revenue from the Project will
provide additional funding for any increase in police
protection.
2.7.8 Potential Effect: Development of the
proposed Project will eliminate some native sage scrub
vegetation and replace it with houses and ornamental
landscaping. In addition to the fire hazards to new
homes, brush fire hazards will still ezist on the portion
of the Project site left in open space. The Project site
is within an area of estreme wildland fire danger due to
unique weather factors, topoqraphy and other risk
influences.
Findinas: The City hereby makes finding (1).
Eacts in Supnort of Findinas: The following
measures will mitigate the identified impact to a level of
insignificance.
(a) The Riverside County Fire Department,
under contract with the City, c~ill provide fire protection
services to the Project. S~rvices will be provided from
the Elsinore fire station located at 410 West GranB and
from the substation at Greenwald Avenue. Response times
will vary between 5 and 12 minutes to any location within
the Project site.
(b)
fire break in open
areas. Additional
will provide funds
a one-acre site wi
station.
Brush wiil be cleared to establish a
space immediately adjacent to developed
taz revenue derived from the Project
for added fire protection services and
11 be preserved for a future fire
(c) The developer will establish fire
breaks in accordance with appropriate standards and
establish a fire break plan approved by Riverside County
Fire Department and the Community Development Director.
2.7.9 po n ial Development of the
Project will generate additional demand for educational
services. Ezisting school facilities are near or at
Capacity. The Project site is located within the Lake
Elsinore Unified School District.
Findinas: The City hereby makes finding (1).
Facts in Sunnor of F+ndina,s: The following
measures will mitigate the identified impact to a level of
insignificance.
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(a) An agreement has been reached between
the developer and the Lake Elsinore Unified School
District pursuant to which an 11-acre elementary school
site and an adjacent 5-acre pazk will be provided in the
central portion of the Project site. There will be a
furthez agreement between the Project developer and the
school district covering mitigation of impacts on hiqh
school services.
2.7.10 Pot n iai E r,~: Development of the
Project will result in an increased demand for parks and
recreational facilities.
Findinas: The City hereby makes finding (1).
Facts in 6uovort o F+nding,c; The following
measures will mitiqate the identified impact to a level of
insiqnificance.
(a) Lake Elsinore is a state recreational
area, and Lake Elsinore State Park is located on the
northwest shore of the Lake near the Project site. In
eddition, two County parks are located in the vicinity of
the Project site, Kabian Park and Lake Skinner County
Park. Further, Yarborough Park is located in the downtown
area of the City, approzimately 2 miles to the east of the
Project site.
(b) Three park sites are provided 3n the
development plans for the Project, for a total of
approzimately 46 acres of park site; additionally, there
is a 26-acre lake located in the northern portion of the
site. Parks, private recreation areas, open space and a
wildlife corridor and lake area comprise approzimately 253
acres of the total Project site. Recreation area
facilities include a ewitaming pool, basketball and tennis
courts, picnic areas and totlots.
2.8 Fnerav ConcA~vat;n.,
2.8.1 Po n ial fp~~• Development of the
Project will result in increased energy consumption, both
for vehicle trips and for household and commercial uses.
Findinas: The City hereby makes finding (1).
Facts in Sunoor of F~ndina : The following
measures will mitigate the identified impact to a level of
insignificance.
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(a) The Facts in Suppozt of Findings
contained in Sectioa 1.3.1 (b), (c), (d) and (e) are
hereby incorporated by reference.
(b) The Project will be phased to reduce
large energy consumption durinq the initial years of
Project development.
2.9 Growth InBucina Imnacts
2.9.1 Potential Effect: Due to the increase in
the number of residents as a result of the Project
development, growth in local retail and service business
is likely, as is an increase in government employment for
purposes of providing new services to residents of the
Project. Due to these increases in demand for various
services, some additional development in areas nearby to
the Project site is anticipated.
Findinas: The City hereby makes finding (1).
Fact~ in Supoort of Findinas: The following
measures will mitiqate the identified impac~ to a level of
insignificance.
(a) The developer of the Project will
dedicate an 11 acre elementary school site and pay school
fees (or make equivalent dedications, etc.) to the Lake
Elsinore Unified School District pursuant to a revised
agreement with the district.
(b) Development of the Project includes a
small neighborhood commercial center to provide retail and
other services to Project residents.
(c) Development of the Project will be
phased so that impacts to ezisting conditions will occur
qradually.
2.10 ~umulative Impacts
2.10.1 Potential Effect: Three other development
projects have been approved in the general vicinity of the
Project site, Ramsgate, Cottonwood Hills and the Friedman
property. The effects of these projects, in addition to
the effects of the Project, could have adverse cumulative
3mpacts on biological resources (vegetation and wildlife),
sir quality and traffic.
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Findinas: The City hereby makes finding(s)
(1) 8nd (2) with respect to all cumulative impacts other
than those 3mpacts discussed in Sections 1.3 and 1.4:
Facts in Suvoort of FinBina~: The following
measures will mitigate the identified impact to a level of
insignificance.
(a) Development of the surroundinq projects
may be ezpected to have an adverse cumulative impact on
the habitat of the Stephens' Kangaroo Rat. Development
projects in the vicinity of the Project will be required
to participate in Riverside County fee proqrams to find
purchases of high-quality SKR habitat preserve, or to
participate in the Riverside County Habitat Conservation
Program, once this program is approved.
(b) The Facts in Support of Findings in
6ections 1.3 and 2.6.1(b) and (c) are hereby incorporate8
by reference.
3.1 "NO PrO~ " A1 -rna ivr+~
3.1.1 p~r~ntion of Aitern-tive; The EIR
describes the "no project' alternative as a continuation
of ezistinq conditions on the Project site. '
3.1.2
.-~. ....~ r.iicc~s oi cn rroposea PTOI rt; Th@ City hereby
finds that the •no project" alternative is environmentally
superior to the Project because it wouid eliminate those
environmental effects of the Project identified in
6ections 1 and 2.
3.1.3 Fffertivenec_s in Me.tina Project
4biectives: The •no project` alternative would not meet
Project ob~ectives specified in the EIR because it would
not satisfy, in pazt, the demand for quality dwelling
units in the Lake Elsinore area, would not create a
residential environment providing open space, park,
wildlife corridor areas and recreational facilities, and
would not provide the developer of the Project with a
reasonable return on his investment. Additionally, the
"no project" alternative would not provide the benefits
associated with the acquisition of 6tephens' Kangaroo Rat
habitat off-site, including the opportunities for enhanced
management of Stephens' Kangaroo Rat habitat and
opportunities Eor preservation of that endangered
species. Further, the "no projeGt" alternative would
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result in increased demand in areas surrounding the City
of Lake Elsinore for residential developments of the type
proposed in the Project, with a resultant loss of control
over development within the City limits and the City's
sphere of influence.
3.1.9 Feasibilitv: The 'no project" alternative
3s not feasible.
Facts in Si~,puort of Findinas:
(a) The "no project" alternative is not
feasible because this alternative fails to meet any of the
Project objectives or to provide any of the Project
benefits set forth in Section 3.1.3.
(b) The "no project" alternative.is
3nfeasible because it fails to provide the economic and
social benefits described in 6ection 3.1.3, including
enhancement of the long-term survivability of the
Stephens' Rangaroo Rat, provision of housing within the
City in furtherance o£ the General Plan, and maintenance
of City control over local residential development.
3,2 nscreased Overall Densitv Alternative
3.2.1 Description of Alternative: This
alternative would involve a reduction in the number of
single family dwelling units below the minimum number
proposed by the developer.
3.2.2 Comvarison of the Effects of the Alternative
to the Effects of the Proposed Proiect: The City hereby
finds that this alternative is environmentally superior to
the Project because it would zeduce the adverse impacts.
described in Sections 1 and 2 associated with the proposed
Project.
3.2.3 Fffectiveness in Meeting Project
~bjectives: The decreased overall density aiternative
would not meet Project objectives specified in the EIR
because ft would not result in economically feasible
development on the Project site based on market conditions
[need more facts in the record]. Therefore, none of the
Project benefits identified in Section 3.1.3 would be
achieved.
3,2,4 Feasibilitv; The decreased overall density
alternative is not feasible.
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Facts in Sunnor of F~ndinay,; This
alternative would require development of the Project site
in a fashion which is economically lnfeasible based on
current conditions. The Project applicant has concluded
that this alternative is not economically feasible due to
the significant amounts of qrading which must be
accomplished to allow any residential development to occur
at the Project site. Although the edverse environmental
impacts identified in Section 2 would be somewhat reduced
if a lower overall density of development on the Project
site were to be achieved, the density reduction would
effectively stop the Project from beinq developed and
therefore the concommitant benefits of the Project
described under Section 3.1.3 would be lost.
3.3 TncreacPd Overall Densi ~ A1 rns iv :
3.3.1 Description'of A1 -rna iv : This
alternative would increase the number of singie family
units to be developed on the Project site above the 2,000
units proposed by the Project developer.
3.3.2 ~mnarison of the Effp~+-~ ~f h A1 P F;..
to th - Effonl-~s nf *r,P v..,posed Projg~; The City hereby
finds that this alternative is not environmentally -
superior to the Project.
Facts in S+~nport of Findinas:
(a) Increased overall density would result
in a greater demand on off-site traffic infrastructure,
public services (including police and fire protection,
achools, potable water suppiies, wastewater treatment, and
solid waste disposal) and public utilitfes services.
J-dverse air quality impacts would be increased, and,
unless additional units were tightly clustered, impacts on
topography and land forms wouid be ezacerbated. Project
site drainaqe could be adversely affected as well.
3.3.3 F_.ffectiv necs in M ina P oject
~bjective~; The increased overall density alternative
would meet the Project objectives.
3.3.4 Feasibilitv: The increased overall density
alternataive is feasible, but would result in increased
levels of adverse impacts on the environment.
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4.1
Section 21081.6 of the Public Resources Code
requires that when a public agency is making the findings
required by 6ection 21081(a) of the Public Resources Code,
that Agency shall adopt a reporting or monitoring program
for the changes to the Project which it has adopted or
made a condition of Project approval in order to mitiqate
or avoid significant effects on the environment. The City
hereby finds that the Mit3gation Reporting and Monitoring
Program set forth in Ezhibit _ to meets
the requirements of Section 21081.6 of the Public
Resources Code.
COHEN: 101
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_ APPENDIX 15 TO THE SPECIFIC~
Pi.AN TO RESOLUTION 8913
`il ~ ---- --__ _ _-----
~~ AND
[_" REPORTING PROGRAIVI ~
~.~
L~~ NOVEMBER 1989
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TUSCANY HILLS
~ MITIGATION MONITORING AND REPORTIN6 PROGRAM
~ Recently enacted legislation (Assembly Bill 3180), codified
~ as Section 21081.6 of the Public Resource Code, requires public
agencies to set up monitoring and reporting programs for the purpose
of ensuring compliance with those mitigation measures identified in
~ environmental impact reports and negative declarations, and adopted as
conditions of project approval.
~ Presented in the accompanying matrix are those mitigation
measures which have been identified in the "Findings and Facts in
~, Support of Findings Adopted by the City Council of the City of Lake
~ Elsinore Regarding the Environmental Impact Report for the Homestead
Land Development Corporation Tuscany Hills Development." Adjacent to
each mitigation measure is a description of how that measure will be
~ adopted, enforced or incorporated into this Specific Plan and how
compliance will be monitored (in accordance with A.B. 3180).
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Mitiaation Measure
Responsibility
For Monitorina
Monitorina Proaram
Tooopraphv
1. City ordinances related to
grading will be followed to
minimize topographic changes.
City Engineer/Chief
Building Official
•-..~ .,.~.. --~ `-1
Verification
Compliance to be monitored at the
time of issuance of the grading per-
mit(s).
2. Grading and earthwork improve- City Engineer/Chief Compliance to be evaluated at the
ments will be balanced on- Building Official time of issuance of the grading per-
site. To the maximum extent mit(s) and shall be monitored by in-
feasible, grading activities spection and approval by the soils
will conform to existing con- engineer or engineering geologist.
tours.
3. Approximately 170 acres within
the southern portion of the
Project site will remain in
their natural and ungraded
state. Further, the estate
lots to be developed in the
southern half of the Project
will encompass 57 acres on
which only limited grading
„ will occur. Approximately 33
acres in the northern portion
of the Project site will be
left as open space in its na-
tural state, another 34 acres
in the northern portion will
be developed for park, recrea-
Community Development
Director
Adoption of the Specific Plan shall
constitute compliance with this miti-
gation measure.
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Mitiaation Measure
Toooaranhv
(Continued)
tion and lake uses and a 31
acre wildlife corridor.
4. Single-loaded streets will be
utilized to help maintain the
natural land form.
Seismic
5. The design of fill slopes and
embankments will be sufficient
to minimize earthquake im-
pacts. Proper design, compac-
tion and construction will
reduce the potential for land-
slide impacts on manmade
slopes.
6. All proper design criteria
will be employed to minimize
potential impacts to and from
local geologic formations.
All seismic building require-
ments will be met to reduce or
eliminate impacts from seismic
activity on structures. Pro-
per engineering will ensure
foundation integrity against
differential settling.
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
for Monitorina
Monitorina Propram
Community Development
Director
.~._' '.-_ "_.1 ".'."1
Verification
Adoption of the Specific Plan shall
constitute compliance with this miti-
gation measure.
Chief Building Issuance of grading permits and moni-
Official toring through the building inspec-
tion process shall constitute compli-
ance with this mitigation measure.
Applicant's soils engineer or engi-
neering geologist shall submit a
final report indicating compliance
with approved grading plan(s).
City Engineer Building design shall be in accor-
dance with Uniform Building Code
standards and shall be verified dur-
ing the plan check process. Issuance
of building permits shall constitute
: compliance with this mitigation mea-
sure.
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Mitiaation Measure
Air Oualitv
7. Dust generation will be con-
trolled by watering areas
prior to and during grading.
Landscape vegetation will be
introduced as soon as con-
struction is completed.
r- __._ .__.. _...,
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina
8. The number of vehicle miles
traveled for home-to-work
trips may be reduced by: 1)
various governmental efforts
to induce more employers to
locate in the Tri-Community
Area to reduce trip length;
and 2) governmental efforts to
provide bus service from the
Project area to employment
centers in surrounding areas.
City Engineer/Chief
Building Official
None
~ 9. The developer will provide Building Inspector
information concerning the
Cal-Trans ride-sharing program
to new home buyers at its
sales office.
10. The neighborhood commercial Community Development
center will provide for a por- Director
tion of the retail needs of
the Project residents.
Monitorina Proaram
,.~ ^ ~ i""1
Verification
Watering of graded areas to minimize
fugitive dust shall occur in accor-
dance with the approved grading
plan(s) and the requirements of the
soils engineer or engineering geolo-
gist. Monitoring of compliance shall
be undertaken by the building inspec-
tor as part of the building inspec-
tion process.
No monitoring required.
Compliance will be monitored by veri-
firation by the building inspector
subsequent to the initiation of on-
site marketing activities.
Approval of the Specific Plan shall
constitute compliance with this miti-
gation measure.
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Mitiaation Measure
Air Qualitv
(Continued)
11. The Project developer will use
energy conserving design and
construction techniques as
required under State law and
will comply with the require-
ments of Title 24 of the Cali-
fornia Code of Regulations.
Bioloaical Environment
12. Development of the Tuscany
Hills site will begin in the
southern portion and will pro-
gress northward in phases.
Phasing will allow for a more
orderly movement of larger
animals from the study site to
surrounding undeveloped area.
The open space area in the
southern portion of the study
area will provide habitats for
some of the smaller animals.
13. Natural contours and topogra-
phic features will be pre-
served to the greatest extent
possible in the open space
areas and within a planned 31
acre wildlife corridor. The
wildlife carridor provides
potential links to existing
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina
Monitorina Proaram
~---, ~--~
Verification
City Engineer Prior to the issuance of building
permits for individual dwelling units
or habitable commercial buildings,
applicant shall submit and the City
shall review and approve Title 24
energy calculation. Issuance of
building permits shall constitute
compliance with this mitigation mea-
sure.
Community Development Adoption of the Specific Plan shall
Director constitute compliance with this miti-
gation measure.
Community Development Adoption of the Specific Plan shall
Director constitute compliance with this miti-
gation measure.
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
Mitiaation Measure For Monitorina Monitorina Pronram Verification
Bioloaical Environment
(Continued)
federal Bureau of Land Manage-
ment parcels. Natural open
space areas of the Project
comprise approximately 170
acres, including a 117 acre
parcel near the watertank site
and a 37 acre open space/park
area, will be offered for de-
dication to the City. In to-
tal, open space, parks, pri-
vate recreation areas, lake
and wildlife corridor areas
comprise approximately 253
acres. An additional 88 acres
of manufactured slopes will be
contained within the Project
site.
14. Protection of open space and
Community Development ti
Applicant shall comply with the sub- ~~
riparian settings will be ac- Director mittal requirements of Sections 1603
complished through compliance of the Fish and Game Code and shall
with Fish and Game Code Sec- obtain permits, as may be required,
tion 1603 and the issuance of from the California Department of
a 1603 permit from the Cali- Fish and 6ame. Prior to the issuance
fornia Department of Fish and of grading permits, Applicant shall
Game. submit and the Community Development
Director shall verify compliance
therewith.
15. A variety of plant species Community Development- Adoption of those landscape guide-
will be used for landscaping, Director lines contained in the Specific Plan
as appropriate to soil condi- and approval of tract-specific land-
tions. scape plans shall constitute compli-
i:. ~"
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Mitiaation Measure
Bioloqical Environment
(Continued)
the Secondary Preserve Site,
as described in the Conserva-
tion Agreement, and shall ex-
ecute an irrevocable offer of
dedication of the Secondary
Preserve Site to the City of
Lake Elsinore or to another
entity approved by the United
States Fish and Wildlife Ser-
vice.
19. The developer and its succes-
sors in interest shall manage
the Initial Preserve Site and
the Secondary Preserve Site in
a manner which is consistent
with the conservation and pro-
tection of the SKR and its
habitat.
20. The authorization to take any
endangered or threatened spe-
cies, pursuant to Sections
7(b)(4) and 7(0)(2) of the
Endangered Species Act of
1973, as amended, shall not be
effective until the developer
executes the Conservation
Agreement and completes the
acquisition of that Initial
Preserve Site described there-
in. The extent of any author-
ization to take any endangered
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina Monitorinq Proaram
Community Development Execution and implementation of the
Director Conservation Agreement shall consti-
tute compliance with this mitigation
measure.
Community Development Execution and implementation of the
Director Conservation Agreement shall consti-
tute compliance with this mitigation
measure.
Verification
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
;F
Responsibility
; Mitiaation Measure For Monitorina Monitorina Proaram
*!
Bioloaical Environment
~' (Continued)
i':.
or threatened species shall be
limited to the grading of not
more than 235.3 acres of oc-
cupied SKR Habitat until the
developer completes the acqui-
sition of the Secondary Pre-
serve Site, as set forth
therein.
21. The developer and its succes-
sors in interest shall not
alter or modify any SKR habi-
tat in the Initial Preserve
Site or the Secondary Preserve
Site without prior approval by
the United States Fish and
Wildlife Service.
22. Authorization for incidental
take will be conditioned upon
implementation and compliance
with the Conservation Plan as
required by the Conservation
Agreement to be signed by the
developer, the United States
Fish and Wildlife Service, and
the City of Lake Elsinore.
Community Development Execution and implementation of the
Director Conservation Agreement shall consti-
tute compliance with this mitigation
measure.
Community Development Execution and implementation of the
Director Conservation Agreement shall consti-
tute compliance with this mitigation
measure.
23. The developer and its succes- Community Development Execution and implementation of the
sors in interest shall comply Director Conservation Agreement shall consti-
with the reporting require- tute compliance with this mitigation
ments of the Conservation measure.
Agreement/Conservation Plan.
Verification
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Mitiaation Measure
Bioloaical Environment
(Continued)
24. If incidental take at any time
does not comply with the pro-
visions established in the
Incidental Take statement, the
developer shall ensure that
the causative action cease
immediately, and shall seek
the immediate assistance of
the United States Fish and
Wildlife Service (Laguna
Niguel Field Office) to evalu-
ate the impacts of incidental
take and make recommendations
to rectify the situation.
Responsibility
For Monitorina
Community Development
Director
....._ ; ---~ ~----y ~..-1
~
Monitorina Proqram
Execution and implementation of the
Conservation Agreement shall consti-
tute compliance with this mitiqation
measure.
25. Any Stephens' Kangaroo Rats Community Development
recovered shall be deposited Director
in the mammal collection of
the Natural History Museum,
County of Los Angeles.
Geoloav and Soils
26. Earthwork will balance cut and
fill on-site and will not re-
quire any import or export of
soil. Grading activities will
conform as much as possible to
existing contours. All proper
soil and engineering analyses
will be done prior to grading.
All grading activities will
conform to City requirements.
Execution and implementation of the
Conservation Agreement shall consti-
tute compliance with this mitigation
measure.
City Engineer Compiiance to be monitored at the
Building Inspector time of issuance of the grading per-
mit(s) and shall be monitored by the
building inspector as part of the
building inspection process and ap-
proval of all grading activities by
the Applicant's soils engineer or
~ engineering geologist.
Verification
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I
Mitiaation Measure
Geoloav and Soils
(Continued)
All soils on-site can be work-
ed with a minimum amount of
preparation, with the excep-
tion of the Bosanko clays.
Proper caution will be exer-
cised during removal or fill-
mixing with these clays to
eliminate any possible impacts
related to expansion.
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina
Monitorina Pro4ram
Verification
27. Construction activities such Building Inspector
as watering and soil stockpil-
ing will be monitored to con-
trol on-site and off-site soil
erosion.
Hvdroloqv and Flood Control
28. Construction activities will
be designed to contain off-
site runoff. Watering will be
kept to the minimum required
for compaction and dust sup-
pression. Any steep, exposed
manmade slopes will be covered
or hydroseeded to prevent off-
site sediment transport.
Grading activities shall be monitored
in accordance with the approved grad-
ing plan(s). Issuance of final grad-
ing approval by the building inspec-
tor shall constitute compliance with
this mitigation measure.
City Engineer Compliance to be monitored at the
Building Inspector time of issuance of the grading per-
mit(s) and shall be monitored by the
building inspector as part of the
building inspection process.
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Mitiqation Measure
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~ :
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina
Hvdroloav and Flood Control
(Continued)
29. Subdrains will be constructed
in canyon fill areas where
necessary. These drains will
collect existing and future
groundwater flows. Surface
drains and subdrains may be
necessary for buttress or fill
stabilization. All required
curb, gutter, and storm drain
structures will be constructed
to channel surface runoff off-
site.
30: Frequent street cleaning by
the City will reduce the po-
tential for runoff pollutants
produced by this Project.
31. Specific drainage systems will
be designed as each planning
area within the Project site
develops. All drainage sys-
tems will comply with adopted
City standards. Drainage sys-
tems shall utilize natural
drainage channels to the
greatest extent possible, with
improvements as necessary to
accommodate expected flows
from new development.
Monitorinq Proqram
City Engineer Compliance to be monitored at the
Building Inspector time of issuance of the grading per-
mit(s) and shall be monitored by in-
spection and approval by the building
inspector as part of the building
inspection process and approval of
all grading activities, including the
installation of subdrains, by the
applicant's soil engineer or engi-
neering geologist.
Community Development Dedication and acceptance of Project
Director area street shall constitute compli-
ance with this mitigation measure.
City Engineer Compliance to be monitored at the
Building Inspector time of issuance of the grading per-
mit(s) and shall be monitored by in-
spection and approval by the building
inspector as part of the building
inspection process and approval of
all grading and drainage improvements
by the applicant's soils engineer or
engineering geologist.
Verification
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TUSCANY HI LLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
Mitiaation Measure For Monitorina Monitorina Proaram Verification
Hvdroloav and Flood Control
(Continued)
32. The developer will construct City Engineer Compliance to be monitored at the
drains and subdrains to inter- Building Inspector time of issuance of the grading per-
cept run-off. The developer mit(s) and shall be monitored by in-
will establish an erosion con- spector as part of the building in-
trol plan to be in effect dur- spection process.
ing and after construction to
be subject to approval of the
City Engineer/Chief Building
Official prior to issuance of
grading permits.
33. The developer will develop a Community Development Applicant shall submit, for approval
Master Landscape Installation Director by the Community Development Direc-
and Maintenance Plan for pub- tor, a Landscape Installation and
lic and private land areas to Maintenance Plan. Approval of that
be subject to approval of the plan shall constitute compliance with
Community Development Director this mitigation measure.
or his designee.
Cultural Resources
34. The developer shall provide Community Development An archaeological records search
further testing and documenta- Director (University of California, Riverside
tion of sites and appropriate 10/89) included as part of Addendum
mitigation as recommended by a to the FEIR (SCH No. 79082906), docu-
qualified archaeologist prior mented prehistoric resources in the
to issuance of further grading project vicinity. Applicant shall
permits. Appropriate mitiga- submit, and the City shall approve,
tion measures will be under- further documentation of on-site cul-
taken to reduce or eliminate , tural resources prior to the issuance
adverse impacts to archaeolo- ' of grading permit(s). Issuance of
gical resources discovered on those permits shall constitute com-
the project site. pliance vrith this mitigation measure.
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TUSCANY HILLS
r MITIGATION MONITORING AND REPORTING PROGRAM
'~- Responsibility
^'' Mitiaation Measure For Monitorina Monitorina Proaram Verification
Cultural Resources
_ (Continued)
35. The developer shall provide a Building Inspector The building inspector, during review
qualified paleontologist to be of grading activities, shall monitor
present during grading, empow- compliance with this mitigation mea-
ered to stop grading temporar- sure.
ily for the recovery of fossil
remains during grading within ~
suspect geologic formations as
identified in preliminary and
final geologic and soils re-
ports.
Land Use. Zoninq and General
Plan
36. The Specific Plan for the Pro- Community Development Adoption of the Specific Plan shall
ject is being processed under Director constitute a determination of project
City Code Section ll.99.060 consistency and represents compliance
(Nonconditional (SP) Specific with this mitigation measure.
Plan Zoning Procedure) Pursu-
ant to this procedure, the
„ Project will receive the (SP)
Specific Plan zoning designa-
tion concurrently with the
approval of the Specific Plan
documents. Zoning within the
Specific Plan area will be
governed by the Specific Plan.
The Project developer shall
comply with all provisions of
the Zoning Ordinance for the
City, including all applicable i
provisions of Chapter 17.99 of
the Zoning Ordinance and the
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Mitiaation Measure
Land Use. Zonina and General
Plan (Continued)
provisions of the Specific
Plan. To the extent of any
conflict between the Zoning
Ordinance and the Specific
Plan, the provisions of the
Specific Plan will govern.
37. The Specific Plan describes a
methodology for assuring the
adequate provision of public
services and facilities for
the land uses specified in the
Specific Plan.
38. The development standards and
design guidelines for the Pro-
ject specified in the Specific
Plan will ensure that the land
uses planned for the Project
and the development of the
Project will be compatible
with the surrounding land
uses.
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina
Community Development
Director
Community Development
Director
Traffic and Circulation
39. The proposed development has Traffic Engineer
an adequate internal circula-
tion system to handle project-
ed traffic loads.
Monitorina Proaram
Adoption of the Specific Plan shall
constitute compliance with this miti-
gation measure.
Adoption of the Specific Plan shall
constitute a determination of Project
consistency and represents compliance
with this mitigation measure.
Compliance will be monitored at the
time of final tract map approval.
Approval of the finai tract map shall
constitute compliance with this miti-
f gation measure.
Verification
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
Mitiaation Measure For Monitorina Monitorina Proaram
Traffic and Circulation
(Continued)
40. All minor streets intersecting Traffic Engineer
with the proposed 88-foot
north-south "Secondary Arter-
ial" shall be controlled by
stop signs on the minor
streets.
41. The approaches of the internal Traffic Engineer
roadways toward Greenwald
Avenue shall be controlled by
stop signs.
42. The Project is required to
participate in an assessment
district for off-site improve-
menCs. If a traffic signal is
ultimately warranted at the
in.tersection of Summerhill
Drive and Railroad Canyon
Road, the Project developer
would contribute that portion
of the signal cost which cor-
responds to the volume of in-
tersection traffic caused by
this development.
Compliance will be monitored at the
time of final tract map approval.
Adoption of the final tract map shall
constitute compliance with this miti-
gation measure.
Compliance will be monitored at the
time of final tract map approval.
Adoption of the final tract map shall
constitute compliance with this miti-
gation measure.
Verification
Traffic Engineer Compliance will be monitored at the
time of final tract map approval.
Approval of the final tract map shall
constitute compliance with this miti-
ti
gation measure. ~\
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Mitiqation Measure
Responsibility
For Monitorina
Monitorina Proaram
Public Services and Utilities
Water Suoplv
43. The Project developer has re- Community Development
ceived a "will-serve" letter Director
from the Elsinore Valley Muni-
cipal Water District for the
southern portion of the site.
44. The water distribution system
for Tuscany Hills will be
phased in accordance with the
phases of construction. Water
storage facilities will be
constructed in the first phase
of infrastructure improve-
ments.
45. The developer will use all
water saving devices required
-~ by State law.
Sanitarv Sewers
46. The Project developer will
provide necessary on-site lift
stations and extend lateral
lines to the existing regional
sewage treatment facility.
The sizing and construction of
all sewer facilit;ac shall be
Applicant shall deliver to the City a
copy of the "Will Serve" letter from
the Elsinore ~alley Municipal Water
~istrict. Receipt of that letter by
the City shall constitute compliance
with~ this mitigation measure.
City Engineer Prior to the issuance of a Certifi-
cate of Occupancy for the first
dwelling unit to be constructed, the
City Engineer shall ensure the com-
pletion of all water storage facili-
ties. Issuance of that Certificate
of Occupancy permit shall constitute
compliance with this mitigation mea-
sure.
City Engineer Unit design will incorporate State
mandated water conservation measures.
This mitigation measure shall be en-
forced at time of building permit
issuance.
City Engineer Prior to the approval of any final
tract map, the location, phasing,
bonding and details of the sanitary
sewer facilities shall be determined
~. by street configuration, lot layout
and gravity flow. Approval of the
final tract map shall constitute com-
Verification
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Mitiaation Measure
Sanitarv Sewers
(Continued)
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i
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina
coordinated through the Elsi-
nore Valley Municipal Water
District.
Solid Waste
47. Riverside County is currently
reviewing the potential for
expansion of the present site
or alternative facilities un-
der its State law obligations
relating to solid waste plans.
Such expansion or alternative
facilities will provide solid
waste service for the Project.
Electricit
Monitorina Proaram
pliance with this mitigation measure.
Community Development The Project shall comply with appli-
Director cable provisions of A.B. 939 as enac-
ted by the City. Approval of the`
final tract map shall constitute com-
pliance with this mitigation measure.
48. The Project site is within the City Engineer
Southern California Edison
. Company service area. Power
' lines will be placed under-
ground.
49. The Project will be phased to
reduce large electricity con-
sumption during initial years.
Community Development
Director
The conduit system for any electrical
service, with associated concrete
manholes and vaults, shall be in-
stalled underground in accordance
with utility company and City re-
quirements. Approval of final tract
maps shall constitute compliance with
this mitigation measure.
Adoption of the Specific Plan shall
constitute compliance with this miti-
gation measure.
Verification
,.
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Mitiaation Measure
Teleohone Service
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina
50. The Project site is within the City Engineer
General Telephone Company ser-
vice area. All new telephone
lines will be buried.
Police Services
Monitorina Proaram
The conduit system for all telephone
service shall be installed under-
ground in accordance with telephone
company and City requirements. Ap-
proval of the final tract map shall
constitute compliance with this miti-
gation measure.
51. Street patterns and building City Engineer Approval of final tract maps shall'
locations will be designed for constitute compliance with this miti-
good visibility. gation measure.
52. Tax revenue from the Project None No monitoring required.
will provide additional fund-
ing for any increase in police
protection.
Fire Deoartment Services
53. Brush will be cleared to es- Fire Marshall(County) The Riverside County Fire Department
,, tablish a fire break in open shall annually monitor brush condi-
space immediately adjacent to
developed areas tions to assess fire hazard proximal
. to existing development. Posting
and/or other notification by that
Department shall constitute compli-
ance with this mitigation measure.
54. Additional tax revenue derived Community Development The Specific Plan shall identify a
from the Project will provide Director/Fire Marshall one-acre site for a future fire sta-
funds for added fire protec- (County) tion. Adoption of the Specific Plan
tion services and a one-acre i shall constitute compliance with this
site will be preserved for a mitigation measure.
future fire station.
Verification
,,
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Mitiaation Measure
ResponsibiliY.y
For Monitorinq
Monitorina Prouram
Fire Deoartment Services
(Continued)
55. The developer will establish
fire breaks in accordance with
appropriate standards and es-
tablish a fire break plan ap-
proved by the Riverside County
Fire Department and the Com-
munity Development Director.
Educational Services
56. An agreement has been reached
between the developer and the
Lake Elsinore Unified School
District pursuant to which an
11-acre elementary school site
and an adjacent 5-acre park
will be provided in the cen-
tral portion of the Project
site. There will be a further
agreement between the Project
developer and the School Dis-
trict covering mitigation of
impacts on high school ser-
vices.
Recreational Facilities
Community Development
Director/Fire Marshall
(County)
Community Development
Director/Superinten-
dent of Schools
(School District)
"""'~ "'""`~ ..".~ '....~
Verification
Applicant shall submit and the City
and the County Fire Department shall
approve a fire break plan for the
Project area. Acceptance of that
plan by the City and County shall
constitute compliance with this miti-
gation measure.
Dedication of real property for on-
site school facilities, and accep-
tance of that dedication by the Lake
Elsinore Unified School District,
shall constitute compliance with this
mitigation measure.
Prior to the issuance of building
permits, the City shall further veri-
fy the payment of any applicable
school fees. Issuance of building
permits shall constitute compliance
with this mitigation measure.
57. Three park sites are provided Community Development Approval of the Specific Plan shall
in the development plans for Director constitute compliance with this miti-
the Project, for a total of gation measure.
approximately 46 acres of park i
sites. Additionally, there is
a 26-acre lake located in the
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TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
Mitiaation Measure For Monitorina
Recreational Facilities
(Continued)
northern portion of the site.
Parks, private recreation
areas, open space and a wild-
life corridor and lake area
comprise approximately 253
acres of the total Project
site. Recreation area facili-
ties include a swimming pool,
basketball and tennis courts,
picnic areas and tot-lots.
Enerav Conservation
58. The Project will be phased to Community Development
reduce large energy consump- Director
tion during the initial years
of Project development.
Growth-Inducina Imoacts
59. The developer of the Project Community Development
will dedicate an 11-acre ele- Director/Superinten-
mentary school site and pay dent of Schools
school fees or make equivalent (School District)
dedications, etc.) to the Lake
Elsinore Unified School Dis-
trict pursuant to a revised
agreement with the district.
Monitorina Proaram
""..~ ,-'"1 `~"1 '~"I
Uerification
Adoption of the Specific Plan shall
constitute compliance with this miti-
gation measure.
Dedication of real property for on-
site school facilities, and accep-
tance of that dedication by the Lake
Elsinore Unified School District,
shall constitute compliance with this
mitigation measure.
Prior to the issuance of building
permits, the City shall further veri-
fy the payment of any applicable
school fees. Issuance of building
permits shall constitute compliance
with this mitigation measure.
ti
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60
61
Mitipation Measure
Growth-Inducina Imoacts
(Continued)
Development of the Project
inclu~es a small neighborhood
commercial center to provide
retail and other services to
Project residents.
Cumulative Imnacts
Development of the surrounding
projects may be expected to
have an adverse cumulative
impact on the habitat of the
Stephens' Kangaroo Rat. De-
velopment projects in the vi-
cinity of the Project will be
required to participate in
Riverside County fee programs
to fund purchases of high-qua-
lity SKR habitat preserves, or
to participate in the River-
side County Habitat Conserva-
tion Program, once this pro-
gram is approved.
TUSCANY HILLS
MITIGATION MONITORING AND REPORTING PROGRAM
Responsibility
For Monitorina Monitorina Proaram
Community Development Approval of the Specific Plan shall
Director constitute compliance with this miti-
gation measure.
Community Development Adoption of an Urgency Mitigation'>Fee
Director Ordinance and execution of a Memoran-
dum of Understanding with the County
of Riverside relative to the Interim
Habitat Conservation Plan shall con-
stitute compliance with this mitiga-
tion measure.
Verification
ti
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4517/77
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~
~ _ EXHIBIT D- TO RESOLUTION 8913
/
~ SPE~C PLAN
~ SUBMITTED TO:
CITY OF LAKE ELSINORE
NOVEMBER 1989
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~ TUSCANY HILLS
~ SPECIFIC PLAN
~
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PREPARED FOR
~' HOMESTEAD LAND DEVELOPMENT CORPORATION
~_ _
~_ ` NOVEbiBER, 1989
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TABLE OF CONTENTS
Section paee
I. Fxecutive Summary ................................................. 1
II. Introduction ...................................................... 3
Site Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Project Overview ............................................. 3
Project History ............................................... 3
Purpose and Objectives . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
III. Site Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Topography ................................................. 9
Geology .................................................... 9
Seismicity .:.......................................:........ 9
Soils ..................................................... 10
Hydrology ................................................. 10
Biology ................................................... 12
Archaeolo~ ................................................ 14
IV. Land Use Plan ................................................... 16
Grading ................................................... 16 -
I.and Use ................................................. 16
Open Jpace ................................................ 21
V. Circulation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
VI. Utilities ...........................................
............. 27
WaterService .............................................. 27
Wastewater ................................................ 28
Drainage Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Solid Waste ................................................ 30
VII. Public Facilities ................................................... 33
Police Protection ............................................ 33
Fire Protection ............................................. 33
SchooLs ................................................... 33
Parksand Recreation ......................................... 34
VIII. Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Single Family Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Neighborhood Commercial Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
Open Space/Recreation Zone .................................. 50
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~ IX. Design Guidelines .........:....................................... 54
General Guidelines, Purpose and Theme . . . . . . . . . . . . . . . . . . . . . . . . . . 54
~ Landscaping Guidelines ..
...
.
Sit
Pl
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G
id
li 54
e
ann
ng
u
e
nes . ,
....
...
............................. 73
Architectural Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
Community Walls and Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '77
~ Signage Program ............................
................
79
X. Implementation ................................................... 80
[ Consistency ................................................ 80
Specific Plan Modifications/Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . 81
# XI. ProjectFinancing ................................................. 83
~ XII. ProjectPhasing .........................................:......... 85
_
Appendices
( A. Definitions
t B. Technical Appendix to the Specific Plan (bound separately) `
_ __ .
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1
~ EXI~IlBTTS
~ P-g-
1. RegionalVicinity ................................ .................. 4
r 2. Project Vicinity .................................. .................. 5
3. ConceptualSite Plan .............................. .................. 6
~ 4. Planning Approval History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
(
- 5. Hydrology Plan .................................. ................. 11
I 6. Concept Grading Plan ............................. ................. 16
~ 7. Surrounding Land Uses ............................ ................. 18
8. Land Use Plan .................................. ................. 20
~- 9. Open Space Plan ................................. ................. 22
1 10. Circulation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
11. StreetSections .................................. ................. 25
~ 12. StreetSections ................................. .................. 26
13. WaterPlan .................................. .................. 29
~_ 14. Sewer Plan . ...........................:...... .................. 31
~ 15. Storm Drain Facility Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
- 16. Typical Model Complex Plan . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1 17. Signage Program ................................ .................. 39
. 18. SignageIdentification ............................ .................. 40
1 19. Setbacksinthe R-SF Zone ........................ .................. 42
_ 20. Garage Placer.~ent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
~ 21. Model Signage Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
22. Monumentation, Wall and Fencing Plan - Northern Section . . . . . . . . . . . . . . . . . . 55
L 23. Monumentation, Wall and Fencing Plan - Southern Section . . . . . . . . . . . . . . . . . . 56
24. Primary Entry Monument and Streetscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
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Paee
~ 25. Primary Monument Elevation . : . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
26. Secondary Entry Monument Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
~ 27. Secondary Monument Elevation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
28. Tertiary Entry Monument Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
1 29. Tertiary Monument Elevation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
' 30. Conceptual Landscape Plan - Northern Section . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
31. Conceptual Landscape Pian - Southern Section . . . . . . . . . . . . . . . .
...........
65
~ 32. Primary Streetscape ............................................... 67
33. Sewndary Streetscape .............................................. 68
~ 34. Interior Streetscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
35. Land Use Maintenance Responsibility Plan - Northern Section . . . . . . . . . . . . . . . 71
I 36.
37. Land Use Efaintenance Responsibility Plan - Southern Section . . . . . . . . . . . .
Typical Front Yard I,andscaping Plan 72
. . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . 72 A
~
38.
Typical Architectural Elevations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . -
74
39. Typical Architectural Elevations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..: . . . . 75
I 40. Wall and Fence Elevations .......................................... 78
~ 41. Development Phasing Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
-
1_ 42. Backbone Infrastructure Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
a 88
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t TABLES
~ Paee
1. Tuscany Hills Specific Plan Statistical Summary ......
.................... 2
.
F
t 2. Major Earthquake Faults ........................................... .. 9
3. Cutand Fill ................................................... . 16
[ 4. Water Usage by Land Use ................:........................ . 27
' 5. Estimated Water Demand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6. Estimated Sewage Generation . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . 30
~ 7. Estimated Student Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . 33
8. Streetscape Plant Palette . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
1 9. ProjectPhasing .................................................. . 86
~ 10. Infrastructure Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
~~
1
~ TABLES
~ Paee
1. Tuscany Hills Specific Plan Statistical Summary . . . . . . . . . . . . . . . .
2
r 2 Major Earth
uake Faults . . . . . . . . . . . .
. q
................. ............................ 9
~ 3. Cutand Fill ......................... ...........................
4.
Water Usage by Land Use ...............
...........................
27
~ 5. Estimated Water Demand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6. Estimated Sewage Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1 7. Estimated Student Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
8. Streetscape Plant Palette . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
1 9. ProjectPhasing ......................... .......................... 86
~ 10. Infrastructure Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
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~ I. EXEC[JTTVE SIJMMARY
The Tuscany Hills Specific Plan has been prepared for a 973-acre site within the City of
~ Lake Elsinore. Near the southwestern and northern project boundaries are the major
highways, Interstate 15 and State Route 74, respectively. Canyon Lake (Railroad Canyon
Reservoir), situated in the San Jacinto River Plain, is adjacent to the southern boundary of
~ the site, and Greenwald Street bordeis the northem boundary of the site.
The project includes appro~mately 709 acres of single family residential uses, 46 acres of
~ community parks, 11 acres of private recreation, an 11-acre elementary school site, and the
remaining 196 acres as open space and lake uses. Table 1 provides a statistical summary
of the Tuscany Hills Specific Plan. As noted in the table, the 35 percent open space .
requirement is ideptified as well as shown in Exhibit 9 of this document.
( Tuscany Hills will enjoy the benefits of a master-planned community. The project will fulfill
a demonstrated need in the area for additional dwelling units. The infrastructure and other
r public facilities will be sufficiently sized to meet the demands of the community at buIldout.
~ In addition, specific planning and design elements will be applied to create a varied yet
cohesive project.
It is the intent of the Tuscany Hills project to be varied in character, yet provide
complementary land uses to e~sting and proposed project components. Approximately 196
acres of natural open space, wildlife corridors, and lake areas are provided. Additional
objectives of the project include:
~ o To satisfy anticipated market needs and public demand by providing a diversity of
housing types and site locations which will be marketable within the developing -
+ economic profile of the City of L,ake Elsinore.
!
o To target the residential product types and concepts mostly to emerging, growing,
j and mature families.
L
o To include design segments in the residential products that respond to forecastable
~ demands in the market area.
o To create a community identity for the Tuscany Hills project through a consistent
application of architectural standards, landscape standards, and recreational facilities
` standards.
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TABLE 1
Tuscany Hills Speci£c Plan
Statistical Summacyt
Land Use
Single FamIly
Single Family (c)
Single Family
Park
Park
Private Recreation (c)
Priva[e Recreation
School
Open Space
Open Space
Open Space
Open Space
Open Space
Open Space/Park
Wildlife Corridor
Lake
1~
Gross Dwelling
Acres Units
92.3' 355
483.9' 1,391
132.8' 254
5.3 --
3.2 --
4.3 --
6.8 --
10.9 --
117.2 --
5.2 --
SA --
9.4 -- ~
1.8 --
37.4 --
30.9 --
26.5
972.9 2,000
L Parks, private recreation areas, open space, the wildlife conidor and lake area comprise
approximately 253 acres. This acreage, plus approximately 88 acres of manufactured slopes adjacent
to major arterials and interior slopes, will make up the 35 percent open space requirement
L identified in the Development Agreement of 1980 (refer to Fxhibit 9).
L 1Planning Areas shown on Exhibit 8
ZCommercial overlay comprises 15.2 acres
+ 'Includes landscaped slopes along major streets
~ 'Commercial overlay comprises 43 acres
2
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1
r II. IIVTT20DUCTI~N
Site I.ocafion/Description ,
i Tuscany Hills is located in south central Riverside County adjacent to the northeastern city
limits of Lake Elsinore, California. Exhibits 1 and 2locate the project in its regional and
C local vicinity, respectively. The site is located entirely within the corporate limits of the City
of Lake Elsinore. Summerhill Drive serves as the main access to Tuscany Hills from the
southwest. This road intersects with Railroad Canyon Road near Interstate 15,
r approximately one mile from the site. Canyon Lake (Railroad Canyon Reservoir), which
! is situated in the San Jacinto River plain, is east of the site. The project site is bounded
to the north by Greenwald Street. Greenwald Street intersects with Highway 74,
approximately two miles north of the site, providing access to the cities of Perris and
Riverside.
The Tuscany Hills site is contiguous to the western boundary of the Canyon Lake
~ community, and parallels an east-west trending ridgeline which has a peak elevation of 1,915
feet. The southern flank of this ridge descends to an elevation of ± 1,320 feet near the San
Jacinto River. The canyons and swales of the property flow easterly toward the lake which
~ is wnstructed across the San Jacinto River. Slopes in this portion of the site generally
range from 30 percent to 50 percent in some areas. The average slope within Tuscany Hills
is approximately 35 percent.
~ Project Ovesview
The Tuscany Hills Specific Plan consists of 973 acres and contains a total oF 2,000 dwelling
units (Exhibit 3). Open space is an essential element of the project. Approximately 170 °"
~ acres of the southern portion of the site will be maintained in its natural condition. In
addition, a 31-acre wildlife corridor has been incorporated into the design. Additionally,
community parks, a lake, a school site, and private recreation areas are provided as
L illustrated on the Conceptual Site Plan (Exhibit 3).
Project History
l Prior approvals for the site relate to the proposed Canyon Lake Hills Planned Development
which began in 1978. In 1979, a general plan amendment and preannexation zone change
were filed for the 2,000 dwelling unit Canyon Lake Hills Planned Development. In July
~ 1979, an EIR was submitted to the City of Lake Elsinore.
In May 1980, the City and Canyon Lake Hills Developers signed a Development Agreement
L which stated the conditions, terms, standards, restricuons, regulations, and requirements for
the development, construction and operation of the proposed residential, commercial and
open space planned development of Canyon L,ake Hills. One of the most significant
L provisions in the development agreement stated that the "Rules of the Game" would be the
policies, ordinances and resolutions in effect at the date of the execution of the agreement.
This agreement stated that any ordinance policies or resolution adopted after the execution
L of the agreement and deemed "more restrictive" would not apply to the Canyon Lake Hills
development.
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r In January 1981, the developers, ABC Heritage, submitted Tentative Tract Map 17413 to
cover the southern portion of Canyon Lake Hills. In the late summer of 1981, the
~ developers revised Tract 174~3 because the project as per the approved map was not
buildable.
A revised map was submitted in the fall of 1981, proposing a new access for the project and
single loaded streets to provide for'more view lots. To enable the single-loaded streets
r feasible, the developer proposed the streets as being 40 foot right-of-ways with 28 foot curb
separation.
~ The United States Department of Housing and Urban Development (HUD) was, at the
time, going to provide housing for Canyon Lake Hills as part of their Tide 10 program. At
HUD's request, an EIS was prepared to address the following areas of concern:
1 - Distance beriveen street intersections
- Impact of tract map on wildlife
~ _ Fire DepartmenYs major concern about the narrow streets
Lack of access to RaIlroad Canyon Road
- Street widths and offsets and the proposed "gated community"
~ Tentative Tract 17413 was finally approved by the Planning Commission on January 1982
(Elchibit 4 shows the history of planning approvals). The City Council directed the new
developers, ABC Heritage, to apply for a variance on requested street widths and building
~ setbacks. An amendment to the Development Agreement for the new access road was
prepared, but never executed. By AprIl 1982, the Planning Commission had approved the
variance request. Subsequently, Homestead Land Development Corporation purchased
L Canyon Lake Hills, and the name of the project was changed to Tuscany Hills. The -
Technical Appendices that accompanies the Tuscany Hills Specific Plan document the
planning and approval history for Tuscany Hills.
L Putpose and Objectives
The putpose of the Tuscany Hills Specific Plan is to provide the regulatory framework to
L expedite and provide predictable standards of regulation for the development process of
Tuscany Hills through the City of Lake Elsinore. After adoption by ordinance, a specific
plan has an effect similar to the local zoning code. Tentative and final tract maps must be
consistent with the applicable specific plan provisions. All detailed plans submitted in the
( future shall be consistent with this specific plan.
L
Preparation of this specific plan is not required for the Tuscany Hills project since the
L pro~ect was approved by the City of Lake Elsinore in 1980. The purpose of this document
is to "pull" together in one document and update the numerous planning and processing
studies and ageements that have occurred during the life of the Canyon Lake
L Hills/Tuscany Hills project, a project that essentially began in 1978.
The Tuscany Hills Specific Plan identifies the general location and type of land uses and
L sets standards foc various development options, as well as provides a focus for the standards
and guidelines under which these areas will be developed.
An important function of the Tuscany Hills Specific Plan is to ceduce the need for detailed
L planning and environmental review procedures related to subsequent development of the
project area. The specific plan regulations contained herein are intended to be responsive
to changing community needs and desires in order to function without the need for
L amendments and review.
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PL~ANNING APPROVAL
HISTORY
LEGEND
~ ~NrMnnvE.,
T.P.M. 25005
155' EXHIBR 4
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III. STiB ANALYSIS
Topography
! Tuscany Hills is located adjacent to the foothills of the Santa Ana Mountains in
southwestern Riverside County. It is contiguous to the western boundary of the Canyon
~ Lake community, and parallels an east-west trending ridgeline which has a peak elevation
of 1,915 feet. The southern flank of this ridge descends to an elevation of 1,320 feet near
the San Jacinto River. Slopes generally range from 30 to 50 percent, with the overall
average apprmcimately 35 percent. Overall, appro~cimately 10 percent of the site has slopes
r of 0-10 percent, 20 percent of the site hasslopes of 10-20 percent, 30 percent of the site has
t slopes of 20-30 percent, 30 percent of the site has slopes from 30-50 percent and 10 percent
of the site has slopes in excess of 50 percent.
~_ Geology
r Tuscany FIills is within the Peninsular Range Geomorphic Province of Southern California
j and is situated in the eastern foothills of the Santa Ana Mountains. This region is chiefly
underlain by igneous and metamorphic rocks at the pre-Cenozoic age. The metamorphosed
materials were originally Mesozoic sedimentary rocks. The igneous materials are mainly
~ granitic in nature.
Tuscany Hills lies near the boundary of two regional geologic provinces, the Perris Block
and the Santa Ana Mountains. The site contains five basic geologic units: recent alluvium
of stream transported sands and gravels; older alluvium sands and gravels with a silt and
clay binder; terrace deposits of sandy gravels with boulders; Santa Ana formation
metamorphic rocks of the triassic age; and intrusive igneous complex, a massive collection ~
of igneous materials ranging from granodioute to gabbro.
Seismicity
Liquefaction during seismic events is not considered a problem at Tuscany Hills due to the
shallow depth of bedrock and rocky surficial deposits.
The seismicity of the region is dominated by the Elsinore fault zone. The north Elsinore
fault zone lies approximately one-half mile from the southwest corner of the property.
Other faults within the Elsinore fault zone which occur within four miles to the southeast
consist of the Glen ivy Fault, Willard Fault, and the Wildomare Fault. Lake Elsinore occurs
within a depressed fault block between the Willard and Glen ivy Faults.
Other active faults are located in the general region of the project site, such as the large
San Jacinto and San Andreas Fault Zones. A summary of the major faults and their
distances from the site is shown on Table 2.
L TABLE 2
Major Earthquake Faults
L Distance from Site
Fault (Miles)
L Elsinore 2
San Jacinto 20
San Andreas 30
~
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The soils of the project site cansist mainly of rocky and sandy loams of the Lodo, Cieneba,
Garretson, and Hanford series. In addition, there are scattered areas of Bosanko clay soils
and artiticial fill materials.
Loose, alluvial sands and gravels coinprise the majority of the site soils. While most of
these deposits are within a few feet thick, thicker deposits are located along the southern
boundary and southeastern corner of the site. The only soils on-site that have presented
engineering or developmenYproblems in the past in other areas are the Bosanko clays and
areas with slopes greater than 45 percent. Bosanko clays must be carefully managed
because they are relatively expansive when infiltrated by water. Steep slopes present
grading and erosion problems.
Only the Class II Ganetson soils have any significant value for agricultural use. This type
of soil is available on less than one percent of Tuscany Hills. The Bosanko and Hanford
soIls are Class III soils with limited agricultural potential. All other on-site soils have a
Capability Classification of VII, indicating very limited agricultural usefulness.
Hydralogy
The depth to groundwater surface within the site is the canyon bottoms where seepage is
prevalent. The site eachibits a moderate to high infIltration rate due to the nature of the
metamorphic bedrock. T'he groundwater storage is continually being replenished by deep
percolation of water from precipitation and stream flow. Groundwater leveis fluctuate
dramatically within the wash areas. The groundwater table is near the surface within the
San Jacinto River easterly and southerly of the site. '-
Existing drainage of the project site is controlled by the east-west canyons and swales which
channel runoff eastward toward Canyon Lake. Regional drainage flows into either the San
Jacinto River or Canyon Iake. The river eventually flows into Lake ELsinore. The water
quality of Canyon I.ake is marginal due to the amount of agricultural runoff from the east
and northeast. The Hydrology Plan for Tuscany Hills is shown on Exhibit 5.
10
L
~ ~ ~~~ ~o ~~ ._ . ~,~ ~: ~
~~
HYDROLOGY PLAN
LEGEND
~ DRAINAGE BOUNDARIES
~ DIRECTION~ OF FLOW
~
~
SCALE:1"=1155' EXHIBIT 5
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Southern Section
i The bulk of the project site has received little or no prior impact, except from fire and from
minitnal sheep grazing. Indigenous communities are of significant extent and characteristics
C species diversity. A full complement of indigenous fauna typically occupying interior scrub
habitat is found on-site.
~ Three types of habitats having biological value are found on the property: extensive upland
sage scrub, riparian woodlands, and adjacent brushy slopes and exposures of Bosanko clay.
o Sage Scrub - The vast area constituting the western half of the southern project site and
( containing an unbroken coastal-inland sage scrub cover is inhabited by a significant
~ population federally-listed endangered Stephen's kangaroo rat, in addition to a variety
of other dry land adapted mammal and reptIle species.
[ o Riparian Woodlands - All riparian locales on site, including the San Jacinto River
(technically under separate ownership), Cottonwood Creek, and four tcibutary arroyos
of the former drainage, contain riparian habitat which is extensively utIlized by a variety
~ of fauna, including songbirds and nesting raptors.
o Brushy Slopes and Bosanko Clay Exposures - Because of the limiting quality of the
Bosanko substrate, grasses and forbs are generally low growing and opportunities exist
~ for establishment or persistence of noncompetitive species, including those which are
rare and endemic. The Bosanko exposures are also ideal sites for spring wildflower
~ displays, containing a diversity of species. -
Northern Sectio~
The biological setting of the bulk of the northern Tuscany Hills is characterized by the
extensive stands of open coastal sage scrub interspersed by brushy or wooded drainage
courses.
The habitat of the northern half of the project site is less biologically diverse and more
disturbed than the contiguous habitat in the southern half. Sheep grazing has been a past
land use whose impact is still obvious. Mining and prospecting has impacted certain limited
portions of the site and some off-road vehicle use and parking has impacted flat land north
of Greenwald Avenue.
Coastal sage scrub is the principal type of vegetative cover present on the northern half.
(_ The condition and productivity of this community, including density and species diversity,
is poorer than in the area immediately to the south. Shrub cover is generally not
contiguous, but is instead interspersed with low-growing annual grass vegetation.
`- Ttvo sign~cant habitat types are found in the northern planning area. The first is the grassy
and open coastal sage scrub settings documented as being occupied by the Stephen's
L kangaroo rat or where this species' presence is suspected. The following section assesses
the impacts of the project to the Stephens Kangaroo Rat.
~ The second habitat of significance is the main drainage, which enters at the northwest
corner of the property and e~cists at the southeast. A lateral drainage area also passes
through the southern part of this area. In October 1988, Homestead obtained a 1603
L Agreement from the California Department of Fish and Game.
IZ
L
___ _ __ ___ _. _ _ _ _ - __
~~
~ Steohens Kanearoo Rat
` Development of Tuscany Hills will impact approximately 282 acres of known habitat of the
~ Stephens Kangaroo Rat, listed by the U.S. Fish and Wildlife Service as an endangered
species.
j To determine the effects of the proposed project on the Stephens Kangaroo Rat, a focused
biological assessment was conducted by Tierra Madre Consultants, Inc., in January 1989.
~ This assessment included a literature review to identify reported occurrences of the
Stephens Kangaroo Rat on, or in the vicinity of, the project site, and a survey for potential
Stephens Kangaroo Rat habitat. In addition, a walkover survey of the Tuscany Hills site
and a range-wide survey to find and map the populations of Stephens Kangaroo rats was
( wmpleted by O'Fanell Biological Consulting in February 1989.
The results of the Tiena Madre studies are noteworthy in two respects. First, the site
` currently supports about 282 acres of occupied Stephens Kangaroo Rat habitat, distributed
i in a patchy configuration typical of the species throughout the 973 acre site. Second, the
entire Tuscany Hills site is contained within one of nine areas currently under study by the
County of Riverside as a potential reserve for this species. This study area in which [he
project site is located is known as the Canyon Lake/Kabian Park site, and includes
. apprexiiriately 9,350 acres. The O'Farrell study concluded that the ICalbran Park site should
not be considered as a potential preserve location because of its marginal habitat quality.
~ The preferred preserve sites were chosen on the basis of general quality of habitat and the
presence of relatively continuous, significant SKR abundance.
Construction of the project would result in the direct loss of the occupied Stephens -
t. Kangaroo Rat habitat that is found on the site. It would also effectively eliminate the
t southernmost portion of the Canyon Lake study area as a possibility for a potential reserve
through d'uect loss of habitat on site and isolation of adjoining habitat found in the southern
( portion of the study area.
Taking of the Stephens Kangaroo Rat is prohibited by the Endangered Species Act and this
prohibition has resulted in efforts by the County of Riverside and affected cities to develop
~ a Habitat Conservation Plan and seek authorization to take specified areas in order to
facilitate some continued development in the range of the Stephens Kangaroo Rat. The
County is currently engaged in a program to determine the effect of a region-wide reserve
'` strategy for the Stephens Kangaroo Rat in western Riverside County relating to their efforts
to apply for and obtain a long-term Section 10(a) permit.
L To assess the impacts of development of Tuscany Hills on the Stephens Kangaroo Rat
population in light of the species as a whole, the United States Fish and Wildlife Service
conducted a 5eld reconnaissance of the project site. In April 1989, portions of the Stephens
L Kangaroo Rat habitat were visited by the Fish and Wildlife Service biologists, biological
consultants for the County of Riverside, and representatives of the County and the Sierra
Club. In addition, unpublished reports prepared by the County's biological consultants,
assessing the long-term potential of habitat in the Lake Elsinore region, as well as soils
L maps and other available information, were consulted. The results of these analyses
indicated that the Stephens Kangaroo Rat is found at this time primarily in trace abundance
(i.e. <2 borrows/100 square meters). Based on estimates of density, there may be
L approxicnately 115 Stephens Kangaroo Rats on the 'I~scany Hills site. The soils and
vegetational attributes, plus the relatively degraded condition of the site due to prior
construction activities, dumping, and off-road vehicle use, appears to have limited the long-
term potential of the site as a resecve for the Stephens Kangaroo Rat.
L
13
~
~/
f It is the biological opinion of the U.S. Fish and Wildlife Service that the conservation
~ measure prescribed in the Tuscany Hills Project Stephens Kangaroo Rat Conservation Plan
and its implementing Conservation Agreement, will not jeopardize the continued existence
of the Stephens Kangaroo Rat. The net result of the program would be the elimination of
the southern portion of the Canyon Lake study area in exchange for acquisition of over 600
r acres (including at least 282 acres of occupied Stephens Kangaroo Rat habitat) in the
j Estelle Mountain area, a site identified as another study area for a potential Stephens
Kangaroo Rat reserve, This acquired land could be wmbined with other lands to be
r acquired in this area and used for establishment of a permanent reserve for the Stephens
~ Kangaroo Rat.
T'he initial phase of the mitigation program for the Conservation Plan provided the
J acquisition of 560 acres of good quality preserve properry to minimize the impact loss of
I the law quality habitat within the project. An additional 46.7 acres of occupied habitat will
be acquired and added to the preserve system to complete the mitigation of the habitat loss
~ on the project site.
Archaeology
r An archaeological records search of the Tuscany Hills site was conducted at the
~ Archaeological Research Unit, University of California a[ Riverside, on October 13, 1989.
Based upon that records search it was determined that the entire project site had been
( previously surveyed for cultural resources, and that as a result of that survey, four (4)
( recorded prehistoric or historic sites were identified.
To further scientific inquiry concerning these four recorded sites and to document the ~
~ significance of those cultural resources in accordance with the California Environmental
Quality Act, a physical reconnaissance of the project site was undertaken on
November 16, 1989. The findings of that records search and on-site inspection are
~ summarized below:
• The Wrench Gold and Slate Proiect
Although the first recorded mining claim on this location dates to 1937, Mexican miners
( were working the area prior to the 1870s. The subject site contains artifacts from that
mining prospect and comprises a partially buried house foundation with rock walls, a
scatter of tin cans and automobile parts and two other associated concrete foundations
~ which date to the 1930's era. In recognition of the relatively recent nature of this site,
a historic archaeologist will test, excavate, map and document this prospect prior to any
direct impact (e.g. grading).
These late 19th century features have been identified as relating to the original
development of the region. Upon physical inspection (by a qualified archaeologist) the
~ site was found to be undisturbed but is in very poor wndition. Most, if not all, of the
timbers were found to be decayed and buried in brush that has washed down the creek.
L This feature is in such a state of decay (either rotten or mired in the creek bed) that
this site offers limited research potential. Because of its location in the creek, it is
unlikely that it would be disturbed unless the creek was either rerouted or channelized.
L Through subsequent investigation of this feature, the remains of the bridge and roadbed
will be recorded and described within the historical framework of the railroad operation.
14
L .
~ .,r~._ _~ _ _. ~. .
~~
• Remains of the Ella Van Fossen Residence
This site wmprises the remains of the Ella Van Fossen residence which dates to the
1920's era. Miss Van Fossen was an early local environmental activist who single-
handedly attempted to block construction of the Railroad Canyon Dam. In 1926-27 she
burnt her residence and the sunounding environment as one final gesture of protest.
Permitted grading activities, auCliorized under Tentative Tract No. 17413 - Revision
No. 4 have partially impacted this feature. Melted glass, charred wood and portions of
the foundation were observed during field inspection. Subsequent archaeological
investigation is currently underway in an attempt to locate the privy which would be of
value in the interpretation of this site.
• RIV-698
This prehistoric site, located in the southern "pan handle" of the property, consists of
a small milling station with accompanying light chipped stone scatter. Portions of this
site have been impacted by permitted grading activities authorized under Tentative
Tract No. 17413 - Revision No. 4. Archaeological investigations are currently underway,
including mapping and photographic documentation of the milling feature, for the
further recordation of this feature.
L
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15
~~
~
IV. LAND USE PLAN
1
C
Site Grading
The concept grading plan for Tuscany Hills is shown on Exhibit 6. Table 3 illustrates the
proposed cut and fill calculations for Tuscany Hills. Grading of the site will be conducted
in a manner which eliminates the need for the import or export of dirt.
TABLE 3
~ Tuscaoy Hills Gtit and Fill
North South
[ Cut 5,142,330 cubic yards 7,559,320 cubic yards
( Fill 4,785,370 cubic yards 7,424,000 cubic yards
~ While significant grading will occur, the grading concept for the site is intended to maintain
the natural land form as closely as possible. In addition, single loaded and 28-foot street
widths help to maintain the natural land form. This is especially true in the northern half
of the project site in which more gentle slopes and open flat areas are found. The southern
{ half of the project site will necessitate increased grading as steeper ridges, where average
~ slopes of 35% are encountered, which will allow views of surrounding hills and Canyon
Lake.
Approximately 170 acres of the southern portion of the project will remain natural and
ungraded. In addition to the open space areas, the southern portion includes appro~timately
23 acres of park land, a 37.4 acre open space/park site, and 57 acres of estate lots. Minimal -~
grading will occur in the establishment of these lots. Appro~mately 33 acres in the
northern portion will be left as open space, and 34 acres will be developed as park,
recreation, and lake use. In addition, the 31-acre wildlife corridor in the northern half of
the project site will remain in open space.
Land Use Plan
Surroundin~ Land Use
Most of the existing developments are located on two opposite sides (the northeast and
southwest) of the lake, while the agricultural lands are mainly located on the northwest and
southeast ends of the subregion. A large floodplain is located adjacent to the southeastern
end of the lake. Although the lake is a regional recreational facility, it is not fully developed.
Land uses surrounding the project site are predominantly undeveloped except for the
Canyon Lake community, to the east (see Exhibit 7). Canyon Lake consists mainly of
custom home sites. Ramsgate has an approved specific plan which includes 2,850 dwelling
units. Vesting tentative tract maps are cunently in process with the City of Lake Elsinore.
The Friedman property has a recorded tract map with grading and development in progress.
T'he balance of the surrounding property consists of vacant, undeveloped private and federal
property. Greenwald Avenue provides access to the north from the site, and Railroad
Canyon Road provides the southerly access to the Canyon Lake community and Tuscany
Hills.
16
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CONCEPT GR1~l~ING
PLAN
LEGEND
,-~,_,i LIMITS OF LANDFORM ALTERATION
~ ROUGH GRADE CONTOURS
OTE: PERMISSION TO GRADE OFFSITE IN PROGRESS
11C MASS GRADED PER T. 17413-4
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~ 'Il~sca~ Hills Specific Plan Land Uses
~ The 'Iliscany Hills land use plan consists of 4 primary land use designations: residential,
parks and recreation, schools and open space (E~ibit 8). The development program consists
of selling completely designed planning units of approximately 200 lots to builders. This will
allow a distinct and varied product type while maintaining an overall theme for the
C community. The four primary land uses are discussed below:
o Residential Uses - The construction of 2,000 dwelling units is the primary component
of the land use plan. These units will be constructed in four distinct phases as
~ discussed in Section XII, Project Phasing. Approximately 709 acres are devoted to
residential wnstruction, primarily in the northern half and southern two-thirds of
the site.
~ Due to the relatively steep and varied site conditions, development costs will be
significantly higher than would occur on a more consistent site. This will require
~ that the homes be targeted to middle and upper income families. Single loaded
street configurations will be more sensitive to the topography and will allow a
majority of the lots to have Canyon Lake and Lake Elsinore views.
f o Commercial Uses - The land use plan identifies a residential area and private
~ recreation area within the Tuscany Hills Specific Plan that include commerciai
overlays. One of these areas is adjacent to the lake and may contain facilities
( associated with the Recreation Center/Beach Club. The other area that has a
~ commercial overlay is in the e~ctreme northeast corner of the project site. This area
may provide neighborhood commercialland uses.
~ o Parks and Recreation - Two distinct private recreation areas and two public parks ~
are provided in the land use plan. Also included in the plan is the 37.4 acre open
space/park located in the southeast portion of the site. The first private recreation
~ area (planning area 3B) is the Homeowners Association Recreation Center at the
intersection of Summerhill Drive and Via Scenica in the southern half of the project.
The Center is anticipated to include a competition size 7unior Olympic swimming
~ pool, wading pool, spa, tennis courts, basketball/volleyball court, tot lot, picnic area,
and commumty building as approved by the Planning Commission in June 1989. A
second private recreation area is located next to the proposed 26.5-acre lake in
Planning Area 3A and consists of approximately 43 acres. A five-acre public park
~ in Planning Area 2A will be constructed in conjunction with and adjacent to the
eleven-acre school site along Summerhill Drive and La Strada. In the northern
section, also along Summerhill Drive, an 3.2-acre park site is located adjacent to the
4.3-acre private recreation area next to the lake. The precise program for this park
(_ site will be approved by the City's Community Services Director.
L o School - An appro~cimate 11-acre elementary school site has been incorporated into
the land plan adjacent to a 5-acre public park along Summerhill Drive. The school
is centrally located,in the community to minimize driving and walking distances to
the school.
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LAND USE PLAN
staciscical summary
~
~V`.'~N V
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tand Use ~ ~~
'
t A Single Farniry 923 355
1 B Singla Family 4839 t39t
1 C Singla Famiy 1328 254
2 A Pazk 53
2 B Park 3.2
3 A Privaze Recreation 4.3
3 B Private Recreation 6.8
4 School 10.9
5 A Open Space ll71
5 B Open Space 52
5 C Open Space 5.0
5 D Open Space 9.4
5 E Open Space 1.8
5 F Open Space/Park 37.4
6 WildGfe Cortidor 309
7 Lake
~ 26.5
~ TOTA L 9729 ~666
1. Tlie acreape fqures are an e56mated albeation
(OfN! ~Jfl~ YSBS. ~
2 BaWice d reaifed ~pen Spaea is wNaineG wi1Nn
rgsdentlal figures. The ResideNial Pia~vi~g
Meas ircUtle ManAxWra-USaNe Open SpaCe.
~ Reler W E'h3[ 9 br Open Spac9 Pian.
3. (C) Stq~m on Exluhit, re~ers to comnerdal werlay area
me weauon a ma Mo comme,aal srtes are in
plannrg areas 1 B arq 3A
~ xC POSSIBLE FIRE STATION
' ~-I~ II LOCATION
SCALE:1"=1155' EXHIBIT 8
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~ Open Space/Wildlife Corridors
~ Natural contours and topographic features will be preserved to the greatest e~ctent possible
in the open space areas and for the 31-acre wIldlife conidor (Eachibit 9). The wIldlife
corridor, which runs east/west, provides potential links to e~cisting Federal Bureau of Land
Management land. Where streets cross the wildlife corridor, the project will be designed
to utilize such things as drainage culverts to allow for animal crossings. Open space areas
~ to the south near the water tank will have indigenous vegetative cover and fuel break areas.
The natural open space areas of Tl~scany Hills comprise appro~cimately 170 acres and are
found primarily in the southern half of the project. This includes a large 117-acre parcel
sunounding the water tank, and a 37-acre open space/park area in Planning Area SF. The
117-acre open space area will be dedicated to the City. Pursuant to the 1980 Development
Agreement, the City has the option whether or not to accept the dedication of the 37-acre
site.
I Additional useable open space/manufactured slopes are found throughout the site,
~ particularly along roadways in the southern half and in the flat areas to the west of the
proposed lake. The open space, parks, private recreation areas, lake and wildlife corridor
~ comprise approacimately 253 acres. This acreage, plus a minimum of 88 acres of
manufactured slopes, will make up the 35 percent open space requirement ident~ed in the
Development Agreement of 1980.
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~ V. CIRCULATTON PLAN
~ The areawide circulation system serving Tuscany Hills is illustrated on E~ibit 2. Regional
access to Tuscany Hills is from Interstate 15 to the west of the site, or from State Route 71
west of the site via State Route 74. Southerly access will be from Railroad Canyon Road.
Northerly access will be via Greenwald Avenue, which also provides access to the Canyon
~ Lake development.
The road network within Tuscany Hills is characterized by a secondary arterial backbone
~- core supported by local collectors serving and/or separating each planning area (Exhibit 10).
Residential streets are relatively equally divided between single and double-loaded streets.
The backbone circulation system consists of a major secondary arterial highway (88' of
j right-of-way) serving the property from the south and eactending to Greenwald Street on the
~ north. The collector street system extends from the major arterial, connecting the local
streets which provide direct access to the individual lots. Collector streets as designated on
' Exhibit 10 will have a 66' right-of-way.
' All streets within Tuscany Hills will be dedicated to the City of Lake Elsinore. Those local
streets which are accessed by dwelling units on only one side, typically designated single-
( loaded streets, will be constructed with a 40-foot right-of-way, including a concrete curb and
Q gutter and sidewalk on the dwelling unit side and a curb on the opposite side of the street.
Typical double-loaded local streets will be constructed with a 50-foot right-of-way, including
' a concrete curb and gutter and sidewalk on both sides of the street. Typical street sections
are illustrated on Exhibits 11 and 12.
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J CI RCULAT ION PLAN
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~ ~~~~~• 88'~SECOPiDARYHOFiWAY
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86' COLLELTOR STREET
~ - L
Y ~k- ALL INTERIOR STREETS SHALL BE SINGLE ~
~ LOADED STREETS OR GENERAL LDCAL
~ ~~
2 STREEfS. (SEE EXHIBIT 12)
~
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SECONDARY HIGHWAY "'~"
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SECTIONS
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IXHIBIT 12
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Water Service
~~
The Elsinore Valley Municipal Water District (EVMWD) provides water to Tuscany Hills.
EVMWD obtains a portion of its water supply from the Western Municipal Water District.
The remaining water supply is received from ten active wells. Future purchased treated
water supp~lies are planned to be obtained from the Eastern Municipal Water District
(EMWD). It currently has no existing mains into the Tuscany Hills area, but has service
mains presently providing domestic water to the community of Canyon Lake.
The source of water supply to Tuscany Hills will be via a EVMWD system. A proposed
booster pumping station, located in the southeast area of the site, will take suction from the
existing 33" main near the DistricYs treatment plant, west of Canyon Lake Dam, and will
pump water from EVMWD's system into the development. 'The plant uses a standard sand
filtration system with a 13 million gallon wet well. The plant capacity of 15 million gallons
per day is sufficient to serve any future development within the Lake Elsinore area.
In addition, EVMWD owns the rights to 3,000 acre-feet (477 mg) of the storage capacity
in Railroad Canyon Reservoir. The Temescal Water Company operates the reservou and
owns the rights to the watershed run-off. Reservoir evaporation and seepage losses are
shsred proportionately by the Temescal Water Company and the EVMWD.
The major imported water supply to the area comes from.the Colorado River and is stored
in Canyon Lake. Although natural runoff has some adverse influence, the quality of water
in the lake is very similar to Colorado River water. The EVMWD is the only purveyor of
imported water in the study area. -~
The EVMWD provides standards for water service in the Lake Elsinore area. The average
daily demand by land use is shown below in Table 4. The total water service demand for
the project is summarized in Table 5.
TABLE 4
Water Usage by Land Use'
Use
Single FamIly Residential
Commercial/Residential Mix
Schools/Parks
Avera_ee Da•dy Demand
500 gal./unit
120 gal./1,000 sq. ft.
4,000 gal./acre
60 gal./student
*Source: Elsinore Valley Municipal Water District
L 'Elsinore Valley MWD Water/Wastewater Master Plan
27
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~ TABLE 5
Estimated Water Demand
~ Dwelling Popu- Avg.Daily Ma~c.Daily
Land Use Acrea e Units lation Dema~d Demandl
Single Family Residential 713Z 2,000 5,000 1.0 2.0
Park/Recreation Areas 57 -0- -0- .19 .38
~ School 11 -0- -0- .044 .88
Totals 1.63 3.26
~ Exhibit 13 illustrates the water distribution system for Tuscany Hills. Phased development
of the system is anticipated to follow the four primary phases of consuuction associated with
the backbone circulation improvements. Construction of all water storage requirement
~ facilities in the southwestern portion of the site will also be included in the first phase of
infrastructure improvements.
~ The system consists of construction of 18" water mains from the tank to Summerhill Road
and along the prima.ry arterial to Via de La Valle. An 18" main will continue along Via de
La Valle to the east. A 16" main will be installed along the remainder of Summerhill Road.
~ The remaining collector streets will have 12" and 8" water mains installed as indicated by
Exhibit 13.
Wastewater
'" Tuscany Hills receives wastewater services from the Eisinore Valley Municipal Water
~ District (EVMWD). The EVMWD study area is divided into three major wastewater--
service areas depending on natural topography and the location of existing treatment
facilities. Tuscany Hills is located within the Lake Elsinore Bas:n Wastewater Service area.
This basin includes all ares which naturally drain into Lake Elsinore, plus those areas north
of the lake which are tributary to the Elsinore Valley Regional Wastewater Treatment Plant.
! Major tributary areas within this basin include: Bundy Canyon, RaIlroad Canyon, Wasson
Canyon, Warm Springs Canyon, and L.ake Elsinore.
I The District operates the sewage treatment facIlity located three-quarters of a mile
southeast of Canyon Lake Dam, to the southeast of Tuscany Hills. This facility, which
currently has 10 sewage pump stations, has been programmed for e~cpansion. Current
I sewage treated at this facility by the activated sludge, secondary level process (with double
l chlorination) amounts to approa[imately 130,000 gallons per day. One hundred percent of
this treated effluent plus an additional 65,000 gallons per day of domestic water is sold to
f" the adjacent Canyon Lake golf course for irrigation purposes.
- A 21" graviry sewer main from Canyon Lake, the Railroad Canyon Wastewater Reclamation
Plant, and a 10" force main to reclaimed water use area, are the e~sting facilities adjacent
I to Tuscany Hills. These facilities serve the Canyon Lake community. A 24" gravity sewer
~ main in Lakeshore Drive will be used to convey flow from Tuscany Hills. This facility will
be upgraded to a 42" line and will convey flow to the Elsinore Valley Regional Wastewater
L Reclamation Plant.
L 'Maximum daily water demand is two times the average daily demand (MDD = ADD x 2).
L 22.5 persons/dwelling unit.
28
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WATER TANKS
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WATER PLAN
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The estimated sewage generated from the proposed project is determined according to the
Elsinore Valley Municipal Water District criteria: The amount generated assumes an
average daily flow of 100 gallons per person per day with an average population factor of
2.5 person/dwelling unit. Total average daily flow for the Tuscany Hills Specific Plan is
summarized in Table 6. The criteria further assumes a peaking factor of 2.90 based on
current EVMWD data. Peak daIly flow is detecmined by multiplying the average daily flow
by the peaking factor.
TABLE 6
Estimated Sewage Generadoo
Land Use
Dwelling
Acreaee Units
Average
Daily Flow
Po ulation MGD
Single Family 713 2,000 5,000 .50
School 11 -0- -0- .Ol
Total 2,000 5,000 .51
The e~sting EVMWD treatment plant, located approximately five miles northwest, is
proposed to be espanded to a capacit~~ oY 3.0 million gallons per day by 1990. Ultimately,
the capacity of this plant will be 5.0 million gallons per day. A new treatment plant is
proposed in the EVMWD Master Plan, to be located west of the project site.
The sizing and construction of all sewer facilities has been, and will continue to be,
coordinated through the Elsinore Valley Municipal Water District, who ultimately has the -
responsibility of owning and operating the system. Any oversizing of facilities to
accommodate adjacent and other proposed land development will be done according to
EVMWD standards. It is expected that the additional eacpense for oversizing facilities will
be reimbursed to the project developer according to a standard system controlled by
EVMWD. Phasing of the construction of all facilities will be accomplished in accordance
to the overall land development Phasing Plan (Section XII).
The proposed sewage disposition system is shown on Exhibit 14. The system consists
prunarily of 8" sewer lines along the major arterials and collector streets. Force mains will
be required along portions of Summerhill Road as indicated. A 21" line is requued along
Summerhill Drive to the east to serve the estate development in the higher terrain and from
the lift station north to Greenwald.
Drainage Fac7ities
The design of the storm drain system has considered the runoff anticipated to be generated
by the proposed densities within Tuscany Hills. Specific drainage systems will be designed
as each planning area develops. Drainage systems will comply with adopted City standards.
The proposed drainage system utilizes natural drainage channels to the greatest extent
possible, although improvements will be necessary to accommodate expected flows from
new development. The proposed drainage facilities are delineated in Exhibit 15.
Solid Waste Disposal
Residential solid waste produced in the Lake Elsinore area is currently disposed of in the
Double Butte landfill site located at 31710 Grand Avenue, Winchester. The site was opened
in 1973 and is owned by the County of Riverside and.operated by the Riverside County
Waste Management Waste Disposal Division. The City and Counry are reviewing the
potential for expansion of the present site for commercial and/or alternative facilities.
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TO CANYON LAKE SEWER SYSTEM
21
F.
LIFT STATION
SEWER PLAN
SEWER MAIN
(GRAVITY FLOW) ~
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(PUMPED)
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SCALE:1"=1755' EXHIBfT 15
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~ VII. PUBLIC FACII.ITIFS
Police Protection
The Riverside County Sherift's Department will provide protection to the project area from
an existing substation located at 117 South Langstaff in I,ake Elsinore. This station is
located approximately 10 miles from Tuscany Hills with an average response time of less
than 10 minutes.
` Fire Protection
~ Tuscany Hills is served by the Riverside County Fire Department, under a contract with the
City of Lake Elsinore, on an "on-call" basis from the Elsinore Fire Station located at 410
West Graham with response time of 10-12 minutes. A possible fire station location can
be accommodated in Tuscany Hills and is shown on the southwest corner of the Land Use
~ Plan (Exhibit 8).
~ Schools
An 11-acre elementary school site and an adjacent 5-acre park have been provided in the
~ central portion of the site along Summerh'~ Drive. An Agreement to dedicate a school site
to the Lake Elsinore Unified School I:~istrict has been reached. There is also an existing
r agreement for impact mitiga[ion between the property owner and the Lake Elsinore Unified
~ School Dis[rict covering the high school (see Technical Appendix). These agreements were
reached with the Lake Elsinore Unified School District and the Elsinore Union High School
District. Additionally, the property owner and the School District are jointly pursuing an -
~ expedited program for the construction of an elementary school on the to-be-dedicated site.
1fie School District has requested the pursuit of a joint school/park site and agreement.
~ Estimated student generation from the project is summarized below.
TABLE 7
~ Fstimated Student Generation
Dwelling Student Generation
Land Use Units K-6' 7-12Z Total
L Single Family
Residential 2,000 1,166 400 1,566
~ ' .583 students/dwelling unit
Z .2 students/dwelling unit
L
L
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I
r Pazks and Recreation
f
There are a variety of public, quasi-public and private recreational facilities in the I,ake
Elsinore area. i,ake Elsinore is a State Recreational Area, and I,ake Elsinore State Park
~ is located on the northwest shore of the lake. There are several privately managed
campgrounds along the lake's shore.
C No recreational facilities are maintained by the City of I.ake Elsinore within two miles of
the project site. Yarborough Park, approximately two miles east of the project site, is the
closest recreational facility. Yarborough Park is located in the downtown area of the City
of Lake Elsinore.
~ The County maintains two parks in the region. Kabian Park, located on Goetz Road in
Perris, at the extreme northern end of Canyon Lake, offers public trails through natural
open space and scenic resources. The Park comprises appro~cimately 640 acres. Lake
[ Skinner County Park offers picnicking, fishing, and water-oriented recreation within its 6,000
acres.
~ ,. The Development Agreement of 1980 includes a 35 percent open space requirement. Parks,
private recreation areas, open space, the wildlife corridor, and lake area comprise
approximately 253 acres. This acreage, plus approximately 88 acres of manufactured slopes
make up the 35 percent open space requirement.
Three park sites are provided, for total of 46 acres. One park site, in conjunction with the
~ elementary school site along La Strada and Summerhill Drive contains 11 acres for the
schoolsite and 5.3 acres for the public park site. Another is a 35-acre park at the extreme
southeastern corner of the study area, across the San Jacinto River. The third park,
approximately 3.2 acres, is adjacent to the proposed Lake along Summerhill Drive in the -
~ northern half of the site. The precise program for this park site will be approved by the
City's Community Services Director.
34
L
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_ __
~,/
VIII. DEVEIAPMENT STANDARDS
~ Introdudion
~ This chapter establishes zoning and land use development standards for each of the land
uses planned for the Tuscany Hills Spec~c Plan. E~chibit 8, Land Use Plan, depicts zoning
for the entire Tuscany Hills Specific Plan. Zoning districts include the following:
C o R-SF - Single-family residential zone
o Gl - Neighborhood commercial zone
o OS/R -Open space/recreation zone
~ The permitted uses, development regulations, and design standards of the designated zone
shall apply to the appropriate project planning area, as shown on Exhibit 8.
~ This Chapter of the Tuscany Hills Specific Plan contains zoning for the entire project area
which will be adopted by ordinance. When provisions wntained here wnflict with the City
of Lake Elsinore Zoning Ordinance, these development standards shall supersede.
~ In addition to the Tuscany Hills Specific Plan development standards, this Specific Plan sets
forth design guidelines. The design guidelines comprise Chapter IX of this text. They
specify criteria for such items as landscaping, site planning, architecture, gading, signage,
~ eta It is the purpose of those guidelines to augment the development standards for
Tuscany Hills.
~ Regulations For and Uses Permitted in All Zones
A. Notwithstanding any other provisions of this ordinance, the following general uses ~
may be permitted in any zone classification in Tuscany Hills provided that a use
(_ permit is granted pursuant to the provisions of the Lake Elsinore Zoning Ordinance.
1. Educational institutions
2. Churches, temples and other places of religious worship
3. Government uses
4 Any hospital or other facility that is licensed by the California Department
of Public Health, or by the California Department of Mental Hygiene, not
including a family care foster home or group home that services six or fewer
persons
5. Any home or other facility for the aged or for children that is licensed by
the California Department of Social Welfare or by the Riverside County
Department of Public Welfare, not including a home or facility that serves
six or fewer children or aged persons
6. Public utilities
B. In addition to the aforementioned uses requiring a use permit, the following uses
~ may be permitted in any zone classification. No permits other than a building
permit are required.
L 1. Public parks and public playgrounds, lakes, iecreation or open green space,
athletic playing fields, riding trails, hiking and bicycle traIls and related
facilities
L 2. Accessory buildings, structures and uses related and incidental to a permitted
use
L 3. Fire and police stations
35
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4. Public and quasi-public facilities
5. One single family detached residential unit per legal lot, regardless of lot size
6. Electrical, gas, cable T'V, and telephone distribution and service facilities
C. General provisions, site planning guidelines, and architectural and landscaping
standards shall apply to all zone contained herein unless otherwise noted.
D. The City of Lake Elsinore Zoning Ordinance (hereinafter referred to as "zoning
ordinance") in effect at the time of adoption of the Tuscany Hills Specific Plan shall
apply to all zones unless otherwise noted herein.
Single Family Residential Zone
A. Purpose and Intent
The R-SF Zone is intended to accommodate residential projects comprised of quality
single-family residences developed in an urban environment with available public
services and infrastructure.
B. Fbr.mitted Uses
Uses permitted in the R-SF Zone shall include those uses listed below when developed in
compliance with the purpose and intent of this Chapter.
1. Single-famIly detached dwelling units; one dwelling unit per lot.
2. Accessory uses and structures pursuant to "Accessory Uses and Structures,"
below.
3. Temporary uses and structures pursuant to "Temporary Uses and Structures,"
below.
4. Small family day care and residentiai care facilities pursuant to Chapter 17.16
of the Zoning Ordinance.
5. Utility distribution and transmission facilities, including private radio,
television, and paging antenna and towers.
6. Government buildings and service facilities.
7. Public parks, playgounds, community centers, recreation buildings, and
public schools.
8. Manufactured houses in compliance with the provisions of Chapter 17.14 of
the Zoning Ordinance.
36
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C. Uses Subject to a Conditional Use Permit •
~ It is recognized that certain uses whHe simIlar in characteristics to the above
permitted uses may have the potential to impact sunounding properties and
~ therefore require additional approval and consideration.
Uses permitted subject to approval of a use permit, pursuant to Chapter 17.74 of
the Zoning Ordinance, in the R-SF Zone shall be as follows:
~' fl
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ay care
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Chapter 17.16 of the Zoning Ordinance.
~ 2. Second units in compliance with the provisions of Chapter 17.17 of the
Zoning Ordinance.
` 3. Keeping of exotic animals or birds, or more than three (3) dogs and/or cats,
l on the same lot as a permitted dwelling for pets only and not for commercial
purposes. The Planning Commission shall impose adequate limitations to
` assure that the residential character of the property and neighborhood are
~ maintained.
4. Horticultural uses, including growing of fruit, nuts, vegetables, and
~ ornamental piants for commercial purposes.
D. Accessory Uses and Structures Permitted
~ The following accessory structures and uses customarHy incidental to any of the
above uses shall be permitted in the R-SF Zone:
~ 1. Arbors, trellises, gazebos and simHar shade structures of open construction
2. Fences and walls
3. Garages
C 4. Patio covers
5. Swimming pools and spas
6. Home occupations (in accordance with Section 17.15 of the Lake Elsinore
( Municipal Code)
7. Tennis and racquet courts
8. Pedestrian and bicycle trails
~ E. Temporary Uses Permitted
The following temporary (no more than two years) uses are permitted in the R-SF
I Zone, subject to the approval of the Community Development Director:
1. Temporary construction facility during construction, including trailers.
2. Temporary real estate office and model homes located within a subdivision
L (see Exhibit 16).
3. Real estate signs, flags, future development signs, and directory signs in
conformance with Development Standards contained herein (see Exhibits 17
L and 18).
L
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MObESTEAO LAND DEVELOPhENT CORPORATION v EXHIBIT i fi
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SIGNAGE PROGRAM
NOTE: REFER TO EXHIBIT 18 FOR LEGEND
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TUSCANY HILLS °'mw = _ =
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DENTIFICATION
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EXHIBIT i 8
_ __ _ __
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F. Development Standards
~ Th v
ment standards shall a
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~ 1. Minimum lot area: The minimum lot area in the R-SF Zone shall be 4,000
square feet. The average lot area for the Tuscany Hills Specific Plan area
shall be 5,500 square feet.
(~ 2. Minimum street frontaee: The minimum street frontage in the R-SF Zone
~ shall be 50 feet, measured 35 feet from the sidewalk. Lots fronting on cul-
de-sacs and pie-shaped lots shall have a minimum street frontage of 30 feet.
~ 3. Ma~cimum lot coveraee: The mv[imum lot coverage in the R-SF Zone shall
be 60 percent.
~ 4. Minimum dwelline unit size: The minimum dwelling unit size within the
R-SF Zone shall be 1,000 square feet exclusive of garage area, provided that
at least 20%a of the total number of units within any phase shall exceed the
minimum square footage by 15%.
5. Maximum buildin_e height: The maximum building height in the R-SF Zone
shall be 35 feet, exclusive of chimneys and other appurtenances where the
1 maximum height is 37 feet.
6. Minimum setbacks: The following setbacks shall apply in the R-SF Zone
~ (see Exhibit 19):
a. Front yard: 10 feet for main dwelling unit
~ b. Rear yard: 10 feet for main dwelling unit;
5 feet for accessory structures
(
L a Side yard: A cumulative total of 10 feet for both sideyards
of main dwelling unit;
5 feet for accessory structures
L
d. Garage placemen[: The point of vehicular entry to a garage of
carport shall be a distance of 5 feet or less,
or 20 feet or more from the back of the
L sidewalk. Automatic garage door openers are
required for garages set back less than 20 feet
to the point of vehicular entry (Exhibit 20).
~
e. Intrusions into
setbacks: Minor intrusions into setbacks will be allowed
~ for fireplaces, chimneys, eaves, balconies,
~ soundproofed pool equipment facilities and
other appurtenances as may be approved by
the Community Development Director or his
L designee.
7. Parkine: The provisions of Chapter 17.66 of the Zoning Ordinance shall be
~ used to determine the required parking for development in the R-SF Zone.
~~
RESIDENTIAL STRUCTURAL
SETBACKS
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L ~ To albw ~or varied setback, the point of vehicular entry to a garage
shall be a distance of five feet (5') or less, or twenty feet (20') or
more from the back of the sidewalk. Automatic garage door openers
L are reqi.ired for garages set back less than ten twenty feet .(20') to
the point of vehicular entry.
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~ 8. Siens: The provisions of`Section 9, Design Guidelines, shall be used to
determine permitted permanent signs in the R-SF Zone. Temporary signage
as permitted above shall consist of the following:
~ - Flags - Flags will be used along the major project entry, Summerhill
Road, to attract visitors to the community.
~ - Future Use Signs - This sign, also of a temporary nature, notifies
potential buyers of future communiry facilities and developments.
C These signs will be removed upon the completion of the facility or
developments.
- Ladder Signs - These signs will be located at major intersections
within the project to assist buyers in locating model complexes.
~ These signs are also temporary and will be removed upon 'sellout of
the complex.
- Entry Monument Signs - These signs will be located at major project
entries. These signs are permanent.
Exhibit 21 illustrates identification signs, flags, and directional signs. T`hese
signs are temporary in natu*e and are typically removed when the models
themselves are sold. Pennanent signs will be pursuant to the design
guidelines.
9. Minor Desien review: Prior to the issuance of building permits, development
for residential or commercial uses shall submit applications for design review. ---
Said applications shall be approved administratively by the Community
Development Director or its designee. Design review shall be completed
within 30 days of submission with a determination that the project is
approved, conditionally approved, or denied. The following exemptions shall
apply:
a. Additions or alterations to an existing structure which do not change
the use from one permitted in the residential categories and which
does not increase the floor area by more than 50%.
b. Accessory structures other than garages, enclosed patios, workshops,
cabanas, and simIlar enclosed structures containing 600 or more
square feet of floor area, provided they are located no closer to a
property line than the setback prescribed for the main dwelling unit,
except that straight-in entry garages may be required a greater
setback.
c. Fences and walls: Although fences and walls do not need formal
Design Review approval, their proposed location and design must be
approved by the Community Development Director prior to
construction or installation.
10. Desi~n standards: Chapter 17.14 of the Zoning Ordinance contains
residential development standards applicable to all projects within the city
regardless of zoning district. It is therefore important that the provisions of
Chapter 17.14 of the Zoning Ordinance be considered together with the
regulations contained herein for the R-SF Zone. Where the standards
43 A
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Chapter 17.14,the R-SF Zone standards wntained herein shall prevail.
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EXFiIBR 21
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# 11. Other: ;
a. A maximum cul de sac length of 1,000 feet shall be allowed in the
~ R-SF Zone.
b. Automatic garage door openers will be required on all garages with
~ setbacks less than 20 feet.
c. Mail boxes on the street will be placed at the property line or as
requued by the post office.
1 d. All driveways must be concrete; use of asphalt may be requested for
review and approval of the Community Development Director.
~ e. Site development permit applications shall include: plot plans,
elevations and preliminary landscape plans. The site development
permit application shall be submitted in the form and number as
~ required by the Community Development Director or designee. All
site development permit applications shall be reviewed by the
Planning Commission.
~ f. Aiternative development standards, other than those specified for the
R-SF Zone, may be requested if the developer can show how the
` project will better serve the public interest.
I
Neighborhood Commercial Zone
L A. Purpose and Intent ~
The C-1 Zone is primarily intended to accommodate a shopping area that provides
convenience goods and services for the residential neighborhoods. Because of the
~ limited size of this area and its proximity to residential neighborhoods, strict
development standards have been designed to minimize possible conflicts with
adjacent residential uses. Neighborhood commercial developments must be carefully
L monitored to ensure continual compatibility between residential and commercial
developments. Only two areas of the Tuscany Hills Specific Plan Land Use Plan
allow commercial development. Although designated for single family residential
development and recreational park, these two areas also allow for commercial
L development as specified below.
L B. Pernutted Uses
Uses permitted in the C-1 Zone shall include those uses listed below when developed
in wmpliance with the purpose and intent of this Chapter. Each use shall be
~ evaluated in terms of its design characteristics and specific site location pursuant to
the provisions of Chapter 17.82, Design Review, of the Zoning Ordinance.
L 1. Retailing of consumer convenience goods and services:
An[ique shops
Appliance stores, household
L Art supply shops and studios
Automobile parts and supply stores
Bakeries
L
46
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Banks and financial institutions
Barber shops and beauty salons
Bath shops
Bicycle shops
Book stores
Clothing stores
Confectioneries or candy stores
Drug stores
Dry cleaning establishments and laundry agencies and self-service dry
cleaning and laundry establishments
Florists
Food markets, <supermarkets and grocery stores
Gift shops
Garden supply shops
Hardware stores
Hobby shops
Health and fitness centers and clubs
Ice cream shops and frozen yogurt shops
Instant printing and duplication service provided there is no pick-up and
delivery service
Jewelry stores
Laundries and laundromats
Leather goods stores
Liquor stores
L,ocksmith shops
Music stores
News stores ~
Notions and novelry stores
Nurseries, horticultural and garden supply stores
Pet shops and pet supply shops
Photographic shops,studios and photo engraving
Produce markets
Shoe stores and repair shops
Stationery stores and card shops
Tailorshops
Travel agencies
Watch repair shops
1_ 2. All land uses permitted in the single family residential zone shall be
permitted in the C-1 Zone.
L 3. Any other use which the Community Development Director may find to be
similar in character to the uses, including accessory uses, enumerated in this
section and consistent with the purpose and intent of the C-1 Zone.
~- C. Uses Subject to a Conditional Use Permit
L It is recognized that certain uses, while simIlar in characteristics to the above-
permitted uses, may have the potential to impact surrounding properties and,
therefore,require additional approval and consideration.
L Uses permitted subject to approval of a use permit, pursuant to Chapter 17.44 of
the Zoning Ordinance, in the C-1 Zone shall be as follows:
L
47
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~ 1. Bars and wcktaIl lounges, including live entertainment
2. Car washes.
3. Delicatessens .
4. Fast food restaurants including drive-ins and drive-throughs
~ 5. Gasoline service stations
6. Restaurants,including live entertainment
~ D. Accessory Uses and Structures Permitted
Uses customarily incidentai to the above uses and accessory bufldings, when located
~ on the same lot, including a storage garage for exclusive use of the patrons of the
above stores and businesses. Open storage of any goods or materials is NOT
permitted.
~ E. Temporary Uses Permitted
r The following temporary uses (no more than two years) are permitted int the C-1
~i Zone subject to the approval of the Community Development Director:
1. Christmas tree and pumpkin sales.
2. Temporary construction facility during construction.
~ 3. Temporary real estate officPS.
4. Model homes located within a subdivision to be used only for and during the
original sale of the subdivision.
~ 5. Outdoor sales and exhibits
6. Special advertisements--flags, banners, balloons, hot au balloons
7. Real estate signs, flags, future development signs, and directory signs in -
~ conformance with Development Standards contained herein see Exhibits 17
and 18).
~ F. Development Standards
The following development standards shall apply in the C-1 Zone:
~ L Site criteria: There shall be no minimum lot size required for a parcel in
the C-1 Zone. However, in establishing and maintaining locations or
approving uses for the C-1 Zone it shall be demonstrated that the property
~ is capable of compliance with the following criteria:
a. The site can support safe and efficient on-site circulation and has
L convenient access to surface streets with adequate capaciry.
b. There is sufficient parcel size to ensure adequate buffering and
screening where needed to protect residential developments.
~- c. The site is physically suitable for the proposed type and density of
development and capable of permitting full compliance with the City's
~ development standards and practices.
2. Floor area ratio: The maximum floor area ratio in the C-1 Zone shall be
L .5~.
3. Maximum buildin~hei ht: The maximum buIlding height in the Gl Zone
shall be 35 feet.
L
48
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4. Minimum setbacks: The following setbacks shall apply in the Gl Zone:
a. Ten (10) foot minimum setback from a property line abutting the
street.
b. 'Itventy (20) foot minunum setback from a property line abutting
residential and open space/recreation zonea
c. No minimum setback from a property line abutting a commercial
zone.
5. Parkine: The provisions of Chapter 17.66 of the Zoning Ordinance shall be
used to determine the parking for development in the C-1 Zone.
6. Siens: The provisions of the Section 9, Design Guidelines, shall be used to
determine permitted signs in the C-1 Zone. Temporary signage, as permitted
above, shall comply with the signage program identified previously for the
R-SF zone.
f 7. Desgn review: No building permits shall be issued for the construction of
t any building or structure in the C-1 Zone until the applicant has obtained
Desi~ Review approval pursuant to the provi'sions of Chapter 17.82 of the
~ Zoning Ordinance.
8. Landscaoine: All areas not utilized for structures, parking, or other
permitted uses shall be landscaped. In addition, the following minimum '-
~ standards shall apply:
a. Adjacent to streets - A continuous area, a minimum of ten (10) feet
( in depth, shall be landscaped and maintained betweea parking area
l and the public right-of-way. Parking areas should be screened as
much as possible utilizing berms.
L b. Buffer landscaping - A continuous landscape buffer, with a minimum
of fifteen (15) feet in depth shall be maintained adjacent to interior
L property lines which abut residential development. In addition, a
minimum six (6) foot decorative block wall shall be provided.
c. General - All building sites shall have a minimum landscaped
~ coverage equivalent to ten (10) percent of the total lot area. Such
landscaping shall be automatically inigated and shall be evenly
distributed over the site and consist of an effective combination of
trees, ground cover and shrubbery, which may include landscaping
L required for setbacks or buffers. A reduction in coverage may be
sought and appcoved during the Design Reviewprocess in recognition
of quality design. For the purpose of this provision, quality
L cons~derations include the use of courtyards, atriums, creative use of
ground floor public space, creative use of water elements, and the
incorporation of sculpture or art work in the landscape proposal.
L 9. Desien standards: Chapter 17.38 of the Zoning Ordinance contains non-
residential development standards applicable to all projects within the City
L regardless of zoning district. It is therefore important that the provisions of
49
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Chapter 1738 of the Zoning Ordinance be considered together with the
regulations contained herein for the Gl Zone.
10. Other.
a. Allroof-mountedmechanicalequipment,satellitedishes,tanks,ducts,
elevator enclosures, cooling towers, or mechanical ventilators shall
be screened from the ground elevation view by architectural elements
such as parapets, etc., to a minimum sight distance from immediately
adjacent fronting streets.
b. Site development permit applications shall include: plot plans,
elevations and preliminary landscape plans. The site development
permit application shall be submitted in the form and number as
required by the Community Development Director. All site
development permit applications shall be reviewed by the Planning
Commission.
c. Alternative development standards to those specified for the C-1
Zone may be requested if the developer can show how the project
will better serve the public interest.
Open Space/Recreation Zone
~ A. Purpose And Intent
The intent of the Open Space/Recreation Zone is to reserve land for park, school, -
~ and recreation uses; and to secure natural open space as a permanent public
resource, in order to protect the public health, safety, and welfare and preserve
environmental and scenic resources.
~ Land placed in the Open Space/Recreation Zone shall include land under public
or private ownership as follows:
~ ~ 1. Parks, picnic grounds, and piaygrounds, including neighborhood and
wmmunity parks
L 2. Game courts, including tennis, racquetball, and basketball
3. Athletic fields
L 4. Parking lots
5. Primary and secondary schools, both public and private
~
6. Drainage or flood control channels, creeks, rivers, lakes and floodplains,
including riparian habitat areas
L 7. Land which would endanger the health, safety, and public welfare of the
residents, to include:
L a. Areas where terrain is too steep to build upon or where grading of
the land may endanger public health and safety due to erosion by
flooding
L 50
L
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b. Areas subject to flooding or inundation from storm water
c. Geologically unstable areas
d. Greenbelt areaswhich are formed by land development by preserving
the land as a natural area
8. Areas of wltural or historical value of significance
9. Areas of outstanding natural, biological, or scenic value or significance
B. Pernutted Uses
Those uses associated with 1-9 above. No building or land shall be used, and no
buIlding or structure shail be designed, erected, structurally altered or enlarged
except for the following purposes:
1. Drainage channels, bridges or crossings, watercourses, spreading grounds,
settling basins, freeways, parkways, public streets, park drives, utility access
roads, hiking/riding trails, and fire lanes
2. Privately owned or public recreational areas, parks, picnic grounds,
playgrounds, wIldlife preserve, and such buildings and structures as are
related thereto
3. Game courts, including tennis, racquetball, and basketball courts -
4. Athletic fields
5. Parking lots
6. Equestrian facilities, including trails, riding stables, show~ounds and
competition facilities
7. Primary and secondary schools, both public and private
8. Public and private utility facilities, such as pump stations, transmission
towers, water reservoirs, substations, and similar structures
9. Wildlife or wilderness preserves
10. Mining operations in accordance with plan
11. SimIlar uses to those listed in this section, which in the opinion of the
Planning Commission, would not be detrimental or incompatible with the
intent and purpose of this Zone, as set forth herein.
51
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~ C. Uses Protdbited in the Open Space/Recreation Zone
1. Residential uses
~ 2. Commercial uses, other than those incidental to recreational uses permitted
above
~ 3. Industrial uses ~
D. Development Standards
~
The following development standards shall apply in the Open Space/Recreation
Zone:
~ 1. Minimum lot area: There is no minimum lot size requirement.
r 2. Minimum street frontaee: There is no minimum street frontage width,
! provided that each lot or parcel containing a school building or structure shall
have a width of not less than sixty (60) feet at the building setback line.
~ 3. Maximum lot coveraee: No structure shall be permitted except accessory
buIldings or those structures related to public park and recreational facilities
or utIlities. In no case shall buildings or structures exceed thirty (30) percent
~ of the total area in use, except for schools and associated bufldings.
4. Ma~cimum buHdin.e height: No building shall exceed thuty-five (35) feet in
height or more than one-story, except for public and private school buIldings-
~ and structures which shall not exceed fifty (50) feet in height or four stories.
5. Minimum setbacks: There are no yard requirements for buildings which do
not exceed thirty-five (35) feet in height. Any portion of a building which
~ exceeds thuty-five (35) feet in height shall be setback from the front, rear
and side lot lines not less than two (2) feet for each foot by which the height
exceeds thirty-five (35) feet. The front setback shall be measured from the
~ master plan roadway right-of-way line. The rear setback shall be measured
from the existing rear lot line or from any recorded alley or easement; if the
rear line adjoins a street, the rear setback requuement shall be the same as
~ required for a front setback. Each side setback shall be measured from the
side lot line, or from a master pian roadway right-of-way line.
6. Parkine: The provisions of Chapter 17.66 of the Zoning Ordinance shall be
~ used to determine the parking for development in the Open
Space/Recreation Zone.
~ 7. Mechanical equipment: All roof-mounted mechanical equipment, satellite
dishes, tanks, ducts, elevator enclosures, cooling towers, or mechanical
ventilators shall be screened from the ground elevation view by architectural
~ elements such as parapets, etc., to a minimum sight distance from
immediately adjacent fronting streets
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~ 8. Design review: All structures, parking facilities, or storage lots and grading
operations within the Open Space/Recreation Zone shall be subject to
Planning Commission approval, and shall comply with all provisions of
F Chapter 15.64, Flood Hazard Areas, and Chapter 15.68, Floodplain
Management, of the Zoning Ordinance.
C 9. Other: No mechanical equipment, duct, elevator enclosure, cooling tower,
or mechanical ventIlator shall be erected, constructed, maintained or altered
anywhere on the premises unless all such equipment and appurtenances are
~ screened from public view by landscaping, walls, fences, and/or architectural
structures. All fences, walls, and structures shall be of similar architectural
elements, which are specifically permitted.
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DESIGN GUIDELINF.S
General Guidelines, Purpose and Theme
In the planning of Tuscany Hills, careful thought has been given to the integration of
structural and aesthetic elements of an active community. To ensure that the Specific Plan
is implemented in a manner that will bring Tuscany Hills a sense of its own character, a
central theme has been devised.
The intent in conceiving a theme for Tuscany Hills is to establish an environment that
reflects its European elder, the southern European regions of Spain, southern France, and
Italy. Tuscany Hills should thus unite the beauty of the natural surroundings with the built
environment, in the same way the gardens, vineyards, and sunounding landscape are an
integral part of the Tuscany wttages and villas.
This theme can be reflected both architecturally and within its landscape design. Rich earth
tones and pure forms will dominate the architectural design, while the landscape design will
introduce the same mosaic pattern reflective of its Tuscan example. With the fine
architecture and bold landscape design, the community of Tuscany Hills will provide a
unique and special environment reflective of its European parent.
Compliance with these design guidelines will be determined by the Community
Development Director. Specific project-wide design goals and objectives are as follows:
1. To provide the City of I.ake Elsinore with the necessary assurance that t6e Specific
Plan area will develop in accordance with the quality and character proposed herein.
2. To provide guidance to developers, builders, engineers, architects, and other
professionals in order to maintain the desired design quality.
3. To provide guidance to city staff, the Planning Commission, and City Council in the
review of future development projects in the Specific Plan area.
Landscaping Guidelines
LandscaQing Goals and Objectives
The following are the overall goals and objectives of the landscape guidelines:
1. To reduce emphasis on veHicular impact by careful placement of roads and parking
areas, and screening of same from view.
2. To emphasize pedestrian access and circulation, especiallybetween and around roads
and buIldings.
Entry Statements
In designing the land use plan for Tuscany Hills, it was intended that a sense of arrival,
form, material selection, color, and overall theme of the project be established. The major
entry road to the community, Summerhill Drive, will have monumentation signifying entry
into the project. Project and neighborhood entries will establish the sense of arrival on a
more specific locational basis. The entries, along with the Wall and Fencing Plan, are
shown on Exhibits 22 and 23. Three levels of entry treatment are included in the Tuscany
Hills project:
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~IONUMENTATION, WALL & FENCING PLAI~
NORTHERN SECTION
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N.T.s. EXHIBIT 23
~
ssociat~
~ ~
~.......'°. ~- ~
~~.~y..~
~/
~
~ 1. Primary Entry
The major entry monumentation at Summerhill Drive will consist of two major
~ elements. The fust is a monument with a series of cascading waterfalls. The second
element consists of a series of terraced walls with cascading water falling into poois.
Tall vertical trees will serve as a back drop for this feature. Light earth tones will
~ be predominant in material choices. Exhibit 24 illustrates the Primary Entry
Monument and Streetscape Plan; Exhibit 25 illustrates the Primary Entry Monument
Elevation.
~ 2. Secondary Entry
The secondary entry serves as an arrival point to the main project community and
~ formally sets the theme for the community. Secondary monumentation will feature
the same material choices and color palette, but will be much simpler in design.
Exhibits 26 and 27 illustrate the Secondary Entry Monument Plan and elevation.
~ 3. Tertiary Project Entries
Entry into actual project or neighborhood areas is signified by the Tertiary/Project
Entry. Overall, the project entries shall provide focus for and identification of the
individual project it promotes. Tertiary monumentation will be smailer in scale,
providing a transition to pedestrian scale, but will reflect the same image and design
quality that is exhibited in the primary and secondary entries. The project entries
are found primarily off secondary streets into individual neighborhood enclaves as
illustrated on Exhibits 22 and 23. Exhibits 28 and 29 illustrate Tertiary/Project Entry
monument plans and elevations. -
Streetscaoes
A street hierarchy has been established in order to present a clean distinction between the
relative level of streets and to emphasize certain key aspects of Tuscany Hills. This
hierarchy is depicted in general format terms in the Conceptual Landscape Plan, Exhibits 30
and 31, and on the Streetscape Plant Palette, Table 8. This hierarchy will in part be
established by the street landscaping, which has been chosen to reflect the projecYs overall
"Tuscany" theme. Careful consideration of the relationship between street and plant
material characteristics will help establish a character to reinforce this theme. There are
three levels of street hierarchy in Tuscany I-Iills which are discussed below:
Primary Street (Summerhill Drive)
A semi-formal landscape concept is proposed for Summerhill Drive and is shown
in detaIl on Eachibit 32. This road will function as central "community collector" for
the project. Formal groupings of large spreading Red Oaks will be planted in the
parkway along Summerhill Drive. An understory of ground cover will complete the
treatment.
L 2. Secondary Streets
The secondary street landscape wncept will be less formal, transitioning to more
L formal theme of Summerhill Road. Informal groupings of London Plane trees will
be planted with an understory of turf and slope planting where needed. Exhibit 33
shows the Secondary Streetscape Concept in detail.
L
5~
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EXHIBIT 29
Scale: 1/4" = 1' - 0'
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~ TABIE 8
Typical Streetscape Plant Palette
~
Primary Street Tree
~ Queccus rubra (Red Oak )- 24" Box
` Secondary Street Trees
~
Magnolia grandiflora "Majestic Beauty" (Magnolia) - 24" Box
~ Platanus acerifolia (London Plane Tree) - 24" Box .
~ Accent Trees - (min. 15 Gal.)
Pinus canariensis (Canary Island Pine)
( Interior Street Trees - Lmin. 15 Gal.l ~
~ Geijera parviflora (Australian Willow)
Ginko bIloba (Maidenhair Tree)
Koelreuteria bipinnata (Chinese Flame Tree)
~ Koelreuteria paniculata (Goldenrain Tree} -
Lagerstroemia lndica (Crape Myrtle)
Liquidambe~ sytraciflua (American Swezt Gum)
Podocarpus gracilior (Fern Pine)
Prunus blireiana (Hybrid Plum)
L Pyrus calleryana (Ornamental Pear)
Pyrus kawakami (Evergreen Pear)
Quercus ilex (Holly Oak)
L Cinnamomum camphora (Camphor Tree)
Pistacia chinensis (Chinese Pistache)
Jacaranda acutifolia (Jacaranda)
L Gleditsia triancanthus (Honey Locust)
Bauginia purpurea (Purple Orchid Tree)
L
I Source: Keith French Group
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66
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EXHIBIT 33 -
Scale: 1"=30'-0° ~~i
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3. Interior Streets
The interior neighborhood streets within Tuscany Hills are informal and pedestrian
oriented. Canopy shade trees are to be regularly spaced within beds of ground cover
and will provide a canopy over the sidewalks, creating a pleasant pedestrian
environment. The use of different species of trees on individual streets or
neighborhoods could uniquely identify various projects within the overall community.
Landscape details for interior streets are shown in Exhibit 34.
Landscaoine Stand_ards and Requirements for Commercial Overlav Develooments
Prior to the issuance of any buIlding permits, detailed landscape and irrigation plans shall
be reviewed and approved by the City.
1. All building sites shall have a minimum landscaped coverage equivalent to ten
percent (10%) of the total lot area. Landscaping shall be evenly distributed over
the site and consist of an effective combination of trees, ground cover and shrubbery.
2. All projects shall provide landscape and irrigation for all areas not devoted to
structures, paving, or approved storage areas.
3. All landscaping shall be maintained in a neat, clean and healthy condition, allowing
the landscaping to improve and mature over the years.
Landscape Maintenance Responsibili
The landscape maintenance responsibility plan within Tuscany Hills is illustrated on Exhibits
35 and 36. The plan can be categorized as follows: --
~- 1. Landscape Maintenance Districts
These areas are the responsibility of the Landscape Maintenance District and
~_ include: major slope areas along circulation routes, major and secondary
monumentation, primary streetscape, the wildlife corridor, and the fuel modifica[ion
~ zones along the perimeter of individual development areas. The maintenance of
these facilities does not burden the City as they are paid for by the residents of
Tuscany Hills.
2. Master Association Areas
These areas are the responsibility of the 'il~scany Hills Master Association and
include: private recreation and community facility areas, and the lake area.
3. Private
These areas include slope areas within the property of individual homeowners as well
as the maintenance of front yard landscaping. An illustration of typical fronC yard
landscaping is provided on Exhibi[ 37.
69
.+i , ~....e-Ft . ._.. ~.... .,..uw . . ,. ~ . . . . . . ~ .. . _ ~. ~.. . . . . . ... ..
._.._ . .... ... . .. ... .___,. . ._..... .__._ __.. . ._.__.._.
_ _ _ ___ __ _ .
~,/
~ INTERIOR STREETSCAPE
I Single-Loaded Street
~it-reet'fre~
~i~opa ~ia~trw~
Cov~am~cavc/'
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SOURCE:
t~rnnN
~
~^C.ot~n
~..~.-_.~..`
EXHIBI3 34
Double-Loaded Street
~~
~~IAINTENANCE RESPONSIBILIY PLAN
~~oRTHERN SE~noN & PHASING PLAN
~
~
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L SOURCE: KEITH FRENCH GROUP
~..e_.,.,..~ . . . . . . . ... . ..... e~sx - .. -
;end (or Maiu~emoa Respooaibllity Pluo
n~nceA~rn
inlled by IudiNdual Oereloper
dnlnined bylsodaeapeMeinlemoce Disltltt
HomeowoenASSrclelloo
ulledbYlutlindualUevelapea --
lom~ned by Isotlawpe Meinteo~vm DIaMq
Homeownen Aasaiellan
In1leEbylvdiNdualOeveloper
lotaluetl by Povaa Nomeowue~
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iotelnetl by lao3~upe Maivlevaoce Die1dR
Nomeoxam Ass«utiou
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Ivlnioetl by CIty Isv6xape Me~u~einaua
Mat (CLhID)
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uoo
N.T.s. EXHIBIT 35
ssoeiatra
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~AIliTTENANCE RESPONSIBILITY PLAN
~OUTHERN
~ SECTION
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:
& PHASING PLAN
~meuo
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N.T.S. EXHIBIT 36
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Typical Front Yard Landscaping
e Background Shrub
ide Wood Gate ~
md Cover
.ring Vine
rete Pavers
ti
\
Walk
Accent Shrub
loweringShrub
~seeded Turf
Tree
~ . EXHIeIT 37
SOURCE: KEITH FRENCH GROUP No$cale
l~
Site Planning Guidelines
~ Hillside areas predominate much of the Tuscany Hills site. The development is intended
not only to preserve open space areas, but to complement existing topography to minimize
~ hillside grading. Residential areas are intended to be high quality, well designed
envuonments with high appeal to homeowners. The following guidelines shall apply to
residential development in Tuscany Hills.
r 1. Curvilinear street layouts shall be encouraged to enhance streetscape. Long runs
1 of straightlocalstreets and 90 degree bends should be avoided.
r 2. The use of geometric "grid" layout should be discouraged.
~
3. Where possible in hillside areas, units should be clustered `to preserve rock
~ outcroppings and views and to minimize hillside grading.
4. A variety of lot configurations and sizes should be utilized to accommodate various
product rypes and create project interest.
~ 5. Views to open space areas and project amenities should be encouraged.
~ Architectural Guidelines
The following guidelines and standards set forth the basic architectural character and design
theme of Tuscany Hills. These guidelines have been developed in order to achieve a high
level of appearance, assure product compatibIlity, direct character and form and to establish
the community's design criteria for use by buIlders and architects.
Residential Architecture
Each neighborhood in Tuscany Hills should have a distinctive architectural product type
and/or style associated with it while keeping wi[hin the Tuscany community theme. Nearly
1 identical homes lining streets with neither variation in buIlding placement or form shall be
discouraged. Possible architectural product types and/or styles are illustrated on Exhibits
38 and 39, and major components of the Tuscany Hills residential architectural guidelines
~ are diswssed below,
1. BuIlding Massing and Scale
~ The architectural image of Tuscany Hills will be perceived primarily from public
spaces such as streets, open spaces, and parks. Therefore, building massing, scale
L and roof forms, as prunary design components, require careful articulation in their
architectural expression to these public spaces.
Appropriate:
~_ - o Articulation of wall planes
L o Projections and recesses to provide shadow and depth
o Maintain varied and low profiles at property boundaries
~ o Incorporate one and two story elevations conveying sense of human scale
~
73
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AR,CHITFCTURE ELEVATIONS
California Ranch
~~ ~ ~.oW ~~,
OFCiASS <:,2 OR 5:,2
Monterey Style
pOOF pfTCH EAVES 24•- 30'
4:72 -&12 ~ WfiH 1Y - 18' RAKE
I I~ ~F R~SSEI ~ ~Ah
' 3'~TiLES
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OF DOOR MD WWOWS OR FWd(p YIfiH ~S
SOURCE•
tvtssFrnnN
~
EXHIB T 38
__ _ _ _
~ FOR BASE AND FR~I.ACES LAPPED WOOD ° 1G
~,/
( AR,CHITECTURE ELEVATIONS
~
r Mediterranean Contemporary
~ ... I LIC3iiLY
GABIF OFi ~~~ SiiJCCO
FP ROOF "S' TLES
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Mediterranean Country
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~ ... I LIC3iiLY
GABIF OFi ~~~ SiiJCCO
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EXBiIBIT 39
Mediterranean Country
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2. Roof Pitches and Materials
Simple pitched gable, tiip, or shed roof forms shall be the predominant roof elements
in Tuscany Hills. All pitched roof materials shall be clay or concrete tIle, tone metal
or copper, as approved by the City to ensure a continuity of textures and colors.
_.:
Appropriate:
o Simple pitched gable, hip, or shed roof forms
o Cornice banding for detaH
o Combining one and two story elements
o Creating jogs in ridge line
3. Materials and Colors
Exterior building materials shall be of natural materials which are compatible with
and reflect the elements of the surrounding natural environment. This includes
wood, masonry, adobe, concrete, and plaster or stucc:o.
Color is intended as a primary theme element reflecting the indigenous elements
of the natural environment. The values should generally be light, with darker or
lighter accents encouraged to highlight the character ofthe structure.
Prohibited materials include vinyl or aluminum siding and dark earthtone colors.
4. Windows and Doors
Recessed door, window and wall openings are characteristic elements of the intended
architectural style of Tuscany Hills.
Appropriate:
o Relative symmetric placement of door and windows
o Large windows with divided lights
o Windows trimmed out or flanked with shutters
5. Garages
Garages are a major visual element in single family housing. Ornamentation is
encouraged as it relates to the architecture and provides visual variety along the
streetscape.
Appropriate:
o Staggered setbacks and placements
o Visual design treatments including color accents and moldings
76
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~ 6. Further Design Considerations
Appropriate:
~ o The use of balconies and porches
o Columns and archways inwrporated as a structural or aesthetic design
~ element
o Chimneys of simple design, having same material and color as the building
~ o Private walls and fences are encouraged to provide security and privacy
o Mechanical equipment must be screened from public view
~ Commercial Design Criteria
~ RetaIl structures permitted in overlay zones are intended to be complementary to the
residential development in the community. The design should relate to the historical roots
of Tuscany elements, inciuding formal order, symmetry, classical vocabulary (domes, arches),
towers, integration of automobile, and direct relationship to the sidewalk is encouraged.
~ Adequate landscaping to soften building masses and parking areas should also be provided.
~ Appropriate:
o Smooth stucco, plaster or masonry walls
~ o Regular, even panels of smooth stone veneer of a light color
o Combination of flat and sloped roof surfaces of clay or concrete tile, slate,
L copper
o Light, natural colors
Community Walls and Fences
Community walls and fences consist of elements that will face public streets or view
corridors or that will be constructed in relation to public facilities or use. Community walls
and fences serve as a unifying element along street corridors and link community project
and neighborhood arrival. The overall wall and fencing plan for Tuscany Hills was
illustrated in previous Exhibit 17.
Five types of walls/fences are proposed and Exhibit 40 illustrates three of the proposed
product types and theu associated materials, which are discussed below:
1. Theme Wall - This wall is used exclusively along the major circulation route through
the project, Summerhill Drive.
2. Secondary Stucco Wall - This type of wall is essentially the same as the theme wall,
but does not incorporate the use of stone. This wall shall be utilized in all other
areas of the project where a solid wall is required.
3. View Fence - In order to maintain views, this type of fence will generally be utilized
where [he elevational difference is greater or equal to 15 feet within or on the
boundary of individual lots. The fence could be made of glass acrylic panels for
77
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~ WALL & FENCE ELEVATIONS
~ Wrought Iron Fence Downslope
tkvle,~ ~ • ~~' ~'-~ I
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~ noise reduction or wrought iron. This view fence will aLso occur at the perimeter of
development areas adjacent to open space and fuel modification zones.
~ Signage Program '
The signage program previously identified in Exhibit 18 for Tuscany Hills consists of
~ temporary and permanent elements to assist visitors in locating model complexes and
identifying key facilities of Tuscany Hills. In accordance with the Development Standards
contained herein, flags, use signs and ladder signs are of a temporary nature only and will
be removed upon project completion.
~ The locations of entry monument signs are shown in Exhibit 17. These signs are permanent
facilities. Exhibits 22 and 23 show primary, secondary and tertiary project entry
~- monumentation. Exhibits 24 through 29 provide illustrations of typical monument signage.
79
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~ X. IMPLEMENTATION
As previously stated, the Tuscany Hills project Development Agreement has been approved
~ by the City of Lake Elsinore. In addition, the southern half of the project has been
approved via TTM 17413, revision #4. The purpose of this document is to bring together
the planning studies and agreements that have occurred to date.
C However, several processes and procedures must be accomplished in order to implement
the development plan contained within the Tuscany Hills Specific Plan. It must be
established that the Specific Plan is consistent with all State and local requirements before
it may be approved by City CouncIl. Following its approval, several steps must be
completed at the regional and state levels before actual development may commence.
These steps and procedures are described in detail below.
[ Consistency
~ State Plannine and Zonin~Law
Section 65450 of the Government Code of the State of California (known as the State
Planning and Zoning Act) gives authority for the preparation of specific plans.
L Section 65450 states: "The planning agency may, or if so directed by the legislative body,
prepare specific plans based on the general plan and drafts of such regulations, programs,
and legislation as may in its judgement be required for the systematic execution of the
r general plan and the planning agency may recommend such plans and measures to the
f legisla[ive body for adoption:' Article 8 through 10 of Chapter 3 of this law defines the
scope, procedures for adoption and administration of specific plans and regulations. This
Specific Plan has been prepared in accordance with these provisions of the State Planning --
' and Zoning Act.
California Environmental Ouality Act
[ The California Environmental Quality Act of 1970 (CEQA) was enacted in response to
increasing public concern over the environment. In a 1972 landmark case, Friends of
~ Mammoth et al. vs. Board of Supervisors Mono County et al., the California Supreme Court
ruled that Environmental Impact Reports must be prepared for both public and private
projects having a significant effect on the envuonment. Environmental Impact Reports must
be prepared for all specific plans. Focused EIRs or Negative Declarations may be adequate
( for lesser projects or for component projects which are part of a Master EIR.
L
An EIR was prepared for the project in 1979. Subsequently, an EIS was prepared for the
L project in 1982. In order to ensure that environmental issues discussed in these two
documents, accurately and completely reflect current conditions associates with Tuscany
Hills, an addendum to the previous environmental documents has been prepared and is
contained in Appendix A.
~• Citv of Lake Elsinore General Plan
~ Section 65300 requires cities to adopt a comprehensive long-term general plan for the
physical development of the City, and any land outside of its boundaries which in the
planning agency's judgement bears relation to its planniag. The City of Lake Elsinore
L adopted its General Plan in December 1982 (Resolution No. 82-83). The plan projects the
development of the community to the year 1992. The project is consistent with the current
general plan, as the site land use designation is Specific Plan.
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Soecific Plan
This Specific Plan shall be processed in accordance with the provisions of Chapter 17.99
(SPD) Specific Plan Districf; of the City of Lake Elsinore Zoning Code. This chapter
provides for the processing of Nonconditional Specific Plans which allows for the approval
of the Specific Plan document and zoning on the project site concurrently. As part of the
process, the City Council establishes the development intensity for land uses within the
project.
Specific Plan Modifications/Amendments
Minor modification to the approved Tuscany Hills Specific Plan will be allowed at the
discretion of the Community Development Director. Any modifications to the Specific Plan
must be consistent with the purpose and intent of the originally approved Specific Pian
document. Appeals of the Community Development Director's decision shall be made to
the Planning Commission. The Planning Commission shall act on appeal within thirty (30)
days. All modifications or amendments to the approved Specific Plan, other than such
minor changes, shall be processed as a Specific Plan amendment and are subject to all
specific plan procedures.
The following modifications constitute minor changes to the approved Specific Plan:
1) Transfer of Units: The maximum number of dweIling units in a residential area may
be exceeded by up to 15% of the maximum, as long as an equal number or greater
of excess units is available from a previously approved residentiai area which did not
accomplish the maximum number expressed in that area to achieve an overall
balance. __
2) Roadwavs: Minor changes in roadway alignments and street sections are allowed,
provided such changes are consistent with the streetscape co~cept for roads, and are
subject to approval of the City Engineer and Community Development Director.
3) Phasin Program: The phasing program may be modified, provided the objectives
of the program continue to be met, and provided that all infrastructure including,
but not limited to roads, sewer facilities, water supply, and drainage facilities is
available to serve proposed development. Any deviations from the Phasing Plan
shall be subject to the approval of the Community Development Director, and if
deemed to be a significant change, the Planning Commission.
The following are administrative standards that apply to the implementation of future
development applications (i.e., plot plans, tract maps, or parcel maps) for the Tuscany Hills
Specific Plan:
1) Future tentative, or parcel maps and site plan review packages must be in substantial
wnformance with the development standards and design guidelines of the Tuscany
Hills Specific Plaa
2) Final subdivision or parcel maps shall be in substantial conformance with the
approved tentative or parcel map as well as the approved site plan package.
3) Building permits for dwelling units shall be issued when a final subdivision map has
been recorded. Permits may be issued for model units prior to the final map
recordation subject to the requirements of the City.
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~ 4) Mitigation measures for envuonmental impacts shall be reviewed during the
tentative map/site plan review stage. The tentative map shall be conditioned as
necessary to mitigate any remaining impacts at the construction stages.
~ Approval of the final Specific Plan for the project shall be accomplished by Ordinance.
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PROJECi' FINANCING
The funding teohniques to finance the public improvements and public services incident to
the development of Tuscany Hills are summarized as follows
1. Assessment District
Homestead I.and Development Corporation has heretofore constructed certain
improvements to be acquired by the City generally described as follows:
( Acquisition of Summerhill Bridge: street, storm
i drain and sanitary sewer improvements; relocation of
water mains; and appurtenances and appurtenant
r work together with incidental expenses in connection
~ with the foregoing.
The bridge links Tuscany Hills with the property to the south. In order to pay for
the cost of constructing and acquiring the improvements, the City has undertaken
and completed proceedings for the formation of Assessment District No. 89-1,
pursuant to the Municipal Improvement Act of 1913 (Division 12 of the Streets and
Highways Code), and issuance of bonds representing unpaid assessments, pursuant
to the Improvemen[ Bond Act of 1915 (Division 10 of the Streets and Highways
Code).
2. Community Facilities District (Public Improvements and Services)
Under the Mello-Roos Community Facilities Act of 1982 (Chapter 2.5, Part I, -
r Division 2, Tide 5 of the Government Code), proceedings will be undertaken for the
~ formation of two (2) or more community facilities districts to encompass the lands
within Tuscany Hills (The "CFD"). Within each CFD, a special tax and issuance of
~ bonds will be authorized. The special tax will be levied annually to pay for the cost
of public services; to pay principal of and interest on bonds issued to finance public
improvements; and to pay for incidental and administrative expenses in connection
~ with the foregoing. The public services and improvements are generally described
as follows:
Police, fire protection, maintenance of parks,
~ parkways and storm drains together with incidental
and administrative expenses in connection therewith.
L Construction and acquisition of improvements for
streets, sidewalks, curbs and gutters; street signs and
traffic signals; street lights; water and sewer, storm
drains; retaining walls and slope protection;
L acquisition of easements, rights-of-way and fee title
to land; and incidental and administrative expenses
in connection therewith.
L In order to accommodate development, the CFDs shall be formed and bonds
attributable thereto shall be issued as a condition to each phase of development.
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~ 3. Landscapin a~ nd Li hting District
Under the I.andscaping and Lighting Act of 1972 (PaR 2, Division 15 of the Streets
~ and Highways Code), proceedings will be undertaken for the formation of two (2)
or more Landscaping and Lighting Districts to encompass the lands within Tuscany
Hills (the "LLD"). Within each LLD, a special assessment will be authorized to be
~ levied annually to pay for the costs generally described as follows:
Maintenance and servicing of street lighting,
landscaped areas and other improvements authorized
in the proceedings for formation of the LLD,
including acquisition of land for park, recreational
and open space purposes, together with incidental
r and administrative expenses in connection therewith.
' In order to accommodate development, the LLDs shall be formed as a condition to
~ each phase of development.
~/
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~ XII. PROJECf PHASING
Tuscany Hills will be a master planned community phased over an approximate sixe year
r period. Homestead Land Development Corporation is committed to buIlding a significant
i portion of the units approved. However, in order to satisfy the tremendous financial
commitment to infrastructure, it is necessary to provide a multitude of differing product
r types to increase market absorption and reduce the capitalization of interest carry.
~
For these reasons, the development program is to sell planning units of approximately 200
lots to builders who have developed a reputation for quality construction, while still
~ exerting architectural control to assure compliance with thematic and construction quality
guidelines.
The project is anticipated to develop in several tentative tract maps and four major phases.
~ Phases 1 and 2 are the two phases of approved Tentative Tract Map 17413, and Phases 3
and 4 are the northern portion.
~ The phasing program for the Tuscany Hills Specific Plan is based on the following
objectives:
~ 1. Provide for an orderly build-out of the community based on current market trends
2. Insure adequate public facilities and services concurrent with private development
~ 3. Provide a range of housing opportunities at a variety of densities as the community
develops
~ 4. Protectthe public health,safety, and general welfare
Residential development is primarily a function of current market conditions. The timing
of development can only be estimated, however, a general phasing program can be
1 projected. Anticipated buIldout of the project is e~cpected to be approximately six years as
illustrated by Table 9. Exhibits 41 and 42 provide development phasing plans and phasing
plans for backbone infrastructure.
~- The phasing program for residential and commercial uses in Tuscany Hills consider the
following factors:
L 1. Phasing of grading and balancing of cut and fill to the e~ent practical
~ 2. Adequate access to Specific Plan areas
3. Infrastructure phasing
4. Marketing viability and access
t_
5. Availability of emergency access routes for each phase of development
~ Phases l and 2(Trad 17413)
Phase i consists of approximately 541 units within parcels 1, 4, 5, 7 and 15. The
L development of these models will start early in 1990, with first occupancy by May 1990.
Included within the total amount of Phase 1, approximately 24 estate custom lots will be
built.
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Planning
Unit Year
~
PM23910-1
PM23910-2
~ PM23910
3
-
PM23910-4
~ PM23910-5
PM23910-6
~ PM23910-7
PM25005-1
PM25005-2
~ PM25005-3
PM25005-4
~ PM25005-5
PM25005-6
PM25005-7
PM25005-8
PM23910-15
L_ Total
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TABLE 9
Project Phasing
1990 1991 1992 1993 1994 Total
100 107 207
100 93 135
50 69 1Z2
100 152
SO 78
77 77
4 4 6 6 4 24
81 100 181
100 25 125
65 100 165
32 70 102
100 41 141
75 100 157 -
51 80 131
105 105
50 30 80
454 502 588 427 29 2000
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Backbone Infrastructure
Phasing
ASSESSMENT
M~M DISTRICT 10
PHASE 2
ASSESSMENT
~ DISTRICT 2
PHASE 3
ASSESSMENT
*F**F+**+ DISTR~CT 2
PHASE 4
LEGEND
.... ASSESSMENT
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PHASE 1
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~ Phase 2 will consist of approximately 498 units within parcels 2, 3, 6 and 8 of Tract 23910.
The development of these models will start in December 1989 with fust occupancy by
July 1990.
~ Phase 3 and 4(Northem Portion)
Phase 3 and Phase 4 were submitted as several tentative maps in August 1989. Approval
~ of these tentative maps will allow development to occur by June 1990 and occupancy in
early 1991. Phase 3 and 4 consists of approximately 962 units within parcels 8, 9, 10, 11,
12 and 13.
~
Within the master planned community all necessary infrastructure will be available when
necessary to provide a wntinually balanced community. Additionally, community amenities
and features will be implemented concurrent with the development to provide a balance of
~ benefits to the residents and prevent overtaxing eacisting city amenities and recreationai
features.
~ Table 10 outlines the circulation and utility improvements needed in each of the product's
four phases. The Ci.ty of Lake Elsinore has authorized an Assessment District to finance
the backbone improvements. Homestead Land Developmen[ will be completely responsible
~ for the installation of all infrastructure, community, and backbone facilities.
In addition to the infrastructure improvements discussed in Table 10, an 11-acre
elementary school site with an adjacent 5-acre park site will be offered. The schooi district
~ has requested the pursuit of a joint school/park site regulatory agreement to e~cpedite the
wnstruction of the school. The construction of the school would be completed by the
School District by September 1990.
~_ A major Homeowners Association Recreation Center will be co~structed and available for
community residents with the completion of Phase 1. In Phase 2, a public park and a
private recreation area adjoining the proposed recreation lake system will be constructed
~ wifh the major backbone facilities.
~ Manufactured slope landscaping and fire safety fuel modification zones will be installed
prior to the occupancy of adjacent residences. Open space implementation shall be
accomplished by tracking the open space dedications of each individual final tract. The
total open space area shall be at least 35 percent of the total project area.
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TABLE 10
Infrastructure Phasing
Phase Imorovements
Phase 1 Circulation
(641 units) Backbone system consists of the major
secondary arterial (Summerhill Drive) serving
the site from the south being installed to the
second local collector intersection adjacent to
the recreational center site. The second
collector (66' right-of-way) will also be
installed easterly to the San Jacinto River.
Utilities
Water, sewer, and dry utility (electric,
telephone, and gas) improvements will follow
the basic installation procedure as outlined in
circulation above. All offsite extensions or
construction requirements will be completed
prior to any occupancy. Major pumping and
water storage facilities will be constructed
with backbone roadway improvements in this
stage.
Phase 2 Circulation
(332 units) Backbone street systems will include the
balance of the arterial and collector system,
Summerhill Drive, Bella Vista, Via Scenica,
La Strada, and making a temporary
emergency connection to Greenwald as an
extension to Summerhill Road. The extension
of Greenwald shall be in compliance with
condition #1 of TTM 17413, Revision #4.
Utilities
Water, sewer and dry utility imp~ovements
will follow the basic installation procedure
outlined in circulation above. These will
include 8 and 12" water mains and 8" sewer
lines as indicated by Exhibits 13 and 14. All
construction will be compieted prior to
occupancy.
Phase 3 and 4 Circulation
(1,038) units The balance of the residential streets in the
northern half will be installed including the
e~[tension of Summerhill Drive to Greenwald.
Utilities
Water, sewer and dry utility improvements
will follow the basic installation procedure
outlined in circulation above. These will
include 8 and 12" water mains and 8" sewer
lines as indicated by Exhibits 13 and 14. All
co~struction will be completed prior to
occupancy.
90
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~ In addition to the infrastructure improvements discussed in Table 10, an 11-acre elementary
school site with an adjacent 5-acre park site will be offered. The school district has
requested the pursuit of a joint school/park site regulatory agreement to expedite the
~ construction of the school. The construction of the school would be completed by the
School District by September 1990.
~ A major Homeowners Association Recreation Center will be constructed and available for
community residents with the wmpletion of Phase 1. In Phase 2, a public park and a
private recreation area adjoining the proposed recreation lake system will be constructed
with the major backbone facilities.
~ Manufactured slope landscaping and fire safety fuel moditication zones will be installed
prior to the occupancy of adjacent residences. Open space implementation shall be
accomplished by tracking the open space dedications of each individual final tract. The total
~ open space area shall be at least 35 percent of the total project area.
~
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APPENDICES
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APPENDIX A:
DEFINITIONS
~/
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~ DEFINTiTONS
r For the purpose of carrying out the intent of the Tuscany fiills Specific Plan, words, phrases, and
terms shall be deemed to have the meaning ascribed to them as below. Any definitions not
~ provided here shall be as provided in the Gity of Lake Elsinore Municipal Code.
The word "Council" or "City Council" shall mean the City Council of the City of I,ake Elsinore,
which is the governing body of the city.
~ The word "County" shall mean the County of Riverside.
The word "Commission" shall mean the Ciry of Lake Elsinore Planning Commission.
~ The words "Approved by the Director" or "D'uector," shall mean the Community Development
Director of the City of Lake Elsinore acting in person or through a subordinate to whom the
~ authorize to act has been delegated.
The word "shall" is mandatory; the word "may" is permissive.
~ The word "State" shall mean the State of California.
~ The word "permitted" means permitted without the requirement for a discretionary permit but
subjectto all other applicable regulations.
The words "Zoning Code" or "Code" shall mean the Comprehensive Zoning Code of the City of-
L.ake Elsinore.
Access> Primary: The principal pedestrian walkway system to a dwelling unit.
i Access, Secondary: An access other than the primary access.
Accessory structure: A subordinate building located on a building si[e, the use of which is
~ customarily incidental to that of the main building or to the use of the land.
Accessory use: A use customarily incidental and accessory to the principal use of the land, or to
L a building or other structure but not necessarily located on the same building site as the principal
use.
Average Lot Area: The net residential area divided by the total number of residential lots within
( the entire project area.
Basement: A story partly underground and having more than one-half of its height above the
ground-level grade.
Building. A structure having a roof supported by columns or walls.
L Building height: The vertical distance measured from the ground-level grade to the top of the
building directly above that point.
~ Building line: An imaginary line on a buIlding site specifying the closest point from an ultimate
right-of-way or a property line where a main buiiding may be located.
~
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~ Building site: A parcel or contiguous parcels of land which was established in compliance with the
building site requirements of this specific plan.
~ Building site azea: The total area, measured horizontally as a level plane, of the land within the
boundaries of a building site not including any street right-of-ways, vehicular easements or other
easements that prohibit the surface use of the property except open space landscape or recreational
~ easements; and not including any portion which does not meet applicable district regulations when
a building site is divided by such a right-of-way or easement.
~ Building site coverage: The area of the land within the perimeter of all structures located on the
building site, not including the area under unenclosed eaves and unenclosed post-supported
overhangs, patios, wurts, malls, swimming pools, and off-street parking facilities, divided by the
building site area.
( Carport: A roofed structure, or a portion of a building, open on one or more sides, primarily for
the parking of automobIles.
~ Cellar: A portion of a buIlding partly or wholly underground and having more than one-half of its
height below the ground-level grade. A cellar shall not be considered a story.
~ Centerline: A line described in the first situation that applies in the following instances:
a. A section line, half-section line or quarter-section line whenever a mapped highway
is plotted on the "Master Plan of Arterial Highways" along a section, half-section or
i quarter-section line.
b. A line shown as a centerline on a map entitled "Precise Plan of Highway Alignment;' `
~_ and any amendments thereto.
c. A line shown as a centerline on a recorded tract map, an approved record of survey
L map or a parcel map.
d. A line in the center of the ultimate street right-of-way.
L Cluster development: Refers to a residential subdivision consisting of a combination of residential
lots and privately owned common recreation and open space areas arranged in accordance with a
site plan with adequate provisions for permanent maintenance of the wmmon ownership facilities.
~ Common area - residential: The area within a residential development that is not occupied by
residential buildings and which is owned in common by homeowners in the development, and which
L is available for common use or enjoyment by all property owners in the development and their
invitees (e.g. common parking facilities, recreation areas, landscaped areas, open space areas, and
natural areas).
L Community faclity: A noncommercial use established primarily for the benefit and enjoyment of
the population of the community in which it is located.
L Community information center: A temporary or permanent structure principally used as an
information pavilion and/or temporary real estate sales offices for the sale of homes in Tuscany
Hills, including parking and related facilities.
L Community service facility: A community service wmmercial, or nonprofit, noncommercial use
established primarily to service the immediate population of the communiry in which it is located.
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~ Conditional Use Permit: Synonymous with minor design review as discussed in Chapter VIII,
Development Standards.
r Conservation easement: Synonymous with all open space definitions provided herein.
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Conventional subdivision: A subdivision consisting primarily of streets and lots. Commonly owned
~ or special use areas may be included but are secondary and supplementary to the subdivision's
design.
~ Day nursery (including preschool and nursery schools): Any group of buildings, building or portion
thereof used primarily for the daytime care of six or more children at any location other than their
normal places or residence, excluding any children who normally reside on the premises.
r Density: The number of dwelling units per gross acre.
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Development: Residential, commercial, industrial, wmmunity facility or other construction,
~ including necessary grading, landscaping and parking, together with the land upon which the
building or structures are constructed.
Development unit: A portion of a development plan or tentative tract map within which all lots
~ and amenities are constructed or developed at one time or in contiguous interrelated phases as a
unit of the overall proposed development.
~ Driveway: A vehiwlar passageway for the exclusive use of the occupants of a project or property
and their guests. A driveway shall not be considered a street.
j Dwelling single-family: A buHding containing one dwelling uni[ per building site.
~ Dwelling unit: One or more rooms in a structure, including a kitchen, designed for occupancy by
one family for living and sleeping purposes, and including factory built and mobilehomes when such
( mobilehome bears an insignia of approval issued by the California Department of Housing and
~_ Community Development or a housing seal number from the Federal Department of Housing and
Urban Development (HUD).
L Easement: A recorded right of interest in the land of another, which entides the holder thereof
to some use, privIlege or benefit out of or over said land.
~ Exterior property line: A property line abutting a public or private street.
Family: One person, with or without resident domestic employees, occupying one dwelling unit;
or two or more people related by blood, marriage or adoption, with or without domestic employees,
_ occupying one dwelling unit; or a group of not more than six unrelated people, with or without
domestic employees, occupying one dwelling unit; or a licensed family care home, foster family
home, or maternity home, as defined in Title XXII, Sections 30011, 30013, 30015 of the California
Administrative Code, serving six or fewer persons, when such care is provided on a twenty-four-
' hour-per-day basis; or a famIly day care home, as defined in Tide XXII, Section 30019(a) of the
California Administrative Code.
L Flood, One-hundred-year: The highest level of flooding that has an average frequency of
occurrence in the order of one in one hundred years at a designated location, considering regional
L meteorological and hydrological conditions characteristic of the geographical region involved. This
also means that the level of flooding having a one percent probability of occurrence in any year.
~ F1ood plain: The land area adjacent to a watercourse which is subject to overflow of floodwaters.
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~ Floodway: The channel of a stream or other watercourse and that part of the flood plain
reasonably required for passage of a flood of given magnitude.
~ Floor azea ratio: The numerical value obtained by dividing the gross floor area of a buIlding or
buildings located upon a lot or parcel of land by the total area of such lot or parcel of land.
f Garage, private: A buIlding, or a portion of a building, used primarily for the parking of
automobiles belonging to the occupants of the property.
,~ Garage, public: A building other than a private garage used for the maintenance or temporary
storage of automobiles.
General P]an: Refers to the City of Lake Elsinore General Plan, and elements thereof, as they may
( pertain to the ~scany Hills Specific Plan.
Grade, gFound level: The average level of the finished ground surface surrounding a buIlding.
~ Gross area: The entire land area within the boundary of a project, measured to the centerline of
any abutting arterial highways.
~ Gross residential deasity: The density of a residential project computed by dividing the total
number of dwelling units in the project by the gross area of the project.
~ Interior property line: A property line which does not abut a private or public street.
Joint use of pazking. The shared use of off-street parking facilities by more than one type of land -
t use. The same parking spaces are counted to satisfy the off-street parking requuements of more
f than one land use, e.g. use of the same parking facility to satisfy the off-street parking requirements
of a church and an office building.
,~ Kennel: Any property where four or more dogs, or cats, or any combination thereof, over the age
of four months, are kept or maintained for any purpose.
L Key lot: Any parcel show on a recorded tract map, rewrd of survey recorded pursuant to an
approved division of land, parcel map, lot line adjustment or recorded Certificate of Compiiance,
having side property line(s) abutting the rear property line(s) of adjacent parcels.
~._ I.ocal agency: An agency for the local performance of governmental or proprietary function withi~
limited boundaries. "I.ocal agency" does not include the state, a city, or a county. "I,ocal agency"
L does include but is not limited to school districts, sanitary and sanitation districts, and water
districts.
L I.ot: Any parcel shown on a recorded tract map, a record of survey recorded pursuant to an
approved vuion of land, lot line adjustments, a parcel map, or recorded Certificate of Compliance.
A lot is not necessarily a buIlding site.
L Lot Coverage: The area of the land within the perimeter of all structures located on the building
site, not including the area under unenclosed eaves and unenclosed post-suppor[ed overhangs,
patios, courts, malls, swimming pools, and off-street parking facilities, divided by the building site
L area.
Main bwlding(s): The buIlding(s) containing the main or principal use(s) of the premises, or
occupied for the purpose of operating or administering the main or principal use(s).
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~ Manufactured Open Space: Any manufactured parcel of land or water which provides a
~ recreational and/or scenic amenity to the community. This shall include major manufactured slopes
when adjacent to natural open space.
Master Plan of Arterial Highways: A component of the Circulation Element of the Riverside
` County General Plan designating adopted "and proposed routes for all commuter, secondary,
~ primary, and major highways and transportation conidors within the County of Riverside.
Minimum Lot Area: The minimum square feet of land area for each lot.
~ Net residential azea: The area of land remaining in a project, measured in acres or square feet,
after deduction of the area contained in streets (both public and private), schools, public parks,
f flood control works and any other use, easement or encumbrance which prevents the surface use
~ of the property for a buIlding site or construction of structures.
( Nonconfocming structure: A lawfully established building or structure that does not conform to the
regulations of this code for the district in which it is located, either at the effective date of this code
or as a result of subsequenramendments to this code.
I Open space (Natural): Any parcel or area of land or water which is essentially unimproved and
devoted to the preservation of plant and animal life, providing scenic and aesthetic values and an
area which serves as links between major recreation and open space preservation areas.
~ Open space, usable: See Usable open space.
Open space transitional: Areas free and cleac of urban development.
~- Outdoor advertising structure and sign: A sign placed for the purpose of advertising products or
services that are not produced, stored or sold on the property upon which the sign is located.
~~ Panhandle lot: A building site wherein the only vehicular access to the site is by way of a corridor
or vehicular access way which serves no other property, is less than forty feet wide and is more
than forty feet long.
~- Parking area, private: An area, other than a street, designed or used primarily for the parking of
private vehicles and not open to general public use.
l- Parking azea, public: An area, other than a private parking area or private street, used for the
parking of vehicles and available for general public use, either free or for remuneration.
I Puking uea, restric[ed: An area used for parking vehicles on a semi-permanent basis and not
available to the general public for hourly or day-to-day parking.
Planned development: A residential subdivision wherein residences, common open areas and
landscaping, common private recreation facilities, and pedestrian and vehicular access and
circulation patterns are arranged as a unified comprehensive plan with an identifiable theme or
~ concept and with adequate provisions for permanent maintenance of the common facIlities.
Planning uea: An area of land which is depicted on the Tuscany Hills Specific Plan and Statistical
j Summary.
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( Project: A land development readily recognizable as a unit, e.g., a residential neighborhood,
~ condominium, apartment, shopping center, office or business park development, recreation lake,
golf course or similar land developm~nts.
~ Preliminary landscaping plan: A plan indicating the general location, size, type of plant materials
and ground cover to be located in the yards and other open areas of a development.
f Project Net Area: All of the land area included within a plan for a development project excepting
those areas designated for public and private streets rights-of-way, schools, parks, and other uses
~ or easements which would preclude the use of the land therein as part of the development project.
Public: Belonging and open to, and enjoyed, controlled, used and maintained by and for, the public
generally.
~ Public agency: T'he United States, the State of California, the County of Riverside, the City of
Lake Elsinore, special districts, and any other governmental entity authorized by law to perform
~ functions for the public or segment thereof.
Recreation areas: Open space areas which offer active and passive recreation and/or scenic
attraction of a local and regional significance.
1_ Residential singl~family: Refers to any residential zoning district or residential development
wherein each dwelling unit is situated on a residential lot of record and no lot contains more than
~ one dwelling unit. Single-family residential includes either attached or detached single-family
dwellings, planned concept subdivision, cluster developments, and may include conventional
subdivisions and planned developmenta
~ Riding and h'king tra~7s: Any trail or walkway designed for and used by equestrians or pedestcians.
Right-of-way: An area or strip of land either public or private, on which an irrevocable right of
passage has been recorded for the use of vehicles or pedestrians or both.
` Sales Office: Real estate office which is used for sales leasing and information.
I Setback azea: The area between the building line and the property line, or wFten abutting a street,
the ultimate right-of-way line.
( Setback distance: The distance between the building line and the property tine, or whe~ abutting
I a street, the back of curb where noted (Exhibit 18).
I Sign: Any device used for visual communication or attraction, including any announcement,
declaration, demonstration, display, illustration, insignia, vehicle or symbol used to advertise or
promote the interests of any person, together with alt pares, materiais, frame and background.
~ Site development permit: A plan showing the details of buitd~rg EocatEOns, stract~res, parking,
vehicular access, landscaping and architectural design fmr a psajeef or bu~lding site.
! Story: That portion of a building included between the upper surface ~af any floor and the upper
L surface of the floor next above, except that the iogmost stary s[ia~ 6e t€~at portion af a buiiding
included between the upper surface or the topmost 4aar and thz ceiling or roof a6owe.
L Street: A public or private vehicular right-of-way other than an alley or dciveway, including both
local streets and arterial highways.
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r Street opening. A curb break, or a means, place or way provided for vehicular access between a
street and abutting property.
r Structure: Anything constructed or erected requiring a fixed location on the ground or attached
1 to something having a fixed location on the ground except business signs, tennis court fences, and
other fences around .unenclosed outdoor recreation facilities, landscape facilities, and other minor
improvements. A mobilehome on a permanent foundation is a structure.
~ Tot lot: An improved and equipped play area which is intended for children up to seven (7) years
of age. Tot lots include facilities as play apparatus, paved areas for wheeled toys, benches, sand
~ areas, small wading pools, and turn area.
Usable open space: Usable open space intended for common use by occupants of a development,
( either privately owned and maintained or dedicated to a public agency, normally including but not
l._ limited to lots, swimming pools, basketball wurts, tennis courts, picnic facilities, open landscaped
areas including major slopes, and greenbelts with pedestrian walkways and equestrian and bicycle
r trails. Usable open space areas do not contain the following: buildings and structures (other than
1 accessory to the main use), or impervious surfaces (e.g. public/private streets, common driveways,
and off-street parking facilities) devoted to non-recreational uses; surface utility facilities, median
strips for roads or parking lots; road embankments; and property not reserved for the sole use and
l enjoyment of the occupants of the entire development and their guests. _
Use: The purpose for which land or a building is occupied, arranged, designed or intended, or for
( which either land or building is or may be occupied or maintained.
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Yud: The open space within a buHding site that is unoccupied and unobstructed by any structure
or portion of a structure from 30 inches above the finished grade upward; except that eaves, fences, ~~
~ walls used as fences, poles, posts and other customary yard ornaments, accessories and furniture
may be permitted in any yard subject to the regttlations for the district in which it is located.
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