HomeMy WebLinkAboutOrd. No. 1989-854BORDINANCE NO. 854
AN ORDINANCE OF THE CITY COUNCIL OF TAE CITY
OF LAKE ELSINORE, CALIFORNIA, ADOPTING THE
COTTONWOOD HILLS SPECIFIC PLAN.
~ TAE CITY COUNCIL OF THE CITY OF LAICE ELSINORE,
CALIFORNIA, DOES ORDAIN AS FOLIAWS:
SECTZON ~: That the Cottonwood Hills Specific Plan
ie hereby approved and adopted by the City Council based on the
following findings:
1. The SpeciPic Plan is anticipated to result in
several significant adverse environmental impacts
which are described in the project Environmental
Impact Report. For each significant impact,
measures are imposed by the Plan or its
conditions of approval which eliminate or
subetantially lessen their effect. A number of
significant impacts are unavoidable and a
statement of overriding considerations is
recommended to addFess these (see Finding #2)•
Specific findings for each significant impact are
as listed in Exhibit A(attached). A Mitigation
~ Monitoring Program is hereby adopted. A list of
persons and agencies commenting and further
responses to to comments are hereby adopted as
part of the Final E.I.R.
2. Based upon project documents and evidence in the
public record, the significant environmental
effects of this project associated with the loss
of on-site biological habitat, traffic impacts on
area roads, degradation of local air quality and
a substantial contribution to cumulative impacts
of area-wide urban development, although
partially mitigated or reduced by the project,
remain significant and are unavoidable based upon
rejection of project alternatives or additional
mitigation measures neceseary to reduce these
impacts to less than significant levels. These
impacts are found to be acceptable due to
benefite derived by the project, specifically the
provision of quality housing opportunities by the
City, the anticipated increase in local
government revenues generated by project
residents, and the provision of significant
improvements to Railroad Canyon Road all of which
~ are expected to support local commercial and
industrial development efforts and generate
measurable benefits to the local economy and
fiscal integrity of City government. The
foregoing overriding considerations provide the
rationale for a decision to approve this project.
3. The Cottanwood Hills Specific Plan meets the
Specific Plan criteria for contents and
systematic implementation of the General Plan
established by Section 65450 of the California
Government Code and Section 17.99 of the City of
Lake Elsinore Municipal Code.
4. The Specific Plan is consistent with the City of
Lake Elsinore General Plan as follows:
and Use Element
a) The Specific Plan (Plan) would provide for
residential support of City commercial and
industrial development thereby promoting a
community-wide balance of land uses.
1 b) Services and facilities could be delivered as
needed under provisions of the Plan.
c) Quality site development would be pramoted
under provisions of the Plan.
Circulation Element
d) The regionally important link of Railroad
Canyon Road west to Z-15 would be provided.
Opportunities for future linkage improvements
to the south and east are preserved.
ej Transit parking and bike lanes are
accommodated.
Environmental Element
f) Major areas of open space/wildlife habitat
are preserved.
g) No important mineral resources are impacted.
h) Adverse air quality impacts are partially
~ mitigated.
i) Prime agricultural lands are being converted
to urban uses in a timely manner, based upon
surrounding land use and economic conditions.
j) Recreation opportunities are accommodated.
k) Cultural resources are anticipated to be
adequately mitigated based upon. their
significance.
1) Health and safety threats are mitigated by
design measures and service delivery
mechanisms.
Noise Element
m) Design measures are anticipated to be imposed
during project development.
Communitv Desian ement
n) Design features are provided to improve the
~ visual quality of the community.
Housina Element
o) Major segments of the local housing market
will be accommodated, including moderate
income persons. The project will compliment
exis~iag housing opportunities elsewhere in
the'community for low income persons.
5. The Specific Plan establishes pre-zoning of the
project area in anticipation of its annexation to
the City of Lake Elsinore.
6. The Specific Plan shall be effective at such time
as annexation of the project area to the City of
Lake Elsinore is approved by the City and the
Local Agency Formation Commission and recorded.
7. The Specific Plan shall expire and be of no
effect whatsoever seven years after the date of
annexation recordation (as specified in #6
above), unless an implementing Final Tract Map
has been recorded prior to the end of the seven
~ year period.
8. The Specific Plan will not be detrimental to the
health, safety, comfort or general welfare of the
persons residing or working within the
neighborhood of the project area, not will it be
injurious to property or improvements in that
area or the City as a whole, based upon the
provisions of the Plan, mitigation measures and
Conditions of Approval.
9. A General Plan density designation of 2.17 units
per gross acre provides for a transfer of density
from all open space areas into adjacent developed
areas, and for a density bonus of .17 dwelling
units/acre in exchange for provision of Railroad
Canyon Road infrastructure at a more extensive
level than would otherwise be required by the
project, and provision of complete turn-key
neighborhood parks and partial community park
infrastructure above that which would normally be
required. The developer shall convey all
development rights of all project open space to
the City to be retained in perpetuity and to
insure provision of Railroad Canyon Road and
~ parks as specified in this finding and Specific
Plan Condition of Approval.
~ SECTION 2: That the City Clerk of the City of Lake
Elsinore shall certify to the passage and adoption of this
ordinance and shall cause the same to be published in the Sun
Tribune, a newspaper of general circulation, serving the City of
Lake Elsinore, in accordance with provisions of the Government
Code.
INTRODUCED AND APPROVED UPON FIRST READING this 14th
day of March, 1989, upon the following roll call vote:
AYES: COUNCILMEMBERS: BUCK, DOMINGUEZ, STARKEY, WASHBURN,
WINKLER
l NOES: COUNCILh1EMBERS: NONE
J ABSENT: COUNCILMEMBERS: NONE
ABSTENTIONS: COUNCILMEMBERS: NONE
PASSED, APPROVED AND ADOPTED UPON SECOND.READING this
28th day of March, 1989, upon the following roll call vote:
AYES: COUNCILMEMBERS: DOMINGUEZ, STARKEY, WASHBURN, blINKLER.
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: BUCK
ABSTENTIONS: COUPlCILMEMBERS: NONE
ATTEST:
. ~
Adria L. Bry i g ~~~2" L
Deputy City Clerk -O
(SEAL)
~ APPROVED AS'TO FORM AND LEGALITY:
~'VY~ ~
John R. Harper, 'ty Attorney
(FINDING #1 SP 88-1)
SIGNIFICANT IMPACTS AND FINDINGS OF FACT
a) Grading - substantially lessened by guidelines contained
within the Plan and by existing City ordinances to less than
- significant levels. '
b} Visual 2mpacts - substantially lessened by the above guide-
lines, grade and landscapinq buffers to less than significant
,~ levels. .
c) Biological Impacts - substantially lessened by avoidanee and
compensation Por riparian habitat losses. Remainder sensitive
species habitat to be partially compensated by change in
management status to less than significant levels. Stephens'
kangaroo rat habitat losses to be partially compensated by an
off-site plan which can be adopted and is within the
responsibility of the City, County, US Fish and Wildli£e
Service (USFWS) and State Fish and Game (CFG) agencies. These
impacts may not be reduced to less than significant levels and
are therefore the subject oP the attached statement of
overriding considerations.
d) Cultural Resources - substantially lessened by the study and
documentation of each site as conditioned and preservation of
significant resources sueh as the cemetery. These measures
will reduce the impact to less than significant levels.
e) Tzaffic Cireulation - Substantially lessened by the develop-
ment of on-site roads and Railroad Canyon Road and Holland
Road as required by the Plan and conditions of approval.
Expansion to Railroad Canyon Road is dependent upon actions
which can and should be taken by USFWS and CFG related to
wetlands mitigations. TraPfic impact will not be redueed to
less than significant levels by these measures and is
therefore the subject of the attached Statement of Overriding
Consideration.
f) Services and Vtilities - substantially lessened by the
provision of services and utilities as required by the Plan
and conditions of approval to less than significant levels for
all impacts except elementary schools. Provision of schools
facilities are dependent upon actions by the school districts
~ and the state which can and ehould be taken related to Punding
and construction of needed facilities.
g) Hydrology and~ Water Quality - substantially lessened by the
guidelines rnd control measures required by the Plan and
conditions of approval to less than significant levels.
h) Geology and Soils - substantially lessened by applieation of
the measures outlined in the Plan and.geological report to a
level of insignificance.
i) Noise - substantially lessened by requirements of the Plan for
grading design and sound attenuation barriers during
construction phases to less than significant levels.
~ j) Air Quality - substantially lessened by grading guidelines of
the Plan and City ordinances for short-term impacts.
Long-term tzafPic generated impact is expected to be
significant and is therefore the subject of the attached
State~ent of Overriding Considerations.
k) Enerqy Conservation_ - substantially lessened by design
guidelines of the Plan and conditions of approval to less than
significant levels.
1) Cumulative Impacts - substantially lessened by provisions of
the Plan, but these impacts will not be reduced to less than
significant levels and are there£ore the subject of the
atcached Statement of Overriding Considerations.
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) SS:
CITY OF LAKE ELSINORE )
I, Vicki Lynne Xasad, City clerk of the City of Lake Elsinore,
~
DO HEREBY CERTIFY that the foregoing ordinance had its first reading
..~ a•.u~~.~a lti~ a~~+v~ >uu uuu a~.e u"v-~.~iuu a~~.uiuy vaa a1a~~:u ru~ +s~+~ ui~u
was passed by the following vote:
AYES: COUNCILMEMSERS: DOMINGUEZ~ STARKEY, WASHBURN,
WINKLER
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: BUCK
ABSTAIN: COUNCILMEMBERS: NONE
J
r /~'~i°'~'`t%~
ICKI LYNN KASAD, CITY CLERK
CITY OF LAK ELSINORE
(SEAL)
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ~) SS:
CITY OF LAKE ELSINOREj
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. 854, of said Council, and that the same
has not been amended or repealed.
DATED: . April 4, 1989
~.;~. ....~~`~-~,
VICKI LYNNE SAD, CITY CLERK
CITY OF LAKE ELSINORE
(SEAL)
RESOLUTION N0. 89-5
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF LAKE ELSINORE, CALZFORNIA, MAKING AN
AMENDMENT TO THE LAND USE ELEMENT OF THE
LAKE ELSINORE GENERAL PLAN FOR THE FIRST
CYCLE OF THE CALENDAR YEAR OF 1969.
1 THE bITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALI-
~
FORNZA, DOES HEREBY RESOLVE AS FOLIAWS:
WHEREAS, Section 65361(a) of tha Government Code
provides that no mandatory element oP a General Plan shall be
amended more frequently than four times during any calendar
year; and
WHEREAS, the Planning Commission held public hearings
on this round of General Plan Amendments on January 17, 1989,
and that this public hearing was advertised as required by law.
The Planning Commission made a recommendation to the City
Council concerning this General Plan Amendment and has filed
with the City Council copies of map and report; and
WFiEREAS, notice was duly given of the public hearing
on the Amendment, which public hearing was held before the City
Council on the 14th day of March, 1989, at the hour of 7:00
p.m., with testimony received being made a part of the public
record; and
WHEREAS, the City Council certifies that the Final
Environmental Impact Report has been completed in compliance
~ with the California Environmental 4uality Act and that the
information contained within the Environmental Impact Report has
been reviewed and considered by the Council prior to approving
the project.
NOW, THEREFORE, in consideration of the evidence
received at the hearing and for the reasons discussed by the
Council members at said hearing, the City Council now finds that
the Lake Elsinore General Plan be amended as follows:
A. GENERAL PLAN AMENDMENT 88=1
APPLICANT: Pardee Construction Company
PROPERTY OWNER: Clyde C. Christiansen;
Corona Foothill Company
IACATION: Along Railroad Canyon Road, Cottonwood
and Holland Roads, one-half mile south of
Canyon Lake.
Change approximately 1,968.7 acres from Rivereide County
Category II and Mountainous to Specific Plan Area, with a
density of 2.17 dwelling units per acre.
Approval is based on the following:
~ l. This request is anticipated to result in several
significant adverse environmental impacts aesociated
with the development of the site as allowed under the
General Plan. These impacts ara described in the
Cottonwood Hills Environmental Impact Report for the
proposed Specific Plan. For each significant impact,
measures are imposed to eliminate or substantially
lessen their effebt. A number of these eignificant
impacts are unavoidable and a statement of overriding
consideration is recommended as Finding ~2. Specific
findings on each eignificant impact are as listed in
Table 1 attached hereto as Exhibit A.
2. This request will result in significant environmental
impacts associated with lose of habitat, traffic
circulation, degradation of air quality and a
substantial contribution to the cumulative impacts of
area-wide urban development which may be partially
mitigated but are anticipated to remain siqniPicant upon
development of the site as allowed under the General
Plan. These impacts are found to be acceptable due to
due to benefits derived by development under the General
Plan, specifically the provision oP quality housing
~ opportunities by the City, the anticipated increase in
local government revenues generated by project residents
and the provision of significant improvements to
Railroad Canyon Road, all of which are expected to
support local commercial and industrial development
efforts and generate measurable benefits to the local
economy and Piecal integrity of City government. The
foregoing overriding considezations provide the
rationale for a decision to approve this request.
3. The General Plan Amendment is found to be 1n conformity
with the General Plan as follows:
Land Use Element
a) The Specific Plan (Plan) would provide for
residential support of City commercial and
industrial development thereby promotinq a
community-wide balance of land uses.
b) Services and facilities could be delivered as needed
under provisions of the Plan.
c) Quality site development would be promoted under
~ pzovisions of the Plan.
Circulation Element
d) The regionally important link of Railroad Canyon
Road west to Z-15 would be provided. Opportunities
for future linkage improvements to the south and
east are preserved.
e) Transit parking and bike lanes are accommodated.
$nvironmental Resource Element
f) Major areas of open epace/wildlife habitat are
preserved.
g) No important mineral resources are impacted.
h) Adverse sir quality impacts are partially mitigated.
i) Prime agricultural lands are being converted to
urban uses in a timely manner, based upon
surrounding land use and economic conditions.
j) Recreation opportunities are accommodated.
;~ k) Cultural resources are anticipated to be adequately
mit3gated based upon their siqnificance.
1) Health and safety threats are mitigated by design
measures and service delivery mechanisms.
Noise Element '
m) Design measures are anticipated to be isposed during
project deyelopment.
Communitv si n Element
n) Design features are provided to improve the visual
quality of the community.
Housina ~lement
o) Major segments of the local housing market will be
accommo dated, including moderate income persons.
The project will compliment existing housing
opportunities eleewhere in the community for low
income peraons.
4. This General Plan Amendment would provide for
residential support of City commercial and industrial
development thereby promotinq a community-wide balance
of land uses.
5. This General Plan Amendment density designation of 2.17
units per gross acre provides for a transfer of density
from all open space areas into adjacent developed areas,
and for a density bonue of .17 dwelling units/acre in
exchange for provision of Railroad Canyon Road
infrastructure at a more extensive level than would
otherwise be required by the project, and provision of
complete turn-key neighborhood parks and partial
community park infrastructure above that which would
normally be required.
6. This Amendment will allow land uses in character with
the subject property's location, access and constraints.
7. This Amendment will permit reasonable development of the
property consistent with its constraints and compatible
with:,adjacent properties and proposed development.
~ 8. This General Plan Amendment permits development to the
highest and best nature within mitigable means to insure
maintenance of the general public health, safety and
welfare.
9. The proposed Amendment will not adversely affect
surrounding property with respect to value or precedent.
PURSUANT TO THE ABOVE FINDINGS, IT IS RESOLVED by the
City Council of the City of Lake Elsinore, California, that the
City of Lake Elsinore General Plan Land Use Map be amended for
the first time in calendar year 1989 to reflect General Plan
Amendment 88-1
PASSED, APPROVED AND ADOPTED this 14th day of
March,'1989, by the following vote:
AYES: COUNCILMEMBERS: BUCK, DOMINGUEZ, STARKEY, WASHBURN, WINKLER.
NOES: COUNCILMEMBERS: NONE
ABSENT: COUNCILMEMBERS: NONE
~' ABSTENTIONS: COUNCILMEMBERS: NONE
~~ .L? `
Jim Winkler, yor
ATTEST:
~
dria Bryning,
Deputy City Clerk
(SEAL)
APPROVED AS TO FORM AND LEGALITY:
~~~ ~~
John R. Harper City Attorney
TABLE 1 (FINDING #1 SP 88-1)
SIGNIFICANT IMPACTS AND FINDINGS OF FACT
a) Grading - substantially lessened by guidelines eontained
within the Plan and by existing City ordinances to less than
significant levels. .
b) Visual Impacts - substantially lessened by the above guide-
lines, grada and landscaping buffers to less than significant
levels.
c) Biological Impacts - substantially lessened by avoidance and
compensation for riparian habitat losses. Rema3nder sensitive
. species habitat to be partially compensated by change in
management status to less than signiPicant levels. Stephens'
kangaroo rat habitat losses to be partially oompensated by an
off-site plan which can be adopted and ie within the
responsibility of the City, County, US Fish and Wildlife
Service (USFWS) and State Fish and Game (CFG) agencies. These
impacts may not be reduced to less than significant levels and
are therefore the subject of the attached statement of
overriding considerations.
d) Cultural Resources - substantially lessened by the study and
documentation of each eite as conditioned and preservation of
significant resources such as the cemetery. These measures
will reduce the impsct to less than significant levels.
e) Traffic Circulation - Substantially lessened by the develop-
ment of on-site roads and Railroad Canyon Road and Holland
Road as required by the Plan and conditions of approval.
Expansion to Railroad Canyon Road is dependent upon actions
which can and should be taken by USFWS and CFG related to
wetlands mitigations. Traffic impact will not be reduced to
~ less than significant levels by these measures and is
thereYore the subject of the attached Statement of Overriding
Consideration.
f) Services and Utilities - substantially lessened by the
provision of services and utilities as required by the Plan
and conditions of approval to less than eignificant levels for
all impacts except elementary schools. Provision of schools
facilities are dependent upon actions by the school districts
and the state which can and should be taken related to funding
and construction of needed facilities.
g) Hydrology and Water Quality - substantially lessened by the
guidelines and control measures required by the Plan and
conditions of approval to less than significant levels.
h) Geology and Soils - substantially lessened by application of
the measures outlined in the Plan and geological report to a
level of insignificance.
i) Noise - substantially lessened by requirements of the Plan for
grading design and sound attenuation barriers during
construction phases to less than significant levels.
j) Air Quality - substantially lessened by grading guidelines of
~ the Plan and City ordinances for short-term impacts.
Long-term traffic generated impaot is expected to be
significant and is therefore the subject of the attached
Statement of Overriding Considerations.
k) Energy Conservation - substantially lessened by design
guidelines of the Plan and conditions of approval to less than
significant levels. . •
1) Cumulative Impacts - substantially lessened by provisions of
the Plan, but these impacts will not be reduced to less than
significant levels and are therefore the subject of the
attached Statement of Overriding Considerations.
EXHISIT "A"
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29. Tne develope~nt of U~ Sp~eifle Dlan •h-11 a~at tTa
Zollovinq conCitions raqardinq tlra prot~ctSon:
a. All vater w~Snc and 11z• hyCrant• provlGinq raqy:red
:Sse Slovs sAall be eonstruct•d Sn ~eccrdane• vlth th•
eppropriac• •~ctiona o: Aivar~id• County OrCln~nce Mo.
~60 enC/cr 516, •ubjeet to the approvel by tAe Rlverslde
County T:r• D~partmens. ~
o. A1! bu!1Cinge shell be const:ve.~d vlth L':e re:erEan:
too:lnq aat~rlal •• d~~crlb~d in D~eL:on 77D] o: t~•
Uni:o~r Du1lEing eoCe. Any vooG •hln5les e: ^heke^
^hall hev• a C:acs "E" ratinq anC •nell b~ •pp_ov~C by
th• T1:. Depertment prior to Sns:allation.
A Homeovne:c Aesoelat!on e•: Commun!:y S~:vic• Dis:=iet
.hell be r~~pon~lbl. :er th~,ma!ntenane• oS all eoamon
open •pee• arees. :o Sr~~v:e that :uel aoGilleatlon
er~e^ eze anin:alned and that annuel veq~catlon is
:emoveC eonsietent vith eu::ani ~ il:• p:otev=len
c:anda:ds, pr1o: to :he oeeupaney oi mo:e than '•
pe:een: (SDI) o: the un1:^ adjalnlny en op.n.individusl
epace eren, the app;opriate ageney •hell prepe:e enE
eLbm:: :o the rire Depa:tment :c: :ev:~v a Zlve (S) yee=
seintenanee plsn to Sneluda spee111e :eeomr.enCetions Ze:
nai~:enenee oL ve:?ous areae. '
t. ;he exisiiag COL•1LY Fi:e SLitSOnC vill be eapable o:
F=DVSt~TC eove_eoe :o_ :he a:ee elong Aetl=oat Canvo~
Roe: a~t epr=ex'_r.scely ]/< o: s n±1e eoL=~ alo~;
Cette~vood Canyoa- Road. :heeetore, g:ic= to z-y
~ tevelc~aeat beyoad P~sse 1~~ c_ t5e Open Phase nc _~ ~:
AtClcoaG Ca~ye' Read (St'eet ^x"), e rite s:ei' .`.ave t~
be SG~GC_tQ 1CLC $~SS 6At AG~~~OLt Ci.^.vC~ ~OLt L~~ G C~~G
s~a::o~ stall have been eer.s~-~=~ed an~ ~e :- o?e=z~:=:.
_. _te-e=e ec seeondt~ neeesc v"_ be 'e"t=ed L c a-v
^--s==_==`_c- bev~~: Phese :e ex:ens:e-
Cc==e~veqc Ga~ye- RoaC =D xo::e~t ~CL~ L~ L~~~~G=~~~~
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n:a-vea _.e= tccvee:le eeadLtle~ "= aav a=ar"~ecce_
Seyc-: ?~ase :.
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EXHIBIT 'E'
ADDENDUM RE: IMPLEMENTATION OF CONDITIONS
Set forth below are provisions regarding construction and
financing of public improvements made a part of the Cottonwood
Hills Development Agreement:
I. RAILROAD CANYON ROAD
I.A The Railroad Canyon Road Benefit Reimbursement District
ordinance was approved by the City Council of Lake Elsinore on
December 26, 1989, and established a program to implement cost
sharing and construction of Railroad Canyon Road from I-15 to the
north project boundary. Developer shall be obligated to act as
the City's agent in implementing the City's construction program
for Phase>I of said improvements. Phase I of Railroad Canyon
Road shall consist of a minimum of 110 feet of right-of-way, wit;.
full width grading and 4 lanes of pavement.
I.B The City shall maintain in effect the Railroad Canyon
Road Benefit Reimbursement District Ordinance and shall continue
to make reimbursements as set forth in said program and in that
certain agreement between the City and Developer entitled
"'Railroad Canyon Road Reimbursement Agreement" and subsequent
amendments thereto.
I.C In conjunction with the timing of the Phase I of
Railroad Canyon Road, the Developer shall not seek, nor shall th~
City issue any building permits within Cottonwood Hills until
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said construction has commenced on Phase I of Railroad Canyon
Road; further, Phase I road construction shall be completed prior
to the issuance of the 501st occupancy permit within the
Cottonwood Hills project.
I.D Upon completion of improvements to Phase I of Railroad
' Canyon Road by Developer, acting as agent to the City, and upon
final inspection of said improvements by City Engineer, City shall
' accept said improvements for use and maintenance and assume
I responsibility for same.
I.E Inasmuch as the City's Railroad Canyon Road Benefit
Reimbursements District Ordinance will not generate sufficient
funds to permit construction of the Phase I improvements in a
timely manner, Developer shall advance funds for design and
construction of Phase I of the city~s program. The amount which
Developer advances (i.e., funds advanced in excess of funds
reimbursed to Developer by the Railroad Canyon Road Benefit
Reimbursement District Ordinance), shall not exceed $9,000,000.
II. OTHER PRINCIPAL ROADS
II.A Developer shall improve the onsite portions of
Cottonwood Hills Road, Lost Road and Cottonwood Canyon Road, in
accordance with the requirements contained in Chapter Seven of
the Specific Plan and in accordance with the phasing provisions
contained in Chapter Nine of said Specific Plan.
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II.B Developer shall improve, if deemed necessary, offsite
road improvements in accordance with Item Nos. 15 and 27 of the
conditions of approval of the Cottonwood Hills Specific Plan,
subject to the conditions and limitations contained therein.
II.C Upon completion of improvements to the facilities
described in II.A and II.B above and upon final inspection of
said improvements for use and maintenance and assume
responsibility for same.
III.A Inasmuch as the total costs to Developer to construct
Railroad Canyon Road, Cottonwood Hills Road, Cottonwood Canyon
Road, Lost Road and Holland Road exceeds $18,000,000; and whereas
the total estimated °City Traffic Impact Fee" which would
otherwise be paid by Developer is estimated to be $6,000,000
(based on the current fee rate of $1,050 on every multiple-familY
unit, $1,500 for every single-family unit, and $19,750 per acre
on every non-residential land use), the City acknowledges that
due to its requirements for completion of these roads, Cottonwood
Hills shall be exempt from the nTraffic Impact Feen. Because a
substantial portion of the facilities are being constructed in
advance of fees being paid, this initial excess investment is
recognized to offset any future increases in fees.
III.B By virtue of Cottonwood Hills' participation in the
road improvement projects described in III.A above, Cottonwood
Hills is exempted from participation in any future City-wide,
subregional, or equivalent road improvement program or freeway
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I"interchange improvement program except for improvements contained
in the Railroad Canyon Road Senefit Reimbursement District
Ordinance.
IV. OPEN SPACE
IV.A Public natural open space and naturalized open space
including fuel modification areas as designated in the Specific
Plan shall be deeded in fee to the City for ownership, use, and
maintenance and accepted by the City for said purposes. Said
areas shall be maintained by a new Cottonwood Hills Open Space
Maintenance District or equivalent, which will be formed either
as a new separate district created by the City or as a sub-
district of the existing City-Wide Landscaping and Street Lighting
District. Developer shall cooperate with the City in creating
said new district or sub-district over the project.
IV.B Parkways and medians within "principal public streets"
rights-of-way, plus expanded parkways within planning units
abutting principal public streets, as well as Railroad Canyon
Road, shall be improved by Developer as described in the Specific
Plan. °Principal public streets" for purposes of this section
are defined as Cottonwood Hills Road, Holland Road, Cottonwood
Canyon Road, Lost Road, and Cottonwood Hills Road, all within the
limits of the Specific Plan area. Upon completion of landscaping
improvements, the City shall accept said improvements for use and
maintenance. Thereafter, maintenance shall be assumed by the new
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Cottonwood Hills Open Space Maintenance District, or equivalent,
as defined in Paragraph IV.A.
V. PARKS
V.A In addition to open space discussed in Paragraph IV
above, the development shall include four park sites as set forth
in the Specific Plan; two 5-acre Neighborhood Parks designated
Planning Unit (P.U.) 7 and 27, one 27.7 acre Community Park
designated P.U. 18, and one 4.4 acre Parkway Park. Dedication
and development of the four park sites shall be in accordance
with the following:
(a) Developer shall dedicate all four park sites to the
>= City in fee. Dedication of each park shall be made
prior to occupancy of the first dwelling unit within
the respective phase in which each park is located, or
at an alternative time as mutually agree in writing.
(b) Developer shall rough grade all four park sites to
provide developable pads in accordance with guidelines
contained in the Specific Plan. Timing for the grading
of the parks may be either before or after dedication
of the land, but shall be no later than occupancy of
the first dwelling unit within the respective phase in
which each park is located unless otherwise mutually
agreed in writing. It is intended that the timing for
grading of the park site to coincide with the grading
of the adjoining planning unit.
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(c) Developer shall construct at no charge to City all
street improvements of any frontage streets adjoining
all four parks, including sewer and water connections,
storm drainage, electrical power, street lights, curbs,
sidewalks and paving. The timing of the street
improvements shall be coincident with the improvements
to the planning unit immediately adjacent to the park,
but no later than occupancy of the first unit within
the respective phase in which each park is located, or
at an alternative time as mutually agreed in writing.
(d) Developer shall construct all infrastructure facilities,
including arterial and major streets, trunk sewer, waterl
reservoirs and transmission mains and pumps, major
drainage systems and other backbone facilities which
support the park sites. The City shall not be charged
for any portion of those infrastructure costs which
might otherwise be considered applicable to the park
sites.
(e) Developer shall construct on-site park improvements and
landscaping in accordance with the guidelines contained
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within the Specific Plan and to standards acceptable to
City per the development program described below.
Installation of improvements and landscaping for the
Neighborhood Park within Phase I shall be completed no
later than occupancy of the 300th unit within the
Specific Plan, and the remainder of the parks shall be
completed no later than occupancy of the thirtieth
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the subsequent parks is located, or at an alternative
time as mutually agreed in writing.
V.B Park Development Program:
(a) Developer shall improve and landscape the two 5.0 acre
Neighborhood parks designated Planning Units 7 and 27.
For purposes of this section, °development cost" shall
include all landscaping, irrigation, equipment and other
construction costs, reasonable design and construction
survey expenses, plus City inspection fees or other
special fees related to the park development. Developer
will not be required to expend more than $450,000 in
development costs for each park.
(b) Developer shall improve and landscape a portion of the
27.7 acre Community Park designated Planning Unit 18.
v Developer will not be required to expend more than
$600,000 in development costs for this park.
(c) Developer shall provide creek enhancement improvements,
including fine grading, landscaping, irrigation, and
other measures, to the westerly 7.6 acres of the 27.7
acre Community Park designated in the Specific Plan as
, Cottonwood Creek Riparian Area. Developer will not be
required to expend more than $150,000 in development
costs for this area.
(d) Developer shall provide creek enhancement improvements
including fine grading, landscaping, irrigation, and
other measures, to the 4.4 acre Parkway Park designated
Planning Unit 17. Developer will not be required to
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expend more than $85,000 in development costs for this
area.
(e) In all instances costs associated with park improvements
noted in Paragraphs V.B (a) through (d) above are 1990
dollars and shall be adjusted annually in accordance
with the EnQineering News Record Construction index
until the year in which onsite improvement park
construction commences on each park.
V.C As a result of providing parks as described in Section
IV above the Developer shall be exempt from paying all City Park
Fees.
VI. Developer shall have the right to negotiate an agreement
with a cable television company. City will cooperate to aid
Developer to become a party to an agreement with a cable
television company, and will grant the appropriate franchises to
the cable television company selected by Developer.
VII. City currently has a storm drain capital improvement fee or
downstream runoff mitigation fee. The limit of fees for such
improvements shall be $0.02 (two cents) per square foot of area
of developable lots. Developer shall have the election to
construct an appropriate storm drain system to protect the
Property and to provide for outflow to existing natural water
courses in lieu of paying any capital improvement or downstream
runoff mitigation fee.
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VIII. Developer is not responsible for any improvements to, or
maintenance of, trail corridors that may be described in the
Specific Plan. Provision of a trail corridor doe not imply
construction or right to use until such time as a trail program
is implemented by the City.
IX.A The existing City Fire Stations will be capable of
providing coverage for the area along Railroad Canyon Road and
approximately 3/4 of a mile south along Cottonwood Hills Road.
Therefore, prior to issuance of any building permits beyond Phase
I or the Open Phase lying north of Railroad Canyon Road, a site
shall have been selected by the City east of I-15 and a fire
station shall have been constructed and be in operation.
IX.B The maximum fee payable to City for fire protection
services and facilities shall be $150 per unit for residential
units, or $0.15 (15 cents) per square foot for commercial building'~
areas. In lieu of paying such fees, Developer may elect to enter
into an agreement with the City, or with other developers and the
City, to establish a Fire Protection District which would provide
for fire station facilities and equipment capable of providing
services to the Cottonwood Hills development in its entirety as
set forth in Paragraph IX.A. above. Developer will not be
required to e~end more than $750,000 in participation for the
aforementioned Fire Protection District. Participation in the
Fire Protection District to construct said fire station shall
constitute the entire obligation of Developer with respect to '
provision of facilities and will relieve all future residential,
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commercial and institutional development from obligation for fire
protection fees.
X. The City shall contract for a progressive increase in police
services from the General Fund or City-wide Services District or
similar to provide an adequate level of service to the Specific
Plan area. This Agreement shall not preclude City from imposing
a special police impact fee, provided said fee is imposed
Citywide.
XI. In the event mitigation is required for possible impact on
the Kangaroo Rat species habitat, Developer shall pay to City, or
to any district established for the purpose of a Kangaroo Rat
Mitigation Program, as a mitigation fee towards that program.
Said fee shall be based on the area shall be based upon the
ordinance in effect at the time of issuance of building permits.
XII. Developer shall pay to the City in conjunction with each
building permit a fee of $150 per residential dwelling unit as
full mitigation for the impacts of the project upon library
services.
XIII. Except as expressly set forth herein, Developer shall not
be responsible for any development impact fees, except a fee for
costs of providing a service, other than fire protection, which
fee is applied and charged throughout the City. No such fee may
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be charged to Developer for costs related '~o capital facilities
or infrastructure. No fee described herein shall be increased
except as provided in this Agreement.
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