warner ranch specific plan - …€¦ · 18029 calle ambiente, suite 501-502, ... 1545 faraday ave,...

November 2016

WARNER RANCH SPECIFIC PLAN

SP06-002, GPA06-009, - R06-011(R), TM5508, 3500-11-007 (S), 3000-06-040 (AD), 3910-0602020 (ER)

Prepared For

WHP Warner Ranch, LP

Prepared By

S H A P O U R I & A S S O C I A T E S

P R O J E C T M A N A G E M E N T S E R V I C E S

E N G I N E E R I N G A R C H I T E C T U R E P L A N N I N G

18029 Calle Ambiente, Suite 501-502, P.O. Box 676221, Rancho Santa Fe, California, 92067

Phone:: (858) 756-8340 Fax: (858) 756-8344

www.shapouri.com

1545 Faraday Ave, Carlsbad, CA 92008 Phone: (760) 804-6900

November 2016

WARNER RANCH SPECIFIC PLAN

SP06-002, GPA06-009, - R06-011(R), TM5508, 3500-11-007 (S), 3000-06-040 (AD), 3910-0602020 (ER)

Prepared For:

WHP Warner Ranch, LP

Prepared By

S H A P O U R I & A S S O C I A T E S

P R O J E C T M A N A G E M E N T S E R V I C E S

E N G I N E E R I N G A R C H I T E C T U R E P L A N N I N G

18029 Calle Ambiente, Suite 501-502, P.O. Box 676221, Rancho Santa Fe, California, 92067

Phone:: (858) 756-8340 Fax: (858) 756-8344

www.shapouri.com

1545 Faraday Ave, Carlsbad, CA 92008Phone: (760) 804-6900

Table of Contents: List of Chapters, Figures, and Tables Warner Ranch Specific Plan Shapouri & Associates SP06-002

Table of Contents List of Chapters

TITLE PAGE

CHAPTER 1 INTRODUCTION

1.1 Overview 1-1

1.2 Purpose 1-1

1.3 Regional Setting 1-2

1.4 Planning Context 1-2

1.5 Policy Framework 1-2

1.6 Project Description 1-8

CHAPTER 2 PHYSICAL SETTING

2.1 Location 2-1

2.2 Physical Features 2-1

2.3 Specific Plan Subareas 2-1

2.4 Existing Land Uses 2-1

CHAPTER 3 DESIGN INFLUENCE

3.1 Existing Conditions 3-1

3.2 Conservation & Open Space 3-3

3.3 Conservation & Open Space Goal, Objectives 3-6

and Policies

CHAPTER 4 LAND USE PLAN


4.2 Land Use Plan 4-3

4.3 Land Use Goal, Objectives and Policies 4-7

CHAPTER 5 PUBLIC FACILITIES AND INFRASTRUCTURE


5.2 Public Facilities Plan 5-4

5.3 Public Facilities Goal, Objectives and Policies 5-16

CIRCULATION ELEMENT


5.5 Circulation Plan 5-26

5.6 Circulation Goal, Objectives and Policies 5-30


TITLE PAGE

CHAPTER 6 PHYSICAL DEVELOPMENT


6.2 Community Design Plan 6-1

6.3 Community Design Guidelines 6-2

6.4 Community Design Goal, Objectives and Policies 6-22

DEVELOPMENT PROGRAM

6.5 Development Phasing 6-22

6.6 Development Approvals Required 6-23

6.7 Proposed Uses 6-25

CHAPTER 7 IMPLEMENTATION

7.1 Concurrent Processing 7-1

7.2 Required Applications 7-1

7.3 Requiring SPA Amendment 7-3

CHAPTER 8 PUBLIC FACILITIES FINANCING PLAN

8.1 Development Phasing 8-1

8-2 Financing Strategy 8-3

8-3 Finance Plan 8-9

CHAPTER 9 GENERAL PLAN ANALYSIS

9.1 Preface 9-1

9-2 General Plan Conformance 9-11

APPENDIX A PUBLIC SERVICE AVAILABILITY LETTERS

A.1 Water Availability Letter A-1

A.2 Sewer Availability Letter A-4

A.3 School Availability Letter A-7

A.4 Fire Availability Letter A-9


Table of Contents List of Figures

TITLE PAGE

CHAPTER 1 INTRODUCTION

Figure 1-1 Regional Location Map 1-1

Figure 1-2 Vicinity Map 1-4

Figure 1-3 Subregional Context Map 1-5

Figure 1-4 Proposed Land Use Designations 1-6

Figure 1-5 Generalized Zone Reclassification Map 1-9

Figure 1-6 CSA 135 Boundary Map 1-11

CHAPTER 2 PHYSICAL SETTING

Figure 2-1 Physical Features Map 2-2

Figure 2-2 SPA Subareas 2-3

CHAPTER 3 DESIGN INFLUENCES

Figure 3-1 Isolated RPO Slopes 3-4

Figure 3-2 Conservation and Open Space Plan 3-5

CHAPTER 4 LAND USE PLAN

Figure 4-1 Specific Plan Map 4-5

CHAPTER 5 PUBLIC FACILITIES AND INFRASTRUCTURE

Figure 5-1 BUSD Boundary and School Locations 5-2

Figure 5-2 SD County Sheriff Enforcement Area Map 5-5

Figure 5-3 RMWD Districts Map 5-6

Figure 5-4 RMWD Boundary and Sphere of Influence (SOI) Map 5-7

Figure 5-5 Public Facilities Plan 5-9

Figure 5-6 Parks and Open Space Plan 5-10

Figure 5-7 PLDO Park Plan 5-11

Figure 5-8 PLDO Park Plan 5-12

Figure 5-9 Fire Station Conceptual Plan (Permanent Station) 5-13

Figure 5-10 Temporary Fire Station Conceptual Plan 5-14

Figure 5-11 Water Conveyance System 5-17


TITLE PAGE

Figure 5-12 Proposed Onsite Water Facilities 5-18

Figure 5-13 Sewer Conveyance System 5-19

Figure 5-14 Proposed Onsite Sewer Facilities 5-20

Figure 5-15 Proposed Onsite Stormwater Facilities 5-21

Figure 5-16 Area Bus Route Map 5-2

Figure 5-17 Internal Circulation Map 5-28

Figure 5-18 Pala/Pauma Circulation Network Map 5-30

Figure 5-19 Trail Section 4ft 5-32



CHAPTER 6 PHYSICAL DEVELOPMENT

Figure 6-1 Streetscape Plan 6-3

Figure 6-2 Community Entry Plan 6-4

Figure 6-3 Street Design Entry Road 6-5

Figure 6-4 Street Design Residential Internal Road 6-6

Figure 6-5 Street Design Road Alley 6-7

Figure 6-6 Typical Single Family Home on Small Lot Design 6-9

Figure 6-7 Typical Single Family Home on Large Lot Design 6-10

Figure 6-8 Conceptual Design for Duplex 6-11

Figure 6-9 Conceptual Design for Sixplex 6-12

Figure 6-10 Conceptual Clubhouse Design 6-13

Figure 6-11 Conceptual Design Scheme of Public Recreational Area 6-16

Figure 6-12 Conceptual Design Scheme of Private Recreational Areas 6-17

Figure 6-13 Conceptual Design Walls and Fences 6-18

CHAPTER 7 IMPLEMENTATION

Figure 7-1 Subarea Plan 7-2

CHAPTER 8 PUBLIC FACILITIES AND FINANCING PLAN

Figure 8-1 Phasing Plan 8-2


Table of ContentsList of Tables

TITLE PAGE

Table 4-1 Warner Ranch Land Use Table 4-6

Table 8-1 Public Facilities Financing Table 8-10

Chapter 1 Introduction Warner Ranch Specific Plan Shapouri & Associates SP-06-002

Chapter 1

Introduction

1.1 OVERVIEW

Warner Ranch Specific Plan (SP 06-002) consists of

goals, policies, and guidelines for the preservation

and development of the proposed 513.5-acre

Specific Plan Area (SPA). The Specific Plan text

and map set forth a comprehensive planning

framework for the development of a residential

community, which includes 780 dwelling units and

an approximate 334 acre open space preserve. The

intent of the Specific Plan is to allow compatible

development of the SPA with the existing and

planned land uses of the surrounding communities,

while preserving significant environmental resources

within and adjacent to the SPA.

1.2 PURPOSE

The Specific Plan has been prepared in accordance

with the California Code Statutory Requirements for

Specific Plans, Section 65451. The Specific Plan

implements the goals and objectives of the San Diego

County General Plan, Pala/Pauma Subregional Plan

and Special Study Area designation, and Natural

Communities Conservation Program (NCCP).

(Consistency of the Warner Ranch SPA with the

County’s General Plan (2011) and the Pala Pauma

Subregional Plan is discussed in Chapter 9 of this

SPA.) The Specific Plan Elements and associated

policies contain detailed standards to

Figure 1-1 - Regional Location Map

balance the need for protection, conservation, and

enhancement of existing environmental resources

within the proposed open space area and allow for

compatible residential development, needed

infrastructure, and community support facilities. The

Specific Plan also provides a detailed phasing strategy

that requires all local and regional improvements,

public and private facilities and services to be

available concurrent with new development in the

SPA. The Specific Plan provides for a coordinated

development and preservation strategy which will

protect the site’s existing significant natural and visual

resources and allow for the feasible development of a

compatible residential community. In addition the

plan will positively contribute to the regions jobs/

housing balance and reduce traffic impacts within the

overall community (Figure 1-3, Subregional Context

Map)

1-1

1.3 REGIONAL SETTING

The SPA is situated in northern San Diego County,

approximately 5 miles east of Interstate 15, along Pala

Road/State Route 76. The SPA is situated north of the

San Luis Rey River and is surrounded by the Pala

Band of Mission Indians Reservation to the north,

southeast and east, with agricultural lands located to

the south and west. The SPA is within the San Luis

Rey Watershed. The SPA is also situated

approximately 5 miles from the Riverside County line.

(Figure 1-1, Regional Location Map & Figure 1-2,

Vicinity Map).

1.4 PLANNING CONTEXT

The San Diego County General Plan and Pala Pauma

Subregional Plan currently designates the 513.5-

acre project area as Rural Lands (RL-40), which

allows one residential dwelling unit per 40 acres.

To accommodate the Warner Ranch Project,

approximately 270.21 acres of the southern portion of

the property will be re-designated from the Rural

Lands (RL-40) land use designation to Village

Residential (VR 2.9). The remaining 243.28 acres

will remain Rural Lands (RL-40). In addition, a

number of amendments to the General Plan are also

necessary. The amendments are as follows:

1. Amend the Regional Land Use Element Map

to change the regional land use category from

Rural Lands (RL-40) to Village Residential

(VR-2.9) (See Figure 1-4 Proposed Land Use

Designations).

2. Amend the General Plan Map of the

Pala/Pauma Subregional Plan to change the

land use designation from Rural Lands

(RL40) to Village Residential (VR 2.9) and

revise the text of the Pala/Pauma Subregional

Plan describing the project.

3. Amend the General Plan Mobility Element

Table M-4 to reflect the LOS E/F acceptance

of SR76 Pala Road between Pala Del Norte

and Pankey Road (3.1 miles). This results in

an overall total length of 4.7 miles of LOS

E/F acceptance for SR-76 Pala Road.

In addition, the project area was also designated as a

Special Study Area (SSA). This designation was

placed on the property to allow for a focused land use

planning analysis “to determine the most compatible

and consistent land uses for the property”. As such,

additional planning studies were required to address

the unique character of the site and surrounding area

as well as address property constraints to allow for the

creation of a “cohesive and comprehensive land use

plan”, as required by the SSA policies.

1.5 POLICY FRAMEWORK

The San Diego County General Plan, Pala/Pauma

Subregional Plan and site specific Special Study Area,

as well as the Natural Communities Conservation

Program (NCCP) goals and objectives provide an

overall policy framework for the SPA. The following

sections describe the relevant County of San Diego

plans, policies, programs, and Ordinances affecting

the SPA.

1-2


Pala/Pauma Subregional Plan

The Pala/Pauma Subregional Plan’s overall goal is to

provide for orderly, planned growth as needs arise, as

well as essential services such as water, sewer, fire

protection and school. Consistent with this goal, the

amendment to the Subregional Plan is proposed to

allow for development of the SPA by designating this

area as a Specific Plan Area.

Specific objectives, policies, and recommendations

relative to the development and conservation of land

within the proposed SPA are an essential part of the

proposed Subregional Plan amendment. These

policies and objectives are discussed in various

chapters of the Specific Plan, guiding the overall

development of this SPA consistent with various

elements of the San Diego County General Plan and

the Pala Pauma Subregional Plan.

Special Study Area

As stated above, as a result of the 2020 General Plan

Update process approved in August of 2011, the

project area was placed in a Special Study Area

(SSA). This SSA requires additional land use

planning analysis that would evaluate important

property constraints and issues used “to determine the

most compatible and consistent land uses for the

property”. This additional analysis required the

following :

Feasibility Study that would identify existing

employment center in the general vicinity as well as

review appropriate housing opportunities that could

accommodate existing and future employment

centers; and a

Infrastructure Study to identify opportunities and

constraints for providing the necessary infrastructure

to the SSA while considering options for

sustainability and rural compatibility; and a

Land Use/Community Character Study that will

provide the framework for the land plan and would

accommodate the appropriate level of residential,

civic and open space uses in conjunction with the

conclusions of the Infrastructure and Feasibility

Studies.

Other Relevant Ordinances & Policies

There are a number of other ongoing plans, land use

policies, upcoming programs, and adopted ordinances

that establish guidelines for the development and

preservation of land within the SPA. These

ordinances and policies include, but are not limited to

the following:

Subdivision Ordinance: Pursuant to the State of

California’s Subdivision Map Act, the County’s

Subdivision Ordinance regulates the subdivision of

land. The ordinance addresses design, standards,

improvements, etc. of proposed subdivisions within

the County.

The Zoning Ordinance: The San Diego County

Zoning Ordinance provides regulatory provisions.

These provisions apply to all areas of the SPA and

regulate buildings or structures and the construction,

reconstruction, alteration, expansion, or relocation of

any building, structure or use in the SPA.

1-3


UV76

Pala Road

§̈¦15

UV76

Pala TemeculaRoad

WarnerRanch

Pala Village

Pala Casino

Orange GrovePower Plant

Rosemary's QuarryMining Facility

Sand MiningOperation

Pala FireStation

Pala SewerTreatmenmtPlant

RV Park

Pala Band ofLuiseno Mission IndiansReservation Boundary

PalaShootingRange

CommercialNursery

§̈¦15 PalaRaceway

C o u s e r Ca n

y on

Rd

Lilac Rd

Figure 1-3 - Subregional Context Map

¹Not to Scale

1-5

Resource Protection Ordinance (RPO): The RPO

contains detailed development standards and

thresholds for protection of sensitive environmental

resources including floodplains, wetlands, and

biologically/visually significant areas. The RPO

requires certain discretionary projects to undergo a

specific review to ensure protection of these resources

through dedication of open space lands

Hillside Development Policy: This Board of

Supervisors policy (I-73) establishes hillside

development standards to protect the visual qualities

of significant hillsides and ridges.

San Diego County Centerline Ordinance: This

ordinance is intended to establish street improvement,

right of way and building line requirements in

association with centerline establishment standards.

Dark Skies Ordinance: This ordinance is intended to

reduce the potential adverse effects on astronomical

research at the Mt. Palomar and Mt. Laguna

observatories. The Dark Skies Ordinance defines

and designates County lands within 15 miles of

either observatory as Zone A .

Park Lands Dedication Ordinance: The PLDO

establishes dedication requirements and guidelines for

the development of parkland to serve the project and

surrounding area with active recreational facilities

Community Trails Master Plan: Establishes criteria

and guidelines for acquisition, dedication,

development, operation, and maintenance of non-

motorized trails and pathways.

Natural Communities Conservation Planning Act:

The State of California’s NCCP is an unprecedented

cooperative effort to protect habitats and species.

The program, which began in 1991 under the State's

Natural Communities Conservation Planning Act

(NCCPA) is broader in its orientation and objectives

than the California and the Federal Endangered

Species Act.

These laws are designed to identify and protect

individual species that have already declined in

number significantly. The primary objective of the

NCCP program is to conserve natural communities

and accommodate compatible land use. The

program seeks to anticipate and prevent the

controversies and gridlock caused by species' listings

by focusing on the long-term stability of wildlife and

plant communities and including key interests in the

process.

The focus of the pilot program is the coastal sage

scrub habitat of Southern California, home to the

California gnatcatcher and approximately 100 other

potentially threatened or endangered species. This

much fragmented habitat is scattered over more than

6,000 square miles and encompasses large parts of

three counties of Orange, San Diego, and Riverside

counties as well as smaller portions of Los Angeles

and San Bernardino counties. Fifty-nine (59) local

government jurisdictions, scores of landowners from

across these counties, federal wildlife authorities, and

the environmental community are actively

participating in the program.

The southern coastal sage scrub NCCP region is

organized into 11 planning "Subregions". For

planning purposes, some of the Subregions are

1-7


Figure 1-5 - Generalized Zone Reclassification Map

1-8

organized into "Subareas" that correspond to the

geographic boundaries of participating jurisdictions or

landowners. In each subregion and subarea, a local

lead agency coordinates the collaborative planning

process. Working with landowners, environmental

organizations, and other interested parties, the local

agency oversees the numerous activities that compose

the development of a conservation plan.

The Department of Fish and Game and the U.S. Fish

and Wildlife Service provide the necessary support,

direction, and guidance to NCCP participants in these

functions.

1.6 PROJECT DESCRIPTION

Project Goal

The overall project goal for the SPA is to provide a

comprehensive Specific Plan text and map that

includes policies and programs for the development of

780 residential dwelling units, private and public park

areas, public trails, and the preservation of

approximately 359 acres (70%) of biological open

space preserve within the 513.5-acre SPA. The

Specific Plan also contains goals and policies to

ensure that the proposed land uses are compatible with

the character of adjacent existing, developing, and

planned residential communities and in conformance

with the adopted and ongoing regional open space

preservation plans, programs and standards. The

Warner Ranch Project would require a General Plan

Amendment (GPA), Specific Plan, Rezone, and

Vesting Tentative Map, and Administrative Permit to

develop 513.5 acres with residential uses and

associated facilities.

General Plan Amendment and Rezone. As a result of

the 2020 General Plan Update process, which was

concluded in August of 2011, the project area was

placed in a Special Study Area (SSA). The purpose of

the SSA designation, as outlined in the General Plan,

is to “require further planning and implementation” of

an area within a designated Community Plan. The

General Plan further sets the parameters of the SSA

by stating “The scope of the additional planning will

vary widely between areas and communities but some

possibilities include (but are not limited to): Specific

Plans; master development plans; design guidelines;

circulation networks including local public roads,

bicycle and pedestrian facilities; and plans for civic,

park and recreational facilities. Special Study Areas

are particularly useful for town centers, village cores

where revitalization is desired, areas designated for

mixed use, transit nodes, and areas that are generally

undeveloped or developed at low intensities but are

planned as future growth areas.”

Specific Plan. The Project is proposing a Specific

Plan and associated General Plan Category change to

21 (Specific Plan Area or SPA, with a proposed

density of 2.33 du/ac) and zoning to S88 (Specific

Plan with a 1.52 dwelling unit per acre density) (See

Figure 1.6 Proposed Zoning Designations).

Vesting Tentative Map. The VTM would allow

development of the property with the following:

• 780 residential units (534 single family

detached and 246 multi-family and attached

townhomes)

• 7.7 acres of private community parks,

including a clubhouse

1-9


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