Post on 05-Oct-2018
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
4.1 Existing Conditions 4-1
4.2 Land Use Plan 4-3
4.3 Land Use Goal, Objectives and Policies 4-7
CHAPTER 5 PUBLIC FACILITIES AND INFRASTRUCTURE
5.1 Existing Conditions 5-1
5.2 Public Facilities Plan 5-4
5.3 Public Facilities Goal, Objectives and Policies 5-16
CIRCULATION ELEMENT
5.4 Existing Conditions 5-24
5.5 Circulation Plan 5-26
5.6 Circulation Goal, Objectives and Policies 5-30
Table of Contents: List of Chapters, Figures, and Tables Warner Ranch Specific Plan Shapouri & Associates SP06-002
TITLE PAGE
CHAPTER 6 PHYSICAL DEVELOPMENT
6.1 Existing Conditions 6-1
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 Chapters, Figures, and Tables Warner Ranch Specific Plan Shapouri & Associates SP06-002
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
Table of Contents: List of Chapters, Figures, and Tables Warner Ranch Specific Plan Shapouri & Associates SP06-002
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
Figure 5-20 Trail Section 8ft 5-33
Figure 5-21 Trail Section 12ft 5-34
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 Contents: List of Chapters, Figures, and Tables Warner Ranch Specific Plan Shapouri & Associates SP06-002
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.
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Chapter 1 Introduction Warner Ranch Specific Plan Shapouri & Associates SP-06-002
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
Chapter 1 Introduction Warner Ranch Specific Plan Shapouri & Associates SP-06-002
1-4
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
1-6
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
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Chapter 1 Introduction Warner Ranch Specific Plan Shapouri & Associates SP-06-002
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
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Chapter 1 Introduction Warner Ranch Specific Plan Shapouri & Associates SP-06-002