County of Riverside General Plan Lakeview/Nuevo Area Plan

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1 COUNTY OF RIVERSIDE Transportation and Land Management Agency 4080 Lemon Street, 12 th Floor Riverside, CA Phone: (951) , Fax: (951) October 2011

2 TABLE OF CONTENTS Vision Summary... iv Introduction... 1 A Special Note on Implementing the Vision... 1 Location... 3 Features... 7 Setting... 7 Unique Features... 7 Lakeview Mountains... 7 Bernasconi Hills... 7 San Jacinto River... 7 San Jacinto Wildlife Area... 8 Unique Communities... 8 Lakeview... 8 Nuevo Juniper Flats Boulder Rise Land Use Plan Land Use Concept Community Centers Policy Areas Policy Areas San Jacinto River Dwelling Units Per Acre (DU/AC) March Air Reserve Base Influence Area Juniper Flats Policy Area Specific Plans Land Use Local Land Use Policies Community Centers Third & Fifth Supervisorial District Design Standards and Guidelines Mount Palomar Nighttime Lighting Circulation Local Circulation Policies Vehicular Circulation System Trails and Bikeway System Scenic Highways Community and Environmental Transportation Acceptability Process (CETAP) Corridors Multipurpose Open Space Local Open Space Policies Watersheds, Floodplains, and Watercourses Proposed Multiple Species Habitat Conservation Plan MSHCP Program Description Page ii

3 Key Biological Issues Hazards Local Hazard Policies Flooding and Dam Inundation Wildland Fire Hazard Seismic Slope LIST OF FIGURES 1: Location : Physical Features : Land Use Plan : Policy Areas : March Air Reserve Base Influence Policy Area : Mt. Palomar Nighttime Lighting Policy : Circulation : Trails and Bikeway System : Scenic Highways : Flood Hazards : Wildfire Susceptibility : Seismic Hazards : Steep Slope : Slope Instability LIST OF TABLES 1: Land Use Designations Summary : Statistical Summary of : Adopted Specific Plans in the : Land Use Compatibility Guidelines for Airport Safety Zones for March, Flabob, Bermuda Dunes, Chino, and Skylark Airports Page iii

4 Vision Summary The County of Riverside General Plan and Area Plans have been shaped by the RCIP Vision. Following is a summary of the Vision Statement that includes many of the salient points brought forth by the residents of the as well as the rest of the County of Riverside. The RCIP Vision reflects the County of Riverside in the year So, Afast forward@ yourself to 2020 and here is what it will be like. ARiverside County is a family of special communities in a remarkable environmental setting.@ It is now the year This year (incidentally, also a common reference to clear vision), is an appropriate time to check our community vision. Twenty years have passed since we took an entirely new look at how the County of Riverside was evolving. Based on what we saw, we set bold new directions for the future. As we now look around and move through the County, the results are notable. They could happen only in response to universal values strongly held by the people. Some of those values are: $ Real dedication to a sense of community; $ Appreciation for the diversity of our people and places within this expansive landscape; $ Belief in the value of participation by our people in shaping their communities; $ Confidence in the future and faith that our long term commitments will pay off; $ Willingness to innovate and learn from our experience; $ Dedication to the preservation of the environmental features that frame our communities; $ Respect for our differences and willingness to work toward their resolution; $ Commitment to quality development in partnership with those who help build our communities; $ The value of collaboration by our elected officials in conducting public business. Those values and the plans they inspired have brought us a long way. True, much remains to be done. But our energies and resources are being invested in a unified direction, based on the common ground we have affirmed many times during the last 20 years. Perhaps our achievements will help you understand why we believe we are on the right path. Population Growth The almost doubling of our population in only 20 years has been a challenge, but we have met it by focusing that growth in areas that are well served by public facilities and services or where they can readily be provided. Major transportation corridors serve our Transportation communities and nearby open space preserves help define them. Our growth focus is on quality, not quantity. That allows the numbers to work for us and not against us. We enjoy an unprecedented clarity regarding what areas must not be developed and which ones should be developed. The resulting pattern of growth concentrates development in key areas rather than spreading it uniformly throughout the County. Land is used more efficiently, communities operate at more of a human scale, and transit systems to supplement the automobile are more feasible. In fact, the customized AOasis@ transit system now operates quite successfully in several cities and communities. Our Communities and Neighborhoods Our choices in the kind of community and neighborhood we prefer is almost unlimited here. From sophisticated urban villages to quality suburban neighborhoods to spacious rural enclaves, we have them all. If you are like most of us, you appreciate the quality schools and their programs that are the centerpiece of many of our neighborhoods. Not only have our older communities matured gracefully, but we boast several new communities as well. They prove that quality of life comes in many different forms. Housing We challenge you to seek a form of housing or a range in price that does not exist here. Our housing choices, from rural retreat to suburban neighborhood to exclusive custom estate are as broad as the demand for housing requires. Choices include entry level housing for first time buyers, apartments serving those not now in the buying market, seniors= housing, and world class golf communities. You will also find Asmart@ housing with the latest in built-in technology as well as refurbished historic units. The County of Riverside continues to draw people who are looking for a blend of quality and value. It is no secret that the distances in this vast County can be a bit daunting. Yet, our transportation system has Page iv

5 kept pace amazingly well with the growth in population, employment and tourism and their demands for mobility. We are perhaps proudest of the new and expanded transportation corridors that connect growth centers throughout the County. They do more than provide a way for people and goods to get where they need to be. Several major corridors have built-in expansion capability to accommodate varied forms of transit. These same corridors are designed with a high regard for the environment in mind, including providing for critical wildlife crossings so that our open spaces can sustain their habitat value. Conservation and Open Space Resources The often-impassioned conflicts regarding what lands to permanently preserve as open space are virtually resolved. The effort to consider our environmental resources, recreation needs, habitat systems, and visual heritage as one comprehensive, multi-purpose open space system has resulted in an unprecedented commitment to their preservation. In addition, these spaces help to form distinctive edges to many of our communities or clusters of communities. What is equally satisfying is that they were acquired in a variety of creative and equitable ways. Air Quality It may be hard to believe, but our air quality has actually improved slightly despite the phenomenal growth that has occurred in the region. Most of that growth, of course, has been in adjacent counties and we continue to import their pollutants. We are on the verge of a breakthrough in technical advances to reduce smog from cars and trucks. Not only that, but our expanded supply of jobs reduces the need for people here to commute as far as in the past. Jobs and Economy In proportion to population, our job growth is spectacular. Not only is our supply of jobs beyond any previously projected level, it has become quite diversified. Clusters of new industries have brought with them an array of jobs that attract skilled labor and executives alike. We are particularly enthusiastic about the linkages between our diversified business community and our educational system. Extensive vocational training programs, coordinated with businesses, are a constant source of opportunities for youth and those in our labor force who seek further improvement. Long a major foundation of our economy and our culture, agriculture remains a thriving part of the County of Riverside. While we have lost some agriculture to other forms of development, other lands have been brought into agricultural production. We are still a major agricultural force in California and compete successfully in the global agricultural market. Educational System Quality education, from pre-school through graduate programs, marks the County of Riverside as a place where educational priorities are firmly established. A myriad of partnerships involving private enterprise and cooperative programs between local governments and school districts are in place, making the educational system an integral part of our communities. Plan Integration The coordinated planning for multi-purpose open space systems, community based land use patterns, and a diversified transportation system has paid off handsomely. Integration of these major components of community building has resulted in a degree of certainty and clarity of direction not commonly achieved in the face of such dynamic change. Financial Realities From the very beginning, our vision included the practical consideration of how we would pay for the qualities our expectations demanded. Creative, yet practical financing programs provide the necessary leverage to achieve a high percentage of our aspirations expressed in the updated RCIP. Intergovernmental Cooperation As a result of the necessary coordination between the County, the cities and other governmental agencies brought about through the RCIP, a high degree of intergovernmental cooperation and even partnership is now commonplace. This way of doing public business has become a tradition and the County of Riverside is renowned for its many model intergovernmental programs. Agricultural Lands Page v

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7 Introduction Throughout the Area Plan, special features have been included to enhance the readability and practicality of the information provided. Look for these elements: Ÿ Quotes C quotations from the RCIP Vision or individuals involved or concerned with Riverside County. Factoids C interesting information about Riverside County that is related to the element References C contacts and resources that can be consulted for additional information Definitions C clarification of terms and vocabulary used in certain policies or text. Unincorporated land is all land within the County that is not within an incorporated city or an Indian Nation. Generally, it is subject to policy direction and under the land use authority of the Board of Supervisors. However, it may also contain state and federal properties that lie outside of Board authority. Lakeview/Nuevo, despite its dry, semi-desert climate, includes a segment of one of the major waterways in Riverside County: the San Jacinto River. The San Jacinto River is located in a valley pressed between the Bernasconi Hills and the Lakeview Mountains, which dominate the southeasterly half of the planning area. The is surrounded by mountain ranges in virtually every direction that create the sense of expanse so predominant in Riverside County. The doesn=t just provide a description of the location, physical characteristics, and special features here. It contains a Land Use Plan, statistical summaries, policies, and accompanying exhibits that allow anyone interested in the future of this distinctive valley to understand the physical, environmental, and regulatory characteristics that make this such a unique area. Background information also provides insights that help in understanding the issues that require special focus here and the reasons for the more localized policy direction found in this document. Each section of this plan addresses critical issues facing Lakeview/Nuevo. Perhaps a description of these sections will help in understanding the organization of the Area Plan as well as appreciating the comprehensive nature of the planning process that led to it. The Location section explains where the planning area fits with what is around it and how it relates to the cities that impact it. Physical features are described in a section that highlights the planning area=s communities, surrounding environment and natural resources. This leads naturally to the Land Use Plan section, which describes the land use system guiding development at both the countywide and area plan levels. While a number of these designations reflect the unique features found only in the Lakeview/Nuevo planning area, a number of special policies are still necessary to address unique situations. The Policy Areas section presents these policies. Land use related issues are addressed in the Land Use section. The Area Plan also describes relevant transportation issues, routes, and modes of transportation in the Circulation section. The key to understanding our valued open space network is described in the Multipurpose Open Space section. There are both natural and man made hazards to consider, and they are spelled out in the Hazards section. The Lakeview/Nuevo planning area contains only unincorporated land. The incorporated cities of Perris and San Jacinto abut the planning area on the western and eastern borders. Coordination with these cities was a critical component in shaping the Area Plan. A Special Note on Implementing the Vision The preface to the is a summary version of the Riverside County Vision. That summary is, in turn, simply an overview of a much more extensive and detailed Vision of Riverside County two decades or more into the future. This area plan, as part of the Riverside County General Plan, is one of the major devices for making the Vision a reality. Page 1

8 No two area plans are the same. Each represents a unique portion of the incredibly diverse place known as Riverside County. While many share certain common features, each of the plans reflects the special characteristics that define its area=s unique identity. These features include not only physical qualities, but also the particular boundaries used to define them, the stage of development they have reached, the dynamics of change expected to affect them, and the numerous decisions that shape development and conservation in each locale. That is why the Vision cannot and should not be reflected uniformly. Policies at the General Plan and Area Plan levels implement the Riverside County Vision in a range of subject areas as diverse as the scope of the Vision itself. The land use pattern contained in this area plan is a further expression of the Vision as it is shaped to fit the terrain and the conditions in the Lakeview/Nuevo planning area. To illustrate how the Vision has shaped this area plan, the following highlights reflect certain strategies that link the Vision to the land. This is not a comprehensive enumeration; rather, it emphasizes a few of the most powerful and physically tangible examples. Community Centers. This method of concentrating development to achieve community focal points, stimulate a mix of activities, promote economic development, achieve more efficient use of land, create a transit friendly and walkable environment, and offer a broader mix of housing choices is a major device for implementing the Vision. The Community Center designation has been given to two areas, each encompassing portions of two adjacent specific plans westerly of the San Jacinto River. These areas are considered Village Centers because they are intended to serve the surrounding areas and act as a focal point for the community. The surrounding land uses, such as Medium Density Residential and Commercial Retail, complement the intended pedestrian-friendly atmosphere by creating a human-scaled environment. San Jacinto River. The San Jacinto River, like other waterways in Riverside County, is seasonal and is normally dry during the summer months. However, the San Jacinto River is one of the most significant waterways in western Riverside County. In addition to offering the obvious benefits to drainage, flood control, and water conservation, the San Jacinto River is an important corridor for species migration and habitat preservation. A channelization project is planned for the San Jacinto River that will balance the need for protection against flood hazards with the need for a healthy ecosystem. Environmental Setting. The Lakeview Mountains and the Bernasconi Hills are both a part of the Lakeview/Nuevo planning area. Their distinct rock outcroppings and rugged character provide a visual identity for the planning area. Both ranges provide some recreational opportunities and an area for some wildlife habitat. It is important to note that the data in this area plan is current as of October 7, Any General Plan amendments approved subsequent to that date are not reflected in this area plan and must be supported by their own environmental documentation. A process for incorporating any applicable portion of these amendments into this area plan is part of the General Plan Implementation Program. Page 2

9 Location The central location of the Lakeview/Nuevo area is clearly evident in Figure 1, Location. This planning area is surrounded by four area plans that constitute a major portion of western Riverside County. Starting to the south and moving clockwise, we find the adjacent Harvest Valley/ Winchester, Mead Valley, Reche Canyon/Badlands and San Jacinto Valley Area Plans. The City of Perris borders this area plan on the west and the City of San Jacinto borders this area plan on the east, while Lake Perris is located immediately to the north. Page 3

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11 Figure 1: Location Page 5

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13 Features The Riverside County Vision builds heavily on the value of its remarkable environmental setting. That applies here as well. The central location of Lakeview/Nuevo affords an ample view of the mountain vistas that dominate the remarkable setting of the western County. These defining characteristics are shown on Figure 2, Physical Features, and further described below. This section describes the setting, features, and functions that are unique to the Lakeview/Nuevo planning area. SETTING An overview of Lakeview/Nuevo planning area The Lakeview/Nuevo planning area contains a wide valley formed by the San Jacinto River. This valley contains agricultural land as well as much of the development within the planning area. The Bernasconi Hills create a border in the northwest, while the Lakeview Mountains form the eastern boundary of the planning area. The rural community of Juniper Flats is located easterly of Nuevo, close to the Lakeview Mountains. The San Jacinto Wildlife Area is located at the foot of the Bernasconi Hills and forms the northern boundary of the planning area. The Colorado River Aqueduct runs underground in an east-towest orientation through the northern portion of the planning area. UNIQUE FEATURES Lakeview Mountains The Lakeview Mountains define the bulk of the central and southeastern portion of the Lakeview/Nuevo planning area and create a scenic backdrop for the planning area. The mountains, which are dotted with picturesque rock outcroppings, gently slope west to the valley that contains the San Jacinto River. Juniper Flats, a small rural area, is located close to the Lakeview Mountains. Bernasconi Hills A view of the Bernasconi Hills. Watercourses are the corridors of streams, rivers, and creeks, whether permanent or seasonal, and whether natural or channelized. The Bernasconi Hills are located within the Lake Perris State Recreation Area. A portion of these hills are located in the northwest corner of the Lakeview/Nuevo planning area. The Bernasconi Hills are barren, steep, and rugged peaks that are a stark contrast to Lake Perris, which is located immediately north of this planning area. The hills and lake offer opportunities for such outdoor recreational activities as camping, hunting, water sports, fishing, picnicking, and biking. San Jacinto River The San Jacinto River flows westward from Lake Hemet in the Santa Rosa Mountains, through Canyon Lake, and then to Lake Elsinore. It flows through the central portion of this planning area and has a profound influence over its land use patterns. Currently, the river is a semi-natural watercourse that is normally dry. Through the planning area, the river is partially channelized with Page 7

14 earthen levees. The lands adjacent to the river are currently vacant or agricultural in nature. Local serving commercial center in Lakeview Dairies help characterize the community of Lakeview. Currently, there is a proposal to channelize the river with earthen berms from the Ramona Expressway to Interstate 215 to reduce flood threats and facilitate future development of adjacent properties. The project is sponsored by property owners in the area and is being prepared by the County of Riverside Flood Control and Water Conservation District. If this project is approved by Federal agencies, the flood threat posed by this river will be significantly reduced. The broad valley in which this river sits may then be developed per the Area Plan Land Use Map. It is assumed that the channelization project will be approved, and it is included in the Area Plan Land Use Map. While the location and width of the channel has been decided, the Open Space-Conservation Habitat areas required to facilitate wildlife movement and biological diversity are not precisely known. Therefore, the Land Use Plan is subject to changes to reflect the final configuration of the habitat conservation areas. San Jacinto Wildlife Area The San Jacinto Wildlife Area is nestled at the base of the Bernasconi Hills in the northwestern portion of the planning area. While the San Jacinto Wildlife Area is comprised of over 5,945 acres of restored natural lands, including wetlands, only a portion of the Wildlife Area is located within the Lakeview/Nuevo planning area. Because of the wetlands within the reserve, a large array of bird species, including birds of prey and waterfowl, migrate to this area every year. Majestic palm trees line Hansen Avenue in Lakeview UNIQUE COMMUNITIES Lakeview The community of Lakeview, in the northeast corner of the planning area, is characterized by predominantly residential and agricultural uses. Dairies and agricultural uses dominate the land north of the Ramona Expressway, and residential/equestrian uses are found south of the expressway. The residential uses in Lakeview are rural in nature and typically are located on lots between one-half and two acres in size. There is a small cluster of commercial uses at the intersection of the Ramona Expressway and Hansen Avenue, and a prominent warehouse distribution center located on the eastern edge of the community. Hansen Avenue, which runs north-south, is the major roadway in Lakeview, and is lined with tall, majestic palm trees. A ballfield, above, and church are part of the focus for the community of Nuevo. Page 8

15 Figure 2: Physical Features Page 9

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17 Nuevo The Nuview Elementary School. The community of Nuevo is located between the San Jacinto River on the west and the foothills of the Lakeview Mountains on the east. Nuevo Road and Lakeview Avenue are the major streets within this community. Nuevo is a rural community with an equestrian focus. While there are some smaller parcels, the vast majority of lots are typically between one-half and two acres in size. The community of Nuevo is anchored by a small neighborhood village located at the intersection of Lakeview Avenue and Nuevo Road. This village includes local serving commercial uses, a school, a ballfield, and a church. Surrounding the village are some of the smaller residential lots in the area. Community facilities, including a fire station, post office, and school, and a number of private equestrian facilities, are located in the area north of Nuevo Road. Juniper Flats Juniper Flats is a rural residential community tucked away close to the Lakeview Mountains. This small rural, equestrian-oriented community consists of single family homes on large lots. Juniper Flats Road, a two-lane road, provides the only all weather access through this community. Boulder Rise The Lakeview Mountains provide a backdrop for the community. Nestled on the western face of the Lakeview Mountains is the small rural community of Boulder Rise. Boulder Rise is located roughly in the area east of Menifee Road and south of San Jacinto Avenue. This area is characterized by the large lot residential uses set among numerous boulder outcroppings. Page 11

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19 Land Use Plan Ÿ Each of our rural areas and communities has a special character that distinguishes them from urban areas and from each other. They benefit from some conveniences such as small-scale local commercial services and all-weather access roads, yet maintain an unhurried, uncrowded lifestyle. -RCIP Vision The Lakeview/Nuevo Land Use Plan focuses on preserving the unique features in the Lakeview/Nuevo planning area and, at the same time, guides the accommodation of future growth. To accomplish this, more detailed land use designations are applied than for the countywide General Plan. The Lakeview/Nuevo Land Use Plan, Figure 3, depicts the geographic distribution of land uses within this planning area. The Area Plan is organized around 30 Area Plan land use designations and 5 overlays. These area plan land uses derive from, and provide more detailed direction than, the five General Plan Foundation Component land uses: Open Space, Agriculture, Rural, Rural Community, and Community Development. Table 1, Land Use Designations Summary, outlines the development intensity, density, typical allowable land uses, and general characteristics for each of the Area Plan land use designations within each Foundation Component. The General Plan Land Use Element contains more detailed descriptions and policies for the Foundation Components and each of the Area Plan land use designations. Many factors led to the designation of land use patterns. Among the most influential were the Riverside County Vision and Planning Principles, both of which focused, in part, on preferred patterns of development within the County; the Community and Environmental Transportation Acceptability Process (CETAP) that focused on major transportation corridors; the Multiple Species Habitat Conservation Plan (MSHCP) that focused on opportunities and strategies for significant open space and habitat preservation; established patterns of existing uses and parcel configurations; current zoning; and the oral and written testimony of County residents, property owners, and representatives of cities and organizations at the many Planning Commission and Board of Supervisors hearings. The result of these considerations is shown in Figure 3, Land Use Plan, which portrays the location and extent of proposed land uses. Table 2, Statistical Summary of, provides a summary of the projected development capacity of the plan if all uses are built as proposed. This table includes dwelling unit, population, and employment capacities. LAND USE CONCEPT The Lakeview/Nuevo Land Use Plan provides for significant growth in its western half, near the City of Perris. Residential density gradually decreases east of the San Jacinto River until the Lakeview Mountains, where the Mountainous and Rural land use designations reflect the area=s rugged nature. A series of adopted specific plans, concentrated west of the San Jacinto River, have influenced land use patterns and residential densities in this area. East of the San Jacinto River, the Land Use Plan generally reflects a pattern of predominantly low density residential character with pockets of commercial uses interspersed within the communities of Lakeview and Nuevo. Continuing east past Lakeview Avenue, the land use pattern provides primarily for Rural Community-Low Density Residential land uses with clusters of Medium Density Residential neighborhoods, Public Facilities, and Commercial Retail designations. Page 13

20 Community Centers For more information on Community Center types, please refer to the Land Use Policies within this area plan and the Land Use Designations section of the General Plan Land Use Element. Two Community Centers are designated in the Lakeview/Nuevo planning area. The first Community Center has been identified in the valley adjacent to the Bernasconi Hills along the Ramona Expressway. The second Community Center is located west of the San Jacinto River on Nuevo Road. These Community Center designations would accommodate Village Center type development, which includes pedestrian oriented with uses that serve the nearby residential neighborhoods. Some typical uses found in a Village Center include residential units, retail commercial, office, public facilities, parks, museums, public services, employment, and entertainment uses. Both of these Community Center designations include portions of two adjacent approved Specific Plans, and are rooted in Planning Areas identified as mixed use planning areas or areas that could accommodate either commercial or higher intensity residential development. Page 14

21 Figure 3: Land Use Plan Page 15

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23 Foundation Component Area Plan Land Use Designation Building Intensity Range (du/ac or 1, 2,3 FAR) Notes Agriculture Agriculture (AG) 10 ac min. Rural Rural Community Open Space Community Development Rural Residential (RR) Rural Mountainous (RM) Rural Desert (RD) Estate Density Residential (RC-EDR) Very Low Density Residential (RC- VLDR) Low Density Residential (RC-LDR) Conservation (C) Conservation Habitat (CH) Water (W) Recreation (R) Rural (RUR) Mineral Resources (MR) Estate Density Residential (EDR) Very Low Density Residential (VLDR) Low Density Residential (LDR) Medium Density Residential (MDR) Medium High Density Residential (MHDR) High Density Residential (HDR) Very High Density Residential (VHDR) 5 ac min. 10 ac min. 10 ac min. 2 ac min. 1 ac min. 2 ac min. N/A N/A N/A N/A 20 ac min. N/A 2 ac min. 1 ac min. 2 ac min. 2-5 du/ac 5-8 du/ac 8-14 du/ac du/ac Table 1: Land Use Designations Summary $ Agricultural land including row crops, groves, nurseries, dairies, poultry farms, processing plants, and other related uses. $ One single-family residence allowed per 10 acres except as otherwise specified by a policy or an overlay. $ Single-family residences with a minimum lot size of 5 acres. $ Allows limited animal keeping and agricultural uses, recreational uses, compatible resource development (not including the commercial extraction of mineral resources) and associated uses and governmental uses. $ Single-family residential uses with a minimum lot size of 10 acres. $ Areas of at least 10 acres where a minimum of 70% of the area has slopes of 25% or greater. $ Allows limited animal keeping, agriculture, recreational uses, compatible resource development (which may include the commercial extraction of mineral resources with approval of a SMP) and associated uses and governmental uses. $ Single-family residential uses with a minimum lot size of 10 acres. $ Allows limited animal keeping, agriculture, recreational, renewable energy uses including solar, geothermal and wind energy uses, as well as associated uses required to develop and operate these renewable energy sources, compatible resource development (which may include the commercial extraction of mineral resources with approval of SMP), and governmental and utility uses. $ Single-family detached residences on large parcels of 2 to 5 acres. $ Limited agriculture, intensive equestrian and animal keeping uses are expected and encouraged. $ Single-family detached residences on large parcels of 1 to 2 acres. $ Limited agriculture, intensive equestrian and animal keeping uses are expected and encouraged. $ Single-family detached residences on large parcels of 2 to 1 acre. $ Limited agriculture, intensive equestrian and animal keeping uses are expected and encouraged. $ The protection of open space for natural hazard protection, and natural and scenic resource preservation. Existing agriculture is permitted. $ Applies to public and private lands conserved and managed in accordance with adopted Multi Species Habitat and other Conservation Plans. $ Includes bodies of water and natural or artificial drainage corridors. $ Extraction of mineral resources subject to SMP may be permissible provided that flooding hazards are addressed and long term habitat and riparian values are maintained. $ Recreational uses including parks, trails, athletic fields, and golf courses. $ Neighborhood parks are permitted within residential land uses. $ One single-family residence allowed per 20 acres. $ Extraction of mineral resources subject to SMP may be permissible provided that scenic resources and views are protected. $ Mineral extraction and processing facilities. $ Areas held in reserve for future mineral extraction and processing. $ Single-family detached residences on large parcels of 2 to 5 acres. $ Limited agriculture and animal keeping is permitted, however, intensive animal keeping is discouraged. $ Single-family detached residences on large parcels of 1 to 2 acres. $ Limited agriculture and animal keeping is permitted, however, intensive animal keeping is discouraged. $ Single-family detached residences on large parcels of 2 to 1 acre. $ Limited agriculture and animal keeping is permitted, however, intensive animal keeping is discouraged. $ Single-family detached and attached residences with a density range of 2 to 5 dwelling units per acre. $ Limited agriculture and animal keeping is permitted, however, intensive animal keeping is discouraged. $ Lot sizes range from 5,500 to 20,000 sq. ft., typical 7,200 sq. ft. lots allowed. $ Single-family attached and detached residences with a density range of 5 to 8 dwelling units per acre. $ Lot sizes range from 4,000 to 6,500 sq. ft. $ Single-family attached and detached residences, including townhouses, stacked flats, courtyard homes, patio homes, townhouses, and zero lot line homes. $ Single-family attached residences and multi-family dwellings. Page 17

24 Foundation Component Community Development Area Plan Land Use Designation Highest Density Residential (HHDR) Commercial Retail (CR) Commercial Tourist (CT) Commercial Office (CO) Light Industrial (LI) Heavy Industrial (HI) Business Park (BP) Building Intensity Range (du/ac or 1, 2,3 FAR) Notes 20+ du/ac FAR FAR FAR FAR FAR FAR Table 1: Land Use Designations Summary $ Multi-family dwellings, includes apartments and condominium. $ Multi-storied (3+) structures are allowed. $ Local and regional serving retail and service uses. The amount of land designated for Commercial Retail exceeds that amount anticipated to be necessary to serve the County's population at build out. Once build out of Commercial Retail reaches the 40% level within any Area Plan, additional studies will be required before CR development beyond the 40 % will be permitted. $ Tourist related commercial including hotels, golf courses, and recreation/amusement activities. $ Variety of office related uses including financial, legal, insurance and other office services. $ Industrial and related uses including warehousing/distribution, assembly and light manufacturing, repair facilities, and supporting retail uses. $ More intense industrial activities that generate significant impacts such as excessive noise, dust, and other nuisances. $ Employee intensive uses, including research & development, technology centers, corporate offices, Aclean@ industry and supporting retail uses. Public Facilities (PF) < 0.60 FAR $ Civic uses such as County administrative buildings and schools. Community Center (CC) Mixed Use Planning Area 5-40 du/ac FAR $ Includes combination of small-lot single family residences, multi-family residences, commercial retail, office, business park uses, civic uses, transit facilities, and recreational open space within a unified planned development area. This also includes Community Centers in adopted specific plans. $ This designation is applied to areas outside of Community Centers. The intent of the designation is not to identify a particular mixture or intensity of land uses, but to designate areas where a mixture of residential, commercial, office, entertainment, educational, and/or recreational uses, or other uses is planned. Overlays and Policy Areas Overlays and Policy Areas are not considered a Foundation Component. Overlays and Policy Areas address local conditions and can be applied in any Foundation Component. The specific details and development characteristics of each Policy Area and Overlay are contained in the appropriate Area Plan. Community Development Overlay (CDO) $ Allows Community Development land use designations to be applied through General Plan Amendments within specified areas within Rural, Rural Community, Agriculture, or Open Space Foundation Component areas. Specific policies related to each Community Development Overlay are contained in the appropriate Area Plan. Community Center Overlay (CCO) $ Allows for either a Community Center or the underlying designated land use to be developed. Rural Village Overlay (RVO) and Rural Village Overlay Study Area (RVOSA) $ The Rural Village Overlay allows a concentration of residential and local-serving commercial uses within areas of rural character. $ The Rural Village Overlay allows the uses and maximum densities/intensities of the Medium Density Residential and Medium High Density Residential and Commercial Retail land use designations. $ In some rural village areas, identified as Rural Village Overlay Study Areas, the final boundaries will be determined at a later date during the consistency zoning program. (The consistency zoning program is the process of bringing current zoning into consistency with the adopted general plan.) Watercourse Overlay (WCO) $ The Watercourse Overlay designates watercourses, including natural or controlled stream channels and flood control channels. Specific Community Development Designation Overlay $ Permits flexibility in land uses designations to account for local conditions. Consult the applicable Area Plan text for details. Policy Areas $ Policy Areas are specific geographic districts that contain unique characteristics that merit detailed attention and focused policies. These policies may impact the underlying land use designations. At the Area Plan level, Policy Areas accommodate several locally specific designations, such as the Limonite Policy Area (Jurupa Area Plan), or the Scott Road Policy Area (Sun City/Menifee Valley Area Plan). Consult the applicable Area Plan text for details. NOTES: 1 FAR = Floor Area Ratio, which is the measurement of the amount of non-residential building square footage in relation to the size of the lot. Du/ac = dwelling units per acre, which is the measurement of the amount of residential units in a given acre. 2 The building intensity range noted is exclusive, that is the range noted provides a minimum and maximum building intensity. 3 Clustering is encouraged in all residential designations. The allowable density of a particular land use designation may be clustered in one portion of the site in smaller lots, as long as the ratio of dwelling units/area remains within the allowable density range associated with the designation. The rest of the site would then be preserved as open space or a use compatible with open space (e.g., agriculture, pasture or wildlife habitat). Within the Rural Foundation Component and Rural Designation of the Open Space Foundation Component, the allowable density may be clustered as long as no lot is smaller than 2 acre. This 2 acre minimum lot size also applies to the Rural Community Development Foundation Component. However, for sites adjacent to Community Development Foundation Component areas, 10,000 square foot minimum lots are allowed. The clustered areas would be a mix of 10,000 and 2 acre lots. In such cases, larger lots or open space would be required near the project boundary with Rural Community and Rural Foundation Component areas. 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25 LAND USE Agriculture Foundation Component Table 2: Statistical Summary of AREA STATISTICAL CALCULATIONS 1 Acreage Dwelling Units Population Employment BASE LAND USE PLANNING AREAS BASE LAND USE DESIGNATIONS BY FOUNDATION COMPONENTS Agriculture (AG) 2, Agriculture Foundation Component Sub-Total 2, Rural Foundation Component Rural Residential (RR) 5, ,439 NA Rural Mountainous (RM) 4, NA Rural Desert (RD) NA Rural Foundation Component Sub-Total 9,481 1,008 3,072 0 Rural Community Foundation Component Estate Density Residential (RC-EDR) 1, ,114 NA Very Low Density Residential (RC-VLDR) 2,091 1,568 4,782 NA Low Density Residential (RC-LDR) 3,009 4,514 13,764 NA Rural Community Foundation Component Sub-Total 6,144 6,447 19,661 0 Open Space Foundation Component Open Space-Conservation (OS-C) 804 NA NA NA Open Space-Conservation Habitat (OS-CH) 947 NA NA NA Open Space-Water (OS-W) 212 NA NA NA Open Space-Recreation (OS-R) 100 NA NA 13 Open Space-Rural (OS-RUR) NA Open Space-Mineral Resources (OS-MIN) 148 NA NA 4 Open Space Foundation Component Sub-Total 2, Community Development Foundation Component Estate Density Residential (EDR) NA Very Low Density Residential (VLDR) NA Low Density Residential (LDR) 895 1,343 4,094 NA Medium Density Residential (MDR) 3,935 13,773 41,999 NA Medium High Density Residential (MHDR) 370 2,405 7,334 NA High Density Residential (HDR) NA Very High Density Residential (VHDR) 66 1,122 3,422 NA Highest Density Residential (HHDR) NA Commercial Retail (CR) NA NA 6,237 Commercial Tourist (CT) 0 NA NA 0 Commercial Office (CO) 0 NA NA 0 Light Industrial (LI) 761 NA NA 9,784 Heavy Industrial (HI) 0 NA NA 0 Business Park (BP) 0 NA NA 0 Public Facilities (PF) 174 NA NA 174 Community Center (CC) ,838 1,511 Mixed-Use Planning Area (MUPA) Community Development Foundation Component Sub-Total 7,113 19,520 59,524 17,706 SUB-TOTAL FOR ALL FOUNDATION COMPONENT USES 27,744 27,277 82,682 17,864 NON-COUNTY LAND USES OTHER LANDS NOT UNDER PRIMARY COUNTY JURISDICTION Cities 0 Indian Lands 0 Freeways 0 Other Lands Sub-Total 0 Page 19

26 LAND USE Table 2: Statistical Summary of AREA STATISTICAL CALCULATIONS 1 Acreage Dwelling Units Population Employment TOTAL FOR ALL BASE LANDS 27,744 OVERLAYS 4,5 SUPPLEMENTAL LAND USE PLANNING AREAS These SUPPLEMENTAL LAND USES are overlays, policy areas and other supplemental items that apply OVER and IN ADDITION to the base land use designations listed above. The acreage and statistical data below represent possible ALTERNATE land use or build-out scenarios. OVERLAYS & POLICY AREA Community Development Overlay ,308 6,009 Community Center Overlay Rural Village Overlay Rural Village Overlay Study Area Total Area Subject to Overlay 4, ,308 6,009 POLICY AREAS 6 San Jacinto River 2, DU/AC Juniper Flats March Air Reserve Base Influence Area 2, Total Area Within Policy Areas 6 6,159 TOTAL AREA WITHIN SUPPLEMENTALS 7 7,002 FOOTNOTES: 1 Statistical calculations are based on the midpoint for the theoretical range of build-out projections. Reference Appendix E-1 of the General Plan for assumptions and methodology used. 2 For calculation purposes, it is assumed that CR designated lands will build out at 40% CR and 60% MDR. 3 Note that "Community Center" is used both to describe a land use designation and a type of overlay. These two terms are separate and distinct; are calculated separately; and, are not interchangeable terms. 4 Overlays provide alternate land uses that may be developed instead of the underlaying base use designations. 5 Policy Areas indicate where additional policies or criteria apply, in addition to the underlying base use designations. As Policy Areas are supplemental, it is possible for a given parcel of land to fall within one or more Policy Areas. It is also possible for a given Policy Area to span more than one Area Plan. 6 Overlay data represent the additional dwelling units, population and employment permissible under the alternate land uses. 7 A given parcel of land can fall within more than one Policy Area or Overlay. Thus, this total is not additive. Page 20

27 Policy Areas Not all areas within an area plan are the same. Distinctiveness is a primary means of avoiding the uniformity that so often plagues conventional suburban development. A Policy Area is a portion of an Area Plan that contains special or unique characteristics that merit detailed attention and focused policies. The location and boundaries of the Policy Areas designated in this area plan are shown on Figure 4, Policy Areas, and are described in detail below. POLICY AREAS A row of trees at the base of the Bernasconi Hills delineates the San Jacinto River. Four policy areas have been designated within the Lakeview/Nuevo planning area. In some ways, these policies are even more critical to the sustained character of the Lakeview/Nuevo planning area than some of the basic land use policies because they reflect deeply held beliefs about the kind of place this is and should remain. These boundaries are only approximate and may be interpreted more precisely as decisions are called for in these areas. This flexibility, then, calls for considerable sensitivity in determining where conditions related to the policies actually exist, once a focused analysis is undertaken on a proposed development project. San Jacinto River LNAP = Policy The intent of this policy area is to reflect the fact that the land use designations may change as a result of implementing the proposed San Jacinto River Channelization Project, which is an ongoing process that has not been finalized. However, at the time of the adoption of this area plan, the location, configuration, and width of the channel are known. The channelization project would widen the channel to a 500-foot-wide, soft bottomed channel with earthen berms that are protected with rip-rap. This project would reduce the threat of flooding during a 100-year flood event and allow for increased development on adjacent lands. The unknown portion of this project is the definition of the necessary habitat lands that would serve as a corridor for wildlife movement. Depending upon where these wildlife lands are identified, the underlying land use designations may change. The San Jacinto Policy Area acknowledges that future land use changes may occur as a part of the channelization project and minimizes the necessary General Plan amendment process. Policies: LNAP 1.1 Allow the land use designations within the San Jacinto River Policy Area to change by a technical amendment to the General Plan to reflect the habitat areas resulting from the adopted San Jacinto River Channelization Project. Page 21

28 2-4 Dwelling Units Per Acre (DU/AC) The 2-4 DU/AC Policy Area is currently within the 100-year floodplain of the San Jacinto River. Its function is to restrict density from the maximum allowed by the Land Use Plan to four (4) dwelling units per acre. These density limitations are imposed to minimize the impacts of a 100-year flood event on residents and their property. This policy area also provides a transition from higher density uses west of the San Jacinto River to the Rural Community Low Density Residential uses found in the Lakeview and Nuevo communities. Policies: LNAP 2.1 Restrict the density within the 2-4 DU/AC Policy Area to a maximum of four (4) dwelling units per acre to reduce the risk of flood damage to residents and create a smooth transition from higher density to lower density residential uses. March Air Reserve Base Influence Area An aerial view of the March Air Museum The former March Air Force Base is located northwest of the Lakeview/Nuevo planning area. The Base was established in 1918 and was continually used until In 1996, the land was converted from an operational Air Force Base to an Active Duty Reserve Base. A four party, Joint Powers Authority (JPA), comprised of the County of Riverside and the Cities of Moreno Valley, Perris and Riverside, now governs the facility. The JPA plans to transform a portion of the base into a highly active inland port, known as the March Inland Port. The March Air Reserve Base encompasses 6,500 acres of land including active cargo and military airport. The boundary of the March Air Reserve Base Airport Influence Area is shown in Figure 4, Policy Areas. There are a number of safety zones associated with the Airport Influence Area. These safety zones are shown in Figure 5, March Air Reserve Base Airport Influence Policy Area. Properties within these zones are subject to regulations governing such issues as development intensity, density, height of structures, and noise. These land use restrictions are fully set forth in Appendix L and are summarized in Table 4, Land Use Compatibility Guidelines for Airport Safety Zones for March, Flabob, Bermuda Dunes, Chino, and Skylark Airports. For more information on these zones and additional airport policies, refer to Appendix L and the Land Use, Circulation Safety and Noise Elements of the Riverside County General Plan. Policies: LNAP 3.1 To provide for the orderly development of March Air Reserve Base and the surrounding area, comply with the March JPA General Plan as fully set forth in Appendix L and as summarized in Table 4, as well as any applicable policies related to airports in the Land Use, Circulation, Safety and Noise Elements of the Riverside County General Plan. Page 22