2009 Travertine Point Specific PlanTravertine PointS P E C I F I C P L A N 3 7 5
R I V E R S I D E C O U N T Y • I M P E R I A L C O U N T Y
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A Partnership of:
Torres Martinez Desert Cahuilla Indians
& Black Emerald, LLC
TRAVERTINE POINT
SPECIFIC PLAN No. 375
4th Administrative Draft
Riverside County • Imperial County
Prepared for:
BLACK EMERALD, LLC
Michael Keller
91711 82nd Avenue
Thermal, CA 92274
760.485.2763
Prepared by:
FORMA
Van Stephens / Gene Hsieh
3050 Pullman Street
Costa Mesa, CA 92626
714.673.6200
November 2009
toc_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 i
Travertine Point
1 INTRODUCTION
1.1 Vision ................................................................................................. 1-1
1.2 Specific Plan Goals ............................................................................ 1-6
1.3 Purpose and Intent ............................................................................ 1-7
1.4 Specific Plan Overview ...................................................................... 1-8
2 SUMMARY
2.1 Project Location ................................................................................. 2-1
2.2 Project Setting .................................................................................... 2-1
2.2.1 Existing Land Use .............................................................................. 2-1
2.2.2 Physical Characteristics ..................................................................... 2-9
2.2.3 Surrounding Land Uses ..................................................................... 2-9
2.3 Project Summary .............................................................................. 2-10
2.4 General Constraints ......................................................................... 2-19
3 SPECIFIC PLAN ZONING ORDINANCE
(provided upon project approval)
4 SPECIFIC PLAN LAND USE PLAN
4.1 Land Use Plan ................................................................................... 4-3
4.1.1 Land Use Plan Overview .................................................................. 4-3
4.1.2 Land Use Designations ................................................................... 4-15
4.2 Specific Plan Districts and Development Standards ....................... 4-25
4.2.1 District 1 ............................................................................................ 4-26
4.2.2 District 2 ............................................................................................ 4-41
4.2.3 District 3 ............................................................................................ 4-55
4.2.4 District 4 ............................................................................................ 4-69
4.3 Population/Demographic Influences ............................................. 4-85
4.3.1 Household and Student Projections .............................................. 4-85
4.3.2 Employment Projection .................................................................. 4-69
4.4 Circulation Plan ............................................................................... 4-91
4.4.1 Circulation Plan Description .......................................................... 4-91
4.4.2 Existing Conditions ......................................................................... 4-91
4.4.3 Proposed Circulation System Development Standards .............. 4-91
4.4.4 Mobility Plan ..................................................................................... 4-93
4.5 Parks, Recreation, and Open Space ............................................... 4-111
4.5.1 Public Facility (PF) (P) Regional Park ......................................... 4-111
4.5.2 Open Space (OS) (W) (Water) ..................................................... 4-113
4.5.3 Open Space (OS) (C) (Conservation) .......................................... 4-115
4.5.4 Overlays ........................................................................................... 4-115
4.5.5 Park Development Standards ....................................................... 4-116
4.5.6 Trails Network ................................................................................ 4-122
ii Travertine Point Specific Plan No. 375 toc_4th_admin_draft_submittal.doc
TABLE OF CONTENTS
4.6 Master Landscape Concept ............................................................ 4-131
4.6.1 Master Landscape Plan .................................................................. 4-131
4.6.2 Landscape Zones ........................................................................... 4-133
4.6.3 Master Landscape Plan Development Standards ...................... 4-137
4.7 Drainage, Water, and Dry Utilities ................................................. 4-141
4.7.1 Drainage Plan Description ........................................................... 4-141
4.7.2 Drainage Plan Development Standards ...................................... 4-148
4.7.3 Water, Wastewater, and Reclaimed Water Plan Description ... 4-148
4.7.4 Potable Water, Irrigation, and Wastewater Plan
Development Standards ................................................................ 4-150
4.7.5 Dry Utilities ..................................................................................... 4-150
4.8 Grading Plan ................................................................................... 4-157
4.8.1 Grading Plan Description ............................................................. 4-157
4.8.2 Grading Plan Development Standards ....................................... 4-161
4.9 Development Phasing .................................................................... 4-163
4.9.1 Purpose and Intent ........................................................................ 4-163
4.9.2 Development Phasing Mechanisms ............................................ 4-163
4.9.3 Development Phasing Standards ................................................. 4-164
4.10 Maintenance ................................................................................... 4-177
4.10.1 Master Homeowner’s Association/Landscape Maintenance
District ............................................................................................. 4-179
4.10.2 Master Commercial Property Owner’s Association.................. 4-179
4.10.3 Neighborhood Homeowners’ Associations ............................... 4-179
4.10.4 Open Space Areas .......................................................................... 4-179
4.10.5 Project Roadways ........................................................................... 4-179
4.11 Sustainable Development Guidelines ............................................ 4-181
4.11.1 Purpose and Intent ........................................................................ 4-181
4.11.2 Climate Action Plan ....................................................................... 4-193
4.12 Design Guidelines .......................................................................... 4-215
4.12.1 Introduction .................................................................................... 4-215
4.13 Landscape Design Guidelines ....................................................... 4-217
4.13.1 General Landscape Guidelines..................................................... 4-217
4.13.2 Residential Landscape Guidelines ............................................... 4-223
4.13.3 Multi-Family Landscape Guidelines ............................................ 4-223
4.13.4 Non-Residential Landscape Guidelines ...................................... 4-224
4.13.5 Parks / Recreation Guidelines ..................................................... 4-226
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TABLE OF CONTENTS
4.14 Community Design Elements ....................................................... 4-235
4.14.1 Streetscapes ..................................................................................... 4-235
4.14.2 Streets ............................................................................................... 4-238
4.14.3 Monumentation Guidelines .......................................................... 4-255
4.14.4 Edge Conditions (Land Use Transition) ..................................... 4-265
4.14.5 Community Walls and Fencing .................................................... 4-267
4.14.6 Site Amenities and Landscape Lighting ...................................... 4-273
4.15 Architectural Design Guidelines ................................................... 4-305
4.15.1 Location and Linkage of Neighborhoods .................................. 4-305
4.15.2 Neighborhood Pattern and Design ............................................. 4-307
4.15.3 Sustainable Infrastructure and “Green” Buildings .................... 4-309
4.15.4 Recycling and Waste Management .............................................. 4-310
4.15.5 Single Family Detached and Attached ........................................ 4-311
4.15.6 Multi-Family Residential ............................................................... 4-325
4.15.7 Commercial ..................................................................................... 4-327
4.15.8 Mixed-Use ....................................................................................... 4-329
4.15.9 Town Center ................................................................................... 4-333
4.15.10 Business Park .................................................................................. 4-335
4.16 Project Administration ................................................................... 4-337
4.16.1 Specific Plan implementation Measures ..................................... 4-337
4.16.2 Subdivisions .................................................................................... 4-343
4.16.3 Conditional Use Permit Process .................................................. 4-343
4.16.4 Variances ......................................................................................... 4-343
4.16.5 Amendment Procedures ............................................................... 4-344
4.16.6 Adjustment / Transfer Provisions ............................................... 4-344
5 EIR AND GENERAL PLAN ANALYSIS (PLACE HOLDER)
5.1 General Plan ...........................................................................................
5.1.1 Land Use Element ...................................................................................
5.1.2 Circulation Element .................................................................................
5.1.3 Multipurpose Open Space Element ......................................................
5.1.4 Housing Element .....................................................................................
5.1.5 Noise Element ..........................................................................................
5.1.6 Safety Element ..........................................................................................
5.1.7 Air Quality Element .................................................................................
5.2 Area Plan ................................................................................................
5.2.1 Fourth Supervisorial District Design Standards ..................................
5.2.2 Public Facilities and Services ..................................................................
5.2.3 Vehicular Circulation System .................................................................
5.2.4 Circulation Improvements ......................................................................
5.2.5 Flooding and Flood Control ..................................................................
iv Travertine Point Specific Plan No. 375 toc_4th_admin_draft_submittal.doc
LIST OF EXHIBITS
1 INTRODUCTION
(no exhibits)
2 SUMMARY
2-1 Regional Location Map ..................................................................................... 2-3
2-2 Project Vicinity Map .......................................................................................... 2-5
2-3 Oblique Aerials ................................................................................................... 2-7
2-4 Illustrative Concept Plan ................................................................................. 2-13
2-5 Riverside County Existing General Plan ....................................................... 2-21
2-6 Riverside County Existing Zoning ................................................................. 2-23
2-7 Imperial County Existing General Plan ........................................................ 2-25
2-8 Imperial County Existing Zoning .................................................................. 2-27
2-9 Constraints Map ............................................................................................... 2-29
3 SPECIFIC PLAN ZONING ORDINANCE
3-1 Riverside County Proposed Zoning ................................................................ 3-3
3-2 Imperial County Proposed Zoning .................................................................. 3-5
4 SPECIFIC PLAN LAND USE PLAN
4-0 Land Use Plan ..................................................................................................... 4-9
4-1a District 1 Development Standards ................................................................ 4-31
4-1b District 1 Development Standards Notations .............................................. 4-33
4-1c Conceptual Plotting Diagrams ....................................................................... 4-35
4-1d Conceptual Plotting Diagrams ....................................................................... 4-37
4-1e Conceptual Plotting Diagrams ....................................................................... 4-39
4-2a District 2 Development Standards ................................................................ 4-45
4-2b District 2 Development Standards Notations .............................................. 4-47
4-2c Conceptual Plotting Diagrams ....................................................................... 4-49
4-2d Conceptual Plotting Diagrams ....................................................................... 4-51
4-2e Conceptual Plotting Diagrams ....................................................................... 4-53
4-3a District 3 Development Standards ................................................................ 4-59
4-3b District 3 Development Standards Notations .............................................. 4-61
4-3c Conceptual Plotting Diagrams ....................................................................... 4-63
4-3d Conceptual Plotting Diagrams ....................................................................... 4-65
4-3e Conceptual Plotting Diagrams ....................................................................... 4-67
4-4a District 4 Development Standards ................................................................ 4-75
4-4b District 4 Development Standards Notations .............................................. 4-77
4-4c Conceptual Plotting Diagrams ....................................................................... 4-79
4-4d Conceptual Plotting Diagrams ....................................................................... 4-81
4-4e Conceptual Plotting Diagrams ....................................................................... 4-83
4-5 Circulation Plan ................................................................................................ 4-95
4-6a Street Sections ................................................................................................... 4-97
4-6b Street Sections ................................................................................................... 4-99
4-7 Conceptual Roundabout ............................................................................... 4-101
4-8a Mobility Plan – Transit Routing ................................................................... 4-103
4-8b Mobility Plan – Bikeways .............................................................................. 4-105
4-8c Mobility Plan – Walkways and Pedestrian Paths ....................................... 4-107
toc_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 v
LIST OF EXHIBITS
4-8d Mobility Plan – Neighborhood Electric Vehicle (NEV)
Accommodations ........................................................................................... 4-109
4-9 Open Space and Parks Plan .......................................................................... 4-127
4-10 Open Space Parks and Trails Images .......................................................... 4-129
4-11 Landscape Master Plan .................................................................................. 4-135
4-12 Watershed and Drainage Collection Point Locations ............................... 4-143
4-13 Drainage Master Plan ..................................................................................... 4-145
4-14 Potable Water Master Plan ............................................................................ 4-151
4-15 Irrigation Master Plan .................................................................................... 4-153
4-16 Wastewater Master Plan ................................................................................ 4-155
4-17 Grading Concept Plan ................................................................................... 4-159
4-18a Development Phasing Plan ........................................................................... 4-165
4-18b Development Phase I .................................................................................... 4-167
4-18c Development Phase II ................................................................................... 4-169
4-18d Development Phase III ................................................................................. 4-171
4-18e Development Phase IV ................................................................................. 4-173
4-18f Development Phase V ................................................................................... 4-175
4-19 Upland Zone Landscape Concept Plan ...................................................... 4-227
4-20 Foothill Zone Landscape Concept Plan ..................................................... 4-229
4-21 Riparian Zone Landscape Concept Plan ..................................................... 4-231
4-22 Lakeshore Zone Landscape Concept Plan ................................................. 4-233
4-23 Streetscape Cross-Section Reference ........................................................... 4-241
4-24 Town Center Way Section ............................................................................ 4-243
4-25 Jewel Street Section ........................................................................................ 4-245
4-26 Gateway Street Section .................................................................................. 4-247
4-27 Village Way Section ........................................................................................ 4-249
4-28 Bayside Way Section ...................................................................................... 4-251
4-29 Paseo Street Section ....................................................................................... 4-253
4-30 Monumentation Plan ..................................................................................... 4-261
4-31 Monumentation Images ................................................................................. 4-263
4-32 Wall and Fence Concept Plan ....................................................................... 4-269
4-33 Wall and Fence Images .................................................................................. 4-271
4-34a Typical Site Furnishings ................................................................................. 4-275
4-34b Typical Site Furnishings ................................................................................. 4-277
4-35 Street Lighting and Signage ........................................................................... 4-279
5 EIR AND GENERAL PLAN ANALYSIS
vi Travertine Point Specific Plan No. 375 toc_4th_admin_draft_submittal.doc
LIST OF TABLES
1 INTRODUCTION
(No Tables)
2 SUMMARY
2-1 Summary of Land Uses ................................................................................... 2-18
3 SPECIFIC PLAN ZONING ORDINANCE
(provided upon project approval)
4 SPECIFIC PLAN LAND USE PLAN
4-0 Affordable Housing Requirement ................................................................... 4-4
4-1 Potential Affordable Housing Programs ........................................................ 4-6
4-2a Statistical Summary of Proposed Land Uses ................................................ 4-11
4-2b Statistical Summary of Proposed Land Uses
– Riverside County .......................................................................................... 4-12
4-2c Statistical Summary of Proposed Land Uses
– Imperial County ........................................................................................... 4-13
4-3 Community Facilities and Funding Sources ................................................. 4-22
4-4 Population Per Household Projections ......................................................... 4-86
4-5 Student Generation Projections ..................................................................... 4-87
4-6 Required Non-Residential Square Footage
and Estimated Job Generation ....................................................................... 4-88
4-7 Employment Projection Assumptions .......................................................... 4-89
4-8 Park Acreage Requirements .......................................................................... 4-116
4-9 Project Facilities and Maintenance .............................................................. 4-178
4-10 Sustainable Principles ................................................................................... 4-183
4-11a Proposed Plant Palette - Trees ..................................................................... 4-283
4-11b Proposed Plant Palette - Palms .................................................................... 4-287
4-11c Proposed Plant Palette - Shrubs ................................................................... 4-289
4-11d Proposed Plant Palette - Groundcover ....................................................... 4-295
4-11e Proposed Plant Palette - Vines ..................................................................... 4-299
4-11f Proposed Plant Palette - Cactus ................................................................... 4-301
4-12 Land Use Plan Statistical Table .................................................................... 4-349
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Travertine Point
1 INTRODUCTION
1.1 VISION
Imagine a place that captures the essence, security, and friendliness of a small town.
Imagine a place that respects the rich natural history of the Salton Sea, the Coachella
Valley and the cultural heritage of its earliest inhabitants. Imagine a place that embraces
the unique setting and natural beauty of the land, the sea, the sky and the sun. Imagine
a place that provides this generation with the ideal opportunity to live, work, shop,
raise a family, recreate, and learn, while ensuring that the needs of future generations
are not compromised. Imagine a place that is designed and created in a manner to
tread lightly on the land and its natural systems, much as the early Native Americans
did.
Imagine a place that captures that same philosophy of stewardship and embraces the
principles of ‘Smart Growth’, ‘Sustainable Development’ and ‘Green Building’. This is
the Vision of Travertine Point. A new community, a “New Town” in fact, that while
grounded in tradition and respect for the past, holds a bright and shining promise for the future.
The Travertine Point Development Team does imagine such a place – a town of balanced land uses and life
styles. We are committed to creating a special place that will contribute something to everyone – resident,
guest, visitor, neighbor, investor, employer, employee, and the surrounding community. We have authored a
plan that is founded on this Vision and embraces logical solutions and a sustainable, responsible approach
to development and environmental protection.
Four key elements are the foundation for Travertine Point:
1. Economic Development and Community Services
2. Enhanced Lifestyle
3. Community Health and Wellness
4. Enriched Environment
“Treat the earth
well; it was not
given to you by
your parents.
It was loaned to
you by your
children.”
- Ancient
proverb
1-2 Travertine Point Specific Plan No. 375 1_intro_4th_admin_draft_submittal.doc
1. INTRODUCTION
1. Economic Development and Community Services. The development of Travertine Point with a
regional commercial retail center will capture the regional trade and commerce potential of the
Eastern Coachella Valley and the Highway 86 corridor. It will also create the opportunity for local
business development and associated employment, ensuring the economic well-being of the
community. The development of Travertine Point and similar projects will provide the economic
engine necessary to help fund the restoration of the Salton Sea. Travertine Point has the potential to
be a resort and recreation destination for the Salton Sea Region. The project’s location and its
components of resort, town center, marina, are attractions for residents, retailers, and visitors to the
region. In essence the community is to become a self-contained “new town”, providing the full
complement of community services of education, recreation, health care, public safety, emergency
services, shopping and entertainment.
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1. INTRODUCTION
2. Enhanced Lifestyle. Travertine Point will provide, through sustainable development principles and
quality design, opportunities for residents to improve and enhance their lifestyles. Residents and
visitors alike will have access to the full array of urban uses, amenities, and services, many of them
within a convenient walkable distance. A wide variety of home choices are available to meet the
needs of all resident profiles, family compositions, and socio-economic segments. Shopping,
entertainment, dining, recreation, education, employment, social and cultural opportunities will be
locally available. Unlike typical suburban bedroom communities, Travertine Point will offer a
complete array of amenities and services necessary for a totally enjoyable, secure, and friendly
lifestyle.
1-4 Travertine Point Specific Plan No. 375 1_intro_4th_admin_draft_submittal.doc
1. INTRODUCTION
3. Community Health & Wellness. Travertine Point places a strong emphasis on wellness in that
active recreation opportunities abound. An extensive trail system affords the opportunity to walk,
jog, run, bike for exercise or simply for casual enjoyment, for short-range travel to work, shop,
school and/or recreate. Good health is supported through sustainable design principles and
promoting alternatives to the auto to improve air quality and to reduce carbon dioxide (CO2)
emissions. Landscaping to enhance the environment is promoted throughout the specific plan, along
with ‘green’ infrastructure to improve water quality for existing and new residents. Walkable
neighborhoods and alternative transportation will entice people to leave their cars at home,
promoting healthy exercise in the form of walking, jogging and cycling. An abundance of
conveniently located parks and recreation facilities encourage a more healthy and active lifestyle.
Medical facilities are an equally important planned addition to Travertine Point.
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1. INTRODUCTION
4. Enriched Environment. Travertine Point is planned to be a model community that recognizes and
respects its rich desert environment and its relationship with the Salton Sea. It is planned to be
developed in a sound and ecologically sensitive manner that embraces native landscape opportunities,
and supports native habitat by protecting and enhancing the region’s bio-diversity. The plan
promotes the concept of creating multiple function open spaces so that the community and the
environment realize the greatest benefit from cultural areas, native habitat, trails, parks and protected
areas. The applicant for Travertine Point actively supports and encourages the restoration efforts
and continued use of the Salton Sea as a valuable resource for habitat and recreation including
boating, fishing and birding. The applicant’s efforts and the development of the project will make a
significant contribution to the Salton Sea restoration program. The Travertine Point Specific Plan
embraces and reflects the rich heritage of the Coachella Valley and the site’s immediate context,
including the culture of the Cahuilla Indians, the desert landscape, the Salton Sea and the agricultural
history of the area. These elements are reflected in the landscape concepts, monumentation and
design guidelines.
1-6 Travertine Point Specific Plan No. 375 1_intro_4th_admin_draft_submittal.doc
1. INTRODUCTION
1.2 SPECIFIC PLAN GOALS
The primary goals of the Travertine Point Specific Plan are to:
1. Adopt a Specific Plan that meets the requirements of state law and is consistent with the goals,
policies, and objectives of the Riverside County and Imperial County General Plans.
2. Develop a balanced master-planned community that will be an exemplary living and working
environment, founded on the principles of sustainable development;
3. Include principles which promote wise use of land and resources such as recycling or reclaiming
water, soils or waste resources; efficient use of urban services by establishing opportunities for
“practicable green” solutions for effective reduction in energy and water consumptions; and a
comprehensive mix of land uses and housing choices;
4. Develop a range of transportation/mobility options, pedestrian-friendly circulation; encourage energy
conservation and alternative energy uses; and implement attractive design with a strong sense of
place, and appropriate human scale design.
5. Provide an integrated mix of residential densities and product types, including single-family homes on
a variety of lot sizes: single-family attached homes and multi-family residences in townhouse, duplex,
condominium and/or apartment configurations catering to all socio-economic levels.
6. Provide for commercial retail, office, institutional and other non-residential uses to meet local,
community, and regional needs.
7. Provide for employment-based uses to achieve a balance of jobs to housing.
8. Design and adopt a land use plan that will be fiscally efficient and capable of supporting the financing
of the construction and maintenance of required public improvements.
9. Develop a plan to provide a comprehensive system of parks and trails, as well as other recreational
amenities that conveniently serve the diverse interests and needs of the community as a whole.
10. Provide a safe and efficient circulation and transportation system for private vehicles, mass transit,
including opportunities for electric or alternative fuel source vehicles, bikes and pedestrians within
the Specific Plan area.
11. Advance the implementation of the joint Riverside / Imperial County transportation plans through
cooperative transportation planning and traffic modeling for both Counties and the two Caltrans
districts to ensure that all agency issues are addressed.
12. Design a Town Center that is walkable, highly integrated, and encompasses multifunctional public
and private spaces. This can be accomplished through a network of streets, sidewalks, and land uses
that provide a focal point for community shopping, entertainment and activities that successfully
combine commercial, civic, and residential uses that is also well connected to the rest of the
community by the trails network.
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1. INTRODUCTION
13. Establish sustainable development guidelines that reduce carbon footprints and promote sustainable
watershed management.
14. Establish flexible implementation mechanisms that will accommodate future real estate market and
economic adjustments. The flexibility mechanisms are inherent in the structure of the Specific Plan
and reinforced in the implementation mechanisms established in the Project Administration section.
15. Establish alternative development standards to existing general plans, zoning, and other regulations
in order to implement sustainable development and environmentally sensitive principles.
1.3 PURPOSE AND INTENT
The purpose of the Travertine Point Specific Plan (Travertine Point) is to provide for the orderly and
efficient development of the Specific Plan Area consistent with the provisions of the Riverside and Imperial
County General Plans. When adopted by both counties, through their respective legislative action, the
Specific Plan document will serve both jurisdictional planning and regulatory functions. All future
development plans, tentative parcel and/or tract map(s), or other similar entitlements, shall be consistent
with the goals, policies and regulations set forth in this document. This document includes land use plans,
development regulations, design guidelines, and an implementation program designed to ensure that future
development projects are in accordance with the Travertine Point Specific Plan.
The intent of the Travertine Point Specific Plan is to provide a development tool for Riverside and Imperial
Counties, builders and developers, in the design of a sustainable and pedestrian-friendly community that
includes a town center, diverse housing products, active adult residential areas, mixed use development,
commercial and employment centers, resort and tourism facilities, recreation areas with parks, lakes, and
trails. It provides a framework that ensures the ultimate development of each Plan Area that is consistent
with the overall vision of the Specific Plan. The land use, circulation, parks and open space, and
infrastructure plans are establish the foundational development parameters. Subsequent development
applications, tentative maps and final maps may vary in form to some degree as more exact engineering is
developed through the course of the ultimate build out of the Specific Plan. Implementation programs are
also set forth for the preparation of detailed development proposals subsequent to initial construction,
including required submittals and the appropriate jurisdictional agency’s review and approval process.
The Travertine Point Specific Plan is planned to be both a policy and a regulatory document and is subject
to both Riverside County and Imperial County Boards of Supervisors adoption by resolution.
1-8 Travertine Point Specific Plan No. 375 1_intro_4th_admin_draft_submittal.doc
1. INTRODUCTION
1.4 SPECIFIC PLAN OVERVIEW
The Travertine Point Specific Plan is organized in the following manner:
Section 1: Introduction: Sets forth the Vision, Purpose, and Intent of the Travertine Point Specific
Plan, the Travertine Point Specific Plan Overview, and Specific Plan Goals.
Section 2: Summary: Provides a brief Overview of the Travertine Point project and an EIR/Issues
summary in matrix format.
Section 3: Specific Plan Zoning Ordinance: Is the adopted Ordinance that authorizes the Specific
Plan to govern the future development of the property.
Section 4: Specific Plan Land Use Plan: Provides the overall community vision and guiding
principles for Travertine Point, the Land Use Plan, a description of the individual plan
elements and development standards (land use, master landscape concept, circulation,
drainage, water, sewer and utilities infrastructure, grading, and phasing) for the Specific Plan
area. This section also provides a discussion of the Specific Plan Land Use Division into
four Districts that includes development standards, permitted uses, sustainable
developmentprincipals, and design guidelines to ensure that construction of the new
development is consistent with the vision and goals of the Travertine Point Specific Plan. It
also includes a description of many of the commitments necessary to implement the
Travertine Point Specific Plan, including the implementation measures, financing
mechanisms, and maintenance programs. Lastly it includes a Project Administration section.
Section 5: EIR and General Plan Analysis: Concurrently, with this Specific Plan document, an
Environmental Impact Report (EIR) has been prepared in accordance with the provisions of
the California Environmental Quality Act (CEQA). The EIR evaluates the land use plan,
circulation, and infrastructure improvements associated with the Travertine Point Specific
Plan and the potential impacts that would result from their implementation. The EIR also
proposes measures to mitigate potential impacts; many of which are incorporated into this
document.
The General Plan Analysis clarifies the land use and recommended guidelines for
development with the specific plan area in collaboration with the adopted General Plans.
The Specific Plan provides the opportunity for alteration of land use patterns and
development standards.
2_sum_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 2-1
Travertine Point
Travertine Point
a New
Community
Founded on
Sustainability
2 SUMMARY
2.1 PROJECT LOCATION
Travertine Point is located approximately thirty-five miles south of Palm Springs and
twelve miles north of Salton City. The southern area of the Specific Plan area is land
marked by a rock outcropping known as Travertine Point at the southerly end of
Coachella Valley near the jurisdictional boundary of Riverside and Imperial County.
Refer to Exhibit 2-1, Regional Location Map, and Exhibit 2-2, Project Vicinity Map.
The Travertine Point Specific Plan area encompasses
approximately 4,918 acres of land within the Coachella Valley
with multiple ownerships. Black Emerald, LLC owns
approximately 1,750 acres, Torres Martinez Desert Cahuilla
Indian (TMDCI) Reservation Lands occupy 1,413 acres, and
numerous “Other” owners include 1,755 acres of the remaining
area of fee land. The majority of the properties – totaling 3,936
acres – lie with the jurisdiction of Riverside County, with the
remainder – totaling 982 acres – within Imperial County. (Refer
to Exhibit 2-3, Oblique Aerials.)
Regional access is provided by California State Routes 86S (SR-
86S) and Interstate 10 to the north. Air transportation for the
region is provided by Palm Springs International Airport,
approximately 35 miles to the northwest, and Jacqueline
Cochran Regional Airport, approximately 10 miles to the north.
Currently no rail or mass transit service exists in this part of the valley.
2.2 PROJECT SETTING
2.2.1 Existing Land Use
The existing land use of much of the property is
currently in agricultural production – grapes, row
crops, dates – as well as some aquaculture uses. The
Torres Martinez lands are largely undeveloped.
2-2 Travertine Point Specific Plan No. 375 2_sum_4th_admin_draft_submittal.doc
2. SUMMARY
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Black Emerald, LLC
Travertine Point Specifi c Plan
March 13, 2009
Riverside Co.
Imperial Co.
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Exhibit 2-1
Regional
Location Map
NTS
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2. SUMMARY
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Black Emerald, LLC
Travertine Point Specifi c Plan
March 13, 2009
NTS
Riverside Co.Riverside Co.
Sa
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Imperial Co.Imperial Co.
Exhibit 2-2
Project
Vicinity Map
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2. SUMMARY
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2_sum_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 2-9
2. SUMMARY
2.2.2 Physical Characteristics
The Specific Plan’s undeveloped areas are relatively flat and sparsely vegetated. Several drainages traverse
the property which lies on an alluvial fan at the base of the Santa Rosa Mountains and drains into the Salton
Sea. The soil types consist of alluvial deposits. The property slopes from southwest to northeast with
gradual grade changes. Greater slope grades and changes occur west and south of Highway 86S.
Highway SR-86S traverses the center of the Specific Plan area as a limited-access highway. SR-86(S) is
designated a North American Free Trade Agreement (NAFTA) Highway connecting the El
Centro/Mexicali area to the south with the Desert Cities area and Interstate 10 to the north.
Riverside County owns two parcels that total approximately 166.6 acres within the Specific Plan area. The
Oasis landfill operations occur on the 161-acre parcel located south of 84th Avenue. The northern 80 acres
is currently being used for landfill operations and the southern 81 acres is reserved as a future borrow
source for possible future closure construction of the landfill (source: Riverside County Waste Management
District, SP No. 375 comment letter dated October 29, 2008). The landfill was started several decades ago,
and has recently reopened two days a week, after having been limited to two days of operation per year for
the past several years.
The majority of the Specific Plan area is active agricultural uses or undeveloped property within TMDCI
jurisdictional control. Refer to Exhibit 2-2, Project Vicinity Map.
2.2.3 Surrounding Land Use
The entire project area within Riverside County is located within the Eastern Coachella Valley Area Plan of
the County’s General Plan.
The surrounding land uses consist of mainly agricultural with some aqua cultural uses to the north (81st and
82nd Avenues), and northeast (Pierce Street and 81st Avenue). The Salton Sea lies directly to the east.
The areas to the south of 86th Avenue, in unincorporated Imperial County, is currently vacant with a 293
acre portion of the vacant property to the south/southeast, adjacent to S86S, proposed as the Travertine
Estates Specific Plan. This is an altogether separate specific plan area consisting of approximately 1,406
single and multi-family residential units, with a 19-acre commercial development site.
The existing Desert Shores community is located to the south and east of the SR-86S. The Anza Borrego
Desert State Park lies to the southwest in San Diego County and is California's largest state park,
encompassing more than 600,000 acres. It is framed by, and includes many rugged mountain ranges: the
Bucksnorts and the Santa Rosas on the north, the Jacumba Mountains on the South and the Vallecito and
Pinyon Mountains on the west. To the east, the Borrego Mountains taper into the Carrizo Badlands before
falling away into the Salton Trough. Other, privately owned, vacant property lies to the west within
Riverside County. Refer to Exhibit 2-3, Oblique Aerials.
2-10 Travertine Point Specific Plan No. 375 2_sum_4th_admin_draft_submittal.doc
2. SUMMARY
2.3 PROJECT SUMMARY
The Specific Plan Land Use Concept is the initial high-altitude expression of the “Big
Ideas” contained in the Travertine Point vision. SR-86S, gently sloping terrain and
topographic features, view potential, and the juxtaposition of Tribal lands and non-
tribal fee lands are major organizing elements that give form and substance to the
land use and circulation patterns. A community of this scale can best be grasped by
viewing it in smaller districts, each with its own subset of land uses. In the case of
Travertine Point, four districts consist of land uses that include:
the Town Center including Regional
Commercial, Mixed-Use and Business
Park,
the Resort,
the Marina,
Residential Neighborhoods,
Neighborhood
Retail,
Recreation and Open Space,
Schools, and
Public Services and Facilities
The Travertine Point Illustrative Concept Plan (refer to Exhibit 2-4, Illustrative Concept Plan), depicts the
proposed major land uses and circulation system.
The Town Center – The heart or ‘Town Center’ of Travertine Point is located near its geographic
center, at a future SR-86S interchange proposed to support the specific plans circulation. Land uses
include a regional retail center, an employment-based business park, and a mixed-use area that allows
for a variety of land uses including retail, offices, institutional uses, multi-family residential, as well as
other visitor-serving uses such as a potential resort hotel and casino.
“Treat the earth
well; it was not
given to you by
your parents.
It was loaned to
you by your
children.”
- Ancient
proverb
2_sum_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 2-11
2. SUMMARY
The Resort – The resort area is located to the south of the ‘Town Center’ on the west side of SR-86
and is another location suitable for a hotel, spa, specialty retail, conference facilities and potential
casino, an upscale RV park, and golf. Approximately half of the resort area is on TMDCI land.
The Marina – A marina is proposed at the southeast portion of the Specific Plan area on TMDCI
Reservation land. The marina development is a potential future use that assumes the successful
restoration of the Salton Sea as presently proposed by the Salton Sea Authority. In addition to boat
slips and marine sales and services, the marina area will also provide specialty retail shops, restaurants
and an opportunity for lodging.
2-12 Travertine Point Specific Plan No. 375 2_sum_4th_admin_draft_submittal.doc
2. SUMMARY
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2. SUMMARY
The Cultural Preserve and Living Desert – The
northern portion of TMDCI Reservation land is
planned to be maintained as a cultural preserve and
‘living desert’. This area is known to have significant
archeological artifacts. The cultural preserve is planned
to protect and preserve these culturally sensitive lands
and artifacts.
The Residential Neighborhoods – The residential
component of Travertine Point is planned for a wide
array of product types, home sizes, lot sizes, and
pricing. The residential neighborhoods will support a
diverse population, life-styles, and family groups.
Residential housing is planned to be predominantly
single family in character, but may include compact
residential lots, attached homes, condominiums, multi-
family – for-sale and rental units, and opportunities for
active adult neighborhoods. A resort-style residential
neighborhood is planned to be designed with a
membership golf course planned for the southeast
portion of the Specific Plan Area in Imperial County.
The residential areas are characterized by five categories:
Medium Density Residential (MDR) areas
allow development in the range of up to 2-5
dwelling units per acre.
Medium-High Density Residential (MHDR)
areas allow development in the range of up to 5-
8 dwelling units per acre.
High Density Residential (HDR) areas allow
development in the range of up to 8-14 dwelling
units per acre.
Very High Density Residential (VHDR)
areas allow development to 14-20 dwelling units
per acre.
Highest Density Residential (HHDR) areas
allow development to 20+ dwelling units per
acre.
2-16 Travertine Point Specific Plan No. 375 2_sum_4th_admin_draft_submittal.doc
2. SUMMARY
Commercial Retail (Local) – Neighborhood
retail centers provide for the day-to-day shopping
needs of the residents. Grocery supermarkets
and drug stores are anticipated to anchor these
centers that include other neighborhood-
supported shops, services, and conveniences.
Open Space, Recreation, Trails and Parks – A
significant portion of Travertine Point’s Specific
Plan – approximately 1,200 acres, of the total land
area – is designated as open space for a variety of
open space uses including:
an extensive network of broad storm water
flood control channels that will support
ground water re-charge. These naturally
landscaped linear corridors will also
function as an integrated component of
the Specific Plan’s multi-functional trails
system.
storm water detention areas that support
public park and recreation uses
a public park system that provides a full
spectrum of recreational facilities and
activities
natural open space areas that remain
undisturbed and may be enhanced to
increase the natural habitat value to
support existing wildlife
function as open space corridors between
the Salton Sea, the Santa Rosa Mountains,
and the Anza Borrego State Park,
a cultural preserve/living desert and
possibly other culturally sensitive lands
that support preservation, management,
and education of cultural heritage or
folklore
golf course(s)
an extensive network of improved multi-
purpose trails
2_sum_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 2-17
2. SUMMARY
In addition to the open space planning areas,
residential as well as the non-residential planning
areas may also provide recreational facilities and
amenities such as:
water reservoirs that will be designed as multi-
functional facilities for irrigation, water
storage, storm water detention and water
quality treatment, possible ground water re-
charge and for recreational uses (non-
motorized boating and fishing)
private recreation centers developed in
collaboration with residential projects
Schools – Several elementary and, middle schools as
well as a high school are to be planned and located in
coordination with the Coachella Valley Unified
School District (CVUSD) to serve the needs of the
community. Travertine Point will ultimately require a
new high school and potentially an adult education
facility for continuing education, trade school, or
satellite campus. The actual number and location of
all public school facilities will be determined by the
number of homes built and the number of new
students generated by the development, in
collaboration with the Coachella Valley Unified
School District. The Land Use Plan currently
anticipates the need for four elementary (grades K-6),
one middle (grades 7-8), and one high school campus
(grades 9-12) based on current CVUSD facilities
requirements and forecasted buildout of student
generating housing.
Public Services and Facilities – Public safety
services and emergency facilities (police, fire, EMT)
is accommodated in the planning for Travertine
Point in collaboration with the responsible agencies.
Civic uses (libraries, museums, performing arts,
government centers, courts, etc.) are permitted uses
in the Town Center as well as throughout the
Specific Plan area where appropriate.
2-18 Travertine Point Specific Plan No. 375 2_sum_4th_admin_draft_submittal.doc
2. SUMMARY
Land Use
Business Park 35.8 35.8
Commercial Retail 41.9 100 57.0 98.9 100
Commercial Tourist 87.0 37.0 124.0
Mixed Use 22.0 250 89.0 450 111.0 700
Residential 240.0 830 2,442.0 10,670 2,682.0 11,500
Open Space 985.0 648.3 1,633.3
Roads 37.0 196.0 233.0
Totals 1,412.9 1,180 3,505.1 11,120 4,918.0 12,300
Acreage
Total
Residential
Unit
Total
Table 2-1
Summary of Land Uses
Acres Residential
Units
Acres Residential
Units
Torres‐Martinez Desert
Cahuilla Indians
Black Emerald and
Others
The following table presents an overview of the proposed land use concept and the allocation of acreage
and number of dwellings at buildout for Travertine Point.
2_sum_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 2-19
2. SUMMARY
Travertine Point Entitlements – The Travertine Point entitlements include:
TMDCI Project Approval and Environmental Clearance.
Riverside County General Plan Amendment, Specific Plan, Change of Zone, and Certified
Environmental Impact Report (Refer to Exhibit 2-5, Riverside County Existing General Plan
and Exhibit 2-6, Riverside County Existing Zoning).
Imperial County General Plan Amendment, Specific Plan, and Certified Environmental
Impact Report (Refer to Exhibit 2-7, Imperial County Existing General Plan and Exhibit 2-8,
Imperial County Existing Zoning).
To ensure the integrity of the community’s vision and proposed land uses illustrated on the Concept Plan,
the Travertine Point Specific Plan will be a single document processed through Riverside and Imperial
Counties. Each respective jurisdiction shall maintain permitting authority for subsequent development
applications.
2.4 GENERAL CONSTRAINTS
The Specific Plan area has site constraints that influence decisions towards the ultimate development of the
Specific Plan area and the proposed land use plan. Constraints include geographical, jurisdictional, and
man-made improvements. Refer to Exhibit 2-9, Constraints Map.
Geographical constraints include the mountain ranges to the south and Travertine Point. Jurisdictional
waters traversing from the west to the east and in some cases contained within drainage easements. The
terrain slopes from the west and southwest to the east and northeast. The shoreline of the Salton Sea
maintains a physical limitation as the eastern boundary of the Specific Plan.
Jurisdictional constraints include the boundaries of three county jurisdictions, two of which are within the
Specific Plan area, Riverside and Imperial County’s. The third boundary is San Diego County that borders
the southwestern most portion of the site, which is also the Anza Borrego Desert and abuts the Torres
Martinez Tribal Lands (TMDCI). In addition, TMDCI controlled properties are located throughout the
Specific Plan area. The Salton Sea Authority is another quasi-public agency that influences development
along the Salton Sea.
Man-made improvements include Highway 86S which is the main transportation corridor that bisects the
Specific Plan area. Numerous well sites, irrigation lines, and drainages are located throughout the property.
A fiber optic line, 116kV and 92 kV overhead power lines are within the Specific Plan area. The Riverside
County landfill, located at the southwest intersection of 84th Avenue and Lincoln Street, is open two days a
week. Drainage channels traverse the site from a west to east direction, east of Highway 86S. A cell tower
exists along Lincoln Street and 84th Avenue. Farm related facilities and structures are scattered throughout
the Specific Plan area including several irrigation reservoirs and ponds.
2-20 Travertine Point Specific Plan No. 375 2_sum_4th_admin_draft_submittal.doc
2. SUMMARY
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Black Emerald, LLC
Travertine Point Specifi c Plan
NTS
Exhibit 2-5
Riverside County
Existing General Plan
LEGEND
Planning Area
LAND USE
Agriculture
Commercial Retail
Commercial Tourist
Indian
Medium Residential
Medium High Residential
Open Space-Conservation Habitat
Open Space-Rural
Open Space-Water
Public Facilities
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2. SUMMARY
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Black Emerald, LLC
Travertine Point Specifi c Plan
NTS
Exhibit 2-6
Riverside County
Existing Zoning
LEGEND
Planning Area
ZONING
A-1-10, A-1-20
Light Agriculture Zone
A-2-10, A-2-20
Heavy Agriculture Zone
C-1/C-P
General Commercial Zone
W-1, W-1-20
Watercourse, Watershed and
Conservation Zone
W-2
Controlled Development Area with
Mobile Homes Zone
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2. SUMMARY
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Black Emerald, LLC
Travertine Point Specifi c Plan
NTS
Exhibit 2-7
Imperial County
Existing General Plan
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82nd Ave
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LEGEND
Planning Area
LAND USE
Recreation/Open Space
Urban Area
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2. SUMMARY
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Black Emerald, LLC
Travertine Point Specifi c Plan
NTS
Exhibit 2-8
Imperial County
Existing Zoning
LEGEND
Planning Area
LAND USE
Indian Reservation
Urban Area
Private Lands
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2. SUMMARY
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3_ord_4th_admin_draft_submittal_placeholder.doc Travertine Point Specific Plan No. 375 3-1
Travertine Point
3 SPECIFIC PLAN ZONING ORDINANCE
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-1
Travertine Point
There is a need
for sustainable
development
practices for
long-term land
planning.
4 SPECIFIC PLAN LAND USE PLAN
The Travertine Point Specific Plan (Travertine Point) is designed to preserve and
enhance the quality of life for the region’s current and future residents. Travertine
Point will accomplish this by creating an exemplary community in an area suitable for
development, while protecting the integrity and vitality of existing communities,
thereby strengthening the region as a whole. Implementation of Travertine Point’s
sustainable development principles will generate economic opportunities; create great
places for people to live, work, play, shop, and visit; preserve the qualities people love
about their communities; and protect and conserve environmental and cultural
resources.
Travertine Point implements sustainable development land use principles by creating a balanced master-
planned community that exemplifies a living and working environment. Travertine Point contains efficient
land use patterns, a future town center, lifestyle-oriented amenities, and community services. By developing
in the right places at the appropriate time, planned development in the path of the valley’s growth corridor
is the foundation for quality growth, especially in the context of large-scale, mixed-use new communities
(New Towns) such as Travertine Point. The direct result is maximizing the efficiencies in land use,
transportation, infrastructure, public services and facilities, as well as the conservation and management of
resources.
This strategy ensures that the “Vision” for Travertine Point will be a New Town community that embraces
sustainable and smart growth practices. Travertine Point is a well planned community that makes the best
use of efficient land use patterns and practices, in that it:
utilizes proximate existing and planned transportation facilities (SR 86S);
represents logical extensions and expansions of existing and planned infrastructure;
provides alternate and improved mobility options, walkable neighborhoods, and reduced dependency
on single-occupant vehicle trips;
accommodates a supply of housing for all incomes and lifestyles, including workforce and affordable
housing;
ensures that public infrastructure, services and facilities are provided concurrently with new
development;
reduces adverse impacts on valuable habitat, air and water quality;
promotes conservation and increase efficiency of resource use;
prevents the adverse effects of light pollution; and
creates a secure, vibrant, desirable, and sustainable place for people.
4-2 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
There is a need
for coordinated
circulation
systems to
reduce
infrastructure,
travel time, and
improve
lifestyles.
The location of the Travertine Point Specific Plan is appropriate for development in a
regional context and complements existing and long-term planned transportation
patterns. Utilizing sustainable development principles, Travertine Point provides linkage
of proposed urban land uses to existing and planned regional transportation
infrastructure. Bringing together jobs and housing in an attractive, harmonious manner
results in reduced commuting time, distance, and trips. Not only will this tend to lessen
the burden on the roadway system, but it will also lessen the stress of metropolitan living
and provide more time for family, recreation, and leisure interests. The sustainable
development principle of efficient land use and circulation patterns for the Travertine
Point Specific Plan is demonstrated both at the regional level, and at the project level, as
shown on Exhibit 4-0, Land Use Plan.
The Torres Martinez Tribe collaborated with the applicant and approved the currently proposed land uses
for their Tribal Lands within the Specific Plan area. Although the land use designations identified on the
Torres Martinez tribal property are not part of the Specific Plan’s formal zoning boundary, the land use
designations are part of the recommendations to guide their entitlements for future development and the
Specific Plan includes the tribal land as an integrated part of the project description. The Torres Martinez
Desert Cahuilla Indians, being a sovereign nation, maintains ultimate land use jurisdiction over properties
within reservation boundaries, regardless of the ownership of such properties, therefore the tribal land
entitlement process is separate from the properties within County jurisdiction. The Torres Martinez tribe
has been an active participant in the process and fully supports the Specific Plan and all of its
implementation requirements. The Tribe intends to manage its land within the intent of the Specific Plan
and will proceed to adopt the Specific Plan principles into their official Tribal General Plan as regulated by
the Bureau of Indian Affairs (BIA).
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-3
4. SPECIFIC PLAN LAND USE PLAN
4.1 LAND USE PLAN
4.1.1 Land Use Plan Overview
The planning for Travertine Point proposes a “New Town” community on approximately 4,918 acres at the
south end of the East Coachella Valley. The Specific Plan will govern a major portion of Travertine Point,
some 3,505 acres of non-Tribal land. The TMDCI Tribal lands total approximately 1,413 acres. Planned
uses include a wide array of residential products, commercial centers, resort opportunities, business park
development, schools, public facilities, parks, open space, recreational trails and bike paths, cultural
preservation, and an internal transportation system integrated with Highway 86S.
The vision for Travertine Point implements current policies and trends in creating more sustainable and
self-supporting communities that will be a response to population growth in the East Coachella Valley.
Travertine Point is planned to accommodate future growth in an area that is in transformation from a rural
area to an urban area. It furthers the goals established in Section 1.2, Specific Plan Goals through the
ultimate build out of Travertine Point. The Specific Plan advances the joint services and ventures between
Imperial County, Riverside County, and TMDCI, and supports the Salton Sea Authority and its restoration
planning efforts. Both counties, the TMDCI, and the Salton Sea Authority endorse the type of well-planned
development and responsible growth management that Travertine Point embodies.
Embedded in the Vision that is Travertine Point is the ideal that members of all socioeconomic segments
will live, work, shop, and take advantage of recreational facilities together. That Vision requires that
planning for housing for all economic levels commence at the very beginning of the project.
Affordable Housing - Travertine Point’s affordable housing program will provide a minimum of 15% of
the total dwelling units as affordable housing, or a total of 1,845 affordable units assuming the project is
built out to the maximum of 12,300 units. For Travertine Point it has been determined that 15 percent of
the housing should be affordable with the target eligibility income level ranging between 35 and 120 percent
of the Area Median Income (AMI). Affordable housing will be developed generally in concert with, and/or
as, “market-rate” housing. The number of affordable units or amount of in-lieu fee will be determined by
residential unit counts and/or square footage, and will be adjusted to respond to market conditions.
A housing unit shall qualify as an affordable unit if rented or sold to very low, low, or moderate-income
households. The affordable unit home’s sales price, or rental payment, shall be based on household median
incomes for Riverside County. Information relating to home sales price, market areas and median income
in the County of Riverside is made available by resolution of the Riverside County Board of Supervisors,
and shall be made available to prospective renters or buyers. Affordable rental payments shall be monthly
housing expenses, including a reasonable allowance for utilities (30 percent of gross monthly income), for
rental units for very low, low, or moderate income households. Affordable sales price shall be at which
moderate, low or very low income households can qualify for the purchase of a housing unit, calculated on
the basis of underwriting standards of mortgage financing available.
4-4 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Affordable Housing Requirement - The required amount of affordable units to be made available is
based on a percentage of the estimated residential units allocated within the Development Phases as shown
in the table below. Delivery of affordable units will accelerate from a beginning of seven percent, peak at
thirty-five percent and average the requirement of fifteen percent at buildout. The development of
affordable housing units starts lower in early phases because of accessibility, limited availability of economic
subsidies, and service needs. Affordable housing developments for very low and low income for example,
may have special considerations that require a full-range of services with easy access to transportation,
schools, and medical facilities, etc. As the community grows, these types of services become more readily
accessible to meet their needs. The affordable housing requirement will increase to thirty-one percent and
thirty-five percent during Development Phases III and IV respectively and will require fifteen percent for
Development Phase V at buildout.
The required amount of affordable units is based on the residential units allocated to the Development
Phase. It is not the intent to require the required amount of affordable units to be necessarily located within
the corresponding Development Phase. This provides the flexibility to locate actual development of
affordable residential units anywhere within the community and where it is most appropriate. Affordable
units may be provided within any phase and at any time as long as the affordable units or in-lieu fees
provided meets the minimum residential development thresholds being built within the community. Table
4-0, Affordable Housing Requirement, outlines the Specific Plan’s required amount of affordable units
pursuant to the residential units allocated to the corresponding Development Phase. (See also Chapter 4.16,
Project Administration for affordable housing implementation measures.)
Table 4-0
Affordable Housing Requirement
Development
Phase
Number of
Residential Units
Allocated by
Phase
Percentage
Delivery Required
of 1,845 Affordable
Units
Affordable Units
Required
I 2,421 7% 129
II 2,271 12% 221
III 2,923 31% 572
IV 4,087 35% 646
V 598 15% 277
Total 12,300 100% 1,845
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-5
4. SPECIFIC PLAN LAND USE PLAN
Methods to Provide for Affordable Housing - It is recognized that no model currently exists to forecast
residential financing over an extended period of time. What is known is that residential development is
developer driven. The primary challenge for all types of housing is the source of financing. Money to buy
land, money to build homes, money to maintain them are the issues. They are particular acute for
workforce and other affordable housing that has historically relied on some level of private subsidies and
governmental financing that is becoming scarcer and harder to obtain.. Future developers are partners in the
provision of all types and costs of housing. Travertine Point commits to providing a menu of methods to
comply with affordable housing requirement which will result in units for all economic segments of the
community. A Housing Improvement Program (HIP) will be submitted for approval with the first
increment of development and updated with subsequent development increments.
Some suggested methods to provide for affordable housing could include any one or a combination of, and
not limited to, the following:
1. Tax credits are available from both federal and state programs, are subject to regular reauthorization
by federal and state government, and are of variable value subject to market trends.
2. Inclusionary Housing: this program generally encourages the development of the affordable units
concurrent with market rate units and has been most successful with moderate range single family,
attached-single family, garden or zero-lot-line, or condominium projects. Inclusionary housing
requirements can provide both actual for sale or rental units and in-lieu funds and both sources
should be a part of a successful housing plan. A significant component of the inclusionary
requirement is an incentive program that will entice developers to participate willingly. Some of the
more popular incentives are density bonuses, waiver of zoning or site requirements, local tax
abatements, waiver or deferral of permit fees, fast-track permitting, and subsidization of
infrastructure by the jurisdiction using some other source of income.
3. Accessory Dwelling Units: For parcels large enough to accommodate an accessory dwelling unit,
or residential unit over a detached garage, these “Granny Flats” may be counted as affordable units.
They provide second residences, either for sale or rent, and can attract people from diverse age and
provides for an affordable residence for lower income groups. In order to receive credit as an
affordable unit, the accessory unit must be defined as a complete legal dwelling according to building
codes.
4. Live/Work Units: for development projects that propose live-work units, a small business space on
the ground floor subsequent spaces containing the residential living space. These types of units may
be counted as affordable units in that employees on site provide obvious economic and
environmental benefits.
5. Payments in-lieu-of for housing developers: this program generally allows a developer to
contribute to a housing trust fund or other banking vehicle in-lieu-of actual construction of the units.
Payments may be based on percentages rather than specific dollar amounts. This program is only
successful if the contribution is generally equal to the actual development of the required number of
units. It has the advantage that funds from several projects may actually be sufficient to meet the
“gap” in the development of an affordable housing community. The actual entities that will collect,
invest, and allocate the in-lieu funds will have to be determined by implementation of a Housing
Improvement Program (HIP).
6. Fund contributions: Impose housing fund contributions on all development, not just housing
development. Affordable housing is the responsibility of all development in the community. All
segments of the retail, commercial, industrial, professional, and governmental industries need
4-6 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
employees at every level of the pay scale. The number of units or amount of fee should be dictated
by square footage and unit count and should be adjusted on a regular basis to respond to market
issues.
7. Employee housing: if an employer delivers employee housing within five miles of the jobsite, these
dwellings will receive double the amount of affordable credit towards the affordable housing
requirements. The benefits of workers not commuting and generating costs and environmental
impacts is rewarded with this double credit. These dwellings can be provided in any form
accommodating plumbed, overnight accommodations, including apartments, bunk houses, group
quarters, etc.
Sources of Affordable Housing Funding
One of the most effective incentives is local jurisdiction cooperation which could result in funding
applications either supported by or submitted by local governments. Some of the funding sources listed in
Table 4-1, Potential Affordable Housing Programs, will most assuredly change over the next year. Some
will morph into complimentary programs, some will disappear, and others will receive decreased – or
increased funding. However, both the state and federal governmental housing agencies are exploring
permanent sources of financing and Travertine Point must position itself to take advantage of them. In
addition, there may be housing trust funds, adjacent jurisdiction assistance, regional funding, and in-fill
development assistance.
Table 4-1
Potential Affordable Housing Programs
Program Funding
Source Applicant New Construction
or Rehabilitation Comments
Inclusionary Housing Program In-lieu of
development
Developers New Construction Locally adopted; options for
collection/allocation include CSD, HOA,
IFD
Low Income Tax Credits Federal Developers Both Competitive
Low Income Tax Credits State Developers Both Competitive
HOME Participating HUD Cities,
Counties
Both For larger entitlement jurisdictions
HOME Small Cities State HCD Cities,
Counties
Both For small cities that do not participate with
counties - competitive
Multifamily Housing Program
(MHP)
State HCD Developers Both Competitive; funding may end in 2009
Joe Serna, Jr. Farmworker
Housing
State HCD Developers New Construction Competitive; 51% of residents must be
farm workers
Transit-Oriented Development State HCD Developers New Construction For high-density housing and mixed use
near transit stations
Rural Rental Housing Section 515 USDA Developers New Construction In small rural communities
Rural Rental Housing Guarantee
Loans
USDA Developers New Construction In small rural communities
RDA Housing Set-Aside Funds RDA – city
or county
Developers Both Can be for use in RD Areas or jurisdiction-
wide
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-7
4. SPECIFIC PLAN LAND USE PLAN
The anticipated development phasing of the project is contemplated to occur in five phases. Phasing will
occur generally from north to south and east to west. Due to the complexity of flood control design,
portions of the project in future phases will require grading and flood control construction as part of the
initial project phase. (See Section 4.9, Phasing, for more detail on phasing of infrastructure).
The land use types, densities, and acreage allocations have been based on the recommendations of The
Concord Group’s market research report as prepared in July 2007 and amended in January 2009. The only
exception being the “research and development” land use envisioned by the applicant and included in the
Specific Plan as an element in the Mixed Use category. The Concord Group’s analysis and
recommendations did not find this use historically in the valley. The applicant believes that the advent of
the “green” building movement, alternative energy, and the restoration of the Salton Sea will create the
demand for such uses.
Exhibit 4-0, Land Use Plan, illustrates the land use designations that respond to the region’s anticipated
future growth. Land use categories correspond to the County of Riverside’s General Plan land use
designations and are referenced throughout this chapter. Table 4-2a, Statistical Summary of Proposed Land
Uses, reflects the statistical breakdown of land use designations for the Specific Plan area based on
sovereign (Torres Martinez), and jurisdictional Riverside and Imperial County boundaries, Tables 4-2b and
4-2c.
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4. SPECIFIC PLAN LAND USE PLAN
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4. SPECIFIC PLAN LAND USE PLAN
Business Park 35.8 35.8
Commercial Retail (Regional) 41.9 100 14.0 55.9 100
Commercial Retail (Local)43.0 43.0
Commercial Tourist 87.0 37.0 124.0
Mixed Use 22.0 250 89.0 450 111.0 700
Medium Density (2-5 du/ac) 220.0 630 2,021.0 5,737 2,241.0 6,367
Medium High Density (5-8 186.0 1,116 186.0 1,116
High Density (8-14 du/ac) 20.0 200 75.0 751 95.0 951
Very High Density (14-20 du/ac)81.0 1,296 81.0 1,296
Highest Density (20+ du/ac)79.0 1,770 79.0 1,770
Public Facility 168.0 168.0
Open Space (Recreation) 303.0 103.0 406.0
Open Space (Conservation) 515.0 150.0 665.0
Drainage 57.0 227.3 284.3
Roads 37.0 196.0 233.0
Salton Sea Area 110.0 110.0
Totals 1,412.9 1,180 3,505.1 11,120 4,918.0 12,300
Table 4-2a
Travertine Point Sp ecific Plan Concep t
Statistical Summary of Prop osed Land Uses
Commercial
Residential
Land Use
Open Space
Acres
Residential
Units Acres
Residential
Units
Torres-Martinez
Desert Cahuilla
Indians
Black Emerald and
Others Acreage
Total
Total
Units
4-12 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Acres Residential
Units Acres Residential
Units
Business Park 35.8 35.8
Commercial Retail (Regional) 41.9 100 14.0 55.9 100
Commercial Retail (Local)43.0 43.0
Commercial Tourist 66.0 34.0 100.0
Mixed Use 22.0 250 89.0 450 111.0 700
Medium Density (2-5 du/ac) 88.0 264 1,848.0 5,505 1,936.0 5,769
Medium Hi gh Density (5-8 186.0 1,116 186.0 1,116
High Density (8-14 du/ac) 20.0 200 75.0 751 95.0 951
Very High Density (14-20 du/ac)81.0 1,296 81.0 1,296
Highest Density (20+ du/ac)79.0 1,770 79.0 1,770
Public Facility 168.0 168.0
Open Space (Recreation) 202.0 103.0 305.0
Open Space (Conservation) 152.0 0.0 152.0
Drainage 29.0 223.3 252.3
Roads 35.0 191.0 226.0
Salton Sea Area 110.0 110.0
Totals 765.9 814 3,170.1 10,888 3,936.0 11,702
Source: FORMA, February 2009.
Table 4-2b
Travertine Point Specific Plan Concept
Statistical Summary of Proposed Land Uses - Riverside County
Open Space
Commercial
Residential
Torres-Martinez
Desert Cahuilla
Indians
Black Emerald and
Others Acreage
Total
Total
UnitsLand Use
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-13
4. SPECIFIC PLAN LAND USE PLAN
Acres Residential
Units Acres Residential
Units
Commercial Tourism 21.0 3.0 24.0
Medium Density (2-5 du/ac) 132.0 366 173.0 232 305.0 598
Open Space (Recreation) 101.0 101.0
Open Space (Conservation) 363.0 150.0 513.0
Drainage 28.0 4.0 32.0
Roads 2.0 5.0 7.0
Salton Sea Area
Totals 647.0 366 335.0 232 982.0 598
Table 4-2c
Travertine Point S pecific Plan Concep t
Statistical Summary of Prop osed Land Uses - Imp erial County
Commercial
Residential
Open Space
Land Use
Torres-Martinez
Desert Cahuilla
Indians
Black Emerald and
Others Acreage
Total
Total
Units
4-14 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
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4. SPECIFIC PLAN LAND USE PLAN
4.1.2 Land Use Designations
The Travertine Point Specific Plan proposes Residential, Non-Residential, and Open Space land use
designations. Land uses for school sites, parks, reservoirs, candidate areas for active adult communities, and
certain public service and public infrastructure facilities are designated as an “Overlay” to promote flexibility
in site/facility location.
The Overlay locations of proposed schools, parks, reservoirs, candidate areas for active adult communities,
and public service facilities and public infrastructure facilities are general and preliminary in nature and
subject to change pending development programs and final engineering. These areas are intended only to
illustrate allowable land use, character, and intent of the land use concept, for the Specific Plan. Final
locations, sizes, and configurations of schools, parks and reservoirs, and public service and infrastructure
facilities will be determined during the subdivision mapping and final engineering process, and, in
consultation with the appropriate public agencies.
In preparation of this Specific Plan, the Torres Martinez Tribe collaborated with the applicant and approved
the currently proposed land uses for their Tribal Lands within the Specific Plan area. The land use
designations identified on the Torres Martinez tribal property are recommendations to guide their
entitlements for future development, however, the Torres Martinez Desert Cahuilla Indians, (TMDCI),
being a sovereign nation, maintains ultimate land use jurisdiction over properties within reservation
boundaries, regardless of the ownership of such properties.
The Travertine Point Specific Plan represents the best practices in master planning for a homogeneous
geographic area. The boundaries of the plan are logically related to planning for economic development,
circulation, hard and soft infrastructure, sustainable principles, and landowner cooperation. The Torres
Martinez tribe has been a willing participant in the process and fully supports the Specific Plan and all of its
implementation requirements. Although it is recognized that the County does not have full jurisdiction over
Tribal lands, the Tribe intends to manage its land within the intent of the Specific Plan and will proceed to
adopt the Specific Plan principles into their official Tribal General Plan as regulated by the Bureau of Indian
Affairs (BIA). The monitored development within the Specific Plan area will ensure that certain
development threshold levels, as presented in Section 4.16, Project Administration, will be met before
additional or continued development is permitted on any non-tribal lands.
4-16 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
The Land Use Plan’s designations are described as follows:
1. Residential
Residential housing is planned to be predominantly single family in character, but may include
compact residential lots, attached homes, condominiums, multi-family – for-sale and rental units, and
an opportunity for active adult neighborhoods. A more prestigious residential neighborhood is
planned to be designed with homes integrated with a membership golf course planned for a
southeast portion of Imperial County.
In order to provide residential design flexibility, and to accommodate more sustainable compact
development, a residential project may be under or exceed the target density range of the land use
designation. Final development densities permitted shall be determined through the appropriate
development application review up to the designated Travertine Point Specific Plan maximum
density (12,300 dwelling units) and the transfer of dwelling units are subject to the Section 4.16.6,
Adjustment and Transfer provisions. Final development densities permitted will be based upon, but
not limited to, the following:
a. Adequate availability of services;
b. Adequate access and circulation;
c. Sensitivity to land forms;
d. Innovation in housing types, design and conservation practices; and/or
e. Sensitivity to neighborhood design through appropriate lot and street layouts.
The residential areas are characterized by five density categories, consistent with Riverside County
General Plan land use designations. Residential development target density ranges are described as
follows:
a. Medium Density Residential Land Use (MDR)
Medium Density Residential areas will allow development within 2 to 5 dwelling units per acre.
b. Medium High Density Residential Land Use (MHDR)
Medium High Density Residential areas will allow development within 5 to 8 dwelling units per
acre.
c. High Density Residential Land Use (HDR)
High Density Residential areas will allow development within 8 to 14 dwelling units per acre.
d. Very High Density Residential Land Use (VHDR)
Very High Density Residential areas will allow development within 14 to 20 dwelling units per
acre.
e. Highest Density Residential Land Use (HHDR)
Highest Density Residential areas will allow development greater than 20 dwelling units per acre.
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4. SPECIFIC PLAN LAND USE PLAN
2. Non-Residential
The land use plan locates the major retail and resort-tourist commercial, mixed use, and business
park land uses adjacent to SR-86S and its interchange to maximize freeway accessibility and visibility.
Four neighborhood commercial sites are strategically located for convenient accessibility to
residential neighborhoods. A resort-tourist commercial site along the Salton Sea shoreline will
feature a marina, subject to the successful restoration of the sea. See Chapter 3, Specific Plan Zoning
Ordinance for details regarding permitted uses.
a. Commercial Retail (Local) CR (L)
Neighborhood retail centers will provide for the day-to-day grocery store type of shopping
needs and services of the residents. Commercial Retail (Local) development density range is
targeted to be 0.20 to 0.35 (FAR).
b. Commercial Retail (Regional) CR (R)
A regional retail center area will take advantage of the proposed SR-86S interchange and will
allow for a variety of uses, including major retail, professional offices, civic and institutional uses,
as well as other visitor-serving uses such as tourist commercial. Commercial Retail (Regional)
development density range is targeted to be 0.20 to 0.35 (FAR).
c. Mixed Use Non-Residential (MU-1)
Mixed Use areas will allow for a variety of uses, including retail, offices, institutional uses, as well
as other visitor-serving uses. Emphasis is placed on non-residential land use combinations.
Mixed Use Non-Residential development density range is targeted to be 0.20 to 0.35 (FAR).
d. Mixed Use Residential (MU-2)
Mixed Use areas (MU-2) will allow for a variety of uses, including retail, offices, institutional
uses, other visitor-serving uses, as well as multi-family residential. Mixed Use Non-Residential
development density range is targeted to be 0.20 to 0.35 (FAR).
e. Business Park (BP)
An employment-based business park will allow for office, light industrial and light
manufacturing uses. Business Park (BP) development density range is targeted to be 0.20 to 0.35
(FAR).
f. Commercial Tourist (CT)
The resort area is slated for a hotel, spa, and possible casino, an upscale RV park, and golf. A
marina is proposed at the southeast portion of the Specific Plan area. In addition to boat docks,
slips and marine services, the marina area will also provide retail shops, restaurants, and possibly
lodging. Commercial Tourist (CT) development density range is targeted to be 0.20 to 0.35
(FAR).
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4. SPECIFIC PLAN LAND USE PLAN
3. Open Space
The Open Space land use designation is planned to allow for a variety of land uses including:
a. Open Space (Drainage) and Open Space (Salton Sea) (OS-W)
These Open Space areas will function as part of the storm water drainage and storm water
detention areas and the Salton Sea water body. The drainage ways may also contain bicycle and
hiking trails, and recreational park areas. The naturally revegetated channels will also serve to
provide natural habitat and provide corridors for wildlife movement between the Salton Sea and
the Santa Rosa slopes and other conservation areas to the west.
i. Drainage Channels
The linear drainage corridors accommodate on-site storm water drainage system and provide
opportunity for naturally landscaped, off-road additions to the bicycle and hiking trails
network as well as the potential for other active and passive park uses such as pocket parks,
ball fields and play grounds, etc.
ii. Salton Sea and Shore Line
The designation for the Salton Sea is to accommodate the shoreline and natural marine life.
It is also anticipated to respect the shoreline of the Salton Sea Authority and its role in
protecting the conservation of the Salton Sea.
This area is currently below the existing water level of the Salton Sea. Some portion of this
land use designation will be developed with boating facilities such as docks and slips in
conjunction with the proposed marina, subject to the successful restoration of the sea.
b. Open Space – Conservation (OS-C)
These areas will remain largely undeveloped. Some areas may be re-vegetated, restored, or
enhanced to increase their habitat value. The Torres Martinez lands with sensitive artifacts may
become a cultural preserve / living desert and possibly other culturally sensitive lands will be
maintained or preserved in a similar manner.
c. Open Space – Recreation (OS-R)
i. Open Space Recreation Areas
Open Space – Recreation areas are created to provide for outdoor recreation activities that
are either passive or active or a combination of both. This includes natural trail parks,
conservation areas, playgrounds, parks, sports facilities, equestrian facilities, campgrounds
and other similar uses and activities.
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4. SPECIFIC PLAN LAND USE PLAN
ii. Golf Course / Residential
An Open Space / Residential area in the southern portion of the Specific Plan area within
Imperial County is envisioned as an upscale residential community on a ‘resort–style’ golf
course.
4. Public Facilities
a. Public Facility (PF) (P) (with Park Overlay)
Riverside County owns two parcels that comprise a total of 166.6 acres. The larger parcel, some
161 acres, lies west of Lincoln and includes a county landfill operation which is concentrated in
the northerly half. Currently, the Oasis landfill disposal area occupies a 23.3 acre footprint. The
161-acre parcel is designated as Public Facility land use. This site located west of the
Commercial Retail (Regional) planning area and is envisioned as a possible future Regional Park
site with amenities such as sports fields, ball courts and other related facilities, some of which is
dependent upon closure of the landfill disposal facility.
The landfill operation was started several decades ago and in late 2007 was re-opened, two days a
week, after having been limited to two days of operation per year for the past several years. The
Specific Plan recognizes the Oasis Landfill as an existing, non-conforming interim use. The
Specific Plan also allows for open space uses, parks, and recreation uses within the area of the
PF designated area outside of the landfill disposal footprint during the operation life of the
landfill, subject to approval of the Riverside County Waste Management Department
(RCWMD). During this interim period, and prior to closure of the site, no habitable
development will be permitted within 1,000 feet of the 161 acre area or as required by the
County.
The landfill will be closed in place in accordance with the requirements of RCWMD. The site
will be capped in place using on-site native materials then re-graded using native soils, The
closure occurs in strict accordance with the RCWMD closure plan and will be further analyzed
at the time of closure to allow for the proposed regional park uses planned for the site. The
closure process will ensure the restoration of the project site in order to eliminate environmental
constraints on future adjacent development and allow for recreational uses on the site. All other
mitigation measures identified by Environmental Impact Report No. 514 will also be
implemented prior to development as determined applicable.
After closure of the facility, the site is planned to be developed as a regional park emphasizing a
variety of amenities that will serve to provide recreation, education, habitat cultural and
entertainment needs. (See Section 4.5, Open Space and Recreation for additional detail). This
site includes the park overlay in order to provide for the future park land use. Ancillary
structures may be permitted in support of this public facility park use. Other adjacent
development may occur consistent with the closure of the landfill area.
Other uses within the PF designated area are permitted as identified in Chapter 3, Specific Plan
Zoning Ordinance, Table 3-1.
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4. SPECIFIC PLAN LAND USE PLAN
5. Overlays – Schools, Parks, Reservoirs, and Candidate Active Adult Community areas
a. Schools (S)
Several elementary schools, a middle school, and high school are anticipated to be planned and
located to serve the needs of the community. It is the intent of the Land Use Plan and the Open
Space and Parks Plan to have all schools conveniently located within a short walking distance to
residential neighborhoods and accessible by the extensive network of trails within the
community. However, school facilities will be determined by the number of homes built and the
number of new students generated by the development and the actual number, exact location
and configuration of the school sites, will be determined in collaboration with the Coachella
Valley Unified School District and may be modified as subdivision maps are planned and
processed.
b. Parks (P)
Parks and private recreation facilities will be developed in conjunction with some residential
developments. These park sites have been identified as an overlay land use in order to provide
flexibility for the number, size and location of these recreational amenities. These sites will be
developed in conjunction with the processing of tentative subdivision maps related to the
amount of residential units developed. It is the intent that a majority of residences will be within
a quarter-mile, equivalent to about a five-minute walk, from a local park, school, or private
recreation facility. Guidelines and standards for parks are set forth in Section 4.5, Parks,
Recreation, and Open Space.
c. Reservoirs (R)
Open water reservoirs will be designed as multi-functional facilities for irrigation and fire
suppression water storage, storm water detention, water quality treatment and, possible ground
water re-charge. They will also provide opportunities for recreational uses such as non-
motorized boating, sailing, kayaking, and fishing; and provide open space visual amenities for
residential neighborhoods. Body contact with the water will be prohibited. Guidelines and
standards for open water reservoirs are set forth in Section 4.5, Parks, Recreation, and Open
Space. The Specific Plan has identified possible sites for these facilities; however their ultimate
location, size, and design will be determined in coordination with CVWD.
d. Active Adult Overlay (A)
Active adult communities offer homes and amenities in a resort style community. They are
generally age restricted, gated communities, that provide diverse recreational opportunities and
amenities such as golf, tennis, pool, clubhouse, and fitness facilities. An Active Adult
community is typically located in areas of over 400 acres. Travertine Point has planned for the
opportunity of approximately a third of the Specific Plan’s residential units to be active adult.
The active adult overlay, as shown on Exhibit 4-0, Land Use Plan, identifies candidate areas
where active adult communities may be located.
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4. SPECIFIC PLAN LAND USE PLAN
e. Other Public Facilities (*)
Public safety and emergency services (police, fire, EMT) will be accommodated in the planning
for Travertine Point in collaboration with the responsible agencies. Civic uses and community
facilities (libraries, museums, performing arts, government centers, courts, etc.) will be allowed
uses in the Town Center as well as throughout the Specific Plan area where necessary in
consultation with the appropriate public agencies.
A public community facilities financing program is important to the implementation of
Travertine Point. The development of public facilities and the provision of public services
associated with the Specific Plan area could occur through a combination of several financing
mechanisms. The financing program will assure the timely financing and construction of public
streets, utilities, and other necessary capital improvements in pace with the development of the
Specific Plan.
The exact financing method for various improvements will be determined in conjunction with
the phasing of the infrastructure, or other public service or facility needs, as determined
necessary or applicable to the type of development. Some of the possible funding mechanisms
for public community facilities and improvements are identified in Table 4-3, Community
Facilities and Funding Sources.
6. Overlays – Public Infrastructure
a. Waste Water Treatment Plant (WWTP)
A waste water treatment plant will be necessary to serve the Travertine Point area and nearby
properties. The permanent facility is planned to be located in District 3 in the northeast corner
of PA 3-6. The initial phases of development may be served by a modular package treatment
plant to be sited in the same location. The initial phases of the project will be served by a
temporary modular wastewater package treatment plant that will be capable of handling
approximately 5,000 residential units. That facility is proposed to be located in the northeast
portion of Planning Area 3-6, bordered by open space to the east (PA 3-18). An open space
buffer, a minimum of 150 feet in width, will be maintained between the plant site and any
residential development located to the north, west, or south. The physical plant facilities will be
screened by landscaping. The buffer and landscape screening will remain as long as this plant is
in operation. The temporary package treatment plant will be dismantled and removed from this
location when the permanent CVWD regional wastewater treatment plant is operational and
capable of serving the development. The Specific Plan has identified two possible sites for this
permanent facility; however its ultimate location, size, and design will be determined under a
separate project CVWD public works application and environmental review.
b. Infrastructure Service Structures (WT/BPS) (ES)
Travertine Point will need infrastructure systems to be in place prior to development. These
systems may include pump stations, lift stations, enclosed potable water storage tanks and similar
for water distribution and waste water management. Other systems may include natural gas
facilities, electrical substations, communications facilities, and similar utilities.
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4. SPECIFIC PLAN LAND USE PLAN
Table 4-3
Community Facilities and Funding Sources
FACILITY TYPE
POTENTIAL
RESPONSIBLE PARTY
FOR CONSTRUCTION
POTENTIAL
FUNDING SOURCES
PHASE I
Parks and Trails-Phase I to meet 5 acres
per 1,000 residents level of service
• Developer
• CVRPD
• Land-Secured Financing District(s)
• Development Impact Fees
• Quimby Fees
• Developer Contributions
Flood Control-Channel 1 • Developer
• CVWD
• Land-Secured Financing District(s)
• Development Impact Fees
Flood Control-Channel 2 • Developer
• CVWD
• Land-Secured Financing District(s)
• Development Impact Fees
Potable Water-Use CVWD 1st 30'' Main • Developer
• CVWD
• Land-Secured Financing District(s)
• Sewer and Water Connection Charges
Irrigation & Fire Water-Interim Hydro-
Pneumatic Pumping Plant & Filtration
System
• Developer
• CVWD
• Land-Secured Financing District(s)
• Development Impact Fees
Sewer-Modular Wastewater Package Plant • Developer
• CVWD
• Land-Secured Financing District(s)
• Development Impact Fees
• Sewer and Water Connection Charges
• Infrastructure Financing District
Power-Construct TPPS • Developer • Land-Secured Financing District(s)
• Development Impact Fees
• Developer Contributions
Power-Construct Substation 1 • Developer
• IID
• Land-Secured Financing District(s)
• Development Impact Fees
• IID Fees
• Developer Contributions
Sheriff-Substation • Developer • Developer Contributions
• Land-Secured Financing District(s)
• Development Impact Fees
Fire Protection-Fire Station • Developer • Developer Contributions
• Land-Secured Financing District(s)
• Development Impact Fees
Schools-Elementary • Developer
• CVUSD
• CVUSD School Fees
• Developer Contributions
Schools-Middle School • Developer
• CVUSD
• CVUSD School Fees
• Developer Contributions
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4. SPECIFIC PLAN LAND USE PLAN
Table 4-3
Community Facilities and Funding Sources
FACILITY TYPE
POTENTIAL
RESPONSIBLE PARTY
FOR CONSTRUCTION
POTENTIAL
FUNDING SOURCES
PHASE II
Parks and Trails-Phase II to meet 5 acres
per 1,000 residents level of service
• Developer
• CVRPD
• Land-Secured Financing District(s)
• Development Impact Fees
• Quimby Fees
• Developer Contributions
Potable Water-Water Tank & Reservoir • Developer
• CVWD
• Land-Secured Financing District(s)
• Sewer and Water Connection Charges
Sewer-Sewer Crossing 86S • Developer
• CVWD
• Land-Secured Financing District(s)
• Sewer and Water Connection Charges
Irrigation & Fire Water-Permanent
Irrigation Reservoir & System
• Developer
• CVWD
• Land-Secured Financing District(s)
• Developer Contributions
Power-Construct Substation 2 • Developer
• IID
• Land-Secured Financing District(s)
• Developer Contributions
• IID Fees
Fire Protection-Fire Station • Developer • Developer Contributions
• Land-Secured Financing District(s)
• Development Impact Fees
Schools-Elementary • Developer • CVUSD • CVUSD School Fees
• Developer Contributions
PHASE III
Parks and Trails-Phase III to meet 5
acres per 1,000 residents level of service
• Developer
• CVRPD
• Land-Secured Financing District(s)
• Development Impact Fees
• Quimby Fees
• Developer Contributions
Flood Control-Channel 3 • Developer • Land-Secured Financing District(s)
• Developer Contributions
Sewer-Sewer Permanent Wastewater
Treatment Plant
• Developer
• CVWD
• Land-Secured Financing District(s)
• Developer Contributions
Power-Construct Substation 3 • Developer
• IID
• Land-Secured Financing District(s)
• Development Impact Fees
• IID Fees
• Developer Contributions
Library - Phase A • Developer • Land-Secured Financing District(s)
• Development Impact Fees
• Developer Contributions
Oasis Dump - Closure • Developer • Land-Secured Financing District(s)
• Developer Contributions
Schools-Elementary • Developer
• CVUSD
• CVUSD School Fees
• Developer Contributions
Schools-High School • Developer
• CVUSD
• CVUSD School Fees
• Developer Contributions
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4. SPECIFIC PLAN LAND USE PLAN
Table 4-3
Community Facilities and Funding Sources
FACILITY TYPE
POTENTIAL
RESPONSIBLE PARTY
FOR CONSTRUCTION
POTENTIAL
FUNDING SOURCES
PHASE IV
Parks and Trails-Phase IV to meet 5
acres per 1,000 residents level of service
• Developer
• CVRPD
• Land-Secured Financing District(s)
• Development Impact Fees
• Quimby Fees • Developer Contributions
Flood Control-Channel 4 • Developer • Land-Secured Financing District(s)
• Developer Contributions
Power-Construct Substation 4 • Developer
• IID
• Land-Secured Financing District(s)
• Development Impact Fees
• IID Fees
• Developer Contributions
Regional Park - Phase A • Developer
• CVRPD
• Land-Secured Financing District(s)
• Development Impact Fees
• Quimby Fees • Developer Contributions
Schools-Elementary • Developer
• CVUSD
• CVUSD School Fees
• Developer Contributions
PHASE V
Parks and Trails-Phase V to meet 5 acres
per 1,000 residents level of service
• Developer
• CVRPD
• Land-Secured Financing District(s)
• Development Impact Fees
• Quimby Fees
• Developer Contributions
Library - Phase B • Developer • Land-Secured Financing District(s)
• Development Impact Fees
• Developer Contributions
Regional Park - Phase B • Developer
• CVRPD
• Land-Secured Financing District(s)
• Development Impact Fees
• Quimby Fees
• Developer Contributions
Source: DPFG (Infrastructure Phasing and Funding Analysis for the Travertine Point Specific Plan,
March 26, 2009)
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4. SPECIFIC PLAN LAND USE PLAN
4.2 SPECIFIC PLAN DISTRICTS AND DEVELOPMENT STANDARDS
The Travertine Point Specific Plan addresses a very large area, some 4,900 acres, and includes more than 75
individual Planning Areas. Four Specific Plan Districts are identified to group planning areas into more
manageable and comprehendible geographic areas. Districts 1 through 4 are identified on Exhibit 4-0, Land
Use Plan. Each District Map identifies the Land Use designation for each planning area along with
regulatory development standards and imagery. Development standards identified in the Specific Plan
District exhibits supersede the County’s development standards, unless otherwise stated. Exhibit 4-1a -
District 1 Development Standards, Exhibit 4-2a - District 2 Development Standards, Exhibit 4-3a - District
3 Development Standards, Exhibit 4-4a - District 4 Development Standards, and Chapter 3, Specific Plan
Zoning Ordinance elaborate upon the allowed development standards and permitted uses within the
Specific Plan.
In addition to the development standards set forth in this section, all development in any District of the
Travertine Point community is subject to the guidelines of this Specific Plan. These guidelines are found in
the following sections:
•Section 4.11 – Sustainable Principles
•Section 4.12 – Design Guidelines
•Section 4.13 – Landscape Design Guidelines
•Section 4.14 – Community Design Elements
•Section 4.15 – Architectural Design Guidelines
The Torres Martinez Tribal properties are planned to be consistent with the Specific Plan and the Riverside
County land use and zone designations as identified. The Torres Martinez Desert Cahuilla Indians,
(TMDCI) being a sovereign nation, maintains land use jurisdiction over properties within reservation
boundaries that are in Trust lands or allotee lands. The proposed land use designations on Torres Martinez
Tribal lands, although outside of County jurisdictional control, are recommended and Tribal-approved land
uses to sustain long-term tribal development plans. Ultimate land use decisions for the Torres Martinez
Tribal lands are to be made by the Tribe, with technical assistance from Riverside and Imperial Counties.
The four Districts are further described and illustrated in the following pages to provide development
standards and imagery that will guide the ultimate build out of the Specific Plan. The development
standards specifically listed herein supersede existing Riverside County and Imperial County codes. These
standards provide a concise structure that will regulate development within the Specific Plan.
Overall sustainable development practices are embraced throughout all Districts. The future of the Specific
Plan relies on flexible standards and guidelines for market adjustments and technological advancements.
The clustering of residential units to reduce infrastructure and transportation system costs assist in making
the community more sustainable.
Opportunities exist for alternative energy, transportation, and conservation systems with land uses based on
sustainable development practices. Strategically planning residential neighborhoods and linking pedestrian
trails to employment and business centers assist in reducing energy impacts from vehicular movement
throughout the Specific Plan.
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4. SPECIFIC PLAN LAND USE PLAN
Future residential technological developments are anticipated and provided for. New and innovative
housing products will not only accommodate affordable and workforce housing and active adult
neighborhoods, but will also lead to products and methods not yet standardized, such as modular
construction practices, and alternative materials applications. The Development Standards that follow
encourage these progressive, technology-driven future development practices.
4.2.1 District 1
District 1 is the northwest portion of the Specific Plan area. Its primary emphasis is on residential, cultural
preservation, active adult, some regional commercial and mixed-use land uses.
The land use components for District 1 include and encompass the following:
Medium Density Residential, six planning areas. To provide single family residential detached or
attached opportunities.
Medium High Density Residential, two planning areas. To provide greater opportunity for attached
and detached opportunities.
Commercial Retail Local, two planning areas. To provide nearby convenient consumer retail goods
and services to meet the needs of the local community.
Mixed Use Non-Residential, two planning areas. To provide business and economic opportunity in
the town center and the community.
Mixed Use Residential, two planning areas. To provide opportunity for walk to work environments
combining residential land uses with compatible retail, office, or similar business or service uses.
Commercial Retail Regional, two planning areas. To provide regional consumer and business
services and to attract consumer and business activity from beyond Travertine Point’s boundary.
Public Facilities, one planning area. To provide existing land uses to continue landfill disposal
activities on a non-conforming interim use basis, and to provide for a future regional park and other
recreational activities.
Open Space Recreation, two planning areas. To provide for community recreation needs, passive
and active, including ball fields, playgrounds, and open spaces.
Open Space Conservation, one planning area. To provide for the preservation of Torrez Martinez
Tribal lands that may have sensitive cultural and environmental values.
1. Medium Density Residential (MDR) designated for PA 1-1 through
PA 1-6.
a. Medium Density Residential areas allow development within 2 to 5 dwelling units per acre.
b. Varied lot sizes are permitted to accommodate a variety of product types. A 3,500 square foot
lot is permitted subject to a planned residential development permit.
c. Residential product types include, but are not limited to single family attached, zero lot line,
duplex or triplex, town home, single family detached, court yard products, or small lot
subdivision products.
d. All Medium Density Residential Land Use Areas may be processed as a subdivision or planned
residential development.
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4. SPECIFIC PLAN LAND USE PLAN
e. Housing product types may be for rental, private ownership, second home, vacation homes, and
condominium.
f. Development standards established in Exhibit 4-1a, District 1 Development Standards and
Exhibit 4-1b, District 1 Development Standard Notations, shall be followed.
2. Medium High Density Residential (MHDR) designated for PA 1-7 and 1-8.
a. Medium High Density Residential areas allow development within 5 to 8 dwelling units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All Medium High Density Residential Land Use Areas may be processed as a subdivision or
planned residential development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
e. Exhibit 4-1b, District 1 Development Standard Notations shall be followed. Exhibit 4-1c,
Conceptual Plotting Diagrams represents some examples of potential plotting layouts consistent
with the Specific Plan development standards. These examples are for illustrative purposes and
do not limit other possible site plan or plotting layout solutions that would also be consistent
with the development standards.
3. Commercial Retail (Local) CR (L) designated for PA 1-9 and 1-10.
a. This area is designated to support the neighboring residential and mixed use designations by
providing nearby convenient consumer retail goods and services to meet the daily needs of the
community.
4. Mixed Use MU-1 designated for PA 1-11 and PA 1-13.
a. This area is designated to allow mixed use non-residential development to provide maximum
opportunity and flexibility for a broad array of long term commercial, institutional and business
uses to serve the community and provide employment. Freeway visibility also enhances the
opportunity for vigorous commercial activity.
5. Mixed Use MU-2 designated for PA 1-12 and PA 1-14.
a. This area is designated to allow mixed use development, including residential, to provide
maximum opportunity and flexibility for a broad array of long term residential, commercial,
institutional, and business uses in the Town Center area within walking distance to multiple land
use opportunities.
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4. SPECIFIC PLAN LAND USE PLAN
b. Torres Martinez Tribal Land Recommendation (PA 1-14)
i. Refer to Travertine Point Exhibit 4-1a, District 1 Development Standards, Exhibit 4-1b,
District 1 Development Standard Notations, and Exhibit 4-1c, Conceptual Plotting
Diagrams.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
6. Commercial Retail (Regional) CR (R) designated for PA 1-15 and 1-16.
a. To provide regional consumer and business services and to attract business activity from beyond
Travertine Point’s boundary.
b. Torres Martinez Tribal Land Recommendation (PA 1-16)
i. Refer to Travertine Point Exhibit 4-1a, District 1 Development Standards and Exhibit 4-1b,
District 1 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
7. Public Facility (PF) with (P) overlay designated for PA 1-17.
a. The Public Facility area is for the purpose of recognizing the near term continuation of existing
uses deemed necessary by Riverside County (i.e., the Oasis Landfill) as a non-conforming use,
with the intent of ultimately creating a regional park in this location. This transformation of use
is pending the future closure of the Oasis Landfill. This designation also allows for other
compatible public facilities depending on Riverside County’s needs. (See Section 4.5.1, Public
Facility (PF) (P) Regional Park.)
8. Open Space Recreation OS (R) designated for PA 1-18 through 1-19.
a. These areas are potential park sites or similar outdoor recreation uses.
9. Open Space Conservation OS (C) designated for PA 1-20.
a. Open Space Conservation is intended to preserve areas of land for cultural and natural historic
purposes.
b. Torres Martinez Tribal Land Recommendation
i. Refer to Travertine Point Exhibit 4-1a, District 1 Development Standards and Exhibit 4-1b,
District 1 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
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4. SPECIFIC PLAN LAND USE PLAN
10. District 1 Overlays
The designated overlays for District 1 are intended to generally locate community and public facilities
necessary to service this portion of the Travertine Point community. The active adult overlay applies
as a candidate area and may encompass more than one planning area within District 1.
Overlay Quantity Brief Description
a. Schools 2 Two potential school sites are contemplated for
District 1. However, the demographics of the future
residents will guide CVUSD in their facilities planning,
site location and acquisition. Public elementary,
middle, and high schools are permitted by right.
Private schools are permitted subject to a Public Use
Permit (PUP).
b. Parks 7 Seven park sites are anticipated for District 1. Park
sites are located to provide close and convenient access
from surrounding residential neighborhoods.
c. Reservoirs 1 One surface reservoir overlay is identified for District
1. Reservoir locations are strategically placed to
provide for multiple uses, including irrigation water
storage, storm water management, water quality
treatment, recreation, and visual amenity.
d. Public
Facilities
1 One public facility overlay is identified for District 1.
Locations are identified where efficient road access is
available. Refer to Table 4-3, Community Facilities
and Funding Sources for a list of such facilities.
e. Public
Infrastructure
5 Five public infrastructure overlays are identified for
District 1. Overlays are identified based on function,
effective needs, and to provide alternative locations.
Refer to Table 4-3, Community Facilities and Funding
Sources for a complete list of such facilities.
4-30 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
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4-
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-41
4. SPECIFIC PLAN LAND USE PLAN
4.2.2 District 2
District 2 is the southwest portion of the Specific Plan area. Its emphasis is on Resort Tourism, upscale
residential and golf course recreation.
The land use components for District 2 include and encompass the following:
Medium Density Residential, five planning areas. To provide single family residential detached or
attached opportunities. Some of Planning Area 2-6 is also incorporated within the Open Space
Recreation designated land use areas for a residential golf community with approximately 180 acres
for golf or other open space use, and the remaining acreage for 232 maximum residential dwelling
units.
Medium High Density Residential, two planning areas. To provide greater opportunity for attached
and detached opportunities. Mixed Use Non-Residential, one planning area. To provide business
and economic opportunity in the town center and the community.
Mixed Use Residential, two planning areas. To provide opportunity for walk to work environments
combining residential land uses with compatible retail, office, or similar business or service uses.
Commercial Tourist, six planning areas. To provide opportunity for hotels, resorts, entertainment
uses, mixed land use opportunities, and gaming facilities on TMDCI properties.
Open Space Recreation, one planning area. To provide for golf course or other open space uses for
the residential golf community.
Open Space Conservation, four planning areas. To provide for the preservation of Torrez Martinez
Tribal lands that may have sensitive cultural and ideological values.
1. Medium Density Residential (MDR) designated for PA 2-1, 2-3 through
PA 2-6.
a. Medium Density Residential areas allow development within 2 to 5 dwelling units per acre.
b. Varied lot sizes are permitted to accommodate a variety of product types. A 3,500 square foot
lot is permitted subject to a planned residential development permit.
c. Residential product types include but not limited to single family attached, zero lot line, duplex
or triplex, town home, single family detached, court yard products or small lot subdivision
products.
d. All Medium Density Residential Land Use Areas may be processed as a subdivision or planned
residential development.
e. Housing product types may be for rental, private ownership, second home, vacation homes, and
condominium.
f. Development standards established in Exhibit 4-2a, District 2 Development Standards and
Exhibit 4-2b, District 2 Development Standard Notations shall be followed.
4-42 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
g. Torres Martinez Tribal Land Recommendation (PA 2-12-3, 2-4, and PA 2-5)
i. Refer to Travertine Point Exhibit 4-2a, District 2 Development Standards and Exhibit 4-2b,
District 2 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
2. Medium Density Residential Open Space Recreation designated for
PA 2-6.
a. This particular area is designated to allow a combination of larger lot residential land uses, less
than five dwellings per acre, and open space recreation to provide an opportunity for a
membership golf course community or similar upscale residential area.
3. Medium High Density Residential (MHDR) designated for PA 2-2 and 2-7.
a. Medium High Density Residential areas allow development within 5 to 8 dwelling units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All Medium High Residential Land Use Areas may be processed as a subdivision or planned
residential development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
e. Exhibit 4-2b, District 2 Development Standard Notations shall be followed. Exhibit 4-2c,
Conceptual Plotting Diagrams represents some examples of potential plotting layouts consistent
with the Specific Plan development standards. These examples are for illustrative purposes and
do not limit other possible site plan or plotting layout solutions that would also be consistent
with the development standards.
4. Mixed Use MU-2 designated for PA 2-8 and PA 2-9.
a. This area is designated to allow mixed use development, including residential, to provide
maximum opportunity and flexibility for a broad array of long term residential, commercial,
institutional, and business uses in the Town Center area within walking distance to multiple land
use opportunities.
b. Torres Martinez Tribal Land Recommendation (PA 2-8)
i. Refer to Travertine Point Exhibit 4-2a, District 2 Development Standards, Exhibit 4-2b,
District 2 Development Standard Notations, and Exhibit 4-2c, Conceptual Plotting
Diagrams.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-43
4. SPECIFIC PLAN LAND USE PLAN
5. Commercial Tourist (CT) designated for PA 2-10 through PA 2-15.
a. To provide opportunity for hotels, resorts, entertainment uses, mixed land use opportunities,
and gaming facilities on TMDCI properties.
b. Torres Martinez Tribal Land Recommendation (PA 2-10, PA 2-13,
PA 2-14)
i. Refer to Travertine Point Exhibit 4-2a, District 2 Development Standards and Exhibit 4-2b,
District 2 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
6. Open Space Recreation OS (R) designated for PA 2-16.
a. These areas are potential golf use or similar outdoor recreation uses.
b. Torres Martinez Tribal Land Recommendation (PA 2-16)
i. Refer to Travertine Exhibit 4-2a, District 2 Development Standards and Exhibit 4-2b,
District 2 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
7. Open Space Conservation OS (C) designated for PA 2-17 through
PA 2-20.
a. Open Space Conservation is intended to preserve areas of land for cultural and natural historic
purposes.
b. Planning Areas 2-17, 2-18 and 2-19 are located directly adjacent to the Anza Borrego Desert
State Park to the south. Special treatment for these areas are outlined in Section 4.5, Parks,
Recreation, and Open Space; Section 4.5.5, Trails Network, regarding public access design
guidelines and transition buffers that will serve to maintain the natural landscape.
c. The Travertine Point rock outcropping is located within Planning Area 2-20 and is another open
space conservation area where natural and culturally sensitive features have been identified by
the Torres Martinez Tribe and will be preserved and maintained as prescribed by the Tribe
and/or other recommendations within the mitigation measures from EIR No. 514 and the
cultural resources survey conducted for the area.
d. Torres Martinez Tribal Land Recommendation (PA 2-16 through PA 2-18)
i. Exhibit 4-2a, District 2 Development Standards and Exhibit 4-2b, District 2 Development
Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
4-44 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
8. District 2 Overlays
The designated overlays for District 2 are intended to generally locate community and public facilities
necessary to service this portion of the Travertine Point community. The active adult overlay applies
as a candidate area and may encompass more than one planning area within District 2.
Overlay Quantity Brief Description
a. Schools 1 One potential school site is contemplated for District
2. However, the demographics of the future residents
will guide CVUSD in their facilities planning, site
location and acquisition. Public elementary, middle,
and high schools are permitted by right. Private
schools are permitted subject to a Public Use Permit
(PUP).
b. Parks 3 Three park sites are anticipated for District 2. Park
sites are located to provide close and convenient
access from surrounding residential neighborhoods.
c. Reservoirs 1 One surface reservoir overlay is identified for District
2. Reservoir locations are strategically placed to
provide for multiple uses, including irrigation water
storage, storm water management, water quality
treatment, recreation, and visual amenity.
d. Public
Facilities
1 One public facility overlay is identified for District 2.
Locations are identified where efficient road access is
available. Refer to Table 4-3, Community Facilities
and Funding Sources for a list of such facilities.
c. Public
Infrastructure
1 One public infrastructure overlay is identified for
District 2. Overlays are identified based on function,
effective needs, and to provide alternative locations.
Refer to Table 4-3, Community Facilities and Funding
Sources for a complete list of such facilities.
4-
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TORRES MARTINEZ (TMDCI) Torres Martinez Tribal Land Recommendations It is anticipated that the tribal lands within th e specific plan area shall follow these development standards, subject to TMDCI approval. Torres Martinez tribal lands with Mixed Use or Commercial Retail (Regional) designation may have residential component within land use designation that total 450 dwellings. Gaming facilities are permitted. AGRICULTURAL BUFFERS As land within the Travertine Point Specific Plan is converted from agricultural use to the urban development consistent with the underlying land use and zoning designations the issue of compatibility of uses and users must be addressed. See Chapter 4.15, Project Administration for more detail.
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-55
4. SPECIFIC PLAN LAND USE PLAN
4.2.3 District 3
District 3 is the northeast portion of the Specific Plan area. Its emphasis is on residential neighborhood
development, active adult communities, shoreline preservation, and open space and trail systems.
The land use components for District 3 include and encompass the following:
Medium Density Residential, thirteen planning areas. To provide single family residential detached
or attached opportunities.
High Density Residential, three planning areas. To provide greater opportunity for attached and
detached products with the intent to provide a diversity of housing products, encourage compact
development, provide project-level common open space areas, thereby enabling the preservation of
large contiguous areas of community open space with the designations of OS(R) and OS(C).
Very High Density Residential, one planning area. To provide greater opportunity for attached and
detached products with the intent to provide a diversity of housing products, encourage compact
development, provide project-level common open space areas, thereby enabling the preservation of
large contiguous areas of community open space with the designations of OS(R) and OS(C).
Highest Density Residential, one planning area. To provide greater opportunity for attached and
detached products with the intent to provide a diversity of housing products, encourage compact
development, provide project-level common open space areas, thereby enabling the preservation of
large contiguous areas of community open space with the designations of OS(R) and OS(C)..
Commercial Retail Local, one planning area. To provide nearby convenient consumer retail goods
and services to meet the daily needs of the local community.
Open Space Recreation, four planning areas. To provide for community recreation needs, passive
and active, including ball fields, playgrounds, and open spaces. District 3 also allows equestrian
facilities such as stables, horse pens, riding rinks and arenas subject to a conditional use process.
1. Medium Density Residential (MDR) designated for PA 3-1 through PA 3-12, and PA3-22.
a. Medium Density Residential areas allow development within 2 to 5 dwelling units per acre.
b. Varied lot sizes are permitted to accommodate a variety of product types. A 3,500 square foot
lot is permitted subject to a planned residential development.
c. Residential product types include but not limited to single family attached, zero lot line, duplex
or triplex, town home, single family detached, court yard products or small lot subdivision
products.
d. All Medium Density Residential Land Use Areas may be processed as a subdivision or planned
residential development.
e. Housing product types may be for rental, private ownership, second home, vacation homes, and
condominium.
f. Development standards established in Exhibit 4-3a, District 3 Development Standards and
Exhibit 4-3b, District 3 Development Standard Notations shall be followed.
4-56 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
2. High Density Residential (HDR) designated for PA 3-13, 3-14, and 3-23.
a. High Density Residential areas allow development within 8 to 14 dwelling units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All High Residential Land Use Areas may be processed as a subdivision or planned residential
development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
3. Very High Density Residential (VHDR) designated for PA 3-15.
a. Very High Density Residential areas allow development within 14 to 20 dwelling units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All High Residential Land Use Areas may be processed as a subdivision or planned residential
development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
e. Exhibit 4-3b, District 3 Development Standard Notations shall be followed. Exhibit 4-3c,
Conceptual Plotting Diagrams represents some examples of potential plotting layouts consistent
with the Specific Plan development standards. These examples are for illustrative purposes and
do not limit other possible site plan or plotting layout solutions that would also be consistent
with the development standards.
4. Highest Density Residential (HHDR) designated for PA 3-16.
a. Highest Density Residential areas allow development greater than 20 dwelling units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All Highest Residential Land Use Areas may be processed as a subdivision or planned residential
development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-57
4. SPECIFIC PLAN LAND USE PLAN
e. Exhibit 4-3b, District 3 Development Standard Notations shall be followed. Exhibit 4-3c,
Conceptual Plotting Diagrams represents some examples of potential plotting layouts consistent
with the Specific Plan development standards. These examples are for illustrative purposes and
do not limit other possible site plan or plotting layout solutions that would also be consistent
with the development standards.
5. Commercial Retail Local CR (L) designated for PA 3-17.
a. This area is designated to support the neighboring residential designations in order by providing
nearby convenient consumer retail goods and services that meet the needs of the nearby
community.
6. Open Space Recreation OS (R) designated for PA 3-18 through 3-21.
a. These areas are potential park sites or similar outdoor recreation uses. Some of the designated
areas have the benefit of the Salton Sea shoreline as an amenity to future recreational areas.
b. Torres Martinez Tribal Land Recommendation (PA 3-18 and PA 3-20)
i. Refer to Travertine Point Exhibit 4-3a, District 3 Development Standards and Exhibit 4-3b,
District 3 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
4-58 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
7. District 3 Overlays
The designated overlays for District 3 are intended to generally locate community and public facilities
necessary to service this portion of the Travertine Point community. The active adult overlay applies
as a candidate area and will encompass more than one planning area within District 3.
Overlay Quantity Brief Description
a. Schools 4 Four potential school sites are contemplated for
District 3. However, the demographics of the future
residents will guide CVUSD in their facilities planning,
site location and acquisition. Public elementary,
middle, and high schools are permitted by right.
Private schools are permitted, subject to a Public Use
Permit (PUP).
b. Parks 6 Six park sites are anticipated for District 3. Park sites
are located to provide close and convenient access
from surrounding residential neighborhoods.
c. Reservoirs 4 Four surface reservoirs are planned for District 3.
Reservoir locations are strategically placed to provide
for multiple uses, including irrigation water storage,
storm water management, water quality treatment,
recreation, and visual amenity.
d. Public
Facilities
1 One public facility is planned for District 3.
e. Public
Infrastructure
3 Three public infrastructure overlays are identified for
District 3. Overlays are identified based on function,
effective needs, and to provide alternative locations.
Refer to Table 4-3, Community Facilities and Funding
Sources for a complete list of such facilities.
4-
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-69
4. SPECIFIC PLAN LAND USE PLAN
4.2.4 District 4
District 4 is the southeast portion of the Specific Plan area. Its emphasis is on business park, light
industrial and commercial land uses, shoreline preservation and new marina access, trail systems and
residential development.
The land use components for District 4 include and encompass the following:
Medium Density Residential, seven planning areas. To provide single family residential detached or
attached opportunities.
Medium High Density Residential, one planning area. To provide single family residential detached
or attached opportunities.
Very High Density Residential, one planning area. To provide greater opportunity for attached and
detached products with the intent to provide a diversity of housing products, encourage compact
development, provide project-level common open space areas, thereby enabling the preservation of
large contiguous areas of community open space with the designations of OS(R) and OS(C).
Highest Density Residential, one planning area. To provide greater opportunity for attached and
detached products with the intent to provide a diversity of housing products, encourage compact
development, provide project-level common open space areas, thereby enabling the preservation of
large contiguous areas of community open space with the designations of OS(R) and OS(C).
Commercial Retail Local, one planning area. To provide nearby convenient consumer retail goods
and services to meet the needs of the local community.
Business Park, one planning area. To provide opportunity for general commercial, business park,
light industrial manufacturing or distribution land uses.
Commercial Tourist, two planning areas. To provide opportunity for hotels, resorts, entertainment
uses, mixed land use opportunities, and gaming facilities on TMDCI properties. This particular
designation is also intended to allow a future marina facility on TMDCI properties in conjunction
with the successful restoration of the Salton Sea.
Open Space Recreation, two planning areas. To provide for community recreation needs, passive
and active, including ball fields, playgrounds, and open spaces.
1. Medium Density Residential (MDR) designated for PA 4-1 through PA 4-7.
a. Medium Density Residential areas allow development up to 5 dwelling units per acre.
b. Varied lot sizes are permitted to accommodate a variety of product types. A 3,500 square foot
lot is permitted subject to a planned residential development.
c. Residential product types include but not limited to single family attached, zero lot line, duplex
or triplex, town home, single family detached, court yard products or small lot subdivision
products.
d. All Medium Density Residential Land Use Areas may be processed as a subdivision or planned
residential development.
e. Housing product types may be for rental, private ownership, second home, vacation homes, and
condominium.
4-70 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
f. Development standards established in Exhibit 4-4a, District 4 Development Standards and
Exhibit 4-4b, District 4 Development Standard Notations shall be followed.
2. Medium High Density Residential (MHDR) designated for PA 4-8.
a. Medium High Density Residential areas allow development within 5 to 8 dwelling units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All Medium High Residential Land Use Areas may be processed as a subdivision or planned
residential development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
e. Exhibit 4-4b, District 2 Development Standard Notations shall be followed. Exhibit 4-4c,
Conceptual Plotting Diagrams represents some examples of potential plotting layouts consistent
with the Specific Plan development standards. These examples are for illustrative purposes and
do not limit other possible site plan or plotting layout solutions that would also be consistent
with the development standards.
3. Very High Density Residential (VHDR) designated for PA 4-9.
a. Very High Density Residential areas allow development 14 to 20 dwelling units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All Very High Residential Land Use Areas may be processed as a subdivision or planned
residential development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
e. Exhibit 4-4b, District 4 Development Standard Notations shall be followed. Exhibit 4-4c,
Conceptual Plotting Diagrams represents some examples of potential plotting layouts consistent
with the Specific Plan development standards. These examples are for illustrative purposes and
do not limit other possible site plan or plotting layout solutions that would also be consistent
with the development standards.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-71
4. SPECIFIC PLAN LAND USE PLAN
4. Highest Density Residential (HHDR) designated for PA 4-10.
a. Highest Density Residential areas allow development up to and greater than 20 or more dwelling
units per acre.
b. Single family attached and detached products to include but not limited to townhomes,
condominiums, stacked flats, courtyard homes, patio homes, zero lot line, auto-court type
products, and alley loaded products. More common terms include row housing, units attached
for alley loaded or auto court products. Single family and multi-family attached products greater
than two stories in height.
c. All High Residential Land Use Areas may be processed as a subdivision or planned residential
development.
d. Housing product types may be for rental, private ownership, second home, vacation homes,
active adult, and condominium.
e. Exhibit 4-4b, District 4 Development Standard Notations shall be followed. Exhibit 4-4c,
Conceptual Plotting Diagrams represents some examples of potential plotting layouts consistent
with the Specific Plan development standards. These examples are for illustrative purposes and
do not limit other possible site plan or plotting layout solutions that would also be consistent
with the development standards.
5. Commercial Retail Local CR (L) designated for PA 4-11.
a. This area is designated to support the neighboring residential designations by providing nearby
convenient consumer retail goods and services to meet the daily needs of the local community
6. Business Park (BP) designated for PA 4-12.
a. To provide opportunity for general commercial, business park, light industrial manufacturing, or
distribution land uses. This area is to be served by the Highway 86 and is a viable employment
center for the community.
4-72 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
7. Commercial Tourist (CT) designated for PA 4-13 and PA 4-14.
a. To provide opportunity for a marina, specialty retail, entertainment, lodging, and gaming (on
TMDCI properties) facility opportunities along and near the Salton Sea shoreline.
i. Marina uses may include, but are not necessarily limited to commercial boat docks, slips,
overnight moorings, fuel stations, waste collection, and other customary appurtenant
operations and facilities.
ii. Boat docks associated with commercial uses such as retail, entertainment, restaurants and
lodging (including time-share and fractional ownership accommodations) are permitted.
iii. Public and fee-access beaches are permitted.
b. Torres Martinez Tribal Land Recommendation (PA-14)
i. Refer to Travertine Point Exhibit 4-4a, District 4 Development Standards and Exhibit 4-4b,
District 4 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
8. Open Space Recreation OS (R) designated for PA 4-15 and PA 4-16.
a. These areas are potential park sites or similar outdoor recreation uses. Some of the designated
areas have the benefit of the Salton Sea shoreline as an amenity to future recreational areas.
b. Torres Martinez Tribal Land Recommendation (PA 4-16)
i. Refer to Travertine Point Exhibit 4-4a, District 4 Development Standards and Exhibit 4-4b,
District 4 Development Standard Notations.
ii. Refer to Torres Martinez Tribal Master Plan and Zoning as an alternative.
iii. Subject to TMDCI approvals.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-73
4. SPECIFIC PLAN LAND USE PLAN
9. District 4 Overlays
The designated overlays for District 4 are intended to generally locate community and public facilities
necessary to service this portion of the Travertine Point community. The active adult overlay applies
as a candidate area and may encompass more than one planning area within District 4.
Overlay Quantity Brief Description
a. Schools 2 Two potential school sites are contemplated for District
4. However, the demographics of the future residents will
guide CVUSD in their facilities planning, site location and
acquisition. Public elementary, middle, and high schools
are permitted by right. Private schools are permitted
subject to a Public Use Permit (PUP).
b. Parks 5 Five park sites are anticipated for District 4. Park sites are
located to provide close and convenient access from
surrounding residential neighborhoods.
c. Reservoirs 1 One surface reservoir overlay is identified for District 4.
Reservoir locations are strategically placed to provide for
multiple uses, including irrigation water storage, storm
water management, water quality treatment, recreation,
and visual amenity.
d. Public
Facilities
3 Three public facility overlays are identified for District 4.
Locations are identified where efficient road access is
available. Refer to Table 4-3, Community Facilities and
Funding Sources a list of such facilities.
c. Public
Infrastructure
1 One public infrastructure overlay is identified for District
4. Overlays are identified based on function, effective
needs, and to provide alternative locations. Refer to
Table 4-3, Community Facilities and Funding Sources for
a complete list of such facilities.
4-74 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
This Page Intentionally Left Blank
4-
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MIXED USE Mixed Use may occur horizon tally or vertically. Live/work occupancies are permitted with minimum 250 square feet for ground level non-residential tenant space. Accessory uses or structures such as roof top gard ens and patios are permitted 10’ beyond the height of 40 feet adjacent to MDR land use designation or the maximum height of 75 feet. For example a rooftop outdoor fireplace may have a chimney that exceeds th e height by 10 feet or per fire code. Parking Structures Parking structures without ground floor uses shal l be screened from public view at ground level. Parking structure facades should simulate nearby building architectural elements. TORRES MARTINEZ (TMDCI) Torres Martinez Tribal Land Recommendations It is anticipated that the tribal lands within th e specific plan area shall follow these development standards, subject to TMDCI approval. Torres Martinez tribal lands with Mixed Use or Commercial Retail (Regional) designation may have residential component within land use designation that total 450 dwellings. Gaming facilities are permitted. AGRICULTURAL BUFFERS As land within the Travertine Point Specific Plan is converted from agricultural use to the urban development consistent with the underlying land use and zoning designations the issue of compatibility of uses and users must be addressed. See Chapter 4.15, Project Administration for more detail.
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-85
4. SPECIFIC PLAN LAND USE PLAN
4.3 POPULATION/DEMOGRAPHIC INFLUENCES
This land plan was influenced by population and employment assumptions and future projections based on
available data from several sources, including Riverside County. The Land Use Plan responds to the
diversity identified by the demographics analyzed for this Specific Plan. The well planned Land Use Plan
takes into account these influences as well as economic and transportation needs as reflected in the traffic
impact analysis and economic analysis prepared for the Environmental Impact Report.
Travertine Point is influenced by the growth trends between 2000 and 2007. Much has occurred during this
period with housing construction rapidly expanding and commercial development following. Reflecting
nearby community and county demographics the Travertine Point Specific Plan is based on the following
assumptions regarding population and employment statistics, as tabulated in Table 4-4, Population Per
Household Projections, and Table 4-7, Employment Projection Assumptions (Refer to Population and
Employment Projections for Travertine Point in Riverside and Imperial Counties, California, The Concord
Group, February 27, 2008).
4.3.1 Household and Student Projections
Based on household population and trends, the land use plan anticipates household sizes ranging from 1.6
to 4.0 residents, with an anticipated population of 28,284. Household size is varied pending land use
designations and is further qualified based on assumed housing stock as identified in Table 4-4, Population
Per Household Projections within Travertine Point.
It is anticipated that at build-out the household size and population will generate approximately 5,977
students distributed in the following approximations; Elementary school: 3,523 students, Middle school: 896
students; High school: 1,558 students. This is based on Coachella Valley Unified School District (CVUSD)
student generation rates and the total number of dwelling units and the respective anticipated occupancy.
Refer to Table 4-4, Student Generation Projections.
4-86 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Table 4-4
Population per Household Projections
Residential Category Product
Type
Average
Persons Per
Household
Number of
Dwelling
Units
Projected
Population
Project
Occupancy
Primary – Entry Level Single family 3.4 2,092 7,113 100%
Primary – Entry Level Multi-family 3.2 627 2,006 100%
Primary - Affordable Single family 4.0 369 1,476 100%
Primary - Affordable Multi-family 3.8 1,476 5,609 100%
Primary – Move-up Single family 3.0 1,230 3,690 100%
Primary – Move-up Multi-family 2.6 258 671 100%
Secondary / Seasonal * Single family 2.2 1,845 2,030 50%
Secondary / Seasonal * Multi-family 1.8 369 332 50%
Active Adult ** Single family 1.8 3,444 4,649 75%
Active Adult ** Multi-family 1.6 590 708 75%
2.3 12,300 28,284
1,845
8,611
1,844
* Occupancy is assumed to be an average of 50% on any given day.
** Occupancy is assumed to be an average of 75% on any given day.
Source: The Concord Group (Study dated: 02/27/08)
Total Market Rate Single family:
Total Market Rate Multi-family:
Totals:
Population per Household
Total Affordable:
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-87
4. SPECIFIC PLAN LAND USE PLAN
Table 4-5
Student Generation Projections
Elementary
(0.582)
Middle
(0.148)
High
(0.2575)Total Elementary
(0.582)
Middle
(0.148)
High
(0.2575)Total
Primary – Entry Level SFD 3.4 2,092 7,113 DU's = 0.17 of Total 1,218 310 539 2,067 1,217 309 538 2,064
Primary – Entry Level MF 3.2 627 2,006 DU's = 0.3 of Above 365 93 161 619 365 93 162 620
Primary - Affordable SFD 4 369 1,476 DU's = 0.03 of Total 215 55 95 365 215 55 95 365
Primary - Affordable MF 3.8 1,476 5,609 DU's = 0.12 of Total 859 218 380 1,457 859 218 380 1,457
Primary – Move-up SFD 3 1,230 3,690 DU's = 0.1 of Total 716 182 317 1,215 716 182 317 1,215
Primary – Move-up MF 2.6 258 671 DU's = 0.21 of Above 150 38 66 254 150 38 67 255
Secondary / Seasonal * SFD 2.2 1,845 2,030 * DU's = 0.15 of Total 1,074 273 475 1,822
Secondary / Seasonal * MF 1.8 369 332 * DU's = 0.2 of Above 215 55 95 365
Active Adult **SFD 1.8 3,444 4,649 ** DU's = 0.28 of Total 2,004 510 887 3,401
Active Adult **MF 1.6 590 708 ** DU's = 0.17 of Above 343 87 152 582
3,523 896 1,558 5,977 7,158 1,820 3,168 12,146
2.3 12,300 28,284 4 1 1 8.0 1.5 1.4
1,845
8,611
1,844
* Occupancy is assumed to be an average of 50% on any given day.
** Occupancy is assumed to be an average of 75% on any given day.
*** CVUSD Facilities: Elementary (K-6) = 900 students; Middle (7-8) = 1,200 students; High (9-12) = 2,200 students
Source: The Concord Group (Study dated: 02/27/08)
Projected
Population
(*/**
Adjusted)
Population and Student Generation per Household
Total Affordable:
Residential Category Product
Type
Average
Persons Per
Household
Number
of DU’s Comments
Total Market Rate
Total Market Rate
Students Generated
Totals:Facilities Needed***
CVUSD Student Generation/Facilites
Needed for All Housing
(District Wide Average Rates)
CVUSD
Student Generation/Facilites Needed
(District Wide Average Rates)
4-88 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
4.3.2 Employment Projection
Based on assumed floor area ratios, building square footage, and land use, the Specific Plan anticipates an
employment base of approximately 9,472. The anticipated job to housing ratio is 0.77 jobs per dwelling
(refer to Table 4-7, Employment Projection Assumptions). This jobs-to-housing ratio is less than the ideal
of 1.22 jobs for each housing unit, but it does substantiate that the plan provides significant opportunity for
residents to live in close proximity to a place of employment within Travertine Point. This provides
work/live benefits in furtherance of a sustainable community and promotes the strategy for residents and
businesses to reduce travel trips, vehicle miles traveled, commuting time, and take advantage of alternative
travel modes.
The estimated amount of non-residential square footage to be built and occupied per Development Phase in
conjunction with residential development will be required in order to provide a reasonable amount of new
jobs that will be generated within the Specific Plan area. As the community grows, residential development
inventory builds a supply that accommodates employment land use needs and will attract commercial
development and services that supports resident’s needs.
Delivery of employment development square footage will start slower in earlier phases and will accelerate
during later phases. The estimated amount of job creating non-residential development may occur within
any phase and at any time as long as it meets the minimum residential development thresholds being built
within the community. Table 4-6, Required Non-Residential Square Footage and Estimated Job
Generation, outlines the Specific Plans required amount of job generating, non-residential square footage to
be built and occupied, per phase. As an example, prior to the issuance of building permit for the 2,422
residential unit 27,225 s.f. of non-residential development is required to be built and occupied. (See also
Chapter 4.16, Project Administration for implementation measures.)
Table 4-6
Required Non-Residential Square Footage and Estimated Job Generation
Residential
Building Permits
Threshold
Required Non-
Residential S.F. to
be Built and
Occupied
Estimated Jobs
Created Per
Phase
Total Non-
Residential S.F.
within Phase
Total Estimated
Jobs Generated at
Buildout
2,422 units 27,225 74 108,900 295
4,693 units 432,180 880 960,400 1,955
7,616 units 1,206,525 2,848 1,608,700 3,797
11,703 units 891,040 3,467 556,900 2,167
12,300 units 847,830 2,224 169,900 1,278
Total 3,404,800 9,492 3,404,800 9,492
In recognition of this strategy, Travertine Point applicant and consultant team have planned its land uses
accordingly, as described previously in Section 4.1.2, Land Use Designations. Further technical analysis is
provided by the Population and Employment Projections for Travertine Point in Riverside and Imperial
Counties, California, prepared by The Concord Group, February 27, 2008.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-89
4. SPECIFIC PLAN LAND USE PLAN
Table 4-7
Employment Projection Assumptions
Acres Floor Area
Ratio
Gross
Bldg SF SF / Employee Projected
Employees
55.9 0.23 560,100 450 1,245
43.0 0.25 468,300 450 1,041
124.0
Specialty Retail 11.0 0.25 119,800 250 479
Gaming / Casino (2,000 machines) 38.0 0.15 248,300 1 empl / mach. 2,000
Hotels: 600 Rooms 43.0 0.12 224,800 1 empl / room 600
Conference/Meeting Space/Spa
Marina: 250 Slips 32.0 N/A N/A 1 empl / 30 slips 8
Boat Sales & Service N/A 25,000 3,125 8
111.0
MU – Office / Business Park 4.3 0.35 65,600 300 219
MU – Medical Office 11.0 0.25 119,800 300 399
MU – Entertainment / Recreation 18.6 0.25 202,600 450 450
MU – Research & Development 16.7 0.30 218,200 750 291
MU – Hotels: 400 Rooms 16.4 0.20 142,900 1 empl / room 400
MU – Institutional 44.0
Government Office 2.2 0.25 24,000 250 96
Hospital / Medical Care (230 beds) 20.1 0.25 218,900 4 empl / bed 920
Church / Place of Worship 13.0 0.25 141,600 2,200 64
Higher Education 8.7 0.25 94,700 790 120
35.8
Light Industrial (50%) 17.9 0.38 296,300 900 329
Business Park (50%) 17.9 0.30 233,900 600 390
Neighborhood & Community Parks 225.5 N/A N/A 1 empl / 7 acres 32
Golf Courses (2)N/A N/A 45 empl / course 90
108.0
Elementary School (4) 48.0 N/A N/A 43 empl / school 172
Middle School (1) 20.0 N/A N/A 51 empl / school 51
High School (1) 40.0 N/A N/A 67 empl / school 67
703.2 3,404,800 9,472
Source: THE CONCORD GROUP / FORMA 03/30/09
Land Use Category
employees included in above
Mixed Use
Regional Commercial
Neighborhood Commercial
Resort/Tourism Commercial
Public Schools
Totals:
Business Park
Open Space
included in above
4-90 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
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4. SPECIFIC PLAN LAND USE PLAN
4.4 CIRCULATION PLAN
4.4.1 Circulation Plan Description
The Travertine Point Specific Plan proposes a circulation system consisting of roads, bikeways, trails, and
pedestrian pathways that will meet the transportation needs of the community. The circulation design is a
derivation of the arterial/collector hierarchal system that provides an efficient internal network of arterial
roadways, collector streets, and local streets, however, it has been designed in a partly curvilinear fashion to
enhance the neighborhood feel and establish a strong aesthetic quality to development. It establishes a
design hierarchy where local roads serving the individual neighborhoods feed into collector roads, arterials,
and finally, SR-86S which serves not only the project area, but the entire region. This system is depicted on
Exhibit 4-5, Circulation Plan. Where practical, 35 miles per hour speed limits are proposed for collector and
local streets to permit the use of clean and green Neighborhood Electric Vehicles (NEV’s) in lieu of
conventional automobiles.
4.4.2 Existing Conditions
Regional access to Travertine Point is provided by SR-86S. The nearest cross street is 81st Avenue to the
north and 86th Avenue to the South. Several unimproved farm roads outline the existing properties
throughout the Specific Plan area, mainly to access crop and agricultural production facilities.
4.4.3 Proposed Circulation System Development Standards
The proposed Circulation System relies upon Highway SR-86S, a limited-access facility for regional access.
The center of the Specific Plan area is accessed via a proposed grade-separated SR-86S interchange that
conveys traffic into the core of the Specific Plan area, including the Town Center. A system of arterials and
collectors distribute vehicular traffic from the future interchange throughout the community. Roundabouts
are proposed at key intersections to reduce congestion, reduce speed, improve air quality, and reduce the
severity of accidents. The Travertine Point network has been planned to provide an alternate to Highway
SR86-S for local traffic traveling north-south. Two grade-separated overpasses are proposed connecting the
east and west districts.
The proposed Roadway System is categorized below and shall be constructed pursuant to the street cross
sections shown in Exhibits 4-6a and 4-6b, Street Sections. An example roundabout is illustrated on Exhibit
4-7, Conceptual Roundabout.
1. Urban Arterial Highway (Riverside County) (152' R/W) is planned to be 6 lanes divided with a
14 foot curb median.
2. Arterial Highway (Riverside County) (128’ R/W) is planned to be 4 lanes divided with an 18-foot
curb median.
3. Augmented Major Highway (Riverside County) (118’ – 125’ R/W) is planned to be 4 lanes
divided with a 12-foot painted median or 14’ curbed median.
4. Secondary Highway (Riverside County) (100’ R/W) is planned for 4 lanes undivided.
5. Augmented Major Collector (Imperial County) (98’ R/W) is planned to be 4 lanes undivided.
6. Augmented Divided Collector (Riverside County) (78’ - 105 R/W) is planned for 2 lanes divided
with a 12 foot painted median or 14’ curbed median.
7. Collector (Riverside County) (74’ R/W) is planned for 2 lanes undivided.
4-92 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
8. Minor Collector (Imperial County) (74’ R/W) is planned for 2 lanes undivided.
9. Local and private street widths are less than 78’ in width and are subject to design review. Access
to individual neighborhoods is provided by a system of proposed Local Roads (56' R/W) typical.
Private streets, drives, and alleys may be designed less than 56’ R/W in small lot, cluster type housing,
and attached housing products, subject to Fire Safety approval.
10. Roadway construction will be coordinated with the respective jurisdictional agencies to ensure that
effective circulation routes are properly implemented and that emergency access is provided.
11. Roadway dedication shall be made as part of the land division, subject to review and approval by
County’s Transportation Department.
12. All-weather access shall be provided to all developed areas.
13. The design of street intersections shall consider safe passage of through traffic and the negotiation
of vehicular turning maneuvers.
14. Each subdivision shall comply with the on-site street improvement recommendations/mitigation as
described in the Travertine Point Traffic Study, and incorporated into the project Addendum EIR
and appendices.
15. A fair share contribution for off-site circulation improvements shall be required as indicated in
the Travertine Point Traffic Study and EIR.
16. Mitigation measures pertaining to noise hazards and levels of service as described in the traffic
analysis shall be implemented as required.
17. Major backbone roadways may be financed through an assessment district or similar financing
mechanisms. Many of the infrastructure improvements addressed by the EIR may be financed
through the issuance of bonds by Community Facilities District (CFD) pursuant to the Mello-Roos
Community Facilities Act of 1982 (Government Code Section 53311, et. seq.).
18. The project shall comply with the conditions and requirements as set forth by the County’s
transportation department.
19. Where appropriate for efficient and safe vehicular movement, circulation connections to
adjacent planning areas within the Specific Plan will be permitted. Access points between planning
areas will be determined at the time of tentative tract map approval, subject to the approval of the
County’s Transportation Department.
20. Each area of the Specific Plan that is developed independent of other areas must provide both
primary and secondary access to the satisfaction of the County, including interim access through
planning areas where improvements have not yet been completed.
21. During the review of implementing development applications, the applicant shall consult with
SunLine Transit Agency (SunLine) staff to provide certain transit-friendly amenities in selected
portions of the overall Specific Plan area.
22. Prior to Sunline’s provision of transit service, the Developer shall provide some form of interim
alternative transportation service based on service needs or demand. The Developer shall provide
information to residents about the service as well as information on other mobility opportunities
such as walking and bicycling trails, NEV use, or other public transportation to encourage less
automobile use.
23. The Developer and future builders shall continue to coordinate with Sunline to ensure that bus
service and improvements to transit services are incorporated into the proposed development as
ridership thresholds are generated.
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4. SPECIFIC PLAN LAND USE PLAN
24. The Developer and future builders shall refine the Specific Plan’s Mobility plan in coordination with
Sunline for routing transit service throughout the development and redefine transit service options
that may be offered to future residents and employees as it becomes available and/or needed.
25. The Developer shall continue to coordinate with Sunline on defining transit nodes that may be
located within the Specific Plan as well as determine where these transit amenities should be placed
for future transit riders. Coordination with Sunline shall ensure these amenities are constructed and
installed along future transit routes to meet Sunline’s standards in addition to meeting federal, state
and local regulations.
26. The Developer shall coordinate with Sunline and the County to explore potential funding sources for
future transit service for the proposed project, such as, working with the Coachella Valley
Association of Governments (CVAG) to investigate the possibility of using a portion of the
Transportation Uniform Mitigation Fees (TUMF) collected to create a private/public funding source,
or investigate the creation of a Transportation Management Association where fees are collected for
the implementation of transit service for the project.
4.4.4 Mobility Plan
The Specific Plan provides a mobility plan that links roadways, trails, and future mass transit stops in an
effort to reduce vehicle miles traveled within the valley and to effectively create a live/work environment
where residents may use alternative travel modes. Exhibit 4-8a, Mobility Plan-Transit Routing, identifies
transit features such as future fixed route bus and local shuttle routes, bus turnout locations, and potential
transit node location. Transit stops are planned at key backbone intersections, trail junctions, and land uses
that to encourage opportunity for transit to consolidated population centers. Quarter and half mile radiuses
are shown to illustrate where residents could walk or bicycle within relatively short time frames to access the
region’s transit system. Exhibit 4-8b, Mobility Plan-Bikeways, identifies the proposed Class I (off-street)
bike trails and Class II (on-street) bike lanes. Exhibit 4-8c, Mobility Plan-Walkways and Pedestrian Paths,
illustrates the locations of sidewalks, trails, and proposed pedestrian pathways for pedestrian circulation and
access throughout the project. Exhibit 4-8d, Mobility Plan-Neighborhood Electric Vehicle (NEV)
Accommodations, identifies the proposed NEV routes that are incorporated with Class II – NEV / bike
lanes (on-street) and Class III, NEV routes, that are shared use, on-street. As mentioned earlier, current
regulations require that 35 miles per hour speed limits are proposed for collector and local streets to permit
the use of these NEV routes. It is anticipated that, ultimately, transit technology will include alternative
fueled express buses, and even NEV/car sharing programs in addition to car- or van-pool programs that all
contribute to the reduction of conventional automobile use and increases project sustainability.
The Mobility Plan does not eliminate the opportunity for multiple transit programs that encourage ride
sharing, electric vehicles and similar vehicles. Active Adult communities and business centers may have
shuttle programs or even a circulator within the community. The extensive trail system is planned to a
majority of the planning areas to the Town Center and public facilities such as a school so that children may
have safer travel routes. See also Section 4.5.5, Trails Network for additional information and development
standards.
A successfully implemented mobility plan will assist in reducing air pollution and green house gases within
the valley.
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March 24, 2009
Exhibit 4-6a
Street Sections
NTS
LOCAL STREETLOCAL STREET
EXPRESSWAY - 6 TO 8 LANES
AUGMENTED MAJOR HIGHWAY - 4 LANES
AUGMENTED MAJOR COLLECTOR - IMPERIAL COUNTY
AUGMENTED DIVIDED COLLECTOR - RIVERSIDE COUNTY
URBAN ARTERIAL HIGHWAY
ARTERIAL HIGHWAY
SECONDARY HIGHWAY
COLLECTOR
MINOR COLLECTOR - IMPERIAL COUNTY
LOCAL STREET
MEDIAN WIDTH MAY VARY FROM 14’ TO 62’ WIDE
MEDIAN WIDTH MAY VARY FROM 12’ PAINTED TO 14’ CURBED
118’-125’
76’-82’
12’-14’12’-14’12’-14’
21’-24’
17’17’
98’
78’-105’
56’-62’11’-24’11’-19’
12’-14’12’-14’12’-14’
19’-21’
MEDIAN WIDTH MAY VARY FROM 12’ PAINTED TO 14’ CURBED
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Exhibit 4-6b
Street Sections
NTS
LOCAL/PRIVATE STREET 2
LOCAL/PRIVATE STREET 1
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Exhibit 4-7
Conceptual Roundabout
NTS
Source: Urban Crossroads
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4. SPECIFIC PLAN LAND USE PLAN
4.5 PARKS, RECREATION, AND OPEN SPACE
In addition to efficiency, another fundamental objective of sustainable development is accessibility. In the
case of the Travertine Point Specific Plan, the accessibility of community and neighborhood parks, public
facilities (regional park), open space, and trails is a driving force in the design of the community.
Inspired by this basic planning principle of sustainable development and in the interest of creating a
sustainable open space system, the Travertine Point Specific Plan incorporates a bicycle and trails network
connecting parks, public facilities and the three major open space land use designations in addition to
utilizing naturalized drainage corridors and access to the Salton Sea shoreline.
The Open Space land use designations include areas for drainages, habitat and resource management. They
also provide opportunities for a variety of recreation features, all accessible by a planned hiking and biking
trails network, and are discussed below.
4.5.1 Public Facility (PF) (P) Regional Park
Currently, the Oasis Landfill occupies the northeastern portion of the approximately 161-acre area and is
land use designated as a Public Facility, with a parks overlay.. As the facility is reclaimed, a Regional Park
site is designated and planned to provide for the future active recreational needs of the Travertine Point
residents. The Developer will coordinate with the Riverside County Waste Management District for closure
of the landfill, and is anticipated to commence in Development Phase IV. The 161-acre Regional Park site
is planned to provide for the principle regional recreational needs of the Travertine Point residents. The
regional park will serve recreation, education, habitat, cultural, and entertainment needs. The site
improvements will be phased over time to match the demand created by Travertine Point residents and the
full and safe closure of the landfill. A regional park is tasked with providing destination recreation services
not provided by the community parks or neighborhood parks dispersed around the area. The regional park
will likely benefit from a variety of funding sources due to its large service area and extent of its stakeholder
base. There is also a trend in governing such facilities, which embraces vendor and corporate America
sponsorships to offset construction and maintenance costs. Regional parks can also affectively serve special
events as a venue with ample parking, services, and buffering from adjacent sensitive land uses.
Facilities will be sized and delivered based on actual demand and management priorities. Actual uses may
vary from the following list, however these types of uses would all be considered allowable under the Public
Facilities designation and in accordance with the SP Zoning. Once improved, the 161-acre Regional Park
site will serve the Travertine Point Specific Plan area, and will be creditable towards satisfying almost double
the amount of required park and recreation acreage. (See also Section 4.5.4 Overlays, 1. Park Facilities
below for details regarding compliance with 5 acres/1,000 population park requirements).
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The Regional Park concept contains themed areas with the following potential uses:
Activity Center – The Activity Center area is themed to provide the commercial recreation types of uses
including potential uses such as, youth clubs like the YMCA, worship centers, and public safety. A play
train area with miniature railroad ride, donated historical rail cars, rail road club house or outdoor model
railroading club and exhibit. Grounds for a farmers market could be provided, with plug-ins, and the areas
main parking area.
Green-Field Play – The Green-Field Play area contains the sports park facilities with multi-purpose open
fields, baseball center, soccer park, and / or sponsored tournament grounds.
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Sponsored Uses – The Sponsored Uses area could accommodate a Kids Camp with overnight camping,
creative play area with climbing walls and trees. A Discover Park could contain uses such as Mojave and /
or Anza Borrego Desert and Coachella Valley native plants garden, a living desert, historical exhibits, Native
American storytelling and a wildlife interpretive center. This area could also accommodate an agricultural
education park with crop demonstration areas, activity barn, 4H/FFA clubhouse, and community gardens.
Also within this themed area, an equestrian center with riding ring and trails, paddocks and / or rodeo
grounds are potential uses.
Restoration and Passive Recreation - This area contains habitat restoration and passive recreation that could
potentially support uses like group picnic area with shade structures.
Natures Way – Natures Way areas borders the northern and southern portion of the regional park. These
areas contain the mixed use greenways that provide trails along drainage areas that will be planted with
natural habitat. A Green Center is a potential use with clean waste recycling, demonstration exhibits and
green waste composting. A Riparian Canyon area could feature recreational ponds and oasis plantings.
4.5.2 Open Space (OS) (W) (Water)
Open Space areas will function as part of the storm water drainage, and storm water detention areas and
may also serve as a component of a water quality treatment program. These facilities may also be utilized as
additional recreational park areas and are included as part of the bicycle and hiking trails network.
1. Drainage Channels
The linear drainage channels are planned to accommodate the on-site, storm water drainage system
and provide opportunity for naturally landscaped corridors. These drainage corridors may also serve
to incorporate additional off-road segments to the bicycle and hiking trails network. The drainage
channels are planned to serve multiple functions; serve in flood control, serve in “water harvesting”
and storm water treatment through de-silting; serve as recreational trail system, serve as native
landscaped habitat, and serve as a visual amenity. The area’s storm water drainage facilities are
anticipated to improve the quality of storm water runoff that flows into the Salton Sea as a “cleaner”
source for de-salting the sea itself. The naturally revegetated channels will also serve to provide
natural habitat and provide corridors for wildlife movement between the Salton Sea and the Santa
Rosa slopes and other conservation areas to the west.
The drainage channels will vary in width, approximately 100 feet to over 600 feet wide and may
accommodate active and / or passive recreational uses. Where appropriate, park facilities will be
located within the high flood water mark (100 year storm event) and may include active and passive
park amenities such as play fields, tot lots, and picnic areas. These improved areas with public park
facilities, along with the off-street bicycling and hiking trail improvements will be creditable towards
satisfying the Specific Plan’s five acre per 1,000 population parks requirement.
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2. Salton Sea
The Salton Sea shoreline borders the eastern edge of the Travertine Point Specific Plan. Planning
Area 4-14 provides for the opportunity of a small marina, potential for lodging and specialty retail.
The restoration of the sea is vigorously being pursued by the Salton Sea Authority.
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4.5.3 Open Space (OS) (C) (Conservation)
These areas will remain undisturbed or possibly enhanced to increase their habitat value. The area includes
the Salton Sea Shoreline, and the extension of Travertine Point and the Santa Rosa Mountains, Planning
Areas 2-17 to 2-20. The Salton Sea Shoreline should be a protected feature consistent with the Salton Sea
Authority restoration plan as an environmental asset, wetland preservation, and recreation component to
Travertine Point. The preservation of the mountains to the south is consistent with the Santa Rosa
Mountain Conservancy policies as well as providing a transition to buffer the Anza Borrego State Park
located in San Diego County.
The Torres Martinez lands designated as OS-C may have culturally sensitive sites and/or artifacts and are
planned to become a cultural preserve / living desert. Other culturally sensitive areas, such as the Travertine
Pointe geologic feature, and any other areas identified by the Torres Martinez Desert Cahuilla Indian Tribe
(TMDCI) will be maintained or preserved in a similar manner.
4.5.4 Overlays
1. Park Facilities
Individual residential planning areas will also develop and provide community and neighborhood park sites,
pocket parks and private recreation facilities to serve their respective residents, in addition to the Public
Facility - Regional Park site. The community parks with ball fields, neighborhood parks and private
recreation facilities will typically be developed in conjunction with residential developments. These park
sites are permitted in any planning area and have been identified on Exhibit 4.0, Land Use Plan, as an
overlay land use with the intent to provide general and approximate locations as well as provide for
maximum flexibility for the number, size and location of these recreational amenities. All parks will be
conveniently situated throughout each district within a convenient walking distance for all residents, as
shown on Exhibit 4-9, Open Space and Parks Plan. The exhibit also shows that approximately one out of
every four parks will provide sports fields. (See also Section 4.13.5, Parks/Recreation, for additional
Landscape Guidelines.)
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4.5.5 Park Development Standards
1. A ratio of approximately five acres of park is required to be provided per 1,000 residents. Utilizing
this ratio, the buildout of 12,300 residential dwelling units will necessitate the need for approximately
141 acres of neighborhood park facilities. A minimum of5.7 acres of park facility is recommended to
be developed in conjunction with the development of approximately every 500 residential dwelling
units depending upon type of housing.
2. Parkland dedication, park facilities improvements, and / or payment of in-lieu park fees shall be
phased with residential development and subject to tentative tract map conditions of approvals in
accordance with Riverside County Municipal Code, Title 16, Subdivisions, Chapter 16.20,
Dedications, and the Subdivision Map Act. Table 4-8, Park Acreage Requirements, provides a
summary of the number of approximate park acreages to be generated based on the number of
dwelling units and population projected by Development Phase at buildout. Notwithstanding the
proposed phasing, park acreages required and park credits generated may occur within any phase and
at any time dependent upon the timing and development of residential tracts.
Table 4-8
Park Acreage Requirements
Development
Phase
Estimated
Dwelling
Units
Estimated
Population
Approximate Park Acreage
Required at 5 acres /
1,000 population
I 2,421 5,568 27.8
II 2,271 5,223 26.1
III 2,923 6,723 33.6
IV 4,087 9,400 47.0
V 598 1,375 6.9
Totals 12,300 28,280 141.4
3. At no time shall the number of dwelling units approved within Final Tract Maps exceed the
corresponding local park credit that is dedicated / offered for dedication.
4. However, the developer may provide local park acreage credits in excess of current local park acreage
requirements as determined by the number of dwelling units contained in approved final tract maps –
thus building a reservoir of excess park acreage credits that may be applied to dwelling units
contained in future tract maps.
5. In order to assure that necessary recreational services are made available to initial Travertine Point
residents, the Developer or builder shall provide a park with playground and field play area, prior to
the issuance of the 25th residential certificate of occupancy. This requirement may be waived or
modified without further amendment to this Specific Plan, if such facility is determined appropriate
at a later stage of development by the County.
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2. Private Recreational Facilities
Private recreational facilities such as playgrounds, tot lots, free play areas, passive areas, clubhouses,
swimming pools, spas, multi-purpose courts, and/or golf are also anticipated. Additional private
recreational facilities with any of these types of amenities may be located in any residential
development or residential planning area neighborhood. Such private recreational facilities shall
receive a park credit of 50% toward the minimum park requirement.
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3. Reservoirs
The man-made reservoir system within Travertine Point will have three primary functions, including:
serving as a primary drainage conveyance and peak attenuation and storage facility for the project’s
off-site and on-site stormwater runoff; providing high level urban runoff water quality treatment and
Best Management Practices (BMP) for the off-site and on-site stormwater runoff; and, providing
aesthetic and recreational features for the community.
Some residential neighborhoods will feature these planned water reservoirs as a visual, recreational,
and open space amenity. They will also function as a natural cooling element, and provide
recreational uses such as non-motorized boating and fishing, accessible to the entire community.
Similar to the Park site overlay, these reservoir sites are permitted in any planning area and have been
identified as an overlay land use in order to provide conceptual locations as well as maximum
flexibility for the number, size and location. Reservoir sites may also be designed and located as an
integral need for incorporating the planning areas storm water drainage system and may also serve as
an important component of the system’s water quality treatment program. Refer to Section 4.11,
Sustainable Principles in regards to sustainable guidelines for the proposed reservoirs.
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a. Private residential lot frontage shall be allowed on any reservoir up to the designed high water
elevation. The total of said frontage shall be limited to less than 50% of the total perimeter of
the reservoir shoreline.
b. Public and/or common area frontage shall be allowed on any reservoir. The total of said
frontage shall be more than 50% of the total perimeter of the reservoir shoreline and shall be
maintained for public access and use and be incorporated into part of the public trails network
where applicable.
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c. Pedestrian bridges, boardwalks, and boat docks are permitted, subject to final design approval.
d. The minimum width of any public or common area along the reservoir shoreline shall be 30 feet
as measured from the designed high water elevation.
e. Swimming and direct human body contact shall be prohibited unless otherwise permitted by the
appropriate public resource agencies. This prohibition shall be included in the CC&Rs for the
community and shall be properly noticed by signage along the publicly accessible portions of the
reservoir shoreline.
f. Detailed designs, construction plans, operations, and maintenance plans for any reservoir shall
be approved by the appropriate public resource agencies prior to grading permits for the
reservoir and prior to issuance of development permits for any adjacent residential area.
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4.5.6 Trails Network
The Travertine Point trails system promotes walk-ability through a comprehensive network of trails that
extends to all areas of the community. Approximately fourteen miles of backbone trails network will follow
the spine circulation system as well as the drainage corridors and open space areas that will connect
neighborhoods, amenities, parks, schools, shopping, dining and service uses, and link the foothills to the
Salton Sea. Residents may walk from home to neighborhood parks and schools as well as from one
neighborhood to another via either a trail or sidewalk and will promote the Safe Routes to Schools program.
This trail system will create walk-ability and encourage pedestrian and bicycle use, reduce automobile
dependency, as well as provide healthful exercise and recreation benefits. Benches and other park uses may
be located along the drainage channel trails or adjacent to lake amenities to provide rest stops, recreational
spaces, and areas to enjoy a distant view. Shade structures and / or trees will also be installed at minimum
250 foot intervals along all trails to help cool the sidewalk or path and rest stops, to create a pleasant
physical environment. The accessibility of parks, recreation facilities, open space, and trails is a key
component of implementing sustainability in the design of the Travertine Point community.
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BACKBONE TRAIL
NEIGHBORHOOD/PEDESTRIAN PATHWAYS
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Trail connections are planned to extend to neighboring communities as outlined in Exhibit 4-8c, Mobility
Plan – Trails and Pedestrian Pathways, and Exhibit 4-9, Open Space and Parks Plan. Examples of these are
illustrated on Exhibit 4-10, Open Space, Parks, and Trails Images.
Trail Development Standards:
1. Trails will be paved with concrete, asphalt, or pervious pavers within the more urban areas of the
community, such as those trails that are parallel to roadways, shall be a minimum of five (5) feet wide
and a minimum of ten (10) feet wide if it is a multi-purpose trail.
2. Trails within developments may be paved with concrete or asphalt, or may be of native soil,
indigenous decomposed granite (DG), or similar type of material and be a minimum of five (5) feet
wide.
3. Shade structures and or trees shall also be installed at a minimum of 250’ intervals along all trails to
help cool the sidewalk or path and rest stops.
4. Trails that are located in the drainage washes may be paved with concrete or asphalt, or may be of
native soil, indigenous decomposed granite (DG), or similar type of material and be a minimum of
five (5) feet wide, or a minimum of ten (10) feet wide if it is a multi-purpose trail. These trails shall
be developed in conjunction with the construction of the drainage channels.
5. Trails that provide approved access to Anza Borrego Desert State Park and/or the Santa Rosa
Wilderness area will be constructed of native soil, indigenous decomposed granite (DG), or similar
type of material.
6. Trail integrity throughout the Specific Plan area will be developed in conjunction with future
projects. A master HOA shall maintain trail connections not directly related to infill subdivisions.
7. Future developers and builders will be required to provide for the integrity of the planned trail system
by construction of feeder trails and linkages as appropriate in future projects.
8. Future developers and builders will be required to provide feeder trails and / or linkages to connect
to drainage channel trails where applicable.
9. Residential development should provide feeder trails and / or pathways to provide easy access to
school and / or park sites where applicable.
10. Future developers and builders will be required to provide shade structures and or trees along these
trails as appropriate to help cool the trails or pathways, in accordance with an approved landscaped
plan accompanying a subdivision map application review and approval.
11. An example of a trail transition into the Anza Borrego Desert State Park and/or the Santa Rosa
Wilderness area depicts a non-fence, non-gated access control feature using the natural materials
found on site that discourages motorized vehicle use.
12. Trail transitions along Travertine Point’s boundary should transition into the natural landscape or
into future developments with consistency and continuity in material use and trail design.
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WILDERNESS TRAIL ACCESS CONTROL
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4.6 MASTER LANDSCAPE CONCEPT
4.6.1 Master Landscape Plan
The intent of the Master Landscape Plan for Travertine Point is to ensure a cohesive, high quality aesthetic
and recognizable landscape theme by providing an overall design direction for the community, bringing
order and continuity to the street themes, and emphasizing a sense of place. (Refer to Exhibit 4.11,
Landscape Master Plan, and Section 4.14.1, Streetscapes, for more detail.)
The Master Landscape Plan establishes a community-wide themed landscape zones and development
standards for the physical landscape design features that define the character, quality, and aesthetics of the
Travertine Point Specific Plan.
Travertine Point’s landscape zones and development standards also incorporates park and reservoir themes,
that transition from a rural-type setting to an increasingly urban environment. This theme reflects the
Specific Plan’s architecture, landscaping and community elements such as entry monuments, signs, walls,
and fences, and lighting to ensure a unified comprehensive design. Design elements are provided and are
addressed in further detail in Chapter 4-13, Landscape Design Guidelines.
Sustainable development principles are incorporated into the land use plan and the design guidelines.
Travertine Point will incorporate the following design features:
1. Pedestrian-oriented neighborhoods;
a. Parkway separated sidewalks
b. Traffic-calming measures on local streets
c. Pedestrian access from cul-de-sacs
d. Feeder trail and/or pedestrian pathway connections to the backbone trail system
2. Mixed-use residential and commercial in the Town Center;
a. Encourage compact development and accommodate urban densities and lifestyles
b. Promote opportunities for mass transit
3. Provide a variety of residential neighborhoods;
a. Entry level housing
b. Work force housing
c. Move-up primary housing
d. Active-adult neighborhoods
e. Executive housing
f. Single family detached, single family attached, and multiple family housing
g. Seasonal housing
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4. Landscaping of open space to protect natural habitats and cultural resources;
a. Use of native Mojave and / or Anza Borrego Desert and other California desert-friendly plants
b. Use of open fencing to preserve views
c. Fencing and access controls to protect resources
5. Connecting open space, parks and trails into a unified system;
a. Multi-use drainage corridors as backbone trail segments
b. Pedestrian paths and feeder trails connect neighborhoods to backbone system, parks, schools
and neighborhood centers
6. Interconnected street patterns throughout the community;
a. Provide alternative circulation choices to disperse vehicular traffic
b. Provide safe and convenient pedestrian ways
7. Neighborhoods are anchored by community amenities or “third places” such as:
a. parks
b. schools
c. open space
d. recreation areas
e. reservoirs
f. trails
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4.6.2 Landscape Zones
The Master Landscape Concept has been developed on a foundational premise that emphasizes the
principle of a low water demand plant palette, appropriate for the site’s location and climatic conditions.
Mojave and Anza Borrego native plant species and other California drought resistant plant materials will
constitute the majority of the living landscape in Travertine Point. The major thematic linear elements of
the landscape concept that create the unifying character of the community are the backbone street system
and the major open space features, including the major drainages. While these linear elements thread the
community together, the Master Landscape Concept also establishes four landscape zones, generally
reflective of the geographic context of the Specific Plan’s four Districts. These four landscape zones are:
the Upland Zone, the Foothill Zone, the Riparian Zone, and the Lakeshore Zone. See Section 4.13,
Landscape Design Guidelines and Section 4.14, Community Design Guidelines for more detail regarding
District themes and distinction.
1. Upland Zone
This zone occupies the northwest sector of Travertine Point, coincidental with District 1 of the Land
Use Plan. The landscape character of this zone should reflect the alluvial fan nature of the area and
the nearby Anza-Borrego Desert State Park.
2. Foothill Zone
Located in the southwest sector, coincidental with District 2 of the Land Use Plan, this zone should
relate to the landscape character of the foothills of the Anza-Borrego Desert State Park.
3. Riparian Zone
The Riparian Zone is coincidental with District 3 of the Land Use Plan in the northeast sector of
Travertine Point. This lower lying area should include some features reflective of a naturalized
landscape character such as desert riparian plant communities and, possibly, wetlands enhancement
programs.
4. Lakeshore Zone
Also located in an area of lower elevation in the southeast sector near the Salton Sea, the Lakeshore
Zone is coincidental with District 4 of the Land Use Plan. This zone should reflect the proximity to
the significant natural wonder of the Salton Sea while also establishing the recreational and resort
context in the landscape character.
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4.6.3 Master Landscape Plan Development Standards
1. Regional, Community, and Neighborhood Parks
a. The plant palette for the parks shall consist of durable turf, Mojave and Anza Borrego desert or
other California-native, ornamental and drought tolerant species that will combine to produce
inviting spaces.
b. Trees and shrubs should be identified and placed to create open spaces for active recreation, and
shade for small social gatherings or passive areas.
c. Specimen trees shall be incorporated into the landscape at primary areas and pedestrian nodes.
These areas may include corners, large central planters and at focal terminus.
d. The Regional Park may include amenities such as a community recreation center, numerous
lighted sport fields, tot-lots, hard court games, an active recreation area, group camping,
restroom facilities, etc. Plant material should be used to define activity / use areas, and to frame
and reinforce views.
e. Several Community Parks shall include at least one unlighted sports field.
f. Neighborhood Parks may include, but not limited to an open play area, shaded tot-lot,
educational area, benches, tables and chairs, shade and trellis structures.
g. On-site boulders should be taken into consideration for design of the park landscape. Refer to
Tables 4-11a through 4-11f, Proposed Plant Palettes, for selected plant material for specific
areas.
2. Town Center
The Town Center consists of Regional Commercial, Mixed Use, Business Park, and High Density
Residential. Straddling Highway 86S and one of the major drainage corridors the Town Center is the
major activity center to Travertine Point. The plant palette selected should harmonize and
accentuate building architecture, and provide a statement to the Town Center.
a. Vertical type trees are preferred adjacent to building architecture to emphasize the vertical lines
of the building.
b. Screen type trees should be used in areas to soften massive building walls.
c. Larger type shrubs should be used as background material to soften building facades and walls.
d. In highly visible locations such as entries and/ or pedestrian nodes, planting should be
accentuated.
e. Turf areas should be limited to common areas, appropriate use corridors and along the back of
sidewalk to divide landscape areas.
f. The use of Native and drought tolerant plant material is recommended for the Town Center.
Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes, for selected plant material for
specific areas.
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3. Resort / Marina
a. The Resort / Marina shall be planted with a mix of ornamental, riparian and drought tolerant
type species.
b. Turf areas should be strategically placed to provide passive areas for relaxation and for a scenic
overlook of the Marina.
c. Seating should be provided at these scenic overlook locations.
d. Specimen type trees should be selected at the primary entry as an entry statement to the Resort /
Marina. Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes, for specific areas.
4. Golf / Residential
The Golf-Residential areas are envisioned as custom lots within a gated enclave.
a. Specimen type trees should be incorporated at the primary and secondary entries. This would
provide homeowners and visitors a sense of arrival.
b. Ornamental, native and drought tolerant type species should be selected to provide an inviting
and thriving landscape.
c. On-site rocks and boulders should be taken into consideration in the design of the golf and
residential landscape.
d. Highly important is the selection of landscape planting which should be compatible with the
architecture. Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes, for selected plant
material for specific areas.
5. Open Space (Conservation)
The Open Space conservation areas are located within Districts 1, and 2.
a. The “natural” open space area should remain untouched, or supplemented only with indigenous
species to improve and enhance the native habitat.
b. Culturally-significant geologic features, such as the Travertine Point rock outcropping should be
preserved.
6. Open Space (Recreation)
Open Space recreation areas are located within all four zones.
a. The landscape plant material should be indigenous or naturalized to the Anza-Borrego Desert
Region.
b. Some of these areas may also be utilized as locations for debris basins, so it is extremely
important that native and naturalized plant material be selected.
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7. Cultural Preserve / Living Desert
This “Natural” open space conservation area located on TMDCI land is extremely important for the
overall history to the site. Located within the Upland Residential Zone, this area should be dedicated
as an educational area for all users. Brief descriptions of indigenous and naturalized planting, and the
use of plant material – for medicinal, food, shelter, clothing, ceremonial and other purposes – by the
Cahuilla ancestors should be implemented in this area. A naturalized pedestrian trail is proposed to
meander throughout the “Natural” open space. Cultural artifacts such as fish traps, arrowheads,
pottery, etc… should be appropriately referenced in educational displays adjacent to the pedestrian
trail. A low open fence, or other marker, should be located along the property line to define the
boundaries of the Cultural Preserve / Living Desert.
8. Drainage Corridor
Drainage Corridors traverse throughout the Specific Plan area. These corridors will be dry
throughout most of the year with normal average rainfall. They have been sensitively located to
channel additional peak storm flows to the Salton Sea.
a. The plant material of the drainage washes should be indigenous and naturalized to the Anza-
Borrego Desert Region. Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes, for
selected plant material for specific areas.
9. The Reservoirs
The system of reservoirs, planned in some of the residential planning areas, will be a key element of
the water management system of Travertine Point and will also serve as recreational amenities.
a. The majority of the reservoirs perimeter should be common area, i.e., all residents, as members
of the master HOA, and their guests will have access to the reservoirs and associated facilities.
b. Some portion of the reservoir frontage may be designed to be “private”, i.e., owned by an
individual lot owner, or controlled by a neighborhood sub-association.
c. Plant material should be used to define activity / use areas, and to frame and reinforce views and
public and private space. This would provide homeowner and public areas with a sense of
arrival and place.
d. Ornamental, native and drought tolerant type species should be selected to be inviting and
landscape elements should provide shade in public space where available.
e. On-site rocks and boulders should be taken into consideration in the design of the reservoir and
adjacent residential development.
f. The selection of landscape planting should be compatible with the function of the reservoir and
neighboring land uses.
4-140 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
10. Schools
School sites are under the direction of the CVUSD in regards to site planning and landscape
architecture. It is recommended that school sites incorporate landscape material recommendations
from Travertine Point’s Master Landscape Plan and Plant Palette to ensure continuity in landscape
design, and use of drought tolerant landscape materials that promote water conservation practices.
Shading techniques should also be incorporated in landscape design for school facilities where
gathering places and sidewalks occur.
Travertine Point recommends that plant material should be used to define activity / use areas, and to
frame and reinforce views from adjacent residential development for safety. Artificial turf areas are
highly recommended. Ornamental, native and drought tolerant type species should be selected and
should provide ample shade. Again, landscape planting should be taken into consideration to be
compatible with the campus architecture as well as in the design of the adjacent land uses and
residential development.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-141
4. SPECIFIC PLAN LAND USE PLAN
4.7 DRAINAGE, WATER, AND DRY UTILITIES
4.7.1 Drainage Plan Description
The principle drainage pattern in the project area is stormwater flow that emanates from the Santa Rosa
Mountains and drains towards the Salton Sea. These watersheds are bound by a series of large but inactive
alluvial fans, which feed a series of “entrenched” fan washes that drain to the SR 86S and SR 86 bridges.
From a hydraulic standpoint, the bridges function together as a manifold, thereby, releasing the more
significant stormwater flow events across the entire width of the project footprint. The storm flows
ultimately drain unencumbered into the Salton Sea (refer to Appendix “Preliminary Flood Hazard
Hydrology and Conceptual Mitigation Plan for the Proposed Travertine Point, Oasis Area, Riverside
County, California, April 2008”, prepared by Exponent, Inc.).
1. Pre- and Post-development Flood Patterns and Drainage Improvements
The principle flood hazard in the project area (pre-project conditions) is stormwater flow from a
series of five major watersheds that emanate from the Santa Rosa Mountains. These watersheds are
bound by a series of large but inactive alluvial fans. Commensurate with FEMA’s Stages 1-3 alluvial
fan flood hazard assessment criteria, Exponent: 1) conducted geologic and geomorphologic
investigations of the alluvial fan watershed basins, and 2) reviewed historical and current aerial
topography, in conjunction with the site evaluations to assess the nature and extent of the project’s
offsite flooding hazard.
The results of the hydrology report’s initial utility assessment showed that stormwater flows from the
project, in all likelihood, will not adversely affect these offsite drainage improvements, since the
project is relatively self-contained from a flood impact standpoint given its location on the pathway
between the flood source areas in the Santa Rosa Mountains and the Salton Sea sink.
In general, the mitigation plan consists of four flood control channel systems that convey offsite
alluvial fan stormwater flows through the project, prior to discharging into the Salton Sea. It is
anticipated that these channels will also be used as a Best Management Practice (BMP) to comply
with National Pollution Discharge Elimination Source (NPDES) water quality requirements for the
Salton Sea.
2. Post-development Flood Patterns and Proposed Flood Control Drainage Improvements
The hydrology report indicates that the pre- and post-project alluvial fan flood hazard to the west of
SR 86 will remain unchanged in perpetuity. The latter is based on the results of the geomorphologic
analysis, and on the assumptions that: 1) future land development within the project’s contributory
alluvial fans will not be allowed due to the current flood hazard, or 2) if allowed, will be designed to
comply with FEMA’s Regulation 65.13, which precludes the design of flood control facilities that
could adversely affect this project.
The major watersheds and sub-basin locations relative to the project’s proposed land use plan and
Flood Control Channels 1-4 are shown in Exhibit 4-12, Watershed and Drainage Collection Point
Locations. Four major channel systems are proposed for this project as shown in Exhibit 4-13,
Drainage Master Plan. Channels 1, 2, 3, and 4 have been strategically placed at key locations along
the westerly perimeter of the project footprint in relation to the four collection points (Collection
4-142 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Points 1, 2, 3, and 4). The Collection Points receive the offsite flows via a series of onsite engineered
tributary channels that are located along the westerly boundary of the project.
From the Collection Points, Channels 1-3 convey the storm flows to the Salton Sea. It is important
to note that Channels 1-4 do not alter flood patterns upstream of the project, such that offsite flows
would be diverted to the north or south of the project footprint. In fact, the existing conditions fan
flood hazard patterns remain the same under both pre- and post-project conditions until the flows
are collected and conveyed by Channels 1-4. CVWD’s “Drain and Stormwater Channel’s” will be
replaced by Channels 1-3, thereby, mitigating the flooding that occurs today. The exiting drainage
facility that may be affected is the Avenue 81 Drain and Stormwater Channel for Channel 4. Exhibit
4-13, Drainage Master Plan, also indicates the existing locations of the Caltrans SR 86 bridges/culvert
crossings, however, subsequent hydrological analysis will be necessary in order to determine the
ultimate, number, locations and configurations of these culverts as more detailed drainage analysis
becomes available for the design of the channel improvements.
As discussed earlier in Section 4.5.2, Open Space (OS) (W) (Water), the drainage channels are
planned to serve multiple functions; serve in flood control, serve in “water harvesting” and storm
water treatment through de-silting; serve as recreational trail system, serve as native landscaped
habitat, and serve as a visual amenity. The areas storm water drainage facilities is anticipated to
improve the quality of storm water runoff that flows into the Salton Sea as a “cleaner” source for de-
salting the sea itself.
In addition, the proposed reservoir system for Travertine Point is planned to be a component of the
on-site storm water runoff management strategy as a BMP to assist in water harvesting and cleaning
the water.
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September 9, 2009 S:\clients\blackemerald_1660\1660001\07_planning_cad\products\base\working\Speci fi c Plan\InDesign\chapter 2_site photos.inddLEGENDExhibit 4-12 Exhibit 4-12 Watershed and Drainage Watershed and Drainage Collection Point Locations Collection Point Locations NTS
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-147
4. SPECIFIC PLAN LAND USE PLAN
The drainage channel facilities within the project will serve a three-fold purpose. It will contain 100-year
storm flows, and will also serve as an active and passive recreational amenity to the project when water
levels are low or virtually non-existent. Areas directly adjacent to the channels will be landscaped with
natural plantings transitioning to include a multi-purpose trail. A low-flow drainage channel will be
incorporated into the channel bed design. Typically the drainage channel widths will be substantial and
serve to provide natural habitat and corridors for wildlife movement.
In addition to the basic issues of flood hazard mitigation, a concept channel mitigation plan within the
project footprint accommodates the proposed land-use plan. This was achieved by developing conceptual
channel alignments and geometries internal to the project footprint that provide opportunities for water
quality and environmental conservation, as well as recreational use such as walking trails, etc. Conceptual
design criteria for these channels allows for: 1) channel profile slopes of about 1 to 3 percent, 2) side slopes of
3 to 1, 3) channel depths ranging from 10 to 13 feet, and 4) top widths ranging typically from 300 to 400 feet.
The channel profiles (see typical channel section below) were prepared to aid the site civil engineer with initial
grading studies and will be adjusted as the project progresses through the entitlement process and final
engineering.
4-148 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
4.7.2 Drainage Plan Development Standards
1. Off-site tributary drainage flows generated upstream from the project via the existing drainage
patterns will need to be captured and redirected into on-site collection points.
2. Streets and storm drains will carry storm water to the four major drainage channels, which will also
be designed as a passive recreational facility.
3. Storm drain facilities will be constructed in accordance with Coachella Valley Water District (CVWD)
and water conservation requirements
4. Provide in conjunction with site mass grading protection from 100-year storm flows.
5. The proposed drainage channel corridors will tie into the crossing at SR-86S, allowing for ultimate
drainage into the Salton Sea.
6. It is anticipated that storm drainage and landscaped flood control facilities easements will be
provided to CVWD and will be maintained by a Master HOA.
7. Major flood control crossings and transition structures and drainage channel flood flows conveyance
capacities will be monitored and maintained by CVWD.
8. At the time of Subdivision Map processing, reference should be made to the accompanying
hydrology report prepared by the project's engineer for specific techniques and measures regarding
the drainage channels functionality.
4.7.3 Water, Wastewater, and Reclaimed Water Plan Description
1. Water System
Potable water for the project will be provided by the Coachella Valley Water District (CVWD).
Refer to Exhibit 4-14, Potable Water Master Plan. This is the “backbone” system for the entire
project and is one key factor in establishing project phasing. All in-tract water distribution facilities
will be shown on subdivision improvement plans and will be designed and constructed in accordance
with CVWD requirements and agreements.
As part of a capital improvement project, CVWD has already funded and is in the process of
finalizing the right of way for the installation for the first of two 30-inch water mains along the old
Highway 86 from 56th Avenue to 86th Avenue. These water mains will tie-in and augment the
available potable water supply to this area. The Travertine Point Specific Plan area will be connecting
to the proposed 30-inch water mains for the first phase(s). The proposed water systems will include
18-inch, 12-inch, 8-inch, and 4-inch pipe lines within internal roadways to provide domestic service
to each proposed residential and commercial tenant. Domestic reservoir and booster station sites
may be located within the Specific Plan area as needed and conceptual locations are shown on
Exhibit 4-14, Potable Water Master Plan.
The Travertine Point Specific Plan area will incorporate several potable water conservation measures
from the Coachella Valley Water Management Plan, dated November 2000. Potable water usage will
be separated from the irrigation usage, proposing a dual water system. The separate irrigation main
will allow conservation of potable water that is used primarily for internal residential or commercial
use (i.e., drinking water) instead of landscape irrigation purposes. The separate, pressurized irrigation
main will utilize non-potable water such as treated Colorado River water, reclaimed water, perched
ground water or a combination of these sources and is described further, below. In addition,
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-149
4. SPECIFIC PLAN LAND USE PLAN
efficient landscaping and the installation of water conserving plumbing fixtures will further conserve
the overall water usage (see also Section 4.11, Sustainable Development Guidelines, and Section 4.13,
Landscape Design Guidelines, for water preservation recommendations). These designs will
positively contribute to offsetting the groundwater overdraft.
2. Irrigation System
The proposed irrigation system mains are anticipated to include, 24-inch, 18-inch, 12-inch, and 8-
inch, pipe lines installed alongside the potable water mains within the internal roadways to provide
pressurized irrigation service as well as sufficient fire flows to fire hydrants placed in accordance with
the County Fire Department and the California Department of Public Health standards (refer to
Exhibit 4-15, Irrigation Master Plan). This dual water system is an integral part of the entire
Travertine Point Specific Plan area. All of the in-tract irrigation distribution facilities will be shown
on the subdivision improvement plans and will be designed and constructed in accordance with
CVWD requirements and agreements.
Currently, the Travertine Point Specific Plan area has several farm irrigation delivery lines. These
delivery lines are gravity systems. The Travertine Point Specific Plan area intends on maintaining
these gravity delivery lines in place until the new pressurized irrigation system is developed. The
pressurized irrigation system will use the same drainage channel water, but it will be filtered for
residential and commercial irrigation use. Another portion of the drainage channel water may be
diverted for treatment and for potable water use, and the remainder could be used for recharging the
aquifer. These designs are intended to positively contribute to the offsetting of the groundwater
overdraft.
3. Wastewater System
Wastewater (effluent) treatment involves cleaning used water and sewage so that it can be returned
safely to the environment or reused in place of other resources and is shown on Exhibit 4-16,
Wastewater Master Plan. Sewer service will be provided by CVWD. This is also part of the
backbone system for the entire project and is a key factor in establishing project phasing. All in-tract
portions of the collection system will be shown on the subdivision improvement plans and will be
designed and constructed in accordance with CVWD requirements and agreements.
The proposed sewer plan consists of construction of a new sewerage treatment facility and
conceptual sites are indicated on Exhibit 4-16, Wastewater Master Plan. The Travertine Point
Specific Plan area first phase(s) of development may construct a modular sewerage treatment
facilities. These modular facilities will allow development of a portion of the project site until service
can be provided by the future regional CVWD sewerage treatment plant. The tertiary effluent
(reclaimed water) from the modular and the future treatment plant are intended to be directed into
the irrigation system.
The proposed Travertine Point Specific Plan area is anticipating the installation of 8-inch sewer
mains increasing up to 33-inches in diameter that will lead to the future treatment plant. The
proposed sewer system will include sewer mains within internal roadways to provide service to the
residential and commercial tenants. The use of force mains or pump stations may be required,
depending on final grade considerations. Sewage treatment facilities shall be installed in accordance
4-150 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
with requirements and specifications of the State Department of Health Services, CVWD, and
Riverside County Public Health Department requirements.
4.7.4 Potable Water, Irrigation, and Wastewater Plan Development Standards
1. All potable water, irrigation, and sewer horizontal and vertical alignments shall be in accordance with
applicable County of Riverside, County Health Department and Coachella Valley Water District
Design Guidelines, Standards and Specifications.
2. All potable water, irrigation, and sewer line sizes and materials shall be designed and constructed in
accordance with the appropriate agency, such as the Coachella Valley Water District, County of
Riverside Engineering Department, and County Health Department.
3. The project’s potable and irrigation water will be separated. The dual water system will allow for
conservation of potable water.
4.7.5 Dry Utilities Development Standards
1. All utility lines within the project area will be underground and will be incorporated within the street
right-of-way or within utility easements on private property. The project does not include any utility
system major components requiring exhibits.
2. To the extent feasible, all underground utilities will be installed at the same time the street or other
improvement is being constructed.
3. Electric Power - Electricity will be provided by the Imperial Irrigation District Energy Division
(IID). Current facilities will need to be improved to serve the Specific Plan area.
4. Natural Gas - here are currently no natural gas facilities in the Specific Plan area and facilities will
need to be improved and provided by Southern California Gas.
5. Telephone and Internet – AT&T has a fiber optic transcontinental direct buried line that runs the
length of the project site along the east side of SR-86S. This transcontinental fiber optic line is not
intended for distribution-type use and cannot be accessed.
6. Telephone and internet infrastructure service shall be provided by Verizon and will be installed along
with other utilities.
7. Verizon may provide fiber optic service in the future, however, there is a possibility that a project of
this magnitude could negotiate for telephone and internet services through other providers
8. Cable Television - Time Warner Cable (TWC) provides television service for the area. There are
currently no facilities in the area. TWC is willing to extend their service lines to the area if density
and construction timelines are justified. If the developer decides to finance the extension, TWC will
provide the facilities, however, there is a possibility that a project of this magnitude could negotiate
for cable television services through other providers. Installation of cable facilities should occur
along with other utilities.
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September 9, 2009 S:\clients\blackemerald_1660\1660001\07_planning_cad\products\base\working\Speci fi c Plan\InDesign\chapter 2_site photos.inddLEGENDExhibit 4-14 Exhibit 4-14 Potable Water Potable Water Master Plan Master Plan NTS
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September 9, 2009 S:\clients\blackemerald_1660\1660001\07_planning_cad\products\base\working\Speci fi c Plan\InDesign\chapter 2_site photos.inddLEGENDExhibit 4-15 Exhibit 4-15 Irrigation Master Plan Irrigation Master Plan NTS
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September 9, 2009 S:\clients\blackemerald_1660\1660001\07_planning_cad\products\base\working\Speci fi c Plan\InDesign\chapter 2_site photos.inddLEGENDExhibit 4-16 Exhibit 4-16 Wastewater Master Plan Wastewater Master Plan NTS
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-157
4. SPECIFIC PLAN LAND USE PLAN
4.8 GRADING PLAN
4.8.1 Grading Plan Description
The proposed grading scheme for Travertine Point is depicted on Exhibit 4-17, Grading Concept Plan. The
main feature of the plan is the creation of the drainage channels traversing the site in an easterly direction
towards the Salton Sea. The proposed channels are the key design features of the Travertine Point project.
These multi-purpose facilities not only provides the obvious benefit of flood control and conveyance of
storm waters for the Travertine Point Specific Plan project area and neighboring properties, it also provides
significant linear greenbelt open space corridors for the community. The project site grading will allow for
excesses and shortfalls of soil to be shifted where needed throughout the process to ensure a balance of dirt
movement on the project site. The intention of the grading concept is to modify the landforms slightly in
order to provide positive drainage to the four main drainage channels throughout the development and to
enhance the design of each planning area.
The channels are designed in a manner providing a very mild bed slope gradient, thereby allowing for
optimum non-erodible channel flow characteristics and the opportunity to generate earth volumes to be
used in the site mass grading operation. This will help facilitate a balance of materials to meet minimum
street and grading standards.
The excavated dirt from the drainage channels and other drainage facilities, and the cut materials generated
from the site mass grading to create development pads, will be used to re-contour the flat site in a manner
that will facilitate efficient drainage toward the proposed channels. The drainage channels will work in
conjunction with an extensive network of storm drains within future street configurations.
An overview of the components of the project’s grading plan includes:
1. Existing ground slope from west to east towards the Salton Sea at approximately 1-4 percent.
2. Proposed grading will create slopes of approximately 1-4 percent towards the Salton Sea and direct
flows towards a filtering system and into the main drainage channels that traverse the site.
3. Cuts will range from 0.0’ to 25’ and Fills will range from 0.0’ to 32’.
4. The overall project site grading is planned to balance. Import and export will be maintained within
the project boundaries.
5. Excess rocks or boulders will be crushed for base material, used as channel revetment, landscape
features, building material or buried on-site in appropriate areas such as future parks or non-building
areas.
6. All graded areas will be properly stabilized with appropriate mitigation measures.
7. Drainage swales will be designed at a minimum grade as much as possible to minimize erosion and
promote percolation
8. Grading operations will include the creation of the four main drainage channels that will traverse the
site from west to east to the Salton Sea.
9. Grading operations will include the creation of off-site drainage interceptor channels along the uphill
or within the western edge of the project boundary to divert off-site flows into the four main
drainage channels.
4-158 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
10. The grading will include the creation of lakes to facilitate the collection of sediment removal and
distribution of the existing irrigation water supply into the proposed irrigation, and fire suppression,
water systems.
11. Where applicable, the reservoirs will also act as detention basins for urban run-off.
12. Urban run-off entering the reservoirs utilized as detention basins will be filtered through man-made
wetlands or mechanical methods.
13. Filtered urban run-off will eventually be diverted into the main drainage channels traversing the
project to the Salton Sea.
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September 9, 2009 S:\clients\blackemerald_1660\1660001\07_planning_cad\products\base\working\Speci fi c Plan\InDesign\chapter 2_site photos.inddLEGENDExhibit 4-17 Exhibit 4-17 Grading Concept Plan Grading Concept Plan NTS
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-161
4. SPECIFIC PLAN LAND USE PLAN
4.8.2 Grading Plan Development Standards
All grading activities shall be in substantial conformance with the Grading Concept Plan depicted on
Exhibit 4-17, and shall implement grading-related mitigation measures provided in Environmental Impact
Report No. 514.
Prior to any development within any planning area of this Specific Plan, the overall conceptual grading
depicted on the Tentative Map(s) for the respective map portion in process shall be submitted to the
County of Riverside for approval. The grading plan for each such area shall be used as a guideline for
subsequent detailed grading plans for individual stages of development within that area, and shall include
Best Management Practices techniques employed to prevent erosion and sedimentation during and after the
grading process.
The following grading standards will be implemented:
1. All streets shall have a minimum gradient of 0.35 percent and in no instance shall exceed 15 percent.
2. All grading shall conform to the applicable County grading ordinances, and all other relevant laws,
rules, and regulations governing grading, and shall conform substantially to the overall Grading
Concept Plan.
3. Prior to any development within any area of the Specific Plan, an overall Grading Concept Plan for
the portion in process shall be submitted to the Building and Safety Department for review and
approval in the County of Riverside. The Grading Plan for each such area shall be used as a
guideline for subsequent detailed grading plans for individual stages of development within that area,
and shall include preliminary pad and roadway elevations.
4. Unless otherwise approved by the County of Riverside, all cut and fill slopes shall be constructed at
inclinations no steeper than two (2) horizontal feet to one (1) vertical foot. The Grading Plan will
reflect a contouring intended to control slope erosion.
5. A grading permit shall be obtained from the County of Riverside prior to grading.
6. Soil stabilizers should be used to control dust as required by SCAQMD Rule 403.
7. Plant and irrigate all manufactured slopes steeper than a 4:1 (horizontal to vertical) ratio and 3 feet or
greater in vertical height with grass, ground cover, or an approved erosion mitigation measure; as
approved by the Building and Safety Department’s Erosion Control Specialist.
8. Finish grade shall be sloped to provide proper drainage away from the exterior foundation walls.
The Slope shall not be less than one-half inch per foot for a distance of not less than 3 feet from any
point of exterior foundation. Drainage swales shall not be less than 0.03 foot deeper than the
adjacent finish grade at foundation.
9. Storm Water Pollution Prevention Plan (SWPPP), National Pollution Discharge Elimination System
and PM-10 mitigation plans will be adhered to as measures utilized in order to control the wind and
water born erosion associated with grading operations.
10. In accordance with the requirements of the General Construction Activities Storm Water Permit
required by the California State Water Resources Control Board, the project proponent shall develop
and implement a SWPPP specifying Best Management Practices to reduce construction-related storm
water runoff pollution to acceptable levels.
4-162 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
11. Long-term storm water and project generated urban runoff exiting the site will be managed through
the use of catch basins, storm drains, storm channels, storm water detention facilities such as lakes
and other measures in accordance with the jurisdictional requirements implementing the National
Pollutant Discharge Elimination System (NPDES).
12. The grading operations shall include adequate provisions for wind and water erosion control during,
as well as after, grading operations have ceased. The details of erosion control shall be incorporated
into the project's SWPPP and Particulate Matter-10 (PM10) Plan and includes:
a. Pre-Grading --The portions of the site to be graded shall be pre-watered to a depth designated
by the soils engineer prior to the onset of grading operations.
b. During Grading -- Once grading has commenced, and until grading has been completed,
watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing.
c. Post-Grading – All disturbed areas shall be treated to prevent erosion during the term that the
area will remain undeveloped.
d. Landscape and Irrigation shall be installed per future plan submittals.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-163
4. SPECIFIC PLAN LAND USE PLAN
4.9 DEVELOPMENT PHASING
4.9.1 Purpose and Intent
Travertine Point will be phased over an estimated thirty-five year period in accordance with a logical and
orderly extension of roadways, public utilities, and infrastructure. Phasing also will respond to market
demand and an assumed rate of absorption. It is anticipated that the project will be developed in five
phases as shown in Exhibit 4-18a, Development Phasing Plan, and detailed in Exhibits 4-18b through 4-18f,
Development Phases I - V.
The primary intention of the Travertine Point development phasing program is to correlate appropriate
infrastructure requirements to site development. To allow for a flexible phasing program, the Districts of
Travertine Point have been planned so that each may be developed independently and in any order,
however, project geography generally necessitates flood control to be constructed prior to each
development phase and generally from north to south, east to west. The Districts may also be developed
concurrently to allow for maximum efficiency of infrastructure implementation and to meet market
demand. Each District may also be internally phased, as long as infrastructure, including roads, water,
sewer, and drainage systems are in place as development occurs.
The sequence of development for Travertine Point will be influenced by the following factors: 1) the
economy; 2) the rate of growth of other regional projects; and 3) changes in regional infrastructure/public
facilities conditions and needs. As these factors change during the course of the buildout process, necessary
adjustments in corresponding infrastructure requirements will be instituted as set forth below.
4.9.2 Development Phasing Mechanisms
1. Tentative Subdivision Maps
The basic phasing mechanism of the Travertine Point Specific Plan is the tentative subdivision map. As
each tentative subdivision map is processed, infrastructure requirements for that subdivision will be
established. The infrastructure requirements for each tentative subdivision map will be consistent with the
backbone infrastructure systems of the Specific Plan, subject to review for substantial compliance with the
Specific Plan by the County. Concurrent with the submittal of each tentative subdivision map, an updated
Land Use Plan Statistical Table (Table 4-12) will be filed with the County, as set forth in Section 4.16.2,
Subdivisions, and Section 4.16.6, Adjustment/Transfer Provisions of this Specific Plan.
2. Adjustment/Transfer Regulations
The Adjustment/Transfer Regulations set forth in Section 4.16.6, provide the Specific Plan with the
flexibility to adapt development phasing to the changes precipitated by a fluctuating economy and regional
infrastructure/public facility conditions.
3. Public Facility Overlays
Public facility land use overlays for such uses as reservoirs, parks, public facilities for utilities, schools, public
safety and / or other normal public service uses have been designated by the Land Use Plan, Exhibit 4-0.
The location of these land uses are preliminary and will be defined at the time of subdivision map submittal.
4-164 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
The use of these overlays allow for land use allocation and phasing planning, while maintaining the
necessary flexibility to adapt to changing conditions.
4.9.3 Development Phasing Standards
As project development proceeds, certain phasing standards will apply. These standards are as follows:
1. In order to provide current design details for each Specific Plan District, the Developer shall prepare
a District Refinement Plan (DRP) that will be required to be processed with a Specific Plan
substantial conformance application before any implementing project can be approved within any
District. A DRP may be processed concurrently with any planning development application or
subdivision map. The primary intention of the Travertine Point DRP process is to outline District
land uses, provide design details and correlate appropriate infrastructure requirements for District
development and is outlined in Section 4.16, Project Administration.
2. Exhibits 4-18b through 4-18f, Development Phases I – V provide the major infrastructure required
for each development phase and is detailed further in Section 4.16, Project Administration.
3. All land subdivision maps of any type (e.g., tentative or final, vesting or non-vesting, tract or parcel)
shall be submitted, reviewed, and approved in accordance with the Riverside County Subdivision
Ordinance, or Imperial County Subdivision Ordinance, as the case may be, and the California
Subdivision Map Act.
4. Prior to the recording of any final subdivision map, improvement plans shall be submitted to the
County Planning Department for approval. The improvement plans shall include, but not be limited
to, the following:
a. Final Grading Plan;
b. Irrigation Plans certified by a landscape architect;
c. Landscaping Plan with seed mixes for mulching and staking methods, locations, type, size, and
quantity of plantings;
d. Wall and Fence Treatment Plan; and
e. Special treatment/buffer area treatment plans.
5. Each Planning Area shall include development of necessary infrastructure for County or related
entities
6. Construction of the development permitted hereby, including recordation of final subdivision maps,
may progress in stages, provided adequate vehicular access is constructed for all dwelling units in
each stage of development and further provided that such phase of development conforms
substantially with the intent and purpose of the Specific Plan development phasing program.
7. In order to assure that necessary recreational services are made available to Travertine Point
residents, prior to the issuance of the 25th certificate of occupancy, the Developer or builder shall
provide a park with playground and field play area. This condition may be waived or modified
without further amendment to this Specific Plan, if such modification is determined appropriate by
the County at a later stage of development.
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-177
4. SPECIFIC PLAN LAND USE PLAN
4.10 MAINTENANCE
It is anticipated that initially, maintenance associations will be established and ultimately positioned for the
governance for city hood. The master homeowners association, or equivalent, shall be charged with the
unqualified right to assess their own individual members who own individual units for reasonable
maintenance and management costs which shall be established and continuously maintained. The master
homeowners association shall be responsible for private roads, parking, open space areas, signing,
landscaping, irrigation, common areas and other facilities, as necessary. Neighborhood sub-associations,
including rental properties, will be established as necessary and to realize the overall fiscal goal of the
project, and ensure reasonable responsibility for funding of improvements.
Successful operation of maintenance districts and associations are important in maintaining quality in a
project area. It is anticipated that maintenance responsibilities for public and/or common area project
facilities within the Travertine Point Specific Plan area may be distributed among one or more of the
following:
Master Homeowners' Association (Master HOA)
Master Commercial Property Owners' Association (CPOA)
Neighborhood Homeowner’s Associations (HOA) (subordinate to Master HOA)
Landscape Lighting and Maintenance District(s) (LLMD)
Community Services Area (CSA)
Community Services District (CSD)
The Desert Recreation District
Coachella Valley Water District (CVWD)
A decision regarding which assessment program(s) will be employed shall be made at a future stage of
project design and review and in concert with the applicable County agencies. Table 4-9, Project Facilities
and Maintenance, summarizes the project facilities and the possible maintenance responsibility that may
typically apply:
4-178 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Table 4-9
Project Facilities and Maintenance
PROJECT FACILITY POSSIBLE MAINTENANCE RESPONSIBILITY
Regional and Community Parks
Community Services Area (CSA)
Community Services District (CSD)
The Desert Recreation District
Neighborhood Parks
Community Services Area (CSA)
Community Services District (CSD)
The Desert Recreation District
Private “Pocket” Parks,
Tot-Lots, Recreation Facilities,
Master Homeowners' Association (Master HOA)
Neighborhood Homeowner’s Associations (HOA)
Landscape Lighting and Maintenance District(s) (LLMD)
Reservoirs
Master Homeowners' Association (Master HOA)
Homeowner’s Association
Coachella Valley Water District (CVWD)
Common Landscape Areas
Master Homeowners' Association (Master HOA)
Homeowner’s Association
Master Commercial Property Owners' Association (CPOA)
Neighborhood Homeowner’s Associations (HOA)
Landscape Lighting and Maintenance District(s) (LLMD)
Public Roadways, (Including street
medians, parkways)
Master Homeowner’s Association (Master HOA)
Community Services Area (CSA)
Community Services District (CSD)
Landscape Lighting and Maintenance District(s) (LLMD)
Private Roadways
Master Commercial Property Owners' Association (CPOA)
Landscape Lighting and Maintenance District(s) (LLMD)
Public Trails
Master Homeowner’s Association (Master HOA)
Homeowner’s Association (HOA)
Community Services Area (CSA)
Master Commercial Property Owners' Association (CPOA)
Neighborhood Homeowner’s Associations (HOA)
Landscape Lighting and Maintenance District(s) (LLMD)
The Desert Recreation District
Monumentation/Project Entry Areas
Master Homeowners' Association (Master HOA)
Master Commercial Property Owners' Association (CPOA)
Neighborhood Homeowner’s Associations (HOA)
Landscape Lighting and Maintenance District(s) (LLMD)
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-179
4. SPECIFIC PLAN LAND USE PLAN
4.10.1 Master Homeowner’s Association / Landscape Maintenance District
Common areas identified in the Specific Plan may be owned and/or maintained by a permanent private
master maintenance association and / or Landscape Lighting and Maintenance District(s), for all common
recreation, reservoir, open space, circulation systems and landscaped areas.
Areas of responsibility may include the neighborhood / pocket parks, entry monumentation areas, and
common, non-public landscaped areas located along public or private roads.
4.10.2 Master Commercial Property Owner’s Association
Common areas within the non-residential or commercial areas identified in the Specific Plan may be owned
and maintained by a permanent private CPOA maintenance organization. Areas of responsibility may
include common landscaped areas, circulation system, and common, non-public landscaped.
4.10.3 Neighborhood Homeowners’ Associations
In certain residential areas of the project, smaller associations may be formed to assume maintenance
responsibility for common areas and facilities that benefit only residents in those areas. Potential private
recreation centers, common open space areas, and potential private roadways exemplify facilities that may
come under the jurisdiction of a neighborhood association.
4.10.4 Open Space Areas
Any open space area not directly associated with a particular neighborhood will be the responsibility of
either:
Master Commercial Property Owners' Association (CPOA)
Neighborhood Homeowner’s Associations (HOA)
Community Services Area (CSA)
Community Services District (CSD)
4.10.5 Project Roadways
All public project roadways will be designed and constructed to standards acceptable to the County and will
therefore be entered into the County system of roads for operation and maintenance.
Private roadways will be designed and constructed as identified within this Specific Plan and may come
under the jurisdiction of a neighborhood association or Commercial Property Owners’ Association.
Landscape Lighting and Maintenance District may be responsible for landscape medians and parkways in
public ROW.
4-180 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-181
4. SPECIFIC PLAN LAND USE PLAN
4.11 SUSTAINABLE PRINCIPLES
4.11.1 Purpose and Intent
Sustainable principles provides project commitments and recommended guidelines that establish the
direction for future development by employing effective and practical site development and building
strategies that:
Minimize adverse impacts to the environment;
Conserve energy, air and water resources, and raw materials;
Reduce waste; and
Promote human physiological and psychological health and welfare.
The sustainable principles are organized to address specific objectives common of several major “systems.”
These systems include natural resources, cultural resources, community and neighborhood planning,
building interiors, construction, implementation, and lifecycle operations, and humanity. Table 4-10,
Sustainable Principles, identifies a range of solutions available to builders and developers to achieve a
sustainable, “low impact development” (LID) community. It also establishes direction for future
development to proceed with the intent of using effective building solutions that minimize impacts to the
environment, energy resources, and raw materials. The project commitments and recommended guidelines
are targeted to address objectives for the Specific Plan area that are influenced by location, as well as the
climatic conditions of the Coachella Valley and provides developers, builders and end users to choose
solutions that are appropriate to effectively develop a sustainable community.
The Travertine Point Climate Action Plan provides implementation strategies and performance standards
for developers, builders, and users in order to affect a reduction in green house gas emissions as directed by
AB 32, and to become energy and resource efficient. A scientific assessment and quantification of the
project’s sustainability initiatives and reduction of operational greenhouse gas (GHG) emissions as
compared to a baseline community is included in the Specific Plan Appendix. The end result of the
implementation of the following sustainable development project commitments, recommended guidelines,
and the Climate Action Plan, is to reduce the overall carbon footprint impacts on the Coachella Valley and
assist in promoting “cooler communities” by reducing heat island effects and effectively using energy and
material resources. Recycling and new technologies for generating energy and power should be embraced as
it could potentially reduce operational and living costs.
4-182 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
The Sustainable principles serve the following functions:
Assist in addressing AB 32 Green House Gas emission reductions.
Recycle and reclaim resources such as water, soils, and wastes that can reduce impacts to the Salton
Sea.
Establish opportunities for “practical green” solutions for Travertine Point that allow business
owners and residents effective ways in reducing energy and water consumption
Assist project designers in preparing land plans and final project designs for resource efficiencies; and
Embrace new technologies that improve living standards more effectively
Travertine Point’s project commitments and recommended guidelines are outlined in Table 4-10,
Sustainable Principles.
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4. S PECIFIC P LAN L AND U SE P LAN DEVELOPER BUILDER END USER/TENANT
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4_lu_4th_admin_draft_submittal.do c
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3
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5
4_lu_4th_admin_draft_submittal.do c
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4_lu_4th_admin_draft_submittal.do c
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4-191
4. S PECIFIC P LAN L AND U SE P LAN
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RECOMMENDED GUIDELINE
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On-site Food Production Recycled Water SignageNeighborhood Tot-lot
4-
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4_lu_4th_admin_draft_submittal.do c
4.
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-193
4. SPECIFIC PLAN LAND USE PLAN
4.11.2 Climate Action Plan
The Travertine Point Climate Action Plan is organized as follows:
Overview
Technical Introduction and Background.
The Action Plan includes components describing building and energy efficiency, transportation
emissions reductions, water efficiency, and waste reduction and recycling. It also provides review
and enforcement provisions.
Appendix provides a quantifiable comparison between the Travertine Point Project and the
“business-as-usual” project and is provided in the analysis, “Quantitative Assessment of Operation
Greenhouse Gas Emission Reductions Resulting From Travertine Point’s Sustainability Initiatives”
(October 21, 2009), prepared by Symbiotic Engineering. The intent is to demonstrate that
implementation of the Travertine Point Specific Plan − with its sustainable principles project
commitments and recommended guidelines − together with this Climate Action Plan, will
significantly reduce overall GHG impacts on the Coachella Valley.
1. Overview
a. Sustainable New Town Strategy
Travertine Point is designed to preserve and enhance the quality of life for the region’s current
and future residents. Travertine Point will accomplish this by creating an exemplary community
in an area suitable for development, while protecting the integrity and vitality of existing
communities and thereby strengthening the region as a whole. Implementation of Travertine
Point’s sustainable development principles will generate economic opportunities; create great
places for people to live, work, play, shop, and visit; preserve the qualities people love about
their communities; and protect and conserve environmental and cultural resources.
Travertine Point implements sustainable land use principles by creating a balanced master-
planned community that exemplifies both a living and a working environment. Travertine Point
contains efficient land use patterns, a future town center, lifestyle-oriented amenities, and
community services. By developing the right places at the appropriate time, this master planned
development in the path of the Valley’s growth corridor will become the foundation and model
for quality growth and other mixed-use new town communities such as Travertine Point. The
direct result will be to maximize efficiencies in land use, transportation, infrastructure, public
services and facilities, as well as the conservation and management of natural resources within
the region.
This new town strategy helps ensure that the “Vision” for Travertine Point can embrace
sustainable development practices. Travertine Point will make the best use of efficient land
use patterns and practices, in that it:
Utilizes proximate existing and planned transportation facilities (SR 86S);
Represents logical extensions and expansions of existing and planned infrastructure;
Provides alternate and improved mobility options, walkable neighborhoods, and reduced
dependency on single-occupant vehicle trips;
4-194 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Accommodates housing for all incomes and lifestyles, including workforce and affordable
housing;
Ensures that public infrastructure, services, and facilities are provided concurrently with new
development;
Reduces adverse impacts on valuable habitat, and air and water quality;
Promotes conservation and increase efficiency of resource use;
Prevents the adverse effects of light pollution; and
Creates a secure, vibrant, desirable, and sustainable place for people to live.
The location of Travertine Point is regionally appropriate for development in that it
complements existing and long-planned transportation patterns. Utilizing sustainable
development principles, Travertine Point links proposed urban land uses to existing and planned
regional transportation infrastructure. Bringing together jobs and housing in an attractive,
harmonious manner results in reduced commuting times, distances, and trips. The sustainable
development principles of efficient land use and circulation patterns for the Travertine Point
Specific Plan are demonstrated at both the regional and project level. Not only will this lessen
the burdens on the roadway system, it will lessen the stress of metropolitan living and provide
more time for family, recreation, and cultural pursuits.
The applicant for Travertine Point actively supports and encourages the restoration efforts and
continued use of the Salton Sea as a valuable resource for habitat and recreation, including
boating, fishing and birding. Development of the Project will make a significant contribution to
the Salton Sea restoration program. The Travertine Point Specific Plan embraces and reflects
the rich heritage of the Coachella Valley and the site’s immediate context, including the culture
of the Cahuilla Indians, the desert landscape, the Salton Sea, and the agricultural history of the
area. These elements are reflected in the landscape concepts, monumentation, and design
guidelines that will be used throughout the buildout of this new town.
The Travertine Point Climate Action Plan (CAP) provides a scientific assessment and
quantification of the Project’s sustainability initiatives as compared to a baseline community (see
Appendix). The CAP includes the implementing strategies for the reduction of operational
greenhouse gas (GHG) emissions. Implementation of these sustainable development measures
and guidelines will reduce overall GHG impacts on the Coachella Valley by reducing vehicular
miles traveled through land use and circulation planning, and assist in promoting “cooler
communities” by reducing heat island effects and effectively using energy and material resources.
Recycling, green building, and new technologies / alternative sources for generating energy and
power will be embraced as they will not only reduce GHG emissions, but also reduce operating
and living costs.
b. Goals
Travertine Point embodies sustainable initiatives that will quantifiably reduce operational GHG
emissions compared to the business-as-usual inventory of a baseline community. Travertine
Point’s Climate Action Plan advances its implementation strategies and performance standards
as a manageable means for review and enforcement.
The most significant challenges in reducing operational GHG emissions fall into four categories:
1) Building Energy Use; 2) Transportation Emissions; 3) Water Emissions; and Solid Waste
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-195
4. SPECIFIC PLAN LAND USE PLAN
Management. To address these, the primary goals of the Travertine Point Climate Action Plan
are to:
i. Develop a self-contained and sustainable New Town − a balanced master-planned
community that will be an exemplary living and working environment, founded on the
principles of sustainable development;
ii. Provide implementation strategies for the reduction of the community’s operational GHG
emissions from “business-as-usual” by 30% at buildout;
iii. Establish this plan to provide implementation strategies in order to exceed 2008 Title 24
requirements by 30% for residential development and 15% for commercial development;
and
iv. Establish flexible, achievable and measurable performance standards that will accommodate
future technologies and alternative implementation strategies that will change and improve
over time.
2. Technical Introduction
a. Purpose
There is an overwhelming
consensus within the
scientific community that
the Earth’s climate is
changing. The
Intergovernmental Panel
on Climate Change
(IPCC) has determined
that the Earth’s “surface
temperatures have
increased by about 0.74°C
over the past hundred
years.” 1
The IPCC has concluded
that it is “very likely that
the observed increase in
methane concentration is due to anthropogenic activities.” 2
1 Trenberth, K.E., P.D. Jones, P. Ambenje, R. Bojariu, D. Easterling, A. Klein Tank, D. Parker, F. Rahimzadeh, J.A. Renwick, M.
Rusticucci, B. Soden and P. Zhai, 2007: Observations: Surface and Atmospheric Climate Change. In: Climate Change 2007: The
Physical Science Basis. Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on
Climate Change [Solomon, S., D. Qin, M. Manning, Z. Chen, M. Marquis, K.B. Averyt, M. Tignor and H.L. Miller (eds.)]. Page
237. Cambridge University Press, Cambridge, United Kingdom, and New York, NY, USA.
2 IPCC, 2007: Summary for Policymakers. In: Climate Change 2007: The Physical Science Basis. Contribution of Working
Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change [Solomon, S., D. Qin, M. Manning,
4-196 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
In response to these findings, the State of California has identified statewide greenhouse gas
emissions (GHG) reductions as a priority. This Climate Action Plan (CAP) introduces the issue
of climate change and identifies the GHG emissions associated with Travertine Point (Project).
The purpose of this CAP is to establish:
A GHG emissions baseline based on current business-as-usual (BAU) model;
Goals and objectives that reduce GHG emission below the BAU model;
Specific and measurable performance standards that the Project must achieve; and
An implementation mechanism that allows the County of Riverside to review future
development within the Project and enforce the performance standards.
The Project, based on a GHG analysis of the current commitments made in the Travertine Point
Specific Plan (No. 375), will exceed the BAU model by 30%.
b. Legislative Background
i. Executive Order S-3-05
On June 1, 2005, the Governor of California signed Executive Order S-3-05 which identified
climate change as a threat and established the following State GHG reduction targets:
─ By 2010, reduce GHG emissions to 2000 levels;
─ By 2020, reduce GHG emissions to 1990 levels; and
─ By 2050, reduce GHG emissions to 80 percent below 1990 levels. 1
To meet the State GHG reduction targets, the executive order directed the California
Environmental Protection Agency to coordinate with representations from other state
agencies, which led to the formation of the Climate Action Team (CAT).
ii. Global Warming Solutions Act of 2006 (Assembly Bill 32)
On September 27, 2006, the Global Warming Solutions Act of 2006 (AB 32) was approved
by the Governor and directs the California Air Resources Board (CARB) to “adopt a
statewide greenhouse gas emissions limit equivalent to the statewide greenhouse gas
emissions levels in 1990 to be achieved by 2020.” 2
Z. Chen, M. Marquis, K.B. Averyt, M. Tignor and H.L. Miller (eds.)]. Page 3. Cambridge University Press, Cambridge, United
Kingdom, and New York, NY, USA.
1 Office of the Governor of the State of California: Executive Order Executive Order S-3-05. June 1, 2005.
2 California Assembly Bill 32. September 27, 2006.
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4. SPECIFIC PLAN LAND USE PLAN
Source: California Energy Commission, 2007 Integrated Energy Policy Report
(December 7, 2007)
iii. Climate Change Scoping Plan
On December 12, 2008, the CARB approved the Climate Change Scoping Plan. The
Scoping Plan, which was developed in coordination with the CAT, called for and defined
that “[r]educing greenhouse gas emissions to 1990 levels means cutting approximately 30
percent from business-as-usual emission levels projected for 2020, or about 15 percent from
today’s levels.” 1
iv. Climate Action Team
The CAT is responsible for reporting on the progress made toward meeting the statewide
GHG reduction targets that were established in Executive Order S-3-05 and AB 32. In
March, 2006, a CAT Report was published which quantifies the above-stated GHG
reduction targets.
c. Quantitative Summary
As shown, the State produced approximately 427 million metric tons of carbon dioxide
equivalent (mmtCO2e) in 1990. 2
The CARB estimates the State produced approximately 500 mmtCO2e in 2007. Under a
business-as-usual (BAU)
forecast without
implementation of any of
the measured identified in
the Scoping Plan, the
CARB projects 596
mmtCO2e by 2020. 3
Therefore, the State will
need to achieve a 29%
reduction from BAU
2020 levels to meet 1990
levels.
Consistent with the
State’s approach, the
Applicant has committed
to a 30% GHG reduction
below projected BAU
development.
1 California Air Resources Board: Climate Change Scoping Plan. Page ES-1. December 2008.
2 California Environmental Protection Agency. Climate Action Team Report to Governor Schwarzenegger and the Legislature.
Page 18. March 2006.
3 California Air Resources Board: Climate Change Scoping Plan. Page 12. December 2008.
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4. SPECIFIC PLAN LAND USE PLAN
3. Action Plan
a. Action Category Goals
This chapter establishes goals in four action categories:
Building and Energy Efficiency;
Transportation Emissions Reductions;
Water Efficiency; and
Waste Reduction and Recycling.
Sections 3.2 through 3.5 describe the scope of each goal, including implementation strategies,
and provide measurable performance standards that set forth specific actions to be provided by
the Applicant. Section 3.6 establishes the process for review and enforcement of performance
standards by County staff.
As discussed in the “Quantitative Assessment of Operational Greenhouse Gas Emission
Reductions Resulting from Travertine Point’s Sustainability Initiatives” (October 21, 2009)
prepared by Symbiotic Engineering, (Attachment A), this Climate Action Plan reduces the
Project’s projected GHG emissions by 30% below the “Business As Usual” (BAU) baseline
model.
ACTION CATEGORIES PERFORMANCE GOAL
(GHG Reduction
Below BAU Baseline)
1 BUILDING AND ENERGY EFFICIENCY 68% Projected reduction below BAU baseline: 51,700 mtCO2e/yr
2 TRANSPORTATION EMISSIONS REDUCTIONS 14% Projected reduction below BAU baseline: 30,200 mtCO2e/yr
3 WATER EFFICIENCY 50% Projected reduction below BAU baseline: 5,900 mtCO2e/yr
4 WASTE REDUCTION AND RECYCLING – A quantitative analysis is not available for this Action Category
TOTAL PROJECT GHG EMISSION REDUCTIONS 30% 87,800 mtCO2e/yr
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4. SPECIFIC PLAN LAND USE PLAN
b. Building and Energy Efficiency
i. Objectives
The following objectives have been adopted to address the goal of Building and Energy
Efficiency:
Concentrate appropriate, dependent, and related land uses in close proximity to each other;
Permit a full array of land uses (including residential, commercial, employment, community,
recreation, and entertainment);
Provide a balance of employment and housing within each phase of the Project;
Provide community amenities or “third places” at locations convenient to residents;
Provide community facilities and services such as parks and schools, as well as neighborhood
commercial uses such as markets, within walking distance of residents;
Require the coordination of joint-use of parks and schools;
Permit mixed-use developments;
Permit a variety of housing types and densities within the same neighborhood;
Provide on-site affordable housing;
Allow continuation of existing agriculture;
Provide measures that mitigate the “heat island” effect;
Require energy-efficient building construction practices;
Require the use of energy-efficient building materials;
Utilize energy-saving HVAC systems;
15.Utilize energy-saving lights, fixtures, and appliances; and
16.Provide on-site renewable energy sources such as solar power.
Building and Energy Efficiency will be met through a commitment to community design,
efficient energy use, renewable energy, and heat island mitigation strategies.
To meet the goal of “Building and Energy Efficiency,” the Project incorporates 17 performance
standards that, together, reduce the Project’s GHG emissions associated with building and
energy use by approximately 52% below the BAU baseline model.
ii. Implementation Strategies
The following strategies have been developed as an “implementation toolbox” for the Project.
The purpose of this Section is to provide a general overview of the current GHG reduction
strategies that may be incorporated into the Project to achieve the Building and Energy
Efficiency performance goal.
Community Design
Land Use Plan – The overall Land Use Plan for Travertine Point has been designed to provide
a variety of uses to create a self-sufficient master planned community that reduces the amount of
vehicular travel and associated reductions in green house gasses. Travertine Point includes land
uses for a wide variety of housing products, employment, shopping, and community facilities.
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4. SPECIFIC PLAN LAND USE PLAN
Walking Distance – Complementary land uses within the Town Center area of Travertine
Point have been located and designed in close proximity to encourage non-vehicular travel and
promote walking and bike riding to and from the higher density residential, commercial retail,
office, and mixed uses. Residential walking distance is usually defined as within a one-quarter to
one-half-mile radius.
Energy Use
Lighting – The dark sky concept shall apply to residential and commercial developments will
incorporate fluorescent, LED, low pressure sodium, and outdoor solar lighting fixtures that
reduce energy demand and heat generation associated with typical incandescent lighting fixtures.
All light fixtures shall be designed for dark sky applications, and adjusted to direct / reflect light
downward, roads and streets, and away from any adjoining open space, residences, or other uses
not directly requiring lighting. Energy conservation, safety, and security should be emphasized
when designing any lighting system.
Appliances – Energy Star-rated appliances, including dishwashers, refrigerators/freezers, and
clothes washers and dryers, will be required that result in a 10% to 50% reduction in energy and
water compared to standard models.
Heating and Cooling – Heating and cooling account for over half of the energy use in a typical
home. Energy Star-rated heating and cooling systems will be specified to provide reduced
energy consumption. Heat pumps are one of the most efficient methods of heating and cooling.
Water Heaters – A wide variety of water heater technologies will be specified that provide
energy savings over traditional water heaters. These include tankless, heat pump, and solar water
heaters and the possibility of geothermal heating.
Programmable Thermostats – Programmable thermostats will be specified that allow the user
to adjust the temperature within the structure during preset times, such as during the day and
night or at times when the structure is unoccupied, to reduce heating and cooling costs.
Windows – Windows can provide additional insulation for the building. Techniques will be
utilized in window construction that include double or triple panes, Low E Glass, architectural
shading, and/or window tinting. These techniques reduce the amount of heat or cool air loss
within the structure and allow for more efficient air and heating systems.
Ducts – Air leaks within a home or business can significantly reduce the efficiency of heating
and cooling systems. These leaks can occur in a variety of locations especially duct work;
therefore ducts will be sealed to provide maximum efficiency.
Insulation – Thermal insulation provides resistance to heat flow. The more resistance the
insulation provides, the lower the heating and cooling costs. Insulation's resistance to heat flow
is measured or rated in terms of its thermal resistance or R-value. Insulation requirements will
be established for exterior walls, floors, and ceilings.
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4. SPECIFIC PLAN LAND USE PLAN
Radiant Barriers – Radiant barriers will be installed in structures − most commonly in attics −
to reduce summer heat gain and winter heat loss, which helps lower heating and cooling costs.
The barriers will consist of a highly reflective material that reflects radiant heat rather than
absorbing it.
Renewable Energy
Solar – Solar power is the result of converting sunlight into electricity. Sunlight can be
converted directly into electricity using photovoltaics (PV), or indirectly by concentrating solar
power (CSP), which normally focuses the sun's energy to boil water which is then used to
generate power. Solar water heating can also be utilized to heat water for energy savings
The Specific Plan will provide for solar power systems to be utilized on rooftops or in separate
facilities in both residential and commercial applications, and to supplement traditional energy
systems.. Because of its geographic location and meteorological conditions, Travertine Point
provides significant opportunities for the use of solar power.
Wind Power – Wind power is the conversion of wind energy into a useful form of energy, such
as electricity, using wind turbines. Wind power is used in variety of locations throughout the
world, typically in areas that receive a sustained wind presence. Additional studies may be
needed to determine if wind power is appropriate or feasible for Travertine Point.
Geothermal Energy – Geothermal energy is extracted from heat generated and stored in the
earth. This energy originates from the formation of the planet, from radioactive decay of
minerals, and from solar energy absorbed at the surface. Additional studies may be needed to
determine if geothermal energy is appropriate or feasible for Travertine Point.
Heat Island Mitigation
Heat Island – A heat island is an urban area that is significantly warmer that it’s surrounding
rural or open space areas. The temperature difference is usually larger at night than during the
day. The main cause of the heat island is modification of the land surface by urban development
− primary building materials such as concrete and asphalt which effectively retain heat. Removal
of vegetation also increases the heat island effect by reducing evapotranspiration in urban areas.
Heat island effect can be counteracted by using white or reflective materials on buildings, roads,
and other pavements. Additional techniques include the use of landscape vegetation and green
roofs.
iii. Performance Standards
This Section provides measurable performance standards that contribute to the Project’s 30%
GHG reduction below the BAU baseline model. The quantitative reductions in projected GHG
emissions associated with these standards are used by the Baseline GHG Analysis to determine
the percent reduction below the BAU baseline model.
The performance standards shall be met or exceeded by incorporating a mix of the
implementation strategies. The performance standards shall be enforced by the County through
the review and enforcement mechanisms.
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4. SPECIFIC PLAN LAND USE PLAN
Community Design Commitments
Provide for 50%-60% single family and 40%-50% attached and multi-family homes
Enforcement mechanism: Percentages are set forth in the Land Use Plan Section of the Specific
Plan (SP). District Refinement Plans (DRPs), Tentative Tract Map (TTMs), and Plot Plans
(PPs) will be reviewed by County staff to ensure consistency with this commitment.
Allocate 15% of homes to be affordable
Enforcement mechanism: The percentage of affordable housing is set forth in the Land Use
Plan Section of the SP. The total number of Building Permits (BPs) issued for the entire
Project will be tracked by the County and trigger specified thresholds established in the SP.
Irrespective of phase, a specific number of affordable units are required at various BP
thresholds. PPs and BPs will be reviewed by County staff to track the number of affordable
units being provided for the entire Project.
Designate potential sites for four (4) elementary schools
Enforcement mechanism: Potential location of elementary school sites are designated in the
Land Use Plan Section of the SP. The Coachella Valley USD (CV-USD) will determine if
one or more of the schools are necessary to provide adequate school service to the Project.
If such determination is made, County staff will review DRPs, TTMs, and PPs to ensure lots
are provided for the school site(s) consistent with this commitment.
Designate potential site for one (1) middle school
Enforcement mechanism: Potential location of a middle school site is designated in the Land
Use Plan Section of the SP. The CV-USD will determine if the school is necessary to
provide adequate school service to the Project. If such determination is made, County staff
will review DRPs, TTMs and PPs to ensure a lot is provided for the school site consistent
with this commitment.
Designate potential site for one (1) high school
Enforcement mechanism: Potential location of a high school site is designated in the Land Use
Plan Section of the SP. The CV-USD will determine if the school is necessary to provide
adequate school service to the Project. If such determination is made, County staff will
review DRPs, TTMs, and PPs to ensure a lot is provided for the school site consistent with
this commitment.
Restrict 30% of homes to active seniors communities
Enforcement mechanism: This commitment is set forth in the Land Use Plan Section of the SP.
DRPs, TTMs and PPs will be reviewed by County staff to ensure consistency with this
commitment.
Provide an average of at least one intersection per every 4.5 acres
Enforcement mechanism: This commitment is set forth in the Mobility Plan Section of SP.
TTMs and PPs will be reviewed by County staff to ensure consistency with this
commitment.
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4. SPECIFIC PLAN LAND USE PLAN
Provide pocket, neighborhood, community and regional parks at 5 acres/1,000
residents
Enforcement mechanism: This commitment is set forth in the Parks, Recreation, and Open
Space Section of SP. DRPs, TTMs, and PPs will be reviewed by County staff to ensure
consistency with this commitment.
Provide ¾ jobs per housing unit
Enforcement mechanism: This commitment is set forth in the Population/Demographic
Influences Section of SP. The total number of BPs issued for the entire Project will be
tracked by the County and trigger specified thresholds established in the SP. Irrespective of
phase, a specific amount of commercial square footage will be built at various BP thresholds.
PPs and BPs will be reviewed by County staff to track the amount of commercial square
footage being provided for the entire Project.
Energy Use
All residential buildings shall exceed 2008 Title 24 by 30% or GHG equivalent by
utilizing the implementation strategies of Energy Use and Heat Island Mitigation.
Enforcement mechanism: This percentage may be determined through Title 24 compliance
procedures. PPs and BPs will be reviewed by the County to ensure consistency with this
commitment.
All non-residential buildings shall exceed 2008 Title 24 by 15% or GHG equivalent by
utilizing the implementation strategies of Energy Use and Heat Island Mitigation.
Enforcement mechanism: This percentage may be determined through Title 24 compliance
procedures. PPs and BPs will be reviewed by the County to ensure consistency with this
commitment.
40% of single-family detached residential buildings will have an orientation +/- 15 degrees
of east and west axis
Enforcement mechanism: This commitment is set forth in the Specific Plan Districts and
Development Standards Section of SP. PPs and BPs will be reviewed by County staff to
ensure consistency with this commitment.
Renewable Energy
80% of commercial building square footage will meet 40% of their power energy
needs with renewable energy from all sources. If the energy provider (IID) does not
provide renewable energy to meet the renewable energy commitment, supplemental
renewable energy shall be created on site.
Enforcement mechanism: The percentages apply to the total Project. A tracking and monitoring
program will be provided with the first tract map to serve as a tracking system for the
County to ensure that at least 80% of the commercial building square footage meet 40% of
their energy needs with renewable energy based on the following commercial energy
consumption factors:
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4. SPECIFIC PLAN LAND USE PLAN
─ Business park /light commercial at 15.4kWh/s.f. per year
─ Commercial retail (regional) at 14.06 kWh/s.f. per year
─ Commercial retail (local) at 14.06 kWh/s.f. per year
─ Commercial tourist at 12.13 kWh/s.f. per year
─ Mixed Use at 15.0 kWh/s.f. per year
The allocation of square footage and renewable energy may vary within the districts and tract
maps as long as the total Project always meets or exceeds the stated commitments. PPs and
BPs will be reviewed by County staff to track the renewable energy commitments with the
program provided.
80% of residential units meet 60% of their baseline demand power energy needs with
renewable energy, as supplied on-site and/or off-site as supplied by the energy
provider (IID) and factoring in all building efficient and energy improvements.
Enforcement mechanism: The percentages apply to the total Project. A tracking and monitoring
program will be provided with the first tract map to serve as a tracking system for the
County to ensure that at least 80% of the residential units meet 60% of their energy needs
with renewable energy based on the following residential unit type energy consumption
factors:
─ Single family home at 6,760 kWh/s.f. per year
─ Town homes at 4,218kWh/s.f. per year
─ Multi-family at 3,397 kWh/s.f. per year
The allocation of units and renewable energy may vary within the districts and tract maps as
long as the total Project always meets or exceeds the stated commitments. PPs and BPs will
be reviewed by County staff to track the renewable energy commitments with the program
provided.
60% of street lights shall be LED or equivalent
Enforcement mechanism: PPs will be reviewed by County staff to ensure consistency with this
commitment.
c. Transportation Emissions Reductions
i. Objectives
The following objectives have been adopted to address the goal of Transportation Emissions
Reductions:
Provide Route for Public Transit System;
Provide Safe Bikeways that Encourage Bike Transportation;
Create a NEV-Friendly Community;
Utilize Roundabouts; and
Provide Accessible Walkways and Pedestrian Paths that Encourage Walkable Streets and
Trails.
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4. SPECIFIC PLAN LAND USE PLAN
Transportation Emissions Reductions will be met through a commitment to project design
features, neighborhood electric vehicles (NEVs), and roundabouts.
To meet the goal of “Transportation Emissions Reductions”, the Project incorporates 15
performance standards that, together, reduce the Project’s total GHG emissions associated with
transportation emissions by approximately 14% below the BAU baseline model.
ii. Implementation Strategies
The following strategies have been developed as an “implementation toolbox” for the Project.
The purpose of this Section is to provide an overview of the current GHG reduction strategies
that may be incorporated into the Project to achieve the Transportation Emissions Reductions
performance standards.
Transit Plans – A comprehensive Transportation Plan has been provided for Travertine Point
that incorporates a variety of alternative components, including provisions for bus and shuttle
routes and transit node locations, Class I and II bicycle trails and lanes, pedestrian paths, and
provisions for Neighborhood Electric Vehicles (NEV). These components will result in
reduced use of gas-powered automobiles with associated reductions in green house gasses.
Neighborhood Electric Vehicles (NEV) – Neighborhood Electric Vehicles are battery-powered,
low-speed electric vehicles that can be recharged. NEVs have a top speed of approximately 20
to 25 miles per hour and can be operated on public and private roadways that have a maximum
speed limit of 35 miles per hour. These vehicles are typically used for short trips around the
community, such as to the workplace, shopping districts, and entertainment venues. To further
increase the usability of these vehicles, separate transportation lanes can be created adjacent to
roadways that exceed a maximum of 35 miles per hour, similar to bikeways. The use of highly-
efficient electric vehicles reduces the energy required to complete these trips and minimizes the
fuel waste and cold-start emissions that occur when traditional gas-powered vehicles are used for
short trips.
Roundabouts – Roundabouts are intersection alternatives to standard signalized and stop sign
intersections, which provide improved traffic flow, minimize idling time, and reduce
accelerations/decelerations. Studies show that drivers will save an average of 43,000 gallons of
fuel per year per roundabout which will also reduce green house gas emissions.
Trail Plans – In addition to the provision of transit alternatives and NEVs, Travertine Point
provides for bikeways, pedestrian paths, and trails throughout the Project, and access to trails
along the trail/residential interface shall consistently provide for pedestrian, bicycle and/or NEV
access at frequent locations where feasible to provide for efficient alternatives to vehicular routes
to expand the range of transportation modes that do not rely upon the automobile.
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4. SPECIFIC PLAN LAND USE PLAN
iii. Performance Standards
This Section provides measurable performance standards that contribute to the Project’s 30%
GHG reduction below the BAU baseline model. The quantitative reductions in projected GHG
emissions associated with these standards are used by the Baseline GHG Analysis to determine
the percent reduction below the BAU baseline model.
The performance standards shall be met or exceeded by incorporating a mix of most, if not all,
of the implementation strategies provided. The performance standards shall be enforced by the
County through the review and enforcement mechanisms.
Project Design Features
Space requirements will be provided for up to 24 community transit stops based on
Sunline requirements (see Exhibit 4-8a, Mobility Plan Transit Routing, for potential
bus turnout locations).
Enforcement mechanism: This commitment is set forth in the Mobility Plan Section of SP.
Street Improvement Plans, TTMs, and PPs will be reviewed by County staff to ensure
consistency with this commitment.
Community will have over 14 miles of backbone multi-use trails (see Exhibit 4-9,
Open Space and Parks Plan, for the location of the backbone trails system).
Enforcement mechanism: This commitment is set forth in the Parks, Recreation, and Open
Space Section of SP. TTMs and PPs will be reviewed by County staff to ensure consistency
with this commitment.
One bike space will be provided for every 5,000 sq. ft. of retail/office space.
Enforcement mechanism: This commitment is set forth in the Specific Plan Districts and
Development Standards Section of SP. TTMs and PPs will be reviewed by County staff to
ensure consistency with this commitment.
One bike space will be provided for every 10 dwelling units of multi-family housing.
A bike locker may be counted towards a minimum of 2 bike spaces or more
depending on size.
Enforcement mechanism: This commitment is set forth in the Specific Plan Districts and
Development Standards Section of SP. TTMs and PPs will be reviewed by County staff to
ensure consistency with this commitment.
60% of mixed-use building frontages will have the principal functional entry facing a
public space such as a street, square, park, paseo or plaza, but not a parking lot.
Enforcement mechanism: TTMs and PPs with mixed-use developments will be reviewed by
County staff to ensure consistency with this commitment.
75% of mixed-use streets will have minimum eight-foot-wide sidewalks and all other
areas will have minimum four-foot-wide sidewalks.
Enforcement mechanism: This commitment is set forth in the Mobility Plan Section of SP.
TTMs and PPs will be reviewed by County staff to ensure consistency with this
commitment.
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4. SPECIFIC PLAN LAND USE PLAN
60% of all housing with a density of 7 dwelling units per acre or more will lie within
½ mile of a transit stop.
Enforcement mechanism: This commitment is set forth in the Land Use Plan Section of SP.
TTMs and PPs will be reviewed by County staff to ensure consistency with this
commitment.
Community Transit System will be designed to have transit stops spaced ½ - ¾ mile
apart.
Enforcement mechanism: This commitment is set forth in the Mobility Plan Section of SP.
TTMs and PPs will be reviewed by County staff to ensure consistency with this
commitment.
Shaded seating structures will be provided at each designated transit stop.
Enforcement mechanism: This commitment is set forth in the Mobility Plan Section of SP.
Street Improvement Plans, TTMs, and PPs will be reviewed by County staff to ensure
consistency with this commitment.
Neighborhood Electric Vehicles
All streets with a speed limit of 35-miles-per-hour or more will have a separate multi-
modal lane to accommodate NEVs.
Enforcement mechanism: This commitment is set forth in the Mobility Plan Section of SP.
Street Improvement Plans, TTMs and PPs will be reviewed by County staff to ensure
consistency with this commitment.
A charging station and two NEV spaces will be provided per every 20,000 square feet
of commercial, office, and 40,000 square feet of industrial space. The NEV spaces
may be counted in-lieu of regular parking stall requirements.
Enforcement mechanism: This commitment is set forth in the Specific Plan Districts and
Development Standards Section of SP. TTMs, PPs, and BPs will be reviewed by County
staff to ensure consistency with this commitment.
A charging station and two NEV spaces will be provided per every 20 units of multi-
family housing. The NEV spaces may be counted in-lieu of regular parking stall
requirements.
Enforcement mechanism: This commitment is set forth in the Specific Plan Districts and
Development Standards Section of SP. TTMs, PPs, and BPs will be reviewed by County
staff to ensure consistency with this commitment.
Roundabouts
Roundabouts will be provided at eight major/collector street intersections (see
Exhibit 4-5, Circulation Plan, for proposed locations of roundabouts).
Enforcement mechanism: This commitment is set forth in the Mobility Plan Section of SP.
Street Improvement Plans, TTMs and PPs will be reviewed by County staff to ensure
consistency with this commitment.
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d. Water Efficiency
i. Objectives
The following objectives have been adopted to address the goal of Water Efficiency:
Provide for Dual Piping System for Domestic and Reclaimed Water;
Require the Use of Smart Irrigation Systems, or equivalent;
Provide a Water Conservation Landscape Palette;
Require Water-Efficient Fixtures; and
Limit the Use of Turf.
Water Efficiency will be met through a commitment to low water use and dual pipe water
systems.
To meet the goal of “Water Efficiency”, the Project incorporates eight (8) performance
standards that, together, will reduce the Project’s total GHG emissions associated with building
and energy use by approximately 50% below the BAU baseline model.
ii. Implementation Strategies
The following strategies have been developed as an “implementation toolbox” for the Project.
The purpose of this Section is to provide an overview of the current GHG reduction strategies
that may be incorporated into the Project to achieve the Water Efficiency performance
standards.
Irrigation Water – Travertine Point will provide a separate “dual-piped” water system that
will include a potable water (i.e., drinking water) system and a non-potable water system for
landscape irrigation purposes. The irrigation water system may utilize treated Colorado
River water, reclaimed water, perched ground water, and/or a combination of these sources.
This system will reduce the potable water requirements for the Project, as well as provide
opportunities for use of reclaimed water.
Water-Efficient Devices – Low-flow plumbing fixtures – including toilets, faucet aerators,
and showerheads – can reduce water usage by as much as 40 percent over conventional
devices.
Smart Irrigation – A smart irrigation controller is like a high-tech “brain” for irrigation
systems that self-adjusts based on real-time weather and site conditions, including rainfall,
wind, temperature, humidity, solar radiation, and soil type to apply just the right amount of
irrigation water needed at just the right time. Studies show that a smart irrigation controller
can reduce irrigation water use by 25 percent on average.
Drought-Tolerant Landscaping – Drought-tolerant landscaping utilizes drought-tolerant
plants which require less water than non-drought-tolerant plants. Many drought-tolerant
plants are also tolerant of poor-to-average soils, some of which even prefer poor soils. The
use of this landscaping can further reduce the overall water requirements for Travertine
Point.
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iii. Performance Standards
This Section provides measurable performance standards that will contribute to the Project’s
30% GHG reduction below the BAU baseline model. The quantitative reductions in projected
GHG emissions associated with these standards are used by the Baseline GHG Analysis to
determine the percent reduction below the BAU baseline model.
The performance standards shall be met or exceeded by incorporating a mix of most, if not all,
of the implementation strategies provided. The performance standards shall be enforced by the
County through the review and enforcement mechanisms.
Low Water Use
90% of all builder-installed plumbing devices in residential buildings will be low-flow
and water-efficient.
Enforcement mechanism: PPs and BPs will be reviewed by County staff to ensure consistency
with this commitment.
90% of all builder-installed plumbing devices in non-residential buildings will be
low-flow and water-efficient.
Enforcement mechanism: PPs and BPs will be reviewed by County staff to ensure consistency
with this commitment.
Turf will not exceed 20% of the total landscaped area, with the exception of parks,
recreation centers, and schools.
Enforcement mechanism: TTMs, PPs, and Landscape Plans will be reviewed by County staff to
ensure consistency with this commitment.
80% of public and common landscape areas will use smart irrigation systems.
Enforcement mechanism: TTMs, PPs, and Landscape Plans will be reviewed by County staff to
ensure consistency with this commitment.
80% of public and common landscape areas will use drought-tolerant, native, and/or
water-efficient plant materials.
Enforcement mechanism: The Plant Palette is set forth in the SP and provides a list of
acceptable plant materials. TTMs, PPs, and Landscape Plans will be reviewed by County
staff to ensure consistency with this commitment.
Dual Pipe Water System
A sewer treatment plant will be provided to generate reclaimed water.
Enforcement mechanism: This commitment is set forth in the Land Use Plan Section of SP.
TTMs and PPs will be reviewed by County staff to ensure consistency with this
commitment.
A backbone water system will be provided that has dual piping systems for domestic
and reclaimed water in major arterial and collector streets.
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Enforcement mechanism: This commitment is set forth in the Drainage, Water, and Dry
Utilities Section of SP. Street Improvement Plans, TTMs and PPs will be reviewed by
County staff to ensure consistency with this commitment.
A backbone dual water system will be provided for common and public landscaped
areas.
Enforcement mechanism: This commitment is set forth in the Drainage, Water, and Dry Utilities
Section of SP. Street Improvement Plans, TTMs and PPs will be reviewed by County staff
to ensure consistency with this commitment.
e. Waste Reduction and Recycling
i. Objectives
The following objectives have been adopted to address the goal of Waste Reduction and
Recycling:
Encourage recycling construction materials and waste;
Comply with on-site recycling trash program;
Process green waste on-site; and
Recycle e-waste.
Waste Reduction and Recycling will be met through a commitment to recycling and processing
some waste materials on-site.
To meet the goal of “Waste Reduction and Recycling”, the Project incorporates 7 performance
standards that, together, will reduce the Project’s total GHG emissions associated with building
and energy use by approximately 30% below the BAU baseline model.
ii. Implementation Strategies
The following strategies have been developed as an “implementation toolbox” for the Project.
The purpose of this Section is to provide an overview of the current GHG reduction strategies
that may be incorporated into the Project to achieve the Waste Reduction and Recycling
performance standards.
Waste Reduction – Waste is material and supplies that are paid for, and subsequently
rendered useless. Reducing waste reduces needless consumption. Reducing needless
consumption preserves renewable and non-renewable resources, which conserves energy
and reduces air pollution, soil and water contamination that is often caused by the
production of those materials and supplies that become waste, and from the fossil fuel-
powered vehicles that deliver those materials and supplies, then and hauls away those
materials and supplies after they become waste. Reducing waste also reduces the use and
size of landfills.
Recycling – Recycling is the practice of recovering used materials from the waste stream,
and then incorporating those same materials back into the manufacturing and use process.
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Construction and Demolition Waste – Construction and demolition waste can be recycled
and reused in a Construction Waste Management Plan utilizing job-site recycling programs.
Residential and Commercial Recycling – Comprehensive programs addressing
residential and commercial recycling activities can be addressed in an overall Waste
Management Plan.
Organic Wastes – Organic wastes can be recycled into useful soil amendments and
fertilizers through the use of composting. This can be accomplished by individual
homeowners or through community composting stations.
iii. Performance Standards
This Section provides measurable performance standards that contribute to the Project’s 30%
GHG reduction below the BAU baseline model. The quantitative reductions in projected GHG
emissions associated with these standards are used by the Baseline GHG Analysis to determine
the percent reduction below the BAU baseline model.
The performance standards shall be met or exceeded by incorporating some, if not all, of the
implementation strategies provided. The performance standards shall be enforced by the
County through the review and enforcement mechanisms.
Provide waste/recycle trash container on streets
Enforcement mechanism: PPs will be reviewed by County staff to ensure consistency with this
commitment.
A construction and demolition waste management plan will be implemented for all
new developments to reduce the creation of waste
Enforcement mechanism: Construction and Demolition Waste Management Plan(s) will be
prepared with construction permits and reviewed by County staff to ensure consistency with
this commitment.
Provide recycling containers within all multi-family residential communities
Enforcement mechanism: PPs will be reviewed by County staff to ensure consistency with this
commitment.
Provide recycling containers within all commercial, office, and light industrial
buildings
Enforcement mechanism: PPs will be reviewed by County staff to ensure consistency with this
commitment.
Provide recycling containers specifically for the proper disposal of electronic media
(such as compact discs) within commercial, office, and light industrial buildings
Enforcement mechanism: PPs will be reviewed by County staff to ensure consistency with this
commitment.
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Provide containers for community composting within all multi-family residential
communities
Enforcement mechanism: PPs will be reviewed by County staff to ensure consistency with this
commitment.
Provide containers for community composting within all commercial, office, and
light industrial buildings
Enforcement mechanism: PPs will be reviewed by County staff to ensure consistency with this
commitment.
f. Review and Enforcement
i. Process for County Review and Enforcement
Review and enforcement of the Performance Standards set forth in Sections 3.2 through 3.5 will
occur at four points in the entitlement and development process:
Approval of Specific Plan;
Approvals of District Refinement Plans;
Approvals of A-level Tentative Tract Maps and subsequent B-level Tentative Tract Maps;
Approvals of Plot Plans and Associated Street, Sewer and Water, Architecture, and
Landscape Architectural Construction Documents; and
Approvals and issuances of Building Permits.
ii. Specific Plan Approval
The Specific Plan contains all of the commitments made by the Applicant that are referenced in
this CAP, including the:
Land Use Plan;
Statistical Summary;
Allocation of School and Park Sites;
Affordable Housing Commitments;
Senior Housing Commitments;
Mobility Plan;
Transit Plan;
Trails Plan;
Bike Plan;
NEV Plan;
Street Sections;
Master Backbone Water System; and
Master Landscape Palette and Plan.
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iii. Approvals of District Refinement Plans
The District Refinement Plans will contain refinements to:
Land Use Plan;
Statistical Summary;
Allocation of School Sites;
Allocation of Parks;
Mobility Plan;
Transit Plan;
Trails Plan;
Bike Plan;
NEV Plan;
Landscape Features;
Grading and Infrastructure; and
District Theme and Design Goal.
iv. Approvals of A-Level and Subsequent B-Level Tentative Tract Maps
The Tentative Tract Maps will contain:
Location of Parks, as applicable;
Location of Schools, as applicable;
Payment of School Fees, as applicable;
Payment of Park Fees, as applicable;
Street Improvement Plans;
Trail Improvement Plans; and
Water System Improvements.
v. Approvals of Plot Plans, and Associated Street, Sewer and Water, Architecture, and Landscape
Architectural Construction Documents
Plot Plans will contain the following:
Title 24 Verification;
Revised Statistical Summary;
Designation of Park Sites, as Applicable;
Affordable Housing Requirements;
Approval of Landscape and Irrigation Plans (Including Plant Palettes);
Solar Requirements Compliance;
Active Adult Requirements;
Trail plans;
Community Transit Routes and Improvements.
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vi. Approvals and Issuances of Building Permits
Building Permits will contain:
Title 24 Compliance;
Verification that a Building Exceeds 2008 Title 24 by 30% for residential and 15% for
commercial;
Verification of Solar Compliance;
Approval of NEV Parking and Charging Stations; and
Compliance with Low-Flow Water Devices.
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4.12 DESIGN GUIDELINES
4.12.1 Introduction
The purpose of the Design Guidelines is to ensure that future projects and site development maintain the
same high standards of aesthetic quality, appearance, and sustainability throughout the development lifetime
of Travertine Point. Travertine Point contains three categories of design guidelines – Community Design,
Landscape Design, and Architectural Design – that establish the overall aesthetic standards of the Specific
Plan area. These three categories support one another and at times overlap in similar areas of focus and
objectives. Adherence to these guidelines will ensure that the quality of design and aesthetic character is
maintained throughout the Specific Plan area at the implementation stage, regardless of the project, the
applicant, or the timeframe.
Community Design Guidelines establish the direction for builders and developers to create aesthetically
pleasing and functional spaces for the residents of the Specific Plan. The guidelines establish a quality living
environment that respects the scenic beauty of the natural environment and creates a pedestrian-friendly
community. The direction provided establishes an overall aesthetic characteristic for the Specific Plan to
ensure that quality development evolves and links the land use and planning areas cohesively.
Landscape Architectural Design Guidelines create the thematic thread of landscape features throughout the
Specific Plan. These design elements bind the Districts and Planning Areas into common themed areas.
Each District has a specified landscape zone theme that provides guidance based on the natural terrain and
resources in the area. These theme zones are the Foothill Zone, the Upland Zone, the Riparian Zone, and
the Lakeshore Zone. The design guidelines also establish the thematic character of the major backbone
roads to ensure that the aesthetic threads between the neighborhoods and districts are consistent.
Architectural Guidelines establish the direction for quality architecture throughout all land use designations
of the Specific Plan. They establish the context, characteristics and building criteria for subsequent
development and building stages, ensuring that residential and commercial buildings maintain consistently
high quality, does not limit design creativity, and avoids a “cookie cutter” appearance throughout the
Specific Plan area. Realizing that economic and real estate market changes will occur over the life of the
Specific Plan build-out, the guidelines embrace appropriate building forms – avoiding “box-like” design,
offering a variety of architectural styles, diversifying the appearance of the community, and allowing unique
characteristics for individual neighborhoods.
The Travertine Point Design Guidelines embody a comprehensive system of architectural and landscape
design standards that establish and reinforce the themes suggested by the Travertine Point Specific Plan. A
unified design theme helps create cohesiveness and a sense of place, and when implemented, will provide a
balanced and responsive solution to the enhancement of the community. This establishes the characteristics
and charm of the Travertine Point community.
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The Design Guidelines serve the following functions:
Establish architectural and landscape thematic directions for Travertine Point;
Assist project designers in preparing land plans and final project designs through community design
elements, architecture and landscape architecture guidelines; and
Provide property owners with direction, to aid in maintaining a high level of community
cohesiveness and unity, while allowing for a degree of personal expression as well as community
growth.
All design issues, including access and circulation, visibility, building orientation, and lighting and
landscaping standards, shall be reviewed through tract maps, plot plans, and design review as submitted to
the County.
The design concepts and associated community design guidelines are intended to encourage quality
development. Although general in nature, a brief overview of the design concepts follows to provide a
background for the interpretation of the community design and architectural style.
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4.13 LANDSCAPE DESIGN GUIDELINES
The Travertine Point Specific Plan creates a community with a consistent overall theme to provide quality
residential, commercial, and recreational opportunities in a unique setting that integrates the site’s natural
features and the built environment. These guidelines set a direction for the implementation of distinctive,
high-quality residential, mixed-use, commercial, recreation, and open space development.
These guidelines shall form the basis and criteria for the evaluation of plans and specifications submitted for
review and approval by the County. All site development plans, landscape implementation plans, and
graphic designs shall comply with the intent of these guidelines.
The sketches and graphic representations contained herein are for conceptual purposes only, and are
designed as general visual aids in understanding the basic intent of the guidelines and to represent examples
of their potential implementation. They are not meant to depict any actual lot or building design.
The landscape design guidelines and the Master Landscape Plan for the Travertine Point Specific Plan will
ensure a cohesive, high quality and recognizable aesthetic by providing an overall design direction for the
community, bringing order and continuity to the street scene, and emphasizing a sense of place.
4.13.1 General Landscape Guidelines
Exhibit 4-11, Landscape Master Plan, for common areas, parkways, and median treatments is established for
Travertine Point to:
1. Provide thematic continuity throughout Travertine Point;
2. Complement a variety of architectural styles and themes;
3. Help identify entry into various Districts and neighborhoods of the community;
4. Provide direction as to the sense of place to motorists within Travertine Point;
5. Systematically reinforce the understanding of circulation hierarchy and different land uses;
6. Landscape foundation planting shall be incorporated at the base of all residential, commercial
retail/office and mixed-use buildings where appropriate, to soften hardscape and building edges;
7. All site furnishings within the project shall be consistent in appearance, style, and color. Benches,
trash receptacles, shade structures, and other hardscape components should be selected to maintain a
complementary style for the site;
8. The Proposed Plant Palette is designed to provide flexibility and diversity in the landscape, promote
water conservation measures for irrigation, and emphasize the use of indigenous desert vegetation
and low-water demand plants, while limiting the palette of primary plants to give unity and thematic
identity to the Specific Plan area. Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes;
9. Promote water conservation by education and public awareness of the use of water-efficient
landscaping, wise and minimal use of turf areas and appropriate use of irrigation technology and
management; and
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10. All public, commercial, and common area landscaped areas should implement water-efficient
irrigation techniques such as, but not limited to:
a. Use of native Mojave and / or Anza Borrego Desert plants low water use, or drought tolerant
plant species grouped to their water, soil, sun and shade requirements in relationship to
buildings;
b. Tree planting shall be used to provide shade for residential, commercial, and industrial buildings
to soften the visual mass of buildings. It is also the intent to improve landscaping in order to
provide minimum 60% shade coverage for public gathering spaces such as pedestrian plazas or
courtyards, and minimum 20% shade coverage for sidewalks, or pedestrian pathway areas. A
mix of evergreen and deciduous trees should be used to provide natural cooling for the purpose
of energy and water conservations as well as to provide year-round screening at solid, blank
walls, and seasonal-interest at pedestrian nodes. In addition to tree plantings, other shade
structures may be used to provide cover for outdoor pedestrian use areas such as building
awnings, trellises, or bus shelters, in order to comply with the shade percentages recommended
above. (See Section 4.13.4.9 for more detail regarding shade requirements for uncovered
parking areas.)
c. Natural soil amendments such as compost shall be provided to improve water holding capacity
of soil, where soil conditions warrant. Where appropriate, a minimum of two inches of mulch
shall be added to the soil surface after planting.
d. Turf areas shall be limited to common areas and appropriate use corridors where it serves
multipurpose and must be in areas where public uses on grass will be prevalent such as
recreational activities. Turf should not be used in parkways or street median islands.
e. The use of appropriate irrigation equipment such as drip irrigation, bubbler, spray heads, and/or
rotor irrigation heads to provide the most efficient water application. “Smart Irrigation
Controllers” using weather based technology, or equivalent are highly recommended and should
be utilized when and wherever feasible.
f. Water systems designed to utilize non-potable water shall be designed to meet all applicable
standards of the California Regional Water Quality Control Board and the Riverside County Fire
and Health Departments.
11. The proposed reservoir system should employ the use of multiple layers of water quality management
systems and treatment processes (BMPs) to facilitate water quality improvement, which include:
Reservoir water quality measures (biofilters and aeration); Urban stormwater runoff controls (water
quality filters and wetland planter areas); retention of dry weather runoff and detention of storm
water runoff prior to being released to the drainage channels that empty into the Salton Sea.
12. District Landscape Zone Distinction - The Master Landscape Plan establishes a community-wide
theme to ensure the cohesive aesthetic quality by providing the overall design direction through the
use of order and continuity to street themes, community monumentation and lighting. Travertine
Point’s Landscape Zones offer physical landscape design features that define the District’s subtle
distinctions, creating recognizable sense of place for each zone. Exhibit 4-19, Upland Zone
Landscape Concept Plan, Exhibit 4-20, Foothill Zone Landscape Concept Plan, Exhibit 4-21,
Riparian Zone Landscape Concept Plan, and Exhibit 4-22, Lakeshore Zone Landscape Concept
Plan, illustrate the direction for four landscape zones that differ through the emphasis of plant
materials and plant associations, and reflecting their geographic context including Upland Zone,
Foothill Zone, Riparian Zone, and Lakeshore Zone. District plant communities, themed tree
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plantings along SR 86, vertical landmarks, district monumentation, and color palettes provide the
elements that will create each zone’s distinct theme. (See Exhibit 4-30, Monumentation Plan).
a. Upland Zone – This district is themed with “park” features and landmarks, including vertical
tree stands, cultural preserve park and multi-use greenbelts. (See Exhibit 4-19, Upland Zone
Landscape Concept Plan).
b. Foothill Zone – This district is themed to define a “resort” lifestyle and mixed use recreation
facilities with visible elements such as palms along the highway, vertical architecture at gathering
places and enriched way finding monumentation. (See Exhibit 4-20, Foothill Zone Landscape
Concept Plan).
c. Riparian Zone – This district is themed with an “Audubon” character, featuring wildlife and
riparian elements and accents. The landscape community along the highway suggests a strong
natural quality and buffer. (See Exhibit 4-21, Riparian Zone Landscape Concept Plan).
d. Lakeshore Zone – This district is themed with elements related to the Salton Sea and aquatic
recreational opportunities. The perimeter landscape community and way finding
monumentation will suggest the presence and access to the sea and its’ natural resources. (See
Exhibit 4-22, Lakeshore Zone Landscape Concept Plan).
13. Lighting - The implementation of the Travertine Point Specific Plan will be accomplished in a
manner that is consistent with the mission of the International Dark-Sky Association (IDA) “…to
preserve and protect the nighttime environment and our heritage of dark skies through quality
outdoor lighting.”
a. Goals
i. Prevent the adverse effects of light pollution, including;
Energy waste, and the air and water pollution caused by energy waste
Harm to human health
Harm to nocturnal wildlife and ecosystems
Reduced safety and security
Reduced visibility at night
Poor nighttime ambience; and
ii. Raise awareness about light pollution, its adverse effects, and its solutions; and
iii. Educate about the values of quality outdoor lighting.
b. The purpose of the dark sky guidelines is to:
i. Permit reasonable uses of outdoor lighting for nighttime safety, utility, security, and
enjoyment while preserving the ambiance of the night;
ii. Curtail and reverse any degradation of the nighttime visual environment and the night sky;
iii. Minimize glare and obtrusive light by limiting outdoor lighting that is misdirected, excessive,
or unnecessary;
iv. Conserve energy and resources to the greatest extent possible;
v. Help protect the natural environment from the damaging effects of night lighting.
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c. Practical Considerations:
i. The idea that more light always results in better safety and security is a myth. Only the right
amount of light, in the right place, at the right time is needed. More light often means
wasted light and energy.
ii. Use the lowest wattage of lamp that is feasible. The maximum wattage for most commercial
applications should be 250 watts of high intensity discharge lighting should be considered
the maximum, but less is usually sufficient.
iii. Whenever possible, turn off the lights or use motion sensor controlled lighting.
iv. Incorporate curfews (i.e. turn lights off automatically after a certain hour when businesses
close or traffic is minimal).
d. Lighting Requirements
i. Maximum lamp wattage and required luminaire or lamp shielding lighting installations shall
be designed and installed to be fully shielded (full cutoff), except as in exceptions below, and
shall have a maximum lamp wattage of 250 watts for commercial lighting, 100 watts
incandescent, and 26 watts compact fluorescent for residential lighting. In residential areas,
light should be shielded such that the lamp itself or the lamp image is not directly visible
outside the property perimeter.
ii. All outdoor lighting fixtures (luminaires) shall be installed in conformance with this
Regulation and with the provisions of the Building Code, the Electrical Code, and the Sign
Code, as applicable and under permit and inspection, if such is required.
iii. Lighting attached to single-family home structures should not exceed the height of the eave.
iv. Residential pole height restrictions shall prevent light trespass on adjacent properties.
v. Lighting shall be provided for all parking facilities.
vi. All off-street parking areas in multifamily residential projects shall provide the necessary
lighting for all off-street parking areas.
vii. Non-residential commercial uses shall provide night lighting throughout required parking
areas at all hours of customer and / or employee use.
viii. Lighting, where installed for parking areas, shall be directed and shielded to minimize glare,
be directed away from adjoining residential areas, and shall be designed to minimize impacts
on vehicular traffic and residential areas.
ix. Light sources shall not be visible from off the property, shall not direct light skyward, and
shall be shielded to avoid excessive glare or reflecting light onto adjoining properties or
streets.
x. Light standard heights shall be as per manufacturer's recommended photometrics, but in no
case shall the height exceed the maximum permitted building height of the zone in which it
is located.
xi. Mercury vapor and halide lighting shall not be used on the perimeter of the developed areas
and in areas adjacent to undeveloped open space.
xii. Security light throughout the project shall be controlled to limit light shine to necessary
periods.
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e. Lighting that is Exempt:
i. Lighting in swimming pools and other water features governed by Article 680 of the
National Electrical Code.
ii. Exit signs and other illumination required by building codes.
iii. Lighting for stairs and ramps, as required by the building code.
iv. Lighting related to signage should be shielded to minimize nuisance glare and light trespass.
v. Holiday and temporary lighting (less than thirty days use in any one year).
vi. Football, baseball, and softball field lighting, but only with permit from the authority
recognizing that steps have been taken to minimize glare and light trespass, and utilize
sensible curfews.
vii. Low voltage landscape lighting, but such lighting should be shielded in such a way as to
eliminate glare and light trespass.
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Natural Landscape Tot Lot Recreation Area Shade Structure
Water-Saving Drip Irrigation Residential Drought-Tolerant Landscape
Transitional Pedestrian SpaceDesert-Friendly Landscape
Decomposed Granite Trail Natural Vegetation Drainage Channel
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4.13.2 Residential Landscape Guidelines
1. The creation of drought tolerant neighborhoods is the
fundamental concept for the Landscape Master Plan.
2. Sidewalks should be separated from the curb by a parkway
of sufficient width to accommodate appropriate
landscaping that provides shade, reduce heat island effect,
and to promote activity and interaction among residents.
3. Consistent street tree themes should be related to the
hierarchy of the street system.
4. All private yards, common areas, and open spaces within
residential neighborhoods, including parking areas, shall be
fully landscaped based on the Sustainable Principals in this
Specific Plan.
5. All common landscaped areas are required to implement
water-efficient irrigation techniques such as the use of a drip irrigation system and “Smart Irrigation
Controllers” using weather based technology, or equivalent.
6. Homeowners shall have the right to landscape their private patios, decks, and courtyards in a manner
expressing individual preferences, subject to CC&R requirements consistent with the Specific Plan.
7. Maintenance criteria for common open space shall be established and enforced through the CC&R
requirements consistent with the Specific Plan.
4.13.3 Multi-Family Landscape Guidelines
1. Trees and shrubs adjacent to pedestrian paths and
parking areas should be selected to enhance human
scale and provide shade.
2. Turf areas shall be minimized to conserve irrigation
demand and be limited to common areas and
appropriate use corridors where it serves multi-
purposes and must be in areas with shared uses, such
as picnic or recreation areas.
3. Design elements should be consistent with
architectural styling through the use of authentic
materials and detailing.
4. Common area landscaping shall be maintained
through a Homeowners Association established and enforced through the CC&Rs consistent with
the Specific Plan..
5. Landscape plantings within setback areas and along private drives or alleys provide softening and
interrupt the view of hard surfaces such as rows of garage doors along a drive or alley. Landscape
treatment of an alley terminus also provides visible relief.
6. Landscape screening shall be designed for trash enclosure areas as permitted by service providers.
7. Common area landscaping should include public spaces with enhanced or pervious paving, shading
and landscape enhancements, such as pottery or public furniture, distributed throughout the project
when feasible.
Example of Accented Planting
at Building Frontages
Parkway Street Tree Example
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8. Multi-family projects should include a sign plan/program that includes directional signage and/or
addressing that meets public service codes (Sheriff, Fire, Postal, etc.). Lighting associated with the
plan/program shall be consistent with the light requirements of this Specific Plan and the intent of
the mission of the International Dark-Sky Association.
9. Decorative surrounds such as masonry pedestals or a trellis structure for clustered mail boxes of
more than four shall be provided subject to review and approval by the U.S. Postal Service.
See also Section 4.14.6, Site Amenities and Landscape Lighting for additional information.
4.13.4 Non-Residential Landscape Guidelines
1. Motor courts and interior pedestrian pathways and courtyards shall be appropriately landscaped to
provide shading to reduce heat island effect and inviting.
2. Turf areas shall be minimal to reduce irrigation
demand and be limited to common areas and
appropriate use corridors where it serves multiple
purposes.
3.
4. A 15-foot landscaped setback shall be provided as a
green edge transition along non-residential property
line and may accommodate R.O.Ws when adjacent
to residential planning areas.
5. Landscape should be integrated and complement
the visual character of the community, with an
emphasis on Mojave or Anza Borrego desert
plantings.
6. Walls and fences with landscaping shall be used to
buffer commercial uses from the adjacent residential
uses.
7. Non-residential areas for civic or public use shall be
planned based on the functions of the facilities and
on-site activity areas; plazas, commons, courtyards,
buffering, and screening may be appropriate.
8. Non-residential commercial uses shall require walls,
fences, or landscape or a combination thereof, to
screen and conceal outdoor storage areas or truck
loading docks from public view. Commercial uses
with drive-through facilities should also be
appropriately screened with landscaping, walls or fencing, and/or below grade separation where
feasible.
Parkway, Bulb-out, and Shading Examples
Village Commons Example
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9. In order to reduce heat island effects, surface parking facilities shall have a minimum of 50% shade
coverage in 10 years with the intent that selected tree species are to achieve a minimum of 50% shade
coverage at mature growth. A shade plan for open parking areas shall be required in conjunction
with the submittal of landscape plans during the development review process to ensure a minimum
50% of the area to be shaded. Shade structures and/or tree plantings may provide the shade for
pedestrians and vehicles. Parking lot landscaping practices shall afford designs to effectively allow
tree plantings to mature to the species full canopy range and be distributed throughout the parking
area. Examples of shade structures include: trellises, carports, solar panel support structures, decks
or other similar man-made structures. Use of permeable paving shall be used wherever possible to
prevent site runoff.
10. Resort landscaping should be tailored towards the architectural characteristics of the resort with focal
points featuring specimen trees and landscape elements, such as water features, pottery, public art,
etc.
11. Resort areas should have inviting human-scale landscape solutions that address climate extremes
such as summer heat and winter cooling.
12. Resorts should have a combination of large spaces for social functions, and intimate landscape areas,
for small groups, privacy, and seclusion.
13. Plazas, Squares, and Transitional Pedestrian Spaces
a. The development of non-residential uses shall incorporate quasi-public outdoor spaces such as
plazas, squares, or “third place” gathering areas that provide a space for customers, employees,
and guests to enjoy leisure or social time.
b. Transitional spaces between buildings should also incorporate pervious paving, shaded areas in
the form of tree canopies, umbrella tables, covered seating areas, trellises, and/or patio covers
that reduce heat island effects. As an example, retail food service creates this type of space for
outdoor dining purposes. Other situations may include extra-wide sidewalks with benches and
shade trees.
c. Any commercial, mixed-use or resort development in excess of 50,000 square feet of gross
leasable floor area shall provide plazas, squares, “third place” gathering areas or transitional
pedestrian space equal to a minimum of one percent (1%) of the gross leasable floor area up to
100,000 square feet of gross leasable floor area, and one-half of one percent (0.5%) of the gross
leasable floor area in excess of 100,000 square feet of gross leasable floor area.
4-226 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
4.13.5 Parks/Recreation Guidelines
1. Parks and open space shall be appropriately landscaped to their use and function.
2. Plant materials should be used to define activity/use areas, provide ample shade, and to frame and
reinforce views.
3. Shading for tot-lots shall be provided by plant materials, trees or shade structures.
4. Reservoir and open space natural features shall be enhanced with native Mojave or Anza Borrego
Desert and/or other California desert-friendly vegetation.
5. Landscape shall be used to buffer parks and open space areas from adjacent residential areas, while
allowing for framed views from residential areas while still providing safe visibility of park areas from
residential properties.
6. Parks that provide active sports fields or ball courts should be incorporated in convenient locations
with the intent to distribute facilities throughout the Specific Plan. Exhibit 4-9, Open Space and
Parks Plan, illustrates the potential neighborhood park overlay locations with the possible sports park
distribution exemplified. As shown, approximately one park out of every four shall provide active
recreational facilities such as sports fields and / or ball courts.
7. All landscaped areas are required to implement water-efficient irrigation techniques such as the use of
a drip irrigation system and “Smart Irrigation Controllers” using weather based technology, or
equivalent.
8. Limit turf to active and passive use (picnic) areas only.
9. Trail designs shall incorporate traditional (concrete) and natural solutions.
10. Amenities shall complement the park or recreational area.
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4. SPECIFIC PLAN LAND USE PLAN
4.14 COMMUNITY DESIGN ELEMENTS
Community Design Elements are major project improvements that occur at the community or
neighborhood level and combine improvements and thematic elements to unify the project under a
common design emphasis. The streetscape and monument plans developed consistent with this theme, are
integrated with each other, and is consistent throughout the project area using landscape and hardscape
treatments.
The community design elements are contained in the sections that follow:
Streetscapes
Entry Monumentation
Edge Conditions
Project Walls and Fences
Community Facilities
4.14.1 Streetscapes
Streetscapes are created by the relationship between street scale, buildings and structures, landscaping, signs,
street furniture, public art, adjacent land uses and view sheds or focal points. These community elements
provide the connections between physical land uses and features. Conceptual roadway landscape treatments
that represent the street classification hierarchy established by the Travertine Point Specific Plan are
depicted in Exhibit 4-23, Streetscape Cross-Section Reference, Exhibit 4-24, Town Center Way, Exhibit 4-
25, Jewel Street Section, Exhibit 4-26, Gateway Street Section, Exhibit 4-27, Village Way Section, Exhibit 4-
28, Bayside Way Section, and Exhibit 4-29, Paseo Street Section. The streetscape hierarchy establishes the
4-236 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
function and character for the backbone streets of Travertine Point as summarized below and as described
in more detail in Section 4.14.2, Streets.
Town Center Way – This urban arterial loop street connects the major uses of the Town Center in
the heart of the community and provides access from Highway 86S.
Jewel Street – This modified collector street traverses both the west and east portions of Travertine
Point, connecting many of the residential neighborhoods.
Gateway Streets – These two urban arterials connect the Town Center to the adjacent mixed-use
and higher density residential areas to the north of Town Center Way.
Village Way – These two roadways, one on either side of Highway 86S, extend north from the Jewel
Street to connect to Avenue 81 at or near the north boundary of the Specific Plan.
Bayside Way – This modified collector street provides the primary access to the resort and marina
area on the Salton Sea from Town Center Way and Highway 86S.
Paseo Streets – These modified minor collectors are relatively shorter segments providing
connections from many residential neighborhoods to the larger components of the backbone
circulation system.
Streetscape design should achieve the following objectives:
1. Provide a transitional space between the street and
adjoining land uses that reduces heat island effects.
2. Create a themed aesthetic transition between
individual neighborhoods.
3. Create visual interest and identity by incorporating
street patterns with continuous parkways and
themed landscaping.
4. Direct traffic to the highway system as directly as
possible. Overly circuitous street patterns should be
avoided.
5. Encourage pedestrian movement by providing
attractive shaded parkway paths. Provide parkway
separations between roads and sidewalks to distance pedestrians from moving vehicles. Include
signage monumentation nodes for pedestrians that support way finding.
6. Encourage traffic calming and reduced speeds using “neckdowns” or chokers at intersections (see
also Town Center Guidelines for additional detail).
7. Utilize grading techniques, landscaping and architectural treatments to soften walls along major
streets, add interest to long transit corridors and allowing frequent pedestrian access from and
between communities.
8. Meet the functional requirements established in the land use and circulation elements of the Specific
Plan.
Streetscape Example
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-237
4. SPECIFIC PLAN LAND USE PLAN
9. Design themed-streetscape improvements so they are cost-effective to install and practical to
maintain as well as implement sustainable features such as water efficient irrigation systems, bio-
swales, pervious paving and shading where applicable.
10. Fences, walls, and noise barriers shall complement streetscape and landscape design, as well as
building architecture.
11. Entry monuments should be incorporated with streetscape elements.
12. Signs should fulfill identification, directional, informational, and temporary marketing needs without
being obtrusive. Design, colors, and materials shall reflect related landscaping and architectural
features.
13. Lighting should be designed to provide a hierarchy of size and intensity while following the lighting
requirements within this Specific Plan and consistent with the intent of the International Dark-Sky
Association principles.
14. Street furniture, including seating or shade structures, shall be designed and constructed.
15. Items such as shaded benches, transit stops, and lighting features shall compliment the parkway
landscape treatment and architectural features of the community in order to achieve visual continuity
in accordance with County and / or Sunline Transit Authority standards.
16. Major roads shall incorporate a recognizable planting scheme utilizing dominant theme trees,
interspersed with accent trees at focal points and entryways to provide visual interest and create a
shady tree canopy over time, reducing the community’s heat island effect.
17. Local, interior roads shall incorporate a formal planting scheme utilizing dominant theme trees
interspersed with accent trees at intersections and focal points to provide visual interest.
18. Landscape medians shall be designed to unify the landscape of
the community using hardscape and landscape elements to break
up the monotony of an otherwise plain roadway while creating a
traffic calming effect. Medians shall not include any turf, but
shall include use of indigenous rocks and provide a “mow strip”
adjacent to the curb in the form of cobble stones, pavers, or
other similar material.
19. All roads should include separated pedestrian walkways not
adjacent to the curb.
20. Street trees should be pre-selected to provide a shady canopy
over the street, while within the scale of the street. Trees or
other plantings from the proposed plant palette that are
substantial in size and or quantity can create a focal point for the
community and create way-finding elements as the community
develops, creating community and District identity.
21. Tree root barriers should be used in all locations where trees are
immediately adjacent to public paved areas.
22. The hardscaping, street furniture, plant palette and landscaping of the roadways and trail systems
should utilize a unifying element(s) such as using the indigenous rock materials, or colored or
stamped concrete, that should be the thread that ties the community together.
Refer to Exhibit 4-11, Landscape Master Plan, and the streetscapes that include Exhibit 4-24, Town
Center Way Section, Exhibit 4-25 Jewel Street Section, Exhibit 4-26, Gateway Street Section, Exhibit
4-27, Village Way Section, Exhibit 4-28, Bayside Way Section, and Exhibit 4-29, Paseo Street Section.
Drought-tolerant Median Landscaping
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4. SPECIFIC PLAN LAND USE PLAN
4.14.2 Streets
1. Town Center, Gateway and Bayside Streets
Landscape planting along these streets shall consist of strong vertical trees in the median and
parkway. This will provide users a sense of arrival to and around the Town Center. Vertical accent
trees, such as Phoenix dactylifera (Date Palm), Washingtonia filifera (California Fan Palm) or
Washingtonia robusta (Mexican Fan Palm) or other similar trees, should be considered as the primary
tree within the median and parkway. The palm trees should be centered in the parkway/median and
spaced in a formal pattern at approximately 40-feet on center to provide hierarchy to the street. An
informal spacing of accent trees should be used between the palm trees in the median, while a canopy
type tree should be complemented between each of the palm trees in the parkway. This will allow
filtered shade along the sidewalk for all users. Shrub and groundcover planting should be drought-
tolerant and appropriate, selected for the overall theming and continuity along this street. Indigenous
decomposed granite, rock, and/or gravel should be used within the parkway and median. A bio-
swale basin shall be utilized between the parkway and median palm trees to collect street run-off
water. There shall be no turf in the median and parkway. Refer to Exhibit 4-24, Town Center Way
Section, Exhibit 4-25, Jewel Street Section, and Exhibit 4-28, Bayside Way Section. Refer to Tables
4-11a through 4-11f, Proposed Plant Palettes, for selected plant material for specific areas.
2. Village Way
Landscape planting along this street shall consist of strong vertical trees in the parkway. This will
provide the community with the initial sense of arrival prior to the gateway entry and Town Center.
Vertical trees such as Phoenix dactylifera, Washingtonia filifera (California Fan Palm), or
Washingtonia robusta (Mexican Fan Palm) or other similar trees, should be considered as the primary
tree within parkway and complemented with a canopy type tree between each of the palm trees. The
palm trees should be centered in the parkway and spaced in a formal pattern at approximately 40-feet
on center to provide hierarchy to the street. The canopy type tree will provide filtered shade along
the sidewalk for all users. Shrub and groundcover planting should be thoughtfully selected for the
overall theming and continuity along this street. Indigenous decomposed granite, rock and/or gravel
should be used within the parkway. A bio-swale basin shall be utilized between the parkway palm
trees to collect street run-off water. Turf is not recommended in the parkways. Refer to Exhibit 4-
27, Village Way Section. Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes, for selected
plant material for specific areas.
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4. SPECIFIC PLAN LAND USE PLAN
3. Jewel Street
This is considered the “Jewel” street for the project. This street links all four zones together. It is
suggested that the landscape planting along this street stays consistent from beginning to end to
provide continuity to the community. Shade type trees should be considered as the primary tree
within the parkway. The median shall have large specimen trees located in key areas with
intermittent spacing of accent trees in an informal pattern to complement the specimen trees. Shrub
and groundcover planting should be thoughtfully selected for the overall theming and continuity
along this street. Indigenous decomposed granite, rock, and/or gravel should be used within the
parkway and median. Bio-swale basins should be considered in the parkway/ median to collect street
run-off water. There shall be no turf in the median and parkway. Refer to Exhibit 4-25, Jewel Street
Section. Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes, for selected plant material for
specific areas.
4. Paseo Street
These streets mainly intersect the residential neighborhoods. Landscape planting should be selected
based on their overall theming for each particular zone. Parkway trees should be spaced in a formal
pattern to provide continuity. Indigenous decomposed granite, rock, and/or gravel should be used
within the parkway. Refer to Exhibit 4-29, Paseo Street Section. Refer to Tables 4-11a through 4-
11f, Proposed Plant Palettes, for selected plant material for specific areas.
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4. SPECIFIC PLAN LAND USE PLAN
4.14.3 Monumentation Guidelines
A hierarchy of entry treatments has been established for Travertine Point. Suggested locations of these
entries are depicted on Exhibit 4-30, Monumentation Plan, and examples are illustrated in Exhibit 4-31,
Monumentation Images. Entry treatments include the
Community Monumentation, Residential Monumentation,
Commercial Entry Monumentation, Special Monumentation,
Tribal Monumentation, and Resort Monumentation. All
monuments shall represent the community or development design
theme. They should inform the viewer, through written and
symbolic graphics, that they are entering the Travertine Point
planned community and/or a specific District area. The four
themes respond to the heritage of the site and surrounding region,
namely the cultural history of the Torres Martinez, the alluvial fan
geomorphology, the role of agriculture, and the dynamic history of
the Salton Sea.
1. General Monumentation Guidelines
a. Design of signage and monumentation shall be
coordinated with the District’s project theme, street
landscape, and street furniture.
b. Monumentation in District 1, the Upland Zone will
employ materials and a logo that reflects the alluvial fan
nature of much of Travertine Point. This district is
themed with “park” features and will utilize areas for
sitting and outdoor furniture, provide landmarks including
vertical tree stands, cultural preserve park, and multi-use
greenbelts.
c. Monumentation in District 2, the Foothill Zone will reflect the cultural heritage of the Torres
Martinez Desert Cahuilla Indians in its logo and design elements. This district is themed to
define a “resort” lifestyle and mixed use recreation facilities with visible elements such as palms
along the highway, vertical architecture at gathering places and enriched way finding
monumentation.
d. Monumentation in District 3, the Riparian Zone will honor the agricultural heritage of the valley
in its logo and design elements. This district is themed with an “Audubon” character, featuring
wildlife and riparian elements and accents. The landscape community along the highway
suggests a strong natural quality and buffer.
e. Monumentation in District 4, the Lakeshore Zone will pay tribute to the past history and
promising future of the Salton Sea in its logo and design elements. This district is themed with
elements related to the Salton Sea and aquatic recreational opportunities. The perimeter
landscape community and way finding monumentation will suggest the presence and access to
the sea and its’ natural resources.
f. Monuments shall be compatible with the design theme of the Travertine Point Specific Plan area
and the architecture of the area they identify.
Entry Monumentation Treatments
District Signage and Landscape
4-256 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
g. Monumentation should inform the viewer, through written and symbolic graphics, that the
planned community or development is being entered.
h. Entry monuments shall establish the community or development design theme. Logo, logotype,
and color schemes should be consistent throughout the area being identified.
i. Entry monuments may be illuminated externally if they are consistent with the Travertine Point
Specific Plan design theme; glare is controlled and lighting sources concealed.
2. Community and District Monumentation
The Community Monumentation is specifically located along Highway 86S. The Community
Monuments should be considered as “Community icon features” and shall be compatible with the
design theme of the Travertine Specific Plan. These should be constructed to a vehicular scale so
that it is noticeable from a distance. The District entries are the major portals to Travertine Point
and should provide the strongest entry statement. These are located at various intersections as
illustrated in Exhibit 4-30, Monumentation Plan.
a. Entry treatments shall establish identification and a sense of arrival at prominent points
throughout the community.
b. Materials should be derived from designated architectural finishes and may include brick and/or
stone, precast concrete, stucco and ornamental iron.
c. Vandal-resistant subtle lighting shall be provided to accentuate entry signage and landscaping.
d. Community and District entries may be established where Travertine Point directly interfaces
with adjacent developments, and where major entry impacts are desired.
e. Community entry monuments may have a maximum height of twenty (20) feet, and occupy
ground area of 250 – 350 square feet, including landscaping.
f. District entry monuments shall be a minimum height of eight (8) feet, but may have a maximum
height of twelve (12) feet. District entries shall occupy ground area of at least 200 square feet,
including landscaping.
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4. SPECIFIC PLAN LAND USE PLAN
3. Neighborhood Monumentation
Neighborhood monuments are smaller in size and should
be constructed to a pedestrian scale. Heights should be
planned to range from 4 to 6 feet and length should be
compatible with the space provided. These types of signs
will be designed and installed by the Master Developer for
individual builders for product identification as well as
wayfinding information as applicable; neighborhood
monuments should define the neighborhood and reflect the
overall community image.
Neighborhood entries shall be less prominent in scale than
the community entries, but will utilize similar or compatible
materials and accent lighting.
a. Neighborhood entry monuments are located at various points along the major collector roads.
b. Neighborhood entry monuments may be established where entry impacts that are secondary in
scale to the Community entries are desired. These are likely to occur at the internal intersections
of the project's major backbone roads.
c. Neighborhood entry monuments may be established where entry impacts into the individual
neighborhoods are desired. These are likely to occur at internal intersections of the project's
major or secondary backbone roads.
4. Residential Monumentation
Residential monumentation may be established by individual builders where entry impacts into the
individual residential developments. These are likely to occur at internal intersections of the project's
major or secondary roads.
a. Residential entries shall be less prominent in scale than the Community and Neighborhood
entries, but will utilize similar or compatible materials and accent lighting.
b. Residential developments that include internal trails, or that are adjacent to community wide
trails system shall include trailhead wayfinding information.
5. Commercial Entry Monumentation
These are welcoming entries to individual commercial areas within Travertine Point. The Master
Developer shall provide individual builders with sufficient detail to ensure visual continuity with the
residential communities. The entry treatments of the Town Center may be established in
conformance with the guidelines outlined for Community and Neighborhood entries.
Neighborhood Monumentation
4-258 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Monument signs are the preferred signage type for the planning area.
a. Monument signs shall be set back twelve (12) feet minimum from inboard edge of walk where a
sidewalk or path is provided. Signs shall be set back a minimum of twelve (12) feet from
property line and five (5) feet from any driveway.
b. Monument signs should have a concrete or masonry base, and shall be compatible with the
building architecture.
c. Double-sided monument signs are allowed.
d. Monument sign lighting is allowed but not internal lighting. External lighting is encouraged so
long as the lighting source is well concealed and consistent with the planning area design
objectives and the “dark sky” guidelines in the CC&Rs.
6. Special Monumentation Signage
These are optional treatments of entries to areas such as the Community Sports Park, other joint
school/parks, or similar community facilities.
a. Special entries may be established to distinguish recreational and community facilities such as a
joint school/park.
b. Signage at the neighborhood parks and schools shall utilize similar form and materials for visual
continuity.
c. Signage for recreational trails may be more rustic in character to appropriately reflect its more
natural environment.
d. Freeway-oriented signs: Freeway oriented identification signs are permitted subject to Chapter 3
Zoning Ordinance. Signage shall not exceed 120% of the maximum building height of the
established zone. For example if the building height for Commercial Retail (Regional) is 75 feet
then the maximum sign height is 90 feet. The maximum width or depth of a freeway oriented
sign shall not exceed 35% of its height. Only one (1) such sign shall be permitted for any one of
the following individual or multiple Planning Areas:
For PA’s 1-11, 1-12 and, 1-13, combined: one (1) sign permitted
For PA’s 1-15 and 1-16, combined: one (1) sign permitted
For PA’s 2-8 and 2-9, combined: one (1) sign permitted
For PA’s 2-11, 2-12 and 2-13, combined: one (1) sign permitted
PA 4-12: one (1) sign permitted
e. Freeway Billboard signs: Freeway billboard signs are prohibited within the Travertine Point
Specific Plan.
7. Tribal (Torres-Martinez) Monumentation
The tribal monuments shall be equal in size to the neighborhood monuments and should be
constructed to a pedestrian scale. Heights should be planned to range from 4 to 6 feet and length
should be compatible with the space provided. These have been located at prominent nodes to the
gateway of the Torres-Martinez owned land. This monument should incorporate unique features
and/or artifacts associated to the Torres-Martinez Tribe.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-259
4. SPECIFIC PLAN LAND USE PLAN
8. Resort Monumentation
Resort monuments are exclusively located to the Resort – Commercial Tourist Land Use areas. The
resort monuments shall be less prominent than the community monument, but should complement
the resort style architecture. The scale of the monument may range and should be reflected upon the
scale of the space and architecture.
4-260 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
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4. SPECIFIC PLAN LAND USE PLAN
4.14.4 Edge Conditions (Land Use Transition)
In order to create a high quality, environmentally sensitive
and aesthetically pleasing community, the Travertine Point
Specific Plan proposes transition treatments that are
intended to:
Use existing or man-made conditions to separate
and buffer potentially conflicting land uses.
Establish techniques for linking natural and
manmade conditions, such as edge treatments
between open space and development.
1. Residential/Mixed-Use Transition
Landscaping shall be designed to separate the non-
residential land uses from adjacent residential
neighborhoods, as appropriate due to design and land use. Special attention will be given to the
placement of loading areas and the design of rear facades facing residential areas. Assurances are to
be made for providing pedestrian friendly and sustainable landscape transitions.
2. Residential/Drainage Edge Condition
Travertine Point has several drainage channel edges that abut residential land uses. The Travertine
Point drainage course edges will receive a landscaping treatment that will be predominantly native,
drought tolerant plantings along its interior to occasional small pockets that may use a less restrictive
plant palette where it interfaces with residential areas and/or major roads. The intent is to create a
pedestrian friendly trail system and landscaped edge where feasible to create a multi function channel
that provides recreation, preservation, and storm water collection opportunities.
Example of Edge Interface between
Open Space and Streetscape
4-266 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
3. Residential/School and Park Edge Condition
Planting for the transition and fencing shall be provided to create a physical and visual separation.
These features should provide an aesthetically pleasing perimeter to the school or park to adjacent
home sites.
4. Open Space Corridor/Residential Interface
The edges will receive a landscaping treatment which shall transition from native, drought tolerant
plantings along its interior to more enhanced pockets using a less restrictive plant palette where it
interfaces with residential areas and/or major roads.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-267
4. SPECIFIC PLAN LAND USE PLAN
4.14.5 Community Walls and Fencing
Community walls and fencing consist of those which face public streets or view corridors or are constructed
on public facilities in relation to public uses. They will form a portion of the community’s perimeter and
distinguish the Travertine Point Specific Plan from neighboring communities by utilizing a unifying element
such as utilizing the local rock material or possibly emphasize the community’s agricultural heritage as a
theme. Refer to Exhibit 4-32, Wall and Fence Concept Plan and Exhibit 4-33, Wall and Fence Images. The
photos should not be construed as the exact wall and fence height, color and material, but should be used as
a preferred example.
1. Wall and Fence Concepts
The following types of walls (solid and opaque) and fences (open and largely transparent) have been selected
for possible use within different areas of the project site. A Wall and Fence Plan should be provided for
review and approval at time of development submittals.
2. Community Walls
a. Community walls and or green (living) fences shall be constructed at the rear and side of lots
abutting the project's major thoroughfares. The intent of the Specific Plan is to minimize or
eliminate walls and fencing along the adjacent natural open space areas. A community wall or
fence may also be constructed along some portions of the project's perimeter and along the
trail/residential interface consistently providing, for pedestrian, bicycle and/or NEV access at
frequent locations where feasible to provide for efficient alternatives to vehicular routes.
b. Solid walls of masonry with masonry or cut stone pilasters, or compatible materials, shall be used
predominantly for these walls. Open view fencing shall be used where a developer or builder
proposes fencing along the community’s open space edge. Typical walls are depicted on Exhibit
4-33, Wall and Fence Images.
c. Community fencing in areas where side and rear lots abut natural view corridors, wrought iron,
or tubular steel/aluminum, type fencing of a high quality may be constructed unless a solid wall
is determined necessary to ensure privacy, however, these barriers are not necessarily required
and direct access from residential areas may be permitted.
3. Block Wall
Block walls are generally located between each of the different land uses, except for land use areas
directly adjacent to an open space. Residential lots abutting a backbone roadway shall have a block
wall if required for privacy or sound attenuation. All residential land use areas bordering Highway
86S shall have a block wall for privacy and sound attenuation. Walls are not required, but may be
used for the open space lots, mixed-use, regional commercial, mixed use non-residential and business
park.
4-268 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
4. View Fence
A view fence is considered to be wrought iron, tubular steel/aluminum, on top of a low block wall.
View fences shall be used if a barrier is proposed where residential land uses abut open spaces and
drainage corridors. It is important to provide view fences where opportunities of aesthetic views can
be acquired.
5. Wall and Fencing Plan
a. The design, location, and materials of all on and off site fencing, freestanding walls, and retaining
walls should be compatible with the architectural content of their location.
b. Openings or view fencing shall be used where feasible to provide views into and out of the
project sites or allow for pedestrian access.
c. The exterior of all walls facing the public or private streets shall be graffiti-proofed.
d. All fencing shall be painted or otherwise sealed to reduce water damage.
e. All walls shall be decorative in design with decorative cap and pilasters.
f. Wood shall not be used for any fencing. Various recycled materials may be used for interior rear
fencing and interior side returns.
g. Temporary construction types of chain link fencing for permanent use are not acceptable in
areas exposed to public view.
h. Sound attenuation walls shall be decorative masonry and at appropriate locations. Suitable
materials should be used to protect views in situations where sound attenuation is also required.
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4. SPECIFIC PLAN LAND USE PLAN
4.14.6 Site Amenities and Landscape Lighting
1. Site Amenities Concept
Site furnishing is an integral component of design and should be carefully located within a designed
space. Site furnishing in public spaces should complement the adjacent architecture. Shade
structures, awnings, and/or umbrellas for tables and chairs are highly recommended for areas of
public use. An eclectic blend of metal, stone, rock, concrete, masonry and wood furniture is
proposed throughout Travertine Point. Examples of site furniture are shown on Exhibit 4-34a and
Exhibit 4-34b, Typical Site Furnishings. Specific amenities (tables, chairs, benches, umbrellas,
drinking fountain, trash receptacles, etc.) will be included with the submittal of the construction
drawings and specifications for all public parks and facilities. Manufacture, make, model, and color
shall be provided in the construction drawings and specifications.
Bus shelters should be thoughtfully located along all bus routes. Bus shelters will include an
overhead structure for shade, bench seating and should be ADA accessible in accordance with
County and / or Sunline Transit Authority standards. The overall bus shelter design and material for
seating should be consistent throughout Travertine Point.
Information kiosks should be considered within the Town Center, Retail Spaces, and Resort areas.
The kiosks should be located in highly visible areas and the design should complement the
architecture with shade features.
Mailboxes for residential areas should be clustered units and approved by the United States Postal
Services. The mailboxes should be highly durable, have a high level of security to prevent identity
theft and should be easily accessible for the user. A decorative surround should be design around the
mailbox cluster units that is complimentary to the architecture. A Mailbox Location Plan during the
submittal of the construction drawings should be provided to U.S. Postal Service for review and
approval.
Decorative pottery should be selected for all public spaces. The selection of the pottery should
complement the space as well as the adjacent architecture. Permanent irrigation shall be designed for
potted plantings in public spaces.
4-274 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
2. Landscape Lighting Concept
a. Landscape lighting shall be coordinated to provide a consistent lighting character that is
harmonious with the adjacent architecture. The following list of guidelines is recommended
when designing and selecting landscape fixtures. Examples are provided on Exhibit 4-35, Street
Lighting and Signage.
b. Landscape lighting should be limited to low, indirect sources. All fixtures should be placed in a
manner to avoid glare when observed from the street and other public areas maintaining at all
times a dark sky theme consistent with the Specific Plans lighting requirements and the IDA
recommendations.
c. Fixtures for lighting architectural elements or landscape objects should be concealed and glare
eliminated. Light fixtures should be concealed in the landscape and fixtures should be aimed
away from observers to prevent glare. Junction boxes should be concealed within the landscape
planting or below ground if, applicable.
d. Driveway or pathway lights should have a high degree of light shielding to prevent glare.
e. All light fixtures shall be designed for dark sky applications, and adjusted to direct/ reflect light
downward, roads and streets, and away from any adjoining open space, residences, or other uses
not directly requiring lighting. Energy conservation, safety, and security should be emphasized
when designing any lighting system.
f. All lighting will be analyzed during the development review process to reduce light spill-over or
glare adjacent to open space and natural open space areas. A dark sky concept will be put into
the projects CC&Rs.
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4. SPECIFIC PLAN LAND USE PLAN
3. Planting Zones and Plant Palettes
Travertine Point is divided into 8 different planting areas, within 4 different types of zones. These
zones are Riparian Zone, Lakeshore Residential Zone, Upland Residential Zone, and Foothill
Residential Zone. The landscape planting shall provide a rich variety of plant material, consistent
with the character of each area. Plant material should be thoughtfully selected for each area to
provide continuity throughout the community.
Landscape foundation planting shall be incorporated at the base of all residential, commercial
retail/office, resort and mixed use buildings where appropriate, to soften hardscape and building
edges.
Tree planting shall be used to soften the visual mass of buildings. A mix of evergreen and deciduous
trees should be used to provide year-round shade and screening at solid, blank walls, and seasonal
interest at pedestrian nodes.
To achieve an aesthetic quality and diversity in the landscape, the use of drought-tolerant, non-
invasive, native Coachella Valley, and indigenous (Mojave or Anza Borrego desert) plant material
shall be incorporated. On-site boulders should be taken into consideration for all parkway and
median landscape areas. Refer to Tables 4-11a through 4-11f, Proposed Plant Palettes, for selected
plant material for specific areas.
4-282 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
S
PE
C
I
F
I
C
P LA
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L AN
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U SE
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TA
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T RE
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n
N
o
.
3
7
5
4-285
4.
S
PE
C
I
F
I
C
P LAN L AND U SE P LAN
TA
B
L
E
4
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1
1
a
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
S
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3
7
5
4-287
4.
S
PE
C
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F
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C
P LAN L AND U SE P LAN
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3
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5
4_lu_4th_admin_draft_submittal.do c
4.
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3
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5
4-289
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
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3
7
5
4-291
4.
S
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C
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P LAN L AND U SE P LAN
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3
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5
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3
7
5
4-293
4.
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
S
PE
C
I
F
I
C
P LA
N
L AN
D
U SE
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TA
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-
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N
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.
3
7
5
4-295
4.
S
PE
C
I
F
I
C
P LAN L AND U SE P LAN
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
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.
3
7
5
4-297
4.
S
PE
C
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F
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C
P LAN L AND U SE P LAN
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
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3
7
5
4-299
4.
S
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
S
PE
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3
7
5
4-301
4.
S
PE
C
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3
7
5
4_lu_4th_admin_draft_submittal.do c
4.
S
PE
C
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F
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C
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4_lu_4th_admin_draft_submittal.do c
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4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-305
4. SPECIFIC PLAN LAND USE PLAN
4.15 ARCHITECTURAL DESIGN GUIDELINES
Travertine Point is envisioned as a New Town founded on sustainable principles, providing an opportunity
for an enhanced quality of life and guided by economic feasibility. The creation of Travertine Point takes in
consideration of the rich cultural heritage of the area, the uniqueness and beauty of the Salton Sea, the
varying terrain of the site, the climate of the region and the linkage of Highway 86S.
The architectural and planning design guidelines are statements which describe the character and quality of
development that is desired for Travertine Point. The guidelines address issues, which are primarily aesthetic
in nature and subject to a variety of solutions. People differ in their interpretation of what constitutes
aesthetic design in particular circumstances, and flexibility is permitted to encourage design innovations and
changes in design standards that occur over time. For these reasons, rigid adherence to each guideline is not
intended. Rather, it is intended that as development occurs, design solutions will be evaluated for
conformance to the general intent of applicable design guidelines and to the Specific Plan Objectives. These
guidelines give specific direction as to styles and themes of development, yet are general enough to allow the
individual developer and/or builder flexibility to interpret changes in consumer tastes and market
conditions. The guidelines will provide Travertine Point and the developers with a comprehensive set of
guidelines and conditions for guiding the preparation of the more site specific design guidelines which will
accompany each phase’s development application and subdivision map process.
4.15.1 Location and Linkage of Neighborhoods
The following guidelines provides Travertine Point with an integrated, community-wide system of trails,
bikeways, and pathways that provide pedestrian, bicycle and NEV connections from residential areas to
neighborhood parks, schools, and nearby commercial areas:
1. Concentrate development near proposed transit stops.
2. Encourage connectivity by limiting distance between intersections to a maximum of 300 feet.
3. Desired walking distance to local transit stop should be ¼ mile.
4. Desired walking distance to regional transit stop should be ½ mile.
5. Encourage a diversity of supporting uses within a ¼ mile of a transit stop.
6. Provide opportunities for non vehicular transportation such as walking, biking, public transit and
NEVs.
7. Provide a network of bike ways with bike amenities such as racks, lockers and changing stations.
8. Bike racks and or lockers should be located within 100 feet of a building entrance.
9. Bike racks and or lockers should be clearly identified and lit for safety reasons.
10. Affordable housing should not be concentrated in one location, but dispersed within the Community
Core with access to services and public transportation.
11. Encourage community gardens and local farmers markets.
12. Restrict 30% of homes to active seniors.
13. Provide pocket, neighborhood, community and regional parks at 5 acres/1,000 residents.
14. Provide ¾ jobs per housing unit.
15. Minimize development impacts to sensitive habitat areas and endangered species.
16. Wildlife movement should be encouraged via open space corridors within the community.
4-306 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
17. Protect sensitive and endangered vegetation.
18. Provide a buffer to protect conservation areas.
19. Avoid impacts to existing wetland areas.
20. Avoid or mitigate for development within the 100 years flood zone.
21. Protect and enhance the water quality of Salton Sea.
22. Promote the restoration of the Salton Sea via a management and endowment program.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-307
4. SPECIFIC PLAN LAND USE PLAN
4.15.2 Neighborhood Pattern and Design
The following guidelines promote sustainable amenities in neighborhood patterns and design for residential
and non-residential areas, as well as circulation to and from these areas:
1. Provide a diversity of housing types ranging from estate homes, traditional single family, and small
lot/clustered single family, townhomes, condominiums and apartments.
2. East/West axis should be longer than North/South with building orientation toward East/West axis
with less than 15 degree variation from true west or east.
3. Create walkable streets by encouraging entrances along the street with adequate pedestrian walk ways,
landscape and or architectural shading and pedestrian amenities such a benches, fountains/water
features and sculptures.
4. Encourage dynamic street pattern with combination grid and diagonal streets to facilitate linkage of
community and neighbor focal points and destination.
5. Community will have over 14 miles of backbone multi-use trails.
6. Provide an average of at least one intersection per every 4.5 acres.
7. 75% of mixed-use streets will have minimum eight-foot-wide sidewalks and all other areas will have
minimum four-foot-wide sidewalks.
8. Promote recreation and parks based on a minimum requirement of 5 acres/1,000 residents and
within 1/2 mile to homes served.
9. Provide adequate schools including four elementary schools, a middle school and a high school to
serve the educational needs of the community.
10. Commercial entrances should be oriented to the street rather than a parking lot.
11. 60% of mixed use building frontage will have the principal functional entry facing a public space such
as a street, square, park, Paseo or plaza, but not a parking lot.
12. Provide adjacent off street parking to commercial and mixed use development.
13. One bike space will be provided for every 5,000 sq. ft. of retail/office space.
14. One bike space will be provided for every 10 dwelling units of multi-family housing. A bike locker
may be counted towards a minimum of 2 bike spaces or more depending on size.
15. All streets with a speed limit of 35-miles-per-hour or more will have a separate multi-modal lane to
accommodate NEVs.
16. A charging station and two NEV spaces will be provided per every 20,000 square feet of commercial,
office, and 50,000 square feet of industrial space. The NEV spaces may be counted in-lieu of regular
parking stall requirements.
17. A charging station and two NEV spaces will be provided per every 20 units of multi-family housing.
The NEV spaces may be counted in-lieu of regular parking stall requirements.
18. 80% of public and common landscape areas will use smart irrigation systems.
19. 80% of public and common landscape areas will use drought-tolerant, native, and/or water-efficient
plant materials.
20. Turf will not exceed 20% of the total landscaped area, with the exception of parks, recreation centers,
and schools.
21. Provide at least 40% shading using landscaping or shade structures.
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22. Space requirements will be provided for up to 24 community transit stops based on Sunline
requirements.
23. 60% of all housing with a density of 7 dwelling units per acre or more will lie within ½ mile of a
transit stop.
24. Community Transit System will be designed to have transit stops spaced ½ - ¾ mile apart.
25. Shaded seating structures will be provided at each designated transit stop.
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4.15.3 Sustainable Infrastructure and “Green” Buildings
The following guidelines provide opportunities for “practical green” solutions for Travertine Point that
allow the community, business owners, and residents, effective ways in reducing energy and water
consumption:
1. Encourage on-site renewable energy source utilizing solar, wind, geothermal or other sources as
appropriate.
2. 80% of commercial to receive 40% of energy needs from renewable sources.
3. 80 % of residential to receive 60% of energy needs from renewable sources.
4. Reclaim water for public and community common area landscape needs.
5. All residential buildings shall exceed 2008 Title 24 requirements by 30%.
6. All commercial building shall exceed 2008 Title 24 requirements by 15%.
7. 60% of street lights shall be LED or equivalent.
8. 90% of all builder-installed plumbing devices in residential buildings will be low-flow and water-
efficient.
9. 90% of all builder-installed plumbing devices in non-residential buildings will be low-flow and water-
efficient.
10. Ceiling insulation shall be a minimum of R38 and wall insulation shall be a minimum of R21.
11. Heating and air conditioning ducts must be sealed and tested.
12. Tankless and / or solar water heaters should be considered a priority.
13. Use of local stone and rock should be considered in the community monumentation, landscape walls,
and building veneer.
14. Use a predominance of native desert (Mojave or Anza Borrego desert) or other Coachella Valley
native drought tolerant landscaping.
15. Incorporate a smart irrigation systems for community common areas and public irrigation systems.
16. Capture of rain water for irrigation.
17. Encourage natural percolation to recharge ground water.
18. Create a natural drainage and storm water retention system.
19. Encourage use of cool roof and or green roof designs.
20. Promote paving materials with a SRI of at least 29.
21. Provide open grid pavement system 50% pervious or shade from tree canopy.
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4.15.4 Recycling and Waste Management
These guidelines provide methods to encourage recycling and provide practical implementation strategies
for waste management:
1. Encourage Communitywide recycling of paper, cans, aluminum, plastic, and electronic waste.
2. Provide recycling containers within all multi-family residential communities.
3. Provide recycling containers within all commercial, office, and light industrial buildings.
4. Provide recycling containers specifically for the proper disposal of electronic media (such as compact
discs) within commercial, office, and light industrial buildings.
5. Provide containers for community composting within all multi-family residential communities.
6. Provide containers for community composting within all commercial, office, and light industrial
buildings.
7. A construction and demolition waste management plan will be implemented for all new
developments to reduce the creation of waste.
8. A backbone water system will be provided that has dual piping systems for domestic and reclaimed
water in major arterial and collector streets.
9. Provide waste/recycle trash container on streets.
10. A waste water treatment plant will be provided to generate reclaimed water.
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4.15.5 Single Family Detached and Attached
The following residential guidelines encourage street scenes that function well with visual interest and are a
primary community objective for Travertine Point. Attractive and comfortable street scenes with
pedestrian-oriented spaces are created by implementing “architecture forward” practices, a variety of garage
placements, and encouraging “corner home sites” for front and side orientation of building features.
Typically, residential plans are to be reversed and plotted so that garages and entries are adjacent to each
other to create an undulating setback. This pattern should be changed to avoid a monotonous street scene.
1. A variety of architectural styles are encouraged within the Travertine Point Community to provide an
identity, sense of place and to add interest to the fabric of the overall community. Styles should not
only respond to current taste, but respect the historical heritage of the region and the site natural
characteristics. The following styles are recommended but not limited to, Spanish Colonial, California
Ranch, Southwest, Desert Contemporary, Spanish Eclectic, Monterey, Mediterranean, Tuscan, etc.)
and diversity within these styles are encouraged. Authentic
expression of styles and building articulation, as well as other
exterior elements that add interest (such as balconies and
decks), are also encouraged.
2. Entries to major residential development should be visually
reinforced through techniques such as broader setbacks,
landscape treatments, and monument signage and/or
pavement details.
3. Articulation and modulation of building masses and
elevations to avoid the appearance of box like buildings.
4. Compatibility with neighborhood development in density,
scale and street facing elevations.
5. A desirable scale and relationship to the pedestrian street scene is achieved by avoiding large building
masses.
6. Richness and variety to the overall mass of the building is encouraged by vertical and horizontal
variations.
7. Homes should have a well-defined entry with defined roof and façade articulation to create visual
interest and scale.
8. Front elevations and sides of residences should be detailed and articulated with walls should be
designed with changes in plane or other forms of articulation such as bay windows, chimneys,
trellises or changes in materials as authentic to each architectural style. These features will create
depth and interest on building façades.
9. Balconies, decks, and exterior stairs should be designed as integral components of the structure and
should reflect the style of the home to break up large wall masses, offset floor setbacks, and add
human scale to buildings.
10. Covered front porches and sitting areas at the front of houses are encouraged as appropriate for the
architectural style.
11. Entries and window on street facing elevations to visually open the house to the neighborhood.
12. Orientation to desirable sunlight and views.
13. Require that residential front setback and other area visible from a public street be attractively
landscaped.
Appropriate Architecture with Articulation,
Porch, and Varied Roof
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14. Architectural treatment of all elevations visible from public places and is detailed further in the
following section.
15. Elevations Subject To Public View
Elevations that are within public view are very important in establishing the identity, character and
quality of neighborhood and the community of Travertine Point. These elevations are viewed in
three ways. The most typical public view elevation is the front elevation, but other public elevation
includes, side elevation of corner lots and upper rear elevation along parcel edge.
a. Corner Homes
All corner homes shall have building articulation and materials that continue from the front
façade around to the side façade of the home.
b. Streets and Private Drives and Alleys
The width and depth of streets and/or private drives within the Residential Land Use
designations shall be subject to County Standards and the review and approval of the County
during the development application process. The street design shall be planned throughout the
development, allowing for sufficient on-street parking for guests. Private drives shall be limited
in length and shall include adequate width to provide sufficient emergency access. It is planned
that narrower streets will encourage more intimate neighborhood living spaces.
c. Single-Story Elements
Single story homes, when part of the builder’s product program, are encouraged to be plotted as
often as feasible on visible perimeter conditions and on corner locations is provided in building
height.
On two-story dwellings, single story elements should be used to provide articulation and visual
interest to the rear or side elevation.
d. Varying Rear Setbacks
No more than three adjacent dwellings may have the same rear setback; otherwise, an additional
offset is required. The additional setback may be achieved in one of two ways:
i. Offset wall planes on an individual house.
ii. Staggered rear setbacks on adjacent homes with offset.
e. Variation of Roof Planes
Varieties of roof forms are encouraged using gable, cross-gable, hip, and shed elements.
Ridgelines of adjacent residences should be in different directions to the extent feasible.
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f. Architectural Enhancements
The rear or side of elevations visible from perimeter to edge conditions shall be sufficiently
articulated to provide visual interest, including:
Required:
On elevations subject to public view, provide
detailing of the second floor and/or corner
lot side elevations with materials, color,
window surrounds, and changes in wall
planes as appropriate to style.
and
Select at least three of the following:
Offset wall planes
Roof Plane Breaks.
Color Blocking.
Shutters on second story windows when accompanied by corresponding pot shelf with
minimum 12-inch projection (not permitted on the Craftsman style) or other ornamental
window treatment.
Introduction of accent building materials and colors.
Introduction of accent elements such as clay vents, out-lookers, and decorative grille work
consistent with the front elevation.
Other similar features that provide articulation to the visible side or rear elevation.
g. Massing and Floor Plan Form
i. Employ variation in massing, height, and garage placements between plans to achieve
diversity in the street scene.
ii. Appropriate massing, architectural elements, and roof lines/pitches should be consistent to
establish clearly identifiable styles.
iii. Boxy two-story building forms without architectural articulation that overwhelm the street
scene are discouraged.
h. Balcony Design
Balconies as part of the building façade consistent with the architectural style is encouraged in
some for both aesthetic and practical reasons. As well as providing outdoor living areas and
elevated private spaces for individual homes, they are useful in breaking up wall planes,
offsetting floors, creating human scale and adding visual interest.
i. Covered and open balconies may be recessed or projected element.
ii. Balconies should be an integral element, with details, eaves, supports, and railings, in keeping
with the overall architectural style of the building.
Various Architectural Element Examples –
Balcony, Canopy, Archway
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i. Roof Design
i. Roof elements detail and slopes shall be consistent with architectural style of the building.
ii. Broken roof pitches extending over porches, patios or other similar features are encouraged
where appropriate to the architectural style.
iii. Gambrel and mansard roof forms are prohibited.
2. Exterior Materials and Finishes
a. Materials and Details
The character and style of homes should be established primarily using massing, roof forms, and
key architectural elements. Appropriate secondary character elements, detailing, and accent
materials also provide an effective means of reinforcing and enhancing character and style
interpretations. The materials and finishes should be authentic to the architectural style.
Key elements are those primary architectural features of the home that clearly discern one style
from another. Secondary elements and details are identified as those that help to reinforce or
enhance an already identifiable style. Key or Primary elements are:
Doors and Entries
Windows
Roof Materials
Color
Accent Materials
Wall Finishes
Exterior Stairs
Inappropriate Design:
Example Gambrel Roof
Inappropriate Design:
Example Mansard Roof
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Front Entry Door, Entryway, Courtyard, and Detail Examples
b. Doors and Entries
Building entries represent an important point of interface between public and private spaces
typically creating the initial impression for the user and a focal point for the viewer. Doors and
windows, including garage doors, are a major visual element and should be carefully chosen and
detailed. All inhabited spaces shall employ energy-efficient windows on exterior walls. Front
doors and associated entry spaces should thereby be treated with a sense of importance and
detailed to emphasize their location and purpose. In designing the door and entry space of
homes, the following guidelines shall be observed:
i. Multi-paned doors are encouraged, with internal grids in doors and windows where
appropriate for the architectural style of the structure. Entry doors should incorporate
architecturally compatible relief detailing. Garage doors may incorporate window inserts to
allow natural light into the garage.
ii. Design of door and entry spaces shall be consistent with the architectural style of the home.
iii. Doors shall be protected by a deep recess, porch, or other covered element.
iv. Door and entry spaces shall reflect a level of detail appropriate to their function and
architectural style.
c. Windows
i. Windows with divided lights and clear glazing are most desirable. Silver or gold metal
frames with large unbroken expanses of glazing and dark tinted or reflective glass are not
recommended.
ii. Proportions and alignment shall be consistent to individual style.
iii. Shutters shall be sized proportionally to complement windows.
iv. Style-appropriate grates, shutters, and tile surrounds are encouraged.
v. Full window trim is encouraged on visible elevations.
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d. Exterior Light Fixtures
Exterior light fixtures shall be selected to conceal the light source, lamp, or bulb. Recessed
canister lighting or fully shielded fixtures are required. The appearance of exterior light fixtures
should be appropriate to the style, character, and color of the home. Exterior light fixtures are
required at each garage located on a private drive. These fixtures can be either recessed canister
lighting or fully shielded fixtures.
e. Roof Materials
i. Roof materials, colors, and treatments should correspond to the individual character or style
of the home or building and be compatible with the overall look of the neighborhood.
ii. Concrete or clay tiles may be used appropriate to the style of home.
f. Chimneys
i. Chimneys shall be consistent in style and compatible in design, material, and color with the
building.
ii. Chimney caps should be compatible with the architecture of the building and shall be
approved as part of the fireplace assembly, pursuant to the local fire code. Exposed fire
arrestors are prohibited.
g. Color
A variety of natural looking materials and colors provide the diversity required for visual interest
while unifying the homes with their settings. The primary purpose of color selection is to
provide a variety of colorful schemes, and promote visual diversity. To further this diversity, the
following criteria shall be met:
i. Each elevation shall have a minimum of three colors (Four is preferred. For example, one
body color, one trim color and one accent color.)
ii. Individual color schemes must be appropriate to the architectural styles with a harmonious
selection of accent materials, roof profiles, and colors.
iii. All color changes shall occur on an inside corner or coincide with an architectural
element/massing change that conceals their meeting point.
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h. Accent Materials
Accent materials shall enhance and reinforce the architectural style and composition of
individual homes and provide variety in the street scene. Selective use of appropriate materials,
color, and placement can provide maximum impact while providing a sense of unique character
to each home.
i. Accent materials shall terminate at inside corners or coincide with an edge or architectural
element to conceal changes in material. Where views are limited or edges concealed by an
architectural element, accent materials may terminate at privacy wall conditions.
ii. Natural stone, approved manufactured or cultured stone, painted or natural brick, precast
concrete, ceramic tile, wrought iron, slump block, and horizontal or vertical wood siding (or
approved manufactured siding, i.e., cementitious board) are encouraged.
iii. Accent materials shall be selected to complement the overall color and style of the home or
building.
i. Wall Finishes
Style-appropriate wall finishes shall visually enhance individual homes. The use and placement
of extreme contrasts in color and/or materials should be carefully considered in order to
maintain a compatible overall look throughout the neighborhood. Footings shall be exposed no
higher than 6” above finished grade. Permitted finishes and other similar finish shall include:
i. Stucco - light to medium sand finish (“Spanish Lace” finish is prohibited)
ii. Exposed masonry walls (brick, slump block, etc.)
iii. Stone, brick, adobe, brick veneers (accent materials)
iv. Horizontal plank siding (concrete material is permitted)
v. Board and batten siding (concrete material is permitted)
j. Gutters and Downspouts
Exposed gutters and downspouts shall be colored to compliment or match fascia or accent trim
color(s).
k. Exterior Stairs
Stairs should be compatible in type and material to the deck and landing. Use of open stair
treads can only be justified where the balcony or landing element projects out from the main
wall of the building.
l. Mechanical Equipment
Mechanical equipment shall not detract from the architectural design of the home. Special care
should be taken to ensure that all mechanical equipment including junction boxes, trash
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receptacles, and air conditioners are properly screened from public view via walls, enclosures,
etc.
i. Air conditioning units shall not be placed in the front yard. Ground mounted air
conditioning units shall be located behind side-yard privacy return walls.
ii. Mechanical equipment such as air conditioners, heaters, evaporative coolers, and other
devises shall not be mounted on roofs.
iii. Mechanical devices such as exhaust fans, vents, and pipes shall be painted to match roof
surfaces.
iv. The placement of mechanical equipment within side yards shall not restrict pedestrian access
in emergency situations. Mechanical equipment may be accommodated within the rear yard
with minimal impact on yard use and layout.
v. Trash enclosures should be covered and be designed with the same architectural theme of
multi-family style buildings.
3. Single-Family Residential Garage Placement and Treatments
a. De-Emphasis of Garages
The home and front yard should be the primary focus of the front elevation. This should be
considered when plotting homes to create an attractive street scene. The impact of repetitive,
street-facing garages can be reduced by using the following techniques:
i. Vary garage door pattern, windows and/or color as appropriate to individual architectural
styles.
ii. Garage door colors should complement or blend with existing color schemes and style of
the home.
iii. Alternate plans with different garage placements when plotting adjacent homes.
iv. Garage door windows should be of an opaque material.
v. Provide split and offset garages where possible.
b. Garage Placement
Garage placement shall vary within conventional front loaded neighborhoods to create a lively
street scene. Standard minimum setbacks shall be maintained for each garage treatment. In
each conventionally subdivided neighborhood, a minimum of three different garage placements
are required:
i. Forward Garage — Forward garages are located at least 5 feet in front of the front elevation
living space.
ii. Flush Garage — Flush garages are located 3 feet behind or in front of the front
elevation/living space.
iii. Shallow-Recessed Garage — Shallow recessed garages are located 5 feet or more behind the
front elevation / living space.
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iv. Mid-Recessed Garage — Mid-recessed garages are located 10 feet or more behind the front
elevation/living space.
v. Deep-Recessed Garage — Deep-recessed garages are located 20 feet or more behind the
front elevation/living space.
vi. Swing-In Garages — Home plans that feature attached, swing-in (“side–loaded”) garages are
encouraged. This garage placement may be located at the front, side, or rear of a plan or
split, thereby reducing the impact of garage door faces on the streetscape. The resultant
street-facing wall shall be articulated with the same level of detail as the front façade of the
home including windows, trim etc.
vii. Corner with Side-Street Entry Garage — This garage type allows the option of entering
from the side street, thereby eliminating the front facing garage and driveway.
c. Three-Car Garage Requirements
i. Three-Car Garages — When three-car garages are
planned, split, swing-in and tandems are
encouraged. Three-car garages may be located
forward of the house or recessed. Garages with
three cars should have at least two doors, split, or
off-set by at least two feet.
ii. Tandem Garage — When a three-car garage is
planned, the impact on the streetscape can be
reduced by constructing the additional car bay in
tandem behind the standard two-car garage door.
Tandem garages should not be swing-in and not
located forward of the front façade of the main
residence.
d. Driveway Criteria
i. When a garage or carport does not have a direct, straight entry from a public or private street
or drive (e.g. side entrance garage), the driveway providing access to the entrance of the
garage shall have a minimum 24-foot backup area.
ii. When the vehicular entrance into a garage or carport faces directly onto a public street, said
garage or carport shall be set back at least 20 feet from the street-side property line.
iii. All driveways, except circular driveways, shall provide access to parking spaces located
outside the required setbacks.
iv. Driveways shall not exceed 50% of the lot width at the front setback. For single-family lots,
no less than 2 feet of landscaping shall be provided between driveway and any interior side
property line.
Example of Mid-Recessed Garage.
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Example Garage Placement
Note: Conceptual
prototype plotting
diagrams are
representative only and
are not intended to be a
mandated layout. All
setbacks shown are
minimums.
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Example Driveway Radius Diagram
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Example of public view of private drive loaded
garage. Garage does not front street.
e. Private Drives and Alleys
Although private drives or alleys are thought of
as merely a transitional vehicular space, they
also provide garage and pedestrian access, trash
collection and other daily utility uses.
Homeowners may experience them as often as
the front entries to these homes. Therefore,
when designing private drives, there are both
functional and aesthetic issues to be
considered. It is the intent to provide a
pleasant experience for daily users by
incorporating both in the elements of private
drive design.
Garages facing private drives should be set
back from the alley to facilitate ease of
vehicular movement and provide relief from an
otherwise continuous line of garage doors
meeting the hard drive plane. This setback allows some planting between the drive and the
building faces, softening and interrupting the view of hard surfaces.
Private drives lined with homes that have similar or identical façades, setbacks, rooflines, color
schemes and landscape treatments are monotonous and lack individual identity. This condition
is not permitted.
In order to avoid this, the following requirements should be met:
i. Avoid a multi-storied, “canyon-like” effect within the private drive by providing varied
massing and rooflines, vertical and horizontal offsets of primary architectural elements. All
drive apron and building separation setback requirements shall still be maintained, (see
Development Standards for specific product requirements/setbacks).
ii. Articulate building elevations with style-appropriate window trim, elements and details.
iii. Vary garage door appearance by using door patterns, colors, and windows as appropriate to
individual architectural styles and/or adding perpendicular trellis elements above or at the
sides of garage doors.
iv. Design and locate rear privacy walls and pedestrian gate entries to provide ease of access to
the rear yard, allow sufficient dimension for landscape requirements and screen trash can
storage from private drive view.
v. Provide sufficient lighting for safety and security in private drives.
vi. Garages and driveways should be designed to create non-repetitive and interesting
streetscapes. Garages can either be attached or detached, creating a design consistent with
the main structure. For buildings and garages that face streets or internal roadways, long,
blank building walls shall be avoided when possible, as well as long rows of garage doors.
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vii. Garage doors should appear to be set into the walls rather than flush with the exterior wall
to provide shadow relief. Garage door design should be kept simple and consistent with the
architectural style.
viii. The garage is encouraged to be recessed from the front of the main structure.
ix. All garage doors shall be roll-up style.
x. Detached garage architectural styles shall be the same as the main structure with similar
articulation, relief, and detailing.
xi. Placement of detached structures must respect the site and consider effects on surrounding
properties.
4. Exterior Architectural Lighting Design
a. Light fixture selection must be compatible with the architectural character of the building.
b. The color, size, and number of fixtures should be carefully considered to enhance the residential
environment. These elements should not overpower the desired subtleties of the neighborhood.
Pole supports should be of a dark finish to reduce glare.
c. The use of low voltage lighting is encouraged wherever possible.
d. All exterior lighting shall be unobtrusive and designed to avoid glare or spillover onto
neighboring homes. All fixtures shall be selected and arranged to direct illumination downward.
Security lighting, where necessary, shall be hooded, recessed, or located in such a manner it only
illuminates the intended area.
e. All lighting shall be hooded and avoid spill over into open space and natural areas.
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Example of Wrap-Around Porch
and Front Porch
5. Porch Design
Substantial overhangs are encouraged. The inclusion of covered porches and entries expand
sheltered living spaces, create entry statements, and provide building elevation relief. Covered
porches may differ from the roof in both pitch and material. Where a porch is included as a single
story element, it is desirable for the following design
dimensions to be present:
a. Front porches should have a minimum of 6-foot
depth and cover 1/2 the width of the front living
area façade.
b. Side porches on corner units should be a minimum
of 5 feet in depth.
c. Side porch length should be a minimum of 10 feet
measured from front corner of porch.
d. Eaves should be a minimum of 12” or 18” deep, as
appropriate to style.
6. Private Open Space
Homes shall have private open space. This private open space can include porches, entry courts,
patio areas behind garden walls, and areas behind six (6) foot high walls. Private open space areas
should be provided to serve as an “outdoor room” or area that avoids long, unusable spans of space.
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4.15.6 Multi-Family Residential
The same principles and guidelines from single family
development shall apply to multi-family structures.
These guidelines are intended to ensure that multi-
family residential development will not produce
monotonous and repetitive appearances. Location,
along with functional design elements and recreational
opportunities, encourages efficient living environments
that are integrated with its surrounding uses.
1. Multi-family residential should be located near
services such as commercial, mixed use, public
transportation and or services.
2. Treatment of the elevations of buildings facing public streets and pedestrian pathways should be the
principal facades with respect to architectural treatment to achieve the highest level of urban design
and neighborhood quality.
3. Architectural treatment of building elevation and modulation of mass to convey character of separate
living units or cluster of living units, avoiding the appearance of a single building volume.
4. Architectural embellishments that add visual interest and create relief to long straight lines are
consistent to the architectural character and style is encouraged. These include dormers, canopies,
masonry chimneys, cupolas, and other similar elements.
5. Rooflines shall be broken and varied within an overall horizontal context. Varying plate and ridge
heights are encouraged.
6. Provide street and path facing elevations with high quality doors, windows, moldings, metalwork
finishes.
7. Raise ground floor residential uses above sidewalks for privacy and security but not so much that
pedestrian face blank walls or look into utility areas or parking spaces.
8. Use roof overhangs, wing wall and other architectural features to enhance energy conservation.
9. Modulate roof profiles to reduce the apparent scale of larger structures and to provide visual interest
and variety.
10. Roof equipment should be screened from public view from street.
11. Encourage stoops and porches for ground floor residential units facing public street and pedestrian
ways.
12. Incorporate usable and functional private open space for each unit.
13. Incorporate common open space that creates a pleasant living environment with opportunities for
recreation.
14. Recreation areas/greenbelts features should be visible upon entry to neighborhoods to enhance
neighborhood value.
15. Design covered and enclosed parking areas to be integral with the architecture of the residential
units.
16. Parking areas should be screened through the use of berms, landscaping, “headlight” walls, or a
combination of these.
Multi-Family Housing and Common Area Example
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17. Guest parking should be conveniently accessible.
18. Carports and garages may be detached, but should be clustered in parking courts which are removed
and/or suitably screened from public thoroughfares.
19. Senior housing needs warrant special design considerations, including:
a. Gentle slopes for outdoor pathways and ramps to entry doors and between floors.
b. Convenient and attractive access to transit, including porte-cocheres, information kiosks, and
seating areas.
c. Active adult recreation opportunities including water elements.
d. Provide elevators for two or more stories as feasible.
e. Provide parking close to units.
f. Provide security and direct emergency service access.
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4.15.7 Commercial
This section includes design guidelines for commercial
development to encourage the creation of pleasant pedestrian-
oriented commercial and retail environments.
These elements include generous street landscaping, and maximized
pedestrian access to commercial uses such as restaurants, retail
store fronts and other services. Commercial site design and
architectural criteria are as follows:
1. Architecture shall respond to the public street by
incorporating elements relating to the pedestrian scale.
2. Treatment of ground floor of buildings to promote
pedestrian activity by avoiding long, continuous blank walls,
incorporating extensive glazing for transparency, and
modulating and articulating elevations to promote visual
interest.
3. Clear identification of storefront entries.
4. Incorporation of signage that is integrated with the building
architectural character.
5. Extensive on-site landscaping, including mature vegetation
to provide a tree canopy for shading.
6. Incorporation of plazas and expanded sidewalks to accommodate pedestrian outdoor dining and
other activities.
7. Clearly delineated pedestrian connections between business areas, parking, and to adjoining
neighborhood and districts (paving treatment, landscape, and way finding signage).
8. Use of attractive roof forms is highly encouraged.
9. Buildings with facades parallel to the street are highly encouraged. Long unarticulated facades and
roof forms shall be avoided.
10. Storefront facades, recessed doorways,
outdoor spaces, passageways, and arcades
shall be lit. Lighting fixtures shall be
located and angled to ensure that they
highlight tenant’s merchandise, but do not
point toward the storefront window or
cause distracting reflections.
11. Use of attractive, durable, high quality,
weather resistant materials shall be
required for all visible and/or weather
exposed surfaces on the building exterior.
12. Integrally colored inorganic materials, such
as brick, concrete, stone, copper, and
anodized aluminum are encouraged.
13. Subdued colors, not specifically limited to earth tones, are encouraged.
Example of Appropriate Commercial
Retail Façade Example
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14. Use of reflective glass shall be prohibited except where used on a minimal basis as an accent.
15. Architectural treatment of parking structures consistent with commercial buildings, including the
incorporation of retail in the ground floors where the parking structure faces a public street or
pedestrian way.
16. All maneuvering operations shall be conducted on-site but not within required vehicle parking
spaces.
17. Parking should be oriented to permit pedestrian
flow into commercial areas and businesses
without having to cross numerous traffic aisles.
18. Bumpers or other tire stops shall be provided
for all parking spaces abutting a sidewalk,
planting area, street, or alley.
19. All parking spaces shall be clearly striped.
20. Loading docks, staging areas, and transformers
should be screened from public streets and
adjacent residential areas.
21. Customer loading and unloading zones shall be
provided.
22. Loading spaces shall be twelve (12) feet wide
and forty (40) feet long, and shall be located so
that commercial vehicles shall not back onto a
public street.
23. Architectural treatment of all building
elevations, including ancillary facilities such as storage, truck loading and unloading, and trash
enclosures.
24. Trash enclosures and bins, transformers, utility boxes, processing equipment and any other unsightly
apparatus shall be situated away from the street, if possible, and shall be architecturally screened in
similar building style.
25. Roof equipment shall be screened or incorporated into the roof design to minimize visibility from a
public street or right of way.
26. The level of on-site lighting as well as lighting fixtures, shall comply with this Specific Plan and any
and all applicable requirements and policies of the County. Energy conservation, safety, and security
should be emphasized when designating any lighting system.
Example of Raised/Separated Pedestrian Walkways in
Large Parking Lots
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4.15.8 Mixed-Use
The Mixed Use guidelines encourage the creation of
vibrant pedestrian-oriented commercial and retail areas
with residential opportunities integrated throughout the
area.
1. Prominent building should be sited in key landmark
location and easily accessible.
2. Orient commercial and office building to pedestrian
amenities such as plaza, courtyard and or
promenades.
3. Incorporation of extensive landscape appropriate to
its location; urbanized streetscapes, for example
would require less landscape along the street
frontage but integrate landscape into interior
courtyards and common open spaces.
4. Fountains, special accent paving, murals, inlays,
trelliswork, sculpture, and/or other design features
should be incorporated into plaza, courtyard, and
streetscape designs.
5. Placement of buildings shall consider the context of
the commercial area, the location of nearby
residential land uses, the location of major traffic
generators, and circulation routes.
6. Store-front retail at ground-level along pedestrian walks to enhance the pedestrian experience is
encouraged.
7. Individual tenant identity shall be reinforced and maintained through signage and interior styling
consistent with the project’s architectural theme.
8. Paved and landscaped pedestrian walks are encouraged.
9. Overhangs, trellises and other architectural elements should be incorporated into the design of retail
building to protect pedestrians from exposure to adverse climatic conditions.
10. Pedestrian linkages between uses should be convenient and directed with supporting spaces such as
plazas, courtyards and promenades.
11. Enhanced and identifiable entries using landscape medians and special paving are recommended.
12. Design and incorporation of building materials and features to avoid conflicts among uses such as
noise, vibration, lighting, odors and other similar impacts.
Example of Vertical Mixed-Use Storefront and
Sidewalk Width
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13. Visual and physical integration of residential and
nonresidential uses.
14. Architectural treatment of building elevations and
modulation of their massing.
15. Multi-storied buildings should relate to the
pedestrian. Ground-story front facades should be
designed to strengthen a pedestrian scale.
Pedestrian scale along streets should be also be
established through the use of pedestrian arcades
and awnings which add horizontal articulation to
facades.
16. Separate and well-define entries for residential
units and non-residential businesses.
17. Service areas should be screened from streets,
residences, open spaces, or adjoining land uses
through location, elevation, landscape, and/or
architectural means.
18. Shared parking between residential and commercial
development within the Mixed-Use areas should be
permitted, subject to the review and approval of a
shared parking analysis as part of a development
application review process.
19. Parking structures, if proposed, should be designed as
integral components of the overall design of the specific
project with related materials and forms incorporated in
both the parking structure and the facility served.
20. Pedestrian pathways shall be designed and located in
areas to minimize conflict with vehicular movement.
21. On-street parking is encouraged to buffer pedestrians
from moving vehicles.
22. Parcelization should accommodate truck transport
friendly design, providing for adequate street frontage and access points to facilitate truck turning
movements in a safe manner.
23. Access to individual parcels should align with the parcel across the street when possible, and entry to
parcels should be easily discernable.
24. Adequate access and turning radii shall be provided where recreational vehicle parking and/or truck
loading areas are incorporated on-site. Site plans shall demonstrate adequate turning movements.
25. Facades that face public streets should provide visual interest, identity, character and scale utilizing
display windows, articulated entries, arcades and/or awnings.
26. Variations in rooflines should be used to add interest to, and reduce the massive scale of large
buildings.
Example of Mixed-Use and
Live / Work Dwellings
Example of Design Integrates Landscaped
Parking and Building Architecture
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27. Ground and roof mounted equipment shall be screened from public view. These areas should
appear that they were designed as an integral part of the building and landscape. The screening
materials shall be the same or visually compatible with the
principal building design.
28. Design elements should be consistent with architectural style
through the use of authentic materials and detailing.
29. Areas such as arcades, terraces, and patios should be utilized
to provide transitional spaces between the interior and
exterior of buildings.
30. Each principal building on a site should have clearly-defined,
highly-visible customer entrances featuring the following:
canopies or porticos; overhangs; recesses/projections;
arcades; raised corniced parapets over the door; peaked roof
forms; arches; outdoor patios; display windows; architectural
details such as tile work and moldings which are integrated
into the building structure and design; and integral planters or wing walls that incorporate
landscaped areas and/or places for sitting.
Example of Pedestrian Walkway
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31. Unarticulated walls that create flat unbroken surfaces
shall be broken up through massing changes,
architectural enhancements, striping, or banding, or
landscape treatments. Massing changes can include
changes in wall height, horizontal off-sets in a wall
plane, and addition of perpendicular elements such as
wing walls, covered entries, and lower height office
components. Architectural enhancements can
include windows, cornices, and projecting window
shades or trellises.
32. Building elevations that face the freeway or public
streets shall include additional articulation such as
windows, horizontal banding, or color changes.
33. Innovative use of exterior materials is encouraged to create visual interest in large mass buildings.
For this reason, no specific exterior material is prohibited from being used.
34. Durable materials must be used for all buildings.
35. The roofs of buildings should be of a light material when possible to encourage energy conservation.
36. Architectural continuity and design integrity shall be maintained throughout the Mixed-
Use/Commercial area in keeping with the residential community.
37. Architectural elevations of buildings more than one story, shall emphasize the design of the ground
floor as a structural base on which the other floors rest. The visual experience of the pedestrian from
the ground floor will be enhanced with interesting window grouping, material changes, columns,
pilasters, recesses like entry alcoves, and projections like bay windows.
38. Awnings, banners, flower boxes or other items consistent with the tenant’s goods or services. Each
tenant may create a unique and identifiable entryway with recessed entries preferred. Signage is
encouraged to be artistic, appear to be handcrafted, located, and scaled for viewing by the pedestrian.
Example of Mixed Use Ground Floor Retail
with Second Floor Office
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4.15.9 Town Center
Travertine Point’s town center is located near its geographic center and will support the regional retail,
commercial tourist area with visitor-serving uses such as a resort hotel and casino, a business park, and
mixed use areas that allows for a variety of land uses including neighborhood and specialty retail, office, and
residential opportunities.
1. Pedestrian promenades shall feature a variety of
amenities that may include many of the following:
street trees in tree wells, enhanced paving,
benches, street lights, waste bins, plant containers,
bollards, directional signs, bicycle racks, water
fountains, kiosks, clocks, public art, and shaded
areas.
2. Pedestrian promenades shall be designed as an
expanded walkway, more prominent and wider
than a typical sidewalk, which can easily
accommodate the movement, gathering or
lingering of pedestrians. Pedestrian promenades
should also provide a more formal connection
between important destinations.
3. Upper-story balconies fronting main streets within
the Town Center shall be appropriately scaled to the
size of the building, and located in consideration of
natural elements, pedestrian traffic below,
storefronts, street lighting, and signage.
4. Elevations of second and third floors shall utilize a
variety of architectural elements such as balconies,
railings, window boxes, shutters, and cornices to
add a level of dimensional relief to the upper
elevation.
5. Buildings shall be placed adjacent to public
sidewalks along the Town Center streets to form a
semi-continuous “downtown block.”
6. The store front of buildings along the town center
streets shall be setback to provide for architectural
projections, overhangs, signs, lights, banners, canopies, awnings, overhead planters and other
storefront embellishments.
7.
Example of Accent Fountain in Courtyard
Example of On-Street Parking, Live / Work
Dwellings, and Streetscape
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8. Street trees with high canopies and large shade areas are encouraged.
9. A variety of containers with different trees and plants shall be provided throughout the promenade,
arcades, and storefront entries.
10. Traffic calming devices, such as “neckdowns” or
“chokers”, shall be required at street corners in the
Town Center. The “neckdowns” shall extend from the
pedestrian promenade past the parking lane to the
travel lane to slow vehicular traffic and provide the
pedestrian with a shorter distance when crossing the
street.
11. The pavement at the Town Center street chokers shall
be flush with street pavement to accommodate
wheelchairs and bicycles, but protected with concrete
or metal bollards.
12. The corner area for street chokers shall include
landscaped areas, distinctive pavement colors to
identify them as pedestrian areas. Pedestrian
crosswalks shall be of different paving material, texture,
or color from the street paving to identify the area as a pedestrian zone.
Example of Corner Area Transition
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4. SPECIFIC PLAN LAND USE PLAN
4.15.10Business Park
An employment-based business park will allow for office,
light industrial and light manufacturing uses.
1. Locate buildings around common plazas,
courtyards, walkways and open spaces.
2. Incorporation of extensive on-site landscaping that
emphasizes special features such as entryways.
3. Use of landscaping and open spaces to break up
the visual continuity of surface parking lots.
4. Common signage program for tenant and way
finding.
5. Common streetscape and lighting to promote pedestrian activity.
6. Readily observable site access, entrance drives and building entries and minimized conflict between
service vehicles, private automobiles and pedestrians.
7. Minimize the mass and bulk of building facades abutting streets.
8. Clear identification of entries through design and landscape elements.
9. Integration of signage with the building’s architectural style and character.
10. Parcelization should accommodate truck transport friendly design, providing for adequate street
frontage and access points to facilitate truck turning movements in a safe manner.
11. On-site circulation system should minimize conflicts between vehicle and pedestrian traffic.
12. Walkways must be provided from each building to the public sidewalk system.
13. Loading spaces shall be located so that commercial vehicles shall not back onto a public street.
Example of Employment-based Business Park
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4.16 PROJECT ADMINISTRATION
4.16.1 Specific Plan Implementation Measures
1. District Refinement Plan Requirements
The Travertine Point Specific Plan addresses a very large area, some 4,900 acres, and includes more than 75
individual Planning Areas. The buildout of the community is forecasted to be approximately 35 years. Four
Specific Plan Districts are identified to group planning areas into more manageable and comprehendible
geographic areas. Districts 1 through 4 are identified on Exhibit 4-0, Land Use Plan. Each District Map
identifies the Land Use designation for each planning area along with regulatory development standards.
The Specific Plan includes design guidelines to provide community wide architectural and landscape
concepts to establish direction for future development. The design guidelines also provide the character
concepts of the community that use effective building solutions that minimize impacts to the environment
and energy resources.
In order to provide current design details for each Specific Plan District, the Developer shall prepare a
District Refinement Plan (DRP) that will be required to be processed with a Specific Plan substantial
conformance application before any development application can be approved within any District. A DRP
may be processed concurrently with any planning development application or subdivision map.
The primary intention of the Travertine Point DRP process is to outline District land uses, provide design
details and correlate appropriate infrastructure requirements for District development. The DRP will
outline elements of the District as follows:
a. Introduction
b. District Land Uses and Product Descriptions
c. Circulation
d. Parks
e. Landscape Features and Trails
f. Reservoirs
g. Grading
h. Infrastructure improvements
Drainage and flood control
Water
Dry Utilities
i. District Theme and Design Goals
Architectural Styles
Street Landscaping and lighting
District Entries/Signage
District Landmarks
Walls and Fencing
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This section also sets forth several implementation measures that are applicable throughout the entirety of
the Travertine Point Specific Plan area. These measures are as follows:
1. The development of the property shall be in accordance with the requirements of applicable
Riverside County or Imperial County Ordinances, as the case may be, and state laws, unless modified
by this Specific Plan. Property development should conform substantially with this approved
Travertine Point Specific Plan, as filed in the offices of the Riverside County Planning Department
and Imperial County Planning Department, unless otherwise amended.
2. Prior to issuance of a building permit for construction of any use contemplated by this approval, the
applicant shall first obtain clearance from the Riverside County Planning Department or Imperial
County Planning Department, as the case may be, verifying that all pertinent conditions of Specific
Plan approval have been satisfied for the phase of development in question.
3. An environmental assessment shall be conducted for each development application review process
such as, subdivision map, plot plan, site plan, conditional use permit, change of zone, specific plan
amendment or any other discretionary permit required to implement this Specific Plan. At a
minimum, the environmental assessment shall utilize the evaluation of impacts addressed in the
Specific Plan's Environmental Impact Report.
4. Employment Generation - Non-residential square footage shall be built and occupied per
Development Phase in conjunction with residential development will be required in order to provide
a reasonable amount of new jobs that will be generated within the Specific Plan area. Delivery of
employment development square footage will start slower in earlier phases and will accelerate during
later phases. The estimated amount of job creating non-residential development may occur within
any phase and at any time as long as it meets the minimum residential development thresholds as
identified below:
a. Prior to the issuance of building permit for the 2,422 residential unit, 27,225 s.f. of non-
residential development is required to be built and occupied.
b. Prior to issuance of building permit for the 4,693 residential unit, 432,180 s.f. (459,405 s.f.
cumulative) of non-residential development is required to be built and occupied.
c. Prior to issuance of building permit for the 7,616 residential unit 1,206,525 s.f. (1,665,930 s.f.
cumulative) of non-residential development is required to be built and occupied.
d. Prior to issuance of building permit for the 11,703 residential unit, 891,040 s.f. (2,556,970 s.f.
cumulative) of non-residential development to be built and occupied.
e. Prior to the build out of 12,300 residential units, 847,830 s.f. (3,404,800 s.f. cumulative) of non-
residential development is required to be built and occupied.
5. Affordable Housing Program - Travertine Point’s affordable housing program will provide a
minimum of 15% of the total dwelling units as affordable housing, or a total of 1,845 affordable units
assuming the project is built out to the maximum of 12,300 units. The required amount of
affordable units is based on the residential units allocated to the Development Phase. It is not the
intent to require the required amount of affordable units to be necessarily located within the
corresponding Development Phase. This provides the flexibility to locate actual development of
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affordable residential units anywhere within the community and where it is most appropriate.
Affordable units may be provided within any phase and at any time as long as the affordable units or
in-lieu fees provided meets the minimum residential development thresholds being built within the
community.
6. Affordable Housing Units are required as follows:
a. Prior to the issuance of building permit for the 2,422 residential unit, 129 affordable housing
units or credits shall be available.
b. Prior to issuance of building permit for the 4,693 residential unit, 221 (350 cumulative)
affordable housing units or credits shall be available.
c. Prior to the issuance of building permit for the 7,616 residential unit, 572 (922 cumulative)
affordable housing units or credits shall be available.
d. Prior to the issuance of building permit for the 11,703 residential unit, 646 (1,568 cumulative)
affordable housing units or credits shall be available.
e. Prior to the issuance of building permit for the 12,300 residential unit, 277 (1,845 cumulative)
affordable housing units or credits shall be available.
7. Parks - A ratio of approximately five acres of park shall be provided per 1,000 residents. Utilizing
this ratio, the buildout of 12,300 residential dwelling units will necessitate the need for approximately
141.4 acres of neighborhood park facilities. Parkland dedication, park facility improvements and/or
payment of in-lieu park fees shall be phased with residential development and subject to tentative
tract map conditions of approvals in accordance with Riverside County Municipal Code, Title 16,
Subdivisions, Chapter 16.20, Dedications, and the Subdivision Map Act. At no time shall the
number of dwelling units approved within Final Tract Maps exceed the corresponding local park
credit that is dedicated / offered for dedication.
8. Parks acreages required are as follows:
a. Prior to the issuance of building permit for the 2,422 residential unit, 27.8 acres of park or
credits shall be available.
b. Prior to the issuance of building permit for the 4,693 residential unit, 26.1 acres (53.9
cumulative) of park or credits shall be available.
c. Prior to the issuance of building permit for the 7,616 residential unit, 33.6 acres (87.5
cumulative) of park or credits shall be available.
d. Prior to the issuance of building permit for the 11,703 residential unit, 47 acres (134.5
cumulative) of park credits shall be available.
e. Prior to the issuance of building permit for the 12,300 residential unit, 6.9 (141.4 cumulative)
affordable housing units or credits shall be available.
9. The Developer or builder shall provide a park with playground and field play area, prior to the
issuance of the 25th residential certificate of occupancy. This implementation measure may be waived
or modified without further amendment to this Specific Plan, if such facility is determined
appropriate at a later stage of development by the County.
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10. Regional Park Facility - Subsequent to closure of the Oasis Landfill, commence phased
improvements for a Regional park of regional scale.
11. Oasis Landfill Facility - Prior to issuance of building permit within Planning Areas 1-6, located within
Development Phase III, Developer to commence closure of landfill facility in collaboration with
Riverside County Waste Management Department.
12. School sites required in collaboration with the Coachella Valley Unified School District.
a. Elementary Schools:
i. Prior to tentative tract map approval of the 600 residential unit, coordinate with CVUSD for
the need to dedicate an Elementary school site based on the needs of residents.
ii. Prior to tentative tract map approval for the 2,050 residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
iii. Prior to tentative tract map approval for the 3,500 residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
iv. Prior to tentative tract map approval for the 4,950 residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
v. Prior to tentative tract map approval for the 6,400 residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
vi. Prior to tentative tract map approval for the 7,850, residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
vii. Prior to tentative tract map approval for the 9,300, residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
viii. Prior to tentative tract map approval for the 10,705 residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
ix. Prior to tentative tract map approval for the 12,200 residential unit, coordinate with CVUSD
for the need to dedicate an Elementary school site based on the needs of residents.
b. Middle School / High School:
i. Prior to tentative tract map approval for the 3,800 residential unit, dedicate sites for a Middle
School and High School as required by CVUSD, based on the needs of residents.
13. Library – Riverside County Library System
a. Phase A – Prior to issuance of building permit for the 4,300 dwelling unit, Developer to
construct an estimated 4,229 square foot Library facility in coordination with the Riverside
County Library System.
b. Phase B – Prior to issuance of building permit for the 8,700 dwelling unit, Developer to
construct an estimated 4,229 square foot Library facility in coordination with the Riverside
County Library System.
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14. Lots created pursuant to this Specific Plan, and any subsequent tentative maps, shall be in
conformance with the development standards of the zones applied to the property by the Specific
Plan Zoning Ordinance.
15. Development applications that may include separate property owner(s), separate Planning Areas,
and/or jurisdictional boundaries, but with the same land use designation, should be cohesively and
compatibly designed with respect to character and intensity of the adjacent property.
16. Development applications which incorporate common areas shall be accompanied by design plans
for the common areas, specifying location and extent of landscaping, irrigation systems, structures
and circulation (vehicular and pedestrian and/or bicycle).
17. Flood Control – Coachella Valley Water District
a. Prior to issuance of any building permits within Development Phase I and II, Developer shall
construct Channels 1 and 2 (or equivalent).
b. Prior to issuance of any building permit within Development Phase III Developer shall
construct Channel 3 (or equivalent).
c. Prior to issuance of any building permits within Development Phases IV and V, Developer shall
construct Channel 4 (or equivalent).
18. Potable Water – Coachella Valley Water District
a. Prior to issuance of first building permit, Developer to connect to CVWD 30" Main for potable
water.
b. Prior to issuance of the 2,422 building permit, Developer shall install water tank and reservoir
within Development Phase II for potable water storage.
c. Prior to issuance of the 11,704 building permit, Developer shall install water tank and reservoir
within Development Phase V for potable water storage.
19. Irrigation and Fire Suppression – Coachella Valley Water District
a. Prior to issuance of the first building permit, Developer shall install interim hydro-pneumatic
system in coordination with CVWD irrigation and fire suppression.
b. Prior to issuance of the 2,422 building permit, Developer shall install permanent irrigation and
reservoir system for irrigation and fire suppression.
20. Sewer – Coachella Valley Water District
a. Prior to the issuance of the first building permit, Developer shall install wastewater treatment
package plant to serve up to 2,500 residential units and 861,990 square feet of commercial space
development.
b. Prior to the issuance of the 2,501st building permit, Developer will facilitate the first phase of
CVWD permanent wastewater treatment plant to serve residential and commercial development.
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21. Power – Imperial Irrigation District
a. Prior to the issuance of the first building permit within Development Phase I, Developer to
facilitate with IID, TPPS and Electrical Sub-Station No. 1, in collaboration with, or as required
by Imperial Irrigation District.
b. Prior to the issuance of the first building permit within Development Phase II, Developer to
facilitate with IID, Electrical Sub-Station No. 2, in collaboration with, or as required by Imperial
Irrigation District.
c. Prior to the issuance of the first building permit within Development Phase III, Developer to
facilitate with IID, Electrical Sub-Station No. 3, in collaboration with, or as required by Imperial
Irrigation District.
d. Prior to the issuance of the first building permit within Development Phase IV, Developer to
facilitate with IID, Electrical Sub-Station No. 4, in collaboration with, or as required by Imperial
Irrigation District.
22. Natural Gas – Prior to issuance of first building permit, Developer will coordinate gas branch line
extension to serve project with the Southern California Gas Company.
23. Roadways, infrastructure, open space and any other public facilities may be coordinated by and paid
for through an assessment district, community facilities district, or community services district or
area to facilitate construction, maintenance, and management.
24. In order to provide residential design flexibility, and to accommodate more sustainable compact
development, a residential project may be under or exceed the target density range of the land use
designation. Final development densities permitted shall be determined through the appropriate
development application review up to the designated Travertine Point Specific Plan maximum
density (12,300 dwelling units) and the transfer of dwelling units are subject to the Section 4.16.6,
Adjustment and Transfer provisions. Final development densities permitted will be based upon, but
not limited to, the following:
a. Adequate availability of services;
b. Adequate access and circulation;
c. Sensitivity to land forms;
d. Innovation in housing types, design and conservation practices; and/or
e. Sensitivity to neighborhood design through appropriate lot and street layouts.
25. Areas designated as open space shall be deed restricted, so as to prohibit inappropriate development
activity in such open space.
26. Prior to the issuance of building permits, improvement plans for developed common open space
areas, including landscape plans, shall be submitted for Riverside County or Imperial County
Planning Department approval, as the case may be,.
27. Any common areas identified in the Specific Plan shall be owned, or controlled by easement, and
maintained by a permanent master maintenance organization which shall assume ownership and
maintenance responsibility for all common recreation, open space, circulation systems and
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-343
4. SPECIFIC PLAN LAND USE PLAN
landscaped areas (including those in the commercial area). The maintenance organization may be
public or private. The maintenance organization shall be established prior to or concurrently with
the recordation of the first land division or issuance of any building permits for any approved
development permit.
28. It is anticipated that maintenance associations, will be established. The master homeowners
association and the master commercial property owners association, or equivalent, shall be charged
with the unqualified right to assess their own individual members who own individual units for
reasonable maintenance and management costs which shall be established and continuously
maintained. The property owners association shall be responsible for private roads, parking, open
space areas, signing, landscaping, irrigation, common areas and other facilities, as necessary. This
section in no way limits the ability to form sub-associations as necessary and proper to realize the
overall fiscal goal of the project, and ensure reasonable responsibility for funding of improvements.
4.16.2 Subdivisions
All land subdivision maps of any type (e.g., tentative or final, vesting or non-vesting, tract or parcel) shall be
submitted, reviewed, and approved in accordance with the Riverside County Subdivision Ordinance, or
Imperial County Subdivision Ordinance, as the case may be, and the California Subdivision Map Act. This
Specific Plan shall supersede in the event of conflicts with the County Subdivision Ordinance, to the extent
otherwise consistent with the State Map Act. Concurrent with the submittal of each subdivision map, an
updated Land Use Plan Statistical Table (see Table 4-12) shall be submitted (see also Section 4.16.6,
Adjustment and Transfer Provisions).
4.16.3 Conditional Use Permit Process
The Conditional Use Permit procedure for the Specific Plan is set forth in Riverside County Land Use
Zoning Ordinance, Chapter 17.64 or Imperial County Zoning Ordinance, as the case may be. The purpose
of the procedure is to provide a mechanism to permit, on a case-by-case basis, uses which may be
appropriate in certain land use designations.
4.16.4 Variances
The purpose of the Variance Procedure is to permit modification of development standards as they apply to
particular uses when practical difficulties, unnecessary hardships, or results inconsistent with the general
purposes of the Specific Plan develop through strict literal interpretation and enforcement of such
provisions. A variance can modify only if the parcel cannot enjoy the same rights that a standard parcel
enjoys.
A Variance to the Specific Plan regulations, or Riverside County Land Use Zoning Ordinance, or Imperial
County Zoning Ordinance, as the case may be, may be granted to permit modification of:
1. Building line setbacks, yards, open area and transition areas;
2. Height, lot coverage, density and bulk regulations;
3. Off-street parking spaces, maneuvering areas and driveway width, and paving standards;
4. Landscaping requirements;
5. Wall, fencing and screening requirements;
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4. SPECIFIC PLAN LAND USE PLAN
6. Street and highway dedication and improvement standards;
7. Lot area and width requirements;
8. Operating conditions such as hours or days of operation, number of employees, and equipment
limitations;
9. Sign regulations other than outdoor advertising; and
10. Distance-separation requirements.
4.16.5 Amendment Procedures
Requirements and Procedures – This Specific Plan may be amended accompanying a development
application permit in the same manner and by the same process by which the plan was originally adopted, as
described in the Riverside County Zoning Ordinance or Imperial County Zoning Ordinance. The
respective County's standard environmental review procedures shall be followed.
1. Minor Modifications – Certain minor modifications and/or interpretations to provisions in the
Specific Plan may be made administratively by the respective County Planning Director, subject to
appeal to the respective County Planning Commission and subsequently, the respective County
Board of Supervisors. Such interpretations that are in substantial conformance with the intent of the
Specific Plan do not require additional public hearings and/or further environmental review, unless
the proposed action would result in a new or more severe impact than disclosed in the Specific Plan
EIR. These minor interpretations may include but are not limited to:
a. The addition of new information to the Specific Plan maps or text that does not change the
effect of any concepts or regulations.
b. Changes to the community infrastructure, such as drainage, streets, water, and sewer systems
which do not have the effect of increasing or decreasing development capacity in the Specific
Plan area, nor change the concepts of the Specific Plan.
c. Land use area acreage adjustments for acreages shown on Table 4-12, Land Use Plan Statistical
Table, by no more than ten percent of the affected area.
d. Other items determined to be appropriate by the respective County Planning Director.
4.16.6 Adjustment/Transfer Provisions
This section sets forth the regulations governing Planning Area boundary and acreage adjustments, transfers
of dwelling units and non-residential building square footage, and conversions from one land use
designation to another which are permitted by the Specific Plan.
The adjustment, transfer, and conversion regulations are intended to provide flexibility in the
implementation of the Travertine Point Specific Plan. This flexibility is needed for several reasons.
Refinements to the Planning Area boundaries and acreages may occur with future specific project design
and more detailed subdivision mapping and engineering. Precise Planning Area boundaries will be
established by the processing of a Change of Zone application.
Additionally, over the long term build out period of the Specific Plan area, there may likely be several
technological, economic, social, and / or environmental changes to which the Specific Plan should properly
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-345
4. SPECIFIC PLAN LAND USE PLAN
respond. This could result in the need for a somewhat larger or smaller commercial areas, or changes in the
amount and / or types of residential units within specific Planning Areas.
To facilitate the on-going documentation of boundary and acreage adjustments, dwelling unit and non-
residential building square footage transfers, and land use designation conversions, the Specific Plan
Monitoring Program provides the Land Use Plan (Exhibit 4-0) and the Land Use Plan Statistical Table
(Table 4-12). The Land Use Plan and Land Use Plan Statistical Table are the record-keeping devices of the
Travertine Point Specific Plan. This primary monitoring mechanism will ensure the builders, the respective
County and the Master Developer that the adjustments, transfers, and conversions made to the Planning
Areas do not exceed either the maximum units or the maximum non-residential building square footage for
individual Planning Areas, or the total planned dwelling units and total planned non-residential building
square footage designated in the Land Use Plan Statistical Table.
Any combination of the adjustments, transfers, or conversions may be implemented with respect to a given
Planning Area; however, a Land Use Plan and Land Use Plan Statistical Table shall be submitted to the
Riverside County Planning Department or Imperial County Planning Department, as the case may be, with
each subdivision map to be processed, and are required at such time as any of the adjustment, transfer, or
conversion provisions set forth in this section are implemented, even if no subdivision is processed.
1. Adjustments and Transfers
a. District Boundary, Planning Area Boundary & Acreage Adjustments
District boundaries have been utilized within this Specific Plan to facilitate the ongoing
documentation of Planning Area land use, boundaries, acreages, dwelling unit, and non-
residential building square footage. Specific Planning Area boundaries shall be established by a
Change of Zone. A subdivision map submittal incorporates this adjustment, typically in
conjunction with a Change of Zone application. Final Planning Area boundaries are established
by the Change of Zone. As part of this process the current Land Use Plan and Land Use Plan
Statistical Table acreages as spelled out in the Specific Plan may be adjusted without
necessitating a Specific Plan Amendment provided that each Planning Area affected by the
boundary adjustment must retain a minimum of eighty percent (80%) of the original total gross
acreage and cannot exceed 120% of the original gross acreage approved under the Specific Plan.
(For example, an original 100 gross acre Planning Area could be adjusted to a maximum of 120
gross acres or to a minimum of 80 gross acres; concurrent revision to a 50-acre Planning Area
could result in a revised maximum 60 acres or a minimum 40-acre Planning Area). Should an
adjustment revise a Planning Area boundary by more than 20%, then approval of a formal
Specific Plan Amendment will be necessary. Additionally, should a Planning Area boundary be
co-terminus with a zoning district boundary, and the Planning Area boundary is modified, a
revised legal description for the zoning district boundary shall be included in the Planning Area
boundary adjustment.
Updates to Exhibit 4-0, Land Use Plan, Table 4-12, Land Use Plan Statistical Table and legal
description for zoning boundary (in the event a Planning Area boundary is co-terminus with a
zoning district boundary) must be submitted to the Riverside County Planning Department or
Imperial County Planning Department, as the case may be, for each proposed subdivision map
and Change of Zone application as determined applicable by the County.
4-346 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
b. Transfer of Dwelling Units between Planning Areas
The transfer of dwelling units between Planning Areas is permitted, subject to the following
conditions:
i. The transfer of dwelling units between Planning Areas shall not result in an increase in the
total number of planned units permitted in the Travertine Point Specific Plan (12,300
dwelling units).
ii. In conjunction with any application for subdivision or other discretionary review, a Land
Use Plan (shown on Exhibit 4-0, Land Use Plan), and a Land Use Plan Statistical Table
(Table 4-12) shall be submitted by the applicant, having been approved by the Master
Developer, to the Riverside County Planning Department or Imperial County Planning
Department, as the case may be,. The revised Land Use Plan and Land Use Statistical Table
shall be submitted in a format whereby County staff need only file the information for
County record keeping purposes.
2. Land Use Conversions
a. Right to Farm Provisions
i. The Travertine Point Specific Plan encompasses approximately 4,918 acres of land in
Riverside and Imperial Counties. A significant portion of that land – more than 3,000 acres
– is currently in active agricultural production. The Specific Plan contemplates the eventual
conversion of the land from agricultural use to suburban/urban development over a period
of two or three decades. This conversion of land use will likely commence on an
incremental basis with the completion and approval of subsequent implementation plans for
the initial development phase of the community. This stage of the entitlement and
implementation process is anticipated to take two or three years after the approval of the
Specific Plan. The conversion of land from agricultural to urban use will happen gradually as
the project is developed in multiple phases over time.
ii. During this time period of the implementation and development of the Travertine Point
community in accordance with the Specific Plan, it is advisable and necessary to provide for
the continuance of existing agricultural uses, in conformance with the Riverside County
Right-to-Farm Ordinance No. 625.1. The Specific Plan recognizes existing agricultural
operations as legal, non-conforming land uses that shall be allowed to continue. A proposal
to improve, enhance, intensify and/or expand an existing agricultural operation1 shall be
subject only to the approval of the Travertine Point Property Owners Association, provided
that no existing residential use is located closer than three hundred (300) feet of said
operation or proposed expansion thereof. Should an existing agricultural user propose any
intensification or expansion of any current operation that is, or would be, located closer than
three hundred (300) feet of an existing residential use, said application for intensification or
expansion shall be subject to a Conditional Use Permit.
1 Excludes agricultural operations under Williamson Act contract or any other County Ordinance applicable to agricultural
activities.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-347
4. SPECIFIC PLAN LAND USE PLAN
b. Williamson Act Contract Lands
Lands that are subject to active agricultural preserve contracts under the Williamson Act will
be regulated by the County of Riverside Agriculture General Plan and Zoning standards until
the agricultural preserve contract has been removed by an official filing of notice of non-
renewal, or actual cancellation. Upon this filing, the underlying land use designations will be
in affect per the Travertine Point Specific Plan land use designations and regulations.
3. Agricultural Buffers
The right of land owners to continue their existing agricultural operations must not be impinged.
Conversely, the health and welfare of residents living in new neighborhoods must not be
compromised by the potential effects of nearby existing agricultural operations.
a. To ensure the compatibility of active agricultural land uses and proposed sensitive-receptor land
uses consistent with the underlying land use and zoning designations of the Specific Plan
Transitional Agricultural Buffers shall be required where necessary. Sensitive-receptor land uses
include residential, schools, hospitals and medical care facilities, active parks (including
playgrounds, tot lots, and sports fields/courts). Where a subsequent development application
consistent with the underlying land use and zoning designations of the Specific Plan includes any
sensitive-receptor land use a Transitional Agricultural Buffer of one hundred-fifty (150) feet
minimum horizontal setback shall be maintained from any parcel with an existing less intensive
active agricultural use. Less intensive agricultural uses include row crops, grapes, dates, citrus,
grains, grasses, grazing, equestrian, aquaculture, and the like. In most instances Transitional
Agricultural Buffers will be temporary in nature as the existing agricultural will eventually be
converted to urban development.
b. More intensive active agricultural uses, such as dairy farms, shall require a Transitional
Agricultural Buffer of five hundred (500) feet minimum horizontal setback.
c. All Transitional Agricultural Buffer setbacks shall be measured from the parcel line of the
offending use to the structure or active use area of the sensitive-receptor parcel, except as may
be modified below.
d. Where a Transitional Agricultural Buffer is required, the setback shall be wholly maintained on
the parcel for which the application containing the sensitive-receptor land use(s) is made; unless
the owner of the property containing the active agricultural operation agrees to accept some or
all of the required setback on his property through grant of an easement and agrees to remove
and/or desist from using that land for agricultural production in perpetuity.
4-348 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
e. Where a Transitional Agricultural Buffer has been previously established and the agricultural use
that necessitated said buffer is permanently removed from agricultural operation – through
contract, covenant, or jurisdictional approval for a permanent change to a non-agricultural use –
the Transitional Agricultural Buffer may be eliminated and the land within the setback area may
remain as open space or be developed for urban use consistent with the underlying land use and
zoning designations of the Specific Plan, including sensitive-receptor uses.
f. All Transitional Agricultural Buffers shall be landscaped.
g. Non-sensitive land uses consistent with the underlying land use and zoning designations of the
Specific Plan including commercial retail, commercial office, institutional (excepting hospitals
and medical care), commercial tourist, business park, drainage facilities, utilities, roads, trails and
passive open space shall not require Transitional Agricultural Buffers.
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-349
4. SPECIFIC PLAN LAND USE PLAN
Planning
Area County Tribal Land Land Use Gross
Acreage
Density
Range
Target
Dwelling Units
Target Floor
Area Ratio
Approximate
Sq. Footage
1-1 RC Medium Density Residential 80.0 2-5 240
1-2 RC Medium Density Residential 41.0 2-5 123
1-3 RC Medium Density Residential 90.0 2-5 270
1-4 RC Medium Density Residential 226.0 2-5 678
1-5 RC Medium Density Residential 100.0 2-5 279
1-6 RC Medium Density Residential 94.0 2-5 282
Subtotal 631.0 1,872
1-7 RC Medium High Density Residential 19.0 5-8 114
1-8 RC Medium High Density Residential 57.0 5-8 342
Subtotal 76.0 456
1-9 RC Commercial Retail (Local)10.0 0.25 108,900
1-10 RC Commercial Retail (Local)13.0 0.25 141,600
Subtotal 23.0 0 250,500
1-11 RC Mixed Use - 1 13.0 0.25 141,600
1-12 RC Mixed Use - 2 28.0 8-14 225 0.20-0.25 284,500
1-13 RC Mixed Use - 1 21.0 0.30-0.35 283,800
1-14 RC TM Mixed Use - 2 7.0 8-14 100 0.20 61,000
Subtotal 69.0 325 770,900
1-15 RC Commercial Retail (Regional)14.0 0.23 140,300
1-16 RC TM Commercial Retail (Regional)41.9 8-14 100 0.23 419,800
Subtotal 55.9 100 560,100
1-17 RC Public Facility 168.0
1-18 RC Open Space (Recreation) 11.0
1-19 RC Open Space (Recreation) 31.0
1-20 RC TM Open Space (Conservation)152.0
Subtotal 362.0
Open Space (Water) (Drainage)109.6
Roads 80.0
District 1 Subtotal 1,406.5 2,753 1,581,500
Planning
Area County Tribal Land Land Use Gross
Acreage
Density
Range
Target
Dwelling Units
Target Floor
Area Ratio
Approximate
Sq. Footage
2-1 RC TM Medium Density Residential 42.0 2-5 126
2-3 RC TM Medium Density Residential 35.0 2-5 105
2-4 IC TM Medium Density Residential 81.0 2-5 243
2-5 IC TM Medium Density Residential 51.0 2-5 123
2-6 IC Medium Density Residential-Golf 173.0 2-5 232
Subtotal 382.0 829
2-2 RC Medium High Density Residential 57.0 5-8 342
2-7 RC Medium High Density Residential 21.0 5-8 126
Subtotal 78.0 468
2-8 RC TM Mixed Use - 2 15.0 8-14 150 0.25 163,300
2-9 RC Mixed Use - 2 27.0 8-14 225 0.25 294,100
Subtotal 42.0 375 457,400
2-10 RC TM Commercial Tourist 17.0 0.15 111,100
2-11 RC Commercial Tourist 17.0 0.12-0.25 134,100
2-12 RC Commercial Tourist 11.0 0.12 57,500
2-13 RC TM Commercial Tourist 23.0 0.12 120,300
2-14 IC TM Commercial Tourist 21.0 0.15 137,200
2-15 IC Commercial Tourist 3.0 0.25 32,700
Subtotal 92.0 0 592,900
2-16 IC TM Open Space (Recreation)101.0
2-17 IC TM Open Space (Conservation)272.0
2-18 IC TM Open Space (Conservation)91.0
2-19 IC Open Space (Conservation)92.0
2-20 IC Open Space (Conservation)58.0
Subtotal 614.0 0
Open Space (Water) (Drainage)72.0
Roads 31.0
District 2 Subtotal 1,311.0 1,672 1,050,300
TABLE 4-12
Land Use Plan Statistical Table
Di
s
t
r
i
c
t
1
Di
s
t
r
i
c
t
2
4-350 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
Planning
Area County Tribal Land Land Use Gross
Acreage
Density
Range
Target
Dwelling Units
Target Floor
Area Ratio
Approximate
Sq. Footage
3-1 RC Medium Density Residential 32.0 2-5 96
3-2 RC Medium Density Residential 61.0 2-5 183
3-3 RC Medium Density Residential 36.0 2-5 108
3-4 RC Medium Density Residential 36.0 2-5 108
3-5 RC Medium Density Residential 98.0 2-5 294
3-6 RC Medium Density Residential 72.0 2-5 216
3-7 RC Medium Density Residential 68.0 2-5 204
3-8 RC Medium Density Residential 76.0 2-5 228
3-9 RC Medium Density Residential 73.0 2-5 219
3-10 RC Medium Density Residential 47.0 2-5 141
3-11 RC Medium Density Residential 64.0 2-5 192
3-12 RC Medium Density Residential 26.0 2-5 78
3-22 RC TM Medium Density Residential 11.0 2-5 33
Subtotal 700.0 2,100
3-13 RC High Density Residential 45.0 8-14 436
3-14 RC High Density Residential 30.0 8-14 315
3-23 RC TM High Density Residential 20.0 8-14 200
Subtotal 95.0 951
3-15 RC Very High Density Residential 30.0 14-20 480
Subtotal 30.0 480
3-16 RC Highest Density Residential 34.0 20+764
Subtotal 34.0 764
3-17 RC Commercial Retail (Local)10.0 0.25 108,900
Subtotal 10.0 0 108,900
3-18 RC TM Open Space (Recreation)39.0
3-19 RC Open Space (Recreation)30.0
3-20 RC TM Open Space (Recreation)147.0
3-21 RC Open Space (Recreation)6.0
Subtotal 222.0 0
Open Space (Water) (Drainage)41.0
Roads 67.0
Open Space (Water) (Salton Sea)50.0
District 3 Subtotal 1,249.0 4,295 108,900
Planning
Area County Tribal Land Land Use Gross
Acreage
Density
Range
Target
Dwelling Units
Target Floor
Area Ratio
Approximate
Sq. Footage
4-1 RC Medium Density Residential 50.0 2-5 132
4-2 RC Medium Density Residential 119.0 2-5 357
4-3 RC Medium Density Residential 92.0 2-5 276
4-4 RC Medium Density Residential 91.0 2-5 273
4-5 RC Medium Density Residential 74.0 2-5 222
4-6 RC Medium Density Residential 72.0 2-5 216
4-7 RC Medium Density Residential 30.0 2-5 90
Subtotal 528.0 1,566
4-8 RC Medium High Density Residential 32.0 5-8 192
Subtotal 32.0 192
4-9 RC Very High Density Residential 51.0 14-20 816
Subtotal 51.0 816
4-10 RC Highest Density Residential 45.0 20+1,006
Subtotal 45.0 1,006
4-11 RC Commercial Retail (Local)10.0 0.25 108,900
Subtotal 10.0 0 108,900
4-12 RC Business Park 35.8 0.34 530,200
Subtotal 35.8 0 530,200
4-13 RC Commercial Tourist 6.0 na 4,600
4-14 RC TM Commercial Tourist 26.0 na 20,400
Subtotal 32.0 0 25,000
4-15 RC Open Space (Recreation)25.0
4-16 RC TM Open Space (Recreation)16.0
Subtotal 41.0 0
Open Space (Water) (Drainage)61.7
Roads 55.0
Open Space (Water) (Salton Sea)60.0
District 4 Subtotal 951.5 3,580 664,100
Grand Total 4,918.0 12,300 3,404,800
Di
s
t
r
i
c
t
3
Di
s
t
r
i
c
t
4
TABLE 4-12
Land Use Plan Statistical Table (Continued)
4_lu_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 4-351
4. SPECIFIC PLAN LAND USE PLAN
This is the Vision of Travertine Point. A new community, a “New Town” in fact, that while
grounded in tradition and respect for the past, holds a bright and shining promise for the future.
4-352 Travertine Point Specific Plan No. 375 4_lu_4th_admin_draft_submittal.doc
4. SPECIFIC PLAN LAND USE PLAN
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5_GP_4th_admin_draft_submittal.doc Travertine Point Specific Plan No. 375 5-1
Travertine Point
5 GENERAL PLAN CONSISTENCY ANALYSIS
(Placeholder)
5.1 GENERAL PLAN
5.1.1 Land Use Element
5.1.2 Circulation Element
5.1.3 Multi-purpose Open Space Element
5.1.4 Housing Element
5.1.5 Noise Element
5.1.6 Safety Element
5.1.7 Air Quality Element
5.2 AREA PLAN
5.2.1 Third Supervisorial District Design Standards
5.2.2 Public Facilities and Services
5.2.3 Vehicular Circulation System
5.2.4 Circulation Improvements
5.2.5 Flooding and Dam Inundation
5. EIR AND GENERAL PLAN ANALYSIS (PLACE HOLDER)
5-2 Specific Plan 375 5_GP_4th_admin_draft_submittal.doc
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4845 Pearl East Circle, Ste 101 “How do you Define Green?” Office: 303-579-4198
Boulder, CO 80301 Fax: 303-417-6385
www.symbiotic-engineering.com info@symbiotic-engineering.com
ATTACHMENT A
Quantitative Assessment of Operational Greenhouse Gas Emission
Reductions Resulting from Travertine Point’s Sustainability Initiatives
Prepared by
Michael Whitaker, Ph.D.
Symbiotic Engineering, LLC
October 21, 2009
4845 Pearl East Circle, Ste 101 “How do you Define Green?” Office: 303-579-4198
Boulder, CO 80301 Fax: 303-417-6385
www.symbiotic-engineering.com info@symbiotic-engineering.com
Executive Summary
Travertine Point (Travertine) has developed numerous sustainability initiatives as part of an
effort to minimize the community’s operational1 greenhouse gas (GHG) emissions. A baseline
community GHG inventory, based on Travertine’s design, would be estimated to have
operational GHG emissions of approximately 294,4002 metric tonnes of carbon dioxide
equivalents (mtCO2e) per year including emissions from mobile sources, natural gas combustion,
electricity use, and water supply. Natural gas and electricity consumption in residential and
commercial buildings, mobile source emissions from community transportation, and emissions
related to the energy consumption for water supply comprise 99% of the community’s
operational GHG emissions and are the focus of this analysis. The following analysis seeks to
quantify the anticipated GHG emissions related to Travertine’s proposed sustainability initiatives
that go beyond the calculations for a baseline community. Table 1 summarizes the potential
GHG emissions reductions by category. The calculations and assumptions used to develop the
values in Table 1 are detailed in the main sections of the report.
Table 1. Summary of Travertine Point GHG Reductions Compared with Baseline
Category
Baseline GHG
Emissions
(mtCO2e/yr)
Travertine Sustainability
Initiatives GHG Reductions
(mtCO2e/yr)
Percent Reduction
from Category
Baseline
Building Energy Use 76,300 51,700 68%
Community Design 3,200
Exceeding Title 24 2008
(30% res., 15% com.) 31,500
Renewable EnergyA 16,500
Heat Island Mitigation 500
Transportation Emissions 206,300 30,200 14%
Project Design Features 21,000
Neighborhood Electric
Vehicles 6,200
Roundabouts 3,000
Water Emissions 11,800 5,900 50%
Residential Savings 500
Dual Piping 5,400
Total Project Operational
GHG Emissions 294,400 87,800 30%
A Renewable energy reductions based on exceeding Title 24 2008 by 30% for residential and 15% for commercial.
1 This analysis focuses on the operational life cycle stage of the project, not on construction, embodied energy, or
end of life.
2 This value is slightly lower than the environmental impact report due to a different average residential electricity
consumption assumption (5,914 kWh/yr vs 7,000 kWh/yr) used to maintain consistency throughout the calculations.
4845 Pearl East Circle, Ste 101 “How do you Define Green?” Office: 303-579-4198
Boulder, CO 80301 Fax: 303-417-6385
www.symbiotic-engineering.com info@symbiotic-engineering.com
Residential and Commercial Building Energy Use
GHG emission reductions associated with residential and commercial building energy use can be
achieved through community design, exceeding Title 24 building standards, meeting Travertine
energy needs with renewable energy, and mitigating the community’s heat island effect. The
potential reductions are summarized in Table 2 and are discussed in further detail in the
following sections.
Table 2. Summary of Residential and Commercial Building Energy Use GHG Reductions
Sustainability Initiative Description GHG Reductions
(mtCO2e/yr)
Community Design – Multi‐
family/Mixed‐Use Housing
Average residential and commercial
energy use can be reduced through
higher density residential and mixed
use community design
3,200
Exceed Title 24 2008
2008 Title 24 standards are exceeded
by 30% for residential and by 15% for
commercial
31,500
Renewable Energy SupplyA
80% of commercial buildings meet 40%
of their energy needs with renewable
energy; 80% of residential buildings
meet 60% of their energy needs with
renewable energy
16,500
Heat Island Effect Mitigation
Cool pavements, cool roofs, and urban
trees are used to reduce air
conditioning/cooling loads by reducing
the heat island effect
500
A Renewable energy GHG reductions are dependent on the building energy efficiency standards in place based on
the way the sustainability initiatives are written. This calculation assumes building energy exceeds Title 24 2008
standards by 30% in the residential sector and by 15% in the commercial sector.
Community Design
Electricity and natural gas consumption in residential and commercial buildings account for
approximately 26% of Travertine’s anticipated GHG emissions3. The Travertine community,
with its design incorporating medium to high density residential areas and specific commercial
sector functions, can be compared with a community that would meet average California
residential and commercial electricity (5,914 kWh/yr residential, 15.58 kWh/sf/yr commercial)
and natural gas use as estimated in the California Energy Efficiency Strategic Plan4 and in the
3 See Appendix A for details on community energy consumption calculations.
4 California Public Utilities Commission, “California Long Term Energy Efficiency Strategic Plan: Achieving
Maximum Energy Savings in California for 2009 and Beyond,” September, 2008, Available Online:
http://www.californienergyefficiency.com Last Accessed: July 2, 2009.
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California Climate Action Registry5 reporting protocol. It is estimated that Travertine’s
residential electricity use will be approximately 67.7 million kWh per year compared with 72.7
million kWh per year for a baseline community and commercial electricity use will be reduced
from 53.0 million kWh per year to 48.5 million kWh/yr. Using a greenhouse gas emission factor
of 0.33 kg CO2e/kWh4, it is anticipated that Travertine will save approximately 3,200 mtCO2e/yr
(8%) based on the design of the residential and commercial sectors compared with a baseline
community.
Exceeding Title 24
The baseline community design calculations are based on average consumption factors that
assume meeting the 2005 Title 24 building energy efficiency standards. Travertine’s energy use
based on community design can be further reduced by setting mandatory energy efficiency
standards for the residential and commercial buildings that surpass Title 24 standards. A
baseline community of Travertine’s size in the same climate zone would be expected to emit
approximately 76,300 mtCO2e/yr from the consumption of natural gas and electricity. The
community design discussed in the previous section reduces projected emissions to 73,100
mtCO2e/yr. Travertine is proposing to set standards of exceeding 2008 Title 24 standards by
30% in the residential sector and by 15% in the commercial sector. It is estimated that the 2008
Title 24 standards exceed the 2005 Title 24 baseline by 15-20%6. Reductions in electricity and
natural gas consumption from meeting the above stated goals of exceeding 2008 Title 24
standards by 30% in residential and 15% in commercial are expected to lead to GHG reductions
of approximately 31,500 mtCO2e/yr.
Meeting Travertine Energy Needs with Renewable Energy
Travertine’s operational GHG emissions can be further reduced compared with the emissions of
a baseline community if a portion of the community’s electricity and natural gas requirements
are met with renewable energy. Travertine’s sustainability strategies propose that 80% of the
residential buildings will meet 60% of their energy needs with renewable energy. Additionally,
80% of the commercial buildings will meet 40% of their energy needs with renewable energy.
The types of renewable energy to be used and the percentage that will offset electricity vs.
natural gas requirements have not been specified. However, if it is assumed that renewable
energy offsets are equally applied to natural gas and electricity and that the Travertine
community exceeds 2008 Title 24 standards by 30% in the residential sector and 15% in the
commercial sector, then 9,500 mtCO2e/yr could be offset in the residential buildings and 7,000
mtCO2e/yr could be offset in commercial buildings.
5 California Climate Action Registry, “General Reporting Protocol,” Version 3.1, January, 2009.
6 http://www.greenbuildingadvisor.com/blogs/dept/green-building-news/california-s-title-24-marches-toward-
greener-standards Calculations conservatively assume that 2008 Title 24 exceeds 2005 Title 24 by 20%.
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Greenhouse Gas Equivalent to Exceeding 2008 Title 24
To achieve the stated GHG reductions associated with exceeding 2008 Title 24 by 30% in the
residential sector and by 15% in the commercial sector, Travertine must reduce GHG emissions
by 19,900 mtCO2e/yr in the residential sector and 11,700 mtCO2e/yr in the commercial sector.
Heat Island Effect Mitigation
According to the Environmental Protection Agency7, as rural areas are converted to more
developed communities with buildings, roads, and other infrastructure in place, a heat island
effect is realized that raises air temperatures significantly. Annual mean air temperatures may
rise by as much as 1-3 degrees Celsius compared with surrounding areas, and nighttime
temperatures may be as much as 12 degrees Celsius higher. The effects of heat islands are
particularly important during the summer months when higher temperatures lead to increased
energy consumption and elevated emissions of air pollutants and greenhouse gases among other
impacts. Research by Lawrence Berkeley National Laboratory8 suggests that about 20% of the
national cooling demand can be avoided through systematic implementation of heat island
mitigation measures.
Travertine proposes numerous measures that are in line with best practices in heat island effect
mitigation. The plan includes utilizing cool roofs, cool pavements, and strategically placed
shade trees to minimize the heat island effect of the community. Conservatively, if it is assumed
that Travertine is successful in achieving a 50% reduction in heat island effect, the community
may realize a 10% reduction in cooling demand compared with a baseline community.
According to the California Energy Efficiency Strategic Plan, approximately 10% of residential
electricity use and 15% of commercial electricity use are due to air conditioning/cooling demand.
Compared with a baseline community of 12,300 dwelling units using an average of 5,914
kWh/household per year, Travertine’s heat island mitigation initiatives may lead to annual
savings of over 725,000 kWh and GHG emission reductions of approximately 240 mtCO2e/yr.
Similarly, heat island mitigation could lead to commercial cooling electricity savings of over
875,000 kWh/yr and GHG emission reductions of approximately 290 mtCO2e/yr.
Transportation Initiatives
Transportation emissions from mobile sources account for approximately 2/3rd of Travertine’s
estimated operational emissions. As a result, Travertine has instituted several measures in an
attempt to minimize personal vehicle travel in the community. Transportation measures include
using mixed-use/higher density development projects, incorporating public transport in project
7 http://www.epa.gov/hiri/about/index.htm
8 Akbari, Hashem, “Energy Saving Potentials and Air Quality Benefits of Urban Heat Island Mitigation,” Lawrence
Berkeley National Laboratory – Heat Island Group Available Online:
http://www.osti.gov/bridge/servlets/purl/860475-UlHWIq/860475.pdf, Last Accessed: July 7, 2009.
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design, promoting pedestrian and bicycle travel, and creating a good jobs/housing balance.
Table 3 summarizes the potential impacts of Travertine’s transportation sustainability initiatives.
Moreover, the transportation system also includes plans for the widespread use of neighborhood
electric vehicles (NEVs) and for the use of roundabouts to facilitate the more efficient movement
of traffic and to reduce associated emissions.
Table 3. Summary of Transportation (Mobile) GHG Reductions
Sustainability Initiative Description GHG Reductions
(mtCO2e/yr)
Community Design – Mode
Shifting
Intelligent community design to shift
trips from private automobiles to
transit, walking, bicycles, and NEVs and
to reduce overall number and distance
of trips
21,000
Neighborhood Electric
Vehicles (NEVs)
Mode shift for community trips to NEVs
powered by 100% renewable energy 6,200
Roundabouts
Replace signalized and stop sign
intersections with roundabouts (8) to
improve traffic flow, minimize idling
time, and reduce
accelerations/decelerations
3,000
According to the Traffic Impact Analysis revisions from March 2009, the concept plan for a
baseline Travertine community without the project’s sustainability features would yield 129,439
trips per day or approximately 906,000 vehicle miles traveled (VMT) per day9. The project
sustainability features are projected to decrease trips per day to 116,637 and VMT to about
816,000 per day. The reductions in VMT primarily result from mode shift whereby the
percentage of person trips taken in personal vehicles is reduced from 92% to 82% as residents
increasingly use NEVs, transit, bikes, and walking to meet their needs. The 10% reduction in
average daily trips and GHG emissions would yield savings of nearly 21,000 mtCO2e/yr.
Neighborhood Electric Vehicles
The NEVs are incorporated in Travertine to facilitate the movement of community members on
trips typically less than ten miles in length that occur within the development. The use of highly
efficient electric vehicles reduces the energy required to complete these trips and minimizes the
fuel waste and cold start emissions that occur when traditional vehicles are used for short trips.
9 Assuming approximately seven vehicle miles per trip based on the results of URBEMIS modeling presented in the
Environmental Impact Report.
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According to a National Energy Technology Laboratory report10, an average California
automobile emits 0.373 kg CO2e/mile. If the electricity for the replacement NEV comes from
coal fired electricity, GHG savings are minimal. If the electricity comes from combined cycle
natural gas plants, GHG savings can reach 50%. However, 100% reductions in GHG emissions
can only be achieved if the NEVs are powered with renewable energy. If 5% of the trips
projected under the revised concept plan are taken in renewable powered NEVs, 6,200
mtCO2e/yr could be offset. The required renewable electricity to meet this demand would be 3.3
million kWh/yr11, about 14% of the renewable energy required to meet the residential and
commercial building renewable energy commitments under the baseline Title 24 scenario.
Based on the excellent solar resource of the NEV site, approximately 2,100 kW DC of installed
photovoltaic panels would be required to meet the community’s NEV demand12.
Roundabouts
Travertine anticipates utilizing roundabouts for eight of its intersections in an effort to improve
traffic flow and to minimize idling. Urban Crossroads’ analysis of seven study area roundabouts
suggests that drivers will save an average of 43,000 gallons of fuel per year per roundabout
based on reductions in stop time, idling, and required accelerations/decelerations. Multiple
studies back up the assertion that roundabouts result in significant greenhouse gas emission and
fuel savings compared with traditional signalized or stop sign-based intersections with actual
emission reductions dependent on the anticipated traffic flow patterns through the
intersections13,14. Based on average emission factors for the consumption of gasoline in
automobiles15 and assuming conservatively that the 43,000 gallons of saved fuel is gasoline, the
Travertine Point development will save approximately 3,000 mtCO2e/yr compared with a
baseline community based on the presence of roundabouts as opposed to traditional intersections.
Water Initiatives
In addition to instituting sustainability initiatives to reduce building energy use and
transportation, Travertine is also targeting significant reductions in water consumption.
10 Science Applications International Corporation Climate Change Services, “Battery-powered Electric and Hybrid
Electric Vehicle Projects to Reduce Greenhouse Gas Emissions: A Resource Guide for Project Developers,”
Prepared for the National Energy Technology Laboratory, July 2002, Available Online:
http://www.netl.doe.gov/products/ccps/pubs/resguide.pdf Last Accessed July 6,2009.
11 Based on NEV vehicle efficiency of 0.2 kWh/mile.
12 Calculated using the National Renewable Energy Laboratory’s PVWatts v.2 Program
http://rredc.nrel.gov/solar/codes_algs/PVWATTS/version2/ 13 Redington, Tony, “Modern Roundabouts, Global Warming, and Emissions Reductions: Status of Research, and
Opportunities for North America,” Vermont Department of Public Service. Available Online:
http://www.nh.gov/oep/resourcelibrary/referencelibrary/r/roundabouts/documents/vermontctrfpaper.pdf Last
Accessed July 6, 2009.
14 Hesch, Maxine, “Quantitatively Determining the Emissions Reductions Benefits of the Replacement of
aSignalized Intersection by a Roundabout,” Available Online:
https://www.nysdot.gov/main/roundabouts/files/Emissions_Reduction.pdf Last Accessed July 6, 2009.
15 California Climate Action Registry, “General Reporting Protocol,” Version 3.1, January, 2009.
4845 Pearl East Circle, Ste 101 “How do you Define Green?” Office: 303-579-4198
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Reductions in water consumption can be translated to reductions in GHG emissions based on the
energy required to treat and transport utilized water16. Examples of water saving measures
proposed by Travertine include the use of water-efficient irrigation systems, water efficient
building design, and dual plumbing to facilitate gray-water use for landscape irrigation. Table 4
summarizes the potential GHG savings from water reduction initiatives
Table 3. Summary of Water Supply GHG Reductions
Sustainability Initiative Description GHG Reductions
(mtCO2e/yr)
Residential indoor water
consumption standards
Require residential buildings to meet
more stringent water consumption
standards to achieve a 15%‐20%
reduction in residential potable water
consumption. Baseline community
residential indoor water use = 69.3
gallons/per capita/day; Travertine
standards = 57 gallons/per capita/day
500
Dual Pipe System
Separate potable and non‐potable
water supplies, allow for use of
recycled water and agricultural quality
water for outdoor uses throughout the
community
5,400
Travertine anticipates saving water-related GHG emissions compared with a baseline community
in two primary ways. The first is that the community plans to implement a suite of water saving
measures to achieve at least a 15%-20% reduction in residential indoor water consumption as
discussed in the water section of the Environmental Impact Report. By reducing residential
indoor water consumption by 15%-20%, Travertine can save almost 150 million gallons (MG) of
potable water per year yielding GHG reductions of more than 500 mtCO2e/yr. In addition to the
GHG savings from reduced residential indoor water consumption, Travertine anticipates
realizing far greater GHG emission reductions as a result of implementing the community-wide
dual piping system. The dual piping will allow Travertine to meet all of its residential and non-
residential outdoor water needs using non-potable water sourced from the Colorado River similar
to how the agricultural watering needs of the current area are met. According to the California
Energy Commission report17, electricity consumption for water supply, conveyance, and
16 California Energy Commission, Public Interest Energy Research Program, “Refining Estimates of Water-related
Energy Use in California,” Prepared for the California Energy Commission’s Public Interest Energy Research
Program, December 2006. Available Online: http://www.energy.ca.gov/2006publications/CEC-500-2006-
118/CEC-500-2006-118.PDF Last Accessed: July 7, 2009.
17 California Energy Commission, Public Interest Energy Research Program, “Refining Estimates of Water-related
Energy Use in California,” Prepared for the California Energy Commission’s Public Interest Energy Research
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treatment in Southern California averages 11,110 kWh/MG for both indoor and outdoor water
use. However, by maintaining a dual piping system to keep potable and non-potable water
separate and by sourcing the water from the Colorado River or recycling water from local
wastewater treatment plants, the electricity required for water supply, conveyance, and treatment
is significantly reduced to only 1,150 kWh/MG17, similar to the energy requirements for
agricultural uses. With 1,641.55 MG of water projected to be consumed each year for outdoor,
non-potable uses, Travertine projects to save about 5,400 mtCO2e/yr compared with a baseline
community due to the presence of the dual pipe system.
Conclusion
If Travertine successfully implements its proposed sustainability initiatives, including exceeding
2008 Title 24 building energy efficiency standards by at least 30% in the residential and 15% in
the commercial sector, the community can realize operational GHG emission reductions of
approximately 30% compared with a baseline community that does not implement the same
sustainability initiatives.
• GHG emissions from residential and commercial energy use can be reduced by 68%
compared with a baseline community through community design, energy efficiency
standards, renewable energy supply, and heat island effect mitigation.
• GHG emissions from mobile sources can be reduced by 14% through community design,
NEV use, and roundabouts.
• GHG emissions from water supply can be reduced by 50% through the use of enhanced
residential indoor water use standards and the implementation of the dual pipe system.
Program, December 2006. Available Online: http://www.energy.ca.gov/2006publications/CEC-500-2006-
118/CEC-500-2006-118.PDF Last Accessed: July 7, 2009.
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Appendix A
Assumptions for Baseline Community and Travertine Building Energy Calculations based
on 2005 Title 24 Building Energy Efficiency Requirements
For the baseline community,
12,300 DU * 5,914 kWh/DU/sf18 = 72,742,200 kWh – residential
3,404,800 sf * 15.58 kWh/sf19 = 53,046,784 kWh – commercial
Total baseline residential and commercial = 125,788,984 kWh
For Travertine,
Residential20
7,483 single family homes * 6,760 kWh/yr = 50,585,080 kWh
951 town homes * 4,218 kWh/yr = 4,011,318 kWh
3,866 multi-family * 3,397 kWh/yr = 13,132,802
Total residential = 67,729,200 kWh
Commercial21
530,200 sf business park light commercial at 15.4 kWh/sf = 8,165,080 kWh
560,100 sf commercial retail (regional) at 14.06 kWh/sf = 7,875,006 kWh
468,300 sf commercial retail (local) at 14.06 kWh/sf = 6,584,298 kWh
617,900 sf commercial tourist at 12.13 kWh/sf = 7,495,127 kWh
1,228,300 sf mixed use at 15.0 kWh/sf = 18,367,179 kWh
Total commercial = 48,486,690 kWh/sf
Total Travertine residential and commercial = 116,215,890 kWh
CO2e factor = 0.33 kg CO2e/kWh
GHG savings for Travertine based on community design = 3,200 mtCO2e
Natural gas consumption is conservatively assumed to be unchanged between the baseline
estimate and Travertine community as designed at 618,200 MMBtu/yr for residential and
commercial leading to GHG emissions of 34,800 mtCO2e/yr
18 California Public Utilities Commission, “California Long Term Energy Efficiency Strategic Plan: Achieving
Maximum Energy Savings in California for 2009 and Beyond,” September, 2008, Available Online:
http://www.californienergyefficiency.com Last Accessed: July 2, 2009.
19 Travertine Point Environmental Impact Report Appendix 6-3d Table GHG-6.
20 California Energy Commission, California Statewide Residential Appliance Saturation Study Volume 2, Study
Results Final Report, KEMA-XENERGY, Itron, RoperASW, June 2004 300-00-004
http://www.energy.ca.gov/reports/400-04-009/2004-08-17_400-04-009VOL2B.PDF
21 California Energy Commission, California Commercial End-Use Survey, Itron, Inc. March 2006 CEC-400-2006-
005