Draft Twin Oaks Community Plan

                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                                         

 County of San Diego General Plan Update

UPDATED COMMUNITY PLAN

TEMPLATE &

REFERENCE MATERIALS

Draft with original 1995 Community Plan in new format, approved at September 20, 2011 TOV Sponsor Group meeting

 

Draft with suggested GP2020 subcommittee comments approved at October 19, 2011 TOV Sponsor Group meeting 

Instructions:

How to Use the

Community Plan Template

 

The County of San Diego Community Plan Template provides a useful tool to facilitate Community Planning and Sponsor Groups in preparing updated Community Plans that are consistent in organization, format, and content with the proposed updated County of San Diego General Plan.  It is divided into two sections:

  • Section A provides a template as a Microsoft Word file in which Community Planning and Sponsor Groups can directly enter text, photos, and graphics in the respective sections that correspond with the organization and sequence of topics presented in the updated County General Plan. The text and graphics in this section will be formatted as your Community Plan. Should the topics listed in the template not pertain to the Community Plan area or the Community has elected to defer or not prepare text or goals and policies, they may be left blank.  Where photographs or other graphic materials are not suitable or formatted to allow incorporation into the Word File, these may be submitted as hard-copy or other formats, with references to their respective section of the Community Plan.
  • Section B provides guidance regarding how to structure the input for each section of the Community Plan and how to write background text, a vision statement, and goals, policies, and implementation programs. Specifically, it includes:

B1        Guidelines for writing background data and issues section

B2        Guidelines for writing the Vision Statement, with examples to be distributed at the Community Plan training workshop

B3        Guidelines for writing goals, policies, and implementation programs

B4        Guidelines for writing land use goals, policies, and programs

B5        Guidelines for writing circulation and mobility goals, policies, and programs

B6        Guidelines for writing conservation and open space goals, policies, and programs

B7        Guidelines for writing community safety goals, policies, and programs

B8        Guidelines for writing noise goals, policies, and programs

B9        Guidelines for writing specific plan and special study area goals, policies, and programs

 


SECTION A: TEMPLATE

 

Title Page

 

 

County of San Diego General Plan Update

TWIN OAKS VALLEY COMMUNITY PLAN

Updated:____________

 

 

Introduction to the Community Plan

 

Introduction to the Community Plan

Purpose of the Community Plan

Community and subregional plans, adopted as an integral parts of the County of San Diego’s General Plan, are policy plans specifically created to address the issues, characteristics, and visions of communities within the County.  These distinct communities each have a distinct physical setting with a unique history, culture, character, life style, and identity. Community and subregional plans, thus provide a framework for addressing the critical issues and concerns that are unique to a community and are not reflected in the broader policies of the General Plan. As part of the General Plan this Community Plan is consistent with all other parts of the County’s General Plan.

 Used in conjunction with the General Plan, a community or subregional plan (Plan) is a key tool for the public, Community Planning/Sponsor Groups, County staff, and decision makers to identify the existing conditions and development that positively contribute to its character and should be conserved, as well as the location, scale, and design of desired new land uses, and community facilities. The Plan’s policies require that development be comparable to, or transition with, existing development to ensure that new development “fits” with the community and enhances the community’s vision.

 

 Scope of the Community Plan

This [Community or Subregional] Plan covers the planning area of [Insert], which is illustrated in Figure 1 (Will be created by the county). This planning area includes approximately [X] acres and contains the communities of [insert].

Need to get the image from County

  Content and Organization of the Community Plan

The following is the content and organization of the Plan and a brief description of each of these sections of the Plan.

Vision Statement.  A vision statement that expresses community values about its distinguishing character, quality of life, mix of uses, development form and scale, public realm and places, mobility, economy, environment, safety, and relationships to adjoining communities, open spaces, and the region.

Community Profile/Community Character.  A description of the Community’s existing character, uses, environment, conditions, factors influencing future changes, and key planning issues.

Elements.  Due to the breadth and detail of the Countywide elements, communities may find it unnecessary to identify unique goals and policies for all of the following subjects. Therefore, not all communities may use all of the following elements:

  • Land Use. Application of countywide land use designations and goals and policies to reflect the distinguishing characteristics and objectives for the Community.  These may address such objectives as a specific mix of uses; priority development locations and projects; needed community facilities; development form and scale; architectural, landscape, and public realm design characteristics; land use compatibility; and similar topics.
  • Delineates the roadways, transit corridors, bicycle paths, equestrian paths, and pedestrian trails that supplement and complete the road networks defined by the countywide Circulation Element. Policies may also address unique Community issues such as neighborhood traffic intrusion, commercial district parking, local public transit, and infrastructure improvements.
  • Conservation and Open Space. Application of countywide Conservation and Open Space Element policies to address issues associated with designated plant and animal habitats, agriculture, water bodies, open space, and other specific resources within the Community Plan area.  This may encompass actions to protect resources that may uniquely apply to specific sites or resources.
  • Application of countywide Safety Element policies to address specific safety issues in the Community Plan area.  This may encompass actions to protect residents and development from defined risks.
  • Application of countywide Noise Element policies to address specific source issues and impacts in the Community Plan area.  This may consider differentiation of land use compatibility standards to reflect community character and location—for example, villages located in rural setting and hillsides in contrast to those located adjoining urban and suburban development.

 Public Involvement in Preparing the Community Plan

[Note: to be prepared by each Community group] Describe the public input process for the updated Community Plan, including general meetings and workshops.

This Community Plan was developed using the Twin Oaks Valley Community Plan developed by the Twin Oaks Valley Community Sponsor Group approved on February 15, 1995. David Walker, chairman, George Saunders, Steve Tullius, Rich Beadle and Amy Blalock members.

How to Use the Community Plan

To use this Plan, the General Plan elements should first be reviewed for applicable goals and policies and the General Plan Land Use Maps (General Plan Appendix LU-1) should be referred to when applicable to determine the type, location, and density of land use allowed. This plan supplements these Countywide policies and diagrams and further directs the land uses and development desired to achieve the community’s vision.

Implementing, Monitoring, and Amending the Community Plan

It shall be the responsibility of the County to implement the Plan, to monitor progress towards its implementation, and to amend the Plan when necessary.  Each Plan includes the community’s key issues as well as the goals and policies to address the issues identified. For each policy or set of policies, there is one or more implementation action identified to carry it out. The implementation program also identifies the County department or agency responsible for its implementation, where appropriate.  Many of the policies will be implemented by County ordinances and other discretionary actions such as zoning, design guidelines, and development standards in the County Zoning Code.

 

Implementation of the Plan should be monitored on a periodic basis by the County and the Community Planning/Sponsor Group for progress towards its implementation.  For compliance with State law, the Plan shall be reviewed no less than once annually so that its implementation status may be included in the County’s Annual General Plan Report to the State. The annual review provides the opportunity for the Plan to be updated and amended, as appropriate, to reflect changes in the community vision, conditions or attitudes.

 

Community Background

 

  1. History

Describe the historical development of the Community, including key uses, industries, natural resources, or other factors that influenced its development, such as tourism in Julian.

 

The Twin Oaks Valley Community lies within the North County Metro Region of San Diego County. The community is centered within the foothills of the Merriam Mountains and San Marcos Mountains. The area is rugged and diverse, ranging from densely vegetated to semi-arid hilly terrain. Much of the land within the community is heavily impacted by cultivation of avocado, citrus, floriculture and other growing operations. There are many family owned and operated agricultural facilities including horse training & breeding, tree farming and nurseries.

 

Twin Oaks History

Insert Hanks work on history

 Relationship to Adjoining Communities

Identify and describe land use, circulation, and other relationships with adjoining Community Plan areas (Depict adjoining communities on a map).

Located within the community are an owner-occupied mobile home park which has been in operation for over 50 years and a world renowned health resort spa, the Golden Door. The Twin Oaks Valley Community is bounded by the City of Vista to the West, The Bonsall Community to the North, Interstate Highway I-15 to the east, and the cities of San Marcos and Escondido to the South. Existing development has a distinct and predominately rural character typified by extensive agricultural activities conducted in conjunction with residential use.

 Need to obtain map from County

 Environmental Setting

Describe elements of the natural environment that define and characterize the Community such as hillsides, rivers/creeks, and tree canopy.

 There are approximately five secondary seasonal streams flowing into a primary drainage. The community area includes the Merriam Mountain Resource Conservation area, several Native American archaeological sites, certain historic buildings, and endangered plant and animal species, including eagles. (LU3.1)

Due to large lot sizes and limited man-made boundaries, there is easy access for egress and ingress for natural fauna. With limited development there exists minimum destruction of flora areas essential to feeding grounds for natural fauna, both migratory and non-migratory indigenous species. The planning area is in the natural flight path for migratory birds. Additionally, it contains habitat for endangered species; birds and ground animals alike. (COS 1.1)

As the terrain rises to the hill and mountain crests of the planning area- which vary in elevation from approximately 900 feet to in excess of 1,700 feet- large lots should be maintained with minimum lot sizes from 4,8,16 and 20 acres.  (COS 3.1)

Low density land uses provide a visual expanse of open spaces including natural waterways, open fields, vistas of mountain ranges, valleys and tracts of natural vegetation in the planning area. Due to the unique location of the Twin Oaks Valley Community, there is limited development. Consequently, there are natural stands of California live oak, sage and Manzanita. In the foothills and higher elevations there is no visual impact of development. Ravines, ridge lines and hillsides continue to provide pleasing vistas.) (COS3.1)

  

  1. Existing Land Uses and Community Character

Identify the Community’s functional role (e.g., “a rural, agricultural-based community,” “a tourist-oriented mountain village,” “a residential suburb of the City of San Diego,” etc.).

Describe existing land uses, including their general proportional mix (e.g., “residential occupies 75 percent of the land, commercial 10 percent,” etc.).  Avoid the use of specific acreages as these will change over time.

Identify and characterize districts, neighborhoods, and/or corridors within the Community by development pattern and/or name, such as “Julian Village Core,” and/or characteristic such as “pedestrian-oriented village” or “auto-oriented corridor.” A bubble diagram on a land use map or aerial photo with illustrative site photographs is the preferred approach.

Describe the status of development capacity (e.g., “significant undeveloped greenfields remain” or “most suitable lands have been developed”).  Do not include calculations of remaining development capacity here, as this should be incorporated into the Land Use policy section of the Community Plan.

Describe key land use planning issues such as incompatible uses, underutilized properties, preservation of historic buildings and sites, and lack of walkability.

  Twin Oaks is a rural and agricultural community and the intent of the Community Plan is to maintain and enhance this specific character. Land use and lot size have a direct influence on the rural environment in addition to affecting the visual appearance of the community. A strong concern of the Community is the encouragement of future land development in a direction compatible with the existing qualities and scale of this rural community. (LU3.1)

 

The specific topography and visual qualities of the Twin Oaks Valley Community area are extremely important, underscoring the need for measures protecting scenic ridge lines from excessive grading and similar detrimental excavations and grading. Preservation of natural oak groves and encouragement of existing orchards and other agricultural groves and plantings are of special concern to the community. (LU3.1)

 The rural community character of Twin Oaks will be best maintained by preserving the greater part of land use for agricultural and open space purposes. To this end it is the intent of the community pan to keep these primary agricultural/residential areas free from commercial and industrial encroachments. Commercial development will be restricted to specific, identified areas within the community. The primary agricultural/residential areas will be maintained with rural density levels by interposition of a buffer strip employing a transitional land use category (REDA) where necessary. (LU3.1)

The Twin Oaks Community Planning Area has not experienced the scale of development taking place within the nearby cities of Vista, San Marcos and Escondido. This is due primarily to the preference of a majority of Community residents and property owners for the existing rural environment. (LU3.3)

There are no common design housing tracts within the planning area and the homes in the area generally express individual character of their owners. This has resulted in a wide variety of architectural styles and designs which should be encouraged. ( LU 3.4)

Increasing population and corresponding growth in residential density, unless carefully planned, will adversely affect the rural atmosphere and character of the Twin Oaks Valley Community.( LU 3.2)

The pattern for community development presented in the Twin Oaks Valley Community Plan accommodates growth in the peripheral Rural Residential Development Area (REDA) and designates the sparsely populated, mountainous and agricultural central areas for low density rural use. Residential developments including single family dwellings on minimum two-acre lots will be concentrated within the REDA Commercial development will be restricted to the existing Interstate 15/Deer Springs road overpass area zoned commercial as of the date of the Twin Oaks Community Plan. (No LU assigned.)

The majority of the residents of the Twin Oaks Planning Area purposely selected a rural setting in order to live away from large-scale commercial development.  These residents use the extensive and highly diverse commercial complexes of San Marcos, Vista and Escondido for their regional shopping and commercial needs. With this perspective, it is apparent that commercial development within the Twin Oaks Planning Area should be limited to a specific and relatively small presence. (LU 3.5)

Although normal growth may increase the feasibility of neighborhood goods and services-type commercial outlets within the planning area, the topography and circulation element virtually eliminate any central hub or village center.  This leaves two peripheral locations, one at the intersection of Deer Springs Road and Interstate 15 and the other at the Twin Oaks Valley Road and Deer Springs junction. The former location already contains several commercial land use designations and should be considered to be the primary focus of such activity within the planning area. (LU 3.5)

It is self-evident that industrial activity is antithetical to a rural, agricultural and residential community.  There are certain forms and types of industrial use which may be unobtrusive and may be capable of successful operation within the limited scope that currently exists in this planning area. (LU 3.6)

There are numerous important agricultural land uses within the Twin Oaks Valley Planning Area.  Major orchard/field crops include avocado and citrus with significant plantings also in kiwi fruit, Asian pears, cherimoya, strawberry, macadamia and specialty vegetable including oriental varieties and mushrooms among others.  Floral and nursery growers form another considerable segment of the agricultural spectrum in Twin Oaks with extensive operations in foliage, flowering and specialty plant cultivation as well as commercial and retail nursery activities.  A significant percentage of California’s total market in foliage plant product originates from greenhouses situated in the Twin Oaks Community Planning Area.  Flowering and specialty plant growers similarly include some of the leading sources for these products in the County.  Livestock is the third major element in the area’s agricultural array with dairy herd and horse breeding/training/boarding as the two chief activities.  Other agricultural pursuits conducted in this area range from poultry to miniature pig to protea farming and exotic bird breeding. (LU 3.7)

 

 

  1. Existing Circulation and Mobility

 

Identify existing and planned elements of the local circulation system and linkages with countywide and regional elements (freeways, streets, public transit, aviation, bicycle, pedestrian sidewalks and paths, equestrian, etc.).

Characterize their physical and operational characteristics such as traffic volumes and perceived congestion.

Describe key mobility issues such as incomplete streets, inadequate sidewalk widths, insufficient parking, and congestion.

 

The Twin Oaks Community Circulation Element is modeled after Sheet #2 of the County Circulation element (Rainbow-Palomar) and will be amended during the public hearing process to incorporate specific reference to Twin Oaks Valley. (CM1.1)

Promote the early designation of a scenic route system which will provide attractive and scenic travel routes within the Twin Oaks community. The Twin Oaks Valley planning area is endowed with several attractive routes and steps should be taken to preserve the scenic nature of these routes. (CM2.1)

Residents of the Twin Oaks Valley community Planning Area currently enjoy a rather informal cooperative network of pedestrian and equestrian trails involving both public and private lands, easements and rights-of-way. These residents do not appreciate the current trend of nearby cities and /or County dictating the placement of elaborate, sophisticated trails systems throughout their local unincorporated community; nor a mandated interconnection to all areas of the County; nor the involuntary dedication of private lands for such a use. The residents of the Twin Oaks Valley Community generally moved to the area so that they could enjoy their own informal recreational experiences. (CM6.1)

Current quarry and trucking operations being conducted from the North end of Twin Oaks Valley road- operations which far exceed permitted or acceptable levels- create a very dangerous situation for potential pedestrian, equestrian and bicycle traffic.  A small, local system of trails within the Community- designed for utilization primarily by residents of the Community- could provide a safe and attractive alternative. (CM6.1)

 

 

 

 

  1. Existing Community Facilities and Infrastructure

Describe existing and planned utility infrastructure and its adequacy in serving the community (water supply, sanitation, electricity, natural gas, storm drainage, solid waste disposal, and other).

Describe the types of community facilities serving the Community Plan area and identify their service providers, such as schools, parks and recreation, health, and other.

 WATER

The Twin Oaks Valley Community Planning Area is served by the Vallecitos Water District and the Vista Irrigation District. Additionally, private wells provide potable water to properties within the planning area. (CM10.1)

SANITATION

The planning area is located within the master development plan of the Vallecitos Water District which, theoretically, sets forth sewer pipelines to service the area in the future. However, private septic systems are predominant in the planning area. There is one Vallecitos Water district sewer pipeline that was extended in 1993 into the planning areas along Twin Oaks Valley Road north from the San Marcos City limits to Sarver Lane at Deer Springs Road and which was paid for by private institutional developer. Due to the rugged terrain in the hilly and mountain our regions of the planning area and the fact that in the valley floor it would be necessary to run sewer pipelines through private properties, the cost of extending sewage facilities into the planning area is considered prohibitive. Additionally, the majority of the planning area residents prefer to maintain their septic tanks and leach fields rather than be subject to sewer assessments and the cost of maintenance of such lines.  Private septic systems are also supportive of the rural, low density character of the planning area and are definitive of the development and population that the area can sustain efficiently. (CM10.2)

Through its own enduring “trash monopoly” the County of San Diego contracts with haulers for trash removal/recycling for residents of the planning area. The County has taken upon itself to establish County landfills for which it sets the rates and then directs the contractor to utilize.( CM10.3)

 

SCHOOLS

The Twin Oaks Valley Community Planning Area is served by four school districts: San Marcos Unified School district, vista Unified School District, Escondido Union Elementary School District and Escondido Union High School district. The Palomar Community College district and California State University at San Marcos serve the planning area in providing college level education.

The San Marcos Unified School district provides the widest degree of coverage in the Twin Oaks Valley community Planning Area. The district plans to open one new elementary school and two middle schools in the near future.

In close proximity to the planning area, SMUSD plans a new elementary school to be located on the 10 acre former site of Twin Oaks High School (a continuation school). Twin Oaks High School relocated in 1993 to a new site on Cassou Road within the planning area.

The Vista Unified School District has no stated plans for a future school sitting close to or within the Twin Oaks valley Community Planning Area.

The Escondido Union Elementary School District plans to site a new middle school east of I-15 in the Jesmond Dene area to serve the northwestern portion of the district. The school district has no stated plans for a school siting in the area west of I-15.

The Escondido Union High School district has no stated plans for siting new facilities in the area west of I-15.

The Twin Oaks Valley Community Planning Area is chiefly rural, agricultural area, with much of the terrain being rugged, steep hillside. This along with the primary plan objective of maintaining rural, low density community character makes it unlikely that major school sitings will be required with the planning area. It is anticipated that long-range educational needs will continue to be met by peripherically located facilities. (CM11.1)

 

PARKS AND RECREATION

There are no public parks of recreational facilities located within the Twin Oaks Valley Community Planning Area. With 2 acre minimum lot sizes maintained, the need for procurement of public lands for recreation is not deemed necessary.  The existing open rural environment is very conducive to local group activity with the need for public facilities. (COS2.1)

 

  1. Public Safety

Summarize key natural and man-induced hazards that may affect the Community Plan area such as flooding, seismic and geotechnic, wildfire, wind, noise, and other.

Identify key public safety providers (sheriff, fire, etc.) serving the Community Plan area including facilities and response times.

Noise can have a serious impact on human health and safety and is an important element in defining the character of a community.  Within the Twin Oaks Valley Planning Area there are two primary, pervasive noise sources: road traffic and quarry blasting.  Road traffic includes resident and through traffic on Buena Creek Road and Deer Springs Road and resident traffic on most of the North Twin Oaks Valley Road.  Heavy material trucking also occurs on the later road, periodically originating from a quarry site in the northern end of the planning area. Blasting noise occurs at random intervals and frequencies and is most intensely experienced in the northern area. The topography of the Twin Oaks Valley Community with its hills and valleys creates an acoustic chamber-effect which can transmit and intensify noise at much higher levels than flat terrain.  (N5.1)

 

LAW ENFORCEMENT

Police protection is provided to the Twin Oaks Planning Area by the San Diego County Sheriff’s Department and by the California Highway Patrol. The Sheriff’s department service is provided out of the San Marcos and Vista sub-stations while the California Highway Patrol units generally originate from its Oceanside office. (S4.2)

 

FIRE PROTECTION

The Twin Oaks Valley Community is served by the Deer springs fire Protection District, which is administered by the California Department of Forestry (CDF) and by the San Marcos fire Protection District. CDF maintains mutual aid agreements with the neighboring districts in case further assistance is needed. (CM3.1)

 

 

 

  1. Trends and Future Projections

 

  • Define historic population and employment growth and projected growth for the Community Plan area (as available).
  • Describe other trends and changes that may influence resource conservation, land use development, mobility/accessibility, the provision of adequate community services and infrastructure, and public safety in the Community Plan area (e.g., changing demographics, global warming, and water shortages). This should focus on the specific local implications of countywide trends (e.g., need for seniors housing and need for drought-tolerant landscaping in public places).

 

 

Increasing population and corresponding growth in residential density, unless carefully planned, will adversely affect the rural atmosphere and character of the Twin Oaks Valley Community. The pattern for community development presented in the Twin Oaks Valley Community Plan accommodates growth in the peripheral Rural Residential Development Area (REDA) and designates the sparsely populated, mountainous and agricultural central areas for low density rural use. Residential developments including single family dwellings on minimum two-acre lots will be concentrated within the REDA Commercial development will be restricted to the existing Interstate 15/Deer Springs road overpass area zoned commercial as of the date of the Twin Oaks Community Plan. (LU3.2))The Twin Oaks community Planning Area has not experienced the scale of development taking place within the nearby cities of Vista, San Marcos and Escondido. This is due primarily to the preference of a majority of Community residents and property owners for the existing rural environment. (LU3.3)

There are no common design housing tracts within the planning area and the homes in the area generally express individual character of their owners. This has resulted in a wide variety of architectural styles and designs which should be encouraged.( LU3.4)

Increasing population and corresponding growth in residential density, unless carefully planned, will adversely affect the rural atmosphere and character of the Twin Oaks Valley Community.( LU3.2)

 

 

 

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Community Vision

 

(Note: Examples to be provided at Training Workshop)

 

 

 

This is something that we will have to write

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Goals, Policies, & Implementation

 

 

  1. Land Use (LU)

1.0       Village/Rural Village Boundaries

1.2       Land Use diagram

  • Community Character

 

Issue LU 3.1 Twin Oaks is a rural and agricultural community and the intent of the Community Plan is to maintain and enhance this specific character. Land use and lot size have a direct influence on the rural environment in addition to affecting the visual appearance of the community. A strong concern of the Community is the encouragement of future land development in a direction compatible with the existing qualities and scale of this rural community.

Certain distinctive features of the Twin Oaks Valley Community have been identified in the text, and regulations and policies have been proposed to protect and enhance these features.

The specific topography and visual qualities of the Twin Oaks Valley community area are extremely important, underscoring the need for measures protecting scenic ridge lines from excessive grading and similar detrimental excavations and grading.  Preservation and natural oak groves and encouragement of existing orchards and other agricultural groves and plantings are of special concern to the community.

The rural community character of Twin Oaks will be best maintained by preserving the greater part of land use for agricultural and open space purposes. To this end it is the intent of the community plan to keep these primary agricultural residential areas free of commercial and industrial encroachments.  Commercial development will be restricted to specific, identified areas within the community.  The primary agricultural/residential areas will be maintained at rural density levels by interposition of a buffer strip employing a transitional land use category (REDA) where necessary.

Goal LU 3.1: Preserve and enhance the overall rural character of the Twin Oaks Community by closely maintaining a pattern of land use consistent with the following regional land use categories:

  • Twin Oaks Rural Estate Residential Area:

 

Protect and maintain the existing rural and agricultural character of the Twin Oaks Rural Estate residential Area as the principal definition of the Community.

  • Environmentally Constrained Area:

 

Identify and preserve Environmentally Constrained Areas as irreplaceable assets to the Community and an inherent element of the Community Character.

  • Rural Estate Development Area:

 

  1. Preserve and maintain the rural Estate Development Area (REDA, 2 acre minimum zoning) as a buffer between urban development areas beyond the community and primary use categories within the community.

Policy LU3.1.1: County regulatory agencies shall ensure that future projects are consistent with the goals, policies and recommendations contain in the Twin Oaks Valley community Plan.

Policy LU3.1.2 Maintain the rural character of Twin Oaks Valley in the future developments by avoiding high density trade-offs (ie. Clustering and lot averaging) and encouraging rural oriented designs and compatible lot plans. No lot shall be less than two (2) acres.

Policy LU3.1.3: All new projects and tentative maps shall reflect appropriate and innovative site design aspects including:

  • Roads which reflect rural character following topography and minimizing grading.
  • Residential design which varies significantly within individual projects and reflects compatibility with the rural character of the Twin Oaks Community.
  • Lot patterns and dedicated open space which reflect sensitivity to environmental resources and which are compatible with the prevailing rural agricultural character.
  • Designs and site landscaping which appropriately integrate the man-made construction and natural setting and topography.
  • Use of designs which incorporate all practical consideration of local fir hazard and maximize water conservation.

 

Policy LU 3.1.4: Site designs shall:

  • Be in harmony with existing topography and viewscape.
  • Incorporate grading plans does not create an eyesore nor unduly disrupt the natural terrain, nor cause problems associated with runoff, drainage, erosion or siltation.   Landscape disturbed by grading shall be revegated.
  • Require grading plans which ma maximize retention of sensitive natural vegetation, existing tree stands and rock outcropping and similar other natural topography.

 

Policy LU 3.1.5: No clustering or lot averaging shall be allowed in the Twin Oaks Valley community Plan.

Policy LU 3.1.6: Existing natural tree stands shall be retained wherever possible in all public and private development projects.

Policy LU 3.1.7: Retain existing road maintenance and improvements appropriate to a rural community; maintain existing road edge patterns and accommodate street landscaping as articulated in the circulation element.

Policy LU 3.1.8: The impact of proposed development on adjacent or nearby historic and archaeological sites must be considered.

Policy LU 3.1.9: High priority shall be given to preservation and enhancement of riparian vegetation along the existing floor plains and creeks

Policy LU 3.1.10: Projects that propose to grade or otherwise alter natural floodways or creek beds shall landscape and preserve the floodway or creek embankments with natural vegetation and natural materials in a manner which enhances the existing water courses.

Policy LU3.1.11: All access- including roads, walkways and retaining walls- shall blend with the natural land forms.  No curbs, gutters, or sidewalks shall be used outside of specific commercial land uses areas.  Grading shall be minimized.

Policy LU 3.1.12: All developments shall preserve and protect existing sensitive resources.

Policy LU 3.1.13: Maintain Twin Oaks Valley as a recognized Unincorporated Community and support efforts to protect its identity as such.

 

 

 

 

 

Issue LU 3.2: Increasing population and corresponding growth in residential density, unless carefully planned,    will adversely affect the rural atmosphere and character of the Twin Oaks Valley Community.

Goal LU 3.2.1: Encourage a balance of land uses which will conserve natural and man-made resources, retain the Twin Oaks Community’s rural/agricultural character, and accommodate residents of diverse lifestyles, occupations and interests.

Goal LU 3.2.2: Maintain a land use pattern that accommodates and provides for primarily rural, low density residential/agricultural development.

Policy LU 3.2.1 Maintain the specified balance of land use during the term of the Community Plan

                        Policy LU 3.2.2 Encourage low-rural compatible- densities within the planning area.

Policy LU 3.2.3 Encourage types and scales of development within the planning area which create viable agricultural and other rurally oriented land uses.

Issue LU 3.3: The Twin Oaks Community Planning Area has not experienced the scale of urban development taking place within the nearby cities of Vista, San Marcos and Escondido. This is due primarily to the preference of a majority of community residents and property owners for an existing rural environment.

Goal LU 3.3: Maintain and enhance the existing rural/agricultural atmosphere of the community planning area while accommodating residential community growth which is in harmony with the natural environment.

Policy LU 3.3.1 Require that discretionary permits, through the utilization of open space easements, preserve environmentally significant and/or sensitive elements such as undisturbed steep slopes, canyons, flood plains, ridge tops and unique scenic views in order to reinforce the rural character of the area.

Policy LU 3.3.2 Require preservation of unique features such as oak woodlands, riparian habitats, steep slopes, archaeological sites and ecologically sensitive areas.

Policy LU 3.3.3 Residential uses shall enhance and preserve the natural terrain, vegetation, creeks, floodplains, ponds and wildlife environment.

Policy LU 3.3.4 Limit ridgeline residential development to two acre plus plots per dwelling.

Policy LU 3.3.5 Prohibit residential construction which would adversely affect viewshed, if it is found that it will significantly alter land contours and drainage courses, or require removal of significant natural vegetation and rock outcropping or detract from the rural character of the area.

Policy LU 3.3.6 Limit extensive or severe grading for residential construction to be consistent with the Twin Oaks Valley Community Plan.

Issue LU 3.4: There are no common design housing tracts within the planning area and the homes in the area generally express the individual character of their owners. This has resulted in a wide variety of architectural styles and designs which should be encouraged.

Goal LU 3.4: Maintain and enhance the existing rural/agricultural atmosphere of the community planning area while accommodating residential community growth which is in harmony with the natural environment. Maintain a pattern of rural and semi-rural development that preserves the rural character of the Twin Oaks Valley community and its neighborhood.

(Goal page 7, note this is a redundant goal so we should discuss)

Policy LU 3.4.1 All new residential construction shall create site designs which are compatible with the character and scale of a rural community which may include:

  • Roads which follow topography and minimize grading.
  • Relevance to rural and/or agricultural function.
  • Building pad grading which does not unduly disrupt the natural terrain.

 

Policy LU 3.4.2 Require that roadways blend into the natural terrain and prohibit the types of improvements normally associated with urban and suburban developments such as curbs, gutters, sidewalks and intensive street lighting.

Policy LU 3.4.3 Ensure that residential developments provide adequate landscaping designs and buffer space from nearby agricultural activities which may create dust, noise, over-sprays, odors, traffic or unsightly views.

Policy LU 3.4.4 Clustering,  Planned Residential Developments, lot averaging, and Specific Plan projects which utilize the clustering technique shall not be allowed within the Twin Oaks Planning Area nor shall any plan to create a greater number of lots than the property would otherwise be entitled be allowed.

Policy LU 3.4.5 Prohibit residential development which would subdivide land and require expansion of public utilities and services to such developments at public expense.

Policy LU 3.4.6 Maintain the existing rural-lands that are characterized by steep slopes and sensitive environmental habitats, throughout the community Planning Area.

Policy LU 3.4.7 Retain the community character of Twin Oaks Valley in areas adjacent to incorporated cities and neighboring Community Planning Areas.

 

 

Issue LU 3.5 The majority of the residents of the Twin Oaks Planning Area purposely selected a rural setting in order to live away from large-scale commercial development.  These residents use the extensive and highly diverse commercial complexes of San Marcos, Vista and Escondido for their regional shopping and commercial needs. With this perspective, it is apparent that commercial development within the Twin Oaks Planning Area should be limited to a specific and relatively small presence. Although normal growth may increase the feasibility of neighborhood goods and services-type commercial outlets within the planning area, the topography and circulation element virtually eliminate any central hub or village center.  This leaves two peripheral locations, one at the intersection of Deer Springs Road and Interstate 15 and the other at the Twin Oaks Valley Road and Deer Springs junction. The former location already contains several commercial land use designations and should be considered to be the primary focus of such activity within the planning area.

Goal LU 3.5: Provide for a well planned and designed, small scale, centralized and contained commercial area that is compatible with a low density, rural residential community.

Policy LU 3.5.1: Prohibit strip commercial development by confining commercial uses to the existing commercial land use area so designated North of Deer Springs Road at the Interstate 15 Intrsection (West side).

Policy LU 3.5.2: Commercial activity should be oriented towards the shopping and service needs of a rural residential community.

Policy LU 3.5.3: Require new commercial development to be compatible with the rural residential community character including, but not limited to, the retention of significant natural features characteristic of the community’s landscape.  Existing topography, land forms, drainage courses, rock outcropping, vegetation and viewshed shall be incorporated in the design of future development of commercial land via the “D” special area designator.

Policy LU 3.5.4: Ensure that development in commercial areas is accurately balanced against existing safe and acceptable road circulation capabilities.

Policy LU 3.5.5: Commercial uses shall be reviewed periodically to ensure that the standards for noise, light, traffic, odors and all other conditions of approval continue to be met.

Policy LU 3.5.6: Commercial use shll not interfere wither functionally or visually with adjacent land uses or the rural atmosphere of the community.

Policy LU 3.5.7: Discourage commercial uses outside of the Deer Springs Road/Interstate 15 intersection vicinity and limit all such uses to those that are clearly demonstrated as needed and compatible with the rural lifestyle of the Twin Oaks Valley Community.

 

Issue LU 3.6 It is self-evident that industrial activity is antithetical to a rural, agricultural and residential community.  There are certain forms and types of industrial use which may be unobtrusive and may be capable of successful operation within the limited scope that currently exists in this planning area.

Goal LU 3.6: Provide for well planned and contained industrial uses which are clean, non-polluting and compatible with the rural, low density residential character of the community

Policy LU 3.6.1: Confine industrial use to that designated area located near the northwest corner of Deer springs Road/Interstate 15 intersection.

Policy LU 3.6.2: Ensue that existing site plans for industrial development are adhered to as originally submitted except for such alterations/modifications which would enhance the compatibility of the development with the rural character of the community.

Policy LU 3.6.3: Require that all industrial uses utilize landscaping, signage, lighting and overall esthetic designs which demonstrate sensitivity to the rural residential nature of the Twin Oaks Valley Planning Area.

Policy LU 3.6.4: There shall be absolutely no spot zoning for industrial use within the Twin Oaks Valley Planning Area.

 

Issue LU 3.7 There are numerous important agricultural land uses within the Twin Oaks Valley Planning Area.  Major orchard/field crops include avocado and citrus with significant plantings also in kiwi fruit, Asian pears, cherimoya, strawberry, macadamia and specialty vegetable including oriental varieties and mushrooms among others.  Floral and nursery growers form another considerable segment of the agricultural spectrum in Twin Oaks with extensive operations in foliage, flowering and specialty plant cultivation as well as commercial and retail nursery activities.  A significant percentage of California’s total market in foliage plant product originates from greenhouses situated in the Twin Oaks Community Planning Area.  Flowering and specialty plant growers similarly include some of the leading sources for these products in the County.  Livestock is the third major element in the area’s agricultural array with dairy herd and horse breeding/training/boarding as the two chief activities.  Other agricultural pursuits conducted in this area range from poultry to miniature pig to protea farming and exotic bird breeding. The extent and degree of agricultural operations in the Twin Oaks Planning Area make them the principle land use activities.  Many segments of this field are not only operated successfully but expanding.  The enterprise is largely in harmony with the residential lifestyle and rural community patterns which prevail.

Goal LU 3.7 Preserve and vigorously promote existing and future specific agricultural uses within the Twin Oaks Valley Planning Area

Policy LU 3.7.1: Support and actively promote the current pattern of agricultural development by positive actions such as providing appropriately zoned areas to ensure long term agricultural success.  The area now abounds with many medium and small varied groves, horse and other livestock operations, nurseries, greenhouses, fruit and vegetable farms, all of which contribute to and constitute the essential rural and open space characteristics of the Twin Oaks Valley Community.

Policy LU 3.7.2: Discourage development of heavy agricultural or semi-industrial agricultural operations such as factory processing facilities.  Prohibit dumping of “green waste”, animal waste, and fertilizer production operations within the Planning Area.

Policy LU 3.7.3:  Prohibit development which would have an adverse impact on existing agricultural uses.  For any residential project that is found to adversely affect existing adjoining agricultural uses, the proposed residential use shall be required to mitigate the identified impact.

 

 

Issue LU 3.8: The Twin Oaks Community is primarily a single family residential community developed on agricultural properties of two acres or more.  This housing pattern is typical of the semi-rural agricultural lifestyle that dates back some 100 years. This pattern continues today with only minor changes. However, as average incomes and property values have increased, housing in Twin Oaks Valley has become less affordable for workers in the low to moderate income bracket.  At the same time, the very significant level of agricultural operations in the area indicates a regular need for lower-scale income workers. Some agricultural operations in the community currently provide housing for their workers.  To a certain extent it is expected that a large portion of this labor pool will reside in the more affordable housing to be found in the nearby cities; however, a considerable number of workers will always be domiciled within the Community.  It is mandatory that clean, adequate, and affordable housing be assured for those workers residing within the Twin Oaks Valley Planning Area.

Goal LU 3.8 Ensure that adequate housing opportunities are provided for all those living in the Twin Oaks Valley Planning Area in conformance with community character through appropriate siting.

 

Policy LU 3.8 Require adequate and appropriate housing facilities for resident agricultural and other resident low income workers through emphasis on:

  • Farm employee housing through the Administrative Permit Process that meets Farmers Administration Guidelines.
  • Require adequate and appropriate waste disposal systems for such housing facilities including, but not limited to septic systems, trash removal and recycling.
  • Accessory dwellings (“Granny Flats”) through the Administrative Permit process.
  • Encourage new, innovative development approaches that take advantage of new housing concepts, on-site energy systems and utilize waste disposal systems that are non-polluting.

 

 

 

 

  1. Circulation and Mobility (CM)

 

2.1       Integrated Mobility and Access

Issue CM1.1: The Twin Oaks Community circulation Element is modeled after sheet #2 of the County Circulation element (Rainbow-Palomar) and will be amended during the public hearing process to incorporate specific

references to Twin Oaks Valley and to include the following “Policies and Recommendations).

Goal CM-1.1Establish and maintain an orderly, safe and aesthetically pleasing circulation network that enhances the rural character of the Twin Oaks Valley Community Planning Area.

Policy CM 1.1.1 Provide timely and adequate public notification and review of all proposed changes in the community circulation system.

Policy CM 1.1.2 The appropriate County agency shall provide environmental impact report material on transportation/circulation projects to the official planning group.

                                    Policy CM1.1.3 Define the current circulation elements as follows:

  • Maintain Deer springs road with its current two-lane configuration from its origin at Twin Oaks Valley Road to the I-15 intersection.
  • Remove from the current County Circulation Plan the new roadway planned to extend Deer springs Road westward to Buena Creek.
  • Maintain Twin Oaks Valley road as a rural ”scenic roadway” (so designated many years ago) as it passes northward into Upper Twin Oaks Valley.
  • Maintain Buena Creek Road with its current two-lane configuration from the Twin Oaks Valley Road intersection westward to the Twin Oaks Valley community boundary at Ora Avo Road.

 

Policy CM 1.1.4 Enhance the community identity by preserving the existing street landscape of mature trees, and encourage the planting of additional native trees where feasible. Healthy, mature trees must be preserved during highway maintenance or improvement projects.

Policy CM 1.1.5  Maintain the current appearance and character of existing roads with the addition of turn pockets at current major intersections.  The current winding nature of the roadways adds to the rural nature of the area, and aids in maintaining safe traffic speeds.

Policy CM 1.1.6 Road design within the community shall minimize grading and also be compatible with the topography and landscape of the Twin Oaks Planning Area.

Policy CM 1.1.7 Promote safe and attractive pedestrian, bicycle and equestrian crossings at logical points on Circulation Element roads.

Policy CM 1.1.8 Limit heavy inter-area transportation through the Twin Oaks community to vehicles of 7 tons or less; except those vehicles who have verifiable destinations within the community.  The majority of such vehicular traffic should be directed to the nearby arterial routes including Interstate 15 and State Highways 78 and 76. 

 

2.2       Local Road Network

            Issue CM 2.1 The Twin Oaks Valley Planning Area is endowed with several attractive travel routes and steps should be taken to preserve the scenic nature of these routes.

Goal CM 2.1 Promote the early designation of a scenic route system which will provide attractive and scenic travel routes within the Twin Oaks Community.

Policy CM2.1 Encourage the use of open space easements, public ownership and other means of preserving and enhancing scenic corridors.

Policy CM 2.2 Maintain the current curves and valleys in the roads to preserve the rural nature of the Twin Oaks Valley Community and to encourage appropriately safe traffic speeds.

Policy CM 2.3 Proposed development within the following scenic view corridors should be done with extreme car to preserve these vistas.  Developments shall minimize grading, clearing and destruction of natural and topographical features     

  • North Twin Oaks Valley Road from Deer springs Road north to the end of county paved road (planning area north boundary). This route has been previously designated a “scenic roadway”.
  • Along I-15 through the planning area including the Hidden Meadows/Lawrence Welk areas to the East and the Merriam Mountains to the West.
  • The intersection of I-15 and Deer springs road, the eastern gateway to this rural community; as well as Deer Springs Road itself; from the I-15 intersection to the junction of North Twin Oaks Valley Road.
  • Buena Creek road from the North Twin Oaks Valley Road intersection to the City of Vista.

 

2.3       Fire Access/Egress Routes

            Issue CM 3.1 The Twin Oaks Valley Community is served by the Deer Springs Fire Protection District, which is administered by the California Department of Forestry (CDF), and by the San Marcos Fire Protection District.  CDF maintains mutual aid agreements with neighboring districts in case further assistance is needed.

Goal CM 3.1Protect all life and property from fire hazard potential and minimize those elements within the natural and man-made environment which pose a clear and significant fire hazard.  Ensure adequate levels of fire protection.

Policy CM 3.1 All new development utilizing imported water shall provide infrastructure for fire suppression (such as mains and hydrants) in accordance with prevailing standards.

Policy CM 3.2  Residences, agricultural operations and open space areas shall be provided with fire protection services. 

2.4       Local Transit

 

2.5       Pedestrian

           

2.6       Bicycle and Trails

            Issue CM 6.1 Residents of the Twin Oaks Valley Community Planning Area currently enjoy a rather informal cooperative network of pedestrian and equestrian trails involving both public and private lands, easements and rights-of-way. These residents do not appreciate the current trend of nearby cities and /or the County dictating the placement of elaborate, sophisticated trails systems through their local unincorporated community; nor a mandated interconnection to all areas of the County; nor the involuntary dedication of private lands for such a use. The residents of the Twin Oaks Valley Community generally moved to the area so that they could enjoy their own informal recreational experiences.

            Current quarry and trucking operations being conducted from the North end of the Twin Oaks Valley Road—operations which far exceed permitted or acceptable levels—create a  very dangerous situation for potential pedestrian, equestrian and bicycle traffic.  A small, local system of trails within the Community- designed for utilization primarily by residents of the Community- could provide a safe and attractive alternative.

Goal CM 6.1 After obtaining a broad cross-section of local opinion and input, develop a plan for pedestrian and /or equestrian trails for the Twin Oaks Valley Community Planning area.

Policy CM 6.1.1 The Trails Sub-Committee of the Twin Oaks Valley Community Sponsor Group recommends the development of a pedestrian/bicycle trail adjacent to the North Twin Oaks Valley Road; running from Deer Springs Road north to the end of the County paved road.

  • The suggested structure of the trail would be a widening within the existing easement of Twin Oaks Valley Road to include an earthen trail of approximately 6-8 feet wide; the trail would have a slight roundness to it for water runoff; there would be no railings.
  • While allowing a safe recreational zone to ride bikes, walk and jog; the trail would off limits to all motorized vehicles, would have no forced interconnections with private roads, and would involve no forced dedication of private lands.
  • Due to nearby heavy truck and auto traffic as well as incompatibility with foot and bike use, the proposed trail is not recommended for any significant equestrian use. The Trails Committee suggests further study of possible equestrian trails in the community; possibly utilizing existing easements within the valley.
  • Maintenance of the trail, once developed, could be undertaken- or “adopted”- by local community oriented groups and organizations (i.e.: service clubs, property owners associations, Boy Scouts, etc.) which would periodically pick up litter nd make minor repairs when necessary.

 

2.7       Aviation (where relevant)

 

2.8       Trip Reduction Strategies

 

2.9       Parking

 

2.10    Infrastructure and Utilities

 

  • Water

 

Issue CM 10.1 The Twin Oaks Valley Community Planning Area is served by the Vallecitos Water District and the Vista Irrigation District.  Additionally, private wells provide potable water to properties within the planning area.

Goal CM 10.1 Ensure that sufficient water is available from the providing agencies to adequately supply both residential and agricultural users in the Community Plan Area.

Policy CM 10.1.1 Adopt and support the County’s water supply and conservation policies.

Policy CM 10.1.2 Actively support water allocation priority formulae that would provide agriculture with assurances that it will receive an adequate water supply during normal weather availability periods as well as during water shortage periods.

Policy CM 10.1.3 All new development shall provide programs for water conservation in accordance with County policy.

Policy CM 10.1.4 Actively support the County’s reclamation and reuse policy to provide significant sources of “new” irrigation water to offset demands on imported water for irrigation.

 

  1. Sewer/septic

Issue CM 10.2 The planning area is located within the master development plan of the Vallecitos Water district which, theoretically, sets forth sewer pipelines to service the area in the future.  However, private septic systems are predominant in the planning area.  There is one Vallecitos Water district sewer pipeline  that was extended in 1993 into the planning area along Twin Oaks Valley Road north from the San Marcos City limits to Sarver Lane at Deer Springs road and which was paid for by a private institutional developer.  Due to the rugged terrain in the hilly and mountainous regions of the planning area and the fact that in the valley floor it would be necessary to run sewer pipelines through private properties, the cost of extending sewage facilities into the planning area is considered prohibitive.  Additionally, the majority of the planning area residents prefer to maintain their septic tanks and leach fields rather than be subject to sewer assessments and the costs of maintenance of such lines.  Private septic systems are also supportive of the rural, low density character of the planning area and are definitive of the development and population that he area can sustain efficiently.

Goal CM 10.2 Ensure the proper evaluation, design and installation of septic systems, sewage disposal and treatment systems within the Planning Area.

Policy CM 10.2 Maintain private septic systems as the most cost effective means of sewage disposal and which also serve to maintain the rural low density character of  the planning area.

 

  1. Storm drainage

 

  1. Energy (natural gas and electricity)

 

  1. Landfill

Issue CM10.3 Through its own enduring “trash monopoly”, the County of San diego contracts with haulers for trash removal/recycling for residents of the planning area.  The County has also taken it upon itself to establish County landfills for which it sets the rates and then directs the contractors to utilize.

Goal 10.3 Ensure the maintenance and control of efficient, cost-effective trash removal and recycling services for the Planning Area.

Policy 10.3 Support and participate in the formation of an autonomous Rural Sanitation District, designed to specifically serve individuals and communities within the unincorporated areas of San Diego County.  Such a District will seek to best serve the long-term interests of the rural areas by joining with local City agencies who seek more efficient, cost-effective methods of controlling their trash flow through alternative disposal and recycling methodology (i.e. rail haul, etc) and thus avoid the rural unincorporated communities from being targeted for landfills to serve adjoining major trash producing urban areas.

 

  1. Telecommunications

 

  • OtherProvide a means for expression by the Twin Oaks Valley Community regarding the local adequacy and planning for road construction/improvement, school facilities, staffing of police and fire agencies, and related public utilities. (not sure where this really should go.). 

 

  1.  
  2. Issue CM 10.4: Adopt an active program of coordination between the allowable growth of the local population and the public facility and service infrastructure to ensure at all times that the public welfare and safety are guaranteed.

 

2.11    Other Topics/Issues

 

Issue CM 11.1: The Twin Oaks Valley Community Planning Area is served by four school districts: San Marcos Unified School District, Vista Unified School District, Escondido Union Elementary School District and Escondido Union High School District. The Palomar Community College District and California State University at San Marcos serve the planning area in providing college level education.

The San Marcos Unified School District provides the widest degree of coverage in the Twin Oaks Valley community Planning Area. The district plans to open one new elementary school and two middle schools in the near future.

In close proximity to the planning area, SMUSD plans a new elementary school to be located on the 10 acre former site of Twin Oaks High School (a continuation school). Twin Oaks High School relocated in 1993 to a new site on Cassou Road within the planning area.

The Vista Unified School District has no stated plans for a future school sitting close to or within the Twin Oaks Valley Community Planning Area.

The Escondido Union Elementary School District plans to site a new middle school east of I-15 in the Jesmond Dene area to serve the northwestern portion of the district. The school district has no stated plans for a school siting in the area west of I-15.

The Escondido Union High School District has no stated plans for siting new facilities in the area west of I-15.

The Twin Oaks Valley Community Planning Area is chiefly rural, agricultural area, with much of the terrain being rugged, steep hillside. This along with the primary plan objective of maintaining rural, low density community character makes it unlikely that major school sittings will be required with the planning area. It is anticipated that long-range educational needs will continue to be met by peripherically located facilities.

Goal CM 11.1:  Ensure provision of appropriate services and facilities to meet the educational goals of the residents of the Twin Oaks Valley Community Planning Area.

Policy CM 11.1: Coordinate residential development with appropriate school district facility and services planning to ensure the appropriate school facilities and /or services will be available to accommodate any increase in enrollments.

 

 

 

 

  1. Conservation and Open Space (COS)

 

3.1       Resource Conservation and Management

Issue COS 1.1: Due to large lot sizes and limited man-made boundaries, there is easy access for egress and ingress for natural fauna.  With limited development there exists minimum destruction of flora areas essential to feeding grounds for natural fauna, both migratory and non-migratory indigenous species.  The planning area is in the natural flight path for migratory birds.  Additionally, it contains habitat for endangered species; birds and ground animals alike.

Goal COS 1.1: To preserve and maintain existing cohabitation between residents and flora and fauna. (Goal p 22)

Policy COS 1.1.1: As the terrain rises to the hill and mountain crests of the planning area- which vary in elevation from approximately 900 feet to in excess of 1,700 feet- large lots should be maintained with minimum lot sizes from 4,8,16 and 20 acres.

Policy COS 1.1.2: All natural habitats and migratory flight paths shall be identified and conserved, with encroachments by development limited so as not to reduce the existing levels of natural habitats and flight patterns.

 

Policy COS 1.1.3 : All Impervious surfaces such as roads should be designed and sited to limit grading and fit the structure to the landform.

Policy   COS 1.1.4 : Disturbed slopes located adjacent to other native vegetation should be replanted with native vegetation and maintained for a period until the vegetation is well established and can be self-sufficient.

 

  1. Agricultural soils and production

 

  1. Plant and animal habitats and wildlife corridors (e.g., woodlands, grass lands, riparian corridors, etc.)

 

  1. Scenic resources and highways

Goal COS 1.3.   : Because of their uniqueness or location within the community, significant ridgelines should be preserved in their natural state.  Such ridgelines within the Twin Oaks Valley planning area are identified as: Refer to new illustration identifying the major ridge lines.

           

Goal COS 1.4 : Structures should be designed to fit into the hillside rather than altering the hillside to fit the structure.

Policy      : Site structures below the dominant ridgeline or setback from the dominant ridgeline to preserve the view-shed from Twin Oak Valley.

Policy      : Prohibit residential development on significant ridgelines.

 

 

 

  1. Surface, groundwater, and watersheds

Goal COS   : Encourage preservation and enhancement of riparian vegetation along the existing floodplain and creeks.

Goal COS   : Avoidance of natural floodways or creek beds is the preferred method of development. However, if avoidance is not possible, projects that propose to grade or otherwise alter natural floodways or creek beds shall landscape and preserve the floodway or creek embankments with natural materials in a manner that enhances the existing watercourses.

 

 

  1. Mineral resources

Goal COS   : Preserve and maintain existing unique geological features within the planning area such as Bear Rock, etc. (NOTE: Where is Bear Rock, need an illustration identifying geological features).

 

 

 

  1. Air quality

 

  1. Water and energy

 

3.2       Parks and Recreation

             

 

Issue COS 2.1: There are no public parks of recreational facilities located within the Twin Oaks Valley Community Planning Area. With 2 acre minimum lot sizes maintained, the need for procurement of public lands for recreation is not deemed necessary.  The existing open rural environment is very conducive to local group activity with the need for public facilities.

Goal COS 2.1: Support and promote the existing open spaces for recreational usage to serve and meet the needs of Planning Area residents through a balances system of recreational opportunities for all ages.

Policy COS 2.1.1: Maintain existing recreational opportunities by complying with the Twin Oaks Valley planning area goals including strict adherence to two acre minimum lot sizes in the valley floor and larger minimum lot sizes in the higher elevations.

Policy COS 2.1.2: Support natural recreational uses within the planning area and thus eliminate the need for costly acquisition of private lands for public use as well as the need for County maintenance, personnel or infrastructure for recreational purposes.

Policy COS 2.1.3: No large scale public facilities such as ball parks, tennis courts or community swimming pools shall be allowed.

Policy COS 2.1.4: No night lighting of recreational facilities shall be allowed other than on private residences.

Policy COS 2.1.5: Promote the establishment of a small community center within the Twin Oaks Valley Community Planning Area, not to exceed two acres in size for the use of local residents for civic purposes only. No commercial use of such a community center shall be allowed at any time for any non-civic purpose. 

 

 

  1. Park needs, locations, and facilities

 

  1. Park acquisition, development, and improvements

 

  1. Park compatibility with adjoining land uses

 

  1. Opportunities for the joint use of schools and other public facilities for park and recreational uses

 

  1. Commercial recreation facilities

 

3.3       Community Open Space Plan

            Issue COS 3.1: Low density land uses provide a visual expanse of open spaces including natural waterways, open fields, vistas of mountain ranges, valleys and tracts of natural vegetation in the planning area.  Due to the unique location of the Twin Oaks Valley Community, there is limited development.  Consequently, there are natural strands of California live oak, sage and manzanita.  In the foothills and higher elevations there is no visual impact of development, ravines, ridge lines and hillsides continue to provide pleasing vistas.

Goal COS 3.1:  Goal alternative: Maintain the rural environment of the Twin Oaks community Plan area with natural open space as an integral part thereof and by preserving the existing natural environment.

Policy COS 3.1.1: Limit and maintain strict codes for rural residential estate development.

Policy COS 3.1.2: Maintain minimum grading requirements for lot pads for residences and other structures to comply with the Twin Oaks Community planning area goals.

Policy COS 3.1.3: Require that all roads conform to natural terrain contours as close as possible and that roads shall not exceed two lanes within the planning area.

Policy COS 3.1.4: Lighting shall be limited to individual residences and agricultural operations.  Low sodium lights shall be required and shall be coned or of directional type to avoid negative night light impacts on surrounding residences.

Policy COS 3.1.5   : Encourage and support land uses that conserve resources and retain rural community character.

Policy COS 3.1.6   : Support an open space system that could be either public or privately owned to provide regional preservation of biological core habitats and linkages.  Protect and facilitate preservation of linkages to lands identified in the MHCP.

 

3.4       Other Topics/Issues

 

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