Los Olivos

EPD Solutions provided entitlement, environmental compliance, technical study coordination, and permitting services for a proposed 48-lot residential subdivision on a 12.6-acre site in unincorporated Riverside County near French Valley Airport.

The project presented several unique planning and environmental challenges. The site fell within the influence area of French Valley Airport, requiring review and approval by the Airport Land Use Commission (ALUC). Additionally, the property was located within a Criteria Cell of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), triggering habitat conservation review requirements and coordination with Riverside County’s Environmental Programs Division.

EPD guided the project through the entitlement process, managed environmental review, coordinated technical consultants, and successfully secured the approvals necessary to move the project forward.

Key Challenges:

Airport Compatibility Requirements

Because the project site was located near French Valley Airport, the proposed residential development required review by the Airport Land Use Commission to ensure consistency with airport land use compatibility policies related to safety, noise, and overflight considerations.

MSHCP Conservation Requirements

The project site was located within a designated MSHCP Criteria Cell, creating the potential for conservation obligations and habitat preservation requirements. EPD participated in Habitat Assessment and Negotiation Strategy (HANS) meetings with Riverside County staff to evaluate biological resources, determine applicable conservation requirements, and obtain MSHCP clearance.

Environmental Review and Agency Coordination

The project required extensive coordination among multiple agencies and technical specialists to address biological resources, cultural resources, traffic, noise, air quality, drainage, geotechnical conditions, and water quality requirements.

EPD managed the entitlement and environmental review process from project initiation through project approval, including:

• Preparation of the Initial Study/Mitigated Negative Declaration (IS/MND)
• Processing of the Tentative Tract Map
• Coordination with Riverside County and the Airport Land Use Commission
• Management of MSHCP compliance and HANS review
• Oversight of technical consultants and environmental studies
• Public outreach and agency coordination
• Post-entitlement support services

EPD coordinated and oversaw completion of the following technical studies and supporting documentation:

• Air Quality and Greenhouse Gas Emissions Study
• MSHCP HANS Application
• HANS Memorandum
• Focused Burrowing Owl Survey
• Jurisdictional Delineation
• General Biological Assessment and MSHCP Consistency Analysis
• Cultural Resources Assessment
• Paleontological Resources Assessment
• Phase I Cultural Resources Investigation
• Phase I Paleontological Resources Investigation
• HEC-RAS Flood Analysis
• Preliminary Geotechnical Investigation
• Noise Impact Analysis
• Phase I and Limited Phase II Environmental Site Assessments
• Project-Specific Water Quality Management Plan
• Focused Traffic Impact Analysis

Through proactive coordination with regulatory agencies and effective management of technical studies, EPD successfully navigated the project’s airport compatibility requirements and MSHCP conservation review process. The project received the necessary environmental clearances and entitlement approvals, allowing development of a 48-home residential community in the French Valley area.