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PC Resolution-13-12-10-03RESOLUTION NO. 13-12-10-03 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA RECOMMENDING THAT THE CITY COUNCIL APPROVE A MITIGATED NEGATIVE DECLARATION AND APPROVAL OF GENERAL PLAN AMENDMENT (GPA) 13-003, CODE AMENDMENT (CA) 13-001, AND REZONE (RZ) 13-002 CHANGING THE LAND USE MAP, LAND USE DESIGNATION, ZONING MAP, AND ZONING DESIGNATION FOR THE 4.4 ACRE SOUTHERNMOST PORTION OF APN: 121-050-50, 9.0 ACRE EASTERN AND SOUTHERN PORTION OF APN: 666-131-09/14/15, AND THE 9.5 ACRE SITE APN: 675-081-17/18. WHEREAS, on September 17, 2013, the City Council initiated a General Plan Amendment and Rezone to rezone three sites identified as The Groves (APN: 121-050-50), Ventanas (APNs: 666-131-09/14/15, and Las Ramblas (APNs: 675-081- 17/18 to Very High Density residential uses to meet Regional Housing Needs Allocation goals; and WHEREAS, the proposed General Plan Amendment, Code Amendment, and Rezone has been processed pursuant to Section 9-2.302, Title 9 of the Municipal Code; and WHEREAS, the Environmental Administrator reviewed the proposed Housing Element and has caused an initial study to be prepared pursuant to Section 15063 of the California Environmental Quality Act Guidelines and has issued a Mitigated Negative Declaration and caused a Notice of Mitigated Negative Declaration to be posted pursuant to Section 15072 of the California Environmental Quality Act Guidelines and submitted to the Governor's Office of Planning and Research State Clearinghouse, and has otherwise complied with all applicable provisions of the California Environmental Quality Act; and WHEREAS, on December 10, 2013, the Planning Commission conducted public meetings to receive public testimony on the contents of the Rezone and Code Amendment and forwarded a recommendation of approval to the City Council; and, NOW, THEREFORE, BE IT RESOLVED, Planning Commission finds the proposed General Plan Amendment, Code Amendment and Rezone consistent with the General Plan Land Use Map designation and the requirements for findings as outlined in the Land Use Code, Title 9. NOW THEREFORE BE IT FURTHER RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby recommends City Council approval of the Mitigated Negative Declaration subject to the Mitigation Monitoring & Reporting Program (MMRP) adopted with the updated Housing Element for the 2014- 2021 planning period and approve the General Plan Amendment (GPA13-003), Code Amendment (CA13-001), and Rezone (RZ 13-002) to amend the Land Use Map, the Land Use designations for two sites, pursuant to the attached Exhibit A; amend the Official Zoning Map, and the zoning designation for one site, pursuant to the attached Exhibit B; amend the language within the zoning documents Comprehensive Development Plan 78-01 pursuant to the attached Exhibit C; amend the text of the Land Use Element, within Table LU -3, for Planned Communities: Allowable Use Guidelines pursuant to the attached Exhibit D; and, amend the language within the zoning documents Comprehensive Development Plan 80-01 pursuant to the attached Exhibit E. PASSED, APPROVED AND ADOPTED this 10th day of December, 2013: Tim4N ely, Icea rman San Juan Capistrhnd Planning Commission - kf&bd&Ib Willilm Ramsey, AICP, Assistant Development Services Diec or Planning Commission Secretary 0 a �N N 0 N W� Moo aA W U44 z 04 z .A r~ m W (Wj 0 = V y LL Y U U LL F U LO a w m W z w rc i ro 1, o Z (7 (7 a M.- X Q 4 LL O Q 7 0 a 111 W g p W w a 6 r r r n v1 N d N h 10101 Oil DII 5 a W IL ¢ F w z U K w z W y U W aw K O y Y¢g K W U W p 0 W U Sp a0 U= LL a ap z0 G 3 w C = 0 a w z z x z w w z= o o>>> x W w w n w O a w¢ w u�yl1 p w w w tx_7 111 w w x� l7 O z U m K Z K i J% �• x i z (7 H of � N N N N N-: KN �1�0�1„ 0010'10 �, LU z W 2 W J U z Q U EXHIBIT A O ° R CV :' v 1A w 0 � as � -• �' Z F'n° O �O 0 v z C {R 0 .Q J N CL O V Q u"lI1 t f{ s E ip '- a W a ¢ F Y 11 w �f x�¢S iv��az �w um c Ea J ..wa. Ia c a a g C X195 j ci Z =FWD odW t ,^ F'r N U) GW WFW �1'I,1 , / W WW2 aO C II'•,' ars, .+b, 4 a 6 R ff 72 C d � U �'1 �i s •+ Y r y M1�\ 1111C't# V 0 CL 7 3 d a� 1,T]m Ilia EXHIBIT B Exhibit C The following are Amendments to the Comprehensive Development Plan 78-01 Document: Cl. Amendment to CDP 78-01 Table of Contents C2. CDP 78-01 Existing Planning Sector Map 1 C3. Amendment to CDP 78-01 Planning Sector Map 1 C4. CDP 78-01 Existing Planning Sector Map 2 C5. Amendment to CDP 78-01 Planning Sector Map 2 C6. Addition of New CDP 78-01 Planning Sector B-3 Text C7. Amendment to Municipal Code Appendix B -Ortega Planned Community CDP78-01 City of San Juan Capistrano I Ortega Planned Community TABLE OF CONTENTS Part I: The Comprehensive Development Plan............................................................................................2 A. Introduction.... - . . ...................................... .................................................................................... 2 B. Ortega Highway Properties ...................................... .......................................... ................ ......... 2 C. Comprehensive Development Plan.............................................................................................2 D. Development Opportunities and Constraints......................................................................,.......2 Part ll: The Planned Community District Regulations................................................................................ ..7 A. Purpose and Intent......................................................................................................................7 B. Definitions....................................................................................................................................7 C. Related Zoning and Building Codes............................................................................................7 D. Enactment and Amendments......................................................................................................7 E. Comprehensive Development Plan.............................................................................................7 F. District Regulations: ......... ........................................................................................................... 7 I. Planning Sector A-1.......................................................................................................11 ll. Planning Sector A-2......................................................................................................12 1. Subsection 1....................................................................................................12 2. Subsection 2..:.-. ................ ......................... ................................................... 13 3. Subsection 3....................................................................................................13 Ill. Planning Sector B........................................................................................................14 IV. Planning Sector B-1....................................................................................................16 V. Planning Sector B-2 . .......... -...... -................................................... . ........................17 Va. Planning Sector B-3.................................................................................. 17a VI. Planning Sector C.......................................................................................................18 VII. Planning Sector ........................ ................... ................... ................ ...................... 2© Vlll. Planning Sector E ........... ............................................ ................................................ 21 EXHIBITS Exhibit 1, Planning Sector Designations.......................................................................................................8 Exhibit 2, Planning Sector A-2, Subsection Districts.....................................................................................9 EXHIBIT C1 r- J, C ti 5 B-2 ` 1 t - B-1 i B .�r r V l� Comprehensive Development Plan (CDP) 78-01, Ortega Business Center Exhibit 1, Planning Sectors Map EXHIBIT C2 M N. M B-2 U -1W L11 C Comprehensive Development Plan (CDP) 78-01, Ortega Business Center Exhibit 1, Planning Sectors Map ll -W, �I EXHIBIT C3 m x W G �! ' A• ell C Exhibit 1, Planning Sector Designations ORTEGA BUSNESS 0 -ar t' s, *• r Tom. �v �.i �` City of San Juan Capistrano 17-a Ortega Planned Community Va. Planning Sector B-3 A. Purpose and Intent: The purpose and intent of these regulations is to provide for the establishment and regulation of multiple -family residential areas of higher densities that provide for a Very High Density product for the City's households, located and maintained in accordance with the General Plan. B. Principle Uses Permitted: In accordance with the Very High Density uses under Municipal Code Section 9-3.301 et.al. C. Conditional Uses: In accordance with the Very High Density uses under Municipal Code Section 9-3.301 et.al. D. Development Standards: In accordance with the Very High Density standards under Municipal Code Section 9-3.301 et.al. EXHIBIT C6 ORTEGA PLANNED COMMUNITY CDP 78-01 January, 1979 Districts Permitted Uses and Structures Permitted Conditional Uses Per Acc t Planning Sector A-1 *General retail `Veterinary offices/clinics General Commercial, 'Commercial services (excluding newspaper Et publishing) *Cabarets/ nightclubs Senior Housing 'Food and lodging (except drive-in/ d rive-thru) 'Dancing/live entertainment 'Cocktail lounges/taverns Interior decorator's office 'Small-scale grocery, meat or liquor -5000 sf. 'Commercial center 'Business offices incidental to permitted use 'Caretaker residence as an ancillary to permitted use 'General office uses "Medical/dental offices "Senior apartments 'Single-family residence (location per area plan) Planning Sector A-2 See Subsections 1, 2, 3, or 4 below See Subsections 1, 2, 3, or 4 below General *Uses not listed, subject to Planning Commercial/Office and Commission approval Institutional Planning Sector A-2, 'General retail uses 'Vehicle rental/leasing Subsection 1 'Commercial service uses (excluding •Medical centers/complexes newspaper/ publishing uses) 'Video arcades & game machine "Restaurants /food services (drive-in/drive-thru centers prohibited) "Live entertainment 'Cocktail lounges, taverns 'Retail commercial `Small-scale grocery, meat or liquor -10,000 sf. 'Professional office 'Food brokerage facility with retail bakery sales `Church facility Planning Sector A-2, 'General and professional office uses 'Vehicle rental/leasing Subsection 2 'Financial services 'Medical centers/complexes 'Medical and dental offices (excluding medical centers or 'Video arcades £t game machine complexes) centers 'Public and semi-public uses 'Live entertainment 'Business, vocational, professional schools 'Retail commercial (swimming, public/private primary and secondary schools 'Professional office prohibited) 'Food brokerage facility with retail 'Churches and similar uses bakery sales 'Restaurants (drive-in it drive-thru on Pad 'K" only) 'Church facility inning Sector A-2, 'General and professional office uses "Vehicle rental/leasing j bsection 3 'Financial services *Medical. centers/complexes 1 0 4 `Medical and dental offices (excluding medical centers or *Video arcades (Y game machine complexes) centers 'Public and semi-public uses 'Live entertainment 'Business, vocational, professional schools (outdoor 'Veterinary offices/clinics facilities, swimming, public/private primary and 'Second-hand stores secondary schools prohibited) 'Food brokerage facility for wholesale "Churches and similar uses and retail sales 'Restaurants (drive-in Et drive-thru on Pad "K" only) "Specialized service uses (i.e. linen/diaper supply, office supplies, printing, etc.) 'Wholesale uses (public sales prohibited) Planning Sector A-2, 'General and professional office uses 'Vehicle rental/leasing Subsection 4 'Financial services `Medical centers/complexes 'Medical and dental offices (excluding medical centers or 'Video arcades a game machine complexes) centers •Public and semi-public uses *Live entertainment 'Business, vocational, professional schools (outdoor "Veterinary offices/clinics facilities, swimming, 'Second-hand stores public/private primary and secondary schools prohibited) 'Food brokerage facility for wholesale 'Churches and similar uses and retail sales 'Restaurants (drive-in lx drive-thru on Pad "K" only) 'Research Laboratories /testing 'Specialized service uses (i.e. linen/diaper supply, office facilities (including development of supplies, printing, etc.) prototypes, but excluding *Wholesale uses (public sales prohibited) manufacturing and/or production) `Vehicular rental/leasing 'Uses not listed, subject to Planning `Product sales, including electrical, plumbing, hospital Commission approval supplies, mirrors/plate glass, and carpets. Planning Sector B 'All industrial park uses per MC 'New automobile sates with full service Industrial Park *Manufacturing/ assembly type uses dealership "Warehousing uses < 50,000 s.f. floor space 'Outdoor sales, display and storage as *Vehicle /equipment rentals/leasing accessory uses per MC 'Specialized services with limited customer access 'Veterinary offices/clinics 'Wholesale nurseries/plant storage 'Public facilities (fire stations, post 'Publishing and bookbinding office) 'Broadcasting studios `Small-scale restaurants for sector `Repair uses, inc. vehicle/boat inside repairs and no employees (not as separate unit) outside storage 'Animal control facilities — 5 acres 'Non-profit medical clinics 'Sandwich shop 'Large offices 'Medical testing/ laboratories Planning Sector B-1 'Professional service uses (engineering, accounting, 'Small-scale restaurants serving sector Commerci Industrial Park computer, legal, etc.) 'Small-scale commercial banking which supl 'Advertising/marketing/publishing/motion picture institutions (< 10% of total building uses services floor area) 'Financial investment services 'Sandwich shop 'Sale/service of office supplies/equipment and 'Health clubs commercial/ industrial furnishings 'Sports medical clinics/offices 3 'Insurance offices (min. leasable floor area of 2,000 s.f.) Large-scale office uses (i.e. corporate headquarters) Planning Sector B-2 'All industrial park uses per MC 'Per Planning Sector B Assisted Care Facilities, 'Manufacturing/assembly type uses `Uses not listed, subject to Planning Senior Housing 'Warehousing uses < 50,000 s.f. floor space Commission approval `Vehicle/equipment rentals/leasing 'Specialized services with limited customer access `Wholesale nurseries/plant storage `Publishing and bookbinding "Broadcasting studios 'Repair uses, inc. vehicle/boat inside repairs and no outside storage 'Non-profit medical clinics 'Large offices 'Medical testing/ Laboratories; medical offices 'Professional service uses (engineering, accounting, computer, legal, etc.) 'Advertising/marketing/publishing/motion picture services 'Financial investment services 'Sale/service of office supplies/equipment and commercial/ industrial furnishings 'Insurance offices (min. leasable floor area of 2,000 s.f. 'Large-scale office uses (i.e. corporate headquarters) 'Senior apartments 'Congregate care facilities (dining, recreational activities for seniors with apartments -400 s.f.) 'Assisted living facilities (dining, recreational activities for seniors with units -300 s.f.)(<= 50% dual occupancy units) "Skilled nursing facilities and senior support services Planning Sector B-3 Very Pursuant to Very High Density standards within Section 9- Pursuant to Very High Density standards within Section 9-3.301 of the Pursuant ti High Density residential 3.301 of the Municipal Code. Density sta Municipal Code. Section 9-: Municipal F Planning Sector C Open 'Open space recreation uses (no permanent structures or 'Horse stables, commercial/non- Space and Recreation improvements) commercial per MC 'Horticultural & agricultural uses (no permanent •Public utility facilities structures or improvements) 'Archery ranges 'Accessory structures (temporary & removable structures 'Agricultural non-profit operations only) "Flood control devices 'General and professional office uses Planning Sector D-1 'General and professional office uses 'Limited industrial (research/light General Commercial and 'Financial services manufacturing) Office 'Medical and dental offices (excluding medical centers or 'Small-scale retail 3 ORTEGA PLANNED COMMUNITY CDP DEVELOPMENT STANDARDS Description complexes) 'Printing services (-10% building floor B B-1 B-2 'Business, vocational, professional schools not requiring area DA D-2 outdoor facilities 'Restaurants (not drive-in or drive- 1 'Non-profit/civic organization offices thru) 15,000 80,000 'Public/semi-public uses 'Medical centers (if Planning 'Education uses, public or private (public schools, child Commission determines compatibility s.f. day care centers, preschools) with surrounding uses) Min. Building 10' adjoining Ortega, 'Churches and similar uses 'Major computer centers 50' adjacent to Rancho 'Office building and studio 'Outside storage prohibited Setbacks Lallovia, Rancho Viejo 'Office building Viejo Rd.; 25' adjacent Density 'Outside storage prohibited Planning Sector D-2 Office 'Public/semi-public uses between Ortega/Calle and Institutional *Educational uses, public ii private (public schools, child day care centers, preschools) Arroyo 'Churches and similar uses within Planning Sector D-3 Office `Public/semi-public uses and Institutional 'Educational uses, public it private (public schools, child Section 9-3.301 day care centers, preschools) Max. Building 35'/2 stories 16' within "Churches and similar uses 3572 stories Planning Sector E Multi- 'Dwellings, multiple -family apartments, townhouses or 'Child day care centers Height Family Residential condominiums 'Uses not listed, subject to Planning of the 'Recreation /community centers Commission approval •Public/private parks ORTEGA PLANNED COMMUNITY CDP DEVELOPMENT STANDARDS Description A-1 A-2 B B-1 B-2 BB3 C DA D-2 Min. Lot Size 7200 s.f. 1 1 acre Pursuant 15,000 80,000 Per A-1 to Very High acre s.f. s.f. Min. Building 10' adjoining Ortega, 25' front setback eastside 50' adjacent to Rancho Per A-1 Per A-1 Setbacks Lallovia, Rancho Viejo of Rancho Viejo Rd. Viejo Rd.; 25' adjacent Density Rd., Calle Arroyo between Ortega/Calle to Calle Arroyo or standards Arroyo Paseo Espada within Section 9-3.301 Max. Building 35'/2 stories 16' within 3572 stories Per A-1 Per A-1 Height 50' of Ortega, La of the Novia, Calle Arroyo Municipal Min. Open 30' adjacent to Ortega, 30% Code. Per A-1 Per A-1 Area Width La Novia, Rancho Viejo Rd., Calle Arroyo Min. 10 s.f. per 100 s.f. of 10' width along public Per A-1 Per A-1 Landscaped parking streets Area Parking Linear or grouped Per A•1 Per A-1 Screening masses of shrubs Ft trees to screen from public streets Views .Min. Tenant 20,000 Space s.f. Max. Residential Density Recreational Facilities Land Use Element Table LU -3 Planned Communities: Allowable Uses Guideline Planned Community Allowed Land Use Mix Guidelines Crystal Cathedral Ministries 80% Public Institutional (includes retreat Planned Community center) 20% Assisted Care Facility (may include a wellness center. Maximum floor area ratio for Public Institutional will not be allowed unless the project offers exceptional benefits to the community.) Oso Ranch Planned Community 40% Public Institutional 30% Affordable Family/Senior Housing 30% Medium Density Residential Pueblo Sena Planned Community 100% Office/Research Park (with support accessory uses such as hotel, food services, etc.) Whispering Hills Planned 100% Very Low Density Residential Community Forster Canyon Planned 28% Very Low Density Residential Community 22% Medium Low Density Residential 25% Medium Density Residential 2% V^r,( High Density Residential 7% Open Space Recreation 7% General Open Space 7% Light Industrial and 2% Public Institutional City of San Juan Capistrano 32 December 1999 EXHIBIT D Exhibit E The following are Amendments to the Comprehensive Development Plan 80-01 Document: E1. Amendment to Table of Contents E2. Amendment to Table 1 E3. Amendment to Section Il, B, E4. Amendment to Section III. B. E5. Amendment to Section III. H through K. E6. Amendment to Section V. D. E7. Existing Exhibit 12 of CDP 80-01 E8. Amendment to Exhibit 12 of CDP 80-01 E9. Existing Exhibit 13 of CDP 80-01 E10. Amendment to Exhibit 13 of CDP 80-01 E11. Existing Exhibit 14 B of CDP 80-01 E12. Amendment Exhibit 14 B of CDP 80-01 E13. Existing Exhibit 14 B1 of CDP 80-01 E14. Amendment to Exhibit 14 131 of CDP 80-01 E15. Existing Exhibit 24 of CDP 80-01 E16. Amendment to Exhibit 24 of CDP 80-01 E17. Existing Exhibit 26 of CDP 80-01 E18. Amendment to Exhibit 26 of CDP 80-01 E19. Amendment to Municipal Code Appendix B -Forster Canyon Community CDP81-01 Forster Canyon Planned Community Comorehensive Development Plan CDP 1-011 City of San Juan Capistrano, California TABLE OF CONTENTS ProjectHistory...............................................................................................................i Amendmentof a CDP........................................................................ ,....................................iii INTRODUCTION.....................................................................................................................................1 A. PURPOSE OF THE COMPREHENSIVE DEVELOPMENT PLAN..................................................1 B. ORGANIZATION OF THE CDP.......................................................................................................1 C. PROJECT SETTING........................................................................................................................1 D. MAJOR DEVELOPMENT ISSUES., ............................................................................................1 E. PROPOSED DEVELOPMENT PLAN... ............................................................................................ 2 F. ENVIRONMENTAL IMPACTS.........................................................................................................2 EXISTINGCONDITIONS........................................................................................................................4 A. SITE LOCATION........................................................................................I......................... ...4 B. JURISDICTIONAL.....................................................,.................,...........,........................................4 C. PHYSICAL......................................................................................................................................10 D. OTHER ISSUES.........................................................................................,...................................11 E. SITE SUMMARY ........................................................................,................-----..........................18 F, LEGAL PARCELS: . ...................................................................................................................18 III. DEVELOPMENT PLAN......................................................................................... ............ ........21 A. ISSUES AND GOALS....................................................................................................................21 B. LAND USE PLANNING AND DEVELOPMENT DISTRICTS.........................................................24 C. GRADING...................................................................................................................................31 D. CIRCULATION................................................................................_.............................................37 E. UTILITIES— .................................................................................................... ............. ................ 42 F. PHASING ..................... ...................................................................................... _........................... 52 G. OPEN SPACE/RECREATION............................. ,............................................................. ....... ...... 52 H.—SGHL0L--FACILITIES................ ............................................................ CQ 1H. OFF-SITE INFRASTRUCTURE AND TRAFFIC IMPROVEMENTS..........................................6958 JI. LIGHTING AND LANDSCAPE MAINTENANCE DISTRICT ......................................................6958 KJ. DENSITY TRANSFER AND CREDIT FOR PARK LAND DEDICATION ...................................6958 IV. ENVIRONMENTAL DESIGN STANDARDS.........................................................................................62 A. PURPOSE.....................................................................................................................................62 B. LANDFORM/GRADING..................................................................................................................62 C. HILLSIDE DEVELOPMENT: ARCHITECTURE AND LANDSCAPING: ......................................62 D. VISUAL QUALITY/COMMUNITY CHARACTER............................................................................64 E. ENERGY CONSERVATION..........................................................................................................65 F. HAZARD AVOIDANCE................................................................................................................66 G. NOISE MITIGATION......................................................................................................................66 H. ARCHAEOLOGICAL AND PALEONTOLOGICAL PRESERVATION............................................67 I. LANDFILL DESIGN STANDARDS.................................................................................................68 V. LAND USE DISTRICT REGULATIONS........................................................................................... ...69 A. PURPOSE AND INTENT...............................................................................................................69 B. DEFINITIONS... ... ................ I .................. I .... .............................................. .......................... _69 C. GENERAL PROVISIONS,............................................................................................................69 D. DISTRICT REGULATIONS............................................................................................................70 RESIDENTIAL DISTRICT GENERAL REGULATIONS.. ............................................................... 71 1. (ER) - ESTATE RESIDENTIAL DISTRICT REGULATIONS...................................................73 2. (CR) - COUNTRY RESIDENTIAL DISTRICT REGULATIONS...............................................76 3. (VIR)-VISTA RESIDENTIAL DISTRICT REGULATIONS........................................................79 4. (MR) - MESA RESIDENTIAL DISTRICT REGULATIONS......................................................83 Final (September 2005) EXHIBIT E1 Forster Canyon Planned Community Comprehensive Develo meal Plan CDP 81-01 Cily of San Juan Capistrano California 5. (GR) - GARDEN RESIDENTIAL DISTRICT REGULATIONS.................................................86 6. (VR) -VILLAGE RESIDENTIAL DISTRICT REGULATIONS__.........................................88 7.& (VRM) VILLAGE RESIDENTIAL MESA DISTRICT REGULATIONS......................................88 78. (VHD) VERY HIGH DENSITY I T .,.90 89. (SH) - SENIOR HOUSING DISTRICT REGULATIONS..........................................................93 810. (RD) - RESEARCH AND DEVELOPMENT/OFFICE DISTRICT REGULATIONS ........ _... 95 4-011. (GOS) -GENERAL OPEN SPACE DISTRICT REGULATIONS.....................................100 4-412. ENVIRONMENTAL MANAGEMENT DISTRICT REGULATIONS QPF=N S AGE DISTRIGT REGULATIONS ATIONS ..,.,,,,,,,101 4Z 1=YY-Y-t1'ttYt'IME TT'AcWNA\7E-MET`rF-'LYISTR4b-r'fi-CC7ty6kT40N8 10-2 VI. CONCEPTUAL PHASING PLAN.......................................................................................................106 A. INTRODUCTION......................................................................................................................106 B. MASS GRADING..........................................................................................................................106 C. ON-SITE ROADS AND INFRASTRUCTURE..............................................................................106 D. GROWTH MANAGEMENT ALLOCATIONS................................................................................107 F. MODIFICATION TO CONFIGURATION OF PHASES................................................................109 G. CONSTRUCTION MITIGATION PROGRAM -PACIFIC POINT AND MESA ...............................109 H. OFF-SITE INFRASTRUCTURE AND TRAFFIC IMPROVEMENTS (PACIFIC POINT)..............114 I. NEIGHBORHOOD PARK IMPROVEMENTS..............................................................................114 Vll. HOUSING OPPORTUNITIES PROGRAM ............................ ..............115 A. PURPOSE AND INTENT ............................................................................................................115 B. BASIC PROGRAM REQUIREMENTS.........................................................................................115 C. IMPLEMENTATION..................................................................................................................115 D. PROGRAM APPROVAL.. .... ........... ............................................................................................ 116 E. ALTERNATIVE PROGRAM REQUIREMENTS...........................................................................116 TABLES TABLE 1, EXISTING GENERAL PLAN STATISTICAL SUMMARY ..................... ..................... ..... 5 TABLE 2, DEVELOPMENT DISTRICT STATISTICAL SUMMARY ................... .......................... .29 TABLE 3, UNIT COUNTS & POPULATION..................................................................................31 TABLE4, WATER DEMAND................................................................................................ .. ....43 TABLE 5, MAXIMUM FIRE FLOW DEMANDS.............................................................................43 EXHIBITS Exhibit 1, Regional Location ...... .............................. ..................................... Exhibit 2, Local Vicinity.. ...... ..................... __ ... ............. ............................. Exhibit 3, Existing General Plan................................................................... Exhibit4, Zoning........................................................................................... Exhibit 5, Existing Land Use & Circulation................................................... Exhibit 6, Slope Analysis.............................................................................. Exhibit7, Geology... ................. ........................ . ................. I ........................ Exhibit8, Soils.............................................................................................. Exhibit 10, Site Summary, Opportunities & Constraints ............................... Exhibit11, Legal Parcels.............................................................................. Exhibit 12, Conceptual Land Use Plan ..............................................,.......... Exhibit 13, District Designations................................................................... Exhibit 14, Conceptual Site Plan.................................................................. Exhibit 15, Conceptual Grading................................................................... Exhibit 16, Surficial Slide Setback Zone ....................................................... V .................................. 7 .................................8 ................. •----..........9 ................................13 ................................14 ................................15 ............................... .16 ................................19 ................................ 20 ...............................25 ....................... .....27 ................................28 ................................33 ...............................36 Final (September 2005) v Forster Canyon Planned Community Pacifica San Juan Amendment City of San Juan Capistrano. California Table 1 - General Plan Statistical Summary GP Land Use Acres DUs Density (DUIee) 2.1 Low Density 12.7 23 1.8 2.2 Medium Low Density 66,3 209 3.2 2.3 Medium Density 58.5 261 4.5 2.4 Medium High Density 32.1 200 6.2 2.5 High Density 0.0 0 0-0 2.6 Senior44oucingVenntHlgh Density 69.5 466228 30:023.3 Subtotal 1-75179.1 868911 4.95.1 4.3 Light Industrial 15.0 200 6.2 &--Plublie4pstitutional 463 0% G 9 1.0 General Open Space 131.3 0% 8-0 24,-Seniar-Housh -1$.-1-26.0 1,1 Recreation Open Space 54-9 16b 30:8 Subtotal 216.6201.2 4% 1" Total 391.61 7-% 27.4 Comparison to -1994 General Plan Land Use -Element Allowable Use Guidelines %Are 4n logo awwral 1216" 4000 GP Acreage 6"W*nn4of GP4.ee6Ilae tl6-Area In am Entpaaal Aeras DUs 64"ity (DUfaa 29% 408.6 2.0 -Very Low DervAy (8-1,0) oy6 9,9 66.3 00 66.3 43.8 58.5 G% 96 24-16ow-DensiW+4-24) a% 42-7 23 1:8 2214 86.2 2.2 Med.-low Density42,1-3.6) 17% 66.2 269 3-2 26% G;L79 2.3 Mod. Dens+ly j3.$4,0) 16% 158:6 261 4.6 G% 0:0 2,4-M04441h-Boas' (642:0) 8% 32.1 200 6.2 2% 7.8 2.5-H h Dens41 -(8.1-18,0) 0% G 9 0 0.0 0% 8-0 24,-Seniar-Housh -1$.-1-26.0 4-% 62 16b 30:8 7% '2'." 4-3 HFlBu•3 NW 4% 1" 7-% 27.4 4% 4b:3 7% 1 27.4 1.0 General Opea-Space 34% 431:3 2-%j397.8 • .-I-Recreatlen Open Space 44% 64 $ 19696 391.6 Total t 00 k 391.6 868 23 Comparison of Distribution of Land Use Acreage within Forster Canyon Planned Community OP Land Use PaOIQea San it ore I Nass ForeterCanyon 2.0 Very Low Density (0-1.0) 0.0 0,0 0.0 2.1 Low Density (1.1-2.0) - 12.7 0.0 12.7 2.2 Med. Low Density (2.1-3.5) 66.3 00 66.3 43.8 58.5 _ 2.3 Medium Density (3.6-5.01 2.4 Medium High Denjt (5.1-8.0) 14.7 17.8 14.332.1 2.5H' h G� � 0:0 2.6 Seni0F+4eu"VeryHigh Density (18.1-2430.0) x99-5 630.0 6:69_5 - 4.3 Light Induslrlal 15.0 0.0 15.0 5.6 Pu#41a l++sk4te9lersal 9.8 6 6 4" 1.0 General Open Space 1.1 Recreation Open Space 101.3 30.0 131.3 19.4 35.5 54.9 Total 1 257.0 134.6 391.6 Final (September 2005) Formatted Table EXHIBIT E2 Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01) City of San Juan Capistrano, California B. JURISDICTIONAL GENERAL PLAN: The various land uses proposed for the PC area and regulated by this CDP are generally consistent with the San Juan Capistrano General Plan and its elements, The following outline summarizes those elements of the San Juan Capistrano General Plan which have determined Issue and Goal formation and subsequent site development concepts for the Planned Community. Refer to Exhibit 3, Existing General Plan. a. Land Use Element: The Element designates the project area as a Planned Community (PC) with very low—", medium -low 4a-.3), medium(4-.4) and very high density -(4) residential neighborhoods. Two research and development parcels(4 3), a public institutional site(6.0 , and areas designated as General Open Space( and Open Space Recreation (. are included_ b. Circulation Element: The Element designates Street "A" as an arterial "spine" traversing the project area and connecting Lallovia Avenue and Camino Las Ramblas. c. Open Space Conservation Element: The Open Space and Conservation Element identifies an open space system including both General Open Space(-() and Open Space Recreation (2-.1); this open space system links the various residential, research and development, and public institutional uses. d. Community Design Element: The Community Design Element identifies the following key design elements to be incorporated within developments: hillside protection, compatibility with surrounding development, on-site and off-site views, and preservation of the open, rural character. e_ Housing Element: The Housing Element reflects the general intent of the City to promote a balanced mix of residential products within proposed developments, while regulating the overall growth of the community. f. Noise Element: This element designates land uses adjacent to the San Diego Freeway as light industrial (research and development). g. Parks and Recreation Element: The Parks and Recreation Element identifies the need for development of open, recreation areas (public and private) as well as pedestrian, bike and equestrian trail systems, to meet current community needs. TABLE 1, EXISTING GENERAL PLAN STATISTICAL SUMMARY GP LAND USE ACRES DU'S DENSITY (du/ac) 1.1 Very Low Residential 91.2 91 1.0 1.3 Medium Low Density 61.7 216 3.5 1.4 Medium Density 28.1 140 5.0 1.6 V r High Residential 9.85 446228 4"23.3 Subtotal 190.8 62,3675 4.3 Light Industrial 25.0 4 7 2.0 General Open Space 145.5 29 2.1 Recreation Open Space 34.9 Subtotal 213.2205.4 29 TOTALS 494396.2 X704 EXHIBIT E3 Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01) City of San Juan Capistrano, California 1, InGludes 6.2, Potential FUtUF6 SGhGOI Site. 21. Open Space Allotment (1 du/5 ac) 2. ZONING: Zoning was examined to identify adjacent land use patterns and their compatibility with the proposed uses on the Planned Community site. The existing McCracken Hill parcel, which is contained within the Planned Community site, consists of 24 homes on approximately 50 acres. It is designated Small Estate Residential (ES). The 464396.2 acres of the PC project area are Identified as a PC zone based on CDP 81-1. Refer to Exhibit 4, Zoning. 2 Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01) City of San Juan Capistrano, California B. LAND USE PLANNING AND DEVELOPMENT DISTRICTS 1 LAND USE PLANNING; Existing site conditions and development goals (of the City, Community, and landowners) served as the primary basis for Exhibit 12, Conceptual Land Use Plan for the Forster Canyon Planned Community. The 404 -acre Forster Canyon Planned Community includes an open space/recreation system linking very low, medium low, -end medium high residential neighborhoods, and very high density residential_ Residential densities range from approximately one dwelling unit per acre to eight dwelling units per acre with the total number of units at 623646. A senior -housing site -is proposed adjacent to a recreation, area -for -maximum -land use efficiency and compatibility. -Two research and developmentloffice parcels front the San Diego Freeway, providing convenient access and a use compatible with the surrounding conditions. 1. — Ari -additional 5.6 acre site at the GameF-0f Gamkio-- as Ramblas and-Via-de-Agua-is• planned asa flelghborhood-park-facility, 2. DEVELOPMENT DISTRICTS: Residential Districts: Four residential neighborhoods are planned for the PC area, each with a separate character. Refer to Exhibit 13, District Designations and Exhibit 14, Conceptual Site Plan. Each neighborhood form portrays a particular "identity" through the use of site design concepts which focus on natural and planned features. Neighborhood recreation facilities and community -wide pedestrian, bicycle, and equestrian linkages will provide active and passive recreation amenities, Table 2 provides a summary of the Development Districts, their acreage and densities. The following text describes how each residential "neighborhood" achieves its development goals: (1) The "Valley" (Country and Estate Residential Districts); "The Valley' is a quiet, secluded country neighborhood of 133 single-family homes sited in the central portion of the PC property, surrounding the existing McCracken Hill Community. These very low and medium4ow density units will be sensitively sited to minimize the affects of grading. Siting of homes will take advantage of the intimate scale of the Valley. The very low intensity product will insure compatibility with the existing McCracken Hill residences directly adjacent. The medium low density products are located in the eastern portion of the Valley, hidden from views by McCracken Hill. (2) The "Mesa" (Village Residential -Mesa, Mesa Residential, Senior Housing, and Public Institutional Districts): "The Mesa" is located in the northern portion of the property and includes 275 medium and medium -low density units surrounding a recreational amenity. The dwellings are sited to respect predominant landforms and site topography. Orientation of views will be toward the recreation open space and distant ocean views to the southwest. A General Plan equestrian trial connection will be provided along the eastem boundary. (3) Window Hill (Garden and Vista Residential Districts): A residential neighborhood of medium -low and medium densities. A total of 185 units are planned for the plateau portion of the Window Hill landform in a mix of attached and detached products. Sensitive edge treatment utilizing landscaping, contour grading techniques, and unique architectural design will insure open "rural" views to the north face of the hill, while maximizing the panoramic vista opportunities available from the top of the hill. Attached and detached products, specifically designed to blend with the landform, will be developed consistent with architectural design and hillside development guidelines. The products will allow re -sculpturing of the south and west portions of the hills, thus reclaiming the scarred slopes. Trail connections to the common open spaces of the community will insure an integrated development concept. (4)_1"as_ 6arnblas. (YJl1a2e_ResidanWl ,0iW6M (V.R}Ve i h Density (VHD A. small• residenI ter_of up to. X228 -vary h'i�hmedium_density mut Lfalnil VD& p_rx 439.5 Formatted: Numbered + Level; 1 + Numbering Style: 1, 2, 3, + Start at: 1 + Alignment: Left + Aligned at: 0.25" + Indent at: 0.5" Formatted: indent: Left: 0.5", No bullets or numbering Formatted-, lndent: Left: 0.5" fFormatted: Indent: Left: 0.75", Hanging: i 0.25" EXHIBIT E4 Forster Canyon Planned Community Comprehensive Develqpment Plan CDP 81-01) City of San Juan Capistrano. California 8.cr�s lerc��ed_on.the;�[tt>scrlrrtoe�-At�n-QLIbJs 1(�as�aslle-=-T�eY �'iU-QverloQJs--ars oper�park4"oe betogri-Trail wrinestloos will be provkt'e�k to tte-norllierlti-pE►Mien ©I-kte TABLE 2, DEVELOPMENT DISTRICT STATISTICAL SUMMARY Parcel No. District Designation Acres DU's Density 1 Mesa -Residential -(MR) 43.8 1-96 4.5 2a Village-ResideMM A4,a�y 44.3 79 5.5 11 Reoreatien-Open Space (ROS) 36.5 0 0 12 PubWinstlkutional41Pi) ski 0 0 43 Sen09F Heusing t}5 466 39:0 None General Open Space (GOS) 30.0 n -.a; ma Mesa-Scubtotal 434..1 449 6 9 3.3 21 Vista Residential (VIR) 32.2 114 32 Garden Residential (GR) 10.5 54 5.1 43 Valley Residential (VAR) 34.1 104 3.0 64 Country Residential (CR) 7.3 77 10.5 65 Estate Residential (ER) 12.7 23 1.8 76 Research & Development Office (RD) 15.0 n.a. n.a. 87 Harbor Vista Residential (HVR) 14.7 46 4.4 9/40 PuMicllnstitutional (PI) 9 8 nhl�. a.&. none Recreation Open Space (ROS) 19.4 n.a. n.a. none General Open Space (GOS) 101,3 n.a, n.a. Pacifica San Juan Subtotal 257.0 418' 3.7 8/9 1 Very High Densb (VHD) 9.5 228 23.3 PROJECT TOTAL 391.6 858546 X24-3 In accordance with City Council Resoluitfon No. 03-(18-164)6 Pacifica San Juan will nave no more man n lb awaking units. The 418 proposed units Indicated above includes two lots that are proposed for use by the Public Works Department for a water reservoir, some lots may be redesigned within certain districts but the total number of dwelling units shall not exceed 416. (4)--lxas-�9a>talas�„�Fi4lac�e-der�4±al-attslrir,.{�-ta►Ft}i--+4-srna li-resld6ntl31 noill,11%Fnirnest po* 640. ;hey will n-epow, Formatted: Centered Formatted Table Formatted: Left Formatted: Font: 9 pt Forster Canyon Planned Community Comprehensive i' oyglopmeot Plan JC DP 81.01) Clty of Safi Juan Capistrano. Ulfotrxa part~6p8ea113619 rail�ennestiens-will-ba prevtded-le the norfherf+ portion ofthePlanned-Gommunity, Research and DevelopmentiOffice District (RD): The research and development/office parcels, totaling 25 acres, are located adjacent to the San Diego Freeway, The development character is one of a prestigious "campus -like" setting with strong emphasis on the visual quality of both architectural forms and landscape features. Design Standards for the twenty five acres of R&Dloffice are incorporated into this CDP. The two R&Dioffice sites will be designed with a variety of building sizes in order to afford businesses the opportunity to grow and still stay within the project area. As a result, both parcels will represent a master -planned, integrated business complex. No consumer -service tenancies are anticipated other than accessory users customarily associated with R&D/office paries. Examples of potential tenants are scientific and research firms corporate office facilities, as well as garden office users, general office, business administration and professional offices, service industrial, clerical and data processing firms, design professionals, etc The sites are highly visible from the San Diego Freeway, a designated scenic highway. Site planning and architectural design will be sensitive to the topographic relief and landform and will be governed by the R&D/Office Design Standards. The natural and man -introduced vegetation can provide screening and channel views toward the interior open spaces of these sites. The development sites will appear as "nodes" isolated by open space (natural open space and landscaped slopes). s.--Pubiis-lnstitutionat-District- (PI): A -5:5 -acre pubic institutional site, -Located -along the south side of Forster Canyon Drive will be dedicated to the City 19F pubik -purposes dc. General Open Space District (GOS): A key design element of this Comprehensive Development Plan and development of the Forster Canyon Planned Community is the preservation and sensitive use to be made of open space. This acreage, which occupies areas of varying topography, surrounds all four residential neighborhoods and supplementary uses, "binding" the mixed use Planned Community- The Open Space District will be preserved in its natural state, as open grassland, with the exception of specific areas which will accommodate equestrian, bicycle and pedestrian trails, and park nodes. These trails will take advantage of vista opportunities within the community -wide open space system. Preservation of the existing grassland and natural landform will create a consistent visual "theme", a common thread establishing community character. All open space areas impacted during grading operations will be restored to their natural state following grading - ed. Recreation Open Space District (ROS): The Recreation Open Space District of the Planned community is comprised of recreation open space and parkland. Ultimate development will include active and passive uses. Inaddilion; a6.6asre-nei0berhood-park-iWoposed-on the L-asRambias-parcel ser wj4he•PGand-Sity+esidentsseuthof the -site; fe. j#) An -approximately 8.5 acre senior housing site -has been planned forttie- err fnuF ityrsouthwest-of-Lallovia- This land use recognizes a demonstrated public need in-lhe-community -to-pFovide affsFdabie-and ranvenieni heusingfGF M tuF"izens 3. RESIDENTIAL UNIT COUNTS & POPULATION: There will be maximum of 790-646 dwelling - units in the Planned Community, consisting of 223`287 single-family detached homes, 228 multi- family unils465-6enier-�ausing-units, and 382-131 single-family attached homes (see Table 3 which follows). TABLE 3, -UNIT COUNTS & POPULATION Parcel Dwelling Type DU's PersonsiDU Estimated Formatted: Indent: Left_ 0.25", Hanging: 0.25", Tab stops: 0.5", Left Forster Canyon Planned Community Comorehenslve Development Plan (CDP 81-01) Ci_ry of San Juan rano, California No. Population Mesa(San-Juan-Meadows) 4 family attaeed 486 3 2a single family attached 79 2.9 229 13 Geniorfieusing 465 1-:4 234 Pacifica San Juan 21 single family detached 114 3.2 365 32 single family attached 54 2.9 157 42 single family detached 164 3.2 333 64 single family attached 77 2.9 223 65 single family detached 23 3.2 74 8Z single family detached 46 3.2 147 &� multi -family W 1 2.3 ¢3$ TOTALS 8666461 2.3861237 ('-per-City of San Juan Gapistrano Municipal Code Section 9A.303) Forster Canyon Planned Community Corn prehens ive Develo pment Plan CDP 81.0t -Cityof San Juan Ca istrano, California FF— SEMOOk FAGILtT.,, An a-4soadltio"G-approva�-ef-a4enta6ve-map,-tt* developer shall -be required-to-reserve-an-8-aere-elemenlary--ssheot-site at-erg-ef-the-aaltemative-sltes-,shown on Exhibit slew 1H. OFF-SITE INFRASTRUCTURE AND TRAFFIC IMPROVEMENTS: The applicant shall construct or- Formatted: trident: Left: 0", Hanging: 0,25", contribute the project's pro -rata share of the following off-site infrastructure and traffic improvements: Tab stops: 0.25". Left 1, Intersection improvements and signalization at San Juan Greek Road/Valle Road. 2. La Novia Avenue bridge over San Juan Creek. 3. Traffic signalization at La Novia Avenue and Calle Arroyo. 4. Signalizadon at the existing intersection of Camino Las Ramblas and Via California. 5. Design and construction of intersection improvements at the 1-5 northbound ramps/Vaile Road. 6. Widening of Valle Road between San Juan Creek Road and the 1-5 ramps to modified secondary standards. 7. Design and construction f San Juan Creek Road from Camino Capistrano to the existing curb and gutter east of Valle Road. 8. Traffic signalizatlon at the La Novia Avenue/ Street AA= intersection (Forster Canyon Drive). 9. Design and construction of traffic signallzation at 1-5 northbound ramps/La Novia/Valle Road, Jj. LIGHTING AND LANDSCAPE MAINTENANCE DISTRICT: Each phase of development shall include - the establishment of a Lighting and Landscape Maintenance District. K 1. DENSITY TRANSFER AND CREDIT FOR PARK LAND DEDICATION: The-subdivideFshalfdedisat acres foga pui3lie parl�use a�the intersesiiFx�-0t�amino-Las�ambtas and V443alifomia-Under this CDP, all development potential for the dedicated park area has been transferred to other areas of the Pacific Point property. Through this process, the City has increased the density elsewhere on the property, making the higher density area more valuable in order to give the property owner full compensation for the 3.1 acres of dedicated park land given to the City. This negotiated acquisition is separate from the subdividers obligation to dedicate park land or pay In -lieu fees. The resultant distribution of park requirements for the Pacific Point development shall be as follows: Computation of Park Land Requirement Total Required Park Land at Las Ramblas: 2.4 acres Remaining requirement: 2.9 acres or $597,400 in -lieu fees Total Park Land required under M.C. Section 9-4.302: 5.3 acres Gem�itatfor;t-eft-as-Ramblas-Park-!_-aaad-9adicatton Park -Latas-Rambias-fierdensity transfer elsewhere4p4he pr*rt; -- — 3.1 sores Required eQii{ d PaF Land ^ dieaken at Las Rarrblas- 2.4 aeres Tetaldedieation at-Las-Ramblas: 5S-aefes Formatted: Indent: lek 0", Hanging; 0.25", rrrTaastqu: 0.25', Left ft I Frrmatted: Indent: Left: 0", Hanging: 0.25", l Tab steps: 0.2511, Left Formatted:Indent. LER: 0.25", Hanging: 3.94" Formatted: Indent: Left: 0.75" Formatted, Indent: left: 0.25", First line- Tab stops: Not at -1" EXHIBIT E5 DISTRICT REGULATIONS: These District Regulations specify the land uses permitted within each development panel and open space area covered by this Comprehensive Development Plan. In addition, numerical standards for land development, such as setbacks and minimum lot sizes, are also specified. Base district regulations shall be the minimum regulations for development. Assignment of Development Districts. Refer to Exhibit 28, District Designations. Base Districts within the Forster Canyon Planned Community are: ER Estate Residential District CR - Country Residential District VR - Village Residential District GR - Garden Residential District VIR - Vista Residential District VHD — Very High Density Pl— Public -institutional District RD - Research and Development/Office District GOS - General Open Space ROS - Recreation Open Space VRM -Village Residential -Mesa MR - Mesa Residential SH—Seni0r440usi0g RESIDENTIAL DISTRICT GENERAL REGULATIONS a. General Requirements: All residential development shall conform to this CDP, and other applicable regulations. b. Supplementary District Regulations: Parking, fence, swimming pools and similar items shall conform to Title 9, Chapter 3, Article 6 501 of the MC. All such items shall require approval by the Homeowners Association prior to review by the City. c. Height of Accessory Structures: The City may approve the construction of accessory structures not to exceed 25 feet in height. d. Homeowners Association: A Homeowners Association shall be created to maintain all community recreational facilities, common area, and landscaping, and to assume other responsibilities as appropriate. The organization, legal authority, duties, and obligations for such homeowners associations shall be set forth in a set of Codes, Covenants, and Restrictions (CCBR's) to be approved by the City Council and recorded with the final tract map, Said CC&R's shall incorporate provisions for the City to take over or otherwise provide for the maintenance of all recreational facilities, landscaping, and common areas should the City determine that adequate maintenance is not being performed. If the City assumes said landscaping, the cost for such maintenance shall be by the establishment of a special maintenance district to be funded by residents of the Homeowners Association. e. Alterations to Structures: Structures approved by the City during the development review process shall not be altered unless such alteration has received prior approval by the Community Homeowners Association and the City (in that order). f. Solar Systems: Proposed solar panels and systems shall be integrated with the architectural design of the structure. g.s,Nt-,,, rwnts •A ch veWp4w( District: When= will -ben a rr►a x1mum-o"00-dwelling -units proposed-for-the-Planned4omrnunity,-appro)imately 240 aitaehed sing"Fniiy-unit6,385 Beta ad�iragiie fafar+�iiy snits and 166 -senior housJng units-throughout--�te�J#hfs-is summarized_indetail-in Tabk,4. 1. (ER) - ESTATE RESIDENTIAL DISTRICT REGULATIONS EXHIBIT E6 Purpose and Intent: The land designated for this type of residential use is primarily reserved for the development of an estate neighborhood. This type of development is predominantly large estate, which maintains much of the locate in open spade uses. In some instances (such as steep terrain), clustered single family detached units may also be accommodated If they also provide large amounts of open space and are arranged in a large estate configurallon, so as to maintain a harmonious rural character, Integrated with adjacent development and the natural physical environment. Principal Uses and Structures Permitted: (1) Single family residences, detached (2) Parks and playgrounds, public and private (non-commercial) (3) Riding and hiking trails, equestrian facilities, and accessory structures (4) Recreation facilities Accessory Uses and Structures Permitted (1) Home occupations in compliance with the regulations provided in Section 9 -3.611. (2) The keeping of pets of a type readily classified as being customarily incidental and accessory to a permitted principal residential use when no commercial activity is involved. The keeping of wild, exotic, or non-domestic animals is prohibited. (3) Horticulture of all types, unlighted and unenclosed by buildings or structures (non- commercial). (4) Recreation or community centers, non-commercial, public or private. (5) Accessory uses and structures incidental to the operation of a permitted use. (6) Signs, subject to Section 9-3.603 of the MC. Conditional Uses and Structures Permitted (1) Child day care center. (2) Kennels, non-commercial, in accordance with Section 9-3.619 of the MC. (3) Equestrian facilities, such as stables, riding clubs, etc. Temporary uses permitted in compliance with the regulations provided in Section 9-3.606 of the MC. (1) Model homes, temporary real estate offices, and signs within subdivisions subject to Sections and 9-2.312 of the MC. (2) Temporary use of mobile home residence during construction, subject to Section 9-3,612 of the MC. (3) Real estate signs and future development signs subject to requirements of Section 9- 3.603 of the MC. Development Standards (1) Subdivision Design Standards: (a) Minimum Lot Area: 30,000 square feet. (b) Minimum Lot Frontage: 135 feet for interior lots, 150 feet for comer lots. (c) Minimum Lot Width: 135 feet, measured at the front setback line for one story dwellings. (d) Panhandle Lots: (i) Minimum 20 feet street frontage. (ii) Access corridor to be used by fee owner only. (iii) Access corridor does not count toward required lot area. (iv) No more than two adjacent panhandle lots. (v) Each lot (or pair of lots) to be separated by five regular lots. (vi) No lot closer than 55 feet from a street intersection. (e) Minimum Street Standards: (i) Dedicated right-of-way to include parkways, sidewalks, trails, etc. (ii) Sidewalks required on both sides of the street. (iii) Twenty units maxlmum on cul de sac streets. (f) Subdivision Entry Treatments: (i) The primary entrance for a subdivision or residential neighborhood shall be designed with generous landscaped areas which shall be included within lettered lots to be owned and maintained by the homeowner's association. (ii) Sides of comer lots shall provide for additional landscaped areas to create an open, landscaped appearance for the entry to each local street. (2) Lot Development Standards: (a) Minimum Setbacks and Yard Areas: Setbacks Dwelling Front 30 feet for 1 story 40 feet for 2 stories Side 20 feet for 1 story 25 feet for 2 stories Rear 30 feel Toe of side slope 6 feet Note: All setbacks to be measured from property line. Street setbacks to be measured from ultimate right -0f -way line. (b) Projections: Maximum projection into setback. Chimney Winches Stairs 36 inches Eaves Winches (c) Maximum Lot Coverage: (i) Two Story Dwellings, Maximum % Lot Coverage -20%. (ii) One Story Dwellings. Maximum % Lot Coverage 25%. (d) Maximum Height: (i) Two stories, not to exceed 35 feet. (ii) Wall Plane Height shall be as per Municipal Code. (e) Accessory Buildings: as per MC Section 9-3.607. 2. (CR) -COUNTRY RESIDENTIAL DISTRICT REGULATIONS Purpose and Intent: The land designated for this type of residential use is primarily intended for the development of a traditional single-family neighborhood. Principal Uses and Structures Permitted (1) Single family residences, detached (2) Parks and playgrounds, public and private (non-commercial) (3) Riding and hiking traits, equestrian facilities, and accessory structures (4) Recreation facilities Accessory Uses and Structures Permitted (1) Home occupations in compliance with the regulations provided in Section 9 -3.611 of the MC. (2) The keeping of pets of a type readily classified as being customarily incidental and accessory to a permitted principal residential use when no commercial activity Is involved. The keeping of wild, exollc, or non-domestic animals is prohibited. (3) Horticulture of all types, unlighted and unenclosed by buildings or structures (non- commercial). (4) Recreation or community centers, non commercial, public or private. (5) Accessory uses and structures incidental to the operation of a permitted use. (6) Signs, subject to Section 9-3.603 of the MC. Conditional Uses and Structures Permitted (1) Child day care center. (2) Kennels, non-commercial, in accordance with MC Section 9-3.418 and 9-3.619. (3) Equestrian facilities, such as stables, riding clubs, etc, (4) Schools, Public and Private. Temporary uses permitted In compliance with the regulations provided in Section 9-3.608 of the MC (1) Model homes, temporary real estate offices, and signs within subdivisions subject to Sections 9-2.308 and 9-2.312 of the MC. (2) Temporary use of mobile home residence during construction, subject to Section 9-3.612 of the MC. (3) Real estate signs and future development signs subject to requirements of Section 9- 3.603 of the MC. Development Standards (1) Subdivision Design Standards; (a) Minimum Lot Area: 7500 square feet. (b) Minimum Lot Frontage: 60 feet for interior lots, 65 feet for comer lots. (c) Minimum Lot Width, 60 feet, measured at the front setback line. (d) Panhandle Lots: (1) Minimum 20 feet street frontage. (li) Access corridor to be used by fee owner only. (iii) Access corridor does not count toward required lot area. (iv) No more than two adjacent panhandle lots. (v) Each lot (or pair of lots) to be separated by five regular lots. (vi) No lot closer than 55 feet from a street intersection. (e) Minimum Street Standards: (I) Dedicated right-of-way to Include parkways, sidewalks, trails, etc. (ii) Sidewalks required on both sides of the street, (iii) Twenty units maximum on cul de sac streets. {f) Subdivision Entry Treatments: (i) The primary entrance for a subdivision or residential neighborhood shall be designed with generous landscaped areas which shall be included within lettered lots to be owned and maintained by the homeowner's association. (Ii) Sides of comer lots shall provide for additional landscaped areas to create an open, landscaped appearance for the entry to each local street. (2) Lot Development Standards (a) Minimum Setbacks and Yard Area: Setbacks Dwelling Front 20 feet Side 10 feet Rear 25 feet Toe of side slope 6 feet To accessory building 6 feet Note: All setbacks to be measured from property line. Street setbacks to be measured from ultimate right-of-way line. (b) Projections: Maximum projection into setback. Chimney 30 inches Stairs 36 inches Eaves 36 inches (c) Maximum Lot Coverage: No structure or combination of structures on a lot shall exceed in size the limits on total square footage (Maximum Unit Area), the maximum ground floor area (Maximum Ground Floor Area) and the percentage of the lot covered by structures (Maximum % Lot Coverage) as provided In the table below. Lot Area Maximum Maximum Maximum Unit Area Floor Area Coverage (%) 7.500-7,999 4,500 2,700 NA. 8,000-8,499 4,600 2,760 N.A. 8,500-8,999 4,700 2,820 N.A. 9,000-9,499 4,800 2,880 NA. 9,500-9,999 4,900 2,940 N.A. 10,000+ 30% • For two story buildings, the second floor area shall not exceed 65% of the area of the first floor. Note: Ground Floor Area includes all area within the building line of all buildings on a lot. In addition to the area within the foundation line of a building, it includes cantilevered second floor areas, but does not Include eaves, soffits, fireplaces and architectural projections. (d) Maximum Height: (i) Two stories, not to exceed 35 feet. (it) Wall Plane Height shall be as per Municipal Code. (e) Recreational Vehicle Storage: Shall be prohibited by CCR's. (f) Accessory Buildings: (i) Setback from an interior lot line: Equal to the height to the structure. (it) Setback from an exterior lot line: 25 feet. (iii) Maximum height of structure: 20 feet. 3. (VIR)-VISTA RESIDENTIAL DISTRICT REGULATIONS a. Purpose and Intent: Land designated for this type of residential use is intended for the development of single-family detached homes. 5 b. Principal Uses and Structures Permitted (1) Single family residences, detached (2) Parks, public and private. c Accessory Uses and Structures Permitted (1) Home occupations in compliance with the regulations provided In Section 9-3.611 of the MC. (2) Recreation or community centers, non-commercial, public or private. (3) Accessory uses and structures customarily associated with and incidental to the operation of a permitted use. (4) Signs as per MC Section 9-3.603. d. Conditional Uses and Structures Permitted (1) Child day care center. (2) Kennels, non-commercial, in accordance with Section 9 -3.619 of the MC. (3) Equestrian facilities, such as stables, riding dubs, etc. e. Temporary uses permitted in compliance with the regulations provided in Section 9-3.608 of the MC. (1) Model homes, temporary real estate offices, and signs within subdivisions subject to Sections 9-2.308 and 9-2.312 of the MC. (2) Temporary use of mobile home residence during construction, subject to Section 9-3.612 of the MC. (3) Real estate signs and future development signs subject to requirements of Section 9- 3.603 of the MC. f Development Standards: Development standards shall be in accordance with the following: (1) Subdivision Design Standards (a) Minimum Lot Area: (1) 50% of the lots shall have a minimum of 5900 square feet. (it) 25% of the lots shall have a minimum of 6450 square feet. (ill) 25% of the lots shall have a minimum of 6660 square feel. (b) Minimum Lot Frontage: (t) 55 feet of lots with 5900-6449 square feet. (ii) 57 feet for lots with 6450-6659 square feet. (iii) 60 feet for lots with 6660 or more square feet. (c) Minimum Lot Width: 50 feet, measured at the front setback line. (d) Maximum Number of Lots in Vista Residential: 100 lots. (e) Panhandle Lots: (i) Minimum 20 feet street frontage. (11) Access corridor to be used by fee owner only. (iii) Access corridor does not count toward required lot area. (Iv) No more than two adjacent panhandle lots. (v) Each lot (or pair of lots) to be separated by rive regular lots. (vi) No lot closer than 55 feet from a street intersection. (f) Minimum Street Standards: (i) Dedicated right -0f --way to include parkways, sidewalks, trails, etc. (11) Sidewalks required on both sides of the street. (iii) Twenty units maximum on cul de sac streets. (g) Subdivision Entry Treatments: (i) The primary entrance for a subdivision or residential neighborhood shall be designed with generous landscaped areas which shall be Included within lettered lots to be owned and maintained by the homeowner's association. (ii) Sides of comer lots shall provide for additional landscaped areas to create an open, landscaped appearance for the entry to each local street. (2) Lot Development Standards (a) Minimum Setbacks and Yard Areas: Setbacks Dwelling Front 20 feet 5500-5899 10 feet for side entry attached garages on lots having a 2330 minimum of 6660 square feet. Side Exterior side of a comer lot: 20 feet. 25M Side adjacent to adjoining lot with 10 R. side setback: 6450-6659 10 feet. 2720 Side adjacent to adjoining lot with 5 ft. side setback: 5 6660+ feet. Rear 20 feet Toe of side slope 6 feet To accessory 6 feet building Note: All setbacks to be measured from property line. Street setbacks to be measured from ultimate right-of-way line. (b) Projections: Maximum projection into setback. Chimney Winches Stairs 36 inches Eaves Winches (c) Maximum Lot Coverage: No structure or combination of structures on a lot shall exceed in size the limits on total square footage (Maximum Unit Area), the maximum ground floor area (Maximum Ground Floor Area) and the percentage of the lot covered by structures (Maximum % Lot Coverage) as provided in the table below: Two Story Dwellings: Lot Area Maximum Unit Area (SF) Maximum Ground Floor Area (SF) Maximum % Lot Coverage 5500-5899 3600 2330 39% 5900-6449 4375 25M 430/9 6450-6659 4700 2720 42% 6660+ 4825 2736 42% One Story Dwellings: Lot Area Maximum Unit Area Maximum % Lot Coverage 5500-5899 2395 41% 5900.8449 2730 46% 6450-6659 3115 48% 6660+ 3210 48% Note: Ground floor area includes all area within the building line of all buildings on a lot. In addition to the area within the foundation line of a building, it includes cantilevered second floor areas, but does not include eaves, soffits, fireplaces, and architectural projections. fd) Maximum Height (i) Two stories, not io exceed .35 feet (ii) Wall Plane Height shall be as per Municipal Code (e) Mininwrn Width of Driveway Apron. 20 feet. (f) Recreational Facilities: Shall comply with the provisions of MC Section 9-3.424(b)(7). (g) Recreational Vehicle Storage: Shall be prohibited by CCR's. (h) Accessory Buildings, (t) Setback from an interior lot line: Equal to the height to the structure. (it) Setback from an exterior lot line: 25 feet. (ill) Maximum height of structure: 20 feet. 4. (MR) - MESA RESIDENTIAL DISTRICT REGULATIONS a. Purpose and Intent: Land designated for this type of residential use is intended for the development of single-family detached homes. b. Principal Uses and Structures Permitted (1) Single family residences, detached (2) Parks, public and private. c. Accessory Uses and Structures Permitted (1) Home occupations in compliance with the regulations provided in Section 9 -3,611 of the MC. (2) Recreation or community centers, non-commercial, public or private. (3) Accessory uses and structures customarily associated with and incidental to the operation of a permitted use. (4) Signs as per MC Section 9-3.603. d. Conditional Uses and Structures Permitted (1) Child day care center. (2) Kennels, non-commercial, in accordance with Section 9 -3.619 of the MC. (3) Equestrian facilities, such as stables, riding dubs, etc. e. Temporary uses permitted in compliance with the regulations provided in Section 9-3.608 of the MC, (1) Model homes, temporary real estate offices, and signs within subdivisions subject to Sections 9-2.308 and 9-2.312 of the MC. (2) Temporary use of mobile home residence during construction, subject to Section 9-3.612 of the MC. (3) Real estate signs and future development signs subject to requirements of Section 9- 3.603 of the MC. f. Development Standards: Development standards shall be in accordance with the following: (1) Subdivision Design Standards (a) Minimum Lot Area: (1) 40% of the lots shall have a minimum of 5,000 square feet. (ii) 40% of the lots shall have a minimum of 6,000 square feet. (iii) 20% of the lots shall have a minimum of 7,000 square feet. Such lots shall have a minimum building pad area of 6,000 square feet (b) Minimum Lot Frontage: 50 feet measured at the front setback. (c) Maximum Number of lots: 196 lots. (d) Those lots which have lot sizes between 5,000 and 6,000 square feet shall be located adjacent to the recreation open space. (e) Panhandle Lots: (1) Minimum 20 feet street frontage. (ii) Access corridor to be used by fee owner only. (ill) Access corridor does not count toward required lot area. (iv) No more than two adjacent panhandle lots. (v) Each lot (or pair of lots) to be separated by five regular lots. (vi) No lot closer than 55 feet from a street intersection. (f) Minimum Street Standards: (I) Dedicated right�of-way to consist of 46 feet of right-of-way including sidewalks, and 3 foot public utility easement directly adjoining the right-of-way. (ii) Sidewalks required on both sides of the street, except where topography prohibits. (iii) Twenty units maximum on cul de sac streets. (g) Subdivision Entry Treatments: (1) The primary entrance for a subdivision or residential neighborhood shall be designed with generous landscaped areas which shall be included within lettered lots to be owned and maintained by the homeowner's association. (it) Sides of comer lots shall provide for additional landscaped areas to create an open, landscaped appearance for the entry to each local street. (2) Lot Development Standards (a) Minimum Setbacks and Yard Areas: 5etbadks Dwelling Front 30 feet 15 feet for side -loaded garages limited to single -story within 20 foot setback. Exterior side of a comer lot: 20 fL Side One-story edge (max. height of 10 ft): 5 ft. Two-story edge (max. height > 10 ft): 10 ft. Rear 20 feet Toe of side slope 6 feet To accessory building 6 feet Note: All setbacks to be measured from property line. Street setbacks to be measured from ultimate right-of-way line. (b) Projections: Maximum projection into setback. Chimney 30 inches Stairs Winches Eaves 36 inches (c) Minimum open area: (1) One-story: 55% (ii) Two-story: 65% (d) Limitations on floor area (per dwelling unit): Lot Area Max, Floor Max, Ground Max. % Lot Area (SF) Floor Area cove" (SF) �.- 10 5000-5999 3300 2000 39% 6000-6999 3500 2150 43% 7000-7499 3700 2200 42% 7500 or more` n.a. n a. 42% Second floor area (SF) shall not exceed 65% of first floor area (SF). (e) Maximum Height: (i) Two stories, not to exceed 35 feet. (ii) Wall plane height shall be as per Municipal Code. (f) Recreational Vehicle Storage: Shall be available through off-site storage facilities as allowed by the Land Use Code. (g) Accessory Buildings: (i) Setback from interior lot line equal to the height of the stricture. (ii) Setback from an exterior lot line; 25 feet. (iii) Maximum height of structure: 20 feet. 5. (GR) -GARDEN RESIDENTIAL DISTRICT REGULATIONS a. Purpose and Intent: The Garden Residential district provides medium density attached housing designed in Gose harmony with the site. The housing clusters are sensitively sited to maximize views and response to site opportunities and constraints. b. Principal Uses and Structures Permitted (1) Single family residences, attached, detached. (2) Multi -family residences, attached, townhouses, apartments or bungalows. (3) Parks, public or private, c. Conditional Uses and Structures Permitted subject to a conditional use permit: (1) Child day care center. d. Accessory Uses and Structures Permitted: (1) Home occupations in accordance with Section 9-3.611 of the MC. (2) Recreation or community centers, non-commercial, public or private. (3) Accessory uses and strictures customarily associated with and incidental to the operation of a permitted use. (4) Signs, as per MC Section 9-3.603. e. Development Requirements (1) Recreation Facilities: Developments within this district shall provide outdoor recreation facilities for the residents of the development. Such facilities may include swimming pool and cabana, tennis or volleyball courts, open play fields, children's play equipment, and similar facilities. (2) Management Agency: A management agency shall be created to maintain all recreational facilities and common area landscaping and to assume other responsibilities as appropriate. The organization shall be set forth in a set of provisions to be approved by the Planning Commission and recorded with the final tract map. (3) Plans approved by the City during the Development Review process shall not be altered unless such alteration is approved by the Planning Commission. (4) Criteria for Project Approval (a) The combination of grading, structures and landscaping for the project shall be arranged to make the development blend with the surrounding hills and environment: (b) The structures shall be designed and oriented to give the project a low profile, or horizontal appearance, rather than a design and orientation which emphasizes its vertical elements. (c) Greenbelts and/or landscaped walkways shall be distributed throughout the project in order to create a pleasant open space environment and provide safe pedestrian linkages. (d) The development shall meet the criteria in Municipal Code Section 9-3.423.5(c)S1) and the residential standards for design contained in the CDP. Development Standards. Development standards shall be in accordance with the following: (1) Maintain a 20 foot setback between any structure and "A" Street, and a 30 foot setback between any structure and "B" Street. (2) Maintain a 10 foot setback between any structures and private streets. (3) Maintain 10 foot minimum space between clusters of attached units. (4) All clusters shall have a maximum of two stories, not to exceed 35 feet in height. (5) Common open space shall be integrated throughout the development and designed to "pedestrian" scale - (6) Maintain minimum 10 foot setback from property lines. S. (VR)•VILLAGE RESIDENTIAL DISTRICT REGULATIONS & (VRM) VILLAGE RESIDENTIAL MESA DISTRICT REGULATIONS a. Purpose and Intent: The Village Residential district provides medium density attached and detached housing designed in close harmony with the site. The housing dusters are sensifively sited to maximize views and respond to site opportunities and constraints. b. Principal Uses and Structures Permitted (1) Single family residences, attached, detached. (2) Multi -family residences, attached, townhouses, apartments or bungalows. (3) Parks, public or private. c. Conditional Uses and Structures Permitted subject to a conditional use permit (1) Child day care center. d. Accessory Uses and Structures Permitted (1) Home occupations in accordance with Section 9-3.611 of the MC. (2) Recreation or community centers, non- commercial, public or private. (3) Accessory uses and structures customarily associated with and incidental to the operation of a permitted use. (4) Signs, as per MC section 9-3.603. e. Development Requirements (1) Recreation Facilites: Developments within this district shall provide outdoor recreation facilities for the residents of the development. Such facilities may Include swimming pool and cabana, tennis or volleyball courts, open play fields, children's play equipment, and similar facilites. (2) Management Agency: A management agency shall be created to maintain all recreational facilities and common area landscaping and to assume other responsibilities as appropriate, The organization shall be set forth in a set of provisions to be approved by the Planning Commission and recorded with the final tract map. (3) Plans approved by the City during the Development Review process shall not be altered unless such alteraton is approved by the Planning Commission. (4) Criteria for Project Approval (a) The combination of grading, structures and landscaping for the project shall be arranged to make the development blend with the surrounding hills and environment. (b) The structures shall be designed and oriented to give the project a low profile, or horizontal appearance, rather than a design and orientation which emphasizes its vertical elements. (c) Greenbelts and/or landscaped walkways shall be distributed throughout the project in order to create a pleasant open space environment and provide safe pedestrian linkages. 12 (d) The development shall meet the criteria in Municipal Code Section 9-2 423.5(cx 1) and like residential standards for design contained in the CDP. (e) Single fancily detached and townhouse development shall be required to comply with the provisions of the Housing Opportunities Program of this CDP. Development Standarhs: Development standards shall be in accordance with the following: (1) Maintain a 20 foot setback between any structure and "A" Street, and a 30 toot setback from Via de Agua. (2) Maintain a 10 fool setback between any structures and private streets. (3) Maintain a 10 foot minimum space between clusters (4) All buildings shall have a maximum of two stories, not to exceed 35 feel in height. (5) Common open space shall be integrated throughout the development and designed to "pedestrian" scale. (6) Maintaln minimum a 10 foot setback from property line. (7) The entry street shall be 36 feet wide in order to provide a 10 foot wide landscape easement that serves as a parkway. (8) Visitor parking areas shall be distributed throughout the project, and situated to encourage their use. (9) Greenbelts with walkways shall be provided throughout the project averaging 25 feet in width, and a minimum of 15 feet in width- (10)Long dead-end access drives shall be discouraged, and shall be designed as a clustered vehicular access court, or designed to serve as through circulation streets. (11)The subdivider shall design and construct all streets with a minimum 36 feet (curb to curb) section with 10 feet of parkway and 5 foot sidewalk located 5 feet from the curb on each side of the street; have a 25 mph minimum design speed with sight distance for 35 mph at all intersections. Parkways shall include all public or private landscaped areas and walkways. Roadways within the AVRM_ development which connect the local streets with the dwelling units may be designed as 26 foot (curb to curb) sections provided that (a) the units are clustered Into access courts; (b) visitor parking is provided at the ratio of 0.5 space per dwelling unit and is evenly distributed throughout the development, and (c) the principal access to the units is oriented to a greenbelt rather than to the access drives. 7. WHDI VERY HIGH DENSITY(PI)—P-UBLICENSTITUTiONAL-DISTRICT REGULATIONS a. Purpose and Intent: The Very High Density district provides opportunity for very high density Multifamily housing designed In close harrnonyywit_h& sft b—Te-acGGmmodate a restricted range,of--publie ws1-public-institutional-uses estab4sheg in response4o4he-eduw1lena1-needs of the Gily. G.b. Principal Uses and Structures Permitted: n�SR .uras oenrrltled shall 4e in conformance with the Very High Density districtwith_in the Mupk!pal Code -Section 9-2,301 Residential districts. d. - €AuGaNenaWses public -0r -private, including child Is -Gr rturs" schools. Relkj4n-relat ches, temple"ynagegues, eenvents raeaasteAes, Fetigieus Pet reatsrand-eiher-pla nd-sen+i-puglis buildings,-seryiGes,-tn"asifltie&;InGkxhng-community--eMe W-oonte►s,-etc. e. tc. Development Standards veto nient starsdards_sf�all be in canfomtancs with the Very High Density dls�triswlLirl_�ttg• I Formatted: Indent: Left 0.5", Hanging Municipal Code Section 9-3.301 Residential districts_ 13 (1) Building -site area: As specified on-the-approved-Site--Plan-(minimum- 7.8 acres:) (2)Building height limit: -As -specified on the approved Site Plan. (3) Building setbacks: -AJltaildings shallbe-sefbac*-a distance equate -the heighEeUthe-buRding all property lines abutting areas designated-tec residential �ses-unless-otherwise-modified by 4he-approved-4%ite Wan: The4ninimunv-set bash be 60 feet (4) Off-street- parking: Off-street parking shag be provided in accordance with the requirements of Section 9-3.602 of4he-MG. (5) Signs= Signs-shaWbe pennitted-in accordance with -Section 9-3.6"-w the MG oras -otherwise modified -by -the approved Site Plan. (6) Trash and storage area-. All storage; including eartens; containers, and trash shall be -shielded from view within a- building -or -area enclosed by a masonry w noNess than 6 feet in height. (} — 6ereening: Tbe-fegewing sePeeningareatments shall�eiRslucfed in Ehe Site Paan in-an-effoq-to4nake the -non-residential use more sornpatibleor consistent with other surrounding uses. (a)--",.nAng--residential -areas. f fences; walls; or berms shall be installed along all site boundaries where the premises-abot-areas-,zoned-for-residential. €xeept as -otherwise provided; the se ng shall have a total height-ef-netless thaw 6 feet or more -than 4 -feet- AW*Fe theAe is a difference in -elevation on opposite sides of the screen, the height-sh e -highest elevation: (b) ---Abutting 6treetsan4-highways—A-screensh"-ie4n6taged-along all --site-boundafies abutting-stfeet of highway.€xcept-as otherwise -provided, the saeening rhalt Mage afetal—height-0-not less than 36.i re4han-4244 is adiffe "ppesite sides height shall be- measured from the highest elevation. Minimum setback -shall -be 5 feet -W, -36 inoh- him 64eet-for-a-48 0&1-44 GGreeA. Fid 75 Fmk fO a 79 iRGh high Notwithstanding these - -requirements,—where— the- finished elevation of the property-isaower at the -boundary -fine; or within 5 feet-k*de the bo r, such change—in--elevation-may—be—used-4n-4ieu—o"r-4n sembination with, additional Grree to satisfy the sGmening req uirernents for -this -section (e) A screen as referred to in (b) above, shall -consist of one -or -any s©mbination-of thA fal i1`1940e67 (i) Walls: A wag shall consist of -concrete, stone, brick, tile, oraimilar4ype-ofasiid mar, nry-mate minirrrum of 4 Inches -thick: (ii)- Semis; A berm--shall—be -oonstracted—of-eaf0min materials and it shag be landscaped (iii) fences olid:—A solid fence shall be constructed -of wood, masonry-oF-other-rnaterials-a-minimum nominal thickness of 2 -inches and "halfferm an opaque screen. 14 4.andscaping: rant materials, when used as a soreer, shall consist !,f evergreen or deciddous plants;-afld-shall reae4--tha_4%ght-requ4fed-ln a.-and-b.-abo4&-w4lhin -96 rn.�nths-a Itaranitiat-�nstatlatien: (d)----Mesk+an�ee! eguipe nt. All mechanical equipment placed on -any roof- suoh -as--but -slot--liritited-40- air--sondiWning:- heating: ventilating ducts and exhaust-, solar panels and equipment -shall be iste9fated-with the arehitec4ural design of the structure l,8) Landscaping- The following site development -standards -may-be medified by the -approved make the non- residential -use mere-cornpatible-or- consistent -with -ether surrounding uses. Landscaping consisting -of -evergreen -trees shrubs-,--and-grodnd cover shalt be Instalted and-maintained40 the --fallowing standards: (a) --Boundary-landscaping i& -required fora -minimum -dept# of 24 feet along -alt property -kris -abutting streets -except feF a --area required-for-streeE openings and4he aF8 - vithin4O feet -on either side of streetapenings (b) - A -additional -amount -,equal to-at4easWer40-persent of the total area of the parcel is -required--and er-minimums perserIOf such landscaping shall be losated in-thearea-devoted to pa#ing. — r.) Sep -landscaped area -shall -be sepafated from--an-adjasent vehia lararaa-by-a than --the adjacent vehicular area -0r- in -some ether manner be protected -from -vehicular damage: (d)--lnlersestiens, Landscaping-a"-ai-atreets and -boundaries shall be iwstailed iFi scofdance with a site distance study approved by the director of -Planning, sfwwingall points-ef intersection of: (i) AVOhl6liiaFaeeess-eridOveway-and-aSlfeeL (ll,) A vehteular accessordrivewayand-a-sidewaW,. (iiia - Two or more vehioularooeesses-driveways. ©f -streets (e) - Walering-Remvanent watering facilities shall -be provided-fovall (f) ---- MaintenanGe. R quired4andscapingahall-be maintained in a neat clean -and- heakhyaendwtio.,... This sha"ciude-proper pnjning;-mewing- of -lawns: -weeding, removal, of -litter. fertilizing. replacement of plants when flecessary;and-thea ulacwatering efall-plantings 15 gam_9MY-SE-MOR-WOU6WG4XST-MOT- R@6ULAT4ONS a--- --Purpose aAd-intent-land-designaled4e"his-type of-fesidenfial-use4s4ritended for the -development -of multi -unit attached -dwellings for persons 55 years -of -age or older. b--—4rinsipal-use and structures -permitted: -Affordable senior -housing rental-units4At least -2.0"f total units are designated -for nbw income= households�,and-at least -W% -of total units are designated foFAverytowancenie=householdsperthe General Plan Housing -E=lement for-notaess-than 30 -years from construction for parsen"ged 5b years or older). G _-AGGessory uses aadstrustures-penn#te& (1) private. (2-)-- Accessary--uses--and --slructrtres cu5toMenly associated, -with and incidental -to -the operation of-a•permitted-use- {3) Signs, as per MC section 8-3.603_ c1-�endltienal uses acid strudurespertnitted- Temporary uses permittedin-compliance with the regulations provided in Section 8460$ of -the -MC: (1) - Temporary. use-ef- w bi-;cheme residence dunng-sonstruetion, subject to (2�-deal-estate-signs-and-future-devetopment signs-subjeet-to-requirements of Sediow-4-3:603-of4he-MC- Development Requirements, (1) Resreation4adlitiesi Developments- within-the-ASH=Bist6ct- iA include facilities designed for seniors including swimminglaxereise peals, Multi purpose roams; community -gardens; or -similar faaGfies. (2) - -Plans approved -as partof-the-development review process-shallfrot be alter d by (3)-kriteria-for-Rro�est,4pprevab (a) Evaluation of rsphy, -grading, site design, aFid landssapiag-whlskt-balances-the-intensity-of-development with the spesifis site-uonstrainte (b) ---Strastures--sha"e--designed---insegumatiag—multiple- levels (steries)--and orrns-- resembling institution lstrastures, (cam -6 Awe-previded4e-enhance-pedestrian eireulatien-,and-Wevlde safe pedestrian-Ankages-4hroughout4he site. g-Develepm nt-standards: 0)— Front -setback-. 16 Forster Canyon Planned Community Comprehensive DeveLpmenl ElanE-2P CIV ofS3n Juan Ca pistrano, California (a) Minimum seiback for one-story buiklingror-one-story elements of two•r4eryy-buildings;-20 feet; -or -a minimum -of -{5 feet where the average-is26 feet (bj----AAinimurrrsetbasfEfor tivo story buildings: 30 fee,""-F+40mum of25-feel-where-the average Is 3&4eeL (c) - ---Notwithstanding- the above.wd.e a-fglnimuFr►-at tib°ti. of the frontage maintains a setback of at least 40 feet, the minimum setback for the remainder shall be 16 feet. (2)— amide afld reaFJsetbaeksc (a -}---Mr iFoum-adjaeen o-ar►-arlerial or local street -20 feeti OF 15 feet with average of 25 feel (b)- Adjacent -to a residential zoneAistri& saFne-setback as the adjacent-zonelfistort-. (o)--AdjaoeAt te-aneF}-resideFiti buildings and-254eet(Gr-4wo-story buildings: (d) Adjacent le permanent 10 ret (3) - Open -area requirements �0°-oovvered with-str�ctures�nsluding wnse+rered �aAcing pafies-slepes; &veways, (4) Height :unit:- Eembinatiar}otone; mot to exseeda maximum of 35 feet. All three story eiements-shalMotexceed more than 46 -o(-tbe-tetal buildW44oerarew. (b) --Arshitectural design: The development shall comply with tfie- ity=s AArchifestural Design—Guidelines= and shall be designed--to---be residenfia1 in seale as opposed to insto utioraa1 OF MenUMeRt3l in soals, Buildings-shall-indudeAradifional-residential features-, and -be small-scale in character. (6) Parking requirements: (a)--Mnimum-of one-(-I+wvered-panting-space per-dwelling-URK= (b;_ -Minimum -of one (1} Visitor parking apace fore dwelling units: (,G) ee-fer 98. (RD) - RESEARCH AND DEVELOPMENTIOFFICE DISTRICT REGULATIONS Purpose and Intent: This district classifies areas in which office, research and development, and limited industrial uses can be designed in such a manner as to be compatible with adjacent low-density residential development. It should be noted that the restricted nature of this district has been specifically designed to insure a compatible living environment with said uses and the residential areas immediately adjacent In addition, provision has been made within other portions of the community for industrial uses not Incorporated within this designation. Typical uses found within this category include garden office uses, general office, business administration and professional offices, scientific firms engaged in research and development, marketing, or laboratory services for other medical, pharmaceutical, or aerospace firms, service industrial, national or regional corporate headquarters, computer, clerical and data processing firms, design professionals, etc. No consumer -service tenancies are anticipated other than accessory users customarily associated with research and development parks. A diversification of businesses to promote and create a substantial employment center for the city is envisioned. The balance of uses found within this category 17 Forster Canyon Planned Community Comprehensive_Developmrrsl_Plan (CDP 81-07) City of San Juan Capistrano. California provided that such activities are confined within a building or structure and do not contribute noise, dust, smoke, vibration, electrical disturbance, radiation, or other nuisance or hazard potential that could be harmful to life or other nearby property, A purpose of these regulations is to provide for an employment center within easy travel distance from surrounding residential areas. Another purpose is to allow for certain service uses within such R&D/office parks which are related to the permitted uses or which may serve the employees of the establishments during the normal work day, The R&D/office sites will offer a range of building sizes to accommodate those companies wishing to locate in San Juan Capistrano. Principal Uses and Structures Permitted (1) Garden office uses, general office, business administration and professional offices. (2) Corporate offices serving as national or regional headquarters for major firms. (3) Education research institutions, (public or private) foundations, etc. (4) Scientific firms engaged in research and development. (5) Laboratory services for medical, pharmaceutical or aerospace firms. (6) Computer, clerical and data processing firms, (7) Professional design firms. Accessory Uses and Structures Permitted (1) Accessory uses customarily associated with and incidental to the operation of a permitted use, such as office cafeterias, delicatessens, snack bars (including outdoor eating areas). printing shops, reprographics and other small accessory uses customarily serving the needs of companies located in the immediate area. (2) In an effort to implement the Air Quality Management Plan, certain accessory uses will be permitted within the R&Dloffice sites to reduce vehicle miles traveled. Such accessory uses may reduce both work trips and non -work related trips by providing alternative work sites (for telecommuting purposes) and support services near or at the work location. Possible accessory uses are listed as follows: (a) Telecommunications enter (b) Child care center (c) Business support services such as copy services, blueprinting, office supplies, etc. (d) Personal services such as sandwich shops Temporary uses permitted in compliance with Section 9-3.608 of the Municipal Code. (1) Model units, temporary real estate office and signs within subdivisions subject to Section 9 -2.310 of the Municipal Code. (2) Real estate signs and future development signs subject to the requirement of Section 9 - 3.603 of the Municipal Code, Operational Standards (1) The following effects shall not be permitted to emanate beyond the boundaries of the premises upon which a permitted use is located: (a) Generation of heat or cold, or direct or reflected glare, odor, or vibration detectable by the human senses without the aid of instruments. (b) Noise generation In violation of Section 9-3.615 of the MC. (c) Air contaminants, including but not limited to smoke, charred paper, dust, soot, carbon, noxious acids or oxides, fumes, gases, odors, particulate matter, or any combination thereof that endangers human health or causes damage to vegetation or property, or otherwise deprives residents of enjoyment of their properly. (d) Nuisance - No portion of the property shall be used in such a manner as to create a nuisance to adjacent sites, such as, but not limited to vibration, sound, electro- mechanical disturbances and radiation, air or water pollution, dust, emission of odorous, toxic, or noxious matter. (e) Electric or electromagnetic disturbance which unduly interferes with the normal operation of equipment, instruments, or appliances. (f) Radioactivity or any other emissions or radiation that endanger human health, result in damage to vegetation or property, or which cause soiling, 19 Forster Canyon Planned Comrriundy CSL2rehgQiiye C?evccloprnr-2A PlanSP C 81-01) _ City of San Jtcan Capt _traria, Calitomla (2) The standards prescribed by the County Air Pollution Control District and County and State Depanments of Public. Health shall be taken into account in the adrninistralion of the foregoing Operational Standards (3) The Planning Director shall be responsible for determining whether any premises fail to meet these Operation Standards. Any decision of the Planning Director may be appealed to the Planning Commission and/or subsequently appealed to City Council in accordance with the provisions of SeMion 9-2.314 of the MC. Development Standards - North R&D/Office Site (1) Building Site Area: As indicated on the approved site plan. (2) Height Limits: (a) Building Height: Two Stories. Not to exceed 35 feet (b) Columns: 7 feet maximum to top of base for arches, 12 feet for posts. (c) Arches: 12 feet to inside top of arch. (d) Porches and Arcades: 12 feet to outside roof support.. (e) Light Standards: 14 feet overall, 18 inches for concrete base, (Note: All standards shall be located within landscaped islands and placed at least 3 feet from any parking area.) (3) Roofs: (a) All roofs shall be sloping or pitch roofs. With full roofs to be required wherever building dimensions permit. Minimum height of sloping roof shall be 10 feet measured vertically above eave (b) Open roofs shall be screened from the hillside views above with material or techniques which conform to the building code. (c) No roof mounted equipment shall be permitted. Pad mounted mechanical equipment shall be fully screened with enclosures integrated with the architecture. (4) Wall Plane Relief; (a) Maximum Wall Plane Length: 60 feet. (b) Minimum Building Line Extension or Recess to Provide Relief: (t) For wall plane less than 50 feet in length: 5 feet. (ii) For wall plane 50 feet or more in length: 10 feet. (5) Windows, All windows shall be multi -paned. (6) Minimum Distance Between Buildings, (a) Between One Story Buildings: 15 feet. (b) Between One and Two Story Buildings_ 20 feet (c) Between 2 Story Buildings: 20 feet. (Note: One story elements of buildings having a combination of one and two stories may be treated as a one story building provided said one story element is at least 30 feet wide for the total length of the building.) (7) Setbacks: (a) From Freeway Property Line: 100 feet, with the exception that three clusters of buildings, separated by a minimum of 300 feet, may be allowed the following setbacks: 75 feet for two story buildings and 35 feet for one story buildings. (b) From Entry Road Right -0f -Way: 40 feet, with the exception that the Planning Commission may approve one story buildings at a minimum of 20 feet where it will result in a variation of setbacks or where there Is a substantial distance between buildings adjacent to the entry road. (c) Clusters of buildings shall be separated by a minimum of 100 feet, shall provide a variation of setbacks, and shall maintain the minimum setbacks required above. (d) Side and Rear Property Lines: None. (e) A cluster of buildings shall mean a group of two or more separate and detached buildings which share common pedestrian and/or parking areas, and which are not separated from each other by more than 60 feet. (Note: One story elements of buildings having a combination of one and two stories may be treated as a one story building provided said one story element is at least 30 feet wide for the total length of the building.) 19 Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01) City of San Juan Capistrano, California (8) Minimum Width of Landscaped Areas: (a) Between Parking Areas and One Story Buildings; 10 feet. (b) Between Parking Areas and Two Story Buildings: 15 feet. (c) Between Parking Lots: 10 feet, (d) Between Entry Road and Parking Areas: 20 feet. (e) Parking Islands: 6 feet. (9) Maximum Size of Parking Lots: 100 spaces. (10)Trees in all areas of the site shall be a variety of sizes, with a minimum height of 12 feet when planted. (11)Development approval shall be subject to the requirements of MC section 9-2.306. (12)Signs: Signs shall be permitted in accordance with Section 9-3,603 of the MC. (13)Off-Street Parking: Off-street parking shall be in accordance with Section 9-3.602 of the MC. (14)Llghting: All lighting, interior and exterior, shall be subject to MC Section 9-3.614 and shall be designed to a low level pedestrian scale and located to minimize power consumption and to confine direct rays to the premises. Except for necessary security lighting, all lights shall remain off during non -business hours. (15)Loading. All loading shall be performed on the site, and loading platforms and areas shall be screened from view from adjacent residential areas and from streets and highways. (16)Trash and Storage Areas: All storage, including cartons, containers, materials, products or (rash, shall be shielded from view within a building or area enclosed by a solid wail not less than seven (7) feet in height. No such area shall be located within fifty (50) feet of any residentially zoned area. (17)Retaining Walls., Retaining walls adjacent to slope areas may be constructed to a maximum height of 6 feet if the wall is built with decorative materials in harmony with the building architecture and is properly landscaped to ensure aesthetic appearance. Retaining walls which serve as an exterior wall of a building shall not be subject to provision. (18)Grading: Refer to Chapter III, Section C, "Grading," (19)Maximum Floor Area Ratio: The maximum floor area ratio for the north R & D site shall be 0.32. The maximum floor area shall be determined by multiplying the Floor Area Ratio by the area of the "Development Parcel." The Development Parcel shall be defined as the entire area within the north R R D District which includes all pad areas created for buildings, access roads, parking and landscaping, but does not include areas to be preserved in natural open space, or manufactured slopes which exceed 8 feet in height, The swale area between the building pads and the freeway shall be included in the development parcel. g. Design Standards: A separate set of Design Standards for the Research and Development/Office District are herein incorporated into this section by reference, 409. (GOS) - GENERAL OPEN SPACE DISTRICT REGULATIONS a. Purpose and Intent: As indicated in the OS "Open Space Preservation" District regulations, Section 9-3.421 of the MC. b. Principal Uses and Structures Permitted: Open Space uses, public or private, which emphasize the natural character of the land with no building development such as: (1) Flood control channels and related structures (2) Parks (3) Trails c. Conditional Uses Permitted (1) Animal Grazing (2) Farming, Crop and Trees d. Development Standards: As indicated in the OS "Open Space Preservation" District Regulations. Section 9-3.421 of the MC or as indicated on the approved site plan. 20 Foisler Canyon Planned Community Comprehensive Deve�ment PIan�CDP d1�01Z ___ Gity of San Juan Capistrano, California 111Q. (ROS) - RECREATION OPEN SPACE DISTRICT REGULATIONS a Purpose and Intent: As indicated in the OR "Open Space Recreation' District Reguialions, Section 9-3.420 of the MC_ b. Principal Uses and Structures Permitted Open space recreation uses, public cr private, which focus on the use of ould-)or areas instead of building development Such uses include athletic fields, and other active parks uses, c Conditional' Uses and Structures Permitted (1) Equestrian facilities (2) Amphitheaters (3) Swimming pools (4) Golf course and driving range d Development Standards: The following standards shall apply unless modified by the approved Site Plan: (1) Building site area: As Indicated on the approved Site Plan. (2) Building height: 20 feel maximum. (3) Building site coverage: 25 percent maximum building site coverage. Site coverage shall include structures, accessory facilities, hard -surfaced areas (parking lots, private streets. driveways, walkways). It shall also include a manufactured slope areas having a slope ratio sleeper than 3:1. (4) Building setbacks: Shall be 20 feel from the adjacent property line. (5) Off-street parking, signs, lighting, trash and storage, screening and landscaping shall be in accordance with Section IV.E.5 of the CDP. e. Requirements for -Citizen -Participation in Las Ramhlas Park -Planning, Process's-The•precsss W delemvining-the—Wirnat"Iar*for 4mpfovement"r"r Ramblas4PeFK i&eaparate k0ffl the development review-process-4ofAhis project and-la-te--be--condusfed by lhe-Pa*6-and Recreation- Commission and the -E4rt4nun4y-Services Director. This s parate City park planning process shall-4equire-the-partioipation of and -consultation-with the residents -at Connomara, -Alto-Capistrano;-Meredith -Canyon; apistfanra-•Pointe. and-the-eo arWOM project on, thesGuthwest comer of Las-Rambia&a(vd-Wa-GaHfomia. 1211. ENVIRONMENTAL MANAGEMENT DISTRICT REGULATIONS Overlay District Regulations: The following overlay districts are applied to the PC area and are subject to the requirements in Title 9, Chapter 3, Article 5 of the MC. (1) HM -Hillside Management District (2) N - Noise Management District (3) SC - Scenic Corridor District Landform Control District Regulations. Refer to Exhibit 29, Landform Control District. These regulations shall apply to all areas designated on Exhibit 29. (1) Purpose and Intent: To implement the programs and policies of the General Plan as revised per GPA 78-1, providing for specialized grading techniques which will guide the alteration of areas with significant landforms such that the finished appearance visually duplicates a natural landform. (2) District Boundaries Applicability of Regulations: This overlay district shall be in addition to applicable standards of Section 9-3.505 and 9A.112 of the MC. (3) Permitted Uses As permitted In the underlying base district (4) Conditional Uses and Structures Permitted- As permitted in the underlying base district. (5) Development Regulations: Prior to or concurrent with the approval of any tentative tract map located within the Landrorrm Control District, the applicant shall be required to submit development plans to the City consisting of the following: (a) Proposed grading plans which encompass the entire area defined within the overlay district. In addition to the preliminary grading plans, the applicant may be required to submit detailed data describing the existing topographic, soils, geologic, seismic and drainage conditions within the area. 110411 Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01) City of San Juan Capistrano, California (b) Visual or graphics materials shall be submitted to the Planning Commission such that the Commission can determine the visual effects that the conceptual plan will have upon implementation. The visual or graphic materials may take the Than of a model or computerized visual analysis as determined by the Director of Planning. (6) Grading Plan Consistency with CDP: The development of this CDP was based on a overall mass grading concept which is described in Section C of Chapter III. Subsequent approvals of grading for this project, as required by the Environmental Management District Regulations, shall be consistent with the grading concept adopted with this CDP, subject to the following: (a) The North Research and Development site shall be graded to appear generally level between the freeway and the natural slopes on the east, with the maximum pad slope gradient to be the minimum required for drainage and site access. (This requirement shall not apply to the buttress fill required for stability at the south end of the site, provided said fill Is the minimum height needed to serve Its purpose.) The graded elevation adjacent to the freeway shall generally match the freeway grade to the extent feasible and shall not make abrupt changes in grade, avoiding high or steep manufactured slopes. Where building pads and parking areas adjacent to the freeway transition from slopes to level areas, the elevations at these locations shall not exceed the freeway elevations by more than five feet, except as noted above for site access. Final grading design shall be approved as part of the Landform Control District review_ (b) The South Research and Development site shall be graded in such a manner that the fill slope adjacent to the freeway will have a natural appearance through techniques such as variable slope gradients and natural contouring. (c) The fill levels in the Valley shall be no higher than shown on the conceptual grading plan (Section C of Chapter III)_ (d) The grading concepts shown for Window Hill shall not be substantially altered such that (1) the ridgellne is made lower. (2) the natural (ungraded) areas are reduced (3) the pads adjacent to the ridgeline are made higher: or (4) pad elevations in combination with development interfere with existing harbor views from Meredith Canyon or Alto Capistrano. (7) Planning Commission Review: The Planning Commission shall have the authority to either approve or deny the conceptual grading plan. In reviewing the conceptual grading plan, the Planning Commission shall act to insure attainment of the following objectives: (a) To reclaim the visual quality of the prominent landform known as 'Window Hill" consistent with the framework of insuring a finished appearance which visually duplicates a natural landform. (b) To insure the substantial preservation of the north facing ridgeline of 'Window Hill" by reconstructing the major portion of the ridgeline within the intent of GPA 78-1. Such measures should include sensitive site planning, grading, circulation, and architectural design techniques, as well as innovative landscape treatments of the ridgeline and slope. (c) Utilize sensitive grading and stabilization techniques for'Window Hill." (d) Design of the grading plan should be based upon stabilization techniques, accommodation of necessary General Plan elements, and associated cut and fill necessary to create a natural appearance. (e) The grading concept should maintain the primary topographic features of the area (i.e. Window Hill, the Valley, etc.) (f) Building profiles on "Window Hill" shall not silhouette upon the ridgeline consistent with the intent of the guidelines of GPA 76-1. (g) The site grading concept should preserve as much natural area of the north facing slope of Window Hill as possible. (8) Grading Plan Review (a) Upon approval of a grading concept plan by the Planning Commission, all subsequent development plans shall be reviewed as to consistency with said plans. Any development proposals determined not consistent with the approved concept 22 Forster Canyon Planned Community Comprehensive Development Plan (CDP 81-01) City of San Juan Capistrano, California plan shall require plans and exhibits prepared in accordance with Subsection E preceding. Said plans shall be reviewed and approved by the Planning Commission consistent with the objectives listed above. Should the applicant and the Planning Commission fail to resolve the configuration of the grading plan, the City Council shall have final authority. (b) It Is recognized that the maximum residential units identified in this Comprehensive Development Plan and Included in the Landform Control District are for planning purposes only. The precise location, number of units, and architectural design Is contingent upon attainment of the objectives listed in the preceding subsection. If the actual unit count is below that Identified for a specific area of this CDP, the applicant may request an amendment to provide for the transfer of unused units of other portions of the CDP. said amendment shall be reviewed by the Planning Commission in accordance with this PC and Sedan 9-3.410(c) (3) of the MC. 23 X 2 v Forster Canyon Planned Community Pacifica San Juan Amendment City of S PI/ROS vIR \� 161V VAR ER ` NOT A PART \�•. •\ rGOS HV NOM CwKeptual land indicated on the mesa pcminn of the prgeo have been transferred fr4mn Ci7V M A wrbmit uwidifiraiiim. LEGEND PARCEL C.O.P. DISTRICT DESIGNAIIO VIR VISTA RE51DENTIAL GR GARDEN RESIDEN PIAL VAR VAI.I_FY RESIDENTIAL PARCEL C.D.P. DISTRICT DESIGNATION I f CR COUN TRY RESIDFNTIAL ER ESTATE RESIDENTIAL RD- RESEARCH & DEVELOPMENT/OFFICE HV HARBOR VISTA Exhibit 12 - Conceptual Land Use (Pacifica San Juan) Final (September 2005) PARCEL C.D.P. DI M PI/RO5 GOS X 2 00 M 00 Forster Canyon Planned Community Pacifica San Juan Amendment City of VHD ER NOT A PART F-GOS RD T W ITE: C m(ep(udI t.rn(J LSV, Int Iic .MWI lwl the Av"A pnrw In �)# 111e prilKi have heen (rancleneri in Nn C OP HI I w16" it nll difir,dii In LEGEND PARCEL C.D.P. DISTRICT DESIC;NATION PARCEL C.D_P. DISTRICT DESIGNATION PARC:LL C.D.P. n CR COUNIRY RFSIDENTIAL VHD O VIR VISTA RESIDENTIAL ER ESTATE RESIDENTIAL C,R CARDEN RESIDENTIAL ® RD RESEARCH & DEVELOPMENT/OffIC1. VAR VALLEY RFSIDENTIAL I IV HARBOR VISTA GOS Exhibit 12 - Conceptual Land Use (Pacifica San Juan) Final (September 2005) X M to Forster Canyon Planned Community Pacifica San Juan Amendment _ • City of S /ER PI/ROS f A PART V '`- GOS NOTE: Conceptual Land Uses mdic ded on the Mesa prutitrn of the project have been transferred from CDP 81.1 withcn+l rixK66c own, LEGEND PARCEL C.D.P. DISTRICT DESIGNATION VIR VISTA RESIDENTIAL GR GARDEN RESIDENTIAL O VAR VALLEY RESIDENTIAL PARCEL C.D.P. DISTRICT DESIGNATION CR COUNTRY RESIDENTIAL ER ESTATE RESIDENTIAL ® RIS RESEARCH & DEVELOPMENT/OFFICE O HV HARBOR VISTA Exhibit 13 - District Designations (Pacifica San Juan) Final (September 2005) PARCEL C.D.P. DI PI/ROS GDS Forster Canyon Planned Community Pacifica San Juan Amendment City of VHD jy�y r �• CR VAR ER ,\ NOT A PART \�•. HV r GOS ✓ \ N( )TE: Conceptual land uws Indo ited 11n II11• AM w.+ Imil n ul thr• prulrrI have ht+n translerred from CUP M1 -I Will of" 11 nif" u11+.1111001 LEGEND PARCI-I C.D.P_ DISTRICT DESIGNATION PARCEL C:.Q.-P DISFRIC:T DESIG.NATION PARCEL C.D.P D CR COUNTRY RESIDENTIAL VHD VIR VISTA RESIDENTIAL ER LSWE RESIDFNTIAI CSR GARDEN RESIDEN I IAL RD RESEARCH & DEVELOPMLN 1/OFFIC E VAR VALLEY RESIDENTIAL � HV I IAR13OR VISTA �--� r,nc Exhibit 13 - District Designations (Pacifica San Juan) Final (September 2005) Forster Canyon Planned Community Pacifica San Juan Amendment City of S Parce Zre _. Parcel 8 :. r ^'^' R&D Z ' Parcel Mfg L.- �. -, 85 units'' ,. ;• { Parcel 4 r' t 30 units _w ti > ;�.�•� i s r'' -..�� •, y +{.�. ` ..,5+" .sa.. LWV d ' Ws sw� soap .,yw � [f i' 1.��1 11 s ��{ •"�• .•�i�. 1+ � ".sem a 1�4� x .s11i..=ti�`1�11 i:14_ „4,�g;. Parcel 9 ' , ;X , ' •--• . . 32 units • �y"�/y' rr,r .� ' _ ; �. _ I f `..' Parcell '�"'`�,.•� Recreation ' 100 units _ �. �;,�... ........• .. ;, ��Village Residential '.. - - ` = Open Space - , e• :� Exhibit 14B — 1991 Land Use Plan (Pacifica San Juan) K 00 m Final (September 2005) _ Forster Canyon Planned Community Pacifica San Juan Amendment City of IC Parc • • Parcel R & D s_ r r Parcel 2 85 units , �.� i • f • � / 1 ti •rte �` 1 . Parcel 3 . . f �,i � r, r '?mss —a.L 'r. a • 30 units } y .` �f. `•`Siy► 1 as LM> , i _ .r.. __rte•. - �, . , ,iC .ii..•...�.•..., � Vit: � . 4 .[ y. �i,, - ' Parcel 819 • '' ..� 'VHD ^.. + ,. r �CF6�/fea - AYM� a •�+• �.' fir. i • 228 units• .........•,•... �, a i ..1 i�..A. il...�s.•.,�, 1 � Parcel 1 100 unitsIN Exhibit 14B —1991 Land Use Plan (Pacifica San Juan) in �o =l M N Final (September 2005) Forster Canyon Planned Community Pacifica San Juan Amendment City of S «CAIN o� o �ti o� PACIFICA SAN JI Exhibit 146.1 — September 16, 2003 Adopted Site Plan — Resolution No. 03-09-16-06 (1 Final (September 2005) X s A Forster Canyon Planned Community Pacifica San Juan Amendment City of S, tIGM C= .�+. m rrr IN �. O w.... O Exhibit 146.1 - Final (September 2005) Adopted Site Plan PACIFICA SAN J! K A T11 'r Forster Canyon Planned Community Pacifica San Juan Amendment City of S; LEGEND MAJOR ENTRY GENERAL OPEN SPACE ;` �'' NEIGHBORHOOD PARKSPw �- El t, - n COMMUNITY GATEWAY COMMUNITY RECREATION AREA *..•' EQUESTRIANIHIKING TRAIL50 NEIGHBORHOOD GATEWAY �1,'��1j MAJOR SLOPE PLANTING [.j BICYCLE TRAIL Exhibit 24 - Open Space/Recreation Final (September 2005) X 2 00 M C's Forster Canyon Planned Community Pacifica San Juan Amendment City of +!� °� 1.17 4F .. ; L. t �• � • r' ^ - y,I/�s" � 1+: p,� � e •1 . Y i � S l`��; sy�.. � � j •;�I �'1,��1t j�.'',�. Ski ': ':•,•�-+r� ,v - �ti +141 +,��'t. w.'� - -s .3-`11 � +��T• ';.��o� � +,�4` +� f�/'. _r- � fr�Y� �`i .1` �r.31 �_y � _ _•�. � i`.•y 4 4. }•" 1 ) � rr. .. �� ; +.� .y .,rte ,:. ' �`'r^� �� '•}Iy�Y LEGEND MAJOR ENTRY GENERAL OPEN SPACE ' NEIGHBORHOOD PARKS COMMUNITY GATEWAY '1 COMMUNITY RECREATION AREA ,.•'" EQUESTRIAN/HIKING TRAIL a pq NEIGHBORHOOD GATEWAY 2�[ MAJOR SLOPE PLANTING P+■ BICYCLE TRAIL Exhibit 24 - Open Space/Recreation Final (September 2005) K r J Forster Canyon Planned Community Pacifica San Juan Amendment PI/ROS VIH CR �..� VAR ER � NOT A PART \^: GOS City of S. IW,0 N)TE: Cwx&p4ra1 i..wd k,,*s indirved un the. Mn3 pMioh of the propKi Kw Iwn tr Red Gum C%Q 01.1 withtMd mt+di( 'uxi. LEGEND PARCEL C.D.P. DISTRICT QESIGNATION MR VISTA RESIDENTIAL GR GARDEN RE51DEWIAL ER ESTATE RESIDENTIAL PARCEL C.D.P. DISTRICT DESIGNATION 7-1 CR COUNTRY RESIDENTIAL ER ESTATE RESIDENTIAL RD RESEARCH & DFVft.UPMENT/OFFICE HV HARBOR VISTA Exhibit 26- District Designations (Pacifica San Juan) Final (September 2005) PARCEL C.D.P. DISTF PI Rte t M X �o 00 Forster Canyon Planned Community Pacifica San Juan Amendment City of CC VHD — i'� i CR VAR /ER ` NOT A PART \ GOS HV T • M AE. Cw.XtP41a1 411XI l;s(s in&r.-w-d in the Mr,,,i partioio ,it the plat;:i Gam CCP P 14 I e.9lhc41t[1WAr-LJ9"0 LEGEND PARCEL C.D.R D15TRICT DESIGNATION M R VISTA RESIDENTIAL CR GARDEN RESIDEN PIAL ER ESTATE RESIDENTIAL PARCEL C.D.P. DISTRICT DESIGNATION " CR COUNTRY RESIDENTIAL ER ESTATE RESIDENTIAL RD RESEARCH 5 DEVCLOPMENT,OFFICE HV HARBOR VISTA Exhibit 26- District Designations (Pacifica San Juan) Final (September 2005) PARCEL C.n.P, DIST - VHD \ (X)s FORSTER CANYON PLANNED COMMUNITY CDP 81-01 Districts Permitted Uses and Structures ;Permitted Conditional Uses Permitted Accessory Uses Temporary Uses Estate Residential (ER) 'Single-family, detached 'Child day care center 'Home occupation per MC 'Model homes 'Parks/ playgrounds, public and private `Kennels, non-commercial 'Keeping of domestic pets incidental to 'Temporary real estate 'Riding/hiking trails per MC principal residential use (non-commercial) offices and signs within 'Equestrian facilities 'Equestrian facilities (i.e. 'Horticulture, unlighted and unenclosed by subdivssions per MC 'Recreation facilities stables/riding clubs, etc.) structures (non-commercial) 'R" estate signs per MC 'Recreation or community centers (non- "Future development commercial), public or private signs per MC 'Uses incidental to operation of permitted 'Use of mobile home use residence during 'Signs per MC construction per MC Country Residential (CR) "Single-family, detached 'Child day care center 'Home occupation per MC 'Model homes "Parks/playgrounds, public and private 'Kennels, non-commercial 'Keeping of domestic pets incidental to 'Temporary real estate "Riding/Mking trails per MC principal residential use (non-commercial) officer and signs within "Equestrian facilities 'Equestrian facilities (i.e. 'Horticulture, unlighted and unenclosed by subdivisions per MC "Recreation facilities stables/riding clubs, etc.) structures (noncommercial) 'Real estate signs per MC Recreational vehicle storage prohibited. 'Schools, public and private 'Recreation or community centers Inon- 'Future development commercial), public or private signs per MC -Uses incidental to operation of permitted "Use of mobile home use residence during 'Signs per MC construction per MC 'Village Residential (VR) 'Single-family, attached/detached 'Child day care center 'Home occupation per MC IN/A 'Multi -family attached (townhouses, apartments, 'Recreation and community centers, non - or bungalows) commercial public or private 'Parks, public or private P P 'Uses incidental to operation of permitted use 'Signs per MC Garden Residential (GR) "Single-family, attached/detached 'Child day care center 'Home occupation per MC N/A "Multi -family attached (townhouses, apartments or 'Recreation and community centers, non - bungalows) commercial, public or private "Parks, public or private 'Uses incidental to operation of permitted ,use 'Signs per MC Nista Residential (VIR) 'Single-family, detached 'Child day care center 'Home occupation per MC 'Model homes 'Parks, public and private 'Kennels, non-commercial 'Keeping of domestic pets incidental to `Temporary real estate per MC principal residential use (non-commerclal) offices and signs In 'Equestrian facilities (i.e. 'Horticulture, unlighted and unenclosed by svbdivislorrt per MC stables/riding dubs, etc.) structures (non-commercial) 'Temporary use of mobilo 'Recreation or community centers (non- home residence during commercial), public or private construction per MC 'Uses incidental to operation of permitted 'Real estate signs per MC use "Future development 'Signs per MC signs per MC Very High Density tVHO wrxs[H!t to Very High D5.4 stan ars Pyfs)aant fo Very Hlah 93.301 ut the Municipal De�sity,s�ar dards within With rn Section 9-3. 301 of the Municipal QenSrt�s$nr(at4fs with 'Code.WA l3skiii+nstiiuRian;L (P3} ISeciron 5' -..'F, k%c-atrgrp4-•n„-Putr k or W-ANA t- ,, Section 9-3.301 of the �5eS.Lgn- 1 ).-f�f Rf the chvlri• daµ Fare EeP+� FS -9res*Iroi+K F ti Mu niciiZg(Codp ISA icioat Code,,WA � +"+µyR �E�ISI Rei+glg�a-� e:atPc4 iti+rs r 'Fub4hlse;n}-pr,oi�-t�r"}dtrrgS,��v+eesar� � faciiiEies i f ___ � T'_ Y __T--- Arden alio Uses incidental to operation of permitted 'Made[ units Research arc) Development/Office office uses Genua( oiflceip�olersional use serong needs of companies in 'Temp•sr1ry real estate (RD) 'Corporate offices (headquarters) immediate area offkes and signs In 'Education feseartn IrtrUtution5 (public or private) 'Uses to reduce vehicles miles traveled subdivisions per MC 'Sclentirir, R @ O firms (i.e. telecommunlcations centers, child 'Reat estate signs per MC 'i.at}or story services rare center, business support services, 'Future development 'Cornputer/clerical/dMa processing firms sandwich shops, personal services) sign, per MC General Open Space 'Flood control channels and related structures "Animal grazing iN/A IN/A (GOS) 'Parks 'Farming, crop and trees ; I 'Trails - Recreation Open Space 'Open space recreation uses, public or private, 'Equestrian facilities N/A N/A (ROS) which focus on use of outdoor areas rather than 'Amphitheaters building development (i.e. athletic fields, and 'Swimming pools other active parks uses) 'Golf course and drive range Village Residential-Mesa "Single -family, attached/ detached 'Child day care center 'Home occupation per MC NIA (VRM) 'Multi-family attached (townhouses, apartments or 'Recreation and community centers, non- bungalows) commercial, public or private 'Parks, public or private 'Uses incidental to operation of permitted use 'Signs per MC Mesa Residential (MR) "Single -family, detached 'Child day care center 'Home occupation per MC 'Model homes "Parks, public and private 'Kennels, non-commercial 'Recreation and community centers, non- ''Temporary real estate per MC commercial, public or private offices and signs In 'Equestrian facilities (i.e. 'Uses incidental to operation of permitted subdivisions per MC stables/rldfng clubs, etc.) use 'Temporary use of mobil 'Signs per MC home residence during construction per MC "Real estate signs per M( *Future development signs per MC Senior Housing (SH) "Affordable senior housing rental units (20% for N/A 'Recreation and community centers, non- 'Temporary use of mobil low-income; 10% for very low-income) for 30 years commercial, public or private home residence during for persons 55 years or older 'Uses incidental to operation of permitted construction per MC use 'Rea( estate signs per W 'Signs per MC 'Future development Signs per MC FORSTER CANYON PLANNED COMMUNITY CDP DEVELOPMENT STANDARDS RESIDENTIAL DISTRICTS iDesMption IER CR VIR MR GR hm Min. Lot Size 30,000 s.f. 7,500 s.f 5900 s.f.: 50% of lots 1.5000 s.f.: 40% of lots Purs_want t_9 6450 s.f.: 25% of lots 16000 s.f.: 40% of lots Vin 6660 s.f.: 25% of lots '7000 s.f.: 20% of tots Density Min. Building pad area: standards 46000 s.f. VdKhsn Sfftr 15000.6000 s.f. lot sizes to be9 Q f the adjacent to recreation open Municipal space �_ Min. Street 135' (interior lots); ,60' (interior lots); 55': 5900.6449 s f. Frontage 150' (comer tots) 65' (corner lots) '57: 6450.6659 s.f. 60': 6660• s.f. Min. Lot Width 13T measured from front 60' from front setback line '50' from front setback 50' from front setback line setback line for 1 -story lineMin. Driveway apron dwellings width: 20' Panhandle Lots '20' min. street frontage 120' min. street frontage '20' min. street frontage '20' min. street frontage 'Access corridor use by fee "Access corridor use by fee 'Access corridor use by 'Access corridor use by fee owner only owner only fee owner only owner only `Access corridor not included "Access corridor not 'Access corridor no 'Access corridor not Included in In required lot area Included In required lot Included in required tot required lot area 'Max. 2 for adjacent area area 'Max. 2 for adjacent panhandle panhandle tots "Max. 2 for adjacent 'Max. 2 for adjacent tots 'Each or pair of tots to be panhandle tots panhandle lots 'Each or pair of lots to be separated by 5 regular lots "Each or pair of lots to be 'Each or pair of lots to separated by 5 regular lots 'Must be min. of 55' from separated by 5 regular lots be separated by 5 'Must be min. of 55' from street street intersection "Must be min. of 55' from regular lots Intersection street Intersection 'Must be min. of 55' from street intersection Min. Front 3071 story 20' 20' 30' 20' between Setback 4072 story 10' for side entry 15' for side entry garges (1 structures and A attached garages on lots story) within 20 (1 story) within Street =>6660 s.f. 20' 30' between structures and B 'Street 10' between structures and private streets _ 10'between dusters of attached units 10' min. From property lines Wn. Side 20'11 story {0' 27 exterior side of 20' exterior side of corner lot Setback Z572 story comer lot 5' for 1 start' edge (max. Height IT fnr side adjacent to of 10 ) adjoining lot with 10' 10' for 2 story edge (max. side setback. Height over 10) 5 for side adjacent to 5' for side adjacent to adjoining adjoining lot with 5' side lot with 5 side setback. setback. Min. Rear 30' 25' 20' 20' Setback Toe of Side 6' 6' +6' 6 Slope Min. Separation 6' 16' 6' to Accessory Setbacks for Accessory 'Setbacks for Accessory Setbacks for Accessory Structure Structures. 'Structures: Structures: From interior lot line: From interior lot line; From interior lot line: _ = height of structure = height of structure height of structure From exterior lot line: 25' From exterior lot line: From exterior lot line: 25' 25' Max. Building 3572 stories 35/2 stories 3572 stories 35'12 stories Height Max. Accessory structures: !Accessory Structures: 20' Accessory Structures: Accessory Structures: 20' iPer MC with max. 25 20' Max. Chimney: 30" Chimney: 30" Chimney: 30" !Chimney: 30" Projections into 'Stairs: 36" Stairs: 36" Stairs: 36' 'Stairs: 36" Setback Eaves: 36" Eaves: 36" Eaves: 36' !Eaves: 36" Off-street Parking Recreational Per MCRecreationaL Recreational vehicle storage Facilities vehicle storage available through off-site prohibited. storage facilities per MC Max. Lot 2 -story: 20% 7,2-:9 9.- Ear a stary d.0^: 1 story: 55% Common open +coverap 1 -story: 25% 4500 max. Unit area 3500-M.- 2 story:. 65% space to be 2700 max. Floor area 3600 max. Unit area; 5000-5999: Integrated M 2330 max. Floor area; 3300 max. Floor area throughout 4600 max. Unit area 39% max. Lot coverage 2000 max. Ground floor area development and 2760 max. Floor area ��: 39% max. Lot coverage designed to di000.8949: 4375 max. unit area; 6000.6999: "pedestrian' scale 470D max. unit area 2586 max. Floor area; 3500 max. floor area 2820 max. Floor area 43% max. Lot coverage 2150 max. Ground floor area 2M_ 9499-1 1 ¢M;-6af4 43% max. Lot coverage. d800 max. Unit area 4700 max. Unit area; 7000.7499. 2880 max. Floor arra 2720 max. Floor area: 3700 may, Floor area 9$00.9999- 42% max. Lot Coverage 2200 Max. Ground floor area 4904 max. Unit area 6660*: 42% max. Lot coverage. 2940 max. Floor area 4825 max, Unit area; 7500-:Max. Floor area-NIA 10.000•: 2736 max. Floor ares; max. Ground Floor Area;. NIA For 2 story bldg., 42% max. Lot Coverage Max. Lot coverage: 42% 2nd floor shall not Far 1 srary d.u.: exceed 65% of area 5500.5899: o1 1st floor. 2395 max. Unit area; Max, Coverage: NA 41% max. Lot coverage 5900.6449: 2730 max. Unit area; 46% max. Lot coverage 56s 0.6659: 3115 max. UnIt area; 48% max. Lot coverage 6660•' 321E max. Unit arca; 48X max. Lot coverage_ Max. No. 790 d.u.. 240 attached sf; 100 lots 1% lots 'DwelUng Unfts 385 detached sf; 165 senior Ihsg. units