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Ordinance Number 975
ORDINANCE NO. 975 AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, APPROVING AN AMENDMENT TO THE OFFICIAL ZONING MAP AND ADOPTING A COMPREHENSIVE DEVELOPMENT PLAN FOR DISTRITO LA NOVIA-SAN JUAN MEADOWS PROJECT (REZONE 07-01) THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Whereas, Advanced Real Estate Services (ARES) has requested approval of a planning applications for a project comprising two sites, including the 18.7 acre Distrito La Novia site and the 136.1 acre San Juan Meadows site. Together, the two sites comprise a 153.8 acre project and would combine the San Juan Meadows site and the Distrito La Novia site into a single project that would be regulated under the proposed Comprehensive Development Plan which would establish land use and development standard for the. entire planned community. The Distrito La Novia site development proposes a mixed-use development on the 18.7 acre Distrito La Novia property including 75,100 gross square feet (68,200 net square feet) of commercial -retail use, 32,000 gross square feet (27,500 net square feet) of office use, and 140 residential units (90 for - sale condominiums & 50 rental apartments). The Meadows site proposes 94 single-family detached (SFD) dwelling units and a 775 -horse equestrian center, and, Whereas, the General Plan Land Use Element designates the westerly 9.1 acres of the Distrito La Novia property as "Specific Plan/Precise Plan" and the easterly 9.7 acres as "PC" (Planned Community) and the 1983 El Parador Specific Plan would allow the development of a 300 - room hotel and conference center (160,000 GSF) including support facilities (e.g., convention/banquet facilities, restaurant and coffee shop, small retail shops incidental to the hotel, and support services such as administrative offices, laundries, etc.). Whereas, the General Plan Land Use Element designates the San Juan Meadows component of the proposed project as "Planned Community„ (PC) and comprises "The Mesa" portion of the Forster Canyon Planned Community/Comprehensive Development Plan (CDP 81-01) which would allows for the development of a 275 single-family detached (SFD) lots, and 165 -senior apartments; and, Whereas, on May 6, 2008, the City Council adopted Resolution 08-05-06-06 initiating the General Plan Amendment (GPA) study process with respect to the Distrito La Novia-San Juan Meadows project to study the proposed General Plan Amendments to the Land Use Element's land use designations and the Circulation Element; and, Whereas, the proposed project has been processed pursuant to Section 9-2.301, Development Review of the Land Use Code; and, Whereas, the Environmental Administrator has required preparation of an environmental impact report pursuant to Section 15081 of those Guidelines; has issued the Notice of Preparation pursuant to Section 16082 of those guidelines, has overseen the preparation of the draft environmental impact report prepared pursuant to Section 15084 of those Guidelines, has issued a Notice of Completion pursuant to Section 15085 of those Guidelines, has provided for public review of the draft environmental impact report pursuant to Section 15087 of those guidelines; LORD, reviewed all comments and prepared responses to comments pursuant to Section 15088 of those guidelines; has otherwise complied with all applicable provisions of the California Environmental Quality Act (1970); and ail mitigation measures have been included in a Mitigation Monitoring Reporting Program (MMRP); and, Whereas, the Design Review Committee conducted public workshops or meetings on June 5, 2008; August 21, 2008; November 20,2008; and December 17, 2009 pursuant to Title 9, Land Use Code to consider the proposed project and to consider public testimony on the proposed project; and, Whereas, the Transportation Commission conducted a public meeting on December 9, 2009 pursuant to Title 9, Land Use Code, Section 9-2.339, Public Meeting Procedures to consider the proposed project and to consider public testimony on the pr(posed project; and, Whereas, the Park, Recreation & Equestrian Commission conducted a public meeting on January 18, 2010 pursuant to Title 9, Land Use Code, Section 9-2.339, Public Meeting Procedures to consider the proposed project and to consider public testimony on the proposed project; and, Whereas, the Housing Advisory Committee conducted a public meeting on January 27, 2010 pursuant to Title 9, Land Use Code, Section 9-2.339, Public Meeting Procedures to consider the proposed project and to consider public testimony on the proposed project; and, Whereas, the Planning Commission conducted duly -noticed public hearings on February 23, March 9, March 23, April 13 and April 27, 2010 pursuant to Title 9, Land Use Code, Section 9-2.335, Public Hearing Procedures to consider the environmental determination and documentation pursuant to Section 15074 of the California Environmental Quality Act, and to consider public testimony on the proposed project and considered all relevant public comments; and, Whereas, the City Council conducted duly -noticed public hearings on June 15, August 12, October 6, and November 2, 2010 pursuant to Title 9, Land Use Code, Section 9-2.335, Public Hearing Procedures to consider the environmental determination and documentation pursuant to Section 15074 of the California Environmental Quality Act, and to consider public testimony on the proposed project and has consideed all relevant public comments. SECTION 2. Ordinance Amendment. The Official Zoning Map of the City of San Juan Capistrano is hereby amended as provided by Exhibit A, attached hereto and incorporated herein. The Comprehensive Development Plan for "Distrito La Novia-San Juan Meadows" project is hereby adopted as provided by Exhibit B attached hereto and incorporated herein. SECTION 3, Effective Date. This Ordinance shall take effect and be in force thirty (30) days after its passage. SECTION 4. City Clerk's Certification. 2 0 975 The City Clerk shall certify to the adoption of this Ordinance and cause the same to be posted at the duly designated posting places within the City and published once within fifteen (15) days after passage and adoption as required by law; or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the Office of the City Clerk five (5) days prior to the date of adoption of this Ordinance; and, within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk. PASSED, APPROVED AND ADOPTED 10is 16th day of November, 2010. 191 r 1 r z IN . L 1 r STATE OF CALIFORNIA } COUNTY OF ORANGE )SS CITY OF SAN JUAN CAPISTRANO ) I, MARIA MORRIS, appointed City Clerk of the City of San Juan Capistrano, do hereby certify that the foregoing is a true and correct copy of Ordinance No. 975 which was regularly introduced and placed upon its first reading at the Regular Meeting of the City Council on the 2nd day of November 2010 and that thereafter, said Ordinance was duly adopted arji passed at the Regular Meeting of the City Council on the 16th day of Noveiiber:�010 by the following vote, to wit: AYES:C�Ulkl L MEMBERS: Allevato, Nribar, Nielsen, Freese, and Mayor Uso NOES' , OUNCi"L- ME MB RS: None ABSENT: �PUNCIL ME ERS: None , CITY CLERK 3 0975 STATE OF CALIFORNIA 1 COUNTY OF ORANGE ) SS AFFIDAVIT OF POSTING CITY OF SAN JUAN CAPISTRANO ) I, MARIA MORRIS, declare as follows: That I am the duly appointed and qualified City Clerk of the City of San Juan Capistrano, That in compliance with State laws, Government Code section 36933(1) of the State of California, on the 3rd day of November 2010, at least 5 days prior to the adoption of the ordinance, I caused to be posted a certified copy of the proposed ordinance entitled: AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, APPROVING AN AMENDME T TO/ HE OFFICIAL ZONING MAP AND ADOPTING A COMPREHENS)1/DE % LOPMENT PLAN FOR DISTRITO LA NOVIA-SAN JUAN MEADOW R JECT (REZONE 07-01) This document was posted in the Office of the: STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF SAN JUAN CAPISTRANO I, MARIA MORRIS, declare as follows: MA"IA,RAS, CITY C'ERK Sanapistrano, Cli rnia } SS AFFIDAVIT OF POSTING That I am the duly appointed and qualified City Clerk of the City of San Juan Capistrano, that in compliance with State laws, Government Code section 36933(1) of the State of California. On the 17th day of November 2010 1 caused to be posted a certified copy of Ordinance No. 975, adopted by the City Council on October 19, 2010 entitled: AN ORDINANCE OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, APPROVING AN AMENDMENT TQ THE OFFICIAL ZONING MAP AND ADOPTING A COMPREHENSIVE DPVELOPMENT PLAN FOR DISTRITO LA NOVIA-SAN JUAN MEADOVVO POOJECT (REZONE 07-01) This document was posted in the Office of the Ci San J 4 RI, CIT LERK pis rano;, alifornia 0 975 ':gym=€� �f�. .,�� � [� � € ::"� � i � .. .€ Exhibit "B" COMPREHENSIVE DEVELOPMENT PLAN 09-0 Distrito La Novia - San Juan Meadows SAN JUAN CAPISTRANO, CALIFORNIA Adopted - November 16, 2010 Ordinance No. 975 Community Development Department City of San Juan Capistrano 32400 Paseo Adeianto San Juan Capistrano, CA 92675 (949) 443-6331 www.sanjuancapistrano.org Prepared by: Hunsaker & Associates Irvine, Inc. 3 Hughes Irvine, CA 92618 (949) 583-1010 www,hunsaker.com EXHIBIT B TABLE OF CONTENTS 1. INTRODUCTION.......................................................................................................................................1 A. Purpose of the Comprehensive Development Plan......................................................:......1 B. Organization.........................................................................................................................2 C. Project Setting.....................................................................................................................3 D. Authority.........................................................................................,,...,...............................3 11. EXISTING CONDITIONS ............................ ..... ................ ........ ....................... ........... ......... ......-- ........ .....6 A. Site Location.....:..................................................................................................................6 B. General Plan and Zoning.. ............................. ............... ............ ...... --- ........................... 6 C. Physical Factors .................................................. ...6 D, Opportunities and Constraints.............................................................................................8 III. DEVELOPMENT PLAN.........................................................................................................................11 A. Development Issues..........................................................................................................11 B. Development Goals & Objectives......................................................................................11 G. Conceptual Development Plan..........................................................................................12 IV. DEVELOPMENT REGULATIONS.................................:...........................................,........................,.27 A. Purpose & Intent.... ...... - ............... ........... ........... ........................................ 27 B. Zone Districts Established................................................................................................28 C. Use Regulations.— .... - ..... .... .............. ............ .............. ....... .......... .4- ............. 33 D. Development Standards,,... ....................... ................ ....... ..... -- ..... ....... ... 38 E. Amendment Procedures,... ... - ........ ....... ....... ............. ...... ....... 40 F. Development Review Process.— ... ................. ...................... — ........ ........... --40 G. Supplementary District Regulations...................................................................................40 V. AFFORDABLE HOUSING PROGRAM. ... ........... .......... .......... ............ 41 A. Affordable Housing Development Plan...............................................:....................41 B. Affordable Housing Covenant................................................................................41 C. City Participation in the Affordable Housing Program..........................:......................41 D. Developers Obligation for Reporting Requirements.....................................................41 LIST OF EXHIBITS Exhibit 1, Location Map...................................................................................... ..4 Exhibit 2, Existing General Plan Land Use and Zoning Designations... . ...... ................. .................. 5 Exhibit 3, Constraints Exhibit... ........................................ ...................... ........... ...... .......... ..... -9 Exhibit 4, Topography Exhibit— .... .................... ............ .............. ...................... -- ...... ............. 10 Exhibit5, Site Plan Exhibit...........................................................................................................................17 Exhibit 6, Circulation Exhibit- ...... .............................................................. ....... ......... ....................... ..... A8 Exhibit 7, Street Sections Exhibit, .......... ........ .................................. ........ 19 Exhibit 8, Master Trails Exhibit., ... ...... .......... ... - ... .................... — ... -- ........... ....... .................. 20 Exhibit 9, DLN Open Space Exhibit...... ..... ........................................................................................... 21 Exhibit 10, SJM Open Space Exhibit. ........ ....................................................................................... 22 Exhibit 11a, Preliminary Domestic Water Plan............................................................................................23 Exhibit 11 b, Preliminary Recycled Water Plan ..................... . ..........................................................24 Exhibit 12, Preliminary Sewer Plan..............................................................................................................25 Exhibit 13, Preliminary Storm Drain Plan.....................................................................................................26 Exhibit 14, CDP Planning Areas..................................................................................................................30 Exhibit 15, DLN Planning Sub Area Exhibit..........................................................:.......................31 Exhibit 16, SJM Planning Sub Area Exhibit... ................................................................................. 32 Distrito La Novia -San Juan Meadows Com rehensive Development Plan City of San Juan Capistrano, California I. INTRODUCTION A. Purpose of the Comprehensive Development Plan: The Comprehensive Development Plan establishes the overall development plan concept, the permitted land use standards, and the development standards in order to implement the City's General Plan policies and objectives for the project site. The Planned Community is composed of the following two primary planning areas, Distrito La Novia and San Juan Meadows. Distrito La Novia planning area will consist of a mixed use development on the 18.7 -acre site, which will include 68,200 gross square feet (GSF) of commercial uses (food market, restaurants, and retail uses), 27,500 GSF of commercial office use, fifty (50) residential apartment units (mixed use -over - commercial); and ninety (90) attached, residential condominiums. The 135.1 acre San Juan Meadows planning area consists of residential and equestrian sub -areas with not more than ninety-four (94) residential lots and "equestrian facilities" (commercial or non-commercial) lots with the associated open space areas to support up to 775 stables as well as paddocks and turnout areas. As stated in Section 9-3.315 of the City of San Juan Capistrano Land Use Code (Title 9 of the Municipal Code), the purpose and intent of a Planned Community District is to: 1. Encourage the use of modern land planning and design techniques to create developments integrating a complementary mix of different types of residential and non-residential land uses; 2. Realize the economic, social and aesthetic advantages of combining different types of land uses, which may include varying housing types; commercial retail and service activities; industrial uses; recreation, school, and other public facilities and other appropriate land uses. The regulations for the Planned Community District are designed to permit the adoption of a Comprehensive Development Plan (CDP) providing for a diversity of uses, building relationships, and open spaces within planned building groups, while insuring compliance with the General Plan and this Code; 3. To insure, by means of land use regulations and specific conditions of approval, a more efficient use of open space, the separation of pedestrian and vehicular traffic, increased project amenities and compatibility with surrounding development; 4. To achieve the coordinated planning and orderly development of different contiguous parcels of land by means of an approved Comprehensive Development Plan; and 5. To provide for the coordinated and compatible development of mixed-use, commercial, office, residential apartment, multi -family residential, equestrian, open space and low density residential land uses on property. The Distrito La Novia-San Juan Meadows Comprehensive Development Plan has been created to implement the Planned Community zoning for the subject property based on the following goals and objectives: • Create a land use plan that is consistent with the goals, policies, and objectives of the City of San Juan Capistrano General Pian, especially the Land Use Element, Circulation Element, Housing Element, Public Safety Element, Conservation & Open Space Element and the Parks and Recreation Element. Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California • Create a mixed-use development that will provide opportunities for the residents to shop, dine, play and work within the limits of the project site, creating a small village -like community while preserving open space and reducing potential traffic impacts for the Distrito La Novia portion of the Planned Community. • Create an equestrian community and equestrian facilities that provide equestrian use opportunities consistent with the Parks and Recreation Element of the City General Plan. • Provide privately -maintained open space resources that compliment the City's adjoining open space resources to the south and southeast of the San Juan Meadows portion of the Planned Community. • Obtain State approval of a Closure Plan for the Forster Canyon Landfill from the San Diego Regional Water Quality Control Board which will allow closure of the landfill consistent with current environmentally protective standards as established by State law to protect groundwater and air quality yet providing for recreational uses of the landfill site. • Provide for the extension of a General Plan trail connection linking the San Juan Creek Road trails to the City's public open space lands to the south. • Provide for affordable rental housing opportunities consistent with the City's Housing Element. • Reduce the intensity of development approved for the San Juan Meadows Planning Area and transfer portion of the residential development into the Distrito La Novia Planning Area; and limit the San Juan Meadows Planning Area to low-density residential and commercial equestrian use. • Develop the San Juan Meadows Planning Area in a manner that maintains the overall geologic stability of the area, especially the north facing slopes bordering the southern edge of the property. B. Organization: This CDP is organized into five chapters to include: 1) Introduction; 2) Existing Conditions; 3) Development Plan; 4) Development Regulations; 5) Affordable Housing Opportunities Program Chapter I introduces the CDP, the purpose of the development plan, followed by a brief summary of the organization, project setting, and the authority. Chapter 11 summarizes the existing conditions within and surrounding the planned community area, the project's relationship to the property's general plan and zoning designations, as well as the physical factors, opportunities and constraints that the project will face. Chapter III describes the proposed development plan, its goals, concepts, and districts. Chapter IV sets forth the development regulations. Chapter V describes the Affordable Housing Development Plan, provides definitions of 2 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, Califomia terminology, provides a statement on the Affordable Housing Covenant, and summarizes the City participation in the Affordable Housing Program. C. Project Setting: The San Juan Meadows -Distrito La Novia Planned Community is located in the southern portion of the City of San Juan Capistrano, directly east of Interstate 5. La Novia Avenue bisects the Planned Community area and creates a physical boundary which separates the two main Planning Areas, San Juan Meadows and Distrito La Novia, The San Juan Meadows portion of the Planned Community lies to the south of La Novia Avenue and was previously part of the Forster Canyon Planned Community, The San Juan Meadows site is bounded to the east by City open space, to the south by the Pacifica San Juan Planned Community, and to the west by the Capistrano Terrace Mobile Home Park, a public storage facility and auto dealerships. The Distrito La Novia portion of the Planned Community lies just north of La Novia Avenue and extends to San Juan Creek Road, with Valle Road bordering the site to the west and San Juan Hills Golf Course abutting the site's easterly property line. D. Authority: This Comprehensive Development Plan is adopted pursuant to the provisions of Section 9-2.315, Change of Zone District and Section 9-3.315, Planned Community (PC) District of the Municipal Code. Development regulations adopted as a part of the CDP shall supersede other requirements of the Land Use Code. In cases where an item is not addressed in the CDP, the appropriate provisions of the Title 9, Land Use Code shall govern to the extent consistent with the goals and objectives and the development regulations set forth in this CDP. Individual development projects proposed to implement an adopted CDP, or allowed interim use within the Planned Community (PC) District, shall be consistent with this CDP and shall be subject to development review as set forth in the Land Use Code. With the adoption of this CDP, all sections relative to the "Mesa" (San Juan Meadows) Planning Area in the Forster Canyon Planned Community Comprehensive Development Plan (CDP81-01) shall be superseded. All common open space, private streets, parking lots, buildings, and similar improvements in the Planned Community (PC) Zone District, through appropriate legal instruments such as Conditions, Covenants & Restrictions (CC&Rs), management agencies, and/or owner associations, shall provide means for the ongoing maintenance of such areas. Such legal instruments shall be subject to City approval and shall be appropriately recorded prior to the issuance .of building permits. In the case of owner associations, no in -common holding may be sold or otherwise transferred to the control of any other entity, except one conceived and designed to fulfill the same basic purposes as the owner association. Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano California Site Location Map — Exhibit 'I ---------------- L 11bA (---- ,r K DISTRITO LA NOMI (18.7 ACRES) SAWN JUAN MEADOWS (135.1 ACRES) 'xhikl4 -'I SITE LOCATION MAP bi5lY o La Nana - win , uari Meadmm,,� Plan HUNSAKER & ASSOCIATES OC 74EFF. 2009 P,`FfiiEn n', "A' "I" W,I t. 5' . 313, mro tl XlM1't vM F"! F:�s,13Y Ei7tFt¢�nir. ct :14..�re)act�[21 i'<�>{_l siwg 4 mARINA P ---------------- L 11bA (---- ,r K DISTRITO LA NOMI (18.7 ACRES) SAWN JUAN MEADOWS (135.1 ACRES) 'xhikl4 -'I SITE LOCATION MAP bi5lY o La Nana - win , uari Meadmm,,� Plan HUNSAKER & ASSOCIATES OC 74EFF. 2009 P,`FfiiEn n', "A' "I" W,I t. 5' . 313, mro tl XlM1't vM F"! F:�s,13Y Ei7tFt¢�nir. ct :14..�re)act�[21 i'<�>{_l siwg 4 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California Existing General Plan and Zoning Designations — Exhibit 2 5 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California III. EXISTING CONDITIONS A. Site Location 1, Regional Location:.The Meadows/Distrito La Novia Planned Community lies within southern Orange County in the City of San Juan Capistrano. The communities of Laguna Niguel and Mission Viejo are situated to the northwest, the Rancho Mission Viejo and Cleveland National Forest to the north and east, and the City of San Clemente and San Diego County to the south. The site is about 25 miles from central Orange County and 65 miles from the City of San Diego. Regional access to the site is taken via Interstate 5 (north -south) and Highway 74, Ortega Highway (east). Pacific Coast Highway lies to the south of the site, providing access to the coastal cities of Dana Point, Laguna Beach, and Newport Beach. 2. Local: The Meadows/Distrito La Novia Planned Community is bordered to the west by Valle Road with Interstate Highway 5 beyond, to the east by San Juan Hills Golf Course and natural open space; to the south by the Forster Canyon Planned Community (Pacifica San Juan); and to the west by the Capistrano Terrace Mobile Home Park, a public storage facility and auto dealerships. B. General Plan and Zoning General Plan: The planning area has been designated "Planned Community" per the Land Use Policy Map of the General Plan. The "PC" (Planned Community) General Plan designation also includes a framework establishing the types and fimits of proposed land uses within the Planned Community. The Distrito La Novia-San Juan Meadows Comprehensive Development Plan has been established to help achieve the General Plan's development goals for this unique site. Zoning: Consistent with the General Plan land use designation, the zoning designation for the project site is "Planned Community,'. The Distrito La Novia-San Juan Meadows Comprehensive Development Plan will establish the overall development plan concept, the allowed land uses, and the development standards for the proposed development in order to implement the City's General Plan policies and objectives for the project site. C. Physical Factors Existing Land Use: The Meadows/Distrito La Novia Planned Community is vacant and undeveloped. The site is characterized by nearly flat to very steep topography, with a large ridgeline running just outside of the site's south and east boundaries. Moving generally northwest from the site's higher elevations, approximately 440 feet above mean sea level, along the south and east boundaries the topography reduces in elevation extending toward San Juan Creek with an approximately low point 85 feet above mean sea level at San Juan Creek Road. A portion of the site, within the San Juan Meadows planning area, was previously disturbed as a sanitary landfill, known as the Forster Canyon Landfill. The landfill was operated by the County of Orange from 1958 to 1976 and contains household and commercial solid waste, but no hazardous waste. Because the landfill has not been closed consistent with the California Integrated Waste Management Board's (CIWMB) post -1989 standards which are substantially more protective than the pre -1989 standards, residential development would not be suitable in close proximity to the landfill. To remedy this, a Final Closure Plan Amendment (FCPA) will be reviewed and subject to approval by the San Diego Regional Water Quality Control Board (SDRWQCB) and South Coast Air Quality Management District (SCAQMD). With compliance to the measures outlined in the FCPA, residential development can safely be located within the San Juan Meadows Planning Area 0 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California adjoining the landfill. Residential development is neither permitted nor proposed over the ultimate landfill limits. In addition to the landfill disturbance, mass grading has also been conducted within the Distrito La Novia planning area with the widening of Valle Road as part of the pacific San Juan development. Lastly, an abandoned road ("Old" Forster Canyon Road) runs along the Distrito La Novia Planning Area's easterly boundary adjacent to San Juan Hills Golf Course. Biology: The Distrito La Novia and San Juan Meadows project site is mostly disturbed vegetation and consists predominantly of annual nonnative grass and weedy ruderal species. Sagebrush Scrub is primarily found on the southern slopes of the project site, and on the sides of the small canyons located at the eastern and southern edges of the project site. The ephemeral drainage channel in the southern portion of the study area is vegetated by Sagebrush Scrub. Soils and Geology: Based on Lawson & Associates Geotechnical Consulting, Inc. preliminary assessment dated September 2, 2008 regarding the San Juan Meadows and Distrito La Novia developments, the project area is located on the southwestern border of the Peninsular Ranges at the southern -most portion of the Los Angeles Basin. Specifically, the site lies on the western flank of the sedimentary basin known as the Capistrano Embayment, and early Cenozoic Seaway, which trended northerly between the Peninsular Ranges and the hypothetical Catalina uplift off of the Southern California coast. Consequently, the entire site is underlain by siltstone and clayey siltstone bedrock of the Capistrano Formation. Surficial units onsite include artificial fill, landfill refuse, topsoil/colluviums, alluvium and landslide material. Moreover, the project site is not located within an Alquist—Priolo Earthquake Fault Zone and other than the inactive Deep Canyon Fault (Evans, 1980) located south of the project site, no other known active or potentially active faults are located onsite. Hydrology: The project site is located in the southerly portion of the San Juan Creek Watershed. San Juan Creek is located northwesterly of the project site. In the existing condition, the San Juan Meadows site is divided into three drainage areas; "A", "B" and "C" Drainage Area "A" contains approximately 132 acres and produces a 100 -year peak flow of 312.3 cubic feet per second (cfs). Drainage Area "B1" (at Node 216) contains approximately 33 acres and produces a 100 -year peak flow of 92.2 cfs. Drainage Area "132" (at Node 217) contains approximately 8 acres and produces a 100 -year peak flow of 125.2 cfs. Drainage Area "C" contains approximately 3.71 acres and produces a 100 -year peak flow of 12.7 cfs. The runoff for the three drainage areas is ultimately conveyed and discharged into San Juan Creek via existing storm drain pipes. Distrito La Novia consists of two drainage areas in the existing condition; drainage areas "B" and "C". Drainage area "B" contains an approximate area of 7.5 acres and produces a 100 - year peak flow of 28.0 cfs. Drainage Area "C contains an approximate area of 6.5 acres and produces a 100 -year peak flow of 26.1 cfs. The runoff for the two drainage areas is ultimately conveyed and discharged into San Juan Creek via existing storm drain pipes. 7 Distrito La Novia -San Juan Meadows Com rehensive Development Alan City of San Juan Capistrano, California D. Opportunities and Constraints Based upon consideration of the existing site conditions and physical factors, the project embodies the following opportunities and constraints: Opportunities: • Viable open space opportunities. • Demand for equestrian facilities. • Recreational use of landfill deck opportunities. • Connectivity to adjacent open space and trail system opportunities. • Use of grading and landform alteration to stabilize geological conditions. • Accessibility to the Interstate 5 and the existing adjacent arterial street system. Constraints: • Traffic concerns and limitations based on capacities of existing roadways. • Unstable geologic conditions. • Closure of the Forster Canyon Landfill. • Visibility of the site from existing neighborhoods. • Adjacent natural open space areas and wildfire risk. 9 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, Califomia Constraints Exhibit — Exhibit 3 L EG EIND .. ...... ............. .. Aft AHr!'Ff0At_ FILL., LAW)Fil ----- LOCATUN 05 CONIACT; VOTTED Q4 QUAT�HKART LANQSUIJC, CM CLEV WHiTRE SVWEymcr�r au%m' Qqmm WHERr UNCERTAlfl Q�b OLDER QUAT�_RNARf LANGSUM (fORSIZk A�IPRUKIUATIL LWIM Cr LANVPU CANYOM LA . ND5LML), c!Rr_L�D WHERE 9LIERIED WHERE J� ERTALN PJRIEV MUNM MAJOR R[IGEUNC PER C17Y Or SAN JUAN CAPiSTRANO 0- rriAL FLAN E:xr#A -? CONSTRAINTS EXHIBIT Ustito L -San Juw,, f,U-adovt,, Com preher,��vs Dv+�I,)Pmeft Plf-,,% Afw*xW HUNSAKER & ASSOCIATES A Distrito La Novia -San Juan Meadows Com rehensive Development Plan City of San Juan Capistrano, California Topography Exhibit — Exhibit 4 10 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, Califomia 111. DEVELOPMENT FLAN The development plan is derived from considering City objectives and policies, physical site factors, and unique site opportunities and constraints previously noted. A. Development Issues: Development -related issues identified for the project which need to be addressed by the Development Plan include the following: 1. Landfill closure and use of landfill deck: The landfill closure will need to be consistent with all applicable regional and State guidelines, compatible with adjacent equestrian and residential uses, and the use of the landfill deck will need to be consistent with State's limitations with regards to the use of the landfill cover. 2. Potential circulation and traffic impacts on the existing circulation system 3. Providing an effective transition of land uses among open space, equestrian, single- family residential, apartments, office, commercial, retail and mixed -uses. 4. Project compatibility with surrounding environment and land uses. 5. Resolving existing geotechnical stability issues. 6. Potential impacts due to grading and landform alteration. 7. Aesthetics, architecture and landscape techniques. 8. Trail connectivity through the project to adjacent trail systems. 9. Environmental issues including storm water quality, solid waste and recycling and energy conservation. B. Development Goals & Objectives: Based on these key development issues, the following project -specific goals and objectives have been developed: 1. Provide for open space recreational use for landfill deck consistent with San Diego Regional Water Quality Control Board closure regulations. 2. Provide project access and off-site arterial road improvements so as to maintain levels of service consistent with the General Plan Circulation Element (LOS D or better). 3. Manage the development intensity by locating higher intensity uses in the Distrito La Novia site near downtown and reducing the intensity as the development spans through the San Juan Meadows site to the City's open space along the easterly limits of the project boundary. 4. Use development standards, landscaping, and grading techniques to buffer and transition the proposed development from adjacent properties. 5. Stabilize the site's geologic conditions through remedial grading and similar passive stabilization methods, to the extent deemed feasible by the project geotechnical engineer, as part of the project design. 6. Rely on the existing landform conditions to the extent feasible to minimize view shed impacts from existing development and public views. 7. Balance earthwork quantities on-site to the extent feasible so as to reduce construction impacts, including the use of import material from the Distrito la Novia site for the landfill cover within San Juan Meadows, 8. Provide pedestrian friendly environment for both Distrito La Novia and San Juan Meadows planning areas connecting residential units to retail and office uses with 11 Distrito La Novia -San Juan Meadows Com rehensive Development Plan City of San Juan Capistrano, California pedestrian links, internal corridors and trails and secured bike storage to minimize vehicular traffic and support pedestrian and bicycle circulation. 9. Create a sustainable community which uses "Green Building Methods" such as energy efficient design, California native landscaping and water quality measures for runoff treatment. 10. Establish a development plan which situates more intensive commercial, office and residential development closer to the Downtown on the former "EI Parador Hotel" site and situates low-density residential development and equestrian use on the San Juan Meadows portion of the site adjoining public open space lands.. C. Conceptual Development Plan: Based on the project -specific goals and objectives identified above, a conceptual site development plan was created and is summarized below: The Planned Community is composed of two primary planning areas, Distrito La Novia and San Juan Meadows. The following tables summarize the development potential per Planning Area and the Sub -Area Planning Districts. Distrito La Novia Planning Area Sub -Area Planning Districts Residential Units Commercial Square Footage (Net) Acres General Commercial (GC) - 35,600 4.8 Multi -Family Residential (RM) 90 - 3.8 Open Space Recreation (OSR) - 135.1 4.0 Mixed -Use (MU) 40 32,600 4.2 Office Commercial (OC) - 13,750 1.9 Total 130 81,950 18.7 San Juan Meadows Planning Area Sub -Area Planning Districts Residential Units Acres Single -Family Residential (RS -10,000) 94 43:7 Open Space Recreation (OSR) - 63.9 Natural Open Space (NOS) - 27.5 Total 94 135.1 Landfill Closure and Compatibility: The County of Orange was the operatorof the Forster Canyon Landfill and ceased its operations in February 1976. In August of 1994, a Final Closure Plan was reviewed and approved by the appropriate jurisdictions. A Final Closure Plan Amendment (FCPA) was then prepared based upon the San Juan Meadows planning area site plan and intended uses. The FCPA was reviewed and approved by the Regional Water Quality Control Board — San Diego Region, the County of Orange Health Care Agency, Regulatory Health Services, Environmental Health and the California Integrated Waste Management Board. The Forster Canyon Landfill FCPA was prepared in accordance with Title 27 of the California Code of Regulations, and the Code of Federal Regulations 40, Subpart F. 12 Distrito La Novia -San Juan Meadows Comprehensive Development Plan 2LtZ of San Juan Capistrano, Califomia Within the landfill deck area an equestrian trail, equestrian open space along with associated equestrian facilities will comprise the proposed uses of this area. This end use requires the integration of a permanent below -ground irrigation system for the deck area. All enclosed structures for the proposed equestrian facilities will be located on native material in areas of removed refuse. The majority of the equestrian facilities are in the form of barns, paddocks, corrals, arenas with spectator seating, parking and hot walker pens. Adjacent to the landfill deck area and separated by irrigated slopes, equestrian trailer parking/RV storage are proposed, Since the equestrian trailer parking/RV storage area is located within the refuse limits of the landfill closure area, a final cover topped with a decomposed granite base will be required to be constructed. Additionally, this area will be strictly used for parking of resident's equestrian trailers and RV's from the surrounding residential development as well as equestrian facility tenants and no camping will be permitted, Adjacent to the proposed equestrian facilities but outside of the landfill limits, single-family residential homes are proposed. Circulation: The Planned Community will use existing arterial roads adjacent to the project site to provide vehicular circulation (see Exhibit 6). La Novia Avenue, a local arterial, bisects the Planned Community area with Distrito La Novia to the north and San Juan Meadows to the south. Additionally, La Novia Avenue provides access from the northbound 1-5 Freeway east to the existing residential developments east of the project site and looping north to connect with San Juan Creek Road and Ortega Highway, Valle Road is also designated as a local arterial but will be improved adjacent to the project frontage to Secondary Arterial standards as part of the proposed development to improve circulation to and from the northbound 1-5 Freeway hook ramps located just west of the Planned Community. San Juan Creek Road runs more or less east -west along Distrito La Novia's northerly boundary and provides access to Camino Capistrano leading to downtown San Juan Capistrano. San Juan Creek Road is classified as a Primary Arterial on the City's Arterial Highway Plan and Orange County Transportation Authority's (OCTA) Master Plan of Arterial Highways (MPAH). Wth the major vehicular circulation system already established, on-site circulation consists mainly of private streets branching off the existing arterials and extending into the Planned Community's planning areas. Access to the residential site in the San Juan Meadows planning area will be from La Novia Avenue. Within the single-family residential site in the San Juan Meadows planning area, private streets will serve as the primary travel way. Additionally, within the San Juan Meadows planning area, emergency access roads will serve the equestrian site with access off of La Novia Avenue and Avenida California. Access to the Distrito La Novia planning area will be from either La Novia Avenue or San Juan Creek Road. Within the Distrito La Novia planning area, a main access road will serve the various uses within the planning area and also links La Novia Avenue with San Juan Creek Road. Trails: The Planned Community will implement a trail system within the Distrito La Novia and San Juan Meadows Planning Areas (see Exhibit 8). The proposed pedestrian, bicycle and equestrian trails will link to existing trails as depicted in the City's Master Plan of Trails. The trail system has been designed to provide connectivity between each planning area for residents and patrons alike. Within the San Juan Meadows planning area, sidewalks located throughout the single-family development provide connectivity within the neighborhood. Additionally, the existing Class 1 bike path adjacent to La Novia Avenue will connect to the proposed bike trail adjacent to the single-family development. This proposed bike trail will also connect to the proposed equestrian trail. Within the Distrito La Novia planning area, an equestrian trail extends from San Juan Creek Road to the north and extends south and crosses La Novia Avenue, linking to the San Juan Meadows planning area. Additionally, the Distrito La Novia planning area also provides pedestrian friendly walkways from the residential areas to the recreation facilities as well from the mixed office, retail, and restaurant uses. 13 Distrito La Novia -San Juan Meadows Comprehensive Development PlanCit of San Juan Capistrano, Califomia ©pen Space: The Planned Community proposes the preservation of existing natural open space, open space recreational opportunities, and landscape/manufactured slope areas (see Exhibits 9 and 10). Within the Distrito La Novia planning area, 1.9 acres of natural open space, 3.1 acres of hardscapelcourtyardlcommon areas, 0.6 acres of a roof top garden park, and 4.8 acres of landscape/man ufactured slope areas are provided. Public open space areas and amenities within Distrito La Novia include the following: a rooftop garden park, numerous common areas with patio/outdoor seating accommodations, natural open space, and an equestrian trail. Additionally, a private pool and recreation area is provided for the use by the association members of the residential development. Within the San Juan Meadows planning area, 63.9 acres of open space recreation and 27.5 acres of natural open space area are provided. Public open space areas and amenities within the open space recreation area include: equestrian open space, equestrian facilities including barns, paddocks, corrals, arenas with spectator seating, parking and hot walker pens, equestrian trails, and RV parking. Grading: The proposed conceptual grading for the Planned Community has been designed to preserve and protect important natural landforms including hillsides, prominent ridgelines, and natural habitat open space areas. All slope design will conform to the requirements specified in the appropriate soils and geology reports. Slope construction will be performed under the supervision of a qualified soils engineer, Implementation of the proposed project will necessitate grading and excavation of a total of 1,524,280 cubic yards of earth material, including 115,640 cubic yards within the Distrito La Novia planning area and 1,408,640 cubic yards on the San Juan Meadows planning area. Estimated earthwork quantities will balance on-site with approximately 381,360 cubic yards being -transferred from the Distrito La Novia planning area across La Novia Avenue to the San Juan Meadows planning area. Within the San Juan Meadows planning area, an estimated excavation of 862,000 cubic yards of soil will be performed within the existing landfill limits as part of the Forster Canyon Landfill Closure Plan Amendment. Pads will be graded for the future equestrian recreational uses, residential development, roads, RV storage and equestrian trailer parking, trails, and to allow proper site drainage. Grading pads within the Distrito La Novia planning area will be designed for the future open space recreation areas, general commercial, multi -family residential, office commercial, mixed use, and internal circulation travel ways. Utilities & Services: The proposed development will use existing utilities adjacent to the project site to serve the Planned Community. Existing water, sewer, electric, gas, telephone, and cable television facilities are all available in the project vicinity. All on-site utilities will be undergrounded as required by Title 9, Land Use Code. The following summary details the service provider and proposed plan of service for the each of the development's utility needs: Water Services: The proposed project will receive water service from the City of San Juan Capistrano. The existing water infrastructure system can only support this development with improvements by the project developer to the external system, and appropriate design accommodation to the project's planned internal water service system as shown on the Preliminary Water Plan (see Exhibit 11a). All water service infrastructure for the Planned Community will be designed to be consistent with the City of San Juan Capistrano Domestic Water Master Plan (2004) and Non -Domestic Water Master Plan (NDWMP) (2006). All water facilities will be constructed to the City of San Juan Capistrano standards and will be placed within easements granted to the City over private streets within the Planned Community or within lettered lots where required to prevent private improvements over public waterlines. The Planned Community will also be designed to use recycled water for irrigation purposes throughout the project area. (see Exhibit 11 b). Sewer Services: The City of San Juan Capistrano will provide the Planned Community with sewer service. Wastewater collected in the City's collection system is conveyed to the South 14 Distrito La Novia -San Juan Meadows Com Thensive Development Plan City of San Juan Capistrano, California Orange County Wastewater Authority (SOCWA) Jay B. Latham Regional Treatment Plant. All sewer service infrastructures have been designed to be consistent with the City of San Juan Capistrano Sewer Master Plan of 2004. All sewer facilities will be constructed to the City of San Juan Capistrano standards and will be located within easements granted to the City over the Planned Community private streets. The Planned Community will also utilize reclaimed water for irrigation purposes throughout the site (see Exhibit 12). Storm Water Drainage: The Planned Community is part of the San Juan Creek watershed. Storm flow throughout the Planned Community will use subsurface drainage conduits to channel storm runoff prior to discharge, and no hydro-modification impacts will be caused by the project as post construction flow will not exceed pre-construction flow. The City of San Juan Capistrano will maintain authority of flood control improvements and storm drainage systems within the Planned Community through easements over open space and landscaped areas throughout the development. The Orange County Flood Control District (OCI=CD) is the agency responsible for regional drainage facilities. The Planned Community developed a Water Quality Management Plan identifying all structural, non structural and treatment control Best Management Practices (BMP'S) that will be constructed and maintained in perpetuity to meet the City's Stormwater Ordinance and the San Diego Regional Board NPDES permit and the Clean Water Act. All proposed developments within the Planned Community will meet state and federal NPDES requirements as well as OCFCD regulations (see Exhibit 13). Electricity: The San Diego Gas and Electric Company will service and maintain the Planned Community electrical facilities. All local serving electric lines within the boundaries of the Planned Community will be placed underground. The Planned Community will incorporate energy conservation measures and energy efficient equipments to reduce the energy impact and reduce greenhouse gases resulting from the development. Natural Gas: Natural gas is imported from The Gas Company from its interstate system and will be provided and maintained throughout the Planned Community. Natural gas lines will be located within easements granted over the Planned Community private streets. Cable Television Services: Cable television for the Planned Community is provided and maintained by Cox Communications. Cable television facilities will be located underground. Telephone Services: Telephone service and maintenance for the Planned Community is provided by AT&T. No overhead telephone services will be permitted. Solid Waste Disposal: The City franchisee, currently CR&R, will provide the Planned Community with solid waste and refuse disposal services. The Planned Community has been designed to comply with the City's Source Reduction and Recycling Element (SRRE) and Household Hazardous Waste Element (HHWE). The Planned Community Development will develop and implement a recycling plan in order to meet the City's mandated 50% diversion of solid waste away from the landfill. The Planned Community will incorporate in the design and operation the recycling, green waste composting, and the proper disposal of household hazardous waste. 15 Distrito La Novia -San Juan Meadows Corn rehensive Develo went Plan City of San Juan Capistrano, California Site Plan Exhibit — Exhibit 5 SITE PLAN EXHIBIT f CiMi1c,LaNiwia San .Fw vie�i�#:a,�w•Gr�rt:�rr.,�3w�iwr�Ue���J�pmes�Pl�FS A+Aftod RW RS.. & .ASSOCIATES Cat"i OFiER 2Q0; rtvrWV IXn 1,ftx j WM— *q, � _.. 1T M p3!'11:SG3 W rtr_: F?y 3156#,rtvsn3rs�,t3�Pr.+p:eA'�rnM�r2H--n.n�7 Distrito La Novia -San Juan Meadows Comprehensive Development Plan 2LtZ of San Juan Capistrano, California Circulation Exhibit — Exhibit 6 rikR'a MA xhi t-6 CIRCULATIONEXHIBIT i?t,Ailto La PNvkila -San; J,.;_,n € ',v, n � HUNSAKER & ASSOCIATES OC TOO ER 2009 r-u'M, Rr: IN, 1-5 DAM acs c_ MMI 17 Distrito La Novia -San Juan Meadows Com rehensive Deveio ment Plan City.of San Juan Capistrano, California Street Sections — Exhibit i Lek SQ0A AY:FMUE PWKI y R tin 1 wri m i YM 4--ags Jnr S4N JUAN C.YAVC ROAD L—— 06a fi�� ��c,'iS Rs?rlp {moi �L st�,44€�E�it'Tf va'1� 06a 1175 M sM' �•>. ��• SkLf.£ tci`i%di fi3tF dL`C£S"' fit`.A'Li �rx� rS'iY Nf.`s urs NY y:. ig'k 'r_ 'r i �'-M'�1SRAf4 r :inax � Y' FlttV� @ t7Sa % M7k f S7'=7 �a �r r sraca�/ '1•c�111r�vnx F'1 erecr 1 a/ c*.�ui�autAra aet��s * gra ii�Ar& r��1J�c;r;'�rrj STREET SECTIONS M&KOLL NLIVI - r, : n3=l c: nErU¢ (r e,�r 9ueU�E�FJpmr�hl�I € HUNSAKER & ASSOCIATES t :eir-snip lain V-1 *VA rz:sa�s Fne =rte: F�1 a�sv.,s�3mniA�,,ri..araper ;rz�t1�:K_a',v��, 18 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California Master Trails Exhibit — Exhibit 8 LEGEND j ow PROPOSED ME- TUL FROPUSED EQUESTFIAN TRAL PVPOM .1' SMEWALk EXISTIVC 'ENFAAL PLAN TRAIL ------- MSTING ��'LAS� I U-IKL RATH — — — — — — EXISTING CLASS I OIKE PAM nrs Fw Iry `: D�TT�.N AnCM �N A4, Z, Ft4W_V'n%M 8TAGM- A/� E lf� hT -el MASTER TRAILS EXHIBIT Di,,,frfto La PkNia ..Sa1'rJt an MeaeoA-_ Plan R f_''is HUNSAKER & ASSOCIATES 0 Oc TOBE F, 20fI. F �, ' , W - I 'L 01 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan C2eisfrano, California Distrito La ovia Open Space - Exhibit 9 L�ANDSCAP !--/MAN U FACTURLU SLOPE AR;la (1.8 kc—) -C ZCN TOP PARK (0,6 AC,)% HARDSCAF F/,.i U Fr'YA'R D/C0 U M ON AREAS (3.1 A17,) NATURAL OPEN SPACG C1,9 40,) E�filNt - � DISTRITO LA NOVIA- OPEN SPACE EXHIBIT rjislrt0 La Nviia --San Jw- n thaduq.s Corn pmhrmJve Ce,�lopme. Pian HUNS AKER & ASSOCIATES 0 2DO ,2009 _ qv. mm MA FLE! 20 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, Califomia San Juan Meadows Open Space — Exhibit 10 E�)ibo- -10 SAN JUAN MEADOWS- OP EN SPAC E EXHIBIT Dl&ito La Wo4,a - a,, Arm, M.FadoAc. Compahemiva Nv6bpkne". Rlm R E S NvBxadPWFAibftv6Wl=. HUNSAKER & ASSOCIATES Wo GC,'T0eFq 20:39 T5" �S� CICiN, AW MX Distrito La Novia -Son Juar? Meadows Comprehensive . Devqlo ment Plan Cit of San Juan Capistrano, Califomia Preliminary Domestic Water Plan — Exhibit 11a 109 NOTES: — 60� 1. PIPE SIZING SHOWN ON THIS EXHIBIT IS PRELIMINARY AND SUBJECT TO CHANGE BASED ON FINAL CALCULATIONS. 2. ALL BACKBONE WATER FACILITIES SHALL BE LOCATED WITHIN A PAVE* SURFACE ROADWAY, 3, FIRE FLOW SHALL BE PROVIDED TO THE EQUESTRIAN AREA AS DIRECTED BY ORANGE COUNTY FIRE AUTHORITY (OCFA), 4601350 ZONE Pf? STATION CONNECT TO DUSTM 7ealm3 ZONE PW STATION & ADO NEW REDUCING VALVE IN VIA CERRO REGAL -7 4 Oa' ZONE" tnv PIR0T. 70'� f N4 ECK`V4 aETIA-tEA J d-460 X0 ef MIAL PAVED 'WRFAM R046VAY WITHM baNdATED EASEMENT F64 uyxrry & EuEF THE Cffr___' CONNECT To fDd8"nNQ W 350 ZONE wzmo ZONE PR6rATION COMEcr To OUSTM tr LEGEND: 466 ZONE W PROPOSED WATER .........•.•..... ..... EXISTING WATER LIMITS OF REFUSE WITH RELOCATION C40K- lie PRELIMINARY DOMESTIC WATER PLAN Olstrft LA No* - Son Jwm Meado" Corapmfiemlvo 118"Iopmwl Plan R F's Advw"d ROW S941te SaftW, bv- 19 - HUNSAKER & ASSOCIATES 0 ODD OCTOBER 2009 PLa= gy, 0—ire Danser MTF; N., F0, 2WO M14,31 AM F1LF, 11-A-9 W Distrito La Novia -San Juan Meadows Comprehensive Development Plan Pity of San Juan Capistrano, California Preliminary Recycled Water Plan — Exhibit 11b NOTE. PIPE S17M SHOWN QY THIS PXHIBIT IS PRELMNARY ANI) 5usrCT TO 01AYMir BA5ZD ON FINAL CALMATIONS. AEGEND� WATER UES PRC RDSIIV RECYCLED WArER MAON',S (TO SC CCHSTRUCTED EY THE :in' C.F SAN JUAN CAPISVAN23 PFI NIP MON_no�(rsylc Ott TEN MASTER PLAN) >No i ..'11 PRELIMINARY RECYCLED WATER PU\N [Aslrdn L19 NOVt" _S&r3 tr,*n rA R 1.-. S Advm..w ftd P.M &rgbK [ft. is HUNSAKER & ASSOCIATES 0 wo R=._a W�, _i, Y—g P. Sd 1T. Preliminary Sewer Plan - Exhibit 12 23 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, Galifomia Preliminary Storm ©rain Flan — Exhibit 13 Ex iul - 9 ` PRELIMINARY SBNER FLAN MSblo.Ls Wc,lia-S&n Jinn kletkdav�.CrjmprehamE e DevelopEnKl. Plan Via, ASSOCIATES OC TODE R 20,X? Un 1wk 'iMfl myal 'W. Z�, ZI :1aYi6r,'^, uy F':LC: r\tllFslZ l'a�n}va�: C-4.frej .L'If CSE Y:i—ri.dwg 24 Distrito La Novia -San Juan Meadows Comprehensive Devela ment Plan Pity of San Juan Ca istraoo, Califomia PRELIMINARY STOR DRAIN FLAN E � H ASSOCIATES OCTOBER 2099 w.earr�aa arc o-�R ins lxatc• �vxc3, nzna na_s�s�x.+ cru �:�r. ane:em,�e���,�,:�._wnj�,cnr�srs+__+aca� 1W Distrito La Novia -San Juan Meadows Comprehensive Development Plan Cqy of San Juan Capistrano, California IV, DEVELOPMENT REGULAT'I'ONS A. Purpose & Intent: The regulations included in this section will ensure that future development is implemented in accordance with the City's General Plan Title 9 Land Use Code, and Design Guidelines. These standards are intended to create a functional and aesthetically attractive development. Where inconsistencies occur, these regulations shall take precedence over the Title 9 of the Municipal Code. Where this development does not expressly address a regulatory issue, the Municipal Code shall regulate this development. General District Regulations 1. All development shall conform to this CDP and all other applicable regulations, unless otherwise noted. 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 (CC&Rs) to be approved by the City Council and recorded with the project's final tract maps. Said CC&Rs shall incorporate provisions for the City to take over or otherwise provide for 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. The CDP, through appropriate legal instruments, such as Conditions, Covenants & Restrictions (CC&R's), management agencies, and/or owner associations, shall provide means for the ongoing maintenance of all open space, private streets, parking lots, buildings, Water Quality Management Plan (WQMP), WQMP commitments for NPDES compliance, and the like in the Planned Community (PC) District. Such legal instruments shall be approved by the City and shall be appropriately recorded prior to the issuance of building permits. The CC&R's or other legal instruments shall incorporate the provisions of the responsible homeowner association for the maintenance of any commonly -owned land should the City determine after reasonable and customary notice to the homeowner association that adequate maintenance is not being performed on such land. in the case of homeowner associations, no in -common holding may be sold or otherwise transferred to the control of any other entity, except one conceived and designed to fulfill the same basic purposes as the homeowner association. 4. Dwelling Unit Counts in each Planning Area: The maximum number of dwelling units for the Planned Community will be established by the General Plan Land Use Element, Table LU -3, Planned Communities, Allowable Uses Guideline. Listed below is a summary of the maximum number of dwelling units within each Planning Area. Maximum Number of Dwelling Unit Per Planning Area Planning Area Number of Dweliin Units Distrito La Novia 136 San Juan Meadows 94 Total: 224 5. Unlisted Uses: The Planning Director shall have the authority and responsibility to review uses not listed in this section. A proposed unlisted use shall be permitted as a principal, accessory or conditional use within a Sub -area Planning District if 26 Distrito La Novia -San Juan Meadows CoM rehensive Develo went Plan 2itZ of San Juan Capistrano, Califomia the Planning Director determines that such use falls within the purpose and intent of that Sub -area Planning District; is of comparable nature to the principal, accessory or conditional uses set forth as permitted in the Sub -area Planning District; is not expressly listed in another Sub -area Planning District; and will not be detrimental to property in the vicinity of such use. The Planning Director may refer, at his sole discretion, any application to the Planning Commission as the reviewing authority. 6. Parking: Parking regulations will be consistent with Section 9-3.535 of the Municipal Code except thatjoint use/shared parking shall be allowed where there is an overall deficiency in the number of spaces provided subject to the review and approval by the Transportation Commission. B. Zone Districts Established: The following Sub -Area Planning districts are hereby established for regulating development and land uses within the Distrito La Novia-Meadows Planned Community. Exhibits 14 and 15 of the CDP, illustrate the locations of the Sub -Area Planning Districts for the Distrito La Novia-San. Juan Meadows Planned Community: 1. Distrito La Novia Sub -Area Planning Districts • General Commercial District (GC): The purpose and intent of the General Commercial (GC) District is to provide for a wider range of commercial land uses than those permitted in the Tourist Commercial (TC) District and Neighborhood Commercial (NC) District in order to accommodate most of the retail and service needs of the residents of the City and the Comprehensive Development Plan. Multi -Family Residential District (RM): The purpose and intent of the Multi -Family (RM) District is to provide for the establishment and regulation of multi -family residential areas of various medium -to -high unit densities, located and maintained in accordance with the General Plan. e Open Space Recreation District (OSR): The purpose and intent of the Open Space Recreation (OSR) district is to provide for the provision of outdoor recreational facilities in accordance with the General Plan. Mixed — Use District (MU): The purpose and intent of the Mixed Use (MU) District is to provide for compatible and beneficial mix of retail, service and residential uses on a single site or several adjoining sites in close proximity. This district is designed for areas where a mix of land use activities provides the opportunity to create a pedestrian friendly atmosphere. • Office Commercial District (OC): The purpose and intent of the Office Commercial (OC) District is to provide for the development of office centers and accessory retailing and service uses to permitted office uses and provide for the small-scale development of 27 Distrito La Novia -San Juan Meadows Comprehensive Deveio meat Plan City of San Juan Capistrano, California office complexes and individual buildings which can be located so as to be compatible with adjacent properties. 2. San Juan Meadows Sub -Area Planning Districts • Single -Family Residential District (RS -10,000): The purpose and intent of the Single -Family -10,000 (RS -10,000) District is to provide for the establishment and regulation of residential areas developed with single-family detached dwellings, all on individual lots owned and maintained by individual landowners. Open Space Recreation District (OSR): The purpose and intent of the Open Space Recreation (OSR) district is to provide for the provision of outdoor recreational facilities including commercial equestrian facilities in accordance with the General Flan. • Natural Open Space District (NOS): The purpose and intent of the Natural Open Space (NOS) District is to provide for natural open space land that separates developed areas from one another, preserves natural features like creeks, ridgelines, or hillsides, or includes natural hazards like landslides in accordance with the General Plan. No buildings or structures are permitted within the (NOS) District with the exception of public water service accessory structures. W Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California CDP Planning Areas — Exhibit 14 1�1 Distrito La Novia -San Juan Meadows Comprehensive DeveWment Plan City of San Juan Capistrano, Califomia DLN Planning Sub -Area Exhibit— Exhibit 15 1- E G E L-1--] cc CrINMAI_ COMMrXIAL MSTRICT ?,Ml ACPr,t,) ri 0c; OUNCE CO3VMr9G1Al_ {1.q AGRE:S) MU V.IXFD USE MSTRICT (4.:Z ACWS) RM P.UL7fPLr FAWLI DISTMC7 (,3.B ACRM) MR OPEN SPACE RECREA71ON ll) Str�!VT (4,0 Amrs) TWAL ACREAGE. 18.7 ACRES En EAHM - I a DISTRITO LA NOVIA PLANNING SUB -AREA MAP D�sinlo La Nmm - Aw M eadevr, Co?Tj pmhensK,� De��gop),, ert P lam 101101 1 NOW 1 ffi!;;1; Ad4md Rud EAUM S&vkex hm-, HUNSAKER & ASSOCIATIES 30 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California SJM Planning Sub -Area Exhibit — Exhibit 16 LP7GFND RS-1.0,CGO STNGLF FAMILY 10,000 WSTRICT (43.7 ACRFS) 3SR OPEN SPACE RECRrATIORAL 11tSTMCT X63.9 ACRrS) NUS NATVR4OPEN SPACE DIST-SIC? (27,5 ACKS) TO'AL ACqEACIL: 156.1 ACES Exhbft .16 SAN JUAN M EADOWS PLAN N 1 G SU B -AR EA MAP R E3 Ad*wmd WW Caga BrAm :w- HUNSAUR & ASSOCIATIES 31 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, Caiifomia C. Use Regulations: Permitted, Accessory, and Conditional uses and structures. Distrito La Novia Planning Area 1. Development Regulations for the (RM) Multi -Family Residential District: Permitted uses and structures: a. Residential dwellings (attached SFD) b. Residential dwelling units (multiple -family, apartments and cooperatives) c. Residential dwelling units (multiple -family, townhouses, condos) Accessory uses and structures: a. Accessory uses and structures incidental to the operation of a permitted use b. dome businesses c. Recreation and community centers (noncommercial -public and private) d. Community pools and spas e. Public facilities and utilities f. Parking lots and structures 2. Development Regulations for the (MU) Mixed -Use District: Permitted uses and structures: a. Residential dwellings (attached SFD) b. Residential dwelling units (multiple -family, apartments and cooperatives) c. Residential dwelling units (multiple -family, townhouses, condominiums) d. Convenience services including dry-cleaners., barber shops, beauty shops, manicure shops, mail services, bicycle repair, tailor shops, photography studios, and ticket agencies. e. Eating and drinking establishments f. Medical and dental offices (maximum of 50% of the total leasable floor area in the District or within any building within the District) g. Business, professional, real estate and travel agencies. h. Financial services including banks, savings and loan association, and credit unions. i. Pet stores (retail) j. Recreation and leisure uses (without outdoor facilities); includes gyms, athletic/health clubs, and exercise studios (yoga, karate, boxing/kickboxing). k. Retail Sales (general) 1. Retail Sales (small scale); includes the sale of artwork, photography, antiques, curios, gifts, novelties, books, jewelry, leather goods, and pottery. m. Retail sales (large scale); includes the sales of bicycles, furniture, home appliances, groceries, meats, musical instruments and supplies, hardware, paint, sporting goods, cosmetics, pharmaceutical, and floor and wall covering materials. n. Hotels Accessory uses and structures: a. Accessory uses and structures incidental to the operation of a permitted use b. Home businesses c. Recreation and community centers (non-commercial public and private) d. Community pools and spas e. Automated teller machines N, Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, Califomia f. Outdoor display subject to Municipal Code Section 9-3.549 g. Parking lots and structures h. Public facilities and utilities Conditional uses and structures: a. Alcoholic beverage retail sale including wine tasting (sale for off -premise consumption) b. Bookbinding c. Child day care centers d. Dancing and live entertainment e. Game Machines f. Massage therapy and accessory massage therapy pursuant to Municipal Code Section 5-24.02. g. Pool halls and billiard centers h. Cellular towers and installations (commercial) subject to Municipal Code Section 9-3.507. i. Religious fraternal, or service organizations. (non-profit); includes churches, temples, synagogues, monasteries, religious retreats, lodges and meeting halls. j. Taverns and brewpubs k. Veterinary offices and clinics 1. Pet grooming m. Secretarial, art, dance, drama, and music schools (business vocational and professional schools not requiring outdoor facilities). n. Theaters. 3. Development Regulations for the (GC) General Commercial District: Permitted uses and structures: a. Convenience services; includes dry -Cleaners, barber shops, beauty shops, manicure shops, mail services, tailor shops, photography studios, ticket agencies, and similar uses. b. Eating and drinking establishments c. Medical and dental offices (maximum of 50% of the total leasable floor area in the District or within any building within the District) d. Office uses; includes business, professional, real estate, and travel agencies. e. Financial services; includes banks, savings and loan association, and credit unions. f. Recreation and leisure uses (without outdoor facilities); includes gyms, athletic/health clubs, and exercise studios (yoga, karate, boxing/kickboxing), g. Recycling facilities pursuant to Municipal Code Section 9-3.537. h. Retail Sales (general) i. Retail Sales (small scale); includes the sale of artwork, photography, antiques, curios, gifts, novelties, books, jewelry, leather goods, pottery, and similar items. j. Retail sales (large scale); includes the sales of bicycles, furniture, home appliances, groceries, meats, musical instruments and supplies, hardware, paint,. sporting goods, cosmetics, pharmaceutical, feed and grain, nurseries, and floor and wall covering materials. Accessory uses and structures: a. Automated teller machines b. Outdoor display subject to Municipal Code Section 9-3.549. c. Parking lots and structures 33 Distrito La Novia -San Juan Meadows Com rehensive Development Plan City of San Juan Capistrano, Califomia Conditional uses and structures: a. Alcoholic beverage retail sale including wine tasting (sale for off -premise consumption) b. Child day care centers c. Dancing and live entertainment d. Massage therapy or accessory massage therapy subject to Municipal Code Section 5-24.02. e. Cellular towers and installations (commercial) subject to Municipal Code Section 9-3.507. f. Taverns and brewpubs g. Veterinary offices and clinics h. Pet stores i. Pet grooming j. Seer, wine, and liquor licenses, on -sale, for alcohol consumed on premises k. Secretarial, art, dance, drama, and music schools (business vocational and professional schools not requiring outdoor facilities) L Public facilities and utilities m. Theaters 4. Development Regulations for the (OC) Office Commercial District: Permitted uses and structures: a. Financial services; includes banks, savings and loan association, and credit unions. b. Medical and dental offices (maximum of 50% of the total leasable floor area in the District) c. Office uses; includes business, professional, real estate, and travel agencies. d. Research and development; includes research and development of computer software, information systems, communication systems, transportation, geographic information systems, multi -media and video technology, and development and fabrication of proto-types. e. Motels and lodging uses. f. Retail Sales (general) g. Retail Sales (small scale); includes the sale of artwork, photography, antiques, curios, gifts, novelties, books, jewelry, leather goods, and pottery. h. Retail sales (large scale); includes the sales of bicycles, furniture, home appliances, groceries, meats, musical instruments and supplies, hardware, paint, sporting goods, cosmetics, pharmaceutical, and floor and wall covering materials. Accessory uses and structures: a. Automated teller machines b. Outdoor display subject to Municipal Code Section 9-3.549. c. Eating and drinking establishments; includes office cafeterias, delicatessens, and snack bars. d. Parking lots and structures e. Retail Sales (small-scale accessory); includes pharmacies, newsstands, mail services, and other small-scale accessory retail uses. f. Convenience services; includes dry-cleaners, barber shops, beauty shops, manicure shops, tailor shops, photography studios, and ticket agencies. g. Public facilities and utilities 34 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California Conditional uses and structures: a. Massage therapy subject to Municipal Code Section 5-24.02. b. Cellular towers and installations (commercial) subject to Municipal Code Section 9-3.507. c. Recreation and leisure uses (without outdoor facilities); includes gyms, athletic/health clubs, and exercise studios (yoga, karate, boxing/kickboxing). d. Veterinary offices and clinics e. Schools (business vocational, and professional schools not requiring outdoor facilities); includes secretarial, art dance, drama, and music schools. 5. Development Regulations for the (OSR) Open Space Recreation District: Permitted uses and structures: a. Outdoor recreational facilities; includes swimming schools and tennis clubs. b. Picnic area c. Sports fields and courts d, Tot lots e. Equestrian, bicycle and hiking trails f. Recreation and community centers (noncommercial -public and private) g. Private recreation amenities including common garden plots, clubhouses, active and passive park areas h. Community pools and spas i. Parking lots and structures i. Public facilities and utilities Accessory uses and structures: a. Accessory uses and structures incidental to the operation of a permitted use b. Concession stands c. Eating establishments (Drive-thrus prohibited) d. Game machines (3 or less); must be accessory to a primary use e. Maintenance/support facilities associated with a permitted use Conditional uses and structures: a. Beer, wine, and liquor licenses, on -sale, for alcohol consumed on premises 35 Distrito La Novia -San Juan Meadows Comprehensive Development Plan CL of San Juan Capistrano, California San Juan Meadows Planning Area 1. Development Regulations for the (RS -10,000) Single -Family Residential District: Permitted uses and structures: a. Residential dwellings (detached SFD). Accessory uses and structures: a. Accessory uses and structures incidental to the operation of a permitted use b. Home businesses c. Public facilities and utilities Conditional uses and structures: a. Secondary dwelling unit b. Residential care facilities (6 or fewer persons) c. Residential care facilities (over 6 persons) d. Tennis/sports courts, swimming pools, and similar improvements on residential lots. 2. Development Regulations for the (OSR) Open Space Recreation District: Permitted uses and structures: a. Outdoor recreational facilities (public and private); includes swimming schools and tennis clubs. b. Picnic area c. Pro -accessory shop d. Public facilities and utilities e. Sports fields and courts (without night lighting) f. Tot lots g. Equestrian, bicycle and hiking trails Accessory uses and structures: a. Accessory uses and structures incidental to the operation of a permitted use b. Caretaker residences (temporary and permanent) pursuant to Municipal Code Section 9-3.511. c. Concession stands d. Maintenance/support facilities e. Keeping cattle for equestrian operation f. Small-scale retail; tack shop and equestrian supplies g. Office for equestrian operation Conditional uses and structures: a. Equestrian facilities (commercial and noncommercial); subject to Section 9- 3.515 Equestrian Standards of the Zoning Code and limited to a maximum of 500 horses. b. Large animal veterinary clinic c. Equestrian clubhouse and locker room with restrooms and showers d. Eating and drinking establishment (in conjunction with equestrian clubhouse) C Distrito La Novia -San Juan Meadows Comprehensive Development flan City of San Juan Capistrano, California e. Radio and television towers and installations, radar installations, microwave relay stations, and cellular towers and installations (commercial) subject to Municipal Code Section 9-3.507. f. Sports fields and courts (with night lighting) 3. Development Regulations for the (NOS) Natural Open Space District: Permitted uses and structures: a. Grazing, animal b. Farming (crop and tree) c. Picnic area d. Public facilities and utilities e. Multi -use recreational trails (equestrian, hiking & biking) Accessory uses and structures: a. Accessory uses and structures incidental to the operation of a permitted use b. Maintenance/support facilities D. Development Standards: The development standards set forth in this subsection are the minimum standards with which to evaluate the achievement of the purpose and intent of the Comprehensive Development Plan/Specific Plan District by any proposed use or project. The project will meet the following standards: Distrito La Novia Planning Area Development Standard RMMU OSR GC OC OSR Maximum Density 18 du/ac n.a. n.a. n.a. n.a. Minimum Lot Area per the approved tract map and/or approved Architectural Control Minimum Building to Building (separation) (AC) site plan. Setbacks shall be as established by the Planning Commission -approved site plan or minimum setback required by Minimum Building to Property Line California Building Code (CSC) or Uniform Fire Code (UFC), whichever is greater Minimum Building to Arterial Street Maximum Lot Coverage 0.35 0.50 0.40 0.35 0.10 Maximum Floor Area Ratio (FAR) (total Floor Per the General Plan Land Use Element Area/Total Lot Area)** Maximum Building Height 35 ft 35 ft * 35 ft 35 ft * 35 ft * - Non -habitable architectural features such as stairs, elevators, interior volume spaces, high -ceilings, vaulted clerestory spaces, volume entry spaces, chimneys, solar panels, and screening for mechanical equipment may project to a maximum height of 45 -feet. Maximum Floor Area Ratio (FAR) excludes any building area associated with subterranean parking areas. San Juan Meadows Planning Area Development Standard RS -10,000 OSR Maximum Density 3.5 du/acre ma. Minimum Lot Area 10,000 1 acre 37 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Ca istrano. California Minimum Building to Building (separation)* 10' 10' Front Yard 15, Primary Structure, 16 St0 20' Per Architectural Primary Structure, 2 Story 18' Control (AC) Front Facing Garage (roll up doors req.) 10' approval Side Loaded Garage 12' Porch or Balcony Side Yard"� Primary Structure, 15 Story 5' Primary Structure, 1" Story Corner Lot (street side) 10' Per Architectural Primary Structure, 2nd Story 5'& 10' Control (AC) (2"d Story Combined Total) 15' approval Porch or Balcony 10' Accessory Building 5' Rear Yard Primary Structure Up to 20% of house width 15' Per Architectural Up to 55% of house width 20' Control (AC) Min. 45% of house width 25' approval Rear Porch (up to 55% of rear yard width) 10' Detached Garage 5' Acq2§soy Building (detached) 5' Per Architectural Minimum Lot Frontage*** 60' Control (AC) approval Maximum Lot Coverage 0.50 0.20 Building Height Principal Structure 35 ft. 35 ft. Detached Garage 15 ft. 15 ft. * Or minimum setback required by California Building Code (CBC) or Uniform Fire Code (UFC), whichever is greater. ** Architectural projections may extend into the required side yards no more than 40% of the applicable district requirement, or more than 3 feet whichever is greater. *** Irregular and cul-de-sac lots per Section 9-4.315 of the Title 9, Land Use Code. 38 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California E. Amendment Procedures: An adopted development plan may be amended as follows: 1. The Planning Commission may approve modifications to approved development plans by Resolution if the Planning Commission determines that the modification is consistent with the overall purpose and general design of the original adopted CDP and that the integrity of the original project concept and plan is maintained. 2. If the Planning Commission determines that the proposed development plan amendment is not consistent with the overall purpose and general design of the originally adopted CDP, a new zone change application will be required. Such zone change will be reviewed in the same manner as the initial application as set forth in Section 9-3.515(d)(2) of the Municipal Code_ F. Development Review Process: Development plans shall be processed in accordance with the provisions of Title 9, Chapter 2, Article 3, of the Municipal Code. G. Supplementary District Regulations: The Supplementary District Regulations set forth in Title 9, Chapter 3, Article 5 of the Municipal Code (signs, parking, fence regulations, lighting, etc.) shall apply to this project, except where this development establishes specific provisions. 39 Distrito La Novia -San Juan Meadows Comprehensive Development Plan City of San Juan Capistrano, California V. AFFORDABLE HOUSING OPPORTUNITIES PROGRAM A. Affordable Housing Development Plan The City of San Juan Capistrano's General Plan includes an Affordable Housing Inclusionary Housing Requirement of 10% of all new residential units. Additionally, the California Redevelopment Law requires that affordable housing in an amount equal to 15% of new private residential development be provided by the Agency. In order to satisfy the General Pian, California Redevelopment Law requirements and the provisions of Section 9-5.103 of the Municipal Code, the applicant shall provide a minimum of twenty-six (26) affordable rental units, all located within the Distrito La Novia Planning Area, or such other area as may be approved by the City of San Juan Capistrano. Ten affordable units will be established for "moderate income" households, eight units will be established as "low income" households and ten units will be established as "very -low income" households in according to the San Juan Capistrano RHNA proportions.1 Affordability Option City's 2008- 2014 RHNA Allocation Proportion Necessary__ Unit Proportion Within Distrito La Novia 28 Moderate210 34% 9 Low _ 188 30% 8 Very -Low 228 36% 9 Total: 626 100% 26 B. Affordable Housing Covenant The Affordable Units shall be the subject of a recorded Affordable Housing Covenant. The Affordable Housing Covenant shall be subject to City of San Juan Capistrano review and approval and recorded against the property, prior to any Certificates of Occupancy being issued for the project, requiring that the specified number of Affordable Units remain available at an Affordable Rental Cost to, and occupied by Moderate, Low, and Very -Low Income Households for a period of 55 years. The definition of Moderate, Low, and Very -Low Income Households and Affordable Rental Costs shall be as set forth in the California Health and Safety Code, C. City Participation in the Affordable Housing Program The Developer's obligation to meet the affordable housing requirement of the City's General Plan and Community Redevelopment Law (Section 33413 (b)(2)(A)(i) and the City or Agency participation in the Affordable Housing Program will be set forth in an Affordable Housing Agreement. D. Developers Obligation for Reporting Requirements The City shall provide the developer's affordable housing manager with the annual Affordable Rental Cost and Income Limits for the Moderate, Low and Very Low Income Households. The affordable housing property manager shall be responsible for qualifying prospective tenants as Moderate, Low, and Very -Low Income Households and monitoring the ongoing eligibility of the tenants to occupy the Affordable Units in accordance with the Affordable Housing Agreement and Affordable Housing Covenant. Annually, developer's affordable housing manager shall report to the City on the status of the affordable unit's households within 45 days of the beginning of the calendar year. I It is assumed the project will evenly distribute units within and without the CRA boundary. 40